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2026-01-27 | Regular Meeting
CITY OF HERMOSA BEACH CITY COUNCIL Post-Meeting Agenda Tuesday, January 27, 2026 Closed Session at 5:00 PM and Open Session at 6:00 PM Council Chambers 1315 Valley Drive Hermosa Beach, CA 90254 CITY COUNCIL Rob Saemann, Mayor Mike Detoy, Mayor Pro Tem Ray Jackson, Councilmember Michael D. Keegan, Councilmember Dean Francois, Councilmember David Pedersen, City Treasurer APPOINTED OFFICIALS Steve Napolitano, City Manager Jason Baltimore, Interim City Attorney EXECUTIVE TEAM Brandon Walker, Administrative Services Director Reanna Guzman, Interim City Clerk Alison Becker, Community Development Director Lisa Nichols, Parks & Recreation Director Landon Phillips, Police Chief Joe SanClemente, Public Works Director AMERICANS WITH DISABILITIES ACT OF 1990 - To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. PARTICIPATION AND VIEWING OPTIONS Hermosa Beach City Council meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate via the following: Zoom: https://us02web.zoom.us/j/89968207828? pwd=bXZmWS83dmxHWDZLbWRTK2RVaUxaUT092 • Phone: Toll Free: (833) 548 0276; Meeting ID: 899 6820 7828, then #; Passcode: 472825• eComment: Submit an eComment no later than three (3) hours before the meeting start time. • Supplemental Email: Submit a supplemental email for agenda items only to cityclerk@hermosabeach.gov. Supplemental emails should indicate the agenda item and meeting date in the subject line and must be received no later than three (3) hours before the meeting start time. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day. Writings distributed to all, or majority of all, of the City Council after the agenda has been posted shall be available for inspection at the City Clerk's Office located at 1315 Valley Drive, Hermosa Beach, CA 90254 during regular business hours. • Please be advised that while the City will endeavor to ensure these remote participation methods are available, the City does not guarantee that they will be technically feasible or work all the time. Further, the City reserves the right to terminate these remote participation methods (subject to Brown Act restrictions) at any time and for whatever reason. Please attend in person or by submitting an eComment to ensure your public participation. Similarly, as a courtesy, the City will also plan to broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. Thus, in order to guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers. Cable TV: Spectrum Channel 8 and Frontier Channel 31 in Hermosa Beach • YouTube: https://www.youtube.com/c/CityofHermosaBeach90254 • Live Stream: www.hermosabeach.gov/agenda• Cablecast App: Available on supported devices and smart TVs• If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. Page 2 of 908 Pages 1.CLOSED SESSION—CALL TO ORDER 5:00 PM 2.ROLL CALL 3.PUBLIC COMMENT ON THE CLOSED SESSION AGENDA 4.RECESS TO CLOSED SESSION 4.a MINUTES: Approval of minutes of Closed Session held on January 13, 2026 4.b CONFERENCE WITH LEGAL COUNSEL: Threatened Litigation Significant exposure to litigation pursuant to Government Code section 54956.9(d)(4) and (e)(4) The City finds, based on advice from legal counsel, that discussion in open session will prejudice the position of the City in the litigation. Number of Potential Cases: (1) potential case(s) regarding Transient Occupancy Tax (TOT) 5.OPEN SESSION—CALL TO ORDER 6:00 PM 6.PLEDGE OF ALLEGIANCE 7.ROLL CALL 8.CLOSED SESSION REPORT 9.ANNOUNCEMENTS—UPCOMING CITY EVENTS 10.APPROVAL OF AGENDA Recommended Action: To hear items 16. b, 17. b, 17. c, and 17. d first, and continue with the remainder of the agenda. Recommended Action: To remove item 17.c and 17.e from the agenda and approve the remainder of the agenda. Recommended Action: To hear items 16. b and 17. b after Consent Calendar and continue with the remainder of the agenda. 11.PROCLAMATIONS / PRESENTATIONS 11.a CULTURE CLUB X HERMOSA BEACH 9 11.b RECOGNIZING LOCAL ARTISTS FOR THEIR ART ON 24 WRAPPED UTILITY BOXES 10 11.c HERMOSA BEACH SISTER CITY ASSOCIATION PRESENTATION 20 12.PUBLIC COMMENT 27 13.CITY COUNCILMEMBER COMMENTS 14.UPDATES ON CITY COUNCIL ACTIVITIES Page 3 of 908 15.CONSENT CALENDAR Recommended Action: To approve the consent calendar. 15.a WAIVE READING IN FULL OF ALL ORDINANCES AND RESOLUTIONS ON THE AGENDA Recommended Action: To waive reading in full of all ordinances and resolutions on the agenda and declare that said titles which appear on the public agenda shall be determined to have been read by title and further reading waived. 15.b CITY COUNCIL MEETING MINUTES 51 (Interim City Clerk Reanna Guzman) Recommended Action: To approve the minutes of the January 13, 2026 regular meeting. 15.c CHECK REGISTERS - 26-AS-011 65 (Administrative Services Director Brandon Walker) Recommended Action: To receive and file the check registers for January 7, 2026 through January 14, 2026. The Administrative Services Director certifies the accuracy of the demands. 15.d CASH BALANCE REPORT - 26-AS-010 88 (Administrative Services Director Brandon Walker) Recommended Action: To receive and file the November 2025 Cash Balance Report. 15.e ADOPT AN ORDINANCE AMENDING SUBSECTION 17.08.020 (D) OF THE HERMOSA BEACH MUNICIPAL CODE PERTAINING TO HOME OCCUPATIONS (CITYWIDE). - 26-CDD-017 90 CEQA: Determine the ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15061(b)(3) of the CEQA Guidelines (Common Sense Exception). (Community Development Director Alison Becker) Recommended Action: To adopt by title only and waive second reading of Ordinance No. ORD- 26-1494 “Approving a Zone Text Amendment (ZTA 25-04), amending Hermosa Beach Municipal Code (HBMC) Subsection 17.08.020 (D) pertaining to Home Occupations; determine the Ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15061(b)(3) of the CEQA Guidelines (Common Sense Exception); and direct the City Clerk to print and publish the summary ordinances in a newspaper of general circulation within 15 days following adoption and post it on the City’s bulletin for 30 days. Page 4 of 908 15.f APPROVAL OF THE FIRST AMENDMENT TO THE AGREEMENT WITH FLOCK SAFETY - 26-PD-005 95 (Police Chief Landon Phillips) Recommended Action: To approve the proposed first amendment to an agreement with Flock Safety for the lease of ten Automated License Plate Readers (ALPRs) for an additional year for a total of $30,000; and authorize the City Manager to execute and the City Clerk to attest the proposed first amendment, subject to approval by the City Attorney. 15.g APPROVAL OF AGREEMENT WITH THE HERMOSA GARDEN CLUB FOR USE OF COMMUNITY CENTER AND THE CLARK BUILDING - 26-CR-010 104 (Community Resources Director Lisa Nichols) Recommended Action: To approve an agreement with the Hermosa Garden Club for use of the Clark Building and Community Center beginning February 2026 through June 2028; and authorize the City Manager to execute the agreement and the City Clerk to attest, subject to approval by the City Attorney. 15.h ADOPT AN ORDINANCE TO AMEND HERMOSA BEACH MUNICIPAL CODE CHAPTERS 2.20 COMMUNITY RESOURCES DEPARTMENT, 2.28 PARKS, RECREATION, AND COMMUNITY RESOURCES ADVISORY DEPARTMENT, AND 12.30 SPECIAL EVENTS ON PUBLIC PROPERTY - 26-CR-015 121 (Community Resources Director Lisa Nichols) Recommended Action: To waive full reading and adopt Ordinance No. ORD-26-1495 amending Chapters 2.20, 2.28, and 12.30 of the Hermosa Beach Municipal Code to update references to the Community Resources Department to the Parks and Recreation Department, the department director’s title to Parks and Recreation Director, and the Parks, Recreation, and Community Resources Advisory Commission to the Parks and Recreation Advisory Commission; and direct City Clerk to publish a summary ordinance. 15.i CAPITAL IMPROVEMENT PROGRAM STATUS REPORT AS OF JANUARY 15, 2026 - 26-PW-005 138 (Public Works Director Joe SanClemente) Recommended Action: To receive and file the Capital Improvement Program Status Report as of January 15, 2026. 16.PUBLIC HEARINGS—TO COMMENCE AT 6:30 P.M 16.a APPROVAL OF IMPACT LEVEL III NEW 2026 SPECIAL EVENT: LA GALAXY SOCCER CELEBRATION - 26-CR-013 146 (Community Resources Director Lisa Nichols) Page 5 of 908 Recommended Action: To approve the Parks, Recreation, and Community Resources Advisory Commission’s recommendation to include Impact Level III new special event, Los Angeles Galaxy Soccer Celebration, on the 2026 Special Events Calendar with an amendment for LA Galaxy to consider a VIP section on the beach as well as continue to coordinate with local businesses to host additional VIP sections. *Attachment 11. "SUPPLEMENTAL Public Comments from the Planning Commission Meeting of October 21, 2025" was added to item 16.b 16.b ADOPT A RESOLUTION APPROVING A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN EXISTING COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL ZONE AND COASTAL ZONE - 26-CDD-011 170 CEQA: Determine the project is exempt from the California Environmental Quality Act. (Community Development Director Alison Becker) Recommended Action: To determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15301, class 1 and section 15305, class 5 of the CEQA guidelines; adopt a Resolution No. RES-26-7536 approving Precise Development Plan (PDP23-04) and Lot Line Adjustment (LLA 23-03) to remodel and add to an existing two-story commercial building that measures 12,012 square feet located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot, subject to conditions of approval, as amended; and to approve the project with the following conditions: Direct staff to recalculate the floor area and required parking with the intention of requiring an in-lieu fee for any spaces not provided on-site; and • Require the area of the second floor that is shown as decommissioned space to be utilized for storage uses; and • Prohibit any decommission space.• 16.c INTRODUCE AN ORDINANCE APPROVING ZONE TEXT AMENDMENT (TA 25-03) AMENDING VARIOUS SECTIONS OF TITLE 17 OF THE HERMOSA BEACH CODE PERTAINING TO APPEAL PERIODS AND THE TRANSMISSION OF PLANNING COMMISSION DECISIONS - 25-CDD-138 551 CEQA: The project qualifies for a Categorical Exemption per Section 15061(b)(3) of the California Environmental Quality Act Guidelines (Community Development Director Alison Becker) Recommended Action: To continue the item to the next City Council meeting. 17.MUNICIPAL MATTERS 17.a UPDATE ON HOMELESSNESS EFFORTS - 26-CMO-004 568 (Senior Management Analyst Sara Russo) Page 6 of 908 17.b APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 - 26-CR-012 578 (Community Resources Director Lisa Nichols) Recommended Action: Mayor Saemann motioned to have staff and the Chamber explore the possibility of a beer garden for the St. Patrick’s Day Parade and review possibilities to lessen the cost of barricades, and bring the item back for City Council review. Councilmember Jackson made a friendly amendment to continue with the historic route use for the St. Patrick’s Day Parade, and perform best practice research to determine cost-saving possibilities, but not bring the item back for City Council review. Mayor Saemann accepted friendly amendment. Recommended Action: Councilmember Keegan motioned to approve the proposed agreement with the Chamber and its Foundation for its special events in 2026 through 2028, with the amendment it to be for a one-year term with two additional one-year terms available pending City Council approval and City funding of up to $51,125 as requested by the Chamber for the 2026 event only, and future funding would only be provided following a post- event review, which would include a full review of the 2026 St. Patrick’s Day revenue and expenditures, to take place before consideration of the first available one-year term. 17.c CONSIDERATION OF VENDOR SALES ON THE BEACH IN CONJUNCTION WITH A SPECIAL EVENT PERMIT - 26-CR-014 645 (Community Resources Director Lisa Nichols) 17.d REPORT ON PLANNING COMMISSION’S REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING 668 CEQA: The action is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15378(b)(4) of the CEQA Guidelines. (Community Development Director Alison Becker) 17.e ECONOMIC DEVELOPMENT STRATEGY PROGRESS REPORT - 26- CDD-012 778 (Community Development Director Alison Becker) 17.f APPROVE THE ACCEPTANCE OF DONATION TO SUPPORT UPGRADES TO THE BASKETBALL COURT EQUIPMENT AND APPROVE THE INCREASE OF PROJECT CONTINGENCY TO CIP 619 – KELLY COURTS RENOVATION PROJECT - 26-PW-003 810 (City Engineer Saad Malim) Page 7 of 908 Recommended Action: To accept into the CIP 619 – Kelly Courts Renovation Project budget a donation of funds from The Hermosa Beach Youth Basketball League in the amount of $14,224 for the upgrade of basketball court equipment; add estimated revenue of $14,224 at Account # 301-3908-4201 in the Capital Improvement Project (CIP) Fund 301 for the donation; and authorize the Director of Public Works to increase the total project contingency amount on the Kelly Courts Improvement project to $244,942 and to approve contract change orders up to the amount of the approved project contingency. 18.FUTURE AGENDA ITEMS 18.a MAYOR SAEMANN REQUESTS SUPPORT FOR STAFF TO RETURN WITH AN ACTION REPORT TO CONSIDER PLACEMENT OF A COMMEMORATIVE SIGN HONORING THE LIFE AND SERVICE OF TORRANCE POLICE OFFICER GARY ELTON RIPPSTEIN AT THE INTERSECTION OF 8TH ST AND ARDMORE AVE 878 18.b TENTATIVE FUTURE AGENDA ITEMS - 26-CMO-006 885 Attached is the current list of tentative future agenda items for Council’s information. 19.CITY MANAGER REPORT 20.INFORMATIONAL ITEMS 20.a LOS ANGELES COUNTY FIRE AND AMBULANCE MONTHLY REPORT FOR NOVEMBER 2025 892 (Emergency Management Coordinator Maurice Wright) 20.b POLICE DEPARTMENT MONTHLY CRIME STATISTICS AND BICYCLE RELATED CITATIONS ISSUED - 2025 894 (Police Chief Landon Phillips) 20.c ACTION MINUTES OF THE PUBLIC WORKS COMMISSION MEETING OF NOVEMBER 19, 2025 897 (Associate Engineer Andrew Nguyen) 20.d ACTION MINUTES OF THE PLANNING COMMISSION MEETING OF JANUARY 20, 2026 903 (Community Development Director Alison Becker) 21.ADJOURNMENT Page 8 of 908 Page 9 of 908 CIP 109 –UTILITY BOX WRAPPINGS LOCAL ARTIST RECOGNITION Page 10 of 908 CIP 109 –Utility Box Wrappings Rudy Molina •City employee responsible for the beautifully wrapped boxes. The care and extra effort made a big difference. Page 11 of 908 CIP 109 – Utility Box Wrappings Artist: Kevin Smigel Artist: Kevin Smigel Artist: Will Ford Page 12 of 908 CIP 109 – Utility Box Wrappings Artist: Wendy Nyx Artist: Kevin CaldwellArtist: Cole Ficklin Page 13 of 908 CIP 109 – Utility Box Wrappings Artist: Armelle Ngo Artist: Beth BowenArtist: Amy Keller Page 14 of 908 CIP 109 – Utility Box Wrappings Artist: Anna PascaruArtist: May Malony Artist: Rafael McMaster Page 15 of 908 CIP 109 – Utility Box Wrappings Artist: Fiona DowdeeArtist: Emily Tanaka Artist: Curtis Maddox Page 16 of 908 CIP 109 – Utility Box Wrappings Artist: Kid X Artist: Kid X Artist: David Peters Page 17 of 908 CIP 109 – Utility Box Wrappings Artist: Josh Barnes Artist: Josh Barnes Artist: Josh Barnes Page 18 of 908 CIP 109 – Utility Box Wrappings Artist: Jeff LingleArtist: Jeff LingleArtist: Josh Barnes Page 19 of 908 Hermosa Beach Sister City Association Presented by Laura Carmona President January 2026 Promoting Peace and Cultural Understanding Since 1967 HB-SisterCity.org Page 20 of 908 HBSCA: hb-sistercity.org https://www.facebook.com/HBSisterCityAssociation hb-sistercity.org HBSCA 2026 BOARD OF DIRECTORS Laura CarmonaPresident George BarksVice President Brenda GarlandSecretary Sylvia TsengTreasurer Liz RamirezPast President Non-Profit •501c3 •By-Laws •Raise money through Fundraising Events Entirely Volunteers •Board Members serve for 2-year terms: President, Vice President, Treasurer, and Secretary •Monthly Meetings with Members Community Minded •Member of HB Chamber of Commerce •St. Patrick’s Day Parade •Hermosa Fiestas •Hermosa Tree Lighting Page 21 of 908 HBSCA - Our mission is to promote peace and cultural understanding. Loreto, Baja California Sur, Mexico and Hermosa Beach The modern concept of Sister Cities, initiated under President Eisenhower in the 1950’s, is intended to foster friendship and understanding between international cultures as an act of peace and reconciliation, and to encourage trade and tourism. Page 22 of 908 Our Sister City: Loreto, Baja CA Sur, Mexico •Approximately 830 miles from Los Angeles Page 23 of 908 Our Capstone Programs: Student Exchange Program Paramedic Training Program Casa Hogar La Esperanza Page 24 of 908 Highlights of 2025 Firetruck Donation Student Exchange Visit New Dormitory Construction Completion at Casa Hogar St. Patrick’s Day Parade Annual Fundraising Gala Annual Trip to Loreto Hermosa Tree Lighting Giving Village Page 25 of 908 Bridging Cultures, Building Friendships Between our student exchange program, medical and educational supplies and training, and our annual adult trip to Loreto, our bond continues to grow for the benefit of the people of both communities. https://www.facebook.com/HBSisterCityAssociation hb-sistercity.orgPage 26 of 908 Agenda Item Name Comment Position Attachment URL APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 - 26-CR-012 Steve Sanders The Hb Chamber of Commerce continues to bleed money while at the same time giving themselves a raise. In the old days, the Hb Chamber of Commerce was so flush with cash they could loan out funds to help local businesses but now they're repeatedly asking the City of Hermosa for financial assistance. The recently released Tax Year 20204 IRS filings show that assets have declined by $150k in a single year. They have a net loss of $125k on operating activities & yet they paid themselves $60k more than in 2023! A 31% pay increase from $189k to $249k! By all accounts, the Hb Chamber of Commerce is a financial failure. The Hb Chamber of Commerce VP of Finance recently resigned & now the past President/CEO is resigning. This year the Chamber asked the City for funds to assist with the St. Patrick's Day Parade & most likely next year they'll ask too. In FEB 2025, shortly after they signed a contract to conduct the St. Patrick's Parade, they asked the city for $15,000. The city generously obliged offering a 0% loan but that wasn't good enough so they set up a GoFund type account as they wanted free money & not money they had to pay back. Also, at that meeting the President of the Chamber presented their 2025 schedule of events but there was not one number mentioned: nothing about increase or decrease in spectators, attendee's, etc from 2023 to 2024. The presentation was Middle School level at best. In the back of the room was a representative of a major business from an adjacent city who had a $20,000 check & was prepared to present to the Chamber to cover the additional costs of the St. Patrick's Day Parade + $5,000 more for promoting their business. But after hearing the poor presentation that Chamber made to the Council he said he didn't feel the Chamber was a worthy cause to donate $20,000. I've attached 1 of 3 Tax forms as this system appears you can only attach 1 at a time. Thank you. Against https://pub- hermosabeach.es cribemeetings.co m/FileStream.ash x?DocumentId=5 3292 City Council Meeting | January 27, 2026 Page 27 of 908 APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 - 26-CR-012 Steve Sanders Tax Form 2 of 3 Against https://pub- hermosabeach.es cribemeetings.co m/FileStream.ash x?DocumentId=5 3293 APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 - 26-CR-012 Steve Sanders Tax Form 3 of 3 Against https://pub- hermosabeach.es cribemeetings.co m/FileStream.ash x?DocumentId=5 3294 Page 28 of 908 PUBLIC COMMENT tonyhiggin s Interesting article on Mb employee salaries. It mentions City Manager Napolitano and looks at city salaries & total compensation in ways we might consider for a public hearing It also offers some interesting insights &recommendations. escribe requires cut & paste of the url below. https://mbweekly.net/mb-weekly-01-22-2026/ No Position REPORT ON PLANNING COMMISSIONS REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING MC Guerry I do not object to you taking this action, but what I really want is for you to eliminate the Land Value Recapture Fee everywhere. We need more housing units and this fee discourages new development. Against Page 29 of 908 Monday, Jan 26, 2027 Re: Missing Testimony from the 901 Hermosa Ave re-hearing to be in Council Jan 27, 2024 To: Hermosa Beach Community Development Director Allison, Dear Director: Not necessarily of your making Ms Allison, however during the City Manager Suja Lowenthal era of the prior ~7 years, imv the Community Development Department since what I view as the unintended early retirement of former director Ken Robertson and the departure of many former employees of the department, and then the former City Clerk's imposition of imv the disastrous and amateurish eScribe agenda/minutes system in July of 2024, many staff reports of continued matters both from the Planning Commission to a future Planning Commission meeting, and then when reheard at the Council as in the case of the 901 Hermosa Avenue proposed-project (in both cases) FAILED to include all prior public testimony, both oral and via eComments, in some manner. Only a couple of emails seem to be included with the prior Staff report of the 901 Hermosa Avenue matter which are included only in its PDF. The prior eScribe links to the full item with also eScribes convoluted system of attachments and eComments are not present and it's probably because of the fact that eScribe provides no means to extract a direct link to an agenda's particular item, a MAJOR DEFICIENCY OF eScribe. You can only include a direct link to an eScribe full meetings agenda and then you must reference the item # within same. With regard to the 901 Hermosa Avenue applications Public Hearing, I and Laura Pena had submitted eComments for the November Planning Commission meeting on the matter, with and without attachments. Those comments were not included, as prior to eScribe they always had been in the Granicus days, for both the December continuation of that item in the Planning Commission, nor for tomorrow's January 27 re-hearing at the Council. Only a couple email comments were as mentioned. Would you review same and be sure to add as supplemental attachments the eComments of Laura Pena, and Howard Lee (with attachments) as made in the November meeting for the 901 Hermosa Avenue application thats being re-heard by the Council January 27, 2026. Also the link to the full eScribe videos should be included for review by the Council as to what went down in the two Planning C i i ti th tt i l di h t th li t d hi t ti t t d d i ADOPT A RESOLUTION APPROVING A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN EXISTING COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL ZONE AND COASTAL ZONE - 26-CDD-011 Howard Lee Against Page 30 of 908 ADOPT A RESOLUTION APPROVING A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN EXISTING COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL ZONE AND COASTAL ZONE - 26-CDD-011 Howard Lee month correction In my following eComment/letter to Director Becker, submitted earlier, I mistakenly indicated the November Planning Commission meeting. I meant the October 21st Planning Commission meeting, when the 901 Hermosa Avenue application was first heard, prior to the commission continuing the matter to a date uncertain, which became December 16 in their commission. Against Commission meetings on the matter, including what the applicant and his representatives stated during same. I'm sorry that, in my view, you had to pick up all of the mess of the Community Development Department which in my view was entirely created by the absentee and arrogant/ignorant operation of Suja Lowenthal, the prior disastrous HB City Manager, again imv. Most Respectfully, Resident Howard Lee Page 31 of 908 Dear City Council Hermosa Beach's per capita police costs appear to be several times higher than the median California city and substantially above the state average. This needs to be considered. I welcome corrections but my understanding is that based on recent budget discussions and general fund allocations, Hermosa Beach dedicates approximately 50% to 60% of its general fund to police services. With a population around 19,500 residents and a total city operating budget of approximately $53.6 million for the 2025-26 fiscal year, the per capita police spending can be estimated at roughly $1,300 to $1,600 per resident annually. I believe the california average police cost per capita is around $700. If our costs are nearly double the statewide average we need to be clear on why. If it's in good-part because we are a tourist and bar town then a fair argument might be made that those that financially benefit from the most tourism and bar traffic should pay more for police services. More business funded downtown private security might be a fair tradeoff. If its because we have too many chiefs and not enough indians perhaps the city should look at partnering with Manhattan and/or Redondo. Care needs to be taken to ensure the downtown business district bars and tourism doesn't leave police enforcement in residential neighborhoods paying more & more for a shorter & shorter end of the stick. To that end the last comprehensive city business district(s) costs vs revenue analysis was in 2015 and it concluded that AT BEST it was a just breakeven on balance sheet. Thats worthy of consideration and that makes it all the more important that the businesses-mix add not detract from what makes hermosa special for our residents, our quality of life. And as we approach the city forecasted fiscal challenges ($14 million in cumulative operating budget deficits by 2031 and $150 million in unfunded capital projects by the same date its high time we clearly understand whether the business district is a revenue or cost center for the city. 2centtony PUBLIC COMMENT tony No Position Page 32 of 908 REPORT ON PLANNING COMMISSIONS REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING Jonathan Edward David Please find aletter from Upper Pier Property Owners, who want to see the program eliminated from all downtown lots - past planning commissions recommendation of only the 1-2 unit exemption. Against https://pub- hermosabeach.es cribemeetings.co m/FileStream.ash x?DocumentId=5 3295 Page 33 of 908 REPORT ON PLANNING COMMISSIONS REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING Cammie Herbert Mayor and Councilmembers, I know we are required to bring in housing. I support small scale mixed use development in our commercial zones. Ive even thought the city could consider having residential at its city yard and encouraging the Hermosa Pavilion to convert their empty spaces to some studios. However I do not support the Land Value Recapture program. There are no applications so It seems that the LVR is not only not creating housing, but stalling projects on small commercial lots. Which in turn seems to keep bringing us to higher density developments in residential neighborhoods. I hope you will consider: - removing 1-2 unit projects from the program -eliminating fees on small mixed use projects. Thank you for your time and consideration. Against Page 34 of 908 The purpose of a Chamber of Commerce is to advocate for businesses. Unfortunately, our Chamber is really just a Chamber of Events and now they cannot even run events. At this point, it is time to do the chamber (and its members) a favor and not renew the contract for events. The city can put the Fiesta out to bid, and that money can fund other city events. How many times has the council seen chamber board member(s) show up at a council meeting and provide thoughtful input? I dont believe I have ever seen board members take the time to attend meetings unless it was pertaining to their own business. Therein lies the problem. As long as the chamber has contractually obligated events as a continued distraction, they will never fulfill their mission and purpose. This is why you should not renew the contract not as a punishment, but to recognize that they need to focus on their mission. However if you waiver in this belief, please recognize that if an entity behaves irresponsible and reckless with their finances, the last thing a municipality should do is hand over taxpayer money to that entity, thus getting intertwined. You should already be aware of the chambers financial negligence, but for the benefit of everyone reading this, below is a brief listing of their problems: Since 2019 the chamber has been financially negligent and reckless in their decision making. The chamber has burned through nearly all of its working capital because the board and chamber president continue to assume that the city will serve as a financial backstop. The chamber had a significant cash balance at the beginning of 2019, but that money has been methodically drained. Chamber staff have been paid high salaries while at the same time, most of them had (have) other jobs leading most of us to question how much of their time is even dedicated to the chamber. That question is also easily answered by simply looking at how much contract labor has skyrocketed since 2019 because chamber staff no longer does this work, they merely pay someone else to do their work. Not only was staff given bonuses as the chamber lost money but money that should have accrued to the chamber was instead handed over to board members. It is well known that various board members have financially profited from their position on the board (beer garden at the fiesta), so again, it is no surprise that the chamber is running out of money and asking the city for financial support. Th h b d d th th t f d d fit h k d th b d t th Fi t APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 - 26-CR-012 Carolyn Petty Against Page 35 of 908 The chamber even ended the program that funded non profits who worked the beer garden at the Fiesta with that money going into the pocket of a board member. How can the city council disregard this? It is an affront to everyone who understands the importance of those non profits in our community. However, the board seems to have no concern about the impropriety of their actions. It is also important to note that lower sponsorship money has been the direct result of the ineptitude of the chamber staff. One of the long time /sponsors was personally insulted and walked away. How many other sponsors left due to the attitude of chamber staff? Shouldnt they be held accountable for lost revenues not use this poor performance metric as a sympathy play to get money from the taxpayers? When former board members / community members have expressed concerns which has happened numerous times over the years, those people have been ignored or silenced via threats. When a community member expressed concern about the actions of chamber board and staff, the board then used $10,000 of member funds to fund a personal lawsuit by the chamber president against that community member. How is that not a clear warning to anyone who dares to criticize the chamber? Not only is this an inappropriate use of member funds, but it also demonstrates their complete lack of concern for governance. Another reason why no taxpayer funds should go this chamber. The chamber has had an entire year to address the parade, and instead waited until the last minute, backing the council into a corner. Do not let them box you in please be the leaders that you are, force them to get back to their mission of advocacy. This is not a punishment, it is something that needs to be done. Page 36 of 908 APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 - 26-CR-012 Cammie Herbert Mayor and Councilmembers, The City, its businesses and its residents have said businesses need help. I think Special Events bring a large group of people to town. And we hope it will bring them back when they see how awesome it is. With the rising costs of running an event, The City cannot do these events alone, just as the Chamber cannot. Thanks for helping businesses! For REPORT ON PLANNING COMMISSIONS REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING Elka Worner Staff has spent hundreds of hours developing the citys Land Value Recapture Program, a policy designed to incentivize affordable housing. But since the ordinance went into effect in 2024, no one has submitted an affordable housing project or paid the LVR fee. Zero applications. Smart development in our commercial areas makes sense, especially for our Housing Element. I agree with the proposal set forth by the Planning Commission and am confident you will also take into consideration the position of the local property owners. Thank you. No Position Page 37 of 908 Dear Mayor & City Council - After reviewing all the reports, data, and policy plan documents; I recommend an exemption for small downtown lots from our Land Value Recapture (LVR) Program. The evidence we now have from an economic, legal, and market based perspective shows that continuing to apply LVR to these parcels is no longer aligned with feasibility, and in fact has become a government imposed constraint under state housing law. I want to highlight guidance from the Citys own consultant that is especially relevant today. In October 2023, Kosmont advised that the City should plan on revisiting the fee based on both market response relative to the intent of the LVR program. That guidance is difficult to ignore because the inputs underlying their analysis have shifted dramatically: construction costs are higher, financing is far more expensive, lender risk tolerance has declined, return expectations have increased, and broader economic uncertainty continues. Most importantly, the market response has been unequivocal. Since LVR was introduced, analyzed, adopted, and implemented, the City has seen zero applications, zero inquiries, and zero interest on small lots, the very properties relied upon in the Housing Element. When a consultant advises that fees should be revisited based on market response, and that response is complete silence, the conclusion is not ambiguous. The market has rejected the program. Under state housing law, a city may not maintain policies that render its Housing Element sites infeasible to develop. Doing so constitutes a government imposed constraint and is now among the clearest triggers for legal challenge under both HCD review and recent case law. The Redondo Beach appellate ruling reinforced this principle, making clear that cities may not rely on theoretical capacity or paper zoning where actual feasibility is blocked by local policy. Small commercial lots in our City, typically 3,000 to 5,000 square feet with 30-foot height limits are already difficult to develop. The addition of a significant fee did not capture value; it eliminated interest altogether. Because these parcels represent a meaningful share of our Housing Element inventory, the LVR fee is now impairing our compliance. A fee that produces zero projects, zero interest, and zero applications is not an incentive, it is a barrier. And under state law, that barrier constitutes a governmental constraint. F th I tf ll d ti ll d t l t f th L d V l REPORT ON PLANNING COMMISSIONS REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING Laura Pena Against Page 38 of 908 For these reasons, I respectfully recommend exempting small downtown lots from the Land Value Recapture fee and seriously considering removal of the program in its entirety. This approach aligns with current economic conditions, the Housing Elements requirement to avoid government imposed constraints, and the clear market evidence from the past several years. If there is concern that LVR has not been in effect long enough to evaluate, that view overlooks the Citys own Housing Element history. LVR was adopted in December 2021 and included from the outset of Housing Element discussions, long before the ordinance took effect in 2024. For nearly three years, property owners, architects, and lenders have been evaluating its feasibility impacts. The policy signal has been clear and the response has been consistent. The LVR program now sits at the intersection of rapidly evolving state housing law, including changes that explicitly protect small scale infill and mixed income development. When a local ordinance appears to conflict with that framework, and when the Citys own analysis shows widespread infeasibility on small sites, the legal risk is no longer theoretical. I encourage the Council to view reform of the LVR program not as a retreat from values, but as an act of responsible governance one that aligns local policy with state law, protects taxpayers, and reduces avoidable legal exposure while still advancing thoughtful, incremental housing in our commercial corridors. I believe this Council wants to leave our City stronger, more resilient, and better aligned with the laws that govern us. Thoughtful reform is an opportunity to demonstrate stewardship, rebuild trust with small property owners, and direct staff to work collaboratively on incentives that genuinely support incremental, small-scale infill development. I am hopeful you will choose a path forward that reflects both our shared values and sound governance. Thank you for your consideration. Laura Pena Page 39 of 908 REPORT ON PLANNING COMMISSIONS REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING Michelle Crispin See attached Against https://pub- hermosabeach.es cribemeetings.co m/FileStream.ash x?DocumentId=5 3296 Page 40 of 908 REPORT ON PLANNING COMMISSIONS REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING adam malovani Dear Mayor and Members of the City Council, I am a Hermosa Beach resident who cares deeply about preserving the character of our City. I do support thoughtful, small scale mixed-use development in our commercial zones, projects that add a few homes above shops, strengthen local businesses, and bring incremental, well-designed growth to our downtown without overwhelming it. I am concerned that the Land Value Recapture (LVR) program, as currently structured, is discouraging exactly the kind of modest mixed-use projects many residents support. Instead of producing housing, it appears to be stalling projects on small commercial lots and creating pressure for larger developments or future density shifts into residential neighborhoods. I believe our City should focus housing growth where it makes the most sense: In commercial areas Through small, incremental mixed-use, not large or disruptive projects For these reasons, I respectfully ask the Council to: Remove 12 unit projects from the LVR program Eliminate fees on small mixed-use projects Create incentives, not punitive fees that make projects infeasible Thoughtful mixed-use in our commercial districts can strengthen downtown, add housing gradually, and help protect the character of our neighborhoods. I urge you to course correct the LVR program so that the outcome remains possible. Thank you for listening and for considering a balanced approach that reflects how many residents feel. For Page 41 of 908 REPORT ON PLANNING COMMISSIONS REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING Randy Balik Hello City Council, I am a 30-year Hermosa Beach resident who cares deeply about preserving the character of our City, and this character we all speak of can be preserved even with some thoughtful, small scale mixed-use development in our commercial zones. Some seem to continue to be opposed to this even though such projects can add a few homes above shops, which would both strengthen local businesses, and be incremental in terms of well-designed growth to our downtown without overwhelming it. The Land Value Recapture (LVR) program, as currently structured, is discouraging what many of us residents support. The LVR program is literally stalling projects on small commercial lots and creating pressure for larger developments or future density shifts into residential neighborhoods. Such developments are the antithesis of "preserving" our Hb character. HB should focus housing growth where it makes the most sense, which does include the commercial areas, though small, incremental mixed-use, not large or disruptive projects For these reasons, I respectfully ask the Council to remove 12 unit projects from the LVR program, eliminate fees on small mixed-use projects, and create incentives, not punitive fees that make projects infeasible. Thoughtful mixed-use in our commercial districts can strengthen downtown, add housing gradually, and help protect the character of our neighborhoods. I urge you to course correct the LVR program so that the outcome remains possible. This balanced approach reflects how many residents feel. Thank you. - Page 42 of 908 APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 - 26-CR-012 Ira Ellman I favor the City subsidizing the St. Patricks' Day Parade due to increasing security costs. Any incremental sponsor money received should be used to cover the city's share first. In addition, I am against a second Fiesta (Labor Day Weekend). It has been excellent having this three day weekend free of the Fiesta takeover of downtown. One each year is enough. For APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 - 26-CR-012 Kathleen Knoll Dear Mayor Saemann and Council members, I’m writing in regard to the St. Patrick’s Day Parade. I think we all agree this has become a wonderful tradition in the City of Hermosa Beach, and truly hope to see it continue this year. We are asking the City to help with some of the fees the Chamber has requested, as this event should be a partnership between the City and the Chamber. I am a current Chamber board member and I want to assure you that we are evaluating all events to ensure they align with our mission and are financially responsible. The Chamber is actively course-correcting past oversight. As Board members, we are volunteers like you who all care deeply about Hermosa Beach and its business community. Over the past several years, the Chamber took on many events when the City was no longer able to manage them, I believe this shift began when the city was dealing with the Macpherson lawsuit. This led to a very event-heavy model which is no longer sustainable. The Board is now hitting reset—streamlining operations, improving financial oversight, and recommitting to transparency. A review of event finances shows that rising costs like insurance, security, and barricades have significantly reduced net revenue, making it difficult for the Chamber to sustain these events on its own. Our hope is that the City will partner with us to help preserve important community traditions like the St. Patrick’s Day Parade while supporting the long-term health of the Chamber and our local businesses. These events are good for our community and our businesses. Thank you for listening to my opinion on this matter. Sincerely, Kathy Knoll. For Page 43 of 908 Page 44 of 908 Page 45 of 908 Page 46 of 908 Hermosa Beach City Council 1315 Valley Drive Hermosa Beach, CA 90254 Subject: Request for Removal of Upper-Pier Housing Element Sites from Land Value Recapture Program Dear Mayor and Councilmembers, As long-standing local commercial property owners, we represent a majority portion of the Upper-Pier downtown housing-element sites. We have been deeply invested in the success of Hermosa Beach for many decades. Our businesses and properties are part of the fabric of this community, and we are committed to its economic vitality and future growth. The Upper-Pier corridor serves as a critical gateway to our downtown, and we strongly believe it holds the key to fostering the kind of investment and energy needed to enhance the resilience of our entire downtown area. However, despite our willingness to invest in mixed-use development that aligns with the city’s goals, economic and regulatory realities—particularly development standards and the Land Value Recapture Program—have created significant barriers to progress. The City Progress reports reveal a complete lack of movement on our downtown’s Housing Element sites, and as long as these sites remain subject to Land Value Recapture, we fear this stagnation trend will continue. The added financial burden discourages small-scale projects that could otherwise bring much-needed housing and vibrancy to our community. Moreover, we do not want to see Upper-Pier change hands to large developers whose projects could alter the unique character of our town. As long-standing local business owners, we are the best custodians of this important downtown gateway. We are committed to responsible, thoughtful development that enhances Hermosa Beach while preserving its small-town charm. We support the Hermosa City Council's desire to remove small-development from the Land Value Recapture program and respectfully request removing all Upper-Pier lots from the Land Value Recapture program. They are all suitable for small, mixed-use development that could open the door for meaningful reinvestment while still retaining our community character and broader planning objectives. We appreciate your time and consideration and look forward to working together to ensure a prosperous future for Hermosa Beach. Sincerely, Mike Granis (US Postal Office, Hermosa Professional Building, Miss Bee’s Tutoring, Skin Medix) Albro Lundy (Baker, Burton & Lundy, The Source, Redwood Pizza) Chris Bredenson (Rockefeller, State Farm, The Bike Shop, Door to Door Cleaners) Page 47 of 908 Peter Nolan (338 Pier Ave – 404 Pier Ave) Ed Hart (Maximus Salon) Brian and Brea (Hook & Plow, Breck & Brix) Jon David (Pier Medical Aesthetics) Mike Daneshmand (Mimosa Salon) Mark Kernen (Uncorked, Off-Set Coffee, Fritto Misto) Page 48 of 908 November 17, 2025 City of Hermosa Beach 1315 Valley Drive Hermosa Beach CA 90254 RE: Mixed-use and Land Value Recapture Dear City Council and Mayor: The Hermosa Beach Chamber of Commerce and Visitors Bureau supports mixed-use development as a strategy to strengthen downtown vitality, enhance foot traffic, and attract private investment into our commercial corridors throughout the year. However, since the Land Value Recapture (LVR) Program was adopted in 2023, no mixed-use applications have been submitted on the small downtown lots subject to the fee. This lack of investment underscores that the program, as currently structured, has created a barrier to redevelopment rather than an incentive. These small parcels face physical and financial limitations that make new construction challenging even before the fee is applied. Even a reduced LVR fee would continue to make these projects infeasible. Smaller sites cannot offset the cost through economies of scale or density bonuses, nor can they blend affordable and market-rate units to balance returns. As a result, the program has stalled all reinvestment interest in these small commercial lots. Both Manhattan Beach and Redondo Beach do not impose a Land Value Recapture fee on mixed-use development, placing our City at a competitive disadvantage when it comes to attracting investment and achieving long-term revitalization goals. To better align the City’s housing, economic development, and sustainability objectives, the Chamber respectfully recommends that the City: 1. Exempt Small Downtown Lots from the LVR fee entirely. a. This exemption recognizes the unique physical and financial constraints of our City’s small downtown lots, which cannot utilize density bonuses or achieve the scale needed to make development feasible. Page 49 of 908 b. It also aligns with City Council’s recent direction to the Planning Commission to exempt our small downtown commercial lots from an LVR fee. 2. Streamline the Review Process for small mixed-use projects by allowing qualifying proposals to undergo Administrative Review. a. Expediting approvals for small, low-impact projects would reduce costs and delays, making these developments more achievable. b. Streamlining is consistent with the City’s Economic Development Strategy #28, which emphasizes increasing certainty and reducing approval times through improved efficiency. c. This approach would promote reinvestment while maintaining appropriate design oversight Together, these actions would strike the right balance, protecting public interests while unlocking the potential of small lots that have remained underutilized for years. The Chamber appreciates the City’s continued collaboration in fostering downtown revitalization while preserving our City’s character and local business base. By exempting small lots and streamlining their review, our City can remove barriers to progress, encourage local reinvestment, and demonstrate leadership in practical, community-based economic development Thank you for your consideration and continued partnership with our business community. Thank you for your consideration, Board of Directors Hermosa Beach Chamber of Commerce & Visitors Bureau Page 50 of 908 1 CITY OF HERMOSA BEACH CITY COUNCIL MEETING MINUTES January 13, 2026 5:00 p.m. 1315 Valley Drive, Hermosa Beach, CA 90254 Members Present: Mayor Rob Saemann, Mayor Pro Tem Mike Detoy, Councilmember Ray Jackson, Councilmember Michael D. Keegan, Councilmember Dean Francois Staff Present: City Manager Napolitano, City Clerk Myra Maravilla, Community Resources Director Lisa Nichols, Public Works Director Joe SanClemente, Administrative Services Director Brandon Walker, Police Chief Landon Phillips, Community Development Director Alison Becker, Interim City Attorney Jason Baltimore, Managment Analyst Leo Zalyan, Environmental Programs Manager Doug Krauss, Office Assistant Ariana Rodriguez, Interim Human Resources Manager Tyler Cashman _____________________________________________________________________ 1. CLOSED SESSION—CALL TO ORDER 5:00 PM Mayor Saemann called the Closed Session meeting to order at 5:04 p.m. 2. ROLL CALL City Clerk Myra Maravilla announced a quorum. 3. PUBLIC COMMENT ON THE CLOSED SESSION AGENDA No public comment was provided for the Closed Session. 4. RECESS TO CLOSED SESSION The City Council recessed to Closed Session at 5:04 p.m. 4.a MINUTES: Approval of minutes of Closed Session held on December 9, 2025 4.b CONFERENCE WITH LABOR NEGOTIATOR PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 54957.6 City Negotiator: Tyler Cashman, Interim Human Resources Manager Organizations: Teamsters and Professional and Administrative Employees ("PAE") Bargaining Units Page 51 of 908 2 5. OPEN SESSION—CALL TO ORDER 6:00 PM Mayor Saemann called the Open Session to order at 6:03 p.m. 6. PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Adam W. 7. ROLL CALL City Clerk Maravilla announced a quorum. 8. CLOSED SESSION REPORT Interim City Attorney Jason Baltimore provided the Closed Session report. No reportable action was taken. 9. ANNOUNCEMENTS—UPCOMING CITY EVENTS Mayor Rob Saemann invited the community to the State of the City Address on Thursday, January 15, 2026 from 6:00 PM - 8:30 PM at the Clark Building, 861 Valley Drive. 10. APPROVAL OF AGENDA This is the time for the City Council to discuss any changes to the order of agenda items. Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Francois To approve the order of the agenda and pull item 15.h. for separate discussion. Ayes (4): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, and Councilmember Francois Noes (1): Councilmember Keegan Motion Carried 11. PROCLAMATIONS / PRESENTATIONS 11.a LOCAL CONTEST WINNERS OF THE LOS ANGELES PUBLIC LIBRARY 2025 CHILDREN’S BOOKMARK CONTEST Mayor Saemann invited Hermosa Beach Librarian Genevieve G. to the podium to announce winners of the Children's Bookmark Contest. The following winners were announced: • Hana Olsen: 2nd grade, Hermosa Vista School • Aria Brugnatelli: 5th grade, Hermosa Valley School • Dylan Haight: 8th grade, Hermosa Valley School Page 52 of 908 3 • Ruby Richardson: 9th grade, Mira Costa High School 11.b ANNOUNCEMENT OF THE WINNER OF THE 16TH ANNUAL PARKING PERMIT ART CONTEST Revenue Services Supervisor Paul Avila presented the winner of the 16th Annual Parking Permit Art Contest, Madeline Bergay. 12. PUBLIC COMMENT Mayor Saemann opened Public Comment. The following public comment was provided. In Person Public Comment: • Steve Izant • Rick Koenig • Nancy Schwappach • Lana Istwani Virtual Public Comment: • Kent Allen • Matt McCool • Tony Higgins 13. CITY COUNCILMEMBER COMMENTS Councilmember Keegan provided comments regarding goal-setting and performance objectives for the City Manager. Councilmember Francois provided comments about the Parks & Recreation Commission recommendation regarding alcohol sales on the beach, the St. Patrick's Day Parade. City Manager Napolitano provided information. Mayor Pro Tem Detoy provided comments regarding goal-setting and performance objectives. Councilmember Jackson provided various comments. 14. UPDATES ON CITY COUNCIL ACTIVITIES Councilmember Francois provided an update on his attendance to the last Sanitation District meeting as the City's alternate. 15. CONSENT CALENDAR Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Jackson Page 53 of 908 4 To approve the Consent Calendar. Mayor Pro Tem Detoy cast a verbal No vote on 15.h and 15.f. Councilmember Jackson cast a verbal No vote on 15.f. Ayes (5): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, Councilmember Keegan, and Councilmember Francois Motion Carried 15.a WAIVE READING IN FULL OF ALL ORDINANCES AND RESOLUTIONS ON THE AGENDA To waive reading in full of all ordinances and resolutions on the agenda and declare that said titles which appear on the public agenda shall be determined to have been read by title and further reading waived. 15.b CITY COUNCIL MINUTES (City Clerk Myra Maravilla) Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Jackson To approve the minutes of the December 9, 2025 regular meeting, and June 11, 2024 special meetings. Motion Carried 15.c CHECK REGISTERS - 26-AS-008 (Administrative Services Director Brandon Walker) Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Jackson To receive and file the check registers for November 25, 2025 through December 31, 2025. The Administrative Services Director certifies the accuracy of the demands. Motion Carried 15.d CASH BALANCE REPORT - 26-AS-006 (Administrative Services Director Brandon Walker) Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Jackson To receive and file the October 2025 Cash Balance Report. Page 54 of 908 5 Motion Carried 15.e REVENUE REPORT, EXPENDITURE REPORT, AND CIP REPORT BY PROJECT FOR OCTOBER 2025 - 26-AS-005 (Administrative Services Director Brandon Walker) Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Jackson To receive and file the October 2025 Financial Reports. Motion Carried 15.f ADOPT A RESOLUTION ADOPTING THE PROVISIONS OF THE CITY’S RESIDENTIAL PARKING PERMIT PROGRAM - 26-AS-009 (Revenue Services Supervisor Paul Avila) Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Jackson To adopt Resolution No. RES-26-7531 adopting the provisions of the City’s Residential Parking Permit Program. Motion Carried 15.g CITY’S TREASURER’S REPORT - 26-AS-007 (City Treasurer Dave Pedersen) Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Jackson To receive and file the November 2025 City Treasurer’s Report. Motion Carried 15.i APPROVAL OF THE COMMENCEMENT OF LONG-TERM AGREEMENT NEGOTIATIONS FOR HOPE CHAPEL PICNIC - 26-CR- 002 (Special Events and Filming Coordinator Austin DeWeese) Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Jackson To approve the Parks, Recreation, and Community Resources Advisory Commission’s recommendation for staff to commence long-term Page 55 of 908 6 agreement negotiations with Hope Chapel for the Hope Chapel Picnic in 2026 through 2028. Motion Carried 15.j APPROVAL OF LONG-TERM AGREEMENTS FOR THE AAU HERMOSA BEACH CHAMPIONSHIPS, AAU HIGH SCHOOL BOYS BEACH VOLLEYBALL LEAGUE MATCHES, AND AAU SOUTHERN GRAND PRIX SERIES, AVP JUNIOR NATIONAL CHAMPIONSHIPS, AND JVA/BVCA NATIONAL CHAMPIONSHIPS - 26-CR-003 (Community Resources Director Lisa Nichols) Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Jackson To approve long-term agreements (LTA) with the following organizations for the following special events on the dates listed in each LTA in 2026 and 2027, with an option, at staff’s discretion, to extend the LTA for an additional one-year term for each organization’s special events in 2028 on dates to be determined: Amateur Athletic Union (AAU) for the AAU Hermosa Beach Championships, AAU High School Boys Beach Volleyball League Matches, and AAU Southern Grand Prix Series; association of Volleyball Professionals (AVP) for the AVP Junior National Championships; and Junior Volleyball Association (JVA)/Beach Volleyball Clubs of America (BVCA) for the JVA/BVCA National Championships; and authorize the City Manager to execute and the City Clerk to attest to each LTA, subject to approval by the City Attorney. Motion Carried 15.h REPORT ON RECENT ACTIONS BY THE PLANNING COMMISSION FOR POSSIBLE DISCUSSION AND CONSIDERATION OF CALL UP DE NOVO REVIEW UNDER HBMC SECTION 2.52.040 - 26-CDD-006 (Community Development Director Alison Becker) Councilmember Francois pulled item 15.h for separate discussion. Community Development Director Alison Becker provided information. Councilmember Detoy provided information. Interim City Attorney Jason Baltimore provided information. Mayor Saemann provided information. Moved by: Councilmember Keegan Seconded by: Mayor Saemann Page 56 of 908 7 To receive and file the action minutes of the Planning Commission Special Meeting of December 16, 2026. Ayes (5): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, Councilmember Keegan, and Councilmember Francois Motion Carried 16. PUBLIC HEARINGS—TO COMMENCE AT 6:30 P.M 16.a INTRODUCE AN ORDINANCE AMENDING SUBSECTION 17.08.020 (D) OF THE HERMOSA BEACH MUNICIPAL CODE PERTAINING TO HOME OCCUPATIONS (CITYWIDE). - 26-CDD-002 CEQA: Determine the ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15061(b)(3) of the CEQA Guidelines (Common Sense Exception). (Community Development Director Alison Becker) Management Analyst Leo Zalyan provided a presentation. Councilmember Francois asked various questions. Mayor Saemann opened the public hearing. Councilmember Keegan requested consideration for allowing one employee for a home-based business and to allow a business decal/advertisement to an onsite vehicle. Mayor Saemann provided feedback requesting that an employee not be allowed for a home-based business and to eliminate the decal/advertisement on a vehicle. Councilmember Francois asked various questions. Community Development Director Alison Becker provided information. No public comment was provided. The public hearing was closed. Moved by: Mayor Pro Tem Detoy Seconded by: Mayor Saemann To determine the ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15061(b)(3) of the CEQA Guidelines (Common Sense Exception); conduct a public hearing to consider amending subsection 17.08.020 (D) of the Hermosa Beach Municipal Code pertaining to Home Occupations (Citywide); and introduce by title only and waive first reading of Ordinance No. ORD-26-1494 titled "An Ordinance of the City Council of the City of Hermosa Beach, California, Amending Subsection 17.08.020(d) of the Hermosa Beach Page 57 of 908 8 Municipal Code relating to Home Occupations; and finding the action to be exempt from the California Environmental Quality Act." Ayes (4): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, and Councilmember Francois Noes (1): Councilmember Keegan Motion Carried 17. MUNICIPAL MATTERS 17.a AWARD OF PROFESSIONAL SERVICES AGREEMENT FOR CITY YARD PROJECT OWNER’S REPRESENTATIVE SERVICES - 25-PW- 086 (Public Works Director Joe SanClemente) Public Works Director Joe SanClemente provided a presentation. Matthew Feldhous provided comments. Mayor Saemann asked various questions. Mayor Pro Tem Detoy asked various questions. Councilmember Jackson asked various questions. Virtual Public Comment: • Tony Higgins Moved by: Mayor Pro Tem Detoy Seconded by: Councilmember Francois To award a contract for City Yard owner’s representative services to Cumming Management Group, Inc. at a not-to-exceed amount of $565,000 for a term of four years ending January 13, 2030; and authorize the City Manager to execute and the City Clerk to attest the proposed agreement subject to approval by the City Attorney. Ayes (5): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, Councilmember Keegan, and Councilmember Francois Motion Carried 17.b APPROVE THE FIRST AMENDMENT TO AGREEMENT WITH ALL CITY MANAGEMENT SERVICES, INC. - 26-PD-004 (Police Chief Landon Phillips) Police Chief Landon Phillips provided a presentation. Page 58 of 908 9 Mayor Saemann asked various questions. Councilmember Jackson asked various questions and opted to work with the School District to review the Safe Route to Schools Program. Councilmember Francois asked various questions and provided comments. Mayor Pro Tem Detoy asked various questions. Councilmember Jackson asked various questions. Virtual Public Comment: • Matt McCool Moved by: Mayor Saemann Seconded by: Councilmember Jackson To approve the proposed first amendment to agreement with All City Management Services, Inc., as amended, to provide crossing guard services at an additional location at 5th Street and Pacific Coast Highway to appropriate $23,197 for the first-year amendment in the Proposition C Fund 146 to the Fiscal Year (FY) 2025-26 Budget; authorize the City Manager to execute and the City Clerk to attest the proposed first amendment, subject to approval by the City Attorney; conduct a full assessment of the Safe Route to School Program, and request a count of children only from the crossing guards in lieu of staff. Ayes (5): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, Councilmember Keegan, and Councilmember Francois Motion Carried 17.c ADOPT RESOLUTIONS TO RECLASSIFY AND AMEND THE SALARY AND BENEFITS REPORT FOR THE RISK MANAGEMENT ANALYST POSITION, APPROVE REVISED SALARY SCHEDULE, AND APPROPRIATE FUNDS - 26-AS-001 (Interim Human Resources Manager Tyler Cashman) Interim Human Resources Manager Tyler Cashman provided a presentation. No public comment was provided. Moved by: Mayor Pro Tem Detoy Seconded by: Mayor Saemann To adopt Resolution No. RES-26-7532 to reclassify the Risk Management Analyst position to Risk Program Manager; approve the revised Salary Schedule; adopt Resolution RES-26-7533 to amend the Salary and Page 59 of 908 10 Benefits Report for Unrepresented Classifications; and appropriate $22,500 to the Insurance Fund for the reclassification of the Risk Program Manager for the remainder of Fiscal Year 2025-26. Ayes (5): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, Councilmember Keegan, and Councilmember Francois Motion Carried 17.d PART-TIME TEMPORARY SALARY SCHEDULE UPDATE - 26-AS-003 (Interim Human Resources Manager Tyler Cashman) Interim Human Resources Manager Tyler Cashman provided a presentation. No public comment was provided. Moved by: Mayor Pro Tem Detoy Seconded by: Mayor Saemann To adopt Resolution RES-26-7534 to amend the Temporary Employee Hourly Wage Rates, Effective January 1, 2026. Ayes (5): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, Councilmember Keegan, and Councilmember Francois Motion Carried 17.e APPROVE AN AGREEMENT WITH ROBERT HALF, INC. TO PROVIDE AS-NEEDED STAFF AUGMENTATION SERVICES CITYWIDE - 26-AS- 002 (Interim Human Resources Manager Tyler Cashman) Interim Human Resources Manager Tyler Cashman provided a presentation. Mayor Saemann asked various questions. Councilmember Jackson asked various questions and requested regular updates on the use of temporary staffing. Councilmember Francois asked various questions. Virtual Public Comment: • Nancy Schwappach Moved by: Mayor Pro Tem Detoy Seconded by: Mayor Saemann Page 60 of 908 11 To approve an agreement with Robert Half, Inc to provide as-needed temporary staff augmentation services citywide through a cooperative purchasing agreement with Robert Half, Inc. for an amount not to exceed $500,000; authorize the City Attorney to authorize modifications to the proposed agreement, if needed; and authorize the City Manager to execute the proposed agreement with the City Clerk attesting the proposed agreements, subject to approval by the City Attorney. Ayes (5): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, Councilmember Keegan, and Councilmember Francois Motion Carried 17.f INTRODUCE AN ORDINANCE TO AMEND HERMOSA BEACH MUNICIPAL CODE CHAPTERS 2.20 COMMUNITY RESOURCES DEPARTMENT, 2.28 PARKS, RECREATION, AND COMMUNITY RESOURCES ADVISORY DEPARTMENT, AND 12.30 SPECIAL EVENTS ON PUBLIC PROPERTY - 26-CR-007 (Community Resources Director Lisa Nichols) Community Resources Director Lisa Nichols provided a presentation. No public comment was provided. Moved by: Mayor Saemann Seconded by: Councilmember Francois To introduce by title only and waive the first reading of Ordinance No. ORD-26-1495 titled "An Ordinance of the City Council of the City of Hermosa Beach, California, amending Chapters 2.20, 2.28, and 12.30 of the Hermosa Beach Municipal Code to update the title of the Community Resources Department and determining the Ordinance is not a project under the California Environmental Quality Act (“Ceqa”)." Ayes (5): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, Councilmember Keegan, and Councilmember Francois Motion Carried 17.g ADOPT A RESOLUTION AND AUTHORIZE CHANGE ORDER FOR THE CONSTRUCTION OF CIP 699 PARKING LOT C STRUCTURE IMPROVEMENTS - 26-PW-002 CEQA: Determine that CIP 699, Parking Lot C Structure Improvements, is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15301(Existing Facilities). The proposed project scope involves functional improvements to the existing parking structure. (City Engineer Saad Malim) Page 61 of 908 12 City Engineer Saad Malim provided a presentation. Mayor Saemann asked various questions. Public Works Director Joseph SanClemente provided information. No public comment was provided. Moved by: Mayor Saemann Seconded by: Councilmember Francois To determine that CIP 699, Parking Lot C Structure Improvements, is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15301(Existing Facilities); adopt Resolution No. RES- 26-7535 authorizing an increase of $240,873, to fund the construction contract change order with Slater Waterproofing, Inc. for a total current authorization of $2,243,415 for CIP 699 Parking Lot C Structure Improvements; approve an appropriation of $151,957 to CIP 699 Parking Lot C Structure Improvements in the Capital Improvement Project fund for the proposed change order from remaining CIP 603 funds; and authorize the City Manager to execute the first amendment to the proposed contract, and approve minor modifications if necessary, and the City Clerk to attest, subject to approval by the City Attorney. Ayes (5): Mayor Saemann, Mayor Pro Tem Detoy, Councilmember Jackson, Councilmember Keegan, and Councilmember Francois Motion Carried 17.h INFORMATIONAL ITEM REGARDING FEES FOR COMMERCIAL ENCROACHMENT AREAS - 26-CMO-001 Informational item supported by Councilmember Keegan and Mayor Saemann (Environmental Programs Manager Douglas Krauss) Environmental Programs Manager Douglas Krauss provided a presentation. Councilmember Francois asked various questions. Virtual Public Comment: • Nancy Swappach Councilmember Keegan asked various questions and provided comments. Mayor Saemann asked various questions. Councilmember Francois expressed support to bring down the rate for retail. City Manager Napolitano provided information. Page 62 of 908 13 To receive and file this Informational Item regarding commercial encroachment fees and return with a future action item to reduce the rate for retail food and retail to $2 per square foot. Supported by Keegan, Councilmember Francois, and Mayor Saemann. 17.i CONSIDERATION OF APPROVAL FOR A BOARDS AND COMMISSIONS HANDBOOK - 26-CCO-001 (City Clerk Myra Maravilla) City Clerk Maravilla provided a presentation. Councilmember Francois asked various questions. City Clerk Maravilla provided additional information. Mayor Saemann asked various questions. City Manager Napolitano provided additional information. Councilmember Keegan provided comments. No public comment was provided. Mayor Pro Tem Detoy provided comments. Councilmember Jackson provided comments. Council continued deliberations on this item and directed staff to revise the handbook, circulate the handbook amongst commissions for feedback, and bring it back to Council at a future meeting. Council agreed to require Sexual Harassment Prevention training and education for all public officials and agreed to require a Live Scan for newly appointed board and commission members. To approve the Boards and Commissions Handbook; provide direction on a new live scan or background check requirement for newly appointed commissioners; and provide direction on requiring a sexual harassment prevention training for all commissioners. 18. FUTURE AGENDA ITEMS Mayor Saemann requested support for the Planning Commission to review all enforcement options available in a Precise Development Plan for Decommissioned Areas. Councilmember Keegan asked various questions. Mayor Pro Tem Detoy asked various questions. Councilmember Francois asked various questions. Councilmember Jackson asked various questions. Page 63 of 908 14 City Manager Napolitano answered various questions. 18.a TENTATIVE FUTURE AGENDA ITEMS - 26-CMO-003 Attached is the current list of tentative future agenda items for Council’s information. 19. CITY MANAGER REPORT City Manager Napolitano acknowledged City Clerk Maravilla for her service to the City and provided a City Manager Report. Mayor Saemann and Councilmember Jackson acknowledged City Clerk Maravilla for her service to the City. 20. INFORMATIONAL ITEMS This is reserved for items that do not require City Council action. The City Council may request a future agenda item to discuss an informational item. Otherwise, discussion of informational items will not be taken. 20.a PARKS, RECREATION, AND COMMUNITY RESOURCES ADVISORY COMMISSION MINUTES (Office Assistant Amari Gilbert) 20.b PARKING CITATION AND REVENUE REPORT—DECEMBER 2025 (Senior Management Analyst Ken Bales) 21. ADJOURNMENT Mayor Saemann adjourned the meeting and read a eulogy in memory of Cathy McCurdy and Rick Hankus at 9:25 p.m. Page 64 of 908 City of Hermosa Beach | Page 1 of 1 Meeting Date: January 27, 2026 Staff Report No. 26-AS-011 Honorable Mayor and Members of the Hermosa Beach City Council CHECK REGISTERS (Administrative Services Director Brandon Walker) Recommended Action: Staff recommends City Council receive and file the check registers for January 7, 2026 through January 14, 2026. The Administrative Services Director certifies the accuracy of the demands. Attachments: 1. Check Register 1-7-2026 2. Check Register 1-14-2026 Respectfully Submitted by: Brandon Walker, Administrative Services Director Noted for Fiscal Impact: Henry Chao, Finance Manager Approved: Steve Napolitano, City Manager Page 65 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 1 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 110956 1/7/2026 ADLERHORST INTERNATIONAL LLC 124221 SUPPLIES FOR K923900 170-2105-5401 710.00 170-2105-5401 55.03 Total : 765.0323900 110957 1/7/2026 ALL CITY MANAGEMENT 105796 CROSSING GUARD SVS 12.7-12.20.2506827 146-2102-4201 18,510.99 Total : 18,510.9906827 110958 1/7/2026 AT&T 000024523673 PD COMPUTER CIRCUITS/NOV2500321 001-2101-4304 130.09 Total : 130.0900321 110959 1/7/2026 ATHENS SERVICES 20686559 PD SHREDDING SERVICE/DEC2516660 001-2101-4309 86.67 PD SHREDDING SERVICE/JAN2620898624 001-2101-4309 95.34 Total : 182.0116660 110960 1/7/2026 BEEDY, JIM PO45158 REIMB-HOSE FOR THE VOLVO LOADER21282 715-3104-4311 103.46 Total : 103.4621282 110961 1/7/2026 BETANCE, CAMILLE PO43801 CITATION (32031676) REFUND - VOID23755 001-3302 53.00 Total : 53.0023755 110962 1/7/2026 BLUMENFELD, DALTON PO45159 FALL 2025 TUITION REIMBURSEMENT21651 001-2101-4317 5,854.19 Total : 5,854.1921651 110963 1/7/2026 CA JOINT POWERS INSURANCE AUTH 1.5.26 LIABILITY CLAIMS REIMB/DEC2508904 705-1209-4324 4,947.00 Total : 4,947.0008904 110964 1/7/2026 CALIFORNIA WATER SERVICE ACCT 4286211111 WATER USAGE - OCT2500016 105-2601-4303 5,245.41 001-6101-4303 32,963.47 001-4204-4303 2,145.09 Attachment 1Page 66 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 2 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 110964 1/7/2026 (Continued)CALIFORNIA WATER SERVICE00016 001-3304-4303 416.87 Total : 40,770.8400016 110965 1/7/2026 CANON SOLUTIONS AMERICA, INC 122326695 INSTALLATION&CONNCTION OF BASE 3 COPIER10838 001-3302-4305 490.00 Total : 490.0010838 110966 1/7/2026 CDWG AH47B6V REPLACEMENT PRINTER09632 001-3302-4201 716.83 001-3302-4201 69.89 Total : 786.7209632 110967 1/7/2026 CHARTER COMMUNICATIONS 188398301121425 1301 HERMOSA/540 PIER CONNECTION/DEC2520236 001-2101-4304 778.71 Total : 778.7120236 110968 1/7/2026 CHARTER COMMUNICATIONS 188398601122125 1301 HERMOSA/540 PIER CONNECTION/JAN2620236 001-2101-4304 301.09 Total : 301.0920236 110969 1/7/2026 CHARTER COMMUNICATIONS 188397001121425 PW YARD CABLE/JAN2620236 001-4204-4201 184.07 Total : 184.0720236 110970 1/7/2026 CHARTER COMMUNICATIONS 188398201122125 1301 HERMOSA/RRC CONNECTION/JAN2620236 001-2101-4304 150.00 Total : 150.0020236 110971 1/7/2026 CHARTER COMMUNICATIONS 188398901121425 PD CABLE/DEC2520236 001-2101-4201 102.29 Total : 102.2920236 110972 1/7/2026 COUNTRY HILLS ANIMAL CLINIC 302216 K9 ARCO - ANNUAL EXAM23991 170-2105-4201 1,936.50 Total : 1,936.5023991 110973 1/7/2026 COUNTY OF LOS ANGELES C0013845 FIRE PROTECTION SERVICES/FEB2620781 001-2202-4251 574,215.00 Page 67 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 3 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount (Continued)Total : 574,215.00 110973 1/7/2026 COUNTY OF LOS ANGELES20781 110974 1/7/2026 CSG CONSULTANTS, INC 63604 STAFF AUGMENTATION FOR CDD/OCT2523450 001-4201-4201 3,043.80 001-4101-4201 4,565.70 Total : 7,609.5023450 110975 1/7/2026 DADIGAN, KEATON PO45160 REFRESHMENTS FOR STAFF-DUI OPS 12.19.2522325 001-2101-4305 300.29 Total : 300.2922325 110976 1/7/2026 DEWEY PEST CONTROL ACCT 759408 CITYWIDE PEST CONTROL/DEC2511449 001-4204-4201 1,060.00 Total : 1,060.0011449 110977 1/7/2026 DEWEY PEST CONTROL ACCT 1233239 SEWER RAT ABATEMENT/DEC2511449 160-3102-4201 278.00 Total : 278.0011449 110978 1/7/2026 DIGENOVA, NICOLAS PO45168 TUITION REIMBURSEMENT22862 001-2101-4317 5,119.00 PER DIEM - DEFENSE TECH TRAINING 1.16.26TR1265 001-2101-4317 50.00 Total : 5,169.0022862 110979 1/7/2026 DOVE, GUY PO45169 TUITION REIMBURSEMENT19358 001-2101-4317 5,016.96 PARKING REIMBURSEMENTTR1192 - M3 001-2101-4317 70.00 Total : 5,086.9619358 110980 1/7/2026 EMERGENCY SPEC PHYS GT997742975 DETAINEE COMPREHENSIVE EXAM14033 001-2101-4201 909.00 Total : 909.0014033 110981 1/7/2026 ENCODEPLUS, LLC 3327 MR#591393 ORDINANCE CODIFICATON22221 001-1121-4201 44.00 Total : 44.0022221 110982 1/7/2026 FJR PACIFIC, INC.31531 QUARTERLY AC MAINTENANCE/DEC2521217 Page 68 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 4 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 110982 1/7/2026 (Continued)FJR PACIFIC, INC.21217 001-4204-4201 1,855.00 Total : 1,855.0021217 110983 1/7/2026 FLYING LION, INC.2792 DRONE LEASE & FAA REPORTING/JAN2621402 153-2106-4201 1,775.00 Total : 1,775.0021402 110984 1/7/2026 FRONTIER 310-318-0113-1203155 EOC ANALOG LINES/JAN2619884 715-1206-4304 1,573.73 Total : 1,573.7319884 110985 1/7/2026 FRONTIER 310-318-8751-0128095 CASHIER TAP LINE/JAN2619884 001-1204-4304 76.99 Total : 76.9919884 110986 1/7/2026 GALLS LLC 033573561 OTS SUPPLIES01320 001-2101-4314 119.94 001-2101-4314 23.81 Total : 143.7501320 110987 1/7/2026 HANCE, BRANDON PO43755 CITATION (44019881) REFUND - VOIDED23736 001-3302 38.00 Total : 38.0023736 110988 1/7/2026 HERNANDEZ, ARTURO PO43844 CITATION (33014929) REFUND - OVERPAID23778 001-3302 83.00 Total : 83.0023778 110989 1/7/2026 HI STANDARD AUTOMOTIVE 30540 TRUCK BUILD ITEMS23663 715-3302-4311 515.99 715-3302-4311 48.07 Total : 564.0623663 110990 1/7/2026 JOHN L HUNTER AND ASSOC INC HB1MS412510 MUNI STORMWATER MGMT PROG/OCT2505356 161-3109-4201 8,731.25 Total : 8,731.2505356 110991 1/7/2026 LA CO POLICE CHIEFS ASSOC PO45163 REGISTRATION - SPRING CONF/PHILLIPS02428 001-2101-4317 300.00 Page 69 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 5 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount (Continued)Total : 300.00 110991 1/7/2026 LA CO POLICE CHIEFS ASSOC02428 110992 1/7/2026 LEARNED LUMBER ACCT 1126 MAINTENANCE SUPPLIES/DEC2500167 001-3104-4309 116.57 001-4204-4309 147.12 001-6101-4201 889.26 001-6101-4309 80.42 Total : 1,233.3700167 110993 1/7/2026 LIUKIN, NASTIA PO43814 CITATION (40030074) REFUND - VOID23761 001-3302 38.00 Total : 38.0023761 110994 1/7/2026 LM INVESTIGATIONS LLC 2025-0007 PRE-EMPL BACKGROUNDS & POLYGRAPHS23799 001-2101-4201 4,417.50 Total : 4,417.5023799 110995 1/7/2026 LOEZA, JOANNE PO45164 TUITION REIMBURSEMENT22925 001-2101-4317 311.38 Total : 311.3822925 110996 1/7/2026 MUZA ENERGY, INC.20250423HB DIAGNOSTIC OF BROKEN EV CHARGER22305 105-2601-4201 175.00 Total : 175.0022305 110997 1/7/2026 O'BRIEN BENDER, JEANNE 12-2025 CITY RECORDS ORGANIZATION/DEC2522673 001-1121-4201 2,700.00 Total : 2,700.0022673 110998 1/7/2026 ODP BUSINESS SOLUTIONS, LLC 451792533001 OFFICE SUPPLIES FOR PW YARD13114 001-4202-4305 21.17 001-4202-4305 2.06 OFFICE CHAIRS452562747001 001-3302-4305 607.77 001-3302-4305 59.26 OFFICE SUPPLIES FOR PW YARD452792497001 001-4202-4305 169.07 001-4202-4305 13.56 MAT REQ 806488/OFFICE SUPPLIES453396425001 001-4601-4305 25.25 Page 70 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 6 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 110998 1/7/2026 (Continued)ODP BUSINESS SOLUTIONS, LLC13114 MAT REQ 806488/OFFICE SUPPLIES453405102001 001-4601-4328 31.16 Total : 929.3013114 110999 1/7/2026 PAPER ROLL PRODUCTS INC 293766 THERMAL PAPER23178 001-3302-4201 972.00 Total : 972.0023178 111000 1/7/2026 PEGASUS STUDIOS 1101 BROADCASTING SERVICES/DEC2523226 001-1121-4201 5,741.57 Total : 5,741.5723226 111001 1/7/2026 PITNEY BOWES INC 1028690528 MR#43541 POSTAGE METER SUPPLIES13838 001-1208-4305 100.19 Total : 100.1913838 111002 1/7/2026 PLOTKIN, DREW PO43817 CITATION (44020109) REFUND - VOID23760 001-3302 38.00 Total : 38.0023760 111003 1/7/2026 POLARIS SALES INC 14188-W1D6G5-8132100 VEHICLE PURCHASE-2 POLARIS RANGERS23705 715-2101-5403 83,249.44 170-2105-5403 8,624.24 715-2101-5403 883.48 170-2105-5403 91.52 715-2101-5403 2,718.39 170-2105-5403 281.61 715-2101-5403 7,908.69 170-2105-5403 819.31 Total : 104,576.6823705 111004 1/7/2026 PRUDENTIAL OVERALL SUPPLY CUST#12745405 YARD UNIFORMS, TOWELS & MATS/DEC2517676 001-2101-4309 75.04 001-3104-4309 84.78 001-3302-4309 67.56 001-4202-4314 449.57 001-4204-4309 152.14 715-4206-4309 52.42 Page 71 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 7 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount (Continued)Total : 881.51 111004 1/7/2026 PRUDENTIAL OVERALL SUPPLY17676 111005 1/7/2026 RACE COMMUNICATIONS RC1950079 CITY HALL & YARD FIBER INTERNET/JAN2622179 715-1206-4201 2,040.00 Total : 2,040.0022179 111006 1/7/2026 REYES, FABIAN TR1266 PER DIEM - DEFENSE TECH TRAINING 1.16.2622909 001-2101-4317 50.00 Total : 50.0022909 111007 1/7/2026 RIVERON ALEMANY, RONNIE DR25-2885 TOW FEE REFUND24016 001-3841 284.00 Total : 284.0024016 111008 1/7/2026 ROBERT HALF 65640570 TEMP STAFFING - CDD - ENDING 11/21/2522419 001-4101-4112 900.00 TEMP STAFFING - CCO - ENDING 12/5/2565688567 001-1121-4201 3,118.00 TEMP STAFFING - CDD - ENDING 12/12/2565709745 001-4101-4112 1,719.88 TEMP STAFFING - CCO - ENDING 12/12/2565722341 001-1121-4201 3,118.00 TEMP STAFFING - CDD - ENDING 12/19/2565734605 001-4101-4112 1,742.51 TEMP STAFFING - CCO - ENDING 12/19/2565737215 001-1121-4201 3,118.00 TEMP STAFFING - CDD - ENDING 12/26/2565756587 001-4101-4112 1,131.50 TEMP STAFFING - CCO - ENDING 12/26/2565768320 001-1121-4201 1,948.75 TEMP STAFFING - CDD - ENDING 1/2/2665787926 001-4101-4112 1,131.50 TEMP STAFFING - CCO - ENDING 1/2/2665789519 001-1121-4201 1,948.75 Total : 19,876.8922419 111009 1/7/2026 ROCKLER WOODWORKING & HARDWARE 13668567 MR#990793 MAINTENANCE SUPPLIES22669 001-3104-4309 807.56 MR#990794 MAINTENANCE SUPPLIES13686799 Page 72 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 8 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111009 1/7/2026 (Continued)ROCKLER WOODWORKING & HARDWARE22669 001-3104-4201 732.60 Total : 1,540.1622669 111010 1/7/2026 RODRIGUEZ, GEROLD TR1210 PER DIEM - ACCIDENT INVESTIGATION COURSE22455 001-2101-4317 225.00 Total : 225.0022455 111011 1/7/2026 RONSMAINTENANCE INC 1383 STORM DRAIN CATCH BASIN MAINT/SEPT2522483 161-3109-4201 4,084.30 Total : 4,084.3022483 111012 1/7/2026 ROUSE, MORNA B Parcel 4186 003 008 SEWER & STREET LIGHT TAX REBATE/202524015 001-6871 147.35 105-3105 24.61 Total : 171.9624015 111013 1/7/2026 RP FINISHING POWDER COATING IN 07 TRUCK RACK POWDER COAT23720 715-4206-4201 443.91 TRUCK RACK POWDER COAT08 715-4206-4201 443.91 Total : 887.8223720 111014 1/7/2026 SMART & FINAL ACCT 322063 REFRESHMENTS&CLEANING SUPPLIES/DEC2500114 001-1101-4305 4.99 001-2101-4305 245.88 001-2101-4306 159.65 001-4202-4305 52.66 001-4601-4308 65.86 001-4601-4328 172.38 Total : 701.4200114 111015 1/7/2026 SOUTH BAY FORD CF80016CC 2026 FORD F-250 VIN#2406810532 715-2601-5405 63,312.46 715-2601-5405 6,169.28 Total : 69,481.7410532 111016 1/7/2026 SOUTHERN CALIFORNIA HOSPITAL Indident#22841058 AMBULANCE TRANSPORT FEE REFUND23733 001-3840 140.86 Page 73 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 9 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount (Continued)Total : 140.86 111016 1/7/2026 SOUTHERN CALIFORNIA HOSPITAL23733 111017 1/7/2026 STAPLES INC.6051476995 MR#435414 OFFICE SUPPLIES09532 001-1208-4305 316.51 MR#435414 ORDER DISC CREDITCR6052224856 001-1208-4305 -31.64 Total :284.8709532 111018 1/7/2026 SWANK MOTION PICTURES, INC.DB 4182794 COMMUNITY MOVIE NIGHT LICENSE20081 001-4601-4308 510.00 Total : 510.0020081 111019 1/7/2026 THE BANK OF NEW YORK MELLON 00252-26-0094117 INVESTMENT SAFEKEEPING SVS/OCT-DEC2513270 001-1141-4201 1,875.00 Total : 1,875.0013270 111020 1/7/2026 T-MOBILE ACCT 267037374 COMM RES CELL PHONES/JAN2619082 001-4601-4304 220.70 Total : 220.7019082 111021 1/7/2026 T-MOBILE ACCT 946625962 PD RECORDS/WATCH COMMAND/CELLS/DEC2519082 001-2101-4304 81.43 Total : 81.4319082 111022 1/7/2026 TORRANCE AUTO PARTS ACCT 2250 AUTO REPAIR/MAINTENANCE PARTS/DEC2516735 715-2101-4311 617.61 715-3102-4311 74.68 715-3104-4311 20.29 715-3302-4311 429.18 715-4206-4311 191.33 001-2021 14.61 001-2022 -14.61 Total : 1,333.0916735 111023 1/7/2026 TORRES, IVAN PO45157 REIMBURSEMENT - K9 FOOD23002 170-2105-4309 152.42 Total : 152.4223002 111024 1/7/2026 TURBODATA SYSTEMS, INC.47231 TPM CUSTOM CITATIONS ROLLS20670 001-3302-4201 2,475.00 Page 74 of 908 01/07/2026 Check Register CITY OF HERMOSA BEACH 10 4:09:56PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111024 1/7/2026 (Continued)TURBODATA SYSTEMS, INC.20670 001-3302-4201 241.31 Total : 2,716.3120670 111025 1/7/2026 UNDERGROUND SERVICE ALERT 1220250342 UNDERGROUND SERVICE ALERTS/DEC2508207 160-3102-4201 88.00 Total : 88.0008207 111026 1/7/2026 WILLIAMS, WILLIAM PO43855 CITATION (40030969) REFUND - VOIDED23774 001-3302 48.00 Total : 48.0023774 Bank total : 914,766.99 71 Vouchers for bank code :boa 914,766.99Total vouchers :Vouchers in this report 71 Page 75 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 1 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111027 1/14/2026 AT&T MOBILITY 287016141723X0114202 CDD&PW CELL PHONES/TABLETS/DEC2513361 001-4202-4304 429.94 001-4201-4304 413.72 CDD&PW CELL PHONES/TABLETS/NOV25287016141723X1214202 001-4202-4304 429.91 001-4201-4304 4,740.05 Total : 6,013.6213361 111028 1/14/2026 AT&T MOBILITY 287301168383X0110202 EOC&COMMUNICATIONS CELL PHONE/DEC2513361 001-1201-4304 101.08 Total : 101.0813361 111029 1/14/2026 ATHENS ADMINISTRATORS Req 37 WORKERS COMP CLAIMS/DEC25B23101 705-1217-4324 7,465.24 Total : 7,465.2423101 111030 1/14/2026 BALASINSKI, KRZYSZTOF CHRIS 1 BASKETBALL LEAGUE REF FEE24014 001-4601-4308 80.00 Total : 80.0024014 111031 1/14/2026 BARR, WARREN Parcel 4185 004 024 STREET LIGHT TAX REBATE/202521226 105-3105 24.61 Total : 24.6121226 111032 1/14/2026 BEACHSPORTS PO45189 INSTRUCTOR PYMT CLASSES THRU 12.30.2518036 001-4601-4221 5,211.82 Total : 5,211.8218036 111033 1/14/2026 BENDER, ROSALIND Parcel 4185 004 012 STREET LIGHT & SEWER TAX REBATE/202517706 001-6871 147.35 105-3105 24.61 Total : 171.9617706 111034 1/14/2026 BLUE SHIELD OF CA Indicent#26277724 AMBULANCE TRANSPORT FEE REFUND19585 001-3840 97.26 Total : 97.2619585 111035 1/14/2026 CALIFORNIA MARKING DEVICE 7605 MR#782601 NAMEPLATES00262 001-2101-4305 72.44 Attachment 2Page 76 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 2 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111035 1/14/2026 (Continued)CALIFORNIA MARKING DEVICE00262 MR#435415 STAMP7607 001-1202-4305 38.41 MR#874782 STAMP7608 001-4202-4305 38.41 Total : 149.2600262 111036 1/14/2026 CALPAC 00198 ANNUAL MEMBERSHIP17171 001-2101-4315 200.00 Total : 200.0017171 111037 1/14/2026 CAPITAL LIGHTING AND ELECTRIC 500953 MR#512056 ELECTRICAL MAINT SUPPLIES21720 105-2601-4309 974.06 MR#512055 ELECTRICAL MAINT SUPPLIES501215 105-2601-4309 974.06 Total : 1,948.1221720 111038 1/14/2026 CASHMAN, TYLER TR1273 PER DIEM - LCW EMPL LAW CONF24021 001-1203-4317 65.00 Total : 65.0024021 111039 1/14/2026 CDWG AH5J62V MR#782604 PRINTER TONER/INK09632 001-2101-4305 419.40 Total : 419.4009632 111040 1/14/2026 CHARTER COMMUNICATIONS 188398801122125 CITY HALL CABLE/DEC2520236 715-4204-4201 121.62 Total : 121.6220236 111041 1/14/2026 CLEAN ENERGY CE12825964 COMPRESSED NATURAL GAS/DEC2509694 715-4601-4310 44.84 715-3104-4310 64.78 Total : 109.6209694 111042 1/14/2026 CMTA 200006162 REGISTRATION/ D PEDERSEN, WORKSHOP08533 001-1141-4317 325.00 Total : 325.0008533 111043 1/14/2026 COTA, LUCAS CIT#8261 REFUND - OVERPAYMENT24020 001-3305 60.00 Page 77 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 3 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount (Continued)Total : 60.00 111043 1/14/2026 COTA, LUCAS24020 111044 1/14/2026 CPS HR CONSULTING 0019007 SGT TESTING03674 001-2101-4201 13,647.13 LT TESTING0019008 001-2101-4201 10,421.60 Total : 24,068.7303674 111045 1/14/2026 DADIGAN, KEATON TR1267 PER DIEM - COLLISION INVESTIGATION22325 001-2101-4317 250.00 Total : 250.0022325 111046 1/14/2026 DEANDRADE, STEPHANIE TR1271 PER DIEM - ICI CORE COURSE22326 001-2101-4317 430.00 Total : 430.0022326 111047 1/14/2026 DISPENSING TECHNOLOGY CORP 17893 COLD ASPHALT PALLET FOR STREET REPAIRS13766 001-3104-4309 1,260.00 001-3104-4309 109.20 Total : 1,369.2013766 111048 1/14/2026 DOOLEY ENTERPRISES INC 71170 MR#782606 AMMUNITION12735 001-2101-4201 2,451.53 Total : 2,451.5312735 111049 1/14/2026 ELITE PRIVATE INVESTIGATION 202515 TRIAL PREPARATION22113 001-2101-4201 1,180.00 Total : 1,180.0022113 111050 1/14/2026 EMERGENCY RESPONSE CRIME SCENE T2025-639 JAIL CELL CLEAN UP 12.21.2516922 001-2101-4201 850.00 PD VEHICLE CLEANING 12.28.25T2025-645 001-2101-4201 650.00 Total : 1,500.0016922 111051 1/14/2026 EMPIRE PIPE CLEANING AND EQUIP 12792 CLEAN & VIDEO INSPECT SEWERS/DEC2507853 160-3102-4201 35,605.35 Total : 35,605.3507853 111052 1/14/2026 ESTRADA, VICTORIA Incident#25486424 AMBULANCE TRANSPORT FEE REFUND23484 Page 78 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 4 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111052 1/14/2026 (Continued)ESTRADA, VICTORIA23484 001-3840 129.04 Total : 129.0423484 111053 1/14/2026 FACTORY MOTOR PARTS 109-1096039 MR#973850 VEHICLE MAINTENANCE PARTS22926 715-2101-4311 224.66 Total : 224.6622926 111054 1/14/2026 FEDEX OFFICE 101600032688 MR#973905 BUSINESS CARDS06293 001-1201-4305 31.01 MR#973904 BUSINESS CARDS101600083602 001-1101-4305 24.81 MR#435412 BUSINESS CARDS101600093302 001-1203-4305 31.01 Total : 86.8306293 111055 1/14/2026 GARCIA, LUIS PO45187 SPRING 2026 TUITION REIMBURSEMENT23883 001-4201-4317 4,998.00 Total : 4,998.0023883 111056 1/14/2026 GRAINGER 9760479239 MAT REQ 874774/MAINTENANCE SUPPLIES10836 001-4202-4305 253.33 Total : 253.3310836 111057 1/14/2026 GRBCON, INC.24SW17-11 SEWER IMPROVEMENTS 8.1.25-10.31.2523415 160-8421-4201 878,377.57 115-8105-4201 26,970.11 Total : 905,347.6823415 111058 1/14/2026 HERMOSA POOLS 2681 SURF MEMORIAL FOUNTAIN MAINTENANCE19611 001-4204-4201 1,200.00 Total : 1,200.0019611 111059 1/14/2026 IK CONSULTING, LLC IK-HB1225 ACCELA CONSULTING SVS/NOV2522222 715-4201-4201 6,198.75 Total : 6,198.7522222 111060 1/14/2026 IPS GROUP INC INV120027 PARKING METER CC FEES/DEC2519314 001-3302-4201 17,101.47 001-3305-4201 1,356.45 Page 79 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 5 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount (Continued)Total : 18,457.92 111060 1/14/2026 IPS GROUP INC19314 111061 1/14/2026 LIFELOC TECHNOLOGIES INC 423666 OTS-STEP GRANT SUPPLIES17862 153-2106-4350 226.29 Total : 226.2917862 111062 1/14/2026 MAC'S LIFT GATE, INC.00080549 LIFT GATES FOR CITY YARD TRUCKS23260 715-4206-5405 8,610.00 715-4206-5405 746.55 Total : 9,356.5523260 111063 1/14/2026 MCBRIDE, RYAN TR1268 PER DIEM-COLLISION INVESTIGATION COURSE22328 001-2101-4317 250.00 Total : 250.0022328 111064 1/14/2026 MOST DEPENDABLE FOUNTAINS INV87110 DRINKING FOUNTAIN FOR JARVIS MEMORIAL11454 715-4204-4201 6,705.00 715-4204-4201 577.21 Total : 7,282.2111454 111065 1/14/2026 ODP BUSINESS SOLUTIONS, LLC 449176779001 MAT REQ 806487 RETURNED SUPPLIES13114 001-4601-4328 -29.40 MAT REQ 874771/OFFICE SUPPLIES451683562001 001-4202-4305 47.94 MAT REQ 874771/OFFICE SUPPLIES451684225001 001-4202-4305 32.99 MAT REQ 874772/OFFICE SUPPLIES451691198001 001-4202-4305 72.20 MAT REQ 782605/OFFICE SUPPLIES453353636001 001-2101-4305 86.56 MAT REQ 874775/OFFICE SUPPLIES453943672001 001-4202-4305 75.10 MAT REQ 874779/OFFICE SUPPLIES453991404001 001-4202-4305 31.96 MAT REQ 874779/OFFICE SUPPLIES453992280001 001-4202-4305 38.96 MAT REQ 874779/OFFICE SUPPLIES453992281001 001-4202-4305 22.16 MAT REQ 874781/OFFICE SUPPLIES454039724001 Page 80 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 6 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111065 1/14/2026 (Continued)ODP BUSINESS SOLUTIONS, LLC13114 001-4202-4305 38.49 MAT REQ 874781/OFFICE SUPPLIES454040172001 001-4202-4305 18.28 Total : 435.2413114 111066 1/14/2026 OLYMPIC AUTO CENTER 14690 MR#925785 AUTO REPAIR 2019 TAHOE00093 715-4206-4201 1,404.00 Total : 1,404.0000093 111067 1/14/2026 PARKMOBILE, LLC US032-2025-002867 PAY-BY-APP PARKING FEES/DEC2523018 001-3305-4201 1,316.85 001-3302-4201 1,573.40 Total : 2,890.2523018 111068 1/14/2026 POWERDMS, INC.INV-145886 ANNUAL SUBSCRIPTION18049 001-2101-4201 3,606.84 Total : 3,606.8418049 111069 1/14/2026 PSOMAS 228166 STREET IMPROVEMENTS/OCT2513608 301-8106-4201 54,125.00 Total : 54,125.0013608 111070 1/14/2026 REC TECHNOLOGIES, INC.30100682 REC TECH IMPLEMENTATION FEE24011 001-4601-4201 16,000.00 Total : 16,000.0024011 111071 1/14/2026 RJ PRINTING & PROMOTIONAL 1340 BUSINESS CARDS21153 001-2101-4201 101.04 001-2101-4201 25.50 RENEWAL ENVELOPES1341 001-1204-4305 321.42 001-1204-4305 26.01 Total : 473.9721153 111072 1/14/2026 RYDER, LISA R PO42712 GREEN BUSINESS PROG IMPL/JUL-OCT2516970 117-1221-4201 2,500.00 Total : 2,500.0016970 111073 1/14/2026 SAFEWAY INC VONS ACCT 150882 REFRESHMENTS&CLEANING SUPPLIES/DEC2516425 Page 81 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 7 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111073 1/14/2026 (Continued)SAFEWAY INC VONS16425 001-4601-4317 27.66 Total : 27.6616425 111074 1/14/2026 SBCU VISA PO45179 E CAHALAN CC STATEMENT - DEC2503353 001-2101-4305 1,096.48 001-2101-4306 103.92 001-3302-4305 928.00 150-2124-4201 86.42 170-2105-4317 140.00 170-2105-5401 4,713.86 J SANCLEMENTE CC STATEMENT - DEC25PO45197 001-6101-4309 207.87 001-3104-4201 970.20 001-4204-4309 387.16 715-2101-4311 1,418.80 105-2601-4309 111.80 160-3102-4309 142.76 001-3104-4309 932.40 001-4202-4305 -4.16 L PHILLIPS CC STATEMENT - DEC25PO45198 715-2101-4311 7.76 001-2101-4201 85.00 001-2101-4317 875.00 001-2101-4305 664.83 715-2101-4311 54.71 001-2101-4201 85.00 J POELSTRA CC STATEMENT - DEC25PO45199 001-2101-4305 749.57 001-2101-4317 1,367.65 170-2105-5401 3,362.05 001-2101-4317 1,269.05 001-2101-4305 318.27 L NICHOLS CC STATEMENT - DEC25PO45200 001-4601-4328 440.93 001-4601-4308 39.78 001-4601-4317 399.49 001-4601-4308 525.45 001-4601-4201 468.05 Page 82 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 8 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111074 1/14/2026 (Continued)SBCU VISA03353 001-4601-4305 120.02 001-4601-4317 257.00 001-4601-4308 11.98 001-4601-4305 387.48 001-4601-4308 135.92 001-4601-4201 2,621.00 M GAGLIA CC STATEMENT - DEC25PO45209 001-2101-4305 284.17 001-3302-4201 495.52 001-2101-4305 153.65 B WALKER CC STATEMENT - DEC25PO45219 001-1203-4201 4,529.02 001-1203-4317 1,121.68 001-1203-4305 88.70 001-1202-4315 155.00 001-1202-4305 1,228.00 A BECKER CC STATEMENT - DEC25PO45220 001-4201-4305 257.04 001-4101-4305 171.36 Total : 33,965.6403353 111075 1/14/2026 SHERWIN-WILLIAMS CUST#4251-1921-1 PAINTING SUPPLIES/DEC2517903 105-2601-4309 34.85 001-4204-4309 274.89 Total : 309.7417903 111076 1/14/2026 SITEONE LANDSCAPE SUPPLY, LLC 161222413-001 MAT REQ 989967/LANDSCAPING SUPPLIES19829 001-6101-4309 447.15 Total : 447.1519829 111077 1/14/2026 SLATER WATERPROOFING, INC.4753 LOT C STRUCTURE IMPROVEMENTS/NOV2523382 122-8699-4201 176,025.50 Total : 176,025.5023382 111078 1/14/2026 SMARTRISE ELEVATOR SERVICE INC 46997 LOT C ELEVATOR MODERNIZATION/AUG2523561 301-8699-4201 23,102.10 LOT C ELEVATOR MODERNIZATION/SEPT2547371 301-8699-4201 20,251.05 Page 83 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 9 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111078 1/14/2026 (Continued)SMARTRISE ELEVATOR SERVICE INC23561 LOT C ELEVATOR MODERNIZATION/SEPT2547372 301-8699-4201 2,437.27 LOT C ELEVATOR MODERNIZATION/OCT2547684 301-8699-4201 2,423.45 LOT C ELEVATOR MODERNIZATION/NOV2547972 301-8699-4201 3,519.75 LOT C ELEVATOR MODERNIZATION/NOV2548012 301-8699-4201 8,149.47 Total : 59,883.0923561 111079 1/14/2026 SOCAL GAS 170-781-3287 9 YARD CNG STATION/DEC2500170 715-3104-4310 101.64 715-4204-4310 101.64 715-6101-4310 101.64 Total : 304.9200170 111080 1/14/2026 SPECIALIZED ELEVATOR SERVICES 92827 PARKING STRUCTURE ELEVATOR MAINT/JAN2621538 001-3304-4201 230.84 CITY HALL ELEVATOR MAINT/JAN2692828 001-4204-4201 222.62 Total : 453.4621538 111081 1/14/2026 STRICTLY TINT 011126 WINDOW TINT FOR BASE 322716 715-3302-4311 795.00 Total : 795.0022716 111082 1/14/2026 T-MOBILE ACCT 954297746 PW YARD CELL PHONES/HOT SPOTS/DEC2519082 001-4202-4304 697.41 Total : 697.4119082 111083 1/14/2026 TYLER TECHNOLOGIES, INC 045-548164 ERP SOFTWARE CONVERSION 12.8-12.10.2505626 715-1206-4201 3,912.00 ERP SOFTWARE CONVERSION 12.14-12.16.25045-548764 715-1206-4201 3,912.00 Total : 7,824.0005626 111084 1/14/2026 ULINE 202482019 DESKS FOR OFFICERS14007 001-3302-4305 2,525.00 001-3302-4305 340.84 Page 84 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 10 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount (Continued)Total : 2,865.84 111084 1/14/2026 ULINE14007 111085 1/14/2026 UNITED STATES POSTAL SERVICE PO45183 PO BOX 728 PERMIT FOR CITATION PYMTS20388 001-1203-4305 464.00 Total : 464.0020388 111086 1/14/2026 VCA HERMOSA ANIMAL HOSPITAL 5790668830 K9 CHARLIE ANNUAL EXAM00322 170-2105-4201 1,037.56 Total : 1,037.5600322 111087 1/14/2026 VERIZON BUSINESS SERVICES 73553910 VOIP PHONES/CITY HALL&PD/NOV2518666 001-1101-4304 16.31 001-1121-4304 57.07 001-1132-4304 16.31 001-1141-4304 32.61 001-1201-4304 154.90 001-1202-4304 97.83 001-1203-4304 89.68 001-1204-4304 105.98 001-1208-4304 8.15 001-2101-4304 538.07 001-4101-4304 105.98 001-4201-4304 138.59 001-4202-4304 228.27 160-3102-4201 16.31 715-1206-4304 24.45 Total : 1,630.5118666 111088 1/14/2026 VERIZON BUSINESS SERVICES 73554287 VOIP PHONES/PW YARD/NOV2518666 001-4202-4304 151.36 Total : 151.3618666 111089 1/14/2026 VERIZON BUSINESS SERVICES 73554291 VOIP PHONES/COMM RES/NOV2518666 001-4601-4304 148.88 Total : 148.8818666 111090 1/14/2026 VERIZON BUSINESS SERVICES 73554283 VOIP PHONES/BASE 3/NOV2518666 001-3302-4304 84.49 Total : 84.4918666 Page 85 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 11 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 111091 1/14/2026 VERIZON BUSINESS SERVICES 73553904 VOIP PHONES/BARD/NOV2518666 001-3302-4304 65.29 Total : 65.2918666 111092 1/14/2026 VERIZON BUSINESS SERVICES 73553942 VOIP PHONES/EOC/NOV2518666 001-1201-4304 51.06 Total : 51.0618666 111093 1/14/2026 VERIZON BUSINESS SERVICES 73554677 VOIP PHONES/CHA/NOV2518666 001-1201-4304 15.14 Total : 15.1418666 111094 1/14/2026 VITAL MEDICAL SERVICES, LLC 4794 BLOOD DRAWS - OTS CHECKPOINT20944 150-2114-4201 817.00 Total : 817.0020944 111095 1/14/2026 WEINSTEIN, DONALD S Parcel 4169 029 013 SEWER & STREET LIGHT TAX REBATE/202523744 001-6871 147.35 105-3105 24.61 Total : 171.9623744 111096 1/14/2026 WILLDAN FINANCIAL SERVICES 010-64278 24/25 SB1029 CDIAC REPORT PREP&FILING15188 001-1202-4201 500.00 Total : 500.0015188 1292025 12/9/2025 ADMINSURE AS AGENT FOR THE Wire date 12.9.25A WORKERS COMP CLAIMS/SEPT2514691 705-1217-4324 11,842.04 WORKERS COMP CLAIMS/OCT25Wire date 12.9.25B 705-1217-4324 50,935.41 WORKERS COMP CLAIMS/NOV25Wire date 12.9.25C 705-1217-4324 16,609.01 REVERSAL-WORKERS COMP CLAIMSWire date 12.9.25REV 705-1217-4324 -73,341.98 Total : 6,044.4814691 7811308 12/30/2025 HOME DEPOT CREDIT SERVICES Acct ending 5596 MAINTENANCE SUPPLIES/DEC25~03432 715-3302-4311 334.15 001-6101-4309 1,875.16 001-3104-4201 778.21 001-3104-4309 2,722.39 Page 86 of 908 01/14/2026 Check Register CITY OF HERMOSA BEACH 12 4:15:51PM Page: Bank code :boa Voucher Date Vendor Invoice Description/Account Amount 7811308 12/30/2025 (Continued)HOME DEPOT CREDIT SERVICES03432 001-4204-4201 232.08 001-4204-4309 1,390.71 001-6101-4309 692.23 105-2601-4309 411.83 001-3104-4309 3,380.02 001-4204-4309 953.36 001-4601-4308 239.94 001-2021 242.86 001-2022 -242.86 Total : 13,010.0803432 Bank total : 1,432,656.20 72 Vouchers for bank code :boa 1,432,656.20Total vouchers :Vouchers in this report 72 Page 87 of 908 City of Hermosa Beach | Page 1 of 1 Meeting Date: January 27, 2026 Staff Report No. 26-AS-010 Honorable Mayor and Members of the Hermosa Beach City Council CASH BALANCE REPORT (Administrative Services Director Brandon Walker) Recommended Action: Staff recommends City Council receive and file the November 2025 Cash Balance Report. Executive Summary: The Cash Balance Report provides a summary of the beginning and ending cash balances for all funds during the specified period. Attachments: November 2025 Cash Balance Report Respectfully Submitted by: Anna Bailey, Accountant Noted for Fiscal Impact: Henry Chao, Finance Manager Concur: Brandon Walker, Administrative Services Director Approved: Steve Napolitano, City Manager Page 88 of 908 GENERAL ACCOUNT FUND 10/31/2025 11/30/2025 NUMBER FUND NAME BALANCE CASH ADJUSTMENTS CHECKS ADJUSTMENTS BALANCE 001 GENERAL $7,066,255.87 $2,370,415.03 ($2,148,724.07)($1,090,922.21)($494,099.18)$5,702,925.44 105 LIGHTING/LANDSCAPING ($45,750.60)$3,735.95 $12,646.07 ($28,286.45)(2,218.78)($59,873.81) 115 STATE GAS TAX $433,712.53 $95,797.91 ($31,745.20)(943.61)$496,821.63 116 TDA 3 Fund $0.00 $0.00 117 AB939 $189,914.90 $8,062.19 $314.12 $198,291.21 121 PROP A OPEN SPACE ($167,784.72)($167,784.72) 122 TYCO $2,169,069.23 $3,441.52 $2,172,510.75 125 PARK REC FAC TAX $390,004.57 $618.79 $390,623.36 135 BAYVIEW DRIVE DISTRICT ADMIN EXPENSE $7,115.19 $11.29 $7,126.48 138 LOMA DISTRICT ADMIN EXPENSE $23.83 $0.01 $23.84 139 BEACH DRIVE ASSESSMENT DISTRICT ADMIN EXPENSE $1,771.71 $2.81 $1,774.52 140 COMMUNITY DEVELOPMENT BLOCK GRANT $1.37 $1.37 145 PROPOSITION A $254,026.44 $39,696.50 $459.05 ($4,403.46)$289,778.53 146 PROPOSITION C $926,491.82 $32,927.14 ($424.02)($37,364.11)(500.71)$921,130.12 147 MEASURE R $419,084.68 $24,691.67 $475.67 (70.48)$444,181.54 148 MEASURE M $158,574.02 $27,969.41 $295.98 $186,839.41 149 MEASURE W $996,868.26 $272.68 (355.52)$996,785.42 150 GRANTS ($855,489.97)$136,902.44 $105.41 ($9,867.57)($728,349.69) 152 AIR QUALITY MANAGEMENT DISTRICT $142,454.72 ($220.61)(64.37)$142,169.74 153 SUPPLEMENTAL LAW ENFORCEMENT SERVICES $628,242.10 $33,607.52 $1,045.65 ($2,815.30)$660,079.97 157 FEMA/CalOES ($602,668.12)($602,668.12) 158 CARES ACT $0.35 $0.35 160 SEWER MAINTENANCE $2,757,629.73 $12,191.59 ($32,194.98)($41,487.37)(6,499.52)$2,689,639.45 161 STORM DRAIN FUND $2,365,408.82 $28,764.99 ($10,920.00)(7,089.68)$2,376,164.13 170 ASSET SEIZURE/FORFEITURE $515,521.47 $70,930.45 $918.36 ($7,639.73)$579,730.55 180 FIRE PROTECTION $17,605.31 $5.55 $27.93 $17,638.79 190 RTI UNDERSEA CABLE $1,227,791.24 ($2,879.11)(1,325.62)$1,223,586.51 191 RTI UNDERSEA CABLE TIDELANDS $359,190.10 $569.90 $359,760.00 201 2015 LEASE REVENUE BONDS $9,817.85 $9,817.85 301 CAPITAL IMPROVEMENT $13,199,318.83 $8,925.85 ($100,571.99)(5,486.27)$13,102,186.42 313 GREENWICH VILLAGE UTILITY UNDERGROUND ($531,269.16)($531,269.16) 609 BAYVIEW DRIVE REDEMPTION $9,395.69 $14.92 $9,410.61 610 LOWER PIER DISTRICT REDEMPTION $3,605.70 $5.73 $3,611.43 611 BEACH DRIVE ASSESSMENT DISTRICT REDEMPTION $2,330.07 $3.70 $2,333.77 612 BEACH DRIVE ASSESSMENT DISTRICT RESERVE $5,296.22 $8.40 $5,304.62 617 MYRTLE AVE ASSESSMENT FUND $52,130.58 $52,130.58 618 LOMA DRIVE ASSESSMENT FUND $90,040.31 $90,040.31 619 BAYVIEW DRIVE DISTRICT RESERVE $17,385.03 $27.58 $17,412.61 623 GREENWICH BOND RESERVE $58,405.30 $58,405.30 705 INSURANCE $8,729,411.59 $357,627.62 (44,819.99)(597.98)$9,041,621.24 715 EQUIPMENT REPLACEMENT $8,222,791.44 $32,652.02 $124,896.57 ($84,174.28)($5,042.39)$8,291,123.36 TOTAL GENERAL ACCOUNT $50,681,779.16 $48,451,035.71 BALANCE BALANCE ACCOUNTS 10/31/2025 DEPOSITS CHARGES 11/30/2025 PAYROLL $22,019.63 $1,709,359.39 ($1,707,663.79)$23,715.23 CABLE TV DEPOSIT $16,763.73 $16,763.73 $38,783.36 $1,709,359.39 ($1,707,663.79)$40,478.96 TOTAL ALL ACCOUNTS $48,491,514.67 BANK BALANCES INVESTMENTS GENERAL $4,389,932.54 $44,200,703.20 TRUST ACCOUNTS $62,176.62 $4,452,109.16 OUTSTANDING CHECKS ($161,297.69) INTEREST COLLECTED $4,290,811.47 FOR THE MONTH OF NOVEMBER 2025 INVESTMENTS $44,200,703.20 $50,026.08 BALANCE $48,491,514.67 APPROVED : BRANDON WALKER, ADMINISTRATIVE SERVICES DIRECTOR CASH BALANCE REPORT NOVEMBER 2025 Page 89 of 908 City of Hermosa Beach | Page 1 of 3 Meeting Date: January 27, 2026 Staff Report No. 26-CDD-017 Honorable Mayor and Members of the Hermosa Beach City Council ADOPT AN ORDINANCE AMENDING SUBSECTION 17.08.020 (D) OF THE HERMOSA BEACH MUNICIPAL CODE PERTAINING TO HOME OCCUPATIONS (CITYWIDE). CEQA: Determine the ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15061(b)(3) of the CEQA Guidelines (Common Sense Exception). (Community Development Director Alison Becker) Recommended Action: Staff recommends City Council: 1. Adopt by title only and waive second reading of an Ordinance “Approving a Zone Text Amendment (ZTA 25-04), amending Hermosa Beach Municipal Code (HBMC) Subsection 17.08.020 (D) pertaining to Home Occupations (Attachment 1); 2. Determine the Ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15061(b)(3) of the CEQA Guidelines (Common Sense Exception); and 3. Direct the City Clerk to print and publish the summary ordinances in a newspaper of general circulation within 15 days following adoption and post it on the City’s bulletin for 30 days. Executive Summary: At its January 13, 2026 meeting, City Council h eld a public hearing and approved amendments to the Hermosa Beach Municipal Code (HBMC) Section 17.08.020 (D) to simplify and expedite the business license process for home -based businesses. The amendments are intended to enhance customer service, reduce processing time, and improve consistency and transparency in the City’s business licensing practices. This is the second reading to formally adopt the aforementioned changes . Background: The City currently regulates business licensing under Hermosa Beach Municipal Code Chapter 5.04. Hermosa Beach Municipal Code Section 17.08.020 further defines the uses permitted in the R-1 Single-Family Residential Zone, including commercial uses such as home occupations. While the existing procedures for commercial businesses and home occupations provide necessary regulatory oversight, they were developed prior to the Page 90 of 908 City of Hermosa Beach | Page 2 of 3 implementation of the City’s current digital permitting systems and do not fully reflect best practices for online, streamlined, and customer-centered processes. Staff conducted a review of the City’s business license processes in coordination with Administrative Services, Community Development, and the City Manager’s Office. The review identified several opportunities to modernize and clarify existing requirements for both commercial business and home occupation licenses. On December 16, 2025, staff presented the proposed amendments to the Hermosa Beach Planning Commission for review and discussion, received feedback from the Commissioners, and incorporated their input into the final recommendations. At its January 13, 2026 meeting, the City Council considered the Plannign Commission’s recommendation and adopted the draf ordiancne without further amendments. Past Council and Commission Actions Meeting Date Description December 9, 2025 City Council reviewed proposed amendments and directed staff to forward the proposed amendments to the Hermosa Beach Planning Commission. December 16, 2025 Planning Commission reviewed proposed amendments and adopted resolution # 25-24. January 13, 2026 City Council approved Zone Text Amendment 25 -04 pertaining to Home Occupation (Citywide). Analysis: To modernize and streamline the City’s business licensing process, the Planning Commission recommended that City Council approve the proposed amendments to refine and clarify application requirements, ensuring consistency and transparency in documentation standards for both commercial and home-based businesses. The following updates to Section 17.08.020(D) would simplify and modernize home occupation requirements: Proposed Amendments to HBMC Section 17.08.020 (D) – Home Occupations: 1. Update Subsection (7): Replace the reference to “Planning Department” with “Community Development Department” to reflect the current department title. 2. Update Subsection (11): Updating the title from “Planning Director” to current title, “Community Development Director.” This change will ensure our code reflects the most accurate and up-to-date organizational structure. Page 91 of 908 City of Hermosa Beach | Page 3 of 3 3. Update Subsection (12): Per Planning Commission’s recommendation, the Planning Commission review was removed and replaced with review and approval by the “Community Development Director.” This change will streamline the review process while maintaining appropriate administrative oversight and consistency with City procedures. 4. Delete Subsection (17): Remove subsection (17), which requires a physical inspection of the premises prior to permit approval. Staff inspections for home occupations are no longer necessary given the limited, low-impact nature of most home-based businesses. Removing this requirement will reduce staff workload and expedite permit issuance without compromising code compliance or public safety. Additionally, inspections of home offices are no longer common practice in neighboring jurisdictions. Environmental Determination: The proposed zoning text amendment is a project subject to the California Environmental Quality Act (CEQA) and qualifies for an exemption from CEQA pursuant to Section 15061(b)(3) (Common Sense Exemption) of the State CEQA Guidelines (Chapter 3 of Division 6 of Title 14 of the California Code of Regulations). The activity is covered by the Common Sense Exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. There is no possibility that the proposed change to the zoning code may have a significant effect on the environment, therefore the activity is not subject to CEQA. No special circumstances exist that the proposed change would create a significant adverse effect on the environment (i.e. no sensitive species or habitats, no hazardous sites, no scenic highways, no historic resources, etc.). Public Notification: For the January 27, 2026 City Council meeting, a legal ad is not required. A legal ad was published in the Easy Reader on January 1, 2026 for the January 13, 2026 meeting of the City Council. Fiscal Impact: There is no fiscal impact associated with the recommended actions. Attachment: Draft Ordinance Amending HBMC 17.08.020 (D) – Home Occupations Respectfully Submitted by: Leo Zalyan, Management Analyst Concur: Alison Becker, AICP, Community Development Director Noted for Fiscal Impact: Henry Chao, Finance Manager Legal Review: Sarah Lockin, Interim Assistant City Attorney Approved: Steve Napolitano, City Manager Page 92 of 908 Page 1 of 2 ORD NO. 26-XXXX CITY OF HERMOSA BEACH ORDINANCE NO. 26- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, AMENDING SUBSECTION 17.08.020(D) OF THE HERMOSA BEACH MUNICIPAL CODE RELATING TO HOME OCCUPATIONS; AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT RECITALS WHEREAS, Chapter 17.08 “R-1 Single-Family Residential Zone” to Title 17 “Zoning” of the Municipal Code (“Code”) provides development standards for single-family dwellings in the City of Hermosa Beach (“City”) to assure adequate access to schools, parks, and facilities; prohibit negative impacts from nonresidential uses; protect the residential character of neighborhoods; and encourage a high quality environment for family life; and WHEREAS, Code Section 17.08.020 defines the permitted uses in the R-1 Zone, which includes home occupations pursuant to subsection 17.08.020(D); and WHEREAS, the City desires to amend Code subsection 17.08.020(D) to update and streamline the requirements for home occupations in the R-1 Zone; and WHEREAS, the Hermosa Beach Planning Commission passed Resolution No. 25-XX recommending the adoption of the proposed Ordinance after conducting a duly noticed public hearing at its meeting on December 16, 2025, and considered all public comment and testimony. THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference. SECTION 2. Amendment. Subsection 17.08.020(D) of the Code is hereby amended to read as follows: a. Subsection D.7 is amended by replacing the words “planning department” with the words “Community Development Department”. b. Subsection D.11 is amended by replacing the words “planning director” with the words “Community Development Director”. c. Subsection D.12 is amended by replacing the words “planning commission” with the words “Community Development Director”. Page 93 of 908 Page 2 of 2 ORD NO. 26-XXXX d. Subsection D.17 is deleted in its entirety. SECTION 3. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications; and, to this end, the provisions of this Ordinance are severable. SECTION 4. California Environmental Quality Act (“CEQA”). The City Council finds that this Ordinance is not subject to CEQA pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines (Chapter 3 to Title 14 of the California Code of Regulations) because it has no potential for resulting in physical change to the environment, directly or indirectly. SECTION 5. Certification. The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City’s book of original Ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the Ordinance’s passage and adoption, cause it to be published or posted in accordance with California law. SECTION 6. Effective Date. This Ordinance shall become effective, and be in full force and effect, from and after thirty (30) days of its final passage and adoption. PASSED, APPROVED and ADOPTED on this 13th day of January 2026. AYES: NOES: ABSTAIN: ABSENT: Mayor Rob Saemann PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM: ________________________________ ________________________________ Myra Maravilla Jason Baltimore City Clerk Interim City Attorney Page 94 of 908 City of Hermosa Beach | Page 1 of 3 Meeting Date: January 27, 2026 Staff Report No. 26-PD-005 Honorable Mayor and Members of the Hermosa Beach City Council APPROVAL OF THE FIRST AMENDMENT TO THE AGREEMENT WITH FLOCK SAFETY (Police Chief Landon Phillips) Recommended Action: Staff recommends City Council: 1. Approve the proposed first amendment to an agreement with Flock Safety for the lease of ten Automated License Plate Readers (ALPRs) for an additional year for a total of $30,000 (Attachment 1); and 2. Authorize the City Manager to execute and the City Clerk to attest the proposed first amendment, subject to approval by the City Attorney. Executive Summary: The Hermosa Beach Police Department (HBPD) is currently leasing ten ALPRs from Flock Safety. These ALPRs are placed thoughout the City of Hermosa Beach in several key locations. The current agreement with Flock Safety is a two-year lease and is set to expire at the end of January 2026. To continue this agreement, staff recommends the approval of the proposed first amendment to the agreement with Flock Safety for a one - year extension. Background: At its April 26, 2022 meeting, City Council approved the purchase of four ALPRs through Vigilant Solutions, LLC. These four ALPRs were placed in key points of entry into the City with the highest volume of cars. At its July 25, 2023 meeting, City Council approved a two-year lease agreement with Flock Safety for ten ALPRs, for total of $61,500. Staff decided to go with Flock Safety’s leasing program to reduce costs relating to maintenance, including hardware or software malfunction, and equipment replacement. Past Council Actions Meeting Date Description July 25, 2023 City Council approved a two-year lease of ten ALPRs through Flock Safety. Page 95 of 908 City of Hermosa Beach | Page 2 of 3 Discussion: The Department’s ALPR program continues to be a critical component in technology- based crime prevention and investigative strategy. Since its implementation, the system has been routinely used to support criminal investigations, identify suspects, and assi st in cases involving stolen vehicles and felony warrants. The ability to quickly search vehicle characteristics has significantly reduced investigative time and increased the likelihood of cases being solved. Currently, all Flock ALPRs are strategically positioned at key ingress and egress points throughout the city, providing valuable information given the city’s geographic layout and high daily traffic volume. In addition, the Hermosa Beach Police Department works with authorized agencies with prior department-approval to share limited, case-specific data in accordance with established policies. It allows the ability to identify suspects involved in crimes that cross jurisdictional boundaries. Privacy and transparency continue to remain central in the use of ALPR technology. The system does not use facial recognition, collect personal identifying information, and enforce traffic violations. Data access requires a documented search reason, creating an audit trail. Extending the lease for an additional year allows HBPD to maintain continuity of operations while further evaluating long-term technology needs, usage trends, and funding strategies. Without the amendment, existing equipment will need to be removed and there would be a loss in historical data. Staff recommends an amendment to the agreement with Flock to extend it by one year for a total of $30,000. Fiscal Impact: Flock provided HBPD with a one-year renewal quote (Attachment 2) which would extend the current agreement for a total of $30,000. The Department currently leases ten cameras, with the lease cost of $3,000 per camera , per year. A total of $30,000 was approved in the Fiscal Year 2025-26 Budget from the Supplemental Law Enforcement Services Fund for the extension. Agreement Request Request Amount FY 2025-26 Budget Dept. Account # Total Contract Amount $30,000 153-2106-5405 $30,000 Attachments: 1. Proposed First Amendment to Master Services Agreement with Flock Safety 2. One-Year Renewal Quote Respectfully Submitted by: Joanne Loeza, Management Analyst Concur: Landon Phillips, Police Chief Noted for Fiscal Impact: Henry Chao, Finance Manager Page 96 of 908 City of Hermosa Beach | Page 3 of 3 Concur: Brandon Walker, Administrative Services Director Legal Review: Jason Baltimore, Interim City Attorney Approved: Steve Napolitano, City Manager Page 97 of 908 65270.00022\44437191.1 FIRST AMENDMENT TO MASTER SERVICES AGREEMENT BETWEEN THE CITY OF HERMOSA BEACH AND FLOCK GROUP INC. This First Amendment to the Master Services Agreement for Automated License Plate Reader Camera’s (“First Amendment”) is made and entered into as of December 9th, 2025 (“Effective Date”), by and between the City of Hermosa Beach (a municipal corporation organized and operating under the laws of the State of California with its principal place of business at 1315 Valley Drive, Hermosa Beach, California 90254) (“City”) and Flock Group Inc., (a Delaware corporation with its principal place of business at 1170 Howell Mill Road, Suite 210, Atlanta, GA 30318) (“Contractor”). City and Contractor are hereinafter sometimes referred to individually as “Party” and collectively as the “Parties”. RECITALS A. The Parties entered an agreement dated May 23, 2023 (“Agreement”), for Contractor to provide Automated License Plate Reader Camera’s (“ALPR’s) and Related Services (“Services”); and B. The Parties now desire to amend the Agreement in order to exercise the renewal options of the Agreement to extend the ALPR’s leases and related services for an additional one-year term. NOW, THEREFORE, the Parties mutually agree as follows: AGREEMENT 1. Incorporation of Recitals. The recitals listed above are true and correct, and are hereby incorporated herein by this reference. 2. Amendment. Section 7 (Term and Termination) of the Agreement is hereby amended to affirm the City’s renewal options, renewing the Agreement term for an additional 12 months pursuant to the original order form and exercising the City’s acceptance of the renewal quote attached hereto as Exhibit A. 3. Continuing Effect of Agreement. Except as amended by this First Amendment, all provisions of the Agreement shall remain in full force and effect; and shall govern the actions of the Parties under this First Amendment. Whenever the term “Agreement” appears in the original Agreement from and after the date of this First Amendment, it shall mean the Agreement as amended by this First Amendment. 4. Electronic Transmission. A manually signed copy of this First Amendment which is transmitted by facsimile, electronic mail, or other means of electronic transmission shall be Page 98 of 908 65270.00022\44437191.1 deemed to have the same legal effect as delivery of an original executed copy of this First Amendment for all purposes. This First Amendment may be signed using an electronic signature. 5. Counterparts. This First Amendment may be signed in counterparts, each of which shall constitute an original. SIGNATURE PAGE FOR FIRST AMENDMENT TO MASTER SERVICES AGREEMENT BETWEEN THE CITY OF HERMOSA BEACH AND FLOCK GROUP INC. IN WITNESS WHEREOF, the Parties hereto have executed this First Amendment on the Effective Date. CITY OF HERMOSA BEACH APPROVED BY: Steve Napolitano City Manager Attested By: Myra Maravilla City Clerk APPROVED AS TO FORM: Best Best & Krieger LLP Interim City Attorney FLOCK GROUP INC. President/Vice President Page 99 of 908 Flock Safety + CA - Hermosa Beach PD ______________ Flock Group Inc. 1170 Howell Mill Rd, Suite 210 Atlanta, GA 30318 ______________ MAIN CONTACT: Emily Atzen emily.atzen@flocksafety.com +16266606222 Created Date: 12/12/2025 Expiration Date: 01/03/2026 Quote Number: Q-177260 PO Number: Page 100 of 908 Quote This document is for informational purposes only. Pricing is subject to change. Bill To: 540 Pier Ave Hermosa Beach, California 90254 Ship To: 540 Pier Avenue Hermosa Beach, California 90254 Billing Company Name: CA - Hermosa Beach PD Subscription Term: 12 Months Billing Contact Name: Renewal Term: Billing Email Address: Payment Terms: Net 30 Billing Phone: Billing Frequency: Annual - First Year at Signing. Hardware and Software Products Annual recurring amounts over subscription term Item Cost Quantity Total Flock Safety Platform $30,000.00 Flock Safety LPR Products Flock Safety LPR, fka Falcon Included 10 Included Professional Services and One Time Purchases Item Cost Quantity Total One Time Fees Subtotal Year 1: $30,000.00 Annual Recurring Subtotal: $30,000.00 Estimated Tax: $0.00 Contract Total: $30,000.00 Taxes shown above are provided as an estimate. Actual taxes are the responsibility of the Customer. This is not an invoice – this document is a non-binding proposal for informational purposes only. Pricing is subject to change. Page 101 of 908 Page 102 of 908 Product and Services Description Flock Safety Platform Items Product Description One-Time Fees Service Description Installation on existing infrastructure One-time Professional Services engagement. Includes site & safety assessment, camera setup & testing, and shipping & handling in accordance with the Flock Safety Advanced Implementation Service Brief. Professional Services - Standard Implementation Fee One-time Professional Services engagement. Includes site and safety assessment, camera setup and testing, and shipping and handling in accordance with the Flock Safety Standard Implementation Service Brief. Professional Services - Advanced Implementation Fee One-time Professional Services engagement. Includes site & safety assessment, camera setup & testing, and shipping & handling in accordance with the Flock Safety Advanced Implementation Service Brief. FlockOS Features & Description FlockOS Features Description Community Network Access The ability to request direct access to feeds from privately owned Flock Safety LPR cameras located in neighborhoods, schools, and businesses in your community, significantly increasing actionable evidence that clears cases. Unlimited Users Unlimited users for FlockOS State Network (License Plate Lookup Only) Allows agencies to look up license plates on all cameras opted into the Flock Safety network within your state. Nationwide Network (License Plate Lookup Only) With the vast Flock Safety sharing network, law enforcement agencies no longer have to rely on just their devices alone. Agencies can leverage a nationwide system boasting 10 billion additional plate reads per month to amplify the potential to collect vital evidence in otherwise dead-end investigations. Law Enforcement Network Access The ability to request direct access to evidence detection devices from Law Enforcement agencies outside of your jurisdiction. Time & Location Based Search Search full, partial, and temporary plates by time at particular device locations License Plate Lookup Look up specific license plate location history captured on Flock devices Vehicle Fingerprint Search Search footage using Vehicle Fingerprint™ technology. Access vehicle type, make, color, license plate state, missing / covered plates, and other unique features like bumper stickers, decals, and roof racks. Insights & Analytics Reporting tool to help administrators manage their LPR program with device performance data, user and network audits, plate read reports, hot list alert reports, event logs, and outcome reports. Real -Time NCIC Alerts on Flock ALPR Cameras Receive automated alerts when vehicles entered into established databases for missing and wanted persons are detected, including the FBI's National Crime Information Center (NCIC) and National Center for Missing & Exploited Children (NCMEC) databas es. Unlimited Custom Hot Lists Ability to add a suspect's license plate to a custom list and get alerted when it passes by a Flock camera Page 103 of 908 City of Hermosa Beach | Page 1 of 2 Meeting Date: January 27, 2026 Staff Report No. 26-CR-010 Honorable Mayor and Members of the Hermosa Beach City Council APPROVAL OF AGREEMENT WITH THE HERMOSA GARDEN CLUB FOR USE OF COMMUNITY CENTER AND THE CLARK BUILDING (Community Resources Director Lisa Nichols) Recommended Action: Staff recommends City Council: 1. Approve an agreement with the Hermosa Garden Club for use of the Clark Building and Community Center beginning February 2026 through June 2028 (Attachment 1); and 2. Authorize the City Manager to execute the agreement and the City Clerk to attest, subject to approval by the City Attorney. Executive Summary: The Hermosa Garden Club (Garden Club) requests approval of a three-year agreement for use of the Community Center for monthly board meetings and the Clark Building for its annual plant sale beginning February 2026 through June 2028. The agreement formalizes the club’s use of City facilities, waives rental fees for Community Center meetings, and requires payment of 25% of direct City costs associated with use of the Clark Building in accordance with the Master Fee Schedule. Background: The Garden Club was founded in 1957 with the mission to in crease knowledge and interest within the community in civic beautification, gardening, and conservation. The Garden Club requests to hold its board meetings on the second Tuesday of each month at the Community Center from September through June, and its annual main fundraising event at the Clark Building, which is a plant sale with a raffle, bake sale, and family-friendly activities, held in the month of May. The Garden Club would continue to host its general meetings, which are on the third Tuesday of each month from September through June, at the Hermosa Beach Kiwanis Club for the foreseeable future. Discussion: To permit the Garden Club’s requested use of the facility, staff worked with the club to develop mutually agreeable terms for a three-year agreement permitting the club’s use of a classroom at the Community Center and the Clark Building beginning in February 2026 through June 2028. Page 104 of 908 City of Hermosa Beach | Page 2 of 2 The proposed agreement incorporates terms, including but not limited to, the following: The Garden Club may use a room at the Community Center for the club’s monthly board meetings on the second Tuesday of each month from September through June and the Clark Building for the club’s annual plant sale on an agreed-upon Saturday in May. The club would pay 25% of direct costs associated with the use of the Clark Building per the City’s annual Master Fee Schedule. Direct costs would include City staff time associated with the use of the facility. The City would waive all rental fees for use of the Community Center room. The City would provide four reserved parking spaces adjacent to the Clark Building for the club’s use during approved reservation times. Fiscal Impact: If the proposed agreement is approved, the Garden Club will be respon sible for paying 25% of direct costs associated with the use of the Clark Building, in accordance with the City’s annual Master Fee Schedule. These costs are estimated to total approximately $59.75 each fiscal year for City staff time related to the club’s plant sale. Attachment: Proposed Garden Club Agreement January 2026 through June 2028 Respectfully Submitted by: Lisa Nichols, Community Resources Director Noted for Fiscal Impact: Henry Chao, Finance Manager Concur: Brandon Walker, Administrative Services Director Approved: Steve Napolitano, City Manager Page 105 of 908 65270.00001\44514829.1 1 FACILITY USE AGREEMENT BETWEEN THE CITY OF HERMOSA BEACH AND THE HERMOSA GARDEN CLUB This Facility Use Agreement (hereinafter called “Agreement”) is made and entered into on this 27th day of January, 2026, by and between the City of Hermosa Beach, a California municipal corporation (hereinafter called “CITY”) and the Hermosa Garden Club, an unincorporated association (hereinafter called “HGC”). CITY and HGC are sometimes individually referred to herein as “Party” and collectively referred to as “Parties.” RECITALS A. CITY is the owner of certain real property commonly known as the Community Center located at 710 Pier Avenue, Hermosa Beach, CA 90254 (hereinafter referred to as “CC”), as depicted on the site map attached hereto as Exhibit A and incorporated herein by reference. B. CITY is the owner of certain real property commonly known as the Clark Building located at 861 Valley Drive, Hermosa Beach, CA 90254 (hereinafter referred to as “CLARK”), as depicted on the site map attached hereto as Exhibit B and incorporated herein by reference. CC and CLARK are sometimes collectively referred to as “Facilities.” C. HGC has requested, and CITY is willing to make the CC available to HGC for its board meetings, and CLARK available for its annual fundraiser event , “the Plant Sale”, pursuant to the terms and conditions of this Agreement. NOW, THEREFORE, in consideration of the foregoing and contained herein, the Parties agree as follows: I. TERM, PAYMENT and TERMINATION. a. The Term of this Agreement shall be for a period commencing on the 27th day of January, 2026 and ending on the 30th day of June, 2028. b. HGC fees shall be waived for all direct and indirect costs associated with its use of the CC including but not limited to CITY staff time dedicated to the use of the CC by HGC, and use of CITY equipment. Such costs are established in the CITY’s annual Master Fee Schedule. c. HGC shall pay CITY 25% of direct costs associated with its use of CLARK, including but not limited to CITY staff time dedicated to the use of CLARK by HGC, and use of CITY equipment such as the projector and screen. Such costs are established in the CITY’s annual Master Fee Schedule. Indirect fees shall be waived. d. All rental payments shall be made to the CITY annually on the 1st day of September. Page 106 of 908 65270.00001\44514829.1 2 e. Notwithstanding any other provision of this Agreement, both Parties reserve the right to terminate this Agreement at any time, with or without cause, upon giving thirty (30) days written notice to the other Party as outlined in Section X. II. HGC RESPONSIBILITIES. a. HGC agrees to use a room at the CC only for HGC Board Meetings from 12pm to 3pm on the second Tuesday of each month from September to June. HGC agrees to use CLARK only for the Annual Plant Sale Fundraiser Event on the first Saturday in May and for no other purpose without the written consent of the CITY. HGC shall, at the approval of this Agreement, provide the CITY with a schedule of any additional reservation requests that fall within the terms of the Agreement, and approval of such reservation requests shall be subject to availability of the CC and CLARK. b. HCG may utilize the exterior area of the Clark Building, including the lawn , for event activities. c. HGC may not assign or sublease all or any portion of the Facilities. CARE AND MAINTENANCE OF FACILITIES. a. HGC understands that the Facilities are being rented in as-is condition. HGC shall be responsible for repairs caused by HGC’s use and wear and tear. b. HGC may request maintenance from the CITY, to be approved or denied based on scope and necessity. Request shall be made through the CITY website or Go Hermosa app. c. HGC will immediately report all vandalism to the CITY-designated liaison upon discovery. d. HGC confirms its acknowledgement that all CITY properties are smoke-free facilities. e. HGC shall not mark, drill or deface any walls, ceilings, floors, wood , or iron work. f. HGC shall remove refuse upon the completion of their scheduled use. g. HGC shall be responsible for all drain cleaning and plumbing repairs to sinks resulting from food preparation or dishwashing. h. HGC confirms its acknowledgment that no signs or awning shall be erected or maintained upon or attached to the outside of the Facilities or placed in any windows. Page 107 of 908 65270.00001\44514829.1 3 i. HGC agrees to keep and maintain the Facilities in good condition and to return to CITY the Facilities upon completion of daily use in the same condition as when HGC took possession of the Facilities excepting reasonable wear and tear, and does promise to pay CITY upon demand the reasonable sums to repair the premises in the event of a violation of this provision. j. HGC is prohibited from making any alterations or performing any construction whatsoever to the Facilities. k. HGC shall provide emergency contact information for a party responsible for HGC should the CITY require immediate correspondence. Contact may occur at any time. l. HGC agrees to inform the City immediately of any and all identified potential safety hazards and risks associated with the Facilities. RULES, REGULATIONS and ORDINANCES. a. HGC agrees to comply strictly with all applicable laws and the Clark Building Use Policy, which outlines the rules and regulations adopted by the City Council , attached hereto as Exhibit C and incorporated herein by reference. INSURANCE. a. HGC shall obtain and maintain at all times during the term of this Agreement a Certificate of Insurance providing personal injury and property damage liability insurance naming CITY its officers, employees, and agents as additional insured with a minimum coverage of $2 million combined single limit coverage. Insurance is to be placed with insurers with a current AM Best’s rating of no less than A: VII. Said insurance shall not be canceled or altered without thirty (30) days’ notice in writing to CITY. b. HGC insurers shall be primarily responsible for all liability resulting from or arising out of the performance of this Agreement, and CITY and their insurers shall not be required to contribute. c. For insurance purposes, the Facilities shall be defined to include all areas occupied or affected by HGC’s activities, as depicted in Exhibit A and Exhibit B. INDEMNITY and ASSUMPTION OF RISK. a. HGC shall hold harmless and indemnify the CITY , its officers, agents and employees from every claim or demand which may be made by reason of any injury and/or death to persons and/or injury to property caused by any direct or indirect act or any omission of HGC, its officers, agents and employees arising out of Lessee's use of Page 108 of 908 65270.00001\44514829.1 4 the premises. HGC, at its own cost, expense and risk shall defend any and all actions, suits or other proceedings that may be brought or instituted against the CITY on any such claim or demand and pay or satisfy any judgment that may be rendered against the CITY on any such action, suit, or legal proceedings as a result hereof. b. CITY shall hold harmless and indemnify HGC, its officers, agents and employees from every claim or demand which may be made by reason of any injury and/or death to persons and/or injury to property caused by any direct or indirect act or any omission of the CITY, its officers, agents and employees arising out of the CITY's use of the premises. CITY, at its own cost, expense, and risk shall defend any and all actions, suits or other proceedings that may be brought or instituted against Lessee on any such claim or demand and pay or satisfy any judgment that may be rendered against the Lessee on any such action, suit, or legal proceedings as a result hereof. III. CITY RESPONSIBILITIES. a. CITY shall provide HGC a designated liaison from the Community Resources Department to serve as the designated contact. All decisions of a CITY designee shall be final with respect to any issues that involve compliance with this Agreement as well as any issues that directly and/or adversely impact the community. Said CITY designee shall consult with the designated representative of HGC and it shall be the goal of both Parties to reach mutual agreement on matters related to this Agreement. b. CITY shall provide four (4) parking passes for parking spaces adjacent to CLARK for HGC to use during approved rental reservation times. c. CITY shall provide HGC with access to the Facilities only during HGC’s reserved Facilities use time. CARE AND MAINTENANCE OF FACILITIES. a. CITY has no duty or obligation to reconstruct the Facilities in the event of destruction or partial destruction of the Facilities. CITY, at its option, may reconstruct or repair the Facilities, whereupon this Agreement shall remain in full force and effect except that no rent will be owing to CITY during said period of reconstruction of repair if such reconstruction or repair interferes with the tenancy created herein to the extent that the Facilities cannot be used for the purposes intended. In the event CITY at its sole discretion determines not to reconstruct or repair the Facilities then either Party at its option may cause this Agreement to be terminated and neither Party shall have any liability each to each other. IV. DEFAULT. Page 109 of 908 65270.00001\44514829.1 5 a. Should HGC fail to pay any monies due pursuant to this Agreement within three (3) days after written notice from CITY or to perform any other obligation required pursuant to the terms of this Agreement within thirty (30) days after notice from CITY, CITY may immediately cause this Agreement to be terminated and thereafter take any action and pursue all remedies available under the laws t hat exist in the State of California. V. INDEPENDENT CONTRACTOR. a. CITY and HGC shall each be and act as independent contractors and under no circumstances shall this Agreement be construed as one of agency or partnership between CITY and HGC. Each Party acknowledges and agrees that it neither has nor will give the appearance or impression of having any legal authority to bind or commit the other Party in any way other than as authorized by this Agreement. Nothing in this Agreement shall be construed to create a joint venture between the Parties hereto or to obligate either Party for debts or obligations incurred by the other Party in the performance of this Agreement. VI. COMPLIANCE WITH THE LAW . a. Should it be determined that this Agreement or any provision hereof violates any federal, state, or local law or regulation, then the Parties shall promptly modify this Agreement to the extent necessary to bring about compliance with such law and/or regulation; provided, however, that if such modification would cause this Agreement to fail in its essential purpose or purposes, it shall be deemed cancelled by mutual agreement of the Parties and neither Party shall have any further obligations or liabilities with respect to this Agreement. VII. RESERVATION OF RIGHTS BY CITY. a. CITY reserves the right in its sole discretion at any time or times to close and suspend the use of the Facilities subject to this Agreement for any duration in order to protect public health and safety. Any such closure will not constitute a breach or a default of this Agreement. CITY shall have no liability whatever to HGC for the effect of such suspension and closure of the Facilities, nor shall CITY have any responsibility to provide HGC with substitute location(s). HGC’s rights under this Agreement are subject and subordinate to CITY’s police and emergency powers in addition to CITY’s rights to manage its municipal facilities and its contractual rights as described in this Agreement. b. Subject to prior provisions, this Agreement is binding upon the heirs, assigns and successors of interest of the Parties. VIII. ENTIRE AGREEMENT. Page 110 of 908 65270.00001\44514829.1 6 a. This Agreement constitutes the entire understanding between the Parties with respect to the subject matter hereof and supersedes all prior understandings or agreements in regard hereto. This Agreement cannot be altered or modified except by an agreement in writing signed by both parties . IX. ATTORNEYS FEES. a. The Parties agree that in the event any action is instituted concerning any of the provisions of this Agreement, the prevailing party may in the discretion of the court be granted as an additional item of damages its attorneys ’ fees. X. NOTICE. a. Any notice, demand, request, consent, approval or communication required to be made or given pursuant to the provisions of this Agreement may be either personally served upon the Party or deposited in the United States mail, postage prepaid. CITY OF HERMOSA BEACH CITY HALL 1315 VALLEY DRIVE HERMOSA BEACH, CA. 90254 HERMOSA GARDEN CLUB PO Box 782 Hermosa Beach, CA 90254 Any notices so given pursuant to the provisions of this paragraph will be deemed served twenty-four (24) hours after the deposit thereof in the United States mail. XI. NON-DISCRIMINATION. Lessee shall not in the management, operation, rental, use, or maintenance of the premises discriminate against any person or group based on race, religion, color, medical condition, sex, national origin, political affiliation or opinion, or pregnancy or pregnancy-related condition. [signatures on following page] Page 111 of 908 65270.00001\44514829.1 7 In Witness Whereof, the Parties have executed this Agreement as set forth below. CITY OF HERMOSA BEACH ________________________________ ___________________________________ Mayor, Rob Saemann City Manager, Steve Napolitano ________________________________ ___________________________________ ATTEST APPROVED AS TO FORM City Clerk, Myra Maravilla Interim City Attorney, Jason Baltimore HERMOSA GARDEN CLUB _________________________________ _________________________________ Hermosa Garden Club Parliamentarian Hermosa Garden Club President Alexis Slafer Betty Starr Page 112 of 908 65270.00001\44514829.1 8 EXHIBIT A: COMMUNITY CENTER SITE MAP Page 113 of 908 65270.00001\44514829.1 9 EXHIBIT B: CLARK SITE MAP Page 114 of 908 65270.00001\44514829.1 10 EXHIBIT C: CLARK BUILDING USE POLICY CLARK BUILDING USE POLICY City of Hermosa Beach • Community Resources Department 710 Pier Avenue, Hermosa Beach, CA 90254 (310) 318-0280 hbconnect@hermosabeach.gov The Clark Building was renovated in 2025 and is located at 861 Valley Drive. The 5,119 sq. ft. art deco facility provides a banquet hall and a variety of spaces and amenities, which users may select a la carte, such as a kitchen, meeting room, stage, podium, audio system, and projector and screen. Tables and chairs are included with all reservations. This historic building can accommodate social and business events, celebrations, or gatherings of various sizes. RULES AND REGULATIONS 1. Hours of operation: Sunday through Thursday 8:00am to 10:00pm and Friday and Saturday 8:00am to 11:00pm. 2. The Clark Building's reservation rate includes the banquet hall, restrooms, and tables and chairs. The podium is available by request at no additional cost to the reservation holder. The kitchen, meeting room, stage, audio system, and projector and screen are available by request at a cost to the reservation holder. 3. All activities related to the reservation must remain within City approved reserved spaces within the Clark Building. The reservation does not include the use of the adjacent outdoor spaces or lawns unless approved by the City. 4. The maximum assembly occupancy of the banquet hall is 200 persons. The maximum occupancy may vary depending on the event layout. 5. The maximum assembly occupancy of the meeting room is 12 persons. The maximum occupancy total may vary depending on the event layout. 6. No smoking is permitted at any public location within the City of Hermosa Beach. 7. Open flame, propane cooktops, and pyrotechnics, of any kind, are strictly prohibited. 8. Decorative materials of an explosive or highly flammable character shall not be used. 9. Painter tape may be used to secure decorative items to the facility. Other t ape or other adhesive, nails, screws, tacks, or pins to secure materials or objects to the facility’s fixtures may not be used. 10. Glitter, confetti, rice, or birdseed may not be used. Flower petals are permissible. 11. Foil, “metalized,” or Mylar balloons may not be used. 12. The release of any balloons is prohibited. 13. No storage is provided. All items associated with the reservation must arrive during the approved reservation time and must leave the building at the conclusion of the reservation. 14. A reservation with groups composed of minors must be supervised by an adult over the age of 21 for each 10 minors. 15. Parking is extremely limited within the City of Hermosa Beach. Adjacent public parking lots are available. The City shall consider requests for reserved parking for reservations should the request not exceed more than four parking spaces at an additional cost to the reservation holder. 16. The reservation holder is responsible for the conduct of all persons associated with the reservation and must be in attendance for the duration of the party or designate an alternate to represent the reservation. 17. The reservation holder is responsible for conducting an orderly event and at the conclusion of the reservation must leave the facility in its original state. The reservation holder’s clean-up responsibilities include but are not limited to, clearing tables, chairs, surfaces, and floors of all products, equipment, or trash associated with the reservation, and the placement of any trash into designated containers. This must be completed promptly within the approved reservation time. Page 115 of 908 65270.00001\44514829.1 11 STAFFING AND SECURITY 1. The City’s Monitor is assigned to oversee the facility during all reservation times unless otherwise approved by the City. 2. The City’s Monitor is assigned to specific duties and is not responsible for any tasks associated with reservation, other than the set-up and teardown of tables, chairs, and the podium or stage if requested. 3. The City’s Audiovisual (AV) Technician is assigned to specific duties related to the setup and operation of the projector and screen, and audio system only. The AV Technician is the only one permitted to operate such equipment. 4. At the beginning of each reservation, the reservation holder or a designated representative is required to check in and check out with the Monitor by signature. 5. Reservation holders are required to schedule break times with City staff if the reservation exceeds five hours. Both parties will agree on this scheduled time to provide the least impact on the reservation. 6. City staff is not authorized to sign or accept any deliveries pertaining to the reservation. Any deliveries must be handled by the reservation holder within the reservation time. 7. The City reserves the right to assign additional City staff, Police, or Fire Personnel, or require the reservation holder to provide Security Guards to ensure a smooth and safe event. Additional costs will be the responsibility of the reservation holder. AMPLIFIED SOUND 1. Reservation holders may request the use of the City’s audio system or the approval to bring in its own audio system or disc jockey for the purpose of giving instructions, directions, lectures, or transmitting music. 2. Amplified sound shall only be permitted between the hours of 9:00am to 9:00pm on Sunday through Thursday and 9:00am to 10:00pm on Friday and Saturday. 3. If approved, reservation holders are required to obtain an Amplified Sound Permit at an additional cost to the reservation holder. FOOD AND BEVERAGES 1. The reservation holder is responsible for and required to provide all equipment necessary for food and beverages associated with the reservation. 2. Alcoholic beverage service may only be considered for approval with the reservation in the case that the reservation holder: a. Hires an Alcoholic Beverage Control (ABC) licensed caterer. i. The City must be provided with a copy of the Type 58 caterer’s permit or the Type 91 beer manufacturer’s caterer permit. b. The reservation holder is an existing nonprofit organization with a valid tax I.D. number and is approved for a Daily License Authorization through the filing of Form ABC -221 through the Department of Alcoholic Beverage Control. i. The City must be provided with a copy of the Daily License. 3. Alcohol service shall be permitted through 9:00pm. 4. Reservation holders approved to use the kitchen will be provided with a ‘Clark Building Kitchen Use Manual’ to outline specific rules and regulations pertaining to its use. 5. All businesses providing catering must obtain a business license or have one on file with the City of Hermosa Beach. 6. Reservation holders planning to cater are encouraged to choose a Hermosa Beach -based business. 7. Reservation holders with reservations on Fridays and Saturdays may qualify for a 5% discount on hourly reservation rates should they hire a Hermosa Beach based ABC licensed caterer and/or business for catering services. 8. Reservation holders are prohibited from utilizing single-use plastics (including but not limited to plastic cups, straws, utensils, bags) and polystyrene products. Alternatives include compostable, glass, porcelain, stainless steel, wood, or other eco-friendly materials. Page 116 of 908 65270.00001\44514829.1 12 AMENITIES 1. The use of tables and chairs is included in the reservation rate. Table and chair options are provided in Exhibit A. Linens are not included. 2. An event layout must be selected at least one week prior to the reservation with the specific table and chair placement, as well as the podium and stage if requested. City staff will set up the facility according to the layout in advance of the reservation start time. 3. If upon arrival, the setup needs to be modified, the reservation holder shall not move any equipment. The Monitor will modify the setup as needed to a reasonable extent. 4. Reservation Holders must select their tables and chairs through the options available in Exhibit A and are not permitted to provide their own tables or chairs. 5. Internet access will be made available to the reservation holder. 6. If the reservation holder is requesting the use of the audio system, podium, and/or projector and screen, City staff will reach out at least one week prior to the reservation to discuss the reservation holder’s audiovisual needs. 7. Amenities shall not be removed from the facility. 8. The reservation holder will be responsible for any missing, damaged, or vandalized equipment. SCHEDULE CHANGES, CANCELLATIONS, AND PAYMENT PROCEDURES 1. Reservations may be made up to one year in advance. 2. The application fee and security deposit must be received with the application. 3. All remaining fees are due two weeks prior to the reservation date. If the reservation includes several reservation dates on an ongoing month to month basis, the reservation holder will be invoiced on the last Monday of each month for the entirety of the upcoming month’s reservation fees. Invoices must be paid within 72 hours from the time the invoice was sent. Failure to pay may result in the cancellation of the reservation(s). 4. Any schedule changes or cancellations must be made in writing by the 15th of the month prior to the month in which the reservation date the reservation holder is requesting a change or cancellation for is scheduled to take place. Schedule changes received after the 15th of the month prior are not guaranteed. Cancellations received after the 15th of the month prior will forfeit the security deposit. 5. Any damage, loss of City equipment, or excess time spent by the reservation holder or by City staff to ensure adequate clean-up is completed will be retained from the security deposit. If the total exceeds the amount of the security deposit, the reservation holder will be billed. 6. Any fees incurred by the City in connection with clean-up activities and associated repairs as a result of the reservation will be retained from the security deposit. If the total exceeds the amount of the security deposit, the reservation holder will be billed. 7. Any policy violations may result in a loss of the security deposit. 8. Under any circumstance, the City has the right to cancel any reservation. Although very rare, unforeseen circumstances may arise, preventing the City from fulfilling the obligations of the reservation. INSURANCE Applicant agrees to furnish the City of Hermosa Beach with evidence of comprehensive general liability insurance in the form of a certificate naming "the City of Hermosa Beach, its officers, agents, volunteers, and employees as additional insureds." This exact verbiage is required. Applicant shall notify the City at least thirty (30) days prior to the termination, reduction, cancellation, suspension, modification, or expiration of the policy. Notwithstanding the foregoing, Applicant shall maintain insurance coverage mee ting the standards outlined in this Section at all times during the term of the activity or activities for which Applicant submitted its application, as reflected in and permitted by this Agreement. All certificates are subject to the approval of the City’s Risk Manager. Coverage shall be at least as broad as Insurance Services Form CG 00 01 covering commercial general liability on an "occurrence" basis, including property damage, bodily injury, death, and personal and advertising injury with limits no less than two million dollars ($2,000,000) per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this Agreement, or the general aggregate limit shall be twice the required occurrence limit. The City reserves the right to request greater or lesser amounts of insurance coverage. Page 117 of 908 65270.00001\44514829.1 13 If the use includes athletic activities , Applicant shall provide evidence that the commercial general liability insurance includes coverage for injuries to athletic participants and participant accident insurance. If the Applicant maintains broader coverage and/or higher limits than the minimums shown above, the City requires and shall be entitled to the broader coverage and/or the higher limits maintained. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City. ADDITIONAL INSURANCE REQUIREMENTS FOR EVENTS WITH CATERING AND ALCOHOL If the use includes the sale of alcohol, Applicant shall maintain full liquor liability insurance coverage in an amount not less than $1,000,000 per occurrence, $1,000,000 general aggregate for events where alcohol is sold. For events where alcohol is served but not sold to event attendees , Applicant shall submit liquor host liability coverage. If Applicant contracts with a third-party service provider for catering and/or alcohol services , Applicant will require the service provider to procure and maintain, at its sole cost and expense, comprehensive general liability insurance in an amount not less than $1,000,000 per occurrence, $1,000,000 general aggregate, and if applicable, liquor liability coverage in an amount not less than $1,000,000 per occurrence, $1,000,000 general aggregate, or other lines of coverage the City requires. Both City and Applicant shall be endorsed as additional insureds under the service provider’s liquor liability coverage. Proof of all coverage shall be submitted to the City for review at least 30 days prior to the event date. Page 118 of 908 65270.00001\44514829.1 14 CLARK BUILDING AMENITIES – EXHIBIT A AMENITY SPECIFICATIONS TABLES Round tables • Seats 6-8 • Textured black top, black legs • 30 Available • 60”(D) x 29”(H) Rectangular tables • Seats 4-6 • Textured black top, black legs • 30 Available • 72”(L) x 30”(W) x 29”(H) CHAIRS Chivari Chairs • White • Seat Cushions Optional • 200 Available Grand Chairs • Champagne • 200 Available STAGE • Americans with Disabilities Act (ADA) Ramp • 16’ (L) X 12’ (W) X 12” (H) Page 119 of 908 65270.00001\44514829.1 15 CLARK BUILDING AMENITIES – EXHIBIT A CONTINUED… AMENITY SPECIFICATIONS PODIUM • Lectern • Standing or Seated Position • ADA compatible AUDIO SYSTEM • Built-in System • Bluetooth and RCA 3.5mm Inputs • Wireless Microphone PROJECTOR • Panasonic PT- REZ80 ET0C1U100 • Ceiling Mounted • Remote Control Operated SCREEN • Wall Mounted • 116” (L) x 65” (W) Page 120 of 908 City of Hermosa Beach | Page 1 of 4 Meeting Date: January 27, 2026 Staff Report No. 26-CR-015 Honorable Mayor and Members of the Hermosa Beach City Council ADOPT AN ORDINANCE TO AMEND HERMOSA BEACH MUNICIPAL CODE CHAPTERS 2.20 COMMUNITY RESOURCES DEPARTMENT, 2.28 PARKS, RECREATION, AND COMMUNITY RESOURCES ADVISORY DEPARTMENT, AND 12.30 SPECIAL EVENTS ON PUBLIC PROPERTY (Community Resources Director Lisa Nichols) Recommended Action: Staff recommends City Council: 1. Waive full reading and adopt an ordinance amending Chapters 2.20, 2.28, and 12.30 of the Hermosa Beach Municipal Code to update references to the Community Resources Department to the Parks and Recreation Department, the department director’s title to Parks and Recreation Director, and the Parks, Recreation, and Community Resources Advisory Commission to the Parks and Recreation Advisory Commission (Attachment 1); and 2. Direct City Clerk to publish a summary ordinance. Executive Summary: At its January 13 meeting, City Council introduced by title only and waived the first reading of an ordinance amending Chapters 2.20, 2.28, and 12.30 of the Hermosa Beach Municipal Code to update references to the Community Resources Department to the Parks and Recreation Department, the department director’s title to Parks and Recreation Director, and the Parks, Recreation, and Community Resources Advisory Commission to the Parks and Recreation Advisory Commission. Background: Per Hermosa Beach Municipal Code (HBMC) Section 2.20.010, “the functions of the Department are to provide opportunities for educational, recreational, cultural, and social service activities for all age groups and to develop and maintain in an attractive and safe manner the leisure areas and facilities of the city and to ensure that such facilities are suitable for a wide variety of purposes.” The Department’s key services and programs include: Recreation and enrichment programs, including classes, camps, and leagues; The P.A.R.K. After School Program; The Hermosa Five-O Senior Activity Center; Page 121 of 908 City of Hermosa Beach | Page 2 of 4 Department hosted events, such as: o Coastal Cleanup (in partnership with Heal the Bay) o Community Movie Nights o Hermosa Beach Concert Series o Sand Snowman Contest o Surfers Walk of Fame Weekend; and o Veterans Day Ceremony. Facilities and open space management through facility rentals and lease agreements; Special Event Permit Program for events held on public property; and Film/Still Photo Permit Program for film/still photo activity on public and private property. The current name of the department, Community Resources, may not accurately convey the nature of its services to the public. The department provides a wide range of recreational, event, facility, and permit-related services, and the Department name may not be immediately identifiable with those functions with the current name. The name Community Resources is unique to the City of Hermosa Beach within the South Ba y region among departments that provide recreation services. Table 1 below outlines the names of departments in several neighboring South Bay cities that offer recreation services, most of which include “recreation” to more clearly communicate the services offered. City Department Name Carson Community Services/Recreation/Park Maintenance El Segundo Recreation, Parks, and Library Gardena Recreation and Human Services Hawthorne Recreation and Community Services Inglewood Parks, Recreation, and Community Services Lawndale Community Services Lomita Parks and Recreation Manhattan Beach Parks and Recreation Redondo Beach Community Services Torrance Community Services Past Commission and Council Actions Meeting Date Description City Council: September 9, 2025 Councilmember Keegan requested, with support from Mayor Saemann, directing staff return with an informational item on renaming the Department to the Parks and Recreation Department. Page 122 of 908 City of Hermosa Beach | Page 3 of 4 Meeting Date Description Parks, Recreation, and Community Resources Advisory Commission: November 3, 2025 The Commission provided input on renaming the Department to the Parks and Recreation Department. City Council: November 3, 2025 City Council received and filed the informational item and directed staff to return to City Council for approval to implement the change. City Council: January 13, 2026 City Council introduced by title only and waived the first reading of an ordinance amending Chapters 2.20, 2.28, and 12.30 of the Hermosa Beach Municipal Code to update references to the Community Resources Department to the Parks and Recreation Department, the department director’s title to Parks and Recreation Director, and the Parks, Recreation, and Community Resources Advisory Commission to the Parks and Recreation Advisory Commission. Discussion: If City Council approves the proposed ordinance (Attachment 1) to amend Hermosa Beach Municipal Code Chapters 2.20 Community Resources Department, 2.28 Parks, Recreation, and Community Resources Advisory Commission (Commission) and 12.30 Special Events on Public Property, the ordinance would formally rename the Community Resources Department to the Parks and Recreation Department, change the department director’s title to Parks and Recreation Director, and rename the Parks, Recre ation, and Community Resources Advisory Commission to the Parks and Recreation Advisory Commission. Following adoption of the proposed ordinance, staff would proceed with the remaining administrative and operational updates necessary to implement the department name change, including, but not limited to: Updating Department forms and templates; Replacing Department signage across facilities; Updating the Department name throughout the City website; Updating the Department name throughout Recreation software; Ordering of new Department staff uniforms, badges, and business cards; Updating full-time and part-time job descriptions, as needed; and Updating the Department name throughout internal systems with Administrative Services. Page 123 of 908 City of Hermosa Beach | Page 4 of 4 Fiscal Impact: The estimated costs to proceed with the administrative and operational updates to implement the department name change would include ordering new Department staff uniforms at $2,000 and one-time costs to replace Department signage across City facilities following completion of a full inventory and assessment of signage requiring updates. Staff would seek to manage expenses within the existing department budget and use budgeted prospective expenditures if necessary. Attachment: Draft Ordinance Respectfully Submitted by: Lisa Nichols, Community Resources Director Concur: Reanna Guzman, Interim City Clerk Noted for Fiscal Impact: Henry Chao, Finance Manager Concur: Brandon Walker, Administrative Services Director Approved: Steve Napolitano, City Manager Page 124 of 908 65270.00020\44512326.1 Page 1 of 4 ORD NO. 25- CITY OF HERMOSA BEACH ORDINANCE NO. ORD-25-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, AMENDING CHAPTERS 2.20, 2.28, AND 12.30 OF THE HERMOSA BEACH MUNICIPAL CODE TO UPDATE THE TITLE OF THE COMMUNITY RESOURCES DEPARTMENT AND DETERMINING THE ORDINANCE IS NOT A PROJECT UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”). RECITALS WHEREAS, the City of Hermosa Beach (“City”) City Council is empowered to establish rules for governance and create advisory boards and commissions pursuant to California Government Code Sections 36501, 36505, and 36506; and WHEREAS, the City Council has created various City commissions and review boards (“Commissions”) under its general police powers and state statutory authority to assist with the administration of City business; and WHEREAS, the City Council desires to update the titles of the “Community Resources Department,” the “Community Resources Director,” and the “Parks, Recreation, and Community Resources Advisory Commission” to accurately reflect their purpose and responsibilities and to ensure that the titles are consistent across the City; and WHEREAS, the City Council held a first reading and public hearing of this Ordinance at a regular meeting on January 13, 2026 and received written and oral testimony regarding the proposed code amendments. THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference. Page 125 of 908 65270.00020\44512326.1 Page 2 of 4 ORD NO. 25- SECTION 2. Amendment. The City Council hereby amends certain Chapters to Title 2 (Administration and Personnel) and Title 12 (Street, Sidewalks, and Public Places) of the Municipal Code as follows: a. Chapter 2.20 (Community Resources Department) of Title 2 of the Hermosa Beach Municipal Code is hereby amended as set forth in Section 1 of Exhibit A, attached hereto and incorporated herein by reference. b. Chapter 2.28 (Parks, Recreation, and Community Resources Advisory Commission) of Title 2 of the Hermosa Beach Municipal Code are hereby amended as set forth in Section 2 of Exhibit A, attached hereto and incorporated herein by reference. c. Chapter 12.30 (Special Events on Public Property) of Title 12 of the Hermosa Beach Municipal Code is hereby amended as provided for Section 3 of Exhibit A, attached hereto and incorporated herein by reference. SECTION 3. Environmental Review. This Ordinance is not a project under the California Environmental Quality Act pursuant to CEQA Guidelines section 15378 (b)(5) as it is an organization or administrative activity of the City that will not result in direct or indirect physical changes in the environment. SECTION 4. Severability. If any provision of this ordinance or its application to any person or circumstance is held to be invalid, such invalidity has no effect on the other provisions or applications of the ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this ordinance are severable. The City Council declares that it would have adopted this ordinance irrespective of the invalidity of any portion thereof. SECTION 5. Effective Date. This Ordinance shall take effect thirty (30) days after its passage and adoption pursuant to California Government Code section 36937. SECTION 6. Certification. The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law. PASSED, APPROVED, and ADOPTED on this 13th day of January, 2026. Page 126 of 908 65270.00020\44512326.1 Page 3 of 4 ORD NO. 25- Mayor Rob Saemann PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM: ________________________________ ________________________________ Myra Maravilla Jason Baltimore City Clerk Interim City Attorney Page 127 of 908 65270.00020\44512326.1 Page 4 of 4 ORD NO. 25- EXHIBIT A Page 128 of 908 65270.00020\44512332.1 EXHIBIT A 1. Chapter 2.20 (Community Resources Department) of Title 2 (Administration and Personnel) of the Hermosa Beach Municipal Code is hereby amended to read as follows, in its entirety, with deletions shown in strikethrough and additions shown in bold italics: Chapter 2.20 Community Resources Parks and Recreation Department 2.20.010 Community resources Parks and recreation department. The functions of the community resources parks and recreation department are to provide opportunities for educational, recreational, cultural and social service activities for all age groups and to develop and maintain in an attractive and safe manner the leisure areas and facilities of the city and to ensure that such facilities are suitable for a wide variety of purposes. (Prior code § 2-70) 2.20.020 Community resources Parks and recreation director–appointment. The director of community resources parks and recreation shall be appointed and shall administer, subject to authority of the city manager, the educational, recreational, cultural and social service programs of the city. (Prior code § 2-71) 2.20.030 Director–duties and responsibilities. The duties and responsibilities of the community resources parks and recreation director shall be to: A. Recommend to the city manager the employment of required personnel such as assistants, supervisors, leaders, clerical and maintenance employees, and supervise them in the performance of their various duties; B. Administer, operate and maintain existing park and recreation areas and leisure facilities and plan for the acquisition, development and operation of the proposed facilities in accordance with recommended policies by the community resources parks and recreation advisory commission and approved by the city council; C. Inform the general public of the services and facilities being provided by the community resources parks and recreation department; D. Solicit suggestions from the general public to improve or increase the effectiveness of the service; E. Cooperate with governmental and voluntary organizations and agencies in the furtherance of park and recreation opportunities; F. Prepare manuals, bulletins and reviews on department activities; G. Provide, upon request, assistance of a technical nature to community agencies and organizations having problems relating to recreational social service facilities and programs; H. Counsel with official of public and private organizations and interested groups concerning community recreation and leisure activities and assist them in the Page 129 of 908 65270.00020\44512332.1 promotion of park and recreational services; and shall serve as liaison to the commission; I. Conduct studies of local conditions and needs for park and recreation services, cultural arts programs, social service programs, and assist with recruitment and training of said personnel; J. Enforce all rules and regulations, resolutions and ordinances of the city pertaining to public behavior in all city-owned leisure oriented facilities and park areas. (Prior code § 2-72) 2. Chapter 2.28 (Parks, Recreation, and Community Resources Advisory Commission) of Title 2 (Administration and Personnel) of the Hermosa Beach Municipal Code is hereby amended to read as follows, in its entirety, with deletions shown in strikethrough and additions shown in bold italics: Chapter 2.28 Parks, and Recreation and Community Resources Advisory Commission 2.28.010 Parks, and recreation, and community resources advisory commission created–composition–Appointment of members. Pursuant to authority granted to the city council there is hereby created and established a parks, and recreation, and community resources advisory commission composed of five members who are bona fide residents of the city and appointed by the city council. 2.28.20 Terms of members–vacancies. The members of the parks, and recreation, and community resources advisory commission shall be appointed for a term of four years. If a vacancy shall occur otherwise than by expiration of term, it shall be filled by appointments by the city council for the unexpired portion of the term. Appointments shall be made pursuant to Government Code Section 54970 et seq. Members serve at the pleasure of the city council and may be removed, without cause, by a majority vote of the city council. Upon an expiration of term, vacancy or resignation, said member of the commission may continue to serve until a successor is appointed and qualified. Where the city council votes to remove a member of the commission, the city council shall determine the effective date of said removal. In the event of a vacancy, whether scheduled or unscheduled, the City Clerk shall submit an item for said vacancy on the next City Council agenda. Two absences from regularly scheduled meetings of any member within one calendar quarter, and/or four absences from regular meetings within one Page 130 of 908 65270.00020\44512332.1 calendar year creates an automatic vacancy. There shall be no distinction between excused or unexcused absences. When an automatic vacancy occurs, the staff liaison shall promptly notify the city council, the commission, and the member. The automatic vacancy shall not be effective until council receives notice and fails to waive application of this section. The city council may waive application of the automatic vacancy upon its own motion; otherwise, the vacancy so created shall be filled pursuant to the above sections. 2.28.21 Terms of office. The terms of office for members of the Parks, and Recreation, and Community Resources Advisory Commission shall be staggered for a period of four years from July 1st through June 30th. 2.28.22 Meetings. The commission shall take formal action at their last meeting of the calendar year to set the meeting schedule for the following calendar year. The approved meeting schedule shall be available on the commission webpage. 2.28.040 Chairperson. The parks, and recreation, and community resources advisory commission shall elect by majority vote one of its members to serve as chairperson for a period of one year. The chairperson may be re-elected to serve an additional term, or additional terms, upon a majority vote of approval. The chairperson shall continue to serve until a successor is duly elected and qualified. The duties of the chairperson shall be such as are usually carried by this type of officer on other boards and commissions as created in the city. 2.28.050 Meetings–quorum–absences–rules of procedure. The parks, and recreation, and community resources advisory commission shall adopt rules and regulations to govern procedures and shall by a vote set a time for regular meetings which shall be held at least once a month. Special meetings may be held providing notice is given according to provisions contained in the Government Code of the state. A majority of the regular members shall constitute a quorum. All meetings shall be held in the community center or other designated city-owned facilities. All meetings of the commission and all hearings required to be held by the commission shall be public. 2.28.070 Duties and responsibilities. The duties and responsibilities of the commission shall include the following and such others as the city council may from time to time prescribe: A. Act in an advisory capacity to the city council in all matters pertaining to the department of community resources parks and recreation; and cooperate with other government agencies and civic groups in the Page 131 of 908 65270.00020\44512332.1 advancement of sound leisure, cultural, social service and educational programming; B. Formulate policies on the services, programs and lease agreements of the department subject to the approval of the city council; C. Advise city council on all aspects of the various operations within the department; D. Make periodic inventories of programs, services and facilities including park areas, and interpret the needs of the public to the city council; E. Work with department staff in the preparation of the annual budget and capital improvement program including parkland development; F. Aid in establishing and recruiting community support groups for the department’s activities, programs and services; G. Aid in promoting and communicating the functions, programs and services of the department to the public; H. Aid in the formulation, promotion and development of fund raising programs for the department; I. Aid in the formulation, development and review of grant applications related to the department. 3. Chapter 12.30 (Special Events on Public Property) of Title 12 (Street, Sidewalks, and Public Places) of the Hermosa Beach Municipal Code is hereby amended to read as follows, in its entirety, with deletions shown in strikethrough and additions shown in bold italics: Chapter 12.30 Special Events on Public Property 12.30.010 Special event regulations generally. A. For purposes of this section, a "special event" shall mean any organized event, activity, celebration or function involving the use of the beach at which one hundred (100) or more persons are to be assembled, or use of outdoor city facilities, rights-of-way, or parkland at which twenty-five (25) or more persons are to be assembled. B. No person shall organize or conduct a special event without first obtaining a permit to do so as prescribed by this section. In addition to the permit requirements prescribed by this section, certain special events occurring or planned to occur on summer days within the coastal zone may be required to obtain a coastal development permit. C. On at least one (1) weekend during each summer season, the parks, and recreation and community resources advisory commission shall recommend that no organized events be held on the beach. D. To balance coastal access with beach events, the city council shall establish peak season event limits for the beach/Pier Plaza up to a maximum number of days used by events between the Saturday preceding Memorial Day through Labor Day. (Ord. 16-1370 §6 (part), 2016) Page 132 of 908 65270.00020\44512332.1 12.30.020 Special event application required. A. Application for a special event permit shall be made on forms provided for that purpose by the community resources parks and recreation department, and shall contain the following information: 1. Name, address, telephone number and other identification information about the person or organization responsible for organizing the event, including its commercial/nonprofit status. 2. The proposed dates and hours of operation of the event, including the period required for setup and breakdown/cleanup. 3. An evaluation of the event impact on city facilities, coastal access, and city staff resources. 4. The estimated daily and total attendance at the event (including organizers, participants, spectators, volunteers and others), with an explanation as to the factual basis for the estimate. 5. A description of all organized activities proposed to take place during the event, and whether admission is to be charged. 6. A description or diagram showing the proposed location of the event, including all temporary facilities/structures/signage/equipment to be erected, ingress and egress, number and type of vehicles and whether existing structures/facilities are to be relocated or modified. 7. A parking plan showing the number of public parking spaces to be occupied by the event organizers, the location of satellite parking lots to be used for attendee parking, arrangements for shuttle bus transportation, and plans for publicizing the availability of off-site public parking. 8. An environmental protection plan showing proposed compliance with specified measures to reduce impacts and costs to the environment, the city, and the community. Such measures may include, but shall not be limited to: a. Waste recycling and reduction. b. Energy efficiency. c. Protection of the marine environment. d. Community education opportunities. e. Monitoring and reporting compliance with the environmental protection plan. 9. Such other information determined by the community resources manager parks and recreation director to be necessary to evaluate the proposed event. 10. An application fee in any amount determined by resolution of the city council. 11. A dated signature of the organizer or its authorized agent attesting to the truth, completeness and accuracy of the contents of the application. (Ord. 16-1370 §6 (part), 2016) 12.30.030 Special event approval and permit issuance. A. Special events are categorized as Impact Level I, II, or III event based on the number of participants, years of reoccurrence, location, time of the year, day(s) of the week, number of consecutive days, and any additional requests. The Page 133 of 908 65270.00020\44512332.1 event levels may be further defined in a special events policy guide adopted by the city council. B. Special events applications must be submitted as follows: 1. New events: If the new event is an Impact Level I or II, must be submitted at least ninety (90) days in advance of the event. If the new event is an Impact Level III, must be submitted no later than July 30 for the following calendar year. 2. Returning Level III events: must be submitted no later than July 30th for the following calendar year. 3. Returning Level II events: must be submitted at least ninety (90) days prior to the event. 4. Returning Level I events: must be submitted at least thirty (30) days prior to the event. C. The parks, and recreation, and community resources advisory commission and city council will evaluate and recommend approval of Impact Level III events and a "Nothing Weekend" first, and then recommend Impact Level II events within the targets established in peak season event limits. D. At the discretion of the community resources manager parks and recreation director, applications may be submitted and approved after the application submittal deadline has passed, provided: 1. There are unforeseeable circumstances (memorial service, team victory celebration, need for minimal marketing/advertising). 2. The event does not exceed peak season or off season event limits. 3. The event can still meet all of the event approval findings (as noted in subsection (F) of this section). E. Special events will be reviewed as follows: 1. Any new event to Hermosa Beach will be subject to a public hearing before both the parks, and recreation, and community resources advisory commission and the city council. 2. Returning Level III events: will be subject to approval by both the parks, and recreation, and community resources advisory commission and the city council. 3. Returning Level II events: will be subject to approval by the parks, and recreation, and community resources advisory commission and subject to appeal to the city council. 4. Returning Level I events: will be reviewed and approved by the community resources manager parks and recreation director and subject to appeal to the parks, and recreation, and community resources advisory commission. F. The community resources manager parks and recreation director may issue a special events permit upon finding that: 1. The special event is considered by the appropriate level of review identified in subsection (E) of this section. 2. The applicant reimburses the city for all costs incurred by the city in connection with the event, including public safety, traffic control and monitoring. Page 134 of 908 65270.00020\44512332.1 3. The number of estimated attendees can be accommodated at the proposed location and surrounding area. 4. The applicant is capable and qualified to manage the event in a competent, professional manner in accordance with all conditions of approval. 5. Adequate provision has been made for satellite parking, shuttle transportation and traffic control. 6. Adequate provision has been made for security, crowd control, ingress and egress, and cleanup. 7. The total number of days required for the event shall not exceed sixteen (16) days. 8. The applicant provides required insurance, deposits, bonding and indemnification of the city. G. The community resources manager parks and recreation director may impose such conditions and operational rules and regulations on the special event permit as are necessary to minimize its impact on the community and to assure that it will not be a detriment to public health and safety. Such conditions include, but are not limited to: 1. Monetary deposits, bonds and other security as may be necessary to guarantee performance of all required conditions, cleanup and repair of any city property or facilities damaged as a result of the event. 2. Procurement of liability and other insurance policies to protect the applicant and attendees, naming the city and its officials and employees as additional insureds. 3. Limitations on the hours of operation and volume of public address systems and/or amplified music. H. Any person may appeal a decision in regards to a special event permit application by filing an appeal in writing to the city clerk within ten (10) days of the decision. The appeal shall set forth the grounds upon which the appellant believes the decision is in error or contrary to applicable law. The appellate body shall consider and take action on the appeal at its next regular meeting following receipt of the appeal; provided, that it may continue its deliberations to a date certain with the consent of the applicant. The decision of the appellate body shall be final. (Ord. 16-1370 §6 (part), 2016) (Ord. # 22-1452 §2, adopted 10/25/2022, effective 11/24/2022) 12.30.040 Commercial Groups–Permit required. Permits shall be required for any commercial group requesting use of any outdoor area or public facility within the city. Any firm, association, partnership, business trust, corporation or company that is hosting a special event for the purposes of advertising or generating revenue for profit shall be considered a commercial group. Such permits shall be subject to a fee established by the city council, plus all costs incurred by the city on behalf of the event. (Ord. 16-1370 §6 (part), 2016) Page 135 of 908 65270.00020\44512332.1 12.30.050 Nonprofit organizations–Permit required. Permits shall be required for any nonprofit group requesting use of any outdoor area or public facility within the city. Nonprofit groups may file a non-profit fee waiver or reduction request with the community resources manager parks and recreation director subject to approval by the city council. Such permits shall be subject to the applicable full, reduced or waived fee, plus all costs incurred by the city on behalf of the event. (Ord. 16-1370 §6 (part), 2016) 12.30.060 Pass-throughs–Permit required. Permits shall be required for any group requesting use of any outdoor area or facility for a pass-through event within the city. A pass-through event is one in which neither the start nor finish occur within the city, but the event requests to utilizes city right-of- way to pass through the city. Such events shall be subject to a permit processing fee established by resolution of the city council, plus all costs incurred by the city on behalf of the event. (Ord. 16-1370 §6 (part), 2016) 12.30.070 Block party permits. Requests for permits for use of public rights-of-way for block parties may be made only by Hermosa Beach residents to the chief of police. All permit requests shall be subject to review and approval by the chief of police or his/her designee. Such permits are subject to a permit processing fee established by resolution of the city council. (Ord. 16-1370 §6 (part), 2016) 12.30.080 Commercial filming permits. As determined by the California Legislature in California Government Code Section 14998.1, motion picture production is an important industry to the economy of California and local governments in this state should accordingly provide an environment conducive to the undertakings of the motion picture industry. To that end, the city expresses its desire and intention to create and maintain an environment in the city conducive to motion picture production activities in all areas of the city. In accordance with this purpose, film permits for nonpermanent filming activities may be issued for filming on or in any private or city-owned property in any area of the city, irrespective of zoning in the area in which the permit is issued; provided, that such transient activity to which the permit applies will not be unduly disruptive of neighboring land uses. The community resources parks and recreation department is vested with the authority to approve or deny film permits for nonpermanent filming activities in any area of the city and in making such determination to approve or deny a film permit application, to exercise its discretion to determine: (A) whether a particular filming activity is permanent or nonpermanent; (B) whether a particular filming activity would unduly interfere with or disrupt neighboring land uses so as to justify denial of the permit; and (C) mitigation measures to reduce any adverse impact on neighboring land uses. Conditions imposed under any permit shall reduce, to the extent the community resources parks and recreation department determines appropriate in light of both the neighbors’ and permittees’ concerns, any adverse impact on neighboring land uses. Page 136 of 908 65270.00020\44512332.1 A "nonpermanent" filming activity, for purposes of this section, is an activity under an approved permit which involves no more than fifteen (15) days of consecutive filming at a single location. The city council may adopt or amend from time to time the filming policy and procedures, which shall be consistent with this section and shall act as guidelines to the community resources parks and recreation department in issuing or denying permits including appeal rights thereto, and which shall be incorporated by reference into any film permit which the community resources parks and recreation department may issue. All film permits shall be subject to imposition of fees which shall be set forth in the filming policy and procedures. (Ord. 16-1370 §6 (part), 2016) 12.30.020 Costs for repairs. The cost for repairs for any damage incurred as the result of activities related to a special event will be deducted from the event deposit or shall be required to pay the cost of the repair if more than the deposit. (Ord. 16-1370 §6 (part), 2016) 12.30.020 Tents. Tents and other temporary structures or equipment erected in conjunction with a permitted special event may remain overnight; provided, that a security guard is present at all times. (Ord. 16-1370 §6 (part), 2016) Page 137 of 908 City of Hermosa Beach | Page 1 of 2 Meeting Date: January 27, 2026 Staff Report No. 26-PW-005 Honorable Mayor and Members of the Hermosa Beach City Council CAPITAL IMPROVEMENT PROGRAM STATUS REPORT AS OF JANUARY 15, 2026 (Public Works Director Joe SanClemente) Recommended Action: Staff recommends City Council receive and file the Capital Improvement Program Status Report as of January 15, 2026. Number of Projects by Phase # of Projects Study/Conceptual Planning 13 Preliminary Design 4 Final Engineering Design 4 Project Approvals/ Bidding 0 Construction 6 Closeout 3 Completed 6 Total Projects 36 Number of Projects by Completion Timeline # of Projects Completed in FY 25–26 12 Completed after FY 25–26 21 TBD 3 Total Projects 36 Number of Projects by Category # of Projects Street & Highway Improvements 13 Sewer & Storm Drain Improvements 4 Park Improvements 3 Public Building & Ground Improvements 16 Total Projects 36 Page 138 of 908 City of Hermosa Beach | Page 2 of 2 Number of Projects by Manager # of Projects Joe SanClemente 2 John Oskoui 5 Saad Malim 0 Heecheol Kwon 2 Brandon Araujo 3 Ken Bales 1 Andrew Nguyen 4 Kristian Alarcon 1 Briana Aube 1 Karla Vargas 2 Magvern By 3 TBD 6 Complete 6 Total Projects 36 Attachment: 1. Capital Improvement Program Status Report as of January 15, 2026 2. Estimated CIP Project Schedule FY 2025-2026 – Updated January 15, 2026 Respectfully Submitted by: Joe SanClemente, Public Works Director Approved: Steve Napolitano, City Manager Page 139 of 908 City of Hermosa Beach Updated 1-15-2026 UPDATED FY 2025-26 CAPITAL IMPROVEMENT PROGRAM STATUS REPORT Light Blue indicates project milestone updates. ADA ComponentCIP No.Project Name Project CategoryProject Budget1 Project Manager Conceptual PlanningPreliminary DesignFinal Engineering DesignProject Approvals/BiddingConstructionCloseoutProject Initiation Date Estimated Project Completion Date2 Current Project Status Project Description X 106 Annual Street Improvements (New)SH $3,625,257.00 Heecheol Kwon X 07/25 06/27 In May 2025, staff applied a construction grant for $2,560,000 in funding from Southern California Association of Governments (SCAG) STBG/CMAQ grant program. The project was not selected for award, but remains on SCAG's contigency list. Field pavement core sample was finalized on Jan. 7, 2026 and the report is currently in progess. The project design is 40% complete, and topographic survey work was completed in October 30, 2025 and being incorporatated in the overall design. This project provides for pavement rehabilitation of various streets throughout the city. The project will also repair/replace deteriorated portions of sidewalk, curb and gutter, and curb ramps. This work will be performed following the sewer and storm drain repairs identified in the Sewer and Drainage Master Plans. 107 Annual Slurry Seal (New)SH $450,000.00 Magvern By X 07/25 09/26 Staff has prepared final construction design plans and specifications which are under review. Plans anticipated to be bid in February 2026.This project includes slurry seal of various roadways throughout the city to preserve pavement conditions and to extend its service life. 111 Gateway and Wayfinding Signs Conceptual Design SH $75,000.00 Joe SanClemente X 07/21 02/27 The City has received a donation of $500,000 from former Mayor Chuck Sheldon and his wife Missy to fund the design, installation, construction, and maintenance of new monument signage within the City. The primary use of the funds will be for a new digital monument sign at the Community Center near Pier Avenue and Pacific Coast Highway; any remaining funds may be directed toward additional gateway monument signs at other locations in the City. The City previously received a $50,000 contribution for the electronic sign from the Chamber of Commerce in 2014. Staff is exploring the potential for the funds to be reallocated to the remaining unfunded elements in the project including the downtown wayfinding signage and the gateway signage. Staff is preparing preliminary designs, and further evaluating permitting requirements, and anticipates bringing an item to City Council in early 2026. The schedule has been revised to reflect the addtion of design, permitting, and construction phases, which are estimated at this time. This project will evaluate gateway signage, downtown wayfinding and a marquee at the Community Center. Recommendations will include potential locations, preliminary design, and order of magnitude cost estimates for final design, sign fabrication, and installation which will require additional funding. 114 Greenwich Village North Undergrounding District SH $4,031,600.00 Brandon Araujo X 07/25 12/26 City Council awarded the contract at the July 22, 2025 meeting. The City obtained the bond proceeds to fund the project on August 14, 2025. Construction contract executed on August 16, 2025. Pre-construction meeting with the contractor held in mid-September 2025. Execution of agreements with SCE and Frontier completed in October 2025. The project is currently in the submittal review and approval stage. This project will consist of the undergrounding of the existing overhead utility lines within the Greenwich Village North Underground Utilities Assessment District. 164 Hermosa Avenue Green Street SH $368,286.00 Briana Aube X 02/18 08/26 The City of Torrance is the lead agency for the project and awarded a construction contract to Excel Paving Inc. in May 2025. A preconstruction meeting was held on Dec. 16 , 2025 for construction in Hermosa Beach. Construction started in City of Torrance portion of the project in July 2025. Construction in Hermosa Beach is tentatively scheduled to begin late January 2026 through April 2026. This project will install permeable gutters to increase stormwater infiltration on Hermosa Avenue, Beach Drive, Herondo Street, 6th Street, 2nd Street, 1st Street, and adjacent streets. This project is part of a multi-city green street project led by the City of Torrance and funded by Measure W. 421 Annual Sewer Improvements - Phase 2 SD $3,865,610.00 Andrew Nguyen X 11/19 02/26 Project is complete with closeout in progress. Anticipated completion date has been pushed back due to a number of delays: redesign on Loma Dr, soil conditions and utility conflicts that necessitate extensive handdigging, undisclosed concrete encasements that impeded timely sewer removal and replacement, an emergency sewer collapse on 11th Street in mid-April, the discovery of over a dozen laterals on 11th Street between Prospect Avenue and Harper Avenue that were not shown on the Plans that needed to be reconnected to the new sewer main, a residential emergency backup on 17th Street that was tangentially related to our project, and additional paving has been added to the project. Contract awarded on July 9, 2024. Construction Agreement was fully executed on August 15, 2024. Construction started September 16, 2024. Phase 1 of this project, which included lining, was completed. Phase 2 of this project includes design and construction of sewer improvements and repairs based on the Sewer Master Plan. Improvements will include approximately 128 sewer pipe point repairs, approximately 7,315 linear feet of CIPP sewer lining rehabilitation, approximately 1725 linear feet of sewer pipe removal and replacement, and approximately 16 maintenance access hole rehabilitations. Sewer repairs will take place at various locations throughout the city as part of this project. 438 Stormwater Dry Wells Assessment SD $175,000.00 Heecheol Kwon X 10/23 TBD Staff met with the EWMP consultant, Geosyntec, on August 18, 2025 to discuss the number of drywells and alternative locations, design concept and funding application options. Staff is evaluating options to advance and enhanced feasibility study. Staff assessed the option of collaborating with the City of Redondo Beach on seeking outside funding to advance the design and construction. Measure W committee will soon begin accepting new funding applications. The City is tentatively planning to submit the funding application in June 2026. Staff met with the City of Redondo Beach to discuss an additional feasibility study to be performed by Geosyntec for alternate BMP system locations. Staff will be going to Council in January or February 2026 to execute an agreement with Geosyntec to perform this work. As required by the region’s Enhanced Watershed Management Plan (EWMP), this project will assess the implementation of a series of drywells east of Pacific Coast Highway (PCH) between 1st Street and 10th Street to capture storm water and dry weather flows within 118 acres of the Herondo Drain (SMB-6-1) watershed. 504 Playground Equipment Replacement Project (New)PK $450,000.00 John Oskoui X 07/25 09/26 The purchase of playground equipment through a cooperative purchase agreement was approved at the November 17, 2025 City Council Meeting. Playground equipment has been procured and staff is preparing a package for advertisement to retain a qualified contractor for installation. This project will provide playground enhancements in three City Parks. Work will include a full replacement of the two-to-five- year old play structure with a new unit that has integrated shade and a new rubberized mat at Valley Park. Repairs will also be made to the existing 5 to 12 year old structure and incorporate an integrated shade sail. Seaview Park will receive a full replacement of the existing play structure with a new unit with an integrated shade sail and rubberized mat. South Park will receive a replacement rubberized mat at center playfield area. ACTIVE PROJECTS 1 of 5 Page 140 of 908 City of Hermosa Beach Updated 1-15-2026 UPDATED FY 2025-26 CAPITAL IMPROVEMENT PROGRAM STATUS REPORT Light Blue indicates project milestone updates. ADA ComponentCIP No.Project Name Project CategoryProject Budget1 Project Manager Conceptual PlanningPreliminary DesignFinal Engineering DesignProject Approvals/BiddingConstructionCloseoutProject Initiation Date Estimated Project Completion Date2 Current Project Status Project Description 603 South Park Slope, Irrigation, and Landscape Improvements PK $1,400,141.00 Magvern By X 07/21 02/26 Project has been completed and Notice of completion has been filed and recorded November 7, 2025.Project closeout in process. Staff secured $189,849 of supplemental funding from California State Parks. Staff also secured $96,242 from the West Basin Turf Removal Grant program. Staff is working on obtaining Grant reiumbursement. Inspection with West Basin will be on January 28, 2026. Bid package advertised for construction November 21, 2024. Bids opened January 23, 2025. Construction contract awarded by Council on February 25, 2025. NTP and start of construction was April 14, 2025. This project will address repairs needed throughout the north side of the park including installing a new irrigation system and landscaping including on the sloped areas. X 615 New Corporate Yard Facilities 3 PB $1,000,000.00 Joe SanClemente X 07/15 04/29 At the May 13, 2025 CIP Study Session, Council directed staff to hold a joint study session with PW Commission to discuss desired project delivery method (i.e., design build vs design-bid-build). Project delivery method options were presented to PW Commission on July 16, 2025. On September 9, 2025 Council directed staff to proceed with advertising for an Owner Representative (OR) through an RFQ, hiring an architect to determine project programming needs, and move forward with updated environmental assessments. The RFQ for the OR was advertised on September 10, 2025, Statement of Qualifications received on October 9, 2025, consultant interviews for top ranked firms were conducted in November. Council awarded a professional services agreement contract to Cumming Group for OR services at its January 13, 2026 meeting. Current project funding for design only; construction funding will need to be identified. This project is for the design and construction of a new City Yard. The current City Yard is in need of reconstruction. A new City Yard will provide a safe and functional area for City maintenance crews and staging. X 619 Kelly Courts Improvements PB $1,759,785.00 Kristian Alarcon X 07/22 06/26 Bids opened on August 28, 2025 and construction contract was awarded to All American Construction Solutions at the September 30, 2025 City Council Meeting. Contract executed November 4, 2025. Pre-construction meeting occured October 29, 2025 with NTP issued and construction started on November 17, 2025. Site demolition work has been completed. Installation of ADA ramp entrance to pickleball courts and installation of Musco light poles and luminaires for the tennis and pickleball courts is complete. Installation of new fencing is underway. Design modifications to account for unforeseen conditions have delayed the project and require additional contingency to be taken to Council at the January 27, 2026 meeting. Anticipated completion in March 2026. This project will resurface and reconfigure the Kelly Courts at Clark Field and restore all four pickleball courts. The courts will be restriped and reconfigured and the lights and fencing relocated and updated to meet current design standards. 623 Pier Structural Inspection and Evaluation PB $3,717,137.00 John Oskoui X 07/24 08/27 Notice to Proceed was issued on August 12, 2025 for an on-call structural engineer to prepare design plans, specifications and estimates and obtain necessary permits through Coastal Commission, US Army Corps of Engineers and California Water Board related to high priority repairs identified in the July 2025 structural investigations report. 75% design package is currently under review by staff. Coastal permit is under review and staff is actively responding to a request for additional information by Coastal Commission, which will require retaining services of a biologist. Army Corp or Water Board have confirmed that the project will be exempt from requiring a permit. Staff is working with design team to finalize inspection report and associated cost-benefit analysis and anticipates bringing an item to the City Council in early 2026. Staff submitted grant applications in November 2025 to LA County Parks Regional Park and Open Space District and a pre-application with the California Wildlife Conservation Board (WCB); however, the City was not selected with WCB and the application with LA County is still pending. An emergency partial inspection and evaluation was performed in coordination with CIP 629 and CIP 660, the results of which identified high priority repairs which were completed through CIP 629. Following completion of construction of CIP 629 and CIP 660, a full above and below water structural inspection of the pier is required to meet requirements for marine structures. Based on this inspection, it is anticipated that additional pier structural repairs will be required primarily on the pier deck. This project will also include design and permitting. Construction funding will be identified as part of a future CIP. X 626 CDBG Sidewalk Improvements (New)SH $184,000.00 Magvern By X 07/25 08/26 Design plans and specifications are complete. Bid package projected to be advertised in January 2026 and bid opening on February 2026. This project provides improvements to sidewalks and curb ramps on Monterey Boulevard in order to comply with the Americans with Disabilities Act (ADA) and meet the latest Federal Standards. 630 Community Center Gas Repairs PB $350,000.00 John Oskoui X 03/25 04/26 Bid package advertised for construction on July 7, 2025. Bids opened on August 12, 2025 and Council awarded contract at the September 9, 2025 City Council Meeting. Pre-construction meeting conducted on October, 8, 2026. NTP issued and construction started October, 27, 2025. Project is nearing completion as the contractor provides final roof penetrations and connections. There was a slight delay with abatement work required for ceiling penetrations to run new gas lines in the both the north and south wings of the Community Center. Coordination with SCG to approve and energize the system has been initaited with anticipated completion of the project by the end of January 2026. The project includes the design and installation of a new natural gas service connection to the Community Center. Staff identified leaks in the existing gas service which needed to be shut off to ensure safety and can not be easily repaired. The project will restore service. 633 Base 3 Electrical Improvements PB $300,000.00 John Oskoui X 03/25 02/26 Bid package advertised for construction May 22, 2025. Bids opened June 25, 2025 and awarded to Delta Electrical, LLC under City Manager contract authority. Contract executed. NTP issued September 8, 2025. Construction started September 15, 2025 and anticipated completion of construction in November 2025. SCE installing new meter to energize the building on November 13, 2025. Contractor to return to test equipment and finalize as needed before re-occupancy of the building. Construction completed on December 5, 2025. Notice of Completion recorded January 7, 2026 and project closeout pending. The project includes the design and construction of electrical upgrades and repairs to the City's Community Services building (Base 3) at 1035 Valley Drive. These necessary improvements will allow for safe reopening of the facility that has been closed for use following the electrical fire that occurred October 2025. 635 Community Center Windows (New)PB $300,000.00 John Oskoui X 07/25 10/27 City's consultant, Westgroupdesigns, completed a draft preliminary needs assessment study for the windows and is preparing draft project plans. This project will evaluate windows replacement for the entire facility to address deferred maintenance needs. The existing windows present safety and security concerns due to poor conditions. This project is currently funded for design and permitting only; additional funding will be required for installation once costs are further defined. 2 of 5 Page 141 of 908 City of Hermosa Beach Updated 1-15-2026 UPDATED FY 2025-26 CAPITAL IMPROVEMENT PROGRAM STATUS REPORT Light Blue indicates project milestone updates. ADA ComponentCIP No.Project Name Project CategoryProject Budget1 Project Manager Conceptual PlanningPreliminary DesignFinal Engineering DesignProject Approvals/BiddingConstructionCloseoutProject Initiation Date Estimated Project Completion Date2 Current Project Status Project Description 685 Real Time Crime Center PB $811,061.00 Brandon Araujo X 07/24 12/26 The project is funded through a federal grant. The grant agreement has been fully executed, with project completion required by March 31, 2026. PW is working closely with PD and City Manager's office on advancing the project. . Staff is also working to advance other critical elements of the project including additional security cameras and the overall software integration that will be the main component of bringing all our existing programs and hardware together with new technology. Staff received sole-source approval to procure the services of Am-Tec security and City Council awarded a construction agreement to them at its October 28, 2025 meeting. Contract has been executed and the City is currently reviewing Am-Tec's submittals. Materials used on the project are subject to Buy America Preference as specified in the grant agreement and the City is working with the COPS office to obtain Buy America waivers for these materials. This project is to create a Real Time Crime Center (RTCC) for the City of Hermosa Beach. A RTCC is a technology-driven support center which uses state of the art technology to provide real time information to officers and detectives working in the field and investigating crimes that are reported. X 699 Parking Structure (Lot C) Improvements PB $2,689,940.00 Karla Vargas X 07/19 07/26 The project is advancing on two separate tracks: the elevator modernization and the structural repairs. Elevator abatementment work including drywall repairs is complete. Bids for construction of the elevator modernization were received on Dec 5, 2024, Notice to Proceed issued for February 17, 2025, following completion of abatement work. Construction started on July 14, 2025 and completed Dec 24, 2025. The main CPU board and high voltage interface board were found to be defective resulting in delays with troubleshooting existing equipment and procuring and installation of new equipment. Bid package for structural and electrical improvements for the parking structure was advertised for construction Jan 9, 2025. Bid opening was Feb 19, 2025 and the construction contract awarded by City Council on May 13, 2025. Contract executed July 9, 2025 with NTP issed for construction starting Oct 6, 2025. Anticipated completion of construction in April 2026. During the first week of constuction, as part of concrete spawl repairs on the top deck, multiple compromised post tension (PT) tendons were encountered during demolition. The City’s structural engineers completed a detailed structural investigation and analysis in November/December and, to ensure public safety, recommended an immediate full structure closure as well as extensive shoring and bracing at all levels to facilitate the necessary PT tendon repairs. Due to the unforeseen full parking structure shutdown, staff identified an opportunity to complete additional structural repairs that would have been part of the Phase 2 improvements for this project and proceed with painting of the structure. At the January 13, City Council meeting, Council approved additional funding to complete painting as part of this project. The additional painting work is not expected to impact the overall schedule as it can be completed concurrently with the repair work. The overall project is currently anticipated to be completed in March 2026 while a partial parking structure re-opening is expected early February 2026. This project provides necessary structural, electrical, elevator repairs and improvements to the City's Parking Structure (Lot C). X 102 Bus Stops Improvements - Phase 2 SH $372,000.00 Andrew Nguyen X 7/1/2022 06/28 Phase 2, 30% Design is on hold pending staff availability and further information on any potential for grant award. Staff is actively working on seeking outside grant funding for the project through the South Bay Cities Council of Governments. Staff submitted a grant application for $440,000 in Measure M funds on January 16, 2025. Funding was approved by the SBCCOG Board and Metro staff. Staff is working with Metro staff on a funding agreement. This project will improve bus stops throughout the city. These improvements will include Americans with Disabilities Act (ADA) accessible curb ramps, crosswalk, striping improvements, furnishing, and other general improvements within direct vicinity of the bus stops. This project is combined with CIP 193 Pedestrian Crossing Safety Improvements. Phase 1 of the combined project was constructed in spring 2024, and installed Rectangular Rapid Flashing Beacons (RRFBs) and updated signage and striping at select pedestrian crossings on Hermosa Avenue, Manhattan Avenue, Pier Avenue, and Valley Drive. Phase 2 of this combined project will holistically evaluate the safety and accessibility in the vicinity of bus stops on Hermosa Avenue and at select other critical locations throughout the city then design and construct improvements. 113 City Wide Multi-Space Meters Deployment SH $300,000.00 Ken Bales X 07/23 05/27 Pending staff availability.This project will include the installation of additional signage for the Pay-By-App parking system for on-street parking spaces and replacement of single space meters with multi-space meter equipment. This CIP will include the first phase of deployment which may include Pier Avenue and parking Lot D. This effort will involve purchase of equipment, development of signage layout plans (as meters and signage would need to be removed and placed with new signage), and installation. X 115 Citywide Sidewalk Improvements (New)SH $607,211.00 Karla Vargas X 07/25 02/27 Pending staff availability.This project includes the design and construction of priority sidewalk and pedestrian safety improvements citywide. PENDING PROJECTS 3 of 5 Page 142 of 908 City of Hermosa Beach Updated 1-15-2026 UPDATED FY 2025-26 CAPITAL IMPROVEMENT PROGRAM STATUS REPORT Light Blue indicates project milestone updates. ADA ComponentCIP No.Project Name Project CategoryProject Budget1 Project Manager Conceptual PlanningPreliminary DesignFinal Engineering DesignProject Approvals/BiddingConstructionCloseoutProject Initiation Date Estimated Project Completion Date2 Current Project Status Project Description X 143 PCH Mobility Improvement Project SH $42,375.00 Brandon Araujo X 07/18 TBD The Project is temporarily paused. Metro has reassigned new project manager to oversee the project. The project remains on hold while Metro resolves consultant contract services agreement to further advance the project through the PA&ED phase. Staff is actively working with Metro to seek additional funding through the South Bay Cities Council of Governments. Staff submitted a grant application for $3,000,000 in Measure M funds on January 16, 2025. Funding was approved by the SBCCOG Board and Metro. Staff is working with Metro on a funding agreement. The City has identified a number of complete street project elements that can be implemented to improve mobility, accessibility, and safety along the Pacific Coast Highway (PCH) corridor in Hermosa Beach. These elements are described in the Project Study Report prepared by the City and Caltrans in 2015 and include: Traffic Signal Synchronization, Landscape Medians, Americans with Disabilities Act (ADA) Improvements/Removal of Utility Impediments, Transit Access Enhancements, Pedestrian Enhancements, and Aesthetic Enhancements. Collectively, the improvements will address existing, near-term, and long-range future traffic conditions along this corridor by improving intersection operations, reducing instances of unsafe turning movements, creating a safe and more comfortable environment for pedestrians and transit riders, and improving the efficient movement of vehicles along the corridor. X 193 Pedestrian Crossing Safety Improvements - Phase 2 SH $128,000.00 Andrew Nguyen X 07/22 06/28 Phase 2, 30% Design is on hold pending staff availability and further information on any potential for grant award. Staff is actively working on seeking outside grant funding for the project through the South Bay Cities Council of Governments. Staff submitted a grant application for $ f S CCOG This project will implement rectangular rapid flashing beacons and other measures at several uncontrolled pedestrian crossings on Hermosa Avenue at 4th, 6th, 19th, 24th, and 25th Streets. 417 Storm Drain Improvements - Various Locations SD $827,421.00 TBD X 07/17 05/28 Staff completed emergency storm drain work on Valley Drive south of Gould Avenue in August 2025. Emergency contract ratification to be considered by City Council at August 26, 2025 meeting. Full project scope pending staff availability. This project will design and construct storm drain improvements throughout the city per the Storm Drain Master Plan and other high priority locations. 423 Annual Sewer Improvements SD $1,011,003.00 Andrew Nguyen X 07/20 12/27 Staff is working to identify scope and locations of necessary sewer improvements based on the Sewer Management Plan and noted reported problem areas. Project schedule is delayed due to unforeseen project delays on CIP 421. This project includes design and construction of sewer improvements and repairs based on the Sewer Master Plan. Improvements will include lining, point repairs, removal and replacement. 610 Fort Lots-of-Fun Park Wall and Gate Impro PK $150,042.00 TBD X 07/23 11/26 Pending staff availability This project provides necessary improvements and repairs to the existing retaining wall and wooden gate at Fort Lots-of-Fun. The project currently includes funding for design of the improvements; construction costs will be further defined through the design process. 611 Parking Structure (Lot C) Improvements - Phase 2 PB $300,000.00 TBD X 07/25 08/27 Pending staff availability. Project schedule is delayed pending further structural investigation of facility as part of Phase I construction.This project will address other necessary repairs to the parking structure identified in the comprehensive structural evaluation of the facility identified in the detailed structural assessment, not covered in CIP 699. 618 Tsunami Siren PB $100,000.00 TBD X 07/22 TBD Pending staff availability. At the May 13, 2025 CIP Study Session, City Council directed staff to delay the project one year and revisit.This grant-funded project will include working with the Emergency Management Coordinator and the Los Angeles County Department of Beaches and Harbors to install an outdoor warning siren and integrate the selected siren and the Beach Emergency Evacuation Lighting System (BEELS) systems into the City's alert and warning software platform, Alert South Bay. 621 Comprehensive Downtown Lighting Design PB $142,284.00 TBD X 07/22 03/27 Pending staff availability.This project will assess light levels, electric system requirements, and desired lighting improvements (i.e., ornamental, roadway, pedestrian scale) for the City's Downtown district. The project will identify scope of required improvements and cost estimates for final design and construction. X 625 Citywide ADA Improvements PB $238,039.00 TBD X 07/24 09/27 Pending staff availability.This project will provide improvements to access to the Civic Center to comply with the Americans with Disabilities Act (ADA) and meet the latest Federal Standards along with the City’s Transition Plan. The project will provide improvements to curb ramps, sidewalk, and parking in front of City Hall and install a wheelchair lift for access from the Valley Drive parking lot to the front of City Hall. X 105 Annual Street Improvements SH $602,974.00 Briana Aube 04/24 10/25 Combined with CIP 695. Construction completed on July 25, 2025 (5 months ahead of original schedule). Notice of Completion recorded 9/10/25. Retention released and project closed out October 2025. Project advertised on 12/12/24 (4 months ahead of schedule), bid opening on 01/15/25. Construction contract awarded by Council on February 25, 2025. Pre-construction meeting was on March 19, 2025. NTP and start of construction April 7, 2025. This project provided for pavement rehabilitation of various streets throughout the city including paving and striping of approximately 2 miles of streets. The project also repaired/replaced deteriorated portions of sidewalk, curb and gutter, and curb ramps. This work will be performed following the sewer and storm drain repairs identified in the Sewer and Drainage Master Plans. This project is combined with CIP 695 Parking Lot A Improvements. 109 Utility Box Wrappings SH $26,516.00 Karla Vargas 07/21 12/25 All art has been designed and installed onthe 24 utility boxes.This project will add decorative paint and/or wraps to city-owned utility boxes throughout the city. The City is engaging a local artist cooperative to create the artwork that will either be painted or applied via vinyl wrap to the boxes. City Yard staff, who have been trained in wrap application, will be involved in this project. X 605 City Facilities Condition and Needs Assessment PB $346,530.00 Joe SanClemente 07/23 07/25 Civic Facilities Project Advisory Group presented Council Consideration and Direction on Recommendations from their findings based on regular advisory group meetings at the July 22, 2025 Council meeting. Council voted to receive and file recommendations from the City Manager’s Civic Facilities Project Advisory Group. The project will include an assessment of facilities throughout the City to understand improvement needs. 617 Civic Center Charging Stations PB $51,857.00 Magvern By 07/22 05/25 City staff is coordinating the phasing of this work with SCE and their subcontractors. Phase 1, which is the installation of new switchgear pad and conduit to supply power to the new charging stations was completed on the week of October 14, 2024. The first part of Phase 2, which is the running of electrical wires to all charging station locations of the charging stations was completed December 2024. Second part of Phase 2 which is the installation and connection of the switch gear and meter was completed February 6, 2025. SCE energized the new swithgear on April 8, 2025.The electric charges were activated on May 15, 2025 and are fully operational. This project will explore the electrical power needs and installation of expanded electric vehicle charging infrastructure to serve the Police Department fleet on Bard Street, adjacent the Police Department and City Hall. The expanded charging infrastructure will install 20 Level 2 chargers. X 689 Clark Building Renovations PB $414,607.00 Saad Malim 07/17 11/25 Notice of Completion recorded 12/10/25. Retention release and project closed 12/10/25. Staff continues to work on grant reimbursement for full electrification of the building through the Clean Power Alliance. The renovations will include the following: New commercial kitchen per current Los Angeles County Department of Public Health requirements, including new appliances, fixtures, storage cabinets, counter tops, flooring, grease trap system, and lighting; New electric powered heating, ventilation and air conditioning (HVAC) system; New audio-visual system including built-in speakers, overhead projector, and roll-down projection screen; Architectural upgrades including:Furred out walls to hide system components such as electrical conduit and provide a new X 695 Parking Lot A Improvements PB $207,368.00 Briana Aube 07/19 10/25 Construction completed on July 25, 2025 (5 months ahead of original schedule). Notice of Completion recorded 9/10/25. Retention released and project closed out October 2025. This project will provide pavement rehabilitation in Parking Lot A. COMPLETED PROJECTS 4 of 5 Page 143 of 908 City of Hermosa Beach Updated 1-15-2026 UPDATED FY 2025-26 CAPITAL IMPROVEMENT PROGRAM STATUS REPORT Light Blue indicates project milestone updates. ADA ComponentCIP No.Project Name Project CategoryProject Budget1 Project Manager Conceptual PlanningPreliminary DesignFinal Engineering DesignProject Approvals/BiddingConstructionCloseoutProject Initiation Date Estimated Project Completion Date2 Current Project Status Project Description SH - STREET AND HIGHWAY IMPROVEMENTS SD - SEWER/STORM DRAIN IMPROVEMENTS PK - PARK IMPROVEMENTS PB - PUBLIC BUILDING AND GROUND IMPROVEMENTS 1. Current adjusted appropriation as of 10/01/25. 2. Estimated Project Completion Dates are subject to change. 3. Approximately $900,000 is reserved in teh CIP fund for the City Yard that has not yet been appropriated. 5 of 5 Page 144 of 908 City of Hermosa Beach - Department of Public Works Estimated CIP Project Schedule FY 2025-2026 - Updated 01/15/26 Supervisor/PM Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun 421 Annual Sewer Improvements Brandon/Andrew 10 5 385 603 South Park Slope and Irrigation Repairs Brandon/Magvern 10 5 280 111 Gateway and Wayfinding Signs Assessment Joe/Brandon/Kristian 30 25 25 25 25 25 20 10 10 20 20 20 15 5 635 630 Community Center Gas Repair John O /Josh 45 10 5 5 275 633 Base 3 Electrical Improvements John O /Josh 10 5 220 619 Kelly Court Renovations Randy/Kristian 65 65 20 15 5 5 475 164 Hermosa Avenue Green Street Heecheol/Briana 20 30 40 40 20 15 10 5 290 699 Parking Structure (Lot C) Improvements - Phase 1 Saad/Karla 60 60 60 40 30 20 10 610 114 Greenwich Village North Undergrounding (NEW)Brandon/Briana 60 60 60 60 60 60 60 60 15 10 5 5 815 626 CDBG Sidewalk Improvements (NEW)Randy/Magvern 10 15 15 50 40 10 5 5 265 685 Real Time Crime Center Brandon 10 10 10 10 10 10 25 25 25 25 25 25 25 25 15 10 5 5 475 107 Slurry Seal (NEW)Heecheol/Magvern 10 30 20 20 70 70 10 5 5 290 504 Playground Equipment Replacement Project (NEW)John O 35 20 40 30 20 20 10 5 5 240 611 Parking Structure (Lot C) Improvements - Phase 2 (NEW)John O/Karla/Saad 5 5 10 10 25 25 25 20 20 25 25 60 60 60 60 10 5 5 455 106 Annual Streets Improvements (NEW)Heecheol/Kristian 80 80 80 60 30 20 35 35 60 60 60 60 60 50 15 10 5 5 905 113 City Wide Multi-Space Meters Deployment Ken/Brandon/Andrew 30 20 30 30 30 40 25 20 15 20 20 20 20 10 5 380 623 Pier Structural Repairs John O/Joe/Brandon/Magvern 55 40 40 40 25 20 20 20 30 70 70 70 70 70 70 70 30 20 15 10 1200 423 Annual Sewer Improvements Brandon/Andrew 20 20 20 20 60 60 60 60 60 60 30 15 15 40 80 80 80 80 80 80 75 20 5 5 1145 635 Community Center Windows (NEW)John O/Saad 20 20 20 20 40 45 45 15 15 10 30 60 60 60 60 60 20 15 15 5 765 615 New Corporate Yard Facilities Joe / John O / Saad 50 100 100 140 140 140 140 140 140 140 140 140 120 120 120 120 140 150 180 160 160 160 160 160 160 160 160 160 160 160 4700 115 City Sidewalk Improvements (NEW)Heecheol/Karla 20 20 20 40 40 40 40 40 40 20 10 10 20 30 30 30 30 10 5 5 500 625 City Wide ADA Improvements Heecheol/Karla 20 20 25 40 40 40 40 40 40 20 10 10 20 30 30 30 30 10 5 5 505 618 Tsunami Siren Moe 20 20 20 20 20 20 20 20 10 30 25 25 25 15 5 5 300 610 Fort Lots-O-Fun Wall and Gate Improvements 20 20 40 40 40 40 30 20 20 30 70 70 70 60 25 10 5 610 102 Bus Stop Improvements PHASE II Brandon/Andrew 10 15 30 40 70 80 80 80 50 50 50 50 50 50 40 30 30 30 100 100 100 80 80 80 30 10 5 193 Pedestrian Crossing Safety Improvements PHASE II Brandon/Andrew 417 Annual Storm Drain Improvements Heecheol/20 25 30 30 80 80 50 40 40 40 40 40 40 40 40 20 30 100 80 90 80 80 80 40 20 10 1265 143 PCH Mobility Improvement Project PHASE II Joe/Brandon 10 15 15 40 40 40 40 40 40 40 40 40 40 40 40 40 40 40 40 40 40 40 40 40 1000 1900 438 Stormwater Dry Wells Assessment Heecheol 20 20 20 20 20 20 20 20 20 20 40 40 40 40 40 40 30 30 40 40 600 1220 621 Comprehensive Downtown Lighting Design 20 20 20 40 35 30 30 30 30 50 60 365 TBD FUTURE ANNUAL PAVING PROJECTS 25 70 70 70 70 40 40 20 40 40 80 80 80 80 100 905 TBD FUTURE CDBG PROJECTS 20 40 40 25 10 15 50 40 15 10 5 5 275 TBD FUTURE ANNUAL ADA PROJECT 20 40 20 40 40 40 40 40 40 20 20 20 150 530 TBD FUTURE ANNUAL SIDEWALK PROJECTS 20 40 20 40 40 40 40 40 40 40 20 40 350 770 TBD FUTURE PIER DECK REPAIRS 20 20 20 40 40 40 40 40 40 40 40 40 40 600 1060 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Total Hours Needed 630 680 645 730 740 755 750 735 740 745 745 695 670 665 575 615 565 680 725 740 785 755 650 595 620 600 565 430 385 390 3.663 3.953 3.75 4.244 4.302 4.39 4.36 4.273 4.302 4.331 4.331 4.041 3.895 3.866 3.343 3.576 3.285 3.953 4.215 4.302 4.564 4.39 3.779 3.459 3.605 3.488 3.285 2.5 2.238 2.267 Projected Staff Capacity 637.2 637.2 637.2 637.2 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 3.705 3.705 3.705 3.705 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 4.116 Availability (Deficit) - Full Staff 78 28 63 (22)(32)(47)(42)(27)(32)(37)(37)13 38 43 133 93 143 28 (17)(32)(77)(47)58 113 88 108 143 278 323 318 Availability (Deficit) - Current Staff (Hours)7 (43)(8)(93)(32)(47)(42)(27)(32)(37)(37)13 38 43 133 93 143 28 (17)(32)(77)(47)58 113 88 108 143 278 323 318 Assumptions:Legend: Administrative staff is available to assist engineers with tasks t Preparation of request for proposals or on-call task order. PW engineers manage consultant design teams, oversee construction, write staff reports, develop RFPs, etc.Evaluation, conceptual design, or final design. 1700 hours total annual availability per engineer (2080 hours minus holidays, vacation, and sick time).Advertisement for construction (bid document preparation, advertisement, bid review, award at City Council, contract execution). Construction Project close out, including final invoicing, documentaion, reporting to grant agencies. Fixed schedule due to public safety need, grant/funding timeline, or regulatory requirements. COMPLETE 424 Annual Storm Drain Improvements (Bard Street) Heecheol/Briana 617 Civic Center Charging Stations Heecheol/Magvern 605 City Facilities Condition and Needs Assessment Joe 105 Annual Street Improvements Heecheol/Briana 695 Parking Lot A Improvements Heecheol/Briana 502 Greenbelt Pedestrian Trail Brandon/Andrew 604 City Wide ADA Improvements Brandon/Andrew 194 Annual Striping Improvements Brandon/Andrew 689 Clark Building Renovations Saad/Karla 109 Utility Box Wrappings Saad/Karla CIP No.Project Name FY 25-26 FY 26-27 Engineering Labor Est. (Hours) Q3 Q4 Q1 Q2 Q3 Q4 FY 27-28 Q1 Q2 Q3 Q4 Beyond Total 1420 FY 25-26 FY 26-27 FY 27-28 Q1 Q2 Q3 Q4Q4Q2Q3 Full staffing assumes 10 engineers average approximately 50% of availability for CIPs (0.5*1700)/12 = 70.8 hours monthly per engineer, therefore 708 hours total monthly availability for CIP work in the engineering team. Current staffing levels in November 2025 are 9 (or 90%). This schedule assumes reaching full staffing levels (100%) by April 2026. Actual schedules are subject to change. Depending on staffing. Q3 Q4 Q1 January 15, 2026Page 145 of 908 City of Hermosa Beach | Page 1 of 4 Meeting Date: January 27, 2026 Staff Report No. 26-CR-013 Honorable Mayor and Members of the Hermosa Beach City Council APPROVAL OF IMPACT LEVEL III NEW 2026 SPECIAL EVENT: LA GALAXY SOCCER CELEBRATION (Community Resources Director Lisa Nichols) Recommended Action: Staff recommends City Council hold a public hearing to approve the Parks, Recreation, and Community Resources Advisory Commission’s recommendation to include Impact Level III new special event, Los Angeles Galaxy Soccer Celebration, on the 2026 Special Events Calendar. Executive Summary: The Community Resources Department is tasked with overseeing special events on public property. Staff has recently engaged in discussions with the Los Angeles Galaxy (LA Galaxy) regarding the potential to host 2026 International Federation of Association Football (FIFA) World Cup viewing events within the City. As a result of these discussions, the City received a formal special event application from LA Galaxy on December 10, 2025, proposing the LA Galaxy Soccer Celebration for Sunday, July 12 through Sunday, July 20, 2026. At its January 6, 2026 meeting, the Parks, Recreation, and Community Resources Advisory Commission (Commission) held a public hearing and recommended City Council approve the inclusion of the Impact Level III new special event, Los Angeles Galaxy Soccer Celebration, on the 2026 Special Events Calendar , with the recommendation there be no VIP section held on the beach south of the Pier. Background: The City’s Special Events Policy Guide, available on the City website, provides event producers with detailed information regarding application requirements, review and approval procedures, applicable fees, relevant policies, and Hermosa Beach Municipal Code provisions related to special events. Events are evaluated using the Impact Characteristics Matrix and classified as Impact Level I, II, or III. The assigned impact level determines application deadlines and the level of review and approval required. Page 146 of 908 City of Hermosa Beach | Page 2 of 4 Based on the proposed scope and anticipated impacts, the LA Galaxy Soccer Celebration qualifies as an Impact Level III event, which requires review by the Commission and City Council approval through a formal public hearing. Past Commission Actions Meeting Date Description January 6, 2026 The Commission approved staff’s recommendation to recommend to City Council the approval of Impact Level III new special event, Los Angeles Galaxy Soccer Celebration, on the 2026 Special Events Calendar, with the caveat there be no VIP section on the beach south of the Pier. Discussion: LA Galaxy has requested approval to host 2026 FIFA World Cup viewing events titled LA Galaxy Soccer Celebration on the beach south of the Pier, within the commercial zone (10th Street to 15th Street). The proposed event dates would be Tuesday, July 14; Wednesday, July 15; Saturday, July 18; and Sunday, July 19, 2026. Event equipme nt would remain in place on Thursday, July 16, and Friday, July 17, with set -up occurring on Sunday, July 12 through Monday, July 13, and teardown scheduled for Monday, July 20. Each event day would feature a stage and a large screen to broadcast the 2026 FIFA World Cup semifinal and final matches with merchandise sales and sponsor activations. Additional programming may include food and beverage sales and live music performances on Saturday and Sunday following the matches . While the Commission recommended eliminating a designated VIP section on the beach, LA Galaxy has requested City Council reconsider and allow LA Galaxy to consider a limited, secured area on the sand if deemed necessary for high -profile or recognizable guests. If the VIP area exceeds 25 percent of the total event footprint, a review by the California Coastal Commission would be required. Additionally, LA Galaxy is in discussions with local establishments to host an additional VIP viewing area or rent a private parking lot for additional sponsor activations and VIP hospitality. Attendance is anticipated to be up to 3,000 people per day. The event would be an official partnership with Major League Soccer (MLS) and FIFA. Additional details are provided in the LA Galaxy Soccer Celebration event overview (Attachment 1), and the requested dates are included on the 2026 Special Events Calendar (Attachment 2). The requested event dates coincide with the Amateur Athletic Union’s (AAU) event dates for the AAU Hermosa Beach Championships, a national junior beach volleyball tournament. Historically, AAU utilizes all volleyball courts within the commercial zone and installs additional temporary courts. On December 29, 2025, staff met with representatives from both LA Galaxy and AAU to identify and address potential conflicts associated with hosting both events concurrently. Page 147 of 908 City of Hermosa Beach | Page 3 of 4 The organizations were able to resolve most conflicts through coordination. Both organizations anticipate requesting Amplified Sound Permits; AAU for event announcements and LA Galaxy for match broadcasts and potential live music. AAU has agreed to coordinate announcement timing with LA Galaxy to ensure announcements remain audible. Both events would also utilize snow fencing to clearly define event footprints and minimize attendee overflow between event areas. One conflict related to accommodating LA Galaxy’s event footprint alongside AAU’s. To accommodate both, four temporary volleyball courts planned for the AAU Hermosa Beach Championships would need to be relocated just south of 10th Street, which is the southern boundary of the commercial zone. The City’s established practice is to permit City classes, camps, instruction, and special events only within the commercial zone, as adopted in the City’s Special Event Policy Guide (page 2).If the LA Galaxy Soccer Celebration is approved, staff recommends an exception to this policy to allow AAU to temporarily install four volleyball courts immediately south of the commercial zone. This exception would be applicable only for the 2026 even t dates and is intended to accommodate the concurrent scheduling of both events. Approval of this exception would not establish a precedent for future events. During the Commission’s review, the Commission had no concerns with granting this policy exception. If the LA Galaxy Soccer Celebration is approved, staff would work with LA Galaxy to provide notification to all residents and businesses within a 500 -foot radius of the event site. Such notice would be clear on LA Galaxy’s event footprint, and include notice of AAU’s event footprint, including, and if approved, the four volleyball courts just south of the commercial zone. Additionally, if the event is approved, LA Galaxy would continue working with the City’s Special Event team, which includes representatives from all relevant City departments, the Hermosa Beach Police Department, and the Los Angeles County Fire Department, throughout the planning and permitting process. Coordination would focus on ensuring all public safety requirements are met, including overnight security for event equipment, crowd management, emergency access lanes, accessible seating area, and compliance with all permit conditions. Staff would also work with LA Galaxy to develop a targeted marketing strategy consistent with City standards. Staff is confident in LA Galaxy’s event production capabilities based on prior experience. LA Galaxy previously hosted FIFA World Cup viewing parties in the City in 2014 and 2022 on Pier Plaza and partnered with the City in summer 2025 to host a Community Movie Matinee with activations at the Community Center and a film screening in the Community Theatre. LA Galaxy also served as a sponsor for the 2025 Hermosa Beach Concert series For informational purposes, LA Galaxy is also in discussions with the Hermosa Beach City School District regarding hosting youth-focused activities featuring the LA Galaxy Page 148 of 908 City of Hermosa Beach | Page 4 of 4 mascot and Star Squad appearances at Hermosa Beach Valley School. These discussions are separate from the requested beach event approval. Fiscal Impact: If approved, the event is estimated to generate approximately $16,300 in General Fund revenue. Direct City costs for staff and services are estimated at $1,300, excluding Police Department services and reserved parking costs, which would be determined at a later date. All costs would be the responsibility of the event producer. Attachments: 1. LA Galaxy Soccer Celebration Event Overview 2. 2026 Special Events Calendar Respectfully Submitted by: Lisa Nichols, Community Resources Director Noted for Fiscal Impact: Henry Chao, Finance Manager Concur: Brandon Walker, Administrative Services Director Approved: Steve Napolitano, City Manager Page 149 of 908 Page 1 of 1 2026 City of Hermosa Beach Special Event Permit Application Overview Event Title: LA Galaxy Soccer Celebration Impact Level: III Applicant Name: Kara Korber Organization Name: LA Galaxy Non-Profit: NO/YES Event Date(s): Sunday, July 12 (set-up), Monday, July 13 (set-up), Tuesday, July 14, Wednesday, July 15, Saturday, July 18, Sunday, July 19, Monday, July 20 (tear-down) Event Time: Tuesday, July 14: 11AM – 2PM, Wednesday, July 15: 11AM – 2PM, Saturday, July 18: 1PM – 4PM, Sunday, July 19: 10AM – 3PM Event Summary: LA Galaxy would like to host a series of World Cup Watch Parties for the 2026 World Cup. Returning Event: NO/YES Event Location: South of the Pier Maximum Number of Participants/Spectators: 3,000 Age of Participants: All Ages Participant Fee: None Parking: Yes Amplified Sound: Yes; live soccer game displayed on screen, and potentially live music. Generator(s): Yes Fenced Area(s): None Stage(s), Structure(s) or Tent(s): Yes, stage, screen, and pop-up tents Security: Yes, to monitor event activities and infrastructure overnight Sponsor(s): TBD Vendor(s): TBD (food and beverage) Filming/Still Photography: None Applicable Fees: Application $1,094 Category III $3,830 per event day x 4 = $15,320 Setup/teardown fee $330 daily x 3 = $990 Amplified Sound Permit $214 Cosponsor $368 per cosponsor (total TBD) Parking TBD *Additional fees may apply due to required staffing and/or services from the City of Hermosa Beach’s Community Resources Department, Community Services Department, Public Works Department, Police Department, and the Los Angeles County Fire Department. Page 150 of 908 TENTATIVE 2026 SPECIAL EVENTS CALENDAR City of Hermosa Beach Community Resources Department 710 Pier Avenue, Hermosa Beach, CA 90254 (310) 318-0280 hbconnect@hermosabeach.gov Page 151 of 908 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 AAU Southern Pacific Grand Prix Series North Volleyball Courts 5 6 7 8 9 10 11 IBVL Tournament Series North Volleyball Courts 12 13 14 15 16 17 18 19 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 20 21 22 23 Sidewalk Sale Hermosa Avenue, Pier Avenue & Pier Plaza Impact Level II 24 IBVL Tournament Series North Volleyball Courts Sidewalk Sale Hermosa Avenue, Pier Avenue & Pier Plaza Impact Level II 25 IBVL Tournament Series North Volleyball Courts Sidewalk Sale Hermosa Avenue, Pier Avenue & Pier Plaza Impact Level II 26 27 28 29 30 31 January 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 152 of 908 Sun Mon Tue Wed Thu Fri Sat 1 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 2 3 4 5 6 Winter Challenge North Volleyball Courts (Setup) 7 Winter Challenge North Volleyball Courts 8 9 10 11 12 13 14 SoCal Beach Foundation North Volleyball Courts 15 IBVL Tournament Series North Volleyball Courts 16 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 17 18 19 20 21 22 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 23 24 25 26 27 28 HBLL Opening Day Clark Field Impact Level II February 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 153 of 908 Sun Mon Tue Wed Thu Fri Sat 1 IBVL Tournament Series North Volleyball Courts 2 3 4 5 6 Beach Tennis Tourna- ment Beach Tennis Courts 7 Beach Tennis Tournament Beach Tennis Courts 8 Beach Tennis Tournament Beach Tennis Courts 9 10 11 12 13 14 St. Patrick’s Day Parade Valley Drive, Pier Avenue, Hermosa Avenue, Schumacher Plaza, & Pier Plaza Impact Level III PENDING SoCal Beach Foundation North Volleyball Courts 15 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 16 17 18 19 20 21 22 CBVA North Volleyball Courts 23 24 25 26 27 28 SoCal Beach Foundation North Volleyball Courts 29 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 30 31 March 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 154 of 908 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 Easter Sunrise Mass South of Pier AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 6 7 8 9 10 Beach Tennis Tournament Beach Tennis Courts 11 CBVA North Volleyball Courts Beach Tennis Tournament Beach Tennis Courts 12 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING Beach Tennis Tournament Beach Tennis Courts 13 14 15 16 17 Sidewalk Sale Hermosa Avenue, Pier Avenue & Pier Plaza Impact Level II 18 Sidewalk Sale Hermosa Avenue, Pier Avenue & Pier Plaza Impact Level II SoCal Beach Foundation North Volleyball Courts 19 IBVL Tournament Series North Volleyball Courts Sidewalk Sale Hermosa Avenue, Pier Avenue & Pier Plaza Impact Level II PENDING 20 21 22 23 24 Surfers Walk of Fame Kick-off Party Community Theatre Impact Level II 25 Surfers Walk of Fame Spyder Surf Fest Pier Plaza Impact Level III 26 Tower 12 South Bay Surf Series South of the Pier 27 28 29 30 April 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted or City Contracted Event Page 155 of 908 Sun Mon Tue Wed Thu Fri Sat 1 2 Classic Car Show Schumacher Plaza & Pier Plaza Impact Level I Pets in the Park Valley Park Impact Level II HBLL Night at the Ballpark Clark Field 3 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 4 5 6 7 8 9 CBVA North Volleyball Courts Impact Level III 10 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 11 12 13 14 15 16 State of the Art Cypress Avenue & 6th St. Impact Level III SoCal Beach Foundation North Volleyball Courts 17 SoCal Beach Foundation North Volleyball Courts 18 19 20 21 Fiesta Hermosa Pier Avenue, Hermosa Avenue, Pier Plaza, Schumacher Plaza, Lot A (Setup) Impact Level III PENDING 22 CBVA North Volleyball Courts (Setup) Fiesta Hermosa Pier Avenue, Hermosa Avenue, Pier Plaza, Schumacher Plaza, Lot A (Setup) Impact Level III PENDING 23 CBVA North Volleyball Courts Fiesta Hermosa Pier Avenue, Hermosa Ave- nue, Pier Plaza, Schumacher Plaza, Lot A Impact Level III PENDING 24 CBVA North Volleyball Courts Fiesta Hermosa Pier Avenue, Hermosa Avenue, Pier Plaza, Schu- macher Plaza, Lot A Impact Level III PENDING 25 CBVA North Volleyball Courts Fiesta Hermosa Pier Avenue, Hermosa Avenue, Pier Plaza, Schumacher Plaza, Lot A (Teardown) Impact Level III PENDING 26 Fiesta Hermosa Pier Avenue, Hermosa Avenue, Pier Plaza, Schumacher Plaza, Lot A (Teardown) Impact Level III PENDING 27 28 Beach Tennis Tournaments Beach Tennis Courts (Setup) 29 Beach Tennis Tournaments Beach Tennis Courts 30 You Are Enough 5k Schumacher Plaza & Strand North of Pier Beach Tennis Tournaments Beach Tennis Courts 31 Beach Tennis Tournaments Beach Tennis Courts AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING May 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 156 of 908 June 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 6 NOTHING WEEKEND 7 NOTHING WEEKEND 8 9 Beach Collegiate National Team Training Block North Volleyball Courts 10 Beach Collegiate National Team Training Block North Volleyball Courts 11 Beach Collegiate National Team Training Block North Volleyball Courts 12 Fine Arts Festival Community Center Lawn (Load-in) Impact Level III Beach Collegiate National Team Training Block North Volleyball Courts 13 Fine Arts Festival Community Center Lawn Impact Level III Out of System 4 Eyes Tournament North Volleyball Courts 14 Fine Arts Festival Community Center Lawn Impact Level III 15 World Championship Trials North Volleyball Courts 16 World Championship Trials North Volleyball Courts 17 World Championship Trials North Volleyball Courts 18 World Championship Trials North Volleyball Courts 19 20 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING South Bay Paddle South of Pier 21 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 22 23 24 25 26 Beach Tennis Tournament Beach Tennis Courts 27 Smackfest Co-ed 4’s Volleyball Tournament North Volleyball Courts 28 Beach Tennis Tournament Beach Tennis Courts 29 30 Page 157 of 908 July 2026 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 6 JVA/BVCA National Championships North & South Volleyball Courts & Beach Tennis Courts (Setup) Impact Level III PENDING 7 JVA/BVCA National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING 8 JVA/BVCA National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING Shakespeare by the Sea Valley Park Impact Level I 9 JVA/BVCA National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING Shakespeare by the Sea Valley Park Impact Level I 10 JVA/BVCA National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING 11 JVA/BVCA National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING 12 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts (Setup) Impact Level III PENDING LA Galaxy Soccer Celebration South of the Pier Impact Level III (Setup) PENDING 13 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING LA Galaxy Soccer Celebration South of the Pier Impact Level III (Setup) PENDING 14 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING LA Galaxy Soccer Celebration South of the Pier Impact Level III PENDING 15 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING LA Galaxy Soccer Celebration South of the Pier Impact Level III PENDING 16 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING LA Galaxy Soccer Celebration South of the Pier Impact Level III PENDING 17 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING LA Galaxy Soccer Celebration South of the Pier Impact Level III PENDING 18 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING LA Galaxy Soccer Celebration South of the Pier Impact Level III PENDING 19 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING LA Galaxy Soccer Celebration South of the Pier Impact Level III PENDING 20 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING LA Galaxy Soccer Celebration South of the Pier (Teardown) Impact Level III PENDING 21 AAU Hermosa Beach Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING AVP Junior National Championships North & South Volleyball Courts & Beach Tennis Courts (Setup) Impact Level III PENDING 22 AVP Junior National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING 23 AVP Junior National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING 24 AVP Junior National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING 25 AVP Junior National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING 26 AVP Junior National Championships North & South Volleyball Courts & Beach Tennis Courts Impact Level III PENDING 27 AVP Junior National Championships North & South Volleyball Courts & Beach Tennis Courts (Teardown) Impact Level III PENDING 28 29 International Surf Festival North & South of Pier & North Volleyball Courts (Setup) Impact Level III PENDING 30 International Surf Festival North & South of Pier & North Volleyball Courts (Setup) Impact Level III PENDING 31 International Surf Festival North & South of Pier & North Volleyball Courts Impact Level III PENDING Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 158 of 908 Sun Mon Tue Wed Thu Fri Sat 1 International Surf Festival North & South of Pier & North Volleyball Courts (CBVA) Impact Level III 2 International Surf Festival North & South of Pier Impact Level III 3 International Surf Festival North & South of Pier (Load-out) Impact Level III 4 5 6 7 Triathlon Downtown (Load-in) Impact Level III 8 Triathlon Downtown (Load-in) Impact Level III CBVA North Volleyball Courts 9 Triathlon Downtown Impact Level III CBVA North Volleyball Courts 10 11 12 13 14 Sidewalk Sale Hermosa Avenue, Pier Avenue & Pier Plaza Impact Level II PENDING Beach Tennis Tournament Beach Tennis Courts 15 Sidewalk Sale Hermosa Avenue, Pier Avenue & Pier Plaza Impact Level II PENDING Beach Tennis Tournament Beach Tennis Courts 16 Sidewalk Sale Hermosa Avenue, Pier Avenue & Pier Plaza Impact Level II PENDING Beach Tennis Tournament Beach Tennis Courts 17 18 19 20 21 22 NOTHING WEEKEND 23 NOTHING WEEKEND 24 25 26 27 28 29 AAU High School Boys Beach Volleyball League Matches North Volleyball Courts PENDING 30 31 August 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 159 of 908 Sun Mon Tue Wed Thu Fri Sat 1 2 3 Fiesta Hermosa Pier Avenue, Hermosa Avenue, Pier Plaza, Lot A, Lot B (Setup) Impact Level III PENDING 4 CBVA North Volleyball Courts and Schumacher Plaza (Setup) Fiesta Hermosa Pier Avenue, Hermosa Avenue, Pier Plaza, Lot A, Lot B Impact Level III PENDING 5 CBVA North Volleyball Courts and Schumacher Plaza Fiesta Hermosa Pier Avenue, Hermosa Avenue, Pier Plaza, Lot A, Lot B Impact Level III PENDING 6 CBVA North Volleyball Courts and Schu- macher Plaza Fiesta Hermosa Pier Avenue, Hermosa Avenue, Pier Plaza, Lot A, Lot B (Teardown) Impact Level III PENDING 7 8 Hermosa Beach Open North Volleyball Courts (Set-up) Impact Level III 9 Hermosa Beach Open North Volleyball Courts (Set-up) Impact Level III 10 Hermosa Beach Concert Series South of Pier (Setup) Impact Level III Hermosa Beach Open North Volleyball Courts Impact Level III 11 Hermosa Beach Concert Series South of Pier (Setup) Impact Level III Hermosa Beach Open North Volleyball Courts Impact Level III 12 Movies at the Beach South of Pier (Utilizing Hermosa Beach Concert Series Infrastructure) Impact Level III Hermosa Beach Open North Volleyball Courts Impact Level III 13 Hermosa Beach Concert Series South of Pier Impact Level III Hermosa Beach Open North Volleyball Courts Impact Level III 14 Hermosa Beach Concert Series South of Pier (Event Infrastructure Only) Impact Level III 15 Hermosa Beach Concert Series South of Pier (Event Infrastructure Only) Impact Level III 16 Hermosa Beach Concert Series South of Pier (Event Infrastructure Only) Impact Level III 17 Hermosa Beach Concert Series South of Pier (Event Infrastructure Only) Impact Level III 18 Hermosa Beach Concert Series South of Pier (Event Infrastructure Only) Impact Level III 19 Movies at the Beach South of Pier (Utilizing Hermosa Beach Concert Series Infrastructure) Impact Level III Coastal Cleanup Day Schumacher Plaza, North & South of Pier Impact Level I 20 Hermosa Beach Concert Series South of Pier Impact Level III 21 Hermosa Beach Concert Series South of Pier (Teardown) Impact Level III 22 23 24 25 SoCal Beach Foundation North Volleyball Courts (Setup) 26 SoCal Beach Foundation North Volleyball Courts 27 AAU High School Boys Beach Volleyball League Matches North Volleyball Courts PENDING 28 29 30 September 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 160 of 908 Sun Mon Tue Wed Thu Fri Sat 1 2 3 Glow Ride for Cystic Fibrosis Schumacher Plaza and the Strand AAU High School Boys Beach Volleyball League Matches North Volleyball Courts PENDING 4 5 6 7 8 9 10 Pumpkins in the Park Edith Rodaway Park Impact Level II Walk to End Alzheimer's Pier Plaza and Strand North of Pier 11 AAU High School Boys Beach Volleyball League Matches North Volleyball Courts PENDING 12 13 14 15 16 17 Volley4Sound North Volleyball Courts 18 Skechers Pier to Pier Friendship Walk Strand (North of Pier) & Pier Plaza Impact Level III AAU High School Boys Beach Volleyball League Matches North Volleyball Courts PENDING 19 20 21 22 23 Beach Tennis Tournament Beach Tennis Courts 24 IBVL Tournament Series North Volleyball Courts Beach Tennis Tournament Beach Tennis Courts 25 Beach Tennis Tournament Beach Tennis Courts 26 27 28 29 30 31 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING October 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 161 of 908 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 6 7 8 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 9 10 11 Veterans Day Wreath Laying Ceremony Community Center East Lawn Impact Level II 12 13 14 IBVL Tournament Series North Volleyball Courts 15 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 16 17 18 19 Hermosa for the Holidays Locations TBD (Setup) Impact Level III PENDING 20 Hermosa for the Holidays Locations TBD (Setup) Impact Level III PENDING 21Hermosa for the Holidays Locations TBD Impact Level III PENDING 22 Hermosa for the Holidays Locations TBD (Teardown) Impact Level III PENDING 23 24 25 26 27 28 29 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 30 November 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 162 of 908 Sun Mon Tue Wed Thu Fri Sat 1 2 3 4 5 Sand Snowman Contest North of Pier Impact Level I AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 6 Community Chanukah Celebration* Pier Plaza & Greenwood Park Impact Level II 7 8 9 10 11 12 California Great Santa Stroll Strand North of Pier & Pier Plaza Impact Level III AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 13 IBVL Tournament Series North Volleyball Courts 14 15 16 17 18 19 20 IBVL Tournament Series North Volleyball Courts 21 22 23 24 25 26 AAU Southern Pacific Grand Prix Series North Volleyball Courts PENDING 27 28 29 30 IBVL Tournament Series North Volleyball Courts 31 December 2026 *Menorah installation at Greenwood Park is Wednesday, December 2, 2026 and the Menorah is removed Monday, December 14, 2026 Impact Level I Impact Level II Impact Level III Long-term Agreement City Hosted City Contracted Event Page 163 of 908 Off-Season Monthly Events (Labor Day – Memorial Day) # of Special Event Days # of Days Available (out of 15) January 6 9 February 8 7 March 9 6 April 10 5 May (through May 24) 10 5 September (from September 8) 17 -2 October 9 6 November 9 6 December 7 8 Peak Season (Memorial Day through Labor Day) # of Special Event Days on the Beach/Strand/Pier Plaza Level I & II Event Days (not on Level III Event Days) & City Sponsored/Contracted (not on Level III, II or I Event Days) (Maximum of 25) Level III Event Days (Maximum of 45) Total # of Event Days (out of 70 total) 18 42 60 Peak Season Event Limits: To balance coastal access with events, events on the Beach, Strand & Pier Plaza will be limited to the following number of ev ents during the peak summer season (Memorial Day to Labor Day – approximately 100 days over the summer): o Maximum of 45 days used by Level III Events o Maximum of 25 days used by Level I & II Events, & City Sponsored/Contracted Events (on days not used by Level III Events) City Sponsored or City Contracted Events, & Long -term Agreement Events are categorized by their Impact Level Page 164 of 908 APPROVAL OF IMPACT LEVEL III NEW 2026 SPECIAL EVENT: LA GALAXY SOCCER CELEBRATION Page 165 of 908 RECOMMENDATION ACTION •Hold a public hearing •Recommend City Council approval of the LA Galaxy Soccer Celebration •Include event on the 2026 Special Events Calendar Page 166 of 908 EVENT DESCRIPTION •Location: Beach south of the Pier •Official partnership with MLS & FIFA •Attendance: Up to 3,000 per day •Stage and large screen for match broadcasts •Event Days: July 14, 15, 18, & 19 •Set-Up: July 12–13 •Equipment On-Site: July 16–17 •Teardown: July 20 •Off-site additional programming Page 167 of 908 CONCURRENT AAU EVENT •AAU Hermosa Beach Championships, national junior beach volleyball tournament scheduled concurrently. •Uses all courts in the commercial zone •Joint meeting held with LA Galaxy and AAU •Coordination on: •Amplified sound scheduling •Event footprints and fencing •Crowd management •Most conflicts resolved collaboratively Page 168 of 908 CONCURRENT AAU EVENT CONTINUED… •One unresolved issue: •Event footprint space •Requires relocating four AAU volleyball courts immediately south of the commercial zone •Staff recommends a one-time exception for 2026 only •Notification to residents and businesses within 500 feet •Notice will clearly identify: •LA Galaxy event footprint •AAU footprint and relocated courts (if approved) Page 169 of 908 City of Hermosa Beach | Page 1 of 13 Meeting Date: January 27, 2026 Staff Report No. 26-CDD-011 Honorable Mayor and Members of the Hermosa Beach City Council ADOPT A RESOLUTION APPROVING A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN EXISTING COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL ZONE AND COASTAL ZONE CEQA: Determine the project is exempt from the California Environmental Quality Act. (Community Development Director, Alison Becker) Recommended Action: Staff recommends City Council: 1. Determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15301, class 1 and section 15305, class 5 of the CEQA guidelines; 2. Adopt a Resolution approving Precise Development Plan (PDP23-04) and Lot Line Adjustment (LLA 23-03) to remodel and add to an existing two-story commercial building that measures 12,012 square feet located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot, subject to conditions of approval (Attachment 1). Executive Summary: This is a request for approval of a Precise Development Plan (PDP) and Lot Line Adjustment (LLA) to remodel and add to an existing two -story commercial building that measures 12,012 square feet. The project adds a third story with a height of 28 feet, 9.6 inches and reconfigures the existing building layout, resulting in an increase of 793 square feet of usable floor area for a remodeled multi-tenant commercial building located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot. The Planning Commission considered this request at its October 21, 2025 meeting and continued the item to a date uncertain to give the applicant time to address questions and concerns raised during the meeting. The Commission subsequently approved the project by a 4-1 vote after a second public hearing held on December 16, 2025. Staff recommends that the City Council uphold the Planning Commission approval of the project subject to conditions of approval and determine that the project is categorically exempt from the California Environmental Quality Act. Page 170 of 908 City of Hermosa Beach | Page 2 of 13 Background: The project site is an existing 8,177-square-foot corner lot located in the southwestern portion of the City, between Ninth Street and Tenth Court and is adjacent to a walk-street. The site is designated Community Commercial (CC) in the General Plan and is zoned Downtown Commercial (C-3) (Attachment 2). The site is currently developed with a 12,012-square-foot two-story multi-tenant commercial building across three parcels. The current development has no surface parking. The site was developed in 1928. On October 21, 2025, the Planning Commission held a public hearing to consider the current application, at which time project-specific questions from Planning Commissioners remained unanswered (Attachment 8). To give the applicant and staff time to address these questions and concerns raised, the Planning Commission continued the item to a date uncertain. On December 16, 2025, the Planning Commission held a public hearing to consider the current application at which time project-specific questions from the October 21, 2025 Planning Commission meeting were addressed. The Planning Commission approved the project in a 4-1 vote (Attachment 9). Past Commission Actions Meeting Date Description Planning Commission October 21, 2025 Planning Commission holds a public hearing for a remodel and third story addition to an existing commercial building and continues the matter to a date uncertain. Planning Commission December 16, 2025 Planning Commission holds a public hearing for a remodel and third story addition to an existing commercial building and approves the project in a 4-1 vote. Pursuant to Hermosa Beach Municipal Code (HBMC) Section 2.52.040, the City Council may act to initiate a review of the actions taken by the Planning Commission. The City Clerk received a request from two members of the City Council before the expiration of the call up review, and the matter was subsequently scheduled for a hearing. The City Council’s review is a de novo public hearing regarding the PDP and the PDP may be approved as conditioned by the Planning Commission, approved with modified conditions or denied on the basis of findings. Discussion: Site Information Table: The following table describes the existing site characteristics: Page 171 of 908 City of Hermosa Beach | Page 3 of 13 Site Information General Plan Community Commercial (CC) Zoning Downtown Commercial (C-2), Coastal Zone Lot Size 8,177 square feet Surrounding Zoning North: C-2 East: C-2 South: C-2 and R-2 (Two-Family Residential) West: R-2 Surrounding Uses North: Residential East: Restaurant South: Restaurant and Residential West: Residential Pursuant to HBMC Section 17.58.020, Precise Development Plan review is required for remodels of 1,500 square feet or more in any zone. Precise Development Plans shall be decided upon by the Planning Commission. Additionally, pursuant to HBMC Section 17.58.010 the purpose of Precise Development Plans is to ensure that new development supports the goals and objectives of the General Plan and other adopted plans and guidelines. The applicant proposes the interior and exterior remodel of a 12,012 -square- foot, two-story, multi-tenant commercial building. Therefore, the project requires the approval of a Precise Development Plan. Project Description: The proposed project would renovate the existing 12,012 -square-foot, two-story, multi- tenant building. The project would also include decommissioning approximately 1,340 square feet on the second floor and adding a 4,058-square-foot third story to the building for office use. The project would result in the square footage of the building increasin g by 793 square feet. A transformer would be located in a 172 -square-foot enclosed space on the first floor with access from a roll-up door on 10th court. To comply with Southern California Edison guidelines, a 160-square-foot area on the second floor above the transformer will be clear and open. The property currently does not have a trash enclosure on site. The proposed project would include a trash room and loading room on the first floor both accessible from 10th Court. The project also includes a lot l ine adjustment to merge the three parcels the existing building is developed over into one parcel. Development Standards Lot Standards Required Provided Height 30 ft 28 ft, 9.6 inch Yards: Front Not Required 0 feet Side 5ft 0 ft (existing, no change) Page 172 of 908 City of Hermosa Beach | Page 4 of 13 Development Standards Rear 5 ft 1st floor: 2 ft, 11 in (existing, no change) 2nd floor: 5 ft, 10 inch 3rd floor: 5ft, 10 inch Parking Total Parking Spaces Minimum 0 existing No additional stalls required if building square footages not exceed 10% 0 stalls Legal Nonconforming Structure The building is currently nonconforming as it does not meet required parking, setbacks, and the north, west, and east sides of the building sit over property lines. Pursuant to HBMC Section 17.52.030(B)(1)(b), any existing nonconforming portions of the structure (e.g. a wall nonconforming to a yard requirement, or a roof non -conforming to height requirements) may be partially modified or altered only to the extent necessary to satisfy the Uniform Building Code as recommended by a certified structural engine er but shall not be completely removed and replaced, and if completely removed must be brought into compliance with current requirements. A licensed structural engineer prepared a memo to clarify that the north wall of the property does not meet basic performance objectives (Attachment 5). The existing wall will not be entirely abandoned. The proposed alterations to the wall will mitigate the performance deficiency and will meet current building code. Site/Floor Plan The project proposes decreasing square footage on the first and second floors to accommodate the third-story addition. The proposed project would decrease the 7,653 square-foot first floor to 5,980 square feet and decrease the 4,359 -square-foot second floor to 2,767 square feet. The project would also include decommissioning approximately 1,340 square feet on the second floor and adding a 4,058-square-foot third story to the building for office use. The project would result in the square footage of the building increasing by 793 square feet. Staff recommend a special condition of approval expressly prohibiting the use of the decommissioned area. Additionally, the transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll -up door on 10th Court. To comply with Southern California Edison guidelines, a 160-square- foot area on the second floor above the transformer will be kept clear and open. The property currently does not have a trash enclosure; the project incorporates a room for trash and recycling on the north side of the building that would be accessible from 10th Court. Page 173 of 908 City of Hermosa Beach | Page 5 of 13 Floor Area Pursuant to HBMC Section 17.44.010, the definition of “gross floor area” is the total area occupied by a building or structure, excepting therefrom only the area of any inner courts, exterior corridors, open balconies, open stairways, and designated garages. Such total area shall be calculated by measuring along the outside dimen sions of the exterior surfaces of such building or the total of each floor level. Certain utilitarian spaces, such as mechanical/utility rooms, elevators, stairways, and loading/parking areas are excluded, as these spaces do not contribute to the function al intensity of the building. The existing second floor includes movable floors and staircases, along with open areas that are not counted toward floor area. Figures 1 and 2 illustrate the existing floor area; areas shaded in green, yellow, and blue are usable and permitted areas that count towards the existing floor area of the building. Areas shown in white were not counted towards the building floor area Figure 1. Diagram of Existing First Floor Page 174 of 908 City of Hermosa Beach | Page 6 of 13 Figure 2. Diagram of Existing Second Floor Figures 3 through 5 illustrate proposed floor area; areas that have not been counted toward floor area appear in white. The proposed second floor includes a 1,340 square - foot decommissioned space. The applicant has provided a letter from their structural engineer from Labib Funk and Associates (Attachment 5) justifying the need to keep the decommissioned area as it is structurally critical for seismic transfer of lateral forces to the lateral force resisting system Figure 3. Diagram of Proposed First Floor Page 175 of 908 City of Hermosa Beach | Page 7 of 13 Figure 4. Diagram of Proposed Second Floor Figure 5. Diagram of Proposed Third Floor Page 176 of 908 City of Hermosa Beach | Page 8 of 13 Parking/Loading The property currently has no off-street parking. Pursuant to HBMC Section 17.44.015, additions greater than ten (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 ten (10) percent or 500 square feet, whichever is greater. The existing commercial building is 12,012 square feet. The project would include decommissioning approximately 1,340 square feet on the second floor and adding a 4,058-square-foot third story. After accounting for the uninhabitable and utilitarian areas of the building, the proposed project would increase the square footage of the building by 793 square feet or six and a half percent. Therefore, the proposed project would not increase the usable square footage by more than 10 percent and would not require additional parking. Landscaping The project proposes a green roof and four raised gardens (see images below) on the third floor to be utilized as a visual aesthetic for the enjoyment of future tenants. The gardens would not be utilized or accessible by the tenants and is a visual amenity to the office spaces. The Planning Commission’s approval includes a condition of approval requiring maintenance of the gardens and green roof. All proposed landscaping is subject to HBMC Chapter 8.60, Water Efficient Landscaping. Figure 6. Proposed Raised Gardents (Third Floor Cross-Section) Page 177 of 908 City of Hermosa Beach | Page 9 of 13 Design The development proposes a contemporary architectural style and would utilize several materials, such as metal paneling, aluminum, and glass on the storefront, and incorporates stucco, aluminum, and glass curtain walls to create visual interest. The pedestrian entryway closest to the walk street would be redesigned to be arched, thus keeping consistent with the other windows and entryways on the east side of the building. Additional service doors would be installed on the north side of the building off Tenth Court. Additional windows would be installed on the south side of the building. Historic Assessment The City’s General Plan identified the property as a potential historic resource in the windshield survey prepared as part of the General Plan Program Environmental Impact Report. All proposed alterations and demolitions of buildings identified on the City’s survey of potential historic resources are required to be evaluated by a qualified historic preservationist to determine if the proposed demolition or alteration would result in the degradation of a historically significant site. As such, a historic resource assessment was prepared for the property by Page & Turnbull in April 2024 (Attachment 7). The historic resource assessment found that 901 Hermosa Avenue is not currently listed on any local, state, or federal register of historic resources. The structure is a local example of a 1920s automobile showroom. The building is a modest representation of the Mission Revival architectural style, as it is less elaborate and ornamented than other high-style examples Page 178 of 908 City of Hermosa Beach | Page 10 of 13 in the region. In addition, some of the original features, such as windows and doors, have been replaced or infilled. The assessment finds that the building does not possess a level of architectural distinction, nor is it associated with events or individuals of significance; the property does not meet the eligibility criteria for the National or California Register of Historical Resources. The city’s Historic Preservation Ordinance has been implemented voluntarily, and this building has not been locally designated. The assessment concludes that the project is not a historic resource for the purposes of CEQA. Lot Line Adjustment A lot line adjustment is the process under the State Subdivision Map Act that is used to change the property lines of existing parcels. The process can be used to do a number of things, such as: combine up to four adjacent parcels into one parcel, alter the boundary between up to four parcels, or reconfigure the shapes of up to four parcels. The property is a corner lot consisting of three parcels, lots 25-27, and has the following dimensions. Existing Lot Configuration Lot Width Length 25 30 ft 95 ft 26 26 ft-2 in 95 ft 27 30 ft 95 ft The project would adjust the lot lines to create a single parcel with dimensions of 86 feet 2 inches wide by 95 feet long, totaling 8,177 square feet (Attachment 6). Findings: Pursuant to Hermosa Beach Municipal Code Section 17.58.020, remodels of 1,500 square feet or more in any zone shall be subject to a Precise development Plan (PDP). Pursuant to Hermosa Beach Municipal Code Section 17.58.040, all projects requiring a Precise Development plan must make the following findings to approve the PDP. 1. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code; The proposed project would renovate the existing 1 2,012-square- foot two-story multi-tenant building and would include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058 square-foot third story to the building for office use, and would result in the square footage of the building increasing by 793 square feet. A transformer would be located in a 172 -square-foot enclosed space on the first floor with access from a roll-up door on 10th court. To comply with southern California Edison guidelines, a 160-square-foot area on the second floor above the transformer will be clear and open. The project has been reviewed for Page 179 of 908 City of Hermosa Beach | Page 11 of 13 compliance, and the design, layout, and physical features of the proposed development would comply with all applicable provisions of the Municipal Code. 2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; The subject property has a General Plan land use designation of Community Commercial. The purpose of this designation is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The site is also located within the Downtown District character area. The vision of this district is to enhance building form and orientation and maintain the pedestrian realm along Pier Avenue while transforming the realm on Hermosa Avenue. The Downtown District intended uses would be services and activities associated with the local beach culture to residents as well as visitors to the city. Additionally, The Downtown character district areas specifies a desired character and building area form that includes 1) Many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm and 2) Buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures. The general plan states the maximum floor area ratio (FAR) for a community commercial land use designation is 1.25. The property is currently nonconforming with a FAR of approximately 1.5. The proposed project would maintain this nonconforming FAR. The proposed project would revitalize the existing building and incorporate a more modern aesthetic, inclusive of a variety of materials to create interest and break monotony. The large arched storefront windows on the first floor would be maintained. The modern aesthetic would largely come into play in the new thirdfloor addition with the installation of numerous windows and the incorporation of different materials. Additionally, the Planning Commission’s conditions of approval prohibit tinting and reflective glass. The proposed project is consistent with the General Plan. General Plan Consistency Goals & Policies Findings Land Use Element Goal 1: Create a sustainable urban form and land use patterns that support a robust economy and high-quality life for residents Policy 1.3 Access to daily activities. Strive to create sustainable development patterns such that the majority of residents are within walking distance to a variety of neighborhood goods and services The proposed project will increase access to services in the community and contribute to more options for residents to have access to daily activities. All future uses will be subject to compliance with the permitted uses of the C-2 zone per the city’s municipal code. Page 180 of 908 City of Hermosa Beach | Page 12 of 13 General Plan Consistency Policy 1.7 Compatibility of Uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses Parks & Open Space Element Goal 5. Scenic vistas, viewpoints, and resources are maintained or enhanced Policy 5.7 Light pollution. Preserve nighttime skyward views and reduce glare by minimizing shoreline lighting levels. Nighttime views would be protected by a condition of approval requiring all exterior lighting to be downcast to minimize light pollution. 3. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of this Title. The proposed project would renovate the existing 12,012-square-foot two-story multi-tenant building and would include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058 square-foot third story to the building for office use, and would result in the square footage of the building increasing by 793 square feet. The development proposes a contemporary architectural style and would utilize several materials, such as metal paneling, aluminum and glass on the storefront, and incorporate stucco, aluminum and glass curtain walls to create visual interest. The proposed design will be compatible with buildings in the surrounding area. Moreover, the project complies with all design development standards. Additionally, Pursuant to the state Subdivision Map Act (California Government Code Section 66412(d)), a tentative map, parcel map, or final map shall not be required as a condition to the approval of a lot line adjustment between f our or fewer existing adjoining parcels, where the land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created, if the lot line adjustment is approved by the City. The City must limit its review and approval to a determination of whether the parcels resulting from the adjustment will conform to the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances. Conditions and exactions placed on approval must be limited to those necessary to comply with the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the lot line adjustment, or to facilitate the relocation of existing utilities, infrastructure, or easements. In addition, the City cannot require a record of survey for a Page 181 of 908 City of Hermosa Beach | Page 13 of 13 lot line adjustment unless otherwise required by law. The proposed lot line adjustment consolidates three existing lots into a single 8,177 -square-foot lot (86 feet 2 inches wide by 95 feet) that is consistent with the General Plan, Zoning, applicable Coastal Plan, and building regulations. Environmental Analysis: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 1 categorical exemption, existing facilities as defined in section 15301 of the CEQA Guidelines, as it consists of internal and exterior modification of an existing building. The proposed project also qualifies for a Class 5 categorical exemption, minor alterations in land use limitations, as defined in section 15305, as the project consists of a minor lot line adjustment. Additionally, a historic resource assessment was prepared for the project by Page & Turnbull in April 2024, and it was determined that the property is not considered a historic resource for the purposes of CEQA. Attachments: 1. Resolution 2. Zoning Map 3. Project Plans 4. 3D Sections and View 5. Structural Engineer Letters 6. Lot Line Adjustment 7. Historic Resources Assessment 8. October 21, 2025 Planning Commission Staff Report and Attachments 9. December 16, 2025 Planning Commission Staff Report and Attachments 10. Public Notification Package Respectfully Submitted by: Kaneca Pompey, Contract Planner Concur: Alexis Oropeza, Planning Manager Concur: Alison Becker, Community Development Director Noted for Fiscal Impact: Brandon Walker, Administrative Services Director Legal Review: Jason Baltimore, Interim City Attorney Approved: Steve Napolitano, City Manager Page 182 of 908 Page 1 of 13 RES-26-XXXX CITY OF HERMOSA BEACH RESOLUTION NO. 26-XXXX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, SUSTAINING THE PLANNING COMMISSION’S APPROVAL OF A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL AN EXISTING 12,012 SQUARE-FOOT TWO-STORY COMMERCIAL BUILDING AND CONSOLIDATE THREE EXISTING PARCELS INTO A SINGLE LOT AT 901 HERMOSA AVENUE, AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT RECITALS WHEREAS, Kyle Ransford (“Applicant”) filed an application for a Precise Development Plan (“PDP”) and Lot Line Adjustment (“LLA”) to remodel and add to an existing 14,021 square-foot two-story commercial building (“Project”) located at 901 Hermosa Avenue, Hermosa Beach, California (“Site”) on May 30, 2023; and WHEREAS, the Project proposes to add a third story to the exiting building increasing the building height to 28 feet 9.6 inches, reconfigure the existing building layout resulting in a decrease of 194 square feet of usable floor area for a remodeled multi-tenant commercial building, and consolidate three existing parcels at the Site into a single lot; and WHEREAS, the Planning Commission approved PDP 23-04 and LLA 23-03 at a duly noticed public meeting to consider the Applicant’s Project on December 16, 2025; and WHEREAS, the City Council initiated a review of the Planning Commission’s action on the Project at its regularly scheduled meeting on December 23, 2025, and scheduled a de novo public hearing on January 27, 2026, to reconsider the Project pursuant to Hermosa Beach Municipal Code (“HBMC”) section 2.52.040. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Recitals. The recitals above are true and correct, and are hereby incorporated herein by reference. Page 183 of 908 Page 2 of 13 RES-26-XXXX SECTION 2. PDP Findings. The City Council (“Council”) hereby further finds the following pertaining to the application for PDP 23-04 regarding the design, layout, and other physical features of the Project pursuant to HBMC section 17.58.040: a. Compliance with HBMC Title 17. The Project complies with all other applicable provisions of HBMC Title 17 and all other HBMC Titles. The proposed Project would (1) renovate the existing 12,012-square-foot two-story multi-tenant building; (2) include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058-square-foot third story to the building for office use; and (3) result in the square footage of the building increasing by 793 square feet. A transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll up door on 10th court. To comply with Southern California Edison guidelines, a 160- square-foot area on the second floor above the transform er will be clear and open. The Project has been reviewed for compliance; and the design, layout, and physical features of the proposed development would comply with all applicable provisions of the HBMC. b. Compliance with the General Plan. The Project is consistent with the General Plan and any applicable specific plan or design guidelines. The Property has a General Plan land use designation of community commercial. The purpose of this designation is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The Site is also located within the downtown district character area. The vision of this district is to enhance building form and orientation, and maintain the pedestrian realm along Pier Avenue while transforming the realm on Hermosa Avenue. The downtown district intended uses are services and activities associated with the local beach culture to residents as well as visitors to the City. Additionally, the downtown district areas specifies a desired character and building area form that includes (1) “many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm”; and (2) “buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures.” The General Plan states the maximum floor area ratio (“FAR”) for a community commercial land use designation is 1.25. The Property is currently nonconforming with a FAR of approximately 1.5, and the proposed Project would maintain this nonconforming FAR. c. Revitalize Existing Building. The proposed Project would revitalize the existing building and incorporate a more modern aesthetic inclusive of a variety of materials to create interest and break monotony. The large arched storefront windows on the first floor would be maintained. The modern aesthetic would largely come into play in the new third floor addition with the installation of numerous windows and the Page 184 of 908 Page 3 of 13 RES-26-XXXX incorporation of different materials. Additionally, the Planning Commission’s conditions of approval prohibit tinting and reflective glass. The proposed Project is consistent with the General Plan. General Plan Consistency Goals & Policies Findings Land Use Element Goal 1: Create a sustainable urban form and land use patterns that support a robust economy and high-quality life for residents Policy 1.3 Access to daily activities. Strive to create sustainable development patterns such that the majority of residents are within walking distance to a variety of neighborhood goods and services. Policy 1.7 Compatibility of Uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses The proposed project will increase access to services in the community and contribute to more options for residents to have access to daily activities All future uses will be subject to compliance with the permitted uses of the C-2 zone per the HBMC. Parks & Open Space Element Goal 5. Scenic vistas, viewpoints, and resources are maintained or enhanced Policy 5.7 Light Pollution. Preserve skyward nighttime views and lessen glare by minimizing lighting levels along the shoreline. Nighttime views would be protected by a condition of approval requiring all exterior lighting to be downcast to minimize light pollution. d. Compliance with Zone. The Project complies with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of HBMC Title 17. The Property has a Zoning Designation of Downton Commercial (C-2). The proposed Project would (1) renovate the existing 12,012-square- foot two-story multi-tenant building; (2) include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058 square-foot third story to the building for Page 185 of 908 Page 4 of 13 RES-26-XXXX office use; and (3) result in the square footage of the building increasing by 793 square feet. The development proposes a contemporary architectural style and would utilize several materials such as metal paneling, aluminum, and glass on the storefront; and incorporate stucco, aluminum, and glass curtain walls to break the monotony and create visual interest. The design will be compatible with buildings in the surrounding area. Moreover, the Project complies with all design development standards of the C-2 Zone. SECTION 3. LLA Findings. The City Council hereby finds the following pertaining to the application for LLA 23-03 pursuant to the Subdivision Map Act of California Government Code section 66412(d): a. A tentative map, parcel map, or final map shall not be required as a condition to the approval of a lot line adjustment if the lot line adjustment is approved by the City (1) between four or fewer existing adjoining parcels; (2) where the land taken from one parcel is added to an adjoining parcel; and (3) where a greater number of parcels than originally existed is not thereby created. b. The City must limit its review and approval to a determination of whether the parcels resulting from the adjustment will conform to the local General Plan, any applicable specific or coastal plan, and zoning and building ordinances. c. Conditions and exactions placed on approval must be limited to those necessary to comply with the local General Plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances to require the prepayment of real property taxes prior to the approval of the LLA; or to facilitate the relocation of existing utilities, infrastructure, or easements. In addition, the City cannot require a record of survey for a lot line adjustment unless otherwise required by law. The proposed LLA consolidates three existing lots into a single 8,177-square- foot lot (86 feet 2 inches wide by 95 feet) that is consistent with the General Plan, zoning, applicable coastal plan, and building regulations. SECTION 4. PDP Conditions of Approval. The City Council hereby approves PDP 23- 04 to remodel and add to an existing 12, 012- square-foot two-story commercial building at the Site subject to the following conditions: a. General Conditions (1) The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the City Council Page 186 of 908 Page 5 of 13 RES-26-XXXX at its meeting of January 27, 2026, in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC or requirements of this approval. (2) The Project shall fully comply with all requirements of the Downtown Commercial (C- 2) Zone as applicable of the HBMC, including but not limited to: (a) height, including all required roof-mounted equipment, shall fully comply with the 30-foot height limit (precise building height compliance shall be reviewed at the time of the building plan review to the satisfaction of the Community Development Director); and (b) architectural treatments and accessory facilities shall be as shown on building elevations, site, and floor plans. (3) The Project shall comply with all requirements of the City’s Building Division, Public Works Department, Los Angeles County Fire Department, and the HBMC. (4) This approval shall not be effective for any purposes until the Applicant and the owners of the Property involved have filed at the office of the Planning Division of the Community Development Department signed affidavits stating that they are aware of, and agree to accept, all the conditions of this grant. The PDP shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. (5) Approval of this permit shall expire 24 months from the date of approval by the Planning Commission unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration shall be provided. (6) The Planning Commission may review this PDP and may amend the subject conditions or impose any new conditions deemed necessary to mitigate detrimental effects on the surrounding neighborhood. (7) The Property shall be developed, maintained, and operated in full compliance with the conditions of this permit; and any law, statute, ordinance, or other regulation applicable to any development or activity on the Property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. Page 187 of 908 Page 6 of 13 RES-26-XXXX (8) Permittee shall defend, indemnify, and hold harmless the City (its City Council, its officers, employees, and agents (“Indemnified Parties”)) to the greatest extent permitted by law from and against any claim, action, or proceeding brought by any party against the Indemnified Parties to attack, set aside, or void any permit or approval for this Project authorized by the City (including without limitation reimbursing the City its actual attorney’s fees and costs in defense of the litigation ). The City may (in its sole discretion) elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may (at its sole discretion) participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. (9) Each of the above conditions is separately enforced and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. b. Planning (1) All conditions of approval shall be printed verbatim on all plans submitted for plan review to the Community Development Department. These conditions shall be indexed on the cover sheet and referenced on the site plan. (2) The Property is located in the coastal zone. As such, California Coastal Commission (“Commission”) approval is required prior to submittal of the building plan check. A verbatim copy of the Commission’s approval along with any conditions of approval shall be incorporated into the plan check set of plans. If the Applicant chooses to submit for building plan check prior to Commission approval, they may do so and provide the Community Development Department a waiver of liability. (3) The floor plans shall be maintained and used in accordance with the floor plans incorporated as Exhibit A of this Resolution. Any revision to the floor plan configuration shall be reviewed and approved by the Planning Commission. Minor changes that do not materially change the project may be approved by the Community Development Director. (4) All landscaped areas shall be maintained and strictly prohibited from use without approval of a PDP modification by the Planning Commission. Page 188 of 908 Page 7 of 13 RES-26-XXXX (5) Any proposed onsite landscaping shall comply with HBMC Chapter 8.60 and section 8.44.095(F)(1), and must be submitted to the Community Development Department and be approved prior to issuance of the building permit. (6) All walls or fences (including the visible surface of retaining walls) shall be constructed of, or treated with, an aesthetically pleasing material approved by the Community Development Director including but not limited to masonry block designed and manufactured to be exposed (e.g., split-face, scored, textured or striated), surface treated masonry (e.g. stucco or paint), wrought iron or simulated wrought iron, brick, wood, stucco, or paint. Plain gray untreated block not designed or manufactured to be exposed and chain link fences are prohibited (HBMC section 17.46.130.E). (7) Outdoor lighting and lighting for signs associated with commercial uses shall be designed so as not to adversely impact residences. No flashing, blinking, or high intensity lighting. Adequate lighting to illuminate parking areas and corridors to access parking and public sidewalk. Lighting for signs may only be illuminated during business hours. (8) All lighting shall be directed downward, fully shielded, and illumination shall be contained within the Property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low level (three feet or less in height) securing lighting and porch lights. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. (9) Signs shall be limited to the commercial space frontage pursuant to the requirements of HBMC Chapter 17.50. (10) All proposed mechanical equipment shall be located outside of required setbacks in accordance with the HBMC. All mechanical equipment must be screened from public view subject to the review and approval of the Community Development Director or designee. (11) Use of the second-floor decommissioned area shall be strictly prohibited from use. (12) At the time of plan check approval, the Applicant shall Page 189 of 908 Page 8 of 13 RES-26-XXXX submit a building permit. The Applicant shall remit a construction plan, which shall include a plan for how it will maintain the existing perimeter walls throughout the various construction phases. (13) Reflective window tints shall be prohibited on all windows. The ground floor street-facing windows shall provide a minimum visible light transparency transmittance level of 50%. (14) Construction projects within the City shall demonstrate compliance with all applicable standards of the Southern California Air Quality Management District (“SCAQMD”), including the following provisions of SCAQMD Rule 403: (a) all unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule 403 (wetting could reduce fugitive dust by as much as 50%; (b) the construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind; (c) all clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), to prevent excessive amounts of dust; (d) all dirt/soil loads shall be secured by trimming, watering, or other appropriate means to prevent spillage and dust; (e) all dirt/soil materials transported off-site shall be required to cover their loads as required by California Vehicle Code Section 23114 to prevent excessive amount of dust; (f) general contractors shall maintain and operate construction equipment to minimize exhaust emissions; and (g) trucks having no current hauling activity shall not idle but shall be turned off. (15) In accordance with Section 2485 to Title 13 of the California Code of Regulations, the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to five minutes at any location. (16) The Project shall comply with SCAQMD Rule 1113, limiting the volatile organic compound content of architectural coatings. (17) Construction projects within the City shall install odor- reducing equipment in accordance with SCAQMD Rule 1138. (18) Project applicants shall identify all measures to reduce air pollutant emissions below SCAQMD thresholds prior to the issuance of building permits. Should attainment of SCAQMD thresholds be determined to be infeasible, Page 190 of 908 Page 9 of 13 RES-26-XXXX construction contractors shall provide evidence of this to the City and will be encouraged to apply for SCAQMD Source Oriented Optimization Network funds. (19) As a standard condition of approval for future development projects implemented under the General Plan that involve ground disturbance or excavation: (a) for any project where earthmoving or ground disturbance activities are proposed at depths that encounter older Quaternary terrace deposits, a qualified paleontologist shall be present during excavation or earthmoving activities; and (b) if paleontological resources are discovered during earthmoving activities, the construction crew shall immediately cease work in the vicinity of the find and notify the City. The Project applicant(s) shall retain a qualified paleontologist to evaluate the resource and prepare a recovery plan in accordance with Society of Vertebrate Paleontology guidelines (1996). The recovery plan may include but is not limited to a field survey, construction monitoring, sampling and data recovery procedures, museum storage coordination for any specimen recovered, and a report of findings. Recommendations in the recovery plan that are determined by the lead agency to be necessary and feasible shall be implemented before construction activities can resume at the site where the paleontological resources were discovered. c. Building (1) The previously provided Localized Forecast Analysis (“LFA”) Report dated October 8, 2024 states that the existing wall will not be entirely abandoned and that alterations will be made to mitigate structural deficiencies. Structural plans have not yet been reviewed to determine the extent of this work and how it may encroach into the public right-of-way. No new walls or foundation footings (including underpinning) will be allowed within the public right-of-way without the approval of Public Works. (2) Must reference all gross square footage on page G- 202, to include square footage that is being designated and labeled as “deactivated space”. (3) Must clarify access areas on page G-202/G-203/G-204: (a) it appears that the access path to the proposed electrical room is less than three feet; (b) the South egress path and door swing appear to swing out onto the encroachment area, subject to the approval of Public Works; and (c) the doors on the North side of the building for the proposed fire room and trash room appear to swing into the public right of way, subject to the approval of Public Works. Page 191 of 908 Page 10 of 13 RES-26-XXXX (4) Must acquire approval from Public Works if the existing wall encroaching on the Public Way is to be maintained in that location. (5) Referencing page AD-111: Any work that exceeds 50% demolition of the existing framing will be considered new and is subject to the development and building standards of a new building. (6) The following items will require plan review and approval, prior to permit issuance: (a) pedestrian and adjacent property protection plans will be required for review and approval; (b) submit all architectural, geotechnical reports, low impact development (“LID”), Site drainage, energy sheets/calculations, and structural plans for plan review and approval and acquire all required permits; (c) submittal and plan approval required to the Los Angeles County Fire Land Development Unit for the site plans and floor plans; and (d) submittal and plan approval required to the Los Angeles County Fire for Fire Sprinklers and Fire Alarm Systems. d. Public Works (1) No new walls or foundation footing will be allowed to be constructed on or over the public right-of way. (2) A Residential Encroachment permit is required for non- confirming structures located over or within the public right-of-way. (3) Prior to issuance of a Building Permit, approved civil engineering plans prepared by a licensed civil engineer and approved by Public Works (addressing grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on-site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the HBMC and Public Works specifications) shall be filed with the Community Development Department. (4) Civil engineering plans shall include adjacent properties and structures, sewer laterals, and storm drain main lines on the street. (5) Project construction shall protect private and public property in compliance with HBMC sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including, if required, an approved Residential or Commercial Encroachment Permit. Page 192 of 908 Page 11 of 13 RES-26-XXXX (6) Sewer manhole rim/lid elevations must be submitted prior to grading and plan check. (7) Sewer lateral video must be submitted with plan check submittal if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after reviewing the sewer lateral video. (8) The Project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch apter 8.44), implement required Low Impact Development Standards, provide calculations and documents (i.e., Appendix D and E of the Storm Water LID Guidelines), submit at time of grading, and plan check along with an erosion control plan. SECTION 5. LLA Conditions of Approval. The City Council hereby approves LLA 23-03 which consolidates three existing parcels into a single lot, subject to the following: a. General Conditions (1) The Property shall be developed, maintained, and operated in full compliance with the conditions of this permit; and any law, statute, ordinance, or other regulation applicable to any development or activity on the Property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. (2) Permittee shall defend, indemnify, and hold harmless the City (its City Council, its officers, employees, and agents (“Indemnified Parties”)) to the greatest extent permitted by law from and against any claim, action, or proceeding brought by any party against the Indemnified Parties to attack, set aside, or void any permit or approval for this Project authorized by the City (including without limitation reimbursing the City its actual attorney’s fees and costs in defense of the litigation ). The City may (in its sole discretion) elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may (at its sole discretion) participate at its own expense in the defense of the action; but such participation shall not relieve the permittee of any obligation under this condition. (3) Each of the above conditions is separately enforced and if one of the conditions of approval is found to be invalid by a court of law, all the Page 193 of 908 Page 12 of 13 RES-26-XXXX other conditions shall remain valid and enforceable. (4) The Property is located in the coastal zone. As such, Commission approval is required prior to submittal of the building plan check. A verbatim copy of the Commission’s project approval, along with any conditions of approval, shall be incorporated into the plan check set of plans. If the Applicant chooses to submit for building plan check prior to Commission approval, they may do so at risk and provide the Community Development Department with a waiver of liability. b. Planning (1) Prepayment of all taxes as required California Government Code section 66412 and any fees required by the City shall be evidenced prior to recordation of the Certificate of Compliance. (2) A Certificate of Compliance and legal descriptions in a form approved by the City and compliant with the Subdivision Map Act shall be submitted consistent with the plans approved by the Planning Commission, approved by the Community Development Director and City Attorney, and recorded with the Office of the Los Angeles County Recorder; and evidence of recording shall be submitted to the Community Development Department within one year of this approval. SECTION 6. California Environmental Quality Act (“CEQA”). The City Council finds that this Resolution is not subject to CEQA (Title 14 of the California Code of Regulations) pursuant to the following CEQA Guidelines sections: (a) section 15301 (Class 1, Existing Facilities) as the Project consists of internal and exterior modification of an existing building; (b) section 15305 (Class 5 categorical exemption, Minor Alterations in land use limitations) as the Project consists of a minor lot line adjustment; (c) 15064.5(a) as the property is not considered a historical resource for the purposes of CEQA and will not cause a substantial adverse change in the significance of a historical resource based upon a historic resource assessment prepared for the Project by Page & Turnbull in July 2024, and the fact that the Site is not currently listed in a local register of historic resources or in the California Register and is not eligible for listing in the California Register; and (d) section 15300.2 as the Project is not located in a particularly sensitive environment such that its impact on the environment will be significant, will not result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances. In addition, the Project will not damage a scenic highway or scenic resources within a state scenic highway as no scenic state highway exist in the vicinity of the Project, nor is the Project Page 194 of 908 Page 13 of 13 RES-26-XXXX located on a hazardous waste site. SECTION 7. Severability. If any section or provision of this Resolution is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, or contravened by reason of any preemptive legislation, the remaining sections and/or provisions of this Resolution shall remain valid. The City Council hereby declares that it would have adopted this Resolution, and each section or provision thereof, regardless of the fact that any one or more section(s) or provision(s) may be declared invalid or unconstitutional or contravened via legislation. SECTION 8. Certification. The City Clerk shall certify to the passage and adoption of this Resolution; cause the same to be entered among the original resolutions of the City; and make a minute of the passage and adoption thereof in the records of the proceedings of the Council in the minutes of the meeting at which time same is passed and adopted. SECTION 9. Effective Date. This Resolution is effective immediately upon adoption. SECTION 10. Pursuant to the Code of Civil Procedure section 1094.6, any legal challenge to the decision of the Council after exhaustion of any available administrative remedies must be made within 90 days after the final decision by the Council. PASSED, APPROVED and ADOPTED on this 27th day of January 2026. AYES: NOES: ABSTAIN: ABSENT: ______________________________________________________________________________ Mayor Rob Saemann PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM: _______________________________ ________________________________ Reanna Guzman Jason Baltimore Interim City Clerk Interim City Attorney Page 195 of 908 HermosaAve11th St The Strand 1 0 t h S t 13th St 9th StBeach Dr 7th St 11th St 8 t h S tBeach D r 6th St 11th St P ie rA v e Palm DrLoma DrMa nhattanAveBayvi ewDr13th St 7th Ct 8th Ct 9th Ct 10th Ct 12th Ct 11th Ct Sunset Dr13th Ct Pier Plaza Monterey Blvd Zoning Map City Council Meeting January 27, 2026 703 Pier Ave APN: 4185-001-015 Zone: SPA-8 Specific Planning Area 8 Conditional Use Permit (CUP 25-16) Description Legend R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Neighborhood Commercial C-2 Downtown Commercial C-3 General Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) -HE Housing Element Overlay 500' Notification Radius Page 196 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 17 OF 141 G-101 COVER SHEET ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 ENTRY 101 DIMENSION TO FACE DIMENSION TO CENTERLINE REVISION NUMBER NEW ELEVATION BUILDING SECTION WALL SECTION DETAIL INTERIOR ELEVATION - MULTIPLE WALLS GRIDLINE TO FACE OF STRUCTURE EXISTING ELEVATION CONTROL POINT / DATUM ALIGN FINISH DESIGNATION EQUIPMENT MARK PLUMBING FIXTURES NEW WALL EXISTING WALL INTERIOR ELEVATION - 1 WALL EXTERIOR ELEVATION ROOM NAME ROOM NUMBER WALL TYPE WINDOW MARK DIRECTION OF SLOPE TO DRAIN DOOR MARK DASHED LINES INDICATE HIDDEN, OVERHEAD OR ITEMS TO BE REMOVED PROPERTY LINE BUILDING FLOOR OR ELEVATION SOLID LINE BREAK LINE - MATERIAL TO CONTINUE EXHAUST FAN GRIDLINE ON CENTER OF COLUMN FIRE SPRINKLER SMOKE DETECTOR KEYNOTE DIMMER/VACANCY SENSOR WALK STREET SETBACK 100 A 100 1 SD WS SB SP PL-01 PT-01 APP-01 1 COVER SHEET & GENERAL INFO DIAGRAMS SURVEY - MAPPING DEMOLITION SITE DEMOLITION PLANS CIVIL G-101 G-102 G-201 G-202 G-203 G-204 V-101 AD-101 AD-111 AD-112 AD-113 C-000 C-100 C-210 C-300 C-400 COVER SHEET GENERAL NOTES SITE PHOTOS CURRENT VS PROPOSED SQ FT CODE REPORT CODE PLANS & SECTIONS SURVEY PLAN DEMOLITION SITE PLAN DEMOLITION 1st FLOOR PLAN DEMOLITION 2nd FLOOR PLAN DEMOLITION ROOF PLAN TITLE SHEET EROSION CONTROL PLAN GRADING AND DRAINAGE PLAN LOW IMPACT DEVELOPMENT PLAN UTILITY PLAN SITE PLANS FLOOR PLANS ELEVATIONS SECTIONS ENLARGED PLANS ASSEMBLY DETAILS SCHEDULES A-101 A-111 A-112 A-113 A-114 A-115 A-201 A-202 A-203 A-204 A-301 A-302 A-303 A-401 A-402 A-403 A-404 A-405 A-501 A-502 A-601 A-602 A-603 SITE PLAN FOUNDATION PLAN 1st FLOOR PLAN 2nd FLOOR PLAN 3rd FLOOR PLAN ROOF PLAN EXISTING ELEVATIONS EXISTING ELEVATIONS PROPOSED ELEVATIONS PROPOSED ELEVATIONS BUILDING SECTIONS BUILDING SECTION WALL SECTIONS STAIR 01 PLAN & SECTION STAIR 02 PLAN & SECTION STAIR 03 & ELEVATOR 02 PLAN & SECTION ENLARGED BATHROOM PLANS & ELEVATIONS ENLARGED KITCHEN PLANS & ELEVATIONS DETAILS - WALL ASSEMBLIES DETAILS - FLOOR / ROOF / CEILING ASSEMBLIES FINISH SCHEDULE & MATERIAL LEGEND DOOR + WINDOW SCHEDULES CURTAIN WALL SCHEDULE PROJECT INFORMATION PROJECT DIRECTORY ABBREVIATIONS RELEVANT CODESDEFERRED SUBMITTALS FIRE SPRINKLER NOTE SYMBOLS VICINITY MAP OTHER SHEET INDEX PROJECT ADDRESS 901 HERMOSA LEGAL DESCRIPTION LOT 25, 26 AND 27, BLOCK 10. HERMOSA BEACH, M.B. 1-25-26 APN# 4187-003-028 ZONE C2 (DOWNTOWN COMMERCIAL ZONE) LOT AREA (NET) 8,180 SF OCCUPANCY GROUP MERCANTILE OFFICE & STORAGE CONSTRUCTION TYPE TYPE V NO. OF STORIES THREE STORIES FIRE SPRINKLERS SPRINKLERS THROUGHOUT PARKING N/A SCOPE OF WORK MAJOR REMODEL OF EXISTING TWO-STORY COMMERCIAL STRUCTURE. PROPOSED WORK INCLUDES: REMOVE EXISTING EXTERIOR WALL FINISH AND INSTALL NEW FINISH OVER SUBSTRATE REMOVE EXISTING EXTERIOR DOORS AND REPLACE WITH NEW REMOVE EXISTING EXTERIOR WINDOWS AND REPLACE WITH NEW RECONFIGURE EXISTING INTERIOR SPACES PER PLANS. GC TO REMOVE DRYWALL AT ALL SURFACES AS NEEDED TO ACCOMMODATE REMODEL. EXISTING INTERIOR AND EXTERIOR LIGHTING TO BE REMOVED AND REPLACED EXISTING MECHANICAL EQUIPMENT AND DUCTWORK TO BE REMOVED AND REPLACED EXISTING ROOF AND ROOF DRAINAGE TO BE RENEWED. GC TO APPLY NEW FINISH TO EXISTING ROOF EXISTING FLOOR AND WALL FINISHES TO BE REMOVED THROUGHOUT EXISTING LOW VOLTAGE AND A/V SYSTEMS TO BE REMOVED AND REPLACED WITH NEW EXISTING PLUMBING FIXTURES TO BE REMOVED AND REPLACED WITH NEW. GC TO REWORK EXISTING PIPING AS NEEDED FOR NEW CONFIGURATION EXISTING HARDSCAPE, SOFTSCAPE, AND PLANTERS TO BE REMOVED. GC TO INSTALL NEW HARDSCAPE, SOFTSCAPE, AND PLANTERS PER PLANS REWORK EXISTING DRAINAGE AS NEEDED 2022 CALIFORNIA BUILDING CODE, 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE, 2022 CMC, 2022 CEC, 2022 CPC, 2022 CRC CLIENT KYLE RANSFORD 901 HERMOSA PARTNERS LLC 2301 ROSECRANS AVENUE, SUITE 4130 EL SEGUNDO CA 90254 USA ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 ANTHONY@LANEY.LA (310) 870-7175 SURVEYOR DENN ENGINEERS 3914 DEL AMO BLVD, SUITE 921, TORRANCE, CA, 90503 (310) 542-9491 STRUCTURE + CIVIL LABIB FUNK + ASSOCIATES 319 MAIN STREET, EL SEGUNDO, CA 90245 (213) 239-9700 GEO-TECHNICAL ENGINEER NORCAL ENGINEERING 10641 HUMBOLT STREET, LOS ALAMITOS, CA 90720 (526) 799-9469 MEP NATIONAL ENGINEERING & CONSULTING, INC 30 THOMAS I, IRVINE, CA 92618 (714) 495-8004 @ AT A.F.F. ABOVE FINISH FLOOR AFG ABOVE FINISH GRADE ACOUS ACOUSTICAL ADJ ADJUSTABLE ALUM ALUMINUM ANCH ANCHOR APPROX APPROXIMATELY ATTEN ATTENUATION BD BOARD BLDG BUILDING BLK BLOCK BM BEAM B.O. BOTTOM OF (C) COMPACT PARKING STALL CA CLEAR ANODIZED CAB CABINET CER CERAMIC CJ CONTROL JOINT CL CLOSET C.L. CENTER LINE CLG CEILING CLR CLEAR CMU CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE CONST CONSTRUCTION CONT CONTINUOUS DBL DOUBLE DTL DETAIL DIA DIAMETER DIAG DIAGONAL DIM DIMENSION DN DOWN DS DOWNSPOUT DWG DRAWING EA EACH EL ELEVATION ELECT ELECTRICAL EQ EQUAL EQUIP EQUIPMENT (E) EXISTING EP ELECTRIC PANEL EXT EXTERIOR FD FLOOR DRAIN FIN. FINISH F.F.E. FINISH FLOOR ELEVATION FLR FLOOR FLUOR FLUORESCENT F.O. FACE OF FT FOOT FTG FOOTING FV FIELD VERIFY GA GAUGE GI GALVANIZED IRON GALV GALVANIZED GL GLASS GYP BD GYPSUM BOARD HD HEAD HDWD HARDWOOD HORIZ HORIZONTAL HT HEIGHT ID INSIDE DIAMETER IN INCH INSUL INSULATION INT INTERIOR LAM LAMINATE LAV LAVATORY LT FXT LIGHT FIXTURE MAX MAXIMUM MEMB MEMBRANE MECH MECHANICAL MTL METAL MIN MINIMUM (N) NEW NIC NOT IN CONTRACT OC ON CENTER OD OUTSIDE DIAMETER P.C. PROPERTY CORNER P.L. PROPERTY LINE PLT PLATE PLAS PLASTER PLWD PLYWOOD R RISERS RD ROOF DRAIN R.O. ROUGH OPENING RAD RADIUS RDL ROOF DRAIN LEADER REC RECESSED REINF REINFORCED REQ'D REQUIRED RES RESISTANT RESIL RESILIENT RET RETAINING REV. REVERSE RM ROOM S.S. STAINLESS STEEL SV SHEET VINYL SCHED SCHEDULE SECT SECTION SAM SELF ADHERING MEMBRANE SFR SINGLE FAMILY RESIDENCE SHT SHEET SIM SIMILAR SPEC SQUARE STD STANDARD STL STEEL STRUCT STRUCTURAL SUSP SUSPENDED T TREADS T&B TOP AND BOTTOM T&G TONGUE AND GROOVE T.O. TOP OF T.O.C. TOP OF CONCRETE TOP TOPPING TELE TELEPHONE TEMP TEMPERED T.S. TUBE STEEL TYP TYPICAL UNO UNLESS NOTED OTHERWISE URM UNREINFORCED MASONRY VCT VINYL COMPOSITION TILE W/ WITH WC WATER CLOSET WF WIDE FLANGE WP WATERPROOF WD WOOD WRB WEATHER RESISTANT BARRIER ± PLUS OR MINUS # NUMBER - ANY EXISTING FIRE SPRINKLER OR FIRE ALARM SYSTEMS MUST SUBMIT FOR SEPARATE PLAN REVIEW. - FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN CHECK PERMIT. - PROPERTY ADDRESS(S) MUST BE PERMANENTLY AFFIXED TO BUILDING IN ACCORDANCE WITH MBFC 505.1 PRIOR TO FINAL FIRE INSPECTION. [MBMC 3.16.20]. - AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN THE BUILDING AND IN OTHER AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL. - AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL COMPLY WITH THE HERMOSA BEACH FIRE DEPARTMENT MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS. - HORN/STROBE ALARM DEVICES SHALL BE PLACED ON THE ADDRESS SIDE OF THE BUILDING UNLESS OTHERWISE SPECIFIED BY FIRE DEPARTMENT PERSONNEL. - ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SOUND DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. - ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. - NO PLUMBING VENTS OR SIMILAR EQUIPMENT SHALL BE PLACED BACK TO BACK BETWEEN SEPARATE DWELLING UNITS. • FIRE SPRINKLERS AND ALARMS A) DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. THE ENGINEER OF RECORD FOR THE BUILDING PROJECT SHALL PROVIDE A NOTE ON THE DEFERRED PLANS OR A SHOP DRAWING APPROVAL STAMP STATING THAT THE PLANS ARE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDINGS. (CBC 106.3.4.2) AN AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN THE BUILDING AND IN OTHER AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL. AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL COMPLY WITH THE HERMOSA BEACH FIRE DEPARTMENT MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS. FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN CHECK AND PERMIT [R313 CRC, 903.2.8.2 CFC AS AMENDED BY MBMC 3.16.020] Page 197 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 18 OF 141 G-102 GENERAL NOTES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 GENERAL CONSTR. HERMOSA BCH CITY BEST MANAGEMENT PRACTICES BUILDING & SAFETY PUBLIC WORKS CITY OF HERMOSA BEACH PLANNING A) CONSTRUCTION DOCUMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR READING AND COMPLYING WILL ALL NOTES INCLUDED IN THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL BRING ANY AND ALL DISCREPANCIES OR CONFLICTS TO THE ATTENTION OF THE ARCHITECT. THE CONTRACTOR SHALL THOROUGHLY REVIEW THE CONSTRUCTION DRAWINGS, SPECIFICATIONS, ADDENDUMS, AND ANY REVISIONS ISSUED AND SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT FOR WRITTEN CLARIFICATION. B) CONSTRUCTION DOCUMENTS; THE CONSTRUCTION DRAWINGS AND SPECIFICATIONS ARE REPRESENTATIONAL OF THE FINISHED STRUCTURE AND DO NOT INDICATE THE MEANS + METHODS OF CONSTRUCTION, TECHNIQUES, SEQUENCING, OR PROCEDURES REQUIRED FOR CONSTRUCTION. C) APPROVED DRAWING SET: THE CONTRACTOR SHALL KEEP AND MAINTAIN THE CITY APPROVED RECORD SET OF DRAWINGS AT THE JOB SITE AT ALL TIMES. THE CONTRACTOR SHALL KEEP THE SET CURRENT WITH ANY APPROVED REVISIONS OR ADDENDA. D)MINIMUM STANDARDS OF WORK: IF ANY CONFLICT EXISTS IN QUALITY OF WORK OR CODE REQUIREMENTS, THE HIGHER QUALITY AND MORE RESTRICTIVE SHALL APPLY. E)NOT IN SCOPE: WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS N.I.C. OR BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITHIN THE CONTRACT OR CONSTRUCTION DOCUMENTS FOR THE PROJECT. CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE CONTRACTORS CONTRACTED WITH THE OWNER. F) CODE COMPLIANCE: THE WORK SHALL BE COMPLIANT WITH ALL APPLICABLE CODE, ORDINANCES, AND REGULATIONS LISTED IN THE CONSTRUCTION DOCUMENTS AND AS REQUIRED BY THE LOCAL AUTHORITY HAVING JURISDICTION. G) OSHA COMPLIANCE: WORK SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY REGULATIONS FOR REQUIRED METHODS TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR VISITING THE SITE DURING THE CONSTRUCTION PERIOD. H) SITE MEASUREMENTS: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS IN THE FIELD PRIOR TO STARTING ANY WORK. THE CONTRACTOR SHALL REPORT ANY DISCREPANCIES BETWEEN FIELD CONDITIONS AND THE DRAWINGS TO THE ARCHITECT PRIOR TO CONTINUING WORK. I) DIMENSIONS: THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONFLICTING DIMENSIONS BETWEEN ARCHITECTURAL + ENGINEERING DRAWINGS. THE CONTRACTOR SHALL NOT SCALE ANY DIMENSIONS OFF OF THE DRAWINGS. J) DETAILS: DETAILS PROVIDED WITHIN THE CONSTRUCTION DOCUMENTS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED PER FIELD CONDITIONS. CONTRACTOR TO NOTIFY ARCHITECT OF SUCH REVISIONS. K) SUBSTITUTIONS: NO SUBSTITUTIONS ARE ALLOWED UNLESS SPECIFICATIONS ARE SUBMITTED TO AND APPROVED BY THE OWNER AND ARCHITECT. L)CONTRACT DEVIATIONS: ANY VALUE ENGINEERING OR SUBSTITUTION OF REQUIREMENTS NOTED IN THE CONTRACT DOCUMENTS TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT, SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT. M) COORDINATION WITH CONTRACTORS/CONSULTANTS: THE CONTRACTOR SHALL COORDINATE THEIR WORK WITH ALL OTHER TRADES, CONSULTANTS, AND SUB-CONTRACTORS WORKING ON THE PROJECT WHETHER UNDER CONTRACT OF THE CONTRACTOR OR OWNER. N) DIMENSIONS: ALL DIMENSIONS ARE TO FACE OF STUD (F.O.S.) UNLESS NOTED OTHERWISE. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DIMENSIONAL CONFLICTS WITHIN THE CONTRACT DOCUMENTS. O) SITE ACCESS: THE CONTRACTOR SHALL GIVE THE CLIENT, ARCHITECT, CONSULTANTS, AND INSPECTORS ACCESS TO THE JOB SITE DURING NORMAL BUSINESS HOURS FOR THE DURATION OF CONSTRUCTION. P) SITE OBSERVATION: ANY SITE OBSERVATION BY THE ARCHITECT DURING CONSTRUCTION IS FOR THE SOLE PURPOSE OF REVIEWING THE WORK FOR COMPLIANCE WITH THE CONTRACT DOCUMENTS. THE ARCHITECT IS NOT RESPONSIBLE FOR INSPECTION OF PROTECTIVE MEASURE OR THE CONSTRUCTION PROCEDURES OR FOR GUARANTEEING THE CONTRACTOR'S WORK. Q) DAMAGES: CONTRACTOR TO PROTECT ALL AREAS ADJACENT TO CONSTRUCTION AREAS FROM DAMAGE CAUSED BY MOVEMENT OF MATERIALS OR DUST. ALL DAMAGE INCURRED SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. R) SITE EGRESS: ALL EXIT DOORS, EXIT ACCESS, AND CORRIDORS SHALL REMAIN UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MANNER WHICH BLOCKS EGRESS OF CREATES AN UNSAFE CONDITION. S) SITE CLEANLINESS: CONTRACTOR SHALL MAINTAIN A CLEAN JOB SITE FREE OF TRASK AND DEBRIS. WORK AREAS SHALL BE MAINTAINED IN A BROOM CLEAN CONDITIONS AT THE END OF EACH WORK DAY/SHIFT. T) STORING + DISPOSING OF MATERIALS: ALL CONSTRUCTION WORK INCLUDING MATERIALS OF CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS SHALL CONFORM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION. U) ROUGH UTILITIES: CONTRACTOR SHALL FURNISH AND INSTALL ROUGH PLUMBING AND ELECTRICAL AND FINAL HOOK-UP FOR ALL SPECIFIED FIXTURES, APPLIANCES, AND EQUIPMENT. V) ACCESS PANELS: CONTRACTOR SHALL INCLUDE IN THE BASE BID ALL ACCESS PANELS REQUIRED IN CEILINGS, WALLS, OR FLOORS FOR ACCESS TO ALL EQUIPMENT AS REQUIRED PER APPLICABLE CODE. W) EQUIPMENT STANDARDS: ALL ELECTRICAL, MECHANICAL AND PLUMPING FIXTURES/ EQUIPMENT SHOULD BE LISTED AND LABELED BY AN APPROVED TESTING AGENCY. X) SUBMITTALS: THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW DURING CONSTRUCTION PRIOR TO COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE, BUT ARE NOT LIMITED TO, MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED. A) BACK FLOW DEVICES: ALL LANDSCAPE IRRIGATION BACK FLOW DEVICES MUST MEET CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION. B) WASTE REMOVAL: NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. NO REFUSE OF ANY KIND GENERATED ON A CONSTRUCTION SITE MAY BE DEPOSITED IN RESIDENTIAL, COMMERCIAL, OR PUBLIC REFUSE CONTAINERS AT ANY TIME. THE UTILIZATION OF WEEKLY REFUSE COLLECTION SERVICE BY THE CITY'S HAULER FOR ANY REFUSE GENERATED AT THE CONSTRUCTION SITE IS STRICTLY PROHIBITED. FULL DOCUMENTATION OF ALL MATERIALS/TRASK LANDFILLED AND RECYCLED MUST BE SUBMITTED TO THE PERMITS DIVISION IN COMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION RECYCLING ORDINANCE. C) SEWER CLEANOUT: A PROPERTY LINE CLEANOUT MUST BE INSTALLED ON A 6 DEGREE SANITARY SEWER LATERAL. IF THERE IS NO 6 DEGREE LATERAL, THEN A NEW ONE MUST BE INSTALLED WITHIN THE PROPERTY LINES. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICAL CONSTRUCTION DETAILS. D) BACKWATER VALVE: A BACKWATER VALVE IS REQUIRED ON THE SANITARY SEWER LATERAL IF THE DISCHARGES FROM FIXTURES WITH FLOOD LEVEL RIMS ARE LOCATED BELOW THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC SEWER. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICAL CONSTRUCTION DETAILS. E) EXISTING SEWER LATERAL: IF AN EXISTING SEWER LATERAL IS USED, IT MUST BE TELEVISED TO VERIFY ITS STRUCTURAL INTEGRITY. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE PUBLIC WORKS DEPARTMENT. THE LOCAL PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND DETERMINE AT THAT TIME IF THE SANITARY LATERAL NEEDS REPAIRING, REPLACING, OR THAT IT IS STRUCTURALLY SOUND AND CAN BE USED IN ITS PRESENT CONDITION. F) UNUSED LATERALS: ANY UNUSED WATER OR SANITARY SEWER LATERALS MUST BE ABANDONED AT THE CITY MAIN. G) PROTECTION OF PROPERTY: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT ALL THE STREET SIGNS, STREET LAMPS/LIGHTS, PARKING METERS, AND/OR TREES AROUND THE PROPERTY. IF THEY ARE DAMAGED, LOST OR REMOVED, IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REPLACE THEM AT THE CONTRACTOR'S EXPENSE. THE CONTRACTOR IS ALSO RESPONSIBLE FOR ANY STREET MARKINGS THAT ARE DAMAGED OR REMOVED BY THE CONTRACTOR'S OPERATIONS. CONTACT THE PUBLIC WORKS INSPECTOR FOR SIGN SPECIFICATION AND SUPPLIERS. H) WATER METERS: WATER METERS MUST REMAIN ACCESSIBLE FOR METER READERS DURING CONSTRUCTION. WATER METERS SHALL BE PLACED NEAR THE PROPERTY LINE AND OUT OF THE DRIVEWAY APPROACH WHENEVER POSSIBLE. THE WATER METER BOX MUST BE PURCHASED FROM THE CITY AND MUST HAVE A TRAFFIC RATED LID IF THE BOX IS LOCATED IN THE DRIVEWAY. I) PARKWAY TREES: IF ANY PARKWAY TREES ARE REMOVED, THEY MUST BE REPLACED WITH TREES SELECTED FROM THE CITY'S APPROVED PARKWAY TREE LIST AND PLANTED IN ROOT BARRIER BOXES. J) BEST MANAGEMENT PRACTICES: EROSION AND SEDIMENT CONTROL DEVICES BMP'S (BEST MANAGEMENT PRACTICES) MUST BE IMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGE TO THE STREET AND ADJACENT PROPERTIES. CONTROL MEASURES MUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER FROM ENTERING THE SITE. K) DRAIN LINES: ALL DRAIN LINES INSTALLED WITHIN THE STREET RIGHT-OF-WAY MUST BE CONSTRUCTED OF DUCTILE IRON PIPE. DRAINS MUST BE SHOWN ON PLANS. L) RUNOFF DISCHARGE: ALL RUNOFF WATER FROM THE ROOF, SIDE YARDS, AND PATIOS MUST DISCHARGE ONTO STREET. A) TYPE OF CONSTRUCTION: ALL PERSONS WORKING ON THE SITE SHOULD OBTAIN, READ, AND UNDERSTAND THE BEST MANAGEMENT PRACTICES PAMPHLET FOR THE TYPE(S) OF CONSTRUCTION BEING DONE. B) SITE WASH-OFF: STOCKPILES OF SOILS, DEMOLITION DEBRIS, CEMENT, SAND, TOPSOIL, ETC., MUST BE COVERED WITH WATERPROOF MATERIALS OR BERMED TO PREVENT BEING WASHED OFF SITE. C) LIQUID MATERIALS: FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST NOT BE WASHED INTO THE STREET. D) CONCRETE WASTE: WASTE CONCRETE MUST NOT BE WASHED INTO STREET, STORM DRAIN CATCH BASINS, OR PUBLIC RIGHT-OF-WAY. ALL DUST AND SLURRY FROM CONCRETE CUTTING MUST BE REMOVED USING WET-DRY VACUUM OR EQUIVALENT. E) SOLID WASTE: TRASH AND OTHER CONSTRUCTION SOLID WASTE MUST BE PLACED IN A COVERED TRASH RECEPTACLE. F) ERODED SOIL: ERODED SOIL FROM DISTURBED SLOPED MUST BE CONTAINED USING BERMS, SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING. G) WASH WATER: WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENT MUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA. H) CONCRETE DRIVEWAY: CONSTRUCT NEW COMMERCIAL CONCRETE DRIVEWAY TYPE WHERE NOTED ON SITE PLAN. NEW CONCRETE SHALL BE CLASS 520-C-2500. I) PREFABRICATED BEAMS: SUBMIT CERTIFICATE OF PREFABRICATED BEAMS TO BUILDING INSPECTOR PRIOR TO INSTALLATION OF SUCH BEAMS. X) A) CONSTRUCTION TIMES: CONTRACTOR SHALL CONFIRM HOURS FOR CONSTRUCTION ACTIVITY WITH LOCAL AGENCY AND ONLY OPERATE DURING APPROVED HOURS. NO CONSTRUCTION IS PERMITTED OUTSIDE OF THOSE HOURS. B) CONSTRUCTION SIGNS: CONTRACTOR SHALL CONFIRM REQUIREMENTS FOR CONSTRUCTION SITE SIGNAGE WITH LOCAL AGENCY. CONTRACTOR SHALL PROVIDE AND MAINTAIN REQUIRED SIGNAGE AT PROJECT SITE AT ALL TIMES. C) CONSTRUCTION FENCE: CONTRACTOR SHALL PROVIDE CONSTRUCTION FENCE PER CBC 3303 AT PUBLIC RIGHT-OF-WAY FOR PEDESTRIAN PROTECTION IF ANY WORK IS TO BE PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO PUBLIC RIGHT-OF-WAY. D) DEMOLITION: NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION PERMIT. WORK COMMENCES WITHOUT A VALID PERMIT MAY BE SUBJECT TO A SPECIAL INVESTIGATION BEFORE A PERMIT MAY BE ISSUED. E) GRADING PERMIT: A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION INVOLVES A CUT OR FILL DEPTH OF 3' OR MORE AND/OR 200 CUBIC YARDS. SUBMIT GRADING PLAN AND SOILS REPORT TO THE BUILDING DEVISION FOR REVIEW AND APPROVAL. DUST SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED MEANS OF EXCAVATING. CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. F) SHORING PERMIT: A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL THAT IS EQUAL TO OR GREATER THAN 5' IN HEIGHT. ENGINEERED SHORING PLANS AND CALCULATIONS AND SOILS REPORT MUST BE SUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL PER SECTION 3301.2 OF THE CBC. THE HOLDER OF A SHORING PERMIT SHALL NOTIFY IN WRITING ALL THE OWNER'S OF ADJOINING PROPERTIES NOT LESS THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO REQUIRED - A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DEVISION. SHORING CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. G) SANDBLASTING: THE SANDBLASTING MUST BE WET SANDBLASTING AND ALL THE PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT LIFE AND PROPERTY OF NEIGHBORS, RESIDENTS AND THE PUBLIC. ADJACENT PROPERTY OWNERS MUST BE NOTIFIED AT LEAST (2) DAYS PRIOR TO SANDBLASTING. H) SITE DRAINAGE: PROVIDE ROOF GUTTERS AND DOWNSPOUTS OR CONCRETE PAVEMENT/SWALE ON GROUND TO DIVERT OR CARRY SURFACE WATER AWAY FROM BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO STREET AND STORM DRAIN SYSTEM. I) STAIRWAYS: WIDTH OF STAIRWAYS SHALL BE 36" MIN CLEAR TAKEN FROM FACE OF FINISH. GUARDRAILS OR HANDRAIL PICKETS SHALL HAVE A MAXIMUM 4" SPACING BETWEEN PICKETS. J) GARAGE DOOR: GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7' MINIMUM AND 18' WIDE. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE APPROVED AND WITH MANUFACTURER'S LABEL. DOOR LEADING FROM GARAGE TO DWELLING UNIT SHALL BE A 20 MINUTE FIRE RATED, 1-3/8" SOLID WOOD, SELF-CLOSING, AND TIGHT FITTING DOOR. K) NAILS: ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILINGS ON VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR SHEATHINGS RESPECTIVELY. L) REBAR WELDING: WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1. CONTRACTOR TO SUBMIT WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/SPECIAL INSPECTIONS IN ACCORDANCE WITH SPECIAL INSPECTION PROGRAM TO THE BUILDING DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORK. M) FUTURE UTILITIES: CONTRACTOR TO PROVIDE UNDERGROUND CONDUIT FOR FUTURE ELECTRICAL LINES AT THE PRONT PROPERTY LINES. CONTRACTOR TO COORDINATE WITH INSPECTOR FOR ADDITIONAL COMMENTS. A) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR PANELS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS. B) VERTICAL PROJECTIONS IN SETBACKS: FENCE, WALL, AND HANDRAIL HEIGHTS AS MEASURED FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE A MAXIMUM OF 42" IN THE FRONT YARD SETBACK, AND 72" AT ALL OTHER LOCATIONS ON SITE UNLESS LOCATED IN A LINE-OF-SIGHT OR DRIVEWAY VISIBILITY AREA. CONTRACTOR TO CONFIRM HEIGHT LIMITATIONS WITH THE LOGAL PLANNING DEPARTMENT C) ADDRESS NUMBERS: BUILDING ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND AND BE 4" MINIMUM HIGH WITH A MINIMUM STROKE WIDTH OF 0.5" PER CBC R319.9. D) ON SITE PARKING: PARKING IS NOT PERMITTED IN REQUIRED YARDS OR OPEN SPACE EXCEPT FOR A 20' WIDE FRONT YARD DRIVEWAY. E) FUTURE SOLAR WATER HEATING: A "CAPPED TEE" FITTING MUST BE INSTALLED OVER THE COLD WATER SUPPLY LINE ABOVE THE WATER HEATER FOR FUTURE SOLAR WATER HEATING. PIT RELIEF VALVE SHALL TERMINATE OUTSIDE THE BUILDING. F) UNDERGROUND CONDUIT: ROUTE UNDERGROUND CONDUIT TO POWER POLE PER PUBLIC WORKS STANDARD DETAILS. STUB OUT FOR PROPERTY LINE FOR FUTURE UNDER-GROUNDING OF UTILITIES WHEN APPLICABLE. G) MECHANICAL EQUIPMENT SCREENING: PROVIDE VISUAL SCREENING FOR PROPOSED MECHANICAL EQUIPMENT AND UTILITY METERS. TOP NEED NOT TO BE SCREENED IF LOCATED ON INTERIOR SIDE OF DWELLING. H) METER CLEARANCE: GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0". I) CESSPOOL LOCATIONS: IF THERE IS AN EXISTING CESSPOOL ON SITE, IT MUST BE LOCATED BY CITY PERSONNEL BEFORE DEMOLITION OR BUILDING PERMITS CAN BE ISSUED. CONTRACTOR TO VERIFY EXISTENCE OF CESSPOOL WITH LOCAL AUTHORITY HAVING JURISDICTION PRIOR TO PROCEEDING WITH DEMOLITION OR CONSTRUCTION ACTIVITIES. Page 198 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 19 OF 141 G-201 SITE PHOTOS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 WEST VIEW NORTHEAST VIEW NORTHWEST VIEW SOUTHEAST VIEW SOUTHWEST VIEW Page 199 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 20 OF 141 G-202 CURRENT VS PROPOSED SQ FT ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 4,093 sq ft 3,560 sq ft OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW LOWER FLOOR ONLY OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW 887 sq ft 476 sq ft 476 sq ft2,520 sq ft OPEN TO BELOW 817 sq ft 146 sq ft 123456789101112131415161718UP18 RISERS (6 23/32") 4'-9 1/2" 2,360 sq ft 1,973 sq ft 684 sq ft RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 121 OPEN TO ABOVE 1234567 8 UP 20 RISERS (7") RESTRM 108 ACC. RSTRM 109 TRASH RM 119 499 sq ft DN 2,268 sq ft OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW DEACTIVATED SPACE (NOT ACCESSIBLE) OPEN TO ABOVE OPEN TO BELOW OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 DN 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") OPEN TO ABOVE 3,906 sq ft SK-1 SK-2 SK-3 F DW F 45" CLROPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE DN DN 41 sq ft 111 sq ft OPEN TO ABOVE OPEN TO ABOVE GREEN ROOF 307 GROSS SQUARE FOOTAGE EXISTING SQ FT PROPOSED SQ FT NET PROPOSED EXPANSION SQ FT FIRST FLOOR 7653 5980 -1673 STORAGE 3,560 2,360 -1,200 RETAIL 4,093 1,973 -2,120 RETAIL STORAGE 0 817 817 OFFICE 0 684 684 UTILITIES/STAIRS 0 146 146 SECOND FLOOR 4359 2767 -1592 STORAGE 3,472 2268 -1204 RETAIL STORAGE 0 0 0 OFFICE 887 499 -388 THIRD FLOOR 0 4058 4058 OFFICE 0 3906 3906 STAIRS 0 152 152 TOTAL 12012 12805 793 F.A.R. (8180 SF SITE)1.47 1.57 2 10 10 NOT TO SCALE1EXISTING FIRST FLOOR NOT TO SCALE2EXISTING SECOND FLOOR NOT TO SCALE3PROPOSED FIRST FLOOR NOT TO SCALE4PROPOSED SECOND FLOOR NOT TO SCALE5PROPOSED THIRD FLOOR NOT TO SCALE6GROSS SQUARE FOOTAGE Page 200 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 21 OF 141 G-203 CODE REPORT ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 ZONING SUMMARY APPLICABLE CODE: HERMOSA BEACH MUNICIPAL CODE (HBMC) ZONING DESIGNATION: COMMUNITY COMMERCIAL - CC (GENERAL PLAN) GENERAL COMMERCIAL - C2 (HBMC) CHARACTER AREA: DOWNTOWN CENTER NEIGHBORING ZONING: LOT TO NORTH = C2 (GENERAL COMMERCIAL) LOT TO EAST = C2 (GENERAL COMMERCIAL) LOT TO SOUTH = R2/C2 (TWO-FAMILY RESIDENTIAL & GENERAL COMMERCIAL) LOT TO WEST = R2 (TWO-FAMILY RESIDENTIAL) PARCEL NUMBER: 4187003028 SITE AREA: 8180 SQFT BUILDING AREA PROPOSED:14,018 SQFT 1ST FLOOR PROPOSED: 7,531 SQFT 2ND FLOOR PROPOSED: 2,833 SQFT 3RD FLOOR PROPOSED: 3,654 SQFT ZONING ANALYSIS HBMC 17.26.050 STANDARDS AND LIMITATIONS FRONT: N/A PROPOSED: NO CHANGE TO EXISTING REAR: N/A (EXISTING BUILDING PER 17.26.050.H.3) PROPOSED: NO CHANGE TO EXISTING SIDE: N/A (EXISTING BUILDING PER 17.26.050.H.3) PROPOSED: NO CHANGE TO EXISTING GENERAL PLAN INTENSITY RANGE (FAR) MAX FAR: 1.25 FOR COMMUNITY COMMERCIAL 1.25 * 8,180 SF = 10,225 SF MIN FAR: .5 FOR COMMUNITY COMMERCIAL .5 * 8,180 SF = 4,090 SF PROPOSED: EXEMPTION: THE PROJECT BUILDING IS EXISTING AND FALLS OUTSIDE FAR MAX; SEE SHEET G201 HBMC 17.26.050 STANDARDS AND LIMITATIONS THE DESIGN OF ALL SIGNS SHALL BE IN CONFORMANCE WITH THE DESIGN STANDARDS REFERENCED IN HBMC 17.50.130. HBMC 17.26.050(E) BUILDING HEIGHT MAX BUILDING HEIGHT: 30'-0" EXISTING: 16.71' MIN - 23.82' MAX PROPOSED: 28.81' MIN - 29.97' MAX (SEE ROOF PLAN SHEET FOR CALCS) HBMC 17.26.050(F,G,H) SETBACKS FRONT YARD SETBACK: N/A PROPOSED: EXISTING BUILDING FOOTPRINT ALLEY SETBACK: SHALL CONFORM W/ SECTION 17.44.130 PROPOSED: EXISTING BUILDING FOOTPRINT REAR YARD SETBACK: 5' SETBACK PROPOSED: EXISTING BUILDING FOOTPRINT EXISTING: ZERO LOT-LINE CONDITIONS AT NORTH, EAST, & SOUTH; WEST PROP LINE SETBACK OF 2.8' HBMC 17.46.010 HEIGHT OF ROOF STRUCTURES A. ELEMENTS LISTED IN 17.46.010.A MAY BE CONSTRUCTED ABOVE THE HEIGHT LIMIT, PROVIDED THEY DO NOT EXCEED THE HEIGHT LIMIT BY MORE THAN 8 FEET AND COVER NO MORE THAN 5 PERCENT OF THE TOTAL ROOF AREA. HBMC 17.44.015 OFF-STREET PARKING (APPLICABILITY) D.1 ADDITIONS LESS THAN 10 PERCENT OR 500 SF. 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 SF, WHICHEVER IS GREATER, PROVIDED THE USE IS OTHER THAN A LATE NIGHT ALCOHOL ESTABLISHMENT PARKING PROPOSED: N/A - EXISTING SITE WILL REMAIN WITH ZERO PARKING SPACES HBMC 17.46.220 SOLAR ENERGY SYSTEMS-HEIGHT LIMIT EXCEPTION AND STREAMLINED PERMITTING C1. SOLAR COLLECTORS AND SOLAR ENERGY SYSTEMS MAY EXCEED THE HEIGHT LIMITS MANDATED BY THIS CODE TO THE MINIMUM EXTENT NECESSARY FOR THEIR SAFE AND EFFICIENT OPERATION IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE AND OTHER APPLICABLE PROVISIONS OF STATE LAW. HBMC 12.36.060 PERMIT REQUIREMENT FOR TREE REMOVAL E. A PERMIT TO REMOVE A TREE SHALL BE CONDITIONED ON REPLACEMENT OF THE TREE, EITHER ON SITE OR ELSEWHERE AS DESCRIBED BY THE CITY. ON-SITE REPLACEMENT IS REQUIRED UNLESS ON-SITE REPLACEMENT IS INFEASIBLE. REMOVED TREES SHALL BE REPLACED AT A MIN 2:1 RATIO WITH A TREE FROM THE CITY'S OFFICIAL LIST OF APPROVED PARKWAY TREES. TREES REMOVED: 1 TREE TREES PROPOSED: 4TREES 123456789101112131415161718UP18 RISERS (6 23/32") 29'-0" 51'-5" EXIT 8 RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 1211234567 8 UP 20 RISERS (7") RESTRM 108 ACC. RSTRM 109 TRASH RM 119 DN 81'-4"OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 DN 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") SK-1 SK-2 SK-3 F DW F 45" CLR1 0 3 '- 5 " ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 DN DN GREEN ROOF 307 BUILDING CODE SUMMARY APPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 HERMOSA BEACH MUNICIPAL CODE (HBMC) OCCUPANCY CLASSIFICATION (302): BUSINESS: B MERCANTILE: M STORAGE: S-1 CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601): TYPE: VB - 0 HOUR FIRE SPRINKLER REQUIREMENTS (903): PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED PROPOSED: NFPA 13 SPRINKLER PROVIDED GENERAL CODE CHAPTER 5: BUILDING HEIGHT AND AREA 504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS: TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SF PROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SF CHAPTER 6: TYPES OF CONSTRUCTION 601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS): PRIMARY STRUCTURAL FRAME 0 HR EXTERIOR BEARING WALLS 0 HR INTERIOR BEARING WALLS 0 HR INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR CHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES 705.2: PROJECTIONS PROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2 705.2.2: TYPE III, IV, OR V CONSTRUCTION PROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL 705.5 FIRE-RESISTANCE RATINGS EXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE- RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES. TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS): GROUP B / TYPE VB LESS THAN 5'-0" 0 HR 5'-0" TO LESS THAN 10'-0" 0 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR GROUP M & S-1 / TYPE VB LESS THAN 5'-0" 2 HR 5'-0" TO LESS THAN 10'-0" 1 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101) 705.8: OPENINGS OPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6 705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARY STRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITED UNPROTECTED OPENINGS. 705.8.5: VERTICAL SEPARATION OF OPENINGS EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2 705.11: PARAPETS PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE SEPARATION DISTANCE 708.6: OPENINGS (EXTERIOR WALL) OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716 708.7: PENETRATIONS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714 708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717 711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THE HORIZONTAL ASSEMBLY SUPPORTED EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTAL ASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING: - HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THE REQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709 711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED 711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS 711.3.1 AND 711.3.2 713.4: FIRE-RESISTANCE RATING (SHAFT WALLS) SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIES OR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTED BY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURES SHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1 713.6: EXTERIOR WALLS (SHAFT WALLS) WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL NOT APPLY. CHAPTER 9: FIRE PROTECTION SYSTEMS 906.1: PORTABLE FIRE EXTINGUISHERS EXTINGUISHERS REQUIRED PER SECTION 906.1 906.2: GENERAL REQUIREMENTS PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3. 906.3 TABLE: SIZE AND DISTRIBUTIONS LOW HAZARD OCCUPANCY MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER MAX FLOOR AREA FOR UNIT 3,000 SF MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0" REQUIRED: PROVIDED: 906.5: CONSPICUOUS LOCATION PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL. 907: FIRE ALARM AND DETECTION SYSTEMS GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW. 911: FIRE COMMAND CENTER NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF CHAPTER 10: MEANS OF EGRESS 1003.2: CEILING HEIGHT THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR EXCEPTIONS: - SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2 - ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3 - STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3 - DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1 - RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2 - AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2 1004.4: MULTIPLE OCCUPANCIES WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL OCCUPANCIES THAT ARE SERVED. 1004.5: AREAS WITHOUT FIXED SEATING THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE 1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION. PER TABLE 1004.5 OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT RETAIL, M: 60 GROSS/OCCUPANT RETAIL STORAGE, M: 300 GROSS/OCCUPANT SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS) PROPOSED: SEE SHEET PLANS - G203 & G204 1004.9 POSTING OF OCCUPANT LOAD EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S AUTHORIZED AGENT. 1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2. 1005.3.1: STAIRWAYS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY. REQ'D STAIR WIDTH: 36" MIN PROPOSED STAIR WIDTH: 38.5" MIN 1005.3.2: OTHER EGRESS COMPONENTS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER OCCUPANT. PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44" PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR REQUIRED CAPACITY OF THE EXITS BEING SERVED. BUILDING CODE SUMMARYAPPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)OCCUPANCY CLASSIFICATION (302): BUSINESS: B MERCANTILE: M STORAGE: S-1CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):TYPE: VB - 0 HOURFIRE SPRINKLER REQUIREMENTS (903):PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED PROPOSED: NFPA 13 SPRINKLER PROVIDEDGENERAL CODECHAPTER 5: BUILDING HEIGHT AND AREA504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS: TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SFPROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SFCHAPTER 6: TYPES OF CONSTRUCTION601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):PRIMARY STRUCTURAL FRAME 0 HR EXTERIOR BEARING WALLS 0 HR INTERIOR BEARING WALLS 0 HR INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HRCHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES705.2: PROJECTIONSPROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2705.2.2: TYPE III, IV, OR V CONSTRUCTIONPROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL705.5 FIRE-RESISTANCE RATINGSEXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES. TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS): GROUP B / TYPE VBLESS THAN 5'-0" 0 HR 5'-0" TO LESS THAN 10'-0" 0 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HRGROUP M & S-1 / TYPE VBLESS THAN 5'-0" 2 HR 5'-0" TO LESS THAN 10'-0" 1 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)705.8: OPENINGSOPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARYSTRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITEDUNPROTECTED OPENINGS.705.8.5: VERTICAL SEPARATION OF OPENINGS EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEMIN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2705.11: PARAPETS PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE SEPARATION DISTANCE708.6: OPENINGS (EXTERIOR WALL) OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716708.7: PENETRATIONS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THEHORIZONTAL ASSEMBLY SUPPORTED EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTALASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING: - HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THEREQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATINGOF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS711.3.1 AND 711.3.2 713.4: FIRE-RESISTANCE RATING (SHAFT WALLS) SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIESOR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTEDBY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE AFIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURESSHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1 713.6: EXTERIOR WALLS (SHAFT WALLS) WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL NOT APPLY. CHAPTER 9: FIRE PROTECTION SYSTEMS 906.1: PORTABLE FIRE EXTINGUISHERS EXTINGUISHERS REQUIRED PER SECTION 906.1 906.2: GENERAL REQUIREMENTS PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3. 906.3 TABLE: SIZE AND DISTRIBUTIONS LOW HAZARD OCCUPANCY MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER MAX FLOOR AREA FOR UNIT 3,000 SF MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0" REQUIRED: PROVIDED: 906.5: CONSPICUOUS LOCATION PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL. 907: FIRE ALARM AND DETECTION SYSTEMS GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW. 911: FIRE COMMAND CENTER NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF CHAPTER 10: MEANS OF EGRESS 1003.2: CEILING HEIGHT THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR EXCEPTIONS: - SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2 - ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3 - STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3 - DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1 - RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2 - AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2 1004.4: MULTIPLE OCCUPANCIES WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL OCCUPANCIES THAT ARE SERVED. 1004.5: AREAS WITHOUT FIXED SEATING THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE 1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION. PER TABLE 1004.5 OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT RETAIL, M: 60 GROSS/OCCUPANT RETAIL STORAGE, M: 300 GROSS/OCCUPANT SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS) PROPOSED: SEE SHEET PLANS - G203 & G204 1004.9 POSTING OF OCCUPANT LOAD EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S AUTHORIZED AGENT. 1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2. 1005.3.1: STAIRWAYS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY. REQ'D STAIR WIDTH: 36" MIN PROPOSED STAIR WIDTH: 38.5" MIN 1005.3.2: OTHER EGRESS COMPONENTS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER OCCUPANT. PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44" PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR REQUIRED CAPACITY OF THE EXITS BEING SERVED. 1005.7.1 DOORS DOORS, WHEN FULLY OPENED, SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN 7 INCHES (178MM). DOORS IN ANY POSITION SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN ONE-HALF. 1006.1: NUMBER OF EXITS AND EXIT ACCESS DOORWAYS: MAXIMUM OCCUPANT LOAD OF SPACE: SEE SHEET G204 MAXIMUM COMMON PATH OF EGRESS TRAVEL DISTANCE: A/M OCCUPANCY : 75' (W/ SPRINKLER SYSTEM) B OCCUPANCY: 100' (W/ SPRINKLER SYSTEM) S OCCUPANCY: 100' (W/ SPRINKLER SYSTEM) 1006.3.3: EGRESS BASED ON OCCUPANT LOAD EACH STORY AND OCCUPIED ROOF SHAL HAVE THE MIN NUMBER OF SEPARATE AND DISTINCT EXITS, OR ACCESS TO EXITS, AS SPECIFIED IN TABLE 1006.3.3. A SINGLE EXIT OR ACCESS TO A SINGLE EXIT SHALL BE PERMITTED IN ACCORDANCE WITH SECTION 1006.3.4. THE REQUIRED NUMBER OF EXITS, OR EXIT ACCESS STAIRWAYS OR RAMPS PROVIDING ACCESS TO EXITS, FROM ANY STORY OR OCCUPIED ROOF SHALL BE MAINTAINED UNTIL ARRIVAL AT THE EXIT DISCHARGE OR A PUBLIC WAY. 1-500 OCC LOAD EXIT(S) PER STORY: 2 EXITS REQ'D PROPOSED: 2 EXITS 1007.1.1: TWO EXITS OR EXIT ACCESS DOORWAYS WHERE TWO EXITS, EXIT ACCESS DOORWAYS, EXIT ACCESS STAIRWAYS OR RAMPS, OR ANY COMBINATION THEREOF, ARE REQUIRED FROM ANY PORTION OF THE EXIT ACCESS, THEY SHALL BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONE- HALF OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE BUILDING OR AREA TO BE SERVED MEASURED IN A STRAIGHT LINE BETWEEN THEM. INTERLOCKING OR SCISSOR STAIRWAYS SHALL BE COUNTED AS ONE EXIT STAIRWAY. EXCEPTION 2: WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED. SEE SHEET G205 FOR EGRESS DIAGRAMS 1008.2: ILLUMINATION REQUIRED THE MEANS OF EGRESS SERVING A ROOM OR SPACE SHALL BE ILLUMINATED AT ALL TIMES THAT THE ROOM OR SPACE IS OCCUPIED. 1008.2: ILLUMINATION LEVEL UNDER NORMAL POWER THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL BE NOT LESS THAN 1 FOOTCANDLE (11 LUX) AT THE WALKING SURFACE. ALONG EXIT ACCESS STAIRWAYS, EXIT STAIRWAYS, AND AT THEIR REQUIRED LANDINGS, THE ILLUMINATION LEVEL SHALL NOT BE LESS THAN 10 FOOTCANDLES (108 LUX) AT THE WALKING SURFACE WHEN THE STAIRWAY IS IN USE. 1008.3: EMERGENCY POWER FOR ILLUMINATION THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. EMERGENCY ILLUMINATION TO BE IN ACCORDANCE WITH SECTION 1008.3.1-5 1008.3.3 ROOMS AND SPACES IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE ALL OF THE FOLLOWING AREAS: ELECTRICAL EQUIPMENT ROOMS, FIRE COMMAND CENTERS, FIRE PUMP ROOMS, GENERATOR ROOMS, PUBLIC RESTROOMS WITH AN AREA GREATER THAN 300 SF 1008.3.4 DURATION THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702. SCALE: 3/32" = 1'-0"1 EXIT SEPARATION - FIRST FLOOR SCALE: 3/32" = 1'-0"2 EXIT SEPARATION - SECOND FLOOR SCALE: 3/32" = 1'-0"3 EXIT SEPARATION - THIRD FLOOR EXIT SEPARATION: DIAGONAL = 81'-4" PROPOSED = 39'-7" ALLOWABLE MINIMUM = 27'-1" DOOR SEPARATION: DIAGONAL = 51'-5" PROPOSED = 29'-0" ALLOWABLE MINIMUM = 17'-1" EXIT SEPARATION: DIAGONAL = 103'-5" PROPOSED = 67'-9" ALLOWABLE MINIMUM = 34'-5" *CBC 2022 1007.1.1 EXCEPTION #2 WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED. Page 201 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 22 OF 141 G-204 CODE PLANS & SECTIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10123456789101112131415161718UP18 RISERS (6 23/32") 5 G-204 5 G-204 6'-0"6'-0"6'-0" 6'- 0 "7'-6 1/4"5'-0"5'-0"5'-3" 2'-10 1/4"2'-10 1/4"2'-10 1/4"3'-3 1/4"3'-2 1/4" TRAVEL DISTANCE = 79'-0" TRAVEL DISTANCE = 87'-0" EXIT 1 EXIT 2 EXIT 3 EXIT 4EXIT 5EXIT 6EXIT 7EXIT 9 EXIT 8 TRAVEL DISTANCE = 29'-0" TRAVEL DISTANCE = 23'-0" RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 121 4 G-204 4 G-204 1234567 8 UP 20 RISERS (7") RESTRM 108 ACC. RSTRM 109 TRASH RM 119 DN 5 G-204 5 G-2045'-0"3'-8"25'-0"5'-0"5'-0"4'-1"3'-8"EXIT ACCESS TRAVEL DISTANCE = 44'-5" OPEN TO BELOWOPEN TO BELOW OPEN TO BELOW EXIT ACCESS TRAVEL DISTANCE = 71'-9"EXIT ACCESS TRAVELDISTANCE = 59'-0"TRAVEL DISTANCE = 33'-6" OPEN TO BELOW OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 4 G-204 4 G-204 DN 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") SK-1 SK-2 SK-3 F DW F 5 G-204 5 G-204 4 G-204 4 G-204 5'-0"3'-6"5'-0"3'-0"3'-2 1/2"45" CLR2'-8"EXIT ACCESS TRAVEL DISTANCE = 79'-0" ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 DN DN GREEN ROOF 307 LIFE SAFETY LEGEND EXIT ACCESS TRAVEL DISTANCE 1 HOUR RATED SEPARATION 2 HOUR RATED SEPARATION 3 HOUR RATED SEPARATION EXIT EXITS PER OCCUPANT LOAD EXIT 1: 2 OCCUPANTS EXIT 2: 2 OCCUPANTS EXIT 3: 31/2 = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3 6 TOTAL OCCUPANTS FROM BUSINESS LEVEL 2 1 TOTAL OCCUPANTS FROM BUSINESS LEVEL 1 23 TOTAL OCCUPANTS EXIT 4: 14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105 3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112 8.5 OCCUPANTS = 9 TOTAL OCCUPANTS EXIT 5: 14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105 3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112 8.5 OCCUPANTS = 9 TOTAL OCCUPANTS EXIT 6: 9 OCCUPANTS EXIT 7: 12 OCCUPANTS EXIT 8: 10/2 EXITS = 5 OCCUPANTS FROM STORAGE LEVEL 2 12 TOTAL OCCUPANTS FROM STORAGE 113 17 TOTAL OCCUPANTS EXIT 9: 31/2 EXITS = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3 10/2 EXITS = 5 TOTAL OCCUPANTS FROM STORAGE LEVEL 2 21 TOTAL OCCUPANTS EXIT # GENERAL NOTES *ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 OF CBC *DEAD END CORRIDORS NOT TO EXCEED 50' IN ACCORDANCE TO SECTION 1020.5 OF CBC *TRAVEL DISTANCE SHALL NOT EXCEED 205 FT. FOR BUILDINGS SPRINKLED THROUGHOUT PER CBC SECTION 1004.2.3.2.2 (M) MERCANTILE OCCUPANT LEGEND (B) BUSINESS (S-1) STORAGE FOUNDATION -3.13' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' -3.13' FOUNDATION -3.13' FOUNDATION ±0.00' 1ST FLOOR ±0.00' 1ST FLOOR +9.13' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - STORAGE +11.67' 2ND FLOOR - OFFICE +11.67' 2ND FLOOR - OFFICE +18.17' 3RD FLOOR +18.17' 3RD FLOOR +23.17' GARDEN ROOF +23.17' GARDEN ROOF +28.79' ROOF +28.79' ROOF SCALE: 3/32" = 1'-0"1 FIRST FLOOR LIFE SAFETY PLAN SCALE: 3/32" = 1'-0"2 SECOND FLOOR LIFE SAFETY PLAN SCALE: 3/32" = 1'-0"3 THIRD FLOOR LIFE SAFETY PLAN SCALE: 1/8" = 1'-0"5 BUILDING SECTION - NORTH/SOUTH 0 4'8'16' SCALE: 1/8" = 1'-0"4 BUILDING SECTION - EAST/WEST 0 4'8'16' RETAIL 105 (M) 817 SF 817/60 = 14 OCCUPANTS RETAIL 104 (M) 528 SF 528/60 = 9 OCCUPANTS RETAIL 101 (M) 708 SF 708/60 = 12 OCCUPANTS OFFICE 110 (B) 249SF 249/150 = 2 OCCUPANTS OFFICE 111 (B) 245 SF 245/150 = 2 OCCUPANTS LOBBY 107 (B) 122 SF 122/150 = 1 OCCUPANTS STORAGE 112 (S-1) 769 SF 769/300 = 3 OCCUPANTS TOTAL TRAVEL DISTANCE: 79'-0" STORAGE 02 (S-1) 2,685 SF 2,685/300 = 9 OCCUPANTS TOTAL TRAVEL DISTANCE: 87'-0" OFFICE 207 (B) 161 SF 161/150 = 2 OCCUUPANTS OFFICE 206 (B) 156 SF 156/150 = 2 OCCUUPANTS OFFICE 205 (B) 154 SF 154/150 = 2 OCCUUPANTS STORAGE 210 (S-1) 2,687 SF 2,687/300 = 9 OCCUUPANTS TOTAL TRAVEL DISTANCE: 86'-0" OFFICE (B) 4,611 SF 4,611/150 = 31 OCCUUPANTS TOTAL TRAVEL DISTANCE: 79'-0" *ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 Page 202 of 908 ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED. CONCRETE BRICK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR X EXISTING FENCE EXISTING BUILDING WOOD DECK THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF PROFESSIONAL LAND SURVEYORS' ACT R.C.E. 30826GARY J. ROEHL 3914 DEL AMO BLVD, SUITE 921 TORRANCE, CA 90503 (310) 542-9433 E N G I N E E R S JOB ADDRESS LEGAL DESCRIPTION FOR DRAWN BY CHECK BY SHEET 1 OF 1 DRAWN ON REVISIONS COPYRIGHT JOB NO. BCR BEGINNING OF CURB RETURN CATV CABLE TV PULL BOX CONC.CONCRETE CHMNY CHIMNEY CEFB CITY ENGINEERS FIELD BOOK C/L CENTERLINE C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE E'LY EASTERLY EG EDGE OF GUTTER EM ELECTRIC METER FF FINISH FLOOR FH FIRE HYDRANT FL FLOW LINE GFF GARAGE FINISH FLOOR GM GAS METER GUY / GW GUY WIRE I.P. IRON PIPE MONUMENT L&T LEAD AND TACK / TAG MONUMENT MH MANHOLE ( SANITARY SEWER / STORM DRAIN) N'LY NORTHERLY N&T NAIL AND TAG MONUMENT PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT PB (CONT)TELEPHONE / CABLE TV) PC PROPERTY CORNER / PROP. CORNER PL PROPERTY LINE / PROP. LINE PP / UP POWER POLE / UTILITY POLE PPT PARAPET PWFB PUBLIC WORKS FIELD BOOK R.R.RAIL ROAD RDFB ROAD DEPARTMENT FIELD BOOK R.S.RECORD OF SURVEY SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT S'LY SOUTHERLY SSCO SANITARY SEWER CLEANOUT STK / STK&T STAKE / STAKE AND TAG MONUMENT STLT / LT STREET LIGHT POLE / LIGHT POLE TC TOP OF CURB TX / BX TOP OF APRON / BOTTOM OF APRON W'LY WESTERLY WM WATER METER BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THIS SURVEY PLAT FOR OFFSET DIMENSIONS. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION BY PHONE AT: (310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. 901 HERMOSA AVENUE HERMOSA BEACH, CA 90254 LOT 25,26 AND 27, BLOCK 10 HERMOSA BEACH M.B. 1-25-26 APN 4187-003-028 SURVEY AND TOPOGRAHY FM GR SCALE 1" = 8' FEBRUARY 10, 2022 REVISIONS NORTH22-006 CARDINAL INVESTMENTS 2301 ROSECRANS AVENUE, SUITE 4130 EL SEGUNDO, CA, 90254 PHONE N 77°25'58"E 86.17'N 12°10'00"W95.11'N 77°26'20"E 86.16'N 12°10'00"W95.10'N 77°25'58"E 334.16'N 12°10'00"W135.11'N 77°26'20"E 323.80' 10TH COURT 9TH STREET HERMOSA AVENUE10.00'30.00'30.00'KYLE RANSFORD SET L&T RCE 30826 3.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.=16.40' SET L&T RCE 30826 3.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.=16.00' FOUND N&T RCE 30826 0.95' N'LY & 0.11' W'LY OF PROP. CORNER TAG ELEV.=15.24' FOUND L&T RCE 30826 23.00' S'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.=15.19' 217.63' 20.00' 20.00' 227.99'16.2616.4915.2915.1115.78 TC15.20 FLCATV 15.30ED BOX 16.22 TC15.59 FLCATV15.8116.54 TC16.06 FL 16.2016.21 TX 15.88 FL 15.98 EG SIGN PARKING METER 15.892"GUARD POST 16.172"GUARD POST 16.122"GUARD POST 16.092"GUARD POST16.082"GUARD POST 16.142"GUARD POST 16.088"POST 1 6 . 9 9 16.0716.1216.0416.0416.35 TX 16.01 FL 16.13 EG PARKING METER 16.2916.0916.0616.56 FF16.0516.0515.92 FF8"TREE 15.6215.7515.2215.3115.4117.54 TW 15.44 PC15.9015.923 9 . 2 6 P A R A P E T 36.61 PARAPET32.46 PARAPET16.57 FF16.40 TC 16.10 FL PARKING METER 16.4215.2415.2116.56 PC16.44 SIGN 16.3716.2516.36 FL 16.44 TC 16.13 FL 16.26 EG WV16.35WV 16.41FH 16.47SSMH16.2915.93 FF15.53TEL BOX 15.34WM15.2115.2415.4415.52EBOX 3*4 15.3215.4016.3615.6515.8315.8115.91 17.03 17.03 16.02 22.87 TW15.5416.9917.0416.5015.70N 16°33'18"W135.40'BEACH DRIVECONC. GUTTERCONC. SIDEWALK100' 20'80' FOUND PK NAIL PER R.S. 134-78 STA. 0+00.00STA. 0+38.192.8'20'10'10'60'30'30'20' 10'10' FOUNT 4 PM's IN MANHOLE RIM PER PWFB 0616-1732,1733 STA. 3+34.16 FOUND L&T 5909 ACCEPTED AS C/L INT. PER PWFB 0616-1732,1733 FOUND NAIL PER R.S. 134-78 CONC. CURB BUILDING IS 0.05' S'LY OF PROP. LINE. BUILDING IS 0.29' N'LY OF PROP. LINE BUILDING IS 0.27' N'LY OF PROP. LINE BUILDING IS 0.14' E'LY OF PROP. LINE BUILDING IS 0.09' E'LY OF PROP. LINE EXISTING RESIDENCE EXISTING RESIDENCE 58 10TH COURT APN 4187-003-027 LOT 24 LOT 25 LOT 26 LOT 27 30.00'95.11'10.00'106.17' 106.17' NOTE: A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY. THEREFORE, DENN ENGINEERS DOES NOT GUARANTEE THE LEGAL DESCRIPTION OF THIS PROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY EASEMENTS THAT MAY BE ON SAID PROPERTY. Page 203 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 27 OF 141 AD-101 DEMOLITION SITE PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 PL PL 05 06 12 02 07 01 HERMOSA AVENUE 10TH COURT9TH STREET(E) NEIGHBORING BUILDING (E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDINGABV PLPL PL PL PL PL 08 901 HERMOSA AVE (E) BUILDING FOOTPRINT 7,756 SQ FT 01 02 03 04 05 06 07 08 09 EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED EXISTING CONCRETE CURB TO BE REMOVED EXISTING COLUMN TO BE REMOVED EXISTING PLANTER BOX TO BE REMOVED EXISTING HARDSCAPE TO BE REMOVED EXISTING UTILITY BOX TO BE REMOVED. UTILITIES TO BE RELOCATED. EXISTING TREE TO BE REMOVED EXISTING BOLLARDS TO BE REMOVED SCALE: 3/16" = 1'-0"1 DEMO SITE PLAN 0 4'8'12' Page 204 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 28 OF 141 AD-111 DEMOLITION 1st FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 #DrgID #LayID 1 PERM 1 A-201 2 A-201 4'-2"7"10'-5"4'-7 1/2"8'-2"2'-0"8'-2"1'-9"4'-2 1/4"9'-2 1/2"3'-5 1/4"26'-9 1/2"2 1'- 0 " VIF 13'-2" 01 14 02 04 03 03 03 03 030303 07 07 04 04 04 04 04 07 07 04 04 04 16 19 19 19 19 13 13 0101 070707 16 16161616 1616 1616 15 19 07 08 08VIF VIFPL PL SB PL PL PL PL 01 02 03 04 05 06 07 08 09 11 10 12 13 14 15 16 17 18 19 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND WRB TO BE REMOVED AND REPLACED PER WALL ASSEMBLIES; TYP WALLS TO REMAIN WALLS TO BE DEMO'D NEW WALLS 10 10 SCALE: 1/4" = 1'-0"1 1st FLOOR DEMOLITION PLAN 0 2'4'8' Page 205 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 29 OF 141 AD-112 DEMOLITION 2nd FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 #DrgID #LayID 1 PERM 1 A-201 2 A-201 04 01 04 030303040413 03 04 03 03 07 07 03 010101 0101 01 19 19 19 08 08 PL PL PL PL SB SB PL PL PL PL 01 02 03 04 05 06 07 08 09 11 10 12 13 14 15 16 17 18 19 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND WRB TO BE REMOVED AND REPLACED PER WALL ASSEMBLIES; TYP WALLS TO REMAIN WALLS TO BE DEMO'D NEW WALLS 10 10 SCALE: 1/4" = 1'-0"1 2nd FLOOR DEMOLITION PLAN 0 2'4'8' Page 206 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 30 OF 141 AD-113 DEMOLITION ROOF PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 PL PL PL PL 1 A-201 2 A-201 1 PERM #DrgID #LayID 04 05 06 05 05 PL PL 01 02 03 04 05 06 07 08 09 11 10 12 13 14 15 16 17 18 19 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND WRB TO BE REMOVED AND REPLACED PER WALL ASSEMBLIES; TYP WALLS TO REMAIN WALLS TO BE DEMO'D NEW WALLS SCALE: 1/4" = 1'-0"1 DEMOLITION ROOF PLAN Page 207 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 31 OF 141 C-000 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnTITLE SHEET ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-000 TITLE SHEET N N “” “” “” “” ” ” “ ” “ ” Page 208 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 32 OF 141 C-100 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnEROSION CONTROL PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARINGN 77°25'58"E86.17'N 12°10'00"W95.11'N 77°26'20"E86.16'N 12°10'00"W95.10'N 77°25'58"E334.16'N 12°10'00"W135.11'N 77°26'20"E323.80'10.00' 30.00' 30.00'20.00'20.00'1 6 . 2 6 1 6 . 4 915.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1 FH1 6 . 4 7SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 100'20'80'2.8'20'10'10'60'30'30'30.00'95.11'10.00'106.17'106.17'5008LT NT16 . 2 2 50 0 8 LT NT16 . 2 2 50 1 0 LT NT16 . 2 4 50 2 8 16 . 2 2 503216 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-100 EROSION CONTROL PLAN Page 209 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 33 OF 141 C-210 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnGRADING AND DRAINAGE PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 30.00'1 6 . 2 6 15.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 2.8'5008LT NT1 6 . 2 2 5 0 0 8 LT NT1 6 . 2 2 5 0 1 0 LT NT1 6 . 2 4 5 0 2 8 1 6 . 2 2 5 0 3 2 1 6 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-210 GRADING AND DRAINAGE PLAN Page 210 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 34 OF 141 C-300 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnLOW IMPACT DEVELOPMENT PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 30.00'1 6 . 2 6 1 6 . 4 915.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1 FH1 6 . 4 7SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 2.8'5008LT NT16 . 2 2 50 0 8 LT NT16 . 2 2 50 1 0 LT NT16 . 2 4 50 2 8 16 . 2 2 503216 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-300 LOW IMPACT DEVELOPMENT PLAN Page 211 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 35 OF 141 C-400 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnUTILITY PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 30.00'1 6 . 2 6 1 6 . 4 915.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1 FH1 6 . 4 7SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 2.8'5008LT NT16 . 2 2 50 0 8 LT NT16 . 2 2 50 1 0 LT NT16 . 2 4 50 2 8 16 . 2 2 503216 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-400 UTILITY PLAN Page 212 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 65 OF 141 A-101 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnSITE PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 01 02 03 04 05 06 07 08 09 10 11 12 13 14 (E) SEWER (E) FIRE HYDRANT (E) CURB CUT PER SURVEY (E) EDISON BOX (N) TRASH ENCLOSURE (E) WATER METER SLOPE NOT TO EXCEED 6.67% (N) FIRE ROOM ENCLOSURE PROPOSED CONCRETE PLANTER NOT TO EXCEED 42" (E) CATV BOX (E) ELECTRICAL BOX (E) TELEPHONE BOX PROPOSED CONCRETE BENCH NOT TO EXCEED 20" (N) TRANSFORMER ENCLOSURE CLCL PC 15.44'PC 15.24' PC 15.98' 11"83'-4"95'-1 1/4" 8'-1" WALKSTREET 21'-10 1/2" ENCROACHMENT 86'-2"16.35 TX EG 15.59 06 07 01 02 04 10 16.01 FL 5X5 10TH COURT5X5 5X5 5X5 5X5 5X10 5X5 5X5 5X10 5X10 5X5 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X105X10 5X5 5X5 5X15 2% SLOPE MAX ENTRY ENTRY ENTRY E N T R YENTRYENTRYENTRY ENTRYOPEN TO ABOVE SIM HERMOSA AVE 5X5 9TH STREETPLPL PL PL WS WS SBSB PL PL PL PL PC 16.56' 39.26' TO PARAPET 39.26' TO PARAPET FF 16.56' FF 16.57' FF 15.93' 32.46' FF 16.56' 16.09' 16.06' 10'-0"2'-11"20'-1/2"29'-11 1/2"5'-10"24'-3 1/4"FF 16.56' 32.46' TO PARAPET FF 16.56' FF 16.56' 03 THIRD STORY SETBACK ABOVE 05 12 11 08 14 SECOND STORY SETBACK ABOVE 901 HERMOSA AVE (E) BUILDING FOOTPRINT 7,756 SQ FT (E) NEIGHBORING BUILDING (E) CONCRETE SIDEWALK (E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDINGSCALE: 3/16" = 1'-0"1 SITE PLAN 0 4'8'12' Page 213 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 66 OF 141 A-111 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnFOUNDATION PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 5 5 9 1/4" 2'-2 3/4"2'-1/2"HSS F5 F6 F6 F5 F5 F5 F5 F5 F5F5F4 F4 W12B W10B W8A W10B W10B W10B W10A TYP. ELEV. PIT ELEV. PIT2'-4 1/2"2'-7 1/2"3'-0"3'-0"2'-0"3'-3/4"2'-4 1/4"1'-1 3/4"1'-3/4"2'-5 1/4"5'-5"5'-5"6'-9 1/4"6'-8 3/4"1'-3/4"2'-5 1/4"6'-9"6'-9"1'-1/2"2'-5 1/2"7'-11 3/4" 1'-1/4"11 3/4"7'-11 3/4"8 1/4"2'-11 1/2"3'-2"2'-10"3'-3/4"6'-0"1'-10 1/2"2'-0"2'-0" PL PL PL PL SB SB 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 GRADE BEAM, SEE STRUCTUAL SET CONCRETE WALL, SEE STRUCTURAL SET TURN DOWN SLAB EDGE, SEE STRUCTURAL SET TYPICAL CONCRETE FOOTING, SEE STRUCTURAL SET EXISTING FOUNDATION STRUCTURAL WALL & COLUMN TAG, SEE STRUCTURAL SET INDICATES CHANGE IN FLOOR ELEVATION, SEE STRUCTURAL SET xx SCALE: 1/4" = 1'-0"1 FOUNDATION PLAN 0 2'4'8' Page 214 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 67 OF 141 A-112 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln1st FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING115.2119.1118.1101.B104.A105.A 105.B107.1102.1102.2106.1121.1109.1108.1 103.1 120.1 115.1110.A 111.A111.1111.2110.2110.1101.1104.1 1 0 5.2 114.1115.3101.A 119.1123456789101112131415161718UP18 RISERS (6 23/32") 5 5CL121.1105.1 1 A-403 8 A-908 2 A-204 1 A-204 1 A-203 PC 15.98' PC 15.56' PC 15.24' PC 15.44'9 1/2"81'-11"3'-5 1/2"7 1/2"7" 94'-2"2'-10 3/4"7'-9 1/2"CLR5'-0"5'-0" 5'-0"5'-0"5'-5 1/2"2'-8 3/4" RO 10" 6'-6 1/4" F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. -1.00' = 15.50' F.F. -0.97' = 15.53'3'-8"CLR2'-0"3'-1 1/2"R.O.14'-1/4"6'-8 3/4"3'-9"5'-1 1/2" F.F. 0.00' = 16.56' 6'-11 1/2"12'-1/4"55'-0"9'-3 1/4"10'-11" VIF 7'-2"9'-2 1/2"RO1'-7"8'-6 3/4"5'-5"14'-11"14'-11"EG 15.75 EG 15.53 20'-2"4'-8 1/2"3'-1 1/2" R.O. 1'-3/4" 9'-1/4" 1'-1/4" 3'-4 1/4"19'-9"3'-3 1/2" R.O. 10'-9"7'-1/2"8'-2" R.O.2'-0"8'-2" R.O.6'-1 1/4"4'-7 1/2"10'-5"R.O.4'-2 1/2"9 1/2"10"2'-1/2"10'-7 1/2"RO1'-4"10'-7 1/2"RO2'-8"2 1'- 0 " R O V I F 21'-1/2" RO VIF 1'-11"3'-3" F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56'3'-8" CLEAR3'-2 1/2"R.O.8 1/2"11'-3/4"3'-2 1/4"R.O.14'-6 3/4" F.F. 0.00' = 16.56'2'-10 1/4"6 3/4"4'-7"RO5'-1 1/4"26'-8 1/2"11'-5"28'-1/2"15'-9"2'-10 3/4"RO5'-8"0 3/4"3'-2 1/4" R.O.7'-10 3/4"4'-2"R.O.4"8'-4 3/4"5'-11 1/2" 8'-4" CLR 3"3'-0"CLEAR3'-0"CLEAR4'-6 1/2" CLEAR F.F. 0.00' = 16.50'WT02-CWT07-B WT07-B WT07-BWT08-B WT05WT09-CWT10-A WT07-B WT07-BWT12 WT06 WT07-B WT07-BWT07-A WT07-BWT10-A WT02- A WT02-A WT11WT07-BWT07-AALIGNALIGNALIGNALIGN WT07-BWT07-BWT06WT11WT11 WT06WT06WT06WT02-C WT02-CWT10-BWT09-BALIGNALIGN WT03-AWT02-BALIGNALIGNWT02-CWT09-C WT03-B WT02-AWT02-AWT06WT02-CWT02-CWT06WT13 WT13WT06WT06 WT06 WT06 5X5 10TH COURT5X5 5X5 5X5 5X5 5X10 5X5 5X5 5X10 5X10 5X5 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X105X10 5X5 5X5 METER/ DIST. METER/ DIST. PULL/ MAIN 5X15 EP2% SLOPE MAX OPEN TO ABOVE WIRE WAY METER/ DIST. SIM CONTROLLER5X5 6'x8' RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 121 3 A-203 #DrgID #LayID 105.3 112.11234567 8 UP 20 RISERS (7") PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 1 A-401 1 A-402 2 A-404 3 A-404 1 A-404 5 A-908 12 A-908 13 A-908 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 3'-6 3/4"15'-8" ROVIF2'-4 3/4"8'-2"R.O.18'-1 1/2"4'-1 3/4"3'-1 1/2"R.O.6"24'-1"23'-9 3/4" 1'-1" 03 03 03 WT11 03 0204 WT17 WT03-B13 13 13 13 RESTRM 108 ACC. RSTRM 109 TRASH RM 119 01 02 03 04 05 06 07 08 09 10 11 12 13 14 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE METAL TRELLIS SCALE: 1/4" = 1'-0"1 1st FLOOR PLAN 0 2'4'8' Page 215 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 68 OF 141 A-113 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln2nd FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 101.B104.A105.A 105.B 101.A DN 5 5 2 A-401 2 A-402 5 A-403 2 A-204 1 A-204 1 A-203 3 A-203 2 9'- 2 1/4 "3'-8 3/4"VIF15'-8"VIF40'-1"5'-2 1/4"7 1/2"12'-11 3/4"4'-5 1/4"6'-3"VIF11'-8 1/2"12'-2 1/2"12'-4"14'-1 1/2"5'-1 1/4"3'-8"CLRF.F. 11.67' = 28.17'82'-6 3/4"2'-10"7 1/2"3 1/2" 94'-2" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2" VIF F.F. 9.17' = 25.67' 10 1/2" 3'-2 1/4" R.O. 15'-11 1/2"4'-3 1/4"4'-9"5 1/2"F.F. 11.67' = 28.17' F.F. 11.67' = 28.17' F.F. 11.67' = 28.17' F.F. 9.17' = 25.67' 26'-8 3/4"11'-5"28'-1/2"15'-9"4'-5"WT10-BWT07-B WT07-B WT11 WT10-A WT07-B WT07-BWT07-BWT03-BWT02-A WT06WT12 WT06 WT05 WT11 42" GUARDRAIL WT09-BWT07-BWT10-BWT09-CWT09-C WT07-A WT07-A WT07-B WT02-BW T 0 2- C WT08-BWT04-B WT06WT01WT14-B OPEN TO BELOW 5X5 5X10 5X10 5X10 5X5 5X5 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X5 5X5 5X105X105X105X105X10 5X5 5X5 5X5 5X5 5X5 5X5 5X5 5X10 OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE 5X5 5X5 5X5 5X5 5X5 5X15 5X5 5X5 OPEN TO TRANSFORMER BELOW 5X6 DECOMISISONED AREA 1340 SF OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 #DrgID #LayID DN PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 209.1 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") 5 A-908 6 A-903 0905 03 03 WT06 WT17 01 02 03 04 05 06 07 08 09 10 11 12 13 14 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE METAL TRELLIS SCALE: 1/4" = 1'-0"1 2ND FLOOR PLAN 0 2'4'8' Page 216 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 69 OF 141 A-114 3rd FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A 305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B 303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4 A-404 1 A-405 2 A-405 3 A-908 5 A-908 9 A-908 9 A-908 2 A-204 1 A-204 1 A-203 3 A-203 #DrgID #LayID 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" PC 15.24'PC 15.44'13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"11'-5 3/4"9'-3 3/4"6'-2"3'-1/2" R.O.2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2" RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"4'-1 1/2"2'-1"7'-6 1/4"48'-3 3/4" F.F. = 18.17' = 34.67'45" CLR2'-7 1/4"4'-2" RO 2'-1 1/2" FF =18.25' = 34.75' 28'-1"5'-0" 27'-7"5'-6 1/2" VIF 13'-10 3/4"26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"FF = 18.17' = 34.67' 14'-0" RO WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-BWT 1 4- BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T 1 6WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE OPEN TO ABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 DN DN #DrgID #LayID 3 A-402 3 A-403 3 A-907 319.1 308.B 309.B PC 15.56' 7'-2 3/4"4'-8 1/2"4'-3 1/2"7'-5"5'-3/4"VIF6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPEN TO ABOVE 465 SQ FT LID PLANTER GREEN ROOF 307 01 02 03 04 05 06 07 08 09 10 11 12 13 14 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE METAL TRELLIS SCALE: 1/4" = 1'-0"1 3RD FLOOR PLAN 0 2'4'8' Page 217 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 70 OF 141 A-115 ROOF PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 01 02 03 04 05 06 07 08 09 10 11 12 13 14 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE METAL TRELLIS 5 5 2 A-204 1 A-204 1 A-203 3 A-203 #DrgID #LayID 23'-5 1/4"29'-11 1/2"21'-11 1/2"68'-9"3'-1/4"17'-4 1/4"17'-9 1/4"6 1/4"42'-4 1/4"27'-4 1/2"3'-2 1/4"TO PL81'-11"7 1/2"3 1/2" 94'-2" PC 16.07' PC 16.56' PC 15.24' PC 15.44'3'-7 3/4"43'-6 1/4"21'-2 1/4"21'-9 1/4"4'-3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2" CP F PROPOSED: 45.93' ALLOWED: 53.78'26'-8 3/4"11'-5"28'-1/2"15'-9"LOWEST POINT ON SITE OPEN TO BELOW SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. 520 SQ FT SOLAR ZONE AREA OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 CP A PROPOSED: 45.29' ALLOWED: 45.32' CP B PROPOSED: 45.29' ALLOWED: 45.47' CP C PROPOSED: 45.29' ALLOWED: 46.48'CP D1 PROPOSED: 45.29' ALLOWED: 46.15' CP D2 PROPOSED: 45.29' ALLOWED: 45.93' CP E1 PROPOSED: 48.60' ALLOWED: 53.78' CP E2 PROPOSED: 48.60' ALLOWED: 53.53' 01 01 01 01 06 06 06 01 07 06 06 14 14 14 ELEVATOR OVERRUN ELEVATOR OVERRUN SLOPE 1/4":12" MIN. 10 10 SCALE: 1/4" = 1'-0"1 ROOF PLAN 0 2'4'8' 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'4.35 Distance from A to Critical Point along Line AB Elev. AB':15.25 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'4.35 Distance from C to Critical Point along Line CD Elev.CD':16.54 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1:15.32 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP A:45.32 Prop. Ht. @ CP A:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'4.35 Distance from A to Critical Point along Line AB Elev. AB':15.25 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'4.35 Distance from C to Critical Point along Line CD Elev.CD':16.54 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1:15.32 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP A:45.32 Prop. Ht. @ CP A:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'90.83 Distance from A to Critical Point along Line AB Elev. AB':15.43 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'90.83 Distance from C to Critical Point along Line CD Elev.CD':16.09 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1:15.47 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP B:45.47 Prop. Ht. @ CP B:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'4.35 Distance from A to Critical Point along Line AB Elev. AB':15.25 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'4.35 Distance from C to Critical Point along Line CD Elev.CD':16.54 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width) Elev. CP1:16.48 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP C:46.48 Prop. Ht. @ CP C:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'73.13 Distance from A to Critical Point along Line AB Elev. AB':15.39 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'73.13 Distance from C to Critical Point along Line CD Elev.CD':16.18 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width) Elev. CP1:16.15 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP D1:46.15 Prop. Ht. @ CP D1:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'90.83 Distance from A to Critical Point along Line AB Elev. AB':15.43 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'90.83 Distance from C to Critical Point along Line CD Elev.CD':16.09 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 65.52 Distance from Line AB to Critical Point (width) Elev. CP1:15.93 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP D2:45.93 Prop. Ht. @ CP D2:45.29 Page 218 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 77 OF 141 A-201 EXISTING ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING107"16.09' 15.54' 05 02 06 03 0404 02 06 02 0303 0404 07 07 07 PL PL 2ND FLOOR +24.50' 1ST FLOOR +16.50' ROOF +34.00' T.O. PARAPET+39.80" 39.26' 36.61' EXISTING GRADE EXISTING SLAB ON GRADE EXISTING STEP INTO PROPERTY 01 02 03 04 05 06 07 08 09 11 10 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED 0505 0404 EXISTING GRADE EXISTING SLAB PLPL 2ND FLOOR+24.50 1ST FLOOR+16.50 ROOF +34.00' T.O. PARAPET +39.80' 15.46'15.50' SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION - EXISTING 0 2'4'8' SCALE: 1/4" = 1'-0"2 WEST ELEVATION - EXISTING 0 2'4'8' Page 219 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 78 OF 141 A-202 EXISTING ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 03 0303 06 03 04 04 04 04 0404 (E) STEP INTO ENTRY 03 07 PLPL 2ND FLOOR +24.50' 1ST FLOOR +16.50' ROOF +34.00' T.O. PARAPET +39.80' 16.05' 16.09'16.56' 39.26' 36.61'1'-0"15.44' 05 04 02 02 03 0404 07 07 070707 07 PLPL 2ND FLOOR +24.50' 1ST FLOOR +16.50'" ROOF +34.00' T.O. PARAPET +39.80' 16.50' (E) BUILDING SLAB(E) ALLEY (E) DOOR 1' ABOVE GRADE 01 02 03 04 05 06 07 08 09 11 10 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED SCALE: 1/4" = 1'-0"2 EAST ELEVATION - EXISTING 0 2'4'8' SCALE: 1/4" = 1'-0"1 NORTH ELEVATION - EXISTING 0 2'4'8' Page 220 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 79 OF 141 A-203 PROPOSED ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 1 2 3 4 5 6 A-908 8 A-908 10 A-908 13 A-908 12 A-908 9'-1 1/2"9'-1/2"10'-7 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP B 45.29'CP D1 45.29'CP D2 45.29'10'-0"19.17' CP E1 48.50'4'-7"10'-2 1/2" RO8'-0"MAX ELEV HT09 04 107.1 MAXIMUM ROOF HEIGHT SLOPE 111.2 110.2 110.1111.1 111.A 110.A CW-A CW-B STC-1 MTL-5 MTL-4 GL-1 GL-4 MTL-4 GL-4 CW-C PL PL 7 A-908 11 A-908 PC15.44' PC16.07' PC46.07' 45.44' CO-4 CO-4 CO-2 01 02 03 04 05 06 07 08 09 10 11 12 13 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE PLPLCABDEF FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'3'-11"4'-7"28'-9 1/2"CP B 45.29'CP A 45.29' CP E2 48.50'CP E1 48.50' 09 STC-1 MT-3 (E) SLAB (N) GRADE MAXIMUM ROOF HEIGHT (E) GRADE CW-K CW-L STC-1 MTL-3MTL-3 MTL-5 GL-1 MTL-5 GL-1 MTL-3MTL-3 312.1 MTL-5 PC15.24'PC15.44' 45.35'45.44'1'-0"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP D2 45.29'CP D1 45.29'6 1/4"1'-6"12'-10"VIF105.B105.2 SLOPE PER CIVIL CW-D STC-1 MTL-5 MTL-4 GL-1 GL-4 28'-9 1/2"SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"3 WEST ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"1 SOUTHWEST ELEVATION 0 2'4'8' Page 221 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 80 OF 141 A-204 PROPOSED ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 PL PLDFECBA FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29' 1 A-904 2 A-904 9 A-904 11 A-904 7 A-904 5 A-904 4 A-904 3 A-904 1'-6"VIF9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP D2 45.29'CP C 45.29'CP D1 45.29'12'-11 1/2"VIFCP E2 48.50'CP E1 48.50' CP F 45.93' 04 09 105.1 104.A 101.B105.A MAXIMUM ROOF HEIGHT 104.1 101.1 CW-D CW-F STC-1 MTL-5 MTL-4 GL-1 GL-4 MTL-3MTL-3 CW-E PC16.05' PC16.56 5 4 3 2 1 FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'1'-3"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP C 45.29' CP A 45.29' 24.13' CP F 45.93' CP E2 48.50'8'-0"MAX ELEV HT8'-10 1/2"R.O. +24.13' 09 04 115.2 MAXIMUM ROOF HEIGHT 119.1 114.1 CW-G CW-H CW-I STC-1 MTL-5 MTL-4 GL-1 GL-4 MTL-3 10 CW-JCW-F MTL-5 121.1 118.1115.3 PLPL PC15.24' PC16.56' 45.24' 46.56'7'-8" RO7'-8" RO7'-8" RO7'-8" RO(E) ALLEY (E) BUILDING SLAB HEAD HEIGHT TO MATCH 7'-0" AFF 01 02 03 04 05 06 07 08 09 10 11 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD SCALE: 1/4" = 1'-0"2 EAST ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"1 NORTH ELEVATION 0 2'4'8' Page 222 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 82 OF 141 A-301 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnBUILDING SECTIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 01 02 03 04 05 06 07 08 09 10 11 12 TRASH ENCLOSURE OPEN TO BELOW BENCH CONCRETE PLANTER CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP DG GROUT SLOPE NOT TO EXCEED 6.67% CONCRETE PAVER TELEPHONE BACKBOARD OPEN TO BELOW CONCRETE SLAB AT GRADE PLANTER PAD-MOUNTED TRANSFORMER PER SCE (E) BOLLARDS TO BE REPLACED WITH REMOVABLE BOLLARDS 1 A-905 3 A-905 3 A-904 8 A-904 1 A-904 1 A-902 1 A-902 4 A-902 2 A-902 2 A-902 4 A-902 4 A-906 FOUNDATION -3.13' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' 5 A-904 6 A-904 7 A-904 4 A-904 28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"FT04 FT04 FT04 FT04 RT02 FT02FT02 RT01 RT01 RT01 RT05 SIM SIM SIM SIM SIM OFFICE 301 STAIR 02 114 LOADING ZONE 115 ELEVATOR 02 STORAGE UNITS 113 RETAIL 101 STAIR 02 209 STORAGE UNITS 210 STORAGE UNITS 210 GARDEN 316 OFFICE 315 CONFERENCE RM 314 STAIR EXIT 325 STAIR 02 324 TRANSFORMER 121 9 A-904 4 A-906 FT01FT01FT01FT01 RT02 2 A-904 1 A-904 1 A-902 1 A-902 1 A-902 1 A-906 1 A-906 3 A-902 4 A-902 3 A-905 5 A-902 1 A-906 FOUNDATION -3.13' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' 5 A-904 28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-0"FT04 FT07 RT02FT07FT04 FT02 FT01 FT01 FT04 RT01RT01 RT01 LID PLANTER BEYOND LID PLANTER BEYOND FT02 PERGOLA SIM SIM SIM SIM SIM GARDEN 323 COURTYARD 318 RECEPTION 317 GARDEN PATIO 303 RSTRM CORRIDOR 324 STAIR 02 209 STORAGE UNITS 210 RETAIL 104 STORAGE UNITS 113 SIM SCALE: 1/4" = 1'-0"1 BUILDING SECTION - E/W 0 2'4'8' SCALE: 1/4" = 1'-0"2 BUILDING SECTION - COURTYARDS E/W 0 2'4'8' Page 223 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 83 OF 141 A-302 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnBUILDING SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 1 A-902 1 A-902 1 A-905 4 A-902 1 A-906 1 A-906 2 A-906 2 A-907 1 A-902 3 A-902 4 A-908 FOUNDATION -3.13' FOUNDATION -3.13' 1ST FLOOR ±0.00' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' 3RD FLOOR +18.17' GARDEN ROOF +23.17' GARDEN ROOF +23.17' ROOF +28.79' ROOF +28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-6 1/2"FT06FT03 FT07 FT02 FT01 FT04FT04 RT02 FT01 FT02 FT01 FT02 FT01 FT01 RT01RT01 RT03 SIM SIM COURTYARD 318 OFFICE 308 OFFICE 205 SPACE NOT USEDSTORAGE UNITS 210 LOBBY 107 RESTROOM 109 WINE STORAGE 112 STORAGE UNITS 113 LOADING ZONE 115 CONFERENCE RM 314 SIM SIM SIM SIM 3 A-906 SCALE: 1/4" = 1'-0"1 BUILDING SECTION N/S 0 2'4'8' Page 224 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 84 OF 141 A-303 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnWALL SECTIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING2.8960.9141.8541.3461.829HSS COLUMN BEYOND FIRE STOPPING WALL TBD PER T24 ROOF DRAIN 2ND FLOOR - STORAGE +12'-1.5" 3RD FLOOR - OFFICE +19.58' ROOF GARDEN +24.00' 2ND FLOOR - STORAGE +9'-2" 1ST FLOOR +0.00' ROOF +30.00' 3 A-904 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' FT06FT03 FT02 FT01FT01 SCALE: 1/2" = 1'-0"1 WALL SECTION C 0 1'2'4' SCALE: 1/2" = 1'-0"2 WALL SECTION A - COORDINATION 0 1'2'4' Page 225 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 85 OF 141 A-401 STAIR 01 PLAN & SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 4 A-401 8 A-401 9 A-4017'-4"CLR44" CLR6'-7 1/2" CLR 4'-7"RO MIN.OPEN TO ABOVE ELEVATOR 01 STAIR 01 121 RESTRM CORRIDOR 107 1234567 8 UP 20 RISERS (7") 1 A-302 7 A-401 6 A-401 5 A-401 10 A-401 4 4 " ACC. RSTRM 109 4 A-401 8 A-401 9 A-40144"44" CLR44" CLR44" CLR ELEVATOR 01 STAIR 01 204 LOBBY 203 DN 7 A-401 6 A-401 5 A-401 10 A-401 1234567UP 12 RISERS (6 1/2") 4 A-401 8 A-401 9 A-401 44" CLROPEN TO BELOW OPEN TO BELOW ELEVATOR 01 GARDEN 311 VESTIBULE 306 STAIR 01 327 7 A-401 6 A-401 5 A-401 10 A-401 DN 34 5 A-903 16 A-903 8 A-903 34" - 38"42" MINGUARDAIL42" MINGUARDAILFT05 FT01 FT03 SIM E DF 4 A-903 7 A-903 34" - 38"12" FT01 FT06 FT03 SIM E DF 3 A-903 1 A-903 4 A-903 +13.38' FOUNDATION +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF 34" - 38"12" 11"42"GUARDRAILFT06 FT03 FT05 FT01FT012 A-90334" - 38"E DPLF 8 A-903 +4.077 FOUNDATION +5.029 1ST FLOOR +7.811 2ND FLOOR - STORAGE +8.585 2ND FLOOR - OFFICE +10.566 3RD FLOOR +12.090 GARDEN ROOF +13.805 ROOF FT03FT06 FT01 RT05 RT01RT01 FT05 D E F +160 1/2" FOUNDATION +198" 1ST FLOOR +307 1/2" 2ND FLOOR - STORAGE +338" 2ND FLOOR - OFFICE +416" 3RD FLOOR +476" GARDEN ROOF +543 1/2" ROOF FT06FT03 FT05 D E F FT01 FT03 FT06 FT05 FT01 3 4 +160 1/2" FOUNDATION +198" 1ST FLOOR +307 1/2" 2ND FLOOR - STORAGE +338" 2ND FLOOR - OFFICE +416" 3RD FLOOR +476" GARDEN ROOF +543 1/2" ROOF FT05 FT01 SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR / ELEVATOR 01 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR / ELEVATOR 01 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR / ELEVATOR 01 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"7 STAIR 01 SECTION SOUTH 0 2'4'8'SCALE: 1/4" = 1'-0"6 STAIR 01 SECTION WEST 0 2'4'8' SCALE: 1/4" = 1'-0"5 STAIR 01 SECTION WEST 0 2'4'8'SCALE: 1/4" = 1'-0"10 ELEVATOR SECTION 0 2'4'8' SCALE: 1/4" = 1'-0"4 STAIR 01 SECTION EAST SCALE: 1/4" = 1'-0"8 STAIR 01 SECTION EAST SCALE: 1/4" = 1'-0"9 STAIR 01 SECTION NORTH 0 2'4'8' Page 226 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 86 OF 141 A-402 STAIR 02 PLAN & SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10123456789101112131415161718UP18 RISERS (6 23/32") 4 A-402 5 A-40245"CLR12" 5X10 5X5 5X5 5X5 5X55X5 STAIR 02 114 PL SB C B A 1 1 A-301 2 A-301 6 A-402 13 DN 4 A-402 5 A-402 12"45"CLEAR45"CLEARR 45" 5X10 STAIR 02 209 PL SB C B A 1 1 A-301 2 A-301 6 A-402 12345678910111213141516UP 16 RISERS (6 25/32") 4 A-402 5 A-402 4 A-403 45" CLR15"-16" OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE STAIR 02 324 GARDEN STAIRWELL EXIT 325 PL SB C B 2 A 1 1 A-301 2 A-301 6 A-402 DN PLA B C 9 A-903 12 A-903 11 A-903 +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF 7'-1/4"3'-0"PLA B C 12 A-903 11 A-903 9 A-903 +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF 7'-7"3'-0"SIM SIM SIM 10 A-903 +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"4 STAIR 02 SECTION 0 2'4'8' SCALE: 1/4" = 1'-0"5 STAIR 02 SECTION 0 2'4'8' SCALE: 1/4" = 1'-0"6 STAIR 02 SECTION 0 2'4'8' Page 227 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 87 OF 141 A-403 STAIR 03 & ELEVATOR 02 PLAN & SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 4 A-403 7'-9 1/2"CLR8'-4" CLR 4'-2" RO MIN. 5X10 5X5 CONTROLLERFIRE (ASR) RM 118 ELEVATOR 02 ELEV RM 121 TRASH RM 119 4 A-403 4'-2" RO MIN.7'-9 1/2"CLR8'-4" CLR 5X105X10 5X5 5X5 5X5 5X5 5X6 ELEVATOR 02 STORAGE UNITS 210 4 A-403 7'-9 1/2"CLR36" DBL DOOR TALL CABINET 30" DBL DOOR BASE CABINET 30"36"36" 170 7/8" OVERALL 24"1 1/2"8'-4" CLR OPEN TO ABOVE ELEVATOR 02 STAIRWELL EXIT 325 MECH. PLATFORM 302 2 +13.38' FOUNDATION +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF SCALE: 1/4" = 1'-0"1 1ST FLOOR ELEVATOR 02 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"5 2ND FLOOR ELEVATOR 02 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"3 3RD FLOOR ELEVATOR 02 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"4 ELEVATOR 2 SECTION 0 2'4'8' Page 228 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 88 OF 141 A-404 ENLARGED BATHROOM PLANS & ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 CL CL 17"-18" 24" MIN12" MIN 36" MIN 33"-36"17"-19"36" PT-1 SURFACE MOUNTED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") TL-1 MIRROR 48"40" MAX29" MIN11" MIN 8" MIN 9"MINTL-1 ACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW PT-1 48" MAX18" RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE PT-1 TL-1 TO LOBBY CL +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. 12" MAX 54" MIN 24" MIN19" MIN1 1/2" MAX7"-9" PT-1 TL-1 109.1108.1 CL CL CL CLCL 1A 1B 1C 1D A-404 1E 1F 1G 1H A-404 18"18"22"22"18"18"106.1CLCL2A 2B 2C 2D A-404 18"18"22" 103.1 CL CL 2B 2A 2D 2C A-404 12"48"12" SIM 320.A 320.1 323.A 316.1320.B 321.1 322.1 3A 3B 3D 3C A-404 3H 3E 3F 3G A-404 2 1/2" MAX 3" MAX1 1/2" MAX15"-16" OPEN TO ABOVE OPEN TO ABOVE 48" MAX28" PT01 TL01 MIRROR CL CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.40" MAX.17"-18"17"-19"RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.33"-36"PT01 TL01 +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.34" MAX.29" MIN.9"MIN.11" MIN. 8" MIN. PT01 TL01 ACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW TO RESTROOM CORRIDOR CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.33"-36"12" MAX. 42"MIN.19"MIN.54"MIN. 7"-9"1 1/2"MAX.24" MIN. PT01 ACCESSIBLE TOILET W/ FLUSH CTRL @ OPEN SIDE OF TOILET TL01 8" MIN 48" MAX18" TL-1 TO LOBBY +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. PT-1 29" MIN11" MIN 9"MINACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. TL-1 PT-1 +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT.33"-36"36"MIN. 24" MIN 12" MIN 17"-18"17"-19"18" MIN 40" MAX48"31" PT01 RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") TL-1 MIRROR CL CL +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. 11" 1" 54" MIN. PT01 27"MIN. (KNEE)9MIN. (TOE)8"MIN. (KNEE)6"MAX. (TOE) 17"MIN. +0'-0" A.F.F. PT01 CL +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. 17"-18" 24" MIN 12" MIN 36" MIN 33"-36"17"-19"32" PT-1 RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") TL-1 MIRROR 48"40" MAX+0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT.29"2 1/2" 8 1/2"MAX.2 1/2" PT01 +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. PT01 TL01 TO RETAIL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. 36"48" MAX33" MIN16" MIN 27" MAX PT01 MIRROR 6" MAX SHOWER CONTROL BOUNDARY LOCATION 40" MAX48"15"6'8"-7'-0" TYP.SHOWER HEAD HT.+0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. PT01 TL01 CL CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.34" MAX24" MIN12" MIN 36" MIN 33"-36"17"-18"29" MIN11" MIN 8" MIN 9"MIN17"-19"48" MAXPT-1 RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") ACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.24"42" MIN 12" MAX 54" MIN 24" MIN33"-36"19" MIN1 1/2" MAX7"-9" PT-1 WALL BEHIND PT-1 ACCESSIBLE TOILET W/ FLUSH CTRL @ OPEN SIDE OF TOILET TL-1 SCALE: 3/8" = 1'-0"1A RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1B RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1C RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1D RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1 LOBBY RESTROOM SCALE: 3/8" = 1'-0"2 RETAIL RESTROOM 106 SCALE: 3/8" = 1'-0"3 RETAIL RESTROOM 103 SCALE: 3/8" = 1'-0"4 OFFICE RESTROOM 3E OFFICE RESTROOM 3G OFFICE RESTROOM 3H OFFICE RESTROOM3FOFFICE RESTROOM SCALE: 3/8" = 1'-0"1H RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1G RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1E RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1F RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2A RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2B RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2C RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2D RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3A RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3B RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3C RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3D RESTROOM ELEVATION Page 229 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 89 OF 141 A-405 ENLARGED KITCHEN PLANS & ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. 169 3/8" OVERALL 2 1/4" 84"84"5/8"36"69 1/2"105 1/2"CL 76"29 1/2"329 3/4" OVERALL 105 1/2"OVERALL17"10"10"40"29 1/2"36"7 1/2"7 1/2"7 1/2"7 1/2"1/4" 161"7 1/2"161" +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. DW CL F DW F 1A 59"36"24" DRAWER 24" DRAWER 36" SINK 24"24" DRAWER 36"59" 322 1/2" OVERALL 24"1 9/16"F F 319.1 2A 36" DBL DOOR TALL CABINET 30" DBL DOOR BASE CABINET 30"36"36" 170 7/8" OVERALL 24"1 1/2"SCALE: 1/2" = 1'-0"2A BAR ELEVATION SCALE: 1/2" = 1'-0"1A KITCHEN ELEVATION SCALE: 1/2" = 1'-0"1 ENLARGED PLAN - KITCHEN SCALE: 1/2" = 1'-0"2 ENLARGED PLAN - BAR Page 230 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 90 OF 141 A-501 DETAILS - WALL ASSEMBLIES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 WT02WT07 WT13 WT03 WT09 WT11 WT04 WT10 WT01 WT05 WT06 WT08 WT12 WT14 WT15 WT16 WT17 TYP FURR'G WALL @ EXIST PERIMTYP INT WALL TYP SHAFT WALL CONC FURR'G WALL @ EXIST PERIM CONC INT WALL ELEV 01 EXT/INT WALL TYP EXT MTL STUD WALL TYP INT DOUBLE STUD WALL EXT/EXT STUD WALL @ ROOF TYP UNCONDITIONED STUD WALL TYP UNCONDITIONED / INT STUD WALL CONC EXT/INT WALL ELEVATOR 02 WALL CONC LID PLANTER WALL @ 3RD FLOOR EXT STUD WALL @ 3RD FLOOR CLERESTORY CONC FURR'G WALL @ 3RD FLOOR LID PLANTER @ EXIST PERIM CONC EXT WALL TYP EXT BUILD UP TYP EXT BUILD UP TYP EXT BUILD UP TYP EXT BUILD UP SECTION FIRE RATING: STC RATING: 2 HOUR (GA FILE NO. WP 8191) N/A A: 6" STL STUD B: 10" STL STUD C: 12" STL STUD TYPE:SECTION FIRE RATING: STC RATING: N/A N/A A: 2X4 STUD B: 2X6 STUD C: 2X10 STUD TYPE: SECTION FIRE RATING: STC RATING: 1 HOUR (GA FILE NO. WP 6852) N/A A: N/A B: N/A C: N/A TYPE:SECTION FIRE RATING: STC RATING: N/A N/A A: 8" THICK B: 10" THICK C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: 8" B: 10" C: 12" TYPE: SECTION FIRE RATING: STC RATING: 1 HOUR (GA FILE NO. WP 1072) N/A A: N/A B: C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: 6" STL STUD B: 10" STL STUD C: N/A TYPE: (N) 3-PART STUCCO SYSTEM; FINISH COLOR PER SCHED (N) WRB (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) R-19 MINERAL WOOL INSUL (N) 5/8" GWB (N) FINISH PER SCHED 5/8" GWB; BACKERBOARD AS REQ'D FOR TILE FINISH PER SCHED 5/8" GWB; BACKERBOARD AS REQ'D FOR TILE FINISH PER SCHED MINERAL WOOL INSUL; FOR SOUND ATTENUATION; FILL CAVITY PLYWD SHEATH'G AS REQ'D; PER STRUCT (3) 5/8" GWB FINISH PER SCHED INTERIORINTERIOR SHAFT INTERIORINTERIOR INTERIOREXTERIOR 2X STUD WALL; PER PLAN 2-1/2" LT GA STL STUD ELEV SHAFTEXTERIOR 5/8" GWB TYP X FINISH PER SCHEDULE (N) 3/8" DRAINAGE LAYER (N) WRB INTERIOREXTERIOR (N) METAL SIDING (N) SHEATH'G PER STRUCT (N) 2X STUD WALL (N) MINERAL WOOL INSUL; R-19 (N) 5/8" GWB (N) FINISH PER SCHEDULE FINISH PER SCHED (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) 3/8" STUCCO DRAIN MAT (N) LT GA STL STUD WALL; PER TYPE (N) 3-PART STUCCO FINISH; FINISH COLOR PER SCHED (N) WRB (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) R-15 MINERAL WOOL INSUL (N) CONC WALL; PER STRUCT (N) 5/8" GWB INTERIOR (N) 3/8" STUCCO DRAIN MAT (N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR BARRIER; TO BE BURRIED IN WALL; REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT WALL FACE REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT WALL FACE (N) FINISH PER SCHED EXTERIOR (N) CONC WALL; PER STRUCT (N) 5/8" GWB INTERIOR (N) FINISH PER SCHED INTERIOR SECTION FIRE RATING: STC RATING: N/A N/A A: 1/2" AIR GAP B: 3" AIR GAP C: TYPE: INTERIORINTERIOR (2) 4" LT GA STL STUD WALL MINERAL WOOL INSUL; FOR SOUND ATTENUATION 5/8" GWB FINISH PER SCHEDULE MINERAL WOOL INSUL; FOR SOUND ATTENUATION SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) 3/8" STUCCO DRAINAGE MAT (N) WRB EXTERIOREXTERIOR (N) 3-COAT STUCCO SYSTEM; FINISH COLOR PER SCHEDULE (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) PLYWD SHEATH'G PER STRUCT SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) WRB UNCONDITIONED (N) 5/8 GWB; EXT RATED (N) 2X STUD WALL UNCONDITIONED (N) FINISH PER SCHEDULE (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) WRB (N) 5/8 GWB; EXT RATED (N) FINISH PER SCHEDULE SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) WRB INTERIOR (N) 5/8 GWB; EXT RATED (N) 2X STUD WALL UNCONDITIONED (N) FINISH PER SCHEDULE (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) 5/8 GWB (N) FINISH PER SCHEDULE (N) R-15 MINERAL WOOL INSUL SECTION FIRE RATING: STC RATING: N/A N/A A: 8" THICK B: 10" THICK C: TYPE: (N) CONC WALL; PER STRUCT (N) 5/8" GWB INTERIOR (N) FINISH PER SCHED EXTERIOR (N) MTL FINISH PER SCHED (N) WRB (N) 3/8" STUCCO DRAIN MAT AIR GAP 5/8" GWB; EXT RATED TYP X FIRE RATING: STC RATING: 1 HOUR (GA FILE NO. WP 1072) N/A A: N/A B: C: TYPE: ELEV SHAFTINTERIOR 5/8" GWB TYP X FINISH PER SCHEDULE FINISH PER SCHED MINERAL WOOL INSUL; FOR SOUND ATTENUATION 5/8" GWB TYP X 2X FRAM'G PER STRUCT 2X FRAM'G PER STRUCT NOTE: - THIS CONDITION WILL OCCUR AT ALL EXISTING EXPOSED PARAPET WALLS. - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP NOTE: - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP NOTE: - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP SECTION FIRE RATING: STC RATING: N/A N/A A: 6" THICK B: 8" THICK C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) WRB INTERIOREXTERIOR PLANTER (N) EXT SHEATH'G PER STRUCT (N) 2X STUD WALL (N) AIR GAP PER TYPE (N) FINISH PER SCHEDULE (N) 5/8" GWB (N) CONC WALL; PER STRUCT (N) 5/8" GWB PLANTER (N) FINISH PER SCHED (N) WRB (N) 1" RIGID INSULATION INTERIOR (N) 1/2" FURR'G CHANNEL (N) MINERAL WOOL INSUL; R19 SECTION FIRE RATING: STC RATING: N/A N/A A: B: C: TYPE: (N) 3-PART STUCCO FINISH; FINISH COLOR PER SCHED (N) WRB (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) R-15 MINERAL WOOL INSUL (N) CONC WALL; PER STRUCT PLANTER (N) 3/8" STUCCO DRAIN MAT (N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR BARRIER; TO BE BURRIED IN WALL; REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT WALL FACE (N) WRB EXTERIOR NOTE: - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP WRB SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: (N) 10" CONC WALL; PER STRUCT EXTERIOREXTERIOR Page 231 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 91 OF 141 A-502 DETAILS - FLOOR / ROOF / CEILING ASSEMBLIES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 FT02 FT03 FT01 FT04 RT01 RT02 RT03 FT06 FT07 FT05 RT04 RT05 CONC O/ MTL DECK @ STORAGE CONC O/ MTL DECK @ 2ND FLR OFFICE TYP SOG INFILL CONC O/ MTL DECK @ 3RD FLR OFFICE TYP ROOF TYP ROOF @ LID PLANTER GREEN ROOF EXT. WALKWAY @ 2ND FLOOR EXT COURTYARD @ 3RD FLOOR CONC O/ MTL DECK @ 3RD FLR LANDING/ ENTRY ROOF @ 3RD FLOOR MECH. DECK ELEVATOR ROOF 1 1/2"PER STRUCTVARIESNTSVARIESPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTVARIESPER STRUCTVARIESPER STRUCTF.F.E. SECTION FIRE RATING: STC RATING: N/A N/A SECTION FIRE RATING: STC RATING: N/A N/A SECTION FIRE RATING: STC RATING: N/A N/A SECTION FIRE RATING: STC RATING: A: N/A B: C: TYPE: N/A N/A A: N/A B: C: TYPE: A: N/A B: C: TYPE: A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: FULLY- ADHERED 60 MIL MEMB ROOF 1/2" COVERBOARD 1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER PLYWD SHEATH'G JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED SECONDARY FULLY- ADHERED MEMB ROOF'G 1/2" COVERBOARD 1/2" DRAINAGE MAT PRIMARY; FULLY-ADHERED 60 MIL MEMB ROOF'G JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED MTL DECK'G PER STRUCT DRAINAGE LAYER; PER GREEN ROOF MFR PEDESTAL SYSTEM; PER MFR EXTENSIVE TRAY GREEN ROOF SYSTEM; INSTALLED BY OTHERS STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION (NO INSUL @ STORAGE CEILING; TYP) 1/2" RESILIENT CHANNEL 5/8" GWB (NO GWB @ STORAGE CEILING; TYP) FINISH PER SCHED MTL DECK'G PER STRUCT FINISH PER SCHED STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED MTL DECK'G PER STRUCT 1-1/2" CONC TOPP'G SLAB REINFORCED CONC SLAB; PER STRUCT; TIE INTO (E) FOUNDATION AS SPEC'D BY STRUCT 1-1/2" TOPP'G SLAB; TO FLUSH OUT W/ (E) SLAB AS REQ'D FINISH PER SCHED 10 MIL VAPOR RETARDER; 12" MIN OVERLAP @ SEAMS; TAPED 2" MIN RIGID INSUL (R10); AS REQ'D 6" FREE-DRAINING CLEAN GRAVEL (1/4" MIN - 2" MAX DIA AGGREGATE) COMPACT SUBGRADE; STRUCT FILL WHERE REQ'D STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION 1/2" RESILIENT CHANNEL 5/8" GWB (NO GWB @ STORAGE CEILING; TYP) FINISH PER SCHED MTL DECK'G PER STRUCT 1-1/2" CONC TOPP'G SLAB 1/4" ACOUSTIC UNDERLAYMENT FINISH FLOOR AS SCHEDULED SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL FINISH PER SCHED PEDESTAL SYSTEM; PER MFR PAVER O/ PEDESTAL SYSTEM PER SCHED; INSTALLED PER MFR 1/2" RESILIENT CHANNEL 5/8" GWB 1" RIGID INSUL WICKING GEO-TEXTILE; PER MFR PERMAVOID STRUCTURAL CELLS PLANTING MEDIUM PER LANDSCAPE PLANS WICKING GEO-TEXTILE; PER MFR SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL FINISH PER SCHED PEDESTAL SYSTEM; PER MFR PAVER O/ PEDESTAL SYSTEM PER SCHED 1/2" RESILIENT CHANNEL 5/8" GWB EXTERIOR INTERIOR EXTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR SECTION FIRE RATING: STC RATING: A: N/A B: C: TYPE: N/A N/A STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION 1/2" RESILIENT CHANNEL 5/8" GWB; EXT RATED AS REQ'D FINISH PER SCHED MTL DECK'G PER STRUCT RIGID INSUL; FILL AS REQ'D TO FLUSH OUT TOPP'G SLAB 1-1/2" CONC TOPP'G SLAB; FLUSH OUT W/ INT OFFICE FLR EXTERIOR INTERIOR STRUCT CONC O/ MTL DECK; PER STRUCT MTL DECK'G PER STRUCT SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1/2" COVERBOARD 1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER PLYWD SHEATH'G JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED MTL DECK'G PER STRUCT SECTION FIRE RATING:N/A N/A A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1/2" COVERBOARD 1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER PLYWD SHEATH'G HOIST BEAM, PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL 2X STL STUDS SECTION FIRE RATING:N/A N/A A: N/A B: C: TYPE: STRUCT CONC O/ MTL DECK; PER STRUCT MTL DECK'G PER STRUCT MTL DECK'G PER STRUCT AIR/VAPOR BARRIER STRUCT CONC O/ MTL DECK; PER STRUCT Page 232 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 92 OF 141 A-601 FINISH SCHEDULE & MATERIAL LEGEND ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 303 304 305 306 307 308 309 310 311 312 314 315 316 317 318 319 320 321 322 323 324 324 325 327 GARDEN PATIO OFFICE OFFICE VESTIBULE GREEN ROOF OFFICE OFFICE OFFICE GARDEN MECHANICAL PLATFORM CONFERENCE RM OFFICE GARDEN OUTDOOR ROOM COURTYARD KITCHEN GARDEN RSTRM RSTRM GARDEN RESTROOM CORRIDOR STAIR 02 STAIRWELL EXIT STAIR 01 GL-2 GL-2 PL-1 / GL-2 GL-2 GL-2 GL-2 PL-1 / GL-2 PT-1 STC-1 PL-1 / GL-1 PL-1 / GL-1 GL-1 GL-2 MT-1 / GL-2 WD-3 MT-3 PL-1 TL-1 / GL-2 MT-3 PL-1 PT-1 PT-1 N/A PL-1 / GL-1 PL-1 / GL-1 PL-1 / GL-1 MT-1 / GL-3 PL-1 / GL-2 PL-1 PL-1 PT-1 STC-1 PL-1 PL-1 / GL-2 PL-1 / GL-2 GL-2 MT-1 / GL-2 GL-2 MT-3 PL-1 PL-1 MT-3 PL-1 PT-1 PT-1 MT-1 GL-2 PL-1 PL-1 / GL-1 MT-1 PL-1 PL-1 PL-1 PT-1 STC-1 GL-2 GL-2 PL-1 / GL-2 GL-2 MT-1 / GL-2 WD-3 PL-1 / GL-2 PL-1 PL-1 PL-1 / GL-2 PL-1 PT-1 PT-1 N/A GL-2 GL-2 PL-2 MT-1 / GL-3 PL-1 PL-1 PL-1 / GL-1 PT-1 N/A PL-1 / WD-3 PL-1 PL-1 / GL-2 GL-2 MT-1 / GL-2 PL-1 / WD-3 PL-1 / GL-2 PL-1 PL-1 MT-3 PL-1 PT-1 PT-1 MT-1 / GL-3 N/A N/A TM-2 TM-1 N/A TM-2 TM-2 TM-5 N/A TM-2 TM-2 N/A N/A N/A TM-1 N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 N/A N/A TM-2 TM-2 TM-1 TM-2 TM-2 TM-2 TM-5 N/A TM-2 TM-2 N/A N/A N/A N/A N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 TM-1 N/A TM-2 TM-2 TM-1 TM-2 TM-2 TM-2 TM-5 N/A N/A N/A N/A TM-2 N/A TM-1 N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 N/A N/A N/A TM-2 TM-1 TM-2 TM-2 TM-2 TM-5 N/A TM-2 TM-2 N/A N/A N/A TM-1 N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 TM-1 / GL-3 WD-1 WD-1 WD-1 CO-2 WD-1 WD-1 WD-1 WD-1 N/A WD-1 WD-1 N/A WD-1 WD-1 TL-1 TL-1 WD-1 CO-1 CO-1 CO-2 OTS PL-1 PL-1 MT-1 OTS PL-1 PL-1 PL-1 PT-1 PT-1 PL-1 PL-1 OTS PL-1 OTS PL-1 OTS PL-1 PL-1 OTS PL-1 PT-1 PT-1 MT-1 ST-1 ST-1 SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS, SEE ELEVATIONS SEE INTERIOR ELEVATION SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS SEE INTERIOR ELEVATION SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS FINISH SCHEDULE ROOM NUMBER 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 118 119 120 121 121 121 203 204 205 206 207 208 209 210 211 301 302 303 NAME ELEVATOR 01 ELEVATOR 02 RETAIL HALL RSTRM RETAIL RETAIL RSTRM RESTRM CORRIDOR RESTRM ACC. RSTRM OFFICE OFFICE WINE STORAGE STORAGE STAIR 02 LOADING ZONE FIRE (ASR) RM TRASH RM ELECTRIC RM ELEV RM STAIR 01 TRANSFORMER LOBBY STAIR 01 OFFICE OFFICE OFFICE HALLWAY STAIR 02 STORAGE UNITS SPACE NOT USED OFFICE MECH. PLATFORM GARDEN PATIO WALL NORTH PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 MT-1 MT-1 PL-1 PL-1 PL-1 N/A PT-1 PT-1 PT-1 PL-1 / GL-1 PT-1 GL-2 EAST PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 MT-1 MT-1 PL-1 PL-1 PL-1 STC-1 PT-1 PT-1 PT-1 PL-1 / GL-1 PT-1 PL-1 / GL-1 SOUTH PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 STC-1 MT-1 PL-1 PL-1 PL-1 STC-1 PT-1 PT-1 PT-1 GL-2 PT-1 GL-2 WEST PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 MT-1 MT-1 PL-1 PL-1 PL-1 N/A PT-1 PT-1 PT-1 GL-2 PT-1 GL-2 BASE NORTH TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 TM-5 TM-2 TM-5 N/A EAST TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 TM-5 TM-2 TM-5 N/A SOUTH TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 TM-5 N/A TM-5 N/A WEST TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 N/A TM-5 N/A FLOOR CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-2 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-2 CO-2 CO-2 CO-1 CO-1 CO-1 CO-3 CO-1 CO-1 CO-1 WD-1 CO-1 WD-1 CEILING PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 OTS PT-1 OTS OTS OTS OTS OTS MT-1 MT-1 MT-1 PL-1 PL-1 OTS PT-1 OTS PTS PL-1 PT-1 OTS COUNTERTOP & BACKSPLASH REMARKS BASE TRIM TO BE 6" MIN BASE TRIM TO BE 6" MIN BASE TRIM TO BE 6" MIN BASE TRIM TO BE 6" MIN SEE STORAGE UNIT SPECS FOR WALL FINISH SEE STORAGE UNIT SPECS FOR WALL FINISH SEE LANDSCAPE PLANS FINISH SCHEDULE ROOM NUMBER NAME WALL NORTH EAST SOUTH WEST BASE NORTH EAST SOUTH WEST FLOOR CEILING COUNTERTOP & BACKSPLASH REMARKS FINISH LEGEND TAG DESCRIPTION VENDOR/MANUFACTURER MODEL FINISH/COLOR SIZE LOCATION NOTES CO-1 CONCRETE FLOOR TBD TBD TBD TBD 101 - 106, 108 - 120, 201, 202, 205 - 207, 209 - 211 TOPPING SLAB CO-2 CONCRETE FLOOR - BUSH HAMMERED 107, 121, 319 TOPPING SLAB BUSH HAMMERED CO-3 CONCRETE PEDESTAL SYSTEM 208 PAVERS TO MATCH CO-2 CO-4 TEXTURED CONCRETE EXTERIOR PLANTERS GL-1 GLASS CURTAIN WALL ARCADIA TBD TBD TBD SEE ELEVATIONS GL-2 GLASS PARTITION WALL ARCADIA TBD TBD TBD SEE PLANS GL-3 GLASS RAILING ARCADIA TBD TBD TBD 306 GL-4 GLASS STOREFRONT ARCADIA TBD TBD TBD SEE ELEVATIONS MT-1 METAL PANELING - DECORATIVE TBD TBD TBD TBD 107, 121, 203, 204, 306, 327 MT-2 METAL PANELING - PROTECTION TBD TBD TBD TBD 119 TRASH ROOM MT-3 METAL PANELING - EXTERIOR 312, 320, 323 EXTERIOR GRADE MT-4 ALUMINUM STOREFRONT LIGHT CHAMPAGNE 101, 104, 105 STOREFRONT / 110, 111 IN 1ST FLOOR OFFICE MT-5 ALUMINUM CURTAIN WALL MEDIUM BRONZE 2ND FLOOR AND 3RD FLOOR OTS OPEN TO STRUCTURE PL-1 PLASTER - LEVEL 5 FINISH TBD TBD TBD TBD 110, 111, 205, 206, 207 PT-1 PAINT 101 - 106, 108, 109, 112, 114, 116 - 118, 120, 201, 202, 209, 211, 311, 324 - 326 ST-1 GRANITE COUNTER TOP TBD TBD TBD TBD 314, 319 STC-1 3 PART STUCCO - EXTERIOR COAT TBD TBD TBD TBD SEE ELEVATIONS TL-1 TILE TBD TBD TBD TBD 321, 322 WD-1 WOOD FLOOR TBD TBD TBD TBD 301, 302, 304, 305, 308 - 311, 314, 315, 317, 324 WD-2 WOOD WALL TBD TBD TBD TBD WD-3 WOOD MILLWORK TBD TBD TBD TBD 314, 319 TM-1 BASE TRIM - METAL TBD TBD TBD TBD 107, 119, 121, 203, 204, 306, 327 TM-2 BASE TRIM - 3/8" REVEAL TBD TBD TBD TBD 110, 111, 205, 206, 207, 301, 304, 305, 308, 309, 310, 314, 315, 317, 324 TM-3 BASE TRIM - TILE 6"TBD TBD TBD TBD 108, 109, 321, 322 TM-4 BASE TRIM - WOOD TBD TBD TBD TBD 101, 102, 104, 105, 112, TM-5 BASE TRIM - RUBBER TBD TBD TBD TBD 103, 106, 112 - 118, 120, 201, 202, 209, 210, 211, 311, 324, 325, 326 SCALE: 1' = 1'-0"2 FINISH SCHEDULE CONTINUED SCALE: 1' = 1'-0"1 FINISH SCHEDULE SCALE: 1' = 1'-0"3 FINISH LEGEND Page 233 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 93 OF 141 A-602 DOOR + WINDOW SCHEDULES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 INTERIOR DOOR SCHEDULE ID 102.1 102.2 103.1 105.3 106.1 108.1 109.1 112.1 209.1 301.1 304.1 305.1 308.1 309.1 310.1 314.1 314.2 321.1 322.1 325.1 325.2 ROOM NAME RETAIL RETAIL HALL RESTRM CORRIDOR RSTRM RESTRM CORRIDOR ACC. RSTRM WINE STORAGE STAIR 02 OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE CONFERENCE RM OFFICE RSTRM RESTROOM CORRIDOR STAIRWELL EXIT STAIRWELL EXIT TYPE D D D D D D D D M B B B B B B B B C C C I OPERATION INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING SWING SWING SWING SWING SWING SWING SWING SWING SWING SWING SWING INT. SWING NET FRAME WIDTH 3'-1/2" 3'-1/2" 3'-1/2" 3'-2 1/2" 3'-1/2" 2'-10 1/2" 3'-1/2" 3'-2 1/2" 3'-4" 3'-2" 3'-0" 3'-0" 3'-0" 3'-0" 3'-0" 3'-0" 3'-3 1/4" 2'-8" 2'-9 1/2" 3'-2" 3'-0" NET FRAME HEIGHT 8'-1 1/4" 8'-1 1/4" 6'-9 1/4" 7'-1 1/4" 8'-1 1/4" 6'-9 1/4" 6'-9 1/4" 7'-1 1/4" 6'-10" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 6'-10" MATL HM HM HM HM HM HM HM HM HM ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS SC WOOD SC WOOD HM HM FRAME MATL HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM WD WD HM HM DETAIL HEAD 4/908 4/908 4/908 4/908 4/908 4/908 4/908 4/908 4/908 JAMB 5/908 5/908 5/908 5/908 5/908 5/908 5/908 5/908 5/908 HDWR. SET 2 2 3 3 3 3 3 3 6 2 2 2 2 2 2 2 2 3 3 2 3 ACCESORIES RATINGS FIRE Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated 1.5 hours Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated 45 minutes Unrated STC Manufacturer ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA REMARKS EXTERIOR DOOR SCHEDULE ID 101.1 104.1 105.1 105.2 107.1 110.1 110.2 111.1 111.2 114.1 115.1 115.2 115.3 119.1 120.1 121.1 303.1 306.1 312.1 316.1 316.1 317.1 319.1 320.1 ROOM NAME RETAIL RETAIL RETAIL RETAIL RESTRM CORRIDOR OFFICE OFFICE OFFICE OFFICE STAIR 02 LOADING ZONE LOADING ZONE LOADING ZONE LOADING ZONE STORAGE GARDEN PATIO VESTIBULE GARDEN GARDEN OUTDOOR ROOM COURTYARD GARDEN TYPE H H H H K L H L H E E F E F F E B A C B B J J B OPERATION EXT. DOUBLE SWING EXT. DOUBLE SWING EXT. DOUBLE SWING EXT. DOUBLE SWING EXT. PIVOT EXT. SWING EXT. BI-FOLD EXT. SWING EXT. BI-FOLD EXT. SWING EXT. SWING EXT. ROLL-UP EXT. SWING EXT. ROLL-UP EXT. ROLL-UP EXT. SWING SWING PIVOT SWING SWING SWING EXT. SLIDING EXT. SLIDING SWING NET FRAME WIDTH 5'-9 1/2" 5'-9 1/2" 5'-9 1/2" 5'-9 1/2" 9'-1 1/2" 3'-6" 7' 3'-6" 6'-11 1/2" 3'-4" 3' 10'-4" 3' 8'-2" 14'-2 1/4" 3' 3' 6'-1 1/2" 3' 2' 2' 14' 26'-5" 2'-1/8" NET FRAME HEIGHT 9'-10" 9'-10" 9'-10" 9'-10" 10' 10' 7'-4" 10' 7'-4" 6'-10" 7' 7'-8 1/4" 7' 7'-8" 7' 7' 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 6'-9 1/4" 6'-9 1/4" 8'-10" 8'-10" 6'-9 1/4" MATL ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS SC WOOD ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS HM HM HM HM HM HM HM ALUM / GLASS ALUM / GLASS HM ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS FRAME MATL HM HM HM HM WD HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM DETAIL HEAD 8/904 8/904 8/904 8/904 10/908 6/908 6/908 6/908 6/908 4/908 4/908 4/908 4/908 --- 4/908 1/902 1/908 4/908 1/902 1/902 1/908 1/908 1/902 JAMB 11/904 11/904 11/904 11/904 12/908 7/908 8/908 8/908 8/908 5/908 5/908 5/908 5/908 --- 5/908 3/908 3/908 5/908 3/908 3/908 9/908 9/908 3/908 HDWR. SET 1 1 1 1 1 1 3 1 3 6 6 5 6 5 5 6 2 1 3 2 2 2 2 3 ACCESORIES RATINGS FIRE Unrated Unrated Unrated Unrated 1 hour 1 hour 1 hour 1 hour 1 hour 1.5 hours 45 minutes 1 hour 20 minutes 1 hour 1 hour 20 minutes Unrated Unrated 30 minutes Unrated Unrated Unrated Unrated Unrated STC --- Manufacturer ARCADIA ARCADIA ARCADIA ARCADIA CUSTOM ARCADIA ARCADIA ARCADIA ARCADIA JANUS JANUS JANUS ARCADIA ARCADIA ARCADIA ARCADIA REMARKS 10" BOTTOM RAILS W/ ADA THRESHOLD 10" BOTTOM RAILS W/ ADA THRESHOLD 10" BOTTOM RAILS W/ ADA THRESHOLD 10" BOTTOM RAILS W/ ADA THRESHOLD 8" LEAF / STEEL W/ CLADDING (PLASTER) 10" BOTTOM RAIL W/ ADA THRESHOLD 10" BOTTOM RAIL W/ ADA THRESHOLD GARAGE DOOR GARAGE DOOR GARAGE DOOR 1 FIXED, 2 SLIDING PER SIDE 1 FIXED, 2 SLIDING PER SIDE GARDEN DOOR TO SWING INTO HALLWAY TYPE A TYPE B TYPE C TYPE D TYPE E TYPE F VIEW OPERATION PIVOT SWING SWING INT. SWING EXT. SWING EXT. ROLL-UP DOOR TYPE G TYPE H TYPE I TYPE J TYPE K TYPE L TYPE M EXT. SWING EXT. DOUBLE SWING INT. SWING EXT. SLIDING EXT. PIVOT EXT. SWING INT. SWING DOOR 1 HARDWARE SCHEDULE HARDWARE GROUP FUNCTION MANUFACTURER MODEL FINISH NOTES 2 3 4 5 ENTRY PASSAGE PRIVACY COVER PANEL GARAGE TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TYPE A B C D VIEW OPERATION FIX FIX FIX FIX WINDOW LEGEND WINDOW SCHEDULE STORY 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF LOCATION OFFICE OFFICE RETAIL RETAIL RETAIL RETAIL RETAIL OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE TYPE C C A D D D D B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B ID 110.A 111.A 101.A 101.B 104.A 105.A 105.B 301.A 303.A 303.B 303.B 303.B 303.C 304.A 305.A 306.A 308.A 309.A 309.B 310.A 314.A 315.A 317.A 317.B 317.C 318.A 318.B 308.B 310.B 311.A 311.B 311.C 316.A 316.B 316.C 320.A 320.B 323.A UNIT SIZE 7'-0"×2'-8" 6'-11 3/4"×2'-8" 15'-8"×13'-3" 21'-0"×15'-2 1/2" 21'-0"×15'-2 1/2" 21'-0"×15'-2 1/2" 21'-0"×15'-2 1/2" 5'-4 3/4"×8'-9 1/2" 14'-11 3/4"×9'-0" 6'-9 1/2"×8'-9 1/2" 6'-9 1/2"×8'-9 1/2" 10'-8"×8'-9 1/2" 14'-11 3/4"×8'-9 1/2" 12'-0"×8'-9 1/2" 3'-3 1/2"×8'-9 1/2" 4'-3 1/2"×8'-9 1/4" 7'-8 1/4"×8'-9 1/4" 9'-1/2"×8'-9 1/2" 12'-3 1/2"×3'-9 1/4" 1'-4 1/4"×8'-9 1/2" 12'-7 3/4"×8'-9 1/2" 10'-9 1/2"×8'-9 1/2" 5'-5 1/4"×8'-9 1/2" 11'-11 1/2"×8'-9 1/2" 5'-5 1/4"×8'-9 1/2" 15'-8"×8'-9 1/2" 15'-8"×8'-9 1/4" 10'-9 3/4"×3'-9 1/4" 12'-2"×3'-9 1/4" 5'-3"×6'-9 1/4" 16'-4 1/2"×6'-9 1/2" 16'-3 3/4"×6'-9 1/2" 9'-1 1/4"×6'-9 1/4" 7'-1/4"×6'-9 1/4" 11'-4 1/2"×6'-9 1/4" 3'-0"×6'-9 1/4" 7'-1"×6'-9 1/4" 4'-9 1/2"×6'-10" Nominal Surface Area 18.67 18.63 207.64 319.55 319.55 319.55 319.55 47.43 134.82 59.71 59.71 93.78 131.70 105.41 28.96 37.69 67.35 79.51 46.32 11.95 111.23 94.88 47.77 105.13 47.77 137.73 137.40 40.75 45.84 35.60 111.20 110.85 61.64 47.52 77.08 20.29 48.00 32.70 MODEL <Undefined> N/A N/A N/A N/A N/A <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> UNDEFINED <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> MANUFACTURER ARCADIA ARCADIA CUSTOM CUSTOM CUSTOM CUSTOM CUSTOM ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA <Undefined> ARCADIA ARCADIA <Undefined> <Undefined> <Undefined> <Undefined> ARCADIA ARCADIA FRAME MAT. HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM FRAME FINISH OPERATION FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX HW SET REMARKS SCALE: 1' = 1'-0"2 DOOR SCHEDULE SCALE: 1' = 1'-0"1 HARDWARE SCHEDULE SCALE: 1' = 1'-0"3 WINDOW SCHEDULE TRASH ROOM RESTROOM CORRIDOR Page 234 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 94 OF 141 A-603 CURTAIN WALL SCHEDULE ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 CURTAIN WALL SCHEDULE Element ID CW-A CW-B CW-D CW-E CW-F CW-G CW-H CW-I CW-J CW-K CW-L Number of Panels 26 6 14 8 10 2 3 5 9 5 6 MODEL <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> MFG ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA MATERIAL ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS FINISH POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE SURFACE AREA 581.59 132.45 386.49 221.57 284.70 58.54 89.71 125.76 226.99 147.24 176.10 REMARKS D E 34.67' 45.29'2'-0"8'-7 1/2"5'-6"2"8'-5 1/2"14'-1" ZONE L 36.67' 31.17' CW-K CW-L 2 3 4 45.29'8'-7 1/2"8'-6"2"8'-5 1/2"37'-7" ZONE A 16'-8" ZONE B 3'-0" ZONE C 17'-1 1/2"CW-A CW-B 207.1 206.1 205.1 34.67' 45.29'2'-0"8'-7 1/2"24'-2" ZONE D.1 36.67' CW-D.1 C B 34.67' 45.29'10'-7 1/2"19'-1" ZONE D.2 27'-11" ZONE E 20'-6 1/2" ZONE F.1 36.67'2'-0"8'-7 1/2"CW-D CW-FCW-E 3 24 34.67' 45.29'2'-0"7'-5" ZONE G 11'-4" ZONE H 16'-0" ZONE I 23'-7" ZONE J.1 16'-2" ZONE F.2 36.67' CW-F CW-G CW-H CW-I CW-J B C 34.67' 45.29'2'-0"6'-10" ZONE J.2 36.67' 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A 305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B 303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 F DW F 4 A-404 1 A-405 3 A-908 9 A-908 9 A-908 1 A-203 4'-2"11'-5 3/4"9'-3 3/4"6'-2"3'-1/2" R.O.2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2" RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"4'-1 1/2"2'-1"7'-6 1/4"48'-3 3/4" F.F. = 18.17' = 34.67'45" CLR2'-7 1/4"4'-2" RO 2'-1 1/2" FF =18.25' = 34.75' 28'-1"5'-0"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"FF = 18.17' = 34.67' 14'-0" RO WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B W T 14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T 1 6WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE OPEN TO ABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 DN DN 3 A-907 319.1 308.B 309.B 7'-2 3/4"4'-8 1/2"4'-3 1/2"7'-5"5'-3/4"VIF6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"09 09 09 09 09 0505 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPEN TO ABOVE 465 SQ FT LID PLANTER GREEN ROOF 307 SCALE: 1' = 1'-0"8 CURTAIN WALL SCHEDULE SCALE: 1/4" = 1'-0"2 CURTAIN WALL ELEVATION - ZONE K & L 0 2'4'8' SCALE: 1/4" = 1'-0"5 CURTAIN WALL ELEVATION - ZONE A, B & C 0 2'4'8' SCALE: 1/4" = 1'-0"4 CURTAIN WALL ELEVATION - ZONE D.1 0 2'4'8' SCALE: 1/4" = 1'-0"6 CURTAIN WALL ELEVATION - ZONE D.2, E, & F.1 0 2'4'8' SCALE: 1/4" = 1'-0"7 CURTAIN WALL ELEVATION - ZONE F.2, G, H, I, & J.1 0 2'4'8' SCALE: 1/4" = 1'-0"1 CURTAIN WALL ELEVATION - ZONE J.2 0 2'4'8' SCALE: 3/32" = 1'-0"3 CURTAIN WALL KEY Page 235 of 908 901 HERMOSA | Roof Gardens 12/3/25 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4A-404 1A-405 2A-405 3A-908 5A-908 9A-908 9A-908 2 A-204 1A-204 1 A-203 3A-203 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" 13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2"RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2" 28'-1"5'-0" 13'-10 3/4"27'-7"5'-6 1/2"VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO PC 15.24'PC 15.44' F.F. = 18.17'= 34.67' FF =18.25' = 34.75' FF = 18.17'= 34.67' #DrgID #LayID WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T16WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TOABOVE OPEN TOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOBELOW OPENTOBELOW OPENTOABOVE OPENTOABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2A-203 1A-302 1A-301 1A-301 2 A-303 2A-301 2A-301 DN DN #DrgID#LayID 3A-402 3A-403 3A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56' 319.1 308.B 309.B 09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPENTOABOVE 465 SQ FTLID PLANTER GREEN ROOF 307 NOT TO SCALE13RD FLOOR PLAN Page 236 of 908 901 HERMOSA | Roof Gardens 12/3/25 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4A-404 1A-405 2A-405 3A-908 5A-908 9A-908 9A-908 2 A-204 1A-204 1 A-203 3A-203 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" 13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2"RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2" 28'-1"5'-0" 13'-10 3/4"27'-7"5'-6 1/2"VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO PC 15.24'PC 15.44' F.F. = 18.17'= 34.67' FF =18.25' = 34.75' FF = 18.17'= 34.67' #DrgID #LayID WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T16WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TOABOVE OPEN TOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOBELOW OPENTOBELOW OPENTOABOVE OPENTOABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2A-203 1A-302 1A-301 1A-301 2 A-303 2A-301 2A-301 DN DN #DrgID#LayID 3A-402 3A-403 3A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56' 319.1 308.B 309.B 09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPENTOABOVE 465 SQ FTLID PLANTER GREEN ROOF 307 NOT TO SCALE13RD FLOOR PLAN Page 237 of 908 901 HERMOSA | Roof Gardens 12/3/25 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4A-404 1A-405 2A-405 3A-908 5A-908 9A-908 9A-908 2 A-204 1A-204 1 A-203 3A-203 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" 13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2"RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2" 28'-1"5'-0" 13'-10 3/4"27'-7"5'-6 1/2"VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO PC 15.24'PC 15.44' F.F. = 18.17'= 34.67' FF =18.25' = 34.75' FF = 18.17'= 34.67' #DrgID #LayID WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T16WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TOABOVE OPEN TOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOBELOW OPENTOBELOW OPENTOABOVE OPENTOABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2A-203 1A-302 1A-301 1A-301 2 A-303 2A-301 2A-301 DN DN #DrgID#LayID 3A-402 3A-403 3A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56' 319.1 308.B 309.B 09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPENTOABOVE 465 SQ FTLID PLANTER GREEN ROOF 307 NOT TO SCALE13RD FLOOR PLAN Page 238 of 908 901 HERMOSA | Offices + Green Roof 12/3/25 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4A-404 1A-405 2A-405 3A-908 5A-908 9A-908 9A-908 2 A-204 1A-204 1 A-203 3A-203 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" 13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2"RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2" 28'-1"5'-0" 13'-10 3/4"27'-7"5'-6 1/2"VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO PC 15.24'PC 15.44' F.F. = 18.17'= 34.67' FF =18.25' = 34.75' FF = 18.17'= 34.67' #DrgID #LayID WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T16WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TOABOVE OPEN TOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOBELOW OPENTOBELOW OPENTOABOVE OPENTOABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2A-203 1A-302 1A-301 1A-301 2 A-303 2A-301 2A-301 DN DN #DrgID#LayID 3A-402 3A-403 3A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56' 319.1 308.B 309.B 09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPENTOABOVE 465 SQ FTLID PLANTER GREEN ROOF 307 NOT TO SCALE13RD FLOOR PLAN Page 239 of 908 901 HERMOSA | Aerial View 12/3/25Page 240 of 908 Pa g e 1 of 1 31 9 M a in Stre e t E l Se gu n do , C a lif o rn ia 90 24 5 (21 3 ) 2 39 9 70 0 in f o @ la b ib fu n k .c o m | w w w .la b ib fu nk .c o m MEMO Date: December 03, 2025 To: City of Hermosa Beach Associate Planner Community Development Department | Planning Division, City of Hermosa Beach From: John Labib, SE, Principal Re: PDP23-04 (Precise Development Plan) 901 Hermosa Ave., Hermosa Beach, CA 90254 Structural Memo LFA Job No. 22079 To whom it may concern, This memo is intended to confirm that the diaphragm in the area highlighted in red below is structurally critical for seismic transfer of lateral forces to the lateral force resisting system. cc: Peter Behnam, LFA Page 241 of 908 EXHIBIT “A1” EXISTING LEGAL DESCRIPTION: (APN 4187-003-028) LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. Page 242 of 908 NOT TO SCALENORTH 86.2'95'86.2'95'10TH COURT 9TH STREET HERMOSA AVENUEBEACH DRIVE58 10TH COURT APN 4187-003-027 LOT 24 LOT 25 LOT 26 LOT 27 EXHIBIT "A2" EXISTING 30'26.2'30' 30'26.2'30' NOT - A - PART NOT - A - PART PARCEL A 901 HERMOSA AVENUE APN: 4187-003-028 (EXISTING & PROPOSED) 50' 50'10'10'10'2 0'10'2 0'30'30'6 0'30'30'6 0'AREA = 8,189 SF Prepared By: Denn Engineers - Gary J. Roehl R.C.E. No. 30826, Expires: March 31, 2025 Owner: Cardinal Investments, Kyle Ransford Address: 901 Hermosa Avenue, Hermosa Beach Legal Description: Lot 25, 26 & 27, Block 10 Map of Hermosa Beach M.B. 1-25-26 APN: 4187-003-028 Page 243 of 908 EXHIBIT “B1” PROPOSED LEGAL DESCRIPTION: LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. Page 244 of 908 NOT TO SCALENORTH 86.2'95'86.2'95'10TH COURT 9TH STREET HERMOSA AVENUEBEACH DRIVE58 10TH COURT APN 4187-003-027 LOT 24 LOT 25 LOT 26 LOT 27 EXHIBIT "B2" PROPOSED 30'26.2'30' 30'26.2'30' NOT - A - PART NOT - A - PART PARCEL A 901 HERMOSA AVENUE APN: 4187-003-028 (EXISTING & PROPOSED) 50' 50'10'10'10'2 0'10'2 0'30'30'6 0'30'30'6 0'AREA = 8,189 SF Prepared By: Denn Engineers - Gary J. Roehl R.C.E. No. 30826, Expires: March 31, 2025 Owner: Cardinal Investments, Kyle Ransford Address: 901 Hermosa Avenue, Hermosa Beach Legal Description: Lot 25, 26 & 27, Block 10 Map of Hermosa Beach M.B. 1-25-26 APN: 4187-003-028 Page 245 of 908 901 HERMOSA AVENUE HISTORIC RESOURCES ASSESSMENT HERMOSA BEACH, CALIFORNIA [24017] PREPARED FOR 901 HERMOSA PARTNERS LLC April 17, 2024 Page 246 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL i April 17, 2024 TABLE OF CONTENTS I. INTRODUCTION ................................................................................................................................. 1 Methodology ................................................................................................................................................... 2 Summary of Findings ..................................................................................................................................... 3 II. EXISTING HISTORIC STATUS ............................................................................................................. 4 National Register of Historic Places ............................................................................................................. 4 California Register of Historical Resources ................................................................................................. 4 California Historical Resource Status Codes ............................................................................................... 4 Hermosa Beach Landmarks .......................................................................................................................... 5 2017 City of Hermosa Beach General Plan Update ................................................................................... 6 III. PROPERTY DESCRIPTION ................................................................................................................ 8 Building Description ....................................................................................................................................... 9 Site Features .................................................................................................................................................. 15 Surrounding Neighborhood ........................................................................................................................ 15 IV. HISTORIC CONTEXT ....................................................................................................................... 17 Hermosa Beach History ............................................................................................................................... 17 Automotive Retailing and Repair (1915 – 1930) ....................................................................................... 21 V. SITE HISTORY .................................................................................................................................. 24 Site Development ......................................................................................................................................... 24 Construction Chronology......................................................................................................................... 27 Ownership and Occupant History .............................................................................................................. 28 Select Owner and Occupant Biographies .............................................................................................. 29 VI. EVALUATION .................................................................................................................................. 31 National Register of Historic Places ........................................................................................................... 31 California Register of Historical Resources ............................................................................................... 32 Hermosa Beach Landmarks ........................................................................................................................ 34 Integrity ...................................................................................................................................................... 36 California Environmental Quality Act (CEQA) ............................................................................................ 39 Status as a Historical Resource under CEQA ........................................................................................ 39 VII. CONCLUSION ................................................................................................................................ 41 VIII. REFERENCES ................................................................................................................................. 42 IX. APPENDICES ................................................................................................................................... 44 Appendix A – Preparer Qualifications ........................................................................................................ 44 Appendix B – 2014 DPR Form for 901 Hermosa Avenue ........................................................................ 45 Page 247 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 1 April 17, 2024 I. INTRODUCTION This Historic Resource Assessment (HRA) has been prepared at the request of the City of Hermosa Beach for property owners 901 Hermosa Partners LLC to evaluate the potential historic significance of the property at 901 Hermosa Avenue (APN# 4187-003-028) in Hermosa Beach, California (Figure 1). The building sits on the west side of Hermosa Avenue, the city’s main commercial corridor, and is bordered by 10th Court to the north and 9th Street to the south. (Figure 2). 10th Court is a driving street while 9th Street is a pedestrian only walking street. The property has a high-bay, one-story, 7,780-square-foot commercial building with a rectangular footprint. Designed in a commercial vernacular style with modest references to the Mission Revival style, it was erected in 1922 as an automobile showroom and repair facility for Lincoln, Ford, and Fordson vehicles by business owner George L. Stiles. The former showroom area, facing Hermosa Avenue, has since been subdivided to accommodate smaller retail businesses. The former repair area, comprising the west side of the building behind the showroom, has been subdivided with a mezzanine to serve as a storage facility. Figure 1: The location of the subject property is shaded red. Source: Los Angeles County office of the Assessor. Edited by Page & Turnbull. Page 248 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 2 April 17, 2024 Figure 2: Aerial view of 901 Hermosa Avenue, the subject property outlined in red. Source: Google Earth 2024. Edited by Page & Turnbull. This report provides an examination of the current historic status for 901 Hermosa Avenue, as well as a property description; historic contexts for Hermosa Beach and early twentieth century automobile retailing; a site history; and a biography for the developer and first owner for the subject property. The report also includes an evaluation of the building’s eligibility for individual listing in the National Register of Historic Places (National Register), the California Register of Historical Resources (California Register), and as a Hermosa Beach Landmark. The 2017 Hermosa Beach General Plan Update identified 901 Hermosa Avenue as a potential local historic resource with a California Historical Resource Status Code of 5S3 (appears to be individually eligible for local listing or designation through survey evaluation) and as a representative example of a 1920s commercial building.1 It appears that the property has not previously been evaluated for eligibility for listing in the National Register or the California Register as an individual property or as a contributor to an eligible district. Methodology Page & Turnbull staff prepared this report using research collected at various local repositories including the Los Angeles County Hermosa Beach Library and the Hermosa Beach Historical Society. Online resources included the Los Angeles County Office of the Assessor Property Assessment Information System for property information, the Los Angeles County Public Works Land Records 1 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-20, 7-21, 7-29. Page 249 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 3 April 17, 2024 Information portal for historic tract maps, the Los Angeles Public Library Collection for digital Sanborn maps, HistoricAerials.com, Newspapers.com, and Ancestry.com. Page & Turnbull staff submitted a public record request to the City of Hermosa Beach for building permits and to the Los Angeles County Assessor for property records; these provided information on construction and alterations to the property and on past ownership from approximately 1946 through 2023. Historical narratives chronicling the development of Hermosa Beach reference the historic context in the 2017 Hermosa Beach General Plan.2 The current building owner, 901 Hermosa Partners LLC, provided Page & Turnbull staff with a Phase 1 Environmental Site Assessment Report prepared by Partner Engineering and Science, Inc. for the subject property in July 2022.3 This document provided historic owner and occupant information that supplemented Page & Turnbull staff research. Page & Turnbull staff conducted a site visit 901 Hermosa Avenue January 31, 2024. All photographs within this report were taken at that time, unless otherwise noted. Summary of Findings 901 Hermosa Avenue is not currently listed on any local, state, or federal register of historic resources. The property was previously identified as potentially eligible for local landmark designation in a 2014 windshield survey, and it is Page & Turnbull’s professional opinion that the property does appear to be eligible for local listing as a Hermosa Beach Landmark under Hermosa Beach Criterion C (Architecture) as a local example of a 1920s automobile showroom that is also one of the few remaining early commercial buildings in Hermosa Beach. This Historic Resource Assessment finds that the property does not appear to be individually eligible for listing in the National Register or California Register. Per California Environmental Quality Act (CEQA) Guidelines (14 CCR § 15064.5(a)), as 901 Hermosa Avenue is not currently listed in a local register of historic resources or in the California Register, and is not eligible for listing in the California Register, the property is not a historic resource for the purposes of the CEQA.4 2 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-3 to 7-16. 3 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, Prepared for Powerscourt Partners LLC, July 22, 2022. 4 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of Regulations (CCR), Title 14 § 15000 et seq. Page 250 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 4 April 17, 2024 II. EXISTING HISTORIC STATUS The following section examines the national, state, and local historic status currently assigned to the commercial building at 901 Hermosa Avenue. National Register of Historic Places The National Register of Historic Places (National Register) is the nation’s most comprehensive inventory of historic resources. The National Register is administered by the National Park Service and includes buildings, structures, sites, objects, and districts that possess historic, architectural, engineering, archaeological, or cultural significance at the national, state, or local level. The subject property is not listed in the National Register of Historic Places individually, or as part of a registered historic district. California Register of Historical Resources The California Register of Historical Resources (California Register) is an inventory of significant architectural, archaeological, and historical resources in the State of California. Resources can be listed in the California Register through a number of methods. State Historical Landmarks and National Register-listed properties are automatically listed in the California Register. Properties can also be nominated to the California Register by local governments, private organizations, or citizens. The evaluative criteria used by the California Register for determining eligibility are closely based on those developed by the National Park Service for the National Register of Historic Places. The subject property is not listed in the California Register of Historical Resources individually, or as part of a registered historic district. California Historical Resource Status Codes Properties listed or under review by the State of California Office of Historic Preservation are listed within the Built Environment Resource Directory (BERD) and are assigned a California Historical Resource Status Code (Status Code) of “1” to “7” to establish their historical significance in relation to the National Register of Historic Places (National Register) or California Register of Historical Resources (California Register).5 Properties with a Status Code of “1” or “2” are either eligible for listing in the California Register or the National Register, or are already listed in one or both of the registers. Properties assigned Status Codes of “3” or “4” appear to be eligible for listing in either 5 California State Office of Historic Preservation, Built Environment Resource Directory (BERD), Los Angeles County, updated September 2022. Page 251 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 5 April 17, 2024 register, but normally require more research to support this rating. Properties assigned a Status Code of “5” have typically been determined to be locally significant or to have contextual importance. Properties with a Status Code of “6” are not eligible for listing in either register. Finally, a Status Code of “7” means that the resource has not been evaluated for the National Register or the California Register or needs reevaluation. 901 Hermosa Avenue is not currently listed in the BERD database for Los Angeles County with a status code. This means the property has not been formally evaluated using California Historical Resource Status Codes and submitted to the California Office of Historic Preservation. The most recent update to the BERD database was in September 2022. 6 Hermosa Beach Landmarks The City of Hermosa Beach adopted a Historical Resources Preservation Ordinance in 1998 (Municipal Code Chapter 17.53). The ordinance is intended to identify and ensure the long -term protection and use of historic resources that reflect special elements of the City’s architectural, artistic, cultural, historical, political, and social heritage. A historic resource must be at least 50 years old, or at least 30 years old if the City Council determines it is exceptional or threatened by demolition, removal, relocation, or inappropriate alteration. Nomination of a historic resource as a landmark is made by the City or by application of the property owners. The ordinance has a Certificate of Appropriateness process for alterations, restorations, demolitions, removal, or relocation of any interior or exterior features for landmark or potential landmark properties. Potential landmark properties are those on a list of historic resources established by City Council being considered for landmark status. Designated landmarks can benefit from certain incentives, such as the Mills Act program, and the State Historic Building Code. As of February 2024, four buildings have been designated or identified for protection under the City’s Historic Resources Preservation Ordinance : • The Bijou Theater, a 1923 theater at 1229-1235 Hermosa Avenue, as a local landmark; • The Hermosa Beach Community Center, a 1939 Art Deco complex at 710 Pier Avenue originally built as a school, as a local landmark; • Bank of America building at 90 Pier Avenue as a potential landmark warranting further study; and 6 California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory (Sacramento: California Office of State Publishing. November 2004). Page 252 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 6 April 17, 2024 • Hermosa Hotel at 710 Pier Avenue as a potential landmark warranting further study.7 901 Hermosa Avenue is not currently listed as a Hermosa Beach Landmark. 2017 City of Hermosa Beach General Plan Update The 2017 Hermosa Beach General Plan Update incorporates the results of a 2014 windshield survey of approximately 3,600 Hermosa Beach properties that were over 45 years old at that time (2014 survey). Based solely on their architecture, the survey identified about 220 potential historic and cultural resources, including residential and commercial buildings, public facilities, and landscape features such as parks and walk streets closed to vehicular traffic. Among the resources were 14 one- to three-story commercial buildings dispersed throughout the city, including several in the area around Pier Plaza and south to 9th Street. These vary in style from brick utilitarian to beach cottage, Mission Revival, Renaissance Revival, Midcentury Modern, New Formalist, and roadside vernacular. They do not comprise a coherent district by location or type. Each potentially eligible resource was documented with a Department of Parks and Recreation (DPR) 523A (Primary Record) form. Each of these resources that was found to be potentially eligible for individual local listing or designation through survey evaluation was given status codes of “5S3.” However, the 2014 windshield survey did not conduct property-specific historic research on the identified properties, and no DPR 532B (Building, Structure, Object) evaluation forms were prepared. As such, the surveyed properties were expected to require additional research and evaluation as historic resources for the purposes of CEQA review. The 2014 windshield survey was not submitted to the California Office of Historic Preservation (OHP) or State Historic Resources Inventory and DPR 523B evaluation forms were not prepared; as such, the survey does not meet the requirements of Public Resources Code (PRC) Section 5024.1(g) as it relates to the thresholds for historical resources for the purposes of CEQA.8 Based on this 2014 windshield survey, the 2017 Hermosa Beach General Plan Update identified 901 Hermosa Avenue as a potential local historic resource with a California Historical Resource Status Code of 5S3 (appears to be individually eligible for local listing or designation through survey evaluation) as a representative example of a 1920s commercial building (Appendix B).9 7 “Historic Resources,” City of Hermosa Beach, accessed February 15, 2024, https://www.hermosabeach.gov/our- government/city-departments/community-development/historic-resources. 8 CEQA Guidelines, 14 CCR § 15064.5. 9 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-20, 7-21, 7-29. Page 253 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 7 April 17, 2024 Page 254 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 8 April 17, 2024 III. PROPERTY DESCRIPTION The property at 901 Hermosa Avenue is a rectangular parcel that contains a high-bay one-story, 7,780-square-foot commercial building built in 1922 (Figure 3). The building occupies the majority of its flat site which measures approximately 115 feet in width and 86 feet in depth. The east side of the building faces, and is set back from, Hermosa Avenue behind a pedestrian sidewalk; its north side is built out to the site perimeter at 10th Court; its west side faces a narrow, concrete-paved pedestrian alley and a two-story apartment building at 58 10th Court; its south side is set back approximately twenty feet from 9th Street and faces onto a concrete-paved strip that historically served as a driveway. The property boundary on the south side is defined by a low curb that separates the driveway from the street. Figure 3: Aerial view of 901 Hermosa Avenue, outlined in red. Source Google Earth 2024. Edited by Page & Turnbull. Page 255 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 9 April 17, 2024 Building Description 901 Hermosa Avenue is occupied by a high-bay, one-story wood-frame building with box-like massing and a rectangular footprint except at its southeast corner where the façade is angled at forty-five-degrees (Figure 4). The design of the building is typical of one-part vernacular commercial construction that provides a sizable wall area between windows and cornice for signage , a feature that also makes the façade appear larger.10 The subject property’s stucco finish and arched window openings modestly reference the Mission Revival style popular in 1920s Southern California. Figure 4: Primary (east) façade of 901 Hermosa Avenue, view northwest. The subject property has a combination of flat and projecting truss roof forms, covered with asphalt - coated rolled roofing, which are hidden behind a combination stepped and flat parapet. The stepped section of the parapet wraps the building’s primary (eas t) façade and continues onto the east ends of the north and south façades. The building’s undecorated stucco walls are painted. Fenestration includes punched arched openings with recessed, wood-framed, multi-light display windows, and rectangular steel-framed garage door openings. Each three-part display window is framed with tall lower panes surmounted by an arched upper transom. The lower panes and their wood frames and thin mullions are non-original in each opening. The transoms are generally original, featuring a centered row of narrow vertical panes flanked by arched corner fanlights; some 10 Richard Longstreth, The Buildings of Main Street (Washington DC: Preservation Press, 1987), 54-65. Page 256 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 10 April 17, 2024 of the central sashes have been replaced. The rectangular garage openings at the side facades have metal roll-up doors. The overall building massing is organized as three bays. A narrow rectangular bay with a flat roof along the east front of the building is oriented north-south and contains the former showroom, which is currently used as retail spaces. Behind the front bay, to the west, are two adjacent rectangular bays; these contain the former auto repair area, which has been retrofitted to serve as storage space. These rear bays have projecting wood truss roofs. The north side of the south bay’s roof is straight rather than sloped; though currently covered, it is likely this face served as a glazed clerestory for natural daylighting. Primary (East) Façade The primary (east) facade consists of two parts: the main storefront parallel to Hermosa Avenue and an angled southeast façade at the corner. The southeast and east-facing façades have stepped parapets (Figure 5). Figure 5: Primary façade (right) and southeast angled corner façade (left), view northwest. The angled southeast corner wall features a triangular wood-framed canopy over a single-panel entry door flanked by square, fixed wood-frame windows (Figure 6 and Figure 7). The long edge of the canopy is attached to the angled wall and its southeast corner is supported by a wood-encased round metal column seated on a round concrete base. The fenestration is situated on the north Page 257 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 11 April 17, 2024 (right) half of the wall, where its perimeter is surrounded with horizontally-layered tree branch segments that form a rustic frame. Figure 6: Southwest corner, view west. Figure 7: Southwest corner, view north. Figure 8: East façade, view northwest Figure 9: East façade, view southwest The storefront portion of the primary façade has three window bays, each with an arched opening and multi-light display window (Figure 8 and Figure 9). The middle section of the south (left) transom has been subdivided to accommodate a new center mullion flanked by metal-frame single- light sliding windows. The center window retains its original configuration except for new paired metal-frame entry doors. The north (right) window retains its original configuration. A small number of transom lites have been replaced with new glass. Sign boards are attached to the wall above the center of each window opening. Page 258 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 12 April 17, 2024 North Façade The north façade is organized in three sections, the east and center of which are located beneath the stepped parapet (Figure 10 and Figure 11). The east (left) section features a typical arched display window; the center section of its transom has been covered with an opaque panel. The middle section of the façade is penetrated by a rectangular garage door opening with concrete wheel guards at its base. The long, west (right) section has an infilled rectangular opening at its center; its proportions suggest that it was formerly a second garage door. A single metal panel door is located at the far west end. Figure 10: North façade, view southwest. Figure 11: North façade, view southeast. Page 259 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 13 April 17, 2024 Rear (West) Façade The west façade currently has no openings. Five recessed stucco panels, evenly arranged across the center of the wall plane, are infilled former window openings (Figure 12). Figure 12: Rear (west) elevation, view south. Page 260 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 14 April 17, 2024 South Façade The south façade is organized in two sections, which are located to the west of the angled southwest corner wall (Figure 13 and Figure 14). The west (left) section of the façade has a large rectangular plaster patch covering an infilled window opening. The center of the wall currently features a metal - framed three-part fixed and sliding window with an interior security grille. The window is framed with a simple painted wood surround (Figure 13). The east section has stepped parapet and is penetrated by a wide garage door opening with concrete wheel guards at its base and a cloth awning above. The opening has been subdivided to accommodate a single panel entry door with a glass-block transom on its west side and a smaller rolling security door on its east side (Figure 14). Figure 13: South façade, view northwest. Figure 14: South façade, east end, view north. Page 261 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 15 April 17, 2024 Site Features The curb between the public sidewalk and Hermosa Avenue at the southwest front of the property features a long curb cut, which formerly allowed vehicle access. The open area along the south property boundary is paved with scored concrete and separated from the adjacent walking street by a raised curb. Both site features indicate that this area was formerly used as a driveway to access the zone under the canopy and the garage door (Figure 15). The area is now used as a seating area with outdoor furniture and potted plants. Figure 15: Streetside curb cut, curb, and driveway, view west. Surrounding Neighborhood The neighborhood surrounding 901 Hermosa Avenue is a mix of property types and uses. Hermosa Avenue to the north and south of the subject property is a Main Street-type commercial thoroughfare that was once a streetcar route (Figure 16 and Figure 17). Properties along Hermosa Avenue are primarily one- and two-story commercial buildings, most of which are from the mid- to early twenty-first century. Two- and three-story commercial buildings are located directly across Hermosa Avenue from the subject property. Several 1920s-era commercial buildings remain on the street, including a former automobile repair building one-half block south of the subject property at 832 Hermosa Avenue, identified as potentially historic in the 2017 General Plan.11 Also nearby, 11 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-21. Page 262 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 16 April 17, 2024 around Pier Avenue and Hermosa Avenue, are three of the four buildings receiving protection under the City’s Historic Resources Preservation Ordinance: the former Bijou Theatre that is now a Chase bank and retail store, the Bank of America Building, and the Hermosa Hotel. Figure 16: Typical commercial buildings along Hermosa Avenue, view north. Figure 17: Typical commercial buildings along Hermosa Avenue, view south. The blocks along 9th Street and 10th Court between Hermosa Avenue and Beach Drive are primarily residential with early one-story beach bungalows, mid- and late-twentieth century single-family residences and two-story apartment buildings (Figure 18 and Figure 19). Figure 18: Typical residential buildings along 9th Street, view west. Figure 19: Typical residential buildings along 10th Court, view west. Page 263 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 17 April 17, 2024 IV. HISTORIC CONTEXT Hermosa Beach History Hermosa Beach is one of a string of beach cities in the southwest corner of Los Angeles County . 12 Prior to the founding of Hermosa Beach, the area was part of Rancho Sausal Redondo. Granted to Antonio Ignacio Avila in 1822 during the Mexican era, Rancho Sausal Redondo encompassed over 22,000 acres. It extended along the coast from present-day Marina del Rey south to Redondo Beach and east to Inglewood and Lawndale. Avila’s ownership of the land was upheld in the transition to United States rule after the Mexican-American War ended in 1848, but his heirs sold the rancho lands after Avila’s death in 1858. A Scottish baron, Robert Burnett, purchased Rancho Sausal Redondo and the adjacent Rancho Aguaje de la Centinela in the 1860s.13 In the 1870s, Canadian Daniel Freeman and his wife, Catherine, leased both ranchos where they grew barley and grazed sheep; the Freemans purchased the land in 1885.14 Freeman started to sell parts of the rancho and, in 1900, the Hermosa Land and Water Company purchased 1,500 acres of the former rancho. Railway barons Moses Sherman and Eli Clark started the Hermosa Land and Water Company in anticipation of a resort settlement at the coast and growth from the City of Los Angeles. The land was surveyed in 1901 starting with Santa Fe Avenue (now Pier Avenue) running from the Santa Fe Railroad (at today’s Valley Drive) to the beach. The survey also laid out a boardwalk along the beach (now The Strand), while Hermosa Avenue, the second thoroughfare, ran parallel to the beach. In 1901, the original Hermosa Beach tract was subdivided between the boardwalk and Hermosa Avenue. Numbered streets started with 1st Street at the south and extended north; Santa Fe Avenue corresponded to 12th Street. The “First Addition to Hermosa Beach” was surveyed later in 1901, extending north to 26th Street and east to Loma Drive. The “Second Addition” was surveyed in 1902 and extended east from Loma Drive to the eastern border just beyond present day Prospect Avenue. The rapid pace of surveying and subdividing meant that residential development was sporadic in the first few decades. As a beach resort, Hermosa Beach was initially a seasonal community with a small permanent population that attracted many visitors on the weekends and in the summer.15 In 1904, the first Hermosa Beach Pier was constructed of wood. By 1906, Hermosa Beach had a population of around 300 people and only a few public buildings existed: a post office, schoolhouse, grocery, 12 Unless otherwise cited, this section is summarized from the PCR Services, “7.0 Historic Resources.” Hermosa Beach General Plan Updated, 2014; and Chris Miller, Jerry Roberts, and Hermosa Beach Historical Society, Images of America: Hermosa Beach (Charleston, SC: Arcadia Publishing, 2005). 13 Lorietta Louise Scheerer, “The History of the Sausal Redondo Rancho” (MA Thesis, University of Southern California, 1938), 20. 14 Scheerer, “The History of the Sausal Redondo Rancho,” 22-3. 15 Patricia A. Gazin, Footnotes on the Sand (Hermosa Beach: Myron Gazin, 1991), 10. Page 264 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 18 April 17, 2024 general store, and a few boarding houses.16 In January 1907, Hermosa Beach incorporated as the nineteenth city in Los Angeles County. Figure 20: Late 1910s photograph of the corner of Santa Fe (now Pier) Avenue and Hermosa Avenue, looking northwest. Source: Roger Creighton in Images of America: Hermosa Beach. Greater growth would come with the arrival of the Pacific Electric rail line (Figure 20). By 1910, Hermosa Beach was a stop on the Pacific Electric’s “Balloon Route Excursion” that ran along Hermosa Avenue. The train brought more tourists and potential new residents to the beach community. The Berth family built the first hotel at 10th Street and the Strand in 1907. The new city spent thousands of dollars on street and lighting improvements to attract new residents. Many of the early residences were summer homes for those in Los Angeles and Pasadena.17 Most of the housing stock was the vernacular beach cottage s or bungalows that could be built for a modest amount. Development was denser near the coast and toward the southern end of the city, though even in the 1920s, many blocks had several undeveloped lots. In the hills inland, Greek and Japanese farmers grew carnations, chrysanthemums, and other flowers (Figure 21).18 16 Scheerer, “The History of the Sausal Redondo Rancho,” 28. 17 Gazin, Footnotes on the Sand, 17, 26. 18 Gazin, Footnotes on the Sand, 16-17. Page 265 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 19 April 17, 2024 Figure 21: Map of Hermosa Beach in 1915 with concentrated development near the coast and scattered elsewhere. The approximate location of 901 Hermosa Avenue is marked with a red dot. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach. In 1913, the city approved plans to replace its wood boardwalk with a concrete “Strand.” That same year the extant wooden pier was replaced with a concrete pier. At the entrance of the new pier was a Mission Revival-style building (since demolished) with an archway that had an upper-level viewing deck (Figure 22).19 In 1917, the Hermosa Beach Bathhouse Company announced plans for a bathhouse at The Strand, just south of the pier. The Spanish Colonial Revival-style building provided a private place for beach visitors to change and store their belongings. Figure 22: Mission Revival-style building at entrance to the Hermosa Beach Pier, circa 1940, demolished 1960s. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach. 19 “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided,” Los Angeles Times, January 4, 1914. Page 266 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 20 April 17, 2024 With the economic boom of the 1920s, Hermosa Beach saw greater residential and commercial development, much of the expansion serving tourists (Figure 23). In 1923, the Surf and Sand Club announced plans for a clubhouse on The Strand located north of the pier , between 14th and 15th streets. Designed by prominent Southern California architect, Myron Hunt, the four-story building had a ballroom, indoor swimming pool, and 124 rooms with private bathrooms. The building became the Hermosa Biltmore Hotel (since demolished) in the 1930s. Also constructed in the 1920s was the Metropolitan (later Bijou) Theatre (extant, Hermosa Beach Landmark). Figure 23: View of storefronts along Pier Plaza, circa 1925. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach. Development in Hermos aBeach was modest during the Great Depression and World War II. Like much of Southern California, Hermosa Beach boomed in the post-World War II years. The lots near the ocean that had not yet been developed were finally infilled, while previously industrial and argicultural lands further inland were subdivided for new housing. A new civic center with a Modernist style city hall, police station, fire station, and library opened in 1962. Many of Hermosa Beach’s earliest notable buildings and features were demolished in the 1960s, including the arch and pavililon buildings at the pier entrance, the former Surf and Sand Club (Hermosa Biltmore Hotel), and the Pacific Eletric rail line. Page 267 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 21 April 17, 2024 Automotive Retailing and Repair (1915 – 1930) California’s early and rapid embrace of the automobile made it a pioneer in automobile ownership and retailing.20 The earliest automobile sales were conducted through livery stable, carriage dealer, or bicycle shops. Purpose-built auto dealerships emerged just before World War I, typically fitting into central retail districts with conventional storefronts, except for large entry doors and windows. By the late 1910s, sales facilities became more elaborate, and dealers frequently constructed impressive buildings in traditional styles with opulent sales salons to convey a reputable experience. Since most potential customers did not yet own automobiles, dealerships were located close to streetcar lines. Auto manufacturers were often corporate sponsors of the initial buildings; these sales rooms served as examples of the new form and distinctive quality manufacturers encouraged locally owned and built dealerships to emulate.21 In the early 1920s, urban dealerships began to combine auto servicing and repair with sales (Figure 24). This required the construction of larger, often multi-story, facilities with ramps and the volume to accommodate multiple vehicles. Façades continued to feature historicist detailing with the only feature identifying the buildings as auto service facilities being factory sash windows and vehicle- sized openings.22 Figure 24: 1050 Hope Street (Los Angeles) was built as a showroom and service center for the Willys-Overland Company in 1916 and served as such through 1932, photo circa 2015. Source: Survey-LA. 20 This section is adapted using relevant information from the Daniel Prosser and Daniel Herrick, “Commercial Development, 1850-1980: Commercial Development and the Automobile, 1910-1970” in Survey-LA Los Angeles Historic Resources Survey, Los Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles Department of City Planning, August 2016. 21 Prosser and Herrick, “Commercial Development, “ 35-36. 22 Prosser and Herrick, “Commercial Development, “ 35-36. Page 268 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 22 April 17, 2024 Outlying business districts continued to build small single-story outlets on local main streets (Figure 25). The suburban showrooms adopted a common three-bay façade composition consisting of an elaborate center entrance with symmetrically flanking show windows placed directly on the street without setback. These were essentially single-story versions of the more elaborate central business district dealerships, and they maintained a footprint similar to that of an early livery stable. The suburban buildings typically adopted the period revival styles popular at the time.23 Figure 25: Former showroom and repair facility (Hollywood) built in 1925, photo circa 2015. Source: Survey-LA. By the 1930s, as many potential customers owned cars, there was no longer a need to be located close to streetcar lines. Instead, ease of access and adequate parking meant that the few new showrooms constructed during the Great Depression moved to outer arterial roads. The new facilities at these locations were typically designed with a showroom in the front, still positioned directly on the sidewalk without a setback, and service bays to the rear with generous perimeter parking and driveways. These buildings frequently adopted the new Streamline Moderne and Art Deco styles of the decade. After World War II, the showroom typology shrank in size in favor of larger parts and service departments. By the 1960s, automobile retailing shifted again to facilities in the far suburbs with on- site showrooms at the back of the lot used as offices and for display of select models, the buying experience focused instead on vast outdoor sales lots.24 These shifts meant that early automobile 23 Prosser and Herrick, “Commercial Development, “ 36. 24 Prosser and Herrick, “Commercial Development, “ 36-39. Page 269 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 23 April 17, 2024 retail buildings were quickly outdated. Some were repurposed for other uses. Some continued as brand-specific repair facilities, as satellite space for relocated dealerships, or as independent businesses providing a specialized automobile-related service. Many were demolished and early examples are increasingly rare. The Sanborn Map Company fire insurance map of Hermosa Beach (Sheet 15, January 1927 – September 1946) showed four automobile sales and repair businesses on Hermosa Avenue between Pier Avenue and Second Street in this period. Three were located opposite 901 Hermosa Avenue on the east side of the street. These included an auto sales and repair facility at 900-910 Hermosa Avenue (demolished), an auto repair facility at 832-842 Hermosa Avenue (extant and converted to co-working space), and an auto service business between them (demolished). These businesses were likely accessed from the rear alley, Palm Drive, or through the auto service business. The remaining building at 832-842 Hermosa Avenue was built in 1913 and represents the previous decade in automotive history when buildings for both retail and repair were industrial in character without the accommodation for auto circulation and display evident at 901 Hermosa Avenue built in 1922 (Figure 26). Figure 26: 832-842 Hermosa Avenue, built in 1913, circa 2022. Source: Google Street View. Page 270 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 24 April 17, 2024 V. SITE HISTORY Site Development The property at 901 Hermosa Avenue is located within the original Hermosa Beach tract that was surveyed and subdivided in 1901. The tract map for that year shows that lots 25, 26, and 27, which comprise the subject property, at the northwest corner of Ninth Street and Hermosa Avenue were part of the city’s original plan (Figure 27). Figure 27: 1901 Tract Map of Hermosa Beach. Source: Los Angeles County Public Works Land Records Information. Edited by Page & Turnbull. Page 271 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 25 April 17, 2024 According to historic Los Angeles County Assessor map books, the first improvement on 901 Hermosa Avenue occurred around 1922. No original building permit for the subject property is on file at the City of Hermosa Beach, and research has not identified the architect or builder. By late 1922, the parcel was owned by George L. Stiles. A newspaper article announced his construction of a $25,000 Lincoln–Ford–Fordson dealership and repair facility at the corner of Hermosa Avenue and 9th Street, stating it would be built of “brown stucco of the Mission type of architecture so appropriate for western landscapes.” 25 The article further noted that it would provide a larger floor space for Lincoln-Ford-Fordson products and repair than at other nearby dealers, and be open by November 1922. The accompanying rendering portrayed a building that is largely consistent with the appearance of 901 Hermosa Avenue in 2024, with overall massing fenestration, roof form, windows, and parapet intact (Figure 28). Figure 28: Proposed design of 901 Hermosa Avenue, October 1922. Source: “New $25,000 Lincoln – Ford – Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6. A 1927 Sanborn Map Company fire insurance map showed the footprint of the auto sales and repair building, including the angled façade and canopy. The map indicated that the building had a wood truss roof and concrete floor, and also showed the residential buildings to the west and commercial buildings along Hermosa Avenue (Figure 29). 25 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6. Page 272 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 26 April 17, 2024 Figure 29: Sanborn Map Company fire insurance map of Hermosa Beach, Sheet 15, January 1927 – September 1946. The location of the subject property is outlined in red. Source: Los Angeles Public Library. Edited by Page & Turnbull. Building permits indicated that, in 1946, the subject property was reroofed and that windows on the north and south of the building were plastered over in 1975. In 1986, the exterior was water blasted (likely meaning pressure washed) and the building was reroofed again in 1991 and in 2010. An interior stair and emergency fire exit were constructed in 1998; this was likely the exit door at the west end of the north façade. Assessor notes dated September 17, 1956 (added to a September 3, 1947 Los Angeles County Assessor Building Description Blank Form) indicate that the rear west wall had been converted to a firewall by that time. It is likely that the windows on the rear wall were infilled as part of this change. A comparison of the building rendering from 1922 with staff observations made during the Page & Turnbull site visit on January 31, 2024, reveals other visible alterations that are not recorded in building permits or assessor documentation. These changes include : replacement glazing in the Page 273 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 27 April 17, 2024 lower sections of the east façade windows and in the southeast façade windows; removal and enclosure of a door on the south half of the southeast façade; substitution of original wood panel doors on the south and north façades with metal rolling doors; and infill of a ribbon of windows at the west end of the south façade. Building permits and assessor records suggest that the building continued to serve automotive uses through the late 1960s before being converted to warehouse and general retail use. CONSTRUCTION CHRONOLOGY The following table provides the building permit information for construction activity at 901 Hermosa Avenue based on applications on file with the City of Hermosa Beach Planning Division. Cancelled and expired permits are not included. TABLE 1. PERMIT HISTORY FOR 901 HERMOSA AVENUE Date Filed Permit App. # Owner Contractor Work 1946 3963 Not listed Not listed Reroofing 1975 16370 John Haworth Not listed Plaster up existing windows on north and south of building 1976 16550 John Haworth Not listed Construct non-bearing partition wall 61’ x 12’ high with 3’ door dividing rear area 1977 Not listed John K. Haworth Not listed Interior partition walls 1980 Not listed Greg Dahle Not listed Remodel existing storage use 1986 20209 Greg Dahle Not listed Water blast building exterior 1987 20913 Greg Dahle Not listed Install awnings 1991 22214 Greg Dahle A-1 All American Roofing Remove roof and install three-ply cap roof 1997 Not listed Not listed Not listed Hermosa Fire Department letter noting no record of any permit for two level storage 1998 Not listed Gregg and Kay J. Dahle Not listed Add stairs and emergency fire exit 2010 Not listed Gregg and Kay J. Dahle Shoreline Roof Co. Apply four-layer built-up roof system over existing one-layer flat roof Page 274 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 28 April 17, 2024 Ownership and Occupant History The following tables provide a summary of the ownership and occupancy history of 901 Hermosa Avenue beginning with the year of construction, compiled from historic newspaper articles, building permits, and data in the Phase 1 Environmental Site Assessment Report (2022) prepared by Partner Engineering and Science, Inc..26 TABLE 2. OWNERSHIP HISTORY FOR 901 HERMOSA AVENUE Date(s) Owner(s) Occupation 1922- 1923 George L. Stiles Owner, Lincoln-Ford-Fordson Dealership and Garage 1923-1943 Unknown Unknown 1943–1980 John Haworth Owner, Haworth Chevrolet Company, auto parts warehouse and auto glass replacement service, other retail 1980-2022 Melvin Greg Dahle TABLE 3. OCCUPANT HISTORY FOR 901 HERMOSA AVENUE Date(s) Occupant(s) 1923 Hufford & Haggett Lincoln and Ford 1927 Haggett Lincoln Autos 1931-1936 Nelson & Stickney Autos 1939 Haworth Jones Chevrolet 1941-1954 Haworth Chevrolet Company Autos 1954 Butler Buick 1960 John Haworth 1968 John Haworth (auto parts warehouse and auto glass replacement service, other retail) 1971 Gene’s Restaurant Equipment, Sedillo Sheet Metal 1978 Cadene Ozzie, The First Time, The Grab Bag, TK & Company 1981 Dar Es Salam, Dial A Sign Inc, The Gazelle, Greenpeace Southern California, Iris Creation, Jamal Farida 1981-1985 Maya 1981-2024 Bay Self Storage 1985 Executive Communique, Intimate Impression, Maya, Murphy’s Graphics, SJ & Company, Studio 9, Tattiahas Original, Things Oriental, West Coast Plants, Word Magic, Write Now Computer 1985-1995 Bradford GM & Associates 1990 Champ Awards, Jim Searcy Glass Etching, South Bay Hng GA FU, Sun International, Treasure House, Universal Cash Register 1995 Inta Sport, Keppler Entertainment, Woods of Holly Glory 26 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, prepared for Powerscourt Partners LLC, July 22, 2022, 8-9, 14. Page 275 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 29 April 17, 2024 Date(s) Occupant(s) 1995-2003 Antique Eddy’s 1995-2020 Grizzly Clothing 2003 Bearsmouth Entertainment, Meg Co 2003-2008 Let There Be Light 2003-2020 Meg Company 2008 Hermosa Hair Studio, Lucinda Messer Lecovin MD, Sol Baby 2008-2016 David Frederickson Law Office 2008-2024 Glow Hair & Skin Therapy, Ogden Photography 2012 Sole Searching 2012-2020 By Hand 2016 Hermosa Beadworks 2020 Lily Pad, Meg Co 2021-2024 Trick E-bikes SELECT OWNER AND OCCUPANT BIOGRAPHIES George Leslie Stiles (1880 – 1935) George Leslie Stiles was born in Buffalo, New York in 1880 and died in Los Angeles in 1935.27 By 1900, his family had relocated to Oklahoma City, Oklahoma , where George and his brother, Charles, worked at the family-run Stiles Floral Company, a wholesale florist and grower business established in 1899.28 George married Katherine Gran Jervey in Oklahoma City in 1912 and continued working at the floral company through early 1922.29 The business filed for bankruptcy in March of that year and, in June, George and Katherine moved to Los Angeles, likely to the community of Redondo Beach where directories placed them in 1925.30 Within months, George became an active member of the Hermosa Beach area Chamber of Commerce, chairing their membership committee and networking to bring new businesses to the city.31 In October 1922, the local newspaper announced Stiles’ construction of a $25,000 Lincoln-Ford- Fordson vehicle dealership and garage in Hermosa Beach, noting that sales were already underway and that the building would be ready for occupancy by mid-November 1922.32 His association with the new business was brief as, in July 1923, Stiles sold the dealership to the Hufford & Haggett 27 California United States Death Index 1880-1935, via Ancestry.com. 28 1900 United States Census, Oklahoma County, Oklahoma, digital image s.v. “George L. Stiles,” via Ancestry.com; and “Oklahoma City Pays $300,000 Annually To Say It With Flowers,” The Daily Oklahoman (Oklahoma City, OK), November 6, 1921, 9. 29 Oklahoma County Marriage Records 1889-1951 Book 19, 460, s.v. “George Leslie Stiles,” via Ancestry.com. 30 “Notice of First Meeting of Creditors,” The Daily Law Journal-Record (Oklahoma City, OK), March 9, 1922, 3; and Sadie Anderson, “Society,” Oklahoma City Times, June 16, 1922, 7. 31 “Agitate for Hotel,” Redondo Reflex, October 20, 1922, 11. 32 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6. Page 276 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 30 April 17, 2024 Lincoln and Ford company.33 By 1925, George and Charles Stiles, with partner John Zeller, took over an existing Hudson-Essex sales and repair business in Redondo Beach, forming Zeller-Stiles Motors.34 In 1927, Stiles moved to Pasadena and refocused his business interests on real estate. He worked for architect and developer Frank Meline as the manager for his Miramar Sales Corporation’s Miramar Estates in Santa Monica (now Castellammare in Pacific Palisades) and subsequently as a sales representative for a Chandler Improvement Company project to develop a winter resort in Arizona to be designed by architect John Byers.35 33 “Hermosa News,” Redondo Reflex, July 20, 1923, 5. 34 “Locates in Redondo,” Redondo Reflex, Jun12, 1925, 8. 35 “Completion of New Boulevard Lends Impetus,” Los Angeles Times, July 31, 1927,78; and “Winter Resort in Desert Will Be Cooperative,” Los Angeles Times, February 23, 1920, 62. Page 277 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 31 April 17, 2024 VI. EVALUATION National Register of Historic Places The National Register of Historic Places (National Register) is the nation’s most comprehensive inventory of historic resources. The National Register is administered by the National Park Service and includes districts, sites, buildings, structures, and objects significant in American history, architecture, archeology, engineering, and culture. These resources contribute to an understanding of the historical and cultural foundations of the Nation at the national, state, or local level. Typically, properties over fifty years of age may be eligible for listing in the National Register if they meet any one of the four significance criteria and if they retain sufficient historic integrity to convey that significance. However, properties under fifty years of age may be determined eligible if it can be demonstrated that they are of “exceptional importance.” Other criteria considerations apply to cemeteries, birthplaces, graves of historical figures, properties owned by religious institutions or used for religious purposes, structures that have been moved from their original locations, reconstructed buildings, and properties primarily commemorative in nature. National Register criteria are defined in depth in National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation. The National Register has four basic criteria under which a property may be considered eligible for listing. It can be found significant under one or more of the following criteria . • Criterion A (Events): Properties associated with events that have made a significant contribution to the broad patterns of our history. • Criterion B (Person): Properties associated with the lives of persons significant in our past. • Criterion C (Architecture): Properties that embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant distinguishable entity whose components lack individual distinction. • Criterion D (Information Potential): Properties that have yielded, or may be likely to yield, information important in prehistory or history. A property may be considered significant on a national, state, or local level to American history, architecture, archaeology, engineering, and culture. Page 278 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 32 April 17, 2024 California Register of Historical Resources The California Register of Historical Resources (California Register) is an inventory of significant architectural, archaeological, and historical resources in the State of California. Resources can be listed in the California Register through a number of methods. State Historical Landmarks and National Register-listed properties are automatically listed in the California Register. Properties can also be nominated to the California Register by local governments, private organizations, or citizens. The evaluative criteria used by the California Register for determining eligibility are closely based on those developed by the National Park Service for the National Register of Historic Places. In order for a property to be eligible for listing in the California Register, it must be found significant under one or more of the following criteria. • Criterion 1 (Events): Resources that are associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. • Criterion 2 (Persons): Resources that are associated with the lives of persons important to local, California, or national history. • Criterion 3 (Architecture): Resources that embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values. • Criterion 4 (Information Potential): Resources or sites that have yielded or have the potential to yield information important to the prehistory or history of the local area, California, or the nation.36 The following section examines the eligibility of 901 Hermosa Avenue for individual listing in the National Register and the California Register. CRITERION A/1 (EVENTS) 901 Hermosa Avenue does not appear eligible for listing in the National Register or California Register under Criterion A/1. 36 California Office of Historic Preservation, Technical Assistance Bulletin No. 7: How to Nominate a Resource to the California Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11. Page 279 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 33 April 17, 2024 Research did not associate 901 Hermosa Avenue with any events that have made a significant impact in history. The building was built in 1922 and was among the group of early commercial buildings along Hermosa Avenue that arrived with the introduction of the Pacific Electric streetcar line in 1910 and the rise in automobile ownership. Although the streetcar increased access to Hermosa Beach, it was never a streetcar suburb of Los Angeles and remained a seasonal beach destination until after World War II. 901 Hermosa Beach does not appear to have played a unique or significant role in development of the Hermosa Avenue commercial corridor. CRITERION B/2 (PERSONS) 901 Hermosa Avenue does not appear eligible for listing in the National Register or California Register under Criterion B/2. The subject property was commissioned by George Stiles who owned the building for less than one year before selling. He appears to have been a serial entrepreneur whose next investment in a Redondo Beach automobile dealership was equally brief before he shifted his attention to real estate sales outside the beach cities area. Stiles lived in Hermosa Beach for only five years before moving to Pasadena. Research on his contributions to the city indicate that they did not rise above participation in various Chamber of Commerce activities. Stiles has no history as a leader or innovator in the automotive industry, the construction industry, or as an individual of note in shaping the new Hermosa Beach community. CRITERION C/3 (ARCHITECTURE) 901 Hermosa Avenue does not appear to be eligible for listing in the National Register or California Register under Criterion C/3. 901 Hermosa Avenue is a modest example of an early automobile showroom and repair facility, typical of those located on suburban main streets adjacent to streetcar lines in the 1920s. The subject property illustrates the simplest version of the building typology prevalent in outlying areas in the decade before California’s exploding car culture led to larger showrooms further from downtown areas. It features a characteristic single-story three-bay glazed façade composition. The subject property’s massing, with a stylized streetside showroom fronting a functional rear repair area, illustrates how this early typology complemented and functioned within a typical early twentieth century streetscape. Its siting, which accommodates a driveway, angled corner, and passage through the building for cars, reveals how this early architectural form was manipulated to accommodate automobile circulation. Like other automobile sales and service buildings of the period, its design references a popular local style of the era, Mission Revival; here, it is executed with less elaboration and ornamentation than on more high-style examples. Further, original features Page 280 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 34 April 17, 2024 such as side windows and doors have been replaced or infilled. No builder or architect was identified in the course of research, and the property does not possess high artistic value. The modest design of 901 Hermosa Avenue does not rise to the level of architectural distinction required for state or national eligibility under Criterion C/3. CRITERION D/4 (INFORMATION POTENTIAL) 901 Hermosa Beach does not appear to be eligible under Criterion 4 as a principal source of important construction-related information. The “potential to yield information important to the prehistory or history of California” typically relates to archeological resources, rather than built resources. When California Register Criterion 4 (Information Potential) does relate to built resources, it is relevant for cases when the building itself is the principal source of important construction-related information. Page & Turnbull’s evaluation of this property was limited to age-eligible resources above ground and did not involve survey or evaluation of the subject property for the purposes of archaeological information. Hermosa Beach Landmarks To be listed as a Hermosa Beach Landmark, a property must be at least 50 years old and meet 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; or B. It is identified with persons or events significant in local, state, or national history; or 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; or D. It is representative of the notable work of a builder, designer, or architect; or 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. A property that is at least 30 years old may become a Landmark if the City Council determines it is exceptional or threatened by demolition, removal, relocation, or inappropriate alteration. The following section examines the eligibility of 901 Hermosa Avenue for individual listing as a Hermosa Beach Landmark. Page 281 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 35 April 17, 2024 HERMOSA BEACH CRITERION A (SPECIAL ELEMENTS OF THE CITY’S HISTORY) 901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion A. Research did not show that the building played a role in Hermosa Beach’s cultural, social, political, or engineering history. It was one among many commercial establishments along Hermosa Avenue, including three auto sales and service businesses located directly across the avenue, that served the local community without making automotive services a significant economic generator for the city. The subject property is not an exceptional example of the Mission Revival aesthetic and does not contribute to the overall architectural history of Hermosa Beach. HERMOSA BEACH CRITERION B (PERSONS OR EVENTS) 901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion B. The original owner, George L. Stiles, appears to be a serial entrepreneur whose association with the subject property and Hermosa Beach was brief and uneventful. General research on subsequent owners did not reveal that any made contributions significant to local, state, or national history. Research did not connect the building to events of significance to local, state, or national history. HERMOSA BEACH CRITERION C (ARCHITECTURE) 901 Hermosa Avenue appears to be eligible under Hermosa Beach Criterion C. 901 Hermosa Avenue is one of the few remaining commercial properties that date to the early period of Hermosa Beach development and to the 1920s era of automobile retailing. It is an example of an increasingly rare early main street showroom and repair facility in an outlying town. Further, it exhibits site and architectural characteristics of a modest vernacular automotive building form specific to the 1920s, the transitional decade in which auto retailing discarded its previously industrial aesthetic and before it shifted to larger and more suburban facilities. It is distinct from the other remaining automotive building at 832 Hermosa Avenue that represents the industrial appearance associated with automobile service in the nineteen-teens. 901 Hermosa Avenue illustrates how automotive buildings fit into an early twentieth century commercial and streetcar setting, adjusted their form to meet the needs of automobile circulation , developed a distinctive appearance—single-story three-bay façade composition with an extensively glazed display in the front and service at the rear—to convey their business function, and asserted their status by adopting a current architectural style, here a minimal version of Mission Revival. The building continues to convey its original function, form, and aesthetic to illustrate the history of automobile and main street commercial retailing. While the property does not appear to rise to the level of significance for listing in the National Register or California Register, the property is a rare and Page 282 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 36 April 17, 2024 distinctive example of a former 1920s automobile showroom and repair facility in Hermosa Beach where very few early twentieth century commercial properties remain extant. HERMOSA BEACH CRITERION D (BUILDER OR ARCHITECT) 901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion D. Research did not uncover any information about a particular architect or builder associated with the building. HERMOSA BEACH CRITERION E (UNIQUE LOCATION OR SINGULAR PHYSICAL CHARACTERISTIC) 901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion E. While part of the City’s downtown commercial streetscape near the ocean and pier, the building has a modest scale. Its angled southeast façade, while a unique response to the need for automotive circulation and service, is not a singular physical characteristic that has made the building an established or familiar visual landmark in the neighborhood or city. INTEGRITY In order to qualify for listing in any local, state, or national historic register, a property or landscape must possess significance under at least one evaluative criterion as described above and retain integrity. Integrity is defined by the California Office of Historic Preservation as “the authenticity of an historical resource’s physical identity evidenced by the survival of characteristics that existed during the resource’s period of significance,” or more simply defined by the National Park Service as “the ability of a property to convey its significance.”37 In order to evaluate whether the subject property retains sufficient integrity to convey its historic significance, Page & Turnbull used established integrity standards outlined by the National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation . Seven variables, or aspects, that define integrity are used to evaluate a resource’s integrity —location, setting, design, materials, workmanship, feeling, and association. A property must possess most, or all, of these aspects in 37 California Office of Historic Preservation, Technical Assistance Series No. 7: How to Nominate a Resource to the California Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11; and National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: U.S. Department of the Interior, National Park Service, 1995), 44. Page 283 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 37 April 17, 2024 order to retain overall integrity. If a property does not retain integrity, it can no longer convey its significance and is therefore not eligible for listing in local, state, or national registers. The seven aspects that define integrity are defined as follows: Location is the place where the historic property was constructed or the place where the historic event occurred; Setting addresses the physical environment of the historic property inclusive of the landscape and spatial relationships of the building(s); Design is the combination of elements that create the form, plan, space, structure, and style of the property; Materials refer to the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form the historic property; Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory; Feeling is the property’s expression of the aesthetic or historic sense of a particular period of time; and Association is the direct link between an important historic event or person and the historic property. LOCATION 901 Hermosa Avenue retains integrity of location. The subject property has not been moved from its original site. SETTING 901 Hermosa Avenue retains integrity of setting. Hermosa Avenue remains a commercial strip and both 9th Street and 10th Court continue to be residential. Although the scale and design of the surrounding properties has changed and the Pacific Electric streetcar line has been removed, the se alterations, which are typical of commercial corridor development, have not dramatically altered the spatial relationship of 901 Hermosa Avenue to its setting. The building retains its spatial relationship with Hermosa Avenue, which was key to its original use for automobile service. Page 284 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 38 April 17, 2024 DESIGN 901 Hermosa Avenue retains integrity of design. The building continues to exhibit the original footprint, massing, roof form, fenestration, and parapet profile illustrated in the 1922 news article announcing its completion. It retains its position on the sidewalk without a setback, division into front and rear sections, three-bay façade composition, arched window openings, unique glazing pattern, and features reflecting automobile circulation such as service doors, driveway, canopy, and curb cut. Some alterations to the subject property were observed at the time of the site visit including the infill of side and rear windows. These changes are reversible and do not diminish the building’s essential qualities as a showroom and repair facility. MATERIALS 901 Hermosa Avenue retains integrity of materials. The original architectural palette of stucco cladding and glazing within arched openings is intact. Some alterations to the subject property were observed at the time of the site visit including the updating of some glazing, window frames, and doors, within original openings. New wood window framing for the lower units replicates the layout of the original; replaced glazing within the new frames replicates the original window pattern. Door replacement has occurred within original frames and does not detract from the original openings. These changes are reversible and do not diminish the building’s essenti al qualities as a showroom and repair facility. WORKMANSHIP The majority of the building’s original materials and method of assembly are still visible to illustrate construction of a modest retail building in the early twentieth century. The building has a reasonable level of original workmanship, and early twentieth century details such as the arched fanlight transoms remain extant. FEELING 901 Hermosa Avenue retains integrity of feeling. With auto circulation accommodated by an angled corner and extant driveway and an intact front showroom façade, it continues to express the aesthetics and form of an early automobile retail and repair facility in a main street retail district. ASSOCIATION 901 Hermosa Avenue retains integrity of association. It maintains its relationship to the street with its distinctive three-part façade and angled corner continues to convey its original use as an automobile-related business. Page 285 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 39 April 17, 2024 Overall, 901 Hermosa Avenue retains all seven aspects of integrity for local listing. California Environmental Quality Act (CEQA) The California Environmental Quality Act (CEQA) is state legislation (Pub. Res. Code §21000 et seq.) that provides for the development and maintenance of a high-quality environment for the present- day and future through the identification of significant environmental effects.38 CEQA applies to “projects” proposed to be undertaken or requiring approval from state or local government agencies.39 “Projects” are defined as “activities which have the potential to have a physical impact on the environment and may include the enactment of zoning ordinances, the issuance of conditional use permits and the approval of tentative subdivision maps.”40 Historic and cultural resources are considered to be part of the environment. In general, the lead agency must complete the environmental review process as required by CEQA. In the case of a proposed project at 901 Hermosa Avenue, the City of Hermosa Beach will act as the lead agency. STATUS AS A HISTORICAL RESOURCE UNDER CEQA In completing an analysis of a project under CEQA, it must first be determined if the project site possesses a historical resource. A site may qualify as a historical resource if it falls within at least one of four categories listed in California Code of Regulations (CCR), Title 14, Section 15064.5(a). The four categories are: 1. A resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4850 et seq.). 2. A resource included in a local register of historical resources, as defined in Section 5020.1(k) of the Public Resources Code or identified as significant in an historical resource survey meeting the requirements of section 5024.1 (g) of the Public Resourc es Code, shall be presumed to be historically or culturally significant. Public agencies must treat any such resource as significant unless the preponderance of evidence demonstrates that it is not historically or culturally significant. 3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant or significant in the architectural, engineering, 38 Public Resources Code (PRC), Section 21000 et seq. 39 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of Regulations (CCR), Title 14, Section 15000 et seq. 40 14 CCR § 15378: Project. Page 286 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 40 April 17, 2024 scientific, economic, agricultural, educational, social, political, military, or cultural annals of California may be considered to be an historical resource, provided the lead agency’s determination is supported by substantial evidence in light of the whole record. Generally, a resource shall be considered by the lead agency to be “historically significant” if the resource meets the criteria for listing on the California Register of Historical Resources (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4852). 4. The fact that a resource is not listed in, or determined to be eligible for listing in the California Register of Historical Resources, not included in a local register of historical resources (pursuant to section 5020.1(k) of the Pub. Resources Code), or identified in an historical resources survey (meeting the criteria in section 5024.1(g) of the Pub. Resources Code) does not preclude a lead agency from determining that the resource may be an historical resource as defined in Pub. Resources Code sections 5020.1(j) or 5024.1. In general, a resource that meets any of the four criteria listed in CEQA Guidelines Section 15064.5(a) is considered to be a historical resource unless “the preponderance of evidence demonstrates” that the resource “is not historically or culturally significant.”41 The subject property at 901 Hermosa Avenue is not currently listed in the California Register and this HRA finds that the property is not eligible for listing in the California Register. The property is not included in a local register of historic resources, nor has it been included in a survey meeting the requirements of PRC § 5024.1(g).42 Therefore, 901 Hermosa Avenue does not appear to meet the thresholds for status as a historical resource under CEQA. 41 14 CCR § 15064.5(a)(2). 42 Refer also to Section II. Existing Historic Status of this report relative to 14 CCR § 15064.5(a)(2) and PRC § 5024.1(g). Page 287 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 41 April 17, 2024 VII. CONCLUSION Constructed in 1922 as a vernacular commercial automobile showroom and repair facility with Mission Revival style features, 901 Hermosa Avenue was previously identified as potentially eligible for local landmark designation in a 2014 windshield survey. This HRA finds that the property remains eligible for local listing. However, the property does not rise to the level of significance require to meet the eligibility criteria for individual listing in the National Register or the California Register. Per California Environmental Quality Act (CEQA) Guidelines (14 CCR § 15064.5(a)), as 901 Hermosa Avenue is not currently listed in a local register of historic resources or in the California Register, and is not eligible for listing in the California Register, the property is not a historic resource for the purposes of the CEQA.43 43 14 CCR § 15064.5(a). Page 288 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 42 April 17, 2024 VIII. REFERENCES Published Works & Reports California Office of Historic Preservation. Technical Assistance Bulletin No. 7: How to Nominate a Resource to the California Register of Historical Resources. Sacramento: California Office of State Publishing, September 4, 2001. California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory. Sacramento: California Office of State Publishing. November 2004. Gazin, Patricia A. Footnotes on the Sand. Hermosa Beach: Myron Gazin, 1991. Longstreth, Richard. The Buildings of Main Street. Washington DC: Preservation Press, 1987. Miller, Chris Ann and Jerry Roberts. Images of America: Hermosa Beach. Charleston, SC: Arcadia Publishing, 2005. National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: U.S. Department of the Interior, National Park Service, 1995. Partner Engineering and Science, Inc. Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue. Prepared for Powerscourt Partners LLC, July 2022. PCR Services. “7.0 Cultural Resources, Technical Background Report.” In 2017 City of Hermosa Beach PLAN Hermosa. Prepared for the City of Hermosa Beach, August 2017. Prosser, Daniel, and Daniel Herrick. “Commercial Development, 1850-1980: Commercial Development and the Automobile, 1910-1970.” In Survey LA Los Angeles Historic Resources Survey, Los Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles Department of City Planning, August 2016. Scheerer, Lorietta Louise. “The History of the Sausal Redondo Rancho.” MA thesis, University of Southern California, 1938. Newspapers & Periodicals Anderson, Sadie. “Society,” Oklahoma City Times. June 16, 1922. Daily Law Journal-Record (Oklahoma City, OK). “Notice of First Meeting of Creditors.” March 9, 1922. Daily Oklahoman (Oklahoma City, Oklahoma). “Oklahoma City Pays $300,000 Annually To Say It With Flowers.” November 6, 1921. Los Angeles Times. “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided.” January 4, 1914. _________. “Completion of New Boulevard Lends Impetus.” July 31, 1927. _________. “Winter Resort in Desert Will Be Cooperative” February 23, 1930. Page 289 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 43 April 17, 2024 Redondo Reflex (Redondo, California). “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach.” October 13, 1922. _________. “Agitate for Hotel.” October 20, 1922. _________. “Hermosa News.” July 20, 1923. _________. “Locates in Redondo.” Jun12, 1925. Public Records California Code of Regulations (CCR). Accessed online April 17, 2024, https://casetext.com/regulation/california-code-of-regulations. Public Resources Code (PRC). Accessed online April 17, 2024, https://leginfo.legislature.ca.gov/faces/codesTOCSelected.xhtml?tocCode=PRC&tocTitle=+Pu blic+Resources+Code+-+PRC. California State Office of Historic Preservation. Built Environment Resource Directory (BERD), Los Angeles County. September 2022. Archival Records California United States Death Index, 1880-1995. Accessed through Ancestry.com. Oklahoma County Marriage Records, 1889-1951. Accessed through Ancestry.com. Parcel Maps. Accessed through the Los Angeles County Assessor. Tract Maps. Accessed through the Los Angeles County Public Works. 1900 United States Federal Census. Accessed through Ancestry.com. Internet Sources City of Hermosa Beach. “Historic Resources.” Accessed February 15, 2024. https://www.hermosabeach.gov/our-government/city-departments/community- development/historic-resources. Page 290 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 44 April 17, 2024 IX. APPENDICES Appendix A – Preparer Qualifications This Historic Resource Evaluation was prepared by Page & Turnbull of Los Angeles, California. Page & Turnbull staff responsible for this report include Christina Dikas, Principal-in-charge; Hannah Simonson, Senior Associate, Cultural Resources Planner, project manager; and Stephanie Hodal, Cultural Resources Planner, primary author, all of whom meet the Secretary of the Interior’s Professional Qualification Standards for Architectural History. Page 291 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 45 April 17, 2024 Appendix B – 2014 DPR Form for 901 Hermosa Avenue Page 292 of 908 Primary #State of California – The Resources Agency DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial NRHP Status Code 5S3Other Listings Review Code __________ Date _______________Reviewer ____________________________ PRIMARY RECORD c. Address:901 Hermosa Ave City Hermosa Beach Zip 90254 a. County Los Angeles P1. Other Identifier: Not for Publication Unrestricted b. USGS 7.5' Quad Date T R 1/4 of 1/4 of Sec B.M. Zone mE/mN Parcel No.4187-003-028 P3b. Resource Attributes:HP 6. 1-3 story commercial building Building Structure Object Site District Element of District Other (Isolates, etc.) Prehistoric Historic Both 1928 PCR Services 201 Santa Monica Blvd, Ste 500 Santa Monica, CA 90401 P9. Date Recorded:1/1/2014 Windshield Reconnaissance Hermosa Beach General Plan Update, 2014 NONE Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record P2. Location: and (P2b and P2c or P2d. Attach a Location Map as necessary.) Attachments: Other: (List) P4. Resources Present: P11. Report Citation:(Cite survey report and other sources, or enter "none.") d. UTM: (Give more than one for large and/or linear resources) P5b Description of Photo: P6. Date Constructed/Age and Sources: e. Other Locational Data (e.g. Parcel #, directions to resource, elevation, etc., as appropriate) (Assigned by recorder) P10. Survey Type:(Describe) P8. Recorded by: (Name, affiliation, and address) P7. Owner Address: ;; ; (Describe resources and its major elements. Include design, materials, condition, alterations, size, and boundaries) (List attributes and codes) (View, date, accession #) ; North West, 12/12/13 P3 Description: This one-story commercial building maintains its integrity and is potentially eligible as a good example of the Art Deco/Moderne style. Page of Resource Name or #: DPR 523B (1/95) PCR Services Corporation Page 293 of 908 Imagining change in historic environments through design, research, and technology 170 MAIDEN LANE, 5TH FLOOR SAN FRANCISCO, CALIFORNIA 94108 TEL 415-362-5154 523 WEST 6TH STREET, SUITE 1013 LOS ANGELES, CALIFORNIA 90014 TEL 213-221-1200 1007 7TH STREET, #404 SACRAMENTO, CALIFORNIA 95814 TEL 916-930-9903 75 EAST SANTA CLARA STREET, SUITE 900 SAN JOSE, CALIFORNIA 95113 TEL 408-320-7911 Page 294 of 908 City of Hermosa Beach | Page 1 of 9 Meeting Date: October 21, 2025 Staff Report No. 25-CDD-140 Honorable Chairperson and Members of the Hermosa Beach Planning Commission ADOPT A RESOLUTION TO APPROVE A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN EXISTING BUILDING AT 901 HERMOSA AVE IN THE GENERAL COMMERCIAL ZONE CEQA: Determine the project is exempt from the California Environmental Quality Act. (Contract Planner Kaneca Pompey) Recommended Action: Staff recommends the Planning Commission: 1. Determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15301, class 1 and section 15305, class 5 of the CEQA guidelines. 2. Adopt a Resolution approving Precise Development Plan (PDP23-04) and Lot Line Adjustment (LLA 23-03) to remodel and add to an existing two-story commercial building that measures 14,021 square feet located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot, subject to conditions of approval (Attachment 1); and Executive Summary: This is a request for approval of a Precise Development Plan (PDP) and Lot Line Adjustment (LLA) to remodel and add to an existing two -story commercial building that measures 14,021 square feet. The project adds a third story with a height of 28 feet, 9.6 inches and reconfigures the existing building layout, resulting in a decrease of 194 square feet of usable floor area for a remodeled multi-tenant commercial building located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot. Staff recommend that the Planning Commission approve the project subject to conditions of approval and determine that the project is categorically exempt from the California Environmental Quality Act. Background: The project site is an existing 8,177-square-foot corner lot located in the southwestern portion of the City, between Ninth Street and Tenth Court and is adjacent to a walk-street. The site has a General Plan land use designation of Community Commercial (CC) and is zoned Downtown Commercial (C-3) (Attachment 2). The site is currently developed with Page 295 of 908 City of Hermosa Beach | Page 2 of 9 a 14,021-square-foot two-story multi-tenant commercial building across three parcels. The current development has no surface parking. The site was developed in 1928. Site Information Table: The following table describes the existing site characteristics Site Information General Plan Community Commercial (CC) Zoning Downtown Commercial (C-3), Coastal Zone Lot Size 8,177 square feet Surrounding Zoning North: C-2 East: C-2 South: C-2 and R-2 (Two-Family Residential) West: R-2 Surrounding Uses North: Residential East: Restaurant South: Restaurant and Residential West: Residential Authorization: Pursuant to HBMC § 17.58.020, Precise Development Plan review is required for remodels of 1,500 square feet or more in any zone. Precise Development Plans shall be decided upon by the Planning Commission. Additionally, Pursuant to HBMC §17.58.010 the purpose of Precise Development Plans is to ensure that new development supports the goals and objectives of the General Plan and other adopted plans and guidelines. The applicant proposes the interior and exterior remodel of a 14,021 -square-foot two-story multi-tenant commercial building. Therefore, the project requires the approval of a Precise Development Plan. Project Description The proposed project would renovate the existing 14,021-square-foot, two-story, multi- tenant building. The project would also include decommissioni ng approximately 1,340 square feet on the second floor and adding a 3,654-square-foot third story to the building for office use. The project would result in the square footage of the building decreasing by 194 square feet. A transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll up door on 10th court. To comply with southern California Edison guidelines, a 160 square foot area on the second floor above the Page 296 of 908 City of Hermosa Beach | Page 3 of 9 transformer will be clear and open. The property currently does not have a trash enclosure on site. The proposed project would include a trash room and loading room on the first floor both accessible from 10th Court (Attachment 3). The project also includes a lot line adjustment to merge the three parcels the existing building is developed over into one parcel. (Attachment 4). Discussion: Nonconformity The building is currently nonconforming as it does not meet required parking, setbacks, and the north, west, and east sides of the building sit over property lines. Pursuant to HBMC section 17.52.030(B)(1)(b), any existing nonconforming portions of the structure (e.g. a wall nonconforming to a yard requirement, or a roof non -conforming to height requirements) may be partially modified or altered only to the extent necessary to satisfy the Uniform Building Code as recommended by a certified structural engineer but shall not be completely removed and replaced, and if completely removed must be brought into compliance with current requirements. Criteria Required Provided LOT STANDARDS HEIGHT: 30 ft 28ft, 9.6in YARDS: Front Not required 0 feet Side 5 ft 0 ft (existing, no change) Rear 5 ft 1st floor: 2 ft, 11 in (existing, no change) 2nd floor: 5 ft, 10 inch 3rd floor: 5ft, 10 inch PARKING: Total Parking Spaces Minimum 0 existing No additional stalls are required if building square footage does not increase 0 stalls Page 297 of 908 City of Hermosa Beach | Page 4 of 9 A licensed structural engineer prepared a memo to clarify that the north wall of the property does not meet basic performance objectives. The existing wall will not be entirely abandoned. The proposed alterations to the wall will mitigate the performance deficiency and will meet current building code. Site/Floor plan The project proposes decreasing square footage on the first and second floors to accommodate the addition. The proposed project would decrease the 7,724 -square-foot first floor to 7,179 square feet and decrease the 6,297-square-foot second floor to 2,994 square feet. Overall, the project would also include decommissioning approximately 1,340 square feet on the second floor and adding a 3,654 square-foot third story to the building for office use. The project would result in the square footage of the building decreasing by 194 square feet. Staff recommend a special condition of approval expressly prohibiting the use of this area without accounting for parking and would be walled off to prevent use of the area. Additionally, the transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll-up door on 10th court. To comply with Southern California Edison guidelines, a 160 square foot area on the second floor above the transformer will be clear and open. The property currently does not have a trash enclosure and incorporates a room for trash and recycling on the northside of the building that will be accessible from 10th court. Parking/Loading The property currently has no off-street parking. Pursuant to HBMC § 17.44.015, 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. The existing commercial building is 14,021 square feet. The project would include decommissioning approximately 1,340 square feet on the second floor and adding a 3,654 third story. The proposed project would decrease the square footage of the building by 194 square feet. Therefore, the proposed project would not increase the usable square footage and would not require additional parking. The property also currently has no loading area. The proposed project would create a ground level loading room accessible by a grade level roll up door off 10th Court. Landscape The project does not propose landscaping. Any future onsite landscaping would be subject to HBMC Chapter 8.60, Water Efficient Landscaping. Page 298 of 908 City of Hermosa Beach | Page 5 of 9 Design The development proposes a contemporary architectural style and would utilize several materials, such as metal paneling, aluminum a nd glass on the storefront, and incorporates stucco, aluminum and glass curtain walls to break the monotony and create visual interest. The pedestrian entryway closest to the walk street would be redesigned to be arched, thus keeping consistent with the other windows and entryways on the east side of the building. Additional service doors would be installed on the north side of the building off Tenth Court. Additional windows would be installed on the south side of the building. Historic Assessment The City’s General Plan identified the property as a potential historic resource in the windshield survey prepared as part of the General Plan Program Environmental Impact Report. All proposed alterations and demolitions of buildings identified on the City’s survey of potential historic resources are required to be evaluated by a qualified historic preservationist to determine if the proposed demolition or alteration would result in the degradation of a historically significant site. As such, a historic resource assessment was prepared for the property by Page & Turnbull in April 2024 (Attachment 5). The historic resource assessment found that 901 Hermosa Avenue is not currently listed on any local, state, or federal register of historic resources. The structure is a local example of a 1920s automobile showroom. The building is a modest representation of the Mission Revival architectural style, as it is less elaborate and ornamented than other high-style examples in the region. In addition, some of the original features, such as windows and doors, have been replaced or infilled. The assessment finds that the building does not possess a level of architectural distinction, nor is it associated with events or individuals of significance; the property does meet the eligibility criteria for the National or California Register of Historical Resources. The city’s Historic Preservation Ordinance has been implemented voluntarily, and this building has not been locally designated as a landmark. The assessment concludes that the project is not a historic resource for the purposes of CEQA. Lot Line Adjustment A lot line adjustment is the process under the State Subdivision Map Act that is used to change the property lines of existing parcels. The process can be used to do a number of things, such as: combine up to four (4) adjacent parcels into one (1) parcel, alter the boundary between up to four (4) parcels, or reconfigure the shapes of up to four (4) parcels. Page 299 of 908 City of Hermosa Beach | Page 6 of 9 The property is a corner lot consisting of three parcels, lots 25-27, and has the following dimensions. Existing Lot Configuration Lot Width Length 25 30 ft 95 ft 26 26 ft- 2 in 95 ft 27 30 ft 95 ft The project would adjust the lot lines to create a single parcel with dimensions of 86 feet 2 inches wide by 95 feet long, totaling 8,177 square feet. Findings: Pursuant to Hermosa Beach Municipal Code §17.58.020, remodels of 1,500 square feet or more in any zone shall be subject to a Precise development Plan (PDP). Pursuant to Hermosa Beach Municipal Code §17.58.040, all projects requiring a Precise Development plan must make the following findings to approve the PDP: 1. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code; The proposed project would renovate the existing 14,021-square-foot two-story multi-tenant building and would include decommissioning approximately 1,340 square feet on the second floor, adding a 3,654 square-foot third story to the building for office use, and would result in the square footage of the building decreasing by 194 square feet. A transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll-up door on 10th court. To comply with southern California Edison guidelines, a 160-square-foot area on the second floor above the transformer will be clear and open. The project has been reviewed for compliance, and the design, layout , and physical features of the proposed development would comply with all applicable provisions of the Municipal Code. 2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; The subject property has a General Plan land use designation of Community Commercial. The purpose of this designation is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The site is also located within the Downtown District character area. The vision of this district is to enhance building form and orientation and maintain the pedestrian realm along Pier Avenue while transforming the realm on Hermosa Avenue. The Downtown District intended uses would be services and activities associated with the local beach culture to residents as well as visitors to the city. Additionally, The Downtown character district areas specifies a desired character and building area form that includes 1) Many of the unique buildings, Page 300 of 908 City of Hermosa Beach | Page 7 of 9 streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm and 2) Buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures. The general plan states the maximum floor area ratio (FAR) for a community commercial land use designation is 1.25. The property is currently nonconforming with a FAR of 1.7. the proposed project would maintain this nonconforming FAR. The proposed project would revitalize the existing building and incorporate a more modern aesthetic, inclusive of a variety of materials to create interest and break monotony. The large arched storefront windows on the first floor would be maintained. The modern aesthetic would largely come into play in the new third- floor addition with the installation of numerous windows and the incorporation of different materials. Additionally, the staff proposes a condition of approval prohibiting tinting and reflective glass. Therefore, the proposed project is consistent with the General Plan. 3. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or General Plan Consistency Goals & Policies Findings Land Use Element Goal 1: Create a sustainable urban form and land use patterns that support a robust economy and high-quality life for residents Policy 1.3 Access to daily activities. Strive to create sustainable development patterns such that the majority of residents are within walking distance to a variety of neighborhood goods and services Policy 1.7 Compatibility of Uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses. The proposed project will increase access to services in the community and contribute to more options for residents to have access to daily activities. All future uses will be subject to compliance with the permitted uses of the C-3 zone per the city’s municipal code, Parks & Open Space Element Goal 5. Scenic vistas, viewpoints, and resources are maintained or enhanced Policy 5.7 Light pollution. Preserve nighttime skyward views and reduce glare by minimizing shoreline lighting levels. Nighttime views would be protected by a condition of approval requiring all exterior lighting to be downcast to minimize light pollution. Page 301 of 908 City of Hermosa Beach | Page 8 of 9 modified pursuant to the provisions of this Title. The proposed project would renovate the existing 14,021-square-foot two-story multi-tenant building and would include decommissioning approximately 1,340 square feet on the second floor, adding a 3,654 square-foot third story to the building for office use, and would result in the square footage of the building decreasing by 194 square feet . The development proposes a contemporary architectural style and would utilize several materials, such as metal paneling, aluminum and glass on the storef ront, and incorporate stucco, aluminum and glass curtain walls to break the monotony and create visual interest. The proposed design will be compatible with buildings in the surrounding area. Moreover, the project complies with all design development stan dards. Pursuant to the state Subdivision Map Act (California Government Code Section 66412(d)), a tentative map, parcel map, or final map shall not be required as a condition to the approval of a lot line adjustment between four or fewer existing adjoining parcels, where the land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created, if the lot line adjustment is approved by the City. The City must limit its review and approval to a determination of whether the parcels resulting from the adjustment will conform to the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances. Conditions and exactions placed on approval must be limited to those necessary to comply with the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the lot line adjustment, or to facilitate the relocation of existing utilities, infrastructure, or easements. In addition, the City cannot require a record of survey for a lot line adjustment unless otherwise required by law. The proposed lot line adjustment consolidates three existing lots into a single 8,177-square-foot lot (86 feet 2 inches wide by 95 feet) that is consistent with the General Plan, Zoning, applicable Coastal Plan, and building regulations. Environmental Analysis: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 1 categorical exemption, existing facilities as defined in section 15301 of the CEQA Guidelines, as it consists of internal and exterior modification of an existing building. The proposed project also qualifies for a Class 5 categorical exemption, minor alterations in land use limitations, as defined in section 15305, as the project consists of a minor lot line adjustment. Additionally, a historic resource assessment was prepared for the project by Page & Turnbull in April 2024, and it was determined that the property is not considered a historic resource for the purposes of CEQA. Public Notification: Page 302 of 908 P a g e 1 of 10 CITY OF HERMOSA BEACH RESOLUTION NO. 25-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL AN EXISTING 14,021 SQUARE-FOOT TWO-STORY COMMERCIAL BUILDING AND CONSOLIDATE THREE EXISTING PARCELS INTO A SINGLE LOT, AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15301, CLASS 1 and SECTION 15305, CLASS 5 OF THE CEQA GUIDELINES. The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as follows: WHEREAS, on May 30, 2023, the applicant, Kyle Ransford, filed an application for a Precise Development Plan and Lot Line Adjustment, to remodel and add to an existing 14,021 square-foot two-story commercial building (the “Project”) located at 901 Hermosa Avenue (the “site”). The project proposes to add a third story to the exiting building, increasing the building height to 28 feet 9.6 inches, and reconfigure the existing building layout, resulting in a decrease of 194 square feet of usable floor area for a remodeled multi-tenant commercial building. Additionally, the lot line adjustment will consolidate three existing parcels at the project site into a single lot; and WHEREAS, the Planning Commission, at its public meeting of October 21, 2025, conducted a public hearing, and considered all testimony and evidence, both oral and written, that was presented to the Planning Commission; and WHEREAS, the proposed project is Categorically Exempt from the California Environmental Quality Act as defined in section 15301, Class 1, Existing Facilities as the project consists of internal and exterior modification of an existing building. The proposed project also qualifies for a Class 5 categorical exemption, Minor Alterations in land use limitations, as defined in section 15305, as the project consists of a minor lot line adjustment. Additionally, a historic resource assessment was prepared for the project by Page & Turnbull in July 2024 and determined that the property is not considered a historical resource for the purposes of CEQA and will not cause a substantial adverse change in the significance of a historical resource, as per CEQA Guidelines (14 CCR § 15064.5(a)), 901 Hermosa Avenue is not currently listed in a local register of historic resources or in the California Register and Page 303 of 908 P a g e 2 of 10 is not eligible for listing in the California Register, the property is not a historic resource for the purposes of the CEQA.. Moreover, none of the exceptions to the categorical exemption(s) apply under section 15300.2. The project is not located in a particularly sensitive environment such that its impact on the environment will be significant, and will not result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances. The project will not damage a scenic highway or scenic resources within a state scenic highway as no scenic state highway exist in the vicinity of the project , nor is the project located on a hazardous waste site. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines, and declares the following pertaining to the application for a Precise Development Plan (PDP 23-04), pursuant to section 17.58.040 of the Hermosa Beach Municipal Code (“HBMC”): 1. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code; The proposed project would renovate the existing 14,021- square-foot two-story multi-tenant building and would include decommissioning approximately 1,340 square feet on the second floor, adding a 3,654 square-foot third story to the building for office use, and would result in the square footage of the building decreasing by 194 square feet. A transformer would be located in a 172- square-foot enclosed space on the first floor with access from a roll up door on 10th court. To comply with Southern California Edison guidelines, a 160-square-foot area on the second floor above the transformer will be clear and open. The project has been reviewed for compliance, and the design, layout, and physical features of the proposed development would comply with all applicable provisions of the Municipal Code. 2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; The subject property has a General Plan land use designation of Community Commercial. The purpose of this designation is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The site is also located within the Downtown District character area. The Page 304 of 908 P a g e 3 of 10 vision of this district is to enhance building form and orientation and maintain the pedestrian realm along Pier Avenue while transforming the realm on Hermosa Avenue. The Downtown District intended uses are services and activities associated with the local beach culture to residents as well as visitors to the city. Additionally, the Downtown character district areas specifies a desired character and building area form that includes 1) “many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm,” and 2) “buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures.” The General Plan states the maximum floor area ratio (F.A.R.) for a community commercial land use designation is 1.25. The property is currently nonconforming with a FAR of 1.7, and the proposed project would maintain this nonconforming FAR. The proposed project would revitalize the existing building and incorporate a more modern aesthetic inclusive of a variety of materials to create interest and break monotony. The large arched storefront windows on the first floor would be maintained. The modern aesthetic would largely come into play in the new third floor addition with the installation of numerous windows and the incorp oration of different materials. Additionally, staff proposes a condition of approval prohibiting tinting and reflective glass. Therefore, the proposed project is consistent with the General Plan. General Plan Consistency Goals & Policies Findings Land Use Element Goal 1: Create a sustainable urban form and land use patterns that support a robust economy and high-quality life for residents Policy 1.3 Access to daily activities. Strive to create sustainable development patterns such that the majority of residents are within walking distance to a variety of neighborhood goods and services Policy 1.7 Compatibility of Uses. Ensure the placement of new uses does not create The proposed project will increase access to services in the community and contribute to more options for residents to have access to daily activities. All future uses will be subject to compliance with the permitted uses Page 305 of 908 P a g e 4 of 10 3. 3. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of this Title. The subject property has a General Plan land use designation of Community Commercial. The purpose of this designation is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The site is also located within the Downtown District character area. The vision of this district is to enhance building form and orientation and maintain the pedestrian realm along Pier Avenue while transforming the realm on Hermosa Avenue. The Downtown District intended uses would be services and activities associated with the local beach culture to residents as well as visitors to the city. Additionally, The Downtown character district areas specifies a desired character and building area form that includes 1) Many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm and 2) Buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures. The general plan states the maximum floor area ratio (FAR) for a community commercial land use designation is 1.25. The property is currently nonconforming with a FAR of 1.7. the proposed project would maintain this nonconforming FAR. The proposed project would revitalize the existing building and incorporate a more modern aesthetic inclusive of a variety of materials to create interest and break monotony. The large arched storefront windows on the first floor would be maintained. The modern aesthetic would largely come into play in the new third floor addition with the installation of numerous windows and the incorporation of different materials. Additionally, staff proposes a condition of approval prohibiting or exacerbate nuisances between different types of land uses. of the C-3 zone per the city’s municipal code. Parks & Open Space Element Goal 5. Scenic vistas, viewpoints, and resources are maintained or enhanced Policy 5.7 Light pollution. Preserve skyward nighttime views and lessen glare by minimizing lighting levels along the shoreline. Nighttime views would be protected by a condition of approval requiring all exterior lighting to be downcast to minimize light pollution. Page 306 of 908 P a g e 5 of 10 tinting and reflective glass. Therefore, the proposed project is consistent with the General Plan. SECTION 2. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines, and declares the following pertaining to the application for a Lot Line Adjustment (LLA 23-03) pursuant to the Subdivision Map Act, California Government Code Section 66412(d): 1. Pursuant to the state Subdivision Map Act (California Government Code Section 66412(d)), a tentative map, parcel map, or final map shall not be required as a condition to the approval of a lot line adjustment between four or fewer existing adjoining parcels, where the land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created, if the lot line adjustment is approved by the City. 2. The City must limit its review and approval to a determination of whether the parcels resulting from the adjustment will conform to the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances. Conditions and exactions placed on approval must be limited to those necessary to comply with the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the lot line adjustment, or to facilitate the relocation of existing utilities, infrastructure, or easements. In addition, the City cannot require a record of survey for a lot line adjustment unless otherwise required by law. The proposed lot line adjustment consolidates three existing lots into a single 8,177 -square- foot lot (86 feet 2 inches wide by 95 feet ) that is consistent with the General Plan, Zoning, applicable Coastal Plan, and building regulations. SECTION 3. Based on the foregoing, the Planning Commission hereby approves the subject Precise Development Plan (PDP 23-04) and Lot Line Adjustment (LLA 23-03) to remodel and add to an existing 14, 021 square-foot two-story commercial building located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot as set forth in Planning Commission Resolution 25-10, subject to the following Conditions of Approval: General Conditions 1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Planning Commission at its meeting of Page 307 of 908 P a g e 6 of 10 October 21, 2025, in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC or requirements of this approval. 2. The project shall fully comply with all requirements of the Downtown Commercial (C- 2) Zone as applicable of the Municipal Code, including but not limited to: a. Height, including all required roof-mounted equipment, shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of the building plan review, to the satisfaction of the Community Development Director. b. Architectural treatments and accessory facilities shall be as shown on building elevations, site, and floor plans. 3. The project shall comply with all requirements of the City of Hermosa Beach Building Division, Public Works Department, Los Angeles County Fire Department, and the HBMC. 4. This approval shall not be effective for any purposes until the permittee, Kyle Ransford, and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department signed affidavits stating that they are aware of, and agree to accept, all the conditions of this grant. The Conditional Use Permit and Precise Development Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 5. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration shall be provided. 6. The Planning Commission may review this Precise Development Plan and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the surrounding neighborhood. 7. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this permit and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 8. To the extent permitted by law, permittee shall defend, indemnify and hold harmless Page 308 of 908 P a g e 7 of 10 the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by any party against the indemnified parties to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. 9. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. Planning 10. All Conditions of Approval shall be printed verbatim on all plans submitted for plan review to the Community Development Department. These conditions shall be indexed on the cover sheet and referenced on the site plan. 11. Landscaping: Any proposed onsite landscaping shall comply with HBMC chapter 8.60, Water Efficient Landscaping and HBMC section 8.44.095(F)(1) and must be submitted to the Community Development Department and be approved prior to issuance of the building permit. 12. Walls/Fences: All walls, or fences, including the visible surface of retaining walls, shall be constructed of, or treated with, an aesthetically pleasing material approved by the Community Development Director, including, but not limited to, masonry block designed and manufactured to be exposed (e.g., split-face, scored, textured or striated); surface treated masonry (e.g. stucco or paint); wrought iron or simulated wrought iron; brick; wood; stucco or paint. Plain gray untreated block not designed or manufactured to be exposed and chain link fences are prohibited (HBMC Section 17.46.130.E). 13. Lighting: Outdoor lighting and lighting for signs associated with commercial uses designed so as not to adversely impact residences. No flashing, blinking , or high- intensity lighting. Adequate lighting to illuminate parking areas and corridors to access parking and public sidewalk. Lighting for signs may only be illuminated during business hours. 14. Lighting: All lighting shall be directed downward, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and Page 309 of 908 P a g e 8 of 10 motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) securing lighting and porch lights. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. 15. Signs: Signs shall be limited to the commercial space frontage pursuant to the requirements of HBMC Chapter 17.50, Signs. 16. All proposed mechanical equipment shall be located outside of required setbacks in accordance with the Hermosa Beach Municipal Code. All mechanical equipment must be screened from public view subject to the review and approval of the Community Development Director or designee. 17. Use of the second-floor decommissioned area shall be strictly prohibited from use. 18. At the time of plan check approval, the applicant shall submit a building permit. The applicant shall remit a construction plan, which shall include a plan for how it will maintain \the existing perimeter walls throughout the various construction phases. 19. The use of tinted and/or reflective glass is prohibited. 20. Prepayment of all taxes as required California Government Code Section 66412 and any fees required by the City shall be evidenced prior to recordation of the Certificate of Compliance. 21. A Certificate of Compliance and legal descriptions in a form approved by the City and compliant with the Subdivision Map Act shall be submitted consistent with the plans approved by the Planning Commission, approved by the Community Development Director and City Attorney, and recorded with the Office of the Los Angeles County Recorder and evidence of recording shall be submitted to the Community Development Department within one (1) year of this approval. 22. Construction projects within the city shall demonstrate compliance with all applicable standards of the Southern California Air Quality Management District, including the following provisions of District Rule 403: · All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. · The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind. · All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), to prevent excessive amounts of Page 310 of 908 P a g e 9 of 10 dust. · All dirt/soil loads shall be secured by trimming, watering, or other appropriate means to prevent spillage and dust. · All dirt/soil materials transported off-site shall be required to cover their loads as required by California Vehicle Code Section 23114 to prevent excessive amount of dust. · General contractors shall maintain and operate construction equipment to minimize exhaust emissions. · Trucks having no current hauling activity shall not idle but shall be turned off. 23. In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to 5 minutes at any location. 24. The project shall comply with South Coast Air Quality Management District Rule 1113, limiting the volatile organic compound content of architectural coatings. 25. Construction projects within the city shall install odor-reducing equipment in accordance with South Coast Air Quality Management District Rule 1138. 26. Project applicants shall identify all measures to reduce air pollutant emissions below SCAQMD thresholds prior to the issuance of building permits. Should attainment of SCAQMD thresholds be determined to be infeasible, construction contractors shall provide evidence of this to the City and will be encouraged to apply for SCAQMD SOON funds. 27. As a standard condition of approval for future development projects implemented under PLAN Hermosa that involve ground disturbance or excavation: · For any project where earthmoving or ground disturbance activities are proposed at depths that encounter older Quaternary terrace deposits, a qualified paleontologist shall be present during excavation or earthmoving activities. · If paleontological resources are discovered during earthmoving activities, the construction crew shall immediately cease work in the vicinity of the find and notify the City. The project applicant(s) shall retain a qualified pal eontologist to evaluate the resource and prepare a recovery plan in accordance with Society of Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is not limited to, a field survey, construction monitoring, sampling and data recovery procedures, museum storage coordination for any specimen recovered, and a report of findings. Recommendations in the recovery plan that are determined by the lead agency to be necessary and feasible shall be implemented before construction activities can resume at the site where the paleontological resources were discovered. Page 311 of 908 P a g e 10 of 10 Building 28. The previously provided LFA Report dated 10/8/24 states that the existing wall will not be entirely abandoned and that alterations will be made to mitigate structural deficiencies. Structural plans have not yet been reviewed to determine the extent of this work and how it may encroach into the PROW. No new walls or foundation footings (including underpinning) will be allowed within the public right-of-way without the approval of Public Works. 29. Must reference all gross square footage on page G-202, to include square footage that is being designated and labeled as “deactivated space”. 30. Must clarify access areas on page G-202/G-203/G-204: a. It appears that the access path to the proposed electrical room is less than 3 feet. b. The South egress path and door swing appear to swing out onto the encroachment area, subject to the approval of Public Works. c. The doors on the North side of the building for the proposed fire room and trash room appear to swing into the public right of way, subject to the approval of Public Works. 31. Must acquire approval from Public Works if the existing wall encroaching on the Public Way is to be maintained in that location. 32. Referencing page AD-111: Any work that exceeds 50% demolition of the existing framing will be considered new and is subject to the development and building standards of a new building. The following items will require plan review and approval, prior to permit issuance: 33. Pedestrian and adjacent property protection plans will be required for review and approval. 34. Submit all Architectural, Geotechnical Reports, LID, Site Drainage, Energy Sheets/Calculations, and Structural Plans for plan review and approval and acquire all required permits. 35. Submittal and plan approval required to LA County Fire Land Development Unit for the site plans and floor plans 36. Submittal and plan approval required to LA County Fire for Fire Sprinklers and Fire Alarm Systems. Public Works 37. No new walls or foundation footing will be allowed to be constructed on or over the Page 312 of 908 P a g e 11 of 10 public right-of-way. 38. A Residential Encroachment permit is required for non -confirming structures located over or within the public right-of-way. The following conditions of approval shall be satisfied, subject to the satisfaction of the Public Works Director or designee. 39. Prior to issuance of a Building Permit, an approved civil engineering plans prepared by a licensed civil engineer, and approved by Public Works, addressi ng grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on-site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the Municipal Code and Public Works specifications, shall be filed with the CD Department. 40. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on the street. 41. Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including, if required, an approved Residential or Commercial Encroachment Permit. 42. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check. 43. Sewer lateral video must be submitted with plan check submittal if the developer plans to use the existing sewer lateral. Sewer lateral work may be r equired after reviewing the sewer lateral video. 44. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44). Implement required Low Impact Development Standards, provide calculations and documents i.e. Appendix D and E of the Storm Water LID Guidelines, submit at time of grading and plan check along with an erosion control plan. SECTION 4. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after exhaustion of any available administrative remedies, must be made within 90 days after the final decision by the City Council. The Hermosa Beach City Council may on its own initiative review all actions of the Planning Commission. If the City Council does not initiate review of this decision as set forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final. PASSED, APPROVED, and ADOPTED on the 21st of October, 2025. ______________________________________________________________________________________ Page 313 of 908 P a g e 12 of 10 VOTE: AYES: NOES: ABSTAIN: ABSENT CERTIFICATION I hereby certify the foregoing Resolution PC 25-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of October 21, 2025. Kate Hirsh, Chair Alison Becker, Secretary Date Page 314 of 908 Palm DrManhattan AveBeach Dr 9th S t 7th S t 11th S t 10th S t Hermosa AveBeach D r 8 t h S t 6th S t P ie r A v e The Strand 7th C t 8th C t Sunset Dr 9th C t 10th C t 12th C t 11th C t Monterey B lvd Pier P l a z a Bayview DrProject Zoning Map Planning Commission October 21, 2025 Description 901 Hermosa Avenue APN: 4187-003-028 Zone: C-2 Downtown Commercial Precise Development Plan Legend R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Neighborhood Commercial C-2 Downtown Commercial C-3 General Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) 500' Notification Radius Page 315 of 908 City of Hermosa Beach | Page 9 of 9 For the October 21, 2025, Planning Commission hearing, a total of 696 public hearing notices were mailed to the applicant, occupants, and property owners of properties within a 500-foot radius on October 11, 2025. A legal ad was published on October 11, 2025, in the Daily Breeze, a newspaper of general circulation. An eBlast was sent to all subscribers on October 9, 2025 and it was posted on our website and bulletin board. Additionally, the applicant received a notice poster to post on -site and provided proof of posting a minimum of ten days in advance of the public hearing, in accordance with HBMC 17.68.050. Public notification materials are included as Attachment 6. As of the writing of the report, one public comment expressing opposition to the project was received (Attachment 7). Attachments: 1. Resolution 25-XX 2. Zoning Map 3. Project Plans 4. Lot Line Adjustment 5. Historic Resource Assessment 6. Public Notification Package 7. Public Comment Respectfully Submitted by: Kaneca Pompey, Contract Planner Concur: Alexis Oropeza, Planning Manager Approved: Sarah Locklin, Interim Assistant City Attorney Approved: Alison Becker, Community Development Director Page 316 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 12 OF 136 G-101 COVER SHEET ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 ENTRY 101 DIMENSION TO FACE DIMENSION TO CENTERLINE REVISION NUMBER NEW ELEVATION BUILDING SECTION WALL SECTION DETAIL INTERIOR ELEVATION - MULTIPLE WALLS GRIDLINE TO FACE OF STRUCTURE EXISTING ELEVATION CONTROL POINT / DATUM ALIGN FINISH DESIGNATION EQUIPMENT MARK PLUMBING FIXTURES NEW WALL EXISTING WALL INTERIOR ELEVATION - 1 WALL EXTERIOR ELEVATION ROOM NAME ROOM NUMBER WALL TYPE WINDOW MARK DIRECTION OF SLOPE TO DRAIN DOOR MARK DASHED LINES INDICATE HIDDEN, OVERHEAD OR ITEMS TO BE REMOVED PROPERTY LINE BUILDING FLOOR OR ELEVATION SOLID LINE BREAK LINE - MATERIAL TO CONTINUE EXHAUST FAN GRIDLINE ON CENTER OF COLUMN FIRE SPRINKLER SMOKE DETECTOR KEYNOTE DIMMER/VACANCY SENSOR WALK STREET SETBACK 100 A 100 1 SD WS SB SP PL-01 PT-01 APP-01 1 COVER SHEET & GENERAL INFO DIAGRAMS SURVEY - MAPPING DEMOLITION SITE DEMOLITION PLANS CIVIL G-101 G-102 G-201 G-202 G-203 G-204 V-101 AD-101 AD-111 AD-112 AD-113 C-000 C-100 C-210 C-300 C-400 COVER SHEET GENERAL NOTES SITE PHOTOS CURRENT VS PROPOSED SQ FT CODE REPORT CODE PLANS & SECTIONS SURVEY PLAN DEMOLITION SITE PLAN DEMOLITION 1st FLOOR PLAN DEMOLITION 2nd FLOOR PLAN DEMOLITION ROOF PLAN TITLE SHEET EROSION CONTROL PLAN GRADING AND DRAINAGE PLAN LOW IMPACT DEVELOPMENT PLAN UTILITY PLAN SITE PLANS FLOOR PLANS ELEVATIONS SECTIONS ENLARGED PLANS ASSEMBLY DETAILS SCHEDULES A-101 A-111 A-112 A-113 A-114 A-115 A-201 A-202 A-203 A-204 A-301 A-302 A-303 A-401 A-402 A-403 A-404 A-405 A-501 A-502 A-601 A-602 A-603 SITE PLAN FOUNDATION PLAN 1st FLOOR PLAN 2nd FLOOR PLAN 3rd FLOOR PLAN ROOF PLAN EXISTING ELEVATIONS EXISTING ELEVATIONS PROPOSED ELEVATIONS PROPOSED ELEVATIONS BUILDING SECTIONS BUILDING SECTION WALL SECTIONS STAIR 01 PLAN & SECTION STAIR 02 PLAN & SECTION STAIR 03 & ELEVATOR 02 PLAN & SECTION ENLARGED BATHROOM PLANS & ELEVATIONS ENLARGED KITCHEN PLANS & ELEVATIONS DETAILS - WALL ASSEMBLIES DETAILS - FLOOR / ROOF / CEILING ASSEMBLIES FINISH SCHEDULE & MATERIAL LEGEND DOOR + WINDOW SCHEDULES CURTAIN WALL SCHEDULE PROJECT INFORMATION PROJECT DIRECTORY ABBREVIATIONS RELEVANT CODESDEFERRED SUBMITTALS FIRE SPRINKLER NOTE SYMBOLS VICINITY MAP OTHER SHEET INDEX PROJECT ADDRESS 901 HERMOSA LEGAL DESCRIPTION LOT 25, 26 AND 27, BLOCK 10. HERMOSA BEACH, M.B. 1-25-26 APN# 4187-003-028 ZONE C2 (DOWNTOWN COMMERCIAL ZONE) LOT AREA (NET) 8,180 SF OCCUPANCY GROUP MERCANTILE OFFICE & STORAGE CONSTRUCTION TYPE TYPE V NO. OF STORIES THREE STORIES FIRE SPRINKLERS SPRINKLERS THROUGHOUT PARKING N/A SCOPE OF WORK MAJOR REMODEL OF EXISTING TWO-STORY COMMERCIAL STRUCTURE. PROPOSED WORK INCLUDES: REMOVE EXISTING EXTERIOR WALL FINISH AND INSTALL NEW FINISH OVER SUBSTRATE REMOVE EXISTING EXTERIOR DOORS AND REPLACE WITH NEW REMOVE EXISTING EXTERIOR WINDOWS AND REPLACE WITH NEW RECONFIGURE EXISTING INTERIOR SPACES PER PLANS. GC TO REMOVE DRYWALL AT ALL SURFACES AS NEEDED TO ACCOMMODATE REMODEL. EXISTING INTERIOR AND EXTERIOR LIGHTING TO BE REMOVED AND REPLACED EXISTING MECHANICAL EQUIPMENT AND DUCTWORK TO BE REMOVED AND REPLACED EXISTING ROOF AND ROOF DRAINAGE TO BE RENEWED. GC TO APPLY NEW FINISH TO EXISTING ROOF EXISTING FLOOR AND WALL FINISHES TO BE REMOVED THROUGHOUT EXISTING LOW VOLTAGE AND A/V SYSTEMS TO BE REMOVED AND REPLACED WITH NEW EXISTING PLUMBING FIXTURES TO BE REMOVED AND REPLACED WITH NEW. GC TO REWORK EXISTING PIPING AS NEEDED FOR NEW CONFIGURATION EXISTING HARDSCAPE, SOFTSCAPE, AND PLANTERS TO BE REMOVED. GC TO INSTALL NEW HARDSCAPE, SOFTSCAPE, AND PLANTERS PER PLANS REWORK EXISTING DRAINAGE AS NEEDED 2022 CALIFORNIA BUILDING CODE, 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE, 2022 CMC, 2022 CEC, 2022 CPC, 2022 CRC CLIENT KYLE RANSFORD 901 HERMOSA PARTNERS LLC 2301 ROSECRANS AVENUE, SUITE 4130 EL SEGUNDO CA 90254 USA ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 ANTHONY@LANEY.LA (310) 870-7175 SURVEYOR DENN ENGINEERS 3914 DEL AMO BLVD, SUITE 921, TORRANCE, CA, 90503 (310) 542-9491 STRUCTURE + CIVIL LABIB FUNK + ASSOCIATES 319 MAIN STREET, EL SEGUNDO, CA 90245 (213) 239-9700 GEO-TECHNICAL ENGINEER NORCAL ENGINEERING 10641 HUMBOLT STREET, LOS ALAMITOS, CA 90720 (526) 799-9469 MEP NATIONAL ENGINEERING & CONSULTING, INC 30 THOMAS I, IRVINE, CA 92618 (714) 495-8004 @ AT A.F.F. ABOVE FINISH FLOOR AFG ABOVE FINISH GRADE ACOUS ACOUSTICAL ADJ ADJUSTABLE ALUM ALUMINUM ANCH ANCHOR APPROX APPROXIMATELY ATTEN ATTENUATION BD BOARD BLDG BUILDING BLK BLOCK BM BEAM B.O. BOTTOM OF (C) COMPACT PARKING STALL CA CLEAR ANODIZED CAB CABINET CER CERAMIC CJ CONTROL JOINT CL CLOSET C.L. CENTER LINE CLG CEILING CLR CLEAR CMU CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE CONST CONSTRUCTION CONT CONTINUOUS DBL DOUBLE DTL DETAIL DIA DIAMETER DIAG DIAGONAL DIM DIMENSION DN DOWN DS DOWNSPOUT DWG DRAWING EA EACH EL ELEVATION ELECT ELECTRICAL EQ EQUAL EQUIP EQUIPMENT (E) EXISTING EP ELECTRIC PANEL EXT EXTERIOR FD FLOOR DRAIN FIN. FINISH F.F.E. FINISH FLOOR ELEVATION FLR FLOOR FLUOR FLUORESCENT F.O. FACE OF FT FOOT FTG FOOTING FV FIELD VERIFY GA GAUGE GI GALVANIZED IRON GALV GALVANIZED GL GLASS GYP BD GYPSUM BOARD HD HEAD HDWD HARDWOOD HORIZ HORIZONTAL HT HEIGHT ID INSIDE DIAMETER IN INCH INSUL INSULATION INT INTERIOR LAM LAMINATE LAV LAVATORY LT FXT LIGHT FIXTURE MAX MAXIMUM MEMB MEMBRANE MECH MECHANICAL MTL METAL MIN MINIMUM (N) NEW NIC NOT IN CONTRACT OC ON CENTER OD OUTSIDE DIAMETER P.C. PROPERTY CORNER P.L. PROPERTY LINE PLT PLATE PLAS PLASTER PLWD PLYWOOD R RISERS RD ROOF DRAIN R.O. ROUGH OPENING RAD RADIUS RDL ROOF DRAIN LEADER REC RECESSED REINF REINFORCED REQ'D REQUIRED RES RESISTANT RESIL RESILIENT RET RETAINING REV. REVERSE RM ROOM S.S. STAINLESS STEEL SV SHEET VINYL SCHED SCHEDULE SECT SECTION SAM SELF ADHERING MEMBRANE SFR SINGLE FAMILY RESIDENCE SHT SHEET SIM SIMILAR SPEC SQUARE STD STANDARD STL STEEL STRUCT STRUCTURAL SUSP SUSPENDED T TREADS T&B TOP AND BOTTOM T&G TONGUE AND GROOVE T.O. TOP OF T.O.C. TOP OF CONCRETE TOP TOPPING TELE TELEPHONE TEMP TEMPERED T.S. TUBE STEEL TYP TYPICAL UNO UNLESS NOTED OTHERWISE URM UNREINFORCED MASONRY VCT VINYL COMPOSITION TILE W/ WITH WC WATER CLOSET WF WIDE FLANGE WP WATERPROOF WD WOOD WRB WEATHER RESISTANT BARRIER ± PLUS OR MINUS # NUMBER - ANY EXISTING FIRE SPRINKLER OR FIRE ALARM SYSTEMS MUST SUBMIT FOR SEPARATE PLAN REVIEW. - FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN CHECK PERMIT. - PROPERTY ADDRESS(S) MUST BE PERMANENTLY AFFIXED TO BUILDING IN ACCORDANCE WITH MBFC 505.1 PRIOR TO FINAL FIRE INSPECTION. [MBMC 3.16.20]. - AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN THE BUILDING AND IN OTHER AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL. - AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL COMPLY WITH THE HERMOSA BEACH FIRE DEPARTMENT MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS. - HORN/STROBE ALARM DEVICES SHALL BE PLACED ON THE ADDRESS SIDE OF THE BUILDING UNLESS OTHERWISE SPECIFIED BY FIRE DEPARTMENT PERSONNEL. - ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SOUND DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. - ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. - NO PLUMBING VENTS OR SIMILAR EQUIPMENT SHALL BE PLACED BACK TO BACK BETWEEN SEPARATE DWELLING UNITS. • FIRE SPRINKLERS AND ALARMS A) DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. THE ENGINEER OF RECORD FOR THE BUILDING PROJECT SHALL PROVIDE A NOTE ON THE DEFERRED PLANS OR A SHOP DRAWING APPROVAL STAMP STATING THAT THE PLANS ARE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDINGS. (CBC 106.3.4.2) AN AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN THE BUILDING AND IN OTHER AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL. AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL COMPLY WITH THE HERMOSA BEACH FIRE DEPARTMENT MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS. FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN CHECK AND PERMIT [R313 CRC, 903.2.8.2 CFC AS AMENDED BY MBMC 3.16.020] Page 317 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 13 OF 136 G-102 GENERAL NOTES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 GENERAL CONSTR. HERMOSA BCH CITY BEST MANAGEMENT PRACTICES BUILDING & SAFETY PUBLIC WORKS CITY OF HERMOSA BEACH PLANNING A) CONSTRUCTION DOCUMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR READING AND COMPLYING WILL ALL NOTES INCLUDED IN THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL BRING ANY AND ALL DISCREPANCIES OR CONFLICTS TO THE ATTENTION OF THE ARCHITECT. THE CONTRACTOR SHALL THOROUGHLY REVIEW THE CONSTRUCTION DRAWINGS, SPECIFICATIONS, ADDENDUMS, AND ANY REVISIONS ISSUED AND SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT FOR WRITTEN CLARIFICATION. B) CONSTRUCTION DOCUMENTS; THE CONSTRUCTION DRAWINGS AND SPECIFICATIONS ARE REPRESENTATIONAL OF THE FINISHED STRUCTURE AND DO NOT INDICATE THE MEANS + METHODS OF CONSTRUCTION, TECHNIQUES, SEQUENCING, OR PROCEDURES REQUIRED FOR CONSTRUCTION. C) APPROVED DRAWING SET: THE CONTRACTOR SHALL KEEP AND MAINTAIN THE CITY APPROVED RECORD SET OF DRAWINGS AT THE JOB SITE AT ALL TIMES. THE CONTRACTOR SHALL KEEP THE SET CURRENT WITH ANY APPROVED REVISIONS OR ADDENDA. D)MINIMUM STANDARDS OF WORK: IF ANY CONFLICT EXISTS IN QUALITY OF WORK OR CODE REQUIREMENTS, THE HIGHER QUALITY AND MORE RESTRICTIVE SHALL APPLY. E)NOT IN SCOPE: WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS N.I.C. OR BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITHIN THE CONTRACT OR CONSTRUCTION DOCUMENTS FOR THE PROJECT. CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE CONTRACTORS CONTRACTED WITH THE OWNER. F) CODE COMPLIANCE: THE WORK SHALL BE COMPLIANT WITH ALL APPLICABLE CODE, ORDINANCES, AND REGULATIONS LISTED IN THE CONSTRUCTION DOCUMENTS AND AS REQUIRED BY THE LOCAL AUTHORITY HAVING JURISDICTION. G) OSHA COMPLIANCE: WORK SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY REGULATIONS FOR REQUIRED METHODS TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR VISITING THE SITE DURING THE CONSTRUCTION PERIOD. H) SITE MEASUREMENTS: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS IN THE FIELD PRIOR TO STARTING ANY WORK. THE CONTRACTOR SHALL REPORT ANY DISCREPANCIES BETWEEN FIELD CONDITIONS AND THE DRAWINGS TO THE ARCHITECT PRIOR TO CONTINUING WORK. I) DIMENSIONS: THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONFLICTING DIMENSIONS BETWEEN ARCHITECTURAL + ENGINEERING DRAWINGS. THE CONTRACTOR SHALL NOT SCALE ANY DIMENSIONS OFF OF THE DRAWINGS. J) DETAILS: DETAILS PROVIDED WITHIN THE CONSTRUCTION DOCUMENTS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED PER FIELD CONDITIONS. CONTRACTOR TO NOTIFY ARCHITECT OF SUCH REVISIONS. K) SUBSTITUTIONS: NO SUBSTITUTIONS ARE ALLOWED UNLESS SPECIFICATIONS ARE SUBMITTED TO AND APPROVED BY THE OWNER AND ARCHITECT. L)CONTRACT DEVIATIONS: ANY VALUE ENGINEERING OR SUBSTITUTION OF REQUIREMENTS NOTED IN THE CONTRACT DOCUMENTS TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT, SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT. M) COORDINATION WITH CONTRACTORS/CONSULTANTS: THE CONTRACTOR SHALL COORDINATE THEIR WORK WITH ALL OTHER TRADES, CONSULTANTS, AND SUB-CONTRACTORS WORKING ON THE PROJECT WHETHER UNDER CONTRACT OF THE CONTRACTOR OR OWNER. N) DIMENSIONS: ALL DIMENSIONS ARE TO FACE OF STUD (F.O.S.) UNLESS NOTED OTHERWISE. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DIMENSIONAL CONFLICTS WITHIN THE CONTRACT DOCUMENTS. O) SITE ACCESS: THE CONTRACTOR SHALL GIVE THE CLIENT, ARCHITECT, CONSULTANTS, AND INSPECTORS ACCESS TO THE JOB SITE DURING NORMAL BUSINESS HOURS FOR THE DURATION OF CONSTRUCTION. P) SITE OBSERVATION: ANY SITE OBSERVATION BY THE ARCHITECT DURING CONSTRUCTION IS FOR THE SOLE PURPOSE OF REVIEWING THE WORK FOR COMPLIANCE WITH THE CONTRACT DOCUMENTS. THE ARCHITECT IS NOT RESPONSIBLE FOR INSPECTION OF PROTECTIVE MEASURE OR THE CONSTRUCTION PROCEDURES OR FOR GUARANTEEING THE CONTRACTOR'S WORK. Q) DAMAGES: CONTRACTOR TO PROTECT ALL AREAS ADJACENT TO CONSTRUCTION AREAS FROM DAMAGE CAUSED BY MOVEMENT OF MATERIALS OR DUST. ALL DAMAGE INCURRED SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. R) SITE EGRESS: ALL EXIT DOORS, EXIT ACCESS, AND CORRIDORS SHALL REMAIN UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MANNER WHICH BLOCKS EGRESS OF CREATES AN UNSAFE CONDITION. S) SITE CLEANLINESS: CONTRACTOR SHALL MAINTAIN A CLEAN JOB SITE FREE OF TRASK AND DEBRIS. WORK AREAS SHALL BE MAINTAINED IN A BROOM CLEAN CONDITIONS AT THE END OF EACH WORK DAY/SHIFT. T) STORING + DISPOSING OF MATERIALS: ALL CONSTRUCTION WORK INCLUDING MATERIALS OF CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS SHALL CONFORM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION. U) ROUGH UTILITIES: CONTRACTOR SHALL FURNISH AND INSTALL ROUGH PLUMBING AND ELECTRICAL AND FINAL HOOK-UP FOR ALL SPECIFIED FIXTURES, APPLIANCES, AND EQUIPMENT. V) ACCESS PANELS: CONTRACTOR SHALL INCLUDE IN THE BASE BID ALL ACCESS PANELS REQUIRED IN CEILINGS, WALLS, OR FLOORS FOR ACCESS TO ALL EQUIPMENT AS REQUIRED PER APPLICABLE CODE. W) EQUIPMENT STANDARDS: ALL ELECTRICAL, MECHANICAL AND PLUMPING FIXTURES/ EQUIPMENT SHOULD BE LISTED AND LABELED BY AN APPROVED TESTING AGENCY. X) SUBMITTALS: THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW DURING CONSTRUCTION PRIOR TO COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE, BUT ARE NOT LIMITED TO, MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED. A) BACK FLOW DEVICES: ALL LANDSCAPE IRRIGATION BACK FLOW DEVICES MUST MEET CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION. B) WASTE REMOVAL: NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. NO REFUSE OF ANY KIND GENERATED ON A CONSTRUCTION SITE MAY BE DEPOSITED IN RESIDENTIAL, COMMERCIAL, OR PUBLIC REFUSE CONTAINERS AT ANY TIME. THE UTILIZATION OF WEEKLY REFUSE COLLECTION SERVICE BY THE CITY'S HAULER FOR ANY REFUSE GENERATED AT THE CONSTRUCTION SITE IS STRICTLY PROHIBITED. FULL DOCUMENTATION OF ALL MATERIALS/TRASK LANDFILLED AND RECYCLED MUST BE SUBMITTED TO THE PERMITS DIVISION IN COMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION RECYCLING ORDINANCE. C) SEWER CLEANOUT: A PROPERTY LINE CLEANOUT MUST BE INSTALLED ON A 6 DEGREE SANITARY SEWER LATERAL. IF THERE IS NO 6 DEGREE LATERAL, THEN A NEW ONE MUST BE INSTALLED WITHIN THE PROPERTY LINES. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICAL CONSTRUCTION DETAILS. D) BACKWATER VALVE: A BACKWATER VALVE IS REQUIRED ON THE SANITARY SEWER LATERAL IF THE DISCHARGES FROM FIXTURES WITH FLOOD LEVEL RIMS ARE LOCATED BELOW THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC SEWER. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICAL CONSTRUCTION DETAILS. E) EXISTING SEWER LATERAL: IF AN EXISTING SEWER LATERAL IS USED, IT MUST BE TELEVISED TO VERIFY ITS STRUCTURAL INTEGRITY. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE PUBLIC WORKS DEPARTMENT. THE LOCAL PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND DETERMINE AT THAT TIME IF THE SANITARY LATERAL NEEDS REPAIRING, REPLACING, OR THAT IT IS STRUCTURALLY SOUND AND CAN BE USED IN ITS PRESENT CONDITION. F) UNUSED LATERALS: ANY UNUSED WATER OR SANITARY SEWER LATERALS MUST BE ABANDONED AT THE CITY MAIN. G) PROTECTION OF PROPERTY: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT ALL THE STREET SIGNS, STREET LAMPS/LIGHTS, PARKING METERS, AND/OR TREES AROUND THE PROPERTY. IF THEY ARE DAMAGED, LOST OR REMOVED, IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REPLACE THEM AT THE CONTRACTOR'S EXPENSE. THE CONTRACTOR IS ALSO RESPONSIBLE FOR ANY STREET MARKINGS THAT ARE DAMAGED OR REMOVED BY THE CONTRACTOR'S OPERATIONS. CONTACT THE PUBLIC WORKS INSPECTOR FOR SIGN SPECIFICATION AND SUPPLIERS. H) WATER METERS: WATER METERS MUST REMAIN ACCESSIBLE FOR METER READERS DURING CONSTRUCTION. WATER METERS SHALL BE PLACED NEAR THE PROPERTY LINE AND OUT OF THE DRIVEWAY APPROACH WHENEVER POSSIBLE. THE WATER METER BOX MUST BE PURCHASED FROM THE CITY AND MUST HAVE A TRAFFIC RATED LID IF THE BOX IS LOCATED IN THE DRIVEWAY. I) PARKWAY TREES: IF ANY PARKWAY TREES ARE REMOVED, THEY MUST BE REPLACED WITH TREES SELECTED FROM THE CITY'S APPROVED PARKWAY TREE LIST AND PLANTED IN ROOT BARRIER BOXES. J) BEST MANAGEMENT PRACTICES: EROSION AND SEDIMENT CONTROL DEVICES BMP'S (BEST MANAGEMENT PRACTICES) MUST BE IMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGE TO THE STREET AND ADJACENT PROPERTIES. CONTROL MEASURES MUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER FROM ENTERING THE SITE. K) DRAIN LINES: ALL DRAIN LINES INSTALLED WITHIN THE STREET RIGHT-OF-WAY MUST BE CONSTRUCTED OF DUCTILE IRON PIPE. DRAINS MUST BE SHOWN ON PLANS. L) RUNOFF DISCHARGE: ALL RUNOFF WATER FROM THE ROOF, SIDE YARDS, AND PATIOS MUST DISCHARGE ONTO STREET. A) TYPE OF CONSTRUCTION: ALL PERSONS WORKING ON THE SITE SHOULD OBTAIN, READ, AND UNDERSTAND THE BEST MANAGEMENT PRACTICES PAMPHLET FOR THE TYPE(S) OF CONSTRUCTION BEING DONE. B) SITE WASH-OFF: STOCKPILES OF SOILS, DEMOLITION DEBRIS, CEMENT, SAND, TOPSOIL, ETC., MUST BE COVERED WITH WATERPROOF MATERIALS OR BERMED TO PREVENT BEING WASHED OFF SITE. C) LIQUID MATERIALS: FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST NOT BE WASHED INTO THE STREET. D) CONCRETE WASTE: WASTE CONCRETE MUST NOT BE WASHED INTO STREET, STORM DRAIN CATCH BASINS, OR PUBLIC RIGHT-OF-WAY. ALL DUST AND SLURRY FROM CONCRETE CUTTING MUST BE REMOVED USING WET-DRY VACUUM OR EQUIVALENT. E) SOLID WASTE: TRASH AND OTHER CONSTRUCTION SOLID WASTE MUST BE PLACED IN A COVERED TRASH RECEPTACLE. F) ERODED SOIL: ERODED SOIL FROM DISTURBED SLOPED MUST BE CONTAINED USING BERMS, SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING. G) WASH WATER: WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENT MUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA. H) CONCRETE DRIVEWAY: CONSTRUCT NEW COMMERCIAL CONCRETE DRIVEWAY TYPE WHERE NOTED ON SITE PLAN. NEW CONCRETE SHALL BE CLASS 520-C-2500. I) PREFABRICATED BEAMS: SUBMIT CERTIFICATE OF PREFABRICATED BEAMS TO BUILDING INSPECTOR PRIOR TO INSTALLATION OF SUCH BEAMS. X) A) CONSTRUCTION TIMES: CONTRACTOR SHALL CONFIRM HOURS FOR CONSTRUCTION ACTIVITY WITH LOCAL AGENCY AND ONLY OPERATE DURING APPROVED HOURS. NO CONSTRUCTION IS PERMITTED OUTSIDE OF THOSE HOURS. B) CONSTRUCTION SIGNS: CONTRACTOR SHALL CONFIRM REQUIREMENTS FOR CONSTRUCTION SITE SIGNAGE WITH LOCAL AGENCY. CONTRACTOR SHALL PROVIDE AND MAINTAIN REQUIRED SIGNAGE AT PROJECT SITE AT ALL TIMES. C) CONSTRUCTION FENCE: CONTRACTOR SHALL PROVIDE CONSTRUCTION FENCE PER CBC 3303 AT PUBLIC RIGHT-OF-WAY FOR PEDESTRIAN PROTECTION IF ANY WORK IS TO BE PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO PUBLIC RIGHT-OF-WAY. D) DEMOLITION: NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION PERMIT. WORK COMMENCES WITHOUT A VALID PERMIT MAY BE SUBJECT TO A SPECIAL INVESTIGATION BEFORE A PERMIT MAY BE ISSUED. E) GRADING PERMIT: A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION INVOLVES A CUT OR FILL DEPTH OF 3' OR MORE AND/OR 200 CUBIC YARDS. SUBMIT GRADING PLAN AND SOILS REPORT TO THE BUILDING DEVISION FOR REVIEW AND APPROVAL. DUST SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED MEANS OF EXCAVATING. CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. F) SHORING PERMIT: A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL THAT IS EQUAL TO OR GREATER THAN 5' IN HEIGHT. ENGINEERED SHORING PLANS AND CALCULATIONS AND SOILS REPORT MUST BE SUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL PER SECTION 3301.2 OF THE CBC. THE HOLDER OF A SHORING PERMIT SHALL NOTIFY IN WRITING ALL THE OWNER'S OF ADJOINING PROPERTIES NOT LESS THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO REQUIRED - A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DEVISION. SHORING CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. G) SANDBLASTING: THE SANDBLASTING MUST BE WET SANDBLASTING AND ALL THE PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT LIFE AND PROPERTY OF NEIGHBORS, RESIDENTS AND THE PUBLIC. ADJACENT PROPERTY OWNERS MUST BE NOTIFIED AT LEAST (2) DAYS PRIOR TO SANDBLASTING. H) SITE DRAINAGE: PROVIDE ROOF GUTTERS AND DOWNSPOUTS OR CONCRETE PAVEMENT/SWALE ON GROUND TO DIVERT OR CARRY SURFACE WATER AWAY FROM BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO STREET AND STORM DRAIN SYSTEM. I) STAIRWAYS: WIDTH OF STAIRWAYS SHALL BE 36" MIN CLEAR TAKEN FROM FACE OF FINISH. GUARDRAILS OR HANDRAIL PICKETS SHALL HAVE A MAXIMUM 4" SPACING BETWEEN PICKETS. J) GARAGE DOOR: GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7' MINIMUM AND 18' WIDE. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE APPROVED AND WITH MANUFACTURER'S LABEL. DOOR LEADING FROM GARAGE TO DWELLING UNIT SHALL BE A 20 MINUTE FIRE RATED, 1-3/8" SOLID WOOD, SELF-CLOSING, AND TIGHT FITTING DOOR. K) NAILS: ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILINGS ON VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR SHEATHINGS RESPECTIVELY. L) REBAR WELDING: WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1. CONTRACTOR TO SUBMIT WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/SPECIAL INSPECTIONS IN ACCORDANCE WITH SPECIAL INSPECTION PROGRAM TO THE BUILDING DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORK. M) FUTURE UTILITIES: CONTRACTOR TO PROVIDE UNDERGROUND CONDUIT FOR FUTURE ELECTRICAL LINES AT THE PRONT PROPERTY LINES. CONTRACTOR TO COORDINATE WITH INSPECTOR FOR ADDITIONAL COMMENTS. A) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR PANELS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS. B) VERTICAL PROJECTIONS IN SETBACKS: FENCE, WALL, AND HANDRAIL HEIGHTS AS MEASURED FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE A MAXIMUM OF 42" IN THE FRONT YARD SETBACK, AND 72" AT ALL OTHER LOCATIONS ON SITE UNLESS LOCATED IN A LINE-OF-SIGHT OR DRIVEWAY VISIBILITY AREA. CONTRACTOR TO CONFIRM HEIGHT LIMITATIONS WITH THE LOGAL PLANNING DEPARTMENT C) ADDRESS NUMBERS: BUILDING ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND AND BE 4" MINIMUM HIGH WITH A MINIMUM STROKE WIDTH OF 0.5" PER CBC R319.9. D) ON SITE PARKING: PARKING IS NOT PERMITTED IN REQUIRED YARDS OR OPEN SPACE EXCEPT FOR A 20' WIDE FRONT YARD DRIVEWAY. E) FUTURE SOLAR WATER HEATING: A "CAPPED TEE" FITTING MUST BE INSTALLED OVER THE COLD WATER SUPPLY LINE ABOVE THE WATER HEATER FOR FUTURE SOLAR WATER HEATING. PIT RELIEF VALVE SHALL TERMINATE OUTSIDE THE BUILDING. F) UNDERGROUND CONDUIT: ROUTE UNDERGROUND CONDUIT TO POWER POLE PER PUBLIC WORKS STANDARD DETAILS. STUB OUT FOR PROPERTY LINE FOR FUTURE UNDER-GROUNDING OF UTILITIES WHEN APPLICABLE. G) MECHANICAL EQUIPMENT SCREENING: PROVIDE VISUAL SCREENING FOR PROPOSED MECHANICAL EQUIPMENT AND UTILITY METERS. TOP NEED NOT TO BE SCREENED IF LOCATED ON INTERIOR SIDE OF DWELLING. H) METER CLEARANCE: GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0". I) CESSPOOL LOCATIONS: IF THERE IS AN EXISTING CESSPOOL ON SITE, IT MUST BE LOCATED BY CITY PERSONNEL BEFORE DEMOLITION OR BUILDING PERMITS CAN BE ISSUED. CONTRACTOR TO VERIFY EXISTENCE OF CESSPOOL WITH LOCAL AUTHORITY HAVING JURISDICTION PRIOR TO PROCEEDING WITH DEMOLITION OR CONSTRUCTION ACTIVITIES. Page 318 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 14 OF 136 G-201 SITE PHOTOS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 WEST VIEW NORTHEAST VIEW NORTHWEST VIEW SOUTHEAST VIEW SOUTHWEST VIEW Page 319 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 15 OF 136 G-202 CURRENT VS PROPOSED SQ FT ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 4,134 sq ft 3,590 sq ft 906 sq ft 159 sq ft OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW 887 sq ft 4,345 sq ftOPEN TO BELOW 817 sq ft 349 sq ft 60 sq ft 48 sq ft 89 sq ft 226 sq ft123456789101112131415161718UP18 RISERS (6 23/32") 4'-9 1/2" 2,840 sq ft 1,973 sq ft 684 sq ft RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 121 OPEN TO ABOVE 1234567 8 UP 20 RISERS (7") 93 sq ft RESTRM 108 ACC. RSTRM 109 TRASH RM 119 499 sq ft DN 2,268 sq ft OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW DEACTIVATED SPACE (NOT ACCESSIBLE) OPEN TO ABOVE OPEN TO BELOW OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 DN 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") 227 sq ft OPEN TO ABOVE 3,459 sq ft SK-1 SK-2 SK-3 F DW F 45" CLROPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE DN DN 195 sq ft OPEN TO ABOVE OPEN TO ABOVE GREEN ROOF 307 GROSS SQUARE FOOTAGE EXISTING SQ FT PROPOSED SQ FT NET PROPOSED EXPANSION SQ FT FIRST FLOOR 7724 7179 -545 STORAGE 3,590 2,840 -750 RETAIL 4,134 1,973 -2,161 RETAIL STORAGE 0 817 817 OFFICE 0 684 684 UTILITIES/STAIRS 0 639 639 ADDITIONAL SPACE 0 226 226 SECOND FLOOR 6297 2994 -3303 STORAGE 4,345 2,268 -2,077 RETAIL STORAGE 1,065 0 -1065 OFFICE 887 499 -388 ADDITIONAL SPACE 0 227 227 THIRD FLOOR 0 3654 3654 OFFICE 0 3,459 3459 STAIRS 0 195 195 TOTAL 14021 13827 -194 F.A.R. (8180 SF SITE)1.71 1.69 1 9 9 NOT TO SCALE1EXISTING FIRST FLOOR NOT TO SCALE2EXISTING SECOND FLOOR NOT TO SCALE3PROPOSED FIRST FLOOR NOT TO SCALE4PROPOSED SECOND FLOOR NOT TO SCALE5PROPOSED THIRD FLOOR NOT TO SCALE6GROSS SQUARE FOOTAGE Page 320 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 16 OF 136 G-203 CODE REPORT ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 ZONING SUMMARY APPLICABLE CODE: HERMOSA BEACH MUNICIPAL CODE (HBMC) ZONING DESIGNATION: COMMUNITY COMMERCIAL - CC (GENERAL PLAN) GENERAL COMMERCIAL - C2 (HBMC) CHARACTER AREA: DOWNTOWN CENTER NEIGHBORING ZONING: LOT TO NORTH = C2 (GENERAL COMMERCIAL) LOT TO EAST = C2 (GENERAL COMMERCIAL) LOT TO SOUTH = R2/C2 (TWO-FAMILY RESIDENTIAL & GENERAL COMMERCIAL) LOT TO WEST = R2 (TWO-FAMILY RESIDENTIAL) PARCEL NUMBER: 4187003028 SITE AREA: 8180 SQFT BUILDING AREA PROPOSED:14,018 SQFT 1ST FLOOR PROPOSED: 7,531 SQFT 2ND FLOOR PROPOSED: 2,833 SQFT 3RD FLOOR PROPOSED: 3,654 SQFT ZONING ANALYSIS HBMC 17.26.050 STANDARDS AND LIMITATIONS FRONT: N/A PROPOSED: NO CHANGE TO EXISTING REAR: N/A (EXISTING BUILDING PER 17.26.050.H.3) PROPOSED: NO CHANGE TO EXISTING SIDE: N/A (EXISTING BUILDING PER 17.26.050.H.3) PROPOSED: NO CHANGE TO EXISTING GENERAL PLAN INTENSITY RANGE (FAR) MAX FAR: 1.25 FOR COMMUNITY COMMERCIAL 1.25 * 8,180 SF = 10,225 SF MIN FAR: .5 FOR COMMUNITY COMMERCIAL .5 * 8,180 SF = 4,090 SF PROPOSED: EXEMPTION: THE PROJECT BUILDING IS EXISTING AND FALLS OUTSIDE FAR MAX; SEE SHEET G201 HBMC 17.26.050 STANDARDS AND LIMITATIONS THE DESIGN OF ALL SIGNS SHALL BE IN CONFORMANCE WITH THE DESIGN STANDARDS REFERENCED IN HBMC 17.50.130. HBMC 17.26.050(E) BUILDING HEIGHT MAX BUILDING HEIGHT: 30'-0" EXISTING: 16.71' MIN - 23.82' MAX PROPOSED: 28.81' MIN - 29.97' MAX (SEE ROOF PLAN SHEET FOR CALCS) HBMC 17.26.050(F,G,H) SETBACKS FRONT YARD SETBACK: N/A PROPOSED: EXISTING BUILDING FOOTPRINT ALLEY SETBACK: SHALL CONFORM W/ SECTION 17.44.130 PROPOSED: EXISTING BUILDING FOOTPRINT REAR YARD SETBACK: 5' SETBACK PROPOSED: EXISTING BUILDING FOOTPRINT EXISTING: ZERO LOT-LINE CONDITIONS AT NORTH, EAST, & SOUTH; WEST PROP LINE SETBACK OF 2.8' HBMC 17.46.010 HEIGHT OF ROOF STRUCTURES A. ELEMENTS LISTED IN 17.46.010.A MAY BE CONSTRUCTED ABOVE THE HEIGHT LIMIT, PROVIDED THEY DO NOT EXCEED THE HEIGHT LIMIT BY MORE THAN 8 FEET AND COVER NO MORE THAN 5 PERCENT OF THE TOTAL ROOF AREA. HBMC 17.44.015 OFF-STREET PARKING (APPLICABILITY) D.1 ADDITIONS LESS THAN 10 PERCENT OR 500 SF. 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 SF, WHICHEVER IS GREATER, PROVIDED THE USE IS OTHER THAN A LATE NIGHT ALCOHOL ESTABLISHMENT PARKING PROPOSED: N/A - EXISTING SITE WILL REMAIN WITH ZERO PARKING SPACES HBMC 17.46.220 SOLAR ENERGY SYSTEMS-HEIGHT LIMIT EXCEPTION AND STREAMLINED PERMITTING C1. SOLAR COLLECTORS AND SOLAR ENERGY SYSTEMS MAY EXCEED THE HEIGHT LIMITS MANDATED BY THIS CODE TO THE MINIMUM EXTENT NECESSARY FOR THEIR SAFE AND EFFICIENT OPERATION IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE AND OTHER APPLICABLE PROVISIONS OF STATE LAW. HBMC 12.36.060 PERMIT REQUIREMENT FOR TREE REMOVAL E. A PERMIT TO REMOVE A TREE SHALL BE CONDITIONED ON REPLACEMENT OF THE TREE, EITHER ON SITE OR ELSEWHERE AS DESCRIBED BY THE CITY. ON-SITE REPLACEMENT IS REQUIRED UNLESS ON-SITE REPLACEMENT IS INFEASIBLE. REMOVED TREES SHALL BE REPLACED AT A MIN 2:1 RATIO WITH A TREE FROM THE CITY'S OFFICIAL LIST OF APPROVED PARKWAY TREES. TREES REMOVED: 1 TREE TREES PROPOSED: 4TREES 123456789101112131415161718UP18 RISERS (6 23/32") 29'-0" 51'-5" EXIT 8 RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 1211234567 8 UP 20 RISERS (7") RESTRM 108 ACC. RSTRM 109 TRASH RM 119 DN 81'-4"OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 DN 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") SK-1 SK-2 SK-3 F DW F 45" CLR1 0 3 '- 5 " ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 DN DN GREEN ROOF 307 BUILDING CODE SUMMARY APPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 HERMOSA BEACH MUNICIPAL CODE (HBMC) OCCUPANCY CLASSIFICATION (302): BUSINESS: B MERCANTILE: M STORAGE: S-1 CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601): TYPE: VB - 0 HOUR FIRE SPRINKLER REQUIREMENTS (903): PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED PROPOSED: NFPA 13 SPRINKLER PROVIDED GENERAL CODE CHAPTER 5: BUILDING HEIGHT AND AREA 504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS: TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SF PROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SF CHAPTER 6: TYPES OF CONSTRUCTION 601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS): PRIMARY STRUCTURAL FRAME 0 HR EXTERIOR BEARING WALLS 0 HR INTERIOR BEARING WALLS 0 HR INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR CHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES 705.2: PROJECTIONS PROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2 705.2.2: TYPE III, IV, OR V CONSTRUCTION PROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL 705.5 FIRE-RESISTANCE RATINGS EXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE- RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES. TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS): GROUP B / TYPE VB LESS THAN 5'-0" 0 HR 5'-0" TO LESS THAN 10'-0" 0 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR GROUP M & S-1 / TYPE VB LESS THAN 5'-0" 2 HR 5'-0" TO LESS THAN 10'-0" 1 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101) 705.8: OPENINGS OPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6 705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARY STRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITED UNPROTECTED OPENINGS. 705.8.5: VERTICAL SEPARATION OF OPENINGS EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2 705.11: PARAPETS PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE SEPARATION DISTANCE 708.6: OPENINGS (EXTERIOR WALL) OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716 708.7: PENETRATIONS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714 708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717 711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THE HORIZONTAL ASSEMBLY SUPPORTED EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTAL ASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING: - HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THE REQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709 711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED 711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS 711.3.1 AND 711.3.2 713.4: FIRE-RESISTANCE RATING (SHAFT WALLS) SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIES OR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTED BY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURES SHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1 713.6: EXTERIOR WALLS (SHAFT WALLS) WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL NOT APPLY. CHAPTER 9: FIRE PROTECTION SYSTEMS 906.1: PORTABLE FIRE EXTINGUISHERS EXTINGUISHERS REQUIRED PER SECTION 906.1 906.2: GENERAL REQUIREMENTS PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3. 906.3 TABLE: SIZE AND DISTRIBUTIONS LOW HAZARD OCCUPANCY MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER MAX FLOOR AREA FOR UNIT 3,000 SF MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0" REQUIRED: PROVIDED: 906.5: CONSPICUOUS LOCATION PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL. 907: FIRE ALARM AND DETECTION SYSTEMS GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW. 911: FIRE COMMAND CENTER NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF CHAPTER 10: MEANS OF EGRESS 1003.2: CEILING HEIGHT THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR EXCEPTIONS: - SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2 - ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3 - STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3 - DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1 - RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2 - AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2 1004.4: MULTIPLE OCCUPANCIES WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL OCCUPANCIES THAT ARE SERVED. 1004.5: AREAS WITHOUT FIXED SEATING THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE 1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION. PER TABLE 1004.5 OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT RETAIL, M: 60 GROSS/OCCUPANT RETAIL STORAGE, M: 300 GROSS/OCCUPANT SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS) PROPOSED: SEE SHEET PLANS - G203 & G204 1004.9 POSTING OF OCCUPANT LOAD EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S AUTHORIZED AGENT. 1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2. 1005.3.1: STAIRWAYS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY. REQ'D STAIR WIDTH: 36" MIN PROPOSED STAIR WIDTH: 38.5" MIN 1005.3.2: OTHER EGRESS COMPONENTS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER OCCUPANT. PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44" PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR REQUIRED CAPACITY OF THE EXITS BEING SERVED. BUILDING CODE SUMMARYAPPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)OCCUPANCY CLASSIFICATION (302): BUSINESS: B MERCANTILE: M STORAGE: S-1CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):TYPE: VB - 0 HOURFIRE SPRINKLER REQUIREMENTS (903):PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED PROPOSED: NFPA 13 SPRINKLER PROVIDEDGENERAL CODECHAPTER 5: BUILDING HEIGHT AND AREA504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS: TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SFPROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SFCHAPTER 6: TYPES OF CONSTRUCTION601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):PRIMARY STRUCTURAL FRAME 0 HR EXTERIOR BEARING WALLS 0 HR INTERIOR BEARING WALLS 0 HR INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HRCHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES705.2: PROJECTIONSPROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2705.2.2: TYPE III, IV, OR V CONSTRUCTIONPROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL705.5 FIRE-RESISTANCE RATINGSEXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES. TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS): GROUP B / TYPE VBLESS THAN 5'-0" 0 HR 5'-0" TO LESS THAN 10'-0" 0 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HRGROUP M & S-1 / TYPE VBLESS THAN 5'-0" 2 HR 5'-0" TO LESS THAN 10'-0" 1 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)705.8: OPENINGSOPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARYSTRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITEDUNPROTECTED OPENINGS.705.8.5: VERTICAL SEPARATION OF OPENINGS EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEMIN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2705.11: PARAPETS PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE SEPARATION DISTANCE708.6: OPENINGS (EXTERIOR WALL) OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716708.7: PENETRATIONS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THEHORIZONTAL ASSEMBLY SUPPORTED EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTALASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING: - HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THEREQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATINGOF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS711.3.1 AND 711.3.2 713.4: FIRE-RESISTANCE RATING (SHAFT WALLS) SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIESOR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTEDBY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE AFIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURESSHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1 713.6: EXTERIOR WALLS (SHAFT WALLS) WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL NOT APPLY. CHAPTER 9: FIRE PROTECTION SYSTEMS 906.1: PORTABLE FIRE EXTINGUISHERS EXTINGUISHERS REQUIRED PER SECTION 906.1 906.2: GENERAL REQUIREMENTS PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3. 906.3 TABLE: SIZE AND DISTRIBUTIONS LOW HAZARD OCCUPANCY MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER MAX FLOOR AREA FOR UNIT 3,000 SF MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0" REQUIRED: PROVIDED: 906.5: CONSPICUOUS LOCATION PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL. 907: FIRE ALARM AND DETECTION SYSTEMS GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW. 911: FIRE COMMAND CENTER NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF CHAPTER 10: MEANS OF EGRESS 1003.2: CEILING HEIGHT THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR EXCEPTIONS: - SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2 - ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3 - STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3 - DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1 - RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2 - AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2 1004.4: MULTIPLE OCCUPANCIES WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL OCCUPANCIES THAT ARE SERVED. 1004.5: AREAS WITHOUT FIXED SEATING THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE 1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION. PER TABLE 1004.5 OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT RETAIL, M: 60 GROSS/OCCUPANT RETAIL STORAGE, M: 300 GROSS/OCCUPANT SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS) PROPOSED: SEE SHEET PLANS - G203 & G204 1004.9 POSTING OF OCCUPANT LOAD EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S AUTHORIZED AGENT. 1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2. 1005.3.1: STAIRWAYS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY. REQ'D STAIR WIDTH: 36" MIN PROPOSED STAIR WIDTH: 38.5" MIN 1005.3.2: OTHER EGRESS COMPONENTS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER OCCUPANT. PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44" PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR REQUIRED CAPACITY OF THE EXITS BEING SERVED. 1005.7.1 DOORS DOORS, WHEN FULLY OPENED, SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN 7 INCHES (178MM). DOORS IN ANY POSITION SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN ONE-HALF. 1006.1: NUMBER OF EXITS AND EXIT ACCESS DOORWAYS: MAXIMUM OCCUPANT LOAD OF SPACE: SEE SHEET G204 MAXIMUM COMMON PATH OF EGRESS TRAVEL DISTANCE: A/M OCCUPANCY : 75' (W/ SPRINKLER SYSTEM) B OCCUPANCY: 100' (W/ SPRINKLER SYSTEM) S OCCUPANCY: 100' (W/ SPRINKLER SYSTEM) 1006.3.3: EGRESS BASED ON OCCUPANT LOAD EACH STORY AND OCCUPIED ROOF SHAL HAVE THE MIN NUMBER OF SEPARATE AND DISTINCT EXITS, OR ACCESS TO EXITS, AS SPECIFIED IN TABLE 1006.3.3. A SINGLE EXIT OR ACCESS TO A SINGLE EXIT SHALL BE PERMITTED IN ACCORDANCE WITH SECTION 1006.3.4. THE REQUIRED NUMBER OF EXITS, OR EXIT ACCESS STAIRWAYS OR RAMPS PROVIDING ACCESS TO EXITS, FROM ANY STORY OR OCCUPIED ROOF SHALL BE MAINTAINED UNTIL ARRIVAL AT THE EXIT DISCHARGE OR A PUBLIC WAY. 1-500 OCC LOAD EXIT(S) PER STORY: 2 EXITS REQ'D PROPOSED: 2 EXITS 1007.1.1: TWO EXITS OR EXIT ACCESS DOORWAYS WHERE TWO EXITS, EXIT ACCESS DOORWAYS, EXIT ACCESS STAIRWAYS OR RAMPS, OR ANY COMBINATION THEREOF, ARE REQUIRED FROM ANY PORTION OF THE EXIT ACCESS, THEY SHALL BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONE- HALF OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE BUILDING OR AREA TO BE SERVED MEASURED IN A STRAIGHT LINE BETWEEN THEM. INTERLOCKING OR SCISSOR STAIRWAYS SHALL BE COUNTED AS ONE EXIT STAIRWAY. EXCEPTION 2: WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED. SEE SHEET G205 FOR EGRESS DIAGRAMS 1008.2: ILLUMINATION REQUIRED THE MEANS OF EGRESS SERVING A ROOM OR SPACE SHALL BE ILLUMINATED AT ALL TIMES THAT THE ROOM OR SPACE IS OCCUPIED. 1008.2: ILLUMINATION LEVEL UNDER NORMAL POWER THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL BE NOT LESS THAN 1 FOOTCANDLE (11 LUX) AT THE WALKING SURFACE. ALONG EXIT ACCESS STAIRWAYS, EXIT STAIRWAYS, AND AT THEIR REQUIRED LANDINGS, THE ILLUMINATION LEVEL SHALL NOT BE LESS THAN 10 FOOTCANDLES (108 LUX) AT THE WALKING SURFACE WHEN THE STAIRWAY IS IN USE. 1008.3: EMERGENCY POWER FOR ILLUMINATION THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. EMERGENCY ILLUMINATION TO BE IN ACCORDANCE WITH SECTION 1008.3.1-5 1008.3.3 ROOMS AND SPACES IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE ALL OF THE FOLLOWING AREAS: ELECTRICAL EQUIPMENT ROOMS, FIRE COMMAND CENTERS, FIRE PUMP ROOMS, GENERATOR ROOMS, PUBLIC RESTROOMS WITH AN AREA GREATER THAN 300 SF 1008.3.4 DURATION THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702. 9 9 SCALE: 3/32" = 1'-0"1 EXIT SEPARATION - FIRST FLOOR SCALE: 3/32" = 1'-0"2 EXIT SEPARATION - SECOND FLOOR SCALE: 3/32" = 1'-0"3 EXIT SEPARATION - THIRD FLOOR EXIT SEPARATION: DIAGONAL = 81'-4" PROPOSED = 39'-7" ALLOWABLE MINIMUM = 27'-1" DOOR SEPARATION: DIAGONAL = 51'-5" PROPOSED = 29'-0" ALLOWABLE MINIMUM = 17'-1" EXIT SEPARATION: DIAGONAL = 103'-5" PROPOSED = 67'-9" ALLOWABLE MINIMUM = 34'-5" *CBC 2022 1007.1.1 EXCEPTION #2 WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED. Page 321 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 17 OF 136 G-204 CODE PLANS & SECTIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9123456789101112131415161718UP18 RISERS (6 23/32") 6'-0"6'-0"6'-0" 6'- 0 "7'-6 1/4"5'-0"5'-0"5'-3" 2'-10 1/4"2'-10 1/4"2'-10 1/4"3'-3 1/4"3'-2 1/4"5 G-204 5 G-204 TRAVEL DISTANCE = 79'-0" TRAVEL DISTANCE = 87'-0" EXIT 1 EXIT 2 EXIT 3 EXIT 4EXIT 5EXIT 6EXIT 7EXIT 9 EXIT 8 TRAVEL DISTANCE = 29'-0" TRAVEL DISTANCE = 23'-0" RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 121 4 G-204 4 G-204 1234567 8 UP 20 RISERS (7") RESTRM 108 ACC. RSTRM 109 TRASH RM 119 DN 5 G-204 5 G-2045'-0"3'-8"25'-0"5'-0"5'-0"4'-1"3'-8"EXIT ACCESS TRAVEL DISTANCE = 44'-5" OPEN TO BELOWOPEN TO BELOW OPEN TO BELOW EXIT ACCESS TRAVEL DISTANCE = 71'-9"EXIT ACCESS TRAVELDISTANCE = 59'-0"TRAVEL DISTANCE = 33'-6" OPEN TO BELOW OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 4 G-204 4 G-204 DN 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") SK-1 SK-2 SK-3 F DW F 5 G-204 5 G-204 5'-0"3'-6"5'-0"3'-0"3'-2 1/2"45" CLR2'-8"4 G-204 4 G-204 EXIT ACCESS TRAVEL DISTANCE = 79'-0" ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 DN DN GREEN ROOF 307 LIFE SAFETY LEGEND EXIT ACCESS TRAVEL DISTANCE 1 HOUR RATED SEPARATION 2 HOUR RATED SEPARATION 3 HOUR RATED SEPARATION EXIT EXITS PER OCCUPANT LOAD EXIT 1: 2 OCCUPANTS EXIT 2: 2 OCCUPANTS EXIT 3: 31/2 = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3 6 TOTAL OCCUPANTS FROM BUSINESS LEVEL 2 1 TOTAL OCCUPANTS FROM BUSINESS LEVEL 1 23 TOTAL OCCUPANTS EXIT 4: 14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105 3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112 8.5 OCCUPANTS = 9 TOTAL OCCUPANTS EXIT 5: 14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105 3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112 8.5 OCCUPANTS = 9 TOTAL OCCUPANTS EXIT 6: 9 OCCUPANTS EXIT 7: 12 OCCUPANTS EXIT 8: 10/2 EXITS = 5 OCCUPANTS FROM STORAGE LEVEL 2 12 TOTAL OCCUPANTS FROM STORAGE 113 17 TOTAL OCCUPANTS EXIT 9: 31/2 EXITS = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3 10/2 EXITS = 5 TOTAL OCCUPANTS FROM STORAGE LEVEL 2 21 TOTAL OCCUPANTS EXIT # GENERAL NOTES *ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 OF CBC *DEAD END CORRIDORS NOT TO EXCEED 50' IN ACCORDANCE TO SECTION 1020.5 OF CBC *TRAVEL DISTANCE SHALL NOT EXCEED 205 FT. FOR BUILDINGS SPRINKLED THROUGHOUT PER CBC SECTION 1004.2.3.2.2 (M) MERCANTILE OCCUPANT LEGEND (B) BUSINESS (S-1) STORAGE FOUNDATION -3.13' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' -3.13' FOUNDATION -3.13' FOUNDATION ±0.00' 1ST FLOOR ±0.00' 1ST FLOOR +9.13' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - STORAGE +11.67' 2ND FLOOR - OFFICE +11.67' 2ND FLOOR - OFFICE +18.17' 3RD FLOOR +18.17' 3RD FLOOR +23.17' GARDEN ROOF +23.17' GARDEN ROOF +28.79' ROOF +28.79' ROOF 9 9 SCALE: 3/32" = 1'-0"1 FIRST FLOOR LIFE SAFETY PLAN SCALE: 3/32" = 1'-0"2 SECOND FLOOR LIFE SAFETY PLAN SCALE: 3/32" = 1'-0"3 THIRD FLOOR LIFE SAFETY PLAN SCALE: 1/8" = 1'-0"5 BUILDING SECTION - NORTH/SOUTH 0 4'8'16' SCALE: 1/8" = 1'-0"4 BUILDING SECTION - EAST/WEST 0 4'8'16' RETAIL 105 (M) 817 SF 817/60 = 14 OCCUPANTS RETAIL 104 (M) 528 SF 528/60 = 9 OCCUPANTS RETAIL 101 (M) 708 SF 708/60 = 12 OCCUPANTS OFFICE 110 (B) 249SF 249/150 = 2 OCCUPANTS OFFICE 111 (B) 245 SF 245/150 = 2 OCCUPANTS LOBBY 107 (B) 122 SF 122/150 = 1 OCCUPANTS STORAGE 112 (S-1) 769 SF 769/300 = 3 OCCUPANTS TOTAL TRAVEL DISTANCE: 79'-0" STORAGE 02 (S-1) 2,685 SF 2,685/300 = 9 OCCUPANTS TOTAL TRAVEL DISTANCE: 87'-0" OFFICE 207 (B) 161 SF 161/150 = 2 OCCUUPANTS OFFICE 206 (B) 156 SF 156/150 = 2 OCCUUPANTS OFFICE 205 (B) 154 SF 154/150 = 2 OCCUUPANTS STORAGE 210 (S-1) 2,687 SF 2,687/300 = 9 OCCUUPANTS TOTAL TRAVEL DISTANCE: 86'-0" OFFICE (B) 4,611 SF 4,611/150 = 31 OCCUUPANTS TOTAL TRAVEL DISTANCE: 79'-0" *ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 Page 322 of 908 ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED. CONCRETE BRICK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR X EXISTING FENCE EXISTING BUILDING WOOD DECK THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF PROFESSIONAL LAND SURVEYORS' ACT R.C.E. 30826GARY J. ROEHL 3914 DEL AMO BLVD, SUITE 921 TORRANCE, CA 90503 (310) 542-9433 E N G I N E E R S JOB ADDRESS LEGAL DESCRIPTION FOR DRAWN BY CHECK BY SHEET 1 OF 1 DRAWN ON REVISIONS COPYRIGHT JOB NO. BCR BEGINNING OF CURB RETURN CATV CABLE TV PULL BOX CONC.CONCRETE CHMNY CHIMNEY CEFB CITY ENGINEERS FIELD BOOK C/L CENTERLINE C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE E'LY EASTERLY EG EDGE OF GUTTER EM ELECTRIC METER FF FINISH FLOOR FH FIRE HYDRANT FL FLOW LINE GFF GARAGE FINISH FLOOR GM GAS METER GUY / GW GUY WIRE I.P. IRON PIPE MONUMENT L&T LEAD AND TACK / TAG MONUMENT MH MANHOLE ( SANITARY SEWER / STORM DRAIN) N'LY NORTHERLY N&T NAIL AND TAG MONUMENT PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT PB (CONT)TELEPHONE / CABLE TV) PC PROPERTY CORNER / PROP. CORNER PL PROPERTY LINE / PROP. LINE PP / UP POWER POLE / UTILITY POLE PPT PARAPET PWFB PUBLIC WORKS FIELD BOOK R.R.RAIL ROAD RDFB ROAD DEPARTMENT FIELD BOOK R.S.RECORD OF SURVEY SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT S'LY SOUTHERLY SSCO SANITARY SEWER CLEANOUT STK / STK&T STAKE / STAKE AND TAG MONUMENT STLT / LT STREET LIGHT POLE / LIGHT POLE TC TOP OF CURB TX / BX TOP OF APRON / BOTTOM OF APRON W'LY WESTERLY WM WATER METER BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THIS SURVEY PLAT FOR OFFSET DIMENSIONS. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION BY PHONE AT: (310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. 901 HERMOSA AVENUE HERMOSA BEACH, CA 90254 LOT 25,26 AND 27, BLOCK 10 HERMOSA BEACH M.B. 1-25-26 APN 4187-003-028 SURVEY AND TOPOGRAHY FM GR SCALE 1" = 8' FEBRUARY 10, 2022 REVISIONS NORTH22-006 CARDINAL INVESTMENTS 2301 ROSECRANS AVENUE, SUITE 4130 EL SEGUNDO, CA, 90254 PHONE N 77°25'58"E 86.17'N 12°10'00"W95.11'N 77°26'20"E 86.16'N 12°10'00"W95.10'N 77°25'58"E 334.16'N 12°10'00"W135.11'N 77°26'20"E 323.80' 10TH COURT 9TH STREET HERMOSA AVENUE10.00'30.00'30.00'KYLE RANSFORD SET L&T RCE 30826 3.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.=16.40' SET L&T RCE 30826 3.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.=16.00' FOUND N&T RCE 30826 0.95' N'LY & 0.11' W'LY OF PROP. CORNER TAG ELEV.=15.24' FOUND L&T RCE 30826 23.00' S'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.=15.19' 217.63' 20.00' 20.00' 227.99'16.2616.4915.2915.1115.78 TC15.20 FLCATV 15.30ED BOX 16.22 TC15.59 FLCATV15.8116.54 TC16.06 FL 16.2016.21 TX 15.88 FL 15.98 EG SIGN PARKING METER 15.892"GUARD POST 16.172"GUARD POST 16.122"GUARD POST 16.092"GUARD POST16.082"GUARD POST 16.142"GUARD POST 16.088"POST 1 6 . 9 9 16.0716.1216.0416.0416.35 TX 16.01 FL 16.13 EG PARKING METER 16.2916.0916.0616.56 FF16.0516.0515.92 FF8"TREE 15.6215.7515.2215.3115.4117.54 TW 15.44 PC15.9015.923 9 . 2 6 P A R A P E T 36.61 PARAPET32.46 PARAPET16.57 FF16.40 TC 16.10 FL PARKING METER 16.4215.2415.2116.56 PC16.44 SIGN 16.3716.2516.36 FL 16.44 TC 16.13 FL 16.26 EG WV16.35WV 16.41FH 16.47SSMH16.2915.93 FF15.53TEL BOX 15.34WM15.2115.2415.4415.52EBOX 3*4 15.3215.4016.3615.6515.8315.8115.91 17.03 17.03 16.02 22.87 TW15.5416.9917.0416.5015.70N 16°33'18"W135.40'BEACH DRIVECONC. GUTTERCONC. SIDEWALK100' 20'80' FOUND PK NAIL PER R.S. 134-78 STA. 0+00.00STA. 0+38.192.8'20'10'10'60'30'30'20' 10'10' FOUNT 4 PM's IN MANHOLE RIM PER PWFB 0616-1732,1733 STA. 3+34.16 FOUND L&T 5909 ACCEPTED AS C/L INT. PER PWFB 0616-1732,1733 FOUND NAIL PER R.S. 134-78 CONC. CURB BUILDING IS 0.05' S'LY OF PROP. LINE. BUILDING IS 0.29' N'LY OF PROP. LINE BUILDING IS 0.27' N'LY OF PROP. LINE BUILDING IS 0.14' E'LY OF PROP. LINE BUILDING IS 0.09' E'LY OF PROP. LINE EXISTING RESIDENCE EXISTING RESIDENCE 58 10TH COURT APN 4187-003-027 LOT 24 LOT 25 LOT 26 LOT 27 30.00'95.11'10.00'106.17' 106.17' NOTE: A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY. THEREFORE, DENN ENGINEERS DOES NOT GUARANTEE THE LEGAL DESCRIPTION OF THIS PROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY EASEMENTS THAT MAY BE ON SAID PROPERTY. Page 323 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 22 OF 136 AD-101 DEMOLITION SITE PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 PL PL 05 06 12 02 07 01 HERMOSA AVENUE 10TH COURT9TH STREET(E) NEIGHBORING BUILDING (E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDINGABV PLPL PL PL PL PL 08 901 HERMOSA AVE (E) BUILDING FOOTPRINT 7,756 SQ FT 01 02 03 04 05 06 07 08 09 EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED EXISTING CONCRETE CURB TO BE REMOVED EXISTING COLUMN TO BE REMOVED EXISTING PLANTER BOX TO BE REMOVED EXISTING HARDSCAPE TO BE REMOVED EXISTING UTILITY BOX TO BE REMOVED. UTILITIES TO BE RELOCATED. EXISTING TREE TO BE REMOVED EXISTING BOLLARDS TO BE REMOVED SCALE: 3/16" = 1'-0"1 DEMO SITE PLAN 0 4'8'12' Page 324 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 23 OF 136 AD-111 DEMOLITION 1st FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING94'-2"7"10'-5"4'-7 1/2"8'-2"2'-0"8'-2"1'-9"4'-2 1/4"9'-2 1/2"3'-5 1/4"26'-9 1/2"2 1'- 0 " VIF 13'-2" #DrgID #LayID 1 PERM 1 A-201 2 A-201 01 14 02 04 03 03 03 03 030303 07 07 04 04 04 04 04 07 07 04 04 04 16 19 19 19 19 13 13 0101 070707 16 16161616 1616 1616 15 19 07VIF VIFPL PL SB PL PL PL PL 01 02 03 04 05 06 07 08 09 11 10 12 13 14 15 16 17 18 19 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS NOT USED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND WRB TO BE REMOVED AND REPLACED PER WALL ASSEMBLIES; TYP WALLS TO REMAIN WALLS TO BE DEMO'D NEW WALLS SCALE: 1/4" = 1'-0"1 1st FLOOR DEMOLITION PLAN 0 2'4'8' Page 325 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 24 OF 136 AD-112 DEMOLITION 2nd FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 #DrgID #LayID 1 PERM 1 A-201 2 A-201 04 01 04 030303040413 03 04 03 03 07 07 03 010101 0101 01 19 19 19 PL PL PL PL SB SB PL PL PL PL 01 02 03 04 05 06 07 08 09 11 10 12 13 14 15 16 17 18 19 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS NOT USED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND WRB TO BE REMOVED AND REPLACED PER WALL ASSEMBLIES; TYP WALLS TO REMAIN WALLS TO BE DEMO'D NEW WALLS SCALE: 1/4" = 1'-0"1 2nd FLOOR DEMOLITION PLAN 0 2'4'8' Page 326 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 25 OF 136 AD-113 DEMOLITION ROOF PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 PL PL PL PL PL PL 1 A-201 2 A-201 1 PERM #DrgID #LayID 04 05 06 05 05 PL PL 01 02 03 04 05 06 07 08 09 11 10 12 13 14 15 16 17 18 19 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS NOT USED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND WRB TO BE REMOVED AND REPLACED PER WALL ASSEMBLIES; TYP WALLS TO REMAIN WALLS TO BE DEMO'D NEW WALLS SCALE: 1/4" = 1'-0"1 DEMOLITION ROOF PLAN Page 327 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 26 OF 136 C-000 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtTITLE SHEET ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-000 TITLE SHEET N N “” “” “” “” ” ” “ ” “ ” Page 328 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 27 OF 136 C-100 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtEROSION CONTROL PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9N 77°25'58"E86.17'N 12°10'00"W95.11'N 77°26'20"E86.16'N 12°10'00"W95.10'N 77°25'58"E334.16'N 12°10'00"W135.11'N 77°26'20"E323.80'10.00' 30.00' 30.00'20.00'20.00'1 6 . 2 6 1 6 . 4 915.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1 FH1 6 . 4 7SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 100'20'80'2.8'20'10'10'60'30'30'30.00'95.11'10.00'106.17'106.17'5008LT NT16 . 2 2 50 0 8 LT NT16 . 2 2 50 1 0 LT NT16 . 2 4 50 2 8 16 . 2 2 503216 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-100 EROSION CONTROL PLAN Page 329 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 28 OF 136 C-210 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtGRADING AND DRAINAGE PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 30.00'1 6 . 2 6 15.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 2.8'5008LT NT1 6 . 2 2 5 0 0 8 LT NT1 6 . 2 2 5 0 1 0 LT NT1 6 . 2 4 5 0 2 8 1 6 . 2 2 5 0 3 2 1 6 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-210 GRADING AND DRAINAGE PLAN Page 330 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 29 OF 136 C-300 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtLOW IMPACT DEVELOPMENT PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 30.00'1 6 . 2 6 1 6 . 4 915.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1 FH1 6 . 4 7SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 2.8'5008LT NT16 . 2 2 50 0 8 LT NT16 . 2 2 50 1 0 LT NT16 . 2 4 50 2 8 16 . 2 2 503216 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-300 LOW IMPACT DEVELOPMENT PLAN Page 331 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 30 OF 136 C-400 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtUTILITY PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 30.00'1 6 . 2 6 1 6 . 4 915.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1 FH1 6 . 4 7SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 2.8'5008LT NT16 . 2 2 50 0 8 LT NT16 . 2 2 50 1 0 LT NT16 . 2 4 50 2 8 16 . 2 2 503216 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-400 UTILITY PLAN Page 332 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 60 OF 136 A-101 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtSITE PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 01 02 03 04 05 06 07 08 09 10 11 12 13 14 (E) SEWER (E) FIRE HYDRANT (E) CURB CUT PER SURVEY (E) EDISON BOX (N) TRASH ENCLOSURE (E) WATER METER SLOPE NOT TO EXCEED 6.67% (N) FIRE ROOM ENCLOSURE PROPOSED CONCRETE PLANTER NOT TO EXCEED 42" (E) CATV BOX (E) ELECTRICAL BOX (E) TELEPHONE BOX PROPOSED CONCRETE BENCH NOT TO EXCEED 20" (N) TRANSFORMER ENCLOSURE CLCL 11"83'-4"95'-1 1/4" 8'-1" WALKSTREET 21'-10 1/2" ENCROACHMENT 86'-2"PC 15.44'PC 15.24' PC 15.98' 16.35 TX EG 15.59 06 07 01 02 04 10 16.01 FL 5X5 10TH COURT5X5 5X5 5X5 5X5 5X10 5X5 5X5 5X10 5X10 5X5 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X105X10 5X5 5X5 5X15 2% SLOPE MAX ENTRY ENTRY ENTRY E N T R YENTRYENTRYENTRY ENTRYOPEN TO ABOVE SIM HERMOSA AVE 5X5 9TH STREETPLPL PL PL WS WS SBSB PL PL PL PL 10'-0"2'-11"20'-1/2"29'-11 1/2"5'-10"24'-3 1/4"PC 16.56' 39.26' TO PARAPET 39.26' TO PARAPET FF 16.56' FF 16.57' FF 15.93' 32.46' FF 16.56' 16.09' 16.06' FF 16.56' 32.46' TO PARAPET FF 16.56' FF 16.56' 03 THIRD STORY SETBACK ABOVE 05 12 11 08 14 SECOND STORY SETBACK ABOVE 901 HERMOSA AVE (E) BUILDING FOOTPRINT 7,756 SQ FT (E) NEIGHBORING BUILDING (E) CONCRETE SIDEWALK (E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING9 9 SCALE: 3/16" = 1'-0"1 SITE PLAN 0 4'8'12' Page 333 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 61 OF 136 A-111 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtFOUNDATION PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 5 5 9 1/4" 2'-2 3/4"2'-1/2"HSS F5 F6 F6 F5 F5 F5 F5 F5 F5F5F4 F4 W12B W10B W8A W10B W10B W10B W10A TYP. ELEV. PIT ELEV. PIT2'-4 1/2"2'-7 1/2"3'-0"3'-0"2'-0"3'-3/4"1'-1 3/4"2'-4 1/4"1'-3/4"2'-5 1/4"5'-5"5'-5"6'-9 1/4"6'-8 3/4"1'-3/4"2'-5 1/4"6'-9"6'-9"1'-1/2"2'-5 1/2"7'-11 3/4" 1'-1/4"11 3/4"7'-11 3/4"8 1/4"2'-11 1/2"3'-2"2'-10"3'-3/4"6'-0"1'-10 1/2"2'-0"2'-0" PL PL PL PL SB SB 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 GRADE BEAM, SEE STRUCTUAL SET CONCRETE WALL, SEE STRUCTURAL SET TURN DOWN SLAB EDGE, SEE STRUCTURAL SET TYPICAL CONCRETE FOOTING, SEE STRUCTURAL SET EXISTING FOUNDATION STRUCTURAL WALL & COLUMN TAG, SEE STRUCTURAL SET INDICATES CHANGE IN FLOOR ELEVATION, SEE STRUCTURAL SET xx SCALE: 1/4" = 1'-0"1 FOUNDATION PLAN 0 2'4'8' Page 334 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 62 OF 136 A-112 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - Powerscourt1st FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9115.2119.1118.1101.B104.A105.A 105.B107.1102.1102.2106.1121.1109.1108.1 103.1 120.1 115.1110.A 111.A111.1111.2110.2110.1101.1104.1 1 0 5.2 114.1115.3101.A 119.1123456789101112131415161718UP18 RISERS (6 23/32") 5 5CL121.1105.1 1 A-403 8 A-908 9 1/2"81'-11"3'-5 1/2"7 1/2" 94'-2" 7"2'-10 3/4"7'-9 1/2"CLR5'-0"5'-0" 5'-0"5'-0"5'-5 1/2"6'-6 1/4"2'-8 3/4" RO 10"3'-8"CLR14'-1/4"2'-0"3'-1 1/2"R.O.6'-8 3/4"3'-9"5'-1 1/2" 6'-11 1/2"12'-1/4"55'-0"9'-3 1/4"10'-11" VIF 7'-2"9'-2 1/2"RO1'-7"8'-6 3/4"5'-5"14'-11"14'-11"1'-1/4" 3'-4 1/4"19'-9"3'-3 1/2" R.O. 10'-9"7'-1/2"20'-2"4'-8 1/2"3'-1 1/2" R.O. 1'-3/4" 9'-1/4"8'-2" R.O.2'-0"8'-2" R.O.6'-1 1/4"10'-5"R.O.4'-7 1/2"4'-2 1/2"9 1/2"10'-7 1/2"RO2'-8"10"2'-1/2"10'-7 1/2"RO1'-4"2 1'- 0 " R O V I F 3'-3"21'-1/2" RO VIF 1'-11"3'-8" CLEAR3'-2 1/2"R.O.8 1/2"11'-3/4"3'-2 1/4"R.O.14'-6 3/4"6 3/4"4'-7"RO2'-10 1/4"5'-1 1/4"26'-8 1/2"11'-5"28'-1/2"15'-9"2'-10 3/4"RO5'-8"0 3/4"3'-2 1/4" R.O.7'-10 3/4"4'-2"R.O.4"8'-4 3/4"5'-11 1/2" 8'-4" CLR 3"3'-0"CLEAR3'-0"CLEAR4'-6 1/2" CLEAR PC 15.98' PC 15.56' PC 15.24' PC 15.44' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. -1.00' = 15.50' F.F. -0.97' = 15.53' F.F. 0.00' = 16.56' EG 15.75 EG 15.53 F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.50' 2 A-204 1 A-204 1 A-203WT02-CWT07-B WT07-B WT07-BWT08-B WT05WT09-CWT10-A WT07-B WT07-BWT12 WT06 WT07-B WT07-BWT07-A WT07-BWT10-A WT02- A WT02-A WT11WT07-BWT07-AALIGNALIGNALIGNALIGN WT07-BWT07-BWT06WT11WT11 WT06WT06WT06WT02-C WT02-CWT10-BWT09-BALIGNALIGN WT03-AWT02-BALIGNALIGNWT02-CWT09-C WT03-B WT02-AWT02-AWT06WT02-CWT02-CWT06WT13 WT13WT06WT06 WT06 WT06 5X5 10TH COURT5X5 5X5 5X5 5X5 5X10 5X5 5X5 5X10 5X10 5X5 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X105X10 5X5 5X5 METER/ DIST. METER/ DIST. PULL/ MAIN 5X15 EP2% SLOPE MAX OPEN TO ABOVE WIRE WAY METER/ DIST. SIM CONTROLLER5X5 6'x8' RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 121 3 A-203 #DrgID #LayID 105.3 112.11234567 8 UP 20 RISERS (7") PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 1 A-401 1 A-402 2 A-404 3 A-404 1 A-404 5 A-908 12 A-908 13 A-908 3'-6 3/4"15'-8" ROVIF2'-4 3/4"8'-2"R.O.18'-1 1/2"4'-1 3/4"3'-1 1/2"R.O.6"24'-1"23'-9 3/4" 1'-1" 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 03 03 03 WT11 03 0204 WT17 WT03-B13 13 13 13 RESTRM 108 ACC. RSTRM 109 TRASH RM 119 01 02 03 04 05 06 07 08 09 10 11 12 13 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE SCALE: 1/4" = 1'-0"1 1st FLOOR PLAN 0 2'4'8' Page 335 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 63 OF 136 A-113 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - Powerscourt2nd FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 101.B104.A105.A 105.B 101.A DN 5 5 2 A-401 2 A-402 5 A-403 2 A-204 1 A-204 1 A-203 2 9'- 2 1/4 "3'-8 3/4"VIF15'-8"VIF12'-11 3/4"40'-1"5'-2 1/4"4'-5 1/4"7 1/2"6'-3"VIF11'-8 1/2"5'-1 1/4"12'-2 1/2"12'-4"14'-1 1/2"3'-8"CLR82'-6 3/4"2'-10"7 1/2" 94'-2" 3 1/2" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2" VIF 10 1/2" 3'-2 1/4" R.O. 15'-11 1/2"4'-3 1/4"4'-9"5 1/2"26'-8 3/4"11'-5"28'-1/2"15'-9"4'-5" F.F. 11.67' = 28.17' F.F. 9.17' = 25.67' F.F. 11.67' = 28.17' F.F. 11.67' = 28.17' F.F. 11.67' = 28.17' F.F. 9.17' = 25.67' 3 A-203 WT10-BWT07-B WT07-B WT11 WT10-A WT07-B WT07-BWT07-BWT03-BWT02-A WT06WT12 WT06 WT05 WT11 42" GUARDRAIL WT09-BWT07-BWT10-BWT09-CWT09-C WT07-A WT07-A WT07-B WT02-BW T 0 2- C WT08-BWT04-B WT06WT01WT14-B OPEN TO BELOW 5X5 5X10 5X10 5X10 5X5 5X5 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X5 5X5 5X105X105X105X105X10 5X5 5X5 5X5 5X5 5X5 5X5 5X5 5X10 OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE 5X5 5X5 5X5 5X5 5X5 5X15 5X5 5X5 OPEN TO TRANSFORMER BELOW 5X6 DECOMISISONED AREA 1340 SF OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 #DrgID #LayID DN PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 209.1 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") 5 A-908 6 A-903 0905 03 03 WT06 WT17 01 02 03 04 05 06 07 08 09 10 11 12 13 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE 9 9 SCALE: 1/4" = 1'-0"1 2ND FLOOR PLAN 0 2'4'8' Page 336 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 64 OF 136 A-114 3rd FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A 305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A 303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4 A-404 1 A-405 2 A-405 3 A-908 5 A-908 9 A-908 9 A-908 2 A-204 1 A-204 1 A-203 3 A-203 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" 13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2" R.O. 11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2" RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2" RO 2'-1 1/2" 28'-1"5'-0" 27'-5"20'-9"5'-6 1/2" VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0" RO PC 15.24'PC 15.44' F.F. = 18.17' = 34.67' FF =18.25' = 34.75' FF = 18.17' = 34.67' #DrgID #LayID WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-BWT 1 4- BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T 1 6WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE OPEN TO ABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 DN DN #DrgID #LayID 3 A-402 3 A-403 3 A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56' 319.1 308.B 309.B 09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPEN TO ABOVE 465 SQ FT LID PLANTER GREEN ROOF 307 01 02 03 04 05 06 07 08 09 10 11 12 13 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE SCALE: 1/4" = 1'-0"1 3RD FLOOR PLAN 0 2'4'8' Page 337 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 65 OF 136 A-115 ROOF PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 01 02 03 04 05 06 07 08 09 10 11 12 13 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE 5 5 2 A-204 1 A-204 1 A-203 3 A-203 #DrgID #LayID 23'-5 1/4"29'-11 1/2"21'-11 1/2"68'-9"3'-1/4"17'-4 1/4"17'-9 1/4"6 1/4"42'-4 1/4"27'-4 1/2"3'-2 1/4"TO PL81'-11"7 1/2" 94'-2" 3 1/2" 3'-7 3/4"43'-6 1/4"21'-2 1/4"21'-9 1/4"4'-3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"26'-8 3/4"11'-5"28'-1/2"15'-9"PC 16.07' PC 16.56' PC 15.24' PC 15.44' CP F PROPOSED: 45.93' ALLOWED: 53.78' LOWEST POINT ON SITE OPEN TO BELOW SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. 520 SQ FT SOLAR ZONE AREA OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 CP A PROPOSED: 45.29' ALLOWED: 45.32' CP B PROPOSED: 45.29' ALLOWED: 45.47' CP C PROPOSED: 45.29' ALLOWED: 46.48'CP D1 PROPOSED: 45.29' ALLOWED: 46.15' CP D2 PROPOSED: 45.29' ALLOWED: 45.93' CP E1 PROPOSED: 48.60' ALLOWED: 53.78' CP E2 PROPOSED: 48.60' ALLOWED: 53.53' 01 01 01 01 06 06 06 01 07 06 06 ELEVATOR OVERRUN ELEVATOR OVERRUN SLOPE 1/4":12" MIN. SCALE: 1/4" = 1'-0"1 ROOF PLAN 0 2'4'8' 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'4.35 Distance from A to Critical Point along Line AB Elev. AB':15.25 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'4.35 Distance from C to Critical Point along Line CD Elev.CD':16.54 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1:15.32 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP A:45.32 Prop. Ht. @ CP A:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'4.35 Distance from A to Critical Point along Line AB Elev. AB':15.25 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'4.35 Distance from C to Critical Point along Line CD Elev.CD':16.54 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1:15.32 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP A:45.32 Prop. Ht. @ CP A:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'90.83 Distance from A to Critical Point along Line AB Elev. AB':15.43 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'90.83 Distance from C to Critical Point along Line CD Elev.CD':16.09 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1:15.47 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP B:45.47 Prop. Ht. @ CP B:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'4.35 Distance from A to Critical Point along Line AB Elev. AB':15.25 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'4.35 Distance from C to Critical Point along Line CD Elev.CD':16.54 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width) Elev. CP1:16.48 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP C:46.48 Prop. Ht. @ CP C:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'73.13 Distance from A to Critical Point along Line AB Elev. AB':15.39 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'73.13 Distance from C to Critical Point along Line CD Elev.CD':16.18 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width) Elev. CP1:16.15 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP D1:46.15 Prop. Ht. @ CP D1:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'90.83 Distance from A to Critical Point along Line AB Elev. AB':15.43 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'90.83 Distance from C to Critical Point along Line CD Elev.CD':16.09 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 65.52 Distance from Line AB to Critical Point (width) Elev. CP1:15.93 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP D2:45.93 Prop. Ht. @ CP D2:45.29 Page 338 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 72 OF 136 A-201 EXISTING ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING97"16.09' 15.54' 05 02 06 03 0404 02 06 02 0303 0404 07 07 07 PL PL 1ST FLOOR +16.50' 2ND FLOOR +24.50' ROOF +34.00' T.O. PARAPET+39.80" 39.26' 36.61' EXISTING GRADE EXISTING SLAB ON GRADE EXISTING STEP INTO PROPERTY 01 02 03 04 05 06 07 08 09 11 10 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS NOT USED NOT USED NOT USED NOT USED 0505 0404 EXISTING GRADE EXISTING SLAB PLPL 1ST FLOOR+16.50 2ND FLOOR+24.50 ROOF +34.00' T.O. PARAPET +39.80' 15.46'15.50' SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION - EXISTING 0 2'4'8' SCALE: 1/4" = 1'-0"2 WEST ELEVATION - EXISTING 0 2'4'8' Page 339 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 73 OF 136 A-202 EXISTING ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9030303 06 03 04 04 04 04 0404 (E) STEP INTO ENTRY 03 07 PLPL 1ST FLOOR +16.50' 2ND FLOOR +24.50' ROOF +34.00' T.O. PARAPET +39.80' 16.05' 16.09'16.56' 39.26' 36.61'1'-0"15.44' 05 04 02 02 03 0404 07 07 070707 07 PLPL 1ST FLOOR +16.50'" 2ND FLOOR +24.50' ROOF +34.00' T.O. PARAPET +39.80' 16.50' (E) BUILDING SLAB(E) ALLEY (E) DOOR 1' ABOVE GRADE 01 02 03 04 05 06 07 08 09 11 10 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS NOT USED NOT USED NOT USED NOT USED SCALE: 1/4" = 1'-0"2 EAST ELEVATION - EXISTING 0 2'4'8' SCALE: 1/4" = 1'-0"1 NORTH ELEVATION - EXISTING 0 2'4'8' Page 340 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 74 OF 136 A-203 PROPOSED ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 1 2 3 4 5 9'-1 1/2"9'-1/2"10'-7 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP B 45.29'CP D1 45.29'CP D2 45.29'10'-0"19.17' CP E1 48.50'4'-7"10'-2 1/2" RO8'-0"MAX ELEV HT6 A-908 8 A-908 10 A-908 13 A-908 12 A-908 09 04 107.1 MAXIMUM ROOF HEIGHT SLOPE 111.2 110.2 110.1111.1 111.A 110.A CW-A CW-B STC-1 MTL-5 MTL-4 GL-1 GL-4 MTL-4 GL-4 CW-C PL PL PC15.44' PC16.07' PC46.07' 45.44' 7 A-908 11 A-908 CO-4 CO-4 CO-2 01 02 03 04 05 06 07 08 09 10 11 12 13 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE PLPLCABDEF FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'4'-7"3'-11"28'-9 1/2"CP B 45.29'CP A 45.29' CP E2 48.50'CP E1 48.50' 09 STC-1 MT-3 (E) SLAB (N) GRADE MAXIMUM ROOF HEIGHT (E) GRADE CW-K CW-L STC-1 MTL-3MTL-3 MTL-5 GL-1 MTL-5 GL-1 MTL-3MTL-3 312.1 MTL-5 PC15.24'PC15.44' 45.35'45.44'1'-0"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP D2 45.29'CP D1 45.29'6 1/4"1'-6"12'-10"VIF105.B105.2 SLOPE PER CIVIL CW-D STC-1 MTL-5 MTL-4 GL-1 GL-4 28'-9 1/2"SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"3 WEST ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"1 SOUTHWEST ELEVATION 0 2'4'8' Page 341 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 75 OF 136 A-204 PROPOSED ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 PL PLDFECBA FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'1'-6"VIF9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP D2 45.29'CP C 45.29'CP D1 45.29'12'-11 1/2"VIFCP E2 48.50'CP E1 48.50' CP F 45.93' 1 A-904 2 A-904 9 A-904 11 A-904 7 A-904 5 A-904 4 A-904 3 A-904 04 09 105.1 104.A 101.B105.A MAXIMUM ROOF HEIGHT 104.1 101.1 CW-D CW-F STC-1 MTL-5 MTL-4 GL-1 GL-4 MTL-3MTL-3 CW-E PC16.05' PC16.56 5 4 3 2 1 FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'1'-3"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP C 45.29' CP A 45.29' 24.13' CP F 45.93' CP E2 48.50'8'-0"MAX ELEV HT8'-10 1/2"R.O. +24.13' 09 04 115.2 MAXIMUM ROOF HEIGHT 119.1 114.1 CW-G CW-H CW-I STC-1 MTL-5 MTL-4 GL-1 GL-4 MTL-3 10 CW-JCW-F MTL-5 121.1 118.1115.3 PLPL PC15.24' PC16.56' 45.24' 46.56'7'-8" RO7'-8" RO7'-8" RO7'-8" RO(E) ALLEY (E) BUILDING SLAB HEAD HEIGHT TO MATCH 7'-0" AFF 01 02 03 04 05 06 07 08 09 10 11 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD SCALE: 1/4" = 1'-0"2 EAST ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"1 NORTH ELEVATION 0 2'4'8' Page 342 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 77 OF 136 A-301 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtBUILDING SECTIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 01 02 03 04 05 06 07 08 09 10 11 12 TRASH ENCLOSURE OPEN TO BELOW BENCH CONCRETE PLANTER CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP DG GROUT SLOPE NOT TO EXCEED 6.67% CONCRETE PAVER TELEPHONE BACKBOARD OPEN TO BELOW CONCRETE SLAB AT GRADE PLANTER PAD-MOUNTED TRANSFORMER PER SCE (E) BOLLARDS TO BE REPLACED WITH REMOVABLE BOLLARDS 1 A-905 3 A-905 3 A-904 8 A-904 1 A-904 1 A-902 1 A-902 4 A-902 2 A-902 2 A-902 4 A-902 4 A-906 FOUNDATION -3.13' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"5 A-904 6 A-904 7 A-904 4 A-904 FT04 FT04 FT04 FT04 RT02 FT02FT02 RT01 RT01 RT01 RT05 SIM SIM SIM SIM SIM OFFICE 301 STAIR 02 114 LOADING ZONE 115 ELEVATOR 02 STORAGE UNITS 113 RETAIL 101 STAIR 02 209 STORAGE UNITS 210 STORAGE UNITS 210 GARDEN 316 OFFICE 315 CONFERENCE RM 314 STAIR EXIT 325 STAIR 02 324 TRANSFORMER 121 9 A-904 4 A-906 FT01FT01FT01FT01 RT02 2 A-904 1 A-904 1 A-902 1 A-902 1 A-902 1 A-906 1 A-906 3 A-902 4 A-902 3 A-905 5 A-902 1 A-906 FOUNDATION -3.13' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-0"5 A-904 FT04 FT07 RT02FT07FT04 FT02 FT01 FT01 FT04 RT01RT01 RT01 LID PLANTER BEYOND LID PLANTER BEYOND FT02 PERGOLA SIM SIM SIM SIM SIM GARDEN 323 COURTYARD 318 RECEPTION 317 GARDEN PATIO 303 RSTRM CORRIDOR 324 STAIR 02 209 STORAGE UNITS 210 RETAIL 104 STORAGE UNITS 113 SIM SCALE: 1/4" = 1'-0"1 BUILDING SECTION - E/W 0 2'4'8' SCALE: 1/4" = 1'-0"2 BUILDING SECTION - COURTYARDS E/W 0 2'4'8' Page 343 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 78 OF 136 A-302 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtBUILDING SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 1 A-902 1 A-902 1 A-905 4 A-902 1 A-906 1 A-906 2 A-906 2 A-907 1 A-902 3 A-902 4 A-908 FOUNDATION -3.13' FOUNDATION -3.13' 1ST FLOOR ±0.00' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' 3RD FLOOR +18.17' GARDEN ROOF +23.17' GARDEN ROOF +23.17' ROOF +28.79' ROOF +28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-6 1/2"FT06FT03 FT07 FT02 FT01 FT04FT04 RT02 FT01 FT02 FT01 FT02 FT01 FT01 RT01RT01 RT03 SIM SIM COURTYARD 318 OFFICE 308 OFFICE 205 SPACE NOT USEDSTORAGE UNITS 210 LOBBY 107 RESTROOM 109 WINE STORAGE 112 STORAGE UNITS 113 LOADING ZONE 115 CONFERENCE RM 314 SIM SIM SIM SIM 3 A-906 SCALE: 1/4" = 1'-0"1 BUILDING SECTION N/S 0 2'4'8' Page 344 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 79 OF 136 A-303 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for Archicad 26/22007 - 901 Hermosa Ave - PowerscourtWALL SECTIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING92.8960.9141.8541.3461.829HSS COLUMN BEYOND FIRE STOPPING WALL TBD PER T24 ROOF DRAIN 2ND FLOOR - STORAGE +12'-1.5" 3RD FLOOR - OFFICE +19.58' ROOF GARDEN +24.00' 2ND FLOOR - STORAGE +9'-2" 1ST FLOOR +0.00' ROOF +30.00' 3 A-904 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' FT06FT03 FT02 FT01FT01 SCALE: 1/2" = 1'-0"1 WALL SECTION C 0 1'2'4' SCALE: 1/2" = 1'-0"2 WALL SECTION A - COORDINATION 0 1'2'4' Page 345 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 80 OF 136 A-401 STAIR 01 PLAN & SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING97'-4"CLR44" CLR6'-7 1/2" CLR 4'-7"RO MIN.4 A-401 8 A-401 9 A-401 OPEN TO ABOVE ELEVATOR 01 STAIR 01 121 RESTRM CORRIDOR 107 1234567 8 UP 20 RISERS (7")4 4 " 1 A-302 7 A-401 6 A-401 5 A-401 10 A-401 ACC. RSTRM 109 4 A-401 8 A-401 9 A-40144"44" CLR44" CLR44" CLR ELEVATOR 01 STAIR 01 204 LOBBY 203 DN 7 A-401 6 A-401 5 A-401 10 A-401 1234567UP 12 RISERS (6 1/2") 4 A-401 8 A-401 9 A-401 44" CLROPEN TO BELOW OPEN TO BELOW ELEVATOR 01 GARDEN 311 VESTIBULE 306 STAIR 01 327 7 A-401 6 A-401 5 A-401 10 A-401 DN 34 5 A-903 16 A-903 8 A-903 34" - 38"42" MINGUARDAIL42" MINGUARDAILFT05 FT01 FT03 SIM E DF 4 A-903 7 A-903 34" - 38"12" FT01 FT06 FT03 SIM E DF 3 A-903 1 A-903 4 A-903 +13.38' FOUNDATION +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF 34" - 38"12" 11"42"GUARDRAILFT06 FT03 FT05 FT01FT012 A-90334" - 38"E DPLF 8 A-903 +4.077 FOUNDATION +5.029 1ST FLOOR +7.811 2ND FLOOR - STORAGE +8.585 2ND FLOOR - OFFICE +10.566 3RD FLOOR +12.090 GARDEN ROOF +13.805 ROOF FT03FT06 FT01 RT05 RT01RT01 FT05 D E F +160 1/2" FOUNDATION +198" 1ST FLOOR +307 1/2" 2ND FLOOR - STORAGE +338" 2ND FLOOR - OFFICE +416" 3RD FLOOR +476" GARDEN ROOF +543 1/2" ROOF FT06FT03 FT05 D E F FT01 FT03 FT06 FT05 FT01 3 4 +160 1/2" FOUNDATION +198" 1ST FLOOR +307 1/2" 2ND FLOOR - STORAGE +338" 2ND FLOOR - OFFICE +416" 3RD FLOOR +476" GARDEN ROOF +543 1/2" ROOF FT05 FT01 SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR / ELEVATOR 01 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR / ELEVATOR 01 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR / ELEVATOR 01 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"7 STAIR 01 SECTION SOUTH 0 2'4'8'SCALE: 1/4" = 1'-0"6 STAIR 01 SECTION WEST 0 2'4'8' SCALE: 1/4" = 1'-0"5 STAIR 01 SECTION WEST 0 2'4'8'SCALE: 1/4" = 1'-0"10 ELEVATOR SECTION 0 2'4'8' SCALE: 1/4" = 1'-0"4 STAIR 01 SECTION EAST SCALE: 1/4" = 1'-0"8 STAIR 01 SECTION EAST SCALE: 1/4" = 1'-0"9 STAIR 01 SECTION NORTH 0 2'4'8' Page 346 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 81 OF 136 A-402 STAIR 02 PLAN & SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9123456789101112131415161718UP18 RISERS (6 23/32")45"CLR12" 4 A-402 5 A-402 5X10 5X5 5X5 5X5 5X55X5 STAIR 02 114 PL SB C B A 1 1 A-301 2 A-301 6 A-402 13 DN 4 A-402 5 A-402 12"45"CLEAR45"CLEARR 45" 5X10 STAIR 02 209 PL SB C B A 1 1 A-301 2 A-301 6 A-402 12345678910111213141516UP 16 RISERS (6 25/32") 4 A-402 5 A-402 4 A-403 45" CLR15"-16" OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE STAIR 02 324 GARDEN STAIRWELL EXIT 325 PL SB C B 2 A 1 1 A-301 2 A-301 6 A-402 DN PLA B C 9 A-903 12 A-903 11 A-903 +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF 7'-1/4"3'-0"PLA B C 12 A-903 11 A-903 9 A-903 +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF 7'-7"3'-0"SIM SIM SIM 10 A-903 +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"4 STAIR 02 SECTION 0 2'4'8' SCALE: 1/4" = 1'-0"5 STAIR 02 SECTION 0 2'4'8' SCALE: 1/4" = 1'-0"6 STAIR 02 SECTION 0 2'4'8' Page 347 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 82 OF 136 A-403 STAIR 03 & ELEVATOR 02 PLAN & SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING97'-9 1/2"CLR8'-4" CLR 4'-2" RO MIN. 4 A-403 5X10 5X5 CONTROLLERFIRE (ASR) RM 118 ELEVATOR 02 ELEV RM 121 TRASH RM 119 4 A-403 4'-2" RO MIN.7'-9 1/2"CLR8'-4" CLR 5X105X10 5X5 5X5 5X5 5X5 5X6 ELEVATOR 02 STORAGE UNITS 210 4 A-403 7'-9 1/2"CLR36" DBL DOOR TALL CABINET 30" DBL DOOR BASE CABINET 36"30"36" 170 7/8" OVERALL 1 1/2"24"8'-4" CLR OPEN TO ABOVE ELEVATOR 02 STAIRWELL EXIT 325 MECH. PLATFORM 302 2 +13.38' FOUNDATION +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF SCALE: 1/4" = 1'-0"1 1ST FLOOR ELEVATOR 02 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"5 2ND FLOOR ELEVATOR 02 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"3 3RD FLOOR ELEVATOR 02 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"4 ELEVATOR 2 SECTION 0 2'4'8' Page 348 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 83 OF 136 A-404 ENLARGED BATHROOM PLANS & ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 CL CL 17"-18" 12" MIN 24" MIN 36" MIN 33"-36"17"-19"36" PT-1 SURFACE MOUNTED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") TL-1 MIRROR 40" MAX48"29" MIN11" MIN 8" MIN 9"MINTL-1 ACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW PT-1 48" MAX18" RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE PT-1 TL-1 TO LOBBY CL +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. 12" MAX 54" MIN 24" MIN19" MIN1 1/2" MAX7"-9" PT-1 TL-1 109.1108.1 CL CL CL CLCL 18"18"22"22"18"18" 1A 1B 1C 1D A-404 1E 1F 1G 1H A-404 106.1CLCL18"18"22" 2A 2B 2C 2D A-404 103.1 CL CL 12"48"12" 2B 2A 2D 2C A-404 SIM 320.A 320.1 323.A 316.1320.B 321.1 322.1 2 1/2" MAX 3" MAX1 1/2" MAX15"-16" 3A 3B 3D 3C A-404 3H 3E 3F 3G A-404 OPEN TO ABOVE OPEN TO ABOVE 48" MAX28" PT01 TL01 MIRROR CL CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.40" MAX.17"-18"17"-19"RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.33"-36"PT01 TL01 +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.34" MAX.29" MIN.9"MIN.11" MIN. 8" MIN. PT01 TL01 ACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW TO RESTROOM CORRIDOR CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.33"-36"12" MAX. 42"MIN.19"MIN.54"MIN. 7"-9"1 1/2"MAX.24" MIN. PT01 ACCESSIBLE TOILET W/ FLUSH CTRL @ OPEN SIDE OF TOILET TL01 8" MIN 48" MAX18" TL-1 TO LOBBY +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. PT-1 29" MIN11" MIN 9"MINACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. TL-1 PT-1 +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT.33"-36"36"MIN. 24" MIN 12" MIN 17"-18"17"-19"18" MIN 40" MAX48"31" PT01 RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") TL-1 MIRROR CL CL +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. 1" 11" 54" MIN. PT01 27"MIN. (KNEE)9MIN. (TOE)8"MIN. (KNEE)6"MAX. (TOE) 17"MIN. +0'-0" A.F.F. PT01 CL +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. 17"-18" 12" MIN 24" MIN 36" MIN 33"-36"17"-19"32" PT-1 RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") TL-1 MIRROR 40" MAX48"+0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT.29"2 1/2" 8 1/2"MAX.2 1/2" PT01 +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. PT01 TL01 TO RETAIL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. 36"48" MAX33" MIN16" MIN 27" MAX PT01 MIRROR 6" MAX SHOWER CONTROL BOUNDARY LOCATION 40" MAX48"15"6'8"-7'-0" TYP.SHOWER HEAD HT.+0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. PT01 TL01 CL CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.34" MAX12" MIN 24" MIN 36" MIN 33"-36"17"-18"29" MIN11" MIN 8" MIN 9"MIN17"-19"48" MAXPT-1 RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") ACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.24"42" MIN 12" MAX 54" MIN 24" MIN33"-36"19" MIN1 1/2" MAX7"-9" PT-1 WALL BEHIND PT-1 ACCESSIBLE TOILET W/ FLUSH CTRL @ OPEN SIDE OF TOILET TL-1 SCALE: 3/8" = 1'-0"1A RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1B RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1C RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1D RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1 LOBBY RESTROOM SCALE: 3/8" = 1'-0"2 RETAIL RESTROOM 106 SCALE: 3/8" = 1'-0"3 RETAIL RESTROOM 103 SCALE: 3/8" = 1'-0"4 OFFICE RESTROOM 3E OFFICE RESTROOM 3G OFFICE RESTROOM 3H OFFICE RESTROOM3FOFFICE RESTROOM SCALE: 3/8" = 1'-0"1H RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1G RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1E RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1F RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2A RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2B RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2C RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2D RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3A RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3B RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3C RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3D RESTROOM ELEVATION Page 349 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 84 OF 136 A-405 ENLARGED KITCHEN PLANS & ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. 169 3/8" OVERALL 2 1/4" 84"84"5/8"36"69 1/2"105 1/2"CL 76"29 1/2"329 3/4" OVERALL 105 1/2"OVERALL17"10"10"36"40"29 1/2"7 1/2"7 1/2"7 1/2"7 1/2"7 1/2"161"161" 1/4" +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. DW CL F DW F 59"36"24" DRAWER 24" DRAWER 36" SINK 24"24" DRAWER 36"59" 322 1/2" OVERALL 1 9/16"24"1A F F 319.1 36" DBL DOOR TALL CABINET 30" DBL DOOR BASE CABINET 36"30"36" 170 7/8" OVERALL 1 1/2"24"2A SCALE: 1/2" = 1'-0"2A BAR ELEVATION SCALE: 1/2" = 1'-0"1A KITCHEN ELEVATION SCALE: 1/2" = 1'-0"1 ENLARGED PLAN - KITCHEN SCALE: 1/2" = 1'-0"2 ENLARGED PLAN - BAR Page 350 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 85 OF 136 A-501 DETAILS - WALL ASSEMBLIES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 WT02WT07 WT13 WT03 WT09 WT11 WT04 WT10 WT01 WT05 WT06 WT08 WT12 WT14 WT15 WT16 WT17 TYP FURR'G WALL @ EXIST PERIMTYP INT WALL TYP SHAFT WALL CONC FURR'G WALL @ EXIST PERIM CONC INT WALL ELEV 01 EXT/INT WALL TYP EXT MTL STUD WALL TYP INT DOUBLE STUD WALL EXT/EXT STUD WALL @ ROOF TYP UNCONDITIONED STUD WALL TYP UNCONDITIONED / INT STUD WALL CONC EXT/INT WALL ELEVATOR 02 WALL CONC LID PLANTER WALL @ 3RD FLOOR EXT STUD WALL @ 3RD FLOOR CLERESTORY CONC FURR'G WALL @ 3RD FLOOR LID PLANTER @ EXIST PERIM CONC EXT WALL TYP EXT BUILD UP TYP EXT BUILD UP TYP EXT BUILD UP TYP EXT BUILD UP SECTION FIRE RATING: STC RATING: 2 HOUR (GA FILE NO. WP 8191) N/A A: 6" STL STUD B: 10" STL STUD C: 12" STL STUD TYPE:SECTION FIRE RATING: STC RATING: N/A N/A A: 2X4 STUD B: 2X6 STUD C: 2X10 STUD TYPE: SECTION FIRE RATING: STC RATING: 1 HOUR (GA FILE NO. WP 6852) N/A A: N/A B: N/A C: N/A TYPE:SECTION FIRE RATING: STC RATING: N/A N/A A: 8" THICK B: 10" THICK C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: 8" B: 10" C: 12" TYPE: SECTION FIRE RATING: STC RATING: 1 HOUR (GA FILE NO. WP 1072) N/A A: N/A B: C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: 6" STL STUD B: 10" STL STUD C: N/A TYPE: (N) 3-PART STUCCO SYSTEM; FINISH COLOR PER SCHED (N) WRB (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) R-19 MINERAL WOOL INSUL (N) 5/8" GWB (N) FINISH PER SCHED 5/8" GWB; BACKERBOARD AS REQ'D FOR TILE FINISH PER SCHED 5/8" GWB; BACKERBOARD AS REQ'D FOR TILE FINISH PER SCHED MINERAL WOOL INSUL; FOR SOUND ATTENUATION; FILL CAVITY PLYWD SHEATH'G AS REQ'D; PER STRUCT (3) 5/8" GWB FINISH PER SCHED INTERIORINTERIOR SHAFT INTERIORINTERIOR INTERIOREXTERIOR 2X STUD WALL; PER PLAN 2-1/2" LT GA STL STUD ELEV SHAFTEXTERIOR 5/8" GWB TYP X FINISH PER SCHEDULE (N) 3/8" DRAINAGE LAYER (N) WRB INTERIOREXTERIOR (N) METAL SIDING (N) SHEATH'G PER STRUCT (N) 2X STUD WALL (N) MINERAL WOOL INSUL; R-19 (N) 5/8" GWB (N) FINISH PER SCHEDULE FINISH PER SCHED (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) 3/8" STUCCO DRAIN MAT (N) LT GA STL STUD WALL; PER TYPE (N) 3-PART STUCCO FINISH; FINISH COLOR PER SCHED (N) WRB (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) R-15 MINERAL WOOL INSUL (N) CONC WALL; PER STRUCT (N) 5/8" GWB INTERIOR (N) 3/8" STUCCO DRAIN MAT (N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR BARRIER; TO BE BURRIED IN WALL; REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT WALL FACE REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT WALL FACE (N) FINISH PER SCHED EXTERIOR (N) CONC WALL; PER STRUCT (N) 5/8" GWB INTERIOR (N) FINISH PER SCHED INTERIOR SECTION FIRE RATING: STC RATING: N/A N/A A: 1/2" AIR GAP B: 3" AIR GAP C: TYPE: INTERIORINTERIOR (2) 4" LT GA STL STUD WALL MINERAL WOOL INSUL; FOR SOUND ATTENUATION 5/8" GWB FINISH PER SCHEDULE MINERAL WOOL INSUL; FOR SOUND ATTENUATION SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) 3/8" STUCCO DRAINAGE MAT (N) WRB EXTERIOREXTERIOR (N) 3-COAT STUCCO SYSTEM; FINISH COLOR PER SCHEDULE (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) PLYWD SHEATH'G PER STRUCT SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) WRB UNCONDITIONED (N) 5/8 GWB; EXT RATED (N) 2X STUD WALL UNCONDITIONED (N) FINISH PER SCHEDULE (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) WRB (N) 5/8 GWB; EXT RATED (N) FINISH PER SCHEDULE SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) WRB INTERIOR (N) 5/8 GWB; EXT RATED (N) 2X STUD WALL UNCONDITIONED (N) FINISH PER SCHEDULE (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) 5/8 GWB (N) FINISH PER SCHEDULE (N) R-15 MINERAL WOOL INSUL SECTION FIRE RATING: STC RATING: N/A N/A A: 8" THICK B: 10" THICK C: TYPE: (N) CONC WALL; PER STRUCT (N) 5/8" GWB INTERIOR (N) FINISH PER SCHED EXTERIOR (N) MTL FINISH PER SCHED (N) WRB (N) 3/8" STUCCO DRAIN MAT AIR GAP 5/8" GWB; EXT RATED TYP X FIRE RATING: STC RATING: 1 HOUR (GA FILE NO. WP 1072) N/A A: N/A B: C: TYPE: ELEV SHAFTINTERIOR 5/8" GWB TYP X FINISH PER SCHEDULE FINISH PER SCHED MINERAL WOOL INSUL; FOR SOUND ATTENUATION 5/8" GWB TYP X 2X FRAM'G PER STRUCT 2X FRAM'G PER STRUCT NOTE: - THIS CONDITION WILL OCCUR AT ALL EXISTING EXPOSED PARAPET WALLS. - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP NOTE: - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP NOTE: - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP SECTION FIRE RATING: STC RATING: N/A N/A A: 6" THICK B: 8" THICK C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) WRB INTERIOREXTERIOR PLANTER (N) EXT SHEATH'G PER STRUCT (N) 2X STUD WALL (N) AIR GAP PER TYPE (N) FINISH PER SCHEDULE (N) 5/8" GWB (N) CONC WALL; PER STRUCT (N) 5/8" GWB PLANTER (N) FINISH PER SCHED (N) WRB (N) 1" RIGID INSULATION INTERIOR (N) 1/2" FURR'G CHANNEL (N) MINERAL WOOL INSUL; R19 SECTION FIRE RATING: STC RATING: N/A N/A A: B: C: TYPE: (N) 3-PART STUCCO FINISH; FINISH COLOR PER SCHED (N) WRB (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) R-15 MINERAL WOOL INSUL (N) CONC WALL; PER STRUCT PLANTER (N) 3/8" STUCCO DRAIN MAT (N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR BARRIER; TO BE BURRIED IN WALL; REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT WALL FACE (N) WRB EXTERIOR NOTE: - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP WRB SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: (N) 10" CONC WALL; PER STRUCT EXTERIOREXTERIOR Page 351 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 86 OF 136 A-502 DETAILS - FLOOR / ROOF / CEILING ASSEMBLIES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 FT02 FT03 FT01 FT04 RT01 RT02 RT03 FT06 FT07 FT05 RT04 RT05 CONC O/ MTL DECK @ STORAGE CONC O/ MTL DECK @ 2ND FLR OFFICE TYP SOG INFILL CONC O/ MTL DECK @ 3RD FLR OFFICE TYP ROOF TYP ROOF @ LID PLANTER GREEN ROOF EXT. WALKWAY @ 2ND FLOOR EXT COURTYARD @ 3RD FLOOR CONC O/ MTL DECK @ 3RD FLR LANDING/ ENTRY ROOF @ 3RD FLOOR MECH. DECK ELEVATOR ROOF PER STRUCT1 1/2"VARIESNTSVARIESPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTVARIESPER STRUCTVARIESPER STRUCTF.F.E. SECTION FIRE RATING: STC RATING: N/A N/A SECTION FIRE RATING: STC RATING: N/A N/A SECTION FIRE RATING: STC RATING: N/A N/A SECTION FIRE RATING: STC RATING: A: N/A B: C: TYPE: N/A N/A A: N/A B: C: TYPE: A: N/A B: C: TYPE: A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: FULLY- ADHERED 60 MIL MEMB ROOF 1/2" COVERBOARD 1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER PLYWD SHEATH'G JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED SECONDARY FULLY- ADHERED MEMB ROOF'G 1/2" COVERBOARD 1/2" DRAINAGE MAT PRIMARY; FULLY-ADHERED 60 MIL MEMB ROOF'G JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED MTL DECK'G PER STRUCT DRAINAGE LAYER; PER GREEN ROOF MFR PEDESTAL SYSTEM; PER MFR EXTENSIVE TRAY GREEN ROOF SYSTEM; INSTALLED BY OTHERS STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION (NO INSUL @ STORAGE CEILING; TYP) 1/2" RESILIENT CHANNEL 5/8" GWB (NO GWB @ STORAGE CEILING; TYP) FINISH PER SCHED MTL DECK'G PER STRUCT FINISH PER SCHED STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED MTL DECK'G PER STRUCT 1-1/2" CONC TOPP'G SLAB REINFORCED CONC SLAB; PER STRUCT; TIE INTO (E) FOUNDATION AS SPEC'D BY STRUCT 1-1/2" TOPP'G SLAB; TO FLUSH OUT W/ (E) SLAB AS REQ'D FINISH PER SCHED 10 MIL VAPOR RETARDER; 12" MIN OVERLAP @ SEAMS; TAPED 2" MIN RIGID INSUL (R10); AS REQ'D 6" FREE-DRAINING CLEAN GRAVEL (1/4" MIN - 2" MAX DIA AGGREGATE) COMPACT SUBGRADE; STRUCT FILL WHERE REQ'D STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION 1/2" RESILIENT CHANNEL 5/8" GWB (NO GWB @ STORAGE CEILING; TYP) FINISH PER SCHED MTL DECK'G PER STRUCT 1-1/2" CONC TOPP'G SLAB 1/4" ACOUSTIC UNDERLAYMENT FINISH FLOOR AS SCHEDULED SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL FINISH PER SCHED PEDESTAL SYSTEM; PER MFR PAVER O/ PEDESTAL SYSTEM PER SCHED; INSTALLED PER MFR 1/2" RESILIENT CHANNEL 5/8" GWB 1" RIGID INSUL WICKING GEO-TEXTILE; PER MFR PERMAVOID STRUCTURAL CELLS PLANTING MEDIUM PER LANDSCAPE PLANS WICKING GEO-TEXTILE; PER MFR SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL FINISH PER SCHED PEDESTAL SYSTEM; PER MFR PAVER O/ PEDESTAL SYSTEM PER SCHED 1/2" RESILIENT CHANNEL 5/8" GWB EXTERIOR INTERIOR EXTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR SECTION FIRE RATING: STC RATING: A: N/A B: C: TYPE: N/A N/A STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION 1/2" RESILIENT CHANNEL 5/8" GWB; EXT RATED AS REQ'D FINISH PER SCHED MTL DECK'G PER STRUCT RIGID INSUL; FILL AS REQ'D TO FLUSH OUT TOPP'G SLAB 1-1/2" CONC TOPP'G SLAB; FLUSH OUT W/ INT OFFICE FLR EXTERIOR INTERIOR STRUCT CONC O/ MTL DECK; PER STRUCT MTL DECK'G PER STRUCT SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1/2" COVERBOARD 1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER PLYWD SHEATH'G JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED MTL DECK'G PER STRUCT SECTION FIRE RATING:N/A N/A A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1/2" COVERBOARD 1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER PLYWD SHEATH'G HOIST BEAM, PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL 2X STL STUDS SECTION FIRE RATING:N/A N/A A: N/A B: C: TYPE: STRUCT CONC O/ MTL DECK; PER STRUCT MTL DECK'G PER STRUCT MTL DECK'G PER STRUCT AIR/VAPOR BARRIER STRUCT CONC O/ MTL DECK; PER STRUCT Page 352 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 87 OF 136 A-601 FINISH SCHEDULE & MATERIAL LEGEND ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 303 304 305 306 307 308 309 310 311 312 314 315 316 317 318 319 320 321 322 323 324 324 325 327 GARDEN PATIO OFFICE OFFICE VESTIBULE GREEN ROOF OFFICE OFFICE OFFICE GARDEN MECHANICAL PLATFORM CONFERENCE RM OFFICE GARDEN OUTDOOR ROOM COURTYARD KITCHEN GARDEN RSTRM RSTRM GARDEN RESTROOM CORRIDOR STAIR 02 STAIRWELL EXIT STAIR 01 GL-2 GL-2 PL-1 / GL-2 GL-2 GL-2 GL-2 PL-1 / GL-2 PT-1 STC-1 PL-1 / GL-1 PL-1 / GL-1 GL-1 GL-2 MT-1 / GL-2 WD-3 MT-3 PL-1 TL-1 / GL-2 MT-3 PL-1 PT-1 PT-1 N/A PL-1 / GL-1 PL-1 / GL-1 PL-1 / GL-1 MT-1 / GL-3 PL-1 / GL-2 PL-1 PL-1 PT-1 STC-1 PL-1 PL-1 / GL-2 PL-1 / GL-2 GL-2 MT-1 / GL-2 GL-2 MT-3 PL-1 PL-1 MT-3 PL-1 PT-1 PT-1 MT-1 GL-2 PL-1 PL-1 / GL-1 MT-1 PL-1 PL-1 PL-1 PT-1 STC-1 GL-2 GL-2 PL-1 / GL-2 GL-2 MT-1 / GL-2 WD-3 PL-1 / GL-2 PL-1 PL-1 PL-1 / GL-2 PL-1 PT-1 PT-1 N/A GL-2 GL-2 PL-2 MT-1 / GL-3 PL-1 PL-1 PL-1 / GL-1 PT-1 N/A PL-1 / WD-3 PL-1 PL-1 / GL-2 GL-2 MT-1 / GL-2 PL-1 / WD-3 PL-1 / GL-2 PL-1 PL-1 MT-3 PL-1 PT-1 PT-1 MT-1 / GL-3 N/A N/A TM-2 TM-1 N/A TM-2 TM-2 TM-5 N/A TM-2 TM-2 N/A N/A N/A TM-1 N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 N/A N/A TM-2 TM-2 TM-1 TM-2 TM-2 TM-2 TM-5 N/A TM-2 TM-2 N/A N/A N/A N/A N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 TM-1 N/A TM-2 TM-2 TM-1 TM-2 TM-2 TM-2 TM-5 N/A N/A N/A N/A TM-2 N/A TM-1 N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 N/A N/A N/A TM-2 TM-1 TM-2 TM-2 TM-2 TM-5 N/A TM-2 TM-2 N/A N/A N/A TM-1 N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 TM-1 / GL-3 WD-1 WD-1 WD-1 CO-2 WD-1 WD-1 WD-1 WD-1 N/A WD-1 WD-1 N/A WD-1 WD-1 TL-1 TL-1 WD-1 CO-1 CO-1 CO-2 OTS PL-1 PL-1 MT-1 OTS PL-1 PL-1 PL-1 PT-1 PT-1 PL-1 PL-1 OTS PL-1 OTS PL-1 OTS PL-1 PL-1 OTS PL-1 PT-1 PT-1 MT-1 ST-1 ST-1 SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS, SEE ELEVATIONS SEE INTERIOR ELEVATION SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS SEE INTERIOR ELEVATION SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS FINISH SCHEDULE ROOM NUMBER 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 118 119 120 121 121 121 203 204 205 206 207 208 209 210 211 301 302 303 NAME ELEVATOR 01 ELEVATOR 02 RETAIL HALL RSTRM RETAIL RETAIL RSTRM RESTRM CORRIDOR RESTRM ACC. RSTRM OFFICE OFFICE WINE STORAGE STORAGE STAIR 02 LOADING ZONE FIRE (ASR) RM TRASH RM ELECTRIC RM ELEV RM STAIR 01 TRANSFORMER LOBBY STAIR 01 OFFICE OFFICE OFFICE HALLWAY STAIR 02 STORAGE UNITS SPACE NOT USED OFFICE MECH. PLATFORM GARDEN PATIO WALL NORTH PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 MT-1 MT-1 PL-1 PL-1 PL-1 N/A PT-1 PT-1 PT-1 PL-1 / GL-1 PT-1 GL-2 EAST PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 MT-1 MT-1 PL-1 PL-1 PL-1 STC-1 PT-1 PT-1 PT-1 PL-1 / GL-1 PT-1 PL-1 / GL-1 SOUTH PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 STC-1 MT-1 PL-1 PL-1 PL-1 STC-1 PT-1 PT-1 PT-1 GL-2 PT-1 GL-2 WEST PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 MT-1 MT-1 PL-1 PL-1 PL-1 N/A PT-1 PT-1 PT-1 GL-2 PT-1 GL-2 BASE NORTH TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 TM-5 TM-2 TM-5 N/A EAST TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 TM-5 TM-2 TM-5 N/A SOUTH TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 TM-5 N/A TM-5 N/A WEST TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 N/A TM-5 N/A FLOOR CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-2 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-2 CO-2 CO-2 CO-1 CO-1 CO-1 CO-3 CO-1 CO-1 CO-1 WD-1 CO-1 WD-1 CEILING PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 OTS PT-1 OTS OTS OTS OTS OTS MT-1 MT-1 MT-1 PL-1 PL-1 OTS PT-1 OTS PTS PL-1 PT-1 OTS COUNTERTOP & BACKSPLASH REMARKS BASE TRIM TO BE 6" MIN BASE TRIM TO BE 6" MIN BASE TRIM TO BE 6" MIN BASE TRIM TO BE 6" MIN SEE STORAGE UNIT SPECS FOR WALL FINISH SEE STORAGE UNIT SPECS FOR WALL FINISH SEE LANDSCAPE PLANS FINISH SCHEDULE ROOM NUMBER NAME WALL NORTH EAST SOUTH WEST BASE NORTH EAST SOUTH WEST FLOOR CEILING COUNTERTOP & BACKSPLASH REMARKS FINISH LEGEND TAG DESCRIPTION VENDOR/MANUFACTURER MODEL FINISH/COLOR SIZE LOCATION NOTES CO-1 CONCRETE FLOOR TBD TBD TBD TBD 101 - 106, 108 - 120, 201, 202, 205 - 207, 209 - 211 TOPPING SLAB CO-2 CONCRETE FLOOR - BUSH HAMMERED 107, 121, 319 TOPPING SLAB BUSH HAMMERED CO-3 CONCRETE PEDESTAL SYSTEM 208 PAVERS TO MATCH CO-2 CO-4 TEXTURED CONCRETE EXTERIOR PLANTERS GL-1 GLASS CURTAIN WALL ARCADIA TBD TBD TBD SEE ELEVATIONS GL-2 GLASS PARTITION WALL ARCADIA TBD TBD TBD SEE PLANS GL-3 GLASS RAILING ARCADIA TBD TBD TBD 306 GL-4 GLASS STOREFRONT ARCADIA TBD TBD TBD SEE ELEVATIONS MT-1 METAL PANELING - DECORATIVE TBD TBD TBD TBD 107, 121, 203, 204, 306, 327 MT-2 METAL PANELING - PROTECTION TBD TBD TBD TBD 119 TRASH ROOM MT-3 METAL PANELING - EXTERIOR 312, 320, 323 EXTERIOR GRADE MT-4 ALUMINUM STOREFRONT LIGHT CHAMPAGNE 101, 104, 105 STOREFRONT / 110, 111 IN 1ST FLOOR OFFICE MT-5 ALUMINUM CURTAIN WALL MEDIUM BRONZE 2ND FLOOR AND 3RD FLOOR OTS OPEN TO STRUCTURE PL-1 PLASTER - LEVEL 5 FINISH TBD TBD TBD TBD 110, 111, 205, 206, 207 PT-1 PAINT 101 - 106, 108, 109, 112, 114, 116 - 118, 120, 201, 202, 209, 211, 311, 324 - 326 ST-1 GRANITE COUNTER TOP TBD TBD TBD TBD 314, 319 STC-1 3 PART STUCCO - EXTERIOR COAT TBD TBD TBD TBD SEE ELEVATIONS TL-1 TILE TBD TBD TBD TBD 321, 322 WD-1 WOOD FLOOR TBD TBD TBD TBD 301, 302, 304, 305, 308 - 311, 314, 315, 317, 324 WD-2 WOOD WALL TBD TBD TBD TBD WD-3 WOOD MILLWORK TBD TBD TBD TBD 314, 319 TM-1 BASE TRIM - METAL TBD TBD TBD TBD 107, 119, 121, 203, 204, 306, 327 TM-2 BASE TRIM - 3/8" REVEAL TBD TBD TBD TBD 110, 111, 205, 206, 207, 301, 304, 305, 308, 309, 310, 314, 315, 317, 324 TM-3 BASE TRIM - TILE 6"TBD TBD TBD TBD 108, 109, 321, 322 TM-4 BASE TRIM - WOOD TBD TBD TBD TBD 101, 102, 104, 105, 112, TM-5 BASE TRIM - RUBBER TBD TBD TBD TBD 103, 106, 112 - 118, 120, 201, 202, 209, 210, 211, 311, 324, 325, 326 SCALE: 1' = 1'-0"2 FINISH SCHEDULE CONTINUED SCALE: 1' = 1'-0"1 FINISH SCHEDULE SCALE: 1' = 1'-0"3 FINISH LEGEND Page 353 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 88 OF 136 A-602 DOOR + WINDOW SCHEDULES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 INTERIOR DOOR SCHEDULE ID 102.1 102.2 103.1 105.3 106.1 108.1 109.1 112.1 209.1 301.1 304.1 305.1 308.1 309.1 310.1 314.1 314.2 321.1 322.1 325.1 325.2 ROOM NAME RETAIL RETAIL HALL RESTRM CORRIDOR RSTRM RESTRM CORRIDOR ACC. RSTRM WINE STORAGE STAIR 02 OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE CONFERENCE RM OFFICE RSTRM RESTROOM CORRIDOR STAIRWELL EXIT STAIRWELL EXIT TYPE D D D D D D D D M B B B B B B B B C C C I OPERATION INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING SWING SWING SWING SWING SWING SWING SWING SWING SWING SWING SWING INT. SWING NET FRAME WIDTH 3'-1/2" 3'-1/2" 3'-1/2" 3'-2 1/2" 3'-1/2" 2'-10 1/2" 3'-1/2" 3'-2 1/2" 3'-4" 3'-2" 3'-0" 3'-0" 3'-0" 3'-0" 3'-0" 3'-0" 3'-3 1/4" 2'-8" 2'-9 1/2" 3'-2" 3'-0" NET FRAME HEIGHT 8'-1 1/4" 8'-1 1/4" 6'-9 1/4" 7'-1 1/4" 8'-1 1/4" 6'-9 1/4" 6'-9 1/4" 7'-1 1/4" 6'-10" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 6'-10" MATL HM HM HM HM HM HM HM HM HM ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS SC WOOD SC WOOD HM HM FRAME MATL HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM WD WD HM HM DETAIL HEAD 4/908 4/908 4/908 4/908 4/908 4/908 4/908 4/908 4/908 JAMB 5/908 5/908 5/908 5/908 5/908 5/908 5/908 5/908 5/908 HDWR. SET 2 2 3 3 3 3 3 3 6 2 2 2 2 2 2 2 2 3 3 2 3 ACCESORIES RATINGS FIRE Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated 1.5 hours Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated 45 minutes Unrated STC Manufacturer ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA REMARKS EXTERIOR DOOR SCHEDULE ID 101.1 104.1 105.1 105.2 107.1 110.1 110.2 111.1 111.2 114.1 115.1 115.2 115.3 119.1 120.1 121.1 303.1 306.1 312.1 316.1 316.1 317.1 319.1 320.1 ROOM NAME RETAIL RETAIL RETAIL RETAIL RESTRM CORRIDOR OFFICE OFFICE OFFICE OFFICE STAIR 02 LOADING ZONE LOADING ZONE LOADING ZONE LOADING ZONE STORAGE GARDEN PATIO VESTIBULE GARDEN GARDEN OUTDOOR ROOM COURTYARD GARDEN TYPE H H H H K L H L H E E F E F F E B A C B B J J B OPERATION EXT. DOUBLE SWING EXT. DOUBLE SWING EXT. DOUBLE SWING EXT. DOUBLE SWING EXT. PIVOT EXT. SWING EXT. BI-FOLD EXT. SWING EXT. BI-FOLD EXT. SWING EXT. SWING EXT. ROLL-UP EXT. SWING EXT. ROLL-UP EXT. ROLL-UP EXT. SWING SWING PIVOT SWING SWING SWING EXT. SLIDING EXT. SLIDING SWING NET FRAME WIDTH 5'-9 1/2" 5'-9 1/2" 5'-9 1/2" 5'-9 1/2" 9'-1 1/2" 3'-6" 7' 3'-6" 6'-11 1/2" 3'-4" 3' 10'-4" 3' 8'-2" 14'-2 1/4" 3' 3' 6'-1 1/2" 3' 2' 2' 14' 26'-5" 2'-1/8" NET FRAME HEIGHT 9'-10" 9'-10" 9'-10" 9'-10" 10' 10' 7'-4" 10' 7'-4" 6'-10" 7' 7'-8 1/4" 7' 7'-8" 7' 7' 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 6'-9 1/4" 6'-9 1/4" 8'-10" 8'-10" 6'-9 1/4" MATL ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS SC WOOD ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS HM HM HM HM HM HM HM ALUM / GLASS ALUM / GLASS HM ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS FRAME MATL HM HM HM HM WD HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM DETAIL HEAD 8/904 8/904 8/904 8/904 10/908 6/908 6/908 6/908 6/908 4/908 4/908 4/908 4/908 --- 4/908 1/902 1/908 4/908 1/902 1/902 1/908 1/908 1/902 JAMB 11/904 11/904 11/904 11/904 12/908 7/908 8/908 8/908 8/908 5/908 5/908 5/908 5/908 --- 5/908 3/908 3/908 5/908 3/908 3/908 9/908 9/908 3/908 HDWR. SET 1 1 1 1 1 1 3 1 3 6 6 5 6 5 5 6 2 1 3 2 2 2 2 3 ACCESORIES RATINGS FIRE Unrated Unrated Unrated Unrated 1 hour 1 hour 1 hour 1 hour 1 hour 1.5 hours 45 minutes 1 hour 20 minutes 1 hour 1 hour 20 minutes Unrated Unrated 30 minutes Unrated Unrated Unrated Unrated Unrated STC --- Manufacturer ARCADIA ARCADIA ARCADIA ARCADIA CUSTOM ARCADIA ARCADIA ARCADIA ARCADIA JANUS JANUS JANUS ARCADIA ARCADIA ARCADIA ARCADIA REMARKS 10" BOTTOM RAILS W/ ADA THRESHOLD 10" BOTTOM RAILS W/ ADA THRESHOLD 10" BOTTOM RAILS W/ ADA THRESHOLD 10" BOTTOM RAILS W/ ADA THRESHOLD 8" LEAF / STEEL W/ CLADDING (PLASTER) 10" BOTTOM RAIL W/ ADA THRESHOLD 10" BOTTOM RAIL W/ ADA THRESHOLD GARAGE DOOR GARAGE DOOR GARAGE DOOR 1 FIXED, 2 SLIDING PER SIDE 1 FIXED, 2 SLIDING PER SIDE GARDEN DOOR TO SWING INTO HALLWAY TYPE A TYPE B TYPE C TYPE D TYPE E TYPE F VIEW OPERATION PIVOT SWING SWING INT. SWING EXT. SWING EXT. ROLL-UP DOOR TYPE G TYPE H TYPE I TYPE J TYPE K TYPE L TYPE M EXT. SWING EXT. DOUBLE SWING INT. SWING EXT. SLIDING EXT. PIVOT EXT. SWING INT. SWING DOOR 1 HARDWARE SCHEDULE HARDWARE GROUP FUNCTION MANUFACTURER MODEL FINISH NOTES 2 3 4 5 ENTRY PASSAGE PRIVACY COVER PANEL GARAGE TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TYPE A B C D VIEW OPERATION FIX FIX FIX FIX WINDOW LEGEND WINDOW SCHEDULE STORY 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF LOCATION OFFICE OFFICE RETAIL RETAIL RETAIL RETAIL RETAIL OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE TYPE C C A D D D D B B B B B B B B B B B B B B B B B B B B B B B B B B B B B ID 110.A 111.A 101.A 101.B 104.A 105.A 105.B 301.A 303.A 303.B 303.C 304.A 305.A 306.A 308.A 309.A 309.B 310.A 314.A 315.A 317.A 317.B 317.C 318.A 318.B 308.B 310.B 311.A 311.B 311.C 316.A 316.B 316.C 320.A 320.B 323.A UNIT SIZE 7'-0"×2'-8" 6'-11 3/4"×2'-8" 15'-8"×13'-3" 21'-0"×15'-2 1/2" 21'-0"×15'-2 1/2" 21'-0"×15'-2 1/2" 21'-0"×15'-2 1/2" 5'-4 3/4"×8'-9 1/2" 14'-11 3/4"×9'-0" 24'-4"×8'-9 1/2" 14'-11 3/4"×8'-9 1/2" 12'-0"×8'-9 1/2" 3'-3 1/2"×8'-9 1/2" 4'-3 1/2"×8'-9 1/4" 7'-8 1/4"×8'-9 1/4" 9'-1/2"×8'-9 1/2" 12'-3 1/2"×3'-9 1/4" 1'-4 1/4"×8'-9 1/2" 12'-7 3/4"×8'-9 1/2" 10'-9 1/2"×8'-9 1/2" 10'-5 1/4"×8'-9 1/2" 11'-11 1/2"×8'-9 1/2" 10'-5 1/4"×8'-9 1/2" 15'-8"×8'-9 1/2" 15'-8"×8'-9 1/4" 10'-9 3/4"×3'-9 1/4" 12'-2"×3'-9 1/4" 5'-3"×6'-9 1/4" 16'-4 1/2"×6'-9 1/2" 16'-3 3/4"×6'-9 1/2" 9'-1 1/4"×6'-9 1/4" 7'-1/4"×6'-9 1/4" 11'-4 1/2"×6'-9 1/4" 3'-0"×6'-9 1/4" 7'-1"×6'-9 1/4" 4'-9 1/2"×6'-10" Nominal Surface Area 18.67 18.63 207.64 319.55 319.55 319.55 319.55 47.43 134.82 213.93 131.70 105.41 28.96 37.69 67.35 79.51 46.32 11.95 111.23 94.88 91.72 105.13 91.72 137.73 137.40 40.75 45.84 35.60 111.20 110.85 61.64 47.52 77.08 20.29 48.00 32.70 MODEL <Undefined> N/A N/A N/A N/A N/A <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> UNDEFINED <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> MANUFACTURER ARCADIA ARCADIA CUSTOM CUSTOM CUSTOM CUSTOM CUSTOM ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA <Undefined> ARCADIA ARCADIA <Undefined> <Undefined> <Undefined> <Undefined> ARCADIA ARCADIA FRAME MAT. HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM FRAME FINISH OPERATION FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX HW SET REMARKS SCALE: 1' = 1'-0"2 DOOR SCHEDULE SCALE: 1' = 1'-0"1 HARDWARE SCHEDULE SCALE: 1' = 1'-0"3 WINDOW SCHEDULE TRASH ROOM RESTROOM CORRIDOR Page 354 of 908 EXHIBIT “A1” EXISTING LEGAL DESCRIPTION: (APN 4187-003-028) LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. Page 355 of 908 NOT TO SCALENORTH 86.2'95'86.2'95'10TH COURT 9TH STREET HERMOSA AVENUEBEACH DRIVE58 10TH COURT APN 4187-003-027 LOT 24 LOT 25 LOT 26 LOT 27 EXHIBIT "A2" EXISTING 30'26.2'30' 30'26.2'30' NOT - A - PART NOT - A - PART PARCEL A 901 HERMOSA AVENUE APN: 4187-003-028 (EXISTING & PROPOSED) 50' 50'10'10'10'2 0'10'2 0'30'30'6 0'30'30'6 0'AREA = 8,189 SF Prepared By: Denn Engineers - Gary J. Roehl R.C.E. No. 30826, Expires: March 31, 2025 Owner: Cardinal Investments, Kyle Ransford Address: 901 Hermosa Avenue, Hermosa Beach Legal Description: Lot 25, 26 & 27, Block 10 Map of Hermosa Beach M.B. 1-25-26 APN: 4187-003-028 Page 356 of 908 EXHIBIT “B1” PROPOSED LEGAL DESCRIPTION: LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. Page 357 of 908 NOT TO SCALENORTH 86.2'95'86.2'95'10TH COURT 9TH STREET HERMOSA AVENUEBEACH DRIVE58 10TH COURT APN 4187-003-027 LOT 24 LOT 25 LOT 26 LOT 27 EXHIBIT "B2" PROPOSED 30'26.2'30' 30'26.2'30' NOT - A - PART NOT - A - PART PARCEL A 901 HERMOSA AVENUE APN: 4187-003-028 (EXISTING & PROPOSED) 50' 50'10'10'10'2 0'10'2 0'30'30'6 0'30'30'6 0'AREA = 8,189 SF Prepared By: Denn Engineers - Gary J. Roehl R.C.E. No. 30826, Expires: March 31, 2025 Owner: Cardinal Investments, Kyle Ransford Address: 901 Hermosa Avenue, Hermosa Beach Legal Description: Lot 25, 26 & 27, Block 10 Map of Hermosa Beach M.B. 1-25-26 APN: 4187-003-028 Page 358 of 908 901 HERMOSA AVENUE HISTORIC RESOURCES ASSESSMENT HERMOSA BEACH, CALIFORNIA [24017] PREPARED FOR 901 HERMOSA PARTNERS LLC April 17, 2024 Page 359 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL i April 17, 2024 TABLE OF CONTENTS I. INTRODUCTION ................................................................................................................................. 1 Methodology ................................................................................................................................................... 2 Summary of Findings ..................................................................................................................................... 3 II. EXISTING HISTORIC STATUS ............................................................................................................. 4 National Register of Historic Places ............................................................................................................. 4 California Register of Historical Resources ................................................................................................. 4 California Historical Resource Status Codes ............................................................................................... 4 Hermosa Beach Landmarks .......................................................................................................................... 5 2017 City of Hermosa Beach General Plan Update ................................................................................... 6 III. PROPERTY DESCRIPTION ................................................................................................................ 8 Building Description ....................................................................................................................................... 9 Site Features .................................................................................................................................................. 15 Surrounding Neighborhood ........................................................................................................................ 15 IV. HISTORIC CONTEXT ....................................................................................................................... 17 Hermosa Beach History ............................................................................................................................... 17 Automotive Retailing and Repair (1915 – 1930) ....................................................................................... 21 V. SITE HISTORY .................................................................................................................................. 24 Site Development ......................................................................................................................................... 24 Construction Chronology......................................................................................................................... 27 Ownership and Occupant History .............................................................................................................. 28 Select Owner and Occupant Biographies .............................................................................................. 29 VI. EVALUATION .................................................................................................................................. 31 National Register of Historic Places ........................................................................................................... 31 California Register of Historical Resources ............................................................................................... 32 Hermosa Beach Landmarks ........................................................................................................................ 34 Integrity ...................................................................................................................................................... 36 California Environmental Quality Act (CEQA) ............................................................................................ 39 Status as a Historical Resource under CEQA ........................................................................................ 39 VII. CONCLUSION ................................................................................................................................ 41 VIII. REFERENCES ................................................................................................................................. 42 IX. APPENDICES ................................................................................................................................... 44 Appendix A – Preparer Qualifications ........................................................................................................ 44 Appendix B – 2014 DPR Form for 901 Hermosa Avenue ........................................................................ 45 Page 360 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 1 April 17, 2024 I. INTRODUCTION This Historic Resource Assessment (HRA) has been prepared at the request of the City of Hermosa Beach for property owners 901 Hermosa Partners LLC to evaluate the potential historic significance of the property at 901 Hermosa Avenue (APN# 4187-003-028) in Hermosa Beach, California (Figure 1). The building sits on the west side of Hermosa Avenue, the city’s main commercial corridor, and is bordered by 10th Court to the north and 9th Street to the south. (Figure 2). 10th Court is a driving street while 9th Street is a pedestrian only walking street. The property has a high-bay, one-story, 7,780-square-foot commercial building with a rectangular footprint. Designed in a commercial vernacular style with modest references to the Mission Revival style, it was erected in 1922 as an automobile showroom and repair facility for Lincoln, Ford, and Fordson vehicles by business owner George L. Stiles. The former showroom area, facing Hermosa Avenue, has since been subdivided to accommodate smaller retail businesses. The former repair area, comprising the west side of the building behind the showroom, has been subdivided with a mezzanine to serve as a storage facility. Figure 1: The location of the subject property is shaded red. Source: Los Angeles County office of the Assessor. Edited by Page & Turnbull. Page 361 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 2 April 17, 2024 Figure 2: Aerial view of 901 Hermosa Avenue, the subject property outlined in red. Source: Google Earth 2024. Edited by Page & Turnbull. This report provides an examination of the current historic status for 901 Hermosa Avenue, as well as a property description; historic contexts for Hermosa Beach and early twentieth century automobile retailing; a site history; and a biography for the developer and first owner for the subject property. The report also includes an evaluation of the building’s eligibility for individual listing in the National Register of Historic Places (National Register), the California Register of Historical Resources (California Register), and as a Hermosa Beach Landmark. The 2017 Hermosa Beach General Plan Update identified 901 Hermosa Avenue as a potential local historic resource with a California Historical Resource Status Code of 5S3 (appears to be individually eligible for local listing or designation through survey evaluation) and as a representative example of a 1920s commercial building.1 It appears that the property has not previously been evaluated for eligibility for listing in the National Register or the California Register as an individual property or as a contributor to an eligible district. Methodology Page & Turnbull staff prepared this report using research collected at various local repositories including the Los Angeles County Hermosa Beach Library and the Hermosa Beach Historical Society. Online resources included the Los Angeles County Office of the Assessor Property Assessment Information System for property information, the Los Angeles County Public Works Land Records 1 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-20, 7-21, 7-29. Page 362 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 3 April 17, 2024 Information portal for historic tract maps, the Los Angeles Public Library Collection for digital Sanborn maps, HistoricAerials.com, Newspapers.com, and Ancestry.com. Page & Turnbull staff submitted a public record request to the City of Hermosa Beach for building permits and to the Los Angeles County Assessor for property records; these provided information on construction and alterations to the property and on past ownership from approximately 1946 through 2023. Historical narratives chronicling the development of Hermosa Beach reference the historic context in the 2017 Hermosa Beach General Plan.2 The current building owner, 901 Hermosa Partners LLC, provided Page & Turnbull staff with a Phase 1 Environmental Site Assessment Report prepared by Partner Engineering and Science, Inc. for the subject property in July 2022.3 This document provided historic owner and occupant information that supplemented Page & Turnbull staff research. Page & Turnbull staff conducted a site visit 901 Hermosa Avenue January 31, 2024. All photographs within this report were taken at that time, unless otherwise noted. Summary of Findings 901 Hermosa Avenue is not currently listed on any local, state, or federal register of historic resources. The property was previously identified as potentially eligible for local landmark designation in a 2014 windshield survey, and it is Page & Turnbull’s professional opinion that the property does appear to be eligible for local listing as a Hermosa Beach Landmark under Hermosa Beach Criterion C (Architecture) as a local example of a 1920s automobile showroom that is also one of the few remaining early commercial buildings in Hermosa Beach. This Historic Resource Assessment finds that the property does not appear to be individually eligible for listing in the National Register or California Register. Per California Environmental Quality Act (CEQA) Guidelines (14 CCR § 15064.5(a)), as 901 Hermosa Avenue is not currently listed in a local register of historic resources or in the California Register, and is not eligible for listing in the California Register, the property is not a historic resource for the purposes of the CEQA.4 2 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-3 to 7-16. 3 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, Prepared for Powerscourt Partners LLC, July 22, 2022. 4 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of Regulations (CCR), Title 14 § 15000 et seq. Page 363 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 4 April 17, 2024 II. EXISTING HISTORIC STATUS The following section examines the national, state, and local historic status currently assigned to the commercial building at 901 Hermosa Avenue. National Register of Historic Places The National Register of Historic Places (National Register) is the nation’s most comprehensive inventory of historic resources. The National Register is administered by the National Park Service and includes buildings, structures, sites, objects, and districts that possess historic, architectural, engineering, archaeological, or cultural significance at the national, state, or local level. The subject property is not listed in the National Register of Historic Places individually, or as part of a registered historic district. California Register of Historical Resources The California Register of Historical Resources (California Register) is an inventory of significant architectural, archaeological, and historical resources in the State of California. Resources can be listed in the California Register through a number of methods. State Historical Landmarks and National Register-listed properties are automatically listed in the California Register. Properties can also be nominated to the California Register by local governments, private organizations, or citizens. The evaluative criteria used by the California Register for determining eligibility are closely based on those developed by the National Park Service for the National Register of Historic Places. The subject property is not listed in the California Register of Historical Resources individually, or as part of a registered historic district. California Historical Resource Status Codes Properties listed or under review by the State of California Office of Historic Preservation are listed within the Built Environment Resource Directory (BERD) and are assigned a California Historical Resource Status Code (Status Code) of “1” to “7” to establish their historical significance in relation to the National Register of Historic Places (National Register) or California Register of Historical Resources (California Register).5 Properties with a Status Code of “1” or “2” are either eligible for listing in the California Register or the National Register, or are already listed in one or both of the registers. Properties assigned Status Codes of “3” or “4” appear to be eligible for listing in either 5 California State Office of Historic Preservation, Built Environment Resource Directory (BERD), Los Angeles County, updated September 2022. Page 364 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 5 April 17, 2024 register, but normally require more research to support this rating. Properties assigned a Status Code of “5” have typically been determined to be locally significant or to have contextual importance. Properties with a Status Code of “6” are not eligible for listing in either register. Finally, a Status Code of “7” means that the resource has not been evaluated for the National Register or the California Register or needs reevaluation. 901 Hermosa Avenue is not currently listed in the BERD database for Los Angeles County with a status code. This means the property has not been formally evaluated using California Historical Resource Status Codes and submitted to the California Office of Historic Preservation. The most recent update to the BERD database was in September 2022. 6 Hermosa Beach Landmarks The City of Hermosa Beach adopted a Historical Resources Preservation Ordinance in 1998 (Municipal Code Chapter 17.53). The ordinance is intended to identify and ensure the long -term protection and use of historic resources that reflect special elements of the City’s architectural, artistic, cultural, historical, political, and social heritage. A historic resource must be at least 50 years old, or at least 30 years old if the City Council determines it is exceptional or threatened by demolition, removal, relocation, or inappropriate alteration. Nomination of a historic resource as a landmark is made by the City or by application of the property owners. The ordinance has a Certificate of Appropriateness process for alterations, restorations, demolitions, removal, or relocation of any interior or exterior features for landmark or potential landmark properties. Potential landmark properties are those on a list of historic resources established by City Council being considered for landmark status. Designated landmarks can benefit from certain incentives, such as the Mills Act program, and the State Historic Building Code. As of February 2024, four buildings have been designated or identified for protection under the City’s Historic Resources Preservation Ordinance : • The Bijou Theater, a 1923 theater at 1229-1235 Hermosa Avenue, as a local landmark; • The Hermosa Beach Community Center, a 1939 Art Deco complex at 710 Pier Avenue originally built as a school, as a local landmark; • Bank of America building at 90 Pier Avenue as a potential landmark warranting further study; and 6 California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory (Sacramento: California Office of State Publishing. November 2004). Page 365 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 6 April 17, 2024 • Hermosa Hotel at 710 Pier Avenue as a potential landmark warranting further study.7 901 Hermosa Avenue is not currently listed as a Hermosa Beach Landmark. 2017 City of Hermosa Beach General Plan Update The 2017 Hermosa Beach General Plan Update incorporates the results of a 2014 windshield survey of approximately 3,600 Hermosa Beach properties that were over 45 years old at that time (2014 survey). Based solely on their architecture, the survey identified about 220 potential historic and cultural resources, including residential and commercial buildings, public facilities, and landscape features such as parks and walk streets closed to vehicular traffic. Among the resources were 14 one- to three-story commercial buildings dispersed throughout the city, including several in the area around Pier Plaza and south to 9th Street. These vary in style from brick utilitarian to beach cottage, Mission Revival, Renaissance Revival, Midcentury Modern, New Formalist, and roadside vernacular. They do not comprise a coherent district by location or type. Each potentially eligible resource was documented with a Department of Parks and Recreation (DPR) 523A (Primary Record) form. Each of these resources that was found to be potentially eligible for individual local listing or designation through survey evaluation was given status codes of “5S3.” However, the 2014 windshield survey did not conduct property-specific historic research on the identified properties, and no DPR 532B (Building, Structure, Object) evaluation forms were prepared. As such, the surveyed properties were expected to require additional research and evaluation as historic resources for the purposes of CEQA review. The 2014 windshield survey was not submitted to the California Office of Historic Preservation (OHP) or State Historic Resources Inventory and DPR 523B evaluation forms were not prepared; as such, the survey does not meet the requirements of Public Resources Code (PRC) Section 5024.1(g) as it relates to the thresholds for historical resources for the purposes of CEQA.8 Based on this 2014 windshield survey, the 2017 Hermosa Beach General Plan Update identified 901 Hermosa Avenue as a potential local historic resource with a California Historical Resource Status Code of 5S3 (appears to be individually eligible for local listing or designation through survey evaluation) as a representative example of a 1920s commercial building (Appendix B).9 7 “Historic Resources,” City of Hermosa Beach, accessed February 15, 2024, https://www.hermosabeach.gov/our- government/city-departments/community-development/historic-resources. 8 CEQA Guidelines, 14 CCR § 15064.5. 9 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-20, 7-21, 7-29. Page 366 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 7 April 17, 2024 Page 367 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 8 April 17, 2024 III. PROPERTY DESCRIPTION The property at 901 Hermosa Avenue is a rectangular parcel that contains a high-bay one-story, 7,780-square-foot commercial building built in 1922 (Figure 3). The building occupies the majority of its flat site which measures approximately 115 feet in width and 86 feet in depth. The east side of the building faces, and is set back from, Hermosa Avenue behind a pedestrian sidewalk; its north side is built out to the site perimeter at 10th Court; its west side faces a narrow, concrete-paved pedestrian alley and a two-story apartment building at 58 10th Court; its south side is set back approximately twenty feet from 9th Street and faces onto a concrete-paved strip that historically served as a driveway. The property boundary on the south side is defined by a low curb that separates the driveway from the street. Figure 3: Aerial view of 901 Hermosa Avenue, outlined in red. Source Google Earth 2024. Edited by Page & Turnbull. Page 368 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 9 April 17, 2024 Building Description 901 Hermosa Avenue is occupied by a high-bay, one-story wood-frame building with box-like massing and a rectangular footprint except at its southeast corner where the façade is angled at forty-five-degrees (Figure 4). The design of the building is typical of one-part vernacular commercial construction that provides a sizable wall area between windows and cornice for signage , a feature that also makes the façade appear larger.10 The subject property’s stucco finish and arched window openings modestly reference the Mission Revival style popular in 1920s Southern California. Figure 4: Primary (east) façade of 901 Hermosa Avenue, view northwest. The subject property has a combination of flat and projecting truss roof forms, covered with asphalt - coated rolled roofing, which are hidden behind a combination stepped and flat parapet. The stepped section of the parapet wraps the building’s primary (eas t) façade and continues onto the east ends of the north and south façades. The building’s undecorated stucco walls are painted. Fenestration includes punched arched openings with recessed, wood-framed, multi-light display windows, and rectangular steel-framed garage door openings. Each three-part display window is framed with tall lower panes surmounted by an arched upper transom. The lower panes and their wood frames and thin mullions are non-original in each opening. The transoms are generally original, featuring a centered row of narrow vertical panes flanked by arched corner fanlights; some 10 Richard Longstreth, The Buildings of Main Street (Washington DC: Preservation Press, 1987), 54-65. Page 369 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 10 April 17, 2024 of the central sashes have been replaced. The rectangular garage openings at the side facades have metal roll-up doors. The overall building massing is organized as three bays. A narrow rectangular bay with a flat roof along the east front of the building is oriented north-south and contains the former showroom, which is currently used as retail spaces. Behind the front bay, to the west, are two adjacent rectangular bays; these contain the former auto repair area, which has been retrofitted to serve as storage space. These rear bays have projecting wood truss roofs. The north side of the south bay’s roof is straight rather than sloped; though currently covered, it is likely this face served as a glazed clerestory for natural daylighting. Primary (East) Façade The primary (east) facade consists of two parts: the main storefront parallel to Hermosa Avenue and an angled southeast façade at the corner. The southeast and east-facing façades have stepped parapets (Figure 5). Figure 5: Primary façade (right) and southeast angled corner façade (left), view northwest. The angled southeast corner wall features a triangular wood-framed canopy over a single-panel entry door flanked by square, fixed wood-frame windows (Figure 6 and Figure 7). The long edge of the canopy is attached to the angled wall and its southeast corner is supported by a wood-encased round metal column seated on a round concrete base. The fenestration is situated on the north Page 370 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 11 April 17, 2024 (right) half of the wall, where its perimeter is surrounded with horizontally-layered tree branch segments that form a rustic frame. Figure 6: Southwest corner, view west. Figure 7: Southwest corner, view north. Figure 8: East façade, view northwest Figure 9: East façade, view southwest The storefront portion of the primary façade has three window bays, each with an arched opening and multi-light display window (Figure 8 and Figure 9). The middle section of the south (left) transom has been subdivided to accommodate a new center mullion flanked by metal-frame single- light sliding windows. The center window retains its original configuration except for new paired metal-frame entry doors. The north (right) window retains its original configuration. A small number of transom lites have been replaced with new glass. Sign boards are attached to the wall above the center of each window opening. Page 371 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 12 April 17, 2024 North Façade The north façade is organized in three sections, the east and center of which are located beneath the stepped parapet (Figure 10 and Figure 11). The east (left) section features a typical arched display window; the center section of its transom has been covered with an opaque panel. The middle section of the façade is penetrated by a rectangular garage door opening with concrete wheel guards at its base. The long, west (right) section has an infilled rectangular opening at its center; its proportions suggest that it was formerly a second garage door. A single metal panel door is located at the far west end. Figure 10: North façade, view southwest. Figure 11: North façade, view southeast. Page 372 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 13 April 17, 2024 Rear (West) Façade The west façade currently has no openings. Five recessed stucco panels, evenly arranged across the center of the wall plane, are infilled former window openings (Figure 12). Figure 12: Rear (west) elevation, view south. Page 373 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 14 April 17, 2024 South Façade The south façade is organized in two sections, which are located to the west of the angled southwest corner wall (Figure 13 and Figure 14). The west (left) section of the façade has a large rectangular plaster patch covering an infilled window opening. The center of the wall currently features a metal - framed three-part fixed and sliding window with an interior security grille. The window is framed with a simple painted wood surround (Figure 13). The east section has stepped parapet and is penetrated by a wide garage door opening with concrete wheel guards at its base and a cloth awning above. The opening has been subdivided to accommodate a single panel entry door with a glass-block transom on its west side and a smaller rolling security door on its east side (Figure 14). Figure 13: South façade, view northwest. Figure 14: South façade, east end, view north. Page 374 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 15 April 17, 2024 Site Features The curb between the public sidewalk and Hermosa Avenue at the southwest front of the property features a long curb cut, which formerly allowed vehicle access. The open area along the south property boundary is paved with scored concrete and separated from the adjacent walking street by a raised curb. Both site features indicate that this area was formerly used as a driveway to access the zone under the canopy and the garage door (Figure 15). The area is now used as a seating area with outdoor furniture and potted plants. Figure 15: Streetside curb cut, curb, and driveway, view west. Surrounding Neighborhood The neighborhood surrounding 901 Hermosa Avenue is a mix of property types and uses. Hermosa Avenue to the north and south of the subject property is a Main Street-type commercial thoroughfare that was once a streetcar route (Figure 16 and Figure 17). Properties along Hermosa Avenue are primarily one- and two-story commercial buildings, most of which are from the mid- to early twenty-first century. Two- and three-story commercial buildings are located directly across Hermosa Avenue from the subject property. Several 1920s-era commercial buildings remain on the street, including a former automobile repair building one-half block south of the subject property at 832 Hermosa Avenue, identified as potentially historic in the 2017 General Plan.11 Also nearby, 11 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-21. Page 375 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 16 April 17, 2024 around Pier Avenue and Hermosa Avenue, are three of the four buildings receiving protection under the City’s Historic Resources Preservation Ordinance: the former Bijou Theatre that is now a Chase bank and retail store, the Bank of America Building, and the Hermosa Hotel. Figure 16: Typical commercial buildings along Hermosa Avenue, view north. Figure 17: Typical commercial buildings along Hermosa Avenue, view south. The blocks along 9th Street and 10th Court between Hermosa Avenue and Beach Drive are primarily residential with early one-story beach bungalows, mid- and late-twentieth century single-family residences and two-story apartment buildings (Figure 18 and Figure 19). Figure 18: Typical residential buildings along 9th Street, view west. Figure 19: Typical residential buildings along 10th Court, view west. Page 376 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 17 April 17, 2024 IV. HISTORIC CONTEXT Hermosa Beach History Hermosa Beach is one of a string of beach cities in the southwest corner of Los Angeles County . 12 Prior to the founding of Hermosa Beach, the area was part of Rancho Sausal Redondo. Granted to Antonio Ignacio Avila in 1822 during the Mexican era, Rancho Sausal Redondo encompassed over 22,000 acres. It extended along the coast from present-day Marina del Rey south to Redondo Beach and east to Inglewood and Lawndale. Avila’s ownership of the land was upheld in the transition to United States rule after the Mexican-American War ended in 1848, but his heirs sold the rancho lands after Avila’s death in 1858. A Scottish baron, Robert Burnett, purchased Rancho Sausal Redondo and the adjacent Rancho Aguaje de la Centinela in the 1860s.13 In the 1870s, Canadian Daniel Freeman and his wife, Catherine, leased both ranchos where they grew barley and grazed sheep; the Freemans purchased the land in 1885.14 Freeman started to sell parts of the rancho and, in 1900, the Hermosa Land and Water Company purchased 1,500 acres of the former rancho. Railway barons Moses Sherman and Eli Clark started the Hermosa Land and Water Company in anticipation of a resort settlement at the coast and growth from the City of Los Angeles. The land was surveyed in 1901 starting with Santa Fe Avenue (now Pier Avenue) running from the Santa Fe Railroad (at today’s Valley Drive) to the beach. The survey also laid out a boardwalk along the beach (now The Strand), while Hermosa Avenue, the second thoroughfare, ran parallel to the beach. In 1901, the original Hermosa Beach tract was subdivided between the boardwalk and Hermosa Avenue. Numbered streets started with 1st Street at the south and extended north; Santa Fe Avenue corresponded to 12th Street. The “First Addition to Hermosa Beach” was surveyed later in 1901, extending north to 26th Street and east to Loma Drive. The “Second Addition” was surveyed in 1902 and extended east from Loma Drive to the eastern border just beyond present day Prospect Avenue. The rapid pace of surveying and subdividing meant that residential development was sporadic in the first few decades. As a beach resort, Hermosa Beach was initially a seasonal community with a small permanent population that attracted many visitors on the weekends and in the summer.15 In 1904, the first Hermosa Beach Pier was constructed of wood. By 1906, Hermosa Beach had a population of around 300 people and only a few public buildings existed: a post office, schoolhouse, grocery, 12 Unless otherwise cited, this section is summarized from the PCR Services, “7.0 Historic Resources.” Hermosa Beach General Plan Updated, 2014; and Chris Miller, Jerry Roberts, and Hermosa Beach Historical Society, Images of America: Hermosa Beach (Charleston, SC: Arcadia Publishing, 2005). 13 Lorietta Louise Scheerer, “The History of the Sausal Redondo Rancho” (MA Thesis, University of Southern California, 1938), 20. 14 Scheerer, “The History of the Sausal Redondo Rancho,” 22-3. 15 Patricia A. Gazin, Footnotes on the Sand (Hermosa Beach: Myron Gazin, 1991), 10. Page 377 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 18 April 17, 2024 general store, and a few boarding houses.16 In January 1907, Hermosa Beach incorporated as the nineteenth city in Los Angeles County. Figure 20: Late 1910s photograph of the corner of Santa Fe (now Pier) Avenue and Hermosa Avenue, looking northwest. Source: Roger Creighton in Images of America: Hermosa Beach. Greater growth would come with the arrival of the Pacific Electric rail line (Figure 20). By 1910, Hermosa Beach was a stop on the Pacific Electric’s “Balloon Route Excursion” that ran along Hermosa Avenue. The train brought more tourists and potential new residents to the beach community. The Berth family built the first hotel at 10th Street and the Strand in 1907. The new city spent thousands of dollars on street and lighting improvements to attract new residents. Many of the early residences were summer homes for those in Los Angeles and Pasadena.17 Most of the housing stock was the vernacular beach cottage s or bungalows that could be built for a modest amount. Development was denser near the coast and toward the southern end of the city, though even in the 1920s, many blocks had several undeveloped lots. In the hills inland, Greek and Japanese farmers grew carnations, chrysanthemums, and other flowers (Figure 21).18 16 Scheerer, “The History of the Sausal Redondo Rancho,” 28. 17 Gazin, Footnotes on the Sand, 17, 26. 18 Gazin, Footnotes on the Sand, 16-17. Page 378 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 19 April 17, 2024 Figure 21: Map of Hermosa Beach in 1915 with concentrated development near the coast and scattered elsewhere. The approximate location of 901 Hermosa Avenue is marked with a red dot. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach. In 1913, the city approved plans to replace its wood boardwalk with a concrete “Strand.” That same year the extant wooden pier was replaced with a concrete pier. At the entrance of the new pier was a Mission Revival-style building (since demolished) with an archway that had an upper-level viewing deck (Figure 22).19 In 1917, the Hermosa Beach Bathhouse Company announced plans for a bathhouse at The Strand, just south of the pier. The Spanish Colonial Revival-style building provided a private place for beach visitors to change and store their belongings. Figure 22: Mission Revival-style building at entrance to the Hermosa Beach Pier, circa 1940, demolished 1960s. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach. 19 “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided,” Los Angeles Times, January 4, 1914. Page 379 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 20 April 17, 2024 With the economic boom of the 1920s, Hermosa Beach saw greater residential and commercial development, much of the expansion serving tourists (Figure 23). In 1923, the Surf and Sand Club announced plans for a clubhouse on The Strand located north of the pier , between 14th and 15th streets. Designed by prominent Southern California architect, Myron Hunt, the four-story building had a ballroom, indoor swimming pool, and 124 rooms with private bathrooms. The building became the Hermosa Biltmore Hotel (since demolished) in the 1930s. Also constructed in the 1920s was the Metropolitan (later Bijou) Theatre (extant, Hermosa Beach Landmark). Figure 23: View of storefronts along Pier Plaza, circa 1925. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach. Development in Hermos aBeach was modest during the Great Depression and World War II. Like much of Southern California, Hermosa Beach boomed in the post-World War II years. The lots near the ocean that had not yet been developed were finally infilled, while previously industrial and argicultural lands further inland were subdivided for new housing. A new civic center with a Modernist style city hall, police station, fire station, and library opened in 1962. Many of Hermosa Beach’s earliest notable buildings and features were demolished in the 1960s, including the arch and pavililon buildings at the pier entrance, the former Surf and Sand Club (Hermosa Biltmore Hotel), and the Pacific Eletric rail line. Page 380 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 21 April 17, 2024 Automotive Retailing and Repair (1915 – 1930) California’s early and rapid embrace of the automobile made it a pioneer in automobile ownership and retailing.20 The earliest automobile sales were conducted through livery stable, carriage dealer, or bicycle shops. Purpose-built auto dealerships emerged just before World War I, typically fitting into central retail districts with conventional storefronts, except for large entry doors and windows. By the late 1910s, sales facilities became more elaborate, and dealers frequently constructed impressive buildings in traditional styles with opulent sales salons to convey a reputable experience. Since most potential customers did not yet own automobiles, dealerships were located close to streetcar lines. Auto manufacturers were often corporate sponsors of the initial buildings; these sales rooms served as examples of the new form and distinctive quality manufacturers encouraged locally owned and built dealerships to emulate.21 In the early 1920s, urban dealerships began to combine auto servicing and repair with sales (Figure 24). This required the construction of larger, often multi-story, facilities with ramps and the volume to accommodate multiple vehicles. Façades continued to feature historicist detailing with the only feature identifying the buildings as auto service facilities being factory sash windows and vehicle- sized openings.22 Figure 24: 1050 Hope Street (Los Angeles) was built as a showroom and service center for the Willys-Overland Company in 1916 and served as such through 1932, photo circa 2015. Source: Survey-LA. 20 This section is adapted using relevant information from the Daniel Prosser and Daniel Herrick, “Commercial Development, 1850-1980: Commercial Development and the Automobile, 1910-1970” in Survey-LA Los Angeles Historic Resources Survey, Los Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles Department of City Planning, August 2016. 21 Prosser and Herrick, “Commercial Development, “ 35-36. 22 Prosser and Herrick, “Commercial Development, “ 35-36. Page 381 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 22 April 17, 2024 Outlying business districts continued to build small single-story outlets on local main streets (Figure 25). The suburban showrooms adopted a common three-bay façade composition consisting of an elaborate center entrance with symmetrically flanking show windows placed directly on the street without setback. These were essentially single-story versions of the more elaborate central business district dealerships, and they maintained a footprint similar to that of an early livery stable. The suburban buildings typically adopted the period revival styles popular at the time.23 Figure 25: Former showroom and repair facility (Hollywood) built in 1925, photo circa 2015. Source: Survey-LA. By the 1930s, as many potential customers owned cars, there was no longer a need to be located close to streetcar lines. Instead, ease of access and adequate parking meant that the few new showrooms constructed during the Great Depression moved to outer arterial roads. The new facilities at these locations were typically designed with a showroom in the front, still positioned directly on the sidewalk without a setback, and service bays to the rear with generous perimeter parking and driveways. These buildings frequently adopted the new Streamline Moderne and Art Deco styles of the decade. After World War II, the showroom typology shrank in size in favor of larger parts and service departments. By the 1960s, automobile retailing shifted again to facilities in the far suburbs with on- site showrooms at the back of the lot used as offices and for display of select models, the buying experience focused instead on vast outdoor sales lots.24 These shifts meant that early automobile 23 Prosser and Herrick, “Commercial Development, “ 36. 24 Prosser and Herrick, “Commercial Development, “ 36-39. Page 382 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 23 April 17, 2024 retail buildings were quickly outdated. Some were repurposed for other uses. Some continued as brand-specific repair facilities, as satellite space for relocated dealerships, or as independent businesses providing a specialized automobile-related service. Many were demolished and early examples are increasingly rare. The Sanborn Map Company fire insurance map of Hermosa Beach (Sheet 15, January 1927 – September 1946) showed four automobile sales and repair businesses on Hermosa Avenue between Pier Avenue and Second Street in this period. Three were located opposite 901 Hermosa Avenue on the east side of the street. These included an auto sales and repair facility at 900-910 Hermosa Avenue (demolished), an auto repair facility at 832-842 Hermosa Avenue (extant and converted to co-working space), and an auto service business between them (demolished). These businesses were likely accessed from the rear alley, Palm Drive, or through the auto service business. The remaining building at 832-842 Hermosa Avenue was built in 1913 and represents the previous decade in automotive history when buildings for both retail and repair were industrial in character without the accommodation for auto circulation and display evident at 901 Hermosa Avenue built in 1922 (Figure 26). Figure 26: 832-842 Hermosa Avenue, built in 1913, circa 2022. Source: Google Street View. Page 383 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 24 April 17, 2024 V. SITE HISTORY Site Development The property at 901 Hermosa Avenue is located within the original Hermosa Beach tract that was surveyed and subdivided in 1901. The tract map for that year shows that lots 25, 26, and 27, which comprise the subject property, at the northwest corner of Ninth Street and Hermosa Avenue were part of the city’s original plan (Figure 27). Figure 27: 1901 Tract Map of Hermosa Beach. Source: Los Angeles County Public Works Land Records Information. Edited by Page & Turnbull. Page 384 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 25 April 17, 2024 According to historic Los Angeles County Assessor map books, the first improvement on 901 Hermosa Avenue occurred around 1922. No original building permit for the subject property is on file at the City of Hermosa Beach, and research has not identified the architect or builder. By late 1922, the parcel was owned by George L. Stiles. A newspaper article announced his construction of a $25,000 Lincoln–Ford–Fordson dealership and repair facility at the corner of Hermosa Avenue and 9th Street, stating it would be built of “brown stucco of the Mission type of architecture so appropriate for western landscapes.” 25 The article further noted that it would provide a larger floor space for Lincoln-Ford-Fordson products and repair than at other nearby dealers, and be open by November 1922. The accompanying rendering portrayed a building that is largely consistent with the appearance of 901 Hermosa Avenue in 2024, with overall massing fenestration, roof form, windows, and parapet intact (Figure 28). Figure 28: Proposed design of 901 Hermosa Avenue, October 1922. Source: “New $25,000 Lincoln – Ford – Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6. A 1927 Sanborn Map Company fire insurance map showed the footprint of the auto sales and repair building, including the angled façade and canopy. The map indicated that the building had a wood truss roof and concrete floor, and also showed the residential buildings to the west and commercial buildings along Hermosa Avenue (Figure 29). 25 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6. Page 385 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 26 April 17, 2024 Figure 29: Sanborn Map Company fire insurance map of Hermosa Beach, Sheet 15, January 1927 – September 1946. The location of the subject property is outlined in red. Source: Los Angeles Public Library. Edited by Page & Turnbull. Building permits indicated that, in 1946, the subject property was reroofed and that windows on the north and south of the building were plastered over in 1975. In 1986, the exterior was water blasted (likely meaning pressure washed) and the building was reroofed again in 1991 and in 2010. An interior stair and emergency fire exit were constructed in 1998; this was likely the exit door at the west end of the north façade. Assessor notes dated September 17, 1956 (added to a September 3, 1947 Los Angeles County Assessor Building Description Blank Form) indicate that the rear west wall had been converted to a firewall by that time. It is likely that the windows on the rear wall were infilled as part of this change. A comparison of the building rendering from 1922 with staff observations made during the Page & Turnbull site visit on January 31, 2024, reveals other visible alterations that are not recorded in building permits or assessor documentation. These changes include : replacement glazing in the Page 386 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 27 April 17, 2024 lower sections of the east façade windows and in the southeast façade windows; removal and enclosure of a door on the south half of the southeast façade; substitution of original wood panel doors on the south and north façades with metal rolling doors; and infill of a ribbon of windows at the west end of the south façade. Building permits and assessor records suggest that the building continued to serve automotive uses through the late 1960s before being converted to warehouse and general retail use. CONSTRUCTION CHRONOLOGY The following table provides the building permit information for construction activity at 901 Hermosa Avenue based on applications on file with the City of Hermosa Beach Planning Division. Cancelled and expired permits are not included. TABLE 1. PERMIT HISTORY FOR 901 HERMOSA AVENUE Date Filed Permit App. # Owner Contractor Work 1946 3963 Not listed Not listed Reroofing 1975 16370 John Haworth Not listed Plaster up existing windows on north and south of building 1976 16550 John Haworth Not listed Construct non-bearing partition wall 61’ x 12’ high with 3’ door dividing rear area 1977 Not listed John K. Haworth Not listed Interior partition walls 1980 Not listed Greg Dahle Not listed Remodel existing storage use 1986 20209 Greg Dahle Not listed Water blast building exterior 1987 20913 Greg Dahle Not listed Install awnings 1991 22214 Greg Dahle A-1 All American Roofing Remove roof and install three-ply cap roof 1997 Not listed Not listed Not listed Hermosa Fire Department letter noting no record of any permit for two level storage 1998 Not listed Gregg and Kay J. Dahle Not listed Add stairs and emergency fire exit 2010 Not listed Gregg and Kay J. Dahle Shoreline Roof Co. Apply four-layer built-up roof system over existing one-layer flat roof Page 387 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 28 April 17, 2024 Ownership and Occupant History The following tables provide a summary of the ownership and occupancy history of 901 Hermosa Avenue beginning with the year of construction, compiled from historic newspaper articles, building permits, and data in the Phase 1 Environmental Site Assessment Report (2022) prepared by Partner Engineering and Science, Inc..26 TABLE 2. OWNERSHIP HISTORY FOR 901 HERMOSA AVENUE Date(s) Owner(s) Occupation 1922- 1923 George L. Stiles Owner, Lincoln-Ford-Fordson Dealership and Garage 1923-1943 Unknown Unknown 1943–1980 John Haworth Owner, Haworth Chevrolet Company, auto parts warehouse and auto glass replacement service, other retail 1980-2022 Melvin Greg Dahle TABLE 3. OCCUPANT HISTORY FOR 901 HERMOSA AVENUE Date(s) Occupant(s) 1923 Hufford & Haggett Lincoln and Ford 1927 Haggett Lincoln Autos 1931-1936 Nelson & Stickney Autos 1939 Haworth Jones Chevrolet 1941-1954 Haworth Chevrolet Company Autos 1954 Butler Buick 1960 John Haworth 1968 John Haworth (auto parts warehouse and auto glass replacement service, other retail) 1971 Gene’s Restaurant Equipment, Sedillo Sheet Metal 1978 Cadene Ozzie, The First Time, The Grab Bag, TK & Company 1981 Dar Es Salam, Dial A Sign Inc, The Gazelle, Greenpeace Southern California, Iris Creation, Jamal Farida 1981-1985 Maya 1981-2024 Bay Self Storage 1985 Executive Communique, Intimate Impression, Maya, Murphy’s Graphics, SJ & Company, Studio 9, Tattiahas Original, Things Oriental, West Coast Plants, Word Magic, Write Now Computer 1985-1995 Bradford GM & Associates 1990 Champ Awards, Jim Searcy Glass Etching, South Bay Hng GA FU, Sun International, Treasure House, Universal Cash Register 1995 Inta Sport, Keppler Entertainment, Woods of Holly Glory 26 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, prepared for Powerscourt Partners LLC, July 22, 2022, 8-9, 14. Page 388 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 29 April 17, 2024 Date(s) Occupant(s) 1995-2003 Antique Eddy’s 1995-2020 Grizzly Clothing 2003 Bearsmouth Entertainment, Meg Co 2003-2008 Let There Be Light 2003-2020 Meg Company 2008 Hermosa Hair Studio, Lucinda Messer Lecovin MD, Sol Baby 2008-2016 David Frederickson Law Office 2008-2024 Glow Hair & Skin Therapy, Ogden Photography 2012 Sole Searching 2012-2020 By Hand 2016 Hermosa Beadworks 2020 Lily Pad, Meg Co 2021-2024 Trick E-bikes SELECT OWNER AND OCCUPANT BIOGRAPHIES George Leslie Stiles (1880 – 1935) George Leslie Stiles was born in Buffalo, New York in 1880 and died in Los Angeles in 1935.27 By 1900, his family had relocated to Oklahoma City, Oklahoma , where George and his brother, Charles, worked at the family-run Stiles Floral Company, a wholesale florist and grower business established in 1899.28 George married Katherine Gran Jervey in Oklahoma City in 1912 and continued working at the floral company through early 1922.29 The business filed for bankruptcy in March of that year and, in June, George and Katherine moved to Los Angeles, likely to the community of Redondo Beach where directories placed them in 1925.30 Within months, George became an active member of the Hermosa Beach area Chamber of Commerce, chairing their membership committee and networking to bring new businesses to the city.31 In October 1922, the local newspaper announced Stiles’ construction of a $25,000 Lincoln-Ford- Fordson vehicle dealership and garage in Hermosa Beach, noting that sales were already underway and that the building would be ready for occupancy by mid-November 1922.32 His association with the new business was brief as, in July 1923, Stiles sold the dealership to the Hufford & Haggett 27 California United States Death Index 1880-1935, via Ancestry.com. 28 1900 United States Census, Oklahoma County, Oklahoma, digital image s.v. “George L. Stiles,” via Ancestry.com; and “Oklahoma City Pays $300,000 Annually To Say It With Flowers,” The Daily Oklahoman (Oklahoma City, OK), November 6, 1921, 9. 29 Oklahoma County Marriage Records 1889-1951 Book 19, 460, s.v. “George Leslie Stiles,” via Ancestry.com. 30 “Notice of First Meeting of Creditors,” The Daily Law Journal-Record (Oklahoma City, OK), March 9, 1922, 3; and Sadie Anderson, “Society,” Oklahoma City Times, June 16, 1922, 7. 31 “Agitate for Hotel,” Redondo Reflex, October 20, 1922, 11. 32 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6. Page 389 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 30 April 17, 2024 Lincoln and Ford company.33 By 1925, George and Charles Stiles, with partner John Zeller, took over an existing Hudson-Essex sales and repair business in Redondo Beach, forming Zeller-Stiles Motors.34 In 1927, Stiles moved to Pasadena and refocused his business interests on real estate. He worked for architect and developer Frank Meline as the manager for his Miramar Sales Corporation’s Miramar Estates in Santa Monica (now Castellammare in Pacific Palisades) and subsequently as a sales representative for a Chandler Improvement Company project to develop a winter resort in Arizona to be designed by architect John Byers.35 33 “Hermosa News,” Redondo Reflex, July 20, 1923, 5. 34 “Locates in Redondo,” Redondo Reflex, Jun12, 1925, 8. 35 “Completion of New Boulevard Lends Impetus,” Los Angeles Times, July 31, 1927,78; and “Winter Resort in Desert Will Be Cooperative,” Los Angeles Times, February 23, 1920, 62. Page 390 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 31 April 17, 2024 VI. EVALUATION National Register of Historic Places The National Register of Historic Places (National Register) is the nation’s most comprehensive inventory of historic resources. The National Register is administered by the National Park Service and includes districts, sites, buildings, structures, and objects significant in American history, architecture, archeology, engineering, and culture. These resources contribute to an understanding of the historical and cultural foundations of the Nation at the national, state, or local level. Typically, properties over fifty years of age may be eligible for listing in the National Register if they meet any one of the four significance criteria and if they retain sufficient historic integrity to convey that significance. However, properties under fifty years of age may be determined eligible if it can be demonstrated that they are of “exceptional importance.” Other criteria considerations apply to cemeteries, birthplaces, graves of historical figures, properties owned by religious institutions or used for religious purposes, structures that have been moved from their original locations, reconstructed buildings, and properties primarily commemorative in nature. National Register criteria are defined in depth in National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation. The National Register has four basic criteria under which a property may be considered eligible for listing. It can be found significant under one or more of the following criteria . • Criterion A (Events): Properties associated with events that have made a significant contribution to the broad patterns of our history. • Criterion B (Person): Properties associated with the lives of persons significant in our past. • Criterion C (Architecture): Properties that embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant distinguishable entity whose components lack individual distinction. • Criterion D (Information Potential): Properties that have yielded, or may be likely to yield, information important in prehistory or history. A property may be considered significant on a national, state, or local level to American history, architecture, archaeology, engineering, and culture. Page 391 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 32 April 17, 2024 California Register of Historical Resources The California Register of Historical Resources (California Register) is an inventory of significant architectural, archaeological, and historical resources in the State of California. Resources can be listed in the California Register through a number of methods. State Historical Landmarks and National Register-listed properties are automatically listed in the California Register. Properties can also be nominated to the California Register by local governments, private organizations, or citizens. The evaluative criteria used by the California Register for determining eligibility are closely based on those developed by the National Park Service for the National Register of Historic Places. In order for a property to be eligible for listing in the California Register, it must be found significant under one or more of the following criteria. • Criterion 1 (Events): Resources that are associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States. • Criterion 2 (Persons): Resources that are associated with the lives of persons important to local, California, or national history. • Criterion 3 (Architecture): Resources that embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values. • Criterion 4 (Information Potential): Resources or sites that have yielded or have the potential to yield information important to the prehistory or history of the local area, California, or the nation.36 The following section examines the eligibility of 901 Hermosa Avenue for individual listing in the National Register and the California Register. CRITERION A/1 (EVENTS) 901 Hermosa Avenue does not appear eligible for listing in the National Register or California Register under Criterion A/1. 36 California Office of Historic Preservation, Technical Assistance Bulletin No. 7: How to Nominate a Resource to the California Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11. Page 392 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 33 April 17, 2024 Research did not associate 901 Hermosa Avenue with any events that have made a significant impact in history. The building was built in 1922 and was among the group of early commercial buildings along Hermosa Avenue that arrived with the introduction of the Pacific Electric streetcar line in 1910 and the rise in automobile ownership. Although the streetcar increased access to Hermosa Beach, it was never a streetcar suburb of Los Angeles and remained a seasonal beach destination until after World War II. 901 Hermosa Beach does not appear to have played a unique or significant role in development of the Hermosa Avenue commercial corridor. CRITERION B/2 (PERSONS) 901 Hermosa Avenue does not appear eligible for listing in the National Register or California Register under Criterion B/2. The subject property was commissioned by George Stiles who owned the building for less than one year before selling. He appears to have been a serial entrepreneur whose next investment in a Redondo Beach automobile dealership was equally brief before he shifted his attention to real estate sales outside the beach cities area. Stiles lived in Hermosa Beach for only five years before moving to Pasadena. Research on his contributions to the city indicate that they did not rise above participation in various Chamber of Commerce activities. Stiles has no history as a leader or innovator in the automotive industry, the construction industry, or as an individual of note in shaping the new Hermosa Beach community. CRITERION C/3 (ARCHITECTURE) 901 Hermosa Avenue does not appear to be eligible for listing in the National Register or California Register under Criterion C/3. 901 Hermosa Avenue is a modest example of an early automobile showroom and repair facility, typical of those located on suburban main streets adjacent to streetcar lines in the 1920s. The subject property illustrates the simplest version of the building typology prevalent in outlying areas in the decade before California’s exploding car culture led to larger showrooms further from downtown areas. It features a characteristic single-story three-bay glazed façade composition. The subject property’s massing, with a stylized streetside showroom fronting a functional rear repair area, illustrates how this early typology complemented and functioned within a typical early twentieth century streetscape. Its siting, which accommodates a driveway, angled corner, and passage through the building for cars, reveals how this early architectural form was manipulated to accommodate automobile circulation. Like other automobile sales and service buildings of the period, its design references a popular local style of the era, Mission Revival; here, it is executed with less elaboration and ornamentation than on more high-style examples. Further, original features Page 393 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 34 April 17, 2024 such as side windows and doors have been replaced or infilled. No builder or architect was identified in the course of research, and the property does not possess high artistic value. The modest design of 901 Hermosa Avenue does not rise to the level of architectural distinction required for state or national eligibility under Criterion C/3. CRITERION D/4 (INFORMATION POTENTIAL) 901 Hermosa Beach does not appear to be eligible under Criterion 4 as a principal source of important construction-related information. The “potential to yield information important to the prehistory or history of California” typically relates to archeological resources, rather than built resources. When California Register Criterion 4 (Information Potential) does relate to built resources, it is relevant for cases when the building itself is the principal source of important construction-related information. Page & Turnbull’s evaluation of this property was limited to age-eligible resources above ground and did not involve survey or evaluation of the subject property for the purposes of archaeological information. Hermosa Beach Landmarks To be listed as a Hermosa Beach Landmark, a property must be at least 50 years old and meet 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; or B. It is identified with persons or events significant in local, state, or national history; or 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; or D. It is representative of the notable work of a builder, designer, or architect; or 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. A property that is at least 30 years old may become a Landmark if the City Council determines it is exceptional or threatened by demolition, removal, relocation, or inappropriate alteration. The following section examines the eligibility of 901 Hermosa Avenue for individual listing as a Hermosa Beach Landmark. Page 394 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 35 April 17, 2024 HERMOSA BEACH CRITERION A (SPECIAL ELEMENTS OF THE CITY’S HISTORY) 901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion A. Research did not show that the building played a role in Hermosa Beach’s cultural, social, political, or engineering history. It was one among many commercial establishments along Hermosa Avenue, including three auto sales and service businesses located directly across the avenue, that served the local community without making automotive services a significant economic generator for the city. The subject property is not an exceptional example of the Mission Revival aesthetic and does not contribute to the overall architectural history of Hermosa Beach. HERMOSA BEACH CRITERION B (PERSONS OR EVENTS) 901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion B. The original owner, George L. Stiles, appears to be a serial entrepreneur whose association with the subject property and Hermosa Beach was brief and uneventful. General research on subsequent owners did not reveal that any made contributions significant to local, state, or national history. Research did not connect the building to events of significance to local, state, or national history. HERMOSA BEACH CRITERION C (ARCHITECTURE) 901 Hermosa Avenue appears to be eligible under Hermosa Beach Criterion C. 901 Hermosa Avenue is one of the few remaining commercial properties that date to the early period of Hermosa Beach development and to the 1920s era of automobile retailing. It is an example of an increasingly rare early main street showroom and repair facility in an outlying town. Further, it exhibits site and architectural characteristics of a modest vernacular automotive building form specific to the 1920s, the transitional decade in which auto retailing discarded its previously industrial aesthetic and before it shifted to larger and more suburban facilities. It is distinct from the other remaining automotive building at 832 Hermosa Avenue that represents the industrial appearance associated with automobile service in the nineteen-teens. 901 Hermosa Avenue illustrates how automotive buildings fit into an early twentieth century commercial and streetcar setting, adjusted their form to meet the needs of automobile circulation , developed a distinctive appearance—single-story three-bay façade composition with an extensively glazed display in the front and service at the rear—to convey their business function, and asserted their status by adopting a current architectural style, here a minimal version of Mission Revival. The building continues to convey its original function, form, and aesthetic to illustrate the history of automobile and main street commercial retailing. While the property does not appear to rise to the level of significance for listing in the National Register or California Register, the property is a rare and Page 395 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 36 April 17, 2024 distinctive example of a former 1920s automobile showroom and repair facility in Hermosa Beach where very few early twentieth century commercial properties remain extant. HERMOSA BEACH CRITERION D (BUILDER OR ARCHITECT) 901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion D. Research did not uncover any information about a particular architect or builder associated with the building. HERMOSA BEACH CRITERION E (UNIQUE LOCATION OR SINGULAR PHYSICAL CHARACTERISTIC) 901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion E. While part of the City’s downtown commercial streetscape near the ocean and pier, the building has a modest scale. Its angled southeast façade, while a unique response to the need for automotive circulation and service, is not a singular physical characteristic that has made the building an established or familiar visual landmark in the neighborhood or city. INTEGRITY In order to qualify for listing in any local, state, or national historic register, a property or landscape must possess significance under at least one evaluative criterion as described above and retain integrity. Integrity is defined by the California Office of Historic Preservation as “the authenticity of an historical resource’s physical identity evidenced by the survival of characteristics that existed during the resource’s period of significance,” or more simply defined by the National Park Service as “the ability of a property to convey its significance.”37 In order to evaluate whether the subject property retains sufficient integrity to convey its historic significance, Page & Turnbull used established integrity standards outlined by the National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation . Seven variables, or aspects, that define integrity are used to evaluate a resource’s integrity —location, setting, design, materials, workmanship, feeling, and association. A property must possess most, or all, of these aspects in 37 California Office of Historic Preservation, Technical Assistance Series No. 7: How to Nominate a Resource to the California Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11; and National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: U.S. Department of the Interior, National Park Service, 1995), 44. Page 396 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 37 April 17, 2024 order to retain overall integrity. If a property does not retain integrity, it can no longer convey its significance and is therefore not eligible for listing in local, state, or national registers. The seven aspects that define integrity are defined as follows: Location is the place where the historic property was constructed or the place where the historic event occurred; Setting addresses the physical environment of the historic property inclusive of the landscape and spatial relationships of the building(s); Design is the combination of elements that create the form, plan, space, structure, and style of the property; Materials refer to the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form the historic property; Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory; Feeling is the property’s expression of the aesthetic or historic sense of a particular period of time; and Association is the direct link between an important historic event or person and the historic property. LOCATION 901 Hermosa Avenue retains integrity of location. The subject property has not been moved from its original site. SETTING 901 Hermosa Avenue retains integrity of setting. Hermosa Avenue remains a commercial strip and both 9th Street and 10th Court continue to be residential. Although the scale and design of the surrounding properties has changed and the Pacific Electric streetcar line has been removed, the se alterations, which are typical of commercial corridor development, have not dramatically altered the spatial relationship of 901 Hermosa Avenue to its setting. The building retains its spatial relationship with Hermosa Avenue, which was key to its original use for automobile service. Page 397 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 38 April 17, 2024 DESIGN 901 Hermosa Avenue retains integrity of design. The building continues to exhibit the original footprint, massing, roof form, fenestration, and parapet profile illustrated in the 1922 news article announcing its completion. It retains its position on the sidewalk without a setback, division into front and rear sections, three-bay façade composition, arched window openings, unique glazing pattern, and features reflecting automobile circulation such as service doors, driveway, canopy, and curb cut. Some alterations to the subject property were observed at the time of the site visit including the infill of side and rear windows. These changes are reversible and do not diminish the building’s essential qualities as a showroom and repair facility. MATERIALS 901 Hermosa Avenue retains integrity of materials. The original architectural palette of stucco cladding and glazing within arched openings is intact. Some alterations to the subject property were observed at the time of the site visit including the updating of some glazing, window frames, and doors, within original openings. New wood window framing for the lower units replicates the layout of the original; replaced glazing within the new frames replicates the original window pattern. Door replacement has occurred within original frames and does not detract from the original openings. These changes are reversible and do not diminish the building’s essenti al qualities as a showroom and repair facility. WORKMANSHIP The majority of the building’s original materials and method of assembly are still visible to illustrate construction of a modest retail building in the early twentieth century. The building has a reasonable level of original workmanship, and early twentieth century details such as the arched fanlight transoms remain extant. FEELING 901 Hermosa Avenue retains integrity of feeling. With auto circulation accommodated by an angled corner and extant driveway and an intact front showroom façade, it continues to express the aesthetics and form of an early automobile retail and repair facility in a main street retail district. ASSOCIATION 901 Hermosa Avenue retains integrity of association. It maintains its relationship to the street with its distinctive three-part façade and angled corner continues to convey its original use as an automobile-related business. Page 398 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 39 April 17, 2024 Overall, 901 Hermosa Avenue retains all seven aspects of integrity for local listing. California Environmental Quality Act (CEQA) The California Environmental Quality Act (CEQA) is state legislation (Pub. Res. Code §21000 et seq.) that provides for the development and maintenance of a high-quality environment for the present- day and future through the identification of significant environmental effects.38 CEQA applies to “projects” proposed to be undertaken or requiring approval from state or local government agencies.39 “Projects” are defined as “activities which have the potential to have a physical impact on the environment and may include the enactment of zoning ordinances, the issuance of conditional use permits and the approval of tentative subdivision maps.”40 Historic and cultural resources are considered to be part of the environment. In general, the lead agency must complete the environmental review process as required by CEQA. In the case of a proposed project at 901 Hermosa Avenue, the City of Hermosa Beach will act as the lead agency. STATUS AS A HISTORICAL RESOURCE UNDER CEQA In completing an analysis of a project under CEQA, it must first be determined if the project site possesses a historical resource. A site may qualify as a historical resource if it falls within at least one of four categories listed in California Code of Regulations (CCR), Title 14, Section 15064.5(a). The four categories are: 1. A resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4850 et seq.). 2. A resource included in a local register of historical resources, as defined in Section 5020.1(k) of the Public Resources Code or identified as significant in an historical resource survey meeting the requirements of section 5024.1 (g) of the Public Resourc es Code, shall be presumed to be historically or culturally significant. Public agencies must treat any such resource as significant unless the preponderance of evidence demonstrates that it is not historically or culturally significant. 3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant or significant in the architectural, engineering, 38 Public Resources Code (PRC), Section 21000 et seq. 39 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of Regulations (CCR), Title 14, Section 15000 et seq. 40 14 CCR § 15378: Project. Page 399 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 40 April 17, 2024 scientific, economic, agricultural, educational, social, political, military, or cultural annals of California may be considered to be an historical resource, provided the lead agency’s determination is supported by substantial evidence in light of the whole record. Generally, a resource shall be considered by the lead agency to be “historically significant” if the resource meets the criteria for listing on the California Register of Historical Resources (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4852). 4. The fact that a resource is not listed in, or determined to be eligible for listing in the California Register of Historical Resources, not included in a local register of historical resources (pursuant to section 5020.1(k) of the Pub. Resources Code), or identified in an historical resources survey (meeting the criteria in section 5024.1(g) of the Pub. Resources Code) does not preclude a lead agency from determining that the resource may be an historical resource as defined in Pub. Resources Code sections 5020.1(j) or 5024.1. In general, a resource that meets any of the four criteria listed in CEQA Guidelines Section 15064.5(a) is considered to be a historical resource unless “the preponderance of evidence demonstrates” that the resource “is not historically or culturally significant.”41 The subject property at 901 Hermosa Avenue is not currently listed in the California Register and this HRA finds that the property is not eligible for listing in the California Register. The property is not included in a local register of historic resources, nor has it been included in a survey meeting the requirements of PRC § 5024.1(g).42 Therefore, 901 Hermosa Avenue does not appear to meet the thresholds for status as a historical resource under CEQA. 41 14 CCR § 15064.5(a)(2). 42 Refer also to Section II. Existing Historic Status of this report relative to 14 CCR § 15064.5(a)(2) and PRC § 5024.1(g). Page 400 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 41 April 17, 2024 VII. CONCLUSION Constructed in 1922 as a vernacular commercial automobile showroom and repair facility with Mission Revival style features, 901 Hermosa Avenue was previously identified as potentially eligible for local landmark designation in a 2014 windshield survey. This HRA finds that the property remains eligible for local listing. However, the property does not rise to the level of significance require to meet the eligibility criteria for individual listing in the National Register or the California Register. Per California Environmental Quality Act (CEQA) Guidelines (14 CCR § 15064.5(a)), as 901 Hermosa Avenue is not currently listed in a local register of historic resources or in the California Register, and is not eligible for listing in the California Register, the property is not a historic resource for the purposes of the CEQA.43 43 14 CCR § 15064.5(a). Page 401 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 42 April 17, 2024 VIII. REFERENCES Published Works & Reports California Office of Historic Preservation. Technical Assistance Bulletin No. 7: How to Nominate a Resource to the California Register of Historical Resources. Sacramento: California Office of State Publishing, September 4, 2001. California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory. Sacramento: California Office of State Publishing. November 2004. Gazin, Patricia A. Footnotes on the Sand. Hermosa Beach: Myron Gazin, 1991. Longstreth, Richard. The Buildings of Main Street. Washington DC: Preservation Press, 1987. Miller, Chris Ann and Jerry Roberts. Images of America: Hermosa Beach. Charleston, SC: Arcadia Publishing, 2005. National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: U.S. Department of the Interior, National Park Service, 1995. Partner Engineering and Science, Inc. Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue. Prepared for Powerscourt Partners LLC, July 2022. PCR Services. “7.0 Cultural Resources, Technical Background Report.” In 2017 City of Hermosa Beach PLAN Hermosa. Prepared for the City of Hermosa Beach, August 2017. Prosser, Daniel, and Daniel Herrick. “Commercial Development, 1850-1980: Commercial Development and the Automobile, 1910-1970.” In Survey LA Los Angeles Historic Resources Survey, Los Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles Department of City Planning, August 2016. Scheerer, Lorietta Louise. “The History of the Sausal Redondo Rancho.” MA thesis, University of Southern California, 1938. Newspapers & Periodicals Anderson, Sadie. “Society,” Oklahoma City Times. June 16, 1922. Daily Law Journal-Record (Oklahoma City, OK). “Notice of First Meeting of Creditors.” March 9, 1922. Daily Oklahoman (Oklahoma City, Oklahoma). “Oklahoma City Pays $300,000 Annually To Say It With Flowers.” November 6, 1921. Los Angeles Times. “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided.” January 4, 1914. _________. “Completion of New Boulevard Lends Impetus.” July 31, 1927. _________. “Winter Resort in Desert Will Be Cooperative” February 23, 1930. Page 402 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 43 April 17, 2024 Redondo Reflex (Redondo, California). “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach.” October 13, 1922. _________. “Agitate for Hotel.” October 20, 1922. _________. “Hermosa News.” July 20, 1923. _________. “Locates in Redondo.” Jun12, 1925. Public Records California Code of Regulations (CCR). Accessed online April 17, 2024, https://casetext.com/regulation/california-code-of-regulations. Public Resources Code (PRC). Accessed online April 17, 2024, https://leginfo.legislature.ca.gov/faces/codesTOCSelected.xhtml?tocCode=PRC&tocTitle=+Pu blic+Resources+Code+-+PRC. California State Office of Historic Preservation. Built Environment Resource Directory (BERD), Los Angeles County. September 2022. Archival Records California United States Death Index, 1880-1995. Accessed through Ancestry.com. Oklahoma County Marriage Records, 1889-1951. Accessed through Ancestry.com. Parcel Maps. Accessed through the Los Angeles County Assessor. Tract Maps. Accessed through the Los Angeles County Public Works. 1900 United States Federal Census. Accessed through Ancestry.com. Internet Sources City of Hermosa Beach. “Historic Resources.” Accessed February 15, 2024. https://www.hermosabeach.gov/our-government/city-departments/community- development/historic-resources. Page 403 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 44 April 17, 2024 IX. APPENDICES Appendix A – Preparer Qualifications This Historic Resource Evaluation was prepared by Page & Turnbull of Los Angeles, California. Page & Turnbull staff responsible for this report include Christina Dikas, Principal-in-charge; Hannah Simonson, Senior Associate, Cultural Resources Planner, project manager; and Stephanie Hodal, Cultural Resources Planner, primary author, all of whom meet the Secretary of the Interior’s Professional Qualification Standards for Architectural History. Page 404 of 908 Historic Resources Assessment (HRA) 901 Hermosa Avenue [24017] Hermosa Beach, CA PAGE & TURNBULL 45 April 17, 2024 Appendix B – 2014 DPR Form for 901 Hermosa Avenue Page 405 of 908 Primary #State of California – The Resources Agency DEPARTMENT OF PARKS AND RECREATION HRI # Trinomial NRHP Status Code 5S3Other Listings Review Code __________ Date _______________Reviewer ____________________________ PRIMARY RECORD c. Address:901 Hermosa Ave City Hermosa Beach Zip 90254 a. County Los Angeles P1. Other Identifier: Not for Publication Unrestricted b. USGS 7.5' Quad Date T R 1/4 of 1/4 of Sec B.M. Zone mE/mN Parcel No.4187-003-028 P3b. Resource Attributes:HP 6. 1-3 story commercial building Building Structure Object Site District Element of District Other (Isolates, etc.) Prehistoric Historic Both 1928 PCR Services 201 Santa Monica Blvd, Ste 500 Santa Monica, CA 90401 P9. Date Recorded:1/1/2014 Windshield Reconnaissance Hermosa Beach General Plan Update, 2014 NONE Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record P2. Location: and (P2b and P2c or P2d. Attach a Location Map as necessary.) Attachments: Other: (List) P4. Resources Present: P11. Report Citation:(Cite survey report and other sources, or enter "none.") d. UTM: (Give more than one for large and/or linear resources) P5b Description of Photo: P6. Date Constructed/Age and Sources: e. Other Locational Data (e.g. Parcel #, directions to resource, elevation, etc., as appropriate) (Assigned by recorder) P10. Survey Type:(Describe) P8. Recorded by: (Name, affiliation, and address) P7. Owner Address: ;; ; (Describe resources and its major elements. Include design, materials, condition, alterations, size, and boundaries) (List attributes and codes) (View, date, accession #) ; North West, 12/12/13 P3 Description: This one-story commercial building maintains its integrity and is potentially eligible as a good example of the Art Deco/Moderne style. Page of Resource Name or #: DPR 523B (1/95) PCR Services Corporation Page 406 of 908 Imagining change in historic environments through design, research, and technology 170 MAIDEN LANE, 5TH FLOOR SAN FRANCISCO, CALIFORNIA 94108 TEL 415-362-5154 523 WEST 6TH STREET, SUITE 1013 LOS ANGELES, CALIFORNIA 90014 TEL 213-221-1200 1007 7TH STREET, #404 SACRAMENTO, CALIFORNIA 95814 TEL 916-930-9903 75 EAST SANTA CLARA STREET, SUITE 900 SAN JOSE, CALIFORNIA 95113 TEL 408-320-7911 Page 407 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt DRAWN BY: COPYRIGHT: SHEET 89 OF 136 A-603 CURTAIN WALL SCHEDULE ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 CURTAIN WALL SCHEDULE Element ID CW-A CW-B CW-D CW-E CW-F CW-G CW-H CW-I CW-J CW-K CW-L Number of Panels 26 6 14 8 10 2 3 5 9 5 6 MODEL <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> MFG ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA MATERIAL ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS FINISH POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE SURFACE AREA 581.59 132.45 386.49 221.57 284.70 58.54 89.71 125.76 226.99 147.24 176.10 REMARKS D E 34.67' 45.29'2'-0"8'-7 1/2"5'-6"2"8'-5 1/2"14'-1" ZONE L 36.67' 31.17' CW-K CW-L 2 3 4 45.29'8'-7 1/2"8'-6"2"8'-5 1/2"37'-7" ZONE A 16'-8" ZONE B 3'-0" ZONE C 17'-1 1/2"CW-A CW-B 207.1 206.1 205.1 34.67' 45.29'2'-0"8'-7 1/2"24'-2" ZONE D.1 36.67' CW-D.1 C B 34.67' 45.29'10'-7 1/2"19'-1" ZONE D.2 27'-11" ZONE E 20'-6 1/2" ZONE F.1 36.67'2'-0"8'-7 1/2"CW-D CW-FCW-E 3 24 34.67' 45.29'2'-0"16'-2" ZONE F.2 7'-5" ZONE G 11'-4" ZONE H 16'-0" ZONE I 23'-7" ZONE J.1 36.67' CW-F CW-G CW-H CW-I CW-J B C 34.67' 45.29'2'-0"6'-10" ZONE J.2 36.67' 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A 305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A 303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 F DW F 4 A-404 1 A-405 3 A-908 9 A-908 9 A-908 1 A-203 4'-2"3'-1/2" R.O. 11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2" RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2" RO 2'-1 1/2" 28'-1"5'-0"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0" RO F.F. = 18.17' = 34.67' FF =18.25' = 34.75' FF = 18.17' = 34.67' WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B W T 14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T 1 6WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE OPEN TO ABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 DN DN 3 A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIF319.1 308.B 309.B 09 09 09 09 09 0505 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPEN TO ABOVE 465 SQ FT LID PLANTER GREEN ROOF 307 SCALE: 1' = 1'-0"8 CURTAIN WALL SCHEDULE SCALE: 1/4" = 1'-0"2 CURTAIN WALL ELEVATION - ZONE K & L 0 2'4'8' SCALE: 1/4" = 1'-0"5 CURTAIN WALL ELEVATION - ZONE A, B & C 0 2'4'8' SCALE: 1/4" = 1'-0"4 CURTAIN WALL ELEVATION - ZONE D.1 0 2'4'8' SCALE: 1/4" = 1'-0"6 CURTAIN WALL ELEVATION - ZONE D.2, E, & F.1 0 2'4'8' SCALE: 1/4" = 1'-0"7 CURTAIN WALL ELEVATION - ZONE F.2, G, H, I, & J.1 0 2'4'8' SCALE: 1/4" = 1'-0"1 CURTAIN WALL ELEVATION - ZONE J.2 0 2'4'8' SCALE: 3/32" = 1'-0"3 CURTAIN WALL KEY Page 408 of 908 Public Notification Package- 901 Hermosa Avenue Page 409 of 908 Page 410 of 908 Page 411 of 908 7KH6WUDQGWK6W+HUPRVD$YH%HDFK'U WK6W WK6W WK6W WK6W%HDFK'U3DOP'UWK6W WK6W 3LHU $YH 0D Q KDWWDQ $YH6XQVHW'UWK&W WK&W WK&W WK&W WK&W WK&W 0RQWHUH\%OYGWK&W 3LHU3OD]D %D\YLHZ'U 5$',860$3 $''5(66 +HUPRVD$YH+HUPRVD%HDFK&$ Q Page 412 of 908 Community Development Department Planning Division City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 901 Hermosa Avenue, Hermosa Beach, CA 90254 Assessor Parcel Number 4187-003-028 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, October 21, 2025, at 6:00 p.m. to consider the request described below. A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL AND ADD TO AN EXISTING TWO-STORY COMMERCIAL BUILDING THAT MEASURES 14,021 SQUARE FEET. THE PROJECT ADDS A THIRD STORY WITH A HEIGHT OF 28 FEET 9.6 INCHES AND RECONFIGURES THE EXISTING BUILDING LAYOUT, RESULTING IN A DECREASE OF 194 SQUARE FEET OF USABLE FLOOR AREA FOR A REMODELED MULTI-TENANT COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE GENERAL COMMERCIAL (C-2) ZONE. THE LOT LINE ADJUSTMENT CONSOLIDATES THREE EXISTING PARCELS INTO A SINGLE LOT. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 AND CLASS 5 CATEGORICAL EXEMPTION PER SECTION 15305 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES. AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following: Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09 Meeting ID: 825 3974 2028 Password: 207860 Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860 eComment - Submit an eComment by 3:00 p.m. on the meeting date. Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community Development at planning@hermosabeach.gov. Supplemental emails should indicate the agenda item plus meeting date in the subject line and must be received by 3:00 p.m. on the meeting date. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day. Please be advised that while the City will endeavor to ensure remote participation methods are available, the City does not guarantee that they will be technically feasible or work all the time. Further, the City reserves the right to terminate these remote participation methods (subject to Brown Act restrictions) at any time and for whatever reason. Please attend in person or by submitting an eComment to ensure participation. Similarly, as a courtesy, the City will also broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. To guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers. If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda. Cable TV - Spectrum (channel 8) and Frontier (channel 31) in Hermosa Beach YouTube - https://www.youtube.com/c/cityofhermosabeach90254 Live Stream - www.hermosabeach.gov/agenda Alison Becker Community Development Director Page 413 of 908 Page 414 of 908 Page 415 of 908 Page 416 of 908 Page 417 of 908 Page 418 of 908 Page 419 of 908 Page 420 of 908 City of Hermosa Beach | Page 1 of 11 Meeting Date: December 16, 2025 Staff Report No. 25-CDD-183 Honorable Chair and Members of the Hermosa Beach Planning Commission LOCATION: 901 HERMOSA AVENUE A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN EXISTING COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL ZONE AND COASTAL ZONE CEQA: Determine the project is exempt from the California Environmental Quality Act. (Contract Planner Kaneca Pompey) Recommended Action: Staff recommends the Planning Commission: 1. Determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15301, class 1 and section 15305, class 5 of the CEQA guidelines. 2. Adopt a Resolution approving Precise Development Plan (PDP23-04) and Lot Line Adjustment (LLA 23-03) to remodel and add to an existing two-story commercial building that measures 12,012 square feet located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot, subject to conditions of approval (Attachment 1), including approval of a Coastal Development Permit by the California Coastal Commission. Executive Summary: This is a request for approval of a Precise Development Plan (PDP) and Lot Line Adjustment (LLA) to remodel and add to an existing two -story commercial building that measures 12,021 square feet. The project adds a third story with a height of 28 feet, 9.6 inches and reconfigures the existing building layout, resulting in a decrease of 194 square feet of usable floor area for a remodeled multi-tenant commercial building located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot. The Planning Commission considered this request at its October 21, 2025 meeting and continued the item to a date uncertain to give the applicant time to address questions and concerns raised during the meeting. Staff recommends that the Planning Commission approve the project subject to conditions of approval and determine that the project is categorically exempt from the California Environmental Quality Act. Page 421 of 908 City of Hermosa Beach | Page 2 of 11 Background: The project site is an existing 8,177-square-foot corner lot located in the southwestern portion of the City, between Ninth Street and Tenth Court and is adjacent to a walk-street. The site is designated Community Commercial (CC) in the General Plan and is zoned Downtown Commercial (C-3) (Attachment 2). The site is currently developed with a 12,021-square-foot two-story multi-tenant commercial building across three parcels. The current development has no surface parking. The site was developed in 1928. On October 21, 2025, the Planning Commission held a public hearing to consider the current application, at which time project-specific questions from Planning Commissioners remained unanswered (Attachment 6). To give the applicant and staff time to address these questions and concerns raised, the Planning Commission continued the item to a date uncertain. Since that time, staff have met with the applicant several times, including conducting a site visit. The applicant has provided revised plans (Attachment 3), 3D sectionals (Attachment 4), and a structural engineer letter (Attachment 5), which clarify building design. Past Board, Commission, and Council Actions Meeting Date Description October 21, 2025 Planning Commission holds a public hearing for a remodel and third story addition to an existing commercial building and continues the matter to a date uncertain. Site Information Table: The following table describes the existing site characteristics: Site Information General Plan Community Commercial (CC) Zoning General Commercial (C-2), Coastal Zone Lot Size 8,177 square feet Surrounding Zoning North: C-2 East: C-2 South: C-2 and R-2 (Two-Family Residential) West: R-2 Surrounding Uses North: Residential East: Restaurant South: Restaurant and Residential West: Residential Page 422 of 908 City of Hermosa Beach | Page 3 of 11 Authorization: Pursuant to HBMC Section§ 17.58.020, Precise Development Plan review is required for remodels of 1,500 square feet or more in any zone. Precise Development Plans shall be decided upon by the Planning Commission. Additionally, pursuant to HBMC Section 17.58.010 the purpose of Precise Development Plans is to ensure that new development supports the goals and objectives of the General Plan and other adopted plans and guidelines. The applicant proposes the interior and exterior remodel of a 1 2,012 square-foot two-story multi-tenant commercial building. Therefore, the project requires the approval of a Precise Development Plan. Project Description: The proposed project would renovate the existing 1 2,012 square-foot, two-story, multi- tenant building. The project would also include d ecommissioning approximately 1,340 square feet on the second floor and adding a 4,058 square-foot third story to the building for office use. The project would result in the square footage of the building increasing by 793 square feet. A transformer would be located in a 172 square-foot enclosed space on the first floor with access from a roll up door on 10th court. To comply with Southern California Edison guidelines, a 160 square-foot area on the second floor above the transformer will be clear and open. The property currently does not have a trash enclosure on site. The proposed project would include a trash room and loading room on the first floor both accessible from 10th Court. The project also includes a lot line adjustment to merge the three parcels the existing building is developed over into one parcel. Discussion: At the October 21st meeting the Planning Commission indicated a need for additional information on floor area of the existing and proposed building to better inform its deliberation on the request. Site/Floor plan: The applicant has submitted revised project plans to reflect the accurate floor area. The project proposes decreasing square footage on the first and second floors to accommodate the third-story addition. The proposed project would decrease the 7 ,653 square-foot first floor to 5,980 square feet and decrease the 4,359 square-foot second floor to 2,767 square feet. Overall, the project would also include decommissioning approximately 1,340 square feet on the second floor and adding a 4,058 square-foot third story to the building for office use. The project would result in the square footage of the building increasing by 793 square feet. Staff recommend a special condition of approval expressly prohibiting the use of this area without accounting for parking and would be walled off to prevent use of the area. Additionally, the transformer would be located in a 172 square-foot enclosed space on the first floor with access from a roll-up door on 10th Court. To comply with Southern California Edison guidelines, a 160 square-foot area on the second floor above the transformer will be kept clear and open. The property currently does not have a trash enclosure and incorporates a room for trash and recycling on the north side of the building that will be accessible from 10th Court. Page 423 of 908 City of Hermosa Beach | Page 4 of 11 October 21, 2025 Planning Commission Meeting: The Planning Commission raised questions regarding the floor plans, and indicated detailed assessment of the existing building floor area and new floor area was needed to better inform its deliberation. The following provides a discussion of the existing floor area: 1) Clarification on the existing floor area on record and the existing floor area the applicant has reported The Planning Commission raised concerns regarding potential discrepancies in the existing floor area reported by various sources. Since the public hearing, staff conducted a site visit and reviewed past permits and plans. Staff found inconsistencies between the second-floor square footage stated on the previous plans and the square footage approved by the City. The previous second-floor plan included movable floors and staircase s, along with open areas as countable floor area in error. The existing building floor area for the first and second floors has now been revised to reflect a reduction in existing floor area from 14,021 square feet to 12,012 square feet. Figures 1 and 2 illustrate the corrected floor area; areas shaded in green, yellow, and blue are usable and permitted areas that count towards the existing floor area of the building. Areas shown in white were not counted towards the building floor area. Page 424 of 908 City of Hermosa Beach | Page 5 of 11 Figure 1. Diagram of Existing First Floor Figure 2. Diagram of Existing Second Floor 2) Countable Floor area Clarification The Planning Commission requested clarification on which areas were included in the floor area calculation and on the programming of the various spaces shown on the proposed building plan. Page 425 of 908 City of Hermosa Beach | Page 6 of 11 Pursuant to HBMC Section 174.44.010, the definition of gross floor area means the total area occupied by a building or structure, excepting therefrom only the area of any inner courts, exterior corridors, open balconies, open stairways, and designated garages. Such total area shall be calculated by measuring along the outside dimensions of the exterior surfaces of such building or the total of each floor level. Staff finds that certain utilitarian spaces, such as mechanical/utility rooms, elevators, stairways, and loading/parking areas should also be excluded, as these spaces do not contribute to the functional intensity of the building. In Figures 3 through 5, areas that have not been counted toward floor area appear in white. Figure 3. Diagram of Proposed First Floor Page 426 of 908 City of Hermosa Beach | Page 7 of 11 Figure 4. Diagram of Proposed Second Floor Figure 5. Diagram of Proposed Third Floor Page 427 of 908 City of Hermosa Beach | Page 8 of 11 3) Justification of the second-floor decommissioned area The Planning Commission questioned the reasoning for the decommissioned area and brought forward concerns that the area could be converted to usable space. The applicant has provided a letter (Attachment 5) from their structural engineer from Labib Funk and Associates justifying the need to keep the decommissioned area as it is structurally critical for seismic transfer of lateral forces to the lateral force resisting system. Parking/Loading The property currently has no off-street parking. Pursuant to HBMC Section 17.44.015, additions greater than ten (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 ten (10) percent or 500 square feet, whichever is greater. The existing commercial building is 12,012 square feet. The project would include decommissioning approximately 1,340 square feet on the second floor and adding a 4,058 square foot third story. After accounting for the uninhabitable and utilitarian areas of the building, the proposed project would increase the square footage of the building by 793 square feet or six and a half percent. Therefore, the proposed project would not increase the usable square footage and would not require additional parking. Landscaping The project proposes a green roof and four raised gardens (see images below) on the third floor to be utilized as a visual aesthetic for the enjoyment of future tenants. The gardens would not be utilized or accessible by the tenants and is a visual amenity to the office spaces. Staff have added a condition of approval requiring maintenance of the gardens and green roof. Page 428 of 908 City of Hermosa Beach | Page 9 of 11 Figure 6. Proposed raised gardens (Third Floor Cross-Section) Findings: Pursuant to Hermosa Beach Municipal Code Section 17.58.020, remodels of 1,500 square feet or more in any zone shall be subject to a Precise development Plan (PDP). Pursuant to Hermosa Beach Municipal Code Section 17.58.040, all projects requiring a Precise Development plan must make the following findings to approve the PDP. 1. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code; 2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and 3. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived o r modified pursuant to the provisions of this Title. The third-floor gardens are intended as visual amenities; access to the space is provided for maintenance. The planter beds are raised and open to the sky. Page 429 of 908 City of Hermosa Beach | Page 10 of 11 After reviewing the revised plans and additional information, staff still recommends that the project meets the required findings for the approval of a Precise Development Plan as detailed in the draft resolution (Attachment 1). Additionally, Pursuant to the state Subdivision Map Act (California Government Code Section 66412(d)), a tentative map, parcel map, or final map shall not be required as a condition to the approval of a lot line adjustment between four or fewer existing adjoining parcels, where the land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created, if the lot line adjustment is approved by the City. Environmental Analysis: Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 1 categorical exemption, existing facilities as defined in section 15301 of the CEQA Guidelines, as it consists of internal and exterior modification of an existing building. The proposed project also qualifies for a Class 5 categorical exemption, minor alterations in land use limitations, as defined in Section 15305, as the project consists of a minor lot line adjustment. Additionally, a historic resource assessment was prepared for the project by Page & Turnbull in April 2024, and it was determined that the property is not considered a historic resource for the purposes of CEQA. Public Notification: For the December 16, 2025, Planning Commission hearing, a total of 694 public hearing notices were mailed to the applicant, occupants, and property owners of properties within a 500-foot radius on December 2, 2025. A legal ad was published on December 4, 2025, in the Daily Breeze, a newspaper of general circulation. Additionally, the applicant received a notice poster to post on -site and provided proof of posting a minimum of ten days in advance of the public hearing, in accordance with HBMC Section 17.68.050. Public notification materials are included as Attachment 7. As of the writing of the report, one public comment was received (Attachment 8). Attachments: 1. Resolution 25-XX 2. Zoning Map 3. Revised Plans 4. 3D Sections and Views 5. Structural Engineer Letter 6. October 21, 2025 Planning Commission Staff Report and Attachments 7. Public Notification Package 8. Public Comment Page 430 of 908 City of Hermosa Beach | Page 11 of 11 Respectfully Submitted by: Kaneca Pompey, Contract Planner Concur: Alexis Oropeza, Planning Manager Legal Review: Sarah Locklin, Interim Assistant City Attorney Approved: Alison Becker, Community Development Director Page 431 of 908 P a g e 1 of 13 CITY OF HERMOSA BEACH RESOLUTION NO. 25-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL AN EXISTING 12,012 SQUARE-FOOT TWO-STORY COMMERCIAL BUILDING AND CONSOLIDATE THREE EXISTING PARCELS INTO A SINGLE LOT AT 901 HERMOSA AVENUE, AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15301, CLASS 1 AND SECTION 15305, CLASS 5 OF THE CEQA GUIDELINES. The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as follows: WHEREAS, on May 30, 2023, the applicant, Kyle Ransford, filed an application for a Precise Development Plan and Lot Line Adjustment, to remodel and add to an existing 14,021 square-foot two-story commercial building (the “Project”) located at 901 Hermosa Avenue (the “site”). The project proposes to add a third story to the exiting building, increasing the building height to 28 feet 9.6 inches, and reconfigure the existing building layout, resulting in a decrease of 194 square feet of usable floor area for a remodeled multi-tenant commercial building. Additionally, the lot line adjustment will consolidate three existing parcels at the project site into a single lot; and WHEREAS, the Planning Commission, at its public meeting of October 21, 2025, conducted a public hearing, and continued the item to a date uncertain to give the applicant time to address questions and concerns raised during the meeting. At the October 21st meeting the Planning Commission indicated a need for additional information on floor area of the existing and proposed building to better inform its deliberation on the request. The applicant has submitted revised project plans to reflect the accurate floor area of 12,012 square feet; and WHEREAS, the Planning Commission, at its public meeting of December 16, 2025, conducted a public hearing, and considered all testimony and evidence, both oral and written, that was presented to the Planning Commission; and WHEREAS, the proposed project is Categorically Exempt from the California Environmental Quality Act as defined in section 15301, Class 1, Existing Facilities as the Page 432 of 908 P a g e 2 of 13 project consists of internal and exterior modification of an existing building. The proposed project also qualifies for a Class 5 categorical exemption, Minor Alterations in land use limitations, as defined in section 15305, as the project consists of a minor lot line adjustment. Additionally, a historic resource assessment was prepared for the project by Page & Turnbull in July 2024 and determined that the property is not considered a historical resource for the purposes of CEQA and will not cause a substantial adverse change in the significance of a historical resource, as per CEQA Guidelines (14 CCR § 15064.5(a)), 901 Hermosa Avenue is not currently listed in a local register of historic resources or in the California Register and is not eligible for listing in the California Register, the property is not a historic resource for the purposes of the CEQA. Moreover, none of the exceptions to the categorical exemption(s) apply under section 15300.2. The project is not located in a particularly sensitive environment such that its impact on the environment will be significant, and will not result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances . The project will not damage a scenic highway or scenic resources within a state scenic highway as no scenic state highway exist in the vicinity of the project , nor is the project located on a hazardous waste site. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines, and declares the following pertaining to the application for a Precise Development Plan (PDP 23-04), pursuant to section 17.58.040 of the Hermosa Beach Municipal Code (“HBMC”): 1. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title [Title 17, Zoning] and all other titles of the Hermosa Beach Municipal Code; The proposed project would renovate the existing 12,012-square-foot two-story multi-tenant building and would include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058-square-foot third story to the building for office use, and would result in the square footage of the building decreasing by 194 square feet. A transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll up door on 10th court. To comply with Southern California Edison guidelines, a 160-square-foot area on the second floor above the transformer will be clear and open. The project has been reviewed for compliance, and the design, layout, and physical features of the proposed development would comply with all applicable provisions of the Municipal Code. Page 433 of 908 P a g e 3 of 13 2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; The subject property has a General Plan land use designation of Community Commercial. The purpose of this designation is to provide opportunities and location s for uses designed to serve the shopping, dining, and employment desires of the entire community. The site is also located within the Downtown District character area. The vision of this district is to enhance building form and orientation and maintain t he pedestrian realm along Pier Avenue while transforming the realm on Hermosa Avenue. The Downtown District intended uses are services and activities associated with the local beach culture to residents as well as visitors to the city. Additionally, the Downtown character district areas specifies a desired character and building area form that includes 1) “many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm,” and 2) “buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures.” The General Plan states the maximum floor area ratio (F.A.R.) for a community commercial land use designation is 1.25. The property is currently nonconforming with a FAR of 1.7, and the proposed project would maintain this nonconforming FAR. The proposed project would revitalize the existing building and incorporate a more modern aesthetic inclusive of a variety of materials to create interest and break monotony. The large arched storefront windows on the first floor would be maintained. The modern aesthetic would largely come into play in the new third floor addition with the installation of numerous windows and the incorporation of different materials. Additionally, staff proposes a condition of approval prohibiting tinting and reflective glass. Therefore, the proposed project is consistent with the General Plan. General Plan Consistency Goals & Policies Findings Land Use Element Goal 1: Create a sustainable urban form and land use patterns that support a robust economy and high-quality life for residents The proposed project will increase Page 434 of 908 P a g e 4 of 13 3. The design, layout, and other physical features of the project comply with any design or development standards applicable to the Zone, unless waived or modified pursuant to the provisions of this Title. The subject property has a Zoning Designation of Downton Commercial (C-2). The proposed project would renovate the existing 12,012-square-foot two-story multi-tenant building and would include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058 square-foot third story to the building for office use, and would result in the square footage of the building decreasing by 194 square feet. The development proposes a contemporary architectural style and would utilize several materials, such as metal paneling, aluminum and glass on the storefront, and incorporate stucco, aluminum and glass curtain walls to break the monotony and create visual interest. The proposed design will be compatible with buildings in the surrounding area. Moreover, the project complies with all design development standards of the C-2 Zone. SECTION 2. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines, and declares the following pertaining to the application for a Lot Line Adjustment (LLA 23-03) pursuant to the Subdivision Map Act, California Government Code Section 66412(d): Policy 1.3 Access to daily activities. Strive to create sustainable development patterns such that the majority of residents are within walking distance to a variety of neighborhood goods and services Policy 1.7 Compatibility of Uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses. access to services in the community and contribute to more options for residents to have access to daily activities. All future uses will be subject to compliance with the permitted uses of the C-2 zone per the city’s municipal code. Parks & Open Space Element Goal 5. Scenic vistas, viewpoints, and resources are maintained or enhanced Policy 5.7 Light pollution. Preserve skyward nighttime views and lessen glare by minimizing lighting levels along the shoreline. Nighttime views would be protected by a condition of approval requiring all exterior lighting to be downcast to minimize light pollution. Page 435 of 908 P a g e 5 of 13 1. Pursuant to the state Subdivision Map Act (California Government Code Section 66412(d)), a tentative map, parcel map, or final map shall not be required as a condition to the approval of a lot line adjustment between four or fewer existing adjoining parcels, where the land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created, if the lot line adjustment is approved by the City. 2. The City must limit its review and approval to a determination of whether the parcels resulting from the adjustment will conform to the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances. Conditions and exactions placed on approval must be limited to those necessary to comply with the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the lot line adjustment, or to facilitate the relocation of existing utilities, infrastructure, or easements. In addition, the City cannot require a record of survey for a lot line adjustment unless otherwise required by law. The proposed lot line adjustment consolidates three existing lots into a single 8,177 -square- foot lot (86 feet 2 inches wide by 95 feet) that is consistent with the General Plan, Zoning, applicable Coastal Plan, and building regulations. SECTION 3. Based on the foregoing, the Planning Commission hereby approves the subject Lot Line Adjustment (LLA 23-03) located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot as set forth in Planning Commission Resolution 25-XX, subject to the following Conditions of Approval: General Conditions 1. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this permit and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 2. To the extent permitted by law, permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by any party against the indemnified parties to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of Page 436 of 908 P a g e 6 of 13 its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. 3. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. 4. The property is located in the Coastal Zone. As such, California Coastal Commissi on project approval is required prior to submittal of the building plan check. A verbatim copy of the California Coastal Commission’s project approval along with any conditions of approval shall be incorporated into the plan check set of plans. Planning 5. Prepayment of all taxes as required California Government Code Section 66412 and any fees required by the City shall be evidenced prior to recordation of the Certificate of Compliance. 6. A Certificate of Compliance and legal descriptions in a form approved by the City and compliant with the Subdivision Map Act shall be submitted consistent with the plans approved by the Planning Commission, approved by the Community Development Director and City Attorney, and recorded with the Office of the Los Angeles County Recorder and evidence of recording shall be submitted to the Community Development Department within one (1) year of this approval. SECTION 4. Based on the foregoing, the Planning Commission hereby approves the subject Precise Development Plan (PDP 23-04) to remodel and add to an existing 12, 012- square-foot two-story commercial building located at 901 Hermosa Avenue, as set forth in Planning Commission Resolution 25-XX, subject to the following Conditions of Approval: General Conditions 1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Planning Commission at its meeting of October 21, 2025, in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC or requirements of this approval. 2. The project shall fully comply with all requirements of the Downtown Commercial (C- 2) Zone as applicable of the Municipal Code, including but not limited to: Page 437 of 908 P a g e 7 of 13 a. Height, including all required roof-mounted equipment, shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of the building plan review, to the satisfaction of the Community Development Director. b. Architectural treatments and accessory facilities shall be as shown on building elevations, site, and floor plans. 3. The project shall comply with all requirements of the City of Hermosa Beach Building Division, Public Works Department, Los Angeles County Fire Department, and the HBMC. 4. This approval shall not be effective for any purposes until the permittee, Kyle Ransford, and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department signed affidavits stating that they are aware of, and agree to accept, all the conditions of this grant. The Precise Development Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 5. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration shall be provided. 6. The Planning Commission may review this Precise Development Plan and may amend the subject conditions or impose any new conditions deemed necessary to mitigate detrimental effects on the surrounding neighborhood. 7. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this permit and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 8. To the extent permitted by law, permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by any party against the indemnified parties to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought Page 438 of 908 P a g e 8 of 13 against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. 9. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. Planning 10. All Conditions of Approval shall be printed verbatim on all plans submitted for plan review to the Community Development Department. These conditions shall be indexed on the cover sheet and referenced on the site plan. 11. The property is located in the Coastal Zone. As such, California Coastal Commission project approval is required prior to submittal of the building plan check. A verbatim copy of the California Coastal Commission’s project approval along with any conditions of approval shall be incorporated into the plan check set of plans. 12. Floor Plans: The floor plans shall be maintained and used in accordance with the floor plans incorporated as Exhibit A of this Resolution. Any revision to the floor plan configuration shall be reviewed and approved by the Planning Commission. Minor changes that do not materially change the project may be approved by the Community Development Director. 13. Landscaping: All landscaped areas shall maintained and shall be strictly prohibited from use without approval of a modification to the approved Precise Development Plan by the Planning Commission. 14. Landscaping: Any proposed onsite landscaping shall comply with HBMC chapter 8.60, Water Efficient Landscaping and HBMC section 8.44.095(F)(1) and must be submitted to the Community Development Department and be approved prior to issuance of the building permit. 15. Walls/Fences: All walls, or fences, including the visible surface of retaining walls, shall be constructed of, or treated with, an aesthetically pleasing material approved by the Community Development Director, including, but not limited to, masonry block designed and manufactured to be exposed (e.g., split-face, scored, textured or striated); surface treated masonry (e.g. stucco or paint); wrought iron or simulated wrought iron; brick; wood; stucco or paint. Plain gray untreated block not designed or manufactured to be exposed and chain link fences are prohibited (HBMC Section 17.46.130.E). 16. Lighting: Outdoor lighting and lighting for signs associated with commercial uses designed so as not to adversely impact residences. No flashing, blinking , or high- Page 439 of 908 P a g e 9 of 13 intensity lighting. Adequate lighting to illuminate parking areas and corridors to access parking and public sidewalk. Lighting for signs may only be illuminated during business hours. 17. Lighting: All lighting shall be directed downward, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) securing lighting and porch lights. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. 18. Signs: Signs shall be limited to the commercial space frontage pursuant to the requirements of HBMC Chapter 17.50, Signs. 19. All proposed mechanical equipment shall be located outside of required setbacks in accordance with the Hermosa Beach Municipal Code. All mechanical equipment must be screened from public view subject to the review and approval of the Community Development Director or designee. 20. Use of the second-floor decommissioned area shall be strictly prohibited from use. 21. At the time of plan check approval, the applicant shall submit a building permit. The applicant shall remit a construction plan, which shall include a plan for how it will maintain\the existing perimeter walls throughout the various construction phases. 22. Window Treatments. Reflective window tints shall be prohibited on all windows. The ground floor street-facing windows shall provide a minimum visible light transparency transmittance level of 50 percent. 23. Construction projects within the city shall demonstrate compliance with all applicable standards of the Southern California Air Quality Management District, including the following provisions of District Rule 403: · All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule 403. Wetting could reduce fugitive dust by as much as 50 percent. · The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind. · All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), to prevent excessive amounts of dust. · All dirt/soil loads shall be secured by trimming, watering, or other appropriate Page 440 of 908 P a g e 10 of 13 means to prevent spillage and dust. · All dirt/soil materials transported off-site shall be required to cover their loads as required by California Vehicle Code Section 23114 to prevent excessive amount of dust. · General contractors shall maintain and operate construction equipment to minimize exhaust emissions. · Trucks having no current hauling activity shall not idle but shall be turned off. 24. In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to 5 minutes at any location. 25. The project shall comply with South Coast Air Quality Management District Rule 1113, limiting the volatile organic compound content of architectural coatings. 26. Construction projects within the city shall install odor-reducing equipment in accordance with South Coast Air Quality Management District Rule 1138. 27. Project applicants shall identify all measures to reduce air pollutant emissions below SCAQMD thresholds prior to the issuance of building permits. Should attainment of SCAQMD thresholds be determined to be infeasible, construction contractors shall provide evidence of this to the City and will be encouraged to apply for SCAQMD SOON funds. 28. As a standard condition of approval for future development projects implemented under PLAN Hermosa that involve ground disturbance or excavation: · For any project where earthmoving or ground disturbance activities are proposed at depths that encounter older Quaternary terrace deposits, a qualified paleontologist shall be present during excavation or earthmoving activities. · If paleontological resources are discovered during earthmoving activities, the construction crew shall immediately cease work in the vicinity of the find and notify the City. The project applicant(s) shall retain a qualified paleontologist to evaluate the resource and prepare a recovery plan in accordance with Society of Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is not limited to, a field survey, construction monitoring, sampling and data recovery procedures, museum storage coordination for any specimen recovered, and a report of findings. Recommendations in the recovery plan that are determined by the lead agency to be necessary and feasible shall be implemented before construction activities can resume at the site where the paleontological resources were discovered. Page 441 of 908 P a g e 11 of 13 Building 29. The previously provided LFA Report dated 10/8/24 states that the existing wall will not be entirely abandoned and that alterations will be made to mitigate structural deficiencies. Structural plans have not yet be en reviewed to determine the extent of this work and how it may encroach into the PROW. No new walls or foundation footings (including underpinning) will be allowed within the public right-of-way without the approval of Public Works. 30. Must reference all gross square footage on page G-202, to include square footage that is being designated and labeled as “deactivated space”. 31. Must clarify access areas on page G-202/G-203/G-204: a. It appears that the access path to the proposed electrical room is less than 3 feet. b. The South egress path and door swing appear to swing out onto the encroachment area, subject to the approval of Public Works. c. The doors on the North side of the building for the proposed fire room and trash room appear to swing into the public r ight of way, subject to the approval of Public Works. 32. Must acquire approval from Public Works if the existing wall encroaching on the Public Way is to be maintained in that location. 33. Referencing page AD-111: Any work that exceeds 50% demolition of the existing framing will be considered new and is subject to the development and building standards of a new building. The following items will require plan review and approval, prior to permit issuance: 34. Pedestrian and adjacent property protection plans will be required for review and approval. 35. Submit all Architectural, Geotechnical Reports, LID, Site Drainage, Energy Sheets/Calculations, and Structural Plans for plan review and approval and acquire all required permits. 36. Submittal and plan approval required to LA County Fire Land Development Unit for the site plans and floor plans 37. Submittal and plan approval required to LA County Fire for Fire Sprinklers and Fire Alarm Systems. Public Works 38. No new walls or foundation footing will be allowed to be constructed on or over the Page 442 of 908 P a g e 12 of 13 public right-of-way. 39. A Residential Encroachment permit is required for non -confirming structures located over or within the public right-of-way. The following conditions of approval shall be satisfied, subject to the satisfaction of the Public Works Director or designee. 40. Prior to issuance of a Building Permit, an approved civil engineering plans prepared by a licensed civil engineer, and approved by Public Works, addressing grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on-site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the Municipal Code and Public Works specifications, shall be filed with the CD Department. 41. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on the street. 42. Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including, if required, an approved Residential or Commercial Encroachment Permit. 43. Sewer manhole rim/lid elevations must be submitted prior to grading and plan check. 44. Sewer lateral video must be submitted with plan check submittal if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after reviewing the sewer lateral video. 45. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44). Implement required Low Impact Development Standards, provide calculations and documents i.e. Appendix D and E of the Storm Water LID Guidelines, submit at time of grading and plan check along with an erosion control plan. SECTION 5. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after exhaustion of any available administrative remedies, must be made within 90 days after the final decision by the City Council. The Hermosa Beach City Council may on its own initiative review all actions of the Planning Commission. If the City Council does not initiate review of this decision as set forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final. PASSED, APPROVED, and ADOPTED on the 16th of December, 2025. Page 443 of 908 P a g e 13 of 13 ______________________________________________________________________________ VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution PC 25-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of December 16, 2025. Kate Hirsh, Chair Alison Becker, Secretary Date Page 444 of 908 Palm DrManhattan AveBeach Dr 9th S t 7th S t 11th S t 10th S t Hermosa AveBeach D r 8 t h S t 6th S t P ie r A v e The Strand 7th C t 8th C t Sunset Dr 9th C t 10th C t 12th C t 11th C t Monterey B lvd Pier P l a z a Bayview DrProject Zoning Map Planning Commission December 16, 2025 Description 901 Hermosa Avenue APN: 4187-003-028 Zone: C-2 Downtown Commercial Precise Development Plan Legend R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Neighborhood Commercial C-2 Downtown Commercial C-3 General Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) 500' Notification Radius Page 445 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 17 OF 141 G-101 COVER SHEET ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 ENTRY 101 DIMENSION TO FACE DIMENSION TO CENTERLINE REVISION NUMBER NEW ELEVATION BUILDING SECTION WALL SECTION DETAIL INTERIOR ELEVATION - MULTIPLE WALLS GRIDLINE TO FACE OF STRUCTURE EXISTING ELEVATION CONTROL POINT / DATUM ALIGN FINISH DESIGNATION EQUIPMENT MARK PLUMBING FIXTURES NEW WALL EXISTING WALL INTERIOR ELEVATION - 1 WALL EXTERIOR ELEVATION ROOM NAME ROOM NUMBER WALL TYPE WINDOW MARK DIRECTION OF SLOPE TO DRAIN DOOR MARK DASHED LINES INDICATE HIDDEN, OVERHEAD OR ITEMS TO BE REMOVED PROPERTY LINE BUILDING FLOOR OR ELEVATION SOLID LINE BREAK LINE - MATERIAL TO CONTINUE EXHAUST FAN GRIDLINE ON CENTER OF COLUMN FIRE SPRINKLER SMOKE DETECTOR KEYNOTE DIMMER/VACANCY SENSOR WALK STREET SETBACK 100 A 100 1 SD WS SB SP PL-01 PT-01 APP-01 1 COVER SHEET & GENERAL INFO DIAGRAMS SURVEY - MAPPING DEMOLITION SITE DEMOLITION PLANS CIVIL G-101 G-102 G-201 G-202 G-203 G-204 V-101 AD-101 AD-111 AD-112 AD-113 C-000 C-100 C-210 C-300 C-400 COVER SHEET GENERAL NOTES SITE PHOTOS CURRENT VS PROPOSED SQ FT CODE REPORT CODE PLANS & SECTIONS SURVEY PLAN DEMOLITION SITE PLAN DEMOLITION 1st FLOOR PLAN DEMOLITION 2nd FLOOR PLAN DEMOLITION ROOF PLAN TITLE SHEET EROSION CONTROL PLAN GRADING AND DRAINAGE PLAN LOW IMPACT DEVELOPMENT PLAN UTILITY PLAN SITE PLANS FLOOR PLANS ELEVATIONS SECTIONS ENLARGED PLANS ASSEMBLY DETAILS SCHEDULES A-101 A-111 A-112 A-113 A-114 A-115 A-201 A-202 A-203 A-204 A-301 A-302 A-303 A-401 A-402 A-403 A-404 A-405 A-501 A-502 A-601 A-602 A-603 SITE PLAN FOUNDATION PLAN 1st FLOOR PLAN 2nd FLOOR PLAN 3rd FLOOR PLAN ROOF PLAN EXISTING ELEVATIONS EXISTING ELEVATIONS PROPOSED ELEVATIONS PROPOSED ELEVATIONS BUILDING SECTIONS BUILDING SECTION WALL SECTIONS STAIR 01 PLAN & SECTION STAIR 02 PLAN & SECTION STAIR 03 & ELEVATOR 02 PLAN & SECTION ENLARGED BATHROOM PLANS & ELEVATIONS ENLARGED KITCHEN PLANS & ELEVATIONS DETAILS - WALL ASSEMBLIES DETAILS - FLOOR / ROOF / CEILING ASSEMBLIES FINISH SCHEDULE & MATERIAL LEGEND DOOR + WINDOW SCHEDULES CURTAIN WALL SCHEDULE PROJECT INFORMATION PROJECT DIRECTORY ABBREVIATIONS RELEVANT CODESDEFERRED SUBMITTALS FIRE SPRINKLER NOTE SYMBOLS VICINITY MAP OTHER SHEET INDEX PROJECT ADDRESS 901 HERMOSA LEGAL DESCRIPTION LOT 25, 26 AND 27, BLOCK 10. HERMOSA BEACH, M.B. 1-25-26 APN# 4187-003-028 ZONE C2 (DOWNTOWN COMMERCIAL ZONE) LOT AREA (NET) 8,180 SF OCCUPANCY GROUP MERCANTILE OFFICE & STORAGE CONSTRUCTION TYPE TYPE V NO. OF STORIES THREE STORIES FIRE SPRINKLERS SPRINKLERS THROUGHOUT PARKING N/A SCOPE OF WORK MAJOR REMODEL OF EXISTING TWO-STORY COMMERCIAL STRUCTURE. PROPOSED WORK INCLUDES: REMOVE EXISTING EXTERIOR WALL FINISH AND INSTALL NEW FINISH OVER SUBSTRATE REMOVE EXISTING EXTERIOR DOORS AND REPLACE WITH NEW REMOVE EXISTING EXTERIOR WINDOWS AND REPLACE WITH NEW RECONFIGURE EXISTING INTERIOR SPACES PER PLANS. GC TO REMOVE DRYWALL AT ALL SURFACES AS NEEDED TO ACCOMMODATE REMODEL. EXISTING INTERIOR AND EXTERIOR LIGHTING TO BE REMOVED AND REPLACED EXISTING MECHANICAL EQUIPMENT AND DUCTWORK TO BE REMOVED AND REPLACED EXISTING ROOF AND ROOF DRAINAGE TO BE RENEWED. GC TO APPLY NEW FINISH TO EXISTING ROOF EXISTING FLOOR AND WALL FINISHES TO BE REMOVED THROUGHOUT EXISTING LOW VOLTAGE AND A/V SYSTEMS TO BE REMOVED AND REPLACED WITH NEW EXISTING PLUMBING FIXTURES TO BE REMOVED AND REPLACED WITH NEW. GC TO REWORK EXISTING PIPING AS NEEDED FOR NEW CONFIGURATION EXISTING HARDSCAPE, SOFTSCAPE, AND PLANTERS TO BE REMOVED. GC TO INSTALL NEW HARDSCAPE, SOFTSCAPE, AND PLANTERS PER PLANS REWORK EXISTING DRAINAGE AS NEEDED 2022 CALIFORNIA BUILDING CODE, 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE, 2022 CMC, 2022 CEC, 2022 CPC, 2022 CRC CLIENT KYLE RANSFORD 901 HERMOSA PARTNERS LLC 2301 ROSECRANS AVENUE, SUITE 4130 EL SEGUNDO CA 90254 USA ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 ANTHONY@LANEY.LA (310) 870-7175 SURVEYOR DENN ENGINEERS 3914 DEL AMO BLVD, SUITE 921, TORRANCE, CA, 90503 (310) 542-9491 STRUCTURE + CIVIL LABIB FUNK + ASSOCIATES 319 MAIN STREET, EL SEGUNDO, CA 90245 (213) 239-9700 GEO-TECHNICAL ENGINEER NORCAL ENGINEERING 10641 HUMBOLT STREET, LOS ALAMITOS, CA 90720 (526) 799-9469 MEP NATIONAL ENGINEERING & CONSULTING, INC 30 THOMAS I, IRVINE, CA 92618 (714) 495-8004 @ AT A.F.F. ABOVE FINISH FLOOR AFG ABOVE FINISH GRADE ACOUS ACOUSTICAL ADJ ADJUSTABLE ALUM ALUMINUM ANCH ANCHOR APPROX APPROXIMATELY ATTEN ATTENUATION BD BOARD BLDG BUILDING BLK BLOCK BM BEAM B.O. BOTTOM OF (C) COMPACT PARKING STALL CA CLEAR ANODIZED CAB CABINET CER CERAMIC CJ CONTROL JOINT CL CLOSET C.L. CENTER LINE CLG CEILING CLR CLEAR CMU CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE CONST CONSTRUCTION CONT CONTINUOUS DBL DOUBLE DTL DETAIL DIA DIAMETER DIAG DIAGONAL DIM DIMENSION DN DOWN DS DOWNSPOUT DWG DRAWING EA EACH EL ELEVATION ELECT ELECTRICAL EQ EQUAL EQUIP EQUIPMENT (E) EXISTING EP ELECTRIC PANEL EXT EXTERIOR FD FLOOR DRAIN FIN. FINISH F.F.E. FINISH FLOOR ELEVATION FLR FLOOR FLUOR FLUORESCENT F.O. FACE OF FT FOOT FTG FOOTING FV FIELD VERIFY GA GAUGE GI GALVANIZED IRON GALV GALVANIZED GL GLASS GYP BD GYPSUM BOARD HD HEAD HDWD HARDWOOD HORIZ HORIZONTAL HT HEIGHT ID INSIDE DIAMETER IN INCH INSUL INSULATION INT INTERIOR LAM LAMINATE LAV LAVATORY LT FXT LIGHT FIXTURE MAX MAXIMUM MEMB MEMBRANE MECH MECHANICAL MTL METAL MIN MINIMUM (N) NEW NIC NOT IN CONTRACT OC ON CENTER OD OUTSIDE DIAMETER P.C. PROPERTY CORNER P.L. PROPERTY LINE PLT PLATE PLAS PLASTER PLWD PLYWOOD R RISERS RD ROOF DRAIN R.O. ROUGH OPENING RAD RADIUS RDL ROOF DRAIN LEADER REC RECESSED REINF REINFORCED REQ'D REQUIRED RES RESISTANT RESIL RESILIENT RET RETAINING REV. REVERSE RM ROOM S.S. STAINLESS STEEL SV SHEET VINYL SCHED SCHEDULE SECT SECTION SAM SELF ADHERING MEMBRANE SFR SINGLE FAMILY RESIDENCE SHT SHEET SIM SIMILAR SPEC SQUARE STD STANDARD STL STEEL STRUCT STRUCTURAL SUSP SUSPENDED T TREADS T&B TOP AND BOTTOM T&G TONGUE AND GROOVE T.O. TOP OF T.O.C. TOP OF CONCRETE TOP TOPPING TELE TELEPHONE TEMP TEMPERED T.S. TUBE STEEL TYP TYPICAL UNO UNLESS NOTED OTHERWISE URM UNREINFORCED MASONRY VCT VINYL COMPOSITION TILE W/ WITH WC WATER CLOSET WF WIDE FLANGE WP WATERPROOF WD WOOD WRB WEATHER RESISTANT BARRIER ± PLUS OR MINUS # NUMBER - ANY EXISTING FIRE SPRINKLER OR FIRE ALARM SYSTEMS MUST SUBMIT FOR SEPARATE PLAN REVIEW. - FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN CHECK PERMIT. - PROPERTY ADDRESS(S) MUST BE PERMANENTLY AFFIXED TO BUILDING IN ACCORDANCE WITH MBFC 505.1 PRIOR TO FINAL FIRE INSPECTION. [MBMC 3.16.20]. - AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN THE BUILDING AND IN OTHER AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL. - AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL COMPLY WITH THE HERMOSA BEACH FIRE DEPARTMENT MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS. - HORN/STROBE ALARM DEVICES SHALL BE PLACED ON THE ADDRESS SIDE OF THE BUILDING UNLESS OTHERWISE SPECIFIED BY FIRE DEPARTMENT PERSONNEL. - ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SOUND DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. - ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIALS TO PREVENT THE TRANSFER OF NOISE. - NO PLUMBING VENTS OR SIMILAR EQUIPMENT SHALL BE PLACED BACK TO BACK BETWEEN SEPARATE DWELLING UNITS. • FIRE SPRINKLERS AND ALARMS A) DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. THE ENGINEER OF RECORD FOR THE BUILDING PROJECT SHALL PROVIDE A NOTE ON THE DEFERRED PLANS OR A SHOP DRAWING APPROVAL STAMP STATING THAT THE PLANS ARE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDINGS. (CBC 106.3.4.2) AN AUTOMATIC COMMERCIAL FIRE SPRINKLER SYSTEM SHALL BE INSTALLED IN THE BUILDING AND IN OTHER AREAS AS REQUIRED BY THE FIRE CODE OFFICIAL. AUTOMATIC COMMERCIAL FIRE SPRINKLERS SHALL COMPLY WITH THE HERMOSA BEACH FIRE DEPARTMENT MINIMUM REQUIREMENTS FOR NFPA 13D FIRE SPRINKLER SYSTEMS. FIRE SPRINKLERS SHALL BE UNDER SEPARATE PLAN CHECK AND PERMIT [R313 CRC, 903.2.8.2 CFC AS AMENDED BY MBMC 3.16.020] Page 446 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 18 OF 141 G-102 GENERAL NOTES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 GENERAL CONSTR. HERMOSA BCH CITY BEST MANAGEMENT PRACTICES BUILDING & SAFETY PUBLIC WORKS CITY OF HERMOSA BEACH PLANNING A) CONSTRUCTION DOCUMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR READING AND COMPLYING WILL ALL NOTES INCLUDED IN THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL BRING ANY AND ALL DISCREPANCIES OR CONFLICTS TO THE ATTENTION OF THE ARCHITECT. THE CONTRACTOR SHALL THOROUGHLY REVIEW THE CONSTRUCTION DRAWINGS, SPECIFICATIONS, ADDENDUMS, AND ANY REVISIONS ISSUED AND SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT FOR WRITTEN CLARIFICATION. B) CONSTRUCTION DOCUMENTS; THE CONSTRUCTION DRAWINGS AND SPECIFICATIONS ARE REPRESENTATIONAL OF THE FINISHED STRUCTURE AND DO NOT INDICATE THE MEANS + METHODS OF CONSTRUCTION, TECHNIQUES, SEQUENCING, OR PROCEDURES REQUIRED FOR CONSTRUCTION. C) APPROVED DRAWING SET: THE CONTRACTOR SHALL KEEP AND MAINTAIN THE CITY APPROVED RECORD SET OF DRAWINGS AT THE JOB SITE AT ALL TIMES. THE CONTRACTOR SHALL KEEP THE SET CURRENT WITH ANY APPROVED REVISIONS OR ADDENDA. D)MINIMUM STANDARDS OF WORK: IF ANY CONFLICT EXISTS IN QUALITY OF WORK OR CODE REQUIREMENTS, THE HIGHER QUALITY AND MORE RESTRICTIVE SHALL APPLY. E)NOT IN SCOPE: WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS N.I.C. OR BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITHIN THE CONTRACT OR CONSTRUCTION DOCUMENTS FOR THE PROJECT. CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE CONTRACTORS CONTRACTED WITH THE OWNER. F) CODE COMPLIANCE: THE WORK SHALL BE COMPLIANT WITH ALL APPLICABLE CODE, ORDINANCES, AND REGULATIONS LISTED IN THE CONSTRUCTION DOCUMENTS AND AS REQUIRED BY THE LOCAL AUTHORITY HAVING JURISDICTION. G) OSHA COMPLIANCE: WORK SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY REGULATIONS FOR REQUIRED METHODS TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR VISITING THE SITE DURING THE CONSTRUCTION PERIOD. H) SITE MEASUREMENTS: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS IN THE FIELD PRIOR TO STARTING ANY WORK. THE CONTRACTOR SHALL REPORT ANY DISCREPANCIES BETWEEN FIELD CONDITIONS AND THE DRAWINGS TO THE ARCHITECT PRIOR TO CONTINUING WORK. I) DIMENSIONS: THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONFLICTING DIMENSIONS BETWEEN ARCHITECTURAL + ENGINEERING DRAWINGS. THE CONTRACTOR SHALL NOT SCALE ANY DIMENSIONS OFF OF THE DRAWINGS. J) DETAILS: DETAILS PROVIDED WITHIN THE CONSTRUCTION DOCUMENTS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED PER FIELD CONDITIONS. CONTRACTOR TO NOTIFY ARCHITECT OF SUCH REVISIONS. K) SUBSTITUTIONS: NO SUBSTITUTIONS ARE ALLOWED UNLESS SPECIFICATIONS ARE SUBMITTED TO AND APPROVED BY THE OWNER AND ARCHITECT. L)CONTRACT DEVIATIONS: ANY VALUE ENGINEERING OR SUBSTITUTION OF REQUIREMENTS NOTED IN THE CONTRACT DOCUMENTS TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT, SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT. M) COORDINATION WITH CONTRACTORS/CONSULTANTS: THE CONTRACTOR SHALL COORDINATE THEIR WORK WITH ALL OTHER TRADES, CONSULTANTS, AND SUB-CONTRACTORS WORKING ON THE PROJECT WHETHER UNDER CONTRACT OF THE CONTRACTOR OR OWNER. N) DIMENSIONS: ALL DIMENSIONS ARE TO FACE OF STUD (F.O.S.) UNLESS NOTED OTHERWISE. CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DIMENSIONAL CONFLICTS WITHIN THE CONTRACT DOCUMENTS. O) SITE ACCESS: THE CONTRACTOR SHALL GIVE THE CLIENT, ARCHITECT, CONSULTANTS, AND INSPECTORS ACCESS TO THE JOB SITE DURING NORMAL BUSINESS HOURS FOR THE DURATION OF CONSTRUCTION. P) SITE OBSERVATION: ANY SITE OBSERVATION BY THE ARCHITECT DURING CONSTRUCTION IS FOR THE SOLE PURPOSE OF REVIEWING THE WORK FOR COMPLIANCE WITH THE CONTRACT DOCUMENTS. THE ARCHITECT IS NOT RESPONSIBLE FOR INSPECTION OF PROTECTIVE MEASURE OR THE CONSTRUCTION PROCEDURES OR FOR GUARANTEEING THE CONTRACTOR'S WORK. Q) DAMAGES: CONTRACTOR TO PROTECT ALL AREAS ADJACENT TO CONSTRUCTION AREAS FROM DAMAGE CAUSED BY MOVEMENT OF MATERIALS OR DUST. ALL DAMAGE INCURRED SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE. R) SITE EGRESS: ALL EXIT DOORS, EXIT ACCESS, AND CORRIDORS SHALL REMAIN UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MANNER WHICH BLOCKS EGRESS OF CREATES AN UNSAFE CONDITION. S) SITE CLEANLINESS: CONTRACTOR SHALL MAINTAIN A CLEAN JOB SITE FREE OF TRASK AND DEBRIS. WORK AREAS SHALL BE MAINTAINED IN A BROOM CLEAN CONDITIONS AT THE END OF EACH WORK DAY/SHIFT. T) STORING + DISPOSING OF MATERIALS: ALL CONSTRUCTION WORK INCLUDING MATERIALS OF CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS SHALL CONFORM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION. U) ROUGH UTILITIES: CONTRACTOR SHALL FURNISH AND INSTALL ROUGH PLUMBING AND ELECTRICAL AND FINAL HOOK-UP FOR ALL SPECIFIED FIXTURES, APPLIANCES, AND EQUIPMENT. V) ACCESS PANELS: CONTRACTOR SHALL INCLUDE IN THE BASE BID ALL ACCESS PANELS REQUIRED IN CEILINGS, WALLS, OR FLOORS FOR ACCESS TO ALL EQUIPMENT AS REQUIRED PER APPLICABLE CODE. W) EQUIPMENT STANDARDS: ALL ELECTRICAL, MECHANICAL AND PLUMPING FIXTURES/ EQUIPMENT SHOULD BE LISTED AND LABELED BY AN APPROVED TESTING AGENCY. X) SUBMITTALS: THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW DURING CONSTRUCTION PRIOR TO COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE, BUT ARE NOT LIMITED TO, MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED. A) BACK FLOW DEVICES: ALL LANDSCAPE IRRIGATION BACK FLOW DEVICES MUST MEET CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION. B) WASTE REMOVAL: NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. NO REFUSE OF ANY KIND GENERATED ON A CONSTRUCTION SITE MAY BE DEPOSITED IN RESIDENTIAL, COMMERCIAL, OR PUBLIC REFUSE CONTAINERS AT ANY TIME. THE UTILIZATION OF WEEKLY REFUSE COLLECTION SERVICE BY THE CITY'S HAULER FOR ANY REFUSE GENERATED AT THE CONSTRUCTION SITE IS STRICTLY PROHIBITED. FULL DOCUMENTATION OF ALL MATERIALS/TRASK LANDFILLED AND RECYCLED MUST BE SUBMITTED TO THE PERMITS DIVISION IN COMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION RECYCLING ORDINANCE. C) SEWER CLEANOUT: A PROPERTY LINE CLEANOUT MUST BE INSTALLED ON A 6 DEGREE SANITARY SEWER LATERAL. IF THERE IS NO 6 DEGREE LATERAL, THEN A NEW ONE MUST BE INSTALLED WITHIN THE PROPERTY LINES. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICAL CONSTRUCTION DETAILS. D) BACKWATER VALVE: A BACKWATER VALVE IS REQUIRED ON THE SANITARY SEWER LATERAL IF THE DISCHARGES FROM FIXTURES WITH FLOOD LEVEL RIMS ARE LOCATED BELOW THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC SEWER. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICAL CONSTRUCTION DETAILS. E) EXISTING SEWER LATERAL: IF AN EXISTING SEWER LATERAL IS USED, IT MUST BE TELEVISED TO VERIFY ITS STRUCTURAL INTEGRITY. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE PUBLIC WORKS DEPARTMENT. THE LOCAL PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND DETERMINE AT THAT TIME IF THE SANITARY LATERAL NEEDS REPAIRING, REPLACING, OR THAT IT IS STRUCTURALLY SOUND AND CAN BE USED IN ITS PRESENT CONDITION. F) UNUSED LATERALS: ANY UNUSED WATER OR SANITARY SEWER LATERALS MUST BE ABANDONED AT THE CITY MAIN. G) PROTECTION OF PROPERTY: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT ALL THE STREET SIGNS, STREET LAMPS/LIGHTS, PARKING METERS, AND/OR TREES AROUND THE PROPERTY. IF THEY ARE DAMAGED, LOST OR REMOVED, IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REPLACE THEM AT THE CONTRACTOR'S EXPENSE. THE CONTRACTOR IS ALSO RESPONSIBLE FOR ANY STREET MARKINGS THAT ARE DAMAGED OR REMOVED BY THE CONTRACTOR'S OPERATIONS. CONTACT THE PUBLIC WORKS INSPECTOR FOR SIGN SPECIFICATION AND SUPPLIERS. H) WATER METERS: WATER METERS MUST REMAIN ACCESSIBLE FOR METER READERS DURING CONSTRUCTION. WATER METERS SHALL BE PLACED NEAR THE PROPERTY LINE AND OUT OF THE DRIVEWAY APPROACH WHENEVER POSSIBLE. THE WATER METER BOX MUST BE PURCHASED FROM THE CITY AND MUST HAVE A TRAFFIC RATED LID IF THE BOX IS LOCATED IN THE DRIVEWAY. I) PARKWAY TREES: IF ANY PARKWAY TREES ARE REMOVED, THEY MUST BE REPLACED WITH TREES SELECTED FROM THE CITY'S APPROVED PARKWAY TREE LIST AND PLANTED IN ROOT BARRIER BOXES. J) BEST MANAGEMENT PRACTICES: EROSION AND SEDIMENT CONTROL DEVICES BMP'S (BEST MANAGEMENT PRACTICES) MUST BE IMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGE TO THE STREET AND ADJACENT PROPERTIES. CONTROL MEASURES MUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER FROM ENTERING THE SITE. K) DRAIN LINES: ALL DRAIN LINES INSTALLED WITHIN THE STREET RIGHT-OF-WAY MUST BE CONSTRUCTED OF DUCTILE IRON PIPE. DRAINS MUST BE SHOWN ON PLANS. L) RUNOFF DISCHARGE: ALL RUNOFF WATER FROM THE ROOF, SIDE YARDS, AND PATIOS MUST DISCHARGE ONTO STREET. A) TYPE OF CONSTRUCTION: ALL PERSONS WORKING ON THE SITE SHOULD OBTAIN, READ, AND UNDERSTAND THE BEST MANAGEMENT PRACTICES PAMPHLET FOR THE TYPE(S) OF CONSTRUCTION BEING DONE. B) SITE WASH-OFF: STOCKPILES OF SOILS, DEMOLITION DEBRIS, CEMENT, SAND, TOPSOIL, ETC., MUST BE COVERED WITH WATERPROOF MATERIALS OR BERMED TO PREVENT BEING WASHED OFF SITE. C) LIQUID MATERIALS: FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST NOT BE WASHED INTO THE STREET. D) CONCRETE WASTE: WASTE CONCRETE MUST NOT BE WASHED INTO STREET, STORM DRAIN CATCH BASINS, OR PUBLIC RIGHT-OF-WAY. ALL DUST AND SLURRY FROM CONCRETE CUTTING MUST BE REMOVED USING WET-DRY VACUUM OR EQUIVALENT. E) SOLID WASTE: TRASH AND OTHER CONSTRUCTION SOLID WASTE MUST BE PLACED IN A COVERED TRASH RECEPTACLE. F) ERODED SOIL: ERODED SOIL FROM DISTURBED SLOPED MUST BE CONTAINED USING BERMS, SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING. G) WASH WATER: WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENT MUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA. H) CONCRETE DRIVEWAY: CONSTRUCT NEW COMMERCIAL CONCRETE DRIVEWAY TYPE WHERE NOTED ON SITE PLAN. NEW CONCRETE SHALL BE CLASS 520-C-2500. I) PREFABRICATED BEAMS: SUBMIT CERTIFICATE OF PREFABRICATED BEAMS TO BUILDING INSPECTOR PRIOR TO INSTALLATION OF SUCH BEAMS. X) A) CONSTRUCTION TIMES: CONTRACTOR SHALL CONFIRM HOURS FOR CONSTRUCTION ACTIVITY WITH LOCAL AGENCY AND ONLY OPERATE DURING APPROVED HOURS. NO CONSTRUCTION IS PERMITTED OUTSIDE OF THOSE HOURS. B) CONSTRUCTION SIGNS: CONTRACTOR SHALL CONFIRM REQUIREMENTS FOR CONSTRUCTION SITE SIGNAGE WITH LOCAL AGENCY. CONTRACTOR SHALL PROVIDE AND MAINTAIN REQUIRED SIGNAGE AT PROJECT SITE AT ALL TIMES. C) CONSTRUCTION FENCE: CONTRACTOR SHALL PROVIDE CONSTRUCTION FENCE PER CBC 3303 AT PUBLIC RIGHT-OF-WAY FOR PEDESTRIAN PROTECTION IF ANY WORK IS TO BE PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO PUBLIC RIGHT-OF-WAY. D) DEMOLITION: NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION PERMIT. WORK COMMENCES WITHOUT A VALID PERMIT MAY BE SUBJECT TO A SPECIAL INVESTIGATION BEFORE A PERMIT MAY BE ISSUED. E) GRADING PERMIT: A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION INVOLVES A CUT OR FILL DEPTH OF 3' OR MORE AND/OR 200 CUBIC YARDS. SUBMIT GRADING PLAN AND SOILS REPORT TO THE BUILDING DEVISION FOR REVIEW AND APPROVAL. DUST SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED MEANS OF EXCAVATING. CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. F) SHORING PERMIT: A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL THAT IS EQUAL TO OR GREATER THAN 5' IN HEIGHT. ENGINEERED SHORING PLANS AND CALCULATIONS AND SOILS REPORT MUST BE SUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL PER SECTION 3301.2 OF THE CBC. THE HOLDER OF A SHORING PERMIT SHALL NOTIFY IN WRITING ALL THE OWNER'S OF ADJOINING PROPERTIES NOT LESS THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO REQUIRED - A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DEVISION. SHORING CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION. G) SANDBLASTING: THE SANDBLASTING MUST BE WET SANDBLASTING AND ALL THE PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT LIFE AND PROPERTY OF NEIGHBORS, RESIDENTS AND THE PUBLIC. ADJACENT PROPERTY OWNERS MUST BE NOTIFIED AT LEAST (2) DAYS PRIOR TO SANDBLASTING. H) SITE DRAINAGE: PROVIDE ROOF GUTTERS AND DOWNSPOUTS OR CONCRETE PAVEMENT/SWALE ON GROUND TO DIVERT OR CARRY SURFACE WATER AWAY FROM BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO STREET AND STORM DRAIN SYSTEM. I) STAIRWAYS: WIDTH OF STAIRWAYS SHALL BE 36" MIN CLEAR TAKEN FROM FACE OF FINISH. GUARDRAILS OR HANDRAIL PICKETS SHALL HAVE A MAXIMUM 4" SPACING BETWEEN PICKETS. J) GARAGE DOOR: GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7' MINIMUM AND 18' WIDE. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE APPROVED AND WITH MANUFACTURER'S LABEL. DOOR LEADING FROM GARAGE TO DWELLING UNIT SHALL BE A 20 MINUTE FIRE RATED, 1-3/8" SOLID WOOD, SELF-CLOSING, AND TIGHT FITTING DOOR. K) NAILS: ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILINGS ON VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR SHEATHINGS RESPECTIVELY. L) REBAR WELDING: WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1. CONTRACTOR TO SUBMIT WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/SPECIAL INSPECTIONS IN ACCORDANCE WITH SPECIAL INSPECTION PROGRAM TO THE BUILDING DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORK. M) FUTURE UTILITIES: CONTRACTOR TO PROVIDE UNDERGROUND CONDUIT FOR FUTURE ELECTRICAL LINES AT THE PRONT PROPERTY LINES. CONTRACTOR TO COORDINATE WITH INSPECTOR FOR ADDITIONAL COMMENTS. A) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR PANELS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS. B) VERTICAL PROJECTIONS IN SETBACKS: FENCE, WALL, AND HANDRAIL HEIGHTS AS MEASURED FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE A MAXIMUM OF 42" IN THE FRONT YARD SETBACK, AND 72" AT ALL OTHER LOCATIONS ON SITE UNLESS LOCATED IN A LINE-OF-SIGHT OR DRIVEWAY VISIBILITY AREA. CONTRACTOR TO CONFIRM HEIGHT LIMITATIONS WITH THE LOGAL PLANNING DEPARTMENT C) ADDRESS NUMBERS: BUILDING ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND AND BE 4" MINIMUM HIGH WITH A MINIMUM STROKE WIDTH OF 0.5" PER CBC R319.9. D) ON SITE PARKING: PARKING IS NOT PERMITTED IN REQUIRED YARDS OR OPEN SPACE EXCEPT FOR A 20' WIDE FRONT YARD DRIVEWAY. E) FUTURE SOLAR WATER HEATING: A "CAPPED TEE" FITTING MUST BE INSTALLED OVER THE COLD WATER SUPPLY LINE ABOVE THE WATER HEATER FOR FUTURE SOLAR WATER HEATING. PIT RELIEF VALVE SHALL TERMINATE OUTSIDE THE BUILDING. F) UNDERGROUND CONDUIT: ROUTE UNDERGROUND CONDUIT TO POWER POLE PER PUBLIC WORKS STANDARD DETAILS. STUB OUT FOR PROPERTY LINE FOR FUTURE UNDER-GROUNDING OF UTILITIES WHEN APPLICABLE. G) MECHANICAL EQUIPMENT SCREENING: PROVIDE VISUAL SCREENING FOR PROPOSED MECHANICAL EQUIPMENT AND UTILITY METERS. TOP NEED NOT TO BE SCREENED IF LOCATED ON INTERIOR SIDE OF DWELLING. H) METER CLEARANCE: GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0". I) CESSPOOL LOCATIONS: IF THERE IS AN EXISTING CESSPOOL ON SITE, IT MUST BE LOCATED BY CITY PERSONNEL BEFORE DEMOLITION OR BUILDING PERMITS CAN BE ISSUED. CONTRACTOR TO VERIFY EXISTENCE OF CESSPOOL WITH LOCAL AUTHORITY HAVING JURISDICTION PRIOR TO PROCEEDING WITH DEMOLITION OR CONSTRUCTION ACTIVITIES. Page 447 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 19 OF 141 G-201 SITE PHOTOS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 WEST VIEW NORTHEAST VIEW NORTHWEST VIEW SOUTHEAST VIEW SOUTHWEST VIEW Page 448 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 20 OF 141 G-202 CURRENT VS PROPOSED SQ FT ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 4,093 sq ft 3,560 sq ft OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW LOWER FLOOR ONLY OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW 887 sq ft 476 sq ft 476 sq ft2,520 sq ft OPEN TO BELOW 817 sq ft 146 sq ft 123456789101112131415161718UP18 RISERS (6 23/32") 4'-9 1/2" 2,360 sq ft 1,973 sq ft 684 sq ft RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 121 OPEN TO ABOVE 1234567 8 UP 20 RISERS (7") RESTRM 108 ACC. RSTRM 109 TRASH RM 119 499 sq ft DN 2,268 sq ft OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW DEACTIVATED SPACE (NOT ACCESSIBLE) OPEN TO ABOVE OPEN TO BELOW OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 DN 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") OPEN TO ABOVE 3,906 sq ft SK-1 SK-2 SK-3 F DW F 45" CLROPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE DN DN 41 sq ft 111 sq ft OPEN TO ABOVE OPEN TO ABOVE GREEN ROOF 307 GROSS SQUARE FOOTAGE EXISTING SQ FT PROPOSED SQ FT NET PROPOSED EXPANSION SQ FT FIRST FLOOR 7653 5980 -1673 STORAGE 3,560 2,360 -1,200 RETAIL 4,093 1,973 -2,120 RETAIL STORAGE 0 817 817 OFFICE 0 684 684 UTILITIES/STAIRS 0 146 146 SECOND FLOOR 4359 2767 -1592 STORAGE 3,472 2268 -1204 RETAIL STORAGE 0 0 0 OFFICE 887 499 -388 THIRD FLOOR 0 4058 4058 OFFICE 0 3906 3906 STAIRS 0 152 152 TOTAL 12012 12805 793 F.A.R. (8180 SF SITE)1.47 1.57 2 10 10 NOT TO SCALE1EXISTING FIRST FLOOR NOT TO SCALE2EXISTING SECOND FLOOR NOT TO SCALE3PROPOSED FIRST FLOOR NOT TO SCALE4PROPOSED SECOND FLOOR NOT TO SCALE5PROPOSED THIRD FLOOR NOT TO SCALE6GROSS SQUARE FOOTAGE Page 449 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 21 OF 141 G-203 CODE REPORT ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 ZONING SUMMARY APPLICABLE CODE: HERMOSA BEACH MUNICIPAL CODE (HBMC) ZONING DESIGNATION: COMMUNITY COMMERCIAL - CC (GENERAL PLAN) GENERAL COMMERCIAL - C2 (HBMC) CHARACTER AREA: DOWNTOWN CENTER NEIGHBORING ZONING: LOT TO NORTH = C2 (GENERAL COMMERCIAL) LOT TO EAST = C2 (GENERAL COMMERCIAL) LOT TO SOUTH = R2/C2 (TWO-FAMILY RESIDENTIAL & GENERAL COMMERCIAL) LOT TO WEST = R2 (TWO-FAMILY RESIDENTIAL) PARCEL NUMBER: 4187003028 SITE AREA: 8180 SQFT BUILDING AREA PROPOSED:14,018 SQFT 1ST FLOOR PROPOSED: 7,531 SQFT 2ND FLOOR PROPOSED: 2,833 SQFT 3RD FLOOR PROPOSED: 3,654 SQFT ZONING ANALYSIS HBMC 17.26.050 STANDARDS AND LIMITATIONS FRONT: N/A PROPOSED: NO CHANGE TO EXISTING REAR: N/A (EXISTING BUILDING PER 17.26.050.H.3) PROPOSED: NO CHANGE TO EXISTING SIDE: N/A (EXISTING BUILDING PER 17.26.050.H.3) PROPOSED: NO CHANGE TO EXISTING GENERAL PLAN INTENSITY RANGE (FAR) MAX FAR: 1.25 FOR COMMUNITY COMMERCIAL 1.25 * 8,180 SF = 10,225 SF MIN FAR: .5 FOR COMMUNITY COMMERCIAL .5 * 8,180 SF = 4,090 SF PROPOSED: EXEMPTION: THE PROJECT BUILDING IS EXISTING AND FALLS OUTSIDE FAR MAX; SEE SHEET G201 HBMC 17.26.050 STANDARDS AND LIMITATIONS THE DESIGN OF ALL SIGNS SHALL BE IN CONFORMANCE WITH THE DESIGN STANDARDS REFERENCED IN HBMC 17.50.130. HBMC 17.26.050(E) BUILDING HEIGHT MAX BUILDING HEIGHT: 30'-0" EXISTING: 16.71' MIN - 23.82' MAX PROPOSED: 28.81' MIN - 29.97' MAX (SEE ROOF PLAN SHEET FOR CALCS) HBMC 17.26.050(F,G,H) SETBACKS FRONT YARD SETBACK: N/A PROPOSED: EXISTING BUILDING FOOTPRINT ALLEY SETBACK: SHALL CONFORM W/ SECTION 17.44.130 PROPOSED: EXISTING BUILDING FOOTPRINT REAR YARD SETBACK: 5' SETBACK PROPOSED: EXISTING BUILDING FOOTPRINT EXISTING: ZERO LOT-LINE CONDITIONS AT NORTH, EAST, & SOUTH; WEST PROP LINE SETBACK OF 2.8' HBMC 17.46.010 HEIGHT OF ROOF STRUCTURES A. ELEMENTS LISTED IN 17.46.010.A MAY BE CONSTRUCTED ABOVE THE HEIGHT LIMIT, PROVIDED THEY DO NOT EXCEED THE HEIGHT LIMIT BY MORE THAN 8 FEET AND COVER NO MORE THAN 5 PERCENT OF THE TOTAL ROOF AREA. HBMC 17.44.015 OFF-STREET PARKING (APPLICABILITY) D.1 ADDITIONS LESS THAN 10 PERCENT OR 500 SF. 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 SF, WHICHEVER IS GREATER, PROVIDED THE USE IS OTHER THAN A LATE NIGHT ALCOHOL ESTABLISHMENT PARKING PROPOSED: N/A - EXISTING SITE WILL REMAIN WITH ZERO PARKING SPACES HBMC 17.46.220 SOLAR ENERGY SYSTEMS-HEIGHT LIMIT EXCEPTION AND STREAMLINED PERMITTING C1. SOLAR COLLECTORS AND SOLAR ENERGY SYSTEMS MAY EXCEED THE HEIGHT LIMITS MANDATED BY THIS CODE TO THE MINIMUM EXTENT NECESSARY FOR THEIR SAFE AND EFFICIENT OPERATION IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE AND OTHER APPLICABLE PROVISIONS OF STATE LAW. HBMC 12.36.060 PERMIT REQUIREMENT FOR TREE REMOVAL E. A PERMIT TO REMOVE A TREE SHALL BE CONDITIONED ON REPLACEMENT OF THE TREE, EITHER ON SITE OR ELSEWHERE AS DESCRIBED BY THE CITY. ON-SITE REPLACEMENT IS REQUIRED UNLESS ON-SITE REPLACEMENT IS INFEASIBLE. REMOVED TREES SHALL BE REPLACED AT A MIN 2:1 RATIO WITH A TREE FROM THE CITY'S OFFICIAL LIST OF APPROVED PARKWAY TREES. TREES REMOVED: 1 TREE TREES PROPOSED: 4TREES 123456789101112131415161718UP18 RISERS (6 23/32") 29'-0" 51'-5" EXIT 8 RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 1211234567 8 UP 20 RISERS (7") RESTRM 108 ACC. RSTRM 109 TRASH RM 119 DN 81'-4"OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 DN 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") SK-1 SK-2 SK-3 F DW F 45" CLR1 0 3 '- 5 " ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 DN DN GREEN ROOF 307 BUILDING CODE SUMMARY APPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 HERMOSA BEACH MUNICIPAL CODE (HBMC) OCCUPANCY CLASSIFICATION (302): BUSINESS: B MERCANTILE: M STORAGE: S-1 CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601): TYPE: VB - 0 HOUR FIRE SPRINKLER REQUIREMENTS (903): PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED PROPOSED: NFPA 13 SPRINKLER PROVIDED GENERAL CODE CHAPTER 5: BUILDING HEIGHT AND AREA 504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS: TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SF PROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SF CHAPTER 6: TYPES OF CONSTRUCTION 601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS): PRIMARY STRUCTURAL FRAME 0 HR EXTERIOR BEARING WALLS 0 HR INTERIOR BEARING WALLS 0 HR INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR CHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES 705.2: PROJECTIONS PROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2 705.2.2: TYPE III, IV, OR V CONSTRUCTION PROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL 705.5 FIRE-RESISTANCE RATINGS EXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE- RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES. TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS): GROUP B / TYPE VB LESS THAN 5'-0" 0 HR 5'-0" TO LESS THAN 10'-0" 0 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR GROUP M & S-1 / TYPE VB LESS THAN 5'-0" 2 HR 5'-0" TO LESS THAN 10'-0" 1 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101) 705.8: OPENINGS OPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6 705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARY STRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITED UNPROTECTED OPENINGS. 705.8.5: VERTICAL SEPARATION OF OPENINGS EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2 705.11: PARAPETS PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE SEPARATION DISTANCE 708.6: OPENINGS (EXTERIOR WALL) OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716 708.7: PENETRATIONS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714 708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717 711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THE HORIZONTAL ASSEMBLY SUPPORTED EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTAL ASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING: - HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THE REQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709 711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED 711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS 711.3.1 AND 711.3.2 713.4: FIRE-RESISTANCE RATING (SHAFT WALLS) SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIES OR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTED BY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURES SHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1 713.6: EXTERIOR WALLS (SHAFT WALLS) WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL NOT APPLY. CHAPTER 9: FIRE PROTECTION SYSTEMS 906.1: PORTABLE FIRE EXTINGUISHERS EXTINGUISHERS REQUIRED PER SECTION 906.1 906.2: GENERAL REQUIREMENTS PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3. 906.3 TABLE: SIZE AND DISTRIBUTIONS LOW HAZARD OCCUPANCY MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER MAX FLOOR AREA FOR UNIT 3,000 SF MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0" REQUIRED: PROVIDED: 906.5: CONSPICUOUS LOCATION PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL. 907: FIRE ALARM AND DETECTION SYSTEMS GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW. 911: FIRE COMMAND CENTER NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF CHAPTER 10: MEANS OF EGRESS 1003.2: CEILING HEIGHT THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR EXCEPTIONS: - SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2 - ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3 - STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3 - DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1 - RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2 - AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2 1004.4: MULTIPLE OCCUPANCIES WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL OCCUPANCIES THAT ARE SERVED. 1004.5: AREAS WITHOUT FIXED SEATING THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE 1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION. PER TABLE 1004.5 OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT RETAIL, M: 60 GROSS/OCCUPANT RETAIL STORAGE, M: 300 GROSS/OCCUPANT SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS) PROPOSED: SEE SHEET PLANS - G203 & G204 1004.9 POSTING OF OCCUPANT LOAD EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S AUTHORIZED AGENT. 1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2. 1005.3.1: STAIRWAYS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY. REQ'D STAIR WIDTH: 36" MIN PROPOSED STAIR WIDTH: 38.5" MIN 1005.3.2: OTHER EGRESS COMPONENTS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER OCCUPANT. PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44" PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR REQUIRED CAPACITY OF THE EXITS BEING SERVED. BUILDING CODE SUMMARYAPPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) 2022 CALIFORNIA FIRE CODE (CFC) 2022 CALIFORNIA PLUMBING CODE (CPC) 2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)OCCUPANCY CLASSIFICATION (302): BUSINESS: B MERCANTILE: M STORAGE: S-1CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):TYPE: VB - 0 HOURFIRE SPRINKLER REQUIREMENTS (903):PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED PROPOSED: NFPA 13 SPRINKLER PROVIDEDGENERAL CODECHAPTER 5: BUILDING HEIGHT AND AREA504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS: TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SFPROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SFCHAPTER 6: TYPES OF CONSTRUCTION601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):PRIMARY STRUCTURAL FRAME 0 HR EXTERIOR BEARING WALLS 0 HR INTERIOR BEARING WALLS 0 HR INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HRCHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES705.2: PROJECTIONSPROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2705.2.2: TYPE III, IV, OR V CONSTRUCTIONPROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL705.5 FIRE-RESISTANCE RATINGSEXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES. TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS): GROUP B / TYPE VBLESS THAN 5'-0" 0 HR 5'-0" TO LESS THAN 10'-0" 0 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HRGROUP M & S-1 / TYPE VBLESS THAN 5'-0" 2 HR 5'-0" TO LESS THAN 10'-0" 1 HR 10'-0" TO LESS THAN 30'-0" 0 HR GREATER THAN 30'-0" 0 HR EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)705.8: OPENINGSOPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6705.8.1: ALLOWABLE AREA OF OPENINGS EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARYSTRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITEDUNPROTECTED OPENINGS.705.8.5: VERTICAL SEPARATION OF OPENINGS EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEMIN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2705.11: PARAPETS PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE SEPARATION DISTANCE708.6: OPENINGS (EXTERIOR WALL) OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716708.7: PENETRATIONS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL) PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THEHORIZONTAL ASSEMBLY SUPPORTED EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTALASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING: - HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THEREQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES) WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATINGOF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS711.3.1 AND 711.3.2 713.4: FIRE-RESISTANCE RATING (SHAFT WALLS) SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIESOR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTEDBY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE AFIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURESSHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1 713.6: EXTERIOR WALLS (SHAFT WALLS) WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL NOT APPLY. CHAPTER 9: FIRE PROTECTION SYSTEMS 906.1: PORTABLE FIRE EXTINGUISHERS EXTINGUISHERS REQUIRED PER SECTION 906.1 906.2: GENERAL REQUIREMENTS PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3. 906.3 TABLE: SIZE AND DISTRIBUTIONS LOW HAZARD OCCUPANCY MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER MAX FLOOR AREA FOR UNIT 3,000 SF MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0" REQUIRED: PROVIDED: 906.5: CONSPICUOUS LOCATION PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL. 907: FIRE ALARM AND DETECTION SYSTEMS GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW. 911: FIRE COMMAND CENTER NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF CHAPTER 10: MEANS OF EGRESS 1003.2: CEILING HEIGHT THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR EXCEPTIONS: - SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2 - ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3 - STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3 - DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1 - RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2 - AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2 1004.4: MULTIPLE OCCUPANCIES WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL OCCUPANCIES THAT ARE SERVED. 1004.5: AREAS WITHOUT FIXED SEATING THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE 1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION. PER TABLE 1004.5 OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT RETAIL, M: 60 GROSS/OCCUPANT RETAIL STORAGE, M: 300 GROSS/OCCUPANT SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS) PROPOSED: SEE SHEET PLANS - G203 & G204 1004.9 POSTING OF OCCUPANT LOAD EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S AUTHORIZED AGENT. 1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2. 1005.3.1: STAIRWAYS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY. REQ'D STAIR WIDTH: 36" MIN PROPOSED STAIR WIDTH: 38.5" MIN 1005.3.2: OTHER EGRESS COMPONENTS THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER OCCUPANT. PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44" PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR REQUIRED CAPACITY OF THE EXITS BEING SERVED. 1005.7.1 DOORS DOORS, WHEN FULLY OPENED, SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN 7 INCHES (178MM). DOORS IN ANY POSITION SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN ONE-HALF. 1006.1: NUMBER OF EXITS AND EXIT ACCESS DOORWAYS: MAXIMUM OCCUPANT LOAD OF SPACE: SEE SHEET G204 MAXIMUM COMMON PATH OF EGRESS TRAVEL DISTANCE: A/M OCCUPANCY : 75' (W/ SPRINKLER SYSTEM) B OCCUPANCY: 100' (W/ SPRINKLER SYSTEM) S OCCUPANCY: 100' (W/ SPRINKLER SYSTEM) 1006.3.3: EGRESS BASED ON OCCUPANT LOAD EACH STORY AND OCCUPIED ROOF SHAL HAVE THE MIN NUMBER OF SEPARATE AND DISTINCT EXITS, OR ACCESS TO EXITS, AS SPECIFIED IN TABLE 1006.3.3. A SINGLE EXIT OR ACCESS TO A SINGLE EXIT SHALL BE PERMITTED IN ACCORDANCE WITH SECTION 1006.3.4. THE REQUIRED NUMBER OF EXITS, OR EXIT ACCESS STAIRWAYS OR RAMPS PROVIDING ACCESS TO EXITS, FROM ANY STORY OR OCCUPIED ROOF SHALL BE MAINTAINED UNTIL ARRIVAL AT THE EXIT DISCHARGE OR A PUBLIC WAY. 1-500 OCC LOAD EXIT(S) PER STORY: 2 EXITS REQ'D PROPOSED: 2 EXITS 1007.1.1: TWO EXITS OR EXIT ACCESS DOORWAYS WHERE TWO EXITS, EXIT ACCESS DOORWAYS, EXIT ACCESS STAIRWAYS OR RAMPS, OR ANY COMBINATION THEREOF, ARE REQUIRED FROM ANY PORTION OF THE EXIT ACCESS, THEY SHALL BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONE- HALF OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE BUILDING OR AREA TO BE SERVED MEASURED IN A STRAIGHT LINE BETWEEN THEM. INTERLOCKING OR SCISSOR STAIRWAYS SHALL BE COUNTED AS ONE EXIT STAIRWAY. EXCEPTION 2: WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED. SEE SHEET G205 FOR EGRESS DIAGRAMS 1008.2: ILLUMINATION REQUIRED THE MEANS OF EGRESS SERVING A ROOM OR SPACE SHALL BE ILLUMINATED AT ALL TIMES THAT THE ROOM OR SPACE IS OCCUPIED. 1008.2: ILLUMINATION LEVEL UNDER NORMAL POWER THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL BE NOT LESS THAN 1 FOOTCANDLE (11 LUX) AT THE WALKING SURFACE. ALONG EXIT ACCESS STAIRWAYS, EXIT STAIRWAYS, AND AT THEIR REQUIRED LANDINGS, THE ILLUMINATION LEVEL SHALL NOT BE LESS THAN 10 FOOTCANDLES (108 LUX) AT THE WALKING SURFACE WHEN THE STAIRWAY IS IN USE. 1008.3: EMERGENCY POWER FOR ILLUMINATION THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. EMERGENCY ILLUMINATION TO BE IN ACCORDANCE WITH SECTION 1008.3.1-5 1008.3.3 ROOMS AND SPACES IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE ALL OF THE FOLLOWING AREAS: ELECTRICAL EQUIPMENT ROOMS, FIRE COMMAND CENTERS, FIRE PUMP ROOMS, GENERATOR ROOMS, PUBLIC RESTROOMS WITH AN AREA GREATER THAN 300 SF 1008.3.4 DURATION THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702. SCALE: 3/32" = 1'-0"1 EXIT SEPARATION - FIRST FLOOR SCALE: 3/32" = 1'-0"2 EXIT SEPARATION - SECOND FLOOR SCALE: 3/32" = 1'-0"3 EXIT SEPARATION - THIRD FLOOR EXIT SEPARATION: DIAGONAL = 81'-4" PROPOSED = 39'-7" ALLOWABLE MINIMUM = 27'-1" DOOR SEPARATION: DIAGONAL = 51'-5" PROPOSED = 29'-0" ALLOWABLE MINIMUM = 17'-1" EXIT SEPARATION: DIAGONAL = 103'-5" PROPOSED = 67'-9" ALLOWABLE MINIMUM = 34'-5" *CBC 2022 1007.1.1 EXCEPTION #2 WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED. Page 450 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 22 OF 141 G-204 CODE PLANS & SECTIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10123456789101112131415161718UP18 RISERS (6 23/32") 5 G-204 5 G-204 6'-0"6'-0"6'-0" 6'- 0 "7'-6 1/4"5'-0"5'-0"5'-3" 2'-10 1/4"2'-10 1/4"2'-10 1/4"3'-3 1/4"3'-2 1/4" TRAVEL DISTANCE = 79'-0" TRAVEL DISTANCE = 87'-0" EXIT 1 EXIT 2 EXIT 3 EXIT 4EXIT 5EXIT 6EXIT 7EXIT 9 EXIT 8 TRAVEL DISTANCE = 29'-0" TRAVEL DISTANCE = 23'-0" RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 121 4 G-204 4 G-204 1234567 8 UP 20 RISERS (7") RESTRM 108 ACC. RSTRM 109 TRASH RM 119 DN 5 G-204 5 G-2045'-0"3'-8"25'-0"5'-0"5'-0"4'-1"3'-8"EXIT ACCESS TRAVEL DISTANCE = 44'-5" OPEN TO BELOWOPEN TO BELOW OPEN TO BELOW EXIT ACCESS TRAVEL DISTANCE = 71'-9"EXIT ACCESS TRAVELDISTANCE = 59'-0"TRAVEL DISTANCE = 33'-6" OPEN TO BELOW OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 4 G-204 4 G-204 DN 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") SK-1 SK-2 SK-3 F DW F 5 G-204 5 G-204 4 G-204 4 G-204 5'-0"3'-6"5'-0"3'-0"3'-2 1/2"45" CLR2'-8"EXIT ACCESS TRAVEL DISTANCE = 79'-0" ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 DN DN GREEN ROOF 307 LIFE SAFETY LEGEND EXIT ACCESS TRAVEL DISTANCE 1 HOUR RATED SEPARATION 2 HOUR RATED SEPARATION 3 HOUR RATED SEPARATION EXIT EXITS PER OCCUPANT LOAD EXIT 1: 2 OCCUPANTS EXIT 2: 2 OCCUPANTS EXIT 3: 31/2 = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3 6 TOTAL OCCUPANTS FROM BUSINESS LEVEL 2 1 TOTAL OCCUPANTS FROM BUSINESS LEVEL 1 23 TOTAL OCCUPANTS EXIT 4: 14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105 3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112 8.5 OCCUPANTS = 9 TOTAL OCCUPANTS EXIT 5: 14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105 3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112 8.5 OCCUPANTS = 9 TOTAL OCCUPANTS EXIT 6: 9 OCCUPANTS EXIT 7: 12 OCCUPANTS EXIT 8: 10/2 EXITS = 5 OCCUPANTS FROM STORAGE LEVEL 2 12 TOTAL OCCUPANTS FROM STORAGE 113 17 TOTAL OCCUPANTS EXIT 9: 31/2 EXITS = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3 10/2 EXITS = 5 TOTAL OCCUPANTS FROM STORAGE LEVEL 2 21 TOTAL OCCUPANTS EXIT # GENERAL NOTES *ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 OF CBC *DEAD END CORRIDORS NOT TO EXCEED 50' IN ACCORDANCE TO SECTION 1020.5 OF CBC *TRAVEL DISTANCE SHALL NOT EXCEED 205 FT. FOR BUILDINGS SPRINKLED THROUGHOUT PER CBC SECTION 1004.2.3.2.2 (M) MERCANTILE OCCUPANT LEGEND (B) BUSINESS (S-1) STORAGE FOUNDATION -3.13' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' -3.13' FOUNDATION -3.13' FOUNDATION ±0.00' 1ST FLOOR ±0.00' 1ST FLOOR +9.13' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - STORAGE +11.67' 2ND FLOOR - OFFICE +11.67' 2ND FLOOR - OFFICE +18.17' 3RD FLOOR +18.17' 3RD FLOOR +23.17' GARDEN ROOF +23.17' GARDEN ROOF +28.79' ROOF +28.79' ROOF SCALE: 3/32" = 1'-0"1 FIRST FLOOR LIFE SAFETY PLAN SCALE: 3/32" = 1'-0"2 SECOND FLOOR LIFE SAFETY PLAN SCALE: 3/32" = 1'-0"3 THIRD FLOOR LIFE SAFETY PLAN SCALE: 1/8" = 1'-0"5 BUILDING SECTION - NORTH/SOUTH 0 4'8'16' SCALE: 1/8" = 1'-0"4 BUILDING SECTION - EAST/WEST 0 4'8'16' RETAIL 105 (M) 817 SF 817/60 = 14 OCCUPANTS RETAIL 104 (M) 528 SF 528/60 = 9 OCCUPANTS RETAIL 101 (M) 708 SF 708/60 = 12 OCCUPANTS OFFICE 110 (B) 249SF 249/150 = 2 OCCUPANTS OFFICE 111 (B) 245 SF 245/150 = 2 OCCUPANTS LOBBY 107 (B) 122 SF 122/150 = 1 OCCUPANTS STORAGE 112 (S-1) 769 SF 769/300 = 3 OCCUPANTS TOTAL TRAVEL DISTANCE: 79'-0" STORAGE 02 (S-1) 2,685 SF 2,685/300 = 9 OCCUPANTS TOTAL TRAVEL DISTANCE: 87'-0" OFFICE 207 (B) 161 SF 161/150 = 2 OCCUUPANTS OFFICE 206 (B) 156 SF 156/150 = 2 OCCUUPANTS OFFICE 205 (B) 154 SF 154/150 = 2 OCCUUPANTS STORAGE 210 (S-1) 2,687 SF 2,687/300 = 9 OCCUUPANTS TOTAL TRAVEL DISTANCE: 86'-0" OFFICE (B) 4,611 SF 4,611/150 = 31 OCCUUPANTS TOTAL TRAVEL DISTANCE: 79'-0" *ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 Page 451 of 908 ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED. CONCRETE BRICK 106.76 EXISTING ELEVATION BLOCK WALL LEGEND 100 EXISTING CONTOUR X EXISTING FENCE EXISTING BUILDING WOOD DECK THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF PROFESSIONAL LAND SURVEYORS' ACT R.C.E. 30826GARY J. ROEHL 3914 DEL AMO BLVD, SUITE 921 TORRANCE, CA 90503 (310) 542-9433 E N G I N E E R S JOB ADDRESS LEGAL DESCRIPTION FOR DRAWN BY CHECK BY SHEET 1 OF 1 DRAWN ON REVISIONS COPYRIGHT JOB NO. BCR BEGINNING OF CURB RETURN CATV CABLE TV PULL BOX CONC.CONCRETE CHMNY CHIMNEY CEFB CITY ENGINEERS FIELD BOOK C/L CENTERLINE C.L.F. / W.I.F.CHAIN LINK FENCE / WROUGHT IRON FENCE E'LY EASTERLY EG EDGE OF GUTTER EM ELECTRIC METER FF FINISH FLOOR FH FIRE HYDRANT FL FLOW LINE GFF GARAGE FINISH FLOOR GM GAS METER GUY / GW GUY WIRE I.P. IRON PIPE MONUMENT L&T LEAD AND TACK / TAG MONUMENT MH MANHOLE ( SANITARY SEWER / STORM DRAIN) N'LY NORTHERLY N&T NAIL AND TAG MONUMENT PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT PB (CONT)TELEPHONE / CABLE TV) PC PROPERTY CORNER / PROP. CORNER PL PROPERTY LINE / PROP. LINE PP / UP POWER POLE / UTILITY POLE PPT PARAPET PWFB PUBLIC WORKS FIELD BOOK R.R.RAIL ROAD RDFB ROAD DEPARTMENT FIELD BOOK R.S.RECORD OF SURVEY SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT S'LY SOUTHERLY SSCO SANITARY SEWER CLEANOUT STK / STK&T STAKE / STAKE AND TAG MONUMENT STLT / LT STREET LIGHT POLE / LIGHT POLE TC TOP OF CURB TX / BX TOP OF APRON / BOTTOM OF APRON W'LY WESTERLY WM WATER METER BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THIS SURVEY PLAT FOR OFFSET DIMENSIONS. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION BY PHONE AT: (310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED. 901 HERMOSA AVENUE HERMOSA BEACH, CA 90254 LOT 25,26 AND 27, BLOCK 10 HERMOSA BEACH M.B. 1-25-26 APN 4187-003-028 SURVEY AND TOPOGRAHY FM GR SCALE 1" = 8' FEBRUARY 10, 2022 REVISIONS NORTH22-006 CARDINAL INVESTMENTS 2301 ROSECRANS AVENUE, SUITE 4130 EL SEGUNDO, CA, 90254 PHONE N 77°25'58"E 86.17'N 12°10'00"W95.11'N 77°26'20"E 86.16'N 12°10'00"W95.10'N 77°25'58"E 334.16'N 12°10'00"W135.11'N 77°26'20"E 323.80' 10TH COURT 9TH STREET HERMOSA AVENUE10.00'30.00'30.00'KYLE RANSFORD SET L&T RCE 30826 3.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.=16.40' SET L&T RCE 30826 3.00' E'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.=16.00' FOUND N&T RCE 30826 0.95' N'LY & 0.11' W'LY OF PROP. CORNER TAG ELEV.=15.24' FOUND L&T RCE 30826 23.00' S'LY OF CORNER ON PROP. LINE PROD. TAG ELEV.=15.19' 217.63' 20.00' 20.00' 227.99'16.2616.4915.2915.1115.78 TC15.20 FLCATV 15.30ED BOX 16.22 TC15.59 FLCATV15.8116.54 TC16.06 FL 16.2016.21 TX 15.88 FL 15.98 EG SIGN PARKING METER 15.892"GUARD POST 16.172"GUARD POST 16.122"GUARD POST 16.092"GUARD POST16.082"GUARD POST 16.142"GUARD POST 16.088"POST 1 6 . 9 9 16.0716.1216.0416.0416.35 TX 16.01 FL 16.13 EG PARKING METER 16.2916.0916.0616.56 FF16.0516.0515.92 FF8"TREE 15.6215.7515.2215.3115.4117.54 TW 15.44 PC15.9015.923 9 . 2 6 P A R A P E T 36.61 PARAPET32.46 PARAPET16.57 FF16.40 TC 16.10 FL PARKING METER 16.4215.2415.2116.56 PC16.44 SIGN 16.3716.2516.36 FL 16.44 TC 16.13 FL 16.26 EG WV16.35WV 16.41FH 16.47SSMH16.2915.93 FF15.53TEL BOX 15.34WM15.2115.2415.4415.52EBOX 3*4 15.3215.4016.3615.6515.8315.8115.91 17.03 17.03 16.02 22.87 TW15.5416.9917.0416.5015.70N 16°33'18"W135.40'BEACH DRIVECONC. GUTTERCONC. SIDEWALK100' 20'80' FOUND PK NAIL PER R.S. 134-78 STA. 0+00.00STA. 0+38.192.8'20'10'10'60'30'30'20' 10'10' FOUNT 4 PM's IN MANHOLE RIM PER PWFB 0616-1732,1733 STA. 3+34.16 FOUND L&T 5909 ACCEPTED AS C/L INT. PER PWFB 0616-1732,1733 FOUND NAIL PER R.S. 134-78 CONC. CURB BUILDING IS 0.05' S'LY OF PROP. LINE. BUILDING IS 0.29' N'LY OF PROP. LINE BUILDING IS 0.27' N'LY OF PROP. LINE BUILDING IS 0.14' E'LY OF PROP. LINE BUILDING IS 0.09' E'LY OF PROP. LINE EXISTING RESIDENCE EXISTING RESIDENCE 58 10TH COURT APN 4187-003-027 LOT 24 LOT 25 LOT 26 LOT 27 30.00'95.11'10.00'106.17' 106.17' NOTE: A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY. THEREFORE, DENN ENGINEERS DOES NOT GUARANTEE THE LEGAL DESCRIPTION OF THIS PROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY EASEMENTS THAT MAY BE ON SAID PROPERTY. Page 452 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 27 OF 141 AD-101 DEMOLITION SITE PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 PL PL 05 06 12 02 07 01 HERMOSA AVENUE 10TH COURT9TH STREET(E) NEIGHBORING BUILDING (E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDINGABV PLPL PL PL PL PL 08 901 HERMOSA AVE (E) BUILDING FOOTPRINT 7,756 SQ FT 01 02 03 04 05 06 07 08 09 EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED EXISTING CONCRETE CURB TO BE REMOVED EXISTING COLUMN TO BE REMOVED EXISTING PLANTER BOX TO BE REMOVED EXISTING HARDSCAPE TO BE REMOVED EXISTING UTILITY BOX TO BE REMOVED. UTILITIES TO BE RELOCATED. EXISTING TREE TO BE REMOVED EXISTING BOLLARDS TO BE REMOVED SCALE: 3/16" = 1'-0"1 DEMO SITE PLAN 0 4'8'12' Page 453 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 28 OF 141 AD-111 DEMOLITION 1st FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 #DrgID #LayID 1 PERM 1 A-201 2 A-201 4'-2"7"10'-5"4'-7 1/2"8'-2"2'-0"8'-2"1'-9"4'-2 1/4"9'-2 1/2"3'-5 1/4"26'-9 1/2"2 1'- 0 " VIF 13'-2" 01 14 02 04 03 03 03 03 030303 07 07 04 04 04 04 04 07 07 04 04 04 16 19 19 19 19 13 13 0101 070707 16 16161616 1616 1616 15 19 07 08 08VIF VIFPL PL SB PL PL PL PL 01 02 03 04 05 06 07 08 09 11 10 12 13 14 15 16 17 18 19 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND WRB TO BE REMOVED AND REPLACED PER WALL ASSEMBLIES; TYP WALLS TO REMAIN WALLS TO BE DEMO'D NEW WALLS 10 10 SCALE: 1/4" = 1'-0"1 1st FLOOR DEMOLITION PLAN 0 2'4'8' Page 454 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 29 OF 141 AD-112 DEMOLITION 2nd FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 #DrgID #LayID 1 PERM 1 A-201 2 A-201 04 01 04 030303040413 03 04 03 03 07 07 03 010101 0101 01 19 19 19 08 08 PL PL PL PL SB SB PL PL PL PL 01 02 03 04 05 06 07 08 09 11 10 12 13 14 15 16 17 18 19 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND WRB TO BE REMOVED AND REPLACED PER WALL ASSEMBLIES; TYP WALLS TO REMAIN WALLS TO BE DEMO'D NEW WALLS 10 10 SCALE: 1/4" = 1'-0"1 2nd FLOOR DEMOLITION PLAN 0 2'4'8' Page 455 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 30 OF 141 AD-113 DEMOLITION ROOF PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 PL PL PL PL 1 A-201 2 A-201 1 PERM #DrgID #LayID 04 05 06 05 05 PL PL 01 02 03 04 05 06 07 08 09 11 10 12 13 14 15 16 17 18 19 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND WRB TO BE REMOVED AND REPLACED PER WALL ASSEMBLIES; TYP WALLS TO REMAIN WALLS TO BE DEMO'D NEW WALLS SCALE: 1/4" = 1'-0"1 DEMOLITION ROOF PLAN Page 456 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 31 OF 141 C-000 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnTITLE SHEET ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-000 TITLE SHEET N N “” “” “” “” ” ” “ ” “ ” Page 457 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 32 OF 141 C-100 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnEROSION CONTROL PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARINGN 77°25'58"E86.17'N 12°10'00"W95.11'N 77°26'20"E86.16'N 12°10'00"W95.10'N 77°25'58"E334.16'N 12°10'00"W135.11'N 77°26'20"E323.80'10.00' 30.00' 30.00'20.00'20.00'1 6 . 2 6 1 6 . 4 915.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1 FH1 6 . 4 7SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 100'20'80'2.8'20'10'10'60'30'30'30.00'95.11'10.00'106.17'106.17'5008LT NT16 . 2 2 50 0 8 LT NT16 . 2 2 50 1 0 LT NT16 . 2 4 50 2 8 16 . 2 2 503216 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-100 EROSION CONTROL PLAN Page 458 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 33 OF 141 C-210 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnGRADING AND DRAINAGE PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 30.00'1 6 . 2 6 15.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 2.8'5008LT NT1 6 . 2 2 5 0 0 8 LT NT1 6 . 2 2 5 0 1 0 LT NT1 6 . 2 4 5 0 2 8 1 6 . 2 2 5 0 3 2 1 6 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-210 GRADING AND DRAINAGE PLAN Page 459 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 34 OF 141 C-300 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnLOW IMPACT DEVELOPMENT PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 30.00'1 6 . 2 6 1 6 . 4 915.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1 FH1 6 . 4 7SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 2.8'5008LT NT16 . 2 2 50 0 8 LT NT16 . 2 2 50 1 0 LT NT16 . 2 4 50 2 8 16 . 2 2 503216 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-300 LOW IMPACT DEVELOPMENT PLAN Page 460 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 35 OF 141 C-400 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnUTILITY PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 30.00'1 6 . 2 6 1 6 . 4 915.291 5 . 1 1 15.78 TC 15.20 FLCATV 1 5 . 3 0 ED BOX16.22 TC 15.59 FL CATV1 5 . 8 1 16.54 TC 16.06 FL1 6 . 2 0 16.21 TX15.88 FL15.98 EGSIGNPARKING METER1 5 . 8 9 2"GUARD POST1 6 . 1 72"GUARD POST1 6 . 1 22"GUARD POST1 6 . 0 92"GUARD POST1 6 . 0 82"GUARD POST1 6 . 1 42"GUARD POST1 6 . 0 8 8"POST16.9916.071 6 . 1 2 1 6 . 0 4 1 6 . 0 4 16.35 TX16.01 FL16.13 EGPARKING METER1 6 . 2 9 1 6 . 0 9 1 6 . 0 616.56 FF16.0516.051 5 . 9 2 F F8"TREE1 5 . 6 2 1 5 . 7 5 1 5 . 2 2 1 5 . 3 1 1 5 . 4 117.54 TW 1 5 . 4 4 P C 1 5 . 9 0 1 5 . 9 2 39.26 PARAPET36.61 PARAPET3 2 . 4 6 P A R A P E T 1 6 . 5 7 F F 16.40 TC16.10 FLPARKING METER1 6 . 4 2 15.241 5 . 2 1 16.56 PC 16.44SIGN1 6 . 3 7 1 6 . 2 516.36 FL16.44 TC16.13 FL16.26 EGWV1 6 . 3 5 WV1 6 . 4 1 FH1 6 . 4 7SSMH1 6 . 2 9 1 5 . 9 3 F F 1 5 . 5 3TEL BOX1 5 . 3 4WM1 5 . 2 1 1 5 . 2 4 1 5 . 4 4 1 5 . 5 2EBOX 3*415.321 5 . 4 0 16.36 1 5 . 6 5 1 5 . 8 3 1 5 . 8 115.9117.0317.0316.022 2 . 8 7 T W 1 5 . 5 4 1 6 . 9 9 1 7 . 0 4 1 6 . 5 0 1 5 . 7 0 2.8'5008LT NT16 . 2 2 50 0 8 LT NT16 . 2 2 50 1 0 LT NT16 . 2 4 50 2 8 16 . 2 2 503216 . 6 1 CD - WIP CONSTRUCTION DOCUMENTS SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powers DRAWN BY: RP COPYRIGHT: A B C D E 1 1 2 2 3 3 4 4 5 5 6 6BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - PowersPROJECT NAME 901 HERMOSA AVE, HERMOSA BEACH, CA, 90254 CLIENT KYLE RANSFORD #Client Phone Number PROJECT ADDRESS - -, - - ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA MARK DATE DESCRIPTION 319 Main Street El Segundo, CA 90245 T: 213.239.9700 LFA Job No. 22079 08/28/2023 OFIL NR CFOETA T S A AINo. C75121 CIVIL SIGN DATE 08/08/2025 Exp. 12/31/2025 C-400 UTILITY PLAN Page 461 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 65 OF 141 A-101 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnSITE PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 01 02 03 04 05 06 07 08 09 10 11 12 13 14 (E) SEWER (E) FIRE HYDRANT (E) CURB CUT PER SURVEY (E) EDISON BOX (N) TRASH ENCLOSURE (E) WATER METER SLOPE NOT TO EXCEED 6.67% (N) FIRE ROOM ENCLOSURE PROPOSED CONCRETE PLANTER NOT TO EXCEED 42" (E) CATV BOX (E) ELECTRICAL BOX (E) TELEPHONE BOX PROPOSED CONCRETE BENCH NOT TO EXCEED 20" (N) TRANSFORMER ENCLOSURE CLCL PC 15.44'PC 15.24' PC 15.98' 11"83'-4"95'-1 1/4" 8'-1" WALKSTREET 21'-10 1/2" ENCROACHMENT 86'-2"16.35 TX EG 15.59 06 07 01 02 04 10 16.01 FL 5X5 10TH COURT5X5 5X5 5X5 5X5 5X10 5X5 5X5 5X10 5X10 5X5 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X105X10 5X5 5X5 5X15 2% SLOPE MAX ENTRY ENTRY ENTRY E N T R YENTRYENTRYENTRY ENTRYOPEN TO ABOVE SIM HERMOSA AVE 5X5 9TH STREETPLPL PL PL WS WS SBSB PL PL PL PL PC 16.56' 39.26' TO PARAPET 39.26' TO PARAPET FF 16.56' FF 16.57' FF 15.93' 32.46' FF 16.56' 16.09' 16.06' 10'-0"2'-11"20'-1/2"29'-11 1/2"5'-10"24'-3 1/4"FF 16.56' 32.46' TO PARAPET FF 16.56' FF 16.56' 03 THIRD STORY SETBACK ABOVE 05 12 11 08 14 SECOND STORY SETBACK ABOVE 901 HERMOSA AVE (E) BUILDING FOOTPRINT 7,756 SQ FT (E) NEIGHBORING BUILDING (E) CONCRETE SIDEWALK (E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDING(E) NEIGHBORING BUILDINGSCALE: 3/16" = 1'-0"1 SITE PLAN 0 4'8'12' Page 462 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 66 OF 141 A-111 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnFOUNDATION PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 5 5 9 1/4" 2'-2 3/4"2'-1/2"HSS F5 F6 F6 F5 F5 F5 F5 F5 F5F5F4 F4 W12B W10B W8A W10B W10B W10B W10A TYP. ELEV. PIT ELEV. PIT2'-4 1/2"2'-7 1/2"3'-0"3'-0"2'-0"3'-3/4"2'-4 1/4"1'-1 3/4"1'-3/4"2'-5 1/4"5'-5"5'-5"6'-9 1/4"6'-8 3/4"1'-3/4"2'-5 1/4"6'-9"6'-9"1'-1/2"2'-5 1/2"7'-11 3/4" 1'-1/4"11 3/4"7'-11 3/4"8 1/4"2'-11 1/2"3'-2"2'-10"3'-3/4"6'-0"1'-10 1/2"2'-0"2'-0" PL PL PL PL SB SB 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 GRADE BEAM, SEE STRUCTUAL SET CONCRETE WALL, SEE STRUCTURAL SET TURN DOWN SLAB EDGE, SEE STRUCTURAL SET TYPICAL CONCRETE FOOTING, SEE STRUCTURAL SET EXISTING FOUNDATION STRUCTURAL WALL & COLUMN TAG, SEE STRUCTURAL SET INDICATES CHANGE IN FLOOR ELEVATION, SEE STRUCTURAL SET xx SCALE: 1/4" = 1'-0"1 FOUNDATION PLAN 0 2'4'8' Page 463 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 67 OF 141 A-112 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln1st FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING115.2119.1118.1101.B104.A105.A 105.B107.1102.1102.2106.1121.1109.1108.1 103.1 120.1 115.1110.A 111.A111.1111.2110.2110.1101.1104.1 1 0 5.2 114.1115.3101.A 119.1123456789101112131415161718UP18 RISERS (6 23/32") 5 5CL121.1105.1 1 A-403 8 A-908 2 A-204 1 A-204 1 A-203 PC 15.98' PC 15.56' PC 15.24' PC 15.44'9 1/2"81'-11"3'-5 1/2"7 1/2"7" 94'-2"2'-10 3/4"7'-9 1/2"CLR5'-0"5'-0" 5'-0"5'-0"5'-5 1/2"2'-8 3/4" RO 10" 6'-6 1/4" F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. -1.00' = 15.50' F.F. -0.97' = 15.53'3'-8"CLR2'-0"3'-1 1/2"R.O.14'-1/4"6'-8 3/4"3'-9"5'-1 1/2" F.F. 0.00' = 16.56' 6'-11 1/2"12'-1/4"55'-0"9'-3 1/4"10'-11" VIF 7'-2"9'-2 1/2"RO1'-7"8'-6 3/4"5'-5"14'-11"14'-11"EG 15.75 EG 15.53 20'-2"4'-8 1/2"3'-1 1/2" R.O. 1'-3/4" 9'-1/4" 1'-1/4" 3'-4 1/4"19'-9"3'-3 1/2" R.O. 10'-9"7'-1/2"8'-2" R.O.2'-0"8'-2" R.O.6'-1 1/4"4'-7 1/2"10'-5"R.O.4'-2 1/2"9 1/2"10"2'-1/2"10'-7 1/2"RO1'-4"10'-7 1/2"RO2'-8"2 1'- 0 " R O V I F 21'-1/2" RO VIF 1'-11"3'-3" F.F. 0.00' = 16.56' F.F. 0.00' = 16.56' F.F. 0.00' = 16.56'3'-8" CLEAR3'-2 1/2"R.O.8 1/2"11'-3/4"3'-2 1/4"R.O.14'-6 3/4" F.F. 0.00' = 16.56'2'-10 1/4"6 3/4"4'-7"RO5'-1 1/4"26'-8 1/2"11'-5"28'-1/2"15'-9"2'-10 3/4"RO5'-8"0 3/4"3'-2 1/4" R.O.7'-10 3/4"4'-2"R.O.4"8'-4 3/4"5'-11 1/2" 8'-4" CLR 3"3'-0"CLEAR3'-0"CLEAR4'-6 1/2" CLEAR F.F. 0.00' = 16.50'WT02-CWT07-B WT07-B WT07-BWT08-B WT05WT09-CWT10-A WT07-B WT07-BWT12 WT06 WT07-B WT07-BWT07-A WT07-BWT10-A WT02- A WT02-A WT11WT07-BWT07-AALIGNALIGNALIGNALIGN WT07-BWT07-BWT06WT11WT11 WT06WT06WT06WT02-C WT02-CWT10-BWT09-BALIGNALIGN WT03-AWT02-BALIGNALIGNWT02-CWT09-C WT03-B WT02-AWT02-AWT06WT02-CWT02-CWT06WT13 WT13WT06WT06 WT06 WT06 5X5 10TH COURT5X5 5X5 5X5 5X5 5X10 5X5 5X5 5X10 5X10 5X5 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X5 5X5 5X5 5X10 5X10 5X10 5X10 5X105X10 5X5 5X5 METER/ DIST. METER/ DIST. PULL/ MAIN 5X15 EP2% SLOPE MAX OPEN TO ABOVE WIRE WAY METER/ DIST. SIM CONTROLLER5X5 6'x8' RETAIL 104 RETAIL 105 WINE STORAGE 112 LOADING ZONE 115 OFFICE 110 STORAGE 113 ELEVATOR 01 RSTRM 106 RSTRM 103 STAIR 02 114 STAIR 01 121 FIRE (ASR) RM 118 RESTRM CORRIDOR 107 ELEVATOR 02 OFFICE 111 RETAIL 101 HALL 102 ELEV RM 121 ELECTRIC RM 120 TRANSFORMER 121 3 A-203 #DrgID #LayID 105.3 112.11234567 8 UP 20 RISERS (7") PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 1 A-401 1 A-402 2 A-404 3 A-404 1 A-404 5 A-908 12 A-908 13 A-908 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 3'-6 3/4"15'-8" ROVIF2'-4 3/4"8'-2"R.O.18'-1 1/2"4'-1 3/4"3'-1 1/2"R.O.6"24'-1"23'-9 3/4" 1'-1" 03 03 03 WT11 03 0204 WT17 WT03-B13 13 13 13 RESTRM 108 ACC. RSTRM 109 TRASH RM 119 01 02 03 04 05 06 07 08 09 10 11 12 13 14 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE METAL TRELLIS SCALE: 1/4" = 1'-0"1 1st FLOOR PLAN 0 2'4'8' Page 464 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 68 OF 141 A-113 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln2nd FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 101.B104.A105.A 105.B 101.A DN 5 5 2 A-401 2 A-402 5 A-403 2 A-204 1 A-204 1 A-203 3 A-203 2 9'- 2 1/4 "3'-8 3/4"VIF15'-8"VIF40'-1"5'-2 1/4"7 1/2"12'-11 3/4"4'-5 1/4"6'-3"VIF11'-8 1/2"12'-2 1/2"12'-4"14'-1 1/2"5'-1 1/4"3'-8"CLRF.F. 11.67' = 28.17'82'-6 3/4"2'-10"7 1/2"3 1/2" 94'-2" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2" VIF F.F. 9.17' = 25.67' 10 1/2" 3'-2 1/4" R.O. 15'-11 1/2"4'-3 1/4"4'-9"5 1/2"F.F. 11.67' = 28.17' F.F. 11.67' = 28.17' F.F. 11.67' = 28.17' F.F. 9.17' = 25.67' 26'-8 3/4"11'-5"28'-1/2"15'-9"4'-5"WT10-BWT07-B WT07-B WT11 WT10-A WT07-B WT07-BWT07-BWT03-BWT02-A WT06WT12 WT06 WT05 WT11 42" GUARDRAIL WT09-BWT07-BWT10-BWT09-CWT09-C WT07-A WT07-A WT07-B WT02-BW T 0 2- C WT08-BWT04-B WT06WT01WT14-B OPEN TO BELOW 5X5 5X10 5X10 5X10 5X5 5X5 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X5 5X5 5X105X105X105X105X10 5X5 5X5 5X5 5X5 5X5 5X5 5X5 5X10 OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE 5X5 5X5 5X5 5X5 5X5 5X15 5X5 5X5 OPEN TO TRANSFORMER BELOW 5X6 DECOMISISONED AREA 1340 SF OFFICE 207 OFFICE 206 OFFICE 205 ELEVATOR 01 ELEVATOR 02 STAIR 01 204 STAIR 02 209 LOBBY 203 STORAGE UNITS 210 HALLWAY 208 SPACE NOT USED 211 #DrgID #LayID DN PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 209.1 1234567UP 12 RISERS (6 1/2")12345678910111213141516UP 16 RISERS (6 25/32") 5 A-908 6 A-903 0905 03 03 WT06 WT17 01 02 03 04 05 06 07 08 09 10 11 12 13 14 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE METAL TRELLIS SCALE: 1/4" = 1'-0"1 2ND FLOOR PLAN 0 2'4'8' Page 465 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 69 OF 141 A-114 3rd FLOOR PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A 305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B 303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4 A-404 1 A-405 2 A-405 3 A-908 5 A-908 9 A-908 9 A-908 2 A-204 1 A-204 1 A-203 3 A-203 #DrgID #LayID 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" PC 15.24'PC 15.44'13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"11'-5 3/4"9'-3 3/4"6'-2"3'-1/2" R.O.2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2" RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"4'-1 1/2"2'-1"7'-6 1/4"48'-3 3/4" F.F. = 18.17' = 34.67'45" CLR2'-7 1/4"4'-2" RO 2'-1 1/2" FF =18.25' = 34.75' 28'-1"5'-0" 27'-7"5'-6 1/2" VIF 13'-10 3/4"26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"FF = 18.17' = 34.67' 14'-0" RO WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-BWT 1 4- BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T 1 6WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE OPEN TO ABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 DN DN #DrgID #LayID 3 A-402 3 A-403 3 A-907 319.1 308.B 309.B PC 15.56' 7'-2 3/4"4'-8 1/2"4'-3 1/2"7'-5"5'-3/4"VIF6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPEN TO ABOVE 465 SQ FT LID PLANTER GREEN ROOF 307 01 02 03 04 05 06 07 08 09 10 11 12 13 14 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE METAL TRELLIS SCALE: 1/4" = 1'-0"1 3RD FLOOR PLAN 0 2'4'8' Page 466 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 70 OF 141 A-115 ROOF PLAN ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 01 02 03 04 05 06 07 08 09 10 11 12 13 14 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE METAL TRELLIS 5 5 2 A-204 1 A-204 1 A-203 3 A-203 #DrgID #LayID 23'-5 1/4"29'-11 1/2"21'-11 1/2"68'-9"3'-1/4"17'-4 1/4"17'-9 1/4"6 1/4"42'-4 1/4"27'-4 1/2"3'-2 1/4"TO PL81'-11"7 1/2"3 1/2" 94'-2" PC 16.07' PC 16.56' PC 15.24' PC 15.44'3'-7 3/4"43'-6 1/4"21'-2 1/4"21'-9 1/4"4'-3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2" CP F PROPOSED: 45.93' ALLOWED: 53.78'26'-8 3/4"11'-5"28'-1/2"15'-9"LOWEST POINT ON SITE OPEN TO BELOW SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. 520 SQ FT SOLAR ZONE AREA OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2 A-203 1 A-302 1 A-301 1 A-301 2 A-303 2 A-301 2 A-301 CP A PROPOSED: 45.29' ALLOWED: 45.32' CP B PROPOSED: 45.29' ALLOWED: 45.47' CP C PROPOSED: 45.29' ALLOWED: 46.48'CP D1 PROPOSED: 45.29' ALLOWED: 46.15' CP D2 PROPOSED: 45.29' ALLOWED: 45.93' CP E1 PROPOSED: 48.60' ALLOWED: 53.78' CP E2 PROPOSED: 48.60' ALLOWED: 53.53' 01 01 01 01 06 06 06 01 07 06 06 14 14 14 ELEVATOR OVERRUN ELEVATOR OVERRUN SLOPE 1/4":12" MIN. 10 10 SCALE: 1/4" = 1'-0"1 ROOF PLAN 0 2'4'8' 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'4.35 Distance from A to Critical Point along Line AB Elev. AB':15.25 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'4.35 Distance from C to Critical Point along Line CD Elev.CD':16.54 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1:15.32 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP A:45.32 Prop. Ht. @ CP A:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'4.35 Distance from A to Critical Point along Line AB Elev. AB':15.25 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'4.35 Distance from C to Critical Point along Line CD Elev.CD':16.54 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1:15.32 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP A:45.32 Prop. Ht. @ CP A:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'90.83 Distance from A to Critical Point along Line AB Elev. AB':15.43 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'90.83 Distance from C to Critical Point along Line CD Elev.CD':16.09 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1:15.47 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP B:45.47 Prop. Ht. @ CP B:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'4.35 Distance from A to Critical Point along Line AB Elev. AB':15.25 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'4.35 Distance from C to Critical Point along Line CD Elev.CD':16.54 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width) Elev. CP1:16.48 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP C:46.48 Prop. Ht. @ CP C:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'73.13 Distance from A to Critical Point along Line AB Elev. AB':15.39 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'73.13 Distance from C to Critical Point along Line CD Elev.CD':16.18 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width) Elev. CP1:16.15 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP D1:46.15 Prop. Ht. @ CP D1:45.29 901 HERMOSA AVE North P.C. Elevation 15.24 Lot Width = 86.17’P.C. Elevation 16.56 (Point A)(Point C) West East Lot Length = 95.10’Lot Length = 95.11’ P.C. Elevation 15.44 P.C. Elevation 16.07 (Point B)Lot Width = 86.16’(Point D) South Dotted Lines = Property Lines Critical Height Calculation For: 901 HERMOSA AVE Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length) Length A-AB'90.83 Distance from A to Critical Point along Line AB Elev. AB':15.43 Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length) Length C-CD'90.83 Distance from C to Critical Point along Line CD Elev.CD':16.09 Length AB'-CD'86.16 Lot width at Critical Point Length AB'-CP1 65.52 Distance from Line AB to Critical Point (width) Elev. CP1:15.93 Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP D2:45.93 Prop. Ht. @ CP D2:45.29 Page 467 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 77 OF 141 A-201 EXISTING ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING107"16.09' 15.54' 05 02 06 03 0404 02 06 02 0303 0404 07 07 07 PL PL 2ND FLOOR +24.50' 1ST FLOOR +16.50' ROOF +34.00' T.O. PARAPET+39.80" 39.26' 36.61' EXISTING GRADE EXISTING SLAB ON GRADE EXISTING STEP INTO PROPERTY 01 02 03 04 05 06 07 08 09 11 10 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED 0505 0404 EXISTING GRADE EXISTING SLAB PLPL 2ND FLOOR+24.50 1ST FLOOR+16.50 ROOF +34.00' T.O. PARAPET +39.80' 15.46'15.50' SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION - EXISTING 0 2'4'8' SCALE: 1/4" = 1'-0"2 WEST ELEVATION - EXISTING 0 2'4'8' Page 468 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 78 OF 141 A-202 EXISTING ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 03 0303 06 03 04 04 04 04 0404 (E) STEP INTO ENTRY 03 07 PLPL 2ND FLOOR +24.50' 1ST FLOOR +16.50' ROOF +34.00' T.O. PARAPET +39.80' 16.05' 16.09'16.56' 39.26' 36.61'1'-0"15.44' 05 04 02 02 03 0404 07 07 070707 07 PLPL 2ND FLOOR +24.50' 1ST FLOOR +16.50'" ROOF +34.00' T.O. PARAPET +39.80' 16.50' (E) BUILDING SLAB(E) ALLEY (E) DOOR 1' ABOVE GRADE 01 02 03 04 05 06 07 08 09 11 10 ALL INTERIOR WALLS TO BE REMOVED DOOR TO BE REMOVED REMOVE EXISTING WINDOW OR DOOR SYSTEM. NEW WINDOW OR DOOR SYSTEM TO BE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED SCALE: 1/4" = 1'-0"2 EAST ELEVATION - EXISTING 0 2'4'8' SCALE: 1/4" = 1'-0"1 NORTH ELEVATION - EXISTING 0 2'4'8' Page 469 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 79 OF 141 A-203 PROPOSED ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 1 2 3 4 5 6 A-908 8 A-908 10 A-908 13 A-908 12 A-908 9'-1 1/2"9'-1/2"10'-7 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP B 45.29'CP D1 45.29'CP D2 45.29'10'-0"19.17' CP E1 48.50'4'-7"10'-2 1/2" RO8'-0"MAX ELEV HT09 04 107.1 MAXIMUM ROOF HEIGHT SLOPE 111.2 110.2 110.1111.1 111.A 110.A CW-A CW-B STC-1 MTL-5 MTL-4 GL-1 GL-4 MTL-4 GL-4 CW-C PL PL 7 A-908 11 A-908 PC15.44' PC16.07' PC46.07' 45.44' CO-4 CO-4 CO-2 01 02 03 04 05 06 07 08 09 10 11 12 13 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD OPEN TO BELOW NEW APERTURES TO BE RECESSED BEHIND PROPERTY LINE; DOORS NOT TO PROJECT OVER PROPERTY LINE PLPLCABDEF FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'3'-11"4'-7"28'-9 1/2"CP B 45.29'CP A 45.29' CP E2 48.50'CP E1 48.50' 09 STC-1 MT-3 (E) SLAB (N) GRADE MAXIMUM ROOF HEIGHT (E) GRADE CW-K CW-L STC-1 MTL-3MTL-3 MTL-5 GL-1 MTL-5 GL-1 MTL-3MTL-3 312.1 MTL-5 PC15.24'PC15.44' 45.35'45.44'1'-0"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"CP D2 45.29'CP D1 45.29'6 1/4"1'-6"12'-10"VIF105.B105.2 SLOPE PER CIVIL CW-D STC-1 MTL-5 MTL-4 GL-1 GL-4 28'-9 1/2"SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"3 WEST ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"1 SOUTHWEST ELEVATION 0 2'4'8' Page 470 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 80 OF 141 A-204 PROPOSED ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 PL PLDFECBA FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29' 1 A-904 2 A-904 9 A-904 11 A-904 7 A-904 5 A-904 4 A-904 3 A-904 1'-6"VIF9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP D2 45.29'CP C 45.29'CP D1 45.29'12'-11 1/2"VIFCP E2 48.50'CP E1 48.50' CP F 45.93' 04 09 105.1 104.A 101.B105.A MAXIMUM ROOF HEIGHT 104.1 101.1 CW-D CW-F STC-1 MTL-5 MTL-4 GL-1 GL-4 MTL-3MTL-3 CW-E PC16.05' PC16.56 5 4 3 2 1 FOUNDATION +13.38' 1ST FLOOR +16.50' 2ND FLOOR - STORAGE +25.63' 2ND FLOOR - OFFICE +28.17' 3RD FLOOR +34.67' GARDEN ROOF +39.67' ROOF +45.29'1'-3"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"28'-9 1/2"CP C 45.29' CP A 45.29' 24.13' CP F 45.93' CP E2 48.50'8'-0"MAX ELEV HT8'-10 1/2"R.O. +24.13' 09 04 115.2 MAXIMUM ROOF HEIGHT 119.1 114.1 CW-G CW-H CW-I STC-1 MTL-5 MTL-4 GL-1 GL-4 MTL-3 10 CW-JCW-F MTL-5 121.1 118.1115.3 PLPL PC15.24' PC16.56' 45.24' 46.56'7'-8" RO7'-8" RO7'-8" RO7'-8" RO(E) ALLEY (E) BUILDING SLAB HEAD HEIGHT TO MATCH 7'-0" AFF 01 02 03 04 05 06 07 08 09 10 11 TRASH ENCLOSURE OPEN TO BELOW CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP TELEPHONE BACKBOARD SCALE: 1/4" = 1'-0"2 EAST ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"1 NORTH ELEVATION 0 2'4'8' Page 471 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 82 OF 141 A-301 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnBUILDING SECTIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 01 02 03 04 05 06 07 08 09 10 11 12 TRASH ENCLOSURE OPEN TO BELOW BENCH CONCRETE PLANTER CURTAIN WALL SYSTEM STUCCO CURB MOUNTED SKYLIGHT LINE OF FLOOR BELOW PLANTED ROOFTOP STORAGE SYSTEM BY OTHERS ROOF DRAIN WITH OVERFLOW HOUSE EP DG GROUT SLOPE NOT TO EXCEED 6.67% CONCRETE PAVER TELEPHONE BACKBOARD OPEN TO BELOW CONCRETE SLAB AT GRADE PLANTER PAD-MOUNTED TRANSFORMER PER SCE (E) BOLLARDS TO BE REPLACED WITH REMOVABLE BOLLARDS 1 A-905 3 A-905 3 A-904 8 A-904 1 A-904 1 A-902 1 A-902 4 A-902 2 A-902 2 A-902 4 A-902 4 A-906 FOUNDATION -3.13' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' 5 A-904 6 A-904 7 A-904 4 A-904 28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"FT04 FT04 FT04 FT04 RT02 FT02FT02 RT01 RT01 RT01 RT05 SIM SIM SIM SIM SIM OFFICE 301 STAIR 02 114 LOADING ZONE 115 ELEVATOR 02 STORAGE UNITS 113 RETAIL 101 STAIR 02 209 STORAGE UNITS 210 STORAGE UNITS 210 GARDEN 316 OFFICE 315 CONFERENCE RM 314 STAIR EXIT 325 STAIR 02 324 TRANSFORMER 121 9 A-904 4 A-906 FT01FT01FT01FT01 RT02 2 A-904 1 A-904 1 A-902 1 A-902 1 A-902 1 A-906 1 A-906 3 A-902 4 A-902 3 A-905 5 A-902 1 A-906 FOUNDATION -3.13' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' 5 A-904 28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-0"FT04 FT07 RT02FT07FT04 FT02 FT01 FT01 FT04 RT01RT01 RT01 LID PLANTER BEYOND LID PLANTER BEYOND FT02 PERGOLA SIM SIM SIM SIM SIM GARDEN 323 COURTYARD 318 RECEPTION 317 GARDEN PATIO 303 RSTRM CORRIDOR 324 STAIR 02 209 STORAGE UNITS 210 RETAIL 104 STORAGE UNITS 113 SIM SCALE: 1/4" = 1'-0"1 BUILDING SECTION - E/W 0 2'4'8' SCALE: 1/4" = 1'-0"2 BUILDING SECTION - COURTYARDS E/W 0 2'4'8' Page 472 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 83 OF 141 A-302 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnBUILDING SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING 1 A-902 1 A-902 1 A-905 4 A-902 1 A-906 1 A-906 2 A-906 2 A-907 1 A-902 3 A-902 4 A-908 FOUNDATION -3.13' FOUNDATION -3.13' 1ST FLOOR ±0.00' 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' 3RD FLOOR +18.17' GARDEN ROOF +23.17' GARDEN ROOF +23.17' ROOF +28.79' ROOF +28.79'28'-9 1/2"9'-1 1/2"2'-6 1/2"6'-6"5'-0"5'-7 1/2"4'-6 1/2"FT06FT03 FT07 FT02 FT01 FT04FT04 RT02 FT01 FT02 FT01 FT02 FT01 FT01 RT01RT01 RT03 SIM SIM COURTYARD 318 OFFICE 308 OFFICE 205 SPACE NOT USEDSTORAGE UNITS 210 LOBBY 107 RESTROOM 109 WINE STORAGE 112 STORAGE UNITS 113 LOADING ZONE 115 CONFERENCE RM 314 SIM SIM SIM SIM 3 A-906 SCALE: 1/4" = 1'-0"1 BUILDING SECTION N/S 0 2'4'8' Page 473 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 84 OF 141 A-303 1 1 2 2 3 3 4 4 5 5 6 6/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.plnWALL SECTIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 11-06-23 PLANNING SUBMITTAL 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET PLANNING SUBMITTAL806-27-25 10-08-25 PLANNING COM. HEARING9 10 12-02-25 PLANNING COM. HEARING2.8960.9141.8541.3461.829HSS COLUMN BEYOND FIRE STOPPING WALL TBD PER T24 ROOF DRAIN 2ND FLOOR - STORAGE +12'-1.5" 3RD FLOOR - OFFICE +19.58' ROOF GARDEN +24.00' 2ND FLOOR - STORAGE +9'-2" 1ST FLOOR +0.00' ROOF +30.00' 3 A-904 1ST FLOOR ±0.00' 2ND FLOOR - STORAGE +9.13' 2ND FLOOR - OFFICE +11.67' 3RD FLOOR +18.17' GARDEN ROOF +23.17' ROOF +28.79' FT06FT03 FT02 FT01FT01 SCALE: 1/2" = 1'-0"1 WALL SECTION C 0 1'2'4' SCALE: 1/2" = 1'-0"2 WALL SECTION A - COORDINATION 0 1'2'4' Page 474 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 85 OF 141 A-401 STAIR 01 PLAN & SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 4 A-401 8 A-401 9 A-4017'-4"CLR44" CLR6'-7 1/2" CLR 4'-7"RO MIN.OPEN TO ABOVE ELEVATOR 01 STAIR 01 121 RESTRM CORRIDOR 107 1234567 8 UP 20 RISERS (7") 1 A-302 7 A-401 6 A-401 5 A-401 10 A-401 4 4 " ACC. RSTRM 109 4 A-401 8 A-401 9 A-40144"44" CLR44" CLR44" CLR ELEVATOR 01 STAIR 01 204 LOBBY 203 DN 7 A-401 6 A-401 5 A-401 10 A-401 1234567UP 12 RISERS (6 1/2") 4 A-401 8 A-401 9 A-401 44" CLROPEN TO BELOW OPEN TO BELOW ELEVATOR 01 GARDEN 311 VESTIBULE 306 STAIR 01 327 7 A-401 6 A-401 5 A-401 10 A-401 DN 34 5 A-903 16 A-903 8 A-903 34" - 38"42" MINGUARDAIL42" MINGUARDAILFT05 FT01 FT03 SIM E DF 4 A-903 7 A-903 34" - 38"12" FT01 FT06 FT03 SIM E DF 3 A-903 1 A-903 4 A-903 +13.38' FOUNDATION +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF 34" - 38"12" 11"42"GUARDRAILFT06 FT03 FT05 FT01FT012 A-90334" - 38"E DPLF 8 A-903 +4.077 FOUNDATION +5.029 1ST FLOOR +7.811 2ND FLOOR - STORAGE +8.585 2ND FLOOR - OFFICE +10.566 3RD FLOOR +12.090 GARDEN ROOF +13.805 ROOF FT03FT06 FT01 RT05 RT01RT01 FT05 D E F +160 1/2" FOUNDATION +198" 1ST FLOOR +307 1/2" 2ND FLOOR - STORAGE +338" 2ND FLOOR - OFFICE +416" 3RD FLOOR +476" GARDEN ROOF +543 1/2" ROOF FT06FT03 FT05 D E F FT01 FT03 FT06 FT05 FT01 3 4 +160 1/2" FOUNDATION +198" 1ST FLOOR +307 1/2" 2ND FLOOR - STORAGE +338" 2ND FLOOR - OFFICE +416" 3RD FLOOR +476" GARDEN ROOF +543 1/2" ROOF FT05 FT01 SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR / ELEVATOR 01 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR / ELEVATOR 01 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR / ELEVATOR 01 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"7 STAIR 01 SECTION SOUTH 0 2'4'8'SCALE: 1/4" = 1'-0"6 STAIR 01 SECTION WEST 0 2'4'8' SCALE: 1/4" = 1'-0"5 STAIR 01 SECTION WEST 0 2'4'8'SCALE: 1/4" = 1'-0"10 ELEVATOR SECTION 0 2'4'8' SCALE: 1/4" = 1'-0"4 STAIR 01 SECTION EAST SCALE: 1/4" = 1'-0"8 STAIR 01 SECTION EAST SCALE: 1/4" = 1'-0"9 STAIR 01 SECTION NORTH 0 2'4'8' Page 475 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 86 OF 141 A-402 STAIR 02 PLAN & SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10123456789101112131415161718UP18 RISERS (6 23/32") 4 A-402 5 A-40245"CLR12" 5X10 5X5 5X5 5X5 5X55X5 STAIR 02 114 PL SB C B A 1 1 A-301 2 A-301 6 A-402 13 DN 4 A-402 5 A-402 12"45"CLEAR45"CLEARR 45" 5X10 STAIR 02 209 PL SB C B A 1 1 A-301 2 A-301 6 A-402 12345678910111213141516UP 16 RISERS (6 25/32") 4 A-402 5 A-402 4 A-403 45" CLR15"-16" OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE STAIR 02 324 GARDEN STAIRWELL EXIT 325 PL SB C B 2 A 1 1 A-301 2 A-301 6 A-402 DN PLA B C 9 A-903 12 A-903 11 A-903 +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF 7'-1/4"3'-0"PLA B C 12 A-903 11 A-903 9 A-903 +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF 7'-7"3'-0"SIM SIM SIM 10 A-903 +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF SCALE: 1/4" = 1'-0"1 1ST FLOOR STAIR PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"2 2ND FLOOR STAIR PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"3 3RD FLOOR STAIR PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"4 STAIR 02 SECTION 0 2'4'8' SCALE: 1/4" = 1'-0"5 STAIR 02 SECTION 0 2'4'8' SCALE: 1/4" = 1'-0"6 STAIR 02 SECTION 0 2'4'8' Page 476 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 87 OF 141 A-403 STAIR 03 & ELEVATOR 02 PLAN & SECTION ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 4 A-403 7'-9 1/2"CLR8'-4" CLR 4'-2" RO MIN. 5X10 5X5 CONTROLLERFIRE (ASR) RM 118 ELEVATOR 02 ELEV RM 121 TRASH RM 119 4 A-403 4'-2" RO MIN.7'-9 1/2"CLR8'-4" CLR 5X105X10 5X5 5X5 5X5 5X5 5X6 ELEVATOR 02 STORAGE UNITS 210 4 A-403 7'-9 1/2"CLR36" DBL DOOR TALL CABINET 30" DBL DOOR BASE CABINET 30"36"36" 170 7/8" OVERALL 24"1 1/2"8'-4" CLR OPEN TO ABOVE ELEVATOR 02 STAIRWELL EXIT 325 MECH. PLATFORM 302 2 +13.38' FOUNDATION +16.50' 1ST FLOOR +25.63' 2ND FLOOR - STORAGE +28.17' 2ND FLOOR - OFFICE +34.67' 3RD FLOOR +39.67' GARDEN ROOF +45.29' ROOF SCALE: 1/4" = 1'-0"1 1ST FLOOR ELEVATOR 02 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"5 2ND FLOOR ELEVATOR 02 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"3 3RD FLOOR ELEVATOR 02 PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"4 ELEVATOR 2 SECTION 0 2'4'8' Page 477 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 88 OF 141 A-404 ENLARGED BATHROOM PLANS & ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 CL CL 17"-18" 24" MIN12" MIN 36" MIN 33"-36"17"-19"36" PT-1 SURFACE MOUNTED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") TL-1 MIRROR 48"40" MAX29" MIN11" MIN 8" MIN 9"MINTL-1 ACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW PT-1 48" MAX18" RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE PT-1 TL-1 TO LOBBY CL +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. 12" MAX 54" MIN 24" MIN19" MIN1 1/2" MAX7"-9" PT-1 TL-1 109.1108.1 CL CL CL CLCL 1A 1B 1C 1D A-404 1E 1F 1G 1H A-404 18"18"22"22"18"18"106.1CLCL2A 2B 2C 2D A-404 18"18"22" 103.1 CL CL 2B 2A 2D 2C A-404 12"48"12" SIM 320.A 320.1 323.A 316.1320.B 321.1 322.1 3A 3B 3D 3C A-404 3H 3E 3F 3G A-404 2 1/2" MAX 3" MAX1 1/2" MAX15"-16" OPEN TO ABOVE OPEN TO ABOVE 48" MAX28" PT01 TL01 MIRROR CL CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.40" MAX.17"-18"17"-19"RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.33"-36"PT01 TL01 +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.34" MAX.29" MIN.9"MIN.11" MIN. 8" MIN. PT01 TL01 ACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW TO RESTROOM CORRIDOR CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.33"-36"12" MAX. 42"MIN.19"MIN.54"MIN. 7"-9"1 1/2"MAX.24" MIN. PT01 ACCESSIBLE TOILET W/ FLUSH CTRL @ OPEN SIDE OF TOILET TL01 8" MIN 48" MAX18" TL-1 TO LOBBY +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. PT-1 29" MIN11" MIN 9"MINACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. TL-1 PT-1 +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT.33"-36"36"MIN. 24" MIN 12" MIN 17"-18"17"-19"18" MIN 40" MAX48"31" PT01 RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") TL-1 MIRROR CL CL +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. 11" 1" 54" MIN. PT01 27"MIN. (KNEE)9MIN. (TOE)8"MIN. (KNEE)6"MAX. (TOE) 17"MIN. +0'-0" A.F.F. PT01 CL +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. 17"-18" 24" MIN 12" MIN 36" MIN 33"-36"17"-19"32" PT-1 RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") TL-1 MIRROR 48"40" MAX+0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT.29"2 1/2" 8 1/2"MAX.2 1/2" PT01 +0'-0" A.F.F. +8'-0" A.F.F. V.I.F. TO EXISTING CEILING HT. PT01 TL01 TO RETAIL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. 36"48" MAX33" MIN16" MIN 27" MAX PT01 MIRROR 6" MAX SHOWER CONTROL BOUNDARY LOCATION 40" MAX48"15"6'8"-7'-0" TYP.SHOWER HEAD HT.+0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. PT01 TL01 CL CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.34" MAX24" MIN12" MIN 36" MIN 33"-36"17"-18"29" MIN11" MIN 8" MIN 9"MIN17"-19"48" MAXPT-1 RECESSED TOILET PAPER DISPENSER; MOUNT UNDER GRAB BAR (MIN CLR 1-1/2") ACCESSIBLE SINK & FAUCET W/ INSUL DRAIN PIPE BELOW RECESSED PAPER TOWEL DISPENSER AND RECEPTACLE CL +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT.24"42" MIN 12" MAX 54" MIN 24" MIN33"-36"19" MIN1 1/2" MAX7"-9" PT-1 WALL BEHIND PT-1 ACCESSIBLE TOILET W/ FLUSH CTRL @ OPEN SIDE OF TOILET TL-1 SCALE: 3/8" = 1'-0"1A RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1B RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1C RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1D RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1 LOBBY RESTROOM SCALE: 3/8" = 1'-0"2 RETAIL RESTROOM 106 SCALE: 3/8" = 1'-0"3 RETAIL RESTROOM 103 SCALE: 3/8" = 1'-0"4 OFFICE RESTROOM 3E OFFICE RESTROOM 3G OFFICE RESTROOM 3H OFFICE RESTROOM3FOFFICE RESTROOM SCALE: 3/8" = 1'-0"1H RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1G RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1E RESTROOM ELEVATION SCALE: 3/8" = 1'-0"1F RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2A RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2B RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2C RESTROOM ELEVATION SCALE: 3/8" = 1'-0"2D RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3A RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3B RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3C RESTROOM ELEVATION SCALE: 3/8" = 1'-0"3D RESTROOM ELEVATION Page 478 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 89 OF 141 A-405 ENLARGED KITCHEN PLANS & ELEVATIONS ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. 169 3/8" OVERALL 2 1/4" 84"84"5/8"36"69 1/2"105 1/2"CL 76"29 1/2"329 3/4" OVERALL 105 1/2"OVERALL17"10"10"40"29 1/2"36"7 1/2"7 1/2"7 1/2"7 1/2"1/4" 161"7 1/2"161" +0'-0" A.F.F. +8'-9 1/2" A.F.F. V.I.F. TO EXISTING CEILING HT. DW CL F DW F 1A 59"36"24" DRAWER 24" DRAWER 36" SINK 24"24" DRAWER 36"59" 322 1/2" OVERALL 24"1 9/16"F F 319.1 2A 36" DBL DOOR TALL CABINET 30" DBL DOOR BASE CABINET 30"36"36" 170 7/8" OVERALL 24"1 1/2"SCALE: 1/2" = 1'-0"2A BAR ELEVATION SCALE: 1/2" = 1'-0"1A KITCHEN ELEVATION SCALE: 1/2" = 1'-0"1 ENLARGED PLAN - KITCHEN SCALE: 1/2" = 1'-0"2 ENLARGED PLAN - BAR Page 479 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 90 OF 141 A-501 DETAILS - WALL ASSEMBLIES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 WT02WT07 WT13 WT03 WT09 WT11 WT04 WT10 WT01 WT05 WT06 WT08 WT12 WT14 WT15 WT16 WT17 TYP FURR'G WALL @ EXIST PERIMTYP INT WALL TYP SHAFT WALL CONC FURR'G WALL @ EXIST PERIM CONC INT WALL ELEV 01 EXT/INT WALL TYP EXT MTL STUD WALL TYP INT DOUBLE STUD WALL EXT/EXT STUD WALL @ ROOF TYP UNCONDITIONED STUD WALL TYP UNCONDITIONED / INT STUD WALL CONC EXT/INT WALL ELEVATOR 02 WALL CONC LID PLANTER WALL @ 3RD FLOOR EXT STUD WALL @ 3RD FLOOR CLERESTORY CONC FURR'G WALL @ 3RD FLOOR LID PLANTER @ EXIST PERIM CONC EXT WALL TYP EXT BUILD UP TYP EXT BUILD UP TYP EXT BUILD UP TYP EXT BUILD UP SECTION FIRE RATING: STC RATING: 2 HOUR (GA FILE NO. WP 8191) N/A A: 6" STL STUD B: 10" STL STUD C: 12" STL STUD TYPE:SECTION FIRE RATING: STC RATING: N/A N/A A: 2X4 STUD B: 2X6 STUD C: 2X10 STUD TYPE: SECTION FIRE RATING: STC RATING: 1 HOUR (GA FILE NO. WP 6852) N/A A: N/A B: N/A C: N/A TYPE:SECTION FIRE RATING: STC RATING: N/A N/A A: 8" THICK B: 10" THICK C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: 8" B: 10" C: 12" TYPE: SECTION FIRE RATING: STC RATING: 1 HOUR (GA FILE NO. WP 1072) N/A A: N/A B: C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: 6" STL STUD B: 10" STL STUD C: N/A TYPE: (N) 3-PART STUCCO SYSTEM; FINISH COLOR PER SCHED (N) WRB (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) R-19 MINERAL WOOL INSUL (N) 5/8" GWB (N) FINISH PER SCHED 5/8" GWB; BACKERBOARD AS REQ'D FOR TILE FINISH PER SCHED 5/8" GWB; BACKERBOARD AS REQ'D FOR TILE FINISH PER SCHED MINERAL WOOL INSUL; FOR SOUND ATTENUATION; FILL CAVITY PLYWD SHEATH'G AS REQ'D; PER STRUCT (3) 5/8" GWB FINISH PER SCHED INTERIORINTERIOR SHAFT INTERIORINTERIOR INTERIOREXTERIOR 2X STUD WALL; PER PLAN 2-1/2" LT GA STL STUD ELEV SHAFTEXTERIOR 5/8" GWB TYP X FINISH PER SCHEDULE (N) 3/8" DRAINAGE LAYER (N) WRB INTERIOREXTERIOR (N) METAL SIDING (N) SHEATH'G PER STRUCT (N) 2X STUD WALL (N) MINERAL WOOL INSUL; R-19 (N) 5/8" GWB (N) FINISH PER SCHEDULE FINISH PER SCHED (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) 3/8" STUCCO DRAIN MAT (N) LT GA STL STUD WALL; PER TYPE (N) 3-PART STUCCO FINISH; FINISH COLOR PER SCHED (N) WRB (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) R-15 MINERAL WOOL INSUL (N) CONC WALL; PER STRUCT (N) 5/8" GWB INTERIOR (N) 3/8" STUCCO DRAIN MAT (N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR BARRIER; TO BE BURRIED IN WALL; REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT WALL FACE REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT WALL FACE (N) FINISH PER SCHED EXTERIOR (N) CONC WALL; PER STRUCT (N) 5/8" GWB INTERIOR (N) FINISH PER SCHED INTERIOR SECTION FIRE RATING: STC RATING: N/A N/A A: 1/2" AIR GAP B: 3" AIR GAP C: TYPE: INTERIORINTERIOR (2) 4" LT GA STL STUD WALL MINERAL WOOL INSUL; FOR SOUND ATTENUATION 5/8" GWB FINISH PER SCHEDULE MINERAL WOOL INSUL; FOR SOUND ATTENUATION SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) 3/8" STUCCO DRAINAGE MAT (N) WRB EXTERIOREXTERIOR (N) 3-COAT STUCCO SYSTEM; FINISH COLOR PER SCHEDULE (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) PLYWD SHEATH'G PER STRUCT SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) WRB UNCONDITIONED (N) 5/8 GWB; EXT RATED (N) 2X STUD WALL UNCONDITIONED (N) FINISH PER SCHEDULE (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) WRB (N) 5/8 GWB; EXT RATED (N) FINISH PER SCHEDULE SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) WRB INTERIOR (N) 5/8 GWB; EXT RATED (N) 2X STUD WALL UNCONDITIONED (N) FINISH PER SCHEDULE (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) PLYWD SHEATH'G AS REQ'D; PER STRUCT (N) 5/8 GWB (N) FINISH PER SCHEDULE (N) R-15 MINERAL WOOL INSUL SECTION FIRE RATING: STC RATING: N/A N/A A: 8" THICK B: 10" THICK C: TYPE: (N) CONC WALL; PER STRUCT (N) 5/8" GWB INTERIOR (N) FINISH PER SCHED EXTERIOR (N) MTL FINISH PER SCHED (N) WRB (N) 3/8" STUCCO DRAIN MAT AIR GAP 5/8" GWB; EXT RATED TYP X FIRE RATING: STC RATING: 1 HOUR (GA FILE NO. WP 1072) N/A A: N/A B: C: TYPE: ELEV SHAFTINTERIOR 5/8" GWB TYP X FINISH PER SCHEDULE FINISH PER SCHED MINERAL WOOL INSUL; FOR SOUND ATTENUATION 5/8" GWB TYP X 2X FRAM'G PER STRUCT 2X FRAM'G PER STRUCT NOTE: - THIS CONDITION WILL OCCUR AT ALL EXISTING EXPOSED PARAPET WALLS. - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP NOTE: - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP NOTE: - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP SECTION FIRE RATING: STC RATING: N/A N/A A: 6" THICK B: 8" THICK C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: N/A C: N/A TYPE: (N) WRB INTERIOREXTERIOR PLANTER (N) EXT SHEATH'G PER STRUCT (N) 2X STUD WALL (N) AIR GAP PER TYPE (N) FINISH PER SCHEDULE (N) 5/8" GWB (N) CONC WALL; PER STRUCT (N) 5/8" GWB PLANTER (N) FINISH PER SCHED (N) WRB (N) 1" RIGID INSULATION INTERIOR (N) 1/2" FURR'G CHANNEL (N) MINERAL WOOL INSUL; R19 SECTION FIRE RATING: STC RATING: N/A N/A A: B: C: TYPE: (N) 3-PART STUCCO FINISH; FINISH COLOR PER SCHED (N) WRB (E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH (E) 2X6 STUD WALL (N) R-15 MINERAL WOOL INSUL (N) CONC WALL; PER STRUCT PLANTER (N) 3/8" STUCCO DRAIN MAT (N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR BARRIER; TO BE BURRIED IN WALL; REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT WALL FACE (N) WRB EXTERIOR NOTE: - PER DEMO SHEETS; ALL EXISTING EXTERIOR SIDING AND WRB TO BE REMOVED AND REPLACED PER TYP EXTERIOR BUILD UP WRB SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: (N) 10" CONC WALL; PER STRUCT EXTERIOREXTERIOR Page 480 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 91 OF 141 A-502 DETAILS - FLOOR / ROOF / CEILING ASSEMBLIES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 FT02 FT03 FT01 FT04 RT01 RT02 RT03 FT06 FT07 FT05 RT04 RT05 CONC O/ MTL DECK @ STORAGE CONC O/ MTL DECK @ 2ND FLR OFFICE TYP SOG INFILL CONC O/ MTL DECK @ 3RD FLR OFFICE TYP ROOF TYP ROOF @ LID PLANTER GREEN ROOF EXT. WALKWAY @ 2ND FLOOR EXT COURTYARD @ 3RD FLOOR CONC O/ MTL DECK @ 3RD FLR LANDING/ ENTRY ROOF @ 3RD FLOOR MECH. DECK ELEVATOR ROOF 1 1/2"PER STRUCTVARIESNTSVARIESPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTPER STRUCTVARIESPER STRUCTVARIESPER STRUCTF.F.E. SECTION FIRE RATING: STC RATING: N/A N/A SECTION FIRE RATING: STC RATING: N/A N/A SECTION FIRE RATING: STC RATING: N/A N/A SECTION FIRE RATING: STC RATING: A: N/A B: C: TYPE: N/A N/A A: N/A B: C: TYPE: A: N/A B: C: TYPE: A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: FULLY- ADHERED 60 MIL MEMB ROOF 1/2" COVERBOARD 1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER PLYWD SHEATH'G JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED SECONDARY FULLY- ADHERED MEMB ROOF'G 1/2" COVERBOARD 1/2" DRAINAGE MAT PRIMARY; FULLY-ADHERED 60 MIL MEMB ROOF'G JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED MTL DECK'G PER STRUCT DRAINAGE LAYER; PER GREEN ROOF MFR PEDESTAL SYSTEM; PER MFR EXTENSIVE TRAY GREEN ROOF SYSTEM; INSTALLED BY OTHERS STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION (NO INSUL @ STORAGE CEILING; TYP) 1/2" RESILIENT CHANNEL 5/8" GWB (NO GWB @ STORAGE CEILING; TYP) FINISH PER SCHED MTL DECK'G PER STRUCT FINISH PER SCHED STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED MTL DECK'G PER STRUCT 1-1/2" CONC TOPP'G SLAB REINFORCED CONC SLAB; PER STRUCT; TIE INTO (E) FOUNDATION AS SPEC'D BY STRUCT 1-1/2" TOPP'G SLAB; TO FLUSH OUT W/ (E) SLAB AS REQ'D FINISH PER SCHED 10 MIL VAPOR RETARDER; 12" MIN OVERLAP @ SEAMS; TAPED 2" MIN RIGID INSUL (R10); AS REQ'D 6" FREE-DRAINING CLEAN GRAVEL (1/4" MIN - 2" MAX DIA AGGREGATE) COMPACT SUBGRADE; STRUCT FILL WHERE REQ'D STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION 1/2" RESILIENT CHANNEL 5/8" GWB (NO GWB @ STORAGE CEILING; TYP) FINISH PER SCHED MTL DECK'G PER STRUCT 1-1/2" CONC TOPP'G SLAB 1/4" ACOUSTIC UNDERLAYMENT FINISH FLOOR AS SCHEDULED SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL FINISH PER SCHED PEDESTAL SYSTEM; PER MFR PAVER O/ PEDESTAL SYSTEM PER SCHED; INSTALLED PER MFR 1/2" RESILIENT CHANNEL 5/8" GWB 1" RIGID INSUL WICKING GEO-TEXTILE; PER MFR PERMAVOID STRUCTURAL CELLS PLANTING MEDIUM PER LANDSCAPE PLANS WICKING GEO-TEXTILE; PER MFR SECTION FIRE RATING: STC RATING: N/A N/A A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL FINISH PER SCHED PEDESTAL SYSTEM; PER MFR PAVER O/ PEDESTAL SYSTEM PER SCHED 1/2" RESILIENT CHANNEL 5/8" GWB EXTERIOR INTERIOR EXTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR SECTION FIRE RATING: STC RATING: A: N/A B: C: TYPE: N/A N/A STRUCT CONC O/ MTL DECK; PER STRUCT JOIST; PER STRUCT MINERAL WOOL INSUL; FOR SOUND ATTENUATION 1/2" RESILIENT CHANNEL 5/8" GWB; EXT RATED AS REQ'D FINISH PER SCHED MTL DECK'G PER STRUCT RIGID INSUL; FILL AS REQ'D TO FLUSH OUT TOPP'G SLAB 1-1/2" CONC TOPP'G SLAB; FLUSH OUT W/ INT OFFICE FLR EXTERIOR INTERIOR STRUCT CONC O/ MTL DECK; PER STRUCT MTL DECK'G PER STRUCT SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1/2" COVERBOARD 1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER PLYWD SHEATH'G JOIST; PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL R-38 MINERAL WOOL INSUL 1/2" RESILIENT CHANNEL 5/8" GWB FINISH PER SCHED MTL DECK'G PER STRUCT SECTION FIRE RATING:N/A N/A A: N/A B: C: TYPE: SLOPE INSUL TO DRAIN FULLY- ADHERED 60 MIL MEMB ROOF 1/2" COVERBOARD 1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12" AIR/VAPOR BARRIER PLYWD SHEATH'G HOIST BEAM, PER STRUCT 3" CLOSED CELL SPRAY FOAM INSUL 2X STL STUDS SECTION FIRE RATING:N/A N/A A: N/A B: C: TYPE: STRUCT CONC O/ MTL DECK; PER STRUCT MTL DECK'G PER STRUCT MTL DECK'G PER STRUCT AIR/VAPOR BARRIER STRUCT CONC O/ MTL DECK; PER STRUCT Page 481 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 92 OF 141 A-601 FINISH SCHEDULE & MATERIAL LEGEND ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 303 304 305 306 307 308 309 310 311 312 314 315 316 317 318 319 320 321 322 323 324 324 325 327 GARDEN PATIO OFFICE OFFICE VESTIBULE GREEN ROOF OFFICE OFFICE OFFICE GARDEN MECHANICAL PLATFORM CONFERENCE RM OFFICE GARDEN OUTDOOR ROOM COURTYARD KITCHEN GARDEN RSTRM RSTRM GARDEN RESTROOM CORRIDOR STAIR 02 STAIRWELL EXIT STAIR 01 GL-2 GL-2 PL-1 / GL-2 GL-2 GL-2 GL-2 PL-1 / GL-2 PT-1 STC-1 PL-1 / GL-1 PL-1 / GL-1 GL-1 GL-2 MT-1 / GL-2 WD-3 MT-3 PL-1 TL-1 / GL-2 MT-3 PL-1 PT-1 PT-1 N/A PL-1 / GL-1 PL-1 / GL-1 PL-1 / GL-1 MT-1 / GL-3 PL-1 / GL-2 PL-1 PL-1 PT-1 STC-1 PL-1 PL-1 / GL-2 PL-1 / GL-2 GL-2 MT-1 / GL-2 GL-2 MT-3 PL-1 PL-1 MT-3 PL-1 PT-1 PT-1 MT-1 GL-2 PL-1 PL-1 / GL-1 MT-1 PL-1 PL-1 PL-1 PT-1 STC-1 GL-2 GL-2 PL-1 / GL-2 GL-2 MT-1 / GL-2 WD-3 PL-1 / GL-2 PL-1 PL-1 PL-1 / GL-2 PL-1 PT-1 PT-1 N/A GL-2 GL-2 PL-2 MT-1 / GL-3 PL-1 PL-1 PL-1 / GL-1 PT-1 N/A PL-1 / WD-3 PL-1 PL-1 / GL-2 GL-2 MT-1 / GL-2 PL-1 / WD-3 PL-1 / GL-2 PL-1 PL-1 MT-3 PL-1 PT-1 PT-1 MT-1 / GL-3 N/A N/A TM-2 TM-1 N/A TM-2 TM-2 TM-5 N/A TM-2 TM-2 N/A N/A N/A TM-1 N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 N/A N/A TM-2 TM-2 TM-1 TM-2 TM-2 TM-2 TM-5 N/A TM-2 TM-2 N/A N/A N/A N/A N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 TM-1 N/A TM-2 TM-2 TM-1 TM-2 TM-2 TM-2 TM-5 N/A N/A N/A N/A TM-2 N/A TM-1 N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 N/A N/A N/A TM-2 TM-1 TM-2 TM-2 TM-2 TM-5 N/A TM-2 TM-2 N/A N/A N/A TM-1 N/A TM-3 TM-3 N/A TM-2 TM-5 TM-5 TM-1 / GL-3 WD-1 WD-1 WD-1 CO-2 WD-1 WD-1 WD-1 WD-1 N/A WD-1 WD-1 N/A WD-1 WD-1 TL-1 TL-1 WD-1 CO-1 CO-1 CO-2 OTS PL-1 PL-1 MT-1 OTS PL-1 PL-1 PL-1 PT-1 PT-1 PL-1 PL-1 OTS PL-1 OTS PL-1 OTS PL-1 PL-1 OTS PL-1 PT-1 PT-1 MT-1 ST-1 ST-1 SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS, SEE ELEVATIONS SEE INTERIOR ELEVATION SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS SEE INTERIOR ELEVATION SEE LANDSCAPE PLANS SEE LANDSCAPE PLANS FINISH SCHEDULE ROOM NUMBER 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 118 119 120 121 121 121 203 204 205 206 207 208 209 210 211 301 302 303 NAME ELEVATOR 01 ELEVATOR 02 RETAIL HALL RSTRM RETAIL RETAIL RSTRM RESTRM CORRIDOR RESTRM ACC. RSTRM OFFICE OFFICE WINE STORAGE STORAGE STAIR 02 LOADING ZONE FIRE (ASR) RM TRASH RM ELECTRIC RM ELEV RM STAIR 01 TRANSFORMER LOBBY STAIR 01 OFFICE OFFICE OFFICE HALLWAY STAIR 02 STORAGE UNITS SPACE NOT USED OFFICE MECH. PLATFORM GARDEN PATIO WALL NORTH PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 MT-1 MT-1 PL-1 PL-1 PL-1 N/A PT-1 PT-1 PT-1 PL-1 / GL-1 PT-1 GL-2 EAST PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 MT-1 MT-1 PL-1 PL-1 PL-1 STC-1 PT-1 PT-1 PT-1 PL-1 / GL-1 PT-1 PL-1 / GL-1 SOUTH PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 STC-1 MT-1 PL-1 PL-1 PL-1 STC-1 PT-1 PT-1 PT-1 GL-2 PT-1 GL-2 WEST PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-2 PT-1 PT-1 MT-1 MT-1 MT-1 PL-1 PL-1 PL-1 N/A PT-1 PT-1 PT-1 GL-2 PT-1 GL-2 BASE NORTH TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 TM-5 TM-2 TM-5 N/A EAST TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 TM-5 TM-2 TM-5 N/A SOUTH TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 TM-5 N/A TM-5 N/A WEST TM-4 TM-4 TM-5 TM-4 TM-4 TM-5 TM-1 TM-3 TM-3 TM-2 TM-2 TM-4 TM-5 TM-5 TM-5 TM-5 TM-1 TM-5 TM-5 TM-1 TM-1 MT-1 TM-2 TM-2 TM-2 N/A TM-5 TM-5 N/A TM-5 N/A FLOOR CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-2 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-1 CO-2 CO-2 CO-2 CO-1 CO-1 CO-1 CO-3 CO-1 CO-1 CO-1 WD-1 CO-1 WD-1 CEILING PT-1 PT-1 PT-1 PT-1 PT-1 PT-1 MT-1 PT-1 PT-1 PL-1 PL-1 PT-1 OTS PT-1 OTS OTS OTS OTS OTS MT-1 MT-1 MT-1 PL-1 PL-1 OTS PT-1 OTS PTS PL-1 PT-1 OTS COUNTERTOP & BACKSPLASH REMARKS BASE TRIM TO BE 6" MIN BASE TRIM TO BE 6" MIN BASE TRIM TO BE 6" MIN BASE TRIM TO BE 6" MIN SEE STORAGE UNIT SPECS FOR WALL FINISH SEE STORAGE UNIT SPECS FOR WALL FINISH SEE LANDSCAPE PLANS FINISH SCHEDULE ROOM NUMBER NAME WALL NORTH EAST SOUTH WEST BASE NORTH EAST SOUTH WEST FLOOR CEILING COUNTERTOP & BACKSPLASH REMARKS FINISH LEGEND TAG DESCRIPTION VENDOR/MANUFACTURER MODEL FINISH/COLOR SIZE LOCATION NOTES CO-1 CONCRETE FLOOR TBD TBD TBD TBD 101 - 106, 108 - 120, 201, 202, 205 - 207, 209 - 211 TOPPING SLAB CO-2 CONCRETE FLOOR - BUSH HAMMERED 107, 121, 319 TOPPING SLAB BUSH HAMMERED CO-3 CONCRETE PEDESTAL SYSTEM 208 PAVERS TO MATCH CO-2 CO-4 TEXTURED CONCRETE EXTERIOR PLANTERS GL-1 GLASS CURTAIN WALL ARCADIA TBD TBD TBD SEE ELEVATIONS GL-2 GLASS PARTITION WALL ARCADIA TBD TBD TBD SEE PLANS GL-3 GLASS RAILING ARCADIA TBD TBD TBD 306 GL-4 GLASS STOREFRONT ARCADIA TBD TBD TBD SEE ELEVATIONS MT-1 METAL PANELING - DECORATIVE TBD TBD TBD TBD 107, 121, 203, 204, 306, 327 MT-2 METAL PANELING - PROTECTION TBD TBD TBD TBD 119 TRASH ROOM MT-3 METAL PANELING - EXTERIOR 312, 320, 323 EXTERIOR GRADE MT-4 ALUMINUM STOREFRONT LIGHT CHAMPAGNE 101, 104, 105 STOREFRONT / 110, 111 IN 1ST FLOOR OFFICE MT-5 ALUMINUM CURTAIN WALL MEDIUM BRONZE 2ND FLOOR AND 3RD FLOOR OTS OPEN TO STRUCTURE PL-1 PLASTER - LEVEL 5 FINISH TBD TBD TBD TBD 110, 111, 205, 206, 207 PT-1 PAINT 101 - 106, 108, 109, 112, 114, 116 - 118, 120, 201, 202, 209, 211, 311, 324 - 326 ST-1 GRANITE COUNTER TOP TBD TBD TBD TBD 314, 319 STC-1 3 PART STUCCO - EXTERIOR COAT TBD TBD TBD TBD SEE ELEVATIONS TL-1 TILE TBD TBD TBD TBD 321, 322 WD-1 WOOD FLOOR TBD TBD TBD TBD 301, 302, 304, 305, 308 - 311, 314, 315, 317, 324 WD-2 WOOD WALL TBD TBD TBD TBD WD-3 WOOD MILLWORK TBD TBD TBD TBD 314, 319 TM-1 BASE TRIM - METAL TBD TBD TBD TBD 107, 119, 121, 203, 204, 306, 327 TM-2 BASE TRIM - 3/8" REVEAL TBD TBD TBD TBD 110, 111, 205, 206, 207, 301, 304, 305, 308, 309, 310, 314, 315, 317, 324 TM-3 BASE TRIM - TILE 6"TBD TBD TBD TBD 108, 109, 321, 322 TM-4 BASE TRIM - WOOD TBD TBD TBD TBD 101, 102, 104, 105, 112, TM-5 BASE TRIM - RUBBER TBD TBD TBD TBD 103, 106, 112 - 118, 120, 201, 202, 209, 210, 211, 311, 324, 325, 326 SCALE: 1' = 1'-0"2 FINISH SCHEDULE CONTINUED SCALE: 1' = 1'-0"1 FINISH SCHEDULE SCALE: 1' = 1'-0"3 FINISH LEGEND Page 482 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 93 OF 141 A-602 DOOR + WINDOW SCHEDULES ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 INTERIOR DOOR SCHEDULE ID 102.1 102.2 103.1 105.3 106.1 108.1 109.1 112.1 209.1 301.1 304.1 305.1 308.1 309.1 310.1 314.1 314.2 321.1 322.1 325.1 325.2 ROOM NAME RETAIL RETAIL HALL RESTRM CORRIDOR RSTRM RESTRM CORRIDOR ACC. RSTRM WINE STORAGE STAIR 02 OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE CONFERENCE RM OFFICE RSTRM RESTROOM CORRIDOR STAIRWELL EXIT STAIRWELL EXIT TYPE D D D D D D D D M B B B B B B B B C C C I OPERATION INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING INT. SWING SWING SWING SWING SWING SWING SWING SWING SWING SWING SWING SWING INT. SWING NET FRAME WIDTH 3'-1/2" 3'-1/2" 3'-1/2" 3'-2 1/2" 3'-1/2" 2'-10 1/2" 3'-1/2" 3'-2 1/2" 3'-4" 3'-2" 3'-0" 3'-0" 3'-0" 3'-0" 3'-0" 3'-0" 3'-3 1/4" 2'-8" 2'-9 1/2" 3'-2" 3'-0" NET FRAME HEIGHT 8'-1 1/4" 8'-1 1/4" 6'-9 1/4" 7'-1 1/4" 8'-1 1/4" 6'-9 1/4" 6'-9 1/4" 7'-1 1/4" 6'-10" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 6'-10" MATL HM HM HM HM HM HM HM HM HM ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS SC WOOD SC WOOD HM HM FRAME MATL HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM WD WD HM HM DETAIL HEAD 4/908 4/908 4/908 4/908 4/908 4/908 4/908 4/908 4/908 JAMB 5/908 5/908 5/908 5/908 5/908 5/908 5/908 5/908 5/908 HDWR. SET 2 2 3 3 3 3 3 3 6 2 2 2 2 2 2 2 2 3 3 2 3 ACCESORIES RATINGS FIRE Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated 1.5 hours Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated Unrated 45 minutes Unrated STC Manufacturer ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA REMARKS EXTERIOR DOOR SCHEDULE ID 101.1 104.1 105.1 105.2 107.1 110.1 110.2 111.1 111.2 114.1 115.1 115.2 115.3 119.1 120.1 121.1 303.1 306.1 312.1 316.1 316.1 317.1 319.1 320.1 ROOM NAME RETAIL RETAIL RETAIL RETAIL RESTRM CORRIDOR OFFICE OFFICE OFFICE OFFICE STAIR 02 LOADING ZONE LOADING ZONE LOADING ZONE LOADING ZONE STORAGE GARDEN PATIO VESTIBULE GARDEN GARDEN OUTDOOR ROOM COURTYARD GARDEN TYPE H H H H K L H L H E E F E F F E B A C B B J J B OPERATION EXT. DOUBLE SWING EXT. DOUBLE SWING EXT. DOUBLE SWING EXT. DOUBLE SWING EXT. PIVOT EXT. SWING EXT. BI-FOLD EXT. SWING EXT. BI-FOLD EXT. SWING EXT. SWING EXT. ROLL-UP EXT. SWING EXT. ROLL-UP EXT. ROLL-UP EXT. SWING SWING PIVOT SWING SWING SWING EXT. SLIDING EXT. SLIDING SWING NET FRAME WIDTH 5'-9 1/2" 5'-9 1/2" 5'-9 1/2" 5'-9 1/2" 9'-1 1/2" 3'-6" 7' 3'-6" 6'-11 1/2" 3'-4" 3' 10'-4" 3' 8'-2" 14'-2 1/4" 3' 3' 6'-1 1/2" 3' 2' 2' 14' 26'-5" 2'-1/8" NET FRAME HEIGHT 9'-10" 9'-10" 9'-10" 9'-10" 10' 10' 7'-4" 10' 7'-4" 6'-10" 7' 7'-8 1/4" 7' 7'-8" 7' 7' 8'-9 1/2" 8'-9 1/2" 8'-9 1/2" 6'-9 1/4" 6'-9 1/4" 8'-10" 8'-10" 6'-9 1/4" MATL ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS SC WOOD ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS HM HM HM HM HM HM HM ALUM / GLASS ALUM / GLASS HM ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS FRAME MATL HM HM HM HM WD HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM DETAIL HEAD 8/904 8/904 8/904 8/904 10/908 6/908 6/908 6/908 6/908 4/908 4/908 4/908 4/908 --- 4/908 1/902 1/908 4/908 1/902 1/902 1/908 1/908 1/902 JAMB 11/904 11/904 11/904 11/904 12/908 7/908 8/908 8/908 8/908 5/908 5/908 5/908 5/908 --- 5/908 3/908 3/908 5/908 3/908 3/908 9/908 9/908 3/908 HDWR. SET 1 1 1 1 1 1 3 1 3 6 6 5 6 5 5 6 2 1 3 2 2 2 2 3 ACCESORIES RATINGS FIRE Unrated Unrated Unrated Unrated 1 hour 1 hour 1 hour 1 hour 1 hour 1.5 hours 45 minutes 1 hour 20 minutes 1 hour 1 hour 20 minutes Unrated Unrated 30 minutes Unrated Unrated Unrated Unrated Unrated STC --- Manufacturer ARCADIA ARCADIA ARCADIA ARCADIA CUSTOM ARCADIA ARCADIA ARCADIA ARCADIA JANUS JANUS JANUS ARCADIA ARCADIA ARCADIA ARCADIA REMARKS 10" BOTTOM RAILS W/ ADA THRESHOLD 10" BOTTOM RAILS W/ ADA THRESHOLD 10" BOTTOM RAILS W/ ADA THRESHOLD 10" BOTTOM RAILS W/ ADA THRESHOLD 8" LEAF / STEEL W/ CLADDING (PLASTER) 10" BOTTOM RAIL W/ ADA THRESHOLD 10" BOTTOM RAIL W/ ADA THRESHOLD GARAGE DOOR GARAGE DOOR GARAGE DOOR 1 FIXED, 2 SLIDING PER SIDE 1 FIXED, 2 SLIDING PER SIDE GARDEN DOOR TO SWING INTO HALLWAY TYPE A TYPE B TYPE C TYPE D TYPE E TYPE F VIEW OPERATION PIVOT SWING SWING INT. SWING EXT. SWING EXT. ROLL-UP DOOR TYPE G TYPE H TYPE I TYPE J TYPE K TYPE L TYPE M EXT. SWING EXT. DOUBLE SWING INT. SWING EXT. SLIDING EXT. PIVOT EXT. SWING INT. SWING DOOR 1 HARDWARE SCHEDULE HARDWARE GROUP FUNCTION MANUFACTURER MODEL FINISH NOTES 2 3 4 5 ENTRY PASSAGE PRIVACY COVER PANEL GARAGE TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TYPE A B C D VIEW OPERATION FIX FIX FIX FIX WINDOW LEGEND WINDOW SCHEDULE STORY 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 1ST FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR 3RD FLOOR GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF LOCATION OFFICE OFFICE RETAIL RETAIL RETAIL RETAIL RETAIL OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE TYPE C C A D D D D B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B B ID 110.A 111.A 101.A 101.B 104.A 105.A 105.B 301.A 303.A 303.B 303.B 303.B 303.C 304.A 305.A 306.A 308.A 309.A 309.B 310.A 314.A 315.A 317.A 317.B 317.C 318.A 318.B 308.B 310.B 311.A 311.B 311.C 316.A 316.B 316.C 320.A 320.B 323.A UNIT SIZE 7'-0"×2'-8" 6'-11 3/4"×2'-8" 15'-8"×13'-3" 21'-0"×15'-2 1/2" 21'-0"×15'-2 1/2" 21'-0"×15'-2 1/2" 21'-0"×15'-2 1/2" 5'-4 3/4"×8'-9 1/2" 14'-11 3/4"×9'-0" 6'-9 1/2"×8'-9 1/2" 6'-9 1/2"×8'-9 1/2" 10'-8"×8'-9 1/2" 14'-11 3/4"×8'-9 1/2" 12'-0"×8'-9 1/2" 3'-3 1/2"×8'-9 1/2" 4'-3 1/2"×8'-9 1/4" 7'-8 1/4"×8'-9 1/4" 9'-1/2"×8'-9 1/2" 12'-3 1/2"×3'-9 1/4" 1'-4 1/4"×8'-9 1/2" 12'-7 3/4"×8'-9 1/2" 10'-9 1/2"×8'-9 1/2" 5'-5 1/4"×8'-9 1/2" 11'-11 1/2"×8'-9 1/2" 5'-5 1/4"×8'-9 1/2" 15'-8"×8'-9 1/2" 15'-8"×8'-9 1/4" 10'-9 3/4"×3'-9 1/4" 12'-2"×3'-9 1/4" 5'-3"×6'-9 1/4" 16'-4 1/2"×6'-9 1/2" 16'-3 3/4"×6'-9 1/2" 9'-1 1/4"×6'-9 1/4" 7'-1/4"×6'-9 1/4" 11'-4 1/2"×6'-9 1/4" 3'-0"×6'-9 1/4" 7'-1"×6'-9 1/4" 4'-9 1/2"×6'-10" Nominal Surface Area 18.67 18.63 207.64 319.55 319.55 319.55 319.55 47.43 134.82 59.71 59.71 93.78 131.70 105.41 28.96 37.69 67.35 79.51 46.32 11.95 111.23 94.88 47.77 105.13 47.77 137.73 137.40 40.75 45.84 35.60 111.20 110.85 61.64 47.52 77.08 20.29 48.00 32.70 MODEL <Undefined> N/A N/A N/A N/A N/A <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> UNDEFINED <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> MANUFACTURER ARCADIA ARCADIA CUSTOM CUSTOM CUSTOM CUSTOM CUSTOM ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA <Undefined> ARCADIA ARCADIA <Undefined> <Undefined> <Undefined> <Undefined> ARCADIA ARCADIA FRAME MAT. HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM HM FRAME FINISH OPERATION FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX FIX HW SET REMARKS SCALE: 1' = 1'-0"2 DOOR SCHEDULE SCALE: 1' = 1'-0"1 HARDWARE SCHEDULE SCALE: 1' = 1'-0"3 WINDOW SCHEDULE TRASH ROOM RESTROOM CORRIDOR Page 483 of 908 MARK DATE DESCRIPTION SHEET TITLE CONSULTANTS PROJECT NO: 22007 MODEL FILE: 22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln DRAWN BY: COPYRIGHT: SHEET 94 OF 141 A-603 CURTAIN WALL SCHEDULE ARCHITECT ANTHONY LANEY AIA LANEY LA, INC. 725 CYPRESS AVE HERMOSA BEACH CA 90254 (310) 870-7175 ANTHONY@LANEY.LA 11-06-23 PLANNING SUBMITTAL PROJECT NAME 901 HERMOSA PROJECT NUMBER 22007 CLIENT 901 HERMOSA PARTNERS LLC PROJECT ADDRESS 901 HERMOSA AVE HERMOSA BEACH, CA 90254 10-09-24 PLANNING SUBMITTAL 12-03-24 PLANNING SUBMITTAL 12-18-24 BID PROGRESS SET 06-27-25 PLANNING SUBMITTAL8 10-08-25 PLANNING COM. HEARING9 12-02-25 PLANNING COM. HEARING10 CURTAIN WALL SCHEDULE Element ID CW-A CW-B CW-D CW-E CW-F CW-G CW-H CW-I CW-J CW-K CW-L Number of Panels 26 6 14 8 10 2 3 5 9 5 6 MODEL <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> <Undefined> MFG ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA ARCADIA MATERIAL ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS ALUM / GLASS FINISH POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE POWDER COATED - DARK BRONZE SURFACE AREA 581.59 132.45 386.49 221.57 284.70 58.54 89.71 125.76 226.99 147.24 176.10 REMARKS D E 34.67' 45.29'2'-0"8'-7 1/2"5'-6"2"8'-5 1/2"14'-1" ZONE L 36.67' 31.17' CW-K CW-L 2 3 4 45.29'8'-7 1/2"8'-6"2"8'-5 1/2"37'-7" ZONE A 16'-8" ZONE B 3'-0" ZONE C 17'-1 1/2"CW-A CW-B 207.1 206.1 205.1 34.67' 45.29'2'-0"8'-7 1/2"24'-2" ZONE D.1 36.67' CW-D.1 C B 34.67' 45.29'10'-7 1/2"19'-1" ZONE D.2 27'-11" ZONE E 20'-6 1/2" ZONE F.1 36.67'2'-0"8'-7 1/2"CW-D CW-FCW-E 3 24 34.67' 45.29'2'-0"7'-5" ZONE G 11'-4" ZONE H 16'-0" ZONE I 23'-7" ZONE J.1 16'-2" ZONE F.2 36.67' CW-F CW-G CW-H CW-I CW-J B C 34.67' 45.29'2'-0"6'-10" ZONE J.2 36.67' 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A 305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B 303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 F DW F 4 A-404 1 A-405 3 A-908 9 A-908 9 A-908 1 A-203 4'-2"11'-5 3/4"9'-3 3/4"6'-2"3'-1/2" R.O.2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2" RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"4'-1 1/2"2'-1"7'-6 1/4"48'-3 3/4" F.F. = 18.17' = 34.67'45" CLR2'-7 1/4"4'-2" RO 2'-1 1/2" FF =18.25' = 34.75' 28'-1"5'-0"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"FF = 18.17' = 34.67' 14'-0" RO WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B W T 14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T 1 6WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO ABOVE OPEN TO BELOW OPEN TO BELOW OPEN TO ABOVE OPEN TO ABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 DN DN 3 A-907 319.1 308.B 309.B 7'-2 3/4"4'-8 1/2"4'-3 1/2"7'-5"5'-3/4"VIF6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"09 09 09 09 09 0505 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPEN TO ABOVE 465 SQ FT LID PLANTER GREEN ROOF 307 SCALE: 1' = 1'-0"8 CURTAIN WALL SCHEDULE SCALE: 1/4" = 1'-0"2 CURTAIN WALL ELEVATION - ZONE K & L 0 2'4'8' SCALE: 1/4" = 1'-0"5 CURTAIN WALL ELEVATION - ZONE A, B & C 0 2'4'8' SCALE: 1/4" = 1'-0"4 CURTAIN WALL ELEVATION - ZONE D.1 0 2'4'8' SCALE: 1/4" = 1'-0"6 CURTAIN WALL ELEVATION - ZONE D.2, E, & F.1 0 2'4'8' SCALE: 1/4" = 1'-0"7 CURTAIN WALL ELEVATION - ZONE F.2, G, H, I, & J.1 0 2'4'8' SCALE: 1/4" = 1'-0"1 CURTAIN WALL ELEVATION - ZONE J.2 0 2'4'8' SCALE: 3/32" = 1'-0"3 CURTAIN WALL KEY Page 484 of 908 901 HERMOSA | Roof Gardens 12/3/25 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4A-404 1A-405 2A-405 3A-908 5A-908 9A-908 9A-908 2 A-204 1A-204 1 A-203 3A-203 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" 13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2"RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2" 28'-1"5'-0" 13'-10 3/4"27'-7"5'-6 1/2"VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO PC 15.24'PC 15.44' F.F. = 18.17'= 34.67' FF =18.25' = 34.75' FF = 18.17'= 34.67' #DrgID #LayID WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T16WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TOABOVE OPEN TOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOBELOW OPENTOBELOW OPENTOABOVE OPENTOABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2A-203 1A-302 1A-301 1A-301 2 A-303 2A-301 2A-301 DN DN #DrgID#LayID 3A-402 3A-403 3A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56' 319.1 308.B 309.B 09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPENTOABOVE 465 SQ FTLID PLANTER GREEN ROOF 307 NOT TO SCALE13RD FLOOR PLAN Page 485 of 908 901 HERMOSA | Roof Gardens 12/3/25 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4A-404 1A-405 2A-405 3A-908 5A-908 9A-908 9A-908 2 A-204 1A-204 1 A-203 3A-203 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" 13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2"RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2" 28'-1"5'-0" 13'-10 3/4"27'-7"5'-6 1/2"VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO PC 15.24'PC 15.44' F.F. = 18.17'= 34.67' FF =18.25' = 34.75' FF = 18.17'= 34.67' #DrgID #LayID WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T16WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TOABOVE OPEN TOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOBELOW OPENTOBELOW OPENTOABOVE OPENTOABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2A-203 1A-302 1A-301 1A-301 2 A-303 2A-301 2A-301 DN DN #DrgID#LayID 3A-402 3A-403 3A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56' 319.1 308.B 309.B 09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPENTOABOVE 465 SQ FTLID PLANTER GREEN ROOF 307 NOT TO SCALE13RD FLOOR PLAN Page 486 of 908 901 HERMOSA | Roof Gardens 12/3/25 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4A-404 1A-405 2A-405 3A-908 5A-908 9A-908 9A-908 2 A-204 1A-204 1 A-203 3A-203 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" 13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2"RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2" 28'-1"5'-0" 13'-10 3/4"27'-7"5'-6 1/2"VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO PC 15.24'PC 15.44' F.F. = 18.17'= 34.67' FF =18.25' = 34.75' FF = 18.17'= 34.67' #DrgID #LayID WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T16WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TOABOVE OPEN TOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOBELOW OPENTOBELOW OPENTOABOVE OPENTOABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2A-203 1A-302 1A-301 1A-301 2 A-303 2A-301 2A-301 DN DN #DrgID#LayID 3A-402 3A-403 3A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56' 319.1 308.B 309.B 09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPENTOABOVE 465 SQ FTLID PLANTER GREEN ROOF 307 NOT TO SCALE13RD FLOOR PLAN Page 487 of 908 901 HERMOSA | Offices + Green Roof 12/3/25 316.A 316.1 316.B 316.C 320.A 320.1 310.B 308.A 309.A 310.A 308.1310.1309.1318.A 303.A 303.C 312.1 318.B 306.A 306.1305.A305.1323.A 316.1325.1320.B 321.1 322.1 325.2311.B 304.A 303.B 301.A303.B 303.B303.1 301.1304.1 311.A 311.C 317.A 317.B 317.1 317.C 314.A 315.A314.1314.2 SK-1 SK-2 SK-3 5 5 F DW F 4A-404 1A-405 2A-405 3A-908 5A-908 9A-908 9A-908 2 A-204 1A-204 1 A-203 3A-203 19'-8"7'-2 1/2"28'-1/4"2'-2"15'-11"9'-6 3/4"81'-11"94'-2" 13'-6 1/2"18'-1/4"27'-7 1/4"10'-4 3/4"15'-4 1/4"4'-7 3/4" 6'-11 1/2"12'-1/4"55'-0"9'-3/4"11'-1 1/2"4'-2"3'-1/2"R.O.11'-5 3/4"9'-3 3/4"6'-2"2'-7 1/2"3'-3"R.O.3 3/4"5'-9" 6 1/2" 2'-8 1/2"RO 15'-3 1/4"9'-3"6'-2"7'-1/2"18'-9 3/4"15'-8 1/2"4'-9"2'-1"7'-6 1/4"4'-1 1/2"48'-3 3/4"45" CLR2'-7 1/4"4'-2"RO 2'-1 1/2" 28'-1"5'-0" 13'-10 3/4"27'-7"5'-6 1/2"VIF 26'-8 1/2"11'-5"28'-1/2"15'-9"10'-10 1/2"R.O.16'-11 1/4"12'-11"5'-3"6'-2 1/2"2'-10"3'-7 1/2"5'-6 1/4"5'-5 3/4"3'-0"14'-0"RO PC 15.24'PC 15.44' F.F. = 18.17'= 34.67' FF =18.25' = 34.75' FF = 18.17'= 34.67' #DrgID #LayID WT07-B WT07-B WT04-A WT07-A WT11 WT07-BWT07-BWT11WT11 WT12 WT12 WT04-A WT07-B WT06ALIGNALIGN WT14-B WT14-BWT14-BWT14-BWT14-BWT14-BWT06WT15-A WT14-AWT14-AWT07-B WT07-AWT04-A WT07-BWT07-BWT07-BWT04-AWT16 WT16 W T16WT16WT16 WT14-B WT14-B WT16WT16WT16WT14-A WT07-B WT07-BWT11WT12WT09-CWT15-BWT14-AWT14-A WT14-AOPEN TOABOVE OPEN TOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOABOVE OPENTOBELOW OPENTOBELOW OPENTOABOVE OPENTOABOVE ELEVATOR 01 STAIR 02 324 MECHANICAL PLATFORM 312 OFFICE 305 GARDEN PATIO 303 OFFICE 301 OFFICE 315 OFFICE 308 OFFICE 310 COURTYARD 318 GARDEN 316 CONFERENCE RM 314 OFFICE 309 OFFICE 304 RSTRM 321 KITCHEN 319 ELEVATOR 02 RSTRM 322 OUTDOOR ROOM 317 GARDEN 311 GARDEN 320 GARDEN 323 VESTIBULE 306 STAIRWELL EXIT 325 RESTROOM CORRIDOR 324 MECH. PLATFORM 302 STAIR 01 327 PL PL PL PL SB SB PL PL PL PL 3 3 E E D D C C B B 2 2 F F A A 4 4 1 1 2A-203 1A-302 1A-301 1A-301 2 A-303 2A-301 2A-301 DN DN #DrgID#LayID 3A-402 3A-403 3A-907 7'-2 3/4"4'-3 1/2"7'-5"4'-8 1/2"6'-10 3/4"8'-0"4'-6 1/4"8'-0"4'-4 3/4"8'-0"5'-3/4"VIFPC 15.56' 319.1 308.B 309.B 09 09 09 09 09 0505 06 06 06 06 07 07 07 WT04-A WT14-BWT15-BWT09-COPENTOABOVE 465 SQ FTLID PLANTER GREEN ROOF 307 NOT TO SCALE13RD FLOOR PLAN Page 488 of 908 901 HERMOSA | Aerial View 12/3/25Page 489 of 908 Pa g e 1 of 1 31 9 M a in Stre e t E l Se gu n do , C a lif o rn ia 90 24 5 (21 3 ) 2 39 9 70 0 in f o @ la b ib fu n k .c o m | w w w .la b ib fu nk .c o m MEMO Date: December 03, 2025 To: City of Hermosa Beach Associate Planner Community Development Department | Planning Division, City of Hermosa Beach From: John Labib, SE, Principal Re: PDP23-04 (Precise Development Plan) 901 Hermosa Ave., Hermosa Beach, CA 90254 Structural Memo LFA Job No. 22079 To whom it may concern, This memo is intended to confirm that the diaphragm in the area highlighted in red below is structurally critical for seismic transfer of lateral forces to the lateral force resisting system. cc: Peter Behnam, LFA Page 490 of 908 Public Notification Package- 901 Hermosa Avenue Page 491 of 908 Page 492 of 908 City of Hermosa Beach PUBLIC HEARING NOTICE NOTICE IS H~~EB'i' GIVEN Iha! !he C,halrperso1r ofthe Hermqsa Beach Planning Commission has calle,ra special p11blic hearing 9n Tuesday, Docembor 16, AA25, at 5:00 p.m. lo co~lder an!! take action on only ,those-malle$set forth on·lhe-agenda below. 1. A PRECISE DEI/El0P.MENT P.LAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REM0DELAND ADD ro AN EXISTING TWO-STORY COMMERCIAL BUILDING. THE PROJECT ADDS A TI-IIRD STORY WITH A HEIGHT OF 28 FEET 9.6 INCHES AND RECONFlGU~ES THE EXI.STll'/G BUILDING LAYOUT, RESULTING IN A REMODELED •MULTHENANT COMMERCIAL BUILDING, AT 901 HERMOSA AVENUE, IN TI-IE DOWNTOWN COMMEReW..(<:;;2f ioNE. THE LOT'LINEAOJUSTMENT CONSOLIDATES THREE EXISTI,;iG PARCELS INT0 'A SINGLE-LOT. CEOA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 AND CLASS 5 CATEGORICAL EXEMPTION PER SECTION 5305 OF THE CEOA GUIDELINES. 2. A PRECISE DEVELOPMENT PLAN (PDP 25-01) FORA NEW 6,487-SQUARE-FOOT MULTI-TENANT COMMERCIAL BUILDING WITii A HEIGHT OP 24 FEET AND 11 INCHES AND 25 PARKING SPACES, AT 1054AVIATION BOULEVARD, LOCATED WITI-IIN THE GENERAL COMMERCIAL ZONE (C-3). CEOA: THE PROJECT QUALIFIES FOR CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303 OF THE CEOA GUIDELINES. 3. A ZONE TEXT AMENDMENT AMENDING VARIOUS SECTIONS OF TITLE 17 OF TI-IE HERMOSA BEACH MUNICIPAL CODE PERTAINING TO APPEAL PERIODS AND TRANSMISSION OF PLANNING COMMISSION'S RECORD TO CITY COUNCIL (CITYWIDE). CEOA: THE PROJECT IS EXEMPT FROM CEOA PER SECTION 15061(b) (3) OF THE CEOA GUIDELINES. 4. A ZONE TEXT AMENDMENT AMENDING HERMOSA BEACH MUNICIPAL CODE SECTION 17.08.Q20.(d) PERTAINING TQ H0M.E 'OCCUPATIONS (CITYWIDE). CEOA: THE PR0JECT IS EXEMPT FROM CEOAP.ER SECTION 15061(b)(3) OF 11-IE <;EOAGU.IDELINES. SAID PUBLIC MEETING is open to the public and ls,be1119 '1eld in-person in the City HaK Council Chambers located at 1315 Valley Drive, Hermosa Beacll ;'Galifornia,90254 . PUBLIC PARTICIPATION. See tho meeting agend~fo< aD pul)~conmlfll delails end oppo~nilies. All written l~timony by a11y lillerested party will be 'aooepted prior too, at lhe acheduled ,ti~ on the agenda lor•lhe matter. Information regarding lhe ~ns with Disabilities Act of 1990, please .\llsij,tlle meeting age~ or contact the Office of Ille City Clelil el (310} 318-0204 or cjtycierl<@hc{JDQSjlbeach goy. VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City's website. IF YOU CHALLENGE the above-lT\3He<:(s) in court, you may be limited to raising only those issues that are raised at or before the publtc hearing: FOR,•,F\JRTHER INFORMATION, P,loa!Hl contac,t th~ C_ommunlty De'Vall>pme11t Oepar!ment at t310)•318-0242 ~r plannJng@h"lllHi5'a!Je•".tl ,gqy, A copy,o/ lhe. agen<!_aarid -~ta.lf r:epor1(~) Wlll be viewable on·1he City's websile 72 hours·bero/li tlie'meeling .A$ a courtesy, the he3fiiig,c;arfbe viewed on Sped/um Channel 8, Frontier Channel 31 .. YouTulie, Zoom , and/or ,lhe Cif9'-s websllc , Alison Backer, AICP Community Deveiopl)lenl llJ(ector Easy Reader Inc/Redondo Beach News/December 4, 2025/HD25-048 Page 493 of 908 111250 1272 738130117 1128 606872901138 1120 1140 1144 1401130 1125 1111 947226935 925 823 806 235 221 817 1040 1048 1102 1112 1142 1068 1057 1047 1027 1126 1121 1075 1069 1150 1158 1103 1113 1051 10191041 1086 1066 1076 1038 1054 1084 700 18635625294361632 612 600721 707 701 647 629 617 602 610 620 626 704 609 637 601 634646 747222 745 722 713 712 738 742208 644 702 614 621622 636 638 728 544 218520 526 530 538 534 542 541 533 525The Strand10th StHermosa AveBeach Dr 9th St 7th St 11th St 8th StBeach DrPalm Dr6th St 11th St P i e r A v e Ma n hattanAveSunset Dr7th Ct 8th Ct 9th Ct 10th Ct 12th Ct 11th Ct Monterey Blvd13th Ct Pier Plaza Bayview Dr802 808 814 820 830 3642486683725313963801840920 940 202632505864697019283744539015455900 1020 1042 224652243440414759651001101610311101 1033 1106 1110 10451046 1035 1025 1011 131 1021 10141105 150 931 928 915 841 825 821 815 121 119 810 822 832 844 906 910 831834934950 924 921 907 845 211207816 836 908 918 926 805 828 902 214 1002 1028 1022 1012 720 730 732 740 733561727333845495771162126 134 734 727 710 719718 726 736 100 500' RADIUS MAP ADDRESS: 901 Hermosa Ave, Hermosa Beach, CA 90254 r Page 494 of 908 Community Development Department Planning Division Attn: KP City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 901 Hermosa Avenue, Hermosa Beach, CA 90254 Assessor Parcel Numbers: 4187-003-028 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, December 16, 2025, at 5:00 p.m. to consider the request described below. A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL AND ADD TO AN EXISTING TWO-STORY COMMERCIAL BUILDING. THE PROJECT ADDS A THIRD STORY WITH A HEIGHT OF 28 FEET 9.6 INCHES AND RECONFIGURES THE EXISTING BUILDING LAYOUT, RESULTING IN A REMODELED MULTI-TENANT COMMERCIAL BUILDING, AT 901 HERMOSA AVENUE, IN THE DOWNTOWN COMMERCIAL (C-2) ZONE. THE LOT LINE ADJUSTMENT CONSOLIDATES THREE EXISTING PARCELS INTO A SINGLE LOT. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 AND CLASS 5 CATEGORICAL EXEMPTION PER SECTION 5305 OF THE CEQA GUIDELINES. AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318 -0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254. Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the m eeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following: Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09 Meeting ID: 825 3974 2028 Password: 207860 Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860 eComment - Submit an eComment by 3:00 p.m. on the meeting date. Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community Development at planning@hermosabeach.gov. Supplemental emails should indicate the agenda item plus meeting date in the subject line and must be received by 3:00 p.m. on the meeting date. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day. Please be advised that while the City will endeavor to ensure remote participation methods are available, the City does n ot guarantee that they will be technically feasible or work all the time. Further, the City reserves the right to terminate these remote participation methods (subject to Brown Act restrictions) at any time and for whatever reason. Please attend in person or by submitting an eComment to ensure participation. Similarly, as a courtesy, the City will also broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. To guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers. If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda. Cable TV - Spectrum (channel 8) and Frontier (channel 31) in Hermosa Beach YouTube - https://www.youtube.com/c/cityofhermosabeach90254 Live Stream - www.hermosabeach.gov/agenda Alison Becker, AICP, Community Development Director Page 495 of 908 AFFIDAVIT OF MAILING NOTICES I, Denise Kaspar , being duly sworn, deposes and says: that I am a citizen of the United States, over the age of 18 years; that acting for the County of Orange on the 2nd day of December , 2025, that I deposited 694 notices as described below in the United States Post Office, a Public Hearing Notice, a copy of which is attached hereto, with postage thereon prepaid, addressed to the following persons at the addresses shown, to-wit: (See list attached hereto and made part hereof) that said persons are the property owners of said property who are entitled to a Public Hearing Notice: APN: 4187-003-028 Subject: 901 HERMOSA AVE HERMOSA BEACH CA 90254-4457 that on said day there was regular communication by United States Mail to the addresses shown above. Page 496 of 908 Palm DrManhattan AveBeach Dr 9th S t 7th S t 11th S t 10th S t Hermosa AveBeach D r 8 t h S t 6th S t P ie r A v e The Strand 7th C t 8th C t Sunset Dr 9th C t 10th C t 12th C t 11th C t Monterey B lvd Pier P l a z a Bayview DrProject Zoning Map Planning Commission December 16, 2025 Description 901 Hermosa Avenue APN: 4187-003-028 Zone: C-2 Downtown Commercial Precise Development Plan Legend R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Neighborhood Commercial C-2 Downtown Commercial C-3 General Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) 500' Notification Radius Page 497 of 908 Page 498 of 908 Page 499 of 908 901 Hermosa- Public Notification Package Page 500 of 908 Page 501 of 908 111250 73811128 606872901138 1120 1140 1144 1401130 1125 1111 947226935 925 823 806 235 221 817 1040 1048 1102 1112 1142 1068 1057 1047 1027 1126 1121 1075 1069 1150 1103 1051 10191041 1086 1066 1076 1038 1054 1084 700 18635625294361632 612 600721 707 701 647 629 617 602 610 620 626 704 609 637 601 634646 747222745 722 712 738 742208218 644 702 614 621622 636 638 728 508 522 528 536 30521 512517542 502 432 442 544 526 530 538 420 430 520 532 534 541 533 525 518 506 435 429428 401501504 419 444 514 438 445 802 808 814 820 830 3642486683725313963801840920 940 202632505864697019283744535455900 1020 1042 224652243440414759651001101610311101 1033 1106 1110 1046 1035 1025 1011 131 1021 10141105 150 931 928 915 841 825 821 815 121 119810 822 832 844 906 910 831834934950 924 921 907 845 211207816 836 908 918 926 805 828 902 214 1002 1028 1022 1012 720 730 732 740 733561727333845495771162126 134 734 727 710 719718 726 736 100Hermosa AveBeach Dr10th St TheSt rand5th St 9th St 7th St 11th St 11th St 8th St BeachDr 6th St P i e r A v e 5th Ct 13th Ct Sunset Dr6th Ct 7th Ct 8th Ct 9th Ct 10th Ct Monterey Blvd12th Ct 11th Ct Palm DrManhattan AvePier Plaza Bayview Dr901500' RADIUS MAP r901 Hermosa Ave, Hermosa Beach, CA 90254 Page 502 of 908 Community Development Department Planning Division Attn: KP City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 901 Hermosa Ave., Hermosa Beach, CA 90254 Assessor Parcel Numbers: 4187-003-028 City of Hermosa Beach PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the CITY COUNCIL of the City of Hermosa Beach shall hold a public hearing on Tuesday, January 27, 2026, at 6:00 p.m. to consider the following: A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL AND ADD TO AN EXISTING TWO-STORY COMMERCIAL BUILDING THAT MEASURES 12,012 SQUARE FEET. THE PROJECT ADDS A THIRD STORY WITH A HEIGHT OF 28 FEET 9.6 INCHES AND RECONFIGURES THE EXISTING BUILDING LAYOUT, RESULTING IN A REMODELED MULTI-TENANT COMMERCIAL BUILDING AT 901 HERMOSA AVENUE, IN THE DOWNTOWN COMMERCIAL (C-2) ZONE AND COASTAL ZONE. THE LOT LINE ADJUSTMENT CONSOLIDATES THREE EXISTING PARCELS INTO A SINGLE LOT. CEQA: THE PROJECT QUALIFIES FOR CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 AND CLASS 5 CATEGORICAL EXEMPTION PER SECTION 15305 OF THE CEQA GUIDELINES. SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, California 90254. PUBLIC PARTICIPATION. See the meeting agenda for all public comment details and opportunities. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. Information regarding the Americans with Disabilities Act of 1990, please visit the meeting agenda or contact the Office of the City Clerk at (310) 318-0204 or cityclerk@hermosabeach.gov. VIEWING OPTIONS are available on Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the above-listed departments at, or prior to, the public meeting. FOR FURTHER INFORMATION, please contact the Community Development Department - Planning at (310) 318-0204 or Planning@hermosabeach.gov during regular business hours. A copy of the agenda and staff report(s) will be available for public review 72 hours in advance of the meeting on the City’s website at www.hermosabeach.gov/agenda. ALISON BECKER COMMUNITY DEVELOPMENT DIRECTOR Page 503 of 908 723 Page 504 of 908 HermosaAve11th St The Strand 1 0 t h S t 13th St 9th StBeach Dr 7th St 11th St 8 t h S tBeach D r 6th St 11th St P ie rA v e Palm DrLoma DrMa nhattanAveBayvi ewDr13th St 7th Ct 8th Ct 9th Ct 10th Ct 12th Ct 11th Ct Sunset Dr13th Ct Pier Plaza Monterey Blvd Zoning Map City Council Meeting January 27, 2026 703 Pier Ave APN: 4185-001-015 Zone: SPA-8 Specific Planning Area 8 Conditional Use Permit (CUP 25-16) Description Legend R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Neighborhood Commercial C-2 Downtown Commercial C-3 General Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) -HE Housing Element Overlay 500' Notification Radius Page 505 of 908 Page 506 of 908 Page 507 of 908 Page 508 of 908 Page 509 of 908 Page 510 of 908 Page 511 of 908 Page 512 of 908 Page 513 of 908 Page 514 of 908 SUPPLEMENTAL testimony from Howard Lee For the 10-21-2025, Planning Commission Meeting. Page 1 of 9 SUPPLEMENTAL testimony to the Tuesday, 10-21-2025, 6-PM Planning Commission Meeting’s Public Hearing Item 7.a. To: Hermosa Beach Planning Commission From: Howard Lee, Hermosa Beach Resident Re: Public Hearing Item-7.a states: ADOPT A RESOLUTION TO APPROVE A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN EXISTING BUILDING AT 901 HERMOSA AVE IN THE GENERAL COMMERCIAL ZONE - 25-CDD-140 Direct Link to the entire Tuesday, 10-21-2025 Planning Commission meeting’s agenda. Click/Tap link and scroll to Item 7.a and click/tap same if needed for reference. https://pub-hermosabeach.escribemeetings.com/Meeting.aspx?Id=b1e27bd4- d0e3-481d-a11f-dd3af13d0c46&Agenda=Agenda&lang=English Honorable Planning Commissioners, Staff, and others: Everything stated herein are my views, opinions, and insights given at no cost whatever for the benefit of all. Information provided herein is as also from the staff report and other sources available to all on the Internet. I have no connection whatever to the applicant(s), project, or immediate area residents and businesses. Hopefully they will contribute their comments. There are fundamental problems with the application. The main one seems to be that sq-feet facts and figures seem to be skewed to benefit the applicant big time and avoid parking this project. It’s my understanding that the square footages of the property have been provided to the city as presently existing basis the submitted application and its associated drawings, designers, engineers, etc. and that the city accepted same without verifying the history of the property or the existing square footages in any meaningful manner. If this is true then right off the top, this application needs to go back to square one, as the entire focus of this application is evidently to be based on the fact that there is zero parking on the parcel presently, and that due to the stated footage of the improvements to be in the final design, that there is no additional parking required . That is an incredibly ludicrous to say the least! According to the assessor’s office the three lots making up the parcel had the first improvements constructed between 1922 and 1928, some 100 years ago. The property was constructed as an automobile dealership and such auxiliary uses. Multiple Page 515 of 908 SUPPLEMENTAL testimony from Howard Lee For the 10-21-2025, Planning Commission Meeting. Page 2 of 9 individuals indicate a Buick Dealership existed there well into the 1950s. There was also a Dodge dealership on PCH near 5th street as well as other dealerships in town back in those days. The property, very possibly dispensed gasoline as other locations in the downtown did at the time. An anonymous, hand-written submittal included with the agenda when posted, alluded to a possibility of gasoline storage tank(s) still buried on the property. That is for others to consider. The issue of this comment is 100% games that appear to being played vis-à-vis not parking this project; and not even offering to pay in-lieu parking fees for spaces required, which might be available at that location. Nonetheless for the business there as being a dealership it no doubt was actually parked with respect to vehicles present for sale, service, and employees. How it morphed to this day as being somewhat of a hodgepodge of non-parked- businesses seems accepted as undocumented by staff? The property is obviously very dated, of no real significant historical nature, built to the property lines on the North and South sides whereat, if to today’s code, would have a setback of 5 feet on 8th St and 5 feet on 10th Court. The developer seems to desire to keep essentially the same building envelope at ground level and expand the volume of the building some 40 percent to just under the 30-foot height limit, notwithstanding all kinds of additional stuff is permitted above the 30-foot limit. Can you say H20 Hotel? When the 901 Hermosa Avenue property was sold to the present owner in year- 2022 it supposedly had, per the assessor’s office, some 7780 square feet of improvements. Granted such assessor’s data is not always precise, however many assessments on one’s taxes are based on such developed sq-footage and it should be reasonably accurate. Then also, the transaction agents having sold the property for $5,000,000 back in September of 2022 indicate still-to-today that the rental space within same at the time of the sale - encompassed an area of 8300 sq-ft for the property at 901 Hermosa Avenue, Hermosa Beach; this then resulting in a sales price of approximately $602 per sq-ft. Thus the assessor’s office indicates the property has 7780 sq-ft of developed floor area, while the agents transacting the sale indicate the developed sq-ft as being some 8300 sq-ft. But incredibly the Staff Report is indicating the present permitted floor area today is 14,021 sq-ft, and notwithstanding all the smoke and mirrors of reducing the 2nd floor, adding a 3rd floor, and the applicant proposing to increase the building volume some 40%. These numbers are beyond whacky and simply fishy when considering the following. There is no mention that I could see of Page 516 of 908 SUPPLEMENTAL testimony from Howard Lee For the 10-21-2025, Planning Commission Meeting. Page 3 of 9 possibly non-permitted (non-documented) occupied floor area being used by the applicant’s tenants. When viewing some of the 2nd floor present over the years, much of what’s constructed within may well have been built ad hoc over the decades, i.e. without benefit of permit, and not to any particular code. There is at least one stairway to occupied floor are which would not have met code even in the 1930s. Much area with occupied areas above seems to have no fire-proofing of any sort between the first and 2nd floor. That’s a potential disaster presently in the making in my view as a result of very-likely illegally constructed floor area that’s now being utilized possibly to legitimize legal floor area replacement, never having met any parking standards in the first place. The staff report states on page 4 the following; If that makes any sense, then the final square footage basis these numbers would be 14,021(existing) – 1,340 (decommissioned) + 3,654 (added footage) = for a total of 16,335 and an increase of 2314 sq-ft; not a decrease of 194 sq-ft. The real question is, why would the sales agents back in 2022 want to understate the retail footage by almost 41%. In fact, the stated sales amount of retail footage as being 8300 sq-ft is closer to the amount of 7780 sq-ft showing on the assessor’s website. The fact appears to be that the applicant is attempting to build 16,335 as a “remodel” for what is perhaps only about 8100 sq-ft of legitimate developed footage on the books to avoid providing even one parking space. I.e. The applicant is taking a building with zero present onsite parking of 8100 sq-ft (legitimate developed floor area) and doubling its size while still adding zero parking. In my view this is little more than an absolute scam application and should be rejected out of hand. I find Page 517 of 908 SUPPLEMENTAL testimony from Howard Lee For the 10-21-2025, Planning Commission Meeting. Page 4 of 9 it hard that it even got through the planning department. The City Council just increased parking rates for the parking meters all the way up 75%, $1.5 to $3.5 per hour in the daytime in the downtown parking lots, and a full 50%, $1 per hour to $3 per hour in the daytime for the street meters. That doesn’t mean the city now needs a massive blockhouse of office suites at the subject location along with some retail (?) having absolutely zero parking, and thus the property’s tenant-employees and customers to pay the meters and receive parking tickets for the city to rake in money that way. That’s sick. Bottom-line, in well over four decades this is the most seemingly bald-face outrageous application I’ve yet to see the Planning Commission receive. How it got this far without the applicant being properly informed is beyond me. Following are some images from Google Maps, the Assessor’s Site, and more. Thank you for your interest. The applicant, if he had the lot immediately to the west, which appears to be some kind of micro-hotel or short-term rental operation, could perhaps immediately duplicate the H20 Hotel project which is also on 4 similarly located lots. Additionally this parcel might well fit being built with Condominiums given 3 separate lots exist presently? Most Respectfully, Howard Lee P.S. Btw, where is the L.A. County Fire Department in not demanding the 5-foot set back on the north side to restore some minimal space availability for safety vehicles on 10th Court. 10th Court is somewhat of a mess, significantly as a result of 901 Hermosa Avenue still being built to the lot line on 10th Court. Images and misc. info follows. Parcel 4187-003-028 made up of 3 lots. https://portal.assessor.lacounty.gov/parceldetail/4187003028 Page 518 of 908 SUPPLEMENTAL testimony from Howard Lee For the 10-21-2025, Planning Commission Meeting. Page 5 of 9 Looking West, North, East, and South Page 519 of 908 SUPPLEMENTAL testimony from Howard Lee For the 10-21-2025, Planning Commission Meeting. Page 6 of 9 ---- Continued ---- Page 520 of 908 SUPPLEMENTAL testimony from Howard Lee For the 10-21-2025, Planning Commission Meeting. Page 7 of 9 Page 521 of 908 SUPPLEMENTAL testimony from Howard Lee For the 10-21-2025, Planning Commission Meeting. Page 8 of 9 Hermosa Beach Sea Monster Man of 901 Hermosa Avenue follows next page . . . Page 522 of 908 SUPPLEMENTAL testimony from Howard Lee For the 10-21-2025, Planning Commission Meeting. Page 9 of 9 End of Supplemental eComment. Page 523 of 908 A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN EXISTING BUILDING AT 901 HERMOSA AVE IN THE GENERAL COMMERCIAL ZONE AND COASTAL ZONE City Council Meeting –January 27, 2026 Page 524 of 908 Request ▪Categorical exemption from the California Environmental Quality Act (CEQA) ▪Adopt a draft resolution to approve a precise development plan and lot line adjustment to remodel and add a third story to an existing two-story commercial building Page 525 of 908 Background ▪October 21, 2025- Planning Commission (PC) considered the current application and continued the matter to allow the applicant and staff time: –To prepare a detailed breakdown of the existing and proposed building square footage ▪December 16, 2025 - PC held a public hearing and approved project Page 526 of 908 Zoning Map Zoning: Downtown Commercial, Coastal Zone General Plan: Community Commercial Page 527 of 908 Background ▪The project site is an 8,177-square-foot corner lot adjacent to a walk-street ▪The site was developed in 1928 ▪The site is currently developed with a 12,012-square-foot two-story multi-tenant commercial building ▪The current development has no surface parking or landscaping Page 528 of 908 Project Description ▪Precise Development Plan –Remodel and addition – Add a third-story with a height of 28 feet, 9.6 inches –Reconfigure the existing building layout, resulting in an increase of 793 square feet of usable floor area ▪Lot Line Adjustment –Consolidates 3 existing parcels into a single lot Page 529 of 908 Photo of Existing Site Page 530 of 908 Photo of Existing Site Page 531 of 908 Rendering Page 532 of 908 Development Standards Criteria Required Provided LOT STANDARDS HEIGHT:30 ft 28ft, 9.6in YARDS: Front Not required 0 feet Side 5 ft 0 ft (existing, no change) Rear 5 ft 1st floor: 2 ft, 11 in (existing, no change) 2nd floor: 5 ft, 10 inch 3rd floor: 5ft, 10 inch PARKING: Total Parking Spaces Minimum 0 existing No additional stalls are required if building square footage does not increase 0 stalls Page 533 of 908 Site Plan •First floor will maintain nonconforming setback •Second and third floors will have 5’-10” setback • Roll-up doors installed off 10th Court for access to loading, utility rooms Page 534 of 908 Existing 1st floor Existing 2nd Floor EXISTING FLOOR AREA •Areas in white indicate not counted toward floor area includes: •Stairways •Movable floorsPage 535 of 908 Proposed Floor Plan- 1 st Floor •Areas not counted toward floor area includes: -Loading zone -Trash room -Transformer room -Stairways and Elevators -Equipment room •First Floor decreased from 7,653 sq.ft. to 5,980 sq.ft. Page 536 of 908 Proposed Floor Plan- 2 nd Floor •Second floor deactivates 1,340 square feet of floor area •Areas not counted toward floor area includes: - Stairways/elevators -Deactivated area •Second Floor will decrease from 4,359 sq.ft. to 2,767 sq.ft. Page 537 of 908 Proposed Floor Plan- 3 rd Floor •Project includes adding a 4,058 square foot third-story •Green Roof – •3 raised gardens for the visual enjoyment of future tenants •Areas not counted toward floor area includes: •Courtyards •Green roof •Stairways/elevators •Mechanical room •Raised gardens Page 538 of 908 Landscaping •Third-floor gardens designed as visual amenities •Access is provided for maintenance •Planters are raised and open to the sky Page 539 of 908 Proposed Elevations Contemporary architectural style while maintaining ground floor defining features of original building Project proposes use of and several materials, such as metal paneling, aluminum and glass on the storefront, and incorporates stucco, aluminum and glass curtain walls Additional windows would be installed on the south side of the building Page 540 of 908 Proposed Elevations •All roof top equipment will be screen from public view •The pedestrian entryway closest to the walk street would be redesigned with an arch • Additional service doors would be installed on the north side of the building off Tenth Court. Page 541 of 908 Required Findings ▪Precise Development Plan- HBMC 17.58.020 ▪Lot Line Adjustment Page 542 of 908 General Plan Consistency •Land Use Element •Policy 1.3 – Access to daily activities •Provides access to services in the community and contribute to more options for residents to have access to daily activities. •Policy 1.7- Compatibility of Uses •Uses will be subject to compliance with the permitted uses of the zone per the city’s municipal code •Park and Open Space Element •Policy 5.7 •Nighttime views are protected by a condition of approval requiring all exterior lighting to be downcast to minimize light pollution. Page 543 of 908 Environmental Determination ▪California Environmental Quality Act, Categorical Exemption –Section 15301, Class 1, Existing Facility –Section 15305, Class 5, Minor Alterations in Land Use Limitations Page 544 of 908 Public Noticing Page 545 of 908 Staff Recommendation ▪Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) ▪Adopt a Resolution approving Precise Development Plan (PDP 23-04) and Lot Line Adjustment (LLA 23-03) subject to conditions of approval Page 546 of 908 Contact us. Kaneca Pompey, Contract Planner 714-568-1010 ext. 2752 kpompey@hermosabeach.gov THANK YOU! Page 547 of 908 Page 548 of 908 Page 549 of 908 Page 550 of 908 City of Hermosa Beach | Page 1 of 3 Meeting Date: January 27, 2026 Staff Report No. 25-CDD-138 Honorable Mayor and Members of the Hermosa Beach City Council INTRODUCE AN ORDINANCE APPROVING ZONE TEXT AMENDMENT (TA 25-03) AMENDING VARIOUS SECTIONS OF TITLE 17 OF THE HERMOSA BEACH CODE PERTAINING TO APPEAL PERIODS AND THE TRANSMISSION OF PLANNING COMMISSION DECISIONS CEQA: The project qualifies for a Categorical Exemption per Section 15061(b)(3) of the California Environmental Quality Act Guidelines (Community Development Director Alison Becker) Recommended Action: Staff recommend City Council: 1. Conduct a public hearing to consider amendments to the Hermosa Beach Municipal Code pertaining to appeals and transmission of Planning Commission decisions for City Council review; 2. Find that the action is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15061(b)(3) of the CEQA Guidelines; and 3. Introduce by title only and waive first reading of an Ordinance (Attachment 1) of the City of Hermosa Beach approving Zone Text Amendment (TA 25-03) Executive Summary: At its December 16, 2025, meeting, the Planning Commission recommended that the City Council approve zone text amendments to Title 17 of the Hermosa Beach Municipal Code pertaining to appeals and City Council review of Planning Commission actions. The Zone Text Amendment is intended to align the Zoning Code with recent City Council amendments to Title 2 of the Hermosa Beach Municipal Code pertaining to the review of Planning Commission actions. Background: At its October 28, 2025, meeting, City Council amended Title 2 of the Hermosa Beach Municipal Code (HBMC) to eliminate the sequential process of the City Council’s review of Planning Commission actions and the public appeal process. Under the prior procedures, applicants waited a minimum of three weeks for the City Council’s review and then waited for the public appeal process to expire. At times, the period between the Planning Commission decision and the conclusion of the public appeal process could be longer, particularly when there are five weeks in a month, holidays, or both. Ordinance No. 25-1491 was adopted by the City Council, establishing new procedures that allow for Page 551 of 908 City of Hermosa Beach | Page 2 of 3 a concurrent timeframe for public appeal and City Council review which included a fixed 15-day call-up period following the Planning Commission’s decision (Attachment 2). To facilitate this concurrent process, the Planning Commission meeting minutes will no longer be presented at a City Council meeting on the consent calendar. Instead, action minutes from the Planning Commission are posted within 24 hours of the meeting, and City Staff will send courtesy notice to Councilmembers. The City Council could then review the actions and submit a form to the City Clerk requesting to schedule a future hearing for review of the application. Upon receipt of two review requests for the same item, the matter will be scheduled for a future City Council meeting. At its December 16, 2025 meeting, the Planning Commission, which serves as the advisor to the City Council on all land-use matters, reviewed the related Zone Text Amendment and recommended City Council’s approval. Past Commission and Council Actions Meeting Date Description City Council October 14, 2025 City Council adopted an Ordinance amending Section 2.52.040, establishing that the CC review timeline should commence following the Planning Commission’s action and run concurrently with the public appeal process Planning Commission December 16, 2025 The Planning Commission recommended CC approve amendments to Title 17 of the HBMC pertaining to appeal periods for Planning Commission decisions and the transmission of the record to the City Council for review. Discussion: The City must amend HBMC Title 17, Zoning, to align with City Council’s amendment to Title 2. City Council call-up procedures for Variances and Conditional Use Permits are cited in the appeals section for these entitlements and have a 1 5-day appeal period. The appeal periods for Conditional Use Permits for residential condominium conversions and Development Agreements are proposed to be changed from ten (10) days to fifteen (15) days. The proposed amendment also updates the decision-making body for variances to reflect that the Planning Commission, not the defunct Board of Zoning Adjustments, is responsible for this role. The Planning Commission's recommended changes would create consistency in appeal and review timeframes, making the process more straightforward and predictable for the public, applicants, and staff. Consistent with the intent of the Planning Commission’s recommendation and City Council action, staff is recommending that the public’s appeal period of Precise Development Plans also be amended from ten (10) days to fifteen (15) days. Environmental Analysis: The proposed zone text amendment is a project subject to the California Environmental Quality Act (CEQA) and qualifies for an exemption from CEQA pursuant to Section Page 552 of 908 City of Hermosa Beach | Page 3 of 3 15061(b)(3) (Common Sense Exemption) of the State CEQA Guidelines (Chapter 3 of Division 6 of Title 14 of the California Code of Regulations). The activity is covered by the Common Sense Exemption, which states that CEQA applies only to projects that have the potential for causing a significant effect on the environment. There is no possibility that the proposed change to the zoning code may have a significant effect on the environment; therefore, the activity is not subject to CEQA. No special circumstances exist that the proposed change would create a significant adverse effect on the environment (i.e. no sensitive species or habitats, no hazardous sites, no scenic highways, no historic resources, etc.). Public Notification: For the January 27, 2026, City Council hearing a legal ad was published on January 15, 2027, in the Easy Reader a newspaper of general circulation and posted in three locations. Fiscal Impact: There is no fiscal impact associated with the recommended actions. Attachments: 1. Draft Ordinance 2. City Council Ordinance No. 25-1491 Respectfully Submitted by: Alexis Oropeza, Planning Manager Concur: Alison Becker, AICP, Community Development Director Noted for Fiscal Impact: Henry Chao, Finance Manager Legal Review: Sarah Locklin, Interim Assistant City Attorney Approved: Steve Napolitano, City Manager Page 553 of 908 Page 1 of 3 ORD NO. 26-XXXX CITY OF HERMOSA BEACH ORDINANCE NO. 26-XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, AMENDING HERMOSA BEACH MUNICIPAL CODE TITLE 17 PERTAINING TO APPEAL PERIODS AND THE TRANSMISSION OF PLANNING COMMISSION DECISIONS TO CITY COUNCIL (CITYWIDE); AND FINDING THE ACTION TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT RECITALS WHEREAS, the City of Hermosa Beach (“City”) City Council (“Council”) adopted Ordinance No. ORD 25-1491 on October 28, 2025, amending Hermosa Beach Municipal Code (“HBMC”) Chapter 2.52 pertaining to Council review of Planning Commission decisions by providing that the Council will conduct a review of Planning Commission actions if two Council Members file a Council review form with the City Clerk within fifteen (15) days of the decision; and WHEREAS, the Council desires to amend subsections 17.22.170, 17.38.330, 17.38.500, 17.54.060, 17.56.100, 17.58.060, and 17.64.020 to Title 17 of the HBMC to establish public appeal periods consistent with the Council review periods and procedures established by Ordinance No. 25-1491. THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference. SECTION 2. Amendment. Title 17 of the HBMC is hereby amended as follows: a. Subsection 17.22.170 of Chapter 17.22 is revised by replacing the word “ten” with the words “fifteen (15)”. b. Subsection 17.38.330(E) of Chapter 17.38 is revised by replacing the word “ten” with the words “fifteen (15)”. c. Subsection 17.38.400(E) of Chapter 17.38 is revised by Page 554 of 908 Page 2 of 3 ORD NO. 26-XXXX replacing the word “ten” with the words “fifteen (15)”. d. Subsection 17.54.060(B) of Chapter 17.54 is revised by (a) replacing the words “board of zoning adjustments’” with the word s “Planning Commission’s”; (b) deleting the words “ten days from the date of the succeeding regular city council meeting at which it is determined whether or not to review the decision of the planning commission pursuant to Section 2.52.040”; (c) deleting the words “issuance of a report of”; (d) deleting the words “and findings” after the word “decision”; and (e) inserting the words “or a City Council Review initiated pursuant to Section 2.52.040” after the words “The filing of an appeal”. e. Subsection 17.56.100 of Chapter 17.56 is revised by (a) replacing the word “order” with the word “decision”; (b) replacing the words “ten days from the date of the succeeding city council meeting at which it is determined whether or not to review the decision of the planning commission pursuant to Section 2.52.040 of this code until within such ten-day period or an appeal in writing is filed with the council by any person dissatisfied with the decision of the planning commission ” with the words “fifteen (15) days from the planning commission decision unless the matter is called up for City Council review pursuant to Section 2.52.040 of this code or an appeal in writing by any person dissatisfied with the decision of the planning commission”. f. Subsection 17.58.060(B) of Chapter 17.58 is revised by replacing the words “ten (10)” with the words “fifteen (15)”. g. Subsection 17.64.020 of Chapter 17.64 is revised by replacing the word “ten” with the words “fifteen (15)”. SECTION 3. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications; and, to this end, the provisions of this Ordinance are severable. SECTION 4. California Environmental Quality Act (“CEQA”). The Council finds that this not a project subject to CEQA pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the enviro nment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines (Chapter 3 to Title 14 of the California Code of Regulations) because it has no potential for resulting in physical change to the environment, directly or indirectly. Page 555 of 908 Page 3 of 3 ORD NO. 26-XXXX SECTION 5. Certification. The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law. SECTION 6. Effective Date. This Ordinance shall become effective and be in full force and effect from and after thirty (30) days of its final passage and adoption. PASSED, APPROVED and ADOPTED on this 27th day of January 2026. AYES: NOES: ABSTAIN: ABSENT: ______________________________________________________________________________ Mayor Rob Saemann PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM: _________________________________ _________________________________ Reanna Guzman Jason Baltimore Acting City Clerk Interim City Attorney Page 556 of 908 Page 557 of 908 Page 558 of 908 Page 559 of 908 Page 560 of 908 Page 561 of 908 ZONING TEXT AMENDMENT: PERTAINING TO APPEALS & CITY COUNCIL REVIEW OF PLANNING COMMISSION'S DECISION City Council January 27, 2026 Page 562 of 908 Background October 2025 - City Council (CC) amended procedures for review of Planning Commission (PC) decisions (HBMC Section 2.52.040) CC review period commences following PC meeting CC review of PC decisions aligned with the appeal period for entitlements Requests to review decisions made by filing a form within 15 days with the City Clerk Action reviewed when a request by 2 or more CC members is received by City Clerk December 2025 – Planning Commission recommended City Council approval of related Title 17 Amendments Page 563 of 908 Zoning Text Amendment Amendments to Title 17 Public appeal period of Planning Commission decisions from 10 to 15 days - Conditional Use Permits - Variances - Precise Development Plans* - Specific Plan Area* - Development Agreements* Update decision-making authority reference to the Board of Zoning Adjustments Page 564 of 908 CEQA &Public Notice CEQA Exempt from California Environmental Quality Act “Commons Sense Exemption” (Section 15061(b)(3) of State CEQA Guidelines) Public Notice - Legal ad published in Easy Reader - Notice on website - Posted in 3 locations Page 565 of 908 Recommendation 1. Determine the proposed ordinance exempt from review under the California Environmental Quality Act (“CEQA”); and 2. Adopt Ordinance amending Title 17, updating various sections of Zoning Ord pertaining to appeal periods and transmission of decisions to City Council Page 566 of 908 Contact us. Alexis Oropeza, Planning Manager 310-318-0242 aoropeza@hermosabeach.gov THANK YOU! Page 567 of 908 City of Hermosa Beach | Page 1 of 3 Meeting Date: January 27, 2026 Staff Report No. 26-CMO-004 Honorable Mayor and Members of the Hermosa Beach City Council UPDATE ON HOMELESSNESS EFFORTS (Senior Management Analyst Sara Russo) Recommended Action: Staff recommends City Council receive and file the report. Executive Summary: The City of Hermosa Beach launched a mobile crisis response pilot program to provide help to people experiencing homelessness and mental health crises. The program ended September 29, 2025 and staff is to provide an update on the results. Background: At its December 12, 2023 City Council meeting, City Council awarded a professional services agreement to Los Angeles Center for Alcohol and Drug Abuse (L.A. CADA) to provide mobile mental health and crisis response services due to the City being a recipient of a federal grant. With the City, L.A. CADA implemented a crisis response pilot program to complement existing outreach and engagement efforts to improve outcomes for persons experiencing homelessness in Hermosa Beach. On September 29, 2025 the HbCares program ended due to lack of continued funding. On October 28, 2025 staff presented an informational item regarding an update to Hermosa Beach’s homelessness programs. At the end of the report, City Council requested a report on Hb Cares activities. Past Council Actions Meeting Date Description September 10, 2024 Councilmember Detoy requested, and Mayor Pro Tem Seamann and Mayor Francois supported, a future agenda item regarding the City’s current regulations on public camping and possible regulatory options in light of the Grants Pass decision. October 8, 2024 City Council gave direction to bring back a comprehensive Hermosa Beach Municipal Code amendment to regulate camping in public places in light of the recent Grants Pass decision. Page 568 of 908 City of Hermosa Beach | Page 2 of 3 Meeting Date Description February 25, 2025 The City Council introduced on first reading and waived full reading of the ordinance and directed certain changes regarding the violation section. March 11, 2025 The City Council waived the second reading and adopted Ordinance No. 25-1486. September 30, 2025 Councilmember Jackson requested, and Mayor Seamann supported a future informational agenda item regarding an update on the City’s homelessness programs, funding and car camping. October 28, 2025 Mayor Pro Tem Detoy requested, and City Council approved for staff to come back with a presentation regarding HbCares activities. Analysis: The Hermosa Beach Police Department is often the agency responding to calls involving unhoused individuals who have mental health issues. The City used the federal funding to engage and support a civilian team that responded instead of the police when incoming calls involve nonemergency and non -medical situations with individuals experiencing homelessness and in need of mental health services. The m obile crisis response team was trained and equipped to de-escalate situations and work in cooperation with Harbor Interfaith Services, which provided services for Hermosa’s unhoused residents. The mobile crisis response team provided information, referrals, transportation to services and additional follow-up support and case management to support Harbor Interfaith Services. The population served consisted of thirty-four (34) individuals experiencing homelessness in Hermosa Beach, as well as the resident population of approximately 19,728. The project aimed to decrease the number of individuals experiencing homelessness by offering welfare checks and stabilization services; decrease the number of mental health crisis calls handled by the Hermosa Beach Polic e Department by identifying calls eligible for diversion to an alternate response model and improving access to those experiencing homelessness in Hermosa Beach. Out of 34 individuals experiencing homelessness: 2 individuals were housed, 1 entered a nursing home, 1 entered a drug rehabilitation center, 2 were reunited with their families, 1 returned to their country, 2 were sheltered, 3 stay in their vehicle, and 22 are service resistant. While the pilot program had several success stories, multiple challenges were met. L.A. CADA encountered lots of staff turnover, had limited staff during peak periods, and they were unable to set up a second team. It was also difficult to engage with harder to reach populations, locating individuals, and engaging with unhoused individuals who were Page 569 of 908 City of Hermosa Beach | Page 3 of 3 service resistant. Furthermore, staff endured barriers to housing resources making it a struggle to house individuals. Although the program was met with challenges, valu able lessons were learned and staff recommends that future programming have continuous mental health and housing assistance and that the City explore regional collaborations to expand reach and impact. Fiscal Impact: There is no fiscal impact associated with the recommendation. Attachment: L.A. CADA Hb Cares Dashboard Respectfully Submitted by: Sara Russo, Senior Management Analyst Approved: Steve Napolitano, City Manager Page 570 of 908 Power BI Desktop Care Services Provided 0 20 40 Emotional Support Housing Navigation Snack Pack Client Advocacy Water Coordinate with Provider Building Rapport Assessment 5150 Hygiene Pack Psychoeducation Safety Plan Coordinate with Family Medical Support Homeless Outreach Mental Health Other Coordinate with Insurance Cultural Resources Housing Resources Information on Identity Theft Narcan Social Services 53 53 31 19 14 11 10 7 5 5 4 4 3 3 2 2 2 1 1 1 1 1 1 Housing Status 0 50 100 Unhoused Housed Unknown At Risk 95 20 15 3 HB Cares Pilot Program May 2024 - August 2025 Type of Calls 0 100 200 Total Follow Up Call Total Intake Calls 181 155 Total Calls 336 Total Services Provided 234 HB Care ser vices provided Monday - Thursday 9:00am - 8:00pm and not on City Holidays. This equates to approximately 251 days of ser vice for the program duration. Calls per Day 1.34 Services Provided per Day 0.93 Page 571 of 908 HOMELESSNESS HB CARES UPDATE City of Hermosa Beach Page 572 of 908 Background •Received a $1 million dollar grant from Congressman Ted Lieu. •Awarded contract to L.A. CADA to provide mobile mental health and crisis response. •Granted a 1 year no-cost extension; program original end date was September 29, 2024. •Program ended September 29, 2025 due to lack of continued funding. Page 573 of 908 HB CARES Out of 34 individuals experiencing homelessness: •2 individuals were housed, •1 entered a nursing home, •1 entered a drug rehabilitation center, •2 were reunited with their families, •1 returned to their country, •2 were sheltered, •3 stayed in their vehicle, and •22 were service resistant. Page 574 of 908 While the pilot program had several success stories, multiple challenges were met: •L.A. CADA had lots of staff turnover, •L.A. CADA provided limited staff during peak periods, •L.A. CADA was unable to set up a second team, •L.A CADA found it difficult to engage with harder to reach populations, •L.A. CADA had difficulty locating individuals and engaging with unhoused individuals who were service resistant, and •L.A. CADA also endured barriers to housing resources making it a struggle to house individuals. Page 575 of 908 Page 576 of 908 Recommendation •Receive and file the report. Page 577 of 908 City of Hermosa Beach | Page 1 of 9 Meeting Date: January 27, 2026 Staff Report No. 26-CR-012 Honorable Mayor and Members of the Hermosa Beach City Council APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 (Community Resources Director Lisa Nichols) Recommended Action: Staff recommends City Council: 1. Consider approval of an agreement with the Hermosa Beach Chamber of Commerce and Visitors Bureau and the Hermosa Beach Chamber Foundation for its special events in 2026 through 2028 (Attachment 1); 2. Determine whether to provide an additional level of financial support for the St. Patrick’s Day Parade beginning in 2026, and, if so, select a parade route to move forward with; and 3. Authorize the City Manager to execute and the City Clerk to attest to the agreement subject to approval by the City Attorney. Executive Summary: Staff presents a proposed agreement with the Hermosa Beach Chamber of Commerce (Chamber) and the Hermosa Beach Chamber Foundation (Foundation) for the production of community events from 2026 through 2028 (Attachment 1), including Sidewalk Sales, the St. Patrick’s Day Parade, Memorial Day Fiesta Hermosa, Labor Day Fiesta Hermosa, and Hermosa for the Holidays. While the proposed agreement continues the City’s existing partnership framework, including waiver of indirect City costs for all events and a proposed waiver of direct costs for the Parade, the Chamber and Foundation have advised that ongoing financial challenges, primarily related to public safety, barricades, and insurance, may impact their ability to continue producing the Parade beginning in 2026. Staff recommends City Council consider approval of the proposed agreement, determine whether to provide an additional level of financial support for the Parade, and, if so, select a Parade route, with staff recommending a Strand-based route due to reduced barricade needs and enhanced public safety benefits. Background: The Chamber has historically produced special events such as Sidewalk Sales, the St. Patrick’s Day Parade, Fiesta Hermosa, Locale 90254, and Hermosa for the Holidays under an agreement with the City. In 2021, the Board of Directors of the Chamber Page 578 of 908 City of Hermosa Beach | Page 2 of 9 established the Foundation to support the fundraising, planning, and production of certain community events. Since its formation, the Foundation has overseen the production of the St. Patrick’s Day Parade and Hermosa for the Holidays. The Foundation is a verified 501(c)(3) nonprofit organization. On July 13, 2021, City Council established a subcommittee consisting of two Councilmembers, Councilmember Francois and Councilmember Jackson, to work with staff and the Chamber to evaluate Chamber-produced events and to develop an agreement for its events occurring from 2023 through 2025. As a result of these discussions, City Council approved an agreement for Chamber- and Foundation-produced events from 2023 through 2025 (Attachment 2) on November 29, 2022. Key changes from the prior agreement (Attachment 2) included removal of the New Year’s Eve Celebration as a contractual obligation due to ongoing budget and sponsorship constraints; inclusion of Sidewalk Sales events; and an option f or the Chamber to provide either the Labor Day Fiesta Hermosa or a smaller, locally focused Locale 90254 event, with a required one-time selection to ensure consistency in the City’s Special Events Calendar through 2025. The Chamber ultimately chose to produce the Locale 90254 event, forgoing the production of the Labor Day Fiesta Hermosa from 2023 through 2025. The approved agreement for Chamber- and Foundation-produced events from 2023 through 2025 (Attachment 2) also provided for the waiver of indirect City costs associated with the covered events, while requiring the Chamber to pay all direct costs in accordance with the City’s annual Master Fee Schedule. Requests from the Chamber for waivers of direct costs, including parking revenue, were not approved. It was determined that waivers of indirect costs represented a significant City subsidy and an appropriate demonstration of partnership in support of community events. Past Council Actions Meeting Date Description November 29, 2022 Council approved an agreement with the Chamber to provide the St. Patrick’s Day Parade, Memorial Day Fiesta Hermosa, Labor Day Fiesta Hermosa or Locale 90254, Hermosa for the Holidays, and Sidewalk Sale events in 2023 through 2025. Discussion: Staff worked with the Chamber to develop mutually agreeable terms for an agreement for its special events from 2026 through 2028 (Attachment 1). The proposed agreement (Attachment 1), incorporates the following new terms for City Council consideration: Page 579 of 908 City of Hermosa Beach | Page 3 of 9 Waiver of Fiesta Hermosa Vendor Fee Under the agreement for Chamber- and Foundation-produced events from 2023 through 2025 (Attachment 2), the Chamber was required to pay the City a per-vendor fee for each participating vendor at Fiesta Hermosa, with exemptions for nonprofit vendors and vendors holding a valid City business license. The Chamber was responsible for collecting the fee from participating vendors and submitting a post -event vendor list to the City for billing purposes. Since 2023, the total amo unt due from the per-vendor fee has averaged approximately $9,500 for the Memorial Day Fiesta Hermosa. During discussions related to the proposed agreement (Attachment 1), the Chamber requested a waiver of the per-vendor fees for Fiesta Hermosa, citing rising event production costs and reduced sponsorship revenue. The Chamber indicated that waiving these fees would allow additional revenue to be retained to help offset overall production expenses associated with hosting Fiesta Hermosa. The proposed agreement (Attachment 1) would waive the per-vendor fees for Fiesta Hermosa. Return of Labor Day Fiesta Hermosa Under the agreement for Chamber- and Foundation-produced events from 2023 through 2025 (Attachment 2), the Chamber was provided an option to hold the Labor Day Fiesta Hermosa or Locale 90254, the latter of which encompassed a smaller event footprint and was more locally focused with an Oktoberfest theme. This provision was provided with consideration of feedback provided through multiple stakeholder meetings, a community town hall event, and a month -long online public comment campaign held in 2017, which included input that the desire was for the Chamber to explore the viability of hosting one Fiesta Hermosa on a non-holiday weekend. Following the Chamber ’s decision to produce Locale 90254 in place of the Labor Day Fiesta in 2023 through 2025, the Chamber received feedback from businesses in support of the return of Labor Day Fiesta Hermosa rather than continuing Locale 90254. The Chamber requests its return in 2026 under the terms of the proposed agreement (Attachment 1). The Labor Day Fiesta Hermosa would be a smaller, community-focused event in comparison to the Memorial Day Fiesta Hermosa. The requested event footprint for the Labor Day Fiesta Hermosa would be Pier Avenue between Palm Drive and Hermosa Avenue, Hermosa Avenue between 13th Street and 10th Street, Pier Plaza, and Lot A. Included in Attachment 3 is a letter from the Chamber requesting the return of a Labor Day Fiesta Hermosa. City Partnership with St. Patrick’s Day Parade The St. Patrick’s Day Parade, a long-standing community event, has been organized by the Chamber since 2010. In recent years, the Chamber has informed the City of financial challenges associated with producing the event, particularly related to security and public safety costs. Page 580 of 908 City of Hermosa Beach | Page 4 of 9 To ensure events are safe and well-managed, the City works with event producers to review event logistics, including accessibility, emergency planning, traffic control, and security. Events requiring street closures must include a City-approved traffic control plan detailing road closures, detours, and traffic control devices. The event producer is responsible for providing and installing all required devices, which are inspected by Public Works staff at the event producer’s expense. As the St. Patrick’s Day Parade requires street closures, these requirements apply to the event. For informational purposes, the 2025 revenues and expenditures associated with the St. Patrick’s Day Parade were as follows: Revenue: $40,059 o Sponsors/Brand Activations: $14,499 o Donations: $14,385 o Parade Entries: $11,175 2025 Entry Fees Nonprofit Chamber Member or Foundation Member - $0 Nonprofit Non-Member - $175 Resident - $250 Business Chamber Member - $500 Business Non-Chamber Member - $1,000 Equestrian/Animals - $275 Car Clubs - $300 School Marching Band, Cheer or Dance Squads - $0 Dignitary - $100 $200 Car for Dignitary (drivers) - $0 Add-ons: Additional Walkers/Individuals - $25 each Additional Vehicles - $50 each Car for Dignitary - $100 each Expenditures: $58,003.24 o Merchandise/Advertising: $915.09 o Barricades and Labor: $19,303 City staff facilitated a connection between the Chamber and the Port of Long Beach, allowing the Chamber to borrow a portion of the required barricades. This resulted in an approximate cost savings of $4,00 0 for the Chamber. Bell Event Services rented a truck to transport the borrowed barricades to and from the City Yard, where they were stored before and after the event. o Other event equipment, Labor, and Event Staff: $19,400.68 o Portable restrooms: $1,429.23 Page 581 of 908 City of Hermosa Beach | Page 5 of 9 o Security: $7,623 o City Staff/Services: $6,119.84 o Los Angeles (L.A.) County Fire Department Staff and Services: $887 o Hermosa Beach School District Parking: $232 o Insurance: $1,385 o Entertainment/decorations: $408.40 o Photographer/videographer: $300 With consideration of the Chamber’s financial challenges associated with producing the event, the City proposed new terms in the proposed agreement for the Chamber’s events in 2026 through 2028 (Attachment 1) that would result in the Parade being presented as a partnership between the Chamber Foundation and the City, with all marketing and related materials required to state “in partnership between the Foundation and the City” and to display the City logo prominently. All Parade materials would be subject to City review in advance. Additionally, the City would waive all direct and indirect costs associated with the event, including staff time. By comparison, under the Chamber’s 2023–2025 agreement (Attachment 2), only indirect costs were waived; extending the waiver to include direct costs would result in an estimated cost savings to the Foundation of up to approximately $6,126.84 annually. The City would also provide City-owned barricades and handle all setup and teardown through City staff at no a dditional cost. In 2025, the City purchased 36 portable barriers through a grant provided by the State Homeland Security Program, which would be utilized to support the event. Despite these proposed terms, the Chamber still shares that ongoing financial challenges will continue to prohibit its ability to produce the St. Patrick’s Day Parade beginning in 2026. City staff and representatives of the Chamber have met several times to discuss potential options to reduce event-related costs, including consideration of alternate Parade routes that may require fewer barricades and associated traffic control measures. Attachment 4 illustrates the Parade route historically used, which would result in a total of $35,075–$40,825 for barricades, labor, and a 10% contingency, to account for unforeseen conditions or additional needs identified during final event planning, while Attachment 5 outlines alternate routes presented by the City to the Chamber. Each alternate route on Attachment 5 is summarized below, along with the estimated cost for each option for barricades and labor. Option 2A: The staging area would be located on Pier Avenue between Manhattan Avenue and Hermosa Avenue. The Parade route would begin at the intersection of Pier Avenue and Hermosa Avenue and proceed southbound in the southbound lanes of Hermosa Avenue to 6th Street. The estimated cost for barricades and labor would be between $25,500–$30,500. With a recommended 10% contingency, the total estimated cost would be between $28,050–$33,550. Option 2B: The staging area would be located on Pier Avenue between Cypress Avenue and Monterey Boulevard. The Parade route would begin at the intersection of Pier Avenue and Monterey Boulevard, travel west along Pier Avenue, and then Page 582 of 908 City of Hermosa Beach | Page 6 of 9 proceed southbound in the southbound lanes of Hermosa Avenue to 6th Street. The estimated cost for barricades and labor would be between $30,500 –$35,500. With a recommended 10% contingency, the total estimated cost would be between $33,550–$39,050. Option 3A: The staging area would be located on Pier Avenue between Manhattan Avenue and Hermosa Avenue. The Parade route would begin at the intersection of Pier Avenue and Hermosa Avenue, continue down Pier P laza, and proceed southbound along the Strand to 2nd Street. The estimated cost for barricades and labor would be between $20,500–$25,500. Including a recommended 10% contingency, the total estimated cost would be between $22,550 –$28,050. Option 3B: The staging area would be located on Pier Avenue between Manhattan Avenue and Hermosa Avenue. The Parade route would begin at the intersection of Pier Avenue and Hermosa Avenue, proceed southbound in the southbound lanes of Hermosa Avenue to 10th Street, travel west on 10th Street to the Strand, and then continue southbound along the Strand to 2nd Street. The estimated cost for barricades and labor would be between $23,000 –$28,000. With a recommended 10% contingency, the total estimated cost would be between $25,300–$30,800. Each alternate route (Attachment 5) presented by the City represents a reduction from the Parade routes used in past years and would require a corresponding decrease in the number of Parade participants. It should be noted that the cost estimates provided for each route were obtained by the City and include prevailing wage requirements, which are mandated for work performed by or on behalf of public agencies. As a result, these estimates may be higher than costs quoted to a private entity, as prevailing wage requirements would not apply in those instances. The Chamber and its affiliated Foundation have requested that City staff present the financial challenges associated with producing the St. Patrick’s D ay Parade to City Council for consideration of whether the City is willing to assume an additional level of financial support for the event, as outlined in a letter included as Attachment 6. The Chamber has indicated that continuing to produce the St. Patrick’s Day Parade under the current format, without additional financial support from the City, would result in a significant operating loss for the Foundation. The Chamber and Foundation have stated they are unable to sustain or justify producing an event that does not even break even. While the Chamber and Foundation are willing to continue contributing in defined and limited areas aligned with their capacity, such as event production support, equipment rentals, marketing, restrooms, and post-event cleanup, they have requested that the City assume financial responsibility for core municipal, public safety-related (security and barricades), and insurance costs. The total approximate costs for each would be: Security: $8,000 Barricades: To be determined based on the Parade route, with estimated costs ranging from $22,550 to $40,825 Page 583 of 908 City of Hermosa Beach | Page 7 of 9 Insurance: $1,400 L.A. County Fire Department Staff and Services: $900 The total amount for all would be determined based on the Parade route used. If the historic Parade route was used (Attachment 4), the total amount of City financial support requested would be approximately $51,125. Staff recommends City Council determine whether the City would provide an additional level of financial support for the St. Patrick’s Day Parade beginning in 2026, beyond the existing fee waiver of indirect costs for the event (approximately $22,000) and the proposed fee waiver of direct costs for the event (approximately $6,000) included in the proposed agreement (Attachment 1). If City Council determines the City should provide an additional level of financial support for the St. Patrick’s Day Parade, staff proposes two paths to do so for City Council consideration: Provide a reimbursement for the Foundation’s expenses for the Parade for which the Foundation is requesting that the City assume financial responsibility. This option would require establishing a budget allocation for the reimbursement and would involve administrative oversight and auditing of expenses to ensure compliance with public fund expenditure requirements.; or Provide either a 50% fee-waiver or full fee-waiver of the direct costs for other events produced by the Chamber and the Foundation, such as the Sidewalk Sales, Fiesta Hermosas, and Hermosa for the Holidays. This would result in approximately $19,389.99 (50% fee-waiver) or $44,906.82 (full fee-waiver) in cost savings annually through the terms of the proposed agreement (Attachment 1), which may be applied toward the Parade, in addition to the $6,126.84 in cost savings of direct costs already associated with the Parade under the proposed Agreement (Attachment 1). Under this option, the Chamber and its affiliated Foundation would be responsible for determining how to account for and allocate the resulting cost savings, as the Parade and Hermosa for the Holidays are produced by the Chamber Foundation, while the Sidewalk Sales, Memorial Day Fiesta Hermosa, and Labor Day Fiesta Hermosa are produced by the Chamber. Any internal transfer of funds or allocation of cost savings between the two entities would be managed by the Chamber and the Foundation and would not involve the City. The anticipated indirect and direct costs for the Chamber’s events from 2026 through 2028 in the proposed agreement (Attachment 1) are outlined in Table 1 below. Table 1: Chamber Events Agreement 2026-2028 – Annual Estimated Costs Event Annual Estimated Costs Sidewalk Sales Direct Costs: $642 Page 584 of 908 City of Hermosa Beach | Page 8 of 9 Additionally, staff requests City Council select a Parade route to move forward with, either the historic route (Attachment 4), or one of the proposed alternate routes (Attachment 5), with staff recommending a Strand-based route (Options 3A or 3B on Attachment 5) for consideration due to reduced barricade needs and enhanced public safety benefits associated with such routes, such as the Strand wall serving as a physical separation between spectators and Parade participants. Fiscal Impact: The proposed new agreement (Attachment 1) includes an estimated annual total of subsidies through fee waivers of indirect costs of approximately $350,406 annually and a fee-waiver of direct costs for the St. Patrick’s Day Parade totaling approximately $6,126.84 annually from the above table. The estimated annual total of recoupment of direct costs for all other Chamber- and Foundation-produced events would be approximately $44,906.82 annually, which includes a credit to the Chamber of approximately $16,750 for each Fiesta Hermosa. The credit is from Proposition A funds for the Chamber providing shuttle transportation for event attendees off-site to the event, and back. If the City Council approves providing a reimbursement to the Foundation for Parade - related expenses for which the Foundation is requesting the City assume financial responsibility, such reimbursement would come from the General Fund. Alternatively, if City Council approves 50% fee-waiver of direct costs for all other Chamber- and Foundation-produced events, the estimated direct costs to be waived would total approximately $19,389.99 annually. If City Council approves a full fee-waiver of direct costs, the City would collect no direct costs from the Chamber or Foundation. Attachments: 1. Chamber and Foundation Events Agreement 2026 through 2028 2. Chamber Events Agreement 2023 through 2025 3. Chamber Letter Requesting Return of Labor Day Fiesta Hermosa 4. Historic Parade Route Indirect Costs: $118,764 ($39,588 per event) St. Patrick’s Day Parade Direct Costs: $6,126.84 Indirect Costs: $21,536 Memorial Day Fiesta Hermosa Direct Costs: $21,528.84 Indirect Costs: $86,484 Labor Day Fiesta Hermosa Direct Costs: $21,528.84 Indirect Costs: $86,484 Hermosa for the Holidays Direct Costs: $1,207.14 Indirect Costs: $37,138 Total: Total Direct Costs: $51,033.66 Total Indirect Costs: $350,406 Total Annual Estimated Costs: $401,439.66 Page 585 of 908 City of Hermosa Beach | Page 9 of 9 5. Alternate Parade Routes 6. Chamber Letter Requesting Financial Support for the Parade Respectfully Submitted by: Lisa Nichols, Community Resources Director Noted for Fiscal Impact: Henry Chao, Finance Manager Concur: Brandon Walker, Administrative Services Director Approved: Steve Napolitano, City Manager Page 586 of 908 65270.00001\44377285.1 AGREEMENT BETWEEN THE CITY OF HERMOSA BEACH AND THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND THE HERMOSA BEACH CHAMBER FOUNDATION TO PROVIDE THE SIDEWALK SALES, ST. PATRICK’S DAY PARADE, MEMORIAL DAY FIESTA HERMOSA, LABOR DAY FIESTA HERMOSA, AND HERMOSA FOR THE HOLIDAY EVENTS THIS AGREEMENT is made this ________ day of _________________, 2025, by and between the City of Hermosa Beach, a California municipal corporation (hereinafter called “CITY”), and the Hermosa Beach Chamber of Commerce and Visitors Bureau, a California nonprofit mutual benefit corporation (hereinafter called “CHAMBER”), and the Hermosa Beach Chamber Foundation, a California nonprofit public benefit corporation (hereinafter called “FOUNDATION”). CITY, CHAMBER, and FOUNDATION are sometimes individually referred to herein as a “PARTY” and collectively referred to as the “PARTIES.” RECITALS A. CHAMBER and FOUNDATION desire to organize, coordinate, produce, and oversee the following Events: Sidewalk Sales, St. Patrick’s Day Parade, Memorial Day Fiesta Hermosa (“Fiesta Event 1”), Labor Day Fiesta Hermosa (“Fiesta Event 2”), and Hermosa for the Holidays in the City on City-owned property and private property (upon approval by property owner) for the term of this Agreement. B. CHAMBER and FOUNDATION represents that they are qualified and able to do so in a manner that benefits CITY and its resident and business community. C. The CITY is willing to make its property available for each Events due to the benefit each provides to the community. D. CHAMBER and FOUNDATION desire to clearly define their respective roles and responsibilities for the Events, with FOUNDATION serving as the managing entity for the St. Patrick’s Day Parade and Hermosa for the Holidays, and CHAMBER serving as the managing entity for the remaining Events. NOW, THEREFORE, in consideration of the foregoing and contained herein, the Parties agree as follows: Page 587 of 908 65270.00001\44377285.1 Section 1. Term of Agreement. The term of this Agreement shall commence on January 1, 2026 and terminate on December 31, 2028, unless earlier terminated as provided herein. Section 2. PARTIES’ Duties: Applicability to FOUNDATION. Except as otherwise expressly stated herein, all duties, obligations, requirements, indemnities, and insurance provisions set forth in this Section 2 and throughout this Agreement shall apply equally to CHAMBER and FOUNDATION with respect to the Events each entity manages. a. Events, Dates, and Locations. The PARTIES may organize, coordinate, produce, and oversee the Events at locations and on dates as mutually agreed upon by the PARTIES and CITY. • 2026 Event Dates. The PARTIES and CITY have mutually agreed on the following dates for the following Events: o Sidewalk Sales: January 23 through January 25; April 17 through April 19; and August 14 through August 16 o Parade: March 14 o Fiesta Hermosa 1: May 21 through May 26 (including setup and teardown) o Fiesta Hermosa 2: September 4 through September 8 (including setup and teardown) o Hermosa for the Holidays: November 19 through November 22 (including setup and teardown) • 2026 Event Locations. The PARTIES shall provide the CITY an Event site plan clearly indicating all Event location requests for 2026 events by December 31, 2025. Upon receipt, the CITY shall consider the requests against other activities and events booked within the CITY and provide the PARTIES with the CITY’s barricade, traffic control, and security requirements 90 days in advance of each Event. • 2027 and 2028 Events. PARTIES must annually inform the CITY of its intent to produce each Event, including confirmation of Event dates, times, and locations by July 1 of the preceding year for its 2027 and 2028 Events. The PARTIES shall provide the CITY an Event site plan clearly indicating all Event location requests for 2027 and 2028 events 90 days in advance of each Event. Upon receipt, the CITY shall consider the requests against other activities and events booked Page 588 of 908 65270.00001\44377285.1 within the CITY and provide the PARTIES with the CITY’s barricade, traffic control, and security requirements within seven business days. b. Event Changes and Cancellations. Should a PARTY desire to reschedule Event date(s) or request a change to Event location(s) or cancel an Event, it must do so in writing no later than thirty (30) days prior to the Event date(s). If a PARTY requests to reschedule Event date(s) or change Event location(s), the CITY will review the request against other activities and events booked within the City. CITY reserves the right in its sole discretion at any time or times to cancel an Event and/or suspend the use of Event location(s) subject to this Agreement, for any duration to protect public health and safety. Any such closure will not constitute a breach or a default of this Agreement. CITY shall have no liability whatever to PARTIES for the effect of such suspension and closure on any Event, nor shall CITY have any responsibility to provide PARTIES with substitute Event dates or locations. PARTIES’ rights under this Agreement are subject and subordinate to CITY’s police and emergency powers in addition to CITY’s rights to manage its municipal facilities, including outdoor public spaces and its contractual rights as described in this Agreement. c. Additional Event(s). Should a PARTY desire to apply for special events on public property not covered in this Agreement, it must do so by submitting a Special Events Application by the application deadline based on the Impact Level of the requested special event per the Hermosa Beach Special Events Policy Guide. The requested special event shall be subject to the review and approval process and fees outlined in the Hermosa Beach Special Events Policy Guide, which may be amended from time to time. d. Parade Partnership with the CITY. The Parade shall be presented as a partnership event between the FOUNDATION and the CITY. All mentions and marketing of the Parade shall clearly indicate the event is produced, “in partnership between the Hermosa Beach Chamber Foundation and the CITY” preceded by the CITY logo and must be given due prominence. The CITY requires prior review of all Parade materials, such as but not limited to merchandise, signage, press releases, print pieces, broadcast emails, social media graphics, and website postings. CITY will provide an electronic copy Page 589 of 908 65270.00001\44377285.1 of the most current logo to the FOUNDATION for use in Parade materials. The FOUNDATION will, in turn, only use the most current logo of the CITY. • As a result of this partnership, the CITY shall waive all direct and indirect costs associated with the Parade. Direct costs include, but are not limited to, CITY staff time incurred during event setup, the Parade itself, and teardown. Additionally, the CITY shall provide CITY- owned barricades with setup and teardown to be completed by the CITY, both at no additional cost. e. Event Permits and Agreements. PARTIES shall obtain permits from CITY for each Event and shall enter into and comply with all agreements for such permits as required by CITY, including but not limited to the following: • Any required permits from the Community Development Department pertaining to building and safety review. • Any required permits from the Los Angeles County Fire Department. • Any required permits from the Los Angeles County Health Department for food service. • Any required permits from the California Coastal Commission. • Any required permits from the California Department of Alcoholic Beverage Control for alcohol service. f. Fee to CITY. PARTIES shall pay CITY direct costs, including but not limited to the provision of CITY Staff time, Amplified Sound Permit, and 50% of parking fees for each Event, with the exception of the Parade, for which all direct and indirect costs shall be waived pursuant to Section 2(d). Indirect costs shall be waived for each Event. g. Review of Events. Annually, in December, through the terms of this Agreement, the CHAMBER, in conjunction with the FOUNDATION, shall provide an annual overview to the City Council in the form of an agendized presentation highlighting the CHAMBER and FOUNDATION’S events and any additional programs and activities that took place throughout the current calendar year. On an annual basis, within 60 days following each EVENT, the PARTIES shall provide the CITY with a complete annual Report on operations, including appropriate financial accounting and profit and loss statements. This report shall contain any proposed and implemented changes or enhancements to the Events. Page 590 of 908 65270.00001\44377285.1 h. Environmental Sustainable Measures. PARTIES shall implement the CITY’s environmental sustainability measures, including but not limited to: • PARTIES shall only use electric generators or generators operated with a 50% blend of bio-diesel fuel, or equivalent or lower emissions sources. • PARTIES and its vendors shall be prohibited from distributing Polystyrene Food Service Ware. Biodegradable food service containers shall be used • PARTIES shall incorporate sustainability requirements into vendor agreements. • PARTIES shall advertise green measures and rules in event advertising • PARTIES shall prohibit the use of single-use plastic straws, stirrers, and utensils. • PARTIES shall limit single-use paper, packaging, and décor items. • PARTIES shall limit use of handouts, flyers, and giveaways. • PARTIES shall enact a no-idling requirement for vehicles. • PARTIES shall provide on-site personnel to ensure that litter and trash are minimized, and recycling is maximized. • PARTIES shall encourage vehicles used in connection with the event, are hybrid, electric, or CNG vehicles. • PARTIES shall participate in pre-event and post-event reviews of compliance with sustainability measures. i. Parking Spaces. PARTIES may request dedicated use of public parking spaces as needed for the parking of Event-related vehicles; storage of essential Event-related equipment and supplies; and other Event-related structures for each Event. Use of these spaces must be mutually agreed upon between the CITY and PARTIES following submittal of a site plan by PARTIES outlining the requested parking space(s) at least 10 working days prior to each Event. The CITY will consider approval based on the location, seasonal needs for parking, and the overall impacts to the loss of parking spaces in the area. PARTIES shall ensure the spaces are clean from debris and other materials that were collected as a result of event-related activities. j. Logistical Meetings. PARTIES are required to participate in logistical and planning meetings with relevant City departments as requested by the CITY. k. Community Feedback. PARTIES shall provide and facilitate an annual process, in collaboration with the CITY, for receiving public feedback on its Events, including implemented, ongoing, and proposed changes or enhancements. Page 591 of 908 65270.00001\44377285.1 l. Private Security Standards. PARTIES shall work in concert with the Hermosa Beach Police Department to determine private security standards that are appropriate for each Event and must receive the Hermosa Beach Police Department’s approval on the private security firm selected. The private security standards will be in addition to police services, which will be determined by the Hermosa Beach Police Department. m. Restroom, Recycling, and Trash Facilities. PARTIES shall provide an acceptable number of portable toilet facilities for each Event as determined by the CITY. PARTIES shall provide trash and recycling receptacles for each Event as required by the CITY. Recyclable items shall be separated from refuse/trash. PARTIES shall coordinate with CITY’s franchisee refuser hauler to add recycling containers in convenient locations to ensure capacity and reduce litter. The location, delivery, and pick-up of these items must be mutually agreed upon between PARTIES and the CITY prior to each Event. n. Sponsorships. PARTIES may sell sponsorships for each Event. PARTIES agree that Event sponsors will not be from any person or entity promoting gambling, political, or religious viewpoints. Donating persons and entities must be consistent with the core values, mission, and vision of the CITY. PARTIES shall list the CITY as a top-tier sponsor for each Event. o. Fiesta Event. In addition to the aforementioned requirements, CHAMBER shall be required to implement and adhere to the following requirements specifically for the Fiesta Event: • City Booth Space. CHAMBER shall provide booths to the CITY at no cost, as needed, in a prominent location within the event footprint mutually agreed upon between CHAMBER and CITY. The CITY or its assignee may utilize these booths to distribute public information and/or promote community programs and services to attendees. • Nonprofit Booth Space. CHAMBER shall offer booth spaces free of charge to community nonprofit organizations not selected for the Garden Charity Volunteer Service. This free booth space shall be provided on a first come-first-serve basis, not to exceed 10 spaces. Additional approvals may be considered based on availability. • Booth Fees. CHAMBER shall offer a discount of 20% for booth space to businesses with a Hermosa Beach location that hold a valid business license and are currently Chamber members. Businesses with a Hermosa Beach location that are not Chamber members will be offered the option to join the Chamber at the time of applying for Page 592 of 908 65270.00001\44377285.1 booth space to receive the discount within the year of their membership. • Free Expression Zone. The Free Expression Zone shall be located in a prominent area in the path to be determined by prior mutual agreement between the CITY and CHAMBER. Space in the zone shall be provided at no charge to participants. • Limitation on Use of Fiesta Revenue. Revenue derived by the CHAMBER from the Fiesta Event shall not be used for political campaigning or sectarian religious purposes or activities. • Promotion of Responsible Alcohol Consumption. CHAMBER shall encourage and promote responsible consumption of alcohol, appropriate taxi and ride share options for event patrons, and designated taxi and ride share pick-up and drop-off locations in event signage, marketing, and throughout the Garden area. CHAMBER shall exercise best efforts to facilitate responsible beverage service education and training for the Garden volunteers, which is available at no cost through the Beach Cities Health District and/or California Department of Alcohol Beverage Control. • Memorial Day Acknowledgement. CHAMBER shall acknowledge Memorial Day at the Fiesta Event in a suitable manner acceptable to the CITY. • Clean Buses/Shuttles. CHAMBER shall provide a free shuttle service from remote parking to/from the Fiesta Event. Designated shuttle routes shall seek to mitigate impacts to residents and shall be mutually agreed upon between the CITY and CHAMBER. All buses and shuttles shall be electric, hybrid or use CNG, or equivalent or cleaner emission fuels, and fully comply with all regulations, including Proposition A Local Return Guidelines for recreational transit service which may be amended from time to time. • Free Bicycle Parking Lot. CHAMBER shall provide a valet bicycle parking lot for bicycles at no charge to cyclists. The total number of bicycle parking spaces shall be determined by prior mutual agreement between the CITY and CHAMBER. CHAMBER will provide bicycle education and bike check services at the valet lot. Bicycle parking lot is contingent upon CITY providing a location. CHAMBER and CITY shall work collaboratively to ensure this event component reflects the needs of visitors while remaining economically viable to the CHAMBER. • Sales Tax Forms. CHAMBER shall provide sales tax distribution forms to all Fiesta contractors and vendors. • Net Profit Allocation. CHAMBER shall exercise best efforts toward a commitment of 70% of net profits from the Fiesta Event invested into marketing and business recruitment, retention, and development, Page 593 of 908 65270.00001\44377285.1 with the remaining 30% applied to CHAMBER reserves by the commencement. p. Indemnification. PARTIES shall indemnify and hold harmless the CITY, its officers, employees and agents from and against any and all claims, demands, losses, damages, costs and expenses (including but not limited to court costs, penalties, expert fees and reasonable attorneys’ fees), judgments, liabilities and causes of action of any nature whatsoever and damages for injuries to persons and property arising from PARTIES’ use of the license area pursuant to this Agreement, including but not limited to PARTIES’ negligent or wrongful acts, errors or omissions in the set-up, operation and tear-down of its improvements and use of the licensed area by PARTIES’ guests, patrons, invitees, customers, employees, officers, and contractors hired in connection with this license. The PARTIES’ obligation to indemnify the CITY under this Agreement shall not extend to any loss, liability, or damage to the extent such is caused by the CITY’s sole negligence or willful misconduct. PARTIES shall promptly pay the amount of any final and non-appealable judgment rendered against PARTIES, its officers, employees and agents for any such indemnified claims, and reasonable costs, and reasonable expert and attorney fees incurred by CITY in the defense of such claims. PARTIES’ obligations under this Section shall survive any termination of this Agreement. q. Insurance. PARTIES agree to maintain at all times adequate general liability insurance with respect to the licensed area and the use and occupancy thereof in an amount not less than $2,000,000.00 per occurrence. Such policy shall name CITY as an additional insured and shall specifically include coverage against claims for bodily injury, death and property damage occurring on or about the licensed area and contractual coverage with respect to the indemnity obligations set forth in this Agreement. PARTIES shall furnish CITY with evidence of such coverage before commencing any use or occupancy of each location, and upon request from time to time thereafter. The insurance policy required herein shall not limit PARTIES’ indemnification obligations set forth in Section 2(p). r. Right of Entry. PARTIES acknowledge the CITY’s absolute right to enter upon the licensed area for purposes of inspection, replacement, repair, or maintenance of public facilities and PARTIES expressly waive any and all claims for damages to its property resulting from such actions, except as arises from the negligence or willful misconduct of the CITY, its agents, employees, or contractors. Page 594 of 908 65270.00001\44377285.1 s. Damage to the Property. PARTIES assume responsibility for all damage to the Property and the licensed area caused by or arising from its operations pursuant to this Agreement. In the event that PARTIES do not promptly repair all such damage, PARTIES agree to reimburse the CITY for the correction of any such damage. Upon failure of PARTIES to so reimburse the CITY, the cost incurred by the CITY in repairing the Property shall be a debt of PARTIES to the CITY, and recoverable by the CITY in any manner provided by law. t. Compliance with Codes. PARTIES shall conduct its operations in full compliance with all applicable codes, ordinances, and laws, and obtain all necessary permits, including a City business license. Section 3. CITY’s Duties. a. Event Permits. CITY shall provide event permits to PARTIES for each Event unless CITY determines in its sole discretion that it would not be in the public interest or that it would be averse to the public health, safety, or welfare. b. Waiver of Business License Fees and Taxes. For each Event CITY business license fees and CITY business license taxes attributable to each Event shall be waived and owed by PARTIES pursuant to the Hermosa Beach Municipal Code. This Section shall not constitute a waiver of any other type of fees or taxes or of that portion of City business license fees or City business license taxes owed by PARTIES attributable to activities other than the provision of the Events. Nor shall it constitute a waiver of any fees or taxes owed by any person or entity other than PARTIES, including but not limited to those owed by vendors participating in the Events. c. Cooperation with PARTIES. CITY shall provide PARTIES the results of CITY's annual review and may make suggestions for the improvement of each Event. d. Allocation of Proposition A Funds. CITY shall allocate Proposition A funds for reimbursement of CHAMBER costs associated with adequate implementation of the shuttle bus program as set forth in Section 2 (o) of this Agreement, at a not-to-exceed amount of $35,000 per year. e. Event Fee Invoicing. CITY shall provide PARTIES with initial estimates for direct CITY costs associated with each Event, with the exception of the Parade, 30 days in advance of each Event. These amounts are intended as estimations, as final costs billed to the PARTIES may change due to public safety staffing availability and various other factors. Page 595 of 908 65270.00001\44377285.1 Section 4. Assignment. This Agreement may not be assigned in whole or in part by either party, without the prior written consent of the other party. Section 5. Independent Contractor. PARTIES will act hereunder as independent contractors. This Agreement shall not and is not intended to constitute PARTIES as an agent, servant, or employee of CITY and shall not and is not intended to create the relationship of partnership, joint venture or association between CITY and PARTIES. Section 6. Compliance with the Law. Should it be determined that this Agreement or any provision hereof violates any federal, state, or local law or regulation, then the Parties shall promptly modify this Agreement to the extent necessary to bring about compliance with such law and/or regulation; provided, however, that if such modification would cause this Agreement to fail in its essential purpose or purposes, it shall be deemed cancelled by mutual agreement of the Parties and neither Party shall have any further obligations or liabilities with respect to this Agreement. Section 7. Personnel. PARTIE represents that it has, or shall secure at its own expense, all personnel required to perform PARTIES’ duties under this Agreement. PARTIES may associate with or employ associates or subconsultants in the performance of its duties under this Agreement, but at all times shall be responsible for their performance. Section 8. Termination. PARTIES may terminate this Agreement upon ninety (90) days written notice to the CITY if a PARTY determines in its sole discretion that continuation of this Agreement would not be in the public interest, that it would be adverse to the public health, safety, or welfare, for failure of the PARTIES to adequately incorporate measures outlined in the Hermosa Beach Special Events Policy Guide, or that a substantial portion of CITY's property is unavailable due to construction activity. Prior to termination on the ground that a substantial portion of CITY's property is unavailable due to construction activity, CITY shall provide PARTIES an opportunity to propose adjustments to the venue or an alternative location for the event. PARTIES’ proposed adjustments or alternatives shall be provided within thirty (30) days of written notice from CITY and is subject to approval of the City Council, in its sole discretion, in a public meeting. Upon termination of the Agreement, any events subsequent to the termination will no longer be the responsibility of the PARTIES. Section 9. Notice. Any notice, demand, request, approval or communication required to be made or given pursuant to the provisions of this Agreement may be either personally served upon the Party or deposited in the United States mail, postage prepaid as follows: Page 596 of 908 65270.00001\44377285.1 For CHAMBER: Chamber of Commerce 120 Pier Avenue Hermosa Beach, CA 90254 (310) 376-0951 Attention: Michelle Crispin, President For FOUNDATION: Chamber Foundation Attn: Katie Vernon, President For CITY: City of Hermosa Beach 1315 Valley Drive Hermosa Beach, California 90254 (310) 318-0216 Attention: Steve Napolitano, Interim City Manager Any notices so given pursuant to the provisions of this paragraph will be deemed served twenty-four (24) hours after the deposit thereof in the United States mail. Section 10. Entire Agreement. This Agreement represents the entire integrated agreement between CITY and PARTIES, and supersedes all prior negotiations, representations, or agreements, either written or oral. This Agreement may be amended only by a written instrument signed by both parties. The parties anticipate that, in addition to this Agreement, they will enter into an event agreement for each Fiesta setting forth precise terms and conditions applicable to that Fiesta. [signatures on the following page] Page 597 of 908 65270.00001\44377285.1 EXECUTED the day and year first above stated. CITY OF HERMOSA BEACH By:___________________________________ Steve Napolitano, City Manager APPROVED AS TO FORM ATTEST By:_________________________________ By:_________________________________ Jason Baltimore, Interim City Attorney Myra Maravilla, City Clerk HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU By: ____________________________________ Michelle Crispin, President HERMOSA BEACH CHAMBER OF COMMERCE FOUNDATION By: ____________________________________ Katie Vernon, President Page 598 of 908 Chamber of Commerce 2023 - 2026 1 AGREEMENT BETWEEN THE CITY OF HERMOSA BEACH AND THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU TO PROVIDE THE ST PATRICK’S DAY PARADE, MEMORIAL DAY FIESTA HERMOSA, LABOR DAY FIESTA HERMOSA OR LOCALE 90254, HERMOSA FOR THE HOLIDAYS, AND SIDEWALK SALES EVENTS THIS AGREEMENT is made this ________ day of _________________, 2023, by and between the City of Hermosa Beach (hereinafter called “CITY”), and the Hermosa Beach Chamber of Commerce (hereinafter called “CHAMBER”). RECITALS A. CHAMBER desires to organize, coordinate, produce and oversee the following Events: the annual St. Patrick’s Day Parade (“Parade Event”), Memorial Day Fiesta Hermosa (“Fiesta Event”), Labor Day Fiesta Hermosa (“Fiesta Event 2”) or Locale 90254 (“Locale Event”), Hermosa for the Holidays (“Holiday Event”) and Sidewalk Sales (“Sidewalk Event”) in the City on City-owned property for the term of this Agreement. B. CHAMBER represents that it is qualified and able to do so in a manner that benefits CITY and its resident and business community. C. The CITY is willing to make its property available for each Events due to the benefit each provides to the community. NOW, THEREFORE, the parties agree as follows: Section 1. Term of Agreement. The term of this Agreement shall commence on January 1, 2023 and terminate on December 31, 2023, unless earlier terminated as provided herein. This agreement may be extended upon request by CHAMBER for two additional one-year terms at sole and exclusive direction of the CITY MANAGER. Section 2. CHAMBER’s Duties: a. Event, Dates and Locations. CHAMBER may organize, coordinate, produce and oversee the following events at any of the following public locations as listed for each Event: • Parade Event (Saturday prior to St. Patrick’s Day): o Valley Drive (event staging with street closures) o Ardmore Avenue (event staging with street closures) o Pier Avenue (with street closures) 1st January DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 599 of 908 Chamber of Commerce 2023 - 2026 2 o Hermosa Avenue (with street closures) o Schumacher Plaza o Pier Plaza • Fiesta Event (Saturday, Sunday, and Monday of Memorial Day weekend) and Fiesta Event 2 (Saturday, Sunday and Monday of Labor Day weekend): o Community Center o Pier Avenue (with street closures) o Hermosa Avenue (with street closures) o Lot A o Beach, south of the Pier o Schumacher Plaza o Pier Plaza • Locale 90254 (Saturday and Sunday in late September or October as mutually agreed upon by the CHAMBER and CITY): o Hermosa Avenue (with street closures) o Lot A • Holiday Event (Friday, Saturday, and Sunday prior to Thanksgiving): o Pier Avenue (along sidewalks) o Hermosa Avenue (along sidewalks) o Beach, north or south of the Pier o Schumacher Plaza o Pier Plaza o Manhattan Avenue (north of Pier Avenue with street closures) • Sidewalk Sales (Saturday(s) and Sunday(s) to be determined as mutually agreed upon by the CHAMBER and City) o Pier Avenue (along sidewalks) o Hermosa Avenue (along sidewalks) o Pier Plaza b. Annual Event Confirmation. CHAMBER must annually inform the CITY of its intent to produce each 2023 Event, including confirmation of Event dates, times and locations, by December 31, 2022. If the agreement is extended for additional one-year term(s), the CHAMBER must annually inform the CITY of its intent to produce each 2024 or 2025 Event, including confirmation of Event dates, times and locations, by June of each year for the upcoming year. Should CHAMBER desire to reschedule an event date(s) from the dates confirmed, it must do so in writing no later than three (3) months prior to the requested event date(s). CITY will review the DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 600 of 908 Chamber of Commerce 2023 - 2026 3 request against other activities and events booked within the City. While approval of a date change will not be unreasonably withheld, already scheduled activities or events will have priority. Use of additional location(s) may be approved as mutually agreed upon between the CITY and CHAMBER provided CHAMBER informs the CITY of this request at least three (3) months prior to the Event. The CITY or CHAMBER may cancel an Event within 30 days written notice prior to each Event without penalty due to COVID-19 precautionary measures or other pandemic-related health orders that would deem the event unsafe or temporarily prohibited. CITY reserves the right in its sole discretion at any time or times to close and suspend the use of each Event location subject to this Agreement for any duration in order to protect public health and safety. Any such closure will not constitute a breach or a default of this Agreement. CITY shall have no liability whatever to CHAMBER for the effect of such suspension and closure on any Event, nor shall CITY have any responsibility to provide CHAMBER with substitute event locations. CHAMBER’s rights under this Agreement are subject and subordinate to CITY’s police and emergency powers in addition to CITY’s rights to manage its municipal facilities including outdoor public spaces and its contractual rights as described in this Agreement. c. Fiesta Event 2 or Locale 90254. CHAMBER must inform the CITY of its intent to produce either the Fiesta Event 2 or Locale Event in 2023 by December 31, 2022. The selected Event is approved through the terms of the agreement and the Event not selected will be deemed deleted from this agreement. For the avoidance of doubt, if the CHAMBER informs the CITY of its intent to produce the Fiesta Event 2 in 2023 by December 31, 2022, the Locale Event will be deemed deleted from this agreement. Similarly, if the CHAMBER informs the CITY of its intent to produce the Locale Event in 2023 by December 31, 2022, then the Fiesta Event 2 will be deemed deleted from this agreement. d. Additional Event(s). Should CHAMBER desire to apply for special events on public property not covered in this agreement, it must do so by submitting a Special Events Application by the application deadline based on the Impact Level of each Additional Event(s) per the Special Events Policy Guide. The Additional Event shall be subject to the review and approval process, and fees outlined in the Special Events Policy Guide. DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 601 of 908 Chamber of Commerce 2023 - 2026 4 e. Event Permits and Agreements. CHAMBER shall obtain permits from CITY for each Event and shall enter into and comply with all agreements for such permits as required by CITY, including but not limited to the provision of adequate insurance and indemnification of CITY, its officers, agents, volunteers, employees, and attorneys as outlined in the Special Event Permit. Exhibit A is a sample Special Event Permit. The following in a non-exhaustive list of other Permits the CHAMBER shall obtain: i. CHAMBER shall additionally procure any required permits from the Los Angeles County Health Department for food service. ii. CHAMBER shall additionally procure any required permits from the California Coastal Commission. iii. CHAMBER shall procure any required permits from the California Department of Alcoholic Beverage Control for alcohol service. f. Fee to CITY. CHAMBER shall pay CITY all direct costs including but not limited to the provision of CITY Staff time, Amplified Sound Permit, street cleaning and parking fees for each Event. Indirect costs shall be waived for each Event. g. Annual Review. Within 30 days after the Holiday Event, CHAMBER shall provide an annual overview to the City Council in the form of an agendized presentation highlighting the Chamber's programs, activities, and events throughout the current calendar year. On an annual basis as mutually agreed upon between CHAMBER and CITY, CHAMBER shall provide the CITY with a complete annual Report on Fiesta Event and Fiesta Event 2 (if produced) operations, including appropriate financial accounting and profit and loss statements. This report shall contain all records of the Fiesta Event and Fiesta Event 2 (if produced), including proposed and implemented changes or enhancements to the events. h. Environmental Sustainable Measures. CHAMBER shall implement the CITY’s environmental sustainability measures, including but not limited to: i. Electric and Bio-diesel Generators. Generators on the venue shall be electric or operated with a 50% blend of bio-diesel fuel, or equivalent or lower emissions sources. DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 602 of 908 Chamber of Commerce 2023 - 2026 5 ii. Food Service Containers. CHAMBER has read, understands and accepts responsibility for ensuring implementation of the City's food packaging prohibitions in Section 8.64.030 of the Municipal Code, which reads as follows: 8.64.030(C). No Person shall use or distribute Polystyrene Food Service Ware at City-sponsored events, City- managed concessions and City meetings open to the public. This subsection shall apply to the function organizers, agents of the organizers, City Contractors, Food Providers, and any other Person that enters into an agreement with one or more of the function sponsors to sell or distribute Prepared Food or otherwise provide a service related to the function. Biodegradable food service containers shall be used by vendors in the food court and the Garden. iii. Plastic Bags. Vendors shall be prohibited from using plastic bags to deliver, provide or hand merchandise to customers. iv. CHAMBER shall additionally implement all sustainability measures in the City’s Green Matrix through its conduct of the Event and shall ensure vendor compliance. v. CHAMBER shall: (1) Incorporate sustainability requirements into vendor agreements, and advertise green measures and rules in event advertising and online; (2) prohibit the use of single-use plastic straws, stirrers, and utensils (per HBMC 8.64); limit single-use paper, packaging, and décor items; use appropriately sized plates, containers and cups; and limit use of handouts, flyers and giveaways; (4) enact a no-idling requirement for vehicles; and (5) provide onsite personnel to ensure that litter and trash are minimized, and recycling is maximized; and (6) provide a list of the functions for which vehicles are used in connection with the event, and a plan increasing the use of hybrid, electric or CNG vehicles over the term of the agreement. vi. CHAMBER agrees to implement sustainability/green measures that may be required of other large events in DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 603 of 908 Chamber of Commerce 2023 - 2026 6 the City prior to the term of the Agreement, notwithstanding non-inclusion in this agreement. vii. CHAMBER shall participate in pre-event and post-event reviews of compliance with sustainability measures. i. Parking Spaces. CHAMBER may request dedicated use of public parking spaces as needed for the parking of Event-related vehicles; storage of essential Event-related equipment and supplies; and other Event-related structures for each Event. Use of these spaces must be mutually agreed upon between the CITY and CHAMBER following submittal of a site plan by CHAMBER outlining the use of the parking space(s) at least ten (10) working days prior to each Event. The CITY will consider approval based on the location, seasonal needs for parking, and the overall impacts to the loss of parking spaces to the area. CHAMBER shall ensure the spaces are clean from debris, and other materials that were collected as a result of event-related activities. j. Logistical Meetings. CHAMBER is required to participate in logistical and planning meetings with relevant City departments as requested by the CITY. k. Community Feedback. CHAMBER shall provide and facilitate an annual process, in collaboration with the CITY, for receiving public feedback on each Event including implemented, ongoing, and proposed changes or enhancements. l. Private Security Standards. CHAMBER shall work in concert with the Hermosa Beach Police Department to determine private security standards that are appropriate for each Event. CHAMBER shall seek to employ CITY's preferred private security firm provided its costs are competitive. The private security standards will be in addition to the minimum police services, which will be determined by the Hermosa Beach Police Department. m. Restroom, Recycling and Trash Facilities. CHAMBER shall provide an acceptable number of portable toilet facilities for each Event as determined by the CITY. CHAMBER shall provide trash and recycling receptacles for each Event as required by the CITY. Recyclable items shall be separated from refuse/trash. CHAMBER shall coordinate with CITY’s franchisee refuser hauler to add recycling containers in convenient locations to ensure capacity and reduce litter. The location, delivery and pick-up of these items must be DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 604 of 908 Chamber of Commerce 2023 - 2026 7 mutually agreed upon between CHAMBER and the CITY prior to each Event. n. Sponsorships. CHAMBER may sell sponsorships for each Event. Chamber agrees that Event sponsors will not be from any person or entity promoting gambling, political or religious viewpoints. Donating persons and entities must be consistent with the core values, mission and vision of the CITY. Section 3. Fiesta Event and Fiesta Event 2. In addition to the requirements outlined in Section 2, CHAMBER shall be required to implement and adhere to the following requirements specifically for the Fiesta Event and Fiesta Event 2 (if produced). a. Vendor Fees. CHAMBER shall pay CITY an event fee within 30 days after each Event per vendor participating in the Fiesta Event and the Fiesta Event 2 (if produced). CHAMBER shall submit a list of all vendors to the CITY within 7 business days following each Event. As of November 29, 2022, the fee is $48.14. During the first year of this Agreement, the per vendor fee shall be adjusted using the percentage increase in the cost of living (CPI), not to exceed three percent (3%) as calculated by the United States Bureau of Statistics for the Los Angeles - Riverside - Orange County Standard Metropolitan Statistical Area for All Urban Consumers and shall continue to be adjusted on an annual basis. CHAMBER shall collect the fee from each vendor but shall not be required to collect the fee from any vendor who provides CHAMBER written proof of its non-profit status, or which holds a valid City business license. b. City Booth Space. CHAMBER shall provide booths to the CITY at no cost, as needed, in a prominent location within the event footprint mutually agreed upon between CHAMBER and CITY. The CITY or its assignee may utilize these booths to distribute public information and/or promote community programs and services to attendees. c. Nonprofit Booth Space. CHAMBER shall offer booth space free of charge to community nonprofit organizations not selected for the Garden Charity Volunteer Service. This free booth space shall be provided on a first come-first-serve basis, not to exceed 10 spaces. Additional approvals may be considered based on availability. d. Booth Fees. CHAMBER shall offer a discount of 20% for booth space to businesses with a Hermosa Beach location that hold a valid business license and are currently Chamber members. Businesses with a DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 605 of 908 Chamber of Commerce 2023 - 2026 8 Hermosa Beach location that are not Chamber members will be offered the option to join the Chamber at the time of applying for booth space to receive the discount within the year of their membership. e. Free Expression Zone. The Free Expression Zone shall be located in a prominent area in the path to be determined by prior mutual agreement between the CITY and CHAMBER. Space in the zone shall be provided at no charge to participants. f. Limitation on Use of Fiesta Revenue. Revenue derived by the CHAMBER from the Fiesta Event and Fiesta Event 2 (if produced) shall not be used for political campaigning or sectarian religious purposes or activities. g. Promotion of Responsible Alcohol Consumption. CHAMBER shall encourage and promote responsible consumption of alcohol, appropriate taxi and ride share options for event patrons, and City designated taxi and ride share pick-up and drop-off locations in event signage, marketing, and throughout the Garden area. CHAMBER shall exercise best efforts to facilitate responsible beverage service education and training for the Garden volunteers, which is available at no cost through the Beach Cities Health District and/or California Department of Alcohol Beverage Control. CHAMBER shall procure any required permits from the California Department of Alcoholic Beverage Control for alcohol service. h. Memorial Day Acknowledgement. CHAMBER shall acknowledge Memorial Day at the Fiesta Event in a suitable manner acceptable to the CITY. i. Labor Day Acknowledgement. CHAMBER shall acknowledge Labor Day at the Fiesta Event 2 (if produced) in a suitable manner acceptable to the CITY. j. Environmental Sustainable Measures. CHAMBER shall implement the CITY’s environmental sustainability measures pertaining to the Fiesta Event and Fiesta Event 2 (if produced), including those mentioned in Section 1 (g) in addition to: a. Clean Buses/Shuttles. CHAMBER shall provide a free shuttle service from remote parking to/from the Fiesta Event and Fiesta Event 2 (if produced). Designated shuttle routes shall seek to mitigate impacts to residents and shall be mutually agreed upon between the CITY and CHAMBER. All buses and shuttles shall be DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 606 of 908 Chamber of Commerce 2023 - 2026 9 electric, hybrid or use CNG, or equivalent or cleaner emission fuels, and fully comply with all regulations, including Proposition A Local Return Guidelines for recreational transit service as set forth in Exhibit B of this Agreement. b. Free Bicycle Parking Lot. CHAMBER shall provide a valet bicycle parking lot for bicycles at no charge to cyclists. The total number of bicycle parking spaces shall be determined by prior mutual agreement between the CITY and CHAMBER. CHAMBER will provide bicycle education and bike check services at the valet lot. Bicycle parking lot is contingent upon CITY providing a location. CHAMBER and CITY shall work collaboratively to ensure this event component reflects the needs of visitors while remaining economically viable to the CHAMBER. k. Sales Tax Forms. CHAMBER shall provide sales tax distribution forms to all Fiesta contractors and vendors. l. Net Profit Allocation. CHAMBER shall exercise best efforts toward a commitment of 70% of net profits from the Fiesta Event and Fiesta Event 2 (if produced) invested into marketing and business recruitment, retention and development, with the remaining 30% applies to CHAMBER reserves by the commencement of the second year of this Agreement. Section 4. CITY’s Duties. a. Event Permits. CITY shall provide event permits to CHAMBER for each Event unless CITY determines in its sole discretion that it would not be in the public interest or that it would be averse to the public health, safety, or welfare. b. Waiver of Business License Fees and Taxes. For each and Fiesta Event and Fiesta Event 2 (if produced) provided in accordance with this Agreement, the fees required by Section l(c) of this Agreement shall be in lieu of that portion of CITY business license fees and CITY business license taxes attributable to the Fiesta Event and owed by CHAMBER pursuant to the Hermosa Beach Municipal Code. This Section shall not constitute a waiver of any other type of fees or taxes or of that portion of City business license fees or City business license taxes owed by CHAMBER attributable to activities other than the provision of the Fiestas. Nor shall it constitute a waiver of any fees or taxes owed by any person or entity other than CHAMBER, including but not limited to those owed by vendors participating in the Fiesta Event and Fiesta Event 2 (if produced). DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 607 of 908 Chamber of Commerce 2023 - 2026 10 c. Cooperation with CHAMBER. CITY shall provide CHAMBER the results of CITY's annual review and may make suggestions for the improvement of each Event. CITY shall not unreasonably withhold consent to CHAMBER's requests for flexibility in the location of the each Event in the event minor relocation is necessary due to construction activities nearby or an act of God. d. Allocation of Proposition A Funds. CITY shall allocate Proposition A funds for reimbursement of CHAMBER costs associated with adequate implementation of the shuttle bus program as set forth in Section 3 (i) (a) of this Agreement, at a not-to-exceed amount of $35,000 per year. e. Event Fee Invoicing. CITY shall provide CHAMBER with initial estimates for direct CITY costs associated with each Event 30 days in advance of each Event. These amounts are intended as estimations, as final costs billed to the CHAMBER may change due to public safety staffing availability and various other factors. Section 4. Assignment. This agreement may not be assigned in whole or in part by either party, without the prior written consent of the other party. Section 5. Independent Contractor. CHAMBER will act hereunder as an independent contractor. This Agreement shall not and is not intended to constitute CHAMBER as an agent, servant, or employee of CITY and shall not and is not intended to create the relationship of partnership, joint venture or association between CITY and CHAMBER. Section 6. Personnel. CHAMBER represents that it has, or shall secure at its own expense, all personnel required to perform CHAMBER's duties under this Agreement. CHAMBER may associate with or employ associates or subconsultants in the performance of its duties under this Agreement, but at all times shall be responsible for their performance. Section 7. Termination. CITY may terminate this Agreement upon 30 days written notice to CHAMBER if CITY determines in its sole discretion that continuation of this Agreement would not be in the public interest, that it would be adverse to the public health, safety, or welfare, for failure of the CHAMBER to adequately incorporate measures outlined in Exhibit A, or that a substantial portion of CITY's property is unavailable due to construction activity. Prior to termination on the ground that a substantial portion of CITY's property is unavailable due to construction activity, CITY shall provide CHAMBER an opportunity to propose adjustments to the venue or an alternative location for the event. CHAMBER's proposed adjustments or alternative shall be provided within 30 days of written DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 608 of 908 Chamber of Commerce 2023 - 2026 11 notice from CITY and is subject to approval of the City Council, in its sole discretion, in a public meeting. Upon termination of the Agreement, any events subsequent to the termination will no longer be the responsibility of the CHAMBER. Section 7. Notice. Any notice required to be given shall be deemed duly and properly given upon delivery, if sent postage prepaid or if personally delivered as follows: For CHAMBER: Chamber of Commerce 120 Pier Avenue Hermosa Beach, CA 90254 (310) 376-0951 Attention: Jessica Accamando, President For CITY: City of Hermosa Beach 1315 Valley Drive Hermosa Beach, California 90254 (310) 318-0216 Attention: Suja Lowenthal, City Manager Section 8. Entire Agreement. This Agreement represents the entire integrated agreement between CITY and CHAMBER, and supersedes all prior negotiations, representations, or agreements, either written or oral. This Agreement may be amended only by a written instrument signed by both parties. The parties anticipate that, in addition to this Agreement, they will enter into an event agreement for each Fiesta setting forth precise terms and conditions applicable to that Fiesta. EXECUTED the day and year first above stated. HERMOSA BEACH CHAMBER OF COMMERCE By: ____________________________________ Jessica Accamando, President CITY OF HERMOSA BEACH DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 609 of 908 Chamber of Commerce 2023 - 2026 12 By:___________________________________ Michael Detoy, Mayor APPROVED AS TO FORM ATTEST By:_________________________________ By:_________________________________ Patrick Donegan, City Attorney Myra Maravilla, City Clerk DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 610 of 908 Chamber of Commerce 2023 - 2026 13 EXHIBIT A – Special Event Permit CITY OF HERMOSA BEACH SPECIAL EVENT PERMIT PROGRAM I. Permit CITY OF HERMOSA BEACH (“City”) hereby grants approval to NAME (“EVENT PLANNER”) for use of EVENT LOCATION(S) (the “SITE”) for EVENT TITLE (the “EVENT”). The permission granted herein for conduct of the EVENT on the SITE, shall commence from LOAD-IN TIME on EVENT DATE(S), YEAR and terminate at END OF LOAD-OUT TIME on dates listed, including load-in and load-out. This Permit is revocable at any time for violation of conditions of approval, the Hermosa Beach Municipal Code or any applicable regulation or law. The City reserves the right to terminate this permit at any time without advance notice and on cause deemed sufficient by the City. II. Event Planner’s Obligations (checked boxes denote applicable obligations) ☐ Damage deposit: Post a bond, cashier's check or letter of credit, in the amount of $_______________ as compensation for any damage that may occur to physical property or other costs arising from EVENT PLANNER’S use of the SITE. The bond or other surety shall provide that in the event the EVENT PLANNER fails or refuses to clean up and restore the SITE to its original condition or fails or refuses to compensate City for other physical damage, City may, at its option, make demand upon the surety for such cash payment as is required to perform such work. ☒ Insurance: Provide to City a policy of comprehensive general liability insurance with a combined single limit of not less than $2,000,000.00 per occurrence. Such insurance shall (a) name the DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 611 of 908 Chamber of Commerce 2023 - 2026 14 City, its appointed and elected officials, officers, employees and agents as insured’s; and (b) be primary with respect to any insurance or self-insurance programs maintained by the City; and (c) contain standard cross-liability provisions. EVENT PLANNER shall furnish properly executed certificates of insurance to City, which certificates shall clearly evidence all coverage required above and provide that such insurance shall not be materially changed, terminated or allowed to expire except on thirty (30) days prior written notice to City; and further, shall provide that if the EVENT PLANNER fails to pay any required deductible or self-insured retention, City may do so at EVENT PLANNER’s expense. ☒ Event fees: EVENT PLANNER shall tender any outstanding fees associated with the City’s Special Event Application process a minimum of 30 days prior to the EVENT and shall pay any post-event fees within 7 days following the event. ☒ Permits and approvals: EVENT PLANNER shall obtain all necessary permits and approvals for the EVENT as set forth in the completed Special Event Application or otherwise required by the City (e.g., Amplified Sound Permit, Business License, street banner approval, etc.). ☒ Designated Event Contact. Provide City with the name and event day telephone number of its designated representative for the event, and/or the names of designated representatives who will be physically on the property for the entire duration of the EVENT if different from that stated on the Special Event Permit Application. ☐ Event Notifications. Notify all residents and businesses within a 500- foot radius of the SITE. The City shall provide the notice, which will include event details and the telephone number of the EVENT PLANNER. Said notice shall be provide to the surrounding residents and businesses by the EVENT PLANNNER at least one week prior to the event. Commencing with the date and time this permit authorizes the use by the EVENT PLANNER for the EVENT, EVENT PLANNER shall: ☒ Fence the entire EVENT area. ☐ Install a protective barrier around the perimeter of the EVENT. EVENT PLANNER shall be responsible for removal of the barrier upon DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 612 of 908 Chamber of Commerce 2023 - 2026 15 completion of the EVENT. Said barrier(s) shall structurally and aesthetically fulfill the City’s requirements for said barrier(s). ☒ Provide adequate portable restroom facilities for the EVENT according to standards as outlined by City for Special Events. ☒ Provide adequate first aid facilities and staff. ☒ Ensure that the EVENT includes adequate access and seating to reasonably accommodate the needs of the disabled. ☐ Provide City staff and designated City representatives with proper credentials and identification for access to the EVENT and SITE area. ☒ EVENT PLANNER shall perform a walk-through of the SITE at least one week prior to the EVENT, at which time the condition of the SITE shall be duly noted in writing to the City and shall specifically identify any existing damage or other abnormalities. The City shall repair anything identified as a potential hazard or liability prior to EVENT PLANNER taking possession of the SITE. ☐ Clean, restore, resurface and make operational the SITE to the satisfaction of the City. NO TRASH MAY BE LEFT AT THE SITE. THE EVENT PLANNER IS RESPONSIBLE FOR SECURING ADDITIONAL TRASH SERVICES THROUGH ATHENS OR REMOVING AND DISPOSING OF ALL TRASH OFF-SITE. ☐ Pay to City the total sum of costs for all personnel, materials, equipment, and disposal fees incurred by City in connection with SITE preparation and clean-up activities and associated repairs including overhead and indirect costs. Payment shall be made within 30 days of receipt of invoice from City. ☒ Conduct the EVENT in accordance with all materials included in the complete Special Event Application for the EVENT approved by the City, including but not limited to the EVENT Site Plan, Parking Plan, Safety/Security Plan, Green Matrix, and Accessibility Plan. If information on any Special Event Application materials has changed from that which was approved by the City, EVENT PLANNER shall notify the City immediately. ☒ Conduct the EVENT in accordance with all policies outlined in the Special Events Policy Guide. DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 613 of 908 Chamber of Commerce 2023 - 2026 16 ☒ EVENT PLANNER’s obligations shall be completed in the time periods set forth above and notice of items not completed to City’s satisfaction shall be given to EVENT PLANNER in writing. EVENT PLANNER shall have seven days from receipt of notice to complete the obligation, except in the event of an emergency. Any obligations not completed within the dates set forth above may be completed by City and EVENT PLANNER shall reimburse City on a time and materials basis. III. Services to be Provided by City ☐ Representatives of the City, including any required police, public works, or Los Angeles County Fire Department officials will provide City services, and complete required inspections. ☐ Facilitate closing of streets impacted by the SITE as agreed upon by the City and the EVENT PLANNER. ☒ Facilitate posting and reposting of No Parking signage in reserved parking spaces agreed upon by the City and the EVENT Planner. ☒ Ensure that, to the best of the City’s knowledge, all other organized activities will be excluded from the SITE during the EVENT. ☒ Provide City contact during the time EVENT PLANNER maintains possession of the SITE. Monday-Thursday: 7:00am-6:00pm: (310) 318-0280 Monday-Thursday 6:00-10:00pm or Friday-Sunday 8:00am- 10:00pm: (310) 629-3538 Outside of these hours, please call non-emergency dispatch at (310) 524-2750 IV. Notices All notices and communications shall be sent to the parties at the following addresses: The City of Hermosa Beach Name/Organization [1315 Valley Drive [Address DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 614 of 908 Chamber of Commerce 2023 - 2026 17 Hermosa Beach, CA 90254] [City, State, Zip code] V. Indemnification EVENT PLANNER shall hold harmless, defend and indemnify the City and County of Los Angeles, its officers, employees and volunteer from and against any and all liability, loss, damage expense, and costs (including without limitation costs and fees of litigation), of every nature arising out of or in connection with production and performance of the EVENT or its failure to comply with any of its obligations contained in this Permit except such loss or damage which was caused by the sole negligence or willful misconduct of the City. EVENT PLANNER shall pay promptly any judgment rendered against City and County of Los Angeles, their respective officers, agents or employees, for any such claims, damages, penalties, obligations and/or liabilities. VI. Authority The person executing this Permit for EVENT PLANNER certifies that s/he has full authority to sign on behalf of EVENT PLANNER and to bind EVENT PLANNER to the foregoing conditions. VII. Revocation EVENT PLANNER hereby accepts all of the foregoing conditions and understands and acknowledges that City may revoke this permit at any time upon finding that any of the foregoing conditions have not been satisfied. EVENT PLANNER further acknowledges that this permit may be revoked and the EVENT ordered concluded at any time during the course of the EVENT by the highest ranking City police officer or fire personnel on duty at the time upon determination that the EVENT is causing a violation of State law or upon a determination that the EVENT has become a threat to public safety. VIII. Miscellaneous Provisions This permit is personal to the EVENT PLANNER and may not be transferred, DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 615 of 908 Chamber of Commerce 2023 - 2026 18 assigned or otherwise conveyed without the consent of the City. Neither party will use the other party’s name, logos, trademarks or service marks in any manner without the other party’s prior written approval. This permit grants permission solely for the EVENT described above on the day(s) and time(s) indicated on the SITE. Nothing in this permit shall be construed as creating a partnership, joint enterprise or other contractual arrangement between City and EVENT PLANNER. The EVENT is a privately sponsored event; it is not a City event and is not sponsored by the City. APPROVED BY: City: Signature Date Event Planner: Signature Date DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 616 of 908 Chamber of Commerce 2023 - 2026 19 Exhibit B – Proposition A Local Return Guidelines 1.3 RECREATIONAL TRANSIT SERVICE (Project Code 140) Jurisdictions shall submit a listing of Recreational Transit Services no later than October 15 after the fiscal year. Recreational Transit Service projects must meet the following conditions: • Travel within the area of Los Angeles, Orange, and Ventura Counties, and portions of Kern, Riverside and San Bernardino Counties (see map Appendix VII, page 48) are eligible expenditures. Trip segments to areas shown on the proportionately eligible areas of the map must be funded through other sources. Trips to locations not within either the eligible or proportionately eligible area are not eligible. •Trips may be limited to certain general age groups (e.g., children under 18, senior citizens, persons with disabilities), however, trips must be made available to all individuals within that designated group. • Special events or destinations (e.g., city parks, concerts, special events) may be served, however, all members of the general public including individuals with disabilities must be allowed to use, the service. • LR funds may not be used to pay the salaries of recreation leaders or escorts involved in recreational transit projects. • All recreational transit trips must be advertised to the public, such as through newspapers, flyers, posters, and/or websites DocuSign Envelope ID: 281B4687-D980-4DFF-8F0D-02A99326A303 Page 617 of 908 First Amendment to Agreement – Chamber of Commerce Special Events Page 1 FIRST AMENDMENT TO AGREEMENT BETWEEN THE CITY OF HERMOSA BEACH AND THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU TO PROVIDE THE ST PATRICK’S DAY PARADE, MEMORIAL DAY FIESTA HERMOSA, LABOR DAY FIESTA HERMOSA OR LOCALE 90254, HERMOSA FOR THE HOLIDAYS, AND SIDEWALK SALES EVENTS The First Amendment to Agreement (hereinafter called “AGREEMENT”) between the City of Hermosa Beach, hereinafter called “CITY” and the Hermosa Beach Chamber of Commerce and Visitors Bureau (hereinafter called “CHAMBER”) to provide the St. Patrick’s Day Parade, Memorial Day Fiesta Hermosa, Labor Day Fiesta Hermosa or Locale 90254, Hermosa for the Holidays and Sidewalk Sales Events is made and entered into this 1st day of January 2024. RECITALS A.CITY and CHAMBER are parties to the AGREEMENT dated January 1, 2023. B.The parties now desire to enter into a First Amendment, providing for the first allowable one-year extension of the term of the AGREEMENT (Exhibit A)to be made and entered into this 1st day of January 2024 with the deletion of the Fiesta Event 2 as an event approved through the terms of the AGREEMENT. NOW, THEREFORE, in consideration of the foregoing, the AGREEMENT is amended as follows: 1.Section 1. Term of Agreement is now amended to read as follows: The term of this Agreement shall commence on January 1, 2023 and terminate on December 31, 2024, unless earlier terminated as provided herein. This agreement may be extended upon request by CHAMBER for one additional one-year term at sole and exclusive direction of the CITY MANAGER. 2.Section 2. CHAMBER’s Duties a. Event, Dates and Locations is now amended to read as follows: CHAMBER may organize, coordinate, produce and oversee the following events at any of the following public locations as listed for each Event: •Parade Event (Saturday prior to St. Patrick’s Day): o Valley Drive (event staging with street closures) o Ardmore Avenue (event staging with street closures) o Pier Avenue (with street closures) o Hermosa Avenue (with street closures) o Schumacher Plaza DocuSign Envelope ID: CB958266-2DEE-4FDD-945D-D9F800CFA15D Page 618 of 908 First Amendment to Agreement – Chamber of Commerce Special Events Page 2 o Pier Plaza •Fiesta Event (Saturday, Sunday, and Monday of Memorial Day weekend)): o Community Center o Pier Avenue (with street closures) o Hermosa Avenue (with street closures) o Lot A o Beach, south of the Pier o Schumacher Plaza o Pier Plaza •Locale 90254 (Saturday and Sunday in late September or October as mutually agreed upon by the CHAMBER and CITY): o Hermosa Avenue (with street closures) o Lot A •Holiday Event (Friday, Saturday, and Sunday prior to Thanksgiving): o Pier Avenue (along sidewalks) o Hermosa Avenue (along sidewalks) o Beach, north or south of the Pier o Schumacher Plaza o Pier Plaza o Manhattan Avenue (north of Pier Avenue with street closures) •Sidewalk Sales (Saturday(s) and Sunday(s) to be determined as mutually agreed upon by the CHAMBER and City) o Pier Avenue (along sidewalks) o Hermosa Avenue (along sidewalks) o Pier Plaza 3.Exhibit A. II Insurance is now amended to read as follows: At least ten (10) days prior to the event, event producers will provide the City with a certificate of insurance providing liability insurance with the following requirements: Event producer agrees to furnish the City of Hermosa Beach evidence of comprehensive general liability insurance in the form of a certificate naming "the City of Hermosa Beach, its officers, agents, volunteers, and employees as additional insureds." This exact verbiage is required. Event producer shall notify the City at least thirty (30) days prior to the termination, reduction, cancellation, suspension, modification, or expiration of the policy. Notwithstanding the foregoing, Event producer shall maintain insurance coverage meeting the standards outlined in this Section at all times during the term of the activity or activities for which the Event producer submitted its application, as reflected in and permitted by this Agreement. All certificates are subject to approval of the City’s Risk Manager. DocuSign Envelope ID: CB958266-2DEE-4FDD-945D-D9F800CFA15D Page 619 of 908 First Amendment to Agreement – Chamber of Commerce Special Events Page 3 Coverage shall be at least as broad as Insurance Services Form CG 00 01 covering commercial general liability on an "occurrence" basis, including property damage, bodily injury, death, and personal and advertising injury with limits no less than two million dollars ($2,000,000) per occurrence. If a general aggregate limit applies, either the general aggregate limit shall apply separately to this Agreement, or the general aggregate limit shall be twice the required occurrence limit. The City reserves the right to request greater or lesser amounts of insurance coverage. If the use includes athletic activities, shall provide evidence of that the commercial general liability insurance includes coverage for injuries to athletic participants and participant accident insurance. If the Event producer maintains broader coverage and/or higher limits than the minimums shown above, the City requires and shall be entitled to the broader coverage and/or the higher limits maintained. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City. Except as above modified, in all other respects the Agreement is hereby reaffirmed in full force and effect. [signatures on following page] DocuSign Envelope ID: CB958266-2DEE-4FDD-945D-D9F800CFA15D Page 620 of 908 First Amendment to Agreement – Chamber of Commerce Special Events Page 4 CITY OF HERMOSA BEACH Justin Massey, Mayor ________________________________ Suja Lowenthal, City Manager ______________________________ ATTEST Myra Maravilla, City Clerk ________________________________ APPROVED AS TO FORM Patrick Donegan, City Attorney HERMOSA BEACH CHAMBER OF COMMERCE ______________________________ Jessica Accamando, President DocuSign Envelope ID: CB958266-2DEE-4FDD-945D-D9F800CFA15D Page 621 of 908 First Amendment to Agreement – Chamber of Commerce Special Events Page 5 Exhibit A DocuSign Envelope ID: CB958266-2DEE-4FDD-945D-D9F800CFA15D Page 622 of 908 Second Amendment to Agreement – Chamber of Commerce Special Events Page 1 SECOND AMENDMENT TO AGREEMENT BETWEEN THE CITY OF HERMOSA BEACH AND THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU TO PROVIDE THE ST PATRICK’S DAY PARADE, MEMORIAL DAY FIESTA HERMOSA, LABOR DAY FIESTA HERMOSA OR LOCALE 90254, HERMOSA FOR THE HOLIDAYS, AND SIDEWALK SALES EVENTS The Second Amendment to Agreement (hereinafter called “AGREEMENT”) between the City of Hermosa Beach, hereinafter called “CITY” and the Hermosa Beach Chamber of Commerce and Visitors Bureau (hereinafter called “CHAMBER”) to provide the St. Patrick’s Day Parade, Memorial Day Fiesta Hermosa, Labor Day Fiesta Hermosa or Locale 90254, Hermosa for the Holidays and Sidewalk Sales Events is made and entered into this 1st day of January 2025. RECITALS A. CITY and CHAMBER are parties to the AGREEMENT dated January 1, 2023. B. The parties now desire to enter into a Second Amendment, providing for the second allowable one-year extension of the term of the AGREEMENT (Exhibit A) to be made and entered into this 1st day of January 2025. NOW, THEREFORE, in consideration of the foregoing, the AGREEMENT is amended as follows: 1. Section 1. Term of Agreement is now amended to read as follows: The term of this Agreement shall commence on January 1, 2023 and terminate on December 31, 2025, unless earlier terminated as provided herein. This agreement may be extended upon request by CHAMBER for one additional one-year term at sole and exclusive direction of the CITY MANAGER. 2. Exhibit A. Special Event Permit, Section II. Insurance is now amended to read as follows: Provide to City a policy of comprehensive general liability insurance with a combined single limit of not less than $2,000,000.00 per occurrence. Such insurance shall (a) name the City, its appointed and elected officials, officers, employees and agents as insured’s; and (b) be primary with respect to any insurance or self-insurance programs maintained by the City; and (c) contain standard cross-liability provisions. EVENT PLANNER shall furnish properly executed certificates of insurance to City, which certificates shall clearly evidence all coverage required above and provide that such insurance shall not be materially changed, terminated or allowed to expire except on thirty (30) days prior written notice to City; Docusign Envelope ID: 8EAD7733-24AD-4993-9C73-9F78DDD28676 Page 623 of 908 Second Amendment to Agreement – Chamber of Commerce Special Events Page 2 and further, shall provide that if the EVENT PLANNER fails to pay any required deductible or self-insured retention, City may do so at EVENT PLANNER’s expense. Event producer shall maintain full liquor liability insurance coverage in an amount not less than $1,000,000 per occurrence, $1,000,000 general aggregate. If Event producer contracts with a third-party service provider, Event producer will require the service provider to procure and maintain at its sole cost and expense comprehensive general liability insurance in an amount not less than $1,000,000 per occurrence, $1,000,000 general aggregate, and if applicable, liquor liability coverage in an amount not less than $1,000,000 per occurrence, $1,000,000 general aggregate, or other lines of coverage the City requires. Both City and Event producer shall be endorsed as additional insureds under the service provider’s liquor liability coverage. Except as above modified, in all other respects the Agreement is hereby reaffirmed in full force and effect. CITY OF HERMOSA BEACH ________________________________ Mayor Dean Francois City Manager Suja Lowenthal ______________________________ ________________________________ ATTEST APPROVED AS TO FORM City Clerk Myra Maravilla City Attorney Patrick Donegan HERMOSA BEACH CHAMBER OF COMMERCE ______________________________ President Michelle Crispin Docusign Envelope ID: 8EAD7733-24AD-4993-9C73-9F78DDD28676 Page 624 of 908 Second Amendment to Agreement – Chamber of Commerce Special Events Page 3 Exhibit A Docusign Envelope ID: 8EAD7733-24AD-4993-9C73-9F78DDD28676 Page 625 of 908 12/13/25 Dear Hermosa Beach Council & Staff, As we plan for the 2026–2028 events agreement with the City, the Chamber is recommending the return of Fiesta Hermosa over Labor Day weekend. Based on several years of event data, financial performance, and direct business feedback, it’s clear that a second Fiesta is a stronger fit for Hermosa than continuing with Oktoberfest. The Labor Day Fiesta model aligns more naturally with our brand, offers greater financial sustainability, and generates stronger engagement from both businesses and the broader community. Hosting signature events on both Memorial Day and Labor Day weekends allows us to maximize their economic and cultural impact while creating a consistent, well-branded experience that reflects the energy and character of Hermosa Beach. We surveyed businesses and asked questions that focused specifically on Oktoberfest and the potential return of Fiesta Hermosa on Labor Day weekend. The goal was to assess the relative value of these events, based on business experience and interest in future participation. The feedback was clear - both in numbers and sentiment - and strongly supports bringing back the second Fiesta while discontinuing Oktoberfest. Nearly 74% of respondents support returning to a more community-focused, smaller-scale Labor Day Fiesta, with fewer vendors and a more localized footprint. Nearly one-third reported a decline in sales or foot traffic over the Labor Day weekend since the event was paused, compared to years when it was active. By contrast, Oktoberfest has not performed: 37% of businesses reported no noticeable impact, and 21% said it had a negative one. Financially, the event declined from a near break-even model to a net loss of over $13,000 by 2025, confirming it is no longer sustainable for the Chamber. Unlike Oktoberfest, Fiesta Hermosa has a proven track record as a revenue-generating event. Its broad appeal, vendor demand, regional recognition, and alignment with peak tourism weekends give it a far stronger financial foundation. Memorial Day Fiesta consistently supports Chamber operations, and a Page 626 of 908 curated Labor Day version can replicate that success at a more manageable scale. The community’s familiarity with the brand also reduces marketing costs and helps attract both sponsors and attendees. We look forward to working together to make this a meaningful and sustainable event for the community. Best, Michelle Crispin President/CEO Hermosa Beach Chamber of Commerce & Visitors Bureau Page 627 of 908 (164) WATER FILLEDBARRICADES(14) W20-3 FLAGS(20) CONES10612121068844108661210444(33) MERIDIAN ARCHER 1200MOBILE BARRIERVALLEY DRPIER AVEPIER AVEHERMOSA AVE13TH ST 13TH CT 11TH ST 411TH CT 10TH ST 10TH CT 9TH CT 8TH ST 8TH ST VALLEY DR11TH ST BARD STCYPRESS AVELOMA DRLOMA DRSUNSET DRMONTERY BLVDBAYVIEW DRMANHATTAN AVEPALM DR18TH ST MONTERY BLVDBAYVIEW DRMANHATTAN AVE16TH ST 14TH ST 10TH ST 11TH ST 11TH ST ARDMORE AVEGuard must bestation here with dollyto usher Fire/PD/EMSGuard must bestation here with dollyto usher Fire/PD/EMSGuard must bestation here with dollyto usher Fire/PD/EMSMATCH LINE original plan but doubled layerwater barrierSC3(CA)M4-8aR11-2SC3 (CA)R11-2M4-8aW20-3W20-3W20-3W20-3W20-3W20-3W20-3W20-3W20-3W20-3W20-3W20-3W20-3W20-3(36) CITY OWNED MIFRAMMVB 3X BARRIER5565678788R3-1W20-1M4-10RR11-277W20-1 FLAGSR3-1R3-2W20-16R3-2R3-2ORIGINAL LAYOUTPage 628 of 908 18TH ST19TH ST20TH ST21ST ST24TH ST24TH PL25TH STVALLEY DR GOUL D A V E VALLEY DR VALL E Y DR ARDMORE AVE ARDMOR E A V E ARDMORE AVEPORTER LN25TH ST24TH PL24TH ST21ST STVALLEY PARK AVE POWER S T MATCH LINER11-4 R11-4 R11-4 M4-10R M4-10R M4-10R M4-10R M4-10R M4-10L M4-10L M4-10L SC3(CA) SC3(CA) SC3(CA) SC3(CA) SC3(CA) W20-2 W20-2 W20-2 W20-1 MORNINGSIDE DR28TH ST29TH STW20-1 W20-3 SC5(CA) VALLEY DR GOULD AVER11-2 R3-1 W20-1 7 7 Page 629 of 908 12 START END 12 410 12 44 5 6 6 5 PARADE ROUTE (78) WATER FILLED BARRIERS (22) MERIDIAN BARRIERS (36) CITY OWNED MIFRAM MVB 3X BARRIERS5555STAGING AREA 4 12 5 65 OPTION 2A 4 W20-3 W20-3W20-3 W20-3 W20-3 W20-3 W20-3 (7) W20-3 FLAGS Page 630 of 908 4 6 6 6 6 OPTION 2B STAGING AREA12 10 6 8 10 5 6 4 12 10 12 4 4 4 4 6 5 12 END START PARADE ROUTE (146) WATER FILLED BARRIERS (22) MERIDIAN BARRIERS (36) CITY OWNED MIFRAM MVB 3X BARRIERS 6 4 6 6 610 4 (14) W20-3 FLAGS W20-3W20-3 W20-3 W20-3 W20-3 W20-3 W20-3 W20-3W20-3 W20-3 W20-3 W20-3 W20-3W20-3 W20-3 Page 631 of 908 PARADE ROUTE (34) WATER FILLED BARRIERS (22) MERIDIAN BARRIERS (36) CITY OWNED MIFRAM MVB 3X BARRIERS OPTION 3A 12 START END 6 12 5 6 6 55555STA G I N G A R E A 5 6 5 4 W20-3 W20-3 W20-3 W20-3 (5) W20-3 FLAGS W20-3 Page 632 of 908 PARADE ROUTE (42) WATER FILLED BARRIERS (22) MERIDIAN BARRIERS (36) CITY OWNED MIFRAM MVB 3X BARRIERS OPTION 3B 12 START END 4 12 5 6 6 55555STA G I N G A R E A 5 6 5 4 4 6 (6) W20-3 FLAGS W20-3 W20-3 W20-3 W20-3 W20-3 W20-3 Page 633 of 908 January 12, 2026 Mayor and Members of City Council, I am writing to reiterate and formalize conversations that have been taking place over the past year regarding the St. Patrick’s Day Parade, and to clearly outline the level of involvement and financial support the Chamber and Chamber Foundation are able to provide, as well as the scope of participation and funding required from the City for the event to move forward. The Parade has been produced and financially managed by the Chamber Foundation (a 501(c)3). The Chamber supports the event through both operational involvement and financial contributions made to the Foundation. While the two organizations work closely together, they are separate entities, and neither is in a position to continue absorbing the increasing costs of producing the Parade without City participation. Over time, the Parade has grown into a large-scale, permitted public event with significant public safety, liability, and operational requirements. These costs - particularly those related to security and City-required services - have increased to a level that is no longer sustainable for the Foundation to carry alone, nor can the Chamber continue to financially support the event at the level required to offset these increases. Without meaningful cost-sharing from the City, the Foundation will be unable to continue serving as the producing entity for the Parade. If the City is willing to step into a stronger partnership role, the Foundation can continue to contribute in defined, manageable ways that align with our expertise and capacity, including: • Event producer fees + staff ($11,800) • Equipment rentals - audio + power ($4,800) • Graphic design, marketing and promotion ($800) • Equipment rental - tables, chairs, tents ($3,300) • Portable restrooms ($1,500) Page 634 of 908 • Street cleaning/cleanup ($1,500) For the Parade to move forward, we are requesting that the City assume responsibility for the following required costs: • Additional required private security and public safety staffing ($8,000) • Street closure barriers (TBD) • Insurance ($1,400) • Fire Department ($900) • All City-related permit and administrative fees (TBD) This request reflects the current reality of producing an event of this scale and complexity. Without the City assuming responsibility for these core municipal and public safety costs, the Foundation and Chamber will no longer be able to financially support or produce the St. Patrick’s Day Parade. We appreciate your consideration and look forward to a clear determination on whether a sustainable partnership can be established to allow this long-standing community tradition to continue. Best, Michelle Crispin President/CEO Hermosa Beach Chamber of Commerce and Visitors Bureau Page 635 of 908 APPROVAL OF AN AGREEMENT WITH THE HERMOSA BEACH CHAMBER OF COMMERCE AND VISITORS BUREAU AND HERMOSA BEACH CHAMBER FOUNDATION FOR ITS SPECIAL EVENTS IN 2026 THROUGH 2028 Page 636 of 908 WAIVER OF FIESTA HERMOSA VENDOR FEE •2023–2025 agreement vendor fees •New agreement proposal Page 637 of 908 RETURN OF LABOR DAY FIESTA HERMOSA •2023 – 2025 Chamber agreement producing Locale 90254 in place of Labor Day Fiesta Hermosa •New agreement introducing the return of a smaller-scale Labor Day Fiesta Hermosa Page 638 of 908 CITY PARTNERSHIP WITH ST. PATRICK’S DAY PARADE •Continued financial and logistical challenges to produce the St. Patrick’s Day Parade •2025 revenue and expenditures associated with the parade •City and Chamber Foundation partnership plan for 2026-2028 parade •Alternative parade route options for 2026 parade Page 639 of 908 CITY PARTNERSHIP WITH ST. PATRICK’S DAY PARADE CONTINUED Option 2A Page 640 of 908 CITY PARTNERSHIP WITH ST. PATRICK’S DAY PARADE CONTINUED Option 2B Page 641 of 908 CITY PARTNERSHIP WITH ST. PATRICK’S DAY PARADE CONTINUED Option 3A Page 642 of 908 CITY PARTNERSHIP WITH ST. PATRICK’S DAY PARADE CONTINUED Option 3B Page 643 of 908 CITY PARTNERSHIP WITH ST. PATRICK’S DAY PARADE CONTINUED •The results of each City-proposed alternative route •Historic parade route would require financial support from the City •Additional financial support if deemed necessary by City Council •Staff’s parade route recommendation Page 644 of 908 City of Hermosa Beach | Page 1 of 8 Meeting Date: Janaury 27, 2026 Staff Report No. 26-CR-014 Honorable Mayor and Members of the City Council CONSIDERATION OF VENDOR SALES ON THE BEACH IN CONJUNCTION WITH A SPECIAL EVENT PERMIT (Community Resources Director Lisa Nichols) Recommended Action: Staff recommends City Council approve the Parks, Recreation, and Community Resources Advisory Commission’s recommendation to consider amendments to Hermosa Beach Municipal Code Chapter 12.20 Beach and Strand Regulations, 12.20.300 Solicitation to allow for the sale of prepared food, nonalcoholic beverages, and/or merchandise on the beach by vendors associated with an approved special event, and to establish a per-vendor daily fee with a discounted rate for Hermosa Beach–based businesses holding a valid City business license. Executive Summary: At its August 26, 2025 meeting, Councilmember Francois directed staff to prepare an item reviewing rules and regulations related to the sale of food, nonalcoholic and alcoholic beverages, and merchandise by vendors on the beach associated with approved volleyball tournaments. Mayor Saemann, Mayor Pro Tem Detoy, and Councilmembers Jackson and Keegan amended the request to include a review by the Parks, Recreation, and Community Resources Advisory Commission (Commission) and to expand the scope to any approved special event, not just volleyball tournaments. At its January 6, 2026 meeting, the Commission reviewed the applicable provisions of the Hermosa Beach Municipal Code (HBMC) Chapter 12.20 and recommended City Council consider approval of amendments to Section 12.20.300 to allow for the sale of prepared food, nonalcoholic beverages, and/or merchandise on the beach by vendors associated with an approved special event and to implement a per-vendor daily fee, with a discounted rate for Hermosa Beach–based businesses holding a valid City business license. Background: HBMC Chapter 12.20, Beach and Strand Regulations, establishes rules governing the use and activities permitted on the beach and the Strand. These provisions are intended to preserve public access, safety, and enjoyment while maintaining City oversight of special events and commercial activity within these public spaces. Page 645 of 908 City of Hermosa Beach | Page 2 of 8 Under HBMC Section 12.20.300 Solicitation, only the event producer associated with a permitted special event may sell food, nonalcoholic beverages, and/or branded merchandise on the beach or Strand. No additional vendors are permitted to sell as part of an approved special event on the beach or Strand. Vendor sales may occur on other public property locations from vendors associated with a special event permit, other than the event producer themselves, and alcohol consumption and sales are also permissible in such areas. The City also issues sidewalk vending permits through the Public Works Department; however, these permits do not authorize vending on the beach or Strand. HBMC Section 12.20.040 Alcoholic Beverages – Violation – Penalty prohibits alcohol consumption on the beach and Strand without exception. As a result, the City currently has no mechanism to authorize alcohol sales, distribution, or consumption as part of an approved special event in these areas. In recent years, event producers, particularly organizers of volleyball tournaments, have requested that the City revisit these regulations to allow vendor sales of food, non - alcoholic beverages, and merchandise beyond those offered by the event producer, and to permit the sale and consumption of alcoholic beverages, to improve the financ ial viability of special events. Past Commission and Council Actions Meeting Date Description City Council: August 26, 2025 City Council directed staff prepare an item for the Commission to review rules and regulations related to the sale of food, nonalcoholic/alcoholic beverages, and/or merchandise on the beach by vendors associated with a special event. Parks, Recreation, and Community Resources Advisory Commission: January 6, 2026 Commisson reviewed the applicable provisions of the HBMC Chapter 12.20 and recommended City Council approval of amendments to Section 12.20.300 to permit such sales by special event-associated vendors and to implement a per- vendor daily fee, with a discounted rate for Hermosa Beach – based businesses with a valid City business license. Discussion: Staff conducted research on the cities of Manhattan Beach and Redondo Beach’s Municipal Codes pertaining to sales of food, nonalcoholic/alcoholic beverages, and/or merchandise by vendors associated with an approved special event on the beach (Attachment 1). The City of Hermosa Beach owns its beach and, therefore, has full jurisdiction over its use. As a result, Hermosa Beach is responsible for permitting, regulating, and managing Page 646 of 908 City of Hermosa Beach | Page 3 of 8 all activities occurring on the beach, including special events, vendor operations, recreational uses, and commercial activities. In contrast, the beaches in Manhattan Beach and Redondo Beach are owned and administered by Los Angeles (L.A.) County. Therefore, L.A. County handles permitting and oversight for beach-related activities in those jurisdictions. In summary, the following pertains to vendors associated with an approved special event: Hermosa Beach: o Beach or strand: Sales are limited exclusively to the event producer; no other vendors may conduct sales. The event producer must obtain a business license and insurance. Alcohol consumption and sales are prohibited. o Other public property locations: Vendors, other than just the event producer, may also conduct sales. Alcohol consumption and sales are permissible. Manhattan Beach: o Beach south of the Pier and the Pier: Vendor sales are permitted during major volleyball tournaments or other City Council-approved events. Each vendor must obtain a business license and insurance. Alcohol sales and/or consumption are permissible only with City Council approval and only at the Pier. o Other areas on the beach: Special events are subject to L.A. County Department of Beaches and Harbors permitting process. Vendor sales are permissible; alcohol consumption and sales are prohibited. The event producer must remit 15% of gross receipts to L.A. County for each vendor. Redondo Beach: o Public property locations other than the beach: Vendor sales are permitted at City-approved events and other locations consistent with special event permits. Alcohol sales and/or consumption may be allowed with City Council or City Manager approval. o Beach: Similar to Manhattan Beach, special events are subject to the L.A. County Department of Beaches and Harbors permitting process. Vendor sales are permissible; alcohol consumption and sales are prohibited. The event producer must remit 15% of gross receipts to L.A. County for each vendor. Recommendations At its January 6, 2026 meeting, staff recommended the Commission consider a recommendation to City Council modifications to HBMC Chapter 12.20 Beach and Strand Regulations, 12.20.300 Solicitation to allow for the sale of food, nonalcoholic beverages, and/or merchandise on the beach from vendors, other than the event producer, associated with an approved special event, and implementation of a per-vendor daily fee. Staff did not recommend modifying the HBMC to allow such sales on the Strand, as Page 647 of 908 City of Hermosa Beach | Page 4 of 8 vendor activity in that location would pose a public obstruction and impact pedestrian circulation. This recommendation was made to support the financial viability and operational success of special events, consistent with requests from event producers in recent years. Allowing additional vendors on the beach under a controlled permitting framework provides event producers with greater flexibility to enhance event offerings, attract participants, and offset rising production costs. While such vendor activity may have secondary impacts on nearby establishments that offer similar goods, staff recommends a carefully controlled and limited allowance to balance the benefits of enhanced event viability with potential impacts on local businesses. Vendor activity would be restricted to the event footprint and subject to close City oversight through the special event permitting process, per -vendor fees, and other permit conditions. The Commission supported staff’s recommendation with the following modifications: to limit the sale of food from vendors associated with an approved special event to prepared food only, which is defined in HBMC as “food or beverage that is (1) ready to consume without any further food preparation, alteration or repackaging; and (2) prepared, provided, sold or served by a food provider using any cooking, packaging or food preparation technique”; and to provide a discounted rate to the per vendor daily fee for vendors that are Hermosa Beach–based businesses holding a valid City business license, further detailed in the ‘Per Vendor Daily Fee’ section of the staff report, which follows. Per Vendor Daily Fee: At its Janaury 6, 2026, meeting staff also recommended replacing the Hermosa Beach business license requirement with a per-vendor daily fee of $115 if the Commission was to support a recommendation to City Council allowing additional vendors on the beach in association with an approved special event. The Commission supported staff’s recommendation regarding the per-vendor daily fee. A business license carries an annual fee and is processed through the Administrative Services Department, and an annual license/fee may not align with the limited and occasional nature of vendor sales through an approved special event. Requiring such for short-term or single-day event vendor participation could discourage vendors and result in additional administrative workload for the vendors, event producer, and staff. The recommended fee was based on a review and averaging of comparable vendor fees and reduced business license fees charged by other California cities for vendors participating in approved special events, as shown in Table 1; the annual business license fees that would otherwise apply to vendors in Hermosa Beach, Manhattan Beach, and Redondo Beach, as shown in Table 2; and the City’s current event co-sponsor fee, further discussed following Table 2. These comparisons support a mid-range daily vendor fee that balances cost recovery with regional consistency and fairness for short-term vendors. Page 648 of 908 City of Hermosa Beach | Page 5 of 8 The proposed per-vendor daily fee would be more cost-effective for event producers and associated vendors than the City’s annual business license fee. Additionally, this approach would allow the City to recover costs associated with staff review, approval, and monitoring of special event vendors while avoiding the burden of an annual business license for vendors. The fee would be charged to the event producer through the Community Resources Department and added to the final special event permit invoice. This maintains the current practice of consolidating all City special event-related fees within a single City department to improve efficiency, rather than requiring the event producer to navigate payments with multiple departments. The per-vendor daily fee would also apply to vendors selling food, beverages, and/or merchandise at approved special events that do not take place on the beach. Currently, no City fee is associated with vendors operating at non -beach special event locations, and applying the per-vendor daily fee citywide ensures equitable cost recovery across all special event locations. Table 1: California Cities Special Event Vendor Fees City Description Carmel $10-$30 per vendor per day (serves as business license fee) Imperial Beach $15-$24 per vendor per day plus $10 business license fee Long Beach $70.10 per vendor per day Paso Robles $10-$30 per vendor per day (serves as business license fee) Table 2: Hermosa Beach, Manhattan Beach, Redondo Beach Annual Business License Fees City Description Hermosa Beach $239 Manhattan Beach Cost to be determined - annual business license tax, paid in advance for the time period of March 1 through the last day of February. Some businesses are subject to a flat business license tax, while most are assessed a base tax plus an additional amount calculated as a percentage of the business’s gross receipts from the prior calendar year. New businesses may initially pay the tax based on estimated gross receipts, which is subsequently adjusted after the first year to reflect actual gross receipts. Redondo Beach Redondo Beach-based businesses: $103 Out of city businesses: $133 Page 649 of 908 City of Hermosa Beach | Page 6 of 8 Lastly, the City currently charges an event co -sponsor fee of $368 for sponsors listed as presenting sponsors in the event title or marketing materials, or when a sponsor uses public property outside the event footprint. At its January 6, 2026 meeting, Staff recommended the Commission make a recommendation to City Council eliminating this fee when a sponsor is providing monetary support only. However, if a sponsor intends to sell food, nonalcoholic beverages, and/or merchandise, staff recommends applying th e per-vendor daily fee in place of the co-sponsor fee. The Commission did not have any concerns with this recommendation. As the Commission recommended a discounted rate to the per vendor daily fee for vendors that are Hermosa Beach–based businesses holding a valid City business license, staff’s recommendation would be to provide a 25% discount , resulting in a $86.25 per vendor daily fee for such businesses. Vendor Requirements: If City Council approves allowing additional vendors on the beach under an approved special event, the event producer would be required to provide insurance coverage that includes all vendors associated with the event, rather than requiring each individual vendor to submit separate insurance to the City. In addition to the City’s requirements, outlined in the Special Event Policy Guide, the coverage must include product liability coverage for food, beverages, or merchandise sold by vendors. This approach ensures all activities are properly insured while streamlining the process and assigning responsibility to the event producer. Additionally, language would need to be incorporated into the Special Event Policy Guide and HBMC specifying that the event producer is fully responsible for all vendors operating within the approved event footprint. The event producer shall ensure that only vendors pre-approved by the City operate within the approved event footprint. The presence of any unpermitted vendor within the approved event footprint shall constitute a violation attributable to the event producer and may result in the issuance of fines, and violations of this provision may impact the approval of future events. Alcohol Consumption/Sales: The Commission does not recommend any modifications to Chapter 12.20 Beach and Strand Regulations, Section 12.20.040 Alcoholic Beverages – Violation – Penalty to allow for exceptions for alcohol consumption or sales on the beach in association with an approved special event. The Hermosa Beach Police Department has provided input regarding the potential allowance of alcohol at special events held on the beach. Their assessment indicates that permitting alcohol would require secured, fenced-off areas with monitored access points. Any event permitting alcohol will also require a combinationFoffice of private security and Page 650 of 908 City of Hermosa Beach | Page 7 of 8 assigned police officers on an overtime basis. An event producer may propose a comprehensive private security plan for review and approval by the Police Department; however, such a plan would not eliminate the need for assigned officers. Officers assigned to these events would not be pulled from routine patrol, which could adversely impact overall public safety. The fenced areas would be necessary to clearly delineate where alcohol consumption is permitted and to avoid any implication that alcohol is allowed elsewhere on the beach. Incorporating fenced-off areas into an event footprint could require review and approval by the California Coastal Commission, resulting in additional permit processing time. All associated costs of these requirements would be the responsibility of the event producer. Each event would be reviewed on a case-by-case basis to determine how many police officers and/or security officers would be needed Alcohol use at special events held on the beach also increases the City’s exposure to liability related to injuries, accidents, and alcohol-related incidents, even when event producers carry insurance. A majority of the City’s approved special events are held on the beach. Managing these risks could result in higher insurance requirements and may still result in claims involving the City. Special events involving alcohol at the beach may lead to increased police reports and incidents, as alcohol consumption is often associated with behaviors that may escalate conflicts or disturbances. Alcohol use at beach events may also contribute to increased litter and related environmental impacts. Additionally, such events may negatively affect nearby neighborhoods through increased noise, disorderly conduct, and post-event loitering beyond the approved event footprint and hours. The sale and service of alcohol also requires specialized training, including the ability to verify valid identification and recognize signs of i ntoxication. Advances in counterfeit identification have made detection more difficult, and staff working special events may not have the same level of training or experience as full-time bar and restaurant opFiffuerators. This raises concerns regarding the potential for overservice or service to minors. Next Steps If City Council approves the aforementioned recommendations, staff would prepare such code amendments and the addition of such a fee to the City’s Master Fee Schedule for City Council review through a public hearing. Fiscal Impact: Implementation of a $115 per vendor per day fee, with a discounted rate of $86.25 for Hermosa Beach-based businesses with a valid City business license, is expected to generate additional revenue for the City to offset staff time and administrative costs associated with reviewing, approving, and monitoring special event vendors. The total Page 651 of 908 City of Hermosa Beach | Page 8 of 8 revenue generated would vary depending on the number of vendors participating in each approved event. Attachment: Best Practice Research re: Special Event Vendors in Manhattan Beach and Redondo Beach Respectfully Submitted by: Lisa Nichols, Community Resources Director Concur: Police Chief, Landon Phillips Noted for Fiscal Impact: Henry Chao, Finance Manager Concur: Brandon Walker, Administrative Services Director Approved: Steve Napolitano, City Manager Page 652 of 908 Hermosa Beach, Manhattan Beach, and Redondo Beach Municipal Codes re: Vendor Sales on the Beach and Alcohol on the Beach in Connection with a Special Event Permit Page 1 of 4 City Code re: Vendor Sales on the Beach Code re: Alcohol on the Beach Hermosa Beach Chapter 12.20 Beach and Strand Regulations 12.20.300 Solicitation A. Except as provided in subsection (D) of this section, no person shall solicit, peddle, offer for sale or conduct or consummate the sale of any service on the beach or the Strand. B. Except as provided in subsection (D) of this section, no person shall sell or offer for sale any commodity, merchandise, wares, product, foods, refreshments or beverages on the beach or the Strand absent a sidewalk vending permit issued pursuant to Chapter 12.38. C. No person shall distribute any handbills, advertising matter or literature on the beach or the Strand unless such material is personally delivered to persons who indicate a willingness to accept the same in hand. D. The prohibitions contained in this section shall not apply to the sale of food, nonalcoholic beverages, or branded merchandise from an event producer on the beach allowed pursuant to a special event permit issued pursuant to Chapter 12.30 in connection with events located on the beach and as to which the city council determines that food and beverage sales are necessary and convenient to accommodate persons in attendance. Chapter 12.20 Beach and Strand Regulations 12.20.040 Alcoholic beverages–Violation–Penalty A. No person shall consume or drink any alcoholic beverage while on the beach or the Strand. B. No person who has in his or her possession any bottle, can or other receptacle containing any alcoholic beverage which has been opened, or a seal broken, or the contents of which have been partially removed, shall enter, be, or remain on the beach or the Strand. C. Violation Defined–Penalties. Any person violating any provisions of this section shall be deemed guilty of an infraction, except that a violation of subsection (A) of this section that occurs within the boundaries of and during the effective dates and times of the holiday safety enhancement zone shall be a misdemeanor pursuant to Section 1.04.060. Page 653 of 908 Hermosa Beach, Manhattan Beach, and Redondo Beach Municipal Codes re: Vendor Sales on the Beach and Alcohol on the Beach in Connection with a Special Event Permit Page 2 of 4 City Code re: Vendor Sales on the Beach Code re: Alcohol on the Beach Manhattan Beach Chapter 12.08 Beach Regulations 12.08.260 Solicitation or peddling A. No person shall solicit, peddle, sell, or offer for sale any goods, wares or merchandise in any portion of the City lying westerly of the easterly line of the Strand except upon the pier or wharf and in the pavilion building thereon, provided however that, with the approval of the City Council sampling shall be permitted. B. No person shall solicit, peddle, sell or offer for sale any goods, wares or merchandise on the pier at the foot of Manhattan Beach Boulevard in the City without first having obtained a permit therefore from the Council. C. During major volleyball tournaments on the beach at the Manhattan Beach pier, when recommended by the Department of Recreation of the City, food sales will be allowed with Council permit, but subject to the following conditions: 1. Sales will be allowed on sand only from established booths located within one hundred (100) yards of the south edge of the pier, and only on the south side. No vendor shall conduct any sales or dispense merchandise from a location outside of a booth; 2. Liability insurance must be provided with the City named as also insured and to the limits recommended by the City Risk Manager; Chapter 4.48 Consumption of Alcoholic Beverages in Public Places 4.48.090 Limited alcoholic beverage use on public property – Special permit Notwithstanding the other prohibitions of this chapter, after considering the recommendation of the Chief of Police, the City Council may grant special permits for the sale or consumption of wine or beer at special functions or activities in a park or other public place if there is a public benefit to the community. Any such special permit shall also be subject to the requirements of the California Department of Alcoholic Beverage Control. For purposes of this section, public place includes the Manhattan Beach Pier but excludes the remainder of the public beach. Page 654 of 908 Hermosa Beach, Manhattan Beach, and Redondo Beach Municipal Codes re: Vendor Sales on the Beach and Alcohol on the Beach in Connection with a Special Event Permit Page 3 of 4 City Code re: Vendor Sales on the Beach Code re: Alcohol on the Beach Manhattan Beach Continued… 3. The City's hold harmless and contract endorsement forms must be signed by the seller; 4. Any booth shall consist of a ten foot by ten foot (10′ × 10′) structure (approved by the Fire Department). Any booth shall be dismantled and completely removed from the beach within two (2) hours of the conclusion of the event; 5. All vendors shall have a valid City of Manhattan Beach business license. Chapter 6.24 Sidewalk Vending 6.24.090 Operating Requirements (…) M. Sidewalk vendors shall not operate on any portion of the public beach westerly of the easterly line of The Strand, or the City's Municipal Pier, unless authorized in connection with a special event permit or pursuant to Municipal Code Section 12.08.260. (…) See Page 2 Page 655 of 908 Hermosa Beach, Manhattan Beach, and Redondo Beach Municipal Codes re: Vendor Sales on the Beach and Alcohol on the Beach in Connection with a Special Event Permit Page 4 of 4 City Code re: Vendor Sales on the Beach Code re: Alcohol on the Beach Redondo Beach Chapter 3-7 Traffic Article 20 Vending from Stands in Public Ways 3-7.2004 Permit application (…) (b) A sidewalk vending permit shall not be required for the following activities: (1) The sale of agriculture products on sidewalks or pedestrian pathways on the site where the product is grown. (2) Vending from food trucks and other motorized vehicles on public streets or alleys. (3) City-sponsored and/or City-approved special events including, but not limited to, a certified farmers' market, swap meet, street fairs, parades, festivals and outdoor concerts. Vendors contracted for these events shall be exempt from the provisions of this chapter. Chapter 4-7 Intoxicants 4-7.03 Temporary Permits The Council, at any regular meeting, with or without a hearing, may grant, subject to reasonable restrictions, permits and exemptions from the provisions of Sections 4-7.01 and 4-7.02 of this chapter and may allow, in conjunction with such a permit or exemption, the sale or dispensing of alcoholic beverages. Such approvals shall not be granted if such activity would adversely impact the public welfare. 4-7.05 City Manager may grant exceptions (a) The City Manager, or his designated representative, with or without a hearing, may grant, subject to reasonable restrictions, permits and exemptions from the provisions of Sections 4-7.01 and 4-7.02 of this chapter and may allow, in conjunction with such a permit or exemption, the sale or dispensing or consumption of alcoholic beverages. Such approvals shall not be granted if the City Manager finds that such activity: (1) Would be incompatible with the normal use of the subject public property; or (2) Would have an adverse effect on abutting property or the neighborhood; or (3) Would be detrimental to the public health, safety or welfare. (b) The decision of the City Manager shall be final. Page 656 of 908 CONSIDERATION OF VENDOR SALES ON THE BEACH IN CONJUNCTION WITH A SPECIAL EVENT PERMIT Page 657 of 908 RECOMMENDATION ACTION •Modifications to Hermosa Beach Municipal Code Chapter 12.20, specifically Section 12.20.300, to allow the sale of food, nonalcoholic beverages, and merchandise on the beach by vendors associated with an approved special event, and to implement a per-vendor daily fee Page 658 of 908 BACKGROUND August 26, 2025 – City Council directed staff to bring an item to the Commission reviewing vendor sales on the beach •Food, beverages, & merchandise; & •Alcohol considerations at beach events Event Producer Requested: •Greater vendor flexibility •Improved event financial viability •Enhanced event experience Page 659 of 908 CURRENT HBMC REGULATIONS •Beach & Strand: •Only the event producer may sell •No additional vendors allowed •Alcohol sales and consumption prohibited •Other Public Property: •Multiple vendors allowed •Alcohol may be permitted Page 660 of 908 BEST PRACTICE RESEARCH Neighboring Beach Cities Manhattan Beach •Vendors allowed at certain City-approved events •Alcohol allowed only at Pier with Council approval Redondo Beach •Vendors allowed at City-approved events •Alcohol may be permitted off-beach Key Difference Hermosa Beach owns and fully regulates its beach Page 661 of 908 RECOMMENDED ACTION CONTINUED… Proposed Code Modification •Allow additional vendors on the beach associated with an approved special event •No change to Strand regulations •Public access and circulation concerns •Vendors limited to approved event footprint •Vendors must be pre-approved by the City •Event producer responsible for: Vendor compliance, insurance coverage, preventing/reporting unpermitted vending Page 662 of 908 RECOMMENDED ACTION CONTINUED… Per-Vendor Daily Fee •Replace annual business license requirement •Proposed fee: $115 per vendor per day •Charged to event producer •Included in final special event invoice •Mid-range fee based on best practice research •Cost recovery without discouraging vendors •Eliminate co-sponsor fee for monetary-only sponsors •If sponsor sells food, beverages, or merchandise: apply per- vendor daily fee instead Page 663 of 908 ALCOHOL SERVICE/CONSUMPTION ON THE BEACH Staff Recommendation: No Change •Alcohol sales/consumption not recommended •Public safety concerns •Increased police staffing requirements •Liability and insurance impacts •Coastal Commission permitting implications Page 664 of 908 NEXT STEPS If Commission Recommends Approval: •Staff prepares: •HBMC amendments •Master Fee Schedule update •City Council public hearing Page 665 of 908 Page 666 of 908 Page 667 of 908 City of Hermosa Beach | Page 1 of 5 Meeting Date: January 27, 2026 Staff Report No. 26-CDD-003 Honorable Mayor and Members of the Hermosa Beach City Council REPORT ON PLANNING COMMISSION’S REVIEW OF LAND VALUE RECAPTURE ORDINANCE, AND ADOPT A RESOLUTION AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING CEQA: The action is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15378(b)(4) of the CEQA Guidelines the action is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15378(b)(4). (Community Development Director Alison Becker) Recommended Action: Staff recommends City Council: 1. Find that the action is exempt from the California Environmental Quality Act (CEQA) pursuant to section 15378(b)(4) of the CEQA Guidelines; and 2. Adopt a resolution amending the City Master Fee Schedule to amend fees for the Land Value Recapture Program (Attachment 1); and 3. Direct staff to explore zoning regulations that encourage development of residential units on “small lots” on the Housing Inventory List and include as a part of the City’s Zoning Code Update. Executive Summary: At the November 18, 2025, special meeting, the Planning Commission reviewed the LVR Ordinance. It is recommended that the City Council lower the fees for lots with a maximum density of four or fewer units. Background: Land Value Recapture (LVR) policies are founded on the principle that properties gain value from specific city actions, such as infrastructure improvements or rezoning. As a result, a portion of the increased value should be captured and used for public b enefit. Land Value Recapture is one of the policy programs established in the City’s 2021 -2029 Housing Element to support the development of affordable housing (Attachment 1). The City Council adopted the corresponding Zoning Text Amendment (ZTA) Ordinance No. 24-1474 to implement the LVR program on January 23, 2024, and it went into effect on August 1, 2024, when the Housing Element was certified by the California Housing and Community Development (HCD) (Attachment 2). In its certification letter to the city, HCD emphasized the importance of the city’s timely and effective implementation of all adopted Page 668 of 908 City of Hermosa Beach | Page 2 of 5 programs, including, but not limited to, LVR. Furthermore, HCD established an expectation that the LVR program would be evaluated biennially (every two years ) (Attachment 3). At its March 25, 2025, meeting, City Council directed the Planning Commission to review the Land Value Recapture (LVR) Ordinance as it pertains to “small lots.” At its November 18, 2025 special meeting, the Planning Commission reviewed the LVR Program and discussed potential recommendations to the City Council. Past Commission & Council Actions Meeting Date Description November 16, 2021 Planning Commission Consideration of a comprehensive amendment to the HE for the 2021-20219 planning period, including Land Value Recapture December 21, 2021 City Council conducted a public hearing, adopted the 2021- 2029 Housing Element, and authorized submission to HCD July 18, 2023 Planning Commission Study Session discussing Housing Element-related Zone Changes and Zone Text Amendments August 8, 2023 City Council adopts Housing Element and associated changes to the Land Use Element of the General Plan August 15, 2023 City Council Study Session discussing Housing Element- related Zone Changes and Zone Text Amendments September 19, 2023 Planning Commission recommended approval of the General Plan Amendment, Map Changes, and Zone Text amendment, including Land Value Recapture October 10, 2023 City Council Discussion of Land Value Recapture (LVR) October 17, 2023 Planning Commission adopted a Resolution reflecting Zone Text Amendments to effectuate the Housing Element programs October 24, 2023 City Council consideration of General Plan Amendment, Zone Changes, and Zone Text Amendments to effectuate programs of the 2021-2019 Housing Element December 12, 2023 City Council consideration of Zone Text Amendment adding Land Value Recapture and amending criteria for affordable housing and Resolution establishing fees January 23, 2024 City Council adoption of ZTA adding the LVR and amending the criteria for affordable housing November 18, 2025 Planning Commission reviewed the LVR Ordinance and made a recommendation to City Council on potential amendments Page 669 of 908 City of Hermosa Beach | Page 3 of 5 Discussion: The City’s Land Value Recapture Ordinance is structured to capture a portion of the land value created by adding residential development capacity to properties previously zoned for non-residential uses only. The LVR ordinance applies to properties on the Housing Element Inventory list that benefited from the rezoning of the property with the Housing Element Overlay (HE-) zone (Attachment 4). The HE overlay expanded the permitted uses on the rezoned parcels to include residential and mixed -use. However, the property is exempt from the fee if the proposed residential development includes 15 percent very- low-income, 15 percent low-income, or 25 percent moderate-income units. The City Council established a two-tiered fee structure aimed at providing a lower fee for “smaller lots” or lots that would accommodate a minimum density of four (4) or fewer residential units (Tier 1) and a higher fee for larger lots where a minimum density of five (5) or more residential units could be developed. LVR Exemption Tiers Fee Tier 1 – Minimum Density 4 or fewer residential units $76/per square foot Tier 2 – Minimum Density 5 or more residential units $104/per square foot The LVR fee was calculated to be the equivalent cost of creating affordable residential units on-site, on non-residentially zoned properties that can now include residential development. Fees collected from Land Value Recapture would then be used to develop affordable housing locally. This could take the form of development subsidies for constructing affordable housing or funding for converting existing units into affordable housing. Additionally, funding could be used to support the South Bay Regional Hous ing Trust Fund. Contributing to the Housing Trust Fund is another strategy to create affordable housing and is incorporated into the Housing Element as Program 8. The City’s Land Value Recapture regulations were structured to incentivize the construction of affordable housing rather than the payment of the exemption fee. For this reason, the City Council elected to study and ultimately impose a cost greater than originally proposed in the Land Value Recapture analysis prepared by Kosmont Companies (Attachments 5 and 6). In addition to evaluating the equivalent value, the market analysis assessed the market’s tolerance of the LVR fee. The pro forma for the small lot showed a return on investment of approximately 12.3 percent, which was deemed financially viable for a typical developer. As of August 2025, the Housing Element has been certified for a year, and we are in the fifth year of implementation of the 6th Cycle (2021-2029) Housing Element. The city has continued to make progress in developing new housing units, although all new units remain at market rate. To date, no entitlement applications have been submitted on HE Overlay sites that include the development of affordable units or developments necessitating the payment of LVR fees. Page 670 of 908 City of Hermosa Beach | Page 4 of 5 The small-lot category accounts for 24.6 percent of the 558 residential units the city is responsible for planning in the 2021-2029 Housing Element. RHNA and LVR TIER 1 (“Small Lots”) Income Category Very Low Low Moderate Above Moderate Total RHNA (2021-2029 232 127 106 93 558 LVR Tier 1 (“Small Lots”) 16 27 84 10 137 When the LVR Ordinance was adopted, the City Council and staff recognized the importance of periodically reevaluating it, as numerous factors impact housing production. The Planning Commission considered the LVR Ordinance and five possible amendments to the Ordinance. Following a robust discussion, the Planning Commission recommended City Council: 1. Amend the Master Fee Schedule to exempt smaller lots, with a minimum density of 1-2 units, from any LVR fee; 2. Direct staff to explore zoning regulations that encourage development of residential units on “small lots” on the Housing Inventory List; and 3. Amend the regulations to provide a temporary reduction in the LVR Fee for lots with a minimum density of three and four units, to $40 dollars per square foot, for 24 months. A resolution memorializing the recommended fee changes is included as Attachment 1 for City Council’s consideration. In consideration of the planning division’s current work program and staffing, staff recommends that any zoning text amendments be incorporated into the broader code update rather than as a stand alone amendment. Environmental Analysis: The establishment of the Land Value Recapture fee is statutorily exempt pursuant to the California Environment Quality Act (CEQA) pursuant to CEQA Guidelines section 15378 (b)(4), which provides that CEQA does not apply to the creation of governmental funding mechanisms that do not involve a commitment to a particular project which may result in a significant impact to the environment. The fee does not identify or permit any specific future project or projects. Page 671 of 908 City of Hermosa Beach | Page 5 of 5 Fiscal Impact: Any LVR fees collected would be reserved for future affordable housing projects and would not be available for General Fund revenue. To date, the Community Development project has not received any residential projects that trigger the fee. The exact impact of the LVR fee reduction is unknown. Attachments: 1. Draft Resolution 2. Housing Element (HE) 2021-2029 3. Ordinance 24-1474 4. Housing Community Development Letter Dated August 1, 2024 5. HE Sites Inventory List and Map 6. Land Value Recapture Analysis dated October 2023 7. Land Value Recapture Analysis dated December 2023 Respectfully Submitted by: Alexis Oropeza, Planning Manager Concur: Alison Becker, AICP, Community Development Director Noted for Fiscal Impact: Brandon Walker, Administrative Services Director Legal Review: Jason Baltimore, Interim City Attorney Approved: Steve Napolitano, City Manager Page 672 of 908 CITY OF HERMOSA BEACH RESOLUTION NO. 26-___ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, AMENDING THE CITY MASTER FEE SCHEDULE TO AMEND FEES FOR THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING AND FINDING THE ACTION EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT WHEREAS, the City of Hermosa Beach (“City”) City Council (“Council”) adopted Ordinance No. ORD-24-1474 dated January 23, 2024, to add Section 17.39.050 to the Municipal Code (“Code”) to establish the Land Value Recapture (“LVR”) Program for affordable housing in order to capture land value associated with the zoning amendments which enable residential development on non-residentially zoned sites and incentivize the creation of affordable housing (including very low, low, and moderate income units); and WHEREAS, the Council adopted Resolution No. 23-7407 dated December 12, 2023, amending the City Master Fee Schedule to establish fees authorized by the LVR Program; and WHEREAS, the Council directed the Planning Commission to review the LVR Program and provide recommendations to the Council regarding any amendments or adjustments needed to the program at its March 25, 2025 meeting; and WHEREAS, the Planning Commission reviewed the LVR Program and provided recommendations to the Council at its November 18, 2025 special meeting; and WHEREAS, the Council has considered the Planning Commission’s recommendations and desires to temporarily amend the LVR Fee in the City’s Master Fee Schedule. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference. SECTION 2. Amendment. The City Council hereby amends the City’s Master Fee Schedule as follows: a. Forty dollars ($40) per square foot for development projects on properties with a minimum density of four (4) units or fewer, proposing no less than three (3) units, and proposing less than one (1) dwelling unit of affordable (very-low, low, or Page 673 of 908 moderate income) housing. This LVR fee shall be in effect through January 2028, after which time the LVR fee will revert to seventy-six dollars ($76) per square foot for development projects on properties with a minimum density of four (4) units or fewer and proposing less than one (1) dwelling unit of affordable housing. b. Development projects on properties with a minimum density of four (4) units or fewer, proposing no more than two (2) units, shall not be subject to an LVR fee. SECTION 3. Findings. The Council finds the following in accordance with California Government Code section 66001: a. The purpose of the fee (if applicable) is to create much needed affordable residential units in the City. b. Any fees paid would be to fund the creation of affordable residential units and any associated services required by those units (open space, residential amenities, etc). c. The amount of the fee is calculated to be the equivalent cost of creating affordable residential units on-site, on non-residentially zoned properties that now have the ability to include residential development. There is a reasonable relationship to requiring properties that can now include residential development (and may be the bulk of the new residential units coming online in the City) to offset the lack of affordable units in each project with the fee. d. The City has an established need for affordable housing, as supported by the 2021– 2029 Housing Element adopted on December 21, 2021 (as amended on January, May, and June 2024). SECTION 4. California Environmental Quality Act (“CEQA”). The City Council finds that this Resolution is not subject to CEQA pursuant to CEQA Guidelines section 15378 (b)(4), which provides that CEQA does not apply to the creation of governmental funding mechanisms that do not involve a commitment to a particular project which may result in a significant impact to the environment. The fee does not identify or permit any specific future project or projects. SECTION 5. Severability. If any section or provision of this Resolution is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, or contravened by reason of any preemptive legislation, the remaining sections and/or provisions of this Resolution shall remain valid. The City Council hereby declares that it would have adopted this Resolution, and each section or provision thereof, regardless of Page 674 of 908 the fact that any one or more section(s) or provision(s) may be declared invalid or unconstitutional or contravened via legislation. SECTION 6. Certification. The City Clerk shall certify to the passage and adoption of this Resolution; cause the same to be entered among the original resolutions of the City; and make a minute of the passage and adoption thereof in the records of the proceedings of the City Council in the minutes of the meeting at which time same is passed and adopted. SECTION 7. Effective Date. This Resolution is effective immediately upon adoption. PASSED, APPROVED and ADOPTED on this 27th day of January 2026. ____________________________________________________________________________ Rob Saemann PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM: ________________________________ ________________________________ Myra Maravilla Jason Baltimore City Clerk Interim City Attorney Page 675 of 908 CITY OF HERMOSA BEACH HOUSING ELEMENT POLICY PLAN 2021-2029 Adopted December 21, 2021 Re-adopted (with revisions) August 8, 2023 Revisions (January, May, and June 2024) Page 676 of 908 Page 677 of 908 This page intentionally left blank Page 678 of 908 Page 679 of 908 Hermosa Beach 2021-2029 Housing Element Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 i Contents I. Introduction ................................................................................................................................. I-1 A. Purpose of the Housing Element ...................................................................... I-1 B. Scope and Content of the Housing Element .................................................. I-1 C. Public Participation ........................................................................................... I-2 D. Consistency with Other Elements of the General Plan ................................... I-2 II. Housing Policy Plan ................................................................................................................... II-1 A. Housing Element Issues and Policies ............................................................... II-1 B. Housing Programs ............................................................................................. II-4 C. Quantified Objectives .................................................................................... II-19 D. Summary of AFFH Actions .............................................................................. II-19 List of Tables Table II-1 Quantified Objectives 2021-2029 ..................................................................... II-19 Table II-2 Affirmatively Furthering Fair Housing Summary Actions ................................ II-199 Page 680 of 908 Hermosa Beach 2021-2029 Housing Element Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 ii This page intentionally left blank Page 681 of 908 Hermosa Beach 2021-2029 Housing Element I Introduction Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 I-1 I. INTRODUCTION A. Purpose of the Housing Element The Housing Element describes the City’s needs, goals, policies, programs and objectives regarding the preservation, improvement, and development of housing in Hermosa Beach. The Element reflects community housing needs in terms of affordability, availability, adequacy, and accessibility. The Element describes the City’s strategies for addressing housing needs over the 2021-2029 period and identifies specific programs to address those needs. The Housing Element is the City’s official municipal response to the State Legislature’s declaration that adequate housing for all economic segments of the community is a matter of statewide importance that must be addressed by all levels of government. The 2021 Housing Element update provides Hermosa Beach with the opportunity to plan for the existing and future housing needs in the community, and identifies strategies and programs to address those needs. B. Scope and Content of the Housing Element The California Legislature has recognized the role of local general plans and particularly the Housing Element in implementing statewide housing goals to provide decent and adequate housing for all persons. The California Department of Housing and Community Development (HCD) also has adopted detailed guidelines regarding the scope and content of housing elements, including the following major components: • An analysis of demographic and housing characteristics and trends (Technical Report, Chapter I); • An evaluation of resources, including land, financial, and administrative resources, available to address the City’s housing goals (Technical Report, Chapter II); • A review of potential constraints, both governmental and non-governmental, to meeting housing needs (Technical Report, Chapter III); • The Housing Policy Plan addressing the City’s identified housing needs, including housing issues, policies, programs and quantified objectives (Chapter II of this document); • An evaluation of the appropriateness and effectiveness of previous policies and programs in achieving the City’s objectives, and the progress in implementing Housing Element programs (Technical Report, Appendix A); • A parcel-specific inventory of vacant and underutilized suitable sites for additional housing (Technical Report, Appendix B); and • A description of the public participation process during the preparation and adoption of the Housing Element (Technical Report, Appendix C). Page 682 of 908 Hermosa Beach 2021-2029 Housing Element I Introduction Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 I-2 C. Public Participation Public participation is an important component of the planning process, and this update to the Housing Element has provided residents and other interested parties numerous opportunities to be involved in the preparation of the element. Public meetings to discuss housing needs and policy options were conducted by the Planning Commission and City Council, and notices of all meetings were published in advance of each meeting. The draft Housing Element was made available for review at City Hall and posted on the City’s website and was also circulated to housing organizations representing the interests of lower-income persons and those with special housing needs. After receiving comments on the draft Housing Element from the State Housing and Community Development Department, a proposed final Housing Element was prepared and made available for public review prior to review by the Planning Commission and adoption by the City Council. Appendix C provides additional information regarding opportunities for public involvement in the preparation of this Housing Element update, as well as a list of persons and organizations who were invited to participate. D. Consistency with Other Elements of the General Plan The Housing Element must be consistent with other elements of the General Plan, which was last updated in 2017. Housing Element policies and programs are closely correlated with the development policies contained in the Land Use Element, which establishes the location, type, and intensity of land uses throughout the city. The Land Use Element determines the number and type of housing units that can be constructed in the various land use districts. Areas designated for commercial and industrial uses create employment opportunities, which in turn, create demand for housing. The Circulation Element establishes the location and scale of streets, highways and other transportation routes that provide access to residential neighborhoods. Because of the requirement for consistency among the various General Plan elements, the 2021 Housing Element update included a review of other General Plan elements to ensure that consistency is maintained. Government Code Section 65302 also specifically requires that the Safety and Conservation Elements be reviewed concurrent with each Housing Element update. SB 1087 of 2005 requires cities to provide a copy of their Housing Elements to local water and sewer providers, and also requires that these agencies provide priority hookups for developments that include lower-income housing. These agencies have been invited to participate in the Housing Element update process and the Housing Element will be provided to these agencies immediately upon adoption. Page 683 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-1 II. HOUSING POLICY PLAN The purpose of this Housing Policy Plan is to identify policies and programs that will help the City in addressing its housing needs during the 2021-2029 planning period. This section includes the following components: • Section A identifies the housing issues facing Hermosa Beach and establishes guiding policies for addressing those issues; • Section B describe specific program actions the City will take consistent with established policies; • Section C establishes quantified objectives for the construction of new housing, rehabilitation of existing housing in need of repair, and the conservation of existing affordable housing. A. Housing Element Issues and Policies This section establishes the City’s housing policy framework. Section 65583(c) of the California Government Code requires that actions and policies included in the Housing Element address five key issue areas: • The manner in which the City will assist in the conservation of existing housing resources, particularly affordable housing; • The City’s strategy in assisting in the development of new housing opportunities; • How the City intends to provide adequate sites to achieve a variety and diversity of housing types; • How the City proposes to remove governmental constraints that may impact the preservation and development of housing; and, • How the City may help to promote equal housing opportunities. Issue Area 1 - Conservation of Existing Affordable Housing The City’s proximity to the Pacific Ocean and its desirability as a place to live and visit contributes to the high land and housing costs relative to the surrounding region. The City, nevertheless, has been successful in maintaining its more affordable housing through the adoption of ordinances and special land use regulations. The City works proactively to preserve and maintain the existing housing resources in the City, including affordable housing. This commitment is underscored by the policies listed below. Policy 1.1 The City will continue to encourage the maintenance and improvement of the existing housing stock within the local neighborhoods. Policy 1.2 The City will assist in the preservation and enhancement of the housing supply available to senior citizens. Page 684 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-2 Policy 1.3 The City will work to minimize the conversion of existing lower-cost rental housing in multiple-family developments to condominiums. Policy 1.4 The City will investigate potential sources of funding and other incentives that will assist in the preservation and renovation of older housing units. Policy 1.5 The City will continue to implement its current code enforcement procedures as a means to ensure the conservation and maintenance of existing housing resources in the City. Issue Area 2 - New Affordable Housing Development The City’s ability to directly fund the construction of affordable housing is constrained due to budget limitations. In addition, the construction of affordable public housing within the coastal zone would not represent an efficient expenditure of public money, given the high land and development costs. As a result, the City continues to be an active participant in the development of more affordable housing through land use regulations and other incentives. The City of Hermosa Beach will continue to assist in the development of new housing for all income groups through the following policies. Policy 2.1 The City will continue to promote the development of a variety of housing types and styles to meet the existing and projected housing needs of all segments of the community. Policy 2.2 The City will continue to encourage the development of safe, sound, and decent housing to meet the needs of varying income groups. Policy 2.3 The City will continue to implement the land use policy contained in the City’s General Plan, which provides for a wide range of housing types at varying development intensities. Policy 2.4 The City will continue to support and promote home ownership in the community. Policy 2.5 The City will continue to cooperate with other government agencies, citizen groups, and the private sector, in order to assist in meeting the existing and future demand for housing. Policy 2.6 The City will encourage the addition of ADU and JADU units as a strategy to provide new housing units for low- and moderate-income households. Issue Area 3 - Provision of Adequate Sites for New Housing The majority of the city was developed during the early 1900s. More intensive development has continued up to the present time. There are few vacant parcels of land remaining in the city, and the majority of the residential construction that has occurred involved the “recycling” of older structures. Nevertheless, the City of Hermosa Beach will continue to Page 685 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-3 explore potential sites for residential development as a means to achieve a variety and diversity of housing types. Policy 3.1 The City will evaluate new development proposals in light of the community's environmental resources, the capacity of public infrastructure to accommodate the projected demand, and the presence of environmental constraints. Policy 3.2 The City will continue to evaluate the General Plan and zoning to ensure residential development standards are adequate to serve future development. Policy 3.3 The City will continue to review current zoning practices for consistency with the General Plan as a way to facilitate new mixed- use development within or near the commercial districts. Issue Area 4 - Removal of Governmental Constraints to Housing In previous years, the City has been successful in the conservation of housing, especially affordable housing, through the implementation of land use ordinances and regulations. A key component of the City’s housing policy is to assist in the development of more affordable housing with the use of incentives and other measures. The City of Hermosa Beach will remain committed to the removal of governmental constraints through the following policies. Policy 4.1 The City will continue to abide by the provisions of the Permit Streamlining Act as a means to facilitate the timely review of residential development proposals. Policy 4.2 The City will work with prospective developers and property owners to assist in their understanding of the review and development requirements applicable to residential development in the city. Policy 4.3 The City will continue its efforts to educate the community regarding the development standards contained in the City of Hermosa Beach Zoning Ordinance, including the ability to provide ADU and JADU units on residential properties. Policy 4.4 The City will continue to evaluate its Zoning Ordinance and General Plan and remove governmental constraints related to development standards. These may include, but not be limited to, parking requirements, allowing affordable housing on commercial sites, new standards for mixed-use development, lot consolidation incentives, and senior housing requirements. Issue Area 5 - Equal Housing Opportunity Federal and State laws prohibit housing discrimination based on an individual’s race, ethnicity, religion or other characteristics. Enforcement of fair-housing laws generally occurs through the courts, though persons being discriminated against often lack the Page 686 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-4 resources to obtain the necessary legal protections. As a result, alternative means to obtain assistance must be made available. Towards this end, the City will continue to cooperate with other public agencies and non-profit organizations providing assistance in ensuring equal housing opportunities for all. Policy 5.1 The City will continue to provide information and referral services to regional agencies that counsel people on fair housing and landlord- tenant issues. Policy 5.2 The City will continue to cooperate with the County Housing Authority related to the provision of rental assistance to lower- income households. Policy 5.3 The City will continue to cooperate with other cities and agencies in the area in investigating resources available to provide housing for the area's homeless population. Policy 5.4 The City will support the expansion of shelter programs with adjacent cities and local private interests for the temporary accommodation of the homeless population. Issue Area 6 – Sustainable Housing Development The City works to promote sustainability and energy conservation in a number of ways. Plan Hermosa, the City’s General Plan, establishes a blueprint for sustainability and a low- carbon future, and provides a framework within which City regulations, programs, and projects work in unison to ensure that land use, transportation, and other aspects of City operations support sustainable development and energy conservation goals. Specifically for the residential sector of the community, the issue of energy conservation can be addressed at several levels: community-wide land use and transportation planning, building technology in both new construction and rehabilitation or remodeling of existing structures, and through lifestyle options such as walking and cycling. This is further supported by water conservation and sustainable neighborhood design. Policy 6.1 The City will support sustainable residential development through land use planning, building technology and lifestyle options. B. Housing Programs The programs listed below describe the actions the City intends to take to address the policy issues discussed above. The City’s main challenge in accommodating new residential development is its lack of vacant land. As a result, the vast majority of new housing development must occur through the “recycling” of older structures and redevelopment of underutilized parcels. The lack of financial resources, coupled with high land and development costs, will continue to be a constraint to the development of new affordable housing. As a result, the focus of these programs is on strategies to assist the private market in the development of affordable housing. Page 687 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-5 Issue Area 1 - Conservation of Existing Affordable Housing 1. Code Enforcement Program Description: Chapter 8.28 of the Municipal Code provides for the abatement of safety and nuisance conditions relating to private property. To implement this requirement, the Code Enforcement Program emphasizes the following: • The City actively pursues Municipal Code violations on a complaint basis, with particular emphasis being placed on those areas clearly exposed to public view; • All necessary steps are taken to ensure that violations are corrected in an expeditious and voluntary manner; • Where appropriate, property owners are informed of available assistance programs for lower-income persons who may not be able to afford needed improvements or corrections; and • The City utilizes misdemeanor criminal prosecution only when attempts to gain voluntary compliance have failed. The Code Enforcement Program implements those sections of the Municipal Code related to property maintenance, including zoning, property maintenance, illegal units, trash container regulations, construction without permits, and sign regulations. The Code Enforcement Officer assists and makes recommendations to other City departments, such as conducting inspections of business licenses, home occupation offenses, and obstructions in public rights-of-way. Timing: This program is in place and will continue through the planning period. Funding: General Fund. 2. Conservation of Existing Affordable Housing Program Description: This program provides for the ongoing maintenance and conservation of the Marine Land Mobile Home Park located at 531 Pier Avenue. The 60- space park provides housing for extremely-low-, very-low- and low-income households. The Hermosa Court Recreational Vehicle Park with 19 pads at 725 10th Street also provides transitional housing space for those persons or households in transition from an RV to a more permanent home. The City's MHP Zoning District requires Planning Commission approval in order to add or delete spaces in the park, which helps to preserve affordability by discouraging conversion from single- to double-wide spaces. In 2013 the Mobile Home Park received over $111,000 of City funds and $1.2 million through the State’s Mobilehome Park Resident Owner Program (MPROP) and the Marineland Community Association, Inc., the resident association, purchased the park, ensuring the long-term security of this important affordable housing resource. In addition to mobile homes, existing apartments provide an important source of housing at lower cost than ownership housing. To reduce the potential impact of condominium conversions on low- and moderate-income residents of converted condominiums, Page 688 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-6 Chapter 17.22 of the Municipal Code establishes requirements including first right of refusal and relocation assistance for tenants. Timing: • To ensure that the amount of relocation assistance remains sufficient, review and update relocation reimbursement requirements annually should condominium conversion become a trend again in the future. (There has not been any condominium conversion in the City for more than a decade.) Funding: General Fund. Issue Area 2 - New Affordable Housing Development 3. Density Bonus and Other Incentives Program Description: State law requires cities to grant a density bonus and other incentives for qualifying affordable or senior housing developments. Section 17.42.100 of the Zoning Ordinance establishes standards and procedures for implementing State Density Bonus Law. In addition to State requirements, the City has adopted additional incentives that allow increased density when small parcels are combined to create a larger residential building site. State density bonus law has been amended from time to time to encourage the development of affordable and senior housing. The City has been implementing the State density bonus law. To provide clarity and help incentivize affordable housing development, the City will revise its density bonus regulations (Municipal Code Sec. 17.42.100) to comport with current State law. In addition, the City will inform developers and contractors of this incentive program through brochures at the public counter and information posted on the City’s website. Timing: • As part of the comprehensive Zoning Ordinance update, revise the City’s Density Bonus regulations by the end of 2023. • Continue to make information available on the density bonus program through brochures and the City website throughout the planning period. Funding: City General Fund. Page 689 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-7 4. Affordable Housing Development Outreach and Assistance Program Description: This program includes investigation of potential funding sources and administrative support to assist private and non-profit organizations in the development and/or provision of affordable housing. The City will investigate the feasibility of expanding CDBG funding and Section 8 rental vouchers to qualifying households. The Section 8 program is one of the major sources of housing assistance for very-low- and extremely-low- income households. If the City is successful in obtaining increased CDBG funding and/or expanding Section 8 rental vouchers for residents, this information will be posted in the Community Center, on the City’s website, in handouts provided in the information kiosk in the City Hall lobby, and in the local library. Brochures will also be provided to local service clubs including the local “Meals on Wheels” program, local dial-a-ride service, the local recreation center, and emergency shelters in the area. The City will also provide incentives such as priority processing, fee waivers and deferrals, and modified development standards to projects with low- or moderate-income units, and will assist in preparing and processing grant applications for affordable housing projects to support the development of such units. Project sponsors will be encouraged to include units for extremely-low-income households where feasible. As part of the 2021 Housing Element update the City consulted with a variety of housing organizations to identify potential actions the City could take to facilitate the development of affordable housing, including to extremely-low-, very-low- and low-income households. Timing: • Annually pursue funding available to expand affordable housing opportunities in the City, especially housing for special needs populations, including extremely low income households. • Annually contact developers to explore affordable housing opportunities, especially for developers with experience in special needs housing. • As affordable units become available, conduct Affirmative Fair Marketing to agencies and organizations that serve low and moderate income households and special needs populations in the South Bay region. Funding: This program will be financed through the City’s General Fund and grant funds. 5. Facilitate Efficient Use of Sites that Allow High-Density Residential Development Program Description: This program will facilitate affordable housing development on sites that allow high-density residential development including reducing constraints posed by small lot sizes. a. While the City does not rely on small sites to meet its lower income RHNA, the City will continue to facilitate lot consolidation by: • Assisting affordable housing developers in identifying opportunities for lot consolidation using the City’s GIS system and property database; Page 690 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-8 • Continuing to expedite processing for lot consolidations processed concurrently with planning entitlements; • Continuing to provide a graduated density bonus for lower-income housing on small lots consolidated into a single building site according to the following formula (Zoning Ordinance Sec. 17.42.170): Combined Parcel Size Allowable Base Density* Less than 0.50 acre 33 units/acre 0.50 acre to 0.99 acre 34.7 units/acre (5% increase) 1.00 acre or more 36.3 units/acre (10% increase) *Excluding density bonus b. The City will continue to facilitate affordable housing development by: • Facilitating pre-application meetings; • Implementing incentives under the Density Bonus law; • Reducing property development standards (e.g. reduced setbacks, reduced parking standards) for small developments below the threshold of Density Bonus law when affordable units targeted to the elderly or persons with disabilities are provided; • Allowing deferral or waiver of City fees necessary to make the project cost- effective; • Facilitating permit processing so that developers can take advantage of funding opportunities; • Expediting permit processing through concurrent review through the planning and building processes; • Promoting programs on the City’s website and at the Planning Counter and biennially notify affordable housing developers of the City’s housing incentives. Timing: • By the end of 2023, publicize the lot consolidation incentives on the City’s website, at the Planning counter, and by notice to affordable housing providers. • Annually contact developers to communicate the various city incentives available to facilitate affordable housing development. • By the end of 2025, conduct an assessment of the City’s progress in providing affordable housing in the community. If the City is not making meaningful progress in its affordable housing goals, the City will develop additional incentives and strategies to expand affordable housing opportunities by the end of 2026. Additional incentives may include increasing the graduated densities for lot consolidation. Funding: General Fund. Accessory Dwelling Units Page 691 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-9 6. Accessory Dwelling Units Program Description: Accessory dwelling units (ADUs) provide an important source of affordable housing for seniors, young adults, care-givers and other low- and moderate- income segments of the population. In recent years, the State Legislature has adopted extensive changes to ADU law in order to encourage housing production. Among the most significant changes is the requirement for cities to allow one ADU plus one “junior ADU” on single-family residential lots by-right subject to limited development standards. The City further incentivizes ADU development by allowing a second ADU in lieu of the JADU. This flexibility facilitates the development of a range of ADU sizes to accommodate the diverse housing needs in the community. The City will review new legislation each year and update ADU regulations as necessary to ensure conformance with current State law. Timing: • Facilitate the development of 95 ADUs over the eight-year planning period, over the RHNA projection of 64 ADUs. • Monitor legislation and update City ADU regulations as necessary to maintain consistency with State law by the end of 2023. • Provide ADU standards, guidance, and resources on City website by the July 2024. For example, provide links to the California Housing Finance Agency (CalFHA) ADU grant program that provides $40,000 in pre-development funds to qualified homeowners. • By the end of 2025, develop incentives to facilitate the construction of ADUs. Incentives may include pre-approved plans, expedited review, assigned staff or office hours for ADU review and consultation, and/or reduced fees. • By the end of 2025, amend the Zoning Code to allow an additional JADU (beyond current allowance under State and local laws) within the existing square footage of larger homes. A survey of completed homes in the past four years revealed an average primary unit size of 3,500 square feet. The City proposes to allow an additional JADU in primary units over 3,000 square feet on single-family (R-1) lots, only when the additional JADU results in a net additional dwelling unit. The City aims to add 15 additional units using this method between 2026 and 2029. • Monitor the trend of ADU development every other year beginning in 2025. If by 2027, the ADU activities are not trending to meet the Housing Element goal, develop additional incentives (such as pursuing State funds or partnering with nonprofits) by July 2028 to further facilitate ADU development, or to identify replacement sites or rezoning, if necessary, to address any sites capacity shortfalls. • Promote the use of Housing Choice Vouchers for ADUs. Create a Fair Housing Factsheet on landlord responsibility as part of ADU application packet by July 2024. Funding: General Fund and grant funds, if available. Page 692 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-10 7. Land Value Recapture Program Description: When land is rezoned to allow higher-intensity uses, the value of that property typically increases. Land value recapture refers to a policy requiring that a portion of the increased value be dedicated to a public benefit, such as affordable housing. The City adopted the Housing Element on December 21, 2021, including the Land Value Recapture Program as Program 7. This Program was introduced early in the Housing Element discussions and has been a part of the Housing Element update since inception. The Program was carried through to the revised adopted Housing Element on August 8, 2023. The Housing Element indicates that the City will perform a feasibility analysis on the Land Value Recapture Program. The premise of the Land Value Recapture Program is that properties that benefit from zoning actions to allow for residential development increase in value. In the South Bay region where Hermosa Beach is located, there is a decreasing desire to redevelop commercial properties and instead an increased desire to redevelop properties into mixed use or all residential. This desire correlates to property values. The Program levies a fee onto any residential development on properties that benefited from a zoning action that expanded their development ability. However, the property is exempt from the fee if the proposed residential development includes 15% very-low-, 15% low-, or 25% moderate- income units. The City worked with a real estate advisory company to evaluate the economic feasibility of Land Value Recapture. The analysis included sample business proformas indicating that the City’s proposed Land Value Recapture fee did not render development infeasible (i.e., that an acceptable return on investment would be possible), and even further that in some cases, construction affordable units and taking advantage of density bonus provisions amplified the return on investment. Timing: • Conducted feasibility study concurrent with rezoning in 2023 (see Program 9) and begin implementation in 2024. Funding: General Fund and grant funds, if available. 8. Housing Trust Funds Program Description: Housing trust funds are a dedicated source of financial assistance for affordable housing and can be funded through a variety of mechanisms, such as governmental grants, loans, charitable contributions, development fees, and land value recapture requirements (see also Program 7). The City has joined the South Bay Housing Trust Fund managed by the South Bay Council of Governments (SBayCOG). Specifically, the City has contributed SB 2 funds toward the Trust Fund. Timing: Page 693 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-11 • Annually pursue funding to provide for affordable housing, especially funding for special needs populations. As funding permits, continue to participate in the South Bay Housing Trust Fund. Funding: General Fund or grant funds, if available. Issue Area 3 - Provision of Adequate Sites for New Housing 9. Adequate Sites to Accommodate Housing Needs Program Description: State law requires cities to ensure that their land use plans and development regulations identify adequate sites with appropriate zoning to accommodate housing needs assigned through the Regional Housing Needs Assessment (RHNA) process. The City’s RHNA allocation is described in Section I.H of the Housing Element Technical Report, and an analysis of the City’s potential sites for additional housing is presented in Appendix B of the Technical Report. For the 6th cycle RHNA, the City has been allocated a RHNA of 558 units (232 very low, 127 low, 106 moderate, and 93 above moderate income units). With projected ADUs of 64 units over eight years, the City has a remaining RHNA obligation of 494 units (221 very low, 99 low, 102 moderate, and 72 above moderate income units). These units are being accommodated on sites rezoned or amended to allow mixed use and residential uses. At the State default minimum density of 20 units per acre, up to 24.7 acres of rezoning would be required. However, the City proposes to rezone two one-acre city-owned properties at a minimum density of 34 units per acre, and the majority of identified parcels will be rezoned to a minimum density of 25.1 units per acre. Overall, 23.5 acres of rezoning were identified. The sites analysis concluded that amendments to current land use and zoning designations are necessary in order to fully accommodate the RHNA. Specifically, the City identified a number of sites with potential for redevelopment into residential or mixed use residential development. An estimated 302 units can be accommodated on parcels larger than 0.5 acre (151 very low, 76 low, 44 moderate, and 31 above moderate income units). In addition, Sites 1 and 2 (St. Cross), while comprising of multiple parcels, are under common ownership and function as an integral campus. These two sites can accommodate 33 very low and 13 low income units. These large parcels and St. Cross site can accommodate the majority of the City’s remaining lower income RHNA, with 47 units (less than 15 percent) of the remaining lower income units required to be accommodated on consolidated sites. As discussed before, all small sites used for lower income RHNA are contiguous, under common ownership and with no more than two owners. Moderate and above moderate income housing can be developed on small parcels without consolidation. This program describes the actions the City will take to ensure that adequate sites are designated consistent with Government Code Sec. 65583(c)(1)(A) and 65583.2. • The City will process General Plan and zoning amendments, including the required CEQA analysis, for the selected sites. The rezoned sites shall include the following components pursuant to Government Code Sec. 65583.2(i): Page 694 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-12 o Permit owner-occupied and rental multi-family uses by-right for developments in which 20 percent or more of the units are affordable to lower-income households. o Permit the development of at least 16 units per site. o Permit a minimum of 20 dwelling units per acre. o Ensure that either: a) at least 50 percent of the shortfall of low- and very-low- income regional housing need can be accommodated on sites designated for exclusively residential uses; or b) if accommodating more than 50 percent of the low- and very-low-income regional housing need on sites designated for mixed uses, all sites designated for mixed uses must allow 100 percent residential use and require that residential uses occupy at least 50 percent of the floor area in a mixed-use project. • The City will report on the status of this program each year as part of the Annual Progress Report. Timing: • In November 2023, the City completed Zoning map and text amendments to provide adequate sites: o Rezone City-owned properties (Sites 10 and 11) from M-1 and O-S to Public Facilities with an allowable residential density of 34-50 units per acre. o Rezone Sites 1 and 2 (St. Cross Church properties) from R-1/R-2 to R-2A with an allowable residential density of 22-25 units per acre. o Amend Zoning Ordinance to add residential and mixed use development as permitted uses to C-2, C-3, SPA-7, SPA-8, and SPA-11 RHNA sites with an allowable residential density of 25.1-33 units per acre. o Amend Zoning Ordinance to establish a formal procedure to monitor for the No Net Loss of capacity for accommodating the RHNA, pursuant to SB 166. o Amend Zoning Ordinance to establish the replacement housing requirements when redevelopment occurs on RHNA sites where existing units occupied by or deed-restricted for lower income households are demolished. • In November 2023, the City amended the General Plan land use designation for Sites 1 and 2 in the inventory from Low Density to Medium Density Residential. • By the end of July 2024, complete text corrections regarding the rezoning above to ensure compliance with the minimum density of 20 du/ac. • Facilitate affordable housing development on City-owned sites: o Develop and release a Request for Proposal by the end of 2024 to solicit a public/private partnership for affordable housing (including housing for special needs populations). If disposition of site(s) is considered, the City will ensure compliance with the Surplus Land Act. Page 695 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-13 o Complete design work, environmental review and associated approvals by the end of 2025. o Identify affordable housing developer(s) to partner with on affordable housing projects meeting the RHNA allocation of 100 affordable units on the City sites (30 very low, 45 low, and 25 moderate income units) on City-owned sites. o If the City is not successful in pursuing affordable housing on these sites and construction has not started by 2027, the City will pursue alternative actions (such as identifying alternative sites) by the end of 2028. • Beyond the sites required to accommodate the City’s RHNA, the City also embarked on an effort starting in 2022 to introduce residential development along all major commercial corridors. As of November 2023, the City completed the zoning text changes creating mixed use (residential/ commercial) development standards in C-2 and C-3 zones, and allows mixed use/residential only in the newly created the Housing Element Sites Overlay (Sites Inventory sites) with a density range of 25.1 to 33 du/ac. By the end of 2026, the City will create additional mixed use overlays to include other areas in the major commercial corridors, with a minimum density of at least 20 du/ac. The City anticipates this will result in 100 units above the Housing Element Sites Overlay capacity. Funding: General Fund; grant funds. Issue Area 4 - Removal of Governmental Constraints to Housing 10. Housing for Persons with Special Needs Program Description: The Zoning Ordinance encourages the provision of housing for persons with special needs, including regulations and procedures related to group homes, emergency shelters, transitional/supportive housing and persons with disabilities. The City is in the process of updating the Zoning Ordinance. Specific changes to address special needs housing include: • Emergency Shelters: Revise parking standard based on staffing level only. Designate R-3 (Multi-Family Residential) as zone for emergency shelters by right without discretionary review. Expand the definition of emergency shelters to include interim housing options pursuant to State law (AB 2339), including bridge housing, navigation centers, and respite and recuperative care. Review and revise or remove the bed limit based on consultation with service providers. • Transitional and Supportive Housing: These uses are currently permitted in all residential zones as similar uses in the same zones. Revise the Zoning Ordinance to similarly permit transitional and supportive housing in all zones that permit residential uses. Page 696 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-14 • Supportive Housing: Recent changes to State law (AB 2162 of 2018) require that supportive housing (up to 50 units) meeting specific requirements be a use by-right in zones where multi-family and mixed uses are permitted, including non-residential zones permitting multi-family uses. Furthermore, if the development is located within half-mile from transit, no minimum parking can be required. • Residential Care Facilities (for seven or more persons): Revise the CUP review process for large care facilities to an Administrative Permit in all residential zones, with a lower fee, and establish findings for approval that are objective and provide certainty in outcomes similar to other residential uses of the same type in the same zone. • Low Barrier Navigation Center: In 2019 the State Legislature adopted AB 101 establishing requirements related to local regulation of low barrier navigation centers, which are defined as “Housing first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Revise the Zoning Ordinance to permit low barrier navigation centers meeting specified standards by- right in areas zoned for mixed use and in nonresidential zones permitting multi-family uses. • Reasonable Accommodation: In the October 2023 Zoning Ordinance amendment, the City removed the public hearing requirement for reasonable accommodation requests and required finding relating to traffic and parking impacts. However, the finding relating to neighborhood character remained. In November 2023, the City adopted the Housing Element Zoning Text Amendment and removed the finding regarding neighborhood character to ensure objectivity. (This action is completed.) • Live/Work Housing: The City’s Economic Subcommittee studied the increased need for live/work housing. Develop strategies for providing live/work housing and 15- minute neighborhoods. Timing: • Zoning Code amendments by the end of 2024. • Develop strategies for live/work housing by 2025. Funding: General Fund and grants 11. Streamline Housing Permit Processing Program Description: As part of the comprehensive Zoning Ordinance update the City will evaluate methods to simplify the housing development review process such as eliminating the conditional use permit requirement for multi-family, condominium and mixed-use developments and reviewing the Precise Development Plan (PDP) process including what is reviewed, typical findings and approval procedures by zone and housing type, and impacts as potential constraints on housing supply and affordability. Consistent with new transparency laws, zoning, development standards and fees are posted on the City website. The Zoning Ordinance update will also include revisions to streamline PDP process Page 697 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-15 and develop objective standards to minimize constraints on housing supply and affordability. In addition, the City will establish procedures to process SB 35 projects. Timing: • Zoning Ordinance update by the end of 2023 to: o Streamline the Precise Development Plan review process as discussed in the Housing Element Technical Report. o Develop object standards for project review. • By the end of 2023, establish SB 35 procedures. • Annually update City website to provide current information on zoning, development standards and fees. • By the end of 2024, update Subdivision Ordinance to address CUP requirement for condominium projects. Funding: General Fund and grants. 12. Remove Governmental Constraints Program Description: As part of this Housing Element update, the City has evaluated the effectiveness of its development standards and procedures in facilitating residential and mixed use developments. Specifically, the City’s parking standards for multi-family housing does not support a variety of unit types and sizes. Subsequent to the adoption of the Housing Element, the City will review any Coastal Land Use Plan policies that must be updated and submit to the California Coastal Commission for certification. The timeline will be more apparent once the amendments have been submitted. Timing: • As part of comprehensive Zoning Ordinance update by the end of 2023, revise parking standards to facilitate a variety of unit sizes and types, such as smaller units, senior units, and mixed use developments, and offer alternative options such as shared parking arrangements for mixed use development. (This task has already been completed as part of the October 2023 Zoning Ordinance update. Parking for small units (zero to one-bedroom) has been reduced from two spaces per unit to 1.5 spaces per unit. Transitional and supportive housing, which is usually smaller in size, the parking requirements mirror that of regular residential uses, except when such housing is located within one-half mile of transit. In that case, no parking is required.) By the end of 2024, the City will revise the parking standards to remove the guest parking requirements. The currently adopted parking standards will remain but will be indicated as inclusive of guest parking. • By 2024, submit updated Coastal Land Use Policies to the CCC for certification. Funding: General Fund and grants. Page 698 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-16 Issue Area 5 - Equal Housing Opportunity 13. Affirmatively Furthering Fair Housing Program Description: As a participating city in the Los Angeles County CDBG program, Hermosa Beach has access to services for fair housing outreach, education, and counseling on housing discrimination complaints. The City will continue to advertise the fair housing program through placement of fair housing service brochures at the public counter, at the Senior Center, through the City's newsletter, and on the City website. Apartment owners and managers are provided with current information about fair housing issues, rights and responsibilities. The Apartment Association of Greater Los Angeles conducts seminars on State, Federal and local Fair Housing laws and compliance issues. In addition, the City will: • Ensure that all development applications are considered, reviewed, and approved without prejudice to the proposed residents, contingent on the development application’s compliance with all entitlement requirements. • Accommodate persons with disabilities who seek reasonable waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set forth in the applicable development regulations. • Work with the County to implement the regional Analysis of Impediments to Fair Housing Choice and HUD Consolidated Plan. • Facilitate public education and outreach by posting informational flyers on fair housing and housing resources at public counters, libraries, and on the City’s website and at Senior Center. Expand the City’s outreach efforts to reach a broader audience by: o Advertising housing-related initiatives and programs in newspapers that have broader circulation beyond city limits (such as the Daily Breeze. o Making hard copies of documents to assist the technology challenged. o Expanding notifications to agencies and organizations that serve residents in the South Bay region. • Conduct at least one public meeting annually to discuss housing-related issues. Conduct public meetings at suitable times, accessible to persons with disabilities, and near public transit. The utilizes multi-media platforms to outreach to lower and moderate income populations and persons with special needs. The City partners with community agencies for outreach at community events on weekends and at public locations. For community workshops and meetings, the City offers to the degree possible hybrid attendance depending on the setting. Usually, this includes a minimum of two (2) methods of attendance consisting of in-person and one other method. Resources will be invested to provide interpretation and translation services when requested at public meetings when feasible. • Encourage community and stakeholder engagement during development decisions. Page 699 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-17 • Collaborate with home share programs and promote programs to residents. Home share programs available to South Bay residents include: o Home Share South Bay, a program offered by the South Bay Cities Council of Governments (SBCCOG), is a community solution that matches homeowners with renters seeking affordable housing in the South Bay. o Affordable Living for the Aging (ALA) offers a home share program. ALA screens, matches, and monitors two people to share a home based on living preferences and compatibility. Arrangements may be rent or a combination of rent and daily living support such as cleaning, cooking, or transportation. Timing: This program is ongoing and will continue through the planning period. Funding: General Fund. 14. Neighborhood Improvement Given the City’s compact size, the City’s strategies for AFFH Placed-Based Strategies for neighborhood improvements are focused on ensuring that every area in the City receives systematic investment while also ensuring that every area in the City is connected to amenities, such as services, businesses, and recreation across the City as well as regionally. Certain programs are available for senior and disabled residents as well. Community Development Block Grant (CDBG) The City uses CDBG funds to further mobility across all areas of the City by retrofitting existing intersections for disabled-accessible crosswalks and ramps. Safe Routes to School The City, in concert with the Hermosa Beach City School District, has a Safe Routes to School program. The Program includes educational materials, outreach, and a reporting system to ensure that routes to school are safe. https://www.hermosabeach.gov/our-government/city-departments/police/programs- tips/safe-routes-to-school Aging in Place The City of Hermosa Beach offers a tax rebate and certain exemptions (sewer, lighting assessment, utility user tax) for income-qualified elderly or disabled residents. https://www.hermosabeach.gov/our-government/finance-department/finance- administration/rebates The City offers a House Check program for senior citizens, including those with Alzheimer’s to ensure that these residents are safe. https://www.hermosabeach.gov/our- government/police-department/not-alone-program-alzheimer-checklist-vacation-house- checks Beach Cities Health District (BCHD) has a Care Management Program to ensure senior receive services they need to continue living in their home. BCHD also pairs volunteers up with senior to assist them on errands so they can continue to live in their homes. Page 700 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-18 Maintenance of Property Senior Grant Program – Los Angeles County Development Authority – senior homeowners for $15,000. Examples are livability and age in place, including deferred maintenance repairs. BCHD’s Senior Resources includes assisting seniors with mental health issues that may affect an individual’s ability to maintain and upkeep their home. Capital Improvement Program (CIP) The City’s CIP projects which are under currently construction are focused on public amenities that are used by all residents, including repair of the Municipal Pier, accessible beach routes, sidewalk and accessible curb ramps, and repair of City park restrooms. https://hermosabeach.maps.arcgis.com/apps/Shortlist/index.html?appid=d4 f16ff6c37544a0b8bd0dc0a725452f The City’s 5-year CIP includes repair of a wide variety of public amenities. https://hermosabeach.maps.arcgis.com/apps/Shortlist/index.html?appid=d4f16ff6c3754 4a0b8bd0dc0a725452f Clean-up Events The City benefits from clean-up events through sponsoring and also in partnership with many organizations. The City of Hermosa Beach, Friends of the Parks-Hermosa Beach, the Surfrider Foundation, are some examples. These clean-up events restore public amenities for residents. Recent events headed by the Mayor of Hermosa Beach included a painting of classrooms in a park facility, new landscaping at park facilities, and beach clean-ups. Timing: • Annually during budgeting process, prioritize improvements and services that have the most urgent need. Funding: General Fund and grant funds. Issue Area 6 – Sustainable Housing Development 15. Sustainable Housing Development Program Description: In 2017 the City adopted a comprehensive update to the General Plan (PLAN Hermosa). One of the primary themes of the new General Plan is community sustainability. Chapter 4: Sustainability + Conservation establishes state-of-the-art policies to improve sustainability and energy conservation in residential development. Those policies will continue to guide City decision-making in land use decisions and the development review process. Funding: General Fund. Timing: Throughout the planning period. Page 701 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-19 C. Quantified Objectives Table II-1 describes the City’s quantified objectives for new construction, rehabilitation and conservation during the planning period. Table II-1 Quantified Objectives 2021-2029 Income Category Totals Extremely Low Very Low Low Moderate Above Moderate New construction 116 116 127 106 93 558 Rehabilitation 10 10 Conservation (1) 60 60 1. Mobile homes D. Summary of AFFH Actions The table below summarizes the City’s actions to affirmatively further fair housing. This table supplements the descriptions, actions, and timing for citywide programs with targeted actions for AFFH. Implementation of the housing programs and detailed shown in the table below are both considered commitments of the City of Hermosa Beach. Table II-2 Affirmatively Furthering Fair Housing Summary Actions Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric Fair Housing Enforcement and Outreach – High Priority Contributing Factors: Lack of fair housing service records Lack of fair housing testing Lack of monitoring Lack of targeted outreach Program 4: Affordable Housing Development and Outreach Make information available to affordable housing organizations regarding residential development opportunities. Annually Agencies and organizations serving low and moderate income and special needs households in the South Bay region Facilitate the development of 359 lower income units Pursue funding available for affordable housing development. Annually Conduct Affirmative Fair Marketing as affordable housing units become available. As units become available Page 702 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-20 Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric Program 13: AFFH Facilitate public education and outreach by posting informational flyers on fair housing and housing resources at public counters, libraries, on the City’s website, and social media (FB, Twitter, Instagram, Next Door, and Tik Tok), and paid advertising such as Daily Breeze – engage a more diverse population, especially relying on social media platforms that have a younger audience. Annually Citywide (all highest resource areas) Facilitate the development of 558 units, including 359 lower income units City newsletter (about 8,000 subscribers) Bi-weekly Conduct public meetings to discuss housing-related issues. Conduct meetings at suitable times, accessible to persons with disabilities, and near public transit. Resources will be invested to provide interpretation and translation services when requested at public meetings when feasible. At least once a year Encourage community and stakeholder engagement during development decisions. At least once during development review process Conduct Affirmative Fair Marketing as affordable housing units become available. As units become available Agencies and organizations serving low and moderate income and special needs households in the South Bay region New Opportunities in High Resource Areas – High Priority Contributing Factors: High land, rental, and ownership housing costs Availability of affordable housing Program 3: Density Bonus and Other Incentives Revise Density Bonus provisions and make information available on the density bonus program through brochures and the City website. By the end of 2023 Citywide (all highest resource areas) Facilitate construction of 359 lower income units Program 5: Facilitate Efficient Use of Sites that Allow High-Density Residential Development Facilitate lot consolidation and affordable housing development through implementation of strategies outlined in Program 5. 2021-2029 Multi-family and mixed use zones Promote lot consolidation to facilitate development of 100 multi- family units Page 703 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-21 Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric Program 6: ADUs Monitor legislation and update City ADU regulations as necessary to maintain consistency with State law. By the end of 2023 Single-family neighborhoods Facilitate construction of 95 ADUs, including 15 additional JADUs Promote the use of Housing Choice Vouchers for AUDs. Create a fair housing factsheet to be included in ADU application. Amend Zoning Code to allow one additional JADU on R-1 lots if the primary unit is at least 3,000 square feet and the additional JADU will result in a net increase in units. By the end of 2025 Program 9: Adequate Sites to Accommodate Housing Needs Complete Zoning map and text amendments to provide adequate sites for RHNA. By the end of 2023 Along commercial corridors Accommodat e 100% of the shortfall of sites to accommodate the city’s remaining housing need of 359 units for very low and low income households. Housing Mobility– High Priority Contributing Factors: High land, rental, and ownership housing costs Availability of affordable housing Program 6: ADUs Promote the use of Housing Choice Vouchers for AUDs. Create a fair housing factsheet to be included in ADU application. By the end of 2023 Single-family neighborhoods Facilitate construction of 95 ADUs Amend Zoning Code to allow one additional JADU on R-1 lots if the primary unit is at least 3,000 square feet and the additional JADU will result in a net increase in units. By the end of 2025 Program 9: Adequate Sites to Accommodate Housing Needs By the end of 2026, the City will broaden the overlay to include the remaining sites in the major commercial corridors. The City anticipates this will result in 100 units above the Housing Element Sites Overlay capacity. By the end of 2026 Commercial corridors Facilitate development of 100 units along commercial corridors Page 704 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-22 Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric Program 10: Housing for Persons with Special Needs Complete zoning code amendments outlined in Program 10 to promote housing for special needs groups. By the end of 2023 City-owned property and along commercial corridors Assist with the construction of 100 units for special needs populations, including 50 units of senior housing on City-owned property Economic Subcommittee studied increased need for live/work – develop strategies for live/work housing, co-working space, and 15-minute neighborhood, etc. By 2025 Along commercial corridors and in light manufacturing areas Facilitate the development of 50 live/work units Program 13: Affirmatively Furthering Fair Housing Facilitate public education and outreach by posting informational flyers on fair housing and housing resources at public counters, libraries, and on the City’s website and at Senior Center. Expand the City’s outreach efforts to reach a broader audience by: o Advertising housing-related initiatives and programs in newspapers that have broader circulation beyond city limits (such as the Daily Breeze. o Making hard copies of documents to assist the technology challenged. o Expanding notifications to agencies and organizations that serve residents in the South Bay region. By the end of 2024 Single-family neighborhoods Provide referrals to services to 20 households, with the goal of reaching a broader population via other media platforms. Page 705 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-23 Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric Collaborate with home share programs and promote programs to residents. Home share programs available to South Bay residents include: o Home Share South Bay, a program offered by the South Bay Cities Council of Governments (SBCCOG), is a community solution that matches homeowners with renters seeking affordable housing in the South Bay. o Affordable Living for the Aging (ALA) offers a home share program. ALA screens, matches, and monitors two people to share a home based on living preferences and compatibility. Arrangements may be rent or a combination of rent and daily living support such as cleaning, cooking, or transportation. Program 14: Neighborhood Improvements Pursue community development activities and neighborhood improvements: • CDBG mobility access improvements at crosswalks and ramps • Safe routes to school Annually during budgeting process Area with lower median household income and along commercial corridors and manufacturing areas where future housing is expected Pursue 16 improvement projects AFFH: Affirmative Marketing Require the project develops of affordable housing projects or projects with affordable units to implement an Affirmative Fair Marketing Plan to outreach to a diverse population, extending outreach to nearby communities in the South Bay, especially to workers in the City who do not live in the City. These affirmative marketing materials will include contact information for housing service providers (such as the home share programs) and non- profit housing organizations that serve lower income tenants in the surrounding region. As affordable units are developed South Bay Achieve 30% of future occupants of affordable units from outside Hermosa Beach, including those who work but do not live in the City Page 706 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-24 Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric Develop materials for Hermosa Beach residents who may be seeking tenants for their ADUs, which will be provided to ADU applicants at the time they apply for a building permit or ADU permit. These affirmative marketing materials will include contact information for housing service providers (such as the home share programs) and non- profit housing organizations that serve lower-income tenants in the surrounding region. Interested residents can use these materials to find prospective tenants in a larger market area beyond city limits, including residents of all races, ethnicities, ages, and abilities By December 2025 Single-family neighborhoods and high resource areas (citywide) Achieve 30% of future ADU occupants from outside Hermosa Beach, including those who work but do not live in the City Housing Mobility Monitoring Annually review overall progress and effectiveness in April and include information in annual report to HCD. If the City is not on track to meet its housing mobility goals by 2027, the City will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to facilitate a variety of housing choices, including but not limited to, strategies that encourage missing middle zoning (small-scale multi- unit projects up to four-plexes), adaptive reuse, within six months, if sufficient progress toward this quantified objective is not being met. Annually in April Citywide 95 ADUs/JADUs (including 15 additional JADUs) Home match for 20 households Page 707 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-25 Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric Place-Based Strategies for Neighborhood Improvement – Medium Priority Contributing Factors: Unaffordable rental prices Availability of affordable housing Private discrimination Program 14: Neighborhood Improvements Pursue community development activities and neighborhood improvements: • Aging in place services, including tax rebates and exemptions for assessments • Promote property maintenance assistance, such as LACDA senior repair grants • Capital improvements for neighborhood amenities Annually during budgeting process Area with lower median household income and along commercial corridors and manufacturing areas where future housing is expected Provide 20 tax exemptions for seniors and disabled households Conduct 8 neighborhood cleanup events Tenant Protection and Anti-Displacement– High Priority Contributing Factors: Lack of fair housing service records Lack of fair housing testing Lack of monitoring Lack of targeted outreach Program 2: Conservation of Existing Affordable Housing Review and update relocation reimbursement requirements for relocation assistance. Annually Citywide 100% of displaced households compensated. Program 8: Housing Trust Funds Annually pursue funding to provide for affordable housing and as funding permits, continue participation in the South Bay Housing Trust Fund Annually South Bay Region Contribute to the development of 5 affordable housing units in the region. Page 708 of 908 Housing Policy Plan – CERTIFIED August 1, 2024 Adopted December 21, 2021/ August 8, 2023 Revised January, May, June 2024 II-26 Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric AFFH: Homelessness Plan Continue to implement the City’s Homelessness Plan, including outreach for persons experiencing homelessness: • PATH provides dedicated outreach teams for homeless assistance, and also connects individuals with medical and mental healthcare, interim housing, veteran services, employment services and providing benefits enrollment and advocacy. • Through PATH, the City has an Outreach Hotline. • The LA County MET performs outreach and assessments on individuals with mental health needs, and provides linkages to services. • City staff meets quarterly with regional outreach representatives from PATH and Harbor Interfaith Services to share relevant information, assess service connections made, and identify community “hot spots” where additional attention is needed. • In partnership with SBCCOG, facilitate landlord outreach/education regarding opportunities for housing individuals at- risk of homelessness Ongoing Citywide with emphasis on southwest section of the City Assist 10 persons experiencing homelessness through outreach efforts annually. Utilize local funds outlined in the Homelessness Plan to support response efforts and special circumstances. This fund can cover items such as miscellaneous services and materials, motel vouchers, transit vouchers, laundry services, hygiene products, etc. Ongoing Citywide with emphasis on southwest section of the City Assist five persons experiencing homelessness annually. Page 709 of 908 Page 1 of 4 ORD NO. ORD-24-1474 CITY OF HERMOSA BEACH ORDINANCE NO. ORD-24-1474 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, AMENDING THE HERMOSA BEACH MUNICIPAL CODE TO IMPLEMENT THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING AND DETERMINE PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT THAT THE PROJECT IS CONSISTENT WITH THE PLAN HERMOSA ENVIRONMENTAL IMPACT REPORT THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. Section 17.39.050 (Land Value Recapture for Affordable Housing) is hereby added to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as follows: 17.39.50 Land Value Recapture for Affordable Housing A.Sites designated as (--HE) that have underlying non-residential zones are subject to the City’s Land Value Recapture Program for Affordable Housing, as follows: 1.Proposed projects that are entirely non-residential are exempt. 2.Projects on sites with a Sites Inventory capacity are subject to the Land Value Recapture Program fee, as follows: a.For sites on the Sites Inventory with a capacity of 5 or more units: 1.Projects proposing a minimum of 15% very-low income units, 15% low-income units, or 2 5% moderate income units, or combination thereof, (calculated from base density) shall be exempt from the fee; 2.Projects proposing a portion of the above affordability requirements shall be subject to the corresponding proportional amount of the fee. 3.Projects not proposing any affordable units shall be subject to the Tier 2 fee. b.For sites on the Sites Inventory with a capacity of 1 to 4 dwelling units: 1.Projects constructing to minimum density and proposing at least 1 affordable unit (very low, low, or moderate) are exempt from the fee. 2.Projects not proposing any affordable units shall be subject to the Tier 1 fee. DocuSign Envelope ID: EA241598-E47F-4FBE-A60C-B46E38E77E4B Page 710 of 908 Page 2 of 4 ORD NO. ORD-24-1474 B.The fee amounts for the Land Value Recapture Program for Affordable Housing shall be set by City Council resolution. SECTION 2. Section 17.42.100(A)(3) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is hereby amended as follows: 2.Compatibility. All affordable housing units shall be dispersed within market-rate projects. Affordable housing units within market -rate projects shall be comparable with the size and bedroom count, design, and use of market-rate units in appearance, use of materials, and finished quality. The design and appearance of the affordable housing units shall be compatible with the design of the total housing development and consistent with the surrounding neighborhood. Forms, materials and proportions that are compatible with the character of the surroundings shall be used. SECTION 3. Section 17.42.100(B)(2) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is hereby amended as follows: 2.Applicability. The provisions of subsection (B)(1) of this section shall be applicable to residential projects of five (5) or more units, and senior citizen housing developments of at least thirty -five (35) units. Additionally, projects proposing a percentage of moderate-income rental units equivalent to the percentage of for-sale moderate income units may utilize the corresponding density bonus allowance specified in Government Code Section 65915. SECTION 4. Land Value Recapture Program. Regarding proposed Section 17.39.050, the City makes the following findings: 1.The City’s 2021-2029 Housing Element Sites Inventory identifies sites that may be used to meet the City’s Regional Housing Needs Assessment (RHNA) allocation. The City’s RHNA allocation consists of over 60 percent of units in the very low- and low-income categories. 2.Due to lack of available residentially zoned land, most of the sites in the Sites Inventory are on non-residentially zoned sites. 3.The City must amend the zoning in order to allow for residential or mixed-use development on non-residentially zoned sites. 4.The City’s Housing Element includes strategies to facilitate the creation of affordable housing, including very low-, low-, and moderate-income units. 5.There are currently no affordable housing units in the City. DocuSign Envelope ID: EA241598-E47F-4FBE-A60C-B46E38E77E4B Page 711 of 908 Page 3 of 4 ORD NO. ORD-24-1474 6.As a part of the rezoning effort, the City wishes to capture land value associated with the zoning amendments which enable residential development on non-residentially zoned sites. 7.In accordance with California Government Code 66001, the City Council finds: a.The purpose of the fee (if applicable) is to create much needed affordable residential units in the City. b.Any fees paid would be to fund the creation of affordable residential units and any associated services required by those units (open space, residential amenities, etc). c.The amount of the fee is calculated to be the equivalent cost of creating affordable residential units on -site, on non- residentially zoned properties that now have the ability to include residential development. There is a reasonable relationship to requiring properties that can now include residential development (and may be the bulk of the new residential units coming online in the City) to offset the lack of affordable units in each project with the fee. d.The City has an established need for affordable housing, as supported by the adopted 2021-2029 Housing Element. SECTION 5. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision will not affect the validity of the remainder of this ordinance. The City Council hereby declares that it would have adopted this ordinance, and each and every section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases, or portions thereof is declared invalid or unconstitutional. SECTION 6. Effective Date. This Ordinance shall take effect thirty (30) days after its passage and adoption pursuant to California Government Code section 36937, or upon certification of the City’s 2021 –2029 Housing Element (6th Cycle) by the California Department of Housing and Community Development , whichever is later. SECTION 7. Certification. The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City’s book of original ordinances; make a note of the passage and adoption in the records of DocuSign Envelope ID: EA241598-E47F-4FBE-A60C-B46E38E77E4B Page 712 of 908 Page 4 of 4 ORD NO. ORD-24-1474 this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law. PASSED, APPROVED and ADOPTED on this 23rd day of January, 2024. Mayor Justin Massey PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM: ________________________________ ________________________________ Myra Maravilla, Patrick Donegan, City Clerk City Attorney DocuSign Envelope ID: EA241598-E47F-4FBE-A60C-B46E38E77E4B Page 713 of 908 Intro: 12/12/2023 Adopt: 1/23/2024 ss State of California ) County of Los Angeles ) City of Hermosa Beach ) March 4, 2024 Certification of Council Action ORDINANCE NO. ORD-24-1474 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, AMENDING THE HERMOSA BEACH MUNICIPAL CODE TO IMPLEMENT THE LAND VALUE RECAPTURE PROGRAM FOR AFFORDABLE HOUSING AND DETERMINE PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT THA T THE PROJECT IS CONSISTENT WITH THE PLAN HERMOSA ENVIRONMENTAL IMPACT REPORT I, Myra Maravilla, City Clerk of the City of Hermosa Beach, California, do hereby certify that the above and foregoing Ordinance No. ORD-24-1474 was duly approved and adopted by the City Council of said City at its regular meeting thereof held on the 23rd day of January 2024 and passed by the following vote: AYES: MAYOR MASSEY, MAYOR PRO TEM FRANCOIS, and COUNCILMEMBERS SAEMANN, DETOY, AND JACKSON NOES: NONE ABSTAIN: NONE ABSENT: NONE _____________________________ Myra Maravilla, City Clerk DocuSign Envelope ID: EA241598-E47F-4FBE-A60C-B46E38E77E4B Page 714 of 908 STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT DIVISION OF HOUSING POLICY DEVELOPMENT 651 Bannon St, Suite 400 Sacramento, CA 95811 (916) 263-2911 / FAX (916) 263-7453 www.hcd.ca.gov August 1, 2024 Suja Lowenthal, City Manager City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 Dear Suja Lowenthal: RE: City of Hermosa Beach’s 6th Cycle (2021-2029) Adopted Housing Element Thank you for submitting the City of Hermosa Beach’s Ordinance Number ORD-24- 1481 (Ordinance) that was adopted July 23, 2024 and received on July 30, 2024. Pursuant to Government Code section 65585, the California Department of Housing and Community Development (HCD) is reporting the results of its review. HCD is pleased to find the City has completed actions to address the requirements that were described in HCD’s July 12, 2024 review. The Ordinance was found to be substantially the same as the draft amendments HCD’s July 12, 2024 review determined met statutory requirements. As a result, the adopted element now substantially complies with State Housing Element Law (Gov. Code, § 65580 et seq) as of the date of this letter. Additionally, the City must continue timely and effective implementation of all programs including but not limited to the following: • Program 3 (Density Bonus and Other Incentives) • Program 4 (Affordable Housing Development Outreach and Assistance) • Program 5 (Facilitate Use of Sites that Allow High Density Development) • Program 6 (Accessory Dwelling Units) • Program 7 (Land Value Recapture) • Program 9 (Adequate Sites to Accommodate Housing Needs) • Program 10 (Housing for Persons with Special Needs) • Program 11 (Streamline Housing Permit Processing) • Program 12 (Remove Governmental Constraints) • Program 13 (Affirmatively Further Fair Housing) • Program 14 (Neighborhood Improvement) Page 715 of 908 Suja Lowenthal, City Manager Page 2 The City must monitor and report on the results of these and other programs through the annual progress report, required pursuant to Government Code section 65400. Please be aware, Government Code section 65585, subdivision (i) grants HCD authority to review any action or failure to act by a local government that it determines is inconsistent with an adopted housing element or housing element law. This includes failure to implement program actions included in the housing element. HCD may revoke housing element compliance if the local government’s actions do not comply with state law. In addition, as part of Program 7 (Land Value Recapture), the City should monitor the effectiveness of the Program in facilitating development, including development affordable to lower and moderate-income households and impacts on financial feasibility of development. The City should monitor effectiveness at least every other year and make adjustments as appropriate to achieve the goals and objectives of the housing element, including addressing governmental constraints. Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City now meets housing element requirements for these and other funding sources. HCD appreciates the efforts and cooperation provided throughout both the housing element update and ordinance adoption processes. HCD wishes the City success in implementing its housing element and looks forward to following its progress through the General plan annual progress reports required pursuant to Government Code section 65400. If HCD can provide assistance in implementing the housing element, please contact Hilda Boyadjian, of our staff, at Hilda.Boyadjian@hcd.ca.gov. Sincerely, Paul McDougall Senior Program Manager Page 716 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-14 Table B-5 Sites Inventory Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 10 552 11th Place 4187-020-907 PF Public Facilities M-1 Light Manufacturing PF Public Facility 34 50 1.00 Self-Storage - 25 25 - 50 FAR: 0.0 ILR: 0 Year Built: NA Height: 1 This city-owned property currently has a month-to-month lease for a public storage facility. It is surrounded on two sides by medium density housing. City is currently working with a real estate development analysis firm to determine potential public- private-partnership for housing development, including affordable housing. Proposed General Plan and Public Facility zoning is 34-50 units per acre, for a total yield of 50 units. Potential RFP in 2025 and construction in 2026. Factors for Selection: a, d, e, f, g, h Y City of HB 11 710 Pier Avenue 4187-024-902 PF Public Facilities O-S Open Space PF Public Facility 34 50 1.00 Community Center 30 20 - - 50 FAR: 0.0 ILR: 0 Year Built: NA Height: Mostly unoccupied land with only 16% of site with a 2-story building This city-owned community center property is currently under study by a real estate development analysis firm to determine potential public-private-partnership for senior affordable housing development of up to 50 units. This site is ideal for senior housing due to smaller units, reduced parking needs, services offered at community center, available onsite parking and proximity to PCH bus transportation and grocery/drug stores directly across Pier Avenue. Y City of HB Page 717 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-15 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total Proposed General Plan and Public Facility zoning will be changed to 34-50 units per acre, for a total yield of 50 units. Potential RFP in 2024 and construction in 2026 or 2027. The Community Center building is two stories and designated historic, and occupies 0.75 acre of the site. The rest of the site is developed with surface parking, lawn area, and tennis courts that could be reconfigured or redeveloped to accommodate potential residential development. The Sites Inventory list this as one (1) acre, but there are actually 3.75 acres of space that is not currently occupied by any building. Factors for Selection: a, d, e, f, g, h 28 911 1st Street 4186-026-047 CC Community SPA-7 Specific Plan 25.1 33 0.46 Commercial Parking - - - 12 12 FAR: 0.0 ILR: 0 Year Built: NA Height: 0 Currently zoned commercial, this vacant former parking lot site is surrounded on three sides by low-to-medium density residential. The owner is interested in developing 12 for- sale units, likely at the moderate and above- moderate income levels. Factors for Selection: a, d, e, f, g, h Y 1ST STREET PARTNERS LLC C/O LUIGI SCHIAPPA DEVELOPMENT 28 102 PCH 4186-026-804 CC Community SPA-7 Specific Plan 25.1 33 0.4 Utility Switching Station - - 5 5 10 FAR: 1.0 ILR: NA Year Built: NA Height: 2 Built in 1975, this telephone/ internet utility structure and supporting parking lots once served hundreds of employees and included Y GTE CALIF INC SBE 201-19- 874B PAR 5 6PTS 28 102 PCH 4186-026-806 CC Community SPA-7 Specific Plan 25.1 33 0.2 Utility Switching Station - - 5 - 5 28 102 PCH 4186-026-801 CC Community SPA-7 Specific Plan 25.1 33 0.1 Utility Switching Station - - 3 - 3 28 102 PCH 4186-026-805 CC Community SPA-7 Specific Plan 25.1 33 0.09 Utility Switching Station - - 3 - 3 Page 718 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-16 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 28 1st Street and PCH 4186-026-800 CC Community SPA-7 Specific Plan 25.1 33 0.5 Commercial Parking - - 6 7 13 a credit union, cafeteria, executive offices, technician desks and large number of phone operator desks. The building currently houses telephone/internet equipment in approximately 20% of the building with only a handful of employees. The owner has recently approached the City to discuss adaptive reuse of this Art Deco building, with equipment consolidation and introduction of housing uses. At least two affordable housing developers have expressed interest in working with the property owner to convert a portion of the building into residential units. Of 1.49 acres, about 0.62 acre (27,000 sq. ft.) is a surface parking lot. An existing building with a footprint of about 0.85 acres (37,000 sq. ft.) A 20,000 square-foot portion of the building is 2 stories tall and currently vacant. There is potential for conversion to residential use. This building is 80% vacant and only has telecommunications switching equipment inside. Factors for Selection: a, d, e, f, g 19 1103 Aviation Boulevard 4185-017-015 GC Gateway C-3 General and Highway Commercial 25.1 33 1.3 Multi-tenant Commercial 24 8 - - 32 FAR: 1.0 ILR: 0.34 Year Built: 1964 Height: 0 and 1 Older 1975 commercial site with multiple tenant retail. Developer inquired about adding residential uses to commercial property. Low density residential is adjacent to the rear of the property. These parcels are currently functioning as an integral site. Y KENNARD,BAR BARA S TR BARBARA S KENNARD TRUST AND HOROWITZ,RAL PH TR HOROWITZ TRUST 19 1209 Aviation Boulevard 4185-017-014 GC Gateway C-3 General and Highway Commercial 25.1 33 0.5 Commercial Parking 6 5 - - 11 Y SELECTIVE API ONE LLC Page 719 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-17 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total Factors for Selection: a, d, f, g, h 19 1062 AVIATION 4186-001-008 CC Community C-3 General and Highway Commercial 25.1 33 0.12 Retail - Nursery - - 3 - 3 FAR: 0.7 ILR: 0.11 Year Built: 1964 Height: 1 Factors for Selection: d, e, f, g, h - MARIE SOLYMOSI 19 1062 AVIATION 4186-001-007 CC Community C-3 General and Highway Commercial 25.1 33 0.11 Retail - Nursery - - 2 - 2 2 1732 Monterey Boulevard 4183-016-028 MD Medium Density/ No Change R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.07 1 Unit - 1 - - 1 FAR: 0.5 ILR: 0.56 Year Built: 1923-1968 Height: Average 1 (5 0-story, 4 1-story, 6 2- story) The St. Cross church site consists of 15 parcels, developed with a church sanctuary and administrative offices, education building (24,000 sq. ft. footprint), 18 residential units (with about 7,000 sq. ft. of 2-story construction), and surface parking lots. The surface parking areas and underdeveloped properties on the site create potential for additional residential units. These parcels are currently functioning as one campus. Leaders at St. Cross Church reached out the City to explore ways to add additional units to their property portfolio, which includes 15 lots with historic church, 18 existing units and parking lots. The church seeks to add housing units for the dual purpose of providing affordable housing to the community and market rate units to help offset costs for affordable units. The church has rented units to homeless veterans, refugees, and formerly to a women’s shelter. Y RECTOR, WARDENS AND VESTRYMEMBE RS ST CROSS PARISH HERMOSA BEACH 2 1736 Monterey Boulevard 4183-016-029 MD Medium Density/ No Change R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.07 1 Unit - 1 - - 1 2 1818 Monterey Boulevard 4183-016-040 MD Medium Density/ No Change R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 1.2 Religious Institution 27 - - - 27 2 302 19th Street 4183-016-033 MD Medium Density/ No Change R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.07 5 Units and Wireless Comm. Site - - - - - 1 1900 Monterey Boulevard 4182-019-001 MD Medium Density/ No Change R-1 Single- Family Residential R-2A Medium Density Residential (22) 22 25 0.08 3 Units - - - - - 1 1908 Monterey Boulevard 4182-019-002 LD Low Density/ MD Medium Density R-1 Single- Family Residential R-2A Medium Density Residential (22) 22 25 0.06 Private Parking Lot 1 1 - - 2 1 1914 Monterey Boulevard 4182-019-003 LD Low Density/ MD Medium Density R-1 Single- Family Residential R-2A Medium Density Residential (22) 22 25 0.06 2 units - - - - - 2 1718 Loma Drive 4183-016-011 MD Medium Density/ MD Medium Density R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.06 2 Units - - - - - 2 1722 Loma Drive 4183-016-012 MD Medium Density/ MD Medium Density R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.06 1 Unit - 1 - - 1 Page 720 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-18 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 2 1730 Loma Drive 4183-016-035 LD Low Density/ MD Medium Density R-1 Single- Family Residential R-2A Medium Density Residential (22) 22 25 0.1 1 Unit 1 1 - - 2 It is recommended to explore options to help add affordable units, including consideration of SROs or a Planned Unit Development (PUD). St. Cross Church wrote a letter of support for Housing Element recommending RHD zoning. Factors for Selection: a, d, e, g, h 2 1734 Loma Drive 4183-016-036 LD Low Density/ MD Medium Density R-1 Single- Family Residential R-2A Medium Density Residential (22) 22 25 0.1 2 Units - 1 - - 1 2 Loma Drive and 19th Street 4183-016-037 LD Low Density/ MD Medium Density R-1 Single- Family Residential R-2A Medium Density Residential (22) 22 25 0.09 Private Parking Lot 1 1 - - 2 2 Loma Drive and 19th Street 4183-016-038 LD Low Density/ MD Medium Density R-1 Single- Family Residential R-2A Medium Density Residential (22) 22 25 0.1 Private Parking Lot 1 2 - - 3 2 1854 Loma Drive 4183-016-039 LD Low Density/ MD Medium Density R-1 Single- Family Residential R-2A Medium Density Residential (22) 22 25 0.1 Private Parking Lot 1 2 - - 3 2 1902 Loma Drive 4183-023-022 LD Low Density/ MD Medium Density R-1 Single- Family Residential R-2A Medium Density Residential (22) 22 25 0.1 Private Parking Lot 1 2 - - 3 5 565 Pier Avenue 4183-018-013 CC Community SPA-11 Specific Plan 25.1 33 0.24 Multi-tenant Commercial - - 3 3 6 FAR: 0.6 ILR: 0.57 Year Built: 1957-1963 Height: Mostly 1 This 32,000 sq. ft. site is developed with about 16,000 sq. ft. of building footprint. A 7,600 sq. ft. portion (0.037 acre) of the building is currently two stories. Property owner communicated to staff regarding interest in redevelopment. Factors for Selection: a, d, e, g, h Y 555 PIER AVENUE LLC C/O RIVIERA CENTER MGMT CO 5 555 Pier Avenue 4183-018-015 CC Community SPA-11 Specific Plan 25.1 33 0.49 Multi-tenant Commercial - - 6 6 12 Page 721 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-19 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 4 517 Pier Avenue 4183-018-018 CC Community SPA-11 Specific Plan 25.1 33 0.07 Offices - - - 1 1 FAR: 0.6 ILR: 0.57 Year Built: 1957-1963 Height: 1 Factors for Selection: d, e, g, h - WRAY,RICHAR D AND DOLORES TRS WRAY FAMILY TRUST 4 513 Pier Avenue 4183-018-017 CC Community SPA-11 Specific Plan 25.1 33 0.07 Offices - - - 1 1 FAR: 0.7 ILR: 0.37 Year Built: 1939-1957 Height: Mostly 1 (8 1-story and 1 2-story) These parcels are all being accessed from Oak Street behind the buildings with no individual driveways. Shared access is conducive to consolidation. Factors for Selection: d, e, f, g, h - BAKER AND BURTON 4 509 Pier Avenue 4183-018-016 CC Community SPA-11 Specific Plan 25.1 33 0.07 Multi-tenant Commercial - - - 1 1 - WWS PIER LLC 4 507 Pier Avenue 4183-018-007 CC Community SPA-11 Specific Plan 25.1 33 0.07 Multi-tenant Commercial - - - 1 1 - REFOUA LLC 4 445 Pier Avenue 4183-018-006 CC Community SPA-11 Specific Plan 25.1 33 0.07 Multi-tenant Commercial - - - 1 1 4 433 Pier Avenue 4183-018-005 CC Community SPA-11 Specific Plan 25.1 33 0.07 Restaurant - - - 1 1 4 425 Pier Avenue 4183-018-004 CC Community SPA-11 Specific Plan 25.1 33 0.07 Multi-tenant Commercial - - - 1 1 - CAPALDI, DINO AND LEA TRS D AND L CAPALDI TRUST 4 405 Pier Avenue 4183-018-001 CC Community SPA-11 Specific Plan 25.1 33 0.07 Personal Services - - - 1 1 - DANESHMAND, MEHDI K AND ROSA TRS DANESHMAND FAMILY TRUST 4 337 Pier Avenue 4183-018-026 CC Community SPA-11 Specific Plan 25.1 33 0.08 Restaurant - - 2 - 2 - SACKLEY,STUA RT H TR SACKLEY FAMILY TRUST 4 321 Pier Avenue 4183-017-025 CC Community SPA-11 Specific Plan 25.1 33 0.17 Personal Service ground floor and residential on second floor - - 4 - 4 - HB 321 PIER AVE LLC 4 419 Pier Avenue 4183-018-003 CC Community SPA-11 Specific Plan 25.1 33 0.05 Multi-tenant Commercial - - - 1 1 FAR: 0.6 ILR: 0.38 Year Built: 1955 Height: 1 Y 419 PIER AVENUE LLC Page 722 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-20 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total Owner provided preliminary plans for 4 residential units on 2nd and 3rd floor. Currently zoned commercial only. Zoning development standards to be determined with residential standards. Factors for Selection: a, d, e, f, g, h 4 411 Pier Avenue 4183-018-002 CC Community SPA-11 Specific Plan 25.1 33 0.07 Personal Services - - - 1 1 FAR: 0.5 ILR: 0.42 Year Built: 1945 Height: 1 Owner interested in adding small residential units on 2nd and 3rd floors. Factors for Selection: a, d, e, f, g, h Y AESTHETIC HORIZONS INC C/O JONATHAN DAVID 7 338 Pier Avenue 4187-011-054 CC Community SPA-11 Specific Plan 25.1 33 0.17 Office - - 4 - 4 FAR: 3.84 ILR: 1.65 Year Built: 2010 Height: 2 While this parcel appears newer, it is located between blocks of parcels that exhibit potential for conversion into mixed use development. Office buildings also often have higher FAR and ILR. However, with increased remoting working, this site can present opportunity for redevelopment. This is included only as a RHNA buffer site and is not needed to accommodate the City’s moderate income RHNA. Factors for Selection: b, d - BLAKE HOLDINGS LLC C/O DAVID MCGOVERN 8 400 Pier Avenue 4187-019-037 CC Community SPA-11 Specific Plan 25.1 33 0.21 Offices - - 5 - 5 FAR: 1.0 ILR: 0.60 Year Built: 1915-2010 Height: Primarily 1 (2 1-story and 1 2-story) Potential for office conversion. - BLAKE HOLDINGS LLC C/O DAVID MCGOVERN 8 420 Pier Avenue 4187-019-003 CC Community SPA-11 Specific Plan 25.1 33 0.11 Restaurant - - 2 - 2 - Page 723 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-21 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 8 422 Pier Avenue 4187-019-022 CC Community SPA-11 Specific Plan 25.1 33 0.23 Multi-tenant Commercial - - 5 - 5 Factors for Selection: d, e, f, g, h PIER PROPERTIES LLC 9 506 Pier Avenue 4187-020-020 CC Community SPA-11 Specific Plan 25.1 33 0.1 Offices - - 1 - 1 FAR: 1.0 ILR: 0.27 Age of Structure: 1925-1966 Height: Average 1 (1 0-story, 1 1-story, 1 2- story) Potential for office conversion. Factors for Selection: d, f, g, h - SAILFISH HOLDINGS LLC 9 514 Pier Avenue 4187-020-032 CC Community SPA-11 Specific Plan 25.1 33 0.1 Private Parking Lot - - 1 - 1 - REDDY, DAMODER P AND SOUMITRI TRS PATI FAMILY TRUST 9 526 Pier Avenue 4187-020-017 CC Community SPA-11 Specific Plan 25.1 33 0.08 Retail Business - - 2 - 2 3 301 Pier Avenue 4183-017-001 CC Community SPA-11 Specific Plan 25.1 33 0.19 Retail Business - - 5 - 5 FAR: 0.6 ILR: 0.87 Year Built: 1959 Height: 1 Factors for Selection: d, e, g, h - SANDY FEET LLC C/O DONALD ENGLISH 6 308 Pier Avenue 4187-011-012 CC Community SPA-11 Specific Plan 25.1 33 0.09 Retail Business - - 2 - 2 FAR: 0.7 ILR: 1.0 Age of Structure: 1923-1944 Height: 1 Common ownership; currently functioning as one site. Factors for Selection: d, e, g, h - VISION HERMOSA 1 0 LLC 6 318 Pier Avenue 4187-011-013 CC Community SPA-11 Specific Plan 25.1 33 0.11 Retail Business and Residential - - 2 - 2 18 1214 Owosso Avenue 4185-015-021 CC Community C-3 General and Highway Commercial 25.1 33 0.1 1 Unit - - 3 - 3 FAR: 0.1 ILR: 0.16 Year Built: 1923 Height: 1 Common ownership; currently functioning as one site. Factors for Selection: d, e, f, g, h - CASNER,CRAIG 18 1055 Aviation Boulevard 4185-015-024 CC Community C-3 General and Highway Commercial 25.1 33 0.05 Vacant Land - - 1 - 1 26 530 6th Street 4188-018-028 CI Light Industrial M-1 Light Manufacturing 25.1 33 0.33 Self-Storage - 4 4 - 8 FAR: 1.4 ILR: 0.97 - HUNT, PRISCILLA TR Page 724 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-22 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 26 6th and Cypress (530 6th St.) 4188-018-027 CI Light Industrial M-1 Light Manufacturing 25.1 33 0.12 Self-Storage - 1 2 - 3 Year Built: 1946 Height: 2 2-story warehouse building with self-storage use in residential adjacent neighborhood. This is expected to be developed due to zoning changes now allowing residential development. Warehouse building existed in the 1950s when the freight line ran through town. The four parcels are under common ownership that function as a cohesive site with shared access. The property is located in the M1 zone where residential has never been permitted. Rezoning to allow residential uses in M1 will increase redevelopment potential. This rezoning is not comparable to past Housing Element programs, since there were no rezoning programs nor were non- residential sites contemplated at that point. As demonstrated in Table B-2 Redevelopment Trends in the South Bay, there are examples of storage facilities (RV parking, truck storage, equipment rental yard, etc) being converted to housing developments. There is currently also a self- storage site in Carson, within the South Bay, marketed for housing. Factors for Selection: d, f, g PRISCILLA HUNT TRUST C/O HUNT ENTERPRISES INC 26 Valley Drive (530 6th St.) 4188-018-031 CI Light Industrial M-1 Light Manufacturing 25.1 33 0.17 Self-Storage - 2 2 - 4 26 Valley Drive (530 6th St.) 4188-018-008 CI Light Industrial M-1 Light Manufacturing 25.1 33 0.05 Self-Storage - - 1 - 1 27 2nd Street and Pacific Coast Hwy 4186-025-029 CC Community SPA-7 Specific Plan 25.1 33 0.08 Auto Repair - - 2 - 2 FAR: 0.4 ILR: 0.16 Year Built: 1905-1925 Height: <1 (2 0-story, 2 1-story) Common ownership; currently functioning as one site. - GRAND PROPERTY GROUP LLC 27 204 Pacific Coast Hwy 4186-025-028 CC Community SPA-7 Specific Plan 25.1 33 0.15 Auto Repair - - 4 - 4 27 210 Pacific Coast Hwy 4186-025-027 CC Community SPA-7 Specific Plan 25.1 33 0.08 Auto Repair - - 2 2 Page 725 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-23 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 27 2nd Street and Pacific Coast Hwy 4186-025-002 CC Community SPA-7 Specific Plan 25.1 33 0.05 Auto Repair - - 1 - 1 Factors for Selection: d, e, f, g, h 25 747 5th Street 4188-030-002 SC Service SPA-7 Specific Plan 25.1 33 1 Auto Repair 20 5 - - 25 FAR: 0.4 ILR: 0.29 Year Built: 1923-1978 Height: 1 Factors for Selection: d, e, f, g, h - SMILE LLC AND MARDIKIAN, GEORGE 25 715 5th Street 4188-030-001 SC Service SPA-7 Specific Plan 25.1 33 0.37 Auto Repair/Fitness Center - - - 9 9 - FISHER, ANDREW AND ELIZABETH AND FISHER, ANDREW W 22 635 Pacific Coast Hwy 4187-032-027 SC Service SPA-7 Specific Plan 25.1 33 1 Lumber Yard 20 5 - - 25 FAR: 0.2 ILR: 0.04 Year Built: 1988 Height: <1 (5 0-story, 1 1-story) Site 24 is part of Site 22 owned by the same party. Currently, the two sites function as an integral site. Factors for Selection: d, e, f, g, h - LEARNED, MICHAEL CO TR LEARNED TRUST 24 709 6th Street 4187-033-022 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 24 721 6th Street 4187-033-021 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 24 723 6th Street 4187-033-020 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 24 Pacific Coast Hwy and 6th Street 4187-033-019 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 24 725 6th Street 4187-033-018 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 23 600 Pacific Coast Highway 4186-013-019 SC Service SPA-7 Specific Plan 25.1 33 0.36 Auto Repair 6 3 - - 9 FAR: 0.5 ILR: 0.32 Year Built: 1923-1978 Height: Average 1 (1 0-story, 1 1-story, 1 2- story) Site 23 is 0.86 acre, consisting of three parcels with two owners, currently functioning as a cohesive site with shared access, operating as interrelated auto businesses. If consolidated, the site would benefit from the City’s current lot consolidation allowances. Most of the site is automobile-related uses developed with only surface automobile storage/parking or single- - SMILE LLC 23 612 Pacific Coast Highway 4186-013-018 SC Service SPA-7 Specific Plan 25.1 33 0.14 Fitness Studio 2 2 - - 4 23 620 Pacific Coast Highway 4186-013-064 SC Service SPA-7 Specific Plan 25.1 33 0.36 Car Rental Agency 6 3 - - 9 - NOOR ESTATE LLC Page 726 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-24 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total story automobile-related buildings. There is a two-story building with two small office suites above. (At least one office was vacant as of summer 2023). The two-story portion of the building is approximately 1,400 square feet. Factors for Selection: d, e, f, g, h 13 1100 Pacific Coast Highway 4185-011-039 GC Gateway C-3 General and Highway Commercial 25.1 33 0.55 Retail Market 10 4 - 14 FAR: 0.7 ILR: 0.65 Year Built: 1977 Height: Average 1 (1 0-story, 1 2-story) This is a 2.8-acre shopping center with one owner and operating as a cohesive site and would need to be consolidated for shared access if redeveloped. About 0.9 acres are occupied by buildings, with the rest (almost two acres) being surface parking lot and undeveloped land. The site is developed with about 40,000 square feet of building area. All buildings are single story with the exception of one 7,500 square foot portion which is two-story. This two-story portion has been partially vacant for over a year. This indicates that there are no significant second-story encumbrances on the development of the site for mixed use or residential purposes. The 2.8 acre center comprises two parcels. One parcel is 0.55 acre, is coterminous with the footprint of one building and is entirely nestled (landlocked) in the 2.27 acre parcel. As such, the entire site already functions as one cohesive site with driveway access points and internal circulation. Y BACON, STEPHEN F CO TR ROGER E BACON DECD TRUST 13 1100 Pacific Coast Highway 4185-011-061 GC Gateway C-3 General and Highway Commercial 25.1 33 2.27 Parking Lot/Pad Shops 30 6 5 16 57 Page 727 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-25 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total Factors for Selection: d, e, g, h 12 1601 Pacific Coast Highway 4185-011-061 GC Gateway C-2 Commercial SPA-8 25.1 33 1.92 Personal Services with office space 24 8 8 8 48 FAR: 3.7 ILR: 1.80 Year Built: 1988 Height: 0 Given the high vacancy and the reliance on one anchor (gym), there is a likelihood that residential may be a viable conversion. The building also has similar massing as other nearby multi-family residential buildings (like the adjacent one). This property has the potential to redevelop through use of internal conversion into residential. Factors for Selection: b, d, g, h - 1601 PCH LP C/O SHAOUL LEVY 14 900 AVIATION 4186-003-024 CC Community C-3 General and Highway Commercial 25.1 33 0.15 Retail - - 3 - 3 FAR: 0.8 ILR: 0.39 Year Built: 1940-1981 Height: <1 (6 0-story, 5 1-story, 1 2-story) These sites are under common ownership and is about 0.7 acres (30,000 sq ft). About 7,200 square feet of building footprint is two stories. Factors for Selection: d, f, g, h - EDDIE TALBOT TRUST 14 916 AVIATION 4186-003-030 CC Community C-3 General and Highway Commercial 25.1 33 0.21 Retail - - 5 - 5 14 950 AVIATION 4186-003-019 CC Community C-3 General and Highway Commercial 25.1 33 0.05 Parking Lot - - 1 - 1 14 950 AVIATION 4186-003-018 CC Community C-3 General and Highway Commercial 25.1 33 0.05 Parking Lot - - 1 - 1 14 950 AVIATION 4186-003-017 CC Community C-3 General and Highway Commercial 25.1 33 0.05 Parking Lot - - 1 - 1 14 950 AVIATION 4186-003-027 CC Community C-3 General and Highway Commercial 25.1 33 0.08 Parking Lot - - 2 - 2 14 950 AVIATION 4186-003-028 CC Community C-3 General and Highway Commercial 25.1 33 0.14 Multi-tenant Commercial - - 3 - 3 Page 728 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-26 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 15 1000 AVIATION 4186-002-020 CC Community C-3 General and Highway Commercial 25.1 33 0.07 Multi-tenant Commercial - - 1 - 1 15 1014/1016 AVIAITION 4186-002-013 CC Community C-3 General and Highway Commercial 25.1 33 0.03 Multi-tenant Commercial - - 1 - 1 15 1016 AVIAITION 4186-002-012 CC Community C-3 General and Highway Commercial 25.1 33 0.03 Parking Lot - - 1 - 1 15 1036 AVIATION 4186-002-011 CC Community C-3 General and Highway Commercial 25.1 33 0.03 Parking Lot - - 1 - 1 15 1036 AVIATION 4186-002-021 CC Community C-3 General and Highway Commercial 25.1 33 0.09 Multi-tenant Commercial - - 2 - 2 16 1021 AVIATION 4185-014-015 CC Community C-3 General and Highway Commercial 25.1 33 0.11 Multi-family - - 2 - 2 FAR: 0.4 ILR: 0.57 Year Built: 1947-1962 Height: 1 Factors for Selection: d, e, g, h - HBAVIATION LLC 16 1029 AVAITION 4185-014-015 CC Community C-3 General and Highway Commercial 25.1 33 0.11 Multi-family - - 2 - 2 16 1035 AVAIATION 4185-014-001 CC Community C-3 General and Highway Commercial 25.1 33 0.17 Multi-tenant Commercial - - 4 - 4 29 824 1ST STREET 4186-031-102 CC Community SPA-7 Specific Plan 25.1 33 0.13 Abandoned Office Condos - - 3 - 3 FAR: 0.9 ILR: 0.18 Year Built: 1979 Height: 1 Factors for Selection: c, d, f, g, h - KOCHDVPMT LLC 21 700 Pacific Coast Highway 4186-012-014 SC Service C-3 General and Highway Commercial 25.1 33 0.33 Abandoned Auto Repair - - 4 4 8 FAR: 0.4 ILR: 0.28 Year Built: 1945 Height: 1 Owner communicated to staff regarding interest in redevelopment. Factors for Selection: a. c, d, e, f, g, h Y LOWENSTEIN,J OSEPH R AND GAIL TRS LOWENSTEIN TRUST Page 729 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-27 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 30 8 N PACIFIC COAST HWY 4186-031-001 CC Community SPA-7 Specific Plan 25.1 33 0.14 Auto Related 2 2 0 0 4 FAR: 1.03 ILR: 0.15 Year Built: 1955 Height: <1 (3 0-story, 1 1-story) Owner submitted a letter of interest for redevelopment. Factors for Selection: a, d, f, g, h Y 900 North PCH LLC c/o Peter Nolan 30 No Address 4186-031-002 CC Community SPA-7 Specific Plan 25.1 33 0.14 Auto Related 1 2 0 0 3 30 18 N PACIFIC COAST HWY 4186-031-003 CC Community SPA-7 Specific Plan 25.1 33 0.25 Auto Related 3 3 0 0 6 30 26 N PACIFIC COAST HWY 4186-031-036 CC Community SPA-7 Specific Plan 25.1 33 0.21 Auto Related 2 3 0 0 5 31 1734 PACIFIC COAST HWY 4185-002-007 CC Community SPA-8 Specific Plan 25.1 33 0.13 Retail 0 0 3 0 3 FAR: 0.14 ILR: 0.29 Year Built: 1952 Height: 1 Only occupied by a 1-story single-family home. Owner submitted a letter of interest for redevelopment. Factors for Selection: a, c, d, e, f, g, h Y Egerer, Joseph J and Egerer, Thomas C 31 1706 PACIFIC COAST HWY 4185-002-014 CC Community SPA-8 Specific Plan 25.1 33 0.17 Retail 0 0 4 0 4 Total 224 129 171 80 604 Notes: *Income level assigned to lower for parcels at least 0.5 ac. and smaller parcels that can be consolidated, or moderate for other small parcels less than 0.5 ac. Site 7 is excluded as a site to meet the RHNA as it only meet two of the five criteria for underutilization. Page 730 of 908 Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report Adopted December 21, 2021 / August 8, 2023 CERTIFIED August 1, 2024 Revised January, May, June 2024 B-28 Figure B-1 Sites Inventory Page 731 of 908 Kosmont Companies Mailing Address: 1601 N. Sepulveda Blvd., #382 (424) 297-1070 Physical Address: 2301 Rosecrans Ave, Ste. 4140 Manhattan Beach, CA 90266 www.kosmont.com El Segundo, CA 90245 October 5, 2023 Carrie Tai Director Community Development City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 Re: City of Hermosa Beach Land Value Recapture – Summary of Methodology Dear Ms. Tai, The City of Hermosa Beach (“City”) retained Kosmont Companies (“Kosmont”) to evaluate potential provisions of the City’s proposed Land Value Recapture (“LVR”) program. The LVR program is intended to “capture” added land value on properties within certain commercial corridors on which the City is allowing residential development through rezoning actions. The LVR program is intended to incentivize the development of affordable housing within the City. To ensure that new developments result in production of affordable housing units in the City, the City proposes to levy this fee. Developments may be exempted from the fee if they include affordable housing. Fees paid would support the development of affordable housing units elsewhere in the City. The summary of methodology herein (“Summary”) highlights pertinent assumptions utilized in evaluating the potential number of affordable units to be required within a residential development in order to be exempt from the fee, as well as the potential amount of the fee that the City may desire to initially levy under the LVR program. As summarized herein, Kosmont’s analysis (“Analysis”) generally indicates that requiring residential projects to include a set aside of 10% very low-income, 15% low-income, 20% moderate-income units, or alternatively, pay a fee of approximately $60 per net residential square foot may be justifiable for the initial implementation of the LVR program. It is expected that the City will need to regularly revisit the amount of the fee, and potentially the exemption set-aside requirements, as fundamental inputs to the Analysis highlighted in this Summary will change over time. The figures presented in this Summary are based on an evaluation of the potential impact to value of requiring the various percentages of affordable housing in a given multifamily (rental) development versus an exclusively market rate development. The impact of requiring affordable housing as part of a for sale development is generally considered to be greater than the figures presented herein. Given current real estate market conditions, it is expected that the developer of a for sale project would likely opt to pay the fee rather than include affordable housing in such development. However, each development has unique economics. Page 732 of 908 City of Hermosa Beach Land Value Recapture Analysis – Summary of Methodology October 5, 2023 Kosmont Companies 2 | Page (424) 297-1070 www.kosmont.com The assumptions presented in this Summary represent one of many potential development scenarios evaluated as part of the Analysis completed, though could generally be considered a baseline set of assumptions. Finally, the assumptions herein are based on a review and modeling of inputs including real estate market conditions specific to the City, current affordable housing guidelines in the State of California (“State”), Los Angeles County Development Authority (“LACDA”) guidance on monthly housing expenditures for utilities, and the potential relationship between the LVR program and State Density Bonus Law (Government Code § 65915 – 65918). Summary of Baseline Assumptions & Methodology 1. Maximum Housing Expenditures (Multifamily / For Rent) Maximum monthly affordable housing expenditures were calculated based on Health & Safety Code § 50053 which provides that very low-, low-, and moderate-income households shall not expend more than 30% of 50%, 60%, and 110% of the area median income (“AMI”) on housing, respectively. The AMI for Los Angeles County as published by the California Department of Housing and Community Development (“HCD”) is $98,200 for 2023. The calculated amounts were adjusted for unit sizes (bedrooms) and household size (persons) based on HCD guidance. To determine the maximum amount of monthly rent as a share of total housing expenditures, allowances for utilities as published by LACDA for the 2023 all electric schedule were deducted from the calculated amounts. The household size assumptions and utility allowances follow below. Based on these factors, the maximum monthly rent for very low-, low-, and moderate-income households was calculated to be the amounts below. 2. Market Unit Size, Distribution, & Rent Based on a review of data from sources including CoStar, Zillow, and the Los Angeles County Office of the Assessor, assumptions on the square footage of units of different sizes (bedrooms), Studio 1 2 3 Household Size (Persons)1 2 3 4 Household Size Adjustment 70%80%90%100% Monthly Utility Allowance 193$ 227$ 262$ 309$ Bedrooms Studio 1 2 3 Very Low 666$ 755$ 843$ 919$ Low 838 951 1,064 1,164 Moderate 1,697 1,933 2,168 2,392 BedroomsMaximum Monthly Rent Page 733 of 908 City of Hermosa Beach Land Value Recapture Analysis – Summary of Methodology October 5, 2023 Kosmont Companies 3 | Page (424) 297-1070 www.kosmont.com the ratio of unit sizes, and market rents were developed. A summary of these assumptions follows below. For reference, monthly market rents are based on rates of $4.75 / $4.50 / $4.00 / $3.75 per square foot for studio / one-bedroom / two-bedroom / three-bedroom units, respectively, and are considered moderately conservative relative to general market comparables in the City. 3. State Density Bonus Provisions Density Bonus Law allows residential developments that include income restricted units to develop more units than may otherwise be provided under City code. The increase in total units allowed is based on the percentage and depth of affordability provided. The contemplated LVR program requirement of 10% very low-, 15% low-, or 20% moderate-income units would entitle a developer to increase the total number of units in a development by 32.5%, 27.5%, and 15.0%, respectively. Density Bonus Law applies to developments with five or more units, includes a roundup provision on calculations, and provides for other concessions by right including increases in height, and reductions in setback requirements. As an example, assuming a 100-unit residential development, if 10 units were restricted to very low-income households, a total of 133 units could be developed; if 15 units were restricted to low- income households, a total of 128 units could be developed; and if 20 units were restricted to moderate-income households, a total of 115 units could be developed. The calculations in this Summary assume that a development including enough affordable units to be exempt from the LVR fee would utilize the benefits of Density Bonus Law. 4. Impact on Rental Revenue Despite the accretive provisions of Density Bonus Law, the inclusion of affordable units within a residential development was generally found to have a negative impact on overall rental revenue. It is assumed that market and affordable units will have similar operating costs. The overall impact to blended gross rent is provided below. For reference, the figures are compared to assumed market rents illustrated above, and blended figures are weighted averages based on unit bedroom count distributions / ratios identified in Section 2 above. As an example, this calculation provides that a 115-unit residential development that included 20 units restricted to moderate income households with 15% studio / 45% one-bedroom / 35% two-bedroom / 5% three-bedroom units would realize an average reduction in gross revenue of $226 for each of the 115 units, each month. Studio 1 2 3 Ratio 15%45%35%5% Square Feet 475 700 950 1,150 Market Rent 2,256$ 3,150$ 3,800$ 4,313$ Bedrooms Page 734 of 908 City of Hermosa Beach Land Value Recapture Analysis – Summary of Methodology October 5, 2023 Kosmont Companies 4 | Page (424) 297-1070 www.kosmont.com 5. Capitalized Value Multifamily real estate is generally valued based on capitalization (“cap”) rates that convert net annual rental income to a present value. Cap rates represent the initial rate of return on the total cost of project investment. Cap rates in the City are generally lower than other regional markets, indicating that investors are willing to pay more for properties in the City than they would for another property with the same income stream in an inferior market with more perceived risk. In this step of the Analysis, the impact of the inclusion of affordable housing units within a given development was evaluated on a present value basis utilizing a hypothetical 4.5% cap rate. This rate is higher than recent multifamily property transactions in the City, however is thought to be reasonable on a forward-looking basis as cap rates are increasing due to increases in interest rates and required rates of return. For reference, a lower assumed cap rate would increase the value impact per square foot discussed in Section 6 below. Note: The value / cost impacts illustrated above are based on a 133-, 128-, and 115-unit development that included 10% very low-, 15% low-, or 20% moderate-income units, respectively. 6. Value Impact Per Square Foot The final step of this method of evaluation is to consider the impact to value on a per square foot basis. The total leasable square footage, and impact to value on a per square foot basis are illustrated below. These figures reflect the unit square footages identified in Section 2 above, and the total unit counts identified in Section 3 above (e.g., a 133-, 128, and 115-unit development). Average Rent Studio 1 2 3 Blended Very Low 2,137$ 2,970$ 3,578$ 4,057$ 3,112$ Low 2,090 2,892 3,479 3,944 3,030 Moderate 2,159 2,938 3,516 3,978 3,076 Delta From Market Studio 1 2 3 Blended Very Low 120$ 180$ 222$ 255$ 190$ Low 166 258 321 369 272 Moderate 97 212 284 334 226 Bedrooms Bedrooms Studio 1 2 3 Blended Very Low 4,200,000$ 6,400,000$ 7,900,000$ 9,100,000$ 6,700,000$ Low 5,700,000 8,800,000 10,900,000 12,600,000 9,300,000 Moderate 3,000,000 6,500,000 8,700,000 10,200,000 6,900,000 BedroomsCapitalized Impact to Value Page 735 of 908 City of Hermosa Beach Land Value Recapture Analysis – Summary of Methodology October 5, 2023 Kosmont Companies 5 | Page (424) 297-1070 www.kosmont.com Based on the blended rates in the table above, and given the assumptions identified herein, levying a fee of $66 – 94 per net (leasable) square foot of residential development would conceptually be considered economically equivalent to a developer as delivering affordable housing as part of a given development. Findings Based on the information presented in this Summary, a LVR fee of approximately $66 – 94 per net square foot of residential development is appropriate given a requirement for the inclusion of 10% very low-, 15% low-, or 20% moderate-income units as part of a residential development on eligible commercial properties in the City. In light of current real estate market conditions, and the infancy of the LVR program, Kosmont finds a fee of approximately $60 per net square foot of residential development is justifiable as an initial rate. The City should plan on revisiting the fee based both on the market response relative to the intent of the LVR program, and as the inputs to the calculation illustrated herein change over time. Kosmont is available to further discuss its findings as desired at your convenience. Yours truly, Wil Soholt Senior Vice President Studio 1 2 3 Blended Very Low 63,175 93,100 126,350 152,950 103,241 Low 60,800 89,600 121,600 147,200 99,360 Moderate 54,625 80,500 109,250 132,250 89,269 Studio 1 2 3 Blended Very Low 67$ 69$ 62$ 59$ 66$ Low 93 98 90 86 94 Moderate 55 81 80 77 76 Gross Leasable SF Value Impact / SF Bedrooms Bedrooms Page 736 of 908 LAND VALUE RECAPTURE ANALYSIS HERMOSA BEACH, CA December 2023 Prepared By: KOSMONT COMPANIES 1601 N. Sepulveda Blvd. #382 Manhattan Beach, CA 90266 Telephone: (424) 297-1070 www.kosmont.com Page 737 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS Table of Contents 1.0 Background & Summary ................................................................................................. 3 2.0 Fee Equivalency ............................................................................................................. 4 2.1 Maximum Monthly Housing Expenditures (Multifamily / For Rent) ................................ 4 2.2 Market Unit Size, Distribution, & Rent .......................................................................... 5 2.3 State Density Bonus Provisions ................................................................................... 5 2.4 Impact on Rental Revenue ........................................................................................... 6 2.5 Capitalized Value ......................................................................................................... 7 2.6 Value Impact Per Square Foot ..................................................................................... 7 2.7 For Sale Developments ............................................................................................... 8 3.0 Market Capacity ............................................................................................................. 9 3.1 Incremental Value ........................................................................................................ 9 4.0 Hypothetical Development Program Pro Forma .............................................................11 5.0 Appendices ...................................................................................................................21 Appendix A: Calculation of Maximum Monthly Housing Expenditures / Rent .........................22 Appendix B: Sample Rent & Unit Size Comparables .............................................................23 Appendix C: Estimated Value Impact Per Square Foot for Different Unit Counts ...................25 Appendix D: Estimated Value Impact Per Square Foot for One to Four Units ........................26 Appendix E: Hypothetical Development Pro Forma ...............................................................27 Index of Tables & Figures Table 1: Household Size, Income Adjustment, & Monthly Utility Allowance Assumptions .......... 4 Table 2: Estimated Maximum Monthly Rent for Very Low-, Low-, and Moderate-Income Households ................................................................................................................................ 5 Table 3: Assumed Unit Size & Distribution, Market Rent ............................................................ 5 Table 4: Average Rent (Including Income Restricted Units) ....................................................... 6 Table 5: Delta Between Market & Average Rent ........................................................................ 7 Table 6: Estimated Capitalized Impact to Value of Including Income Restricted Units ................ 7 Table 7: Gross Leasable Square Feet ........................................................................................ 8 Table 8: Value Impact Per Square Foot ..................................................................................... 8 Figure 1: Hypothetical Small Site Pro Forma – Market Rate Project (LVR Fee Paid) ................12 Figure 2: Hypothetical Medium Site Pro Forma – Market Rate Project (LVR Fee Paid) .............13 Figure 3: Hypothetical Medium Site Pro Forma – Project w/ Very Low-Income Unit(s) ..............14 Figure 4: Hypothetical Medium Site Pro Forma – Project w/ Moderate-Income Unit(s)..............15 Figure 5: Hypothetical Medium Site Pro Forma –Very Low- & Moderate-Income Unit(s) ...........16 Figure 6: Hypothetical Large Site Pro Forma – Market Rate Project (LVR Fee Paid) ................17 Figure 7: Hypothetical Large Site Pro Forma – Project w/ Very Low-Income Unit(s) .................18 Figure 8: Hypothetical Large Site Pro Forma – Project w/ Moderate-Income Unit(s) .................19 Figure 9: Hypothetical Large Site Pro Forma – Very Low- & Moderate-Income Unit(s) .............20 Page 738 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 3 1.0 Background & Summary The City of Hermosa Beach (“City”) retained Kosmont Companies (“Kosmont”) to evaluate potential provisions of the City’s proposed Land Value Recapture (“LVR”) program. The LVR program seeks to retain portions of land value added to properties within certain commercial corridors on which the City may allow residential development through rezoning actions. The LVR program is intended to produce affordable housing within the City. Under the LVR program, developments would pay a fee to support the development of affordable housing units elsewhere in the City or alternatively, include affordable housing within the project. This document (“Analysis”) summarizes the analysis completed in evaluating potential LVR program elements and includes three primary elements: (i) an analysis of the estimated equivalency of the fee versus the economics of including affordable units in a given project, (ii) a discussion of the proposed fee amounts and ability of the market to support the same, and (iii) order of magnitude pro forma for hypothetical developments illustrating the potential economics of the LVR program. Pursuant to guidance from the City Council and City leadership, the LVR program evaluated herein is framed around a requirement that residential projects include a set-aside of (i) 15% very low-income units, (ii) 15% low-income units, (iii) 25% moderate-income units, or alternatively (iv), pay a fee of approximately $76 per net residential square foot for project with four or fewer dwelling units, or approximately $104 for developments with five or more dwelling units. While every development is relatively unique, pursuant to the Analysis highlighted herein, these potential fee amounts are generally thought to be sufficient to induce some projects to include affordable housing units as part of a given development. Some projects would also be expected to elect to pay the fee rather than include affordable units. Additionally, the fee appears low enough so as not to obstruct the development of residential uses in newly eligible areas of the City. Finally, it is expected that the City will need to regularly revisit the amount of the fee, and potentially the exemption set-aside requirements, as fundamental inputs and calculations highlighted in this Analysis will change over time. Page 739 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 4 2.0 Fee Equivalency The first element of the Analysis summarized herein is the calculation of the general economic equivalency of including a prescribed percentage and depth of (very low-, low-, or moderate- income) affordable housing within a given development versus a set fee. This calculation is not an evaluation of what the market can bear, but rather an estimate of the effective cost of requiring a development to restrict units to 15% very low-, 15% low-, or 25% moderate-income households. The assumptions presented in this section represent one of multiple potential development scenarios evaluated as part of the Analysis completed, though could generally be considered a baseline set of assumptions. The assumptions herein are based on a review and modeling of inputs including real estate market conditions specific to the City, current affordable housing guidelines in the State of California (“State”), Los Angeles County Development Authority (“LACDA”) guidance on monthly housing expenditures for utilities, and the potential relationship between the LVR program and State Density Bonus Law (“Density Bonus”, Government Code § 65915 – 65918), including recent changes under Assembly Bill 1287 (“AB 1287”). 2.1 Maximum Monthly Housing Expenditures (Multifamily / For Rent) Maximum monthly affordable housing expenditures were calculated based on Health & Safety Code § 50053 which provides that very low-, low-, and moderate-income households shall not expend more than 30% of 50%, 60%, and 110% of the area median income (“AMI”) on housing, respectively. The AMI for Los Angeles County as published by the California Department of Housing and Community Development (“HCD”) is $98,200 for 2023. The calculated amounts were adjusted for unit sizes (bedrooms) and household size (persons) based on HCD guidance. To determine the maximum amount of monthly rent as a share of total housing expenditures, allowances for utilities as published by LACDA for the 2023 all electric schedule were deducted from the calculated amounts. It was assumed that the cost of trash service would be included in rent. The household size assumptions and utility allowances follow in Table 1 below. Table 1: Household Size, Income Adjustment, & Monthly Utility Allowance Assumptions Source: HCD, LACDA, Kosmont (2023) Based on these factors, the maximum monthly rent for very low-, low-, and moderate-income households were calculated as provided in Table 2 below. Additional details are provided in Appendix A: Calculation of Maximum Monthly Housing Expenditures / Rent on page 22. Studio 1 2 3 Household Size (Persons)1 2 3 4 Household Size Adjustment 70% 80% 90% 100% Monthly Utility Allowance 151$ 185$ 220$ 267$ Bedrooms Page 740 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 5 Table 2: Estimated Maximum Monthly Rent for Very Low-, Low-, and Moderate-Income Households Source: HCD, HSC § 50053, LACDA, Kosmont (2023) 2.2 Market Unit Size, Distribution, & Rent Based on a review of data from sources including CoStar, Rent.com, Zillow, and the Los Angeles County Office of the Assessor, assumptions on the square footage of units of different sizes (bedrooms), the ratio of unit sizes, and market rents were developed. A summary of these assumptions follows in Table 3 below and additional information on sample comparables is provided in Appendix B: Sample Rent & Unit Size Comparables on page 23. For reference, monthly market rents are based on rates of $4.75 / $4.50 / $4.00 / $3.75 per square foot for studio / one-bedroom / two-bedroom / three-bedroom units, respectively, and are considered moderately conservative relative to general market comparables in the City. Table 3: Assumed Unit Size & Distribution, Market Rent Source: CoStar, Kosmont, Rent.com, Zillow (2023) 2.3 State Density Bonus Provisions Density Bonus law allows residential developments that include income restricted units to develop more units than may otherwise be provided under City density regulations. The increase in total units allowed is based on the percentage and depth of affordability provided. Density Bonus law applies to developments with five or more units, includes a roundup provision on calculations, and provides for other concessions by right including increases in height, and reductions in setback requirements. For reference Density Bonus provisions for moderate income units generally only apply to for sale product, however, the City proposes to permit Density Bonus provisions to apply to moderate income for rent product as well. The following are examples of how Density Bonus provisions can be applied, assuming a residential development with 100 “base” dwelling units: • If 15 units were restricted to very low-income households, a total of 150 units could be developed. Studio 1 2 3 Very Low 708$ 797$ 885$ 961$ Low 880 993 1,106 1,206 Moderate 1,739 1,975 2,210 2,434 Maximum Monthly Rent Bedrooms Studio 1 2 3 R atio 15% 45% 35% 5% Square Feet 475 700 950 1,150 Market Rent 2,256$ 3,150$ 3,800$ 4,313$ Bedrooms Page 741 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 6 • If 15 units were restricted to low-income households, a total of 128 units could be developed. • If 25 units were restricted to moderate-income households, a total of 120 units could be developed. The calculations in this Summary assume that a development including a sufficient number of affordable units to be exempt from the LVR fee would utilize the benefits of Density Bonus Law. The contemplated LVR program requirement of 15% very low-, 15% low-, or 25% moderate- income units would entitle a developer to increase the total number of units in a development by 50%, 27.5%, and 20.0%, respectively. For reference, AB 1287 was recently codified, and provides for additional increases in density should projects maximize very low-, low-, or moderate-income unit dedications and bonuses (15%, 24%, and 44% respectively). Under those circumstances additional bonuses for very low- or moderate-income units are permitted to be developed and additional bonuses are available. Kosmont modeled the provisions of AB 1287 and found the provisions to be accretive for some of the hypothetical development programs. Ultimately the potential benefit of the new provisions may depend on the capacity to efficiently fit additional units on a given site. 2.4 Impact on Rental Revenue Despite the accretive provisions of Density Bonus law, the inclusion of affordable units within a residential development was generally found to have a negative impact on overall rental revenue. It is assumed that market-rate and affordable units will have similar operating costs. The overall impact to blended gross rent is provided below in Table 4. For reference, the figures are compared to assumed market rents illustrated above, and blended figures are weighted averages based on unit bedroom count distributions / ratios illustrated in Table 3 above. Table 4: Average Rent (Including Income Restricted Units) Source: Kosmont (2023) Calculation: ((Market Rent x Market Units) + (Affordable Rent x Affordable Units)) / Total Units As illustrated in Table 5 below, this calculation provides that a 115-unit residential development that included 25 units restricted to moderate income households with 15% studio / 45% one- bedroom / 35% two-bedroom / 5% three-bedroom units would realize an average reduction in gross revenue of $262 for each of the 115 units, each month. Average Rent Studio 1 2 3 Blended Very Low 2,101$ 2,915$ 3,508$ 3,977$ 3,054$ Low 2,095 2,897 3,484 3,948 3,035 Moderate 2,149 2,905 3,469 3,921 3,040 Bedrooms Page 742 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 7 Table 5: Delta Between Market & Average Rent Source: Kosmont (2023) Calculation: Market Rent – Average Rent 2.5 Capitalized Value Multifamily real estate is generally valued based on capitalization (“cap”) rates whereby the present value of a given property is equal to the net annual rental income divided by the cap rate. Cap rates represent the initial rate of return on the total cost of project investment. Cap rates in the City are generally lower than other regional markets, indicating that investors are willing to pay more for properties in the City than they would for another property with the same income stream in an inferior market with more perceived risk. In this step of the Analysis, the impact of the inclusion of affordable housing units within a given development was evaluated on a present value basis utilizing a hypothetical 4.5% cap rate. This rate is higher than recent multifamily property transactions in the City, however is thought to be reasonable on a forward-looking basis as cap rates are increasing due to increases in interest rates and required rates of return. For reference, a lower assumed cap rate would increase the value impact per square foot discussed in Section 2.6 below. The total value / cost impacts based on a 150-, 128-, and 120-unit development that included 15% very low-, 15% low-, or 25% moderate-income units, respectively is provided in Table 6 below (figures have been rounded). Table 6: Estimated Capitalized Impact to Value of Including Income Restricted Units Source: Kosmont (2023) Calculation: Delta Between Market & Average Rent x Total Units 2.6 Value Impact Per Square Foot The final step of this method of evaluation is to consider the impact to value on a per square foot basis. The total leasable square footage, and impact to value on a per square foot basis are illustrated in Table 7 and Table 8 below. These figures reflect the unit square footages identified Delta From Market Studio 1 2 3 Blended Very Low 155$ 235$ 292$ 335$ 248$ Low 161 253 316 364 267 Moderate 108 245 331 391 262 Bedrooms Studio 1 2 3 Blended Very Low 6,200,000$ 9,400,000$ 11,700,000$ 13,400,000$ 9,900,000$ Low 5,500,000 8,600,000 10,800,000 12,400,000 9,100,000 Moderate 3,400,000 7,800,000 10,600,000 12,500,000 8,400,000 Capitalized Impact to Value Bedrooms Page 743 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 8 in Table 3 above, and the total unit counts identified in Section 2.3 above (e.g., a 150-, 128-, and 120-unit development). Table 7: Gross Leasable Square Feet Source: Kosmont (2023) Calculation: Unit Square Feet x Total Units Table 8: Value Impact Per Square Foot Source: Kosmont (2023) Calculation: Capitalized Impact to Value / Gross Leasable Square Feet Based on the blended rates in Table 8 above, and given the assumptions identified herein, levying a fee of $86 – 92 per net (leasable) square foot of residential development would conceptually be considered economically equivalent to a developer as delivering affordable housing as part of a given development (assuming a 100-dwelling unit project before considering density bonuses). A table and chart showing the estimated equivalency for different project sizes / dwelling unit counts can be found in Appendix C: Estimated Value Impact Per Square Foot for Different Unit Counts on page 25. Additionally, figures for developments with one to four units for which Density Bonus provisions do not apply is provided in Appendix D: Estimated Value Impact Per Square Foot for One to Four Units on page 26. 2.7 For Sale Developments The equivalency figures presented in this Summary are based on an evaluation of the potential impact to value of requiring the various percentages of affordable housing in a given multifamily (rental) development versus an exclusively market rate development. The impact of requiring affordable housing as part of a for sale development is generally considered to be greater than the figures presented herein. Given current real estate market conditions, it is expected that the developer of a for sale project would likely opt to pay the fee rather than include affordable housing in such development. However, each development has unique economics. Studio 1 2 3 Blended Very Low 71,250 105,000 142,500 172,500 116,438 Low 60,800 89,600 121,600 147,200 99,360 Moderate 57,000 84,000 114,000 138,000 93,150 BedroomsGross Leasable SF Studio 1 2 3 Blended Very Low 87$ 90$ 82$ 78$ 86$ Low 91 96 89 84 92 Moderate 60 93 93 91 88 Value Impact / SF Bedrooms Page 744 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 9 3.0 Market Capacity In this section the question of the market’s capacity to support an LVR fee is discussed. The City proposes to allow the development of residential use where such use is not currently permitted so long as such residential use either includes a component of affordable housing or an LVR fee is paid to support the development of affordable housing elsewhere. The City is not considering requiring owners to develop residential uses on their property. Rather, the City is adding a right and value to certain areas of the City, with the condition that a portion of the incremental value conveyed be used to support affordable housing for residents of the City. Every property and potential development is relatively unique. If adding residential use to a given property does not make economic sense, that property owner should not, and is not required to add such use. Regardless of the LVR fee ultimately levied, or amount of affordable housing required to be provided in a given development under the proposed policy, eligible properties and their owners would at worst be left at status quo. No existing property rights are proposed to be constrained or eliminated in any way. Property owners only have the potential to benefit from the LVR program, and the quantity of housing delivered within the City only has the potential to increase. 3.1 Incremental Value As part of the Analysis, recent commercial and residential property transactions were reviewed. In general, of the sales reviewed, most properties sold for between ~$700 - 1,500 per gross* square foot. Based on the data reviewed, values of $800 - 1,000 per gross square foot were considered indicative of typical market performance, and the higher end of this range could readily be ascribed to newer, quality product. To evaluate the potential incremental value of the LVR program, the incremental value of newly permissible residential development (perhaps $800 to $1,000 per gross square foot, or more) can be compared to the cost of development. Construction costs can vary widely from project to project based on factors such as site prep required, construction type / materials, the quality of finishes, etc. Broadly, for the purposes of this analysis, a cost range of $400 to $600 per net square foot (excluding land) may be applicable, and this figure conceptually includes typical building permit fees, financing costs, and contractor overhead. It is possible to build many product types such as tract homes or basic additions for substantially less, and it can certainly cost substantially more to build high end or highly engineered product. *The conversion of gross to net square foot can vary substantially, but efficiency factors approaching 80% are common for larger buildings with interior corridors and indoor amenities, and higher ratios are possible for buildings with exterior corridors and without indoor amenities. Page 745 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 10 Given a potential value of $800 to $1,000 per gross square foot, and development costs of $400 to $600 per net square foot (excluding land), the net residual value or incremental value of adding residential use to a property could conceptually range from $400 to $600 per square foot of residential use, before accounting for net versus gross building area. The lower, or worst case from the assumptions above would yield $200 to $400 per square foot in new / incremental value before any potential adjustment for gross versus net square feet ($800 – $600 = $200, or $1,000 - $600 = $400). For illustrative purposes only, should the City elect to levy an LVR fee of $100 per net square foot, the remaining incremental / residual value would be $100 to $300 per square foot of building area (given a building with a 100% gross to net efficiency). Assuming the owner of a small property was considering adding a single, 950 square foot two-bedroom unit above an existing commercial use, if the unit could be developed within a budget of $600 per square foot ($570,000), and the unit were valued at $900 per square foot ($855,000), the property owner would yield a net benefit of $190,000, after considering the LVR fee of $100 per square foot. This residual / new incremental value of $190,000 would be purely attributable to the City allowing residential uses in areas where such uses are not currently allowed. Thus, in this perhaps moderately conservative example, the City would retain $95,000 or 1/3rd of the value being conveyed (for the duration of the affordability covenants), and $190,000 or 2/3rds of the balance of the value being conveyed would be retained by the property owner (100% after the expiration of the affordability covenants). Alternatively, a property owner could elect not to develop residential uses on their property and pursue the continuation of existing uses or other uses as currently permitted by right, without realizing any diminution in value. Page 746 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 11 4.0 Hypothetical Development Program Pro Forma In this section a series of high-level proforma are provided illustrating hypothetical development programs on a sample “small”, “medium”, and “large” site. For each hypothetical site, first a base case with all market rate units (wherein the LVR fee is paid) is evaluated, and subsequently hypothetical programs that include affordable housing are provided. Additionally, three hypothetical affordable housing pro forma were prepared for the medium and large site, and they evaluate the performance of a project with (i) very low-income units, (ii) moderate-income units, or (iii) a combination of very low- and moderate-income units as permitted under AB 1287. The sites and programs presented are theoretical in nature, and prepared without the benefit of massing studies or order of magnitude construction cost estimates. They are intended to be for general demonstration purposes only. At the bottom of each pro forma, a “Return on Cost” figure is provided, and is one of many measures of potential profitability for a given project. In general, for projects of the scale evaluated herein, a Return on Cost of 8 – 12% or more would suggest a hypothetical development program may be financially feasible to a typical developer. Finally, the same pro forma for the medium and large sites are presented side-by-side in Appendix E: Hypothetical Development Pro Forma on page 27 for easier comparison. Page 747 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 12 Figure 1: Hypothetical Small Site Pro Forma – Market Rate Project (LVR Fee Paid) Source: Kosmont (2023) Property Profile Description of Improvements Lot Area 3,250 SF Existing Improvements 1,750 SF 900$ /SF 1,575,000$ Existing Parking 8 Stalls (Tandem) Existing Value 1,575,000$ Proposed Program Description Commercial 1,750 SF Residential 1,650 SF Parking 8 Stalls (Tandem) Base Residential Units 2 DU Affordable Units - DU Density Bonus Units - DU Total Units 2 DU (Two Bedroom Units) Development Value Commercial 1,750 SF 1,000$ /SF 1,750,000$ Market Rate Residential 1,650 SF 950 /SF 1,567,500 Affordable Residential - SF - /SF - Total 3,317,500$ Development Costs Site Acquisition 1,750 SF 900$ /SF 1,575,000$ Commercial 1,750 SF 150 /SF 262,500 Residential 1,650 SF 600 /SF 990,000 Parking - SF - /SF - LVR Fee 1,650 SF 76 /SF 125,400 Total 2,952,900$ Net Margin 12.3%Return on Cost 364,600$ Keep existing first floor commercial, add one story of residential, no affordable units Existing commercial / store front retail or office use Market Rate Project (LVR Fee Paid) Page 748 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 13 Figure 2: Hypothetical Medium Site Pro Forma – Market Rate Project (LVR Fee Paid) Source: Kosmont (2023) Property Profile Description of Improvements Lot Area 8,500 SF Existing Improvements 5,000 SF 800$ /SF 4,000,000$ Existing Parking 15 Stalls Existing Value 4,000,000$ Proposed Program Description Commercial 5,000 SF Residential 5,000 SF Parking 15 Stalls Base Residential Units 6 DU Affordable Units - DU Density Bonus Units - DU Total Units 6 DU (One & Two Bedroom Units) Development Value Commercial 5,000 SF 900$ /SF 4,500,000$ Market Rate Residential 5,000 SF 950 /SF 4,750,000 Affordable Residential - SF - /SF - Total 9,250,000$ Development Costs Site Acquisition 5,000 SF 800$ /SF 4,000,000$ Site Clearance - SF - /SF - Commercial 5,000 SF 400 /SF 2,000,000 Residential 5,000 SF 500 /SF 2,500,000 Parking - SF - /SF - LVR Fee 5,000 SF 104 /SF 520,000 Total 9,020,000$ Net Margin 2.5%Return on Cost 230,000$ Existing commercial / store front retail or office use Replace first floor commercial, add one story of residential, no affordable units Market Rate Project (LVR Fee Paid) Page 749 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 14 Figure 3: Hypothetical Medium Site Pro Forma – Project w/ Very Low-Income Unit(s) Source: Kosmont (2023) Property Profile Description of Improvements Lot Area 8,500 SF Existing Improvements 5,000 SF 800$ /SF 4,000,000$ Existing Parking 15 Stalls Existing Value 4,000,000$ Proposed Program Description Commercial 5,000 SF Residential 8,100 SF Parking 15 Stalls Base Residential Units 6 DU Affordable Units 1 DU 17%Affordable Density Bonus Units 3 DU Total Units 9 DU (Two Bedroom Units) Development Value Commercial 5,000 SF 900$ /SF 4,500,000$ Market Rate Residential 7,200 SF 925 /SF 6,660,000 Affordable Residential 900 SF - /SF - Total 11,160,000$ Development Costs Site Acquisition 5,000 SF 800$ /SF 4,000,000$ Site Clearance - SF - /SF - Commercial 5,000 SF 400 /SF 2,000,000 Residential 8,100 SF 500 /SF 4,050,000 Parking 3,500 SF 125 /SF 437,500 LVR Fee 8,100 SF - /SF - Total 10,487,500$ Net Margin 6.4%Return on Cost 672,500$ Project w/ Very Low-Income Unit(s) Existing commercial / store front retail or office use Replace first floor commercial, add one or two stories of residential, one very low unit Page 750 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 15 Figure 4: Hypothetical Medium Site Pro Forma – Project w/ Moderate-Income Unit(s) Source: Kosmont (2023) Property Profile Description of Improvements Lot Area 8,500 SF Existing Improvements 5,000 SF 800$ /SF 4,000,000$ Existing Parking 15 Stalls Existing Value 4,000,000$ Proposed Program Description Commercial 5,000 SF Residential 7,600 SF Parking 15 Stalls Base Residential Units 6 DU Affordable Units 2 DU 33%Affordable Density Bonus Units 2 DU Total Units 8 DU (Two Bedroom Units) Development Value Commercial 5,000 SF 900$ /SF 4,500,000$ Market Rate Residential 5,700 SF 925 /SF 5,272,500 Affordable Residential 1,900 SF 425 /SF 807,500 Total 10,580,000$ Development Costs Site Acquisition 5,000 SF 800$ /SF 4,000,000$ Site Clearance - SF - /SF - Commercial 5,000 SF 400 /SF 2,000,000 Residential 7,600 SF 500 /SF 3,800,000 Parking 3,500 SF 125 /SF 437,500 LVR Fee 7,600 SF - /SF - Total 10,237,500$ Net Margin 3.3%Return on Cost 342,500$ Project w/ Moderate-Income Unit(s) Existing commercial / store front retail or office use Replace first floor commercial, add one or two stories of residential, two moderate units Page 751 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 16 Figure 5: Hypothetical Medium Site Pro Forma – Project w/ Very Low- & Moderate-Income Unit(s) Source: Kosmont (2023) Property Profile Description of Improvements Lot Area 8,500 SF Existing Improvements 5,000 SF 800$ /SF 4,000,000$ Existing Parking 15 Stalls Existing Value 4,000,000$ Proposed Program Description Commercial 5,000 SF Residential 9,900 SF Parking 15 Stalls Base Residential Units 6 DU Affordable Units 2 DU 33% Density Bonus Units 6 DU Total Units 12 DU (One & Two Bedroom Units) Development Value Commercial 5,000 SF 875$ /SF 4,375,000$ Market Rate Residential 8,250 SF 950 /SF 7,837,500 Affordable Residential 1,650 SF 225 /SF 371,250 Total 12,583,750$ Development Costs Site Acquisition 5,000 SF 800$ /SF 4,000,000$ Site Clearance - SF - /SF - Commercial 5,000 SF 400 /SF 2,000,000 Residential 9,900 SF 525 /SF 5,197,500 Parking 3,500 SF 125 /SF 437,500 LVR Fee 9,900 SF - /SF - Total 11,635,000$ Net Margin 8.2%Return on Cost 948,750$ Project w/ Very Low- & Moderate-Income Existing commercial / store front retail or office use Replace first floor commercial, add two stories of residential, one very low, one moderate unit Page 752 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 17 Figure 6: Hypothetical Large Site Pro Forma – Market Rate Project (LVR Fee Paid) Source: Kosmont (2023) Property Profile Description of Improvements Lot Area 15,000 SF 250$ /SF 3,750,000$ Existing Improvements 5,000 SF Existing Parking - Stalls Existing Value 3,750,000$ Proposed Program Description Commercial 3,500 SF Residential 11,400 SF Parking 30 Stalls Base Residential Units 12 DU Affordable Units - DU Density Bonus Units - DU Total Units 12 DU (Two Bedroom Units) Development Value Commercial 3,500 SF 900$ /SF 3,150,000$ Market Rate Residential 11,400 SF 925 /SF 10,545,000 Affordable Residential - SF - /SF - Total 13,695,000$ Development Costs Site Acquisition 15,000 SF 250$ /SF 3,750,000$ Site Clearance 5,000 SF 50 /SF 250,000 Commercial 3,500 SF 400 /SF 1,400,000 Residential 11,400 SF 450 /SF 5,130,000 Parking 11,500 SF 100 /SF 1,150,000 LVR Fee 11,400 SF 104 /SF 1,185,600 Total 12,865,600$ Net Margin 6.4%Return on Cost 829,400$ Replace first floor commercial, add two stories of residential, no affordable units Market Rate Project (LVR Fee Paid) Existing commercial / store front retail or office use Page 753 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 18 Figure 7: Hypothetical Large Site Pro Forma – Project w/ Very Low-Income Unit(s) Source: Kosmont (2023) Property Profile Description of Improvements Lot Area 15,000 SF 250$ /SF 3,750,000$ Existing Improvements 5,000 SF Existing Parking - Stalls Existing Value 3,750,000$ Proposed Program Description Commercial 3,500 SF Residential 17,100 SF Parking 30 Stalls Base Residential Units 12 DU Affordable Units 2 DU 17%Affordable Density Bonus Units 6 DU Total Units 18 DU (Two Bedroom Units) Development Value Commercial 3,500 SF 900$ /SF 3,150,000$ Market Rate Residential 15,200 SF 925 /SF 14,060,000 Affordable Residential 1,900 SF - /SF - Total 17,210,000$ Development Costs Site Acquisition 15,000 SF 250$ /SF 3,750,000$ Site Clearance 5,000 SF 50 /SF 250,000 Commercial 3,500 SF 400 /SF 1,400,000 Residential 17,100 SF 450 /SF 7,695,000 Parking 11,500 SF 100 /SF 1,150,000 LVR Fee 17,100 SF - /SF - Total 14,245,000$ Net Margin 20.8%Return on Cost 2,965,000$ Replace first floor commercial, add two or three stories of residential, two very low units Project w/ Very Low-Income Unit(s) Existing commercial / store front retail or office use Page 754 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 19 Figure 8: Hypothetical Large Site Pro Forma – Project w/ Moderate-Income Unit(s) Source: Kosmont (2023) Property Profile Description of Improvements Lot Area 15,000 SF 250$ /SF 3,750,000$ Existing Improvements 5,000 SF Existing Parking - Stalls Existing Value 3,750,000$ Proposed Program Description Commercial 3,500 SF Residential 14,250 SF Parking 30 Stalls Base Residential Units 12 DU Affordable Units 3 DU 25%Affordable Density Bonus Units 3 DU Total Units 15 DU (Two Bedroom Units) Development Value Commercial 3,500 SF 900$ /SF 3,150,000$ Market Rate Residential 11,400 SF 925 /SF 10,545,000 Affordable Residential 2,850 SF 425 /SF 1,211,250 Total 14,906,250$ Development Costs Site Acquisition 15,000 SF 250$ /SF 3,750,000$ Site Clearance 5,000 SF 50 /SF 250,000 Commercial 3,500 SF 400 /SF 1,400,000 Residential 14,250 SF 450 /SF 6,412,500 Parking 11,500 SF 100 /SF 1,150,000 LVR Fee 14,250 SF - /SF - Total 12,962,500$ Net Margin 15.0%Return on Cost 1,943,750$ Replace first floor commercial, add two stories of residential, three moderate units Project w/ Moderate-Income Unit(s) Existing commercial / store front retail or office use Page 755 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 20 Figure 9: Hypothetical Large Site Pro Forma – Project w/ Very Low- & Moderate-Income Unit(s) Source: Kosmont (2023) Property Profile Description of Improvements Lot Area 15,000 SF 250$ /SF 3,750,000$ Existing Improvements 5,000 SF Existing Parking - Stalls Existing Value 3,750,000$ Proposed Program Description Commercial 3,500 SF Residential 19,800 SF Parking 30 Stalls Base Residential Units 12 DU Affordable Units 4 DU 33%Affordable Density Bonus Units 12 DU Total Units 24 DU (One & Two Bedroom Units) Development Value Commercial 3,500 SF 875$ /SF 3,062,500$ Market Rate Residential 16,500 SF 950 /SF 15,675,000 Affordable Residential 3,300 SF 225 /SF 742,500 Total 19,480,000$ Development Costs Site Acquisition 15,000 SF 250$ /SF 3,750,000$ Site Clearance 5,000 SF 50 /SF 250,000 Commercial 3,500 SF 400 /SF 1,400,000 Residential 19,800 SF 450 /SF 8,910,000 Parking 11,500 SF 100 /SF 1,150,000 LVR Fee 19,800 SF - /SF - Total 15,460,000$ Net Margin 26.0%Return on Cost 4,020,000$ Project w/ Very Low- & Moderate-Income Existing commercial / store front retail or office use Replace first floor commercial, add three stories of residential, two very low, two moderate units Page 756 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 21 5.0 Appendices Page 757 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 22 Appendix A: Calculation of Maximum Monthly Housing Expenditures / Rent 2023 Area Median Income 98,200$ Income Thresholds Very Low Low Moderate Bedrooms Studio 1 2 3 Household Size 1 2 3 4 Household Size Adj.70% 80% 90% 100% Utility Allowance - 2023 Multifamily All Electric Heating 14$ 20$ 25$ 32$ Cooking 7 10 13 16 Water Heating 14 19 25 31 Basic Electric 27 33 40 48 Water 73 82 91 109 Trash 42 42 42 42 Air Conditioning 10 15 20 25 Refrigerator 6 6 6 6 Total 193$ 227$ 262$ 309$ Allowed Monthly Housing Expenditures (Multifamily / For Rent) Bedrooms Studio 1 2 3 Very Low 666$ 755$ 843$ 919$ Low 838 951 1,064 1,164 Moderate 1,697 1,933 2,168 2,392 Percent of AMI 50% 60% 110% Max Household Exp % 30% 30% 30% Page 758 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 23 Appendix B: Sample Rent & Unit Size Comparables CoStar Properties (~July 2023) Zillow & Rent.com Properties (~July 2023) Address Bed Bath SF R ent $/SF Source 415 Herondo St - 1 360 2,337$ 6.49$ Zillow 415 Herondo St - 1 408 2,331 5.71 Zillow 720 Monterey Blvd - 1 450 2,250 5.00 Zillow 415 Herondo St - 1 512 2,523 4.93 Zillow 415 Herondo St - 1 562 2,563 4.56 Zillow Average 458 2,401$ 5.34$ Median 450 2,337 5.00 Address Bed Bath SF Rent $/SF Source 1140 Hermosa Ave 1 1 400 2,350$ 5.88$ Zillow 1346 Bayview Dr 1 1 400 2,500 6.25 Zillow 1821 Pacific Coast Hwy 1 1 550 2,495 4.54 Rent.com 707 Manhattan Ave 1 1 408 2,830 6.94 Zillow 2001 Pacific Coast Hwy 1 1 500 2,295 4.59 Zillow 2001 Pacific Coast Hwy 1 1 500 2,395 4.79 Zillow 2001 Pacific Coast Hwy 1 1 500 2,495 4.99 Zillow 2026 Hermosa Ave 1 1 500 2,850 5.70 Zillow 718 21st St 1 1 550 2,500 4.55 Zillow 454 Longfellow Ave 1 1 590 2,800 4.75 Zillow 2100 Hermosa Ave 1 1 600 3,550 5.92 Zillow 216 Hermosa Ave 1 1 630 3,200 5.08 Zillow 415 Herondo St 1 1 644 3,004 4.66 Zillow 137 27th St 1 1 650 3,500 5.38 Zillow 225 30th PL 1 1 750 3,300 4.40 Zillow 415 Herondo St 1 2 758 3,585 4.73 Zillow 415 Herondo St 1 2 855 3,047 3.56 Zillow 3101 Manhattan Ave 1 1 858 3,100 3.61 Zillow Average 591 2,878$ 5.02$ Median 570 2,840 4.77 One Bedroom Units Studio Units Page 759 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 24 Address Bed Bath SF R ent $/SF Source 721 Manhattan Ave 2 1 560 3,200$ 5.71$ Zillow 1154 Cypress Ave 2 1 690 3,600 5.22 Zillow 2011 Manhattan Ave 2 1 700 2,595 3.71 Zillow 2100 Hermosa Ave 2 1 700 3,800 5.43 Zillow 415 Herondo St 2 1 717 3,450 4.81 Zillow 950 1st St 2 1 759 2,875 3.79 Zillow 1821 Pacific Coast Hwy 2 2 900 3,125 3.47 Rent.com 404 Hermosa Ave 2 1 779 4,495 5.77 Zillow 2411 Prospect 2 2 855 3,395 3.97 Zillow 10 Meyer Ct 2 1 900 3,200 3.56 Zillow 1707 E Pacific Coast Hwy 2 2 974 3,598 3.69 Zillow 75 18th St 2 2 832 4,300 5.17 Rent.com 77 15th St 2 2 981 4,500 4.59 Zillow 1836 The Strand 2 2 1,000 5,995 6.00 Zillow 1652 Monterey Blvd 2 2 1,050 4,800 4.57 Zillow 1656 Monterey Blvd 2 2 1,050 4,800 4.57 Zillow 101 Monterey Blvd 2 2 1,074 3,300 3.07 Zillow 676 5th St 2 2 1,100 3,850 3.50 Zillow 1442 Bayview Dr 2 2 1,200 4,500 3.75 Zillow 1636 Palm Drive 2 2 1,200 5,995 5.00 Zillow 20 22nd St 2 2 1,276 6,000 4.70 Zillow 47 8th St 2 3 1,288 6,000 4.66 Zillow 408 Ocean View Ave 2 3 1,296 6,500 5.02 Zillow 743 24th PL 2 2 1,500 4,900 3.27 Zillow Average 974 4,282$ 4.46$ Median 978 4,075 4.58 Address Bed Bath SF Rent $/SF Source 639 1st St 3 3 1,200 4,800$ 4.00$ Zillow 428 The Strand 3 2 1,846 9,500 5.15 Zillow Average 1,523 7,150$ 4.57$ Median 1,523 7,150 4.57 Two Bedroom Units Three Bedroom Units Page 760 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 25 Appendix C: Estimated Value Impact Per Square Foot for Different Unit Counts *Dwelling unit counts are prior to use of density bonus provisions Units*Very Low Low Moderate 5 107$ 112$ 121$ 6 95 98 106 7 156 143 94 8 143 131 85 9 123 121 106 10 115 112 98 11 101 105 91 12 95 98 85 13 86 93 99 14 123 118 94 15 112 112 89 16 107 107 85 17 99 103 96 18 95 98 92 19 89 94 92 20 86 91 88 30 95 98 91 40 86 93 88 50 92 97 90 60 86 92 88 70 90 95 90 80 86 93 88 90 89 94 89 100 86 92 88 Page 761 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 26 Appendix D: Estimated Value Impact Per Square Foot for One to Four Units Studio 1 2 3 Blended Very Low 869$ 896$ 818$ 777$ 859$ Low 773 822 756 720 786 Moderate 290 447 446 436 423 Very Low 435$ 448$ 409$ 389$ 430$ Low 386 411 378 360 393 Moderate 145 224 223 218 211 Very Low 290$ 299$ 273$ 259$ 286$ Low 258 274 252 240 262 Moderate 97 149 149 145 141 Very Low 217$ 224$ 205$ 194$ 215$ Low 193 205 189 180 197 Moderate 73 112 112 109 106 One Unit w/ One Affordable Unit (100% Affordable) Two Units w/ One Affordable Unit (50% Affordable) Three Units w/ One Affordable Unit (33% Affordable) Four Units w/ One Affordable Unit (25% Affordable) Value Impact / SF Bedrooms Page 762 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 27 Appendix E: Hypothetical Development Pro Forma Page 763 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 28 Hypothetical Medium Site Pro Forma Property ProfileDescription of ImprovementsLot Area8,500 SF8,500 SF8,500 SF8,500 SFExisting Improvements5,000 SF800$ /SF4,000,000$ 5,000 SF800$ /SF4,000,000$ 5,000 SF800$ /SF4,000,000$ 5,000 SF800$ /SF4,000,000$ Existing Parking15 Stalls15 Stalls15 Stalls15 StallsExisting Value4,000,000$ 4,000,000$ 4,000,000$ 4,000,000$ Proposed ProgramDescriptionCommercial5,000 SF5,000 SF5,000 SF5,000 SFResidential5,000 SF8,100 SF7,600 SF9,900 SFParking15 Stalls15 Stalls15 Stalls15 StallsBase Residential Units6 DU6 DU6 DU6 DUAffordable Units- DU1 DU17%Affordable2 DU33%Affordable2 DU33%Density Bonus Units- DU3 DU2 DU6 DUTotal Units6 DU(One & Two Bedroom Units)9 DU(Two Bedroom Units)8 DU(Two Bedroom Units)12 DU(One & Two Bedroom Units)Development ValueCommercial5,000 SF900$ /SF4,500,000$ 5,000 SF900$ /SF4,500,000$ 5,000 SF900$ /SF4,500,000$ 5,000 SF875$ /SF4,375,000$ Market Rate Residential5,000 SF950 /SF4,750,000 7,200 SF925 /SF6,660,000 5,700 SF925 /SF5,272,500 8,250 SF950 /SF7,837,500 Affordable Residential- SF- /SF- 900 SF- /SF- 1,900 SF425 /SF807,500 1,650 SF225 /SF371,250 Total9,250,000$ 11,160,000$ 10,580,000$ 12,583,750$ Development CostsSite Acquisition5,000 SF800$ /SF4,000,000$ 5,000 SF800$ /SF4,000,000$ 5,000 SF800$ /SF4,000,000$ 5,000 SF800$ /SF4,000,000$ Site Clearance- SF- /SF- - SF- /SF- - SF- /SF- - SF- /SF- Commercial5,000 SF400 /SF2,000,000 5,000 SF400 /SF2,000,000 5,000 SF400 /SF2,000,000 5,000 SF400 /SF2,000,000 Residential5,000 SF500 /SF2,500,000 8,100 SF500 /SF4,050,000 7,600 SF500 /SF3,800,000 9,900 SF525 /SF5,197,500 Parking- SF- /SF- 3,500 SF125 /SF437,500 3,500 SF125 /SF437,500 3,500 SF125 /SF437,500 LVR Fee5,000 SF104 /SF520,000 8,100 SF- /SF- 7,600 SF- /SF- 9,900 SF- /SF- Total9,020,000$ 10,487,500$ 10,237,500$ 11,635,000$ Net Margin2.5%Return on Cost230,000$ 6.4%Return on Cost672,500$ 3.3%Return on Cost342,500$ 8.2%Return on Cost948,750$ Project w/ Very Low- & Moderate-Income Existing commercial / store front retail or office use Replace first floor commercial, add two stories of residential, one very low, one moderate unit Project w/ Moderate-Income Unit(s) Existing commercial / store front retail or office use Replace first floor commercial, add one or two stories of residential, two moderate units Existing commercial / store front retail or office use Replace first floor commercial, add one story of residential, no affordable units Market Rate Project (LVR Fee Paid)Project w/ Very Low-Income Unit(s) Existing commercial / store front retail or office use Replace first floor commercial, add one or two stories of residential, one very low unit Page 764 of 908 HERMOSA BEACH LAND VALUE RECAPTURE ANALYSIS 29 Hypothetical Large Site Pro Forma Property ProfileDescription of ImprovementsLot Area15,000 SF250$ /SF3,750,000$ 15,000 SF250$ /SF3,750,000$ 15,000 SF250$ /SF3,750,000$ 15,000 SF250$ /SF3,750,000$ Existing Improvements5,000 SF5,000 SF5,000 SF5,000 SFExisting Parking- Stalls- Stalls- Stalls- StallsExisting Value3,750,000$ 3,750,000$ 3,750,000$ 3,750,000$ Proposed ProgramDescriptionCommercial3,500 SF3,500 SF3,500 SF3,500 SFResidential11,400 SF17,100 SF14,250 SF19,800 SFParking30 Stalls30 Stalls30 Stalls30 StallsBase Residential Units12 DU12 DU12 DU12 DUAffordable Units- DU2 DU17%Affordable3 DU25%Affordable4 DU33%AffordableDensity Bonus Units- DU6 DU3 DU 12 DUTotal Units12 DU(Two Bedroom Units)18 DU(Two Bedroom Units)15 DU(Two Bedroom Units)24 DU(One & Two Bedroom Units)Development ValueCommercial3,500 SF900$ /SF3,150,000$ 3,500 SF900$ /SF3,150,000$ 3,500 SF900$ /SF3,150,000$ 3,500 SF875$ /SF3,062,500$ Market Rate Residential11,400 SF925 /SF10,545,000 15,200 SF925 /SF14,060,000 11,400 SF925 /SF10,545,000 16,500 SF950 /SF15,675,000 Affordable Residential- SF- /SF- 1,900 SF- /SF- 2,850 SF425 /SF1,211,250 3,300 SF225 /SF742,500 Total13,695,000$ 17,210,000$ 14,906,250$ 19,480,000$ Development CostsSite Acquisition15,000 SF250$ /SF3,750,000$ 15,000 SF250$ /SF3,750,000$ 15,000 SF250$ /SF3,750,000$ 15,000 SF250$ /SF3,750,000$ Site Clearance5,000 SF50 /SF250,000 5,000 SF50 /SF250,000 5,000 SF50 /SF250,000 5,000 SF50 /SF250,000 Commercial3,500 SF400 /SF1,400,000 3,500 SF400 /SF1,400,000 3,500 SF400 /SF1,400,000 3,500 SF400 /SF1,400,000 Residential11,400 SF450 /SF5,130,000 17,100 SF450 /SF7,695,000 14,250 SF450 /SF6,412,500 19,800 SF450 /SF8,910,000 Parking11,500 SF100 /SF1,150,000 11,500 SF100 /SF1,150,000 11,500 SF100 /SF1,150,000 11,500 SF100 /SF1,150,000 LVR Fee11,400 SF104 /SF1,185,600 17,100 SF- /SF- 14,250 SF- /SF- 19,800 SF- /SF- Total12,865,600$ 14,245,000$ 12,962,500$ 15,460,000$ Net Margin6.4%Return on Cost829,400$ 20.8%Return on Cost2,965,000$ 15.0%Return on Cost1,943,750$ 26.0%Return on Cost4,020,000$ Project w/ Very Low- & Moderate-Income Existing commercial / store front retail or office use Replace first floor commercial, add three stories of residential, two very low, two moderate units Replace first floor commercial, add two stories of residential, no affordable units Replace first floor commercial, add two or three stories of residential, two very low units Replace first floor commercial, add two stories of residential, three moderate units Project w/ Very Low-Income Unit(s) Existing commercial / store front retail or office use Project w/ Moderate-Income Unit(s) Existing commercial / store front retail or office use Market Rate Project (LVR Fee Paid) Existing commercial / store front retail or office use Page 765 of 908 LAND VALUE RECAPTUREFEES City Council January 27, 2026 Page 766 of 908 What is Land Value Recapture? •Infrastructure Improvements •Rezoning GOVERNMENT ACTION LAND VALUE INCREASE $$ $$$$•Community Benefit VALUE CAPTURE Page 767 of 908 BACKGROUND January 2024 - Land Value Recapture (LVR) Ordinance adopted August 2024 - HCD certified Housing Element and LVR Ordinance went into effect –HCD established LVR program to be reevaluated every 2 years. March 2025 - City Council directed the Planning Commission review of LVR Ordinance as it pertain to “small lots” October 2025 – Planning Commission Reviewed LVR Ord. and Fees Page 768 of 908 BACKGROUND HOUSING ELEMENT Program 7: Land Value Recapture PROGRAM DESCRIPTION: value recapture policy requires a portion of increase value caused by rezoning be dedicated to a public benefit, such as affordable housing. Page 769 of 908 BACKGROUND •HE Overlay added residential capacity to properties on the Housing Element Sites Inventory Page 770 of 908 LVR ORDINANCE Applicability: HE Overlay Zoned properties when developing residential uses. Exempt if developed with non-residential uses only Exempt if affordable housing is developed on site Minimum Capacity Very-Low Low -Moderate- 5 or more units 15%15%25% 4 or fewer units 1 unit Page 771 of 908 CURRENT LVR FEE Applicability: when only market rate residential units are constructed or only a portion of the affordable unit(s) required LVR TIERS FEE Tier 1 – Minimum Density 4 or fewer residential units (“Small Lots”) $76 per square foot Tier 2 – Minimum Density 5 or more residential units $114 per square foot LVR Fee equivalent cost of developing affordable unit Fees collected would be used to fund development of affordable housing locally –DEVELOPMENT SUBSIDIES–FUNDING FOR CONVERSION OF EXISTING MARKET RATE UNITS–HOUSING TRUST Page 772 of 908 PC RECOMMENDATION LVR Fee Amendment LVR TIERS FEE Tier 1 – (“Small Lots”) Density 1-2 Units No Fee Density 3-4 Units 24 mo. reduction from $76 to $40 Tier 2 – Minimum Density 5 or more residential units $114 per square foot (no change) Zoning Amendments Direct staff to explore zoning incentives that encourage development on “small lots” on the HE inventory list. Page 773 of 908 CEQA & Public Notice CEQA Exempt from California Environmental Quality Act “Commons Sense Exemption” (Section 15061(b)(3) of State CEQA Guidelines) Public Notice - Legal ad published in Easy Reader - Notice on website - Posted in 3 locations Page 774 of 908 Recommendation 1.Determine the action is exempt from review under the California Environmental Quality Act (“CEQA”); 2.Adopt a Resolution amending the fee schedule, amending LVR fees for small lots; and 3.Direct staff to explore zoning regulations that encourage development of residential units on “small lots” Page 775 of 908 Contact us. Alexis Oropeza, Planning Manager 310-318-0242 aoropeza@hermosabeach.gov THANK YOU! Page 776 of 908 LAND VALUE RECAPTURE RHNA and LVR TIER I Affordability RHNA (2021-2029) Very Low Low Moderate Above Moderate Total RHNA (2021-2029) 232 127 106 93 558 Tier 1 – Minimum Density 4 or fewer units 16 27 84 10 137 •Small lots comprise a little under a quarter of the housing inventory sites. Page 777 of 908 City of Hermosa Beach | Page 1 of 3 Meeting Date: January 27, 2026 Staff Report No. 26-CDD-012 Honorable Mayor and Members of the Hermosa Beach City Council ECONOMIC DEVELOPMENT STRATEGY PROGRESS REPORT (Alison Becker, Community Development Director) Recommended Action: Staff recommends City Council: 1. Receive and file this report; and 2. Retire the 2022 Economic Development Strategy Background: The Economic Development Strategy (Attachment 1) is the result of two years of collective efforts by the Economic Development Committee and the Stakeholders Advisory Working Group to identify Economic Development objectives and actions which commenced on April 28, 2020. For two years, the Economic Development Committee met monthly, and the 20-person Stakeholders Advisory Working Group met bimonthly, to explore and discuss Hermosa Beach business-related topics. An Economic and Market Study was also prepared to inform development of the Economic Development Strategy. At its July 12, 2022 meeting, City Council adopted the Economic Development Strategy. The Economic Development Strategy includes 30 strategic actions divided into short- term (1st year), mid-term (2–3 years) or long-term (3+ years) implementation. The actions are divided into five categories: Citywide Beautification; Downtown; Municipal Code Amendments; Business Outreach; and City Economic Development work program. The Economic Development Strategy is the work plan for implementation, beginning with the identified action priorities. The Economic Development Strategy identified a multi-disciplinary complement of City Departments (City Manager’s Office, Community Development, Public Works, Community Resources, Police Department, and Human Resources), the Chamber of Commerce, and professional subject matter experts. Implementation work was anticipated to be completed by staff, the Hermosa Beach Chamber of Commerce, and occasionally with contracted subject matter expert assistance. The Economic Development Strategy includes an action item to report to the City Council twice annually to monitor progress, prioritize actions, and consider new Page 778 of 908 City of Hermosa Beach | Page 2 of 3 opportunities. The following report informs City Council and the community of the activities undertaken by City staff that are aligned with the Strategy. Past Commission and Council Actions Meeting Date Description March 4, 2020 A joint meeting of the City Council and Planning Commission was held to discuss a vision for the Downtown District, among other topics. At that meeting, it was suggested that a subcommittee be formed, comprised of two City Councilmembers and two Planning Commissioners to focus on Economic Development. April 28, 2020 City Council selected Councilmembers Campbell and Detoy to serve on the Downtown Economic Development Committee with Planning Commission Chairperson Peter Hoffman and Commissioner David Pedersen. June 1, 2020 Economic Development Committee held its first monthly meeting to begin work on short-term economic recovery goals and long-term Economic Development goals to benefit the Downtown and citywide business districts. It was determined that a Stakeholders Advisory Group should be formed to represent a variety of businesses and commercial districts. September 28, 2021 City Council received a One-Year Progress Report on the Economic Development Committee and Economic Development Strategy initial actions approved. May 2, 2022 Economic Development Committee held its final meeting and approved the Economic Development Strategy. July 12, 2022 City Council adopted Economic Development Strategy and First Year Implementation Priorities. January 24, 2023 City Council received first progress report July 25, 2023 City Council received second progress report. February 27, 2024 City Council received third progress report. July 9, 2024 City Council received fourth progress report. February 25, 2025 City Council received fifth progress report. Discussion: Staff evaluated all strategic action items of the Economic Development Strategy Report, as well as ongoing initiatives not identified in the Economic Development Strategy initially adopted in 2022. Staff identified numerous initiatives that further the City’s efforts in supporting the business community in improving the environment in which to do business. Page 779 of 908 City of Hermosa Beach | Page 3 of 3 The 6th progress report (Attachment 2) incorporates all action items from the past three and a half years and presents the entire Economic Development Strategy in a comprehensive way. This allows the community, City Council, and staff to focus on this effort in totality. The action items are presented in the following table in numerical order as identified in the Economic Development Strategy. The letter symbol (S, M, L) indicates whether the action item was to be initiated in the short-term (Year 1), mid-term (Year 2– 3), or long-term (Year 3+). The table identifies prior actions and provides current updates. The table also identifies initiatives that do not currently have staff and funding resources . The progress reports demonstrates that the City has successfully aligned its work program to support most of the strategic actions identified in the plan. Actions which have not progressed are constrained by budgetary and staff resources. Given that this Economic Development Strategy is reaching the limits of its useful life, staff recommends retiring this reporting cycle. Staff will continue advancing the strategic actions until they are renewed or replaced with other priorities identified through a new strategic planning participatory process. Fiscal Impact: There is no fiscal impact associated with the recommended action to receive and file the Economic Development Strategy progress report. Attachments: 1. Link to Economic Development Strategy 2. 6th Progress Report on the Economic Development Strategy Respectfully Submitted by: Alison Becker, AICP, Community Development Director Noted for Fiscal Impact: Brandon Walker, Administrative Services Director Approved: Steve Napolitano, City Manager Page 780 of 908 1 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update 1. (S) Wayfinding Signs (CMO/PW) Both City "Walk Your Bike" sticker decals (25) and the Chamber of Commerce- provided "Shop Eat Truly Hermosa" sticker decals (16) on the sidewalk in the downtown areas were replaced in May and June 2024. CIP 111 was reassigned to one of the new Senior Engineers and scheduled to resume in June 2024 per the revised Estimated Capital Improvement Program (CIP) Project Scheduled presented to City Council at the CIP Study Session on April 18, 2024. The tentative schedule shows completion of this preliminary design effort concluding in November 2024. The adopted budget for Fiscal Year 2024–25 identifies the next phase of the project under the Deferred and Unfunded Future Project list and would need to be Project timeline extended due to staffing availability and contract agreement expiration. Staff procured a new contract agreement in fall 2024, that was then executed in December 2024. Staff since completed a more detailed existing conditions inventory assessment and finalized initial comments on the draft preliminary designs that have been sent to the design consultant for consideration. Staff is actively working to negotiate a task order agreement under the new contract to finalize the preliminary design effort which is anticipated to take approximately 4 to 6 months to complete. The adopted budget for Fiscal Year 2024–25 identifies the next phase of the project under the Deferred and Unfunded Future Project list and would need to be considered for funding as part of a future budget cycle; CIP 111 is a preliminary design only and does The City has received a donation of $500,000 from former Mayor Chuck Sheldon and his wife Missy to fund the design, installation, construction, and maintenance of new monument signage within the City. The primary use of the funds will be for a new digital monument sign at the Community Center near Pier Avenue and Pacific Coast Highway; any remaining funds may be directed toward additional gateway monument signs at other locations in the City. The City previously received a $50,000 contribution for the electronic sign from the Chamber of Commerce in 2014. Staff is exploring the potential for the funds to be reallocated to the remaining unfunded elements in the project including the downtown wayfinding signage and the gateway signage. Staff is preparing preliminary designs, and further evaluating Page 781 of 908 2 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update considered for funding as part of a future budget cycle; CIP 111 is a preliminary design only and does not include any funding for implementation. not include any funding for final design or implementation. permitting requirements, and anticipates bringing an item to City Council in early 2026. 2. (L) Façade Improvement Program for commercial districts (CD) There is currently no funding or staffing resources to initiate this item. There is currently no funding or staffing resources to initiate this item. There is currently no funding or staffing resources to initiate this item. 3. (S) Beautification Program, including Gateway Entries and Corridors (CMO/CD/PW) The street banner program continues to be managed by the Chamber of Commerce and provides timely and aesthetically pleasing event/community information. The planned City gateway sign at the Skechers project at Longfellow Avenue and PCH is scheduled for installation in July 2024. The installation of the permanent ring lights on the palm trees also included lights along the roof line of the Community Center and are in operation year-round. The street banner program continues to be managed by the Chamber of Commerce and provides timely and aesthetically pleasing event/community information. PW installed the new drought- tolerant landscaping along the center median of Gould in July 2024. The Chamber of Commerce conducted a site walk on Upper Pier Avenue with local businesses and City staff in September 2024. Greenbelt Trail improvements are underway, and they will be City Council formed a Downtown Lighting and Beautification Subcommittee at its May 13 2025 meeting. Staff has made recommendations to the subcommittee for consideration and is working to schedule a meeting to discuss further. The City has received a promised donation of $500K from a former Mayor for installation of a new monument sign at Pier Ave and PCH with the remaining funds to be spent on entryway signs. Page 782 of 908 3 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update Public Works is currently in process of adding new drought tolerant landscaping along the center median of Gould Avenue that will enhance that gateway entrance to the City. The Chamber of Commerce conducted a site walk with local businesses and provided feedback for Pier Avenue between Hermosa Avenue and Manhattan Avenue. Public Works will schedule a follow-up walk with the Chamber to better understand the requests. completed in February 2025. The improvements include new landscaping, accessible paths and ramps, and new fitness equipment. New trash receptacles were installed throughout the Downtown. 4. (S) Beautification Awards (CMO) No additional update on this item. No additional update on this item for the current review period, however, an award is planned during the upcoming State of the City. Beautification Awards were presented to the following businesses at the April 10 2025 State of the City: • David Caskey (Caskey Real Estate) – renovated historic Pier Ave. building. Page 783 of 908 4 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update • Shady Fahim (Abe’s Liquor) – major store and landscaping transformation 5. (L) Consider Arts in Public Places Program There is currently no funding or staffing resources to initiate this item. However, the recent utility box beautification and Skate Park art installation added original art in public spaces. There is currently no funding or staffing resources to initiate this item. The Public Works Department continues to install art on utility boxes. Artwork was added to six more boxes within the right-of-way. There is currently no funding or staffing resources to initiate this item. An Arts in Public Places program would establish a requirement on certain private developments to provide public art on private property. Alternatively, developers could pay a fee which would then be used to create public art by the City. 6. (L) Placemaking Community Forum There is currently no funding or staffing resources to initiate this item. There is currently no funding or staffing resources to initiate this item. However, regulations promoting placemaking will be included in the zoning ordinance updates in 2025. While a forum was not established, given funding and staffing constraints, the City does endeavor to activate underutilized spaces, improve area attractiveness for all ages and abilities, and includes the community in decision making. The accessible pathway in the Greenbelt is one recent example of this. Page 784 of 908 5 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update 7. (L) Placemaking Project Design There is currently no funding or staffing resources to initiate this item. There is currently no funding or staffing resources to initiate this item. City staff involves community stakeholders in decision-making when neighborhood enhancement opportunities arise. 8. (S) Include Beautification- related projects in the City budget and CIP to add value and for residents and visitors to enjoy. (PW) CIP 109, created to enhance the aesthetics of utility boxes throughout the City is in progress and was. Public Works staff is actively working in coordination with a local artist collaborative to advance the installation of painted or wrapped art on utility boxes. The first art installation was completed in parking Lot A in early June. To celebrate the 25th anniversary of the Hermosa Skatepark, the City completed a maintenance and beautification project at the facility including design and installation of new signage provided by local artist collaborative. Three new artistic signs were CIP 109, created to enhance the aesthetics of utility boxes throughout the City is in progress. Public Works staff is actively working in coordination with a local artist collaborative to complete installations throughout the City of painted or wrapped art on utility boxes. Several of the locations are in the downtown. To celebrate the 25th anniversary of the Hermosa Skatepark, the City completed a maintenance and beautification project at the facility including design and installation of new signage provided by local artist collaborative. Three new artistic signs were unveiled at the June 8, 2024 celebration. In preparation, Public Works conducted extensive beatification work on the park including The FY 25-26 Budget included $100,000 funding for various beautification projects throughout the City. City Council formed a Downtown Lighting and Beautification Subcommittee at its May 13, 2025 meeting. Other recent improvements include: CIP 109, created to enhance the aesthetics of utility boxes throughout the City is nearing completion. Public Works staff is actively working in coordination with a local artist collaborative to complete installations throughout the City of painted or wrapped art on utility boxes. Several of the locations are in the downtown. Page 785 of 908 6 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update unveiled at the June 8, 2024 celebration. In preparation, Public Works conducted extensive beatification work on the park including concrete repair, signage replacement, repainting of retaining walls, refreshment of pavement markings, and weed abatement. Public Works staff is also in process of repairing the fencing and the damaged wind screens. In cooperation with Hermosa Beach Little League, the playing surface at Clark Field Home Plate was replaced with artificial turf. This effort required coordination and completion of an Amendment to the existing Memorandum of Understanding between Hermosa Beach Little League and the City, design review, construction oversight and inspection by concrete repair, fence repair, signage replacement, repainting of retaining walls, refreshment of pavement markings, and weed abatement. In cooperation with Los Angeles County Beaches and Harbors, the City coordinated the County’s sand grading operations in December 2024 on the beach from near 18th Street. This effort required extensive coordination by Public Works staff with the County, adjacent residents, the Community Resources team, and the volleyball court users to ensure the effort was completed. CIP 113 will be kicking off in 2026 that will lead to the removal of 170 single space meters and be replaced by 11 multi-space meters on Pier Ave and Lot D. This will reclaim public right-of- way along Pier Ave and Lot D that would otherwise be taken up by parking meters. Page 786 of 908 7 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update Public Works staff. In cooperation with Los Angeles County Beaches and Harbors, the City completed sand grading on the beach from Herondo Avenue to 14th Street. This effort required extensive coordination by Public Works staff with the County, adjacent residents and businesses, the Community Resources team, and the volleyball court users to ensure the project was completed in advance of the busy spring season. The work also required significant work by the City to remove and replace all impacted volleyball courts. 9. (S) Work with Business Community to Explore Formation of a Downtown Business Improvement District (BID). (Chamber) The Chamber indicated that it is still pursuing a Tourism Improvement District. The Chamber of Commerce indicated it continues to work on establishing a Tourism Improvement District. This project is still in progress. The Chamber hopes to bring the item to Council in early 2026. Page 787 of 908 8 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update 10. (M) Focused Update of Downtown Revitalization Strategy, including Preservation of Downtown Retail and Restaurants and Other Active Uses on 1st Floor. (CMO/CD) The City recently secured the professional assistance of Lee Andrews to conduct a 12-month outreach phase of the Civic Facilities discussion. PLAN Hermosa, the City’s General Plan, identified the civic center as a catalyst for downtown revitalization strategies. Community support and interest in Civic Center investment is a means of downtown revitalization. In reviewing the City’s Housing Element-related zoning changes, California Housing and Community Development (HCD) identified guest parking for multi-family residential as a governmental constraint. The City Council recently approved a Zone Text Amendment eliminating guest parking requirement for development of three or more units, including in The Chamber of Commerce conducted a site walk on Upper Pier Avenue with local businesses and City staff in September 2024. The City recently engaged Lee Andrews to lead a 12-month outreach phase for the Civic Facilities discussion, which has resulted in valuable community input on facility priorities. Following Advisory Group recommendations and Council direction, the focus has shifted to revitalizing the City’s Public Works Yard. Ground floor uses will be a topic of discussion in the upcoming planning process in 2026 focused on commercial zones as a part of the City’s Zoning Code Update. Page 788 of 908 9 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update mixed use development. Mixed-use development was identified as an improvement strategy for Downtown. In April 2024, City Council requested a discussion on a potentially prohibiting office uses on the ground floor of commercial areas. After discussion, City Council provided guidance that incentives should be included in the Zoning Text Amendment to encourage pedestrian-oriented uses on the ground floor in commercial districts. 11. (S) Develop Identity/Vision for the Downtown (Objective: Incorporate City brand with marketing and future improvements). (CMO/PW) The street pole banner program and logo licensing agreements are ongoing. The street pole banner program and logo licensing agreements are ongoing. There was no additional activity related to this strategic action in 2025. 12. Comprehensive Downtown Lighting Evaluation with Complete Photometric The estimated project schedule for CIP 621 was changed as part of the FY The estimated project schedule for CIP 621 was changed as part of As part of the FY 25-56 budget process, the project schedule is Page 789 of 908 10 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update (S) Study, Design and Installation (PW) 24–25 budget process with the start delayed until June 2026 due to the need to advance other high priority deferred maintenance, safety, and critical infrastructure projects in the CIP. The schedule for the start of this remains contingent of the completion of other high priority projects and staff availability with the project timeline to be revisited as part of the next budget cycle. The current funding supports the preliminary design phase only and additional funding will be necessary for final design and installation as part of a future CIP once the scope of work and costs are more clearly defined. During the interim period, the City replaced the string lighting on palm trees along Pier Avenue and Hermosa Avenue with new ring lights, as well as new lighting the FY 24–25 budget process with the start delayed until June 2026 due to the need to advance other high priority deferred maintenance, safety, and critical infrastructure projects in the CIP. The schedule for the start of this remains contingent of the completion of other high priority projects and staff availability with the project timeline to be revisited as part of the next budget cycle for FY 25- 26. The current funding supports the preliminary design phase only and additional funding will be necessary for final design and installation as part of a future unfunded CIP once the scope of work and costs are more clearly defined. During the interim period, the City replaced the string lighting on palm trees along Pier Avenue and Hermosa Avenue with new ring lights, as well as new lighting along the roofline of the Community Center, for enhanced aesthetic, to provide a more permanent installation, and ease in not anticipated to begin before Spring/Summer 2026 due to other project priorities and staffing availability. As scoped, the CIP currently only includes funding for conceptual design and does not have adequate funding for final design or installation. City Council formed a Downtown Lighting and Beautification Subcommittee at its May 13 2025 meeting to help further flesh out the scope of work on this project as it is not well defined. Page 790 of 908 11 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update along the roofline of the Community Center, for enhanced aesthetic, to provide a more permanent installation, and ease in maintenance. These more permanent fixtures were installed in December 2023 and will be used all year long and can change colors. maintenance. These more permanent fixtures were installed in December 2023 and will be used all year long and can change colors. 13. (L) Introduce and Facilitate Downtown Experiences (CMO/CR) The City continues to support Special Events downtown. During this reporting period, the City’s support of the Los Angeles RAMs draft event was heralded as spotlighting Hermosa Beach and its beach-adjacent downtown. The City continues to support Special Events downtown. A zone text amendment updating temporary minor special events regulations for events on private property was considered by the Planning Commission at a study session in December 2024 and in a public hearing on February 18, 2025. These standards would be implemented citywide and would also apply in the downtown area. Between the months of May and September: Fiesta Hermosa, You Are Enough 5K, Smackfest Volleyball Tournaments, JVA/BVCA Tournaments, AAU Volleyball Tournaments, AVP Junior National Championships, International Surf Festival, Triathlon, CBVA Volleyball Tournaments, Hermosa Beach Open, Hermosa Beach Concert Series, Movies at the Beach, Locale 90254 On June 10, 2025, the City Council approved a Zone Text Amendment that Page 791 of 908 12 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update updated the regulation for temporary events. This update provides greater flexibility for both indoor and outdoor events in support of businesses and the creation of temporary experiences. 14. (S) Permanently Allow Outdoor Dining Areas and Lane Reconfigurations. (PW/CMO) Council approved guidelines for the on-street outdoor dining program in February 2024. Staff is currently finalizing a Coastal Development Permit to be submitted to the Coastal Commission in Summer 2024. Council approved lane reconfigurations and guidelines for the on-street outdoor dining program in February 2024. Staff is continuing to work with the California Coastal Commission to obtain a Coastal Development Permit. 13 businesses are currently permitted for on-street outdoor dining. A CDP application for Coastal Commission is in progress and should be submitted in early 2026. 15. (S) Long-term Allowance of Outdoor Music in Business Locations (CD) The on-street outdoor dining guidelines approved in February 2024 allow on- street dining areas to have music in the encroachment areas. The Hermosa Beach Concert Series returned in 2024 on the two Sundays following Labor Day weekend, September 8, 2024 and September 15, 2024, attracting 5,000 attendees total over the Zoning regulations pertaining to entertainment on private property would be addressed as a part of the zoning update in the first half of 2026. Page 792 of 908 13 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update course of the two concerts. It will continue on the same weekends in 2025. 16. (M) Program to Allow Outdoor Music in Public Spaces (CMO/CD) There is currently no funding or staffing resources to initiate this item. There is currently no funding or staffing resources to initiate this item. There is currently no funding or staffing resources to initiate this item. This action item contemplates a code amendment to Title 12. 17. (M) Regular Communication with Key Property Owners to Encourage Reinvestment and Provide Support as Needed. (CMO/CD) City staff conduct regular meetings with the Chamber of Commerce representatives, as well as any business owner(s) seeking support. During this period of notable retail space turnover, the City’s Planning staff has assisted prospective business owners and representatives to discuss potential uses. City staff conduct regular meetings with the Chamber of Commerce representatives, as well as any business owner(s) seeking support. During this period, the City’s Planning staff has assisted prospective business owners and representatives and has processed a number of entitlements and tenant improvements for businesses. City staff routinely meets with the Chamber of Commerce and business owners seeking assistance. 18. (M) Develop Business Visitation Program. (CMO/Chamber/PD/CD) Chamber of Commerce continued with “Walk N Talks,” a program to connect City elected and appointed officials with various businesses. A The Chamber of Commerce continued with “Walk N Talks,” a program to connect City elected and appointed officials with various businesses. A third walk was conducted in September 2024 in The Police Department has continued the WTF events throughout the city. During this calendar year, the Police Department has hosted the following events: Page 793 of 908 14 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update second walk was continued in April 2024 of Lower Pier Avenue, resulting in beautification recommendations. In addition to the Coffee with a Cop program, the Police Department started What the Fuzz (WTF) meetings to create meaningful engagements with the community and businesses. WTF is not limited to businesses and could be done in any neighborhood or private residence. When scheduling WTF meetings, the Police Department requests the host suggest the best day and time and possible topics. The City has conducted multiple successful WTF meetings and plans to hold them monthly. Businesses are scheduled through all of 2024 and into 2025 and the department continues to receive requests from the Upper Pier area. A fourth walk is anticipated in areas of outside of downtown in Spring of 2025. In addition to the Coffee with a Cop program, the Police Department started What the Fuzz (WTF) meetings to create meaningful engagements with the community and businesses. WTF is not limited to businesses and could be done in any neighborhood or private residence. When scheduling WTF meetings, the Police Department requests the host suggest the best day and time and possible topics. The City has conducted multiple successful WTF meetings and plans to hold them monthly. Businesses are scheduled through 2025 and the department continues to receive requests from businesses and other groups. The Police Department regularly participates in the monthly Chamber of Commerce to provide updates on events and crime trends affecting businesses. 1/15/25 - Coffee with a Cop at Starbucks (1107 PCH) 2/5/25 - What the Fuzz at Bolt 3/13/25 - What the Fuzz at Starbucks (1303 Hermosa Ave) 4/29/25 - What the Fuzz at Gitana (5k run/walk) 5/29/25 - What the Fuzz at Paisanos (Pizza w/the Police) 6/30/25 - What the Fuzz w/ Beach Cities Health District (Yoga on the Beach) 7/22/25 - What the Fuzz at Mickey's Deli (Hoagie w/a Hero) 8/21/25 - What the Fuzz at Baked Bear (Cookie w/a Cop) 10/1/25 - Coffee w/a Cop at Java Man 11/5/25 - What the Fuzz at Pavilions (Shop w/a Cop) 12/12/25 - Santa Sleigh Ride/Movie Night The Police Department continues to participate in the monthly Chamber of Commerce to provide updates on events Page 794 of 908 15 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update businesses and other groups. City Council and City staff are invited to, and attend, ribbon cuttings and other events organized by the Hermosa Beach Chamber of Commerce. In April 2024, the City of Hermosa Beach co-hosted a Lunch and Learn for Hermosa Beach businesses to obtain information about how to prepare their business and employee for natural disasters. City Council and City staff participate in ribbon cuttings and other events organized by the Hermosa Beach Chamber of Commerce. and crime trends affecting businesses. In September 2025, The City co- hosted a BE READY: Emergency Preparedness for Businesses lunch meeting with the Chamber of Commerce to help businesses prepare for natural disasters. 19. (M) Annual Commercial Property Owner and Brokers Forum (CMO / Chamber) City staff-initiated discussions with the Chamber of Commerce on this item. City staff-initiated discussions with the Chamber of Commerce on this item. Downtown business forum/tours have been hosted by the Chamber when interest warranted. 20. (S) Shop Local Program (CMO / Chamber) The collaboration between the City and Chamber of Commerce on the Shop Local Program continues. A Summer 2024 shop local social media campaign The City continues to promote the Shop Local Program. Free parking was provided during the holiday shopping season. City staff brought forward the complimentary holiday parking program review to City Council in October 2025. Council elected to continue the program for the 2025 holiday season from December 3rd – December 25th. Page 795 of 908 16 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update aimed at the City’s 23,000 followers is forthcoming. 21. (S) Provide Hermosa Beach Business Information to Event Promoters to Encourage Use of Local Vendors and Distribution to Participants. (CR / Chamber) Completed. Completed. Staff provides Hermosa Beach business information to event producer(s) to encourage use of local restaurants and businesses from participants & crew. Included is a link to the Chamber’s business directory to share or utilize for lunch or catering needs Shop - Truly Hermosa 22. (M) Retail Attraction Program for Competitive, Strengthened Retail (CMO / Chamber / CD) There is currently no funding or staffing resources to initiate this item. There is currently no funding or staffing resources to initiate this item. The Chamber of Commerce established a subcommittee focused on Retail Businesses. The Chamber has created a Retail Committee and meets monthly. 23. (S) Partnership with Chamber of Commerce to Enhance Visitors Bureau to Develop And Promote the Hermosa Beach Brand and Provide Visitor Resources (CMO/Chamber) The agreement with the Hermosa Beach Chamber of Commerce to allow for the sale of souvenirs and decorative items bearing the City logo to promote the Hermosa Beach brand and to generate revenue to The agreement with the Hermosa Beach Chamber of Commerce to allow for the sale of souvenirs and decorative items bearing the City logo to promote the Hermosa Beach brand and to generate revenue to support tourism activities remains in place. Truly Hermosa magazine is distributed to a variety of business locations and a Truly Hermosa Instagram page was created. Page 796 of 908 17 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update support tourism activities remains in place. 24. (M) Periodic Community Survey to Determine What Types of Shops or Goods Are Desired and Residents to Drive out of Town to Patronize (CMO / Chamber) There is currently no funding or staffing resources to initiate this item. There is currently no funding or staffing resources to initiate this item. The Chamber has created a Retail Committee and meets monthly. 25. (M) Explore Music Events and Activities to Celebrate Hermosa Beach Music History and Provide Musical Experiences for Community and Visitors. (CMO / CR / Chamber) The Hermosa Beach Concert Series will take place on the two concerts on the beach in 2024, south of the Pier, on the two Sundays following Labor Day weekend, September 8, 2024 and September 15, 2024. The title of the event is general, not specific to a location (such as beach concerts, for example) so there are opportunities to consider expanding the concerts, such as to the parks in the off-season. The Hermosa Beach Concert Series took place on Sunday, September 7, and Sunday, September 14. MindTravel Live-to-Headphones 'Silent' Piano Concert event occurred on August 19 and October 19: https://www.mindtravel.com/ Page 797 of 908 18 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update 26. (M) Development Assistance Committee/ Development Review Committee (CD) The department convenes bi-weekly development review meetings internally to identify project requirements early in the process. The requirements are conveyed to applicants, which frequently are business owners, so they can decide how to proceed. The department continues to convene bi-weekly development review meetings internally to identify project requirements for applicants early in the process and to improve department coordination for streamlining of the development review process overall. The requirements are conveyed to applicants, which frequently are business owners, so they can decide how to proceed. In 2025, the inter-departmental teams reviewed 45 development projects and discussed 25 topics of mutual interest that improve inter-departmental coordination. 27. (M) Provide Customer Service Training to All City Staff to Build on Culture of Excellent Customer Service. (CMO) In May of 2024, the City facilitated in-person customer service training for all City employees. The training will be offered again in the future for new employees. The training focused on understanding the needs of the customer while balancing staff morale and workload. In May of 2024, the City facilitated in-person customer service training for all City employees. The training will be offered again in the future for new employees. The training focused on understanding the needs of the customer while balancing staff morale and workload. There was no additional activity related to this strategic action in 2025. 28. (L) Continuous improvements to streamline processes and reduce approval times for permit processes. (CD) In May 2024, the Community Development Department secured an additional plan review firm to meet plan review volume In August 2025, Community Development updated its plan check review process from a linear review process to a concurrent review. Plan checks are reviewed The City continues to streamline development review and reduce permit approval times. Two new plan check firms have been approved to handle increased Page 798 of 908 19 of 19 Economic Development Strategy—Implementation Priorities and Status Strategic Action July 2024 Progress Update February 2025 Progress Update January 2026 Progress Update and complexity. The department also updated application forms and handouts and changed internal protocols to funnel communications to group emails for more comprehensive coverage and response assignment. concurrently by Building and Safety and Planning staff reducing the time from plan check to permit issuance. volume and project complexity. Concurrent plan review is now in place among Building and Safety, Public Works, and Planning. The City is also expanding use of Accela Citizen Access, which currently supports online solar permits, to include all permit types by early 2026— allowing online submittal, fee payment, and real-time status tracking. 29. (S) Continue Staff Member Assigned as Business Liaison. (CMO) Complete. Complete. The City maintains an assigned Business Liaison within the City Manager’s Office. 30. Regular City Council Review Ongoing. Ongoing. Ongoing. Page 799 of 908 ITEM 17.E Economic Development Strategy Progress Report Page 800 of 908 Background The City’s Economic Development Strategy was adopted in July 2022 after two years of monthly committee engagement and bimonthly working group meetings. Page 801 of 908 Background The strategy includes 30 actions arranged by implementation timeframe within five broad categories: Citywide Beautification , Downtown, Municipal Code Amendments, Business Outreach, and City Economic Development Work Program. Page 802 of 908 CITYWIDE BEAUTIFICATION Accomplishments for this reporting period: ▪Funding secured from a major donor for a new gateway monument sign on the Community Center campus at Pier and PCH ▪Downtown Lighting and Beautification Sub-Committee was formed by CC to recommend a spending plan for $100,000 set aside ▪Two Beautification Awards were presented in April 2025 ▪The accessible pathway in the Greenbelt was completed ▪24 utility boxes have been wrapped with art created by locals Page 803 of 908 DOWNTOWN Accomplishments for this reporting period: ▪The Chamber of Commerce is pursuing the necessary support to establish a Tourism Improvement District ▪Downtown Lighting and Beautification Sub-Committee was formed by CC to recommend a spending plan for $100,000 set aside ▪Between the months of May and September, the City hosted 13 major special community events ▪Thirteen businesses have secured permits for on-street outdoor dining. ▪The complementary holiday parking program was renewed Page 804 of 908 MUNI CODE AMENDMENTS Accomplishments for this reporting period: ▪In June, 2025, the City Council updated regulations for temporary special events ▪The business license application process was streamlined Page 805 of 908 BUSINESS OUTREACH Accomplishments for this reporting period: ▪The Police Department held eleven What the Fuzz events with support from local businesses ▪The City Manager attended a business roundtable organized by Upper Pier Business and Property Owners ▪The City collaborated with the Chamber of Commerce on several events, including a workshop on Emergency Preparedness for Businesses Page 806 of 908 CITY WORK PROGRAM Accomplishments for this reporting period: ▪The Development Review Committee reviewed 45 projects and discussed 25 topics of mutual interest in 2025 ▪Concurrent plan review is now in place among Building and Safety, Planning, and Public Works. ▪The electronic permitting system, Accela, has been improved so that many activities – submittals, fee payment and real-time status tracking – will be available online this year. Page 807 of 908 The City has successfully aligned its work program to support most of the strategic actions in the plan. Given that this Strategy is reaching the limits of its useful life, staff recommends retiring this reporting cycle. SUMMARY Page 808 of 908 ECONOMIC DEVELOPMENT STRATEGY PROGRESS REPORT Item 17.e Page 809 of 908 City of Hermosa Beach | Page 1 of 4 Meeting Date: January 27, 2026 Staff Report No. 26-PW-003 Honorable Mayor and Members of the Hermosa Beach City Council APPROVE THE ACCEPTANCE OF DONATION TO SUPPORT UPGRADES TO THE BASKETBALL COURT EQUIPMENT AND APPROVE THE INCREASE OF PROJECT CONTINGENCY TO CIP 619 – KELLY COURTS RENOVATION PROJECT (City Engineer Saad Malim) Recommended Action: Staff recommends City Council: 1. Accept into the CIP 619 – Kelly Courts Renovation Project budget a donation of funds from The Hermosa Beach Youth Basketball League in the amount of $14,224 for the upgrade of basketball court equipment. (Attachment 2); 2. Add estimated revenue of $14,224 at Account # 301-3908-4201 in the Capital Improvement Project (CIP) Fund 301 for the donation; and 3. Authorize the Director of Public Works to increase the total project contingency amount on the Kelly Courts Improvement project to $244,942 and to approve contract change orders up to the amount of the approved project contingency. Executive Summary: On September 30, 2025, City Council awarded a construction contract (Attachment 1) to All-American Construction Solutions (AACS) in the amount of $825,999, with a project contingency of $124,000. The Kelly Courts Renovation Project is currently under construction, and the City has received a generous donation commitment from The Hermosa Beach Youth Basketball League (HBYB) to cover the cost difference between the equipment scoped in the project’s construction documents and the higher-quality equipment requested by HBYB. Installation of the enhanced basketball equipment would require a contract change order and would work against the $124,000 contract contingency balance that had been set aside for unforeseen conditions or additional work required during construction. The ongoing construction of the Kelly Courts project has resulted in a number of unforeseen site conditions, which has required the use of approximately 94 percent of the available project contingency to date. The remaining Council approved contingency on the project is anticipated to be insufficient for any additional unforeseen conditions while also accommodating the change order for the upgraded basketball equipment. Page 810 of 908 City of Hermosa Beach | Page 2 of 4 Staff is requesting that City Council authorize the Director of Public Works to increase the total project contingency amount to $244,942 and to approve contract change orders up to the amount of the approved project contingency. Background: On September 30, 2025, City Council awarded a construction contract (Attachment 1) to All-American Construction Solutions (AACS) in the amount of $825,999, with a project contingency of $124,000, for a comprehensive renovation of the Kelly Courts. The project scope includes resurfacing and restriping the courts; replacing walls and fenc ing; installing windscreens; upgrading lighting to meet current standards; replacing basketball infrastructure; and constructing an ADA-compliant access path from the adjacent parking lot. The project will provide a revitalized recreational hub with four p ickleball courts, one tennis court, and two basketball courts—safe, accessible, and compliant with modern standards. Construction commenced on November 17, 2025 , and has progressed in accordance with the approved plans and specifications. During construction, City staff was contacted by Hermosa Beach Youth Basketball (HBYB) with the request to install upgraded basketball equipment at Kelly Courts beyond what had been planned for in the construction documents. HBYB has generously offered to donate the $14,224 cost difference between the equipment scoped in the project’s construction documents and the higher-quality equipment requested by HBYB. The project had planned to install new commercial grade mega-duty basketball systems with standard rims at a cost of $3,047 each and the HBYB request would enhance this equipment with an Ultimate basketball system with clear polycarbonate backboards and breakaway rims which are $6,603 each. Installation of the enhanced basketball equipment would require a contract change order for the increased amount to install the enhanced equipment and would work against the $124,000 (or approximately 15 percent) contract contingency balance that had been set aside for unforeseen conditions or additional work required during construction. The ongoing construction of the Kelly Courts project has already resulted in a number of unforeseen site conditions, which has required the use of approximately 94 percent of the available project contingency to date. During construction the actual site conditions varied in the field, on several contract items, from what was anticipated in the construction drawings as the City had limited as-built information for the existing facility and design modifications were required. The remaining Council approved contingency is anticipated to be insufficient to address any additional unforeseen needs, while also accommodating the change order for the upgraded basketball equipment. Page 811 of 908 City of Hermosa Beach | Page 3 of 4 Past Council Actions Meeting Date Description City Council: September 30, 2025 The City Council Awarded a construction contract for Capital Improvement Program (CIP) Project 619–Kelly Courts Improvements to All-American Construction Solutions in the amount of $825,999. Discussion: Staff recommends City Council approve the increase in the contract contingency by $120,942, which will bring the total project contingency to $244,942. The increase in project contingency will accommodate the additional cost of the upgraded basketball equipment, while providing the necessary flexibility to address any additional unforeseen conditions during construction without causing project delay. The change in the basketball equipment is not expected to impact the overall schedule as the materials are readily available and the installation will be completed concurrently with other ongoing construction activities. Fiscal Impact: The total increase of the project contingency is $120,942. City Council previously approved $949,999 in spending authority for the construction of the project , including $825,999 for AACS’ construction contract and a $124,000 contract contingency. Staff recommends increasing the project contingency by $120,942 to $244,942. This will cover funding for necessary change orders, including the desired upgraded basketball equipment and unforeseen site conditions. The total revised spending authority with AACS will be $1,070,941. Acceptance of the $14,244 donation will cover the cost difference for the enhanced basketball equipment. Sufficient funds are available in the Capital Improvement Fund to cover the $120,942 increase in contingency. No additional appropriation is required. Agreement Modification Request Agreement Current Authorized Amount FY 2025-26 Budget Dept. Account # Modified Request Amount Total Revised Contract Amount All-American Construction Solutions $250,000 $310,000 $265,999 122-8619-4201 125-8619-4201 301-8619-4201 $250,000 $310,000 $265,999 Project Contingency $124,000 301-8619-4201 $120,942 $244,942 Total $949,999 $120,942 $1,070,941 Page 812 of 908 City of Hermosa Beach | Page 4 of 4 Attachments: 1. All-American Construction Solutions fully executed Contract 2. Draft Donation Agreement Respectfully Submitted by: Kristian Alarcon, Assistant Engineer Concur: Randy Nguyen, Senior Engineer Concur: Saad Malim, City Engineer Concur: Joe SanClemente, Public Works Director Noted for Fiscal Impact: Brandon Walker, Administrative Services Director Legal Review: Jason Baltimore, Interim City Attorney Approved: Steve Napolitano, City Manager Page 813 of 908 Page 814 of 908 Page 815 of 908 Page 816 of 908 Page 817 of 908 Page 818 of 908 Page 819 of 908 Page 820 of 908 Page 821 of 908 Page 822 of 908 Page 823 of 908 Page 824 of 908 Page 825 of 908 Page 826 of 908 Page 827 of 908 Page 828 of 908 Page 829 of 908 Page 830 of 908 Page 831 of 908 Page 832 of 908 Page 833 of 908 Page 834 of 908 Page 835 of 908 Page 836 of 908 Page 837 of 908 Page 838 of 908 Page 839 of 908 Page 840 of 908 Page 841 of 908 Page 842 of 908 Page 843 of 908 Page 844 of 908 Page 845 of 908 Page 846 of 908 Page 847 of 908 Page 848 of 908 Page 849 of 908 Page 850 of 908 Page 851 of 908 Page 852 of 908 Page 853 of 908 Page 854 of 908 Page 855 of 908 Page 856 of 908 Page 857 of 908 Page 858 of 908 Page 859 of 908 City of Hermosa Beach Civic Center, 1315 Valley Drive, Hermosa Beach, CA 90254-3885 BBK (2026) Page 1 of 7 DONATION AGREEMENT DONATION AGREEMENT BETWEEN THE CITY OF HERMOSA BEACH AND THE HERMOSA BEACH YOUTH BASKETBALL LEAGUE This donation agreement (“Agreement”) is made and entered into as of [________], 2026 (“Effective Date”), by and between the City of Hermosa Beach (a municipal corporation organized and operating under the laws of the State of California with its principal place of business at 1315 Valley Drive, Hermosa Beach, California 90254) (“City”) and the Hermosa Beach Youth Basketball League (a California nonprofit public benefit corporation doing business from its branch office located at 710 Pier Avenue, Hermosa Beach, California 90254) (“Donor”). City and Donor are hereinafter sometimes referred to individually as “Party” and collectively as the “Parties”. RECITALS A. Donor is an organization that desires to make a donation (“Donation”) to the City to cover the increased cost of upgraded basketball court equipment (“Equipment”) at the Kelly Courts Basketball Courts (“Kelly Courts”); and B. Donor wishes to provide the Donation to the City as a gift, subject to the conditions described in this Agreement; and C. The Parties desire by this Agreement to establish the terms for City to accept the donation pursuant to California Government Code section 37354. NOW, THEREFORE, IT IS AGREED AS FOLLOWS: AGREEMENT 1. Incorporation of Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference. 2. Donation. Donor hereby agrees to make a Donation to the City in the amount of fourteen thousand two hundred and twenty four dollars ($14,224) to be used to cover the increased cost of the installation of the Equipment. The Kelly Courts Project Page 860 of 908 City of Hermosa Beach Civic Center, 1315 Valley Drive, Hermosa Beach, CA 90254-3885 BBK (2026) Page 2 of 7 DONATION AGREEMENT (Capital Improvement Program Project 619) planned to install new Equipment, and the Donation will cover the increased cost for the Equipment versus the cost planned to be incurred by the City under the current construction contract. Donor shall deliver the Donation to the City concurrently herewith. 3. Location of Equipment. The new Equipment shall be installed within the Kelly Courts in the same locations as the former Equipment as set forth in the site plan at Exhibit A, attached hereto and incorporated herein by reference. 4. Installation of Basketball Court Equipment a. The Equipment shall be installed by the City’s licensed contractor (approved by the City in its reasonable discretion) as set forth in the submittal at Exhibit B, attached hereto and incorporated herein by reference. b. Donor shall not exercise supervision over an employee or official of the City. Donor shall not perform or oversee any work under this Agreement as an independent contractor and shall not as an agent or employee of the City. Donor hereby waives any claims for any compensation or benefits in relation to their financial donation towards the Equipment. 5. Waiver of Rights a. Donor is familiar with the California Art Preservation Act (California Civil Code section 987 et seq.), and Visual Artists' Rights Act of 1990 and Copyright Act of 1976 (Section 101 et seq. to Title 17 of the U.S. Code); and expressly waives Donor’s rights under those Acts to the extent permissible therein in connection with the installation of the Equipment. b. Donor expressly waives any and all rights and benefits conferred upon it by the provisions of section 1542 of the California Civil Code which reads as follows: “A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS THAT THE CREDITOR OR RELEASING PARTY DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE AND THAT, IF KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR OR RELEASED PARTY.” Page 861 of 908 BBK (2026) Page 3 of 7 DONATION AGREEMENT c. This waiver shall be effective as a bar to any and all actions, fees, damages, losses, claims, liabilities, and demands of whatsoever character, nature, and kind (that are known or unknown, or suspected or unsuspected, including without limitation the Acts). Donor further represents and warrants that it understands this waiver and that if it does not understand this waiver, it shall seek the advice of a qualified attorney before executing this Agreement. 6. Notice. Any notice or instrument required to be given or delivered by this Agreement may be given or delivered by depositing the same in any United States Post Office (certified mail, return receipt requested, postage prepaid, and addressed to the following addresses) and shall be effective upon receipt thereof: CITY City of Hermosa Beach 1315 Valley Drive Hermosa Beach, California 90254 Attn: [_______] DONOR Hermosa Beach Youth Basketball 710 Pier Avenue Hermosa Beach, California 90254 Attn: Dan Madden President 7. Laws and Venue. This Agreement shall be interpreted in accordance with the laws of the State of California. If any action is brought to interpret or enforce any term of this Agreement, the action shall be brought in a state or Federal court situated in the County of Los Angeles, State of California. 8. Severability. If any provision of this Agreement is determined by a court of competent jurisdiction to be invalid, illegal, or unenforceable for any reason, such determination shall not affect the validity or enforceability of the remaining terms and provisions hereof or of the offending provision in any other circumstance; and the remaining provisions of this Agreement shall remain in full force and effect. 9. Time of Essence. Time is of the essence for each and every provision of this Agreement. 10. Headings. Paragraphs and subparagraph headings contained in this Agreement are included solely for convenience and are not intended to modify, explain, or to be a full or accurate description of the content thereof; and shall not in any way affect the meaning or interpretation of this Agreement. Page 862 of 908 BBK (2026) Page 4 of 7 DONATION AGREEMENT 11. Amendments. Only a writing executed by all of the Parties hereto or their respective successors and assigns may amend this Agreement. 12. Authority. The persons executing this Agreement on behalf of the Parties hereto warrant that they are duly authorized to execute this Agreement on behalf of said Parties; and that by doing so, the Parties hereto are formally bound to the provisions of this Agreement. 13. Entire Agreement. This Agreement (including the Exhibits) represents the entire understanding of the Parties as to those matters contained herein; and supersedes and cancels any prior or contemporaneous oral or written understanding, promises, or representations with respect to those matters covered hereunder. Each Party acknowledges that no representations, inducements, promises, or agreements have been made by any person which are not incorporated herein, and that any other agreements shall be void. This is an integrated Agreement. 14. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original. All counterparts shall be construed together and shall constitute one single Agreement. 15. Electronic Signature. Each Party acknowledges and agrees that this Agreement may be executed by electronic or digital signature, which shall be considered as an original signature for all purposes and shall have the same force and effect as an original signature. [SIGNATURES ON FOLLOWING PAGE] Page 863 of 908 BBK (2026) Page 5 of 7 DONATION AGREEMENT SIGNATURE PAGE FOR DONATION AGREEMENT BETWEEN THE CITY OF HERMOSA BEACH AND THE HERMOSA BEACH YOUTH BASKETBALL LEAGUE IN WITNESS WHEREOF, the Parties have executed this Agreement as of the Effective Date. CITY OF HERMOSA BEACH APPROVED BY: Steve Napolitano City Manager ATTESTED BY: Reanna Guzman Interim City Clerk APPROVED AS TO FORM: Best Best & Krieger LLP Interim City Attorney HERMOSA BEACH YOUTH BASKETBALL LEAGUE Dan Madden President Page 864 of 908 BBK (2026) Page 6 of 7 DONATION AGREEMENT EXHIBIT A SITE PLAN – KELLY COURTS BASKETBALL COURT LAYOUT Page 865 of 908 Page 866 of 908 BBK (2026) Page 7 of 7 DONATION AGREEMENT EXHIBIT B ORIGINAL & PROPOSED ENHANCED BASKETBALL COURT SYSTEMS Page 867 of 908 5 -9/16 " Mega Dut y Fi nish ed Aluminum Fan Playgrou nd Baske tball Syst em M S R P : $3 ,2 1 5 .0 0 Safe Play Area Quantity SKU: PR 75 UP C: 09 00 5 3 3 02060 Categ o ries: 5-9/16'' Goo sen e ck Systems, Best Sellers, Outd oor Bas ketball, View in c atalog : Page 85 Bi so n's PR 75 pac ka ge includes: BA78 0 Mega-Duty 5-9/1 6 " O.D., h ot d ip g alvanized steel pi pe with 72" safe pla y area (or o rd er PR75X L for 96 " safe play a rea), heavy 1-5/8" b ack bo ard braces , 48" in-grou n d bury (L ifeti me limited wa r rant y); BA475 SS fan-sha pe d 3 5 -1/2" x 54" • b ack bo ard made of durable, r ust-free alumi n um wit h h ea vy su pp ort ri bs , white p ow de r co ated finish, and ora n ge shooter's square and bo rder (Lifetim e li mited w arra n ty); a n d BA3 9U Ul tim ate pl ayg ro und go al with do uble 5 /8 " steel ri m, No-Fai l n et lo cks to add strength and el i minate netlo ck brea kag e, 3 /1 6 " thic k stee l box-st yl e b ack pla te and rim s up po r ts , ac ce pts nylon o r optio n al c h ain nets (Uncondi tional l ifeti me repl acem ent w arra nty). Add add itional BA 700PP p ole p add ing for inc re as e d player s afet y. No S ubst ituti ons. 1/1 72" 1 A d d t o Q u o t e D esc r iption Q u o t e R e q u e s t Give us a call at 800-247-7668 or chat with a product specialist to find the right equipment for your facility! Chat 1 Quote (0)Basketball Equipment in original scope of project Page 868 of 908 Updated/Revised Basketball Equipment for the project Page 869 of 908 Page 870 of 908 Page 871 of 908 APPROVE THE INCREASE OF PROJECT CONTINGENCY TO CIP 619 –KELLY COURTS RENOVATION PROJECT JANUARY 27, 2026 Page 872 of 908 Background On September 30, 2025, City Council awarded a construction contract to All- American Construction Solutions (AACS) for CIP 619 Kelly Courts Renovations in the amount of $825,999 plus a contingency of $124,000. Project scope includes: –New fencing and ADA upgrades –New lights including 4 new sports light poles –Electrical upgrades –Newly resurfaced basketball, tennis and pickleball courts on resized courts –New basketball, tennis and pickleball equipment Page 873 of 908 Discussion Ongoing construction has resulted in a number of unforeseen site conditions requiring use of 94 % project contingency. Unforeseen conditions largely due to limited as-built information, and include: Buried utility pull boxes Removal of unknown buried fence and light pole footings Relocation of buried irrigation, water and electrical lines due to utility conflicts Tennis and pickleball court surface is concrete with asphalt overlay with extensive cracking Page 874 of 908 Discussion Hermosa Beach Youth Basketball requests to install upgraded basketball equipment HBYB has generously offered to donate $14,224 to cover the cost difference to upgrade four (4) basketball hoop systems City pays for this upgrade to the contractor as a change order Hermosa Beach Youth Basketball (HBYB) Donation for Basketball Equipment Upgrades Page 875 of 908 Discussion Sufficient funding is available in the CIP project budget to cover the increase in contingency and no additional appropriation is required Schedule Impacts Current rain delays as well as change order work push project completion to end of March 2026 Use of batting cages and access to Clark Field for HB Little League to be fully available by mid-February Page 876 of 908 Recommendation 1.Accept into the CIP 619 – Kelly Courts Renovation Project budget a donation of funds from The Hermosa Beach Youth Basketball League in the amount of $14,224 for the upgrade of basketball court equipment; 2.Add estimated revenue of $14,224 at Account # 301-3908-4201 in the Capital Improvement Project (CIP) Fund 301 for the donation; and 3.Authorize the Director of Public Works to increase the total project contingency amount on the Kelly Courts Improvement project to $244,942 and to approve contract change orders up to the amount of the approved project contingency. Page 877 of 908 Page 878 of 908 Page 879 of 908 Page 880 of 908 Page 881 of 908 Page 882 of 908 Page 883 of 908 Page 884 of 908 City of Hermosa Beach | Page 1 of 1 Meeting Date: January 27, 2026 Staff Report No. 26-CMO-006 Honorable Mayor and Members of the Hermosa Beach City Council TENTATIVE FUTURE AGENDA ITEMS Attached is the current list of tentative future agenda items for Council’s information. The tentative future agenda provides a preliminary preview of topics planned for discussion at upcoming City Council meetings over a specified period, typically the next three months. The items listed in this document are "tentatively" scheduled, meaning they are subject to change and should not be considered final until the official agenda for each meeting is posted. This document is a work in progress and offers a glimpse into the City's priorities and planned discussions, allowing stakeholders to anticipate and prepare for potential topics of interest. Key Features of a Tentative Future Agenda Document: 1. Tentative Schedule: Each agenda item is assigned a tentative date, indicating when it is expected to be discussed. These dates are provisional and may be adjusted based on various factors. 2. Work in Progress: The document is continuously updated as new items emerge, priorities shift, or additional information becomes available. This flexibility ensures City Council can address the most pressing issues in a timely manner. 3. Transparency and Communication: By publishing a tentative future agenda, the City aims to maintain transparency with residents, businesses, and other stakeholders. It helps the community stay informed about potential topics of discussion and provides an opportunity for public engagement and preparation. 4. Fluid Scheduling: The scheduling of agenda items is fluid until the official agenda for a specific City Council meeting is posted. Changes can occur due to various reasons, such as new developments, additional preparatory work required, or changes in workload or priority. Attachment: Tentative Future Agenda Items Page 885 of 908 January 22, 2026 Honorable Mayor and Members Regular Meeting of of the Hermosa Beach City Council January 27, 2025 TENTATIVE FUTURE AGENDA ITEMS FEBRUARY 3, 2026 @ 5:00 PM INITIAL DATE CLOSED SESSION FEBRUARY 3, 2026 @ 6:00 PM PRESENTATIONS K9 ARMOR X K9 ARCO PRESENTATION HERMOSA BEACH CHAMBER OF COMMERCE PRESENTS REVIEW OF 2025 PROGRAMS AND VISION FOR 2026 RECOGNIZING BLACK HISTORY MONTH CONSENT CALENDAR City Council Minutes City Clerk Ongoing Check Registers Administrative Services Director Ongoing Revenue Report, Expenditure Report, and CIP Report by Project for November 2025 Administrative Services Director Ongoing City Treasurer’s Report for December 2025 City Treasurer Ongoing MUNICIPAL MATTERS Adopt a Resolution to Adopt a Side Letter to Memorandum of Understanding (MOU) Between the City of Hermosa Beach and the General and Supervisory Employees’ Bargaining Unit, Teamsters Local 986, and the Professional and Administrative Employee Group Interim Human Resources Manager Staff Request Jan. 21, 2026 Approval of Military Equipment Use by The Hermosa Beach Police Department Pursuant to Assembly Bill 481 Police Chief Annual Award of Contract to Geosyntec for Professional Stormwater Consulting Services Environmental Programs Manager Staff Request Nov. 20, 2025 Adjustment of Fees for Commercial Encroachment Areas Environmental Programs Manager Staff Request Jan. 20, 2026 FUTURE AGENDA ITEMS – CITY COUNCIL Future Agenda Items City Manager Ongoing INFORMATIONAL ITEMS Parking Citation and Revenue Report – January 2026 Senior Management Analyst Ongoing Page 886 of 908 2 FEBRUARY 24, 2026 @ 5:00 PM INITIAL DATE CLOSED SESSION FEBRUARY 24, 2026 @ 6:00 PM PRESENTATIONS ELECTION OF MAYOR AND MAYOR PRO TEMPORE CONSENT CALENDAR City Council Minutes City Clerk Ongoing Check Registers Administrative Services Director Ongoing Cash Balance Report for December 2025 Administrative Services Director Ongoing Revenue Report, Expenditure Report, and CIP Report by Project for December 2025 Administrative Services Director Ongoing City Treasurer’s Report for January 2026 City Treasurer Ongoing INFORMATIONAL ITEMS Action minutes of the Parks, Recreation and Community Resources Advisory Commission Meeting of January 6, 2026 Community Resources Director Ongoing Los Angeles County Fire and Ambulance Monthly Report for December 2025 Emergency Management Coordinator Ongoing Police Crime Statistics for January 2026 Police Chief Ongoing Action minutes of the Planning Commission Meeting of February 17, 2026 Community Development Director Ongoing (RECEPTION TO FOLLOW MEETING) Page 887 of 908 3 MARCH 10, 2026 @ 5:00 PM INITIAL DATE CLOSED SESSION MARCH 10, 2026 @ 6:00 PM PRESENTATIONS PROCLAMATION RECOGNIZING RED CROSS MONTH PROCLAMATION RECOGNIZING WOMEN’S HISTORY MONTH CONSENT CALENDAR City Council Minutes City Clerk Ongoing Check Registers Administrative Services Director Ongoing Cash Balance Report for December 2025 Administrative Services Director Ongoing Revenue Report, Expenditure Report, and CIP Report by Project for December 2025 Administrative Services Director Ongoing City Treasurer’s Report for February 2026 City Treasurer Ongoing PUBLIC HEARINGS – 6:30 PM Zoning Code Update - Administrative Procedures, Planning Manager Staff Request Jul. 23, 2025 MUNICIPAL MATTERS Possible support for the establishment of the South Bay Housing Trust Community Development Director Staff Request Dec. 22, 2025 Informational Item: Assessment of cost, staffing, operational requirements for PD to establish a more consistent/visible presence along the Strand, beach, and parks. Designated officers focused on visibility, proactive engagement, education, and enforcement in our most heavily used public spaces (supported by: Jackson and Detoy) AND Discussion of contract officers as discussed at the Safety Forum. (supported by: Saemann and Keegan) Council Direction Oct. 28, 2025 and Dec. 9, 2025 FUTURE AGENDA ITEMS – CITY COUNCIL Future Agenda Items City Manager Ongoing INFORMATIONAL ITEMS Action minutes of the Parks, Recreation and Community Resources Advisory Commission Meeting of February 10, 2026 Community Resources Director Ongoing Parking Citation and Revenue Report – February 2026 Senior Management Analyst Ongoing \ Page 888 of 908 4 MARCH 24, 2026 @ 5:00 PM INITIAL DATE CLOSED SESSION MARCH 24, 2026 @ 6:00 PM CONSENT CALENDAR City Council Minutes City Clerk Ongoing Check Registers Administrative Services Director Ongoing Cash Balance Report for January 2026 Administrative Services Director Ongoing Revenue Report, Expenditure Report, and CIP Report by Project for January 2026 Administrative Services Director Ongoing City Treasurer’s Report for March 2026 City Treasurer Ongoing MUNICIPAL MATTERS Dog Park Proposal Review (supported by City Council) Community Resources Director Council Direction Mar 11, 2025 FUTURE AGENDA ITEMS – CITY COUNCIL Future Agenda Items City Manager Ongoing INFORMATIONAL ITEMS Action minutes of the Public Works Commission Meeting of January 21, 2026 Community Resources Director Ongoing Los Angeles County Fire and Ambulance Monthly Report for January 2025 Emergency Management Coordinator Ongoing Police Crime Statistics for February 2026 Police Chief Ongoing Action minutes of the Planning Commission Meeting of March 17, 2026 Community Development Director Ongoing Page 889 of 908 5 PENDING NEW ITEMS STATUS / TENTATIVE MEETING DATE (Updated 12/29/25) Approval of the Municipal Lease Policy Initiated by: Staff Request Jun. 12, 2018 Community Resources Director Awaiting professional building assessment of the Kiwanis Building, Rotary Building, and Lawn Bowling Club to determine the level of maintenance, repairs, and future upgrades that may be needed and required by the City. Landscape and Street Lighting District Assessment Adjustment (mail-in election authorization) Initiated by: Council Direction Jul. 9, 2019 Public Works Director Pending staff availability. If council agrees to advance the adjustment, it will need to go to a citywide ballot in compliance with Proposition 218. Emergency Services Municipal Code Chapter 2.56 Update Emergency Management Coordinator Waiting for State to review proposed language changes Consideration of licensing agreement/fees for use of City logo Initiated by: Council Direction Jun. 9, 2020 City Attorney The City will develop a licensing agreement for commercial uses of the City logo as part of a comprehensive Administrative Memorandum (AM) on City Branding and Logo Use by City Staff. City staff will begin drafting the AM after finalizing the City’s style guide and filing its “Intent to Use” trademark application for the City logo with the USPTO. As part of developing a Licensing Agreement for the Commercial Use of the City Logo, staff will establish a process for reviewing and handling these requests. This process will likely include the negotiation of royalties and as well as the preparation of a staff report to obtain Council approval to enter into the agreement. Only after the City receives the issuance of a Notice of Allowance from the USPTO can it begin approving applications for commercial uses of the logo. Parks, Recreation, and Community Resources Advisory Commission Volleyball Court Use Subcommittee was formed to review all aspects of the beach volleyball courts located in the residential area Initiated: 2021 Community Resources Director To be completed in the first quarter of 2026. PLAN Hermosa 5-year check-in on milestones (Supported by Massey, Campbell, Armato, Jackson) Initiated by: Council Direction October 26, 2021 Community Development Director/Environmental Program Manager The next update to City Council will be in 2026 Consideration of rules that would govern operation of off-sale alcohol establishments in downtown and consideration of queuing for on -sale alcohol establishments. (supported by Massey, Saemann and Detoy) Initiated by: Council Direction June 13, 2023 Community Development/Police Chief/Deputy City Manager Ordinance to be established to address items. Page 890 of 908 6 Citywide Engineering and Traffic Survey and review of provisions in California Assembly Bill 43 that are anticipated to become effective on or about June 30, 2024. Initiated by: Unanimous Council Direction July 25, 2023 Public Works Director Pending staffing availability and completion of other previously requested future agenda items. Targeting Summer 2026. Request Public Works Commission to review fines and other consequences involved with illegal tree removal and return to Council as an action item for discussion and deliberation. (supported by Saemann, Francois, Detoy) Initiated by: Council Direction August 13, 2024 Public Works Director Pending staffing availability and completion of other previously requested future agenda items. Explore Best Practices for Undergrounding. (supported by: Detoy, Saemann, and Jackson) Initiated by: Council Direction November 12, 2024 Public Works Director Pending staffing availability and completion of other previously requested future agenda items. Staff will also need to request funding in the future budget cycle to support bringing in appropriate consulting expertise on this item. Refer the public pool discussion to the Parks, Recreation, and Community Resources Advisory Commission for review prior to City Council. (supported by Saemann, Detoy, and Jackson) Initiated by: Council Direction June 24, 2025 Community Resources Director Pending Commission Review Request for Staff to prepare an item outlining the Hermosa Beach Lawn Bowling Club’s (HBLBC) operations, including maintenance, membership, and legal considerations relevant to its current use and management, and to have the item be presented to the Parks, Recreation, and Community Resources Advisory Commission prior to City Council. (supported by Jackson, Detoy, and Keegan) Initiated by: Council Direction June 24, 2025 Community Resources Director/Public Works Director/City Attorney To be reviewed by Parks & Rec Commission in February 2026 Consider adding another accessible mat, extending the "T" to the water line, and seek grant funding to study a permanent solution to the current accessible mat setup. (supported by: Francois, Saemann and Jackson) Initiated by: Council Direction August 26, 2025 Public Works Director Pending staffing availability and completion of other previously requested future agenda items. Targeting early Spring 2026. Agendize discussion on Rosenberg’s Rules of Order and Robert’s Rules of Order at the next City Council Retreat (supported by: Detoy and Jackson) Initiated by: Council Direction September 9, 2025 City Manager The next City Council Retreat will be scheduled once a permanent City Manager is appointed Informational Item to discuss identification requirements for alcohol-serving establishments, and if feasible, include input from the Alcoholic Beverage Control, and include available technology that is available to combat fake identifications (supported by: Jackson and Detoy) Initiated by: Council Direction September 9, 2025 Planning Commission Informational Item expected in February 2026. Informational Item for Public Works Commission to study maximizing and expanding the street parking inventory through the analysis of the City's red curb standard to include studying golfcart parking spaces for reduced streets and studying the Driveway Parking Permit Program. (supported by: Jackson and Saemann) Initiated by: Council Direction September 9, 2025 Public Works Director Pending staffing availability and completion of other previously requested future agenda items. Informational Item to review the feasibility of collecting Transient Occupancy Tax (TOT) for short-term vacation rentals that are out of compliance, and of collecting unpaid fines from illegal short -term vacation rentals. (supported by: Jackson and Saemann) Initiated by: Council Direction September 9, 2025 Administrative Services Director Staff will come back to Council in the next few months for an update. Informational Item to delineate available options for licensing, registration, or other regulatory tools to support e-bike safety and compliance. (supported by: Jackson and Saemann) Initiated by: Council Direction December 9, 2025 City Attorney/Police Chief Page 891 of 908 Power BI DesktopLos Angeles County Fire Depar tment - Incident Response Data 11/1/2025 11/30/2025 Incident Responses by Apparatus Type 0 200 November 2025 232 141 91 11 - Engine 76 - ALS unit Total Responses by Apparatus Type Incident Description 11 - Engine 76 - ALS unit Total 321 - EMS call, excluding vehicle accident with injury 62 57 119 300 - Rescue, emergency medical call (EMS) call, other 25 24 49 600 - Good intent call, other 24 3 27 611 - Dispatched & cancelled enroute 10 1 11 700 - False alarm or false call, other 10 1 11 251 - Excessive heat, scorch burns with no ignition 2 1 3 322 - Vehicle accident with injuries 2 1 3 112 - Fires in structures other than in a building 1 1 2 320 - Emergency medical service, other 1 1 2 900 - Special type of incident, other 1 1 2 113 - Cooking fire, confined to container 1 1 531 - Smoke or odor removal 1 1 911 - Citizen complaint 1 1 Total 141 91 232 Incident Responses by Day 0 20 40 1 Monday 2 Tuesday 3 Wednesday 4 Thursday 5 Friday 6 Saturday 7 Sunday 38 27 27 33 35 33 39 Incident Response Time of Day (24hr Format) 0 5 10 15 20 0 10 20 12 13 21 2 21 4 Average Monthly Call Answer Time (Seconds) 0 2 November 2025 3 Page 892 of 908 Power BI DesktopMcCormick Ambulance Ser vices - Incident Response Data 11/1/2025 11/30/2025 Incident Responses Transported vs Canceled 0 50 100 November 2025 100 33 67 Canceled Transported Incident Responses by Day 0 10 20 1 Monday 2 Tuesday 3 Wednesday 4 Thursday 5 Friday 6 Saturday 7 Sunday 12 10 12 15 15 15 21 Incident Response Time of Day (No Cancels) 0 5 10 12:00 AM 6:00 AM 12:00 PM 6:00 PM 6 4 11 1 9 Monthly - Code 3 Response <9:00mins 0.00% 50.00% 100.00% November 2025 76% 24% Within Allowable Time Delayed Response Monthly - Code 2 Response <15:00 mins 0.00% 50.00% 100.00% November 2025 98% Within Allowable Time Delayed Response Code 2 Response <15:00 mins 41 (97.62%) 1 (2.38%) Within Allowable Time Delayed Response Code 3 Response <9:00mins 19 (76%) 6 (24%) Within Allowable Time Delayed Response Page 893 of 908 Power BI Desktop Monthly National Incident Based Reporting System (NIBRS) Data 0 50 100 2025 January 2025 February 2025 March 2025 April 2025 May 2025 June 2025 July 2025 August 2025 September 2025 October 2025 November 2025 December 76 70 78 69 58 62 101 102 52 56 42 67 8 11 8 8 13 13 18 9 10 52 48 51 48 40 37 61 66 37 35 26 42 16 15 16 13 10 12 27 18 13 12 11 15 Offense Categor y Crimes Against Persons Crimes Against Property Crimes Against Society Year 2025 Month All National Incident Based Reporting System (NIBRS) Data - Category Totals by Month Crimes Against Persons Crimes Against Property Crimes Against Society 0 10 20 8 1018 2 11 9 57138138 20 40 60 80 52 4266 263751484035 6148 37 10 20 30 16 15 27 10 111615131312 18 12 Jan 2025 Mar 2025 May 2025 Jul 2025 Sep 2025 Nov 2025 Police Depar tment - Crime Dashboard Offense Category Breakdown (13.45%) (65.19%) (21.37%) 112 543 178 FBI Definitions for National Incident- Based Reporting System (NIBRS): https://ucr.fbi.gov/nibrs /2018/resource- pages/nibrs_offense_de finitions-2018.pdf 833 Total Crimes Page 894 of 908 Power BI Desktop National Incident Based Reporting System (NIBRS) Data - Month over Month % Change 0 20 40 60 80 100 -60% -40% -20% 0% 20% 40% 60% 80% January February March April May June July August September October November December 68 64 58 40 80 72 73 66 58 77 53 47 76 70 78 69 58 62 101 102 52 56 42 67 62%60%63% -49% -16% -25% 8% -8% 11% -12% 7% 1% Prior Year Crimes Current Year Crimes MoM % Change Year 2025 Month All Police Depar tment - Crime Dashboard 2025 Year 833 # of Crimes National Incident Based Reporting System (NIBRS) Data - Month over Month % Change -50% 0% 50% 2025 January 2025 February 2025 March 2025 April 2025 May 2025 June 2025 July 2025 August 2025 September 2025 October 2025 November 2025 December 61.70% -7.89% 11.43% -11.54%-15.94% 6.90% 62.90% 0.99% -49.02% 7.69% -25.00% 59.52% Page 895 of 908 Power BI Desktop Moped/Scooter/ Motorcycle 4 Bicycle 22 E-bike 60 Unknown 11 Citation Issuance Type 67 (69.07%) 30 (30.93%) Traffic Non-Traffic Citations Issued by Device Type 0 5 10 15 20 JanuaryFebruaryMarchAprilMayJuneJulyAugustSeptemberOctoberNovemberDecember2025 4 9 3 12 1 6 2 12 19 1 9 19 Moped/Scooter/Motorcycle Bicycle E-bike Unknown Citations Issued by Location © 2026 TomTom, © 2026 Microsoft Corporation© 2026 TomTom, © 2026 Microsoft Corporation Bicycle Related Citations Issued - 2025 *Data only reflects citations that reference a bike or E-bike violation and may not capture other violations like running a stop sign, not wearing a helmet, etc. Page 896 of 908 1 CITY OF HERMOSA BEACH PUBLIC WORKS COMMISSION MEETING MINUTES November 19, 2025 Open Session 6:00 PM Council Chambers 1315 Valley Drive Hermosa Beach, CA 90254 Members Present: Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Kathy Dunbabin, Commissioner Janice Brittain Members Absent: Commissioner Thor Legvold _____________________________________________________________________ 1. CALL TO ORDER Chairperson Hayes called the Open Session to order at 6:03 p.m. 2. PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Commissioner Brittain 3. ROLL CALL Chairperson Hayes, Vice Chairpersdon Grethen, Commissioner Brittain, and Commissioner Dunbabin are present Commissioner Legvold is absent Andrew Nguyen announced a quorum. 4. APPROVAL OF AGENDA Motion to move Item 13 Future Agenda Items just before adjournment Moved by: Vice Chairperson David Grethen Seconded by: Commissioner Kathy Dunbabin Page 897 of 908 2 Ayes (4): Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Kathy Dunbabin, and Commissioner Janice Brittain Absent (1): Commissioner Thor Legvold Motion Carried 5. ANNOUNCEMENTS—UPCOMING CITY EVENTS Commissioner Dunbabin announced that the Chamber is putting on Hermosa for the Holidays on Saturday and Sunday with the tree lighting occurring at 6pm on Sunday evening. Chairperson Hayes announced that Rock the Tops is on Pier Plaza. 6. PRESENTATIONS No Presentations. 7. PUBLIC COMMENT Chairperson Hayes opened public comment. No public comment was provided. 8. COMMISSIONER COMMENTS No Commissioner Comments were provided. 8.a Response to Public Comments/Questions for Clarification 8.b Brief Announcements 8.c Reports on liaison or subcommittee roles, activities, or meetings attended. Vice Chairperson Grethen attended the Public Safety Forum by Mayor Saemann, City Manager Napolitano, Chief Phillips. It mainly addressed Homelessness and E-Bikes, and Vice Chairperson Grethen concluded that there would not be any imminent changes to our infrastructure or right of way improvements as a result of the forum. Vice Chairperson Grethen announced that Council formally went to Robert's Rules of Order Commissioner Brittain announced they are reactivating the CERT program and if interested please contact Mo or the City. 8.d Brief comments on matters within subject matter jurisdiction of the Commission. 9. CONSENT CALENDAR 9.a Action Meeting Minutes for the September 17, 2025 Public Works Commission Meeting Vice Chairperson Grethen pulled the item. Page 898 of 908 3 10. ITEMS REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE DISCUSSION 10.a Action Meeting Minutes for the September 17, 2025 Public Works Commission Meeting Vice Chairperson Grethen pulled the item to suggest correction in the minutes under item 8 referencing the Planning Commission t hat needs to be updated to Parks and Recreation Commission. Motion to approve the September 17, 2025 minutes with the one change from Planning Commission to Parks and Rec Commission. Moved by: Vice Chairperson David Grethen Seconded by: Commissioner Janice Brittain Ayes (4): Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Kathy Dunbabin, and Commissioner Janice Brittain Absent (1): Commissioner Thor Legvold Motion Carried 11 . PUBLIC HEARINGS Attachment 7. SUPPLEMENTAL Public Works Commission Memo was added to item 11.a 11 .a REQUEST TO REMOVE AND REPLACE ONE TREE IN THE PUBLIC RIGHT-OF-WAY AT 635 LOMA DRIVE - 25-PW-084 Assistant engineer Kristian Alarcon presented the item. Chairperson Hayes, Vice Chairperson Grethen, Commissioner Brittain, and Commissioner Dunbabin asked questions of staff. No public comment Motion to approve the recommended action, but accept the two replacement trees at same location onsite rather than elsewhere in the City. Moved by: Commissioner Kathy Dunbabin Seconded by: Commissioner Janice Brittain Ayes (4): Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Kathy Dunbabin, and Commissioner Janice Brittain Absent (1): Commissioner Thor Legvold Motion Carried Page 899 of 908 4 12. MATTERS FOR COMMISSION CONSIDERATION 12.a APPOINTMENT OF PUBLIC WORKS COMMISSION CHAIRPERSON AND VICE CHAIRPERSON AND MEETING SCHEDULE FOR 2026 - 25- PW-087 Public Works Director Joe SanClemente presented the item. Appointment of Public Works Commission Chairperson and Vice Chairperson traditionally based on seniority. Based upon this, Vice Chairperson Grethen would become Chair and Commissioner Legvold would become Vice Chair. Meeting schedule for 2026 will be the Third Wednesday of each month every other month with meeting times beginning at 6:00pm. Chairperson Hayes had a question about term limits. No public comment Motion to accept the recommendation of the Staff. 1. Appoint the Public Works Commission Chairperson and Vice Chairperson for January 2026 through December 2026; and 2. Receive and file the Public Works Commission Meeting Schedule for 2026. Moved by: Commissioner Janice Brittain Seconded by: Commissioner Kathy Dunbabin Ayes (4): Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Kathy Dunbabin, and Commissioner Janice Brittain Absent (1): Commissioner Thor Legvold Motion Carried 12.b JOINT CITY COUNCIL AND PUBLIC WORKS COMMISSION SUBCOMMITTEE TO EXPLORE THE ROLES AND RESPONSIBILITIES OF THE PUBLIC WORKS COMMISSION - 25-PW-092 Public Works Director Joe SanClemente presented the item. Chairperson Hayes asked questions of staff about when meetings would begin and what the schedule would be for the subcommittee. No public comment. All members of the Public Works Commission expressed interest in joining the joint City Council and Public Works Commission subcommittee and presented their case as to why they should serve on the subcommittee. Page 900 of 908 5 Motion to appoint Chairperson Hayes and Comm issioner Brittain to the joint City Council and Public Works Commission subcommittee Moved by: Vice Chairperson David Grethen Seconded by: Commissioner Kathy Dunbabin Ayes (4): Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Kathy Dunbabin, and Commissioner Janice Brittain Absent (1): Commissioner Thor Legvold Motion Carried 13. FUTURE AGENDA ITEMS 14. PUBLIC WORKS DIRECTOR REPORT Public Works Director Joe SanClemente provided updates. 14.a Director's Update The City removed the temporary ADA access mats at 2nd Street and 22nd Street. These mats are typically installed during the beach season (April – October) and were removed due to ongoing beach maintenance, tidal conditions, and storm surge, which make ADA access difficult to maintain during this period. The ADA mat at 11th Street remains in place and will continue to be monitored to ensure a clear and accessible path. The ADA mats at 2nd Street and 22nd Street are planned to be reinstalled in the spring. The City recently hired a new Senior Engineer, Randy Nguyen, who started on October 30. He previously worked for the City of Orange. One engineer is currently out on maternity leave; however, the department is close to being fully staffed. Chairperson Hayes asked questions of staff about the status of the 14th Street restrooms. Director SanClemente provided an update, noting that repair work is underway. Contractors have been hired and parts have been ordered. Equipment will be rented to remove sand from around the building to allow repairs to proceed. Work is expected to begin in a couple weeks and should hopefully be completed by February. Chairperson Hayes asked follow-up questions of staff regarding storm drain outflows. 14.b Activity Reports Public Works Director Joe SanClemente and City Engineer Saad Malim presented this item. Vice Chairperson Grethen had questions of staff about installing signs on greenbelt about reclaimed water for irrigation and Administrative Citations for encroachment violations. Page 901 of 908 6 Commissioner Dunbabin had questions of staff about the Trees at Valley Park. 14.b.1 Activity Report September 2025 14.b.2 Activity Report October 2025 14.c CIP Status Report City Engineer Saad Malim presented an update on the Capital Improvement Program (CIP) Status Report. Chairperson Hayes, Vice Chairperson Grethen, and Commissioner Dunbabin asked clarifying questions of staff and provided comments regarding various CIP projects. Vice Chairperson Grethen commented on the sewer project and stormwater drywells. Staff explained that the City is pursuing a joint application for Measure W funding with Redondo Beach and other cities to consolidate downstream drywells and achieve larger stormwater capture, as mandated for compliance within Hermosa Beach. The project is not fully funded, and Measure W funding is not guaranteed. Staff noted the project may become imminent due to regulatory mandates, that potential extensions are being explored, and that consultants may be engaged to enhance project concepts and seek additional funding. Staff also noted potential fines related to water quality compliance. 14.c.1 CIP Status November 2025 15. ADJOURNMENT The meeting was adjourned at 7:28pm Page 902 of 908 1 CITY OF HERMOSA BEACH PLANNING COMMISSION MEETING MINUTES January 20, 2026 5:00 p.m. Council Chambers 1315 Valley Drive Hermosa Beach, CA 90254 Members Present: Chairperson Stephen Izant, Vice Chairperson Michael Flaherty, Commissioner Peter Hoffman, Commissioner Greg McNally, Commissioner Kate Hirsh Staff Present: Planning Manager Alexis Oropeza, Assistant Planner Jake Whitney, Senior Office Assistant Holly Honma, Assistant Planner Johnny Case, Community Development Director Alison Becker, Assistant Planner DeDe Tran, Interim City Attorney Sarah Locklin _____________________________________________________________________ 1. CALL TO ORDER Chairperson Stephen Izant called the meeting to order at 5:00 p.m. 2. PLEDGE OF ALLEGIANCE The Pledge of Allegiance was led by Chairperson Izant. 3. ROLL CALL Senior Office Assistant Holly Honma announced a quorum. 4. APPROVAL OF AGENDA Moved by: Vice Chairperson Flaherty Seconded by: Commissioner Hirsh To approve the order of the agenda. Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner Hoffman, Commissioner McNally, and Commissioner Hirsh Motion Carried 5. PUBLIC COMMENT In Person Public Comments: Page 903 of 908 2 • None Virtual Public Comments: • None 6. CONSENT CALENDAR Moved by: Commissioner Hoffman Seconded by: Commissioner Hirsh To approve the Consent Calendar. Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner Hoffman, Commissioner McNally, and Commissioner Hirsh Motion Carried 6.a ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF DECEMBER 16, 2025. - 26-CDD-014 (Administrative Assistant Nancy Blinzler) Moved by: Commissioner Hoffman Seconded by: Commissioner Hirsh To receive and file the action minutes of the Planning Commission special meeting of December 16, 2025. Motion Carried 7. PUBLIC HEARING 7.a LOCATION: 703 PIER AVENUE - 26-CDD-010 PROJECT DESCRIPTION: A CONDITIONAL USE PERMIT (CUP25-16) TO ALLOW THE OPERATION OF A PILATES STUDIO (CLUB PILATES) WITHIN AN EXISTING 2,425-SQUARE-FOOT COMMERCIAL SPACE LOCATED AT 703 PIER AVENUE, SUITE H14, IN THE SPECIFIC PLAN AREA 8 (SPA-8) ZONE. CEQA: Determine the project is exempt from the California Environmental Quality Act. (Assistant Planner Johnny Case) Assistant Planner Johnny Case provided a presentation. Commissioner Hoffman asked various questions. Johnny Case provided information. Planning Manager Alexis Oropeza provided information. Page 904 of 908 3 Director Alison Becker provided information. Vice Chairperson Flaherty asked various questions. Commissioner McNally asked various questions. Commissioner Hirsch asked various questions. Chairperson Izant provided various questions. In Person Public Comments: • None Virtual Public Comments: • None Moved by: Commissioner Hoffman Seconded by: Commissioner Hirsh To determine the project is categorically exempt from the California Environmental Quality Act; and adopt a Resolution approving a Conditional Use Permit to allow the operation of a Pilates Studio (Club Pilates) within an existing 2,425-square-foot commercial space located at 703 Pier Avenue, Suite H14, with an amendment to eliminate Condition of Approval pertaining to hours of operation (Section 2, subsection 9 of draft Resolution). Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner Hoffman, Commissioner McNally, and Commissioner Hirsh Motion Carried 7.b LOCATION: 520 25th STREET - 26-CDD-005 PROJECT DESCRIPTION: ADOPT A RESOLUTION APPROVING CONDITIONAL USE PERMIT (CUP25-12), PRECISE DEVELOPMENT PLAN (PDP25-09), AND VESTING TENTATIVE PARCEL MAP NO. 84845 FOR NEW TWO-UNIT RESIDENTIAL CONDOMINIUMS AT 520 25TH STREET IN THE TWO DWELLING UNITS PER LOT ZONE (R-1A). CEQA: Determine the project is categorically exempt from the California Environmental Quality Act. (Assistant Planner DeDe Tran) Assistant Planner Dede Tran provided a presentation. Stacey Strauss from Srour & Associates on behalf of the applicant Dennis Cleland, D.C Construction, provided information. Commissioner McNally asked various questions Page 905 of 908 4 Commissioner Hirsch provided comments. Commissioner Hoffman provided comments. Vice Chairperson Flaherty provided comments. In Person Public Comments: • None Virtual Public Comments: • None Moved by: Commissioner Hoffman Seconded by: Vice Chairperson Flaherty To determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to a Class 3 categorical exemption, as defined in section 15303 of the CEQA Guidelines for new construction and conversion of small structures; and adopt a Resolution approving Conditional Use Permit (CUP25-12), Precise Development Plan (PDP25-09), and Vesting Tentative Parcel Map No. 84845 permitting two- unit residential condominium buildings in the Two Dwelling Units Per Lot Zone (R-1A) subject to conditions. Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner Hoffman, Commissioner McNally, and Commissioner Hirsh Motion Carried 7.c LOCATION- CITYWIDE - 26-CDD-007 PROJECT DESCRIPTION: A ZONING TEXT AMENDMENT (TA26-01), AMENDING CHAPTER 17.21 OF THE HERMOSA BEACH MUNICIPAL CODE RELATING TO ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS. CEQA: Find the action to be Statutorily Exempt from CEQA under Public Resources Code § 21080.17. Associate Planner Jake Whitney provided a presentation. Vice Chairperson Flaherty asked various questions. Planning Manager Alexis Oropeza provided information. Commissioner Hirsch requested that future code initiatives be redlined. Chairperson Izant mentioned that Section e. is missing a number. Commissioner Hoffman provided comments. In Person Public Comments: Page 906 of 908 5 • None Virtual Public Comments: • Anthony Higgins Moved by: Commissioner Hoffman Seconded by: Vice Chairperson Flaherty To determine that the adoption of the proposed ordinance is statutorily exempt from review under the California Environmental Quality Act (CEQA) under Public Resources Code Section 21080.17; and adopt a Resolution recommending that the City Council adopt the proposed ordinance. Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner Hoffman, Commissioner McNally, and Commissioner Hirsh Motion Carried 8. COMMUNITY DEVELOPMENT DIRECTOR REPORT Director Becker announced that the position of Administrative Assistant has been posted online, and that the Boards & Commissions Handbook will be circulated to the commission, and will then go to City Council for possible adoption. Director Becker mentioned that she received an email regarding the code section concerning convex slope determinations and is seeking history on the topic. Commissioner Hoffman provided comments. Vice Chairperson Flaherty provided comments. Chairperson Izant asked various questions City Attorney Sarah Locklin provided information. Chairperson Izant suggested that we follow the code and make no changes. 9. PLANNING COMMISSION COMMENTS 10. FUTURE AGENDA ITEMS Questions from Planning Commission members regarding the status of future agenda items. No discussion or debate of these requests shall be undertaken. 10.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA 10.a.1 PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 26-CDD- 015 (Planning Manager Alexis Oropeza) Page 907 of 908 6 Moved by: Commissioner Hoffman Seconded by: Commissioner Hirsh To receive and file the February 17, 2026, Planning Commission tentative future agenda. Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner Hoffman, Commissioner McNally, and Commissioner Hirsh Motion Carried 11. ADJOURNMENT The meeting was adjourned at 6:25 p.m. Page 908 of 908