HomeMy WebLinkAbout2026-01-20 - PC - Regular
CITY OF HERMOSA BEACH
PLANNING COMMISSION
Post-Meeting Agenda
Tuesday, January 20, 2026
5:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
COMMISSIONERS
Stephen Izant, Chairperson
Michael Flaherty, Vice Chairperson
Peter Hoffman, Commissioner
Greg McNally, Commissioner
Kate Hirsh, Commissioner
Alison Becker, Community Development 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 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=OUNTRDNvd2I6TzBpTDIjc2x6bGFwdz09
•
Phone: Toll Free: (833) 548 0276; Meeting ID: 825 3974 2028, then #; Passcode: 207860•
eComment: Submit an eComment no later than three (3) hours before the meeting start time.•
Supplemental Email: Supplemental emails are available for agenda items only and must be
sent to planning@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 Commission after the agenda has been posted shall be available for inspection at
the Community Development Department 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. View staff reports and attachments at www.hermosabeach.gov/agenda.
Page 2 of 151
Pages
1.CALL TO ORDER
2.PLEDGE OF ALLEGIANCE
3.ROLL CALL
4.APPROVAL OF AGENDA
Recommended Action:
To approve the order of the agenda.
5.PUBLIC COMMENT
6.CONSENT CALENDAR
Recommended Action:
To approve the Consent Calendar.
6.a ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL
MEETING OF DECEMBER 16, 2025. - 26-CDD-014
5
(Administrative Assistant Nancy Blinzler)
Recommended Action:
To receive and file the action minutes of the Planning Commission
special meeting of December 16, 2025.
7.PUBLIC HEARING
7.a LOCATION: 703 PIER AVENUE - 26-CDD-010 14
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)
Recommended Action:
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).
7.b LOCATION: 520 25th STREET - 26-CDD-005 59
PROJECT DESCRIPTION: ADOPT A RESOLUTION APPROVING
CONDITIONAL USE PERMIT (CUP25-12), PRECISE DEVELOPMENT
PLAN (PDP25-09), AND VESTING TENTATIVE PARCEL MAP NO.
Page 3 of 151
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)
Recommended Action:
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.
7.c LOCATION- CITYWIDE - 26-CDD-007 120
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.
Recommended Action:
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.
8.COMMUNITY DEVELOPMENT DIRECTOR REPORT
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
150
(Planning Manager Alexis Oropeza)
Recommended Action:
To receive and file the February 17, 2026, Planning
Commission tentative future agenda.
11.ADJOURNMENT
Page 4 of 151
City of Hermosa Beach | Page 1 of 1
Meeting Date: January 20, 2026
Staff Report No. 26-CDD-014
Honorable Chair and Members of the Hermosa Beach Planning Commission
ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF
DECEMBER 16, 2025.
(Administrative Assistant Nancy Blinzler)
Recommended Action:
Staff recommends Planning Commission receive and file the action minutes of the
Planning Commission special meeting of December 16, 2025.
Attachments:
1. Planning Commission Action Minutes Special Meeting of December 16, 2025.
Respectfully Submitted by: Nancy Blinzler, Administrative Assistant
Approved: Alison Becker, Community Development Director
Page 5 of 151
1
CITY OF HERMOSA BEACH
Planning Commission
Special Meeting Minutes
December 16, 2025
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: Community Development Director Alison Becker, Planning
Manager Alexis Oropeza, Adminstrative Assistant Nancy
Blinzler, Associate Planner Jake Whitney, Assistant Planner
Johnny Case, Contract Planner Kaneca Pompey, Interim City
Attorney Sarah Locklin, Management Analyst Leo Zalyan
_____________________________________________________________________
PLEASE TAKE NOTICE that the Chairperson of the Planning Commission has called a
Special Meeting to take place at 5:00 p.m. on Tuesday, December 16, 2025 to
consider and take action on those matters set forth on the agenda below.
1. CALL TO ORDER
Chairperson Kate Hirsh called the meeting to order at 5:07 p.m.
2. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Chair Kate Hirsch.
3. ROLL CALL
Associate Planner Jake Whitney announced a quorum.
4. STAFF ITEMS
4.a Rotation of Planning Commission Chairperson and Vice Chairperson
- 25-CDD-180
(Planning Manager Alexis Oropeza)
Planning Manager Alexis Oropeza announced the Planning Commission
chair rotation to make Vice Chairperson Stephen Izant the new
Page 6 of 151
2
Chairperson and Commissioner Michael Flaherty the new Vice
Chairperson.
In accordance with past direction and practice, the Chairperson and Vice
Chairperson of the Planning Commission rotate every nine months. The
current Chairperson, Kate Hirsh, and the current Vice Chairperson,
Stephen Izant, served from March 1, 2025, through November 30, 2025.
On December 16, 2025, the Chairperson position will rotate to Stephen
Izant and the Vice Chairperson will rotate to Michael Flaherty for the term
running from December 16, 2025 through August 31, 2026.
5. APPROVAL OF AGENDA
This is the time for Planning Commission to discuss any changes to the order of
agenda items.
Motion: Approve to change the order of the agenda to hear item 8.d before item
8.c.
6. PUBLIC COMMENT
This is the time for members of the public to address the Planning Commission
on any item(s) listed on the special meeting agenda only. Public comments are
limited to 3 minutes per speaker.
No Public Comment provided.
7. CONSENT CALENDAR
The following matters will be acted upon collectively with a single motion and
vote to approve with the majority consent of the Planning Commission.
Commissioners may orally register a negative vote on any Consent Calendar
item without pulling the item for separate consideration before the vote on the
Consent Calendar. There will be no separate discussion of these items unless a
Commissioner removes an item from the Consent Calendar, either under
Approval of the Agenda or under this item before the vote on the Consent
Calendar. Items removed for separate discussion will be provided a separate
public comment period.
Motion: Approve the Consent Calendar.
Moved by: Commissioner Hirsh
Seconded by: Vice Chairperson Flaherty
To approve the consent calendar.
Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner Hoffman,
Commissioner McNally, and Commissioner Hirsh
Page 7 of 151
3
Motion Carried
7.a ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL AND
REGULAR MEETINGS OF NOVEMBER 18, 2025 - 25-CDD-185
(Planning Manager Alexis Oropeza)
Moved by: Commissioner Hirsh
Seconded by: Vice Chairperson Flaherty
Staff recommend Planning Commission receive and file the action minutes
of the Planning Commission special and regular meetings of November
18, 2025
Motion Carried
7.b LOCATION: 620 9TH STREET - 25-CDD-172
TWO YEAR TIME EXTENSION REQUEST FOR A CONDITIONAL USE
PERMIT (CUP 23-10), PRECISE DEVELOPMENT PLAN (PDP 23-07),
AND VESTING TENTATIVE PARCEL MAP (VTPM NO 84231) FOR A 3-
UNIT ATTACHED CONDOMINIUM PROJECT AT 620 9TH STREET IN
THE TWO-FAMILY RESIDENTIAL (R-2) ZONE.
CEQA: Determine that the project remains categorically exempt from the
California Environmental Quality Act pursuant to the previously approved
Class 3 Exemption for New Construction as defined in Section 15303(b) of
the CEQA guidelines.
Moved by: Commissioner Hirsh
Seconded by: Vice Chairperson Flaherty
Staff recommends that the Planning Commission:
1. Determine the project remains categorically exempt from the
California Environmental Quality Act (CEQA) pursuant to the
previously approved Class 3 Exemption for New Construction as
defined in Section 15303(b) of the CEQA guidelines and;
2. Adopt by Minute Order a two-year time extension for Conditional
Use Permit 23-10, Precise Development Plan 23-07, and Vesting
Tentative Parcel Map No 84231 for a 3-unit attached condominium
project.
Motion Carried
8. PUBLIC HEARINGS
8.a LOCATION: 1054 AVIATION BOULEVARD - 25-CDD-171
Page 8 of 151
4
PRECISE DEVELOPMENT PLAN (PDP25-01) FOR NEW 6,487-
SQUARE-FOOT MULTI-TENANT COMMERCIAL BUILDING, AT 1054
AVIATION BOULEVARD, LOCATED WITHIN THE GENERAL
COMMERCIAL ZONE (C-3).
CEQA: Determine the project is exempt from the California Environmental
Quality Act.
(Assistant Planner Johnny Case)
Assistant Planner Johnny Case provided a presentation.
Applicant's representative Stacy Straus provided a presentation.
Public comment provided by:
Sean Cato (In-person)
Hailee Dunnet (In-person)
Planning Commissioners asked questions and received answers from
applicant's representative Stacy Straus.
Public comment provided by:
John Burry (Virtual)
Applicant's representative Stacy Straus addressed public comment.
To Determine the project is categorically exempt from the California
Environmental Quality Act (CEQA); and Adopt a Resolution approving a
Precise Development Plan (PDP25-01) for a new 6,487 square-foot multi-
tenant commercial building located at 1054 Aviation Boulevard, subject to
conditions of approval with an amendment to add a condition of approval
requiring a right turn only sign at the driveway on Owosso Ave.
Moved by: Commissioner Hirsh
Seconded by: Commissioner Hoffman
Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner
Hoffman, Commissioner McNally, and Commissioner Hirsh
Motion Carried
8.b LOCATION: 901 HERMOSA AVENUE - 25-CDD-183
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.
Page 9 of 151
5
(Contract Planner Kaneca Pompey)
Contract Planner Kaneca Pompey provided a presentation.
Planning Commissioners asked questions of staff and received answers.
Applicant's representative Brandon Straus provided comment.
Applicant provided comment.
Public comment was provided by:
Elka Worner (In-person)
Nancy Swappach (Virtual)
Planning Commissioners deliberated.
Moved by: Commissioner Hirsh
Seconded by: Commissioner Hoffman
Adopt staff recommendation with an amendment to allow the applicant to
proceed with Building Department review prior to California Coastal
Commission approval via the City's established At-Risk plan check
procedure.
Ayes (4): Chairperson Izant, Vice Chairperson Flaherty, Commissioner
McNally, and Commissioner Hirsh
Noes (1): Commissioner Hoffman
Motion Carried
8.c LOCATION: CITYWIDE - 25-CDD-168
A ZONE TEXT AMENDMENT (TA25-03) AMENDING VARIOUS
SECTIONS OF TITLE 17 OF THE HERMOSA BEACH MUNICIPAL
CODE SECTION PERTAINING TO APPEAL PERIODS AND THE
TRANSMISSION OF PLANNING COMMISSION DECISIONS TO CITY
COUNCIL
CEQA: The project qualified for a Categorical Exemption per Section
15061(b)(3) of the California Environmental Quality Act Guidelines.
(Planning Manager Alexis Oropeza)
Planning Manager Alexis Oropeza delivered a presentation.
Planning Commissioners deliberated.
Moved by: Chairperson Izant
Seconded by: Vice Chairperson Flaherty
Page 10 of 151
6
To find the adoption of the proposed ordinance exempt from review under
the California Environmental Quality Act (“CEQA”) and Adopt a Resolution
recommending that the City Council adopt the proposed ordinance
approving Zone Text Amendment 25-03.
Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner
Hoffman, Commissioner McNally, and Commissioner Hirsh
Motion Carried
8.d LOCATION: CITYWIDE - 25-CDD-175
A ZONE TEXT AMENDMENT (TA 25-04) AMENDING HERMOSA
BEACH MUNICIPAL CODE SECTION 17.08.020(D) PERTAINING TO
HOME OCCUPATIONS
CEQA: The project is exempt from the CEQA per section 15061(b)(3) of
the California Environmental Quality Act Guidelines.
(Community Development Director Alison Becker)
Management Analyst Leo Zalyan provided a presentation.
Planning Commissioners asked questions and received answers of staff.
Planning Commissioners deliberated.
Moved by: Vice Chairperson Flaherty
Seconded by: Commissioner Hirsh
Approve staff recommendation with the exception of reversing
recommendations #1 and #2 back to their original format, and with an
amendment to strike condition 12 to eliminate Planning Commission
review and replace it with Community Development Director review.
Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner
Hoffman, Commissioner McNally, and Commissioner Hirsh
Motion Carried
9. COMMUNITY DEVELOPMENT DIRECTOR REPORT
Community Development Director Alison Becker announced a change to
Planning Commission meetings to begin at 5 p.m. moving forward.
10. COMMISSIONER ITEMS
Requests from Commissioners for possible future agenda items. No discussion
or debate of these requests shall be undertaken; the sole action is whether to
schedule the item for consideration on a future agenda. No public comment will
be taken. Commissioners should consider the city’s work plan when considering
new items.
Page 11 of 151
7
10.a PLANNING COMMISSION COMMENTS
Planning Commission members may briefly respond to public comments,
may ask a question for clarification, or make a brief announcement or
report on his or her own activities or meetings attended.
Commissioner Flaherty asked a question regarding the ability of the
Planning Commission to reconsider an item under "Roberts Rules of
Order."
Interim City Attorney Sarah Locklin provided responses.
Planning Commissioners deliberated regarding potential
recommendations to City Council regarding City fines and asked
questions of staff.
Interim City Attorney Sarah Locklin provided responses.
Planning Commissioners agree that the current enforcement mechanisms
for the Hermosa Beach Municipal Code are insufficient and recommend
that City Council consider adopting additional enforcement mechanisms.
11. FUTURE AGENDA ITEMS
Requests from the Planning Commission for possible future agenda items and
questions from Planning Commission members regarding the status of future
agenda items. No discussion or debate of these requests shall be undertaken;
the sole action is whether to schedule the item for consideration on a future
agenda. No public comment will be taken. Planning Commission members
should consider the city's work plan when considering new items.
11.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 25-CDD-
179
(Planning Manager Alexis Oropeza)
Moved by: Commissioner Hirsh
Seconded by: Chairperson Izant
Approve staff recommendation to receive and file the tentative future
agenda for the Planning Commission.
Ayes (5): Chairperson Izant, Vice Chairperson Flaherty, Commissioner
Hoffman, Commissioner McNally, and Commissioner Hirsh
Motion Carried
12. ADJOURNMENT
The meeting was adjourned at 8:02 p.m.
Page 12 of 151
8
Chair City Clerk
Page 13 of 151
City of Hermosa Beach | Page 1 of 6
Meeting Date: January 20, 2026
Staff Report No. 26-CDD-010
Honorable Chair and Members of the Hermosa Beach Planning Commission
LOCATION: 703 PIER AVENUE
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)
Recommended Action:
Staff recommend Planning Commission:
1. 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
2. Adopt a Resolution (Attachment 1) 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, subject to conditions of
approval.
Executive Summary:
This is a request for approval of a Conditional Use Permit (CUP25-16) to allow for the
operation of a Pilates Studio (Club Pilates) within an existing 2,425-square-foot
commercial space. 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 property is located in a multi-tenant building within the SPA-8 Zone. The tenant space
is located within the Plaza Hermosa shopping center bounded by Pier Avenue to the
south, Ardmore Avenue to the west, 16th Street to the north, and Pacific Coast Highway
to the east. The space is currently vacant and was formerly the site of an AT&T retail
store. The project site is a 2,425-square-foot tenant space within a multi-tenant
commercial structure located in the southwest corner of Plaza Hermosa which was
constructed in 1985. The property is not located within the Coastal Zone.
Page 14 of 151
City of Hermosa Beach | Page 2 of 6
Site Information Table:
The following table describes the existing site characteristics
Site Information
General Plan General Commercial (GC)
Zoning Specific Plan Are 8 (SPA-8)
Existing Square Footage 2,425
Surrounding Zoning North: SPA-8
East: SPA-8
South: PF (Public Facility)
West: OS-1
Surrounding Uses North: Retail
East: Office
South: Hermosa Beach Community
Center
West: Open Space
Project Description:
The applicant seeks approval for the operation of a new 2,425-square-foot Pilates studio
(Club Pilates) in an existing tenant space. The proposed floor plan would include a
lobby/retail area, two work out studio areas, two (2) restrooms and a private studio.
The proposed business will operate as a boutique fitness facility offering low-impact,
instructor-led Pilates Reformer based classes (maximum of 12 participants) and
occasional private sessions. Operations include retail sales, client check-in at the front
desk, equipment setup, and routine cleaning before and after each class. The studio does
not use heavy weights or amplified music; classes are conducted at moderate volume
levels and emphasize controlled, low-impact movement. The proposed hours of
operations would be Monday through Thursday 6:00 a.m. to 8:00 p.m., Friday 6:00 a.m.
to 6:00 p.m., and Saturday through Sunday 8:00 a.m. to 1:00 p.m.
Discussion:
Use Classification
Upon review of the provided floor plan, applicant narrative, and characteristics of the
proposed project, planning staff made the determination that the most appropriate use
classification for the proposal would be an Assembly Hall. Pursuant to Hermosa Beach
Municipal Code Section 17.04.050 an Assembly Hall is defined as “any building, or portion
of a building, used for public or private gatherings. For example, and without limitation,
"assembly hall" includes convention/meeting halls, business schools, funeral homes,
gymnasium/health and fitness centers, educational institutions (K-12), game arcades with
five (5) or more machines, miniature golf courses, large day spas, movie theaters,
museums, music academies, religious institutions, and skating rinks, whether available
for public or private use.”
Page 15 of 151
City of Hermosa Beach | Page 3 of 6
Given that the proposed use of a Pilates Studio most closely resembles that of a health
and fitness center, it is appropriate to include the proposed Pilates studio into this
Assembly Hall categorization.
Entitlements Required
Pursuant to Hermosa Beach Municipal Code Section 17.38.370 commercial permit uses
within the SPA-8 zone shall be the same as those permitted within the General
Commercial (C-3) zone. Per HBMC Section 17.26.030., all Assembly Hall uses in the
General Commercial (C-3) zoning district are required to obtain a Conditional Use Permit.
Parking
Access to the site would be provided via the existing access road from Pier Ave. Patrons
of the establishment would utilize the existing surface parking lot on site which contains
approximately 400 parking spaces and are shared amongst the various tenants in the
plaza. Pursuant to HBMC Section 17.44.015 (B) no new parking spaces are required for
a change of use of existing buildings unless the use is a new late night alcohol serving
establishment. As a result, no additional parking stalls will be required or provided
stemming from this project.
Findings:
A Conditional Use Permit may only be approved or conditionally approved when positive
findings can be made for all of the findings pursuant to Hermosa Beach Municipal Code
(HBMC) Section 17.56.050:
1. The proposed use is allowed within the applicable zone and complies with
all other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code;
The proposed us is allowed within the applicable SPA-8 zoning district as an
“assembly hall” use and complies with all other applicable provisions of this title
and all other titles of the Hermosa Beach Municipal Code. The proposed Pilates
studio would be operated within an enclosed building and would operate within the
parameters of the noise ordinance. Per HBMC Section 17.44.015 (B) no parking
spaces are required for the proposed change of use, as the proposed use is not a
new late night alcohol serving establishment.
2. The proposed use is consistent with the General Plan and any applicable
specific plan;
The project site is located within the Pacific Coast Highway Corridor and has a
land use designation of Gateway Commercial (GC) which serves as a primary
entry point into Hermosa Beach and according to PLAN Hermosa General Plan,
aims to provide a variety of uses. The proposed allowance for a Pilates Studio
would provide an additional amenity and serve local residents and visitors. The
project site has a Gateway Commercial (GC) land use designation which according
Page 16 of 151
City of Hermosa Beach | Page 4 of 6
to PLAN Hermosa General Plan is envisioned to offer a greater variety of retail and
economic activity to the community while providing services and amenities to
visitors and residents Additionally. The project has been reviewed for consistency
with the General policies and goals. A summary of the most relevant goals and
policies is detailed in the table below.
General Plan Consistency
Goals & Policies Findings
Goal 1: Create a sustainable urban
form and land use patterns that
support a robust economy and high
quality of 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 a new option for
residents and visitors for daily activity.
The proposed use is located within a
shopping plaza which houses a variety
of grocery, dining and personal service
type uses. The proposed project would
be compatible with the surrounding
uses and not contribute to
disturbances in the surrounding area.
Goal 4: A variety of corridors
throughout the city provide
opportunities for shopping,
recreation, commerce, employment
and circulation.
4.3 Diverse range of uses. Allow a
wide variety of uses to locate in
Gateway Commercial nodes along
corridors, including destination retail
centers, lifestyle centers, hotels, and
office employment, among other uses
The proposed use will provide further
diversity to the shopping center in
which it is located within.
3. The proposed use will not be averse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements;
The proposed use would not be averse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements. Personal service and wellness services such as what is being
proposed with this application are common in the City and they blend harmoniously
with other existing uses. No components of the applicant’s proposed plans deviate
from what is typical of these common uses and pose risks to public health, safety,
or welfare.
Page 17 of 151
City of Hermosa Beach | Page 5 of 6
4. The design, location, size and operating characteristics of the proposed
activity are compatible with the existing and reasonably foreseeable future
land uses and circulation in the vicinity; and
The design of the structure is remaining the same and therefore there are no
significant design issues which would warrant objection. The size of the tenant
space would remain unchanged and therefore warrants no objection. There are
also no operating characteristics of note that would conflict with any existing land
uses or circulation of those in the reasonably foreseeable future.
5. The site is physically suitable for the type of the use being proposed,
including access, utilities, and the absence of physical constraints.
The site is physically suitable for the proposed use as it will be equipped with
Pilates equipment in order to host group classes as well as individual training.
There are no constraints on the site that would render the site unsuitable for the
proposed use.
Environmental Analysis:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 3 categorical exemption for Conversion of Small Structures as
defined in section 15303 of the CEQA Guidelines, as it consists of a conversion of a small
structure from one use to another. The project would not result in a significant cumulative
impact of successive project of the same type in the same place over time; the project
would not have a significant effect on the environment due to unusual circumstances; the
project would not damage a scenic highway or scenic resources within a state scenic
highway; the project is not located on a hazardous waste site; and the project would not
cause a substantial adverse change in the significance of a historical resource.
Public Notification:
For the January 20, 2026 Planning Commission hearing, a total of 965 public hearing
notices were mailed to the applicant, occupant, and property owner of properties within a
500-foot radius on January 7, 2026. A legal ad was published on January 8, 2026 in the
Easy Reader, a newspaper of general circulation. Additionally, the applicant received two
notice posters to post on-site and provided proof of posting a minimum of ten days in
advance of the public hearing, in accordance with Hermosa Beach Municipal Code
(HBMC) § 17.68.050. Public notification materials are included as Attachment 5. As of
writing the report, the staff have received no public comments.
Attachments:
1. Draft Resolution
2. Zoning Map
3. Project Plans
4. Business Operations Narrative
5. Public Notification Package
Page 18 of 151
City of Hermosa Beach | Page 6 of 6
Respectfully Submitted by: Johnny Case, Assistant Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, Community Development Director
Page 19 of 151
1
PC Resolution 25-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING, CONDITIONAL USE
PERMIT TO ALLOW THE OPERATION OF A PILATES WITHIN AN
EXISTING 2,425-SQUARE-FOOT COMMERCIAL SPACE LOCATED AT 703
PIER AVENUE, SUITE H14, WITHIN THE SPECIFIC PLAN AREA 8 (SPA-8)
ZONE DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order
as follows:
WHEREAS, on October 30, 2025, applicant Chris Suder (“applicant”), filed a
development application seeking approval Conditional Use Permit (CUP25-16), (the “project”)
for the allowance of a Pilates Studio located at 703 Pier Avenue, Suite H14, (“project site”);
and
WHEREAS, the Planning Commission conducted a duly noticed public hearing to
consider the subject application on January 20, 2026 at which time testimony and
evidence, both written and oral, was presented to and considered by the Planning
Commission; and
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15303(c), Class 3 Exemption, New
Construction or Conversion of Small Structures as the proposal consists of a conversion
of a small structure from one use to another Section 15300.2 of the CEQA Guidelines list
the exceptions to the exemption and these exceptions to the exemptions define
circumstances that override or negate the City’s ability to use a categorical exemption.
Specifically, these exceptions to the exemptions are:
The project is located in a sensitive environment such that the project may impact an
officially mapped and designated environmental resource of hazardous or critical concern;
The cumulative effect of successive projects of the same type in the same place, over time,
is significant;
The project may have a significant environmental impact due to unusual circumstances;
The project may damage scenic resources (i.e. trees, historic buildings, or rock
Page 20 of 151
2
outcroppings) within an official state scenic highway;
The project is located on a listed hazardous waste site;
None of the exceptions to the Categorical Exemptions apply, nor will the location of the project
impact an environmental resource of hazardous or critical concern. The project 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 or damage a
scenic highway or scenic resources within a state scenic highway. The site is not located on a
hazardous waste site and will not cause a substantial adverse change in the significance of a
historical resource.
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 finds, determines, and declares the following pertaining to the
application for Conditional Use Permit 25-16, pursuant to the review criteria for
Conditional Use Permits in Section 17.56.040 of the Hermosa Beach Municipal Code and
required findings for Conditional Use Permits in Section 17.56.050 of the Hermosa Beach
Municipal Code (HBMC):
1. The proposed use is allowed within the applicable zone and complies with all
other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code;
The proposed us is allowed within the applicable SPA-8 zoning district as an
“assembly hall” use and complies with all other applicable provisions of this title
and all other titles of the Hermosa Beach Municipal Code. The proposed Pilates
studio would be operated within an enclosed building and would operate within
the parameters of the noise ordinance. Per HBMC Section 17.44.015 (B) no parking
spaces are required for the proposed change of use, as the proposed use is not a
new late night alcohol serving establishment.
2. The proposed use is consistent with the General Plan and any applicable specific
plan;
The project site is located within the Pacific Coast Highway Corridor and has a land
use designation of Gateway Commercial (GC) which serves as a primary entry point
Page 21 of 151
3
into Hermosa Beach and according to PLAN Hermosa General Plan, aims to provide
a variety of uses. The proposed allowance for a Pilates Studio would provide an
additional amenity and serve local residents and visitors. The project site has a
Gateway Commercial (GC) land use designation which according to PLAN Hermosa
General Plan is envisioned to offer a greater variety of retail and economic activity to
the community while providing services and amenities to visitors and residents
Additionally. The project has been reviewed for consistency with the General policies
and goals. A summary of the most relevant goals and policies is detailed in the table
below.
General Plan Consistency
Goals & Policies Findings
Goal 1: Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of 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 a new option for residents
and visitors for daily activity.
The proposed use is located within a
shopping plaza which houses a variety of
grocery, dining and personal service type
uses. The proposed project would be
compatible with the surrounding uses and
not contribute to disturbances in the
surrounding area.
Goal 4: A variety of corridors
throughout the city provide
opportunities for shopping, recreation,
commerce, employment and
circulation.
4.3 Diverse range of uses. Allow a wide
variety of uses to locate in Gateway
Commercial nodes along corridors,
including destination retail centers,
lifestyle centers, hotels, and office
employment, among other uses
The proposed use will provide further
diversity to the shopping center in which it
is located within.
Page 22 of 151
4
3. The proposed use will not be averse to the public health, safety, or general
welfare of the community, nor detrimental to surrounding properties or
improvements;
The proposed use would not be averse to the public health, safety, or general welfare
of the community, nor detrimental to surrounding properties or improvements.
Personal service and wellness services such as what is being proposed with this
application are common in the City and they blend harmoniously with other existing
uses. No components of the applicant’s proposed plans deviate from what is typical
of these common uses and pose risks to public health, safety, or welfare.
4. The design, location, size and operating characteristics of the proposed activity
are compatible with the existing and reasonably foreseeable future land uses and
circulation in the vicinity; and
The design of the structure is remaining the same and therefore there are no
significant design issues which would warrant objection. The size of the tenant space
would remain unchanged and therefore warrants no objection. There are also no
operating characteristics of note that would conflict with any existing land uses or
circulation of those in the reasonably foreseeable future.
5. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
The site is physically suitable for the proposed use as it will be equipped with Pilates
equipment in order to host group classes as well as individual training. There are no
constraints on the site that would render the site unsuitable for the proposed use.
Section 2. Based on the foregoing, the Planning Commission hereby approves
the subject Conditional Use Permit for the allowance of the operation of a 2,425-square-
foot Pilates Studio located at 703 Pier Avenue, Suite H14 as set forth in Planning
Commission Resolution 26-XX, subject to the following Conditions of Approval:
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
January 20, 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.
Page 23 of 151
5
2. The project shall fully comply with all requirements of the SPA-8 Zone as applicable of
the Hermosa Beach Municipal Code (HBMC).
3. The project shall comply with all requirements of the Building Division, Public Works
Department, Fire Department, and HBMC.
4. This approval shall not be effective for any purposes until the permittee and the
owners of the property involved have filed at the office of the Planning Division of
the Community Development Department with their affidavits stating that they are
aware of, and agree to accept, all of 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 Conditional Use Permit 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
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
a third party against the indemnified parties and the applicant to attack, set aside, or
void any permit or approval for this project authorized by the City, including (without
Page 24 of 151
6
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. Hours of operation shall be limited to Monday through Thursday 6:00 a.m. to 8:00 p.m.,
Friday 6:00 a.m. to 6:00 p.m., and Saturday through Sunday 8:00 a.m. to 1:00 p.m.
10. The establishment shall not adversely affect the welfare of the residents, and/or
commercial establishments nearby.
11. Noise emanating from the property shall be within the limitations prescribed by the City’s
Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.24) and shall not create a
nuisance to surrounding residential neighborhoods, and/or commercial establishments.
12. Any changes to the interior layout that would alter the primary function of the business
shall be subject to review and approval by the Planning Commission. The operation of the
business shall comply with all applicable requirements of the Municipal Code.
13. All signage and window treatments shall be reviewed and processed under a separate
permit and nothing in this approval shall be considered as circumventing that
requirement.
14. Windows into the storage rooms that are visible from the exterior of the tenant space
shall be treated with an opaque frosted finish or other treatment subject to the approval
of the Community Development Director or designee. At the time of plan check the
applicant shall provide the finish details (which may include the manufacturer's
specification and cut sheet) keyed to corresponding floor plan.
15. 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.
Page 25 of 151
7
16. 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.
Section 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.
Section 4. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the decision of the Planning Commission, after a formal appeal to the City
Council, must be made within 90 days after the final decision by the City Council.
PASSED, APPROVED, and ADOPTED on the 20th of January, 2026
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 26-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 January 20, 2026.
Page 26 of 151
8
Stephen Izant, Chairperson Alison Becker, Secretary
Date
Page 27 of 151
19th St
1 4 t h
S t Mira StLoma D
r
1 6 t h S t Pacif
ic Coast
HwyVal
l
eyPar
kAve15th Pl
Pi e r Ave
11th Pl
Aviation
Blvd
16th St
BardSt
Oak St
17th St
Raymond Ave
11th PlValleyDrMontereyBlvd 13th St
ManhattanAvePalm Dr
14th St
18th St
Sunset Dr15th St
Loma D
r
Oak St Ar
dmoreAveL
omaDr
Cypress Ave
11th StBayview
D
r
Zoning MapPlanning Commission Meeting
January 20, 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 28 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSA4.0 EXISTING AT&T FLOOR PLANA3.0 EXISTING AT&T CEILING PLANPage 29 of 151
FINISH FLOOR0'-0"4'-0" MIN.4'-0"1GC. TO PROVIDE AND INSTALL A 2" LONG SHELF FORTHE INSTALLATION OF THE AT&T WI-FI AND MUSICEQUIPMENT AT THIS LOCATION. PROVIDE 1 DATAJACK TO TERMINATE AT MUSIC EQUIPMENT.PROVIDE A DEDICATED 20AMP QUAD OUTLET FORTHE CONNECTION OF WI-FI, SHOPPERTRAK ANDMUSIC SYSTEM.34ALL CABLING TO TERMINATE WITH THE 48 PORTPATCH PANEL.5TELEPHONE SERVICE ENTRANCE CONDUIT ANDCABLES ROUTE FROM ABOVE OR BELOW ASREQUIRED BY THE PARTICULAR INSTALLATION.GC. TO PROVIDE A 8'x4'x3/4" PLYWOODTELECOMMUNICATIONS BOARD.2129"31'-6"48'-0"DATA RACKSECURITYCABINET(1)QUAD OUTLET,TYP.(2) DATA OUTLETS,AS APPLIES. REFERTO POWER PLAN10"1'-6"(3)D (1)T18''(3)D (1)T+72" +18"
REF. DRAWINGS
9''REF. DRAWINGSREF. DRAWINGSBCW34'' CONDUIT FORPOWER PER TABLE1'' CONDUIT FOR DATAPER TABLEFLOOR MOUNTED BOX, TYPPOWER/ DATA ENLARGED PLAN @ BCW & LTNOTE: RECEPTACLES @ BACKWRAP ANDLEARNING TABLE TO BE ON A SINGLE 20AMP DEDICATED CIRCUIT. DO NOT ADDOTHER RECEPTACLES TO CIRC.3-EQUALEQUAL5'-6''5'-6''1'-6''
72''3 DATA & 1 PHONE4 POWEROUTLET FOR GRIDGRAPHIC LIGHTING, TOBE NIGHT LIGHTSFINISH FLOOR1'-6"(4)DC
(2)D(3)D (1)T+72"(3)D (1)T(3)D (1)T+72"(3)D (1)T(2)D49'-8"9'-9"59'-10"39'-7"+60''(2)DCLGCLG(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D(2)D+44"(2)D7'-7"5'-11"9'-1"12'-5"1'-3"4'-8"5'-11"2'-10"5'-8"9'-9"5'-11"4'-1"3'-11"4'-4"5'-11"12'-5"9'-1"5'-11"7'-6"4'-5"6'-6"6'-6"7'-1"8'-3"12'-11"6'-6"6'-6"7'-1"1'-11"1'-2"A-4.0POWER/DATAPLAN·GC TO PROVIDE ALL WIRING IN FULL COMPLIANCE WITH THE MOST CURRENT AT&T IT STANDARDS.RFP V2.5 OR HIGHER.·ELECTRICAL INFORMATION SHOW FOR REFERENCE ONLY. REFERENCE ELECTRICAL DRAWINGS FORENGINEERING DESIGN INFORMATION.·DATA OUTLET INFORMATION SHOWN FOR LOCATION REFERENCE ONLY. REFERENCE ELECTRICALDRAWINGS FOR ADDITIONAL INFORMATION.·PROVIDE PULL STRINGS IN ALL VOICE/DATA OUTLET CONDUIT.·GROMMIT LOCATIONS TO BE COORDINATED THROUGH GC WITH OWNER.·COORDINATE LOCATIONS OF FIXTURES AND MEP DRAWINGS. PATCH AND REPAIR FLOORING ASNOTED. GC TO COORDINATE WITH LANDLORD'S ON-SITE REPRESENTATIVE PRIOR TO DRILLINGEXISTING SLAB.·IF ELECTRICAL CONTRACTOR NOT PROVIDING DATA/VOICE CABLING, THEN INSTALL PULL STRINGWITHIN EACH CONDUIT FOR LATER INSTALLATION BY CABLING VENDOR.ALL EXISTING ELECTRICAL OUTLETS UNDER 24" AFF TO BE LEFT AS CONVENIENCE OUTLETS. ALLFACEPLATES TO BE WHITE - REPLACE AS REQUIRED. NO ELECTRICAL OUTLETS OR DATA J-BOXESBEHIND MWU'S SHALL BE VISIBLE (EXCEPT CONVENIENCE OUTLETS)·VERIFY WITH DEALER WHETHER ANY ELECTRICAL OR DATA ADDITIONS ARE NEEDED FOR THELOCATION OF THE MUSIC EQUIPMENT.·UNDERCARPET WIRING IS NOT ACCEPTABLE. FLUSH MOUNTED ELECTRICAL FLOOR BOXES MUST BEINSTALLED IN LOCATIONS NOTED PER PLAN.·ANY DEALER-PROVIDED SECURITY EQUIPMENT TO BE WHITE IN COLOR ONLY; NOT BLACK.·WIREMOLD RFB4E FLOOR BOX W/ 2HUB ACCESSORY CAN BE USED IN PLACE OF THE 881RC4ATCBK IFBOX IS AVAILABLE. IF USED, CONDUIT WOULD TERMINATE AT BOX, AND NOT STUB-UP THROUGHFLOOR (NON LEARNING TABLE FIXTURES)·ALL FLOOR BOXES SHALL BE ORDERED THROUGH GRAINGER.SHEET NOTESKEYNOTES(E) ELECTRICAL PANEL TO REMAIN.LOCATION OF FLOOR BOX FOR COMMUNITY TABLE . MUST LOCATE HERE IN ORDER TO ACCOMODATEACCESS HATCH WITHIN FIXTURE. PROVIDE DUAL BRANCH CIRCUIT FOURPLEX RECEPTACLE,NON-SWITCHED. MULTIPLE SELLING STATIONS CAN BE GROUPER PER ELECTRICAL EQUIPMENT LIST.SLAB CORE DRILL ONLY, NO TRENCHING ALLOWED, X-RAY AS REQUIRED. REFER TO DRAWINGS #2 & #3ON THIS SHEET FOR MORE DETAILS OF TRENCHING AT BACKWRAP/LEARNING TABLES ONLYPROVIDE DUAL BRACH CIRCUIT FOURPLEX RECEPTACLE, 2 OUTLETS SWITCHED (CONTROL FIXTURELIGHTING), 2 OUTLETS HOT- PROVIDE BLACK ADHESIVE LABEL WITH 1/4" LETTERING INDICATING "SWITCHEDFOR LTG". ADHERE TO THE HALF OF THE FOURPLEX PROVIDING POWER TO SWITCHED LIGHTING.RECEIPT PRINTER, 18" AFF DEDICATED CIRCUIT (MULTIPLE PRINTERS CAN SHARE THE SAME CIRCUIT).LIGHTING @ BACKWRAP TO BE PROVIDED BY FIXTURE VENDOR, AND SHALL BE SET AS NIGHT LIGHTS.2 DATA PORT IN CEILING FOR SHOPPERTRAK, FURNISHED AND INSTALLED BY OTHERS. CENTER OVERENTRY DOOR.PROVIDE REMOTE TRANSFORMER/TIME CLOCK FOR FUTURE EXTERIOR SIGNAGE. COORDINATE WITHSIGNAGE VENDOR ON LOCATION IN FIELD FOR POWER.PROVIDE DATA IN CEILING FOR RETAIL WI-FI SYSTEM.PROVIDE QUAD OUTLET FOR TENANT'S WI-FI SYSTEM.PROVIDE SHELF AND POWER/DATA OUTLETS FOR TENANT'S PROVIDED AMPLIFIER AND RETAIL RADIOMEDIA PLAYER. REF.#4 ON THIS SHEET.AMPLIFIER: DIMENSIONS: W 9.5" X H 4.1" X D 13.9"; WEIGHT: 8 LB 2 OZRETAIL RADIO MEDIA PLAYER: DIMENSIONS: W 4.5" X H 4.5" X D 1.4", WEIGHT: 1 LB 3 OZ PROVIDE ONE OUTLET CENTERED ON DISPLAY ELEMENT (WINDOW BANNER). MOUNT TO CEILING ABOVEDISPLAY ELEMENT OR TO ADJACENT WALL ABOVE STOREFRONT WINDOWS AS NEEDED (SEE REFERENCEPLANS). ADD ADDITIONAL OUTLETS AS REQUIRED PER CODE.FIXTURE LIGHTS BEHIND AATV WALL MONITORS TO BE NIGHTLIGHTS.CONVENIENCE OUTLETS MAYBE RELOCATED OR ELIMINATED AS PER DEALER DIRECTION.ALL CABLING TO TERMINATE WITHIN 48 PORT PATCH PANEL TO BE LOCATED WITHIN TELCO BOARD.AVAILABLE SPACE REMAINS ON TELCO BOARD FOR DEALERS SWITCHES, ROUTERS, SECURITY,AND OTHERINSTALLED BY DEALER.SLAB CORE DRILL ONLY, NO TRENCHING ALLOWED, X-RAY AS REQUIRED.ADDITIONAL CONVENIENCE OUTLETS OTHER THAN SHOWN AT SALES AREA ARE TO BE APPROVED BY CBREPM.0102030405060708091011121314TYPICAL OUTLET CONFIGURATION DETAILS(1D)(2D)(3D)TYPICAL OUTLET CONFIGURATIONS, PROVIDE ADDITIONAL PORTS IF INDICATEDON DRAWINGS. NOTE: PROVIDE TOTAL NUMBER OF DATA PORTS AS INDICATEDON PLAN DRAWINGS (TYPICAL).NOT USEDAATV-IL4 (LEVEL 3 TV WALL)(SWITCHED)(2) COAX / (2) DATA / FOURPLEX RECEPTACLE (INSTALL WITH CADDY)+ DUPLEX RECEPTACLE (SWITCHED)PTR (PRINTER) AND IP (I-PHONE):DUPLEX RECEPTACLE / (2) DATA CADDY PART #RBS16(TYPICAL)CTYPICAL OUTLET CONFURATION UTILIZING CADDY DEVICE AS INDICATED.PROVIDE TOTAL NUMBER OF DATA PORTS AS INDICATED ON DRAWINGS.MWU(SWITCHED)(2) DATA / FOURPLEX RECEPTACLE. QUAD TO BE HALF SWITCHEDFOR LIGHTING, HALF NON-SWITCHED FOR FIXTURE(NON-SWITCHED)4TELCO BACKBOARDScale : 3/8" = 1'-0"ALL OUTLETS ARE NEW, UNLESS OTHERWISE NOTED.MEP/HVAC: DRAWINGS SHALL GOVERNTELEPHONE/DATA OUTLET, FLUSH WALLMOUNTED WITH 1" CONDUITDEDICATED DUPLEX OUTLET, FLUSH WALLMOUNTEDDUPLEX OUTLET, FLUSH WALL MOUNTEDFOURPLEX OUTLET, FLUSH WALL MOUNTEDDEDICATED FOURPLEX OUTLET, FLUSH WALLMOUNTEDDATA OUTLET, FLUSH WALL MOUNTED WITH1" CONDUITTELEPHONE/DATA OUTLET, FLUSH WALLMOUNTEDTELEPHONE/DATA OUTLET, FLUSH FLOORMOUNTEDPOWER/DATA LEGENDTHERMOSTATDUPLEX OUTLET, FLUSH FLOOR MOUNTEDFOURPLEX OUTLET, FLUSH FLOOR MOUNTEDA "+" INDICATES THAT THE ASSOCIATED FIXTURE IS TOBE INSTALLED SO THAT THE BOTTOM OF THE COVERPLATE IS 1" ABOVE THE COUNTERTOP BACKSPLASH.CCOAXIAL CABLE OUTLET15165MWU ELEVATIONScale : 1/2" = 1'-0"2LRG-BCW CORING/ CONDUIT DETAILScale : 1/4'' = 1'-0''3ELEVATION @ LRG-BCWScale : 1/4'' = 1'-0''IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL WALLS, FIXTURE LAYOUT,AND KEYNOTES IN CONFLICT PRIOR TO CONSTRUCTION. IT IS THE GC RESPONSIBILITY TOCOORDINATE ALL TRADES. NOTIFY ARCHITECT IMMEDIATELY IF ANY DISCREPANCIES OCCUR.FAILURE TO DO SO WILL RESULT IN CONTRACTOR OWNING ALL RESULTING ISSUES.WIREMOLD GRAND 881RC4ATCBKWIREMOLD GRAND 881RC4ATCBK171POWER/DATA PLAN Scale : 1/4" = 1'-0" 100SALES FLOOR101OPEN OFFICESHEET NO.DATE/ISSUEDATESHEET TITLEISSUE Kamus + Keller
i n t e r i o r s and a r c h i t e c t u r e
F. 562.216.5249 F. 805.583.5872
31416 Agoura Road, Ste 118 Westlake Village, CA 91361
T. 562.216.5244 T. 805.583.5935 www.kkaia.com PROJECT NO.DRAWN/REVIEWED16.0775.01MS|EC05.17.2016AT&T DEALER STORE
703 PIER AVE, SUITE H14
HERMOSA BEACH, CA 90254These drawings/specifications are theproperty of Kamus + Keller. They arefurnished as contract documents only.The seal(s) and signature(s) applyonly to the documents to which theyaffixed, and expressly displaim anyresponsibility for all other plans,specifications, estimates, reports orother documents or instrumentsrelating to or intended to be used forany part or parts of the architectural orengineering project. Additionally thesedrawings and seal(s) shall in no wayconvey or imply any time of warrantyor certification relating to theperformance of products and materialsbeyond those provided by theirrespective manufacturer.111 West Ocean Blvd., Suite 1750
Long Beach, California 90802 102RESTROOM103PRODUCT ROOM2--2--01020303040413040404040506040404040506040407080910TYP.--5--4111512121414161617161603030303EXISTING AT&T FLOOR PLANPage 30 of 151
INDEPENDENT LIGHT FIXTURESUPPORT WIRE PER CODEINDEPENDENT SUPPORT CLIPW/ THREADED STUD & NUTATTACHMENT ERICO PART #IDSOR EQUIVALENT. MIN. 4 PERFIXTUREF12A LIGHT FIXTURECEILING PER CEILING PLANSTOREFRONTEXISTINGEXTERIOR WALLLIGHT FIXTURESEE RCPBANNER RAILS BYFIXTURE SUPPLIERACP CEILINGSYSTEM8'-0"F4AF4AF4A℄F4A℄F4AF4AF4AF4A℄F4A℄F4AF4AF4AF4A℄F4A℄F4A℄F4A℄F4A℄F4A℄F4A℄F4A℄F4A℄℄ GLAZINGF12F12F16 F16F16F16F16
F16
F16
F16 F16F16F16
F16
F16 F16F4AF4AF4AF4AF4AF4A9'-6"℄ GLAZING(2)DCLGCLG9'-6"9'-6"F4AF4A3'-0" TYP.3'-0" TYP.3'-0" TYP.℄℄℄℄℄℄8'-3"28'-0"13'-5"14'-8"24'-11"4'-0"4'-0"4'-0"4'-0"A-3.0REFLECTEDCEILING PLAN·LIGHT FIXTURES ARE TO BE CENTERED ON CEILING PANELS UNLESS OTHERWISE NOTED·ALL LIGHT FIXTURES ARE TO BE ORDERED THROUGH GRAINGER PER NATIONAL AGREEMENT·ALL EXISTING DIFFUSERS & RETURN AIR GRILLES ARE TO REMAIN. PAINT ALL DIFFUSERS AND RETURNGRILLES ACP-1 CEILING AT SALES FLOOR P-2E. REWORK AS REQUIRED PER NEW CEILING LAYOUT.·NOT ALL LIGHT FIXTURES MAY BE USED ON THIS PROJECT. GC TO VERIFY LIGHT QUANTITIES ANDFIXTURES WITH QUANTITIES LISTED ON DRAWINGS·PROVIDE 100 LUMEN BATTERY BACKUPS IN EMERGENCY FIXTURES WHEN INDICATED ON DRAWINGS·ANY ADDITIONAL EMERGENCY LIGHTING REQUIRED BY CODE NOT SHOWN ON DRAWING TO BEPROVIDED BY DEALER.·LIGHT FIXTURES FOR WINDOW BANNERS, WHERE OCCURS, TO BE TIED TO THE EXTERIOR SIGNTIMECLOCK.·ANY CODE REQUIRED ALARM OR EMERGENCY LIGHTING DEVICES SHALL BE LOCATED ABOVE 8'-0" AFFIF ALLOWED BY CODE.·CEILING DIFFUSER SPEC: MANUFACTURER TITUS, OMNI 24"x24" SQUARE PLAQUE DIFFUSER, PAR24"x24" PERFORATED GRILLE.SHEET NOTESKEYNOTES1CENTERLINES ARE USED TO LAYOUT STORES, INCLUDING CEILING, POWER/DATA, FIXTURES, ETC. ANDMUST BE MARKED AND VERIFIED PRIOR TO START OF CONSTRUCTION. CONTACT ARCHITECT IMMEDIATELYIF THERE ARE DIMENSIONAL DISCREPANCIES.FIXTURE BELOW - REFER TO FIXTURE PLAN FOR MORE INFORMATION AND EXACT PLACEMENT.LIGHT TO BE CENTERED ON FIXTURE BELOW. GC TO AIM LIGHT ON CENTER SHELF OF MWU (IF APPLICABLE)- REFER TO FINISH/FIXTURE PLAN FOR FIXTURE PLACEMENT INFORMATION.LIGHT TO SHINE ON FIXTURE BELOW.PROVIDE NEW EXIT SIGN.(E) GYPSUM BOARD CEILING TO REMAIN.PROVIDE 2 DATA PORT IN T-BAR GRID CEILING FOR SHOPPERTRAK, FURNISHED AND INSTALLED BYOTHERS. CENTER OVER ENTRY DOOR.PROVIDE DATA IN CEILING FOR RETAIL WI-FI SYSTEM.PROMOTIONAL POSTER RAILS PROVIDED BY FIXTURE VENDOR, PROMOTIONAL POSTER PROVIDED BYOTHERSSURFACE MOUNTED LIGHT FIXTURE. CONTRACTOR TO USE MANUFACTURER-PROVIDED SPACERS WHENINSTALLING TO A LAY-IN CEILING WITH TEGULAR TILES TO MAINTAIN THE INTENDED REVEAL.GC TO PLACE LIGHTS AS CLOSE TO THE RECOMMENDED DIMENSIONED LOCATION.LIGHT TO BE CENTERED IN CEILING TILE AS INDICATED ON PLAN. GC TO AIM LIGHT SHINE ON THE CENTEROF THE COMMUNITY TABLE COUNTER SURFACE.LIGHT FIXTURE FOR WINDOW BANNER TO BE CONNECTED TO EXTERIOR SIGNAGE CIRCUIT. SEE #2/A-3.0LIGHT TO BE CENTERED ON FIXTURE BELOW. GC TO AIM LIGHT ON CENTER OF AATV FIXTURE.PREFERRED LOCATION FOR MAIN LIGHTING SWITCH BANK. ALL INTERIOR LIGHTS TO TERMINATE HERE.G.C. TO PROVIDE REMOTE THERMOSTAT.REWORK EXISTING HVAC EQUIPEMENT AS REQUIRED PER NEW CEILING LAYOUT. REBALANCE.GC TO KEEP CEILING AS HIGH AS POSSIBLE, CONTACT ARCHITECT ASAP IF CEILING IS REQUIRED TO BEBELOW 9’-6” AFTER DUCTWORK HAS BEEN INSTALLED.234567LEGENDNOT TO SCALE(N) RECESSED 1X4 FLUORESCENT DIRECTLIGHT FIXTURE. REF.#3/D-2.0 (SIM)NEW EMERGENCY EXIT LIGHT (FILLEDREGION INDICATES GRAPHICS FACE)(N) SURFACE MOUNTED DIRECTIONAL LIGHTFIXTURE+0'-0"INDICATES CEILING HEIGHTLIGHT FIXTURE SCHEDULE11 F1629 F4AMARKQTYMANUFACTURER MODELLAMPDESCRIPTION8GC TO VERIFY QUANTITY OF LIGHT FIXTURES PER PLAN BEFORE ORDERING.(N) RECESSED 1X4 FLUORESCENT DIRECTLIGHT FIXTURE (EMERGENCY FIXTURE)REF.#3/D-2.0 (SIM)N INDICATES NEW.3 F162 F12LITHONIALE/CS-44120-4X25T8-120(4) GE F25T8/SPX35/ECO 48" DIAMETER LARGE SCALLE SURFACE MOUNTED LUMINAIRE WITH WHITE ACRLYIC DIFFUSER, 20 GAUGE DIEFORMEDSTEEL HOUSING, ELECTRONIC BALLAST(S), POLYESTER POWDER COAST MATTE WHITE FINISHNEW 4' SURFACE MOUNTED FLUORESCENTFIXTURE. F12 LIGHT FIXTURE. REF.#31REFLECTED CEILING PLAN Scale : 1/4" = 1'-0" (E) FLUORESCENT LIGHT FIXTURE TO REMAIN.9103F12 LIGHT FIXTUREScale : 1" = 1'-0" 2DETAIL PROMOTIONAL POSTERScale : 1'-1/2" = 1'-0" 11121314151617(E) GYPSUM BOARD CEILING, REF.#5/D-2.0LED - CRI: 90TYP. (3000K)AMERLUXCANOPY MOUNTED ACCENT LIGHT, ALUMINUM DIE-CAST HOUSING, 1"LENGTH, PAINTED FINISH. WHITE. ACCESSORYHOLDER WHITE.HORNET-HP LEDHORNET-HP-21-LED-E-WT-TN1-120-WF-300018IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL WALLS, FIXTURE LAYOUT,AND KEYNOTES IN CONFLICT PRIOR TO CONSTRUCTION. IT IS THE GC RESPONSIBILITY TOCOORDINATE ALL TRADES. NOTIFY ARCHITECT IMMEDIATELY IF ANY DISCREPANCIES OCCUR.FAILURE TO DO SO WILL RESULT IN CONTRACTOR OWNING ALL RESULTING ISSUES.EXIT2LITHONIA#EDG 1 120 ENEDGE LIT EXIT SIGN WITH 90 MIN. BATTERY BACKUPLIGHT FIXTURE LOCATIONS TAKE PRECEDENCE OVER SPRINKLER AND MECHANICAL DESIGN.RELOCATE SPRINKLER HEADS AND HVAC GRILLES AS REQUIRED.F-4AF-12 LIGHTSF-16MWU BACK LIGHTBACK OF HOUSESWITCH LABELING (FOR REF.ONLY)ALL CIRCUITING BYENGINEER AS REQUIREDBY CODE.NEW 2x2 CEILING GRID AND TILES. APC-1.SEE FINISH LEGEND ON A-2.0.REF.#1/D-2.0NEW 2x4 CEILING GRID AND TILES.SUGGESTED APC-2. SEE FINISH LEGEND ONON A-2.0. REF.#1/D-2.0LITHONIA LIGHTING GTL 4 40L EZ1 LP835(3) LEDWITH EMERGENCY EQUIPMENT.(3) LED1' x 4' LED TROFFER WITH 0-10V CONT. DIMMING. HOUSING AND DRIVER COVER FINISHED WITH 90% REFLECTIVEWHITE ENAMEL.1' x 4' LED TROFFER WITH 0-10V CONT. DIMMING. HOUSING AND DRIVER COVER FINISHED WITH 90% REFLECTIVEWHITE ENAMEL.LITHONIA LIGHTINGGTL 4 40L EZ1 LP835100SALES FLOOR101OPEN OFFICESHEET NO.DATE/ISSUEDATESHEET TITLEISSUE Kamus + Keller
i n t e r i o r s and a r c h i t e c t u r e
F. 562.216.5249 F. 805.583.5872
31416 Agoura Road, Ste 118 Westlake Village, CA 91361
T. 562.216.5244 T. 805.583.5935 www.kkaia.com PROJECT NO.DRAWN/REVIEWED16.0775.01MS|EC05.17.2016AT&T DEALER STORE
703 PIER AVE, SUITE H14
HERMOSA BEACH, CA 90254These drawings/specifications are theproperty of Kamus + Keller. They arefurnished as contract documents only.The seal(s) and signature(s) applyonly to the documents to which theyaffixed, and expressly displaim anyresponsibility for all other plans,specifications, estimates, reports orother documents or instrumentsrelating to or intended to be used forany part or parts of the architectural orengineering project. Additionally thesedrawings and seal(s) shall in no wayconvey or imply any time of warrantyor certification relating to theperformance of products and materialsbeyond those provided by theirrespective manufacturer.111 West Ocean Blvd., Suite 1750
Long Beach, California 90802102RESTROOM103PRODUCT ROOM12TYP.2TYP.3TYP.3TYP.3TYP.44444455678991011TYP.1213131414151617181718EXISTING AT&T CEILING PLANPage 31 of 151
RESTROOM104RESTROOM105STOR108PRIVATE STUDIO103STUDIO102BSTUDIO102AHALL106STOR107RETAIL101LOBBY/ROBERT QUINTANA
PROJECT ARCHITECTSPage 32 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSRESTROOM104RESTROOM105STOR108PRIVATE STUDIO103STUDIO102BSTUDIO102AHALL106STOR107RETAIL101LOBBY/Page 33 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 34 of 151
RESTROOM104RESTROOM105STOR108PRIVATE STUDIO103STUDIO102BSTUDIO102AHALL106STOR107RETAIL101LOBBY/ROBERT QUINTANA
PROJECT ARCHITECTSPage 35 of 151
RESTROOM104RESTROOM105CLROBERT QUINTANA
PROJECT ARCHITECTSPage 36 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 37 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 38 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 39 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 40 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 41 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 42 of 151
L4L9SPL12L4L9SPSPL4L9CSPL4SPL4SPL4SPL4SPL4L9CL11L5L15L15L25L21L7L3ROBERT QUINTANA
PROJECT ARCHITECTSPage 43 of 151
KEYED NOTES1234567LAMPSFIXTTYPEBRANDCATALOG NO.NO.TYPEVOLTWATTMOUNTREMARKS6 inchdownlt6RLR6-10L-35K-GU241LED30RECESSEDWESPECEM2120/1.12 HEAD LED EMERGENCY FIXTURE WITHWESPECLED277WALLREMOTE CAPABILITY, 90 MINUTE BATTERYBACK-UP, WHITE HOUSING1.1 WATT PER HEADEX1120/1.1WHITE EXIT SIGN RED LETTERSWESPECLED277WALLTHERMOPLASTIC UNIVERSAL STYLE MOUNTWITH 90 MINUTE EM BATTERY BACK UPSYMBOLVEX-U-BP-WB-WH1120/11WHITE EXIT SIGN GREEN LETTERSWESPECLED277WALL/PENDANTTHERMOPLASTIC UNIVERSAL STYLE MOUNTWITH 90 MINUTE EM BATTERY BACK UPWS-6-25-T-CDPendantLDWS-16IN-30W-MV-LVD-W1LED120-2716 INCH DIAMETER LED PENDANT BOWL2500 LUMENWESPEC277PENDANT90+CRI, 4000K 0-10V DIMMING(optional in place of 2x4 at lobby)WHITE120-27716 INCH DIAMETER LED PENDANT BOWL2500 LUMEN90+CRI, 4000K 0-10V DIMMINGWS-BE-WWS-C-R-WTRACHHEADWS-TH-E-40K-W1121150 LUMENSWESPECLED120TRACKCONTACT WESPEC FOR ALL LIGHTINGINFORMATION LISTED IN THE D.I.P.PROVIDED BY OWNER71L16L14L26,28L20,22L23L9L9L9L9212121215544444444445544666666L6L10L10ROBERT QUINTANA
PROJECT ARCHITECTSPage 44 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 45 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 46 of 151
TOTAL NETLBS
REMARKSOPER. WT.
MOCP
MCA
PHASE
VOLTS
FAN HP
COMPRESSOR SECTIONBTUHCAPACITYCOOLINGSEER/(EER)
MIN. EERDRIVECFMESPMARK
BTUH/WATTSMANUFACTURERMODEL NO.IEEREAT/LAT°FHVAC UNIT SCHEDULENOMTONSHEATTOTAL HEATCAPACITYCOP0.8"1200BELT(12.9)37,0000.52083-3045----370,000EXISTINGRTU-3RTU-1RTU-28"Ø10"Ø 12"Ø8"Ø
14"Ø8"Ø6"Ø
10"Ø6"Ø8"Ø10"Ø
10"Ø 10"Ø12"Ø18"Ø10"Ø
10"Ø
10"Ø
10"Ø
8"Ø
6"Ø12"Ø8"Ø8"Ø8"Ø 12"Ø
6"Ø
12"Ø14"ØROBERT QUINTANA
PROJECT ARCHITECTSPage 47 of 151
ROBERT QUINTANA
PROJECT ARCHITECTSPage 48 of 151
ROBERT QUINTANAPROJECT ARCHITECTSPage 49 of 151
CLUB PILATES BUSINESS OPERATION PLAN
Club Pilates will operate as a boutique fitness facility offering low-impact, instructor-led
Pilates Reformer based classes and occasional private sessions. This business is currently
open in Manhattan Beach with a strong loyal South Bay membership base. We are
relocating to Hermosa Beach to offer our members a fresh, modern, larger space.
Every Club Pilates Instructor holds a Comprehensive Pilates Certification from a credible,
minimum 450-hour Pilates Teacher Training. The instructors never participate in the
workout – they cue each exercise, keeping a close eye on the class or private client, and
correct the participants’ form.
Group Pilates classes are 50 minutes long and limited to 12 participants allowing for a
more personal and controlled environment. Private training is taught one-on-one in a
separate room. Each participant has their own station consisting of a Reformer, Tower, EXO
Chair, and TRX. There is little movement between apparatuses and little movement within
the studio. Once at your station, you are there for the entirety of the class.
Operations include retail sales, client check-in at a front desk, equipment setup, and
routine cleaning before and after each class. The studio does not use heavy weights or
amplified music; classes are conducted at moderate volume levels and emphasize
controlled, low-impact movement. There is a small retail area in the front lobby where we
will sell fitness apparel and accessories. No hazardous materials, industrial equipment, or
high-intensity activities are involved. No massage type services will offered.
Business hours are 6am-8pm M-Th, 6am-6pm F, 8am-1pm Sa-Su. Busier hours are in the
early morning (all week) and evening (M-F) with slower traffic in the afternoon. There will be
2-4 employees scheduled each hour, and the studio will employ 10-15 people, both part-
time and full-time.
Club Pilates will maintain strict safety, accessibility, and cleanliness standards. All
equipment will be regularly inspected, and staff will be trained in CPR/AED and safety
protocols. The business will generate typical pedestrian traffic consistent with small
fitness and wellness studios.
Overall, the Pilates studio will serve as a quiet, community-focused wellness space
offering structured exercise in a safe, low-impact environment.
Page 50 of 151
Public Notification Package 703 Pier Avenue
Page 51 of 151
Page 52 of 151
Page 53 of 151
Page 54 of 151
City of Hermosa Beach PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN that the Chairperson of the Hermosa Beach Planning Commission has called
a public hearing on Tuesday, January 20, 2026, at 5:00 p.m. to consider and take action on only those matters set forth on the agenda below.
1.A PRECISE DEVELOPMENT PLAN (PDP25-09), CONDITIONAL USE PERMIT (CUP25-12),
AND VESTING TENTATIVE PARCEL MAP NO. 84845 FOR TWO NEW 25-FOOT-TALL
RESIDENTIAL CONDOMINIUMS AT 520 25th STREET, IN THE TWO DWELLING UNITS PER
LOT (R-1A) ZONE. ENVIRONMENTAL REVIEW: THE PROJECTS QUALIFY FOR A CLASS 3
CATEGORICAL EXEMPTION PER SECTION 15303(b)OF THE CALIFORNIAENVIRONMENTAL QUALITY ACT GUIDELINES FOR NEW CONSTRUCTION OR
CONVERSION OF SMALL STRUCTURES.
2.A SIGN VARIANCE (VAR25-02), AS PART OF A COMPREHENSIVE SIGN PLAN, TO: 1)
ALLOW A MAXIMUM OF TWO WALL SIGNS PER BUSINESS ENTITY INSTEAD OF ONE SIGNPER BUSINESS, AND 2) PERMIT THE SECONDARY WALL SIGN TO BE LOCATED ON
BUILDING FRONTAGE WITHOUT PEDESTRIAN ACCESS AT A MULTI-TENANT SHOPPINGCENTER LOCATED AT 1100 PACIFIC COAST HIGHWAY IN THE GENERAL COMMERCIAL
(C-3) ZONE. CEQA: THE PROJECT QUALIFIES FOR CLASS 11 EXEMPTION PER SECTION15311 OF THE CEQA GUIDELINES FOR ACCESSORY STRUCTURES.
3.A CONDITIONAL USE PERMIT (CUP25-16) TO ALLOW THE OPERATION OF A PILATESSTUDIO (CLUB PILATES) WITHIN AN EXISTING 2,423-SQUARE-FOOT COMMERCIAL SPACE
LOCATED AT 703 PIER AVENUE, SUITE H14, IN THE SPECIFIC PLAN AREA 8(SPA-8) ZONE.
CEQA: THE PROJECT QUALIFIES FOR CLASS 3, CATEGORICAL EXEMPTION PER SECTION
15303(b) OF THE CEQA GUIDELINES FOR NEW CONSTRUCTION OR CONVERSION OF
SMALL STRUCTURES.
4.A ZONE TEXT AMENDMENT (TA 26-01) AMENDING CHAPTER 17.21 OF THE HERMOSA
BEACH MUNICIPAL CODE REGARDING ACCESSORY DWELLING UNITS (ADU) AND
JUNIOR ADUs TO COMPLY WITH RECENT CHANGES IN STATE LAW(CITYWIDE). CEQA:
THE PROJECT IS STATUTORILY EXEMPT FROM CEQA UNDER SECTION 21080.17 OF THE
PUBLIC RESOURCES CODE.
SAID PUBLIC MEETING is open to the public and is 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 that are raised at or before the public hearing.
FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-
0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be viewable on
the City’s website 72 hours before the meeting. As a courtesy, the hearing can be viewed on
Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website.
Alison Becker, AICP
Community Development Director
Page 55 of 151
3011428
1503
1502
1444
1436
3213371538
14481530
1452
1460
4054114194254334455071770
1754
1724 5765801775
1782 5725955915875775731948
1928
1908
1882
1868
1850
1838
1824
1808 57858459619275885901947
1937
1925
1769
1737
1723
1753560 5705855815715751841
18571870
1844
1836
182018021007180718131817
1853
1904
1865
18231819
1801
1826
1856
1866
1831
1855
1852 1845848842802
1851
1825
1815
1809
8038171843
1835
1860
18188012019
2017
2011
2007
1949
1935
1929
1920
1910
2012
2002
1950
1942
1936
190219191922193219341940
2005
2015
1909
1906
1840
1834
1832
1803
1901
183018281829
917172917331004938936932926912
100110259371719
100910171010100295092792993994594995710111639
1018977943923934960953963959933951925 9649449489409209289139149309359418578658491000
916
1102
821841843820860
1068
1057
1047
1027
1021
1075
1069
1051
1041
1087
1204
1312
1313308318 1325
1317
1309
1305
1209
1201
11271138
1221
333
1214
1136
1223338
1053
1038
10151022103910663221079
1026
10591061
1020
1076
1036
1054 1044
1084
1028
1016
1006 8615001056
1046
1040 43243654653253644450210354201212
1132
1122
1120
1092
1086
422
1211
1207
1125
11114001106
1181
1301
1222
1157
1217
1129
1141
4211218
403
1311
42711011126
1154
1308
13165061184
5455515631158
1134
5111109
5795191202
1216
5331220
1104552 1107729649635615627651703730642632620725 10051045
6506251050614710714619653645626636647731601931623727622612655652611706644720952712732855722531
1529
5655555095135171821
1731
1707
1601
1600
1720
14378308261738
1734
8298338371706
909
90192192290891016301633
1623
1617
1632
1628
1620
16101613
1609824
83884683283684015008091560
835847155091990291591182384590390590690083414141402 91884413148108228501310 8258278311200
110051813195265145501315113170216th St
16th
St
20th St
Monterey Blvd OceanDrAubrey
CtRhodes St
15th Pl
17t h S t
Mira
St
11 th
S t
A via t io n BlvdBard StPaci
f
i
cCoastHwyAubreyParkCt18th St
11th Pl
P i e r Ave
11th St
19th St
Raymond Ave
11th Pl
19th StAva AvePr
osp
e
ct
A
v
eVal
l
eyParkAve9th StValleyDrSpring
f
ie
ld
AveHi
llcres
t Dr
16th St
10th StSunset Dr
18th St
Oak St Ar
dmor
eAveLoma DrLoma Dr10th St
13th St
11th St
14th St
15th St
Cypress Ave
700
1559
1501719
701
711
500' RADIUS MAP r703 Pier Ave, Hermosa Beach, CA 90254
Page 56 of 151
Community Development Department Planning Division Attn: JC City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 703 Pier Avenue, Hermosa Beach, CA 90254 Assessor Parcel Numbers: 4185-001-011, -012, -013, -014, -015, -018, and -019 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, January 20, 2026, at 5:00 p.m. to consider the request described below.
A CONDITIONAL USE PERMIT (CUP25-16) TO ALLOW THE OPERATION OF A PILATES STUDIO (CLUB PILATES) WITHIN AN EXISTING 2,423-SQUARE-FOOT COMMERCIAL SPACE LOCATED AT 703 PIER AVENUE, SUITE H14, IN THE SPECIFIC PLAN AREA 8(SPA-8) ZONE. CEQA: THE PROJECT QUALIFIES FOR CLASS 3, CATEGORICAL EXEMPTION PER SECTION 15303(b) OF THE CEQA GUIDELINES FOR CONVERSION OF SMALL STRUCTURES.
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, AICP, Community Development Director
Page 57 of 151
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 on the 7th day of January , 2026, that I
deposited 965 Notices in the United States Post Office, a letter of 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 owners of said property who are entitled to a Notice in that
said persons and their addresses are those shown on the most recent equalized roll of
the Assessor of the County of Los Angeles as being owners of property within 500 feet
and all residential occupants within 500’ of the property described as:
APN: 4185-001-011, -012, -013, -014, -015, -018, and -019
Subject: 703 PIER
HERMOSA BEACH CA 90254
that on said day there was regular communication by United States Mail to the
addresses shown above.
Page 58 of 151
City of Hermosa Beach | Page 1 of 12
Meeting Date: January 20, 2026
Staff Report No. 26-CDD-005
Honorable Chair and Members of the Hermosa Beach Planning Commission
LOCATION: 520 25th STREET
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)
Recommended Action:
Staff recommend Planning Commission:
1. 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
2. Adopt a Resolution (Attachment 1) 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.
Executive Summary:
The following is a request for approval of a Conditional Use Permit (CUP), Precise Development
Plan (PDP), and a Vesting Tentative Parcel Map (VTPM) that would permit the construction of two
detached residential condominium units at 520 25th Street. Staff recommend that the Planning
Commission approve the requested CUP, PDP, and VTPM with conditions of approval and
determine that the project is categorically exempt from the California Environmental Quality Act.
Background:
The project site consists of an interior lot with vehicle access on 25th Street in the Two Dwelling
Units Per Lot Zone (R-1A) within the Coastal Zone (Attachment 2). The City’s General Plan
(PLAN Hermosa) designates the property as Low Density Residential with an allowable density
range of 2.0 – 13.0 dwelling units per acre. The site is located on the south side of 25th Street and
west of Valley Drive. The subject parcel is developed with one single-family residence built prior
Page 59 of 151
City of Hermosa Beach | Page 2 of 12
to 1925 with a detached garage and workshop, which are proposed to be demolished. The
proposed project, if approved, would increase the number of residences by one.
Protected Units:
The Housing Crisis Act’s (HCA), replacement housing requirement, as amended by Senate Bill 8,
applies to a housing development that demolishes existing residential units. Additionally,
California Government Code Section 66300, states protected units are required to be replaced.
Pursuant to California Government Code Section 66300.5(h)(4), protected units include
residential dwelling units that are or were rented by lower or very low-income households within
the past five years. Per this requirement, the applicant has demonstrated that the prior occupants
of the home proposed to be demolished were not lower or very low-income households within a
five-year period via attestations from the prior occupants on forms prescribed by the city.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan Low Density (LD)
Zoning Two Dwelling Units Per Lot Zone (R-1A)
Lot Size 7,445 square feet
Surrounding Zoning
North: R-1A
East: R-1A
South: R-1
West: R-1A and R-1
Surrounding Uses
North: Residential
East: Residential
South: Residential
West: Residential
Project Description
The project consists of the construction of two detached residential condominium units within two
buildings on an existing ground lot and the demolition of an existing residence (Attachment 3).
The new residence at the front of the lot, nearest to 25th Street (Unit A), would consist of 2,919
square feet of living area, while the residence at the back of the lot (Unit B) would consist of
2,978.5 square feet of living area. Vehicular access to the site would be provided from 25th Street
via an eleven-foot-wide driveway, which would lead to two-car garages for each unit, as well as
an open guest parking space in between the two attached garages of each unit. Also on this level
(the first floor) of Unit A, there is a powder room, kitchen, living room, study, and a stairway leading
to the second floor. The first floor of Unit B is the same as that of Unit A, except that Unit B does
Page 60 of 151
City of Hermosa Beach | Page 3 of 12
not have a study. On the second floor of each unit lies the primary bedroom suite and bath, with
four additional bedrooms and three bathrooms, as well as a laundry room.
The project requires the Planning Commission’s review and approval of a Conditional Use Permit,
a Precise Development Plan, and a Vesting Tentative Parcel Map. The CUP and PDP review aims
to promote compatibility, architectural unity, enhance design, and ensure neighborhood
compatibility. A Vesting Tentative Parcel Map for condominium purposes is requested so that the
units may be sold separately (Attachment 4).
Discussion:
Development Standards
Two Dwelling Units Per Lot Zone (R-1A) Development Standards
Criteria Required Provided
LOT STANDARDS
Minimum Lot Area 3,350 square feet per unit 3,722.5 square feet per unit
Lot Coverage Maximum 65% 52%
HEIGHT: 25 ft 24 ft 10 in
YARDS:
Front 10 ft 10 ft
Side 5 ft 5 ft
Rear 5 ft 5 ft
PARKING AND DRIVEWAYS:
Total Parking Spaces Minimum 5 5
Garage Spaces Minimum 4 4
Guest Space Minimum 1 1
OPEN SPACE:
Private Open Space: 800 square feet 800 square feet
DESIGN ELEMENTS:
Solid Waste Area (Per Unit) (3) 2.5 ft X 2.5 ft bins (3) 2.5 ft X 2.5 ft bins
Page 61 of 151
City of Hermosa Beach | Page 4 of 12
The following summarizes the requirements of condominium construction and maintenance, and
the development’s compliance with residential minimum design standards.
Historical Assessment
The existing home was not included in the City’s inventory of Potential Historic Resources, as
documented in Figure 7.2 of Appendix C of the Plan Hermosa Program Environmental Impact
Report nor is it a locally designated historic resource. Therefore, it is not considered a historic
resource.
Project Findings:
A Conditional Use Permit may only be approved or conditionally approved when positive findings
can be made for all of the findings pursuant to Hermosa Beach Municipal (HBMC) Code Section
17.56.050:
1. The proposed use is allowed within the applicable zone and complies with all other
applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The project site is located within the Two Dwelling Units Per Lot Zone (R-1A). The proposed
use for two detached residential units is allowed within the R-1A zone and is compliant with
the City’s Zoning Ordinance and all other provisions in the Municipal Code. The project would
be developed with two units within 7,445 square feet, which is compliant with the requirement
of one unit per 3,350 square feet in the R-1A Zone. The project demonstrates consistency
with applicable criteria of HBMC Section 17.56.040 Criteria for Review of Conditional Use
Permits, specifically that the site provides a total of five parking spaces, meeting the
development standard for parking in the R-1A zone as required in Section 17.44.020. Also,
the proposed location of the parking and size of the spaces complies with Sections 17.44.090
and 17.44.100 in that the parking spaces are located entirely onsite within two garages with
Criteria Required Provided
LOT STANDARDS
Minimum Lot Width 30’ 50 feet
DESIGN ELEMENTS:
Unit Size 1,600 sf per unit (based on
4 bedrooms)
2,919 sf Unit A
2,978.5 sf Unit B
Private Storage Space 200 cubic feet per unit 200 cubic feet each unit
Height
25 ft max along walk
streets. Otherwise, base
zone standard applies.
25 ft. Not a walk street
YARDS:
Front 5 ft 10 ft
Page 62 of 151
City of Hermosa Beach | Page 5 of 12
dimensions of 20 feet by 18 feet and with an open guest space which is between the two
attached garages a dimension of 10 feet by 20 feet. Additionally, the scope of the project is
within the anticipated development of the City and the impact to the City’s infrastructure and
services will be mitigated through compliance with Building and Safety standards, public right-
of-way improvements and assessed initial and ongoing fees to service providers.
2. The proposed use is consistent with the General Plan and any applicable specific
plan;
The project site has a Low Density Residential land use designation in the City’s General
Plan (PLAN Hermosa). The proposed use is consistent with the Low Density Residential
designation and is not a part of any specific plan area. The Low Density Residential
designation intends to provide the lowest levels of density, offer a high quality environment
for family life and ensure the preservation of residential property values. The project site is
also located within the Valley Neighborhood Character Area of the General Plan. The purpose
of the General Plan character areas is to provide guidance on how buildings should interact
with the public realm to encourage a coordinated urban realm. The Valley Neighborhood
Character Area establishes that the area is almost exclusively one to two-story single-family
homes, with multi-family condo development next to Valley Park (as this project is). This
project respects the building design and orientation in that the garages are not featured
prominently at the street view. The proposed project would comply with or exceed the
minimum front, side, and rear yard areas for the R-1A Zone. The identified density range for
the land use designation is 2.0 – 13.0 dwelling units per acre pursuant to PLAN Hermosa.
The proposed two-unit condominium would have a density of 11.7 dwelling units per acre,
which within the designated density range. Additionally, the project has been reviewed for
consistency with the General Plan policies and goals. A summary of the most relevant goals
and policies is detailed in the table below.
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 of life
for residents.
Policy 1.6 Scale and context. Consider
the compatibility of new development
within its urban context to avoid abrupt
changes in scale and massing.
The scale of the development is in line with
that of the neighborhood and similar
development surrounds the subject property.
The proposed project is a two- unit
condominium development consisting of two
levels which is common of new multi-family
development in this community. The
development fits in seamlessly with the urban
context which is made up of one- and two-
story buildings and does not contain abrupt
changes in scale and massing.
Page 63 of 151
City of Hermosa Beach | Page 6 of 12
General Plan Consistency
Goals & Policies Findings
Goal 2: Neighborhoods provide for
diverse needs of residents of all ages and
abilities and are organized to
support healthy and active lifestyles.
Policy 2.3 Balanced neighborhoods.
Promote a diverse range of housing unit
types and sizes, within allowed density.
The project is located within walking distance
to local schools, parks and the beach. Such
proximity allows for a diverse choice of
recreational activities and hobbies.
The proposed project is a two-unit
condominium and would contribute to a
diverse neighborhood with various housing
types and unit sizes for residents of different
income levels.
Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of
buildings.
Policy 5.6 Eclectic and diverse
architecture. Seek to maintain and
enhance neighborhood character
through eclectic and diverse
architectural styles.
Goal 6. A pedestrian-focused urban
form that creates visual interest and a
comfortable outdoor environment.
Policy 6.7 Pedestrian oriented design.
Eliminate urban form conditions that
reduce walkability by discouraging
surface parking and parking structures
along walkways, long blank walls along
walkways, and garage dominated
building facades.
The proposed project would contribute to the
diversity of architectural styles in the
community through effective site design.
The building design incorporates windows,
projections eaves, and a pedestrian
accessible entrance along the northern
elevation, facing the street. The design
features contribute to a pedestrian-focused
urban form that creates visual interest. The
proposed project provides setbacks along
the front, rear, and side of the property to
give relief to the site’s relationship to the
parkway and allow for a friendly relationship
between the development and pedestrians
traversing the public right-of-way.
Page 64 of 151
City of Hermosa Beach | Page 7 of 12
General Plan Consistency
Goals & Policies Findings
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.
The project complies with a maximum
height of 25 feet to allow for maintenance of
vistas, viewpoints and resources.
Nighttime views would be protected by a
condition of approval requiring all exterior
lighting to be downcast to minimize light
pollution. In addition, the project is
sufficiently distanced from the shoreline
such that the lighting levels will not affect
glare.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership in
the community.
The project will support the development of
safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust than
the codes used for the existing on- site
residences. Furthermore, the project will
enhance the public right of way and
underground utilities to provide safe, sound,
and decent housing.
The proposed project contains two
condominiums which present the opportunity
for home ownership in the community.
3. The proposed use will not be averse to the public health, safety, or general welfare
of the community, nor detrimental to surrounding properties or improvements;
The proposed condominium development would be like other multifamily developments in
the vicinity and would not be averse to the public health, safety, or general welfare of the
community or detrimental to surrounding properties or improvements. The project meets
all requirements for the R-1A zone and is consistent with the Low Density Residential land
use designation and the Valley Neighborhood Character area in PLAN Hermosa. Further,
the project will comply with all current building and safety standards to assure safety and
reliability in construction. The site provides for residential vehicular access with its
provision of compliant driveway width, garage parking and guest parking. The project will
not exceed 25 feet in height, the maximum height and such height will be verified at the
Page 65 of 151
City of Hermosa Beach | Page 8 of 12
time of construction per HBMC Section 17.46.015. The project will also maintain all
required setbacks per HBMC Section 17.10.020, 10 feet in the front yard (as required), 5
feet in the side yard (as required), and 5 feet in the rear yard (as required).
4. The design, location, size, and operating characteristics of the proposed activity
are compatible with the existing and reasonably foreseeable future land uses and
circulation in the vicinity; and
The design, location, size, and operating characteristics of the proposed condominium
development are compatible with the existing and reasonably foreseeable future land uses
and circulation in the vicinity. The project site is developed with one existing single-family
residence. The proposed project design is characteristic of similar multifamily residences
in the area and is in a residential zone. The project is also consistent with the Low Density
Residential land use designation and the Valley Neighborhood Character area in PLAN
Hermosa. The project use as two detached residences on a single lot is consistent with
reasonably foreseeable future land use.
5. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
The project site is physically suitable for the type of use being proposed. The project site is
developed with one existing single-family residence. The project site is located on a 7,445
square foot lot with existing access to a public street, utilities, and other essential services.
The existing lot fronts 25th Street and has a lot width of 50 feet. The proposed subdivision is
for condominium purposes of two new detached residential buildings. There are no physical
constraints which would prohibit this type of development.
Additionally, a Precise Development Plan may only be approved or conditionally approved when
positive findings can be made for all of the findings pursuant to Hermosa Beach Municipal (HBMC)
Code § 17.58.040:
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 project site is located within the Two Dwelling Units Per Lot Zone (R-1A). The design,
layout, and physical features of the proposed development comply with the City’s Zoning
Ordinance and all relevant sections of the Hermosa Beach Municipal Code including the
development standard for height as contained within HBMC Section 17.10.020. Additionally,
HBMC Section 17.10.020.H requires that the minimum lot area per dwelling unit be not less
than 3,350 square feet, where the site provides 3,722.5 square feet per unit. The project
complies with the maximum lot coverage, which cannot exceed 65 percent of the lot per and
the project provides for 52 percent. Off street parking as required in Section 17.10.020.F is
accommodated entirely onsite. The development includes four enclosed parking spaces and
one guest parking spaces. Vehicle access and parking will be accommodated through a
shared 11 foot-wide driveway, with adequate space for vehicle maneuvering of 24 feet.
Additionally, the site will feature a catch basin with filter insert to ensure compliance with low-
impact development standards. The project provides the required open space of 400 square
Page 66 of 151
City of Hermosa Beach | Page 9 of 12
feet per unit (HBMC Section 17.10.K) provided for behind the front setback of Unit A and to
the rear of the rear yard setback for Unit B. The project also complies with condominium
standards including providing for compliant declaration of covenants, conditions and
restrictions as found in the conditions of approval and required by Section 17.22.050. The lot
is 50 feet wide, exceeding the minimum lot width of 29 feet and provides for greater than 1,600
square feet unit per Section 17.22.060.
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
The project site has a Low Density Residential land use designation in the City’s General Plan
(PLAN Hermosa), and is not part of any specific plan area. The design, layout, and other
physical features of the project are consistent with the General Plan. The Low Density
Residential designation intends to provide the lowest levels of density, offer a high quality
environment for family life and ensure the preservation of residential property values. The
identified density range for the land use designation is 2.0 – 13.0 dwelling units per acre
pursuant to PLAN Hermosa. The proposed two-unit condominium project complies with these
standards and is within the allowable density range at 11.7 dwelling units per acre. There are
no other specific plans or design guidelines required for the project site.
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 design, layout, and other physical features of the project
comply with the design and development standards applicable to the zone and no waivers
from these standards are being requested.
Finally, approval of a tentative parcel map is required for the creation of two residential
condominiums. A subdivision for a tentative parcel map may only be approved or conditionally
approved when positive findings can be made pursuant to Section16.08.060 of the HBMC.
1. The proposed subdivision would not create lots smaller than a forty (40) foot width and
having less than four thousand (4,000) square feet;
The proposed subdivision would not alter the sizes of the existing lot but would rather
subdivide airspace within the lot for condominium purposes. The existing lot is 50 feet in width
and is 7,445 square feet in total.
2. The proposed lots, after being divided, front on public streets and do not front on any
alleys;
The existing 7,445 square-foot lot fronts on 25th Street. The proposed subdivision of airspace
for condominium purposes would not alter this arrangement.
3. The proposed subdivision will in no way be inconsistent with the prevailing lot pattern
or reduce property values in the surrounding neighborhood area;
The proposed subdivision of airspace is consistent with zoning for R-1A and there are no
unique characteristics about this subdivision which would indicate that surrounding property
Page 67 of 151
City of Hermosa Beach | Page 10 of 12
values would be negatively affected as a result of this subdivision.
4. The size of the proposed lots is not smaller than the prevailing lot size and lot frontage
within the same zone and general plan designation within a three hundred (300) foot
radius; provided, however, that all such lots used in the comparison shall be in the
same neighborhood area;
The size of the lot would not be altered by the proposed subdivision as it pertains to airspace
divisions for condominium purposes. There shall be no impact to this lot size standard. The
existing lot is 50 feet wide, exceeding the minimum lot width of 30 feet and has a total area of
7,445 square feet where a minimum of lot size is required for new lots.
5. The granting of the subdivision would result in the creation of lots that would be of a size
and configuration which would be in keeping with the standards of development
specified by the zoning ordinance for the land use zone in which it is located;
The size of the lot would not be altered by the proposed subdivision as it pertains to airspace
divisions for condominium purposes. There shall be no impact to this lot size or configuration
standard.
6. The creation of the proposed lots would be in conformity with the intent and purpose of
the comprehensive general plan for the city;
PLAN Hermosa, the City’s General Plan allows for the creation of new condominium
developments within the R-1A zone. Additionally, the proposed subdivision would not alter the
size of the existing lot. The subdivision as proposed is compliant with the intent and purpose
of the comprehensive general plan for the City. The following table provides a summary of
the relevant General Plan goals and policies with which the proposed subdivision conforms.
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 of life
for residents.
Policy 1.6 Scale and context. Consider
the compatibility of new development
within its urban context to avoid abrupt
changes in scale and massing.
The scale of the development is in line with
that of the neighborhood and similar
development surrounds the subject property.
The proposed project is a two- unit
condominium development consists of two
levels which is common of new multi-family
development in this community. The
development fits in seamlessly with the
urban context which is made up of one and
two-story buildings and does not contain
abrupt changes in scale and massing.
Housing Element
Page 68 of 151
City of Hermosa Beach | Page 11 of 12
General Plan Consistency
Goals & Policies Findings
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership in
the community.
The project would support the development of
safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust than
the codes used for the existing on- site
residences.
Furthermore, the condominiums present the
opportunity for home ownership in the
community.
7. The tentative subdivision map complies with the requirements for approval
set forth in the Subdivision Map Act of the state of California.
The vesting tentative subdivision map complies with the Subdivision Map Act and shall
be reviewed by the City Engineer for conformance with all requirements set forth in
the Subdivision Map Act of California. No final map shall be approved by the
jurisdiction until such time that the proposed subdivision map has been cleared for
compliance.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA), the proposed project
qualifies for a Class 3 categorical exemption, as defined in Section 15303 of the CEQA
Guidelines, for New Construction as it consists of a multifamily residential structure
consisting of no more than four units (Attachment 1).
Public Notification:
For the January 20, 2026, Planning Commission hearing, a total of 145 public hearing
notices were mailed to the applicant, occupants, and property owners of properties within
a 300- foot radius on January 7, 2026. A legal ad was published on January 8, 2026 in the
Easy Reader, 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 5. As of the writing of the report, the staff have
received no public comments.
Attachments:
1. Draft PC Resolution 26-XX
2. Zoning Map
3. Project Plans
4. Vesting Tentative Parcel Map No. 84845
5. Public Notification Package
Page 69 of 151
City of Hermosa Beach | Page 12 of 12
Respectfully Submitted by: DeDe Tran, Assistant Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, AICP, Community Development Director
Page 70 of 151
1
PC Resolution 26-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT
(CUP25-12), PRECISE DEVELOPMENT PLAN (PDP25-09), AND VESTING
TENTATIVE PARCEL MAP (VTPM NO. 84845) FOR NEW 25-FOOT-TALL
RESIDENTIAL CONDOMINIUM BUILDINGS AT 520 25th STREET IN THE TWO
DWELLING UNITS PER LOT ZONE (R-1A), AND DETERMINING THAT THE
PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order as
follows:
WHEREAS, on August 19, 2025, applicant James Scott Walker, JR. (“applicant”), filed a
development application seeking approval of Conditional Use Permit 25-12, Precise Development
Plan 25-09, and Vesting Tentative Parcel Map VTPM No. 84845 (the “project”) for the
construction of a two-unit detached condominium project at 520 25th Street in Hermosa Beach
(“project site”); and
WHEREAS, the Planning Commission conducted a duly noticed public hearing to
consider the subject application on January 20, 2026, at which time testimony and evidence, both
written and oral, was presented to and considered by the Planning Commission; and
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction
or Conversion of Small Structures, because the proposal pertains to construction of limited
numbers (two) new, small structures. More specifically, the project is comprised of the
construction of two condominium units in an urbanized area, totaling no more than six dwelling
units. Section 15300.2 of the CEQA Guidelines list the exceptions to the exemption and these
exceptions to the exemptions define circumstances that override or negate the City’s ability to
use a categorical exemption. Specifically, these exceptions to the exemptions are:
The project is located in a sensitive environment such that the project may impact an officially
mapped and designated environmental resource of hazardous or critical concern;
The cumulative effect of successive projects of the same type in the same place, over time, is
significant;
The project may have a significant environmental impact due to unusual circumstances;
The project may damage scenic resources (i.e. trees, historic buildings, or rock outcroppings)
within an official state scenic highway;
The project is located on a listed hazardous waste site; or
None of the exceptions to the Categorical Exemptions apply, nor will the location of the
project impact an environmental resource of hazardous or critical concern. The project 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 or
Page 71 of 151
2
damage a scenic highway or scenic resources within a state scenic highway. The site is not
located on a hazardous waste site and will not cause a substantial adverse change in the
significance of a historical resource. The existing home was not included in the City’s list of
Potential Historic Resources nor is it a locally designated historic resource. Therefore, the project
is not considered a historic resource.
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 finds, determines, and declares the following pertaining to the application for
Conditional Use Permit 25-12, pursuant to the review criteria for Conditional Use Permits in
Section 17.56.040 of the Hermosa Beach Municipal Code and required findings for Conditional
Use Permits in Section 17.56.050 of the Hermosa Beach Municipal Code (HBMC):
1. The proposed use is allowed within the applicable zone and complies with all other
applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
The project site is located within the Two Dwelling Units Per Lot Zone (R-1A). The
proposed use for two detached residential units is allowed within the R-1A zone and is
compliant with the City’s Zoning Ordinance and all other provisions in the Municipal
Code. The project would be developed with two units within 7,445 square feet, which is
compliant with the requirement of one unit per 3,350 square feet in the R-1A Zone. The
project demonstrates consistency with applicable criteria of HBMC Section 17.56.040
Criteria for Review of Conditional Use Permits, specifically that the site provides a total of
five parking spaces, meeting the development standard for parking in the R-1A zone as
required in Section 17.44.020. Also, the proposed location of the parking and size of the
spaces complies with Sections 17.44.090 and 17.44.100 in that the parking spaces are
located entirely onsite within two garages with dimensions of 20 feet by 18 feet and with
an open guest space which is between the two attached garages a dimension of 10 feet
by 20 feet. Additionally, the scope of the project is within the anticipated development of
the City and the impact to the City’s infrastructure and services will be mitigated through
compliance with Building and Safety standards, public right-of-way improvements and
assessed initial and ongoing fees to service providers.
2. The proposed use is consistent with the General Plan and any applicable specific
plan;
The project site has a Low Density Residential land use designation in the City’s General
Plan (PLAN Hermosa). The proposed use is consistent with the Low Density Residential
designation and is not a part of any specific plan area. The Low-Density Residential
designation intends to provide the lowest levels of density, offer a high-quality
environment for family life and ensure the preservation of residential property values.
The project site is also located within the Valley Neighborhood Character Area of the
General Plan. The purpose of the General Plan character areas is to provide guidance on
how buildings should interact with the public realm to encourage a coordinated urban
Page 72 of 151
3
realm. The Valley Neighborhood Character Area establishes that the area is almost
exclusively one to two-story single-family homes, with multi-family condo development
next to Valley Park (as this project is). This project respects the building design and
orientation in that the garages are not featured prominently at the street view. The
proposed project would comply with or exceed the minimum front, side, and rear yard
areas for the R-1A Zone. The identified density range for the land use designation is 2.0 –
13.0 dwelling units per acre pursuant to PLAN Hermosa. The proposed two-unit
condominium would have a density of 11.7 dwelling units per acre, which within the
designated density range. Additionally, the project has been reviewed for consistency
with the General Plan policies and goals. A summary of the most relevant goals and
policies is detailed in the table below.
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 of life
for residents.
Policy 1.6 Scale and context. Consider the
compatibility of new development within
its urban context to avoid abrupt changes
in scale and massing.
The scale of the development is in line with
that of the neighborhood and similar
development surrounds the subject property.
The proposed project is a two- unit
condominium development consisting of two
levels which is common of new multi-family
development in this community. The
development fits in seamlessly with the urban
context which is made up of one- and two-
story buildings and does not contain abrupt
changes in scale and massing.
Goal 2: Neighborhoods provide for
diverse needs of residents of all ages and
abilities and are organized to
support healthy and active lifestyles.
Policy 2.3 Balanced neighborhoods.
Promote a diverse range of housing unit
types and sizes, within allowed density.
The project is located within walking distance
to local schools, parks and the beach. Such
proximity allows for a diverse choice of
recreational activities and hobbies.
The proposed project is a two-unit
condominium and would contribute to a
diverse neighborhood with various housing
types and unit sizes for residents of different
income levels.
Page 73 of 151
4
General Plan Consistency
Goals & Policies Findings
Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of
buildings.
Policy 5.6 Eclectic and diverse
architecture. Seek to maintain and
enhance neighborhood character
through eclectic and diverse architectural
styles.
Goal 6. A pedestrian-focused urban
form that creates visual interest and a
comfortable outdoor environment.
Policy 6.7 Pedestrian oriented design.
Eliminate urban form conditions that
reduce walkability by discouraging
surface parking and parking structures
along walkways, long blank walls along
walkways, and garage dominated
building facades.
The proposed project would contribute to
the diversity of architectural styles in the
community through effective site design.
The building design incorporates windows,
projections eaves, and a pedestrian
accessible entrance along the northern
elevation, facing the street. The design
features contribute to a pedestrian-focused
urban form which creates visual interest.
The proposed project provides setbacks
along the front, rear and side of the
property to give relief to the site’s
relationship to the parkway and allow for a
friendly relationship between the
development and pedestrians traversing the
public right-of-way.
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.
The project complies with a maximum
height of 25 feet to allow for maintenance
of vistas, viewpoints and resources.
Nighttime views would be protected by a
condition of approval requiring all exterior
lighting to be downcast to minimize light
pollution. In addition, the project is
sufficiently distanced from the shoreline
such that the lighting levels will not affect
glare.
Page 74 of 151
5
General Plan Consistency
Goals & Policies Findings
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership in
the community.
The project will support the development of
safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust than
the codes used for the existing on- site
residences. Furthermore, the project will
enhance the public right of way and
underground utilities to provide safe, sound,
and decent housing.
The proposed project contains two
condominiums which present the
opportunity for home ownership in the
community.
3. The proposed use will not be averse to the public health, safety, or general welfare
of the community, nor detrimental to surrounding properties or improvements;
The proposed condominium development would be like other multifamily developments
in the vicinity and would not be averse to the public health, safety, or general welfare of
the community or detrimental to surrounding properties or improvements. The project
meets all requirements for the R-1A zone and is consistent with the Low Density
Residential land use designation and the Valley Neighborhood Character area in PLAN
Hermosa. Further, the project will comply with all current building and safety standards
to assure safety and reliability in construction. The site provides for residential vehicular
access with its provision of compliant driveway width, garage parking and guest parking.
The project will not exceed 25 feet in height, the maximum height and such height will
be verified at the time of construction per HBMC Section 17.46.015. The project will also
maintain all required setbacks per HBMC Section 17.10.020, 10 feet in the front yard (as
required), 5 feet in the side yard (as required), and 5 feet in the rear yard (as required).
4. The design, location, size, and operating characteristics of the proposed activity are
compatible with the existing and reasonably foreseeable future land uses and
circulation in the vicinity; and
The design, location, size, and operating characteristics of the proposed condominium
Page 75 of 151
6
development are compatible with the existing and reasonably foreseeable future land
uses and circulation in the vicinity. The project site is developed with one existing single-
family residence. The proposed project design is characteristic of similar multifamily
residences in the area and is in a residential zone. The project is also consistent with the
Low Density Residential land use designation and the Valley Neighborhood Character
area in PLAN Hermosa. The project use as two detached residences on a single lot is
consistent with reasonably foreseeable future land use.
5. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
The project site is physically suitable for the type of use being proposed. The project site
is developed with one existing single-family residence. The project site is located on a
7,445 square foot lot with existing access to a public street, utilities, and other essential
services. The existing lot fronts 25th Street and has a lot width of 50 feet. The proposed
subdivision is for condominium purposes of two new detached residential buildings.
There are no physical constraints which would prohibit this type of development.
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
Precise Development Plan 24-18 pursuant to Section 17.58.040 of the Hermosa Beach Municipal
Code.
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 project site is located within the Two Dwelling Units Per Lot Zone (R-1A). The
design, layout, and physical features of the proposed development comply with the
City’s Zoning Ordinance and all relevant sections of the Hermosa Beach Municipal Code
including the development standard for height as contained within HBMC Section
17.10.020. Additionally, HBMC Section 17.10.020 H requires that the minimum lot area
per dwelling unit be not less than 3,350 square feet, where the site provides 3,722.5
square feet per unit. The project complies with the maximum lot coverage, which cannot
exceed 65 percent of the lot per and the project provides for 52 percent. Off street
parking as required in Section 17.10.020 F is accommodated entirely onsite. The
development includes four enclosed parking spaces and one guest parking spaces.
Vehicle access and parking will be accommodated through a shared 11 foot-wide
driveway, with adequate space for vehicle maneuvering of 24 feet. Additionally, the site
will feature a catch basin with filter insert to ensure compliance with low-impact
development standards. The project provides the required open space of 400 square
feet per unit (HBMC Section 17.10.020 K) provided for behind the front setback of Unit A
and to the rear of the rear yard setback for Unit B. The project also complies with
Page 76 of 151
7
condominium standards including providing for compliant declaration of covenants,
conditions and restrictions as found in the conditions of approval and required by
Section 17.22.050. The lot is 50 feet wide, exceeding the minimum lot width of 29 feet
and provides for greater than 1,600 square feet unit per Section 17.22.060.
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
The project site has a Low Density Residential land use designation in the City’s General
Plan (PLAN Hermosa), and is not part of any specific plan area. The design, layout, and
other physical features of the project are consistent with the General Plan. The Low
Density Residential designation intends to provide the lowest levels of density, offer a
high quality environment for family life and ensure the preservation of residential
property values. The identified density range for the land use designation is 2.0 – 13.0
dwelling units per acre pursuant to PLAN Hermosa. The proposed two-unit
condominium project complies with these standards and is within the allowable density
range at 11.7 dwelling units per acre. There are no other specific plans or design
guidelines required for the project site.
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 design, layout, and other physical features of the project comply with the design and
development standards applicable to the zone and no waivers from these standards are
being requested.
Section 3. Based on the testimony and evidence received, the Planning Commission
hereby further finds, determines, and declares the following pertaining to the application for a
Vesting Tentative Parcel Map No. 84662 pursuant to Section 16.08.060 of the Municipal Code.
1. The proposed subdivision would not create lots smaller than a forty (40) foot width
and having less than four thousand (4,000) square feet;
The proposed subdivision would not alter the sizes of the existing lot but would rather
subdivide airspace within the lot for condominium purposes. The existing lot is 50 feet
and is 7,445 square feet in total.
2. The proposed lots, after being divided, front on public streets and do not front on
any alleys;
The existing 7,445 square-foot lot fronts on 25th Street. The proposed subdivision of
airspace for condominium purposes would not alter this arrangement.
3. The proposed subdivision will in no way be inconsistent with the prevailing lot
Page 77 of 151
8
pattern or reduce property values in the surrounding neighborhood area;
The proposed subdivision of airspace is consistent with zoning for R-1A and there are no
unique characteristics about this subdivision which would indicate that surrounding
property values would be negatively affected as a result of this subdivision.
4. The size of the proposed lots is not smaller than the prevailing lot size and lot
frontage within the same zone and general plan designation within a three
hundred (300) foot radius; provided, however, that all such lots used in the
comparison shall be in the same neighborhood area;
The size of the lot would not be altered by the proposed subdivision as it pertains to
airspace divisions for condominium purposes. There shall be no impact to this lot size
standard. The existing lot is 50 feet wide, exceeding the minimum lot width of 30 feet
and has a total area of 7,445 square feet where a minimum of lot size is required for new
lots.
5. The granting of the subdivision would result in the creation of lots that would be of a
size and configuration which would be in keeping with the standards of
development specified by the zoning ordinance for the land use zone in which it is
located;
The size of the lot would not be altered by the proposed subdivision as it pertains to
airspace divisions for condominium purposes. There shall be no impact to this lot size or
configuration standard.
6. The creation of the proposed lots would be in conformity with the intent and
purpose of the comprehensive general plan for the city;
PLAN Hermosa, the City’s General Plan allows for the creation of new condominium
developments within the R-1A zone. Additionally, the proposed subdivision would not
alter the size of the existing lot. The subdivision as proposed is compliant with the intent
and purpose of the comprehensive general plan for the City. The following table
provides a summary of the relevant General Plan goals and policies with which the
proposed subdivision conforms.
Page 78 of 151
9
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 of life
for residents.
Policy 1.6 Scale and context. Consider
the compatibility of new development
within its urban context to avoid abrupt
changes in scale and massing.
The scale of the development is in line with
that of the neighborhood and similar
development surrounds the subject property.
The proposed project is a two- unit
condominium development consists of two
levels which is common of new multi-family
development in this community. The
development fits in seamlessly with the
urban context which is made up of one and
two-story buildings and does not contain
abrupt changes in scale and massing.
Housing Element
Issue Area 2: Affordable Housing
Development
Policy 2.2 The City will continue to
encourage the development of safe,
sound, and decent housing to meet the
need of varying income groups
Policy 2.4 The City will continue to
support and promote homeownership in
the community.
The project would support the development
of safe, sound, and decent housing. The
condominium units built from this project
would be made to comply with current
building codes which are more robust than
the codes used for the existing on- site
residences.
Furthermore, the condominiums present the
opportunity for home ownership in the
community.
7. The tentative subdivision map complies with the requirements for approval set
forth in the Subdivision Map Act of the state of California.
The vesting tentative subdivision map complies with the Subdivision Map Act and shall
be reviewed by the City Engineer for conformance with all requirements set forth in the
Subdivision Map Act of California. No final map shall be approved by the jurisdiction
until such time that the proposed subdivision map has been cleared for compliance.
Page 79 of 151
10
Section 4. Based on the foregoing, the Planning Commission hereby approves the
subject Conditional Use Permit 25-12, Precise Development Plans 25-09, and Vesting Tentative
Parcel Map No. 84845 for the construction of a two-unit detached condominium project at 520
25th Street as set forth in Planning Commission Resolution 26-XX, subject to the following
Conditions of Approval:
General:
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 January 20, 2026
revised 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 R-1A Zone as applicable and the
Condominium Ordinance in Chapter 17.22 of the Hermosa Beach Municipal Code (HBMC),
including but not limited to:
a) Height shall fully comply with the 25-foot height limit. Precise building height
compliance shall be reviewed at the time of Plan Check, to the satisfaction of the
Community Development Director.
b) Design and construction shall comply with HBMC Section 17.22.060 except as
specifically stated in this Resolution.
c) Conduit to accommodate roof mounted alternative energy equipment for solar energy
and solar thermal shall also be supplied per HBMC Section 15.32.140.
d) The requirements of HBMC Section 17.22.060(F) and (G) shall be shown on structural
plans and reviewed at the time of Building Division Plan Check.
e) A minimum of 200 cubic feet of storage area shall be provided for each unit in
accordance with HBMC Section 17.22.060(E).
f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times
width) each, for three solid waste storage bins shall be shown on the site plan
compliance with HBMC Chapter 8.12.
g) All parking dimensions shall comply with HBMC Chapter 17.44. Roll-up automatic
garage doors shall be installed on all garage door openings and clearly indicated on
floor plans.
h) Driveway transitions shall comply with HBMC Section 17.44.120(D).
All exterior lighting shall be downcast, fully shielded and illumination shall be
contained within the property boundaries. Lighting shall be energy conserving and
Page 80 of 151
11
motion detector lighting shall be used for all lighting except low-level (3 feet or less
in height) security lighting and porch lights. Lamp bulbs and images shall not be
visible from within any onsite or offsite residential unit. 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.
i) Any satellite dish antennas and/or similar equipment shall comply with HBMC Section
17.46.240.
j) Architectural treatments shall be as shown on building elevations, site and floor plans.
3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and
approved by the Community Development Director and City Attorney in conformance with
HBMC Section 17.22.050 and conditions of this approval prior to Final Map approval.
a) Proof of recordation of approved CC&Rs shall be submitted to the Community
Development Director, prior to issuance of a Certificate of Occupancy.
b) Four (4) enclosed garage parking spaces shall be maintained on-site. All parking
spaces shall remain available for parking and shall not be used for storage or other
purposes. Storage of boats, trailers, and recreational vehicles shall not be allowed.
c) The shared off-street guest parking space shall be compliant with the required
turning radius, shall remain open and accessible to each unit, rather than being used
for storage or any other purposes, and the CC&Rs shall reflect this condition.
4. The project shall comply with all requirements of the Building Division, Public Works
Department, Fire Department, and HBMC.
5. The applicant shall comply with all applicable mitigation measures of the General Plan
Program EIR (SCH No. 201581009) as adopted by the City Council including:
a) 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:
i. 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
Page 81 of 151
12
percent.
ii. 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.
iii. All clearing, earth moving, or excavation activities shall be discontinued
during periods of high winds (i.e., greater than 15 mph), so as to prevent
excessive amounts of dust.
iv. All dirt/soil loads shall be secured by trimming, watering, or other
appropriate means to prevent spillage and dust.
v. 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.
vi. General contractors shall maintain and operate construction equipment so
as to minimize exhaust emissions.
vii. Trucks having no current hauling activity shall not idle but shall be turned
off (MM 4.2-2A).
b) 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 (MM 4.2-2b).
c) Construction projects within the city shall comply with South Coast Air Quality
Management District Rule 1113 limiting the volatile organic compound content
of architectural coatings (MM 4.2-2c).
For any project where earthmoving or ground disturbance activities are proposed
at depths that encounter older Quaternary terrace deposits (depths between 15
and 35 feet), a qualified paleontologist shall be present during excavation or
earthmoving activities (MM 4.4- 3).
d) 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
Page 82 of 151
13
construction activities can resume at the site where the paleontological resources
were discovered (MM 4.4-3).
e) For development located at a distance within which acceptable vibration
standards pursuant to the Table 4.11-10 of the General Plan Program EIR,
included below, the applicant at the time of plan check submittal shall submit a
report prepared by a qualified structural engineer demonstrating the following:
i. Vibration level limits based on building conditions, soil conditions, and
planned demolition and construction methods to ensure vibration levels
would not exceed acceptable levels where damage to structures using
vibration levels in Draft EIR Table 4.11-4 as standards.
ii. Specific measures to be taken during construction to ensure the specified
vibration level limits are not exceeded.
iii. A monitoring plan to be implemented during demolition and construction
that includes post‐ construction and post‐ demolition surveys of existing
structures that would be impacted. Examples of measures that may be
specified for implementation during demolition or construction include but
are not limited to:
1. Prohibition of certain types of impact equipment.
2. Requirement for lighter tracked or wheeled equipment.
3. Specifying demolition by non‐impact methods, such as sawing concrete.
4. Phasing operations to avoid simultaneous vibration sources.
5. Installation of vibration measuring devices to guide decision- making
for subsequent activities (MM 4.11-2).
General Plan Program EIR TABLE 4.22-10
Typical Vibration Source Levels for Construction Equipment
Equipment Vibration Velocity Level
at 25 Feet, in/sec
Distance from
Equipment Within
Which Standard is
Exceeded
Pile driver (impact) 0.158 158 feet
Page 83 of 151
14
Equipment Vibration Velocity Level
at 25 Feet, in/sec
Distance from
Equipment Within
Which Standard is
Exceeded
Pile driver (sonic) 0.045 68 feet
Clam shovel drop
(slurry wall) 0.050 74 feet
Hydro mill (slurry wall) 0.002-0.006 9-17 feet
Vibratory roller 0.050 74 feet
Hoe ram 0.022 43 feet
Large bulldozer 0.022 43 feet
Caisson drilling 0.022 43 feet
Loaded trucks 0.020 40 feet
Jackhammer 0.009 24 feet
Small bulldozer 0.001 5 feet
Building Plans:
6. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the
Planning Commission, indicating size, type, quantity, and characteristics of landscape
materials shall be submitted to the Community Development Department for review and
approval prior to the issuance of Building Permits. The Final Plan shall also include the
following:
a) The applicant shall provide a landscape plan to comply with HBMC Sections
17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community
Development Director and Public Works Director.
b) An automatic landscape sprinkler system consistent with HBMC Section 17.22.060(H)
shall be provided and shall be shown on plans (Building Permits are required).
7. The plans shall comply with HBMC Section 8.44.095 and install permeable surfaces in the
driveway, guest parking space and other non-landscaped areas to the maximum extent
feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not
feasible and incorporating measures in 8.44.095 to the extent practicable to infiltrate the
volume of runoff produced by an 0.80-inch twenty-four (24) hour rain event, then the
applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required,
plans shall designate the exact location of the subsurface infiltration system, the applicant
shall enter into a maintenance agreement with the City (prior to Final map approval) for the
ongoing infiltration and provide a surety bond to the City to guarantee that on-site,
subsurface infiltration is achieved. The amount of the bond shall be determined by the
Page 84 of 151
15
Building Division. All other drainage shall be routed to an off-site facility or on-site
permeable area approved by the City. To the extent possible, a portion of roof drainage shall
be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk.
If the drainage of surface waters onto the property requires a sump pump to discharge said
waters onto the street, the property owner(s) shall record an agreement to assume the risk
associated with use and operation of said sump pump, release the City from any liability, and
indemnify the City regarding receipt of surface waters from the property. The recorded
agreement must be filed with the City prior to issuance of the Certificate of Occupancy.
8. The plans and construction shall comply with all requirements of the Building Code in Title 15
and Green Building Standards in HBMC Chapter 15.48. Water conservation practices set forth
in HBMC Section 8.56.070 shall be complied with and noted on construction plans.
9. Two copies of final construction plans, including site, elevation, and floor plans, which are
consistent with the conditions of approval of this conditional use permit, shall be reviewed
and approved by the Planning Division for consistency with Planning Commission approved
plans and this Resolution prior to the submittal to the Building Division for Plan Check.
10. The applicant shall submit all required plans and reports to comply with the City’s
construction debris recycling program including manifests from both the recycler and County
landfill at least 65 percent of demolition debris associated with demolition of the existing
improvements and new construction shall be recycled.
11. The address of each condominium unit shall be conspicuously displayed on the street side of
the buildings with externally or internally lit numbers and the method for illumination shall
be shown on plans. Address numbering and display shall be subject to approval by the
Community Development Department.
12. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the time of
building permit issuance.
Public Works
13. No new walls or foundation footing will be allowed to be constructed on or over the public
right-of-way.
14. A Residential Encroachment Permit is required for any non-conforming structures located
over or within the public right-of-way.
15. 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
Page 85 of 151
16
with the Community Development Department.
16. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm
drain main lines on street.
17. 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.
18. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid
elevations must be submitted prior to grading and plan check. 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 review of the sewer lateral video.
19. Sewer manhole/lid elevations must be submitted prior to grading and plan check.
20. Sewer lateral video must be submitted concurrently with plan check submittal if the developer
plans to use the existing sewer lateral. Sewer lateral work may be required after review of the
sewer lateral video.
21. Sewer main work may be required after review of sewer lateral video.
22. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations
(HBMC Ch. 8.44) and must implement Low Impact Development Standards and submit at
time of grading and plan check along with an erosion control plan.
Page 86 of 151
17
Construction
23. Prior to issuance of a Building Permit, abutting property owners and residents within 100
feet of the project site shall be notified of the anticipated date for commencement of
construction.
a) The procedures for notification shall be provided by the Building and Safey
Division of the Community Development Department.
b) Building permits will not be issued until the applicant provides an affidavit
certifying mailing of the notice.
24. Project construction shall conform to the Noise Control Ordinance requirements in HBMC
Section 8.24.050. Allowed hours of construction shall be printed on the building plans and
posted at construction site.
25. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety,
and welfare.
26. A construction sign shall be posted conspicuously during the course of construction at the
project site.
Fire:
27. The project shall provide a public fire flow with 300 GPM at 20 PSI for three hours fire
sprinklers.
Other:
28. This approval shall not be effective for any purpose until the permittee and the owners of the
property involved have filed at the office of the Planning Division of the Community
Development Department their affidavits stating that they are aware of, and agree to accept,
all of the conditions of this grant. The Conditional Use Permits, Precise Development Plans
and Parcel Map shall be recorded, and proof of recordation shall be submitted to the
Community Development Department prior to the issuance of a building permit.
Page 87 of 151
18
29. A verbatim copy of the conditions of approval, along with the applicant and property
owners' signatures of acceptance, shall be incorporated into the construction documents
before building permit issuance.
30. Approval of these permits shall expire twenty-four (24) months from the date of California
Coastal Commission approval 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 will be provided.
31. The Planning Commission may review these Conditional Use Permits and Precise
Development Plans and may amend the subject conditions or impose any new conditions
deemed necessary to mitigate detrimental effects on the neighborhood resulting from the
subject use.
32. The subject property shall be developed, maintained, and operated in full compliance with
the conditions of this grant 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.
33. 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 a third party against
the indemnified parties and the applicant 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.
Section 5. 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.
Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge
to the decision of the Planning Commission, after a formal appeal to the City Council, must be
made within 90 days after the final decision by the City Council.
Page 88 of 151
19
PASSED, APPROVED, and ADOPTED on the 20th of January, 2026
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 26-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 January 20, 2026.
Stephen Izant, Chairperson Alison Becker, Secretary
Date
Page 89 of 151
The Stra
n
d
M a nhatt
a
n
Av
e
Beach
Dr
29th Ct22ndSt24th StMor n ingside
D r23rd St
Hermos
a
A
v
e
28th StPorter Ln26th St25th StLomaWalk26th StPark Ave24th St28th CtOzone
Ct
Greenwich Village
Myrtle
A
v
eGould AveValleyDrPo wer
S
t
Monterey BlvdPalm D rMorningsideDrGould AveLomaDr27th Ct27th StArdmore AveSilverstr
a
n
d
A ve24th PlZoning MapPlanning Commission MeetingJanuary 20, 2026520 25th StAPN: 4182-025-002Zone: R-1 A Limited Single-Family ResidentialConditional Use Permit (CUP 25-12), PreciseDevelopment Plan (PDP 25-09), & VestingTentative Parcel Map No. 84845DescriptionLegendR-1 Single Family ResidentialR-1A Limited Single-Family ResidentialR-2 Two Family ResidentialR-2B Limited Multiple Family ResidentialR-3 Multiple Family ResidentialR-P Residential-ProfessionalRPD Residential Planned DevelopmentR-3PD Multiple Family Planned DevelopmentC-1 Neighborhood CommercialC-2 Downtown CommercialC-3 General CommercialM-1 Light ManufacturingOS Open SpaceOS-1 Restricted Open SpaceOS-2 Restricted Open SpaceOS-O Open Space OverlayMHP Mobile Home ParkSPA Specific Plan Area (Residential)SPA Specific Plan Area (Commercial)-HE Housing Element Overlay300' Notification RadiusPage 90 of 151
Title Sheet11/18/25T-1Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUMSITEOWNER: 520 25TH, LLCP.O. BOX 945MANHATTAN BEACH, CA 90266PROJECT ADDRESS:520 25TH STREETHERMOSA BEACH, CA. 90254APN: 4182-025-002LEGAL DESCRIPTION:LOT 12, C.C. HUNTS ADDITION TO HERMOSA TERRACE TRACTM.B. 10-152CONSTRUCTION:TYPE - V B, FULLY SPRINKLERED IN ACCORDANCE WITH CRC R313OCCUPANCY:R-3 / UZONING:R1-A,COASTAL ZONE:YESNO. OF STORIES:TWO STORIESMPA 25-009:PLANNING COMMISSION REVIEW AND APPROVAL REQUIREDSCOPE OF WORK:DEMOLITION OF TWO EXISTING RESIDENCES AND GARAGES, PLUS EXITING WORKSHOPPROPOSED DETACHED TWO STORY TWO UNIT CONDOMINIUMW/ ATTACHED 2-CAR GARAGE AT EACH UNITAREA TABULATION:LOT SIZE: 149.02'/149.13' x 49.93'/49.96'LOT AREA: 7,445.0 SFMAX LOT COVERAGE: 65% 0F LOT AREA = 4,839.3 SF MAX COVERAGEPROPOSED LOT COVERAGE.:3,878.6 SF OR 52.1% (SEE DIAGRAM AT A-1.0)FLOOR AREAS:(UNIT A)(UNIT B) FIRST FLOOR 1,124.3 SF 1,145.0 SFSECOND FLOOR 1,795.0 SF 1,833.5 SFTOTAL FLOOR AREA 2,919.3 SF 2,978.5 SFGARAGE AREA 428.5 SF 398.5 SFBUILDING SETBACK INFORMATION:REQUIRED SIDEYARD: 10% LOT WIDTH (3'-0" MIN, 10'-0" MAX) 49.96' x 10% = 5.00'REQUIRED REARYARD: 5'-0"REQUIRED FRONTYARD: 10'-0"PROVIDED SIDEYARD: 5'-0"PROVIDED REARYARD: 25.00'PROVIDED FRONTYARD: 20.00'MAXIMUM ALLOWABLE BUILDING HEIGHT:25'-0"PARKING TABULATION:REQUIRED PARKING SPACES: 2 SPACES PER UNIT + 1 GUEST SPACE = 5 SPACESPROVIDED PARKING SPACES: 2 SPACES PER UNIT + 1 GUEST SPACE = 5 SPACESTHIS PROJECT SHALL COMPLY WITH:2022 C.B.C., 2022 C.R.C., 2022 C.M.C., 2022 C.E.C., 2022 C.P.C., U.F.C., 2022 TITLE-24, 2022 CALIFORNIA GREEN CODEWITH STATE OF CALIFORNIA AND CITY OF HERMOSA BEACH AMENDMENTS, AND HERMOSA BEACH MUNICIPAL CODESEPARATE PERMITS AND PLANS ARE REQUIRED FOR:SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR SYSTEMS, DEMOLITION ANDSEWER CAP OF EXISTING BUILDINGS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIRED AS ACONDITION OF APPROVAL FOR DISCRETIONARY ACTIONS OR TO COMMENCE BUILDING THEN SUCH PERMITSMUST BE OBTAINED BEFORE OR AT THE TIME THIS PROPOSED PERMIT IS ISSUED.ALSO SEPARATE PERMITS ARE REQUIRED FOR:MECHANICALELECTRICALPLUMBINGSITE WORK - INCLUDING SITE WALLSFIRE SPRINKLERS - SUBMIT SPRINKLER PLANS FOR REVIEW AND APPROVAL PRIOR TO INSTALLATIONLANDSCAPESOLAR- SEE SHEETS T-5 AND A-3.0 FOR PV REQUIREMENTS, PV PANELS MUST BE INSTALLED PRIOR TO FINAL INSPECTIONWORK SHALL BE INSTALLED IN ACCORDANCE WITH THE APPROVED CONSTRUCTION DOCUMENTS, AND ANY CHANGESMADE DURING CONSTRUCTION THAT ARE NOT IN COMPLIANCE WITH THE APPROVED CONSTRUCTION DOCUMENTSSHALL BE RESUBMITTED FOR APPROVAL AS AN AMENDED SET OF CONSTRUCTION DOCUMENTS.(R106.4 CRC, 107.4 CBC)VICINITY MAPSYMBOLSSHEET SCHEDULEABBREVIATIONPROJECT DATACONSULTANTSPUBLIC WORKS NOTES:["1632 Voorhes M.B..j
p
g
"
]@ATA.B. ANCHOR BOLTA.C. ASPHALTIC CONCRETEACOUS. ACOUSTICALACS. ACRESA.D. AREA DRAINALUM. ALUMINUMA.T. ASPHALT TILEADJ. ADJUSTABLEA.F.F. ABOVE FINISHED FLOORA.F.S. ABOVE FINISHED SURFACEDABV. ABOVEBD. BOARDBLK. BLOCKBLKG. BLOCKINGBM. BEAMBOT. BOTTOMBLDG. BUILDINGBTWN. BETWEENC,J, CEILING JOISTC.L. CENTER LINEC.B. CATCH BASINCEM. CEMENTCER. CERAMICC.I.P CAST IRON PIPECLG. CEILINGCLO. CLOSETCLR. CLEARC.O. CLEAN OUTCOL.. COLUMNCOM. COMMONCONC. CONCRETECONT. CONTINUOUSC.W. COLD WATERC.T. CERAMIC TILECU.YD. CUBIC YARDDET. DETAILDBL. DOUBLED.F. DOUGLAS FIRD.J. DECK JOISTDR.FN. DRINKING FOUNTAINDIAM.( ) DIAMETERDRWG DRAWINGD.S. DOWNSPOUTD.W DISHWASHERDR. DOOREA. EACHEL. ELEVATIONELECT. ELECTRICALELEV. ELEVATIONENCL. ENCLOSUREEXH. EXHAUSTEXIST. EXISTINGEXP. EXPANSIONEXT. EXTERIORE.J. EXPANSION JOINTF.D. FLOOR DRAINF.G. FUEL GASF.J. FLOOR JOISTFIN. FINISHFLR. FLOORFLRG. FLOORINGFT. FOOTFTG. FOOTINGF.GL. FIXED GLASSF.S. FLOOR SINKFLUOR. FLUORESCENTF.O.C. FACE OF CONCRETEF.O.S. FACE OF STUDF.F. FINISHED FLOORGA. GAUGEGALV. GALVANIZEDG.I. GALVANIZED IRONGL. GLASSGR. GRADEGYP. GYPSUMG.W.B. GYPSUM WALLL BOARDGAR. GARAGEGAR.DISP. GARBAGE DISPOSALH.B. HOSE BIBBHD. HARD WOODHGT. HEIGHTH.PT. HIGH POINTHDR. HEADERHTR. HEATERH.W. HOT WATERHORIZ. HORIZONTALH.C. HOLLOW COREI.D. INSIDE DIAMETERIN. INCHINT. INTERIORINSUL. INSULATIONINV. INVERTJAN. JANITORJST. JOISTK.C. KEENE'S CEMENTK,P, KING POSTKIT. KITCHENLAM. LAMINATEDLAV. LAVATORYLB. POUNDLGTH. LENGTHLKR. LOCKERMAS. MASONRYMAX. MAXIMUMMECH. MECHANICALMEMB. MEMBRANEMET. METALMIN. MINIMUMMISC. MISCELLANEOUSM.O MASONRY OPENINGM.R. MOISTURE RESISTANTMANUF. MANUFACTURERN.I.C. NOT IN CONTRACTNO.(#) NUMBERNOM. NOMINALN.T.S. NOT TO SCALEOBSC. OBSCUREO.C. ON CENTERO.D. OUTSIDE DIAMETEROFF OFFICEOPG. OPENINGOV. OVENOVFL. OVERFLOWOPP. OPPOSITEP. POSTPL. PROPERTY LINE, PLATEPART'N. PARTITIONPLAS. PLASTERPLY., PLYWD. PLYWOODPR. PAIRP.L. PLASTIC LAMINATER. RISERRAD.,R. RADIUSRAFT.,R.R. RAFTERREINF. REINFORCEMENTRESIL. RESILENTR.D. ROOF DRAINRG. RANGERM. ROOMR.O. ROUGH OPENINGREF. REFRIGARATORS.C. SOLID CORES. SINKSEL.STR. SELECT STRUCTURALSHT. SHEETSHWR. SHOWERSIM. SIMILARSHTG. SHEATINGSQ. SQUARESTD. STANDARDSTL. STEELSTRUCT. STRUCTURALS.STL. STAINLESS STEELSUSP. SUSPENDEDSPECS. SPECIFICATIONSSERV. SERVICESV.SK SERVICE SINKS.S. SELECT STRUCTURALSTOR. STORAGES.T.C. SOUND TRANSMISSION CLASSSQ.FT. SQUARE FOOT(FEET)TEL. TELEPHONETERR. TERRAZZOT.& G. TOUNGE AND GROOVET.O.C. TOP OF CONCRETET.O.W. TOP OF WALLTYP. TYPICALTHRU THROUGHTEMP. TEMPEREDT.O.P TOP OF PARAPETT. TREADU. URINALVERT. VERTICALVEST. VESTIBULEV.G.D.F. VERTICAL GRAIN DOUGLAS FIRW/ WITHW.C. WATER CLOSETW.D. WINDOW DIMENSIONWD. WOODW.H. WATER HEATERWP. WATERPROOFWINDOW LETTERDOOR NUMBERKEY NOTEDETAIL NUMBERSHEET NUMBERROOM NAMESECTION DESIGNATIONSHEET NUMBERARCHITECT : 912 Architecture, Inc Howard G Crabtree 1603 AVIATION BLVD., Ste A REDONDO BEACH, CA 90278 PH: (310) 376-9171 hgc@912arch.comCONTRACTOR: SURVEY: DENN Engineers Gary J. Roehl 3914 DEL AMO BLVD., SUITE 921 TORRANCE, CA 90503 PH: (310) 659-0871STRUCTURAL: Sal K and Associates Sal Kaddorah, P.E., M.S. 1603 AVIATION BLVD., Ste A REDONDO BEACH, CA 90278 PH: (310) 383-8725 kaddorah@yahoo.com TITLE-24 Newton Energy Chad Campbell 15398 ROSEMAN WAY CALDWELL, ID 83607 PH: (310) 375-2699 newtonsenergy@gmail.comCIVIL ENGINEER: PERU Consultants Christian Perez 5061 ROCK VALLEY ROAD RANCHO PALOS VERDES, CA 90275 PH: (310) 270-0811 peruconsultants@live.comT - 1 TITLE SHEETT - 2 GENERAL NOTEST - 3 DOOR SCHEDULET - 4 WINDOW SCHEDULET - 5.0 TITLE-24 CF-1R FORMST - 5.1 TITLE-24 CF-1R FORMST - 5.2 TITLE-24 CF-1R FORMST - 6 CONDITIONS OF APPROVALT - 7.0 GREEN BUILDING PROGRAMT - 7.1 GREEN BUILDING PROGRAMC - 0 SITE SURVEYC - 1 GRADING TITLE SHEETC - 2 DEMOLITION PLANC - 3 GRADING & DRAINAGE PLANC - 3A SUBDRAIN PLANC - 4 PUBLIC IMPROVEMENTSC - 5 GRADING DETAILSC - 6 DRIVEWAY PROFILES / SECTIONSC - 7 EROSION CONTROL PLANA-1.0 SITE PLANA-2.0 FIRST FLOOR PLANA-2.1 SECOND FLOOR PLANA-3.0 ROOF PLANA-4.0 BUILDING SECTIONSA-4.1 BUILDING SECTIONSA-4.2 BUILDING SECTIONSA-6.0 EXTERIOR ELEVATIONSA-6.1 EXTERIOR ELEVATIONSA-6.2 CRITICAL POINT SPREADSHEETSA-7.0 ARCHITECTURAL DETAILSA-7.1 ARCHITECTURAL DETAILSA-7.2 ARCHITECTURAL DETAILSS-0.0 STRUCTURAL NOTESS-1.0 FOUNDATION PLANS-1.1 SECOND FLOOR FRAMING PLANS-1.2 ROOF FRAMING PLANS-2.0 STRUCTURAL DETAILSS-2.1 STRUCTURAL DETAILSS-2.2 STRUCTURAL DETAILSS-2.3 STRUCTURAL DETAILSWSW1.1 SIMPSON STRONGWALL DETAILSWSW2 SIMPSON STRONGWALL DETAILSE-1.0 FIRST FLOOR ELECTRICAL PLANE-1.1 SECOND FLOOR ELECTRICAL PLANL - 1 LANDSCAPE PLANPage 91 of 151
NOTE:A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THETIME OF THIS SURVEY. ANY READILY AVAILABLE ITEMS AFFECTING THIS PROPERTYHAVE BEEN PLOTTED BASED ON PROVIDED DOCUMENTS.ITEM#5.- AN EASEMENT FOR PIPE LINES AND INCIDENTAL RIGHTSRECORDED IN BOOK 1617, PAGE 47 AND IN BOOK 1605, PAGE 101 OF DEEDS.(BLANKET IN NATURE)UPWARD TITLE COMPANYORDER NO. 4220124-01330DATED NOVEMBER 20, 2024ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENTOF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY ORDAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANYATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERSMAY BE JOINED.CONCRETEBRICK106.76EXISTING ELEVATIONBLOCK WALLLEGEND100EXISTING CONTOURXEXISTING FENCEEXISTING BUILDINGWOOD DECKTHIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MYDIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OFPROFESSIONAL LAND SURVEYORS' ACT3914 DEL AMO BLVD, SUITE 921TORRANCE, CA 90503 (310) 542-9433ENGINEERSJOB ADDRESSLEGAL DESCRIPTIONFORDRAWN BY CHECK BYSHEET 1 OF 1DRAWN ONREVISIONSCOPYRIGHTJOB NO.BCR BEGINNING OF CURB RETURNCATV CABLE TV PULL BOXCONC. CONCRETECHMNY CHIMNEYCEFB CITY ENGINEERS FIELD BOOKC/L CENTERLINEC.L.F. / W.I.F. CHAIN LINK FENCE / WROUGHT IRON FENCEE'LY EASTERLYEG EDGE OF GUTTEREM ELECTRIC METERFF FINISH FLOORFH FIRE HYDRANTFL FLOW LINEGFF GARAGE FINISH FLOORGM GAS METERGUY / GW GUY WIREI.P. IRON PIPE MONUMENTL&T LEAD AND TACK / TAG MONUMENTMH MANHOLE ( SANITARY SEWER / STORM DRAIN)N'LY NORTHERLYN&T / N&W NAIL AND TAG / NAIL AND WASHER MONUMENTPB PULL BOX ( EDISON / TRAFFIC / STREET LIGHTPB (CONT) TELEPHONE / CABLE TV)PC PROPERTY CORNER / PROP. CORNERPL PROPERTY LINE / PROP. LINEPP / UP POWER POLE / UTILITY POLEPPT PARAPETPWFB PUBLIC WORKS FIELD BOOKR.R. RAIL ROADRDFB ROAD DEPARTMENT FIELD BOOKR.S. RECORD OF SURVEYSPK / S&W SPIKE / SPIKE AND WASHER MONUMENTS'LY SOUTHERLYSSCO SANITARY SEWER CLEANOUTSTK / STK&T STAKE / STAKE AND TAG MONUMENTSTLT / LT STREET LIGHT POLE / LIGHT POLETC TOP OF CURBTX / BX TOP OF APRON / BOTTOM OF APRONW'LY WESTERLYWM WATER METERBOUNDARY MONUMENTS ARE NOT NECESSARILYSET ON PROPERTY CORNERS. PLEASE REFER TOTHE NOTATION ON THIS SURVEY PLAT FOR OFFSETDIMENSIONS. IF THERE ARE ANY QUESTIONS,PLEASE DO NOT HESITATE TO CONTACT DENNENGINEERS FOR CLARIFICATION BY PHONE AT:(310) 542-9433, M-F 8:00 AM TO 5:00 PM.NOTE: ALL SETBACK DIMENSIONS SHOWNARE MEASURED TO EXTERIOR SURFACE OFBUILDINGS UNLESS OTHERWISE NOTED.520 25TH STREETHERMOSA BEACH, CA 90254LOT 12C.C. HUNTS ADDITION TOHERMOSA TERRACE TRACTM.B. 10-152APN 4182-025-002BOUNDARY SURVEYWITH TOPOGRAPHYFMTSSCALE 1" = 8'DECEMBER 18, 2024REVISIONSNORTH24-393DENNIS CLELAND1530 5TH STREETMANHATTAN BEACH, CA 90266PHONE 310-748-0662BENCHMARK NOTECITY OF HERMOSA BEACH SEWER & STORM DRAIN GISMANHOLE #0589 / RIM ELEVATION = 61.59'N 89°52'00"E654.11'
N 89°52'00"E49.93'N 00°01'43"W149.13'N 89°59'32"E 49.96'N 00°01'15"W149.02'504.30'49.93'99.88'60.02 TP NAIL60.3560.44
60.4460.52GM59.7859.7460.17 TC59.74 FL59.74 EGWVFHSIGN60.3560.6161.09 TW60.84 PC61.3761.3561.3261.3761.4061.4161.6261.49 TC61.03 FL60.99 EG61.7261.05 EG60.95 FL61.46 TC60.92 TX60.04 TX59.61 FL59.71 EG60.2858.9960.88 TW60.85 FF73.81 RIDGE58.6361.68 TW57.3961.35
55.2253.1053.1854.6354.9557.01 TP NAIL57.2556.71
56.6356.5856.58WM59.7059.9760.0415"PINE59.3059.34 PC58.8456.4258.9259.7859.7759.4359.8360.0860.3060.2060.3861.8460.85
60.5559.2456.2959.2059.2359.0359.1655.75
59.2659.2959.2356.9454.66 PC54.9455.2459.4657.05 PC25TH STREET
50'25' 25'50'25' 25'56.459.1 TW58.2 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XSET N&T LS 9321ON TOP OF FENCE2.00' N'LY & 0.51' W'LYOF PROP. CORNERTAG ELEV.= 66.68'SET N&T LS 9321IN N'LY FACE OF PILASTER2.15' N'LY & 0.69' W'LYOF PROP. CORNERTAG ELEV.= 59.20'FOUND N&T RCE 3082614.00' N'LY OF CORNERON PROP. LINE PROD.TAG ELEV.= 56.65'EXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCEEXISTING RESIDENCE9.4'3.1'
5.3'GUARD POSTGUARD POSTCONC. SIDEWALK
CONC. GUTTER
CONC.DC CONSTRUCTION & DEVELOPMENT18.4'STA. 1+04.90RIM 66.03SSMH #0584FOUND MAG N&W LS 6771 PER R.S. 290-038W'LY LINE OF C.C. HUNTS ADDITION TO HERMOSA TERRACE TRACT17.5'SSMH #0510RIM 48.87'STA. 3+96.00TO FOUND GEAR S&W LS 8294 @ VALLEY DRIVE PER PWFB 0616-1482,1483A.C. PAVEMENTA.C. PAVEMENT90.9058.2357.1957.02 TC56.47 FL56.58 EG55.9755.01 TX54.50 FL56.2956.1756.1356.11
CONC. GUTTER
EDGE OF PAVEMENT
EXISTING BUILDINGEXISTING GARAGEEXISTING RESIDENCEEXISTING BUILDING25.00'25.00'PPFOUNDATION WALLSCONC.SET L&T LS 93218.75' N'LY OF CORNERON PROP. LINE PROD.TAG ELEV.= 60.25'LICENSEDLANDSURVEY OR ANTHONYM.SHW E I R I C-0Page 92 of 151
5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comCITYOFHERMOSABEACH,CA
1907CITYOFHERMOSABE ACH,CA
1907
Page 93 of 151
5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 94 of 151
5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 95 of 151
5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 96 of 151
5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 97 of 151
5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 98 of 151
DRIVEWAY PROFILESECTIONSECTIONDRIVEWAY PROFILEDRIVEWAY PROFILESECTION5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 99 of 151
5061 Rockvalley Rd, Rancho Palos Verdes, CA 90275ph: (424) 404-7692 cell: (310)-270-0811email: peruconsultants@live.comPage 100 of 151
Site Plan11/18/25A-1.0Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUMN
5'-0"5'-0"9'-0" 2'-0"11'-0"10'-7 1/8" 10'-0"3'-7 1/2"24'-1/4"10'-0"6'-0"18'-3 5/8"5'-0"24'-1/4"7'-3" 6'-3 1/8"13'-6 1/8"2'-7/8"5'-0"17'-10 1/8" 16'-1"13'-0"10'-8 3/4" 10'-0"8'-7 1/2"27'-10 1/8" 12'-1 1/2"5'-0" 10'-7 1/2"6'-3"8'-3"2'-3/4"19'-3/8" 8'-9 3/4"6'-0"4'-0"6'-2 1/4" 23'-4" 8'-0" 21'-0" 6'-0" 17'-7 1/4" 39'-1" 3'-8"16'-1"35'-11 1/4"27'-0"27'-0"38'-11 1/2"39'-11 1/2"20'-11 1/2"6'-0"106.75'56.33'56.67'57.08'57.25'57.04'57.23'59.41'61.92'56.42'56.42'56.00'56.25'57.25'58.23'58.67'60.33'58.00'58.67'25TH STREETSITE PLAN KEYNOTES:1. EXISTING CMU WALL / WOOD FENCE TO REMAIN (NO CHANGE IN HEIGHT)2. NEW 6'-0" HIGH CMU PROPERTY LINE WALL FENCE / WALL / HANDRAIL AND HEDGE 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 6' AT ALL OTHER LOCATIONS ON SITE (3' IN DRIVEWAY VISIBILITY TRIANGLE AND IN THE TRAFFIC VISION CLEARANCE TRIANGLE). SEE EXTRIOR ELEVATIONS3. NEW CONCRETE STAIR4. NEW CONCRETE WALKWAY / PATIOPROVIDE NEW SAW CUTS AS SHOWN5. NEW CONCRETE DRIVEWAY6. NEW PERMEABLE PAVER DRIVEWAYENTIRE DRIVEWAY SHALL BE PERMEABLE PAVERS MFGR: ANGELUS PAVING STONE MODEL: PERMEABLE AQUALINA PAVER COLOR: PEWTER, DARK GRAY SEE DETAIL 1/L-1.0 FOR INSTALLATION7. NEW CURB / GUTTER / SIDEWALK PROVIDE NEW CURB / GUTTER/ SIDEWALK AS SHOWN PER CITY OF HERMOSA BEACH STANDARD PLAN8. NEW CURB CUT PER CITY OF HERMOSA BEACH STANDARD PLAN9. LINE OF SECOND FLOOR ABOVE10. LINE OF ROOF EAVE ABOVE11. LINE OF EXISTING BUILDING TO BE REMOVED12. LINE OF TRELLIS ABOVE13. RELOCATE EXISTING WATER METER / PROVIDE NEW PER CIVIL PLANS14. LANDSCAPED AREA SEE LANDSCAPE PLAN FOR REQUIRED PLANT MATERIALS AND SIZES. ALL LANDSCAPED AREAS SHALL BE PROVIDED WITH AN AUTOMATIC SPRINKLER SYSTEM15. TRASH AREATRASH AREA FOR A MINIMUM OF THREE 4' TALL 2'X2' TRASH CANS AT GARAGE. REFUSE AREA SHALL NOT INTRUDE TO INTO REQUIRED PARKING DIMENSIONS. SEE A-1.0 (GROUND FLOOR / GARAGE PLAN) FOR EXACT LOCATION INSIDE THE GARAGE.16. DRIVEWAY VISIBILITYVISIBILITY OF A DRIVEWAY CROSSING A STREET PROPERTY LINE SHALL NOT BE BLOCKED BETWEEN A HEIGHT OF 3 FEET AND 9 FEET FOR A DEPTH OF 5 FEET FROM THE STREET PROPERTY LINE AS VIEWED FROM THE EDGE OF THE RIGHT-OF- WAY ON EITHER SIDE OF THE DRIVEWAY AT A DISTANCE OF 15 FEET OR AT THE NEAREST PROPERTY LINE INTERSECTION THE STREET PROPERTY LINE, WHICHEVER IS LESS17. NEW ELECTRIC METER SERVICE PANEL AT EACH UNITWITH A 3" DIAMETER STUB OUT CONDUITMIN. 225 AMP SERVICE, WATERPROOF METAL CONTAINER (FLUSH MOUNT) PAINT TO MATCH ADJACENT WALL ELECTRICIAN SHALL PROVIDE PANEL SCHEDULE AND LOAD CALCULATIONS REFER TO M. E. P. SHEETSPER ARTICLE 220, NEC18. NEW GAS METER LOCATION SUBJECT TO GAS COMPANY APPROVAL SEE DETAILS 8 & 9 / A-7.119. EXISTING SEWER LATERAL TO BE RE-USED20. NEW PROPERTY LINE CLEAN OUT PROVIDE NEW PROPERTY LINE CLEAN OUT PER CITY OF HERMOSA BEACH PUBLIC WORKS NOTES21. CERTIFICATESCERTIFICATES OF INSTALLATION (CF2R-ENV, CF2R-LTG AND CF2R-MECH) SHALL BE COMPLETED BY THE APPLICABLE CONTRACTORS INSTALLING ENERGY FEATURES. WHEN COMPLIANCE REQUIRES HERS FIELD VERIFICATION AND/OR TESTING, ALL CF2R FORMS SHALL BE SUBMITTED ELECTRONICALLY TO AN APPROVED HERS PROVIDER DATA REGISTRY. THE CF2R FORMS SHALL BE POSTED AT THE JOB SITE IN A CONSPICUOUS LOCATION.22. CERTIFICATE OF VERIFICATION (CF3R) SHALL BE COMPLETED REGISTERED AND SIGNED/CERTIFIED BY THE HERS RATER. THE REGISTERED CF3R FORM SHALL BE MADE AVAILABLE TO THE BUILDING DEPARTMENT AND BUILDER.23. SEPARATE PERMITSSEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR SYSTEMS, DEMOLITION AND SERWER CAP OF EXISTING BUILDINGS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIRED AS A CONDITION OF APPROVAL FOR DISCRETIONARY ACTIONS OR TO COMMENCE BUILDING, THEN SUCH PERMITS MUST BE OBTAINED BEFORE OR AT THE TIME THIS PROPOSED BUILDING PERMIT IS ISSUED. FENCE / WALL / HANDRAIL AND HEDGE 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 6' AT ALL OTHER LOCATIONS ON SITE (3' IN DRIVEWAY VISIBILITY TRIANGLE AND IN THE TRAFFIC VISION CLEARANCE TRIANGLE).24. EXISTING WALLS TO BE REMOVED25. AREA DRAIN DRAIN TO CATCH BASIN VIA 3" Ø PVC PIPE26. CATCH BASIN 16"x16"x12" DEEP PREFAB CATCH BASIN W/ 12" SQ. GRATE OUTLET TO STREET VIA (2) 3" Ø PVC PIPES TO PROPERTY LINE THEN (2) 3" Ø CAST IRON PIPES THROUGH CURB FACE27. PEDESTRIAN PROTECTION DURING CONSTRUCTION COMPLY WITH UBC SECT. 3303 REGARDING PROTECTION OF PEDESTRIANS.28. BUILDING ADDRESS BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER SECTION 501.2 (SEE SHEET A-6.0)29. WOOD FENCE AND GATE PROVIDE 6'-0" HIGH WOOD FENCE WITH 3'-0" x 6'-0" WOOD GATE EGRESS GATE SHALL BE OPENABLE FROM INSIDE WITHOUT USE OF KEY OR ANY SPECIAL KNOWLEDGE OR EFFORTSEE EXTRIOR ELEVATIONS AND DETAIL 42 / A-7.230. A C COMPRESSORS PROVIDE (2) AC COMPRESSORS 14.0 SEER PER TITLE-24 FORMS AT SHEET T-5 MAY NOT BE LOCATED IN REQUIRED FRONT OR SIDE YARDS PROVIDE 4" THICK MIN CONCRETE PAD PER CMCFIRE HYDRANTTO BE RELOCATED15"PINEN 89°52'00"E49.93'N 89°59'32"E49.96'N 00°01'15"W149.02'N 00°01'43"W149.13'WMEXISTING RESIDENCEEXISTING RESIDENCEEXISTING GARAGEEXISTING BUILDINGEXISTING BUILDINGEXISTING RESIDENCES I T E P L A NS C A L E : 1/8"=1'-0"101.22BUILDING FOOTPRINTFINISH GRADENOTE: SETBACK CERTIFICATION REQUIREMENT:A CALIFORNIA STATE LICENSED SURVEYOR IS REQUIRED TO CERTIFY THE LOCATION ANDSETBACKS OF ALL NEW CONSTRUCTION PRIOR TO THE FIRST FOUNDATION INSPECTION. A COPY OF THE CERTIFICATION SHALL BE AVAILABLE TO THE BUILDING DIVISION INSPECTOR FOR THE JOB FILE PRIOR TO THE FIRST INSPECTION.GUESTPARKING291530309999954.66 PC57.05 PC60.84 PC59.34 PC4444444331414141414141414REQUIRED PERMEABLE AREALOT AREA 7,445.0 SQ.FT.BUILDING FOOTPRINT 3,094.3 SQ.FT.REMAINDER OF LOT 4,350.7 SQ.FT.REQUIRED PERMEABLE AREA (4,350.7x50%) 2,175.4 SQ.FT.OPEN LANDSCAPE AREA 1,012.2 SQ.FT.PERMEABLE DRIVEWAY/WALK 1,242.7 SQ.FT.TOTAL PERMEABLE AREA 2,254.9 SQ.FT.CONCRETE DRIVEWAY 1,255.5 SQ.FT.CONCRETE WALK/PATIO 1,428.7 SQ.FT.TOTAL CONCRETE 2,095.8 SQ.FT.BLEND CURB CUT WITHNEIGHBORS DRIVEWAY66665555REQUIREDSIDESETBACKREQUIREDSIDESETBACKREQUIREDSIDESETBACK(24'-0" MIN BACK-UP)(24'-0" MIN BACK-UP)MIN. BETWEENBUILDINGS8'-6"x18'-0"REQUIREDREARSETBACKREQUIRED FRONTSETBACKNEW CITY SIDEWALK33UPUPUPUPUPDNDNDNACAC1121414153342" MAXHEIGHTIN FRONTSETBACK42" MAXHEIGHTIN FRONTSETBACKUNIT B - OPEN SPACEUNIT A - OPEN SPACEREQUIRED OPEN SPACE AREAMINIMUM OPEN SPACE AREA 400.0 SQ.FT.PROVIDED OPEN SPACE AREA 16.08x13.0 209.0 SQ.FT. 10.73x17.84 191.4 SQ.FT. TOTAL OPEN SPACE 400.4 SQ.FT.COVERED OPEN SPACE AREA 6.0x16.08 96.5 SQ.FT. 96.5÷400=24% (LESS THAN 50% COVERED)REQUIRED OPEN SPACE AREAMINIMUM OPEN SPACE AREA 400.0 SQ.FT.PROVIDED OPEN SPACE AREA 8.62x12.12 104.5 SQ.FT. 10.62x27.84 295.7 SQ.FT. TOTAL OPEN SPACE 400.2 SQ.FT.COVERED OPEN SPACE AREA 6.25x12.12 75.8 SQ.FT. 8.25x8.81 72.7 SQ.FT. 2.23x19.03 42.4 SQ.FT. TOTAL COVERED 190.9 SQ.FT. 190.9÷400=47.7% (LESS THAN 50% COVERED)LINE OFFLOOR ABVLINE OF REQUIRED SETBACKWMWM1313(E) TO BEREMOVEDGMGM1818CLR1717141442" MAX WALL HEIGHTIN FRONT SETBACK(T.W. EXISTING = 59.1')59.1 TW56.456.5842" MAX WALL HEIGHTIN FRONT SETBACK(T.W. EXISTING = 64.33')LOT COVERAGE DIAGRAMMAXIMUM LOT COVERAGE (7,445.0 x 65%) 4,839.3 SQ.FT.PROPOSED COVERED AREA 6.19x20.96 129.7 SQ.FT. 23.33x39.96 932.3 SQ.FT. 8.00x38.96 311.7 SQ.FT. 21.00x27.00 567.0 SQ.FT. 17.60x27.00 475.2 SQ.FT. 39.08x35.94 1,404.5 SQ.FT. 3.67x16.08 + 59.0 SQ.FT. TOTAL COVERED AREA 3,879.4 SQ.FT. 3,879.4 ÷ 7.455.0 = 52.1% (LESS THAN 65% COVERED)PPL O T C O V E R A G E / O P E N S P A C E D I A G R A MOPEN SPACENEW 2-STORY DETACHEDCONDOMINIUM UNIT BWITH 2-CAR GARAGENEW 2-STORY DETACHEDCONDOMINIUM UNIT AWITH 2-CAR GARAGEPage 101 of 151
First FloorPlan11/18/25A-2.0Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUMFFDW
DW42MBBCD7EE86349GHKFA16L532BA1KJN
39'-11 1/4"27'-9 3/4"12'-1 3/4"35'-11 1/4"2'-0" 17'-10 1/4"16'-1"6'-3" 23'-3" 8'-0" 19'-0" 10'-0"52'-4"2'-4"58'-6 1/4"6'-0"60'-3 1/2"2'-0" 27'-2"21'-1" 10'-0" 18'-7" 1'-4" 8"34'-1"19'-1/4"20'-11"13'-1/4"20'-11"18'-2"20'-1"20'-1"18'-2"2'-0" 11'-3"6'-5 1/2"16'-0"16'-0"36LIVING ROOMKITCHENPOWDERGARAGEGUESTPARKINGDINING ROOMDINING ROOMGARAGELIVING ROOMKITCHENSTUDYF I R S T F L O O R P L A NS C A L E : 1 / 4 " = 1 ' - 0 "11. WINDOWS AT BEDROOMS (EGRESS) MIN. CLR. OPENING, 5.7 sq. ft. MIN. CLR. HEIGHT, 24" MIN. CLR. WIDTH, 20" FINISHED SILL HEIGHT TO BE NOT MORE THAN 44" ABOVE FINISHED FLOOR REFER TO WINDOW / DOOR SCHEDULE PER SECT. 1026, C.B.C.12. DRYER VENT EXHAUST TO OUTSIDE AIR @ WALL PROVIDE LINT TRAP/ACCESS PAINT TO MATCH EXTERIOR FINISH INSTALL PER MANUF SPECS PER SECT. 504.3 & 908, C.M.C.13. WASHER HOT AND COLD WATER VALVES, PROVIDE SMITTY PAN WITH DRAIN14. HEAT PUMP HVAC UNIT SIZE: PER TITLE-24 CALCS, SEE CF-1R FORMS 8.2 HSPF / 14.3 SEER - 11.7 EER HVAC HEAT PUMPS PAINT TO MATCH EXTERIOR FIN. INSTALLATION/CLEARANCES PER MANUF SPECS @ GARAGE - PROVIDE 18" HIGH PLATFORM PER SECT. 308, C.M.C. & C.P.C..15. WATER HEATER SIZE: PER TITLE-24 CALCS, SEE CF-1R FORMS 3.2 UEF HEAT PUMP TANK WATER HEATER PROVIDE 240V 30 AMP OUTLET W/ DEDICATED CIRCUIT PROVIDE SEISMIC STRAPS PROVIDE SMITTY PAN WITH DRAIN P & T VALVE SHALL TERMINATE OUTSIDE INSTALLATION/CLEARANCES PER MANUF SPECS PER SECT. 510.1, C.P.C. & SECT. 308.2, C.M.C. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING.16. COMBUSTION AIR VENTS PROVIDE VENTS FOR TOP & BOTTOM COMBUSTION AIR. TOP VENT LOCATED WITHIN 12" OF CEILING, BOTTOM VENT LOCATED WITHIN 12" OF PLATFORM. SIZE PER CMC. PER CHAPTER 7, C.M.C. and C.P.C.1. NEW ELECTRIC METER SERVICE PANEL WITH A 3" DIAMETER STUB OUT CONDUIT MIN. 225 AMP SERVICE, WATERPROOF METAL CONTAINER PAINT TO MATCH ADJACENT WALL ELECTRICIAN SHALL PROVIDE PANEL SCHEDULE AND LOAD CALCULATIONS REFER TO M. E. P. SHEETS PER ARTICLE 220, NEC H.B.M.C. 17.22.060 - EACH UNIT SHALL HAVE ITS OWN CIRCUIT BREAKER PANEL FOR ALL ELECTRICAL CIRCUITS AND OUTLETS WHICH SERVE THE UNIT. EACH DWELLING UNIT AND COMMON AREA SHALL HAVE ITS OWN MANUALLY SWITCHABLE CIRCUIT.2. GROUND FAULT INTERRUPTER (GFI) OUTLETS SHALL BE PROVIDED IN BATHROOMS, GARAGES, CRAWL SPACES, EXTERIOR, AND WITHIN 6' OF KITCHEN SINKS REFER TO M. E. P. SHEETS PER SECT 210 -8a, NEC3. SEPARATE BRANCH CIRCUIT FOR APPLIANCES APPLIANCES SUCH AS KITCHEN SINK FOOD GRINDERS, DISHWASHERS, MICROWAVE OVENS, TRASH COMPACTORS, WASHING MACHINES DRYERS, REFRIGERATORS, FREEZERS, AIR CONDITIONERS, FAUS, BUILT-IN HEATERS OR ANY FIXED APPLIANCE WITH MOTOR LARGER THAN 1/4 HP SHALL BE ON A SEPARATE BRANCH CIRCUIT SUPPLIED BY A MIN. NUMBER 12 AWG WIRE.4. GENERAL LIGHTING @ KITCHEN AND BATH PROVIDE HIGH EFFICACY LIGHTING AT NOT LESS THAN 40 LUMENS PER WATT. REFER TO ELECTRICAL PLANS. PER SECT. 2-5352j T-245. MECHANICAL VENTILATION @ BATHROOMS BATHROOMS SHALL BE MECHANICALLY VENTILATED OR PROVIDED WITH A WINDOW AREA NOT LESS THAN 3 SQFT, AT LEAST 50% OPENABLE. PER SECTION 303.3. BATHROOMS, WATER CLOSET COMPARTMENTS, LAUNDRYROOMS SHALL BE PROVIDED WITH MECHANICAL VENTILATIONIN ACCORDANCE WITH THE CALIFORNIA MECHANICAL CODEPER SECT. 1203.4.2.1, C.B.C.F L O O R P L A N N O T E S:17. RETURN AIR GRILLE SIZE PER CODE VERIFY LOCATION WITH ARCHITECT18. AIR SUPPLY DUCT 2 sq. in. PER 1000 BTU REQUIRED @ F.A.U. SIZE PER CODE PER SECT. 317, C.M.C.19. LIGHT and VENTILLATION @ BEDROOMS NATURAL LIGHT BY MEANS OF EXTERIOR GLAZED OPENINGS WITH AN AREA OF NOT LESS THAN 1/10 OF THE FLOOR AREA ( MIN. 10 sq. ft. ) NATURAL VENTILATION BY MEANS OF OPENABLE EXTERIOR OPENINGS WITH AN AREA OF NOT LESS THAN 1/20 OF THE FLOOR AREA ( MIN. 5 sq. ft. ) PER SECT. 1203 C.B.C.20. COMBINATION SMOKE AND CARBON MONOXIDE ALARM SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL BE INSTALLED INSIDE ALL BEDROOMS, ON THE CEILING OR WALL OUTSIDE OF EACH BEDROOM AND IN EVERY STORY PER SECTION R314.3; R315.1; SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING, AND SHALL BE EQUIPPED WITH A BATTERY BACKUP AND INTERCONNECTED. PER SECTION R314.3; R314.4; R315.1; SMOKE DETECTORS ARE REQUIRED IN EACH ROOM USED FOR SLEEPING AND CENTRALLY LOCATED IN THE WALL OR CEILING IN CORRIDORS PROVIDING ACCESS TO EACH SLEEPING AREA, AT EACH FLOOR OR BASEMENT LEVEL AND IN CLOSE PROXIMITY TO THE STAIRWAY. SMOKE DETECTORS SHALL BE CONNECTED TO THE BUILDING WIRING SYSTEM IN ALL NEW CONSTRUCTION AND BE PROVIDED WITH BATTERY BACKUP. SHALL SOUND AN ALARM AUDIBLE IN ALL AREAS OF THE BUILDING OR BE INTERCONNECTED. PER SECT 907. 2.10, C.B.C.21. PLUMBING WALL PROVIDE 2x6 STUD WALL BEHIND PLUMBING FIXTURES PER C.P.C.6. ONE-HOUR FIRE RESISTIVE WALL / CEILING FINISH 5/8" TYPE "X" GYP. WALL BOARD AT ALL WALLS AND CEILING BETWEEN GARAGE AND ALL ADJACENT LIVING SPACES, AND ENCLOSING ALL STRUCTURAL MEMBERS PER TABLE R302.6. & PER SECT. 406.1.4, C.B.C. PENETRATIONS THROUGH FIRE RATED WALL COMPLY WITH SECTION 714 SEE DETAILS 34 & 35 / A-7.27. STAIRWAY PROVIDE 1 LAYER 5/8" TYPE "X" G.W.B. AT ALL WALLS AND SOFFIT FOR ENCLOSED USABLE SPACE BENEATH STAIRWAY PER SECT. 1009, C.B.C.8. STAIR HANDRAIL (MATERIAL T.B.D.) SEE DETAIL 21 / A-7.1 STAIR HANDRAIL SHALL BE 34" TO 38" ABOVE TREAD NOSING. CIRCULAR HANDRAIL SHALL HAVE AN OUTSIDE DIAMETER OF AT LEAST 1.25" AND NOT GREATER THAN 2". IF THE HANDRAIL IS NOT CIRCULAR, IT SHALL HAVE A PERIMETER DIMENSION OF AT LEAST 4" AND NOT GREATER THAN 6.25" WITH A MAXIMUM CROSS SECTION DIMENSION OF 2.25". EDGES SHALL HAVE A MINIMUM RADIUS OF 0.01" PER CBC SECT. 1014.3. HANDRAIL ASSEMBLIES SHALL BE ABLE TO RESIST A SINGLE CONCENTRATED LOAD OF 200 POUNDS, APPLIED IN ANY DIRECTION IN ANY POINT ALONG THE TOP, AND HAVE ATTACHMENT DEVICES AND SUPPORTING STRUCTURE TO TRANSFER THIS LOADING TO APPROPRIATE STRUCTURAL ELEMENTS OF THE BUILDING PER 1607.7.1, & 1607.1.1.9. GUARDRAIL (42" HIGH U.N.O.) SEE DETAIL: 16 / A-7.1 THROUGH 20 / A-7.1 GUARDRAIL SHALL NOT BE LESS THAN 42" HIGH AND SHALL HAVE BALLUSTERS OR ORNAMENTAL PATTERNS SUCH THAT A 4" DIAMETER SPHERE CANNOT PASS THROUGH ANY OPENING. PER CBC SECTION 1013. GUARDRAIL ASSEMBLIES SHALL BE ABLE TO RESIST A SINGLE CONCENTRATED LOAD OF 200 POUNDS, APPLIED IN ANY DIRECTION IN ANY POINT ALONG THE TOP, AND HAVE ATTACHMENT DEVICES AND SUPPORTING STRUCTURE TO TRANSFER THIS LOADING TO APPROPRIATE STRUCTURAL ELEMENTS OF THE BUILDING PER 1607.7.1, & 1607.1.1.10. CORRIDOR / HALL WIDTH MINIMUM CLEAR WIDTH 36" (REQ'D) PER SECT. 1005.2 , C.B.C.22. SHOWERS & TUB SHOWERS CONTROL VALVES FOR SHOWERS AND TUB SHOWERS SHALL BE OF THE PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE. PER CPC SEC 410.7 PROVIDE APPROVED SMOOTH HARD NON ABSORBENT FINISH TO CEILING ( VERIFY WITH ARCHITECT ) PROVIDE 1-LAYER "GREENBOARD" MOISTURE RESISTANT GYPSUM WALLBOARD PER CBC SEC 807.1.3 PROVIDE GRAB BAR REINFORCEMENT PER DETAIL 15/A-7.0 CRC SEC R32723. FRAMESLESS TEMPERED GLASS ENCLOSURE @ SHOWER, WITH DOOR @ TUB SHOWER COMBINATION PER SECT. 2406 & 2407, C.B.C.24. BATH TUB MANUF: MODEL: INSTALL PER MANUF SPECS PROVIDE GRAB BAR REINFORCEMENT PER DETAIL 15/A-7.0 CRC SEC R32725. TUB TRAP ACCESS 12" x 12" PREFABRICATED SHEET METAL PAINT TO MATCH ADJACENT WALL26. WATER CLOSETS 1.28 GALLON FLUSH, MAX. PER H & S CODE, SECT. 17921.3b27. ACCESS TO TOILETS 30" CLEAR WIDTH REQUIRED. 24" CLEARANCE IN FRONT REQUIRED. PER SECT. 2902.6 & 2904 , C.B.C. PROVIDE GRAB BAR REINFORCEMENT PER DETAIL 15/A-7.0 CRC SEC R32728. EXHAUST FAN BATHROOMS SHALL BE EQUIPPED WITH AN EXHAUST FAN CONTROLLED BY A HUMIDISTAT PER 2013 C.G.B.S.C.29. DISHWASHER HOT WATER STUB-OUT SMITTY PAN WITH DRAIN30. REFRIGERATOR SPACE COLD WATER STUB-OUT (ICE MAKER)31. KITCHEN SINK DOUBLE BASIN PROVIDE GARBAGE DISPOSAL32. COOK - TOP MANUF: MODEL: PROVIDE GAS STUB-OUT, PROVIDE SHEET METAL HOOD (24" MIN CLR) VENT THROUGH ROOF PER MANUF SPECS SEE ENERGY CONFORMANCE NOTES33. CONVECTION OVEN MANUF: MODEL: PROVIDE GAS STUB-OUT DUCT TO OUTSIDE AIR THRU WALL PAINT TO MATCH EXTERIOR FINISH34. UNDER-COUNTER MICROWAVE OVEN35. SHELF AND POLE (+66" HIGH) (T.B.D.) 1 1/2" DIA WOOD POLE WITH 1x14 WOOD SHELF PAINT TO MATCH ADJACENT WALL FINISH36. GAS FIREPLACE (VENT THROUGH ROOF) MANUFACTURER: LENOX - DIRECT VENT MODEL: SYMMETRY GAS ONLY APPROVAL: ANSI 221.88 - 2009 INSTALL PER MANUFACTURERS SPECIFICATIONS. USE THIS PRODUCT OR APPROVED EQUAL - PER SECTION R1004.1 WOOD BURNING FIREPLACES ARE NOT PERMITTED PER AQMD RULE 44537. DRAINAGE FIXTURES LOCATED BELOW THE NEXT UPSTREAM MANHOLE OR BELOW THE MAIN SEWER LEVEL REQUIRES INVESTIGATION TO ASCERTAIN THE NECESSITY FOR SEWER BACKWATER DEVICE INSTALLATION PER 2016 CPC SECTION 710.038. TRASH CANS TRASH AREA FOR A MINIMUM OF (3) 4' TALL 2'X2' TRASH CANS REFUSE AREA SHALL NOT INTRUDE TO INTO REQUIRED PARKING DIMENSIONS.39. STAIR REQUIREMENTS A. MAX. 7.75" RISE & MIN. 10" RUN B. MIN. 36" CLEAR WIDTH C. HANDRAILS 34" TO 38" HIGH ABOVE TREAD NOSING. D. HANDGRIP PORTION OF HANDRAIL SHALL BE NOT LESS THAN 1 1/4" NOR MORE THAN 2" CROSS SECTIONAL DIAM. DIMENSION HAVING A SMOOTH SURFACE WITH NO SHARP CORNERS. (1003.3.3.2,3,4,6)40. LANDING AT EGRESS DOOR LANDING AT EGRESS SHALL NOT BE MORE THAN 1 1/2" LOWER THAN TOP OF THRESHOLD. (EXCEPTION: THRESHOLD HEIGHT CAN BE 7.75" MAX. IF DOOR IS NOT A REQUIRED EXIT OR DOOR DOES NOT SWING OVER THE LANDING.) PER CRC SECTION R311.3.141. LAUNDRY ROOM DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED.42. CABLE BOX43. GAS METER44. BACKWATER VALVE AN APPROVED BACKWATER VALVE IS REQUIRED FOR DRAINAGE PIPING SERVING FIXTURES LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE. (CPC. 710.1)45. GARAGE FLOOR GARAGE FLOOR SHALL BE SLOPED TO FACILITATE MOVEMENT OF LIQUIDS TOWARD A DRAIN OR VEHICLE ENTRY DOORWAY CBC SECT. 406.1.3.46. DECK WATERPROOFING MANUF: CROSSFIELD PRODUCTS CORP. PRODUCT: DEX-O-TEX ROOF WATERPROOFING MEMBRANE ICC#: ESR 1757 SLOPE: 1/4"/FT. MIN. CLASS: A INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL PER SECT. 1402, C.B.C IMPERVIOUS MOISTURE BARRIER AT BALCONY FLOOR SHALL NOT BE COVERED UNTIL INSPECTED AND APPROVED BY THE CITY INSPECTOR. CRC SECTION R109.1.5.3 & CBC 110.3.647. DECK DRAINS MANUF: THUNDERBIRD MODEL: 3" DIA. COPPER DECK DRAIN WITH STRAINER PROVIDE DRAIN LINE TO DRAINAGE SYSTEM INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL SEE DETAIL 28 / A-7.148. LANDING AT EXTERIOR DOORS LANDING ON EACH SIDE OF EXTERIOR DOOR SHALL HAVE A LENGTH IN DIRECTION OF TRAVEL OF NOT LESS THAN 36" SECTION R311.3.49. WATER METER SERVICE SEE LOCATION ON SITE PLAN AT A-1.050. WHOLE HOUSE VENTILATION WHOLE HOUSE MECHANICAL VENTILATION SYSTEM PER 2022 CALIFORNIA RESIDENTIAL COMPLIANCE MANUAL, THE BUILDING SHALL BE PROVIDED WITH A WHOLE HOUSE HOUSE VENTILATION SYSTEM. EXHAUST FANS AT THE LAUNDRY ROOM SHALL BE (5,000.2x0.03)+7.5x(6+1) = 202.5 CFM MIN. - PER ASHRAE 62.2 AND SHALL OPERATE CONTINUOUSLY FAN SHALL BE RATED TO OPERATE AT A MAX. NOISE LEVEL OF 1.0 SONE. FAN SWITCH SHALL BE LABELED TO INFORM OCCUPANT THAT THIS CONTROLS THE INDDO AIR QUALITY FOR THE HOME51. BALCONY VENTING ENCLOSED FRAMING IN EXTERIOR BALCONIES AND ELEVATED WALKING SURFACES EXPOSED TO RAIN SHALL BE PROVIDED WITH OPENING THAT PROVIDE A NET FREE CROSS VENTILATION AREA NOT LESS THAN 1/150TH OF THE AREA OF EACH SEPARATE SPACE (CBC 2304.12.2.5)52. PLUMBING FIXTURES ALL NEW PLUMBING FIXTURES SHALL BE WATER CONSERVING PER 2019 CPC 402.053. DECK OVERFLOW DECK SHALL BE DRAINED BY DRAINS AND OVERFLOW DRAIN OR SCUPPER PER SECTION R903.4.54. DUCTS PENETRATING WALL DUCTS PENETRATING WALL OR CEILING PENETRATIONS BETWEEN GARAGE AND DWELLING UNIT SHALL BE CONSTRUCTED OF 0.019 INCH MINIMUM SHEET METAL AND SHALL HAVE NO OPENING INTO THE GARAGE - PER SECTION 406.3.4.3.55. ATTIC ACCESS DOORS SHALL HAVE PERMANENTLY ATTACHED INSULATION AND SHALL BE GASKETED TO PREVENT AIR LEAKAGE – PER SECTION 150.0(A)2. ATTIC ACCESS SHALL BE SIZED SO THAT LARGEST PIECE OF HVAC EQUIPMENT SHALL BE ABLE TO PASS THROUGH.FPACACWHU N I T AU N I T BPOWDERWHBREAKFASTFPTRASH AREATRASH AREA11MIN. GARAGE DOOR OPENINGMIN. GARAGE DOOR OPENINGSTAIR MUST UTILIZE OPEN STAIRWAY DESIGNMEANING A STAIRWAY WICH HAS A MINIMUMOF ONE WALL WHICH IS NOT MORE THAN 42"HIGH OPENING INTO AT LEAST ON ROOM FROMWHICH THE STAIRWAY CONNECTS EACH FLOORSTAIR MUST UTILIZE OPEN STAIRWAY DESIGNMEANING A STAIRWAY WICH HAS A MINIMUMOF ONE WALL WHICH IS NOT MORE THAN 42"HIGH OPENING INTO AT LEAST ON ROOM FROMWHICH THE STAIRWAY CONNECTS EACH FLOORAA-4.0BA-4.0CA-4.1CA-4.1F#LayIDF#LayIDDA-4.1DA-4.1EA-4.2EA-4.2GA-4.2GA-4.210UPUPDRIVEWAYDRIVEWAYPATIOENTRYPATIOPATIOENTRYUP200 CU.FT. LOCKABLE STORAGEOVER HOOD OF CAR18.17x3.0x5.0=272 cu.ft.(4'-0" MIN CLR BELOW)200 CU.FT. LOCKABLE STORAGEOVER HOOD OF CAR20.17x3.0x6.5=393 cu.ft.(4'-0" MIN CLR BELOW)Page 102 of 151
SecondFloor Plan11/18/25A-2.1Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUMWDWDEEPVEEEESEENTVR12121113121212121111131412111212N16121212DNU14E1113121717121115171712161511131113UDNWPPQNQESNPN
39'-11 1/4"19'-0"20'-11 1/4"2'-0" 17'-10 1/4"16'-1"35'-11 1/4"29'-6 1/4"8'-0" 21'-0" 6'-0"60'-3 1/2"58'-6 1/4"60'-3 1/2"6'-2 1/4"31'-9"20'-7" 6'-0" 17'-7"30'-8"8'-5" 3'-7 1/2"58'-6 1/4"60'-3 1/2"12'-11 1/2"27'-0"8'-11 1/2"26'-11 3/4"13'-3"AA-4.0BA-4.0CA-4.1CA-4.1F#LayIDF#LayIDDA-4.1DA-4.1EA-4.2EA-4.2GA-4.2GA-4.2S E C O N D F L O O R P L A NS C A L E : 1 / 4 " = 1 ' - 0 "(SEE ALSO MANDATORY MEASURES CHECKLIST AT SHEET T-7)GREEN BUILDING CODE NOTES:1. INDOOR WATER USEA. WATER CLOSETS THE EFFECTIVE FLUSH VOLUME OF ALL WATER CLOSETS SHALL NOT EXCEED 1.28 GALLONS PER FLUSH. TANK-TYPE WATER CLOSETS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSE SPECIFICATION FOR TANK-TYPE TOILETS. THE EFFECTIVE FLUSH VOLUME OF DUAL FLUSH TOILETS IS DEFINED AS THE COMPOSITE, AVERAGE FLUSH VOLUME OF TWO REDUCED FLUSHES AND ONE FULL FLUSH. B. URINALS THE EFFECTIVE FLUSH VOLUME OF WALL-MOUNTED URINALS SHALL NOT EXCEED 0.125 GALLONS PER FLUSH. THE EFFECTIVE FLUSH VOLUME OF ALL OTHER URINALS SHALL NOT EXCEED 0.5 GALLONS PER FLUSH. C. SINGLE SHOWERHEAD SHOWERHEADS SHALL HAVE A MAXIMUM FLOW RATE OF NOT MORE THAN 1.8 GALLONS PER MINUTE AT 80 PSI. SHOWERHEADS SHALL BE CERTIFIED TO THE PERFORMANCE CRITERIA OF THE US EPA WATERSENSE SPECIFICATION FOR SHOWERHEADS. D. MULTIPLE SHOWERHEADS SERVING ONE SHOWER WHEN A SHOWER IS SERVED BY MORE THAN ONE SHOWERHEAD, THE COMBINED FLOW RATE OF ALL SHOWERHEADS AND/OR OTHER SHOWER OUTLETS CONTROLLED BY A SINGLE VALVE SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 80 PSI, OR THE SHOWER SHALL BE DESIGNED TO ALLOW ONLY ONE SHOWER OUTLET TO BE IN OPERATION AT A TIME. NOTE: A HAND-HELD SHOWER SHALL BE CONSIDERED A SHOWERHEAD. E. RESIDENTIAL LAVATORY FAUCETS THE MAXIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL NOT EXCEED 1.2 GALLONS PER MINUTE AT 60 PSI. THE MINIMUM FLOW RATE OF RESIDENTIAL LAVATORY FAUCETS SHALL NOT BE LESS THAN 0.8 GALLONS PER MINUTE AT 20 PSI. F. LAVATORY FAUCETS IN COMMON AND PUBLIC USE AREAS THE MAXIMUM FLOW RATE OF LAVATORY FAUCETS INSTALLED IN COMMON AND PUBLIC USE AREAS (OUTSIDE OF DWELLINGS OR SLEEPING UNITS) IN RESIDENTIAL BUILDINGS SHALL NOT EXCEED 0.5 GALLONS PER MINUTE AT 60 PSI. G. METERING FAUCETS METERING FAUCETS WHEN INSTALLED IN RESIDENTIAL BUILDINGS SHALL NOT DELIVER MORE THAN 0.2 GALLONS PER CYCLE. H. KITCHEN FAUCETS THE MAXIMUM FLOW RATE OF KITCHEN FAUCETS SHALL NOT EXCEED 1.8 GALLONS PER MINUTE AT 60 PSI. KITCHEN FAUCETS MAY TEMPORARILY INCREASE THE FLOW ABOVE THE MAXIMUM RATE, BUT NOT TO EXCEED 2.2 GALLONS PER MINUTE AT 60 PSI, AND MUST DEFAULT TO A MAXIMUM FLOW RATE OF 1.8 GALLONS PER MINUTE AT 60 PSI. NOTE: WHERE COMPLYING FAUCETS ARE UNAVAILABLE, AERATORS OR OTHER MEANS MAY BE USED TO ACHIEVE REDUCTION. I. STANDARDS FOR PLUMBING FIXTURES AND FITTINGS PLUMBING FIXTURES AND FITTINGS SHALL BE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA PLUMBING CODE, AND SHALL MEET THE APPLICABLE REFERENCED STANDARDS. 2. OUTDOOR WATER USEA. OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS RESIDENTIAL DEVELOPMENTS SHALL COMPLY WITH A LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE OR THE CURRENT CALIFORNIA DEPARTMENT OF WATER RESOURCES’ MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO), WHICHEVER IS MORE STRINGENT. B. RECYCLED WATER SUPPLY SYSTEMS NEWLY CONSTRUCTED RESIDENTIAL DEVELOPMENTS, WHERE DISINFECTED TERTIARY RECYCLED WATER IS AVAILABLE FROM A MUNICIPAL SOURCE TO A CONSTRUCTION SITE, MAY BE REQUIRED TO HAVE RECYCLED WATER SUPPLY SYSTEMS INSTALLED, ALLOWING THE USE OF RECYCLED WATER FOR RESIDENTIAL LANDSCAPE IRRIGATION SYSTEMS. SEE CHAPTER 15 OF THE CALIFORNIA PLUMBING CODE. 3. ENHANCED DURABILITY AND REDUCED MAINTENANCEA. RODENT PROOFING ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGS IN SOLE/BOTTOM PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR, CONCRETE MASONRY OR A SIMILAR METHOD ACCEPTABLE TO THE ENFORCING AGENCY. 4. CONSTRUCTION WASTE REDUCTION DISPOSAL AND RECYCLINGA. CONSTRUCTION WASTE MANAGEMENT RECYCLE AND/OR SALVAGE FOR REUSE A MINIMUM OF 65% OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE IN ACCORDANCE WITH EITHER SECTION 4.408.2, 4.408.3 OR 4.408.4 AND MANHATTAN BEACH MUNICIPAL CODE SECTION 5.26. B. CONSTRUCTION WASTE MANAGEMENT PLAN SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN MEETING ITEMS 1 THROUGH 5 IN SECTION 4.408.2. PLANS SHALL BE UPDATED AS NECESSARY AND SHALL BE AVAILABLE FOR EXAMINATION DURING CONSTRUCTION. C. WASTE MANAGEMENT COMPANY UTILIZE A WASTE MANAGEMENT COMPANY, APPROVED BY THE ENFORCING AGENCY, WHICH CAN PROVIDE VERIFIABLE DOCUMENTATION THAT DIVERTED CONSTRUCTION AND DEMOLITION WASTE MATERIALS MEET THE REQUIREMENTS IN SECTION 4.408.1. D. DOCUMENTATION DOCUMENTATION SHALL BE PROVIDED TO THE ENFORCING AGENCY, WHICH DEMONSTRATES COMPLIANCE WITH SECTIONS 4.408.2, 4.408.3, OR 4.408.4. 5. BUILDING MAINTENANCE AND OPERATIONA. OPERATION AND MAINTENANCE MANUAL AT THE TIME OF FINAL INSPECTION, A MANUAL, COMPACT DISC, WEB- BASED REFERENCE OR OTHER MEDIA ACCEPTABLE TO THE ENFORCING AGENCY WHICH COVERS 10 SPECIFIC SUBJECT AREAS SHALL BE PLACED IN THE BUILDING. B. RECYCLING BY OCCUPANTS WHERE 5 OR MORE MULTIFAMILY DWELLING UNITS ARE CONSTRUCTED ON A BUILDING SITE, PROVIDE READILY ACCESSIBLE AREA(S) THAT SERVES ALL BUILDINGS ON THE SITE AND IS IDENTIFIED FOR THE DEPOSITING, STORAGE AND COLLECTION OF NON-HAZARDOUS MATERIALS FOR RECYCLING, INCLUDING (AT MINIMUM) PAPER, CORRUGATED CARDBOARD, GLASS, PLASTICS, ORGANIC WASTE, AND METALS. 6. FIREPLACESA. GENERAL ANY INSTALLED GAS FIREPLACE SHALL BE A DIRECT-VENT SEALED-COMBUSTION TYPE. ANY INSTALLED WOODSTOVE OR PELLET STOVE SHALL COMPLY WITH U.S. EPA NEW SOURCE PERFORMANCE STANDARDS (NSPS) EMISSION LIMITS AS APPLICABLE, AND SHALL HAVE A PERMANENT LABEL INDICATING THEY ARE CERTIFIED TO MEET THE EMISSION LIMITS. WOODSTOVES, PELLET STOVES AND FIREPLACES SHALL ALSO COMPLY WITH APPLICABLE LOCAL ORDINANCES INCLUDING SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT REGULATIONS.7. POLLUTANT CONTROLA. COVERING OF DUCT OPENINGS AND PROTECTION OF MECHANICAL EQUIPMENT DURING CONSTRUCTION AT THE TIME OF ROUGH INSTALLATION, DURING STORAGE ON THE CONSTRUCTION SITE AND UNTIL FINAL STARTUP OF THE HEATING, COOLING AND VENTILATING EQUIPMENT, ALL DUCT AND OTHER RELATED AIR DISTRIBUTION COMPONENT OPENINGS SHALL BE COVERED WITH TAPE, PLASTIC, SHEET METAL OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY TO REDUCE THE AMOUNT OF WATER, DUST AND DEBRIS WHICH MAY ENTER THE SYSTEM. B. ADHESIVES, SEALANTS AND CAULKS ADHESIVES, SEALANTS AND CAULKS USED ON THE PROJECT SHALL MEET THE REQUIREMENTS OF THE FOLLOWING STANDARDS UNLESS MORE STRINGENT LOCAL OR REGIONAL AIR POLLUTION OR AIR QUALITY MANAGEMENT DISTRICT RULES APPLY: 1. ADHESIVES, ADHESIVE BONDING PRIMERS, ADHESIVE PRIMERS, SEALANTS, SEALANT PRIMERS, AND CAULKS SHALL COMPLY WITH LOCAL OR REGIONAL AIR POLLUTION CONTROL OR AIR QUALITY MANAGEMENT DISTRICT RULES WHERE APPLICABLE, OR SCAQMD RULE 1168 VOC LIMITS, AS SHOWN IN TABLES 4.504.1 OR 4.504.2, AS APPLICABLE. SUCH PRODUCTS SHALL ALSO COMPLY WITH RULE 1168 PROHIBITION ON THE USE OF CERTAIN TOXIC COMPOUNDS (CHLOROFORM, ETHYLENE DICHLORIDE, METHYLENE CHLORIDE, PERCHLOROETHYLENE AND TRICHLOROETHYLENE), EXCEPT FOR AEROSOL PRODUCTS AS SPECIFIED IN SUBSECTION 2 BELOW. 2. AEROSOL ADHESIVES, AND SMALLER UNIT SIZES OF ADHESIVES, AND SEALANT OR CAULKING COMPOUNDS (IN UNITS OF PRODUCT, LESS PACKAGING, WHICH DO NOT WEIGH MORE THAN 1 POUND AND DO NOT CONSIST OF MORE THAN 16 FLUID OUNCES) SHALL COMPLY WITH STATEWIDE VOC STANDARDS AND OTHER REQUIREMENTS, INCLUDING PROHIBITIONS ON USE OF CERTAIN TOXIC COMPOUNDS, OF THE CALIFORNIA CODE OF REGULATIONS (CCR), TITLE 17, COMMENCING WITH SECTION 94507. C. PAINTS AND COATINGS ARCHITECTURAL PAINTS AND COATINGS SHALL COMPLY WITH VOC LIMITS IN TABLE 1 OF THE AIR RESOURCES BOARD ARCHITECTURAL SUGGESTED CONTROL MEASURE, AS SHOWN IN TABLE 4.504.3, UNLESS MORE STRINGENT LOCAL LIMITS APPLY. THE VOC CONTENT LIMIT FOR COATINGS THAT DO NOT MEET THE DEFINITIONS FOR THE SPECIALTY COATINGS CATEGORIES LISTED IN TABLE 4.504.3 SHALL BE DETERMINED BY CLASSIFYING THE COATING AS FLAT, NONFLAT, OR NONFLAT-HIGH GLOSS COATING, BASED ON ITS GLOSS, AS DEFINED IN SUBSECTIONS 4.21, 4.36, AND 4.37, OF THE 2007 CALIFORNIA AIR RESOURCES BOARD, SUGGESTED CONTROL MEASURE, AND THE CORRESPONDING FLAT, NONFLAT, OR NONFLAT-HIGH GLOSS VOC LIMIT IN TABLE 4.504.3 SHALL APPLY. D. AEROSOL PAINTS AND COATINGS AEROSOL PAINTS AND COATINGS SHALL MEET THE PRODUCT- WEIGHTED MIR LIMITS FOR ROC IN SECTION 94522(A)(2) AND OTHER REQUIREMENTS, INCLUDING PROHIBITIONS ON USE OF CERTAIN TOXIC COMPOUNDS AND OZONE DEPLETING SUBSTANCES, IN SECTION 94522(E)(1) AND (F)(1) OF THE CCR, TITLE 17, COMMENCING WITH SECTION 94520. E. VERIFICATION VERIFICATION OF COMPLIANCE WITH THIS SECTION SHALL BE PROVIDED AT THE REQUEST OF THE ENFORCING AGENCY. DOCUMENTATION MAY INCLUDE, BUT IS NOT LIMITED TO, THE FOLLOWING: 1. MANUFACTURER’S PRODUCT SPECIFICATION. 2. FIELD VERIFICATION OF ON-SITE PRODUCT CONTAINERS. F. CARPET SYSTEMS ALL CARPET INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE TESTING AND PRODUCT REQUIREMENTS OF ONE OF THE FOLLOWING: 1. CARPET AND RUG INSTITUTE’S GREEN LABEL PLUS PROGRAM 2. CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, “STANDARD METHOD FOR THE TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS,” VERSION 1.1, FEBRUARY 2010 (ALSO KNOWN AS SPECIFICATION 01350) 3. NSF/ANSI 140 AT THE GOLD LEVEL 4. SCIENTIFIC CERTIFICATIONS SYSTEMS INDOOR ADVANTAGETM GOLD G. CARPET CUSHION ALL CARPET CUSHION INSTALLED IN THE BUILDING INTERIOR SHALL MEET THE REQUIREMENTS OF THE CARPET AND RUG INSTITUTE’S GREEN LABEL PROGRAM. H. CARPET ADHESIVE ALL CARPET ADHESIVE SHALL MEET THE REQUIREMENTS OF TABLE 4.504.1. I. RESILIENT FLOORING SYSTEMS WHERE RESILIENT FLOORING IS INSTALLED, AT LEAST 80% OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL COMPLY WITH ONE OR MORE OF THE FOLLOWING: 1. PRODUCTS COMPLIANT WITH THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, “STANDARD METHOD FOR THE TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS,” VERSION 1.1, FEBRUARY 2010 (ALSO KNOWN AS SPECIFICATION 01350), CERTIFIED AS A CHPS LOW-EMITTING MATERIAL IN THE COLLABORATIVE FOR HIGH PERFORMANCE SCHOOLS (CHPS) HIGH PERFORMANCE PRODUCTS DATABASE. 2. PRODUCTS CERTIFIED UNDER UL GREENGUARD GOLD (FORMERLY THE GREENGUARD CHILDREN & SCHOOLS PROGRAM) 3. CERTIFICATION UNDER THE RESILIENT FLOOR COVERING INSTITUTE (RFCI) FLOORSCORE PROGRAM 4. MEET THE CALIFORNIA DEPARTMENT OF PUBLIC HEALTH, “STANDARD METHOD FOR THE TESTING AND EVALUATION OF VOLATILE ORGANIC CHEMICAL EMISSIONS FROM INDOOR SOURCES USING ENVIRONMENTAL CHAMBERS,” VERSION 1.1, FEBRUARY 2010 (ALSO KNOWN AS SPECIFICATION 01350) J. COMPOSITE WOOD PRODUCTS HARDWOOD PLYWOOD, PARTICLEBOARD AND MEDIUM DENSITY FIBERBOARD COMPOSITE WOOD PRODUCTS USED ON THE INTERIOR OR EXTERIOR OF THE BUILDING SHALL MEET THE REQUIREMENTS FOR FORMALDEHYDE AS SPECIFIED IN THE AIR RESOURCES BOARD’S AIR TOXICS CONTROL MEASURE FOR COMPOSITE WOOD (17 CCR 93120 ET. SEQ.), BY OR BEFORE THE DATES SPECIFIED IN THOSE SECTIONS, AS SHOWN IN TABLE 4.504.5. K. DOCUMENTATION VERIFICATION OF COMPLIANCE WITH THIS SECTION SHALL BE PROVIDED AS REQUESTED BY THE ENFORCING AGENCY. DOCUMENTATION SHALL INCLUDE AT LEAST ONE OF THE FIVE SPECIFIED METHODS. 8. INTERIOR MOISTURE CONTROLA. CONCRETE SLAB FOUNDATIONS CONCRETE SLAB FOUNDATIONS OR CONCRETE SLAB-ON-GROUND FLOORS REQUIRED TO HAVE A VAPOR RETARDER BY THE CALIFORNIA BUILDING CODE, CHAPTER 19, OR THE CALIFORNIA RESIDENTIAL CODE, CHAPTER 5, RESPECTIVELY, SHALL ALSO COMPLY WITH THIS SECTION. B. CAPILLARY BREAK A CAPILLARY BREAK SHALL BE INSTALLED IN COMPLIANCE WITH AT LEAST ONE OF THE FOLLOWING: 1. A 4-INCH THICK BASE OF 1/2-INCH OR LARGER CLEAN AGGREGATE SHALL BE PROVIDED WITH A VAPOR RETARDER IN DIRECT CONTACT WITH CONCRETE AND A CONCRETE MIX DESIGN, WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLING SHALL BE USED. FOR ADDITIONAL INFORMATION, SEE AMERICAN CONCRETE INSTITUTE, ACI 302.2R-06. 2. OTHER EQUIVALENT METHODS APPROVED BY THE ENFORCING AGENCY. 3. A SLAB DESIGN SPECIFIED BY A LICENSED DESIGN PROFESSIONAL. B. MOISTURE CONTENT OF BUILDING MATERIALS BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALL AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. MOISTURE CONTENT SHALL BE VERIFIED IN COMPLIANCE WITH THE FOLLOWING: 1. MOISTURE CONTENT SHALL BE DETERMINED WITH EITHER A PROBE-TYPE OR A CONTACT-TYPE MOISTURE METER. EQUIVALENT MOISTURE VERIFICATION METHODS MAY BE APPROVED BY THE ENFORCING AGENCY AND SHALL SATISFY REQUIREMENTS IN SECTION 101.8. 2. MOISTURE READINGS SHALL BE TAKEN AT A POINT 2 FEET TO 4 FEET FROM THE GRADE-STAMPED END OF EACH PIECE TO BE VERIFIED. 3. AT LEAST THREE RANDOM MOISTURE READINGS SHALL BE PERFORMED ON WALL AND FLOOR FRAMING WITH DOCUMENTATION ACCEPTABLE TO THE ENFORCING AGENCY PROVIDED AT THE TIME OF APPROVAL TO ENCLOSE THE WALL AND FLOOR FRAMING. INSULATION PRODUCTS WHICH ARE VISIBLY WET OR HAVE A HIGH MOISTURE CONTENT SHALL BE REPLACED OR ALLOWED TO DRY PRIOR TO ENCLOSURE IN WALL OR FLOOR CAVITIES. WET-APPLIED INSULATION PRODUCTS SHALL FOLLOW THE MANUFACTURERS’ DRYING RECOMMENDATIONS PRIOR TO ENCLOSURE. IMPERVIOUS MOISTURE BARRIER AT BALCONY FLOOR SHALL NOT BE CONCEALED UNTIL IT HAS BEEN INSPECTED AND APPROVED BY THE CITY INSPECTOR – CRC SECTION R109.1.5.3.9. INDOOR AIR QUALITY AND EXHAUSTA. BATHROOM EXHAUST FANS EACH BATHROOM SHALL BE MECHANICALLY VENTILATED AND SHALL COMPLY WITH THE FOLLOWING: 1. FANS SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE OUTSIDE THE BUILDING. 2. UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, FANS MUST BE CONTROLLED BY A HUMIDITY CONTROL. a. HUMIDITY CONTROLS SHALL BE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE HUMIDITY RANGE OF ≤ 50% TO A MAXIMUM OF 80%. A HUMIDITY CONTROL MAY UTILIZE MANUAL OR AUTOMATIC MEANS OF ADJUSTMENT. b. A HUMIDITY CONTROL MAY BE A SEPARATE COMPONENT TO THE EXHAUST FAN AND IS NOT REQUIRED TO BE INTEGRAL (I.E., BUILT-IN). NOTES: 1. FOR THE PURPOSES OF THIS SECTION, A BATHROOM IS A ROOM WHICH CONTAINS A BATHTUB, SHOWER, OR TUB/SHOWER COMBINATION. 2. LIGHTING INTEGRAL TO BATHROOM EXHAUST FANS SHALL COMPLY WITH THE CALIFORNIA ENERGY CODE. 10. ENVIRONMENTAL COMFORTA. HEATING AND AIR-CONDITIONING SYSTEM DESIGN HEATING AND AIR CONDITIONING SYSTEMS SHALL BE SIZED, DESIGNED, AND EQUIPMENT SELECTED USING THE FOLLOWING METHODS: 1. THE HEAT LOSS AND HEAT GAIN IS ESTABLISHED ACCORDING TO ANSI/ACCA 2 MANUAL J – 2016 (RESIDENTIAL LOAD CALCULATION), ASHRAE HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. 2. DUCT SYSTEMS ARE SIZED ACCORDING TO ANSI/ACCA 1 MANUAL D – 2016 (RESIDENTIAL DUCT SYSTEMS), ASHRAE HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. 3. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO ANSI/ACCA 3 MANUAL S – 2014 (RESIDENTIAL EQUIPMENT SELECTION) OR OTHER EQUIVALENT DESIGN SOFTWARE OR METHODS. EXCEPTION: USE OF ALTERNATE DESIGN TEMPERATURES NECESSARY TO ENSURE THE SYSTEMS FUNCTIONS ARE ACCEPTABLE.11. INSTALLER AND SPECIAL INSPECTOR QUALIFICATIONA. INSTALLER TRAINING HVAC SYSTEM INSTALLERS SHALL BE TRAINED AND CERTIFIED IN THE PROPER INSTALLATION OF HVAC SYSTEMS INCLUDING DUCTS AND EQUIPMENT BY A NATIONALLY OR REGIONALLY RECOGNIZED TRAINING OR CERTIFICATION PROGRAM.B. SPECIAL SPECIAL INSPECTORS MUST BE QUALIFIED AND ABLE TO DEMONSTRATE COMPETENCE TO THE ENFORCING AGENCY IN THE DISCIPLINE IN WHICH THEY ARE INSPECTING.C. DOCUMENTATION DOCUMENTATION OF COMPLIANCE SHALL INCLUDE, BUT IS NOT LIMITED TO, CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS, BUILDER OR INSTALLER CERTIFICATION, INSPECTION REPORTS, OR OTHER METHODS ACCEPTABLE TO THE LOCAL ENFORCING AGENCY. OTHER SPECIFIC DOCUMENTATION OR SPECIAL INSPECTIONS NECESSARY TO VERIFY COMPLIANCE ARE SPECIFIED IN APPROPRIATE SECTIONS OF CALGREEN.SHOWERBENCHPRIMARY BEDROOMSHOWERSHOWERSHOWER SHOWERSHOWERBENCHPRIMARY BEDROOMSHOWERSHOWERPRIMARY BATHWALK-INCLOSETBEDROOM #2BEDROOM #3BEDROOM #4BEDROOM #5BATH #2BATH #3BATH #4LAUNDRYWALK-INCLOSETWALK-INCLOSETWALK-INCLOSETBEDROOM #2BEDROOM #3BATH #3BATH #2LAUNDRYBEDROOM #4BEDROOM #5BATH #4MECHWALK-INCLOSETOPEN TOBELOWOPEN TOBELOWFPFPWH HVACMECHWHHVACPRIMARY BATHTUBTUBDNDNROOFOVER ENTRYROOFOVER ENTRYPage 103 of 151
Roof Plan11/18/25A-3.0Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUMN
2'-0"2'-0" 3'-1/8"2'-0" 3'-0"2'-0" 3'-1/8"2'-0"2'-0"7'-0" 2'-0"3'-0" 2'-0"2'-0"2'-0"2'-0"26'-4"17'-10 1/2"104'-8 3/8"24'-4"85'-3 1/4"31'-5 3/8"27'-5 1/2"24'-10 1/8"11111111111111111111111112225K E Y N O T E S1. ROOF FINISH: ASPHALT ROOFING SHINGLES MANUF : MANVILLE MODEL : THREE-TAB APPROVED SELF SEALING OR HAND SEALED SHINGLES. CLASS : A SLOPE: 3" / FT. FOR ROOF SLOPES FROM 2:12 UP TO 4:12 FOR ASPHALT SHINGLES: UNDERLAYMENT SHALL BE 2 LAYERS OF 15# FELT LAID WITH 19” OVERLAP PER SECTION R905.2.22. LOW PITCH ROOF WATERPROOFING MANUF: CROSSFIELD PRODUCTS CORP. PRODUCT: DEX-O-TEX ROOF WATERPROOFING MEMBRANE ICC#: ESR 1757 SLOPE: 1/4" / FT. MIN. CLASS: A INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL PER SECT. 1402, C.B.C.3. SELF-FLASHING SKYLIGHT MANUF: VELUX PRODUCT: CD2 2448 (0.48 U-FACTOR / 0.27 SHGC) ICC#: ESR-4108 SEE DETAIL: 2 / A-7.04. ATTIC VENT (SEE HATCHED AREA) PROVIDE 1 / 150 VENT AREA AT ALL ENCLOSED ATTIC SPACES 745 SF ÷ 150 = 5.0 SF VENT AREA PROVIDE (7) 12"x24" HALF ROUND DORMER VENT (0.68 SF VENT AREA) = 4.76 SF AT LOCATIONS SHOWN ON ROOF PLAN AND 2" Ø HOLES PER DETAIL 27 / A-7.1 (0.04 SF VENT AREA) @ MIN 10 EAVE BLOCKS AT ATTIC = 0.40 SF TOTAL VENT AREA = 4.76 + 0.4 = 5.16 SF PER CRC SECTION R8065. CHIMNEY TERMINATION CAP GALV SHEET METAL OR METAL MESH WITH APPROVED SPARK ARRESTOR MANUF: MARCO ICBO# : 2578 USE THIS PRODUCT OR AN APPROVED EQUAL. INSTALL PER MANUFACTURERS INSTRUCTIONS. DECORATIVE CHIMNEY CAP MUST BE LISTED ASSEMBLY. CHIMNEY SHALL EXTEND 2 FT ABOVE ADJACENT ROOF WITHIN 10 FT DISTANCE PER CHAPTER 10, C.R.C.13. ROOF FLASHING PROVIDE COPPER SHEET METAL FLASHING AT ALL ROOF PENETRATION / VALLEY / CRICKET14. PARAPETS, SATELITE ANTENNA, RAILS, SKYLIGHTS, ROOF EQUIP. MUST BE W/IN THE HEIGHT LIMIT.15. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA NON EROSIVE DEVICE.16. ROOF DRAINS PASSING THROUGH THE ROOF INTO THE INTERIOR OF A BUILD'G SHALL BE MADE WATERTIGHT AT THE ROOF LINE BY THE USE OF SUITABLE FLASH. MATERIAL.17. ROOF DRAINAGE WATER SHALL NOT BE ALLOWED TO FLOW OVER PUBLIC PROPERTY, BUT SHALL BE CARRIED, IN A DRAIN PIPE OR OTHER APPROVED TRANSPORT, UNDER THE PUBLIC SIDEWALK OR WALKING SURFACE TO THE GUTTER UNLESS ONE ONE OF THE FOLLOWING CONDITIONS EXISTS AND IS MAINTAINED:18. ROOF DRAINAGE WATER IS TO BE DEPOSITED AT A POINT OR POINTS ON THE SITE WHERE THE DRAINAGE SWALE IS TO A NATURAL DRAINAGE CHANNEL THAT DOES NOT FLOW OVER PUBLIC PROPERTY.19. ALL CONCENTRATED DRAINAGE, INCLUDING ROOF WATER SHALL BE CONDUCTED VIA GRAVITY TO THE STREET OR AN APPROVED LOCATION AT A 2% MINIMUM.20. VALLEY FLASHING SHALL BE NOT LESS THAN 0.019-INCH (0.48 mm) (N0. 26 GALVANIZED SHEET GAGE) CORROSION RESISTANT METAL INSTALLED OVERA MINIMUM 36-INCH WIDE (914 mm) UNDERLAYMENT CONSISTING OF ONE LAYER OF NO. 72 ASTM CAP SHEET RUNNING THE FULL LENGTH OF THE VALLEY21. ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS IN THE GUTTER.6. ROOF GUTTER HALF-ROUND COPPER ROOF GUTTER SLOPE TO DOWNSPOUT LOCATION @ 1/8"=12"7. 3" DIAM. DOWNSPOUT COPPER DOWNSPOUT - DRAIN TO STREET VIA APPROVED NON-EROSIVE DEVICE SEPARATE PIPE REQUIRED FOR OVERFLOW.8. DECK WATERPROOFING MANUF: CROSSFIELD PRODUCTS CORP. PRODUCT: DEX-O-TEX ROOF WATERPROOFING MEMBRANE ICC#: ESR 1757 SLOPE: 1/4"/FT. MIN. CLASS: A INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL PER SECT. 1402, C.B.C.9. DECK DRAINS MANUF: THUNDERBIRD MODEL: 3" DIA. COPPER DECK DRAIN WITH STRAINER PROVIDE DRAIN LINE TO DRAINAGE SYSTEM INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL SEE DETAIL 28 / A-7.110. ROOF DRAINS MANUF: THUNDERBIRD MODEL: 3" DIA. COPPER DECK DRAIN WITH STRAINER PROVIDE DRAIN LINE TO DRAINAGE SYSTEM INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL SEE DETAIL 25 / A-7.111. OVERFLOW SCUPPER / DRAIN PROVIDE SEPARATE DRAIN LINE OUTLET SHALL BE LOCATED 2" ABOVE LOW POINT OF ROOF OVERFLOW SCUPPER TO BE 3X DRAIN SIZE INSTALL PER MANUF. SPECS SEE DETAIL: 25 / A-7.112. RADIANT BARRIER PER TITLE-24 ENERGY REQUIREMENTS, PROVIDE RADIANT BARRIER AT UNDERSIDE OF ROOF SHT'G IN ALL ATTIC AREAS22. PHOTOVOLTAIC SOLAR PANEL ARRAY PER TITLE-24 ENERGY REQUIREMENTS, PROVIDE 3.83 KW PV PANELS TOTAL NUMBER OF PANELS = 15 EACH PANEL = 12 SQ FT, PROVIDE 180 SQ FT MIN OPEN ROOF AREA . NOTE: SOLAR PANELS MUST BE INSTALLED BELOW MAXIMUM HEIGHT LIMIT SOLAR PANELS SHALL BE INSTALLED UNDER A SEPARATE PERMIT5R O O F P L A NS C A L E : 1 / 4 " = 1 ' - 0 "U N I T AU N I T B5SLOPE3 : 12SLOPE1/4 : 12RIDGEHIPHIPVALLEYHIPHIPHIPHIPHIPVALLEYVALLEYVALLEYVALLEYRIDGERIDGERIDGERIDGEHIP
HIP
HIPHIP RIDGESLOPE1/4 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE3 : 12SLOPE1/4 : 12HIP HIPHIPHIP
HIPHIPHIPHIPVALLEYVALLEYVALLEYRIDGERIDGERIDGECRITICAL POINT #3MAX HEIGHT ALLOWED = + 222.00'PROPOSED HEIGHT = + 222.00'CRITICAL POINT #4MAX HEIGHT ALLOWED = + 222.00'PROPOSED HEIGHT = + 222.00'CRITICAL POINT #1MAX HEIGHT ALLOWED = + 222.00'PROPOSED HEIGHT = + 222.00'CRITICAL POINT #2MAX HEIGHT ALLOWED = + 222.00'PROPOSED HEIGHT = + 222.00'(TO PROPERTY CORNER - TYP)Page 104 of 151
Sections11/18/25A-4.0Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUM6'-0"10'-0"GARAGEGARAGEPRIMARYBATHBATH #2 BATH #3 BEDROOM #3BEDROOM #2WALK-INCLOSETBATH #3BEDROOM #3BATH #4BEDROOM #5 BEDROOM #4ENTRYKITCHENBREAKFASTPATIOPATIOKITCHEN LIVING ROOM12"3"12"3"12"3"12"3"CRITICAL POINT #1MAX HEIGHT ALLOWED = + 81.29'PROPOSED HEIGHT = + 80.62'CRITICAL POINT #2MAX HEIGHT ALLOWED = + 81.63'PROPOSED HEIGHT = + 80.90'CRITICAL POINT #4MAX HEIGHT ALLOWED = + 83.81'PROPOSED HEIGHT = + 83.55'CRITICAL POINT #3MAX HEIGHT ALLOWED = + 83.52'PROPOSED HEIGHT = + 83.09'S C A L E : 1 / 4 " = 1 ' - 0 "S E C T I O N BU N I T AU N I T BLINE OF ROOFIN FOREGROUNDLINE OF ROOFIN FOREGROUND1688A-7.027A-7.18A-7.06627A-7.127A-7.131327A-7.1111111111113319A-7.1(SEE SHEET A-4.1 FOR SECTION KEYNOTES)PRIMARYBATHBATH #4 BEDROOM #4DINING ROOMPATIOSTAIRSTUDY DINING ROOMLIVING ROOMBEDROOM #5PRIMARYBEDROOM12"3"12"3"12"3"12"3"CRITICAL POINT #1MAX HEIGHT ALLOWED = + 81.29'PROPOSED HEIGHT = + 80.62'CRITICAL POINT #2MAX HEIGHT ALLOWED = + 81.63'PROPOSED HEIGHT = + 80.90'CRITICAL POINT #4MAX HEIGHT ALLOWED = + 83.81'PROPOSED HEIGHT = + 83.55'CRITICAL POINT #3MAX HEIGHT ALLOWED = + 83.52'PROPOSED HEIGHT = + 83.09'S C A L E : 1 / 4 " = 1 ' - 0 "S E C T I O N AU N I T AU N I T B9A-7.079A-7.09A-7.08A-7.027A-7.127A-7.127A-7.16661111111111111Page 105 of 151
Sections11/18/25A-4.1Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUMSECTION KEY-NOTES:1. INSULATION REQUIREMENTS FOIL-BACKED BATT INSULATION INSTALL PER MANUF. SPECS PROVIDE: ROOF / CEILING R-30 PER CF-1R FORM EXTERIOR WALL R-15 PER CF-1R FORM INTERIOR WALL R-13 (WHERE SPECIFIED) RAISED WD FLOOR R-30 PER CF-1R FORM FLR @ OVERHANGS R-30 PER CF-1R FORM SLAB EDGE INSUL. N/A REFER TO CF-1R FORMS, SEE SHEET T-62. WATERPROOFING @ FOUNDATION WALL MANUF: DMX PLASTICS LTD PRODUCT: DMX AG WATER PROOFING SYSTEM ICC#: ESR 2896 PROVIDE 4" DIA. PERFORATED PIPE DRAIN IN FILTER FABRIC WRAP SET IN GRAVEL BED OUTLET DRAIN @ STREET THROUGH APPROVED NON-EROSIVE DEVICE, SEE CIVIL DRWGS. INSTALL PER MANUF SPECS. USE THIS PRODUCT OR APPROVED EQUAL.3. ONE-HOUR FIRE RESISTIVE WALL 5/8" TYPE "X" GYP. WALL BOARD AT ALL WALLS AND CEILING BETWEEN GARAGE AND ALL ADJACENT LIVING SPACES, AND ENCLOSING ALL STRUCTURAL MEMBERS PER SECT. 302.4, C.B.C4. HANDRAIL TOP OF RAIL @ 34" TO 38" ABOVE TREAD NOSING ONE RAIL TO EXTEND 6" BEYOND TOP AND BOTTOM RISER, AND SHALL TERMINATE IN A NEWEL POST OR WALL HANDGRIP CROSS-SECTIONAL AREA OF TOP RAIL: 1 1/2" MIN TO 2" MAX MIN 1 1/2" CLEAR BETWEEN RAIL AND WALL @ OPEN RAIL, SEE GUARDRAIL NOTE PER SECT. 1006, C.B.C.5. GUARDRAIL (42" HIGH U.N.O.) TOP RAIL SHALL SUPPORT 20 LBS. PER LIN. FT. PER SECT. 705, C.B.C. SEE HAND RAIL NOTE FOR TOP RAIL OPEN RAIL SHALL HAVE INTERMEDIATE RAILS, SO THAT A 4" DIA. SPHERE CANNOT PASS THRU. PER SECT. 509.1, C.B.C.6. ROOF FINISH: ASPHALT ROOFING SHINGLES MANUF : MANVILLE MODEL : THREE-TAB APPROVED SELF SEALING OR HAND SEALED SHINGLES. CLASS : A SLOPE: 3" / FT. FOR ROOF SLOPES FROM 2:12 UP TO 4:12 FOR ASPHALT SHINGLES: UNDERLAYMENT SHALL BE 2 LAYERS OF 15# FELT LAID WITH 19” OVERLAP PER SECTION R905.2.27. LOW PITCH ROOF WATERPROOFING MANUF: CROSSFIELD PRODUCTS CORP. PRODUCT: DEX-O-TEX ROOF WATERPROOFING MEMBRANE ICC#: ESR 1757 SLOPE: 1/4" / FT. MIN. CLASS: A INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL PER SECT. 1402, C.B.C.8. CHIMNEY TOP OF CHIMNEY MUST EXTEND A MINIMUM OF 2' ABOVE ANY PART OF THE BUILDING WITHIN 10'. CHIMNEY MAY EXCEED THE MAX PERMITTED BUILDING HEIGHT BY NO MORE THAN 5' PROVIDED THE WIDTH AND DEPTH DO NOT EXCEED 3' AND 5' RESPECTIVELY.58'-9"68'-9"69'-10"78'-10"58'-9"68'-9"69'-10"78'-10"42"LIVING ROOMSTAIR BEDROOM #312"3"12"3"CRITICAL POINT #4MAX HEIGHT ALLOWED = + 83.81'PROPOSED HEIGHT = + 83.55'PPS C A L E : 1 / 4 " = 1 ' - 0 "S E C T I O N CLL2111689A-7.039A-7.2A-7.2391119A-7.074527A-7.130A-7.1MAX58'-9"68'-9"69'-10"78'-10"58'-9"68'-9"69'-10"78'-10"LIVING ROOMDINING ROOMBEDROOM #4 HALLWAY LAUNDRY BATH #212"3"12"3"CRITICAL POINT #4MAX HEIGHT ALLOWED = + 83.81'PROPOSED HEIGHT = + 83.55'PPS C A L E : 1 / 4 " = 1 ' - 0 "S E C T I O N DLL1211111689A-7.09A-7.027A-7.127A-7.168'-9"69'-10"78'-10"57'-1"68'-9"69'-10"78'-10"4'-0"6'-6"GARAGEPRIMARYBEDROOMPRIMARYBATH12"3"12"3"CRITICAL POINT #3MAX HEIGHT ALLOWED = + 83.52'PROPOSED HEIGHT = + 83.09'PPS C A L E : 1 / 4 " = 1 ' - 0 "S E C T I O N E9A-7.0LLOVERHOODSTORAGEMIN CLR2111683127A-7.127A-7.1Page 106 of 151
Sections11/18/25A-4.2Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUM56'-6"66'-5"67'-6"76'-6"66'-5"67'-6"76'-6"4'-0"5'-0"GARAGEBEDROOM #3BEDROOM #212"3"12"3"CRITICAL POINT #1MAX HEIGHT ALLOWED = + 81.29'PROPOSED HEIGHT = + 80.62'CRITICAL POINT #2MAX HEIGHT ALLOWED = + 81.63'PROPOSED HEIGHT = + 80.90'PPS C A L E : 1 / 4 " = 1 ' - 0 "S E C T I O N FOVERHOODSTORAGELLMIN CLR9A-7.0126811111327A-7.127A-7.1(SEE SHEET A-4.1 FOR SECTION KEYNOTES)56'-6"62'70'-11"71'-10 1/2"76'-6"56'-6"66'-5"67'-6"76'-6"8'-1/4"42"DINING ROOMMECHENTRYPOWDERWALK-INCLOSETPRIMARYBATH12"3"12"3"CRITICAL POINT #1MAX HEIGHT ALLOWED = + 81.29'PROPOSED HEIGHT = + 80.62'CRITICAL POINT #2MAX HEIGHT ALLOWED = + 81.63'PROPOSED HEIGHT = + 80.90'PS C A L E : 1 / 4 " = 1 ' - 0 "S E C T I O N GL(6'-8" MIN CLR)UNDER STAIRSTORAGE8A-7.039A-7.2A-7.2399A-7.0211111176874527A-7.123A-7.130A-7.1(MAX)N O S C A L E :F A U @ A T T I CPage 107 of 151
ExteriorElevations11/18/25A-6.0Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUM24'-9 5/8"25'-0"24'-4 3/4"6'-0"EXISTING GRADE AT PROPERTY LINEFINISHED GRADENEIGHBORS GRADE AT PROPERTY LINELINE OF INTERPOLATED GRADEMAX HEIGHT ABOVE INTERPOLATED GRADEMAX ALLOWED NEW WALL HEIGHT AT PROPERTY LINETOP OF EXISTING NEIGHBOR'S WALL / FENCE AT PROPERTY LINENOTE:RESIDENTIAL USES MAY HAVE CHIMNEYS, VENTS AND FLUESEXCEED THE HEIGHT LIMIT ONLY TO THE EXTENT REQUIREDTO MEET THE CALIFORNIA BUILDING CODE REQUIREMENT.NOTE:RESIDENTIAL USES MAY HAVE CHIMNEYS, VENTS AND FLUESEXCEED THE HEIGHT LIMIT ONLY TO THE EXTENT REQUIREDTO MEET THE CALIFORNIA BUILDING CODE REQUIREMENT.ELEVATION NOTES:1. ROOF FINISH: ASPHALT ROOFING SHINGLES MANUF : MANVILLE MODEL : THREE-TAB APPROVED SELF SEALING OR HAND SEALED SHINGLES. CLASS : A SLOPE: 3" / FT. FOR ROOF SLOPES FROM 2:12 UP TO 4:12 FOR ASPHALT SHINGLES: UNDERLAYMENT SHALL BE 2 LAYERS OF 15# FELT LAID WITH 19” OVERLAP PER SECTION R905.2.22. LOW PITCH ROOF WATERPROOFING MANUF: CROSSFIELD PRODUCTS CORP. PRODUCT: DEX-O-TEX ROOF WATERPROOFING MEMBRANE ICC#: ESR 1757 SLOPE: 1/4" / FT. MIN. CLASS: A INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL PER SECT. 1402, C.B.C.3. HORIZONTAL EXTERIOR SIDING HARDI-PLANK HORIZONTAL EXTERIOR SIDING OVER TYPAR BUILDING PAPER LAYED SHINGLE FASHION SEE DETAIL 32 / A-7.24. EXTERIOR STUCCO 7/8" THICK EXTERIOR STUCCO OVER 2-LAYERS WATERPROOFING PAPER FINISH: SMOOTH STEEL TROWEL COLOR: WHITE5. STONE VENEER STONE VENEER OVER BROWN COAT SEE DETAIL 31 / A-7.26. BRONZE ANODIZED ALUMINUM PARAPET CAP7. BRONZE ANODIZED ALUMINUM REGLET MANUF: FRY REGLET MODEL: CHANNEL SCREED PCS 75 75 FINISH: BRONZE ANODIZED ALUMINUM TO MATCH WINDOW FINISH8. FASCIA 1 1/4" THICK AZEK PVC TRIM BOARD FASCIA MATCH EXTERIOR WINDOW FRAME FINISH USE THIS PRODUCT OR APPROVED EQUAL PER SECT. 1402, C.B.C9. GLASS GUARDRAIL (42" HIGH U.N.O.) TOP RAIL SHALL SUPPORT 20 LBS. PER LIN. FT. PER SECT. 705, C.B.C. OPEN RAIL SHALL HAVE INTERMEDIATE RAILS, SO THAT A 4" DIA. SPHERE CANNOT PASS THRU. PER SECT. 509.1, C.B.C. SEE DETAIL 19 / A-7.110. BLACK FIBERGLASS WINDOW SEE PLAN AND WINDOW SCHEDULE FOR SIZE SEE SHEET T-5 FOR CF-1R ENERGY REQUIREMENTS11. GUTTER AND DOWNSPOUT BRONZE ANODIZED ALUM GUTTER AND DOWNSPOUT SEE DRAINAGE PALN FOR OUTLET LOCATION12. EXPOSED WOOD BEAMS 4x6 WOOD BEAM INSTALLED FLAT PRIME AND PAINT ALL SIDES PRIOR TO INSTALLATION10441125836411853343388410124U N I T AU N I T BCRITICAL POINT #1MAX HEIGHT ALLOWED = + 81.29'PROPOSED HEIGHT = + 80.62'CRITICAL POINT #2MAX HEIGHT ALLOWED = + 81.63'PROPOSED HEIGHT = + 80.90'CRITICAL POINT #4MAX HEIGHT ALLOWED = + 83.81'PROPOSED HEIGHT = + 83.55'CRITICAL POINT #3MAX HEIGHT ALLOWED = + 83.52'PROPOSED HEIGHT = + 83.09'FIRST FLOOR ELEV = +56.50'FIRST FLOOR ELEV = +58.75'NOTES:MAX. PROPERTY LINE WALL HEIGHT 6'-0" ABOVE LOWEST LOCAL GRADE(42" MAX IN FRONT YARD)8'-0" MAX HEIGHT ALLOWED WITH APPROVED FENCE HEIGHT AGREEMENTPARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS,ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT.S C A L E : 1 / 4 " = 1 ' - 0 "E A S T E L E V A T I O N58'-9"68'-9"69'-10"78'-10"83'-6 5/8"58'-9"68'-9"69'-10"78'-10"24'-9 5/8"PP10 344112LL12"3"12"3"58364118S C A L E : 1 / 4 " = 1 ' - 0 "N O R T H ( F R O N T ) E L E V A T I O N - U N I T ACRITICAL POINT #4MAX HEIGHT ALLOWED = + 83.81'PROPOSED HEIGHT = + 83.55'58'-9"68'-9"69'-10"78'-10"83'-6 5/8"58'-9"68'-9"69'-10"78'-10"PPLL12"3"12"3"103441128418CRITICAL POINT #4MAX HEIGHT ALLOWED = + 83.81'PROPOSED HEIGHT = + 83.55'CRITICAL POINT #3MAX HEIGHT ALLOWED = + 83.52'PROPOSED HEIGHT = + 83.09'S C A L E : 1 / 4 " = 1 ' - 0 "S O U T H E L E V A T I O N - U N I T APage 108 of 151
ExteriorElevations11/18/25A-6.1Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUM56.50'66.42'67.50'76.50'80.62'80.90'83.09'83.55'56.50'66.42'67.50'76.50'25'-0"24'-2 3/4"6'-0"PPEXISTING / NEIGHBOR'S GRADE AT PROPERTY LINEFINISHED GRADELINE OF INTERPOLATED GRADEMAX HEIGHT ABOVE INTERPOLATED GRADEMAX NEW WALL HEIGHT AT PROPERTY LINELL12"3"12"3"1433841012CRITICAL POINT #1MAX HEIGHT ALLOWED = + 81.29'PROPOSED HEIGHT = + 80.62'CRITICAL POINT #2MAX HEIGHT ALLOWED = + 81.63'PROPOSED HEIGHT = + 80.90'CRITICAL POINT #4MAX HEIGHT ALLOWED = + 83.81'PROPOSED HEIGHT = + 83.55'CRITICAL POINT #3MAX HEIGHT ALLOWED = + 83.52'PROPOSED HEIGHT = + 83.09'S C A L E : 1 / 4 " = 1 ' - 0 "S O U T H E L E V A T I O N - U N I T B24'-4 3/4"24'-9 5/8"25'-0"6'-0"EXISTING GRADE AT PROPERTY LINEFINISHED GRADENEIGHBORS GRADE AT PROPERTY LINELINE OF INTERPOLATED GRADEMAX HEIGHT ABOVE INTERPOLATED GRADEMAX ALLOWED NEW WALL HEIGHT AT PROPERTY LINETOP OF EXISTING NEIGHBORS FENCE AT PROPERTY LINE(NOTE: DOES NOT MEET ZONING CODE HEIGHT ALLOWED)NOTE:RESIDENTIAL USES MAY HAVE CHIMNEYS, VENTS AND FLUESEXCEED THE HEIGHT LIMIT ONLY TO THE EXTENT REQUIREDTO MEET THE CALIFORNIA BUILDING CODE REQUIREMENT.ELEVATION NOTES:1. ROOF FINISH: ASPHALT ROOFING SHINGLES MANUF : MANVILLE MODEL : THREE-TAB APPROVED SELF SEALING OR HAND SEALED SHINGLES. CLASS : A SLOPE: 3" / FT. FOR ROOF SLOPES FROM 2:12 UP TO 4:12 FOR ASPHALT SHINGLES: UNDERLAYMENT SHALL BE 2 LAYERS OF 15# FELT LAID WITH 19” OVERLAP PER SECTION R905.2.22. LOW PITCH ROOF WATERPROOFING MANUF: CROSSFIELD PRODUCTS CORP. PRODUCT: DEX-O-TEX ROOF WATERPROOFING MEMBRANE ICC#: ESR 1757 SLOPE: 1/4" / FT. MIN. CLASS: A INSTALL PER MANUF SPECS USE THIS PRODUCT OR APPROVED EQUAL PER SECT. 1402, C.B.C.3. HORIZONTAL EXTERIOR SIDING HARDI-PLANK HORIZONTAL EXTERIOR SIDING OVER TYPAR BUILDING PAPER LAYED SHINGLE FASHION SEE DETAIL 32 / A-7.24. EXTERIOR STUCCO 7/8" THICK EXTERIOR STUCCO OVER 2-LAYERS WATERPROOFING PAPER FINISH: SMOOTH STEEL TROWEL COLOR: WHITE5. STONE VENEER STONE VENEER OVER BROWN COAT SEE DETAIL 31 / A-7.26. BRONZE ANODIZED ALUMINUM PARAPET CAP7. BRONZE ANODIZED ALUMINUM REGLET MANUF: FRY REGLET MODEL: CHANNEL SCREED PCS 75 75 FINISH: BRONZE ANODIZED ALUMINUM TO MATCH WINDOW FINISH8. FASCIA 1 1/4" THICK AZEK PVC TRIM BOARD FASCIA MATCH EXTERIOR WINDOW FRAME FINISH USE THIS PRODUCT OR APPROVED EQUAL PER SECT. 1402, C.B.C9. GLASS GUARDRAIL (42" HIGH U.N.O.) TOP RAIL SHALL SUPPORT 20 LBS. PER LIN. FT. PER SECT. 705, C.B.C. OPEN RAIL SHALL HAVE INTERMEDIATE RAILS, SO THAT A 4" DIA. SPHERE CANNOT PASS THRU. PER SECT. 509.1, C.B.C. SEE DETAIL 19 / A-7.110. BLACK FIBERGLASS WINDOW SEE PLAN AND WINDOW SCHEDULE FOR SIZE SEE SHEET T-5 FOR CF-1R ENERGY REQUIREMENTS11. GUTTER AND DOWNSPOUT BRONZE ANODIZED ALUM GUTTER AND DOWNSPOUT SEE DRAINAGE PALN FOR OUTLET LOCATION12. EXPOSED WOOD BEAMS 4x6 WOOD BEAM INSTALLED FLAT PRIME AND PAINT ALL SIDES PRIOR TO INSTALLATION104411283641183438841012U N I T AU N I T BCRITICAL POINT #1MAX HEIGHT ALLOWED = + 81.29'PROPOSED HEIGHT = + 80.62'CRITICAL POINT #2MAX HEIGHT ALLOWED = + 81.63'PROPOSED HEIGHT = + 80.90'CRITICAL POINT #4MAX HEIGHT ALLOWED = + 83.81'PROPOSED HEIGHT = + 83.55'CRITICAL POINT #3MAX HEIGHT ALLOWED = + 83.52'PROPOSED HEIGHT = + 83.09'FIRST FLOOR ELEV = +56.50'FIRST FLOOR ELEV = +58.75'S C A L E : 1 / 4 " = 1 ' - 0 "W E S T E L E V A T I O NNOTES:MAX. PROPERTY LINE WALL HEIGHT 6'-0" ABOVE LOWEST LOCAL GRADE(42" MAX IN FRONT YARD)8'-0" MAX HEIGHT ALLOWED WITH APPROVED FENCE HEIGHT AGREEMENTPARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS,ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT.56'-6"66'-5"67'-6"76'-6"56'-6"66'-5"67'-6"76'-6"PPLL12"3"12"3"15433841012 1 4S C A L E : 1 / 4 " = 1 ' - 0 "N O R T H E L E V A T I O N - U N I T BCRITICAL POINT #1MAX HEIGHT ALLOWED = + 81.29'PROPOSED HEIGHT = + 80.62'CRITICAL POINT #2MAX HEIGHT ALLOWED = + 81.63'PROPOSED HEIGHT = + 80.90'Page 109 of 151
CriticalPoints11/18/25A-6.2Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUMCRITICAL POINT #4CRITICAL POINT #3CRITICAL POINT #1CRITICAL POINT #2Page 110 of 151
LandscapePlan11/18/25L-1.0Date:520 25th Street, Hermosa Beach, CA, 90254520_25thName of File:Revisions:NEW TWO-UNIT CONDOMINIUMN
4" 2"AREA CALCULATION3,094.3 SQ.FT1,242.7 SQ.FT1,255.5 SQ.FT7,445.0 SQ.FT1,012.2 SQ.FTGENERAL INSTALLATION NOTES1. INSTALL ALL MATERIALS TO COMPLY WITH APPLICABLE CODESAND ORDINANCES AS CALLED FOR IN DETAIL DRAWINGS ANDSPECIFICATIONS.2. ALL SCALED DIMENSIONS SHOWN ARE APPROXIMATE ANDDIAGRAMATIC. COMPONENTS SHOWN WITHIN PAVED AREA AREDRAWN FOR CLARITY ONLY AND SHALL BE INSTALLED WITHINPLANTED AREAS WHEREVER POSSIBLE.3. VERIFY STATIC PRESSURE SHOWN ON DRAWINGS. PRIOR TOCONSTRUCTION, NOTIFY LANDSCAPE ARCHITECT IF LESS THANTHAT SHOWN4. FINAL LOCATION OF BACKFLOW PREVENTERS AND CONTROLLERSSHALL BE APPROVED BY LANDSCAPE ARCHITECT, PRIOR TOCONSTRUCTION5. THE IRRIGATION CONTRACTOR SHALL NOT INSTALL SPRINKLERSYSTEM AS INDICATED ON DRAWINGS WHEN IT IS OBVIOUS INTHE FIELD THAT THERE WERE UNKNOWN OBSTRUCTIONS, GRADEDIFFERENCES, DISCREPANCIES IN AREA DIMENSIONS, ETC.,UNTIL SUCH CONDITIONS ARE BROUGHT TO THE ATTENTION OFTHE LANDSCAPE ARCHITECT.6. ALL PIPING UNDER PAVED AREAS SHALL BE INSTALLED PRIORTO PAVING. INSTALL CLASS 315 PVC FOR 2" AND LARGER,AND SCH 40 PVC FOR 1.5" AND SMALLER. INSTALL SLEEVINGWHERE INDICATED ON DRAWINGS, AND SAND BACKFILL TRENCHEOVER PAVED TRAFFIC AREAS7. ALL PIPING BETWEEN WATER METER AND BACKFLOW PREVENTERSHALL BE PER LOCAL CODE8. INSTALL MAIN LINES 18" BELOW GRADE IN PLANTED AREAS,AND 24" BELOW GRADE, SLEEVED, UNDER PAVED TRAFFIC AREAS9. UNLESS OTHERWISE INDICATED, LINE VOLTAGE WILL BEPROVIDED TO CONTROLLER AND PUMP LOCATIONS BY OWNER ORGENERAL CONTRACTOR. IRRIGATION CONTRACTOR SHALL MAKEALL FINAL CONNECTIONS, AND INSTALL REQ'D EQUIPMENT10. INSTALL #14 UP DIRECT-BURIAL IRRIGATION WIRE UNTILOTHERWISE INDICATED. INSTALL WHITE COMMON AND BLACKPILOT WIRES USE EPOXY-TYPE CONNECTORS, AND BURYWIRE IN MAIN LINE TRENCH, TAPED TOGETHER EVERY 20PORM SIX EACH 1" EXPANSION COILS AT ALL VALVESANY CHANCE OF DIRECTION AND EVERY 100 FT OF WIRE ATINSTALL WIRES IN PVC SLEEVE UNDER ALL PAVING11. ADJUST ALL SPRINKLERS AND VALVES TO PROVIDE REQUIREDCOVERAGE WITH MINIMAL OVERSPRAY. PERFORM COVERAGETEST UPON COMPLETION IN PRESENCE OF INSPECTOR12. CONTRACTOR SHALL PROVIDE BLUE-LINE "AS BUILT"DRAWINGS TO OWNER UPON COMPLETION. SHOW LOCATIONOF CONTROL VALVES, QUICK COUPLER VALVES AND MAINLINE, DIMENSIONED FROM NEAREST PERMANENT POINT OFREFERENCE13. CONTRACTOR SHALL DELIVER TO OWNER UPON COMPLETIONEXTRA MAINTENANCE EQUIPMENT AS NOTED ON DRAWINGS.14. CONTRACTOR SHALL GUARANTEE THE ENTIRE SPRINKLERSYSTEM FOR ONE (1) YEAR AGAINST DEFECTIVE MATERIALAND WORKMANSHIP. ANY REPAIRS REQUIRED DURING THISPERIOD. IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIPSHALL BE MADE BY CONTRACTOR AT NO COST TO OWNER.DRIP IRRIGATION NOTES1. PROVIDE DRIPLINE EMITTER TUBING SYSTEM FOR PLANTING AREAS AS SHOWN IN DRAWING2. DRIPLINE TUBING IS SHOWN DIAGRAMMATICALLY FOR CLARITY. INSTALL PIPING IN LANDSCAPE AREASAND ADJACENT TO SELECTED PLANT MATERIAL AS SHOWN IN DETAILS3. DO NOT INSTALL DRIPLINE TUBING UNDER PAVED SURFACES. CONNECT DRIPLINE TUBING TOSCHEDULE 40 PVC LATERAL LINE PIPING FOR ROUTING UNDER PAVED SURFACES AND COPPERPIPING ROUTING THROUGH PLANTER WALLS4. DRIPLINE TUBING AS SHOWN ON PLANS CROSSES NON-PRESSURE LATERAL LINE PIPING OF OTHERSYSTEMS WITHOUT CONNECTION5. REFER TO PLANTING LEGEND FOR PLANT MATERIAL NAMES, ABBREVATIONS, SPECIFIC SIZES,ON-CENTER SPACING, AND ADDITIONAL INFORMATION6. CONNECT DRIPLINE PVC PIPING TO PRESSURE REGULATOR UNITS WITH SCHEDULE 40 PVC MALEADAPTER FITTINGS7. PROVIDE COMPRESSIOIN SERIES FITTINGS FOR TUBING TO TUBING CONNECTIONS AND THREADEDCONNECTIONS TO PVC PIPING8. PROVIDE TWO (2) EMISSION OUTLET EMITTERS TO EVERY VINE AND TREE LOCATE EMITTERS SPACESEQUALLY AT EDGE OF ROOTBALL FOR VINES AND AT 18-INCHES CLEAR FROM TREE TRUNK.CONNECT DRIP EMITTERS AND PVC DISTRIBUTION TUBING TO DRIPLINE TUBING AT LOCATIONS9. CONNECT DRIPLINE TUBING TO PVC HARD PIPE WHEN CROSSING PAVEMENTL A N D S C A P E P L A NS C A L E : 1/8"=1'-0"25TH STREET15"PINEN 89°52'00"E49.93'N 89°59'32"E49.96'N 00°01'15"W149.02'N 00°01'43"W149.13'EXISTING RESIDENCEEXISTING GARAGEEXISTING BUILDINGEXISTING BUILDINGGUESTPARKING54.66 PC57.05 PC60.84 PC59.34 PCUPUPUPUPUPDNDNDNACACPLANT LEGENDPICTURE OF PLANTS SYMBOL VEGETATION TYPE BOTANICAL NAME COMMON NAMEREGIONALEVALUATIONSWATER NEEDSSIZEDIAMETER(MATURED)HEIGHT(MATURED)QUANTITYTREE ACACIA VESTITA HAIRY WATTLE LOW 24" 10'-15' 12'-15' 1TREEDRACENA 'DRACO'DRAGON TREE VERY LOW 24" 10' 10'-15' 3SHRUBDASYLIRIONWHEELERIIDESERT SPOON LOW 15 GAL 4' 5' 14SHRUBYUCCAFILAMENTOSA'BRIGHT EDGE'DWARF YUCCA LOW 5 GAL 3' 3' 27SHRUBHESPERALOEPARVIFLORARED/ YELLOWYUCCAVERY LOW 5 GAL 3' 4' 23SHRUBEUPHORBIATIRUCALLIMILK BUSH/STICKS OF FIREVERY LOW 5 GAL 6" 18" 28GROUND COVERDYMONDIAMARGARETAESILVER CARPETLOW 4" FLATS 1'-0" 4"100TURFFESTUCAARUNDINACEAMARATHON IIHIGH SOD 4" 160 SQ. FT.LOT AREABUILDING FOOTPRINTIMPERMEABLE (CONC) DRIVEWAY AREAPERMEABLE PAVER DRIVEWAY AREAHARDSCAPE AREALANDSCAPE AREAHIGH WATER USE LANDSCAPE AREA160.0 SQ.FT1,428.7 SQ.FTMAX 20% OF LANDSCAPE AREA(1,012.2 x 20% = 202.4)REQUIRED LANDSCAPE NOTES1. A MINIMUM 3" LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OR PLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED.2. AT THE TIME OF FINAL INSPECTION,THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE.3. UNLESS CONTRAINDICATED BY A SOILS TEST, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.GMGMPPHARDSCAPE LEGENDBUILDING FOOTPRINTPOURED-IN-PLACE CONCRETE (IMPERMEABLE)PERMEABLE PAVERS (SEE DETAIL 1 / L-1.0)DECOMPOSED GRANITE (PERMEABLE)12341111112222222222222222333344PERMEABLE PAVERINSTALL PER MFGR SPECS2" CLEAN WASH SAND OR3/8" CRUSHED ROCK4" LAYER OF 1 1/2" - 2" CLEAN GRAVELUNDISTURBED NATURALOR RECOMPACTED SOILLEAVE GAPS EMPTYOR FILL WITH 3/8" CLEANCRUSHED ROCKPERMEABLE PAVER DETAIL1REQUIRED PERMEABLE AREALOT AREA 7,445.0 SQ.FT.BUILDING FOOTPRINT 3,094.3 SQ.FT.REMAINDER OF LOT 4,350.7 SQ.FT.REQUIRED PERMEABLE AREA (4,350.7x50%) 2,175.4 SQ.FT.OPEN LANDSCAPE AREA 1,012.2 SQ.FT.PERMEABLE DRIVEWAY/WALK 1,242.7 SQ.FT.TOTAL PERMEABLE AREA 2,254.9 SQ.FT.CONCRETE DRIVEWAY 1,255.5 SQ.FT.CONCRETE WALK/PATIO 1,428.7 SQ.FT.TOTAL CONCRETE 2,095.8 SQ.FT.NEW 2-STORY DETACHEDCONDOMINIUM UNIT BWITH 2-CAR GARAGENEW 2-STORY DETACHEDCONDOMINIUM UNIT AWITH 2-CAR GARAGEHOWARD CRABTREE, ARCHITECT(310) 376-91711603 AVIATION BLVD, SUITE A, REDONDO BEACH, CA 90278hgc@912arch.com25th STREET TWO-UNIT CONDOMINIUM520 25th STREET, HERMOSA BEACHRESIDENTIALX1,012.2 SF 160.0 SF0.0 SF852.2 SFPOTABLEX08/12/202508/12/202508/12/2025HOWARD CRABTREE, ARCHITECT25th STREET TWO-UNIT CONDOMINIUM520 25th STREET, HERMOSA BEACH(310) 376-9171 hgc@912arch.comTOTAL LANDSCAPE AREA = 1,012.2 SFTURF AREA = 160.0 SFNON-TURF LANDSCAPE AREA = 852.2 SFRESIDENTIALPOTABLE / CAL WATER SERVICETWOPage 111 of 151
NOTE:A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS AT THETIME OF THIS SURVEY. ANY READILY AVAILABLE ITEMS AFFECTING THIS PROPERTYHAVE BEEN PLOTTED BASED ON PROVIDED DOCUMENTS.ITEM#5.- AN EASEMENT FOR PIPE LINES AND INCIDENTAL RIGHTSRECORDED IN BOOK 1617, PAGE 47 AND IN BOOK 1605, PAGE 101 OF DEEDS.(BLANKET IN NATURE)UPWARD TITLE COMPANYORDER NO. 4220124-01330DATED NOVEMBER 20, 2024BENCHMARK NOTECITY OF HERMOSA BEACH SEWER & STORM DRAIN GISMANHOLE #0589 / RIM ELEVATION = 61.59'N 89°52'00"E654.11'N 89°52'00"E49.93'N 00°01'43"W149.13'N 89°59'32"E49.96'N 00°01'15"W149.02'504.30'49.93'99.88'60.02 TP NAIL60.3560.4460.4460
.
5
2
GM59.7859.7460.17 TC59.74 FL59.74 EGWVFH60.35
60.
6
161.09 TW61.3761
.
3
5
61
.
3
2
61
.
3
7
61.
4
0
61.4161.6261.49 TC61.03 FL60.99 EG61.7261.05 EG60.95 FL61.46 TC60.92 TX60.04 TX59.61 FL59.71 EG60.2858.9960.88 TW60
.
8
5
F
F
73
.
8
1
R
I
D
G
E 61.68 TW61.3555.2253.1053.1854.6354.9557.01 TP NAIL57
.
2
556.7156.
6
356.5856.58WM59
.
7
0 59.9760.0415"PINE59.3059.34 PC58.8456.
4
2
58.
9
2
59
.
7
8 59.7759.4359.8360
.
0
8
60
.
3
0
60.
2
060.3860.8560.5559.2456.2959
.
2
0
59.
2
3
59.0318"PALM59.1655.7559.26 59.2959.2356.9454.66 PC54.9455.24
59
.
4
6 57.05 PC25TH STREET50'25'25'56.459.1 TW58.2 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XSET N&T LS 9321ON TOP OF FENCE2.00' N'LY & 0.51' W'LYOF PROP. CORNERTAG ELEV.= 66.68'SET N&T LS 9321IN N'LY FACE OF PILASTER2.15' N'LY & 0.69' W'LYOF PROP. CORNERTAG ELEV.= 59.20'EXISTING RESIDENCEEXISTING GARAGEEXISTING SHEDEXISTING RESIDENCEEXISTING RESIDENCE9.4'3.1'5.3'GUARD POSTCONC. GUTTERCONC.18.4'STA.1+04.90RIM 66.03SSMH #0584FOUND MAG N&W LS 6771 PER R.S. 290-038W'LY LINE OF C.C. HUNT'S ADDITION TO HERMOSA TERRACE TRACT17.5'SSMH #0510RIM 48.87'ST
A
.
3
+
9
6
.
0
0
TO FOUND GEAR S&W LS 8294 @ VALLEY DRIVE PER PWFB 0616-1482,1483A.C. PAVEMENTA.C. PAVEMENT56.6058.2357.1957.02 TC56.47 FL56.58 EG55.9755.01 TX54.50 FL56.2956.1756.1356.11CONC. GUTTEREDGE OF PAVEMENTEXISTING BUILDINGEXISTING GARAGEEXISTING RESIDENCEEXISTING BUILDING25.00'25.00'FOUNDATION WALLSCONC.SET L&T LS 93218.75' N'LY OF CORNERON PROP. LINE PROD.TAG ELEV.= 60.25'SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSEDGE OF PAVEMENTGUARD POSTCONC. SIDEWALKA.C. PAVEMENTEMPP93.80CONC.CONC.CONC. SIDEWALK61
.
8
4
60
.
8
4
P
C
SIG
NFOUND N&T RCE 3082614.00' N'LY OF CORNERON PROP. LINE PROD.TAG ELEV.= 56.65'58.6357.3924-393BSHEET 1 OF 1 SHEETSCALE: 1" = 10'24-393BMAY 19, 2025ENGINEERDENN ENGINEERSDATETONY SHWEIRI P.L.S. 93213914 DEL AMO BOULEVARD, STE. 921TORRANCE, CA 90503310-542-9433LEGAL DESCRIPTIONJOB ADDRESSSUBDIVIDERDC CONSTRUCTION & DEVELOPMENTDENNIS CLELAND1530 5TH STREETMANHATTAN BEACH, CA 90266PHONE 310-748-0662LOT 12C.C. HUNT'S ADDITION TO HERMOSATERRACE TRACTM.B. 10-152APN 4182-025-002520 25TH STREETHERMOSA BEACH, CA 90254EXISTING BUILDINGCONCRETEBRICKWOOD DECK106.76EXISTING ELEVATIONBLOCK WALLLEGEND100EXISTING CONTOURFINISH FLOORGARAGE FINISH FLOORLEAD AND TAGTOP OF CURBFLOW LINETOP OF WALLTOP OF DVWY APRONBEGINNING OF CURB RETSPIKEFOUNDWESTERLYPROPERTY CORNERFFGFFL&TTCFLTWTXBCRSPKFDW'LYPCXEXISTING FENCENORTHERLYN'LYSPIKE AND WASHERS&WPOWER POLEPPGUY WIREGWSTKSTAKEPROPERTY LINEPL, P/LE'LYEASTERLYMHMANHOLESOUTHERLYS'LYWATER METERWMBOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THE PLANS FOR OFFSET DISTANCES. IF THERE ARE ANY QUESTIONS, PLEASE DO NOTHESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION 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.IN THE CITY OF HERRMOSA BEACHCOUNTY OF LOS ANGELESSTATE OF CALIFORNIAFOR CONDOMINIUM PURPOSESVESTING TENTATIVEPARCEL MAP NO.848451A =7,446 SFE'LY LINE OF PARCEL 1 *W'LY LINE OF LOT 11 **N'LY LINE OF LOT 4 **NOTES1. ALL EXISTING STRUCTURES TO BE REMOVED UNLESSOTHERWISE NOTED.2. ALL UTILITIES ARE LOCATED IN ADJACENT STREETS.3. THIS IS A 2 UNIT CONDOMINIUM PROJECT.4. WATER SUPPLY IS PROVIDED BY CALIFORNIA WATERCOMPANY.5. SANITARY SEWER DISPOSAL IS TO AN 10" CONCRETE(NON-REINFORCED) PUBLIC LINE. THE 10" CONCRETE(NON-REINFORCED) PIPE IS LOCATED IN 25TH STREET;APPROXIMATE DEPTH = 6'±.6. SEE SOILS REPORT FOR POTENTIAL FILL ON THIS SITE.7. SITE DRAINAGE IS SURFACE FLOW WITH DISCHARGETO ADJACENT STREETS.*PARCEL MAP NO. 72574P.M.B. 382-047**HUNT'S ADDITION TOHERMOSA TERRACE TRACTM.B. 10-15225.0'16.0'4.6'4.4'606060595
7
58
59 OWNERJAMES SCOTT WALKER, TRUSTEE OFTHE SURVIVOR'S TRUST UNDER THEWALKER REVOCABLE TRUST OF 2016DATED JULY 10, 2016L ICEN
S
E
D LAND SURVEYORA NTH
O
NY M.SHWEIRIPage 112 of 151
Public Notification Package 520 25th Street
Page 113 of 151
Page 114 of 151
Page 115 of 151
City of Hermosa Beach
PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN that the Chairperson of the Hermosa Beach Planning Commission has called
a public hearing on Tuesday, January 20, 2026, at 5:00 p.m. to consider and take action on only
those matters set forth on the agenda below.
1. A PRECISE DEVELOPMENT PLAN (PDP25-09), CONDITIONAL USE PERMIT (CUP25-12),
AND VESTING TENTATIVE PARCEL MAP NO. 84845 FOR TWO NEW 25-FOOT-TALL
RESIDENTIAL CONDOMINIUMS AT 520 25th STREET, IN THE TWO DWELLING UNITS PER
LOT (R-1A) ZONE. ENVIRONMENTAL REVIEW: THE PROJECTS QUALIFY FOR A CLASS 3
CATEGORICAL EXEMPTION PER SECTION 15303(b)OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES FOR NEW CONSTRUCTION OR
CONVERSION OF SMALL STRUCTURES.
2. A SIGN VARIANCE (VAR25-02), AS PART OF A COMPREHENSIVE SIGN PLAN, TO: 1)
ALLOW A MAXIMUM OF TWO WALL SIGNS PER BUSINESS ENTITY INSTEAD OF ONE SIGN
PER BUSINESS, AND 2) PERMIT THE SECONDARY WALL SIGN TO BE LOCATED ON
BUILDING FRONTAGE WITHOUT PEDESTRIAN ACCESS AT A MULTI-TENANT SHOPPING
CENTER LOCATED AT 1100 PACIFIC COAST HIGHWAY IN THE GENERAL COMMERCIAL
(C-3) ZONE. CEQA: THE PROJECT QUALIFIES FOR CLASS 11 EXEMPTION PER SECTION
15311 OF THE CEQA GUIDELINES FOR ACCESSORY STRUCTURES.
3. A CONDITIONAL USE PERMIT (CUP25-16) TO ALLOW THE OPERATION OF A PILATES
STUDIO (CLUB PILATES) WITHIN AN EXISTING 2,423-SQUARE-FOOT COMMERCIAL SPACE
LOCATED AT 703 PIER AVENUE, SUITE H14, IN THE SPECIFIC PLAN AREA 8(SPA-8) ZONE.
CEQA: THE PROJECT QUALIFIES FOR CLASS 3, CATEGORICAL EXEMPTION PER SECTION
15303(b) OF THE CEQA GUIDELINES FOR NEW CONSTRUCTION OR CONVERSION OF
SMALL STRUCTURES.
4. A ZONE TEXT AMENDMENT (TA 26-01) AMENDING CHAPTER 17.21 OF THE HERMOSA
BEACH MUNICIPAL CODE REGARDING ACCESSORY DWELLING UNITS (ADU) AND
JUNIOR ADUs TO COMPLY WITH RECENT CHANGES IN STATE LAW(CITYWIDE). CEQA:
THE PROJECT IS STATUTORILY EXEMPT FROM CEQA UNDER SECTION 21080.17 OF THE
PUBLIC RESOURCES CODE.
SAID PUBLIC MEETINGௗis open to the public and is 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. IFௗYOU CHALLENGEௗthe above matter(s) in court, you may be limited to raising only
those issues that are raised at or before the public hearing.
FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-
0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be viewable on
the City’s website 72 hours before the meeting. As a courtesy, the hearing can be viewed on
Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website.
Alison Becker, AICP
Community Development Director
Page 116 of 151
3
D
OP
'
U
WK6W
WK&W
*RXOG$YH
&LUFOH'U
WK6W
2]RQH&W
%D
\
Y
L
HZ'U
WK
6W
QG6W0RUQ
LQ
JVLGH
'
U
0D
Q
K
D
W
W
D
Q
$
Y
H
VW6W
VW6W 3DUN $YH
9
D
O
O
H
\
'U
WK&W
$UG
P
R
U
H
$
Y
H
0RQWHUH\
%
O
Y
G
WK
6
W
3RZHU6W&LUFOH&W
WK6W
3RUWHU/Q
WK6W
0RU
Q
L
QJVL
G
H
'
U
0\
U
W
OH
$
YH
/RPD'U 6LO
YH
U
V
W
UDQG
$YH
*RXOG
7
HU
WK3O
5$',860$3 QWK6WUHHW+HUPRVD%HDFK&$
Page 117 of 151
Community Development Department
Planning Division Attn: DT
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
IMPORTANT PUBLIC NOTICE
520 25th Street, Hermosa Beach, CA 90254
Assessor Parcel Numbers: 4182-025-002
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing
on Tuesday, January 20, 2026, at 5:00 p.m. to consider the request described below.
A PRECISE DEVELOPMENT PLAN (PDP25-09), CONDITIONAL USE PERMIT (CUP25-12), AND VESTING
TENTATIVE PARCEL MAP NO. 84845 FOR TWO NEW 25-FOOT-TALL RESIDENTIAL CONDOMINIUMS AT 520
25th STREET, IN THE TWO DWELLING UNITS PER LOT (R-1A) ZONE. ENVIRONMENTAL REVIEW: THE
PROJECTS QUALIFY FOR A CLASS 3 CATEGORICAL EXEMPTION PER SECTION 15303(b)OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES FOR NEW CONSTRUCTION OR CONVERSION
OF SMALL STRUCTURES
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, AICP, Community Development Director
Page 118 of 151
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 on the 7th day of January , 2026, that I
deposited 145 Notices in the United States Post Office, a letter of 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 owners of said property who are entitled to a Notice in that
said persons and their addresses are those shown on the most recent equalized roll of
the Assessor of the County of Los Angeles as being owners of property within 300 feet
and all residential occupants within 300’ of the property described as:
APN: 4182-025-002
Subject: 520 25th St
HERMOSA BEACH CA 90254
that on said day there was regular communication by United States Mail to the
addresses shown above.
Page 119 of 151
City of Hermosa Beach | Page 1 of 6
Meeting Date: January 20, 2026
Staff Report No. 26-CDD-007
Honorable Chair and Members of the Hermosa Beach Planning Commission
LOCATION- CITYWIDE
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.
Recommended Action:
Staff recommend the Planning Commission:
1. Find 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.
2. Adopt a Resolution (Attachment 1) recommending that the City Council adopt
the proposed ordinance (Attachment 2).”
Executive Summary:
The proposed ordinance would repeal and replace Chapter 17.21 of the Hermosa Beach
Municipal Code to comply with recent changes to state law that impose new limits on local
authority to regulate Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling
Units (JADUs). Except as otherwise noted, these new laws take effect on January 1,
2026. The Planning Commission’s action serves as a recommendation to the City
Council.
Background:
In recent years, the California Legislature has approved, and the Governor has signed
into law, a number of bills that impose new limits on local authority to regulate ADUs and
JADUs. In late 2025, four new bills were enacted that further amend state ADU
law. Additionally, on December 29, 2025 the California Department of Housing and
Community Development (HCD) sent the City of Hermosa Beach a letter indicating that
the City’s ADU ordinance failed to comply with state ADU laws in various ways.
(Attachment 3). The proposed ordinance would resolve the issues identified by HCD and
bring the City’s ADU policies in compliance with state law as described below.
AB 462 – Coastal Development Permits; Disaster-Affected Areas
Page 120 of 151
City of Hermosa Beach | Page 2 of 6
Existing law requires most ADUs proposed in the Coastal Zone to obtain a Coastal
Development Permit (CDP) in addition to other local ADU permit requirements.
Historically, the CDP for an ADU was not subject to state ADU law’s 60-day shot clock to
approve or deny a complete ADU application. Additionally, local permitting decisions on a
CDP for an ADU could be appealed to the California Coastal Commission if the underlying
property was subject to the Coastal Commission’s appeals jurisdiction (as set forth in
Public Resources Code 30603).
AB 462 alters the status quo on numerous fronts. Most notably, local agencies with a
certified local coastal program (LCP) must now approve or deny a CDP application for an
ADU within 60 days of receiving a complete application. The local agency’s review of the
CDP application must also take place “concurrently with the process to approve or deny”
any other permit required to approve the ADU (i.e., an ADU permit and building permit).
(Gov. Code, § 66329(a).) AB 462 also eliminates the ability to appeal a CDP for an ADU
to the Coastal Commission. If a local agency does not have a certified LCP, then it now
must “immediately notify” the Coastal Commission when an ADU application is submitted.
Subject to limited exceptions, the Coastal Commission’s review of the CDP application is
subject to the same 60-day shot clock that applies to local agencies with a certified LCP.
(Id., at (b)(1)–(5).) The City does not have a certified LCP, so City staff now immediately
notifies the Coastal Commission when an ADU application is submitted.
Beyond changes to CDP processing, AB 462 modifies the rules governing the issuance
of a certificate of occupancy (CofO) for an ADU. Historically, state law has prohibited a
local agency from issuing a CofO for an ADU before one is issued for the primary dwelling
(i.e., the primary dwelling must have a CofO before the ADU.)
AB 462 creates a narrow exception to this prohibition for detached ADUs when all of the
following conditions are satisfied: (1) the Governor has declared a state of emergency for
the county on or after February 1, 2025; (2) the primary dwelling was substantially
damaged or destroyed by an event referenced in the state of emergency proclamation;
and (3) the ADU has been issued construction permits and passed all required
inspections. (Gov. Code, § 66328(b).) If these conditions are satisfied, the detached ADU
can receive a CofO before the primary dwelling. In all other scenarios, the primary
dwelling still needs a CofO before one can be issued for an ADU.
AB 462 was enacted as an urgency measure that took effect immediately when signed
by the Governor (on October 10, 2025).
The following three bills were enacted as non-urgency measures and take effect on
January 1, 2026.
AB 1154 – JADU Owner-Occupancy; Short-Term Rental
When a JADU is developed, existing state law requires a property owner to reside in the
JADU or remaining portion of the single-family dwelling. AB 1154 narrows this
requirement to now only apply when a JADU shares sanitation facilities (bathroom) with
Page 121 of 151
City of Hermosa Beach | Page 3 of 6
the single-family dwelling. If the JADU has its own bathroom, then the property owner
does not have to reside on the property at all. (See amended Gov. Code, § 66333(b).)
AB 1154 also expressly prohibits JADUs from being used as short-term rentals (i.e.,
rented for a term shorter than 30 days). (See amended Gov. Code, § 66333(g).) The City’s
ADU ordinance already included this prohibition, but now it’s required by state law.
SB 9; SB 543 – ADU Ordinance Submittal to HCD; Approval
Under existing law, local agencies are required to submit a copy of their ADU ordinance
to the California Department of Housing and Community Development (HCD) within 60
days of adoption.
This year’s SB 91 and SB 543 create a penalty for failing to do so by rendering null and
void any local ordinance that is not submitted to HCD within 60 days of adoption. (See
amended Gov. Code, § 66326(d); new Gov. Code, § 66333.5(d).) The bills further specify
that a local ADU ordinance is null and void if HCD issues findings that the ordinance does
not comply with state law and the local agency fails to respond to HCD within 30 days.
(Id.)
SB 543 – ADU Size; Number of ADUs; Impact Fees; Application Timeline
SB 543 makes numerous changes and clarifications to state ADU law, most notably as it
pertains to how ADU and JADU size allowances are calculated.
ADU & JADU Size
Existing state law as well as the current Hermosa Beach ADU ordinance establishes that
the maximum size of a JADU may not exceed 500 square feet. It also prohibits
enforcement of certain development standards that would have the effect of preventing
the development of an ADU that is at least 800 square feet pursuant to Government Code
section 66314 through 66322.
SB 543 amends state ADU law to specify that the allowable square footage of an ADU or
JADU refers to “interior livable space” whereas previously the basis of measurement was
left undefined and subject to local interpretation. (See amended Gov. Code, § 66313(d),
66321(b)(2).)
Impact Fees
Existing law exempts ADUS that are 750 square feet or smaller from development
impacts fees (DIFs).
SB 543 clarifies that DIFs may not be imposed on an ADU that has 750 or fewer square
feet of interior livable space or on a JADU with 500 or fewer square feet of interior livable
space.
The bill also exempts an ADU or JADU with fewer than 500 square feet of interior livable
space from school impact fees. (See amended Gov. Code, § 66311.5.)
Page 122 of 151
City of Hermosa Beach | Page 4 of 6
Quantity of ADUs Created Under Government Code Section 66323
Existing state law creates four categories of ADUs that must be approved if they comply
with the limited standards provided in Government Code section 66323(a)(1)–(4). These
are:
1. a converted ADU and JADU created on a lot with a proposed or existing single-
family dwelling (Gov. Code, § 66323(a)(1));
2. a detached ADU created on a lot with a proposed or existing single-family dwelling
(Gov. Code, § 66323(a)(2));
3. converted ADUs created in an existing multifamily dwelling (Gov. Code,
§ 66323(a)(3)); and
4. detached ADUs created on a lot with a proposed or existing multifamily dwelling.
For some time, there has been uncertainty as to whether ADUs created under
Government Code section 66323 could be combined. While the City’s municipal code
allows combinations, HCD initially took the position in its 2020 ADU Handbook that state
law does not require local agencies to allow combinations. But for the last few years, HCD
has taken the opposite position: that yes, combinations are permitted. (See HCD January
2025 ADU Handbook, at p. 19 [“[Pursuant to Government Code section 66323,
subdivision (a), local governments must allow units created pursuant to subparagraphs
(1) and (2) together or (3) and (4) together”].)
SB 543 codifies HCD’s most recent interpretation by amending Government Code section
66323 to specifically allow combinations. Thus, state law now requires local agencies to
permit a lot with a multifamily dwelling to have a converted ADU or ADUs created under
section 66323(a)(3) and detached ADUs created under section 66323(a)(4), and lot with
a single family dwelling to have a converted ADU and a JADU created under section
66323(a)(1) and a detached ADU created under section 66323(a)(2).
ADU Permitting Process
Existing law has long required local agencies to approve or deny an ADU application
within 60 days of receiving a complete application. However, state law was silent with
respect to incompleteness determinations, subsequent resubmittals, and appealing local
decisions on ADU applications.
SB 543 requires local agencies to now:
1. determine whether an ADU application is complete within 15 business days of
submittal;
2. if the application is incomplete, within the same 15 days provide the applicant with
a list of incomplete items and how to address them;
3. review a resubmitted application for completeness within 15 business days;
Page 123 of 151
City of Hermosa Beach | Page 5 of 6
4. provide the applicant with a written appeal process for any incompleteness
determination or denial (to the Planning Commission or City Council, or both); and
5. provide a final written determination on the appeal within 60 business days of
receiving the appeal). (See amended Gov. Code, §§ 66317 [ADUs], 66335
[JADUs].)
Discussion & Recommendation:
AB 462 took effect immediately when signed, but technically it doesn’t require any change
to a local ADU ordinance; the City just needs to follow the new rules for CDP processing
and issuance of a CofO, if applicable. But the remaining bills take effect January 1, 2026,
and for the City’s ADU ordinance to remain valid and enforceable, it must comply with the
new changes in state law. Adopting the proposed ordinance (Attachment 2) ensures that
the City’s ADU ordinance would remain in compliance with state law in the manner
identified by the letter from the California Department of Housing and Community
Development dated December 29, 2025 (Attachment 3). For these reasons, staff
recommends that the Planning Commission adopt the attached resolution (Attachment
1), recommending that the City Council adopt the proposed ordinance repealing and
replacing Chapter 17.21 of the Hermosa Beach Municipal Code.
Environmental Determination:
Under California Public Resources Code Section 21080.17, CEQA does not apply to the
adoption of an ordinance by a city or county implementing the provisions of Chapter 13
of Division 1 of Title 7 of the California Government Code, which is California’s ADU law.
Therefore, the proposed ordinance is statutorily exempt from CEQA in that the proposed
ordinance implements state ADU law.
Public Notification:
For the January 20, 2025 Planning Commission hearing a legal ad was published on
January 8, 2025 in the Easy Reader, a newspaper of general circulation. Additionally
public notice posters were placed in conspicuous locations around the City 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 4. As of the writing of the report, staff
has received no public comments.
Attachments:
1. Draft Resolution
2. Draft Ordinance
3. CA Housing and Community Development Department letter dated Dec 29, 2025
4. Public Notification Package
Page 124 of 151
City of Hermosa Beach | Page 6 of 6
Respectfully Submitted by: Jake Whitney, Associate Planner
Concur: Alexis Oropeza: Planning Manager
Legal Review: Sarah Locklin, Interim Assistant City Attorney
Approved: Alison Becker, Community Development Director
Page 125 of 151
93939.00066\44316944.2
-1-
PC RESOLUTION NO. 26-XX
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF HERMOSA BEACH, RECOMMENDING THAT
THE CITY COUNCIL ADOPT AN ORDINANCE AMENDING
CHAPTER 17.21 OF THE HERMOSA BEACH MUNICIPAL
CODE RELATING TO ACCESSORY DWELLING UNITS
AND JUNIOR ACCESSORY DWELLING UNITS, AND
FINDING THE ACTION TO BE STATUTORILY EXEMPT
FROM CEQA UNDER PUBLIC RESOURCES CODE
§ 21080.17
The Planning Commission of the City of Hermosa Beach does hereby resolve, and order
as follows:
WHEREAS, state law authorizes cities to act by ordinance to provide for the
creation and regulation of accessory dwelling units (“ADUs”) and junior accessory
dwelling units (“JADUs”); and
WHEREAS, in recent years, the California Legislature has approved, and the
Governor has signed into law, a number of bills that, among other things, amend various
sections of the Government Code to impose new limits on local authority to regulate ADUs
and JADUs; and
WHEREAS, in 2025, the California Legislature approved, and the Governor signed
into law, further amendments to state ADU law;
WHEREAS, new updates to state ADU law take effect on January 1, 2026, and for
the City’s ADU ordinance to remain valid, it must be amended to reflect the most recent
changes to state law; and
WHEREAS, the City desires to amend its local regulatory scheme for the
construction of ADUs and JADUs to reflect the most recent changes to state law; and
WHEREAS, on January 20, 2026, the Planning Commission held a duly-noticed
public hearing to consider the attached Ordinance; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have
occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA DOES HEREBY RESOLVE AS FOLLOWS:
Page 126 of 151
93939.00066\44316944.2
- 2 -
SECTION 1. Incorporation. The recitals above are true and correct and are each
incorporated by reference and adopted as findings by the Planning Commission.
SECTION 2. CEQA. The Planning Commission recommends that the City Council
find that, under California Public Resources Code section 21080.17, the California
Environmental Quality Act (“CEQA”) does not apply to the adoption of an ordinance by a
city or county implementing the provisions of Chapter 13 of Division 1 of Title 7 of the
California Government Code, which is California’s ADU law. Therefore, adoption of the
proposed Ordinance is statutorily exempt from CEQA in that it implements state ADU law.
SECTION 3. General Plan. The Planning Commission hereby finds that the
adoption of the Ordinance is consistent with the General Plan as a matter of law under
Government Code section 66314(c).
SECTION 4. Recommendation. Given the foregoing, and based on the entire
record before the Planning Commission, the Planning Commission hereby recommends
that the City Council adopt the Ordinance attached hereto as Attachment 2.
SECTION 5. Effective Date. This Resolution takes effect immediately upon
adoption.
APPROVED, APPROVED, and ADOPTED on this 20th day of January, 2026.
VOTE: AYES:
NOES:
ABSENT:
ABSTAINED:
CERTIFICATION
I, hereby certify that the foregoing Resolution P.C. 26-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 January 20, 2026.
__________________________ __________________________
Stephen Izant, Chairperson Alison Becker, Secretary
________________
Date
Page 127 of 151
93939.00066\43259374.7
1
ATTACHMENT 2
CHAPTER 17.21 “ACCESSORY DWELLING UNITS”
Contents:
17.21.010 Purpose.
17.21.020 Effect of Conforming.
17.21.030 Definitions.
17.21.040 Approval of ADUs and JADUs.
17.21.050 Classes of ADUs and JADUs.
17.21.060 General ADU and JADU Requirements and Development Standards.
17.21.070 Specific ADU Requirements.
17.21.080 Fees.
17.21.090 Nonconforming Zoning Code Conditions, Building Code Violations, and
Unpermitted Structures.
17.21.100 Nonconforming ADUs and Discretionary Approval.
17.21.010 Purpose.
The purpose of this section is to allow and regulate accessory dwelling units (ADUs) and junior
accessory dwelling units (JADUs) in compliance with Chapter 13 of Division 1 of Title 7 of the
California Government Code.
17.21.020 Effect of Conforming.
An ADU or JADU that conforms to the standards in this section will not be:
A. Deemed to be inconsistent with the city’s general plan and zoning designation for the
lot on which the ADU or JADU is located.
B. Deemed to exceed the allowable density for the lot on which the ADU or JADU is
located.
C. Considered in the application of any local ordinance, policy, or program to limit
residential growth.
D. Required to correct a nonconforming zoning condition, as defined in section 0 below.
This does not prevent the city from enforcing compliance with applicable building
standards in accordance with Health and Safety Code section 17980.12.
17.21.030 Definitions.
As used in this section, terms are defined as follows:
Page 128 of 151
93939.00066\43259374.7
2
“Accessory dwelling unit” or “ADU” means an attached or a detached residential dwelling unit
that provides complete independent living facilities for one or more persons and is located on a lot
with a proposed or existing primary residence. An accessory dwelling unit also includes the
following:
A. An efficiency unit, as defined by section 17958.1 of the California Health and Safety
Code; and
B. A manufactured home, as defined by section 18007 of the California Health and Safety
Code.
“Accessory structure” means a structure that is accessory and incidental to a dwelling located on
the same lot.
“Complete independent living facilities” means permanent provisions for living, sleeping, eating,
cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will
be situated.
“Efficiency kitchen” means a kitchen that includes all of the following:
A. A cooking facility with appliances.
B. A food preparation counter and storage cabinets that are of a reasonable size in relation
to the size of the JADU.
“Junior accessory dwelling unit” or “JADU” means a residential unit that satisfies all of the
following:
A. It is no more than 500 square feet of interior livable space in size.
B. It is contained entirely within an existing or proposed single-family structure. An
enclosed use within the residence, such as an attached garage, is considered to be a part
of and contained within the single-family structure.
C. It includes its own separate sanitation facilities or shares sanitation facilities with the
existing or proposed single-family structure.
D. If the unit does not include its own separate bathroom, then it contains an interior
entrance to the main living area of the existing or proposed single-family structure in
addition to an exterior entrance that is separate from the main entrance to the primary
dwelling.
E. It includes an efficiency kitchen, as defined in section 0 above.
“Livable space” means a space in a dwelling intended for human habitation, including living,
sleeping, eating, cooking, or sanitation.
Page 129 of 151
93939.00066\43259374.7
3
“Living area” means the interior habitable area of a dwelling unit, including basements and attics,
but does not include a garage or any accessory structure.
“Nonconforming zoning condition” means a physical improvement on a property that does not
conform with current zoning standards.
“Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to
one entrance of the ADU or JADU.
“Proposed dwelling” means a dwelling that is the subject of a permit application and that meets
the requirements for permitting.
“Public transit” means a location, including, but not limited to, a bus stop or train station, where
the public may access buses, trains, subways, and other forms of transportation that charge set
fares, run on fixed routes, and are available to the public.
“Tandem parking” means that two or more automobiles are parked on a driveway or in any other
location on a lot, lined up behind one another.
17.21.040 Approval of ADUs and JADUs.
The following approvals apply to ADUs and JADUs created under this section:
A. Ministerial ADU and Building Permits Required. Every ADU and JADU requires
an ADU permit and a building permit. The city will review and approve permit
applications in accordance with subsection 17.21.040(C) below.
B. Processing Fee. The city may charge a fee to reimburse it for costs incurred in
processing ADU permits, including the costs of adopting or amending the city’s ADU
ordinance. The ADU-permit processing fee is determined by the city council by
resolution.
C. Process and Timing.
1. Completeness.
a) Determination in 15 days. The city will determine whether an
application to create or serve an ADU or JADU is complete and will
provide written notice of the determination to the applicant within 15
business days after the city receives the application submittal.
b) Incomplete items. If the city’s determination under subsection C.1.a)
above is that the application is incomplete, the city’s notice must list the
incomplete items and describe how the application can be made
complete.
Page 130 of 151
93939.00066\43259374.7
4
c) Cure. After receiving a notice that the application is incomplete, the
applicant may cure and address the items that were deemed by the city
to be incomplete.
d) Subsequent submittals. If the applicant submits additional information
to address incomplete items, within 15 business days of the subsequent
submittal the city will determine in writing whether the additional
information remedies all the incomplete items that the city identified in
its original notice. The city may not require the application to include
an item that was not included in the original notice.
e) Deemed complete. If the city does not make a timely determination as
required by this subsection 1, the application or resubmitted application
is deemed complete for the purposes of subsection C.3 below.
f) Appeal of incompleteness. An applicant may appeal the city’s
determination that the application is incomplete by submitting a written
appeal to the city clerk. The planning commission will review the
written appeal and affirm or reverse the completeness determination and
provide a final written determination to the applicant within 60 business
days after receipt of the appeal.
2. No discretion or hearing. Ministerial permits for an ADU or JADU are
considered and approved without discretionary review or a hearing.
3. Deadline to approve or deny ministerial approvals. The city must approve
or deny an application to create an ADU or JADU within 60 days from the date
that the city receives a complete application. If the city has not approved or
denied the complete application within 60 days, the application is deemed
approved unless either:
a) The applicant requests a delay, in which case the 60-day time period is
tolled for the period of the requested delay, or
b) When an application to create an ADU or JADU is submitted with a
permit application to create a new single-family or multifamily dwelling
on the lot, the city may delay acting on the permit application for the
ADU or JADU until the city acts on the permit application to create the
new single-family or multifamily dwelling, but the application to create
the ADU or JADU will still be considered ministerially without
discretionary review or a hearing.
4. Denial. If the city denies an application to create an ADU or JADU, the city
must provide the applicant with comments that include, among other things, a
list of all the defective or deficient items and a description of how the
application may be remedied by the applicant. Notice of the denial and
corresponding comments must be provided to the applicant within the 60-day
time period established by subsection C.3 above.
Page 131 of 151
93939.00066\43259374.7
5
5. Appeal of denial. An applicant may appeal the city’s denial of the application
by submitting a written appeal to the city clerk. The planning commission will
review the written appeal and affirm or reverse the denial and provide a final
written determination to the applicant within 60 business days after receipt of
the appeal.
6. Deadline to approve or deny CDP. Nothing in state ADU and JADU laws or
this code supersedes or in any way alters or lessens the effect or application of
the California Coastal Act of 1976, except that:
a) If a coastal development permit (CDP) is required for the ADU or
JADU, a complete CDP application must be included for the ADU or
JADU application to be complete; and
b) The CDP application must be approved or denied within 60 days of
receiving the complete application.
c) If the city does not have a certified local coastal plan or program when
the complete ADU or JADU application is received, the city will
immediately notify the California Coastal Commission of the complete
ADU or JADU application.
7. Concurrent review of demolition. A demolition permit for a detached garage
that is to be replaced with an ADU is reviewed with the application for the ADU
and issued at the same time.
17.21.050 Classes of ADUs and JADUs.
A. Class 1: Statutorily Regulated. Class 1 ADUs and JADUs are approved under
Government Code section 66323. If an ADU or JADU complies with each of the
general requirements in section 0 below, it is allowed in each of the scenarios provided
in this subsection (A). An ADU and JADU approved under subsection A.1(1) may be
combined with an ADU approved under subsection (A)(2), and ADUs approved under
subsection (A)(3) may be combined with ADUs approved under subsection (A)(4).
1. Converted on Lot with Single-Family: One ADU as described in this
subsection (A)(1) and one JADU on a lot with a proposed or existing single-
family dwelling on it, where the ADU or JADU:
a) Is either: within the space of a proposed single-family dwelling; within
the existing space of an existing single-family dwelling; or (in the case
of an ADU only) within the existing space of an accessory structure,
plus up to 150 additional square feet if the expansion is limited to
accommodating ingress and egress; and
b) Has exterior access that is independent of that for the single-family
dwelling; and
Page 132 of 151
93939.00066\43259374.7
6
c) Has side and rear setbacks sufficient for fire and safety, as dictated by
applicable building and fire codes.
d) The JADU complies with the requirements of Government Code
sections 66333 through 66339.
2. Limited Detached on Lot with Single-Family: One detached, new-
construction ADU on a lot with a proposed or existing single-family dwelling,
if the detached ADU satisfies each of the following limitations:
a) The side- and rear-yard setbacks are at least four feet.
b) The total floor area is 800 square feet of livable space or smaller.
c) The peak height above grade does not exceed the applicable height limit
in section 17.21.060 below.
3. Converted on Lot with Multifamily: One or more ADUs within portions of
existing multifamily dwelling structures that are not used as livable space,
including but not limited to storage rooms, boiler rooms, passageways, attics,
basements, or garages, if each converted ADU complies with state building
standards for dwellings. Under this subsection A.3, at least one converted ADU
is allowed within an existing multifamily dwelling, up to a quantity equal to 25
percent of the existing multifamily dwelling units.
4. Limited Detached on Lot with Multifamily: No more than two detached
ADUs on a lot with a proposed multifamily dwelling, or up to eight detached
ADUs on a lot with an existing multifamily dwelling, if each detached ADU
satisfies all of the following:
a) The side- and rear-yard setbacks are at least four feet. If the existing
multifamily dwelling has a rear or side yard setback of less than four
feet, the city will not require any modification to the multifamily
dwelling as a condition of approving the ADU.
b) The peak height above grade does not exceed the applicable height limit
provided in subsection 17.21.060(B) below.
c) If the lot has an existing multifamily dwelling, the quantity of detached
ADUs does not exceed the number of primary dwelling units on the lot.
B. Class 2: Locally Regulated. Class 2 ADUs are approved under Government Code
sections 66314–66322. Except for Class 1 ADUs approved under subsection (A) above,
all ADUs are subject to the standards set forth in sections 17.21.060 and 0 below.
17.21.060 General ADU and JADU Requirements and Development Standards.
Page 133 of 151
93939.00066\43259374.7
7
The following requirements apply to all Class 1 and Class 2 ADUs and JADUs:
A. Zoning.
1. A Class 1 ADU approved under subsection 17.21.050(A) above may be created
on a lot in a residential or mixed-use zone.
2. A Class 2 ADU approved under subsection B above may be created on a lot
that is zoned to allow single-family dwelling residential use or multifamily
dwelling residential use.
3. In accordance with Government Code section 66333(a), a JADU may only be
created on a lot zoned for single-family residences.
B. Height.
1. Except as otherwise provided by subsections B.2 and (B)(3) below, a detached
ADU created on a lot with an existing or proposed single family or multifamily
dwelling unit may not exceed 16 feet in height.
2. A detached ADU may be up to 18 feet in height if it is created on a lot with an
existing or proposed single family or multifamily dwelling unit that is located
within one-half mile walking distance of a major transit stop or high quality
transit corridor, as those terms are defined in Section 21155 of the Public
Resources Code, and the ADU may be up to two additional feet in height (for a
maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that
is aligned with the roof pitch of the primary dwelling unit.
3. A detached ADU created on a lot with an existing or proposed multifamily
dwelling that has more than one story above grade may not exceed 18 feet in
height.
4. An ADU that is attached to the primary dwelling may not exceed 25 feet in
height or the height limitation imposed by the underlying zone that applies to
the primary dwelling, whichever is lower. Notwithstanding the foregoing,
ADUs subject to this subsection B.4 may not exceed two stories.
5. For purposes of this subsection B, height is measured from existing legal grade
or the level of the lowest floor, whichever is lower, to the peak of the structure.
C. Fire Sprinklers.
1. Fire sprinklers are required in an ADU or JADU if sprinklers are required in the
primary residence.
2. The construction of an ADU or JADU does not trigger a requirement for fire
sprinklers to be installed in the existing primary dwelling.
Page 134 of 151
93939.00066\43259374.7
8
D. Rental Term. No ADU or JADU may be rented for a term that is shorter than 30 days.
This prohibition applies regardless of when the ADU or JADU was created.
E. No Separate Conveyance. An ADU or JADU may be rented, but, except as otherwise
provided in Government Code section 66341, no ADU or JADU may be sold or
otherwise conveyed separately from the lot and the primary dwelling (in the case of a
single-family lot) or from the lot and all of the dwellings (in the case of a multifamily
lot).
F. Septic System. If the ADU or JADU will connect to an onsite wastewater-treatment
system, the owner must include with the application a percolation test completed within
the last five years or, if the percolation test has been recertified, within the last 10 years.
G. Owner Occupancy.
1. ADUs. ADUs are not subject to an owner-occupancy requirement.
2. JADUs.
a) Generally. As required by state law, JADUs are generally subject to an
owner-occupancy requirement. A natural person with legal or equitable
title to the property must reside on the property, in either the primary
dwelling or JADU, as the person’s legal domicile and permanent
residence.
b) Exceptions. The owner-occupancy requirement in this subsection
(G)(2) does not apply in either of the following situations:
(I) The JADU has separate sanitation facilities (i.e., does not
share sanitation facilities with the existing primary dwelling
unit structure).
(II) The property is entirely owned by another governmental
agency, land trust, or housing organization.
H. Deed Restriction. Prior to issuance of a certificate of occupancy for an JADU, a deed
restriction must be recorded against the title of the property in the County Recorder’s
office and a copy filed with the community development director. The deed restriction
must run with the land and bind all future owners. The form of the deed restriction will
be provided by the city and must provide that:
1. The JADU may not be sold separately from the primary dwelling.
2. The JADU is restricted to the approved size and to other attributes allowed by
this section.
3. The deed restriction runs with the land and may be enforced against future
property owners.
Page 135 of 151
93939.00066\43259374.7
9
4. The deed restriction may be removed if the owner eliminates the JADU, as
evidenced by, for example, removal of the kitchen facilities. To remove the
deed restriction, an owner may make a written request of the Director, providing
evidence that the JADU has in fact been eliminated. The Director may then
determine whether the evidence supports the claim that the JADU has been
eliminated. Appeal may be taken from the Director’s determination consistent
with other provisions of this Code. If the JADU is not entirely physically
removed, but is only eliminated by virtue of having a necessary component of
an JADU removed, the remaining structure and improvements must otherwise
comply with applicable provisions of this Code.
5. The deed restriction is enforceable by the director or his or her designee for the
benefit of the city. Failure of the property owner to comply with the deed
restriction may result in legal action against the property owner, and the city is
authorized to obtain any remedy available to it at law or equity, including, but
not limited to, obtaining an injunction enjoining the use of the JADU in
violation of the recorded restrictions or abatement of the illegal unit.
I. Building & Safety.
1. Must comply with building code. Subject to subsection (I)(2) below, all ADUs
and JADUs must comply with all local building code requirements.
2. No change of occupancy. Construction of an ADU does not constitute a Group
R occupancy change under the local building code, as described in Section 310
of the California Building Code, unless the Building Official makes a written
finding based on substantial evidence in the record that the construction of the
ADU could have a specific, adverse impact on public health and safety. Nothing
in this section prevents the city from changing the occupancy code of a space
that was uninhabitable space or that was only permitted for nonresidential use
and was subsequently converted for residential use in accordance with this
section.
J. Certificate of Occupancy Timing.
1. Generally. No certificate of occupancy for an ADU or JADU may be issued
before the certificate of occupancy is issued for the primary dwelling unit.
2. Limited Exception for State-declared Emergencies. Notwithstanding
subsection (J)(1) above, a certificate of occupancy for an ADU may be issued
before a certificate of occupancy for the primary dwelling if each of the
following requirements are met:
a) The county is subject to a proclamation of a state of emergency made
by the California Governor on or after February 1, 2025.
b) The primary dwelling was substantially damaged or destroyed by an
event referenced in the Governor’s state of emergency proclamation.
Page 136 of 151
93939.00066\43259374.7
10
c) The ADU has been issued construction permits and has passed all
required inspections.
d) The ADU is not attached to the primary dwelling.
17.21.070 Specific ADU Requirements.
The following requirements apply only to Class 2 ADUs approved under subsection B above.
This section does not apply to Class 1 ADUs or JADUs approved under subsection
17.21.050(A) above.
A. Maximum Size.
1. The maximum size of a detached or attached ADU subject to this section is 850
square feet of interior livable space for a studio or one-bedroom unit and 1,000
square feet of interior livable space for a unit with two or more bedrooms.
2. An attached ADU that is created on a lot with an existing primary dwelling is
further limited to 50 percent of the floor area of the existing primary dwelling.
3. Application of other development standards in this section 17.21.070, such as
FAR, minimum lot size, or lot coverage, might further limit the size of the
ADU, but no application of the percent-based size limit in subsection A.2 above
or of an FAR, front setback, minimum lot size, lot coverage limit, or open-space
requirement may require the ADU have less than 800 square feet of interior
livable space.
B. Floor Area Ratio (FAR). No ADU subject to this section may cause the total FAR of
the lot to exceed 50 percent, subject to subsection A.3 above.
C. Setbacks.
1. ADUs that are subject to this section must conform to 4-foot side and rear
setbacks. ADUs that are subject to this section must conform to 25-foot front
setbacks, subject to subsection A.3 above.
2. No setback is required for an ADU that is subject to this section if the ADU is
constructed in the same location and to the same dimensions as an existing
structure.
D. Lot Coverage. No ADU subject to this section may cause the total lot coverage of the
lot to exceed whatever applicable standard exists based on the zone in which it is was
located subject to subsection A.3 above.
E. Minimum Open Space. Unless restricted pursuant to other state or local law, the
property in which the ADU is located upon shall comply with the open space
requirements of the base zone in which it is located subject to subsectionA.3 above.
Page 137 of 151
93939.00066\43259374.7
11
F. Passageway. No passageway, as defined by section 0 above, is required for an ADU.
G. Parking.
1. Generally. One off-street parking space is required for each ADU or bedroom,
whichever is less. The parking space may be provided in setback areas or as
tandem parking, as defined by section 0 above.
2. Exceptions. No parking under subsection (G)(1) is required in the following
situations:
a) The ADU is located within one-half mile walking distance of public
transit, as defined in section 0 above.
b) The ADU is located within an architecturally and historically significant
historic district.
c) The ADU is part of the proposed or existing primary residence or an
accessory structure.
d) When on-street parking permits are required but not offered to the
occupant of the ADU.
e) When there is an established car share vehicle stop located within one
block of the ADU.
f) When the permit application to create an ADU is submitted with an
application to create a new single-family or new multifamily dwelling
on the same lot, provided that the ADU or the lot satisfies any other
criteria listed in subsections G.2.a) through e) above.
3. No Replacement. When a garage, carport, covered parking structure, or
uncovered parking space is demolished in conjunction with the construction of
an ADU or converted to an ADU, those off-street parking spaces are not
required to be replaced.
H. Architectural Requirements.
1. The materials and colors of the exterior walls, roof, and windows and doors
must be the same as those of the primary dwelling.
2. The roof slope must match that of the dominant roof slope of the primary
dwelling. The dominant roof slope is the slope shared by the largest portion of
the roof.
3. The exterior lighting must be limited to down-lights or as otherwise required by
the building or fire code.
Page 138 of 151
93939.00066\43259374.7
12
4. The ADU must have an independent exterior entrance, apart from that of the
primary dwelling.
5. The interior horizontal dimensions of an ADU must be at least 10 feet wide in
every direction, with a minimum interior wall height of seven feet.
6. No window or door of the ADU may have a direct line of sight to an adjoining
residential property. Each window and door must either be located where there
is no direct line of sight or screened using fencing, landscaping, or privacy glass
to prevent a direct line of sight.
7. All windows and doors in an ADU less than 30 feet from a property line that is
not a public right-of-way line must either be (for windows) clerestory with the
bottom of the glass at least six feet above the finished floor, or (for windows
and for doors) utilize frosted or obscure glass.
8. Architectural requirements defined in this subsection shall not preclude any unit
subject to Government Code section 66323.
I. Landscape Requirements. Evergreen landscape screening must be planted and
maintained between the ADU and adjacent parcels as follows:
1. At least one 15-gallon size plant must be provided for every five linear feet of
exterior ADU wall. Alternatively, at least one 24” box size plant must be
provided for every ten linear feet of exterior ADU wall.
2. Plant specimens must be at least six feet tall when installed. As an alternative,
a solid fence of at least six feet in height may be installed.
3. All landscaping must be drought-tolerant.
4. All landscaping must be from the city’s approved plant list.
5. Landscape requirements defined in this subsection shall not preclude any unit
subject to Government Code section 66323.
J. Historical Protections. An ADU that is on or within 600 feet of real property that is
listed in the California Register of Historic Resources must be located so as to not be
visible from any public right-of-way.
K. Allowed Stories. No ADU subject to this section may have more than one story, except
that an ADU that is attached to the primary dwelling may have the stories allowed
under subsection 17.21.060(B) of this section.
Page 139 of 151
93939.00066\43259374.7
13
17.21.080 Fees.
The following requirements apply to all Class 1 ADUs and JADUs and Class 2 ADUs that are
approved under section 17.21.060 above.
A. Impact Fees.
1. No impact fee is required for a JADU or for an ADU that has less than 750
square feet of interior livable space. For purposes of this section, “impact fee”
means a “fee” under the Mitigation Fee Act (Gov. Code § 66000(b)) and a fee
under the Quimby Act (Gov. Code § 66477). “Impact fee” here does not include
any connection fee or capacity charge for water or sewer service.
2. A JADU or ADU with less than 500 square feet of interior livable space does
not increase assessable space by 500 square feet for purposes of Education Code
section 17620(a)(1)(C), and is therefore not subject to school fees under
Education Code section 17620.
3. Any impact fee that is required for an ADU that has 750 square feet or more of
interior livable space must be charged proportionately in relation to the square
footage of the primary dwelling unit. (E.g., the floor area of the ADU, divided
by the floor area of the primary dwelling, times the typical fee amount charged
for a new dwelling.)
B. Utility Fees.
1. If an ADU or JADU is constructed with a new single-family home, a separate
utility connection directly between the ADU or JADU and the utility and
payment of the normal connection fee and capacity charge for a new dwelling
are required.
2. Except as described in subsection (B)(1), JADUs and converted ADUs on a
single-family lot that are created under subsection A.1(1) above are not required
to have a new or separate utility connection directly between the JADU or ADU
and the utility. Nor is a connection fee or capacity charge required.
Notwithstanding the rest of this paragraph, a direct utility connection is required
for separate conveyance of an ADU when separate conveyance is allowed under
this code.
3. Except as described in subsection (B)(1), all ADUs that are not covered by
subsection (B)(2) require a new, separate utility connection directly between
the ADU and the utility for any utility that is provided by the city. All utilities
that are not provided by the city are subject to the connection and fee
requirements of the utility provider.
a) The connection is subject to a connection fee or capacity charge that is
proportionate to the burden created by the ADU based on either the floor
Page 140 of 151
93939.00066\43259374.7
14
area or the number of drainage-fixture units (DFU) values, as defined
by the Uniform Plumbing Code, upon the water or sewer system.
b) The portion of the fee or charge that is charged by the city may not
exceed the reasonable cost of providing this service.
17.21.090 Nonconforming Zoning Code Conditions, Building Code Violations, and
Unpermitted Structures.
A. Generally. The city will not deny an ADU or JADU application due to a
nonconforming zoning condition, building code violation, or unpermitted structure on
the lot that does not present a threat to the public health and safety and that is not
affected by the construction of the ADU or JADU.
B. Unpermitted ADUs and JADUs constructed before 2020.
1. Permit to Legalize. As required by state law, the city may not deny a permit to
legalize an existing but unpermitted ADU or JADU that was constructed before
January 1, 2020, if denial is based on either of the following grounds:
a) The ADU or JADU violates applicable building standards, or
b) The ADU or JADU does not comply with state ADU or JADU law or
this ADU ordinance, Chapter 17.21.
2. Exceptions:
a) Notwithstanding subsection B.1 above, the city may deny a permit to
legalize an existing but unpermitted ADU or JADU that was constructed
before January 1, 2020, if the city makes a finding that correcting a
violation is necessary to comply with the standards specified in
California Health and Safety Code section 17920.3.
b) Subsection B.1 above does not apply to a building that is deemed to be
substandard in accordance with California Health and Safety Code
section 17920.3.
17.21.100 Nonconforming ADUs and Discretionary Approval.
Any proposed ADU or JADU that would otherwise be allowed under this Chapter but that does
not conform to the objective design or development standards set forth in sections 17.21.010
through 17.21.090 of this section may be allowed by the city with a conditional use permit, in
accordance with the other provisions of this title.
Page 141 of 151
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 Street, Suite 400 Sacramento, CA 95811(916)263-2911 / FAX (916) 263-7453www.hcd.ca.gov
December 29, 2025
Alexis Oropeza, Planning Manager Community Development
City of Hermosa Beach 1315 Valley Dr. Hermosa Beach, CA 90254
Dear Alexis Oropeza:
RE: Review of Hermosa Beach’s Accessory Dwelling Unit (ADU) Ordinance under State ADU Law (Gov. Code, §§ 66310 - 66342)
Thank you for submitting the City of Hermosa Beach (City) ADU Ordinance No. 1484
(Ordinance), adopted January 28, 2025, to the California Department of Housing and Community Development (HCD). HCD has reviewed the Ordinance and submits these written findings pursuant to Government Code section 66326, subdivision (a). HCD finds that the Ordinance fails to comply with State ADU Laws in the manner noted below. Pursuant to Government Code section 66326, subdivision (b)(1), the City has up
to 30 days to respond to these findings. Accordingly, the City must provide a written response to these findings no later than January 30, 2026 with a plan to either amend the current ordinance or adopt a resolution with findings.1 Responses should be submitted formally on agency letterhead.
The Ordinance addresses many statutory requirements; however, HCD finds that the Ordinance does not comply with State ADU Law as follows:
1.Please note, there is recent legislation that amended State ADU Law.Language relevant to these changes should be incorporated into the Ordinance
as it is updated. The bills referenced below are relevant to State ADU Law:
•Assembly Bill (AB) 130 – Effective June 30, 2025
•AB 462 – Effective October 10, 2025
•AB 1154 – Effective January 1, 2026
•Senate Bill (SB) 9 – Effective January 1, 2026
•SB 543 – Effective January 1, 2026
1 Gov. Code, § 66326, subd. (b)(2)(B).
Page 142 of 151
Alexis Oropeza, Planning Manager Page 2
2. Section 17.21.030 (A)(1) – Unit Allowances – The Ordinance allows “One ADU as described in this subsection (A) (1) and one JADU (or a second ADU in lieu of the JADU) on a lot with a proposed or existing single-family dwelling on it, where the ADU or JADU (or a second ADU in lieu of the JADU)…” Thus, the
City limits ADU and JADU development to no more than two units on a lot with
a single-family primary dwelling.
However, Government Code section 66323, subdivision (a), states,
“Notwithstanding Sections 66314 to 66322, inclusive, a local agency shall
ministerially approve an application for a building permit within a residential or mixed-use zone to create any of the following: (1) One accessory dwelling unit and one junior accessory dwelling unit per lot with a proposed or existing single-family dwelling…(A) The accessory dwelling unit or junior accessory
dwelling unit is within the proposed space of a single-family dwelling or existing
space of a single-family dwelling or accessory structure.” Paragraph (2) permits “[o]ne detached, new construction, accessory dwelling unit that does not exceed four-foot side and rear yard setbacks.” The use of the term “any combination” followed by an enumeration of ADU types permitted under
Government Code section 66323 means that any of these ADU types can be
combined on a lot zoned for single-family dwellings. This permits a homeowner, who meets specified requirements, to create one converted ADU; one detached, new construction ADU; and one junior
accessory dwelling (JADU). Thus, if the local agency approves an ADU that is
created from existing (or proposed) space, and the owner subsequently applies for a detached ADU (or vice versa) that meets the size and setbacks pursuant to the subdivision, the local agency cannot deny the application, nor deny a permit for a JADU under this section.
Additionally, these allowances reflect only the units and formats described in Government Code section 66323, subdivision (a). Units created subject to Government Code section 66314 must also be reflected in the Ordinance to enable maximum unit allowances.
In summary, the City must amend the Ordinance to specifically include units subject to Government Code section 66314 as well as all combinations required by section 66323.
3. Section 17.21.030 (F)(2) – JADU Owner Occupancy – The Ordinance states,
“As required by state law, all JADUs are subject to an owner-occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person's legal domicile and permanent residence.” However, Government Code section
66333, subdivision (b) was changed as of January 1, 2026 to require owner
occupancy only “…If the junior accessory dwelling unit has shared sanitation facilities with the existing structure.” The City must amend the Ordinance to match current State JADU Law.
Page 143 of 151
Alexis Oropeza, Planning Manager Page 3
4. Section 17.21.030 (G) – Deed Restriction – The Ordinance requires a deed restriction for ADUs. However, a deed restriction cannot be imposed on an ADU. Government Code section 66315 states, “No additional standards, other than those provided in Section 66314, shall be used or imposed, including an
owner occupant requirement, except that a local agency may require that the
property may be used for rentals of terms 30 days or longer.” Although deed restrictions are required for JADUs, they are prohibited for ADUs2. The City must amend the Ordinance to remove the deed requirement for an ADU.
5. Section 17.21.050 (A)(3) – Size Exceptions – The Ordinance states,
“Application of other development standards in this section or any other section, might further limit the size of the ADU, but no application of the percent-based size limit in this section or other section or front setback, lot coverage limit, or open-space requirement may require the ADU to be less than
800 square feet.” This is an incomplete recreation of the exceptions required in
Government Code section 66321, subdivision (b)(3); the City must add floor
area ratio and minimum lot size as two other conditions that may not restrict a unit to be below 800 square feet to come into consistency with State ADU Law.
6. Section 17.21.050 (G) – Architectural Requirements – The Ordinance lists
several architectural requirements to apply to ADUs; however, such requirements may not preclude any unit subject to Government Code section 66323. The City must note the exception.
The City has two options in response to this letter.3 The City can either 1) amend the Ordinance to comply with State ADU Law4 or 2) adopt the Ordinance without changes and include findings in its resolution accompanying the Ordinance that explain the reasons the City believes that the Ordinance complies with State ADU Law despite HCD’s findings.5 If the City fails to take either course of action, or if HCD finds that the
newly adopted Ordinance remains out of compliance with State ADU Law despite the
City ‘s findings and explanations, HCD must notify the City and may notify the California Office of the Attorney General that the City is in violation of State ADU Law.6
2 Local jurisdictions should eliminate all ADU and JADU deed restrictions unless expressly authorized by statute. Deed restrictions unnecessarily “lock in” current state and local requirements, even as the Legislature continues to update ADU and JADU statutes.
3 Gov. Code, § 66326, subd. (c)(1).
4 Gov. Code, § 66326, subd. (b)(2)(A). 5 Gov. Code, § 66326, subd. (b)(2)(B). 6 Gov. Code, § 66326, subd. (c)(1).
Page 144 of 151
Alexis Oropeza, Planning Manager Page 4
HCD appreciates the City‘s efforts in the preparation and adoption of the Ordinance and welcomes the opportunity to assist the City in fully complying with State ADU Law. Please feel free to contact Mike VanGorder at Mike.vangorder@hcd.ca.gov if you have
any questions or wish to discuss any of HCD’s findings. Sincerely,
Jamie Candelaria Section Chief, ADU Policy Housing Accountability Unit
Page 145 of 151
Public Notification Package: ADU Zone Text Amendment
Page 146 of 151
Page 147 of 151
Page 148 of 151
City of Hermosa Beach PUBLIC HEARING NOTICE
NOTICE IS HEREBY GIVEN that the Chairperson of the Hermosa Beach Planning Commission has called
a public hearing on Tuesday, January 20, 2026, at 5:00 p.m. to consider and take action on only those matters set forth on the agenda below.
1.A PRECISE DEVELOPMENT PLAN (PDP25-09), CONDITIONAL USE PERMIT (CUP25-12),
AND VESTING TENTATIVE PARCEL MAP NO. 84845 FOR TWO NEW 25-FOOT-TALL
RESIDENTIAL CONDOMINIUMS AT 520 25th STREET, IN THE TWO DWELLING UNITS PER
LOT (R-1A) ZONE. ENVIRONMENTAL REVIEW: THE PROJECTS QUALIFY FOR A CLASS 3
CATEGORICAL EXEMPTION PER SECTION 15303(b)OF THE CALIFORNIAENVIRONMENTAL QUALITY ACT GUIDELINES FOR NEW CONSTRUCTION OR
CONVERSION OF SMALL STRUCTURES.
2.A SIGN VARIANCE (VAR25-02), AS PART OF A COMPREHENSIVE SIGN PLAN, TO: 1)
ALLOW A MAXIMUM OF TWO WALL SIGNS PER BUSINESS ENTITY INSTEAD OF ONE SIGNPER BUSINESS, AND 2) PERMIT THE SECONDARY WALL SIGN TO BE LOCATED ON
BUILDING FRONTAGE WITHOUT PEDESTRIAN ACCESS AT A MULTI-TENANT SHOPPINGCENTER LOCATED AT 1100 PACIFIC COAST HIGHWAY IN THE GENERAL COMMERCIAL
(C-3) ZONE. CEQA: THE PROJECT QUALIFIES FOR CLASS 11 EXEMPTION PER SECTION15311 OF THE CEQA GUIDELINES FOR ACCESSORY STRUCTURES.
3.A CONDITIONAL USE PERMIT (CUP25-16) TO ALLOW THE OPERATION OF A PILATESSTUDIO (CLUB PILATES) WITHIN AN EXISTING 2,423-SQUARE-FOOT COMMERCIAL SPACE
LOCATED AT 703 PIER AVENUE, SUITE H14, IN THE SPECIFIC PLAN AREA 8(SPA-8) ZONE.
CEQA: THE PROJECT QUALIFIES FOR CLASS 3, CATEGORICAL EXEMPTION PER SECTION
15303(b) OF THE CEQA GUIDELINES FOR NEW CONSTRUCTION OR CONVERSION OF
SMALL STRUCTURES.
4.A ZONE TEXT AMENDMENT (TA 26-01) AMENDING CHAPTER 17.21 OF THE HERMOSA
BEACH MUNICIPAL CODE REGARDING ACCESSORY DWELLING UNITS (ADU) AND
JUNIOR ADUs TO COMPLY WITH RECENT CHANGES IN STATE LAW(CITYWIDE). CEQA:
THE PROJECT IS STATUTORILY EXEMPT FROM CEQA UNDER SECTION 21080.17 OF THE
PUBLIC RESOURCES CODE.
SAID PUBLIC MEETING is open to the public and is 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 that are raised at or before the public hearing.
FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-
0242 or planning@hermosabeach.gov. A copy of the agenda and staff report(s) will be viewable on
the City’s website 72 hours before the meeting. As a courtesy, the hearing can be viewed on
Spectrum Channel 8, Frontier Channel 31, YouTube, Zoom, and/or the City’s website.
Alison Becker, AICP
Community Development Director
Page 149 of 151
City of Hermosa Beach | Page 1 of 1
Meeting Date: January 20, 2026
Staff Report No. 26-CDD-015
Honorable Chair and Members of the Hermosa Beach Planning Commission
PLANNING COMMISSION TENTATIVE FUTURE AGENDA
(Planning Manager Alexis Oropeza)
Recommended Action:
Staff recommend Planning Commission receive and file the February 17, 2026, Planning
Commission tentative future agenda.
Attachment:
Planning Commission February 17, 2026, Tentative Future Agenda
Respectfully Submitted by: Alexis Oropeza, Planning Manager
Approved: Alison Becker, Community Development Director
Page 150 of 151
C:\Program Files\eSCRIBE\TEMP\16545964463\16545964463,,,Planning Commission Tentative Agenda for Februrary.docx
Tentative Future Agendas
PLANNING COMMISSION
City of Hermosa Beach
Tuesday, February 17, 2026
Regular Meeting
5:00 PM
Project Title Public Notice Meeting
Date
74 Pier Ave. – City initiated Conditional Use Permit
Modification (Public Hearing) 2/5/26 2/17/26
1100 Pacific Coast Hwy. – Sign Variance for comprehensive
sign program (Public Hearing) 2/5/26 2/17/26
725 5th Street – Conditional Use Permit for roof-mounted
Wireless Communication Facility (Public Hearing) 2/5/26 2/17/25
Upcoming and Pending
Zoning Code More Study Sessions upcoming
3201 Pacific Coast Highway - Skechers Parking Plan & Precise Development Plan
Page 151 of 151