HomeMy WebLinkAbout2024-05-21Tuesday, May 21, 2024
7:00 PM
City of Hermosa Beach
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Council Chambers
Planning Commission
Chair
Peter Hoffman
Vice Chair
Marie Rice
Commissioners
David Pedersen
Kate Hirsh
Stephen Izant
Regular Meeting Agenda
Executive Team
Angela Crespi, Deputy City Manager
Viki Copeland, Finance Director
Myra Maravilla, City Clerk
Paul LeBaron, Chief of Police
Joe SanClemente, Public Works Director
Carrie Tai, Community Development Director
Vanessa Godinez, Human Resources Manager
Lisa Nichols, Community Resources Manager
City Treasurer
Karen Nowicki
City Attorney
Patrick Donegan
Suja Lowenthal, City Manager
1
May 21, 2024Planning Commission Regular Meeting Agenda
PUBLIC MEETING 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, then #; Passcode: 207860
* PHONE - Toll Free: (833) 548 0276
Meeting ID: 825 3974 2028, then #; Passcode: 207860
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 are 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 and visit the Agendas/Minutes/Videos page
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 and visit the
Agendas/Minutes/Video page.
Council Chambers WiFi
Network ID: CHB Guest
Password: chbguest
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.
Submit Supplemental eComments
Page 2 City of Hermosa Beach Printed on 6/6/2024
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May 21, 2024Planning Commission Regular Meeting Agenda
Submit an eComment via Speak Up Hermosa at hermosabeach.granicusideas.com by 12:00 p.m. on
the meeting date. For items on the agenda, supplemental communications may be submitted via
eComment or emailed to planning@hermosabeach.gov. Supplemental emails should indicate the
agenda item and meeting date in the subject line and must be received by 12:00 p.m. on the date of the
meeting to be posted to the corresponding agenda item before the meeting begins. Supplemental
communications submitted after 12:00 p.m. on the date of the meeting but before the meeting ends will
be posted to the agenda packet the next business day.
___________________________________________________________________________________
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. PUBLIC PARTICIPATION -- ORAL AND WRITTEN COMMUNICATIONS
This is the time for members of the public to address the Planning Commission on any items within the
Commission's jurisdiction and on items where public comment will not be taken. The public is invited to
attend and provide public comment. Public comments are limited to two minutes per speaker and shall
only be taken from those present in the Council Chambers. No remote public comment will be taken
during this time unless required by the Brown Act. A total of thirty minutes will be allocated to this initial
public participation item. This time allotment may be modified due to time constraints at the discretion
of the Chair. No action will be taken on matters raised during public comment, except that the Planning
Commission may take action to schedule issues raised during public comment for a future agenda.
Speakers with comments regarding City management or departmental operations are encouraged to
submit those comments directly to the Community Development Director or City Manager's Office.
V. 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. Planning Commission members may orally register a
negative vote on any consent calendar item without pulling the item for separate consideration prior to
the vote on the consent calendar. There will be no separate discussion of these items unless a
Commission member removes an item from the Consent Calendar prior to the vote on the consent
calendar item. Items removed will be considered under a latter agenda item, with only in-person public
comment permitted at that time in the Chambers. The title is deemed to be read and further reading
waived of any resolution or ordinance listed on the consent calendar for introduction or adoption.
a.REPORT
24-0224
ACTION MINUTES OF THE PLANNING COMMISSION
REGULAR MEETING OF APRIL 16, 2024
(Administrative Assistant Melanie Hurtado)
Planning Commission Action Minutes Regular Meeting of April 16, 2024Attachments:
b.REPORT
24-0240
REVIEW OF FISCAL YEAR 2024-2025 CAPITAL IMPROVEMENT
PROGRAM (CIP) FOR CONFORMANCE WITH THE CITY'S GENERAL
PLAN
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May 21, 2024Planning Commission Regular Meeting Agenda
(Public Works Director Joe SanClemente)
Recommended Action:
1. Fiscal Year 2024-2025 CIP Program Summary
2. PLAN Hermosa Goals: Summary of Relevant Goals and Policies
Attachment 3 - FY24-25 CIP Tentative Schedule
4. Link to PLAN Hermosa (General Plan)
5. Link to the April 18, 2024 City Council CIP Study Session
Attachments:
c.REPORT
24-0215
ADOPTION OF A RESOLUTION APPROVING CONDITIONAL USE
PERMIT (CUP 24-03) FOR THE ON-SALE CONSUMPTION OF
ALCOHOL (BEER ONLY) WITHIN AN EXISTING BUILDING AT 1048
HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL (C-2)
ZONE WITH CONDITIONS AND DETERMINE THAT THE PROJECT
IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
(Assistant Planner Jake Whitney)
1. Draft Resolution #24-05
2. Link to Project Plans
3. Police Department Review Memorandum
4. Link to the December, 12 2023 City Council meeting confirming the
Community Development Director's determination of similar use
5. Link to the April 16, 2024 Planning Commission meeting approving
PDP 24-02 and providing guidance on CUP 24-03
6. SUPPLEMENTAL - Raymond Dussault eComment 5/21/24
Attachments:
VI. PUBLIC HEARING
a.REPORT
23-0663
PARKING PLAN (23-01) AND VARIANCE (23-03) FOR A NEW
975-SQUARE-FOOT SINGLE-FAMILY DWELLING WITH A VARIANCE
TO ALLOW A NINE-FOOT GARAGE SETBACK INSTEAD OF 17
FEET, A VARIANCE TO ALLOW THE REQUIRED OPEN SPACE TO
BE PROVIDED IN A DIFFERENT RATIO THAN REQUIRED, AND A
PARKING PLAN TO ALLOW A RECONFIGURED GUEST PARKING
SPACE AT 435 8TH STREET IN THE MULTIPLE-FAMILY
RESIDENTIAL (R-3) ZONE, AND DETERMINE THAT THE PROJECT
IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
(Assistant Planner Johnathon Masi)
Page 4 City of Hermosa Beach Printed on 6/6/2024
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May 21, 2024Planning Commission Regular Meeting Agenda
1. Draft Resolution #24-06
2. Project Plans
3. Request Narrative
4. Zoning Map
5. R-3 Lot Size Analysis
6. Historical Resource Report
7. Public Notification Package
8. SUPPLEMENTAL - Maddie O'Connor eComment 5/19/24
9. SUPPLEMENTAL - Kris Kimble eComment 5/21/24
10. SUPPLEMENTAL - Lacy Kuester eComment 5/21/24
11. SUPPLEMENTAL - Mason Schuler eComment 5/21/24
12. SUPPLEMENTAL - Debi Aggers eComment 5/21/24
13. SUPPLEMENTAL - Erika Langetieg-Newman eComment 5/21/24
14. SUPPLEMENTAL - Dave Fulton eComment 5/21/24
Attachments:
b.REPORT
24-0199
CONDITIONAL USE PERMIT AMENDMENT REQUEST (APE 22-05)
TO ALLOW ON-SITE SERVICE OF BEER, WINE, AND SPIRITS IN
THE FIRST-FLOOR LOUNGE AREA FROM 7 A.M.-10 P.M., AND ON
THE THIRD-FLOOR DECK FROM 9 A.M.-9 P.M. TO GUESTS AND
REGISTERED GUESTS AND THEIR GUESTS, AT AN EXISTING
HOTEL (H2O HOTEL) LOCATED AT 1429 HERMOSA AVENUE IN
THE DOWNTOWN COMMERCIAL (C-2) ZONE, AND DETERMINE
THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).
(Assistant Planner Johnathon Masi)
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May 21, 2024Planning Commission Regular Meeting Agenda
1. Draft Resolution #24-07
2. Project Narrative
3. SUPPLEMENTAL - Site Plans
4. Police Department Memo
5. Planning Commission Resolution 15-25
6. Planning Commission Resolution 21-03
7. Planning Commission Resolution 21-04
8. City Council Resolution 21-7292
9. Zoning Map
10. Public Notification Package
11. Link to October 20, 2015 Planning Commission Staff Report
12. Link to July 16, 2019 Planning Commission Staff Report
13. Link to March 16, 2021 Planning Commission Staff Report
14. Link to April 20, 2021 Planning Commission Staff Report (Parking
Plan)
15. Link to April 20, 2021 Planning Commission Staff Report (CUP
Amendment)
16. Link to May 25, 2021 City Council Staff Report
17. Link to July 13, 2021 City Council Staff Report
18. SUPPLEMENTAL - Jessica Accamando eComment 5/16/24
19. SUPPLEMENTAL - Fiona Fleming eComment 5/17/24
20. SUPPLEMENTAL - Michelle Crispin eComment 5/20/24
21. SUPPLEMENTAL - Raymond Dussault eComment 5/21/24
22. SUPPLEMENTAL - Laura Pena eComment 5/21/24
Attachments:
c.REPORT
24-0200
CONDITIONAL USE PERMIT (CUP 23-13) TO ALLOW A
7,214-SQUARE-FOOT PRESCHOOL AND DAYCARE WITH AN
OUTDOOR PLAY AREA AT 210 PACIFIC COAST HIGHWAY IN THE
SPECIFIC PLAN AREA (SPA) - 7 ZONE, AND DETERMINE THE
PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
(Assistant Planner Johnathon Masi)
Page 6 City of Hermosa Beach Printed on 6/6/2024
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May 21, 2024Planning Commission Regular Meeting Agenda
1. Draft Resolution #24-08
2. Project Plans
3. Project Narrative and Addendum
4. Exterior Noise and Exterior Facade Acoustical Analysis
5. Traffic Operations and Parking Study
6. SUPPLEMENTAL - Summary of Remedial Excavation and
Confirmation Sampling
7. Zoning Map
8. Public Notification Package
9. Public Comments
10. SUPPLEMENTAL - Dimitri Amiridis Letter 2/15/24
11. SUPPLEMENTAL - Maddie O'Connor eComment 5/16/24
12. SUPPLEMENTAL - Rachel Hayes eComment 5/16/24
13. SUPPLEMENTAL - Anna Simonenko eComment 5/16/24
14. SUPPLEMENTAL - Amanda Hromadka eComment 5/16/24
15. SUPPLEMENTAL - Vincent Busam eComment 5/16/24
16. SUPPLEMENTAL - Maddie O'Connor second eComment 5/16/24
17. SUPPLEMENTAL - Link One from Maddie O'Connor eComment
5/16/24
18. SUPPLEMENTAL - Link Two from Maddie O'Connor eComment
5/16/24
19. SUPPLEMENTAL - Link Three from Maddie O'Connor eComment
5/16/24
20. SUPPLEMENTAL - Teri Jones eComment 5/17/24
21. SUPPLEMENTAL - Elizabeth Harsch eComment 5/18/24
22. SUPPLEMENTAL - Cynthia Furnberg Letter 5/19/24
23. SUPPLEMENTAL - Amir Mikhail Letter 5/20/24
24. SUPPLEMENTAL - Josh Krasnegor Letter 5/20/24
25. SUPPLEMENTAL - Link from Josh Krasnegor Letter 5/20/24
26. SUPPLEMENTAL - Josh Krasnegor eComment 5/20/24
27. SUPPLEMENTAL - Link One from Josh Krasnegor eComment
5/20/24
28. SUPPLEMENTAL - Link Two from Josh Krasnegor eComment
5/20/24
29. SUPPLEMENTAL - Link Three from Josh Krasnegor eComment
5/20/24
30. SUPPLEMENTAL - Suzanne Zimmerman Letter 5/20/24
31. SUPPLEMENTAL - Carolyn Petty eComment 5/20/24
32. SUPPLEMENTAL - Dan Seaman eComment 5/21/24
33. SUPPLEMENTAL - Mike Glasman Letter 5/20/24
34. SUPPLEMENTAL - Katie Saeman Email 5/20/24
35. SUPPLEMENTAL - Cynthia Furnberg Email 5/20/24
Attachments:
Page 7 City of Hermosa Beach Printed on 6/6/2024
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May 21, 2024Planning Commission Regular Meeting Agenda
36. SUPPLEMENTAL - Craig Rogers Email 5/20/24
37. SUPPLEMENTAL - Josh Krasnegor Email 5/21/24
38. SUPPLEMENTAL - Peter and Tracy Broussinos Email 5/20/24
39. LATE SUPPLEMENTAL - Max Siskin Email 5/21/24
d.REPORT
24-0226
REQUEST FOR A ZONE TEXT AMENDMENT (TA) 24-02 TO AMEND
PORTIONS OF TITLE 17 OF THE HERMOSA BEACH MUNICIPAL
CODE FOR HOUSING ELEMENT-RELATED REGULATIONS
PERTAINING TO MIXED-USE DEVELOPMENT, REVIEW
PROCESSES, AND MULTI-FAMILY RESIDENTIAL PARKING
REQUIREMENTS AND DETERMINE THAT THE ZONE TEXT
AMENDMENT IS CONSISTENT WITH THE PLAN HERMOSA
ENVIRONMENTAL IMPACT REPORT PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT
(Community Development Director Carrie Tai)
1. Draft PC Resolution 24-XX and Draft Ordinance
2. Redlined Zoning Text Changes
3. Ordinance 23-1471
4. Link to the December 21, 2021 City Council Staff Report
5. Link to June 20, 2023 Planning Commission Staff Report
6. Link to July 11, 2023 City Council Staff Report
7. Link to July 18, 2023 Planning Commission Staff Report
8. Link to August 8, 2023 City Council Staff Report
9. Link to August 15, 2023 City Council Staff Report
10. Link to September 19, 2023 Planning Commission Staff Report
11. Link to October 10, 2023 CIty Council Staff Report
12. Link to October 24, 2023 City Council Staff Report
13. Link to November 14, 2023 City Council Staff Report
14. Link to December 12, 2023 City Council Staff Report
15. SUPPLEMENTAL - Laura Pena eComment 5/21/24
Attachments:
e.REPORT
24-0252 REQUEST FOR A ZONE TEXT AMENDMENT (TA) 24-01 TO AMEND
TITLE 17 OF THE HERMOSA BEACH MUNICIPAL CODE (HBMC)
PERTAINING TO ADMINISTRATIVE PROCEDURES, A PART OF THE
COMPREHENSIVE ZONING CODE UPDATE, AND DETERMINE
THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
(Alexis Oropeza, Planning Manager
Page 8 City of Hermosa Beach Printed on 6/6/2024
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May 21, 2024Planning Commission Regular Meeting Agenda
Maricela Guillean, Associate Planner)
1. Administrative Procedures Annotated Draft
2. Draft Resolution with Ordinance and Administrative Procedures
3. Review Authority Chart
4. Public Comments
5. Public Notification Package
6. Link to the 2020 Zoning Code Assessment
7. Link to the March 4, 2020 Joint City Council/Planning Commission
Study Session
8. Link to the May 19, 2020 Planning Commission Meeting
9. Link to the February 17, 2021 Economic Development Stakeholders
Advisory Working Group
10. Link to the March 1, 2021 Economic Development Committee
Meeting
11. Link to the March 3, 2021 Joint City Council/Planning Commission
Study Session
12. Link to the August 10, 2021 City Council Meeting
13. Link to the February 2, 2022 Special Planning Commission Meeting
14. Link to the April 6, 2022 Special Planning Commission Meeting
15. Link to the June 7, 2022 Special Planning Commission Meeting
16. Link to the August 8, 2022 Special Planning Commission Meeting
17. Link to the September 22, 2022 Special Planning Commission
Meeting
18. Link to the October 3, 2022 Special Planning Commission Meeting
19. Link to the November 2, 2022 Special Planning Commission Meeting
20. Link to the December 13, 2022 City Council Meeting
21. Link to the March 21, 2023 Planning Commission Meeting
22. Link to the July 11, 2023 City Council Meeting
23. Link to the September 26, 2023 City Council Meeting
24. Link to the November 14, 2023 City Council Meeting
25. Link to the March 19, 2024 Planning Commission Meeting
26. Link to the April 16, 2024 Planning Commission Meeting
27. SUPPLEMENTAL - Raymond Dussault eComment 5/21/24
Attachments:
VII. STAFF ITEMS
a. VERBAL REPORT ON CITY COUNCIL ACTIONS
b. STATUS REPORT ON MAJOR PLANNING PROJECTS
c.REPORT
24-0223
PLANNING COMMISSION TENTATIVE FUTURE AGENDA
(Administrative Assistant Melanie Hurtado)
Page 9 City of Hermosa Beach Printed on 6/6/2024
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May 21, 2024Planning Commission Regular Meeting Agenda
Planning Commission June 18, 2024 Tentative Future AgendaAttachments:
VIII. COMMISSIONER ITEMS
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.
b. 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.
IX. ADJOURNMENT
______________________________________________________________________________
CITY OFFICES CLOSED FRIDAY - SUNDAY AND ON THE FOLLOWING DAYS:
• Monday, May 27, 2024 - Memorial Day
• Wednesday, June 19, 2024 - Juneteenth
• Thursday, July 4, 2024 - Independence Day
• Monday, September 2, 2024 - Labor Day
• Monday, November 11, 2024 - Veterans' Day
• Thursday, November 28, 2024 - Thanksgiving Day
• Wednesday, December 25, 2024 - Christmas Day
• Wednesday, January 1, 2025 - New Year's Day
PLANNING COMMISSION MEETINGS:
• Tuesday, May 21, 2024 - 7:00 PM Planning Commission Regular Meeting
• Tuesday, June 10, 2024 - 7:00 PM Planning Commission Special Meeting
• Tuesday, June 18, 2024 - 7:00 PM Planning Commission Regular Meeting
• Tuesday, July 16, 2024 - 7:00 PM Planning Commission Regular Meeting
• Tuesday, August 20, 2024 - 7:00 PM Planning Commission Regular Meeting
• Tuesday, September 17, 2024 - 7:00 PM Planning Commission Regular Meeting
• Tuesday, October 15, 2024 - 7:00 PM Planning Commission Regular Meeting
• Monday, November 18, 2024 - 7:00 PM Planning Commission Regular Meeting
• Monday, December 16, 2024 - 7:00 PM Planning Commission Regular Meeting
Page 10 City of Hermosa Beach Printed on 6/6/2024
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0224
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 21, 2024
ACTION MINUTES OF THE PLANNING COMMISSION
REGULAR MEETING OF APRIL 16, 2024
(Administrative Assistant Melanie Hurtado)
Recommended Action:
Staff recommends Planning Commission receive and file the action minutes of the Planning
Commission regular meeting of April 16, 2024.
Attachment:
Planning Commission Action Minutes Regular Meeting of April 16, 2024
Respectfully Submitted by: Melanie Hurtado, Administrative Assistant
Approved: Carrie Tai, Community Development Director
City of Hermosa Beach Printed on 5/22/2024Page 1 of 1
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City Hall 1315 Valley Drive Hermosa Beach, CA 90254
City of Hermosa Beach
Action Minutes - Draft
Planning Commission
Chair
Peter Hoffman
Vice Chair Marie Rice Commissioners David Pedersen Kate Hirsh Stephen Izant
7:00 PM Council Chambers Tuesday, April 16, 2024
I. CALL TO ORDER
The meeting was called to order by Chair Hoffman at 7:00 P.M.
II. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Commissioner Pedersen.
III. ROLL CALL
Associate Planner Maricela Guillean announced a quorum. All Planning Commissioners attended in-person in the Council Chambers except Vice Chair Rice, who was absent. Staff Present: Carrie Tai, Community Development Director Patrick Donegan, City Attorney Alexis Oropeza, Planning Manager Maricela Guillean, Associate Planner Jake Whitney, Assistant Planner
Commissioner Kate Hirsh, Commissioner Stephen Izant, Chair Peter Hoffman, and Commissioner David Pedersen Present: 4 -
Vice Chair Marie Rice Absent: 1 -
IV. PUBLIC PARTICIPATION -- ORAL AND WRITTEN COMMUNICATIONS
There were no public comments at this time.
V. CONSENT CALENDAR
Page 1 City of Hermosa Beach
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April 16, 2024 Planning Commission Action Minutes - Draft
REPORT 24-0197 a. ACTION MINUTES OF THE PLANNING COMMISSION REGULAR MEETING OF MARCH 19, 2024 (Administrative Assistant Melanie Hurtado)
Motion by Commissioner Izant and seconded by Commissioner Pedersen to approve the minutes of the March 19, 2024 Planning Commission meeting as presented. Motion carried as follows:
Aye: Commissioner Hirsh, Commissioner Izant, Chair Hoffman, and Commissioner Pedersen 4 -
Absent: Vice Chair Rice 1 -
VI. PUBLIC HEARING
REPORT
24-0158
a. REQUEST FOR A PRECISE DEVELOPMENT PLAN (PDP 24-02) AND
CONDITIONAL USE PERMIT (CUP 24-03) TO ALLOW FOR A 2,015-SQUARE-FOOT COMMERCIAL TENANT IMPROVEMENT AND ON-SALE CONSUMPTION OF ALCOHOLIC BEVERAGES AT 1048 HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE
AND TO DETERMINE THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (Assistant Planner Jake Whitney)
Assistant Planner Jake Whitney provided a staff report. Chair Hoffman provided comments. Public comments were provided by: 1. Richard Sterling 2. Chris Franz Commissioner Izant provided comments. Commissioner Pedersen provided comments. Chair Hoffman provided comments. Commissioner Hirsh provided comments. Chair Hoffman provided comments. Commissioner Izant provided comments. Chair Hoffman provided comments. Public comments were provided by: 3. Laura Pena 4. Jessica Craig Chair Hoffman provided comments. Commissioner Izant provided comments.
Page 2 City of Hermosa Beach
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April 16, 2024 Planning Commission Action Minutes - Draft
Director Tai provided comments. Assistant Planner Whitney provided comments. Commissioner Hirsh provided comments. Commissioner Izant provided comments. Assistant Planner Whitney provided comments. Commissioner Izant provided comments. Planning Manager Oropeza provided comments. Commissioner Izant provided comments. Commissioner Hirsh provided comments. Planning Manager Oropeza provided comments. Chair Hoffman provided comments. City Attorney Donegan provided comments. Chair Hoffman provided comments. City Attorney Donegan provided comments. Chair Hoffman provided comments. Commissioner Izant provided comments. Chair Hoffman provided comments. Motion by Commissioner Izant and seconded by Commissioner Pedersen to adopt Resolution 24-04 determining that the project is categorically exempt from the California Environmental Quality Act (CEQA) and approve Precise Development Plan (PDP 24-02) allowing for a commercial tenant improvement at 1048 Hermosa Avenue. Motion carried as follows:
Aye: Commissioner Hirsh, Commissioner Izant, Chair Hoffman, and Commissioner Pedersen 4 -
Absent: Vice Chair Rice 1 -
Discussion continued on the Conditional Use Permit portion of the item. Commissioner Pedersen provided comments. Commissioner Hirsh provided comments. Chair Hoffman provided comments. Commissioner Izant provided comments.
Page 3 City of Hermosa Beach
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April 16, 2024 Planning Commission Action Minutes - Draft
Chair Hoffman provided comments. Director Tai provided comments. Commissioner Izant provided comments. Director Tai provided comments. Chair Hoffman provided comments. City Attorney Donegan provided comments. Chair Hoffman provided comments. Commissioner Izant provided comments. Chair Hoffman provided comments. Commissioner Hirsh provided comments. Commissioner Izant provided comments. Commissioner Pedersen provided comments. Chair Hoffman provided comments. Commissioner Izant provided comments. Chair Hoffman provided comments. Commissioner Izant provided comments. Chair Hoffman provided comments. Commissioner Hirsh provided comments. Chair Hoffman provided comments. Commission Izant provided comments. Chair Hoffman provided comments. Commissioner Izant provided comments. City Attorney Donegan provided comments. Commissioner Hirsh provided comments. Commissioner Izant provided comments. Chair Hoffman provided comments. Commissioner Pedersen provided comments.
Page 4 City of Hermosa Beach
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April 16, 2024 Planning Commission Action Minutes - Draft
Chair Hoffman provided comments. Commissioner Pedersen provided comments. Commissioner Hirsh provided comments. Chair Hoffman provided comments. Commissioner Izant provided comments. City Attorney Donegan provided comments. Planning Manager Oropeza provided comments. Chair Hoffman provided comments. Commissioner Pedersen provided comments. Director Tai provided comments. Chair Hoffman provided comments. Commissioner Pedersen provided comments. Chair Hoffman provided comments. Director Tai provided comments. Chair Pedersen provided comments. Commissioner Izant provided comments. Commissioner Hirsh provided comments. Director Tai provided comments. Chair Hoffman provided comments. Motion by Commissioner Pedersen and seconded Commissioner Izant to direct Staff to return with a modified CUP 24-03 stating the hours are 10:00 a.m. to 10:00 p.m. 7 days a week; with the ability to open earlier for International Formula One races provided it is consistent with the schedule submitted by the business owner in advance; no alcohol service provided outside the hours of 10:00 a.m. to 10:00 p.m.; business cannot open earlier than 5:00 a.m. on pre-approved special event days; strike conditions nine and ten suggested by the Police Department; direct Staff to rewrite condition twenty-three to be consistent with Director Tai and Chair Hoffman’s discussion; any patron under 12 years old must be accompanied by an adult of at least 18 years old. Motion carried as follows:
Aye: Commissioner Hirsh, Commissioner Izant, Chair Hoffman, and Commissioner Pedersen 4 -
Absent: Vice Chair Rice 1 -
Page 5 City of Hermosa Beach
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April 16, 2024 Planning Commission Action Minutes - Draft
VII. STAFF ITEMS
REPORT 24-0201 a. STUDY SESSION ON ADMINISTRATIVE PROCEDURES A COMPONENT OF THE COMPREHENSIVE ZONING CODE UPDATE
(Alexis Oropeza, Planning Manager; Maricela Guillean, Associate Planner)
Associate Planner Maricela Guillean and Planning Manager Alexis Oropeza prodivded a staff report. Chair Hoffman provided comments. Commissioner Izant provided comments. Chair Hoffman provided comments. City Attorney Donegan provided comments. Commissioner Pedersen provided comments. Chair Hoffman provided comments. Public comment was provided by: 1. Laura Pena Chair Hoffman provided comments. Commissioner Pedersen provided comments. Chair Hoffman provided comments. Commissioner Izant provided comments. Director Tai provided comments. Commissioner Izant provided comments. Director Tai provided comments. Commissioner Izant provided comments. Commissioner Hirsh provided comments. Planning Manager Oropeza provided comments. Commissioner Hirsh provided comments. Planning Manager Oropeza provided comments. Commissioner Hirsh provided comments. Planning Manager Oropeza provided comments.
Page 6 City of Hermosa Beach
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April 16, 2024 Planning Commission Action Minutes - Draft
Director Tai provided comments. Commissioner Hirsh provided comments. Director Tai provided comments. Commissioner Hirsh provided comments. Planning Manager Oropeza provided comments. Director Tai provided comments. Chair Hoffman provided comments. Director Tai provided comments. Chair Hoffman provided comments. Director Tai provided comments. Chair Hoffman provided comments.
b. VERBAL REPORT ON CITY COUNCIL ACTIONS
At its meeting of April 9th, City Council discussed a possible urgency prohibition on ground floor office and other non-pedestrian oriented uses, which came up as a City Council request from February. City Council received and filed the report, which stated that the topic of ground-floor office uses is already part of the Zoning Code update and will come up within the next few months for discussion. City Council reviewed Administrative Citation fines. The fine structure was compressed and fine amounts for short-term vacation rentals have been changed.
c. STATUS REPORT ON MAJOR PLANNING PROJECTS
In response to the City’s February 7th submittal of the Housing Element, the California Department of Housing and Community Development issued a comment letter requesting additional information on the City’s fair housing policies; small sites used in the sites inventory list; and on rezoning language that was adopted into the Housing Element. The revised Housing Element will be posted on the City’s website prior to resubmittal.
REPORT 24-0198 d. PLANNING COMMISSION TENTATIVE FUTURE AGENDA (Administrative Assistant Melanie Hurtado)
Motion by Commissioner Pedersen and seconded by Commissioner Izant to receive and file the May 21, 2024 Planning Commission tentative future agenda. Motion carried as follows:
Aye: Commissioner Hirsh, Commissioner Izant, Chair Hoffman, and Commissioner Pedersen 4 -
Absent: Vice Chair Rice 1 -
Page 7 City of Hermosa Beach
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April 16, 2024 Planning Commission Action Minutes - Draft
VIII. COMMISSIONER ITEMS
a. PLANNING COMMISSION COMMENTS
b. FUTURE AGENDA ITEMS
IX. ADJOURNMENT
Motion by Commissioner Pedersen and seconded by Commissioner Hirsh to adjourn the meeting until the next meeting of the Planning Commission on May 21, 2024. Motion carried as follows:
Aye: Commissioner Hirsh, Commissioner Izant, Chair Hoffman, and Commissioner Pedersen 4 -
Absent: Vice Chair Rice 1 -
Page 8 City of Hermosa Beach
19
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0240
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 21, 2024
REVIEW OF FISCAL YEAR 2024-2025 CAPITAL IMPROVEMENT PROGRAM (CIP) FOR
CONFORMANCE WITH THE CITY'S GENERAL PLAN
(Public Works Director Joe SanClemente)
Recommended Action:
Staff recommends that the Planning Commission find by minute order,that the City of Hermosa
Beach Fiscal Year 2024-25 Capital Improvement Program (CIP)is in conformity with the goals and
policies of the City’s General Plan (PLAN Hermosa).
Executive Summary:
In accordance with State law,the Planning Commission must determine if the Capital Improvement
Program is in conformance with the City’s General Plan.Staff recommends that the Planning
Commission find the FY 2024-2025 CIP in conformance with the City’s General Plan.
Background:
The Capital Improvement Program (CIP)is the City’s comprehensive plan to develop and maintain
the City’s capital facilities and infrastructure.The CIP is adopted in conjunction with the City budget;
projects will be entirely or partially funded in the next fiscal year.California Government Code Section
65401 requires Planning Commission review of the proposed Public Works CIP for conformity with
the City’s General Plan.Attached for review is the preliminary CIP (Attachment 1)prepared for the
upcoming Fiscal Year (FY) 2024-25.
The CIP continues to be very ambitious,integrating the vision from PLAN Hermosa and adopted
plans including the Sewer Master Plan,Storm Drain Master Plan,and the Americans for Disabilities
Act (ADA)Self Evaluation and Transition Plan.Staff has recommended a continued focus on
prioritizing deferred maintenance and safety projects during FY 2024-25,such as building
maintenance,sidewalks,sewer,storm drains,and paving over enhancement projects.Continued
investment in basic foundational areas will help reduce future maintenance and capital costs.
Past City Council Action
Meeting Date Description
April 18, 2024 The City Council held a Study Session to review and
provide comments regarding the FY 2024-25 Capital
Improvement Program (CIP) and receive and file the FY
2024-25 CIP Study Session Report (Attachment 5).
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Meeting Date Description
April 18, 2024 The City Council held a Study Session to review and
provide comments regarding the FY 2024-25 Capital
Improvement Program (CIP) and receive and file the FY
2024-25 CIP Study Session Report (Attachment 5).
For the proposed 2024-25 Budget,there are a total of 38 projects identified,including 36 active
projects carried over from FY 2023-24 and two new projects.The summary for each project in the
preliminary FY 2024-2025 CIP is detailed in Attachment 1.Attachment 3 details an estimated
schedule,and sequencing,for the delivery of the proposed FY 2024-25 CIP considering projected
engineering project management staff capacity in labor hours versus the time commitment required
to advance each project through design and construction.Several projects have fixed schedules to
meet grant-specific and regulatory timelines and other high-priority safety needs.
The scope of the Planning Commission’s review is limited to conformity with the General Plan and
the Commission may inquire about project details to clarify consistency with the General Plan.
However,it is outside the Planning Commission’s authority to modify the scope of projects or
prioritization.The proposed FY 2024-2025 CIP will be considered for adoption by the Council as part
of the city budget process.
Analysis of General Plan Consistency:
PLAN Hermosa most directly addresses capital projects in the Mobility,Infrastructure and Parks and
Open Space Elements.The ongoing CIP projects align with Mobility goals and policies related to
expanding multi-modal transportation options,as they involve pedestrian safety improvements and
increase ADA accessibility.Several projects align with goals and policies of the Infrastructure
Element as they involve coordinated maintenance and repair of streets,sewers and storm drains
infrastructure systems,and City facilities.There are also several projects focused on adding
amenities to or upgrading existing parks and open space aligning with goals and policies in the Parks
and Open Space element.The “placemaking”goals and policies of the Land Use and Design
Element are highlighted by the lighting in the downtown,the Parks Master Plan,and beach restroom
improvements. Safety Element projects include the tsunami siren and the real time crime center.
Further,the projects all follow the goals and policies of the Sustainability and Conservation Element,
where standard projects have incorporated sustainability principles.This in turn has led to increased
opportunities in receiving grant funding,including the Hermosa Avenue Green Streets and Lot D
Parking Lot improvements.
The proposed FY 2024-25 CIP has been evaluated for its consistency with the City’s General Plan.
The link to PLAN Hermosa General Plan is provided as Attachment 4.The Fiscal Year 2024-2025
CIP Program Summary (Attachment 1)details the project scope of work.Attachment 2 provides the
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CIP Program Summary (Attachment 1)details the project scope of work.Attachment 2 provides the
relevant goals of General Plan Hermosa cross-referenced across the CIP for conformance review.
Based on the above,staff recommends the Planning Commission find the FY 2024-2025 CIP in
conformance with the City’s General Plan (PLAN Hermosa).
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA),the finding of the CIP’s conformity with
the City’s General Plan is exempt from CEQA under State CEQA Guidelines Section 15061(b)(3)
(Common Sense Exemption).The action before the Planning Commission is limited to the
determination of the General Plan Conformance of the preliminary CIP and would not approve the
design, approval, or construction of the CIP projects.
Public Notification:
Public notification is not required for a determination of general plan conformance.
Attachments:
1.Fiscal Year 2024-2025 CIP Program Summary
2.PLAN Hermosa Goals: Summary of Relevant Goals and Policies
3.FY 2024-25 CIP Tentative Schedules
4.Link to PLAN Hermosa (General Plan)
5.Link to the April 18, 2024 City Council CIP Study Session
Respectfully Submitted by: Joe SanClemente, P.E., AICP, Public Works Director
Concur:Alexis Oropeza, Planning Manager
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Director
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Fiscal Year 2024-2025 CIP Program Summary
CIP Number Project Name Project Description
102 Bus Stop Improvements
This project will improve bus stops throughout the City. These improvements will
include Americans with Disabilities Act (ADA) accessible curb ramps, crosswalk,
striping improvements, furnishing, and other general improvements within direct
vicinity of the bus stops.
This project is combined with CIP 193 Pedestrian Crossing Safety Improvements.
Phase I of the combined project was constructed in spring 2024, and installed
Rectangular Rapid Flashing Beacons (RRFBs) and updated signing and striping at
select pedestrian crossings on Hermosa Avenue, Manhattan Avenue, Pier Avenue,
and Valley Drive.
Phase II of this combined project will holistically evaluate the safety and accessibility
in the vicinity of bus stops on Hermosa Avenue and at select other critical locations
throughout the City then design and construct improvements.
105 Annual Street Improvements
This project provides for pavement rehabilitation of various streets throughout the
City. The project will also repair/replace deteriorated portions of sidewalk, curb and
gutter, and curb ramps.
This work will be performed following the sewer and storm drain repairs identified in
the Sewer and Drainage Master Plans.
This project is combined with CIP 695 Parking Lot A Improvements.
109 Utility Box Wrappings
This project will add decorative paint and/or wraps to City-owned utility boxes
throughout the City. The City is engaging a local artist cooperative to create the
artwork that will either be painted or applied via vinyl wrap to the boxes. City Yard
staff, who have been trained in wrap application, will be involved in this project.
111
Gateway and Wayfinding Signs and
Conceptual Design
This project will evaluate gateway and wayfinding signage throughout the City.
Recommendations will include locations, preliminary design, and order of magnitude
cost estimates for final design, sign fabrication, and installation.
112
Annual City Sidewalk
Improvements
This project provides repairs, grinding, replacement, and improvements to sidewalks
throughout the city at various locations to maintain and improve safety.
113
Pay-By-App Street Parking Phase 2
(NEW)
This project will include the installation of additional signage for the Pay-By-App
parking system for on-street parking spaces. The implementation will require the
installation of signs that provide instructions for users and the zone numbers
necessary to use the system. The industry recommendation is that at least two signs
be installed per block. City staff will install the necessary signage and any additional
poles. It is estimated that the City will need approximately 375 signs installed, and 30
new poles installed in some locations due to a lack of existing poles. The installation
will occur in areas of the city where paid parking is currently provided.
143 PCH Mobility Improvement Project
The City has identified a number of complete street project elements that can be
implemented to improve mobility, accessibility, and safety along the Pacific Coast
Highway (PCH) corridor in Hermosa Beach. These elements are described in the
Project Study Report prepared by the City and Caltrans in 2015 and include: Traffic
Signal Synchronization, Landscape Medians, Americans with Disabilities Act (ADA)
Improvements/Removal of Utility Impediments, Transit Access Enhancements,
Pedestrian Enhancements, and Aesthetic Enhancements.
Collectively, the improvements will address existing, near-term, and long-range
future traffic conditions along this corridor by improving intersection operations,
reducing instances of unsafe turning movements, creating a safe and more
comfortable environment for pedestrians and transit riders, and improving the
efficient movement of vehicles along the corridor.
23
Fiscal Year 2024-2025 CIP Program Summary
CIP Number Project Name Project Description
164 Hermosa Avenue Green Street
This project will install permeable gutter to increase stormwater infiltration on
Hermosa Avenue, Beach Drive, Herondo Street, 6th Street, 2nd Street, 1st Street,
and adjacent streets.
This project is part of a multicity green street project led by the City of Torrance and
funded by Measure W.
193
Pedestrian Crossing Safety
Improvements
This project will implement rectangular rapid flashing beacons and other measures at
several uncontrolled pedestrian crossings on Hermosa Avenue at 4th, 6th, 19th, 24th,
and 25th Streets.
This project is combined with CIP 193 Pedestrian Crossing Safety Improvements.
Phase I of the combined project was constructed in spring 2024, and installed
Rectangular Rapid Flashing Beacons (RRFBs) and updated signing and striping at
select pedestrian crossings on Hermosa Avenue, Manhattan Avenue, Pier Avenue,
and Valley Drive.
Phase II of this combined project will holistically evaluate options to reconfigure
parking to enhance pedestrian safety, feasibility of curb extensions and median
closures, and accessibility on Hermosa Avenue and at select other critical locations
throughout the City then design and construct improvements.
194 Annual Striping Improvements
This project provides traffic striping and pavement marking improvements and
modifications to improve safety and visibility. This project will help address
thermoplastic striping needed which the City is not capable of installing directly.
This project is combined with CIP 502 Greenbelt Pedestrian Trail and CIP 604 City
Wide ADA Improvements. All phases of these projects will advance concurrently to
construct an ADA-compliant, accessible path on the Greenbelt between Pier Avenue
and 8th Street with access to the Greenbelt via improved curb ramps, sidewalk,
pavement markings, signage, ADA parking, and other safety and accessibility
measures.
417
Storm Drain Improvements -
Various Locations
This project will design and construct storm drain improvements throughout the City
per the Storm Drain Master Plan and other high priority locations.
421
Annual Sewer Improvements -
Phase 2
Phase 1 of this project, which included lining, was completed. Phase 2 of this project
includes design and construction of sewer improvements and repairs based on the
Sewer Master Plan. Improvements will include sewer pipe point repairs; sewer pipe
removal and replacement; and maintenance access hole rehabilitations.
Sewer repairs will take place at various locations throughout the City as part of this
project.
422
Annual Storm Drain Improvements
- 5th Street Greenbelt
This project includes storm drain improvements at 5th Street and Ardmore Avenue,
including the replacement of existing storm drain lateral and new connection to LA
County's storm drain main line, new catch basin, and new curb and gutter.
423 Annual Sewer Improvements
This project includes design and construction of sewer improvements and repairs
based on the Sewer Master Plan. Improvements will include lining, point repairs,
removal and replacement.
424
CIP 424 Annual Storm Drain
Improvements - Bard Street
This project includes storm drain improvements near the intersection of Bard Street
and Oak Street. The project will construct new storm drain pipes, a maintenance
access hole, a catch basin, and a connection to existing City storm drain
infrastructure to collect stormwater at the intersection.
438 Stormwater Dry Wells Assessment
As required by the region’s Enhanced Watershed Management Plan (EWMP), this
project will assess the implementation of a series of drywells at various locations
throughout the City to capture storm water and dry weather flows within 118 acres
of the Herondo Drain (SMB-6-1) watershed.
24
Fiscal Year 2024-2025 CIP Program Summary
CIP Number Project Name Project Description
502 Greenbelt Pedestrian Trail
This project will remove woodchips and construct an accessible pedestrian trail
composed of decomposed granite on the Greenbelt between Pier Avenue and 8th
Street.
This project is combined with CIP 194 Annual Striping Improvements and CIP 604 City
Wide ADA Improvements. All phases of these projects will advance concurrently to
construct an ADA-compliant, accessible path on the Greenbelt between Pier Avenue
and 8th Street with access to the Greenbelt via improved curb ramps, sidewalk,
pavement markings, signage, ADA parking, and other safety and accessibility
measures.
503
City Park Lighting Conceptual
Design
This project will assess light levels and lighting improvements to the City's parks.
South Park, Clark Field, and Valley Park. The project will identify scope of required
improvements and cost estimates for final design and construction.
538 Citywide Park Master Plan
The City is seeking to prepare a Parks Master Plan that achieves the following goals:
• Engages the community and local recreational organizations in a dialogue about
parks and open space resources in Hermosa Beach;
• Identifies the current demand/utilization and the future/evolving parks and
recreational facility needs for the Hermosa Beach community;
• Leverages the vision and goals of the recently adopted General Plan and the
Community Decision-Making Tool;
• Identifies an appropriate balance between organized and informal recreational
activities at the City’s parks and open spaces;
• Serves as a dynamic useful planning and implementation document that enjoys
broad community and political support;
• Provides a comprehensive strategy to maintain, rehabilitate and improve the City’s
network of parks, facilities, and open space assets, including current unfunded park
and recreational opportunities;
• Evaluates the effective use of the City’s financial and physical resources and
opportunities to fund implementation of the recommendations in the Master Plan.
603
South Park Slope, Irrigation, and
Landscape Improvements
This project will address repairs needed throughout the north side of the park
including installing a new irrigation system and landscaping on the sloped areas at
South Park.
604 City Wide ADA Improvements
This project provides improvements city wide in order to comply with the Americans
with Disabilities Act (ADA) and meet the latest Federal Standards along with the
City’s Transition Plan.
This project is combined with CIP 194 Annual Striping Improvements and CIP 502
Greenbelt Pedestrian Trail. All phases of these projects will advance concurrently to
construct an ADA-compliant, accessible path on the Greenbelt between Pier Avenue
and 8th Street with access to the Greenbelt via improved curb ramps, sidewalk,
pavement markings, signage, ADA parking, and other safety and accessibility
measures.
605
City Facilities Condition and Needs
Assessment
The project will include an assessment of facilities throughout the City to understand
improvement needs.
610
Fort Lots-of-Fun Park Wall and
Gate Improvements
This project provides necessary improvements and repairs to the existing retaining
wall and wooden gate at Fort Lots-O-Fun. The project currently includes funding for
design of the improvements; construction costs will be further defined through the
design process.
615 New Corporate Yard Facilities
This project is for the design and construction of a new City Yard. The current City
Yard is in need of reconstruction. A new City Yard will provide a safe and functional
area for City maintenance crews and staging.
617 Civic Center Charging Stations
This project will explore the electrical power needs and installation of expanded
electric vehicle charging infrastructure to serve the Police Department fleet on Bard
Street, adjacent to the Police Department and City Hall. The expanded charging
infrastructure will install 20 Level 2 chargers.
25
Fiscal Year 2024-2025 CIP Program Summary
CIP Number Project Name Project Description
618 Tsunami Siren
This grant-funded project will include working with the Emergency Management
Coordinator, Los Angeles County Department of Beaches and Harbors to install an
outdoor warning siren and integrate the selected siren and the Beach Emergency
Evacuation Lighting System (BEELS) systems into the City's alert and warning
software platform, Alert South Bay.
619 Kelly Courts Improvements
This project will resurface and reconfigure the Kelly Courts at Clark Field. The courts
will be restriped and reconfigured and the lights and fencing relocated to meet court
standards.
620 Citywide Roof Repairs This project will repair and replace roofs at several City facilities.
621
Comprehensive Downtown
Lighting Design
This project will assess light levels, electric system requirements, and desired lighting
improvements (i.e., ornamental, roadway, pedestrian scale) for the City's Downtown
district. The project will identify scope of required improvements and cost estimates
for final design and construction.
623
Pier Structural Inspection and
Evaluation
An emergency partial inspection and evaluation was performed in coordination with
CIP 629 and CIP 660, the results of which identified high priority repairs which were
completed through CIP 629.
Following completion of construction of CIP 629 and CIP 660, a full above and below
water structural inspection of the pier is required to meet requirements for marine
structures. Based on this inspection, it is anticipated that additional pier structural
repairs will be required primarily on the pier deck. This project will also include
design and permitting. Construction funding will be identified as part of a future CIP.
624 CDBG Improvements
This project provides improvements to sidewalks and curb ramps on Valley Drive and
Monterey Boulevard in order to comply with the Americans with Disabilities Act
(ADA) and meet the latest Federal Standards.
625 City-Wide ADA Improvements
This project will provide improvements to access to the Civic Center to comply with
the Americans with Disabilities Act (ADA) and meet the latest Federal Standards
along with the City’s Transition Plan. The project will provide improvements to curb
ramps, sidewalk, and parking in front of City Hall and install a wheelchair lift for
access from the Valley Drive parking lot to the front of City Hall.
682 Parking Lot D Improvements
The project will provide storm water infiltration and install an electric vehicle
charging station, bicycle parking, and lighting and landscaping.
685 Real Time Crime Center (NEW)
This project is to create a Real Time Crime Center (RTCC) for the City of Hermosa
Beach. A RTCC is a technology- driven support center which uses state of the art
technology to provide real time information to officers and detectives working in the
field and investigating crimes that are reported.
689 Clark Building Renovations
g
• New commercial kitchen per current Los Angeles County Department of Public
Health requirements, including new appliances, fixtures, storage cabinets, counter
tops, flooring, grease trap system, and lighting;
• New electric powered heating, ventilation and air conditioning (HVAC) system;
• New audio-visual system including built-in speakers, overhead projector, and roll-
down projection screen;
• Architectural upgrades including:
Furred out walls to hide system components such as electrical conduit and provide a
new smooth wall surface throughout;
New decorative accents on the ceiling;
Acoustic ceiling panels for sound absorption;
New commercial grade vinyl flooring;
New interior and exterior light fixtures;
Complete interior and exterior cleaning and painting; and
Restored original signage on the exterior of the building;
• New sewer lateral and connection;
• New plumbing system to accommodate the updated restrooms and commercial
kitchen, including new floors drains for ease in maintenance;
• Site improvements including new concrete walkways and ramps to current
26
Fiscal Year 2024-2025 CIP Program Summary
CIP Number Project Name Project Description
692
14th Street Beach Restroom
Improvements
This project proposes to either renovate or replace the building, restrooms, and
appurtenant plumbing. This project will also include the replacement of the existing
sewer lift station components which includes two submersible pumps, motor control
panel, associated plumbing, and the addition of telemetry for condition/outage
notifications.
695 Parking Lot A Improvements
This project will provide pavement rehabilitation in Parking Lot A and is combnied
with CIP 105 Annual Street Improvements.
699
Parking Structure (Lot C)
Improvements
This project provides necessary structural, electrical, and elevator repairs and
improvements to the City's Parking Structure (Lot C).
27
1
PLAN Hermosa: Summary of Relevant Goals and Policies
Governance Element:
Goal 1. A high degree of transparency and integrity in the decision-making
process.
Policies:
1.1 Open meetings.
1.2 Strategic planning.
1.3 Priority-based budgeting.
1.4 Consensus oriented.
Goal 2. The community is active and engaged in decision-making processes.
Policies:
2.1 Multiple Outreach Methods
2.4 Public Forums.
2.7 Major Planning Efforts.
Goal 4. A leader and partner in the region.
Policies:
4.3 Collaboration with adjacent jurisdictions.
Goal 6. A broad-based and long-term economic development strategy for Hermosa
Beach that supports existing businesses while attracting new business and
tourism.
Policies:
6.1 Long-term economic development.
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2
Land Use Element
Goal 4. A variety of corridors throughout the city provide opportunities for
shopping, recreation, commerce, employment and circulation.
Policies:
4.5 Corridor Connectivity.
4.9 Streetscape enhancements.
Goal 6. A pedestrian-focused urban form that creates visual interest and a
comfortable outdoor environment.
Policies:
6.2 Streetscaping.
6.3 Green open space network.
6.4 Street lighting for safety.
6.5 Provision for sidewalks.
Goal 11. A proud and visible identity as an arts and cultural community.
Policies:
11.1 Locally appropriate art.
11.2 Creative expression in the built environment.
11.5 City leadership in public art.
11.7 Commissioning of new artwork.
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3
Mobility Element
Goal 1. Complete Streets that serve the diverse functions of mobility, commerce,
recreation, and community engagement for all users whether they travel by
walking, bicycling, transit or driving.
Policies:
1.1 Consider all modes.
Goal 2. A public realm that is safe, comfortable and convenient for travel via foot,
bicycle, public transit and automobile and creates vibrant, people-oriented public
spaces that encourage active living.
Policies:
2.1 Prioritize public rights-of-way.
2.2 Encourage traffic calming.
2.3 Directional signage.
2.4 Sustainable landscape.
2.5 Require sustainable practices.
2.6 Safe east-west connections.
Goal 3. Public rights-of-way supporting a multimodal and people-oriented
transportation system that provides diversity and flexibility on how users choose
to be mobile.
Policies:
3.1 Enhance public rights-of-way.
3.2 Complete pedestrian network.
3.3 Active transportation.
3.4 Access opportunities.
3.5 Incentivize other modes.
3.6 Complete bicycle network.
3.7 Transportation project considerations.
3.8 Encourage shared streets.
3.9 Access for emergency vehicles.
3.10 Require ADA standards.
3.11 Site specific conditions.
3.12 Right of way standards.
Goal 4. A parking system that meets the parking needs and demand of residents,
visitors, and employees in an efficient and cost-effective manner.
Policies:
4.1 Shared parking.
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4
4.2 Encourage coastal access.
4.3 Reduce impacts.
4.4 Preferential parking program.
4.5 Sufficient bicycle parking.
4.6 Priority parking.
4.7 Parking availability.
4.8 Ensure commercial parking.
4.9 Encourage TDM strategies.
4.10 Visitor parking information.
4.11 Consolidated parking facilities.
Goal 5. A robust low cost and low carbon transportation system that promotes the
City’s environmental sustainability and stewardship goals in support of social and
economic objectives.
Policies:
5.1 Prioritize development of infrastructure.
5.4 Evaluate projects.
Goal 7. A transportation system that results in zero transportation-related fatalities
and which minimizes injuries.
Policies:
7.1 Safe public rights-of-way.
7.2 Manage speeds
7.3 Provide street lighting.
7.4 Traffic safety programs.
7.5 Appropriate sidewalk widths.
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5
Sustainability + Conservation Element
Goal 5. Water conservation practices, recycled water use, and innovative water
technologies support a resource efficient community.
Policies:
5.2 Rainwater collection.
32
6
Parks and Open Space Element
Goal 1. First class, well maintained and safe recreational facilities, parks and open
spaces.
Policies:
1.1 Facility upgrades.
1.2 Lighting and visibility.
1.3 CPTED (Crime Prevention Through Environmental Design) principles.
1.4 Low-maintenance design.
1.5 Evaluate community needs.
Goal 2. Abundant parks, open space, and recreational facilities to serve the
community.
Policies:
2.6 Investment and maintenance.
Goal 4. Direct and accessible routes and connections to parks, recreational
facilities and open space. are provided.
Policies:
4.2 Enhanced access points.
4.3 Safe and efficient trail network.
4.4 ADA accessible park access.
Goal 6. The coast and its recreational facilities are easily accessible from many
locations and by multiple transportation modes.
Policies:
6.1 Visible access points.
6.2 Coastal sign program.
6.3 Safe and accessible connections.
6.5 Wayfinding and coastal access.
6.6 Universal access.
6.8 High quality connections.
6.9 Maximize open space.
6.10 Paid parking.
6.12 Comprehensive bike and pedestrian network.
Goal 7. The beach offers high quality recreational opportunities and amenities
desired by the community.
Policies:
7.1 Beach maintenance.
7.2 Amenity upkeep.
7.3 Recreational asset.
7.4 Beach structures.
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7
Goal 10. Abundant landscaping, trees and green space provided throughout the
community.
Policies:
10.1 Urban forest.
10.2 Non-invasive landscapes.
10.3 Green space co-benefits.
10.4 Scenic features.
10.5 Park landscaping.
10.6 City landscaping.
10.7 Park LID (Low Impact Development) Design.
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8
Public Safety Element
Goal 1. Injuries and loss of life are prevented, and property loss and damage are
minimized.
Policies:
1.1 Evaluate risks.
1.3 Tsunami Playbook.
1.5 Minimize coastal flooding.
1.9 Facilitate retrofits.
1.12 Evacuation routes.
Goal 5. High quality police and fire protection services provided to residents and
visitors.
Policies:
5.1 Crime deterrence.
5.3 Use of technology.
5.9 Police and Fire enforcement grants
Goal 6. Hermosa Beach is prepared for, responds to and recovers quickly from
natural disasters.
Policies:
6.3 Invest in critical facilities.
35
9
Infrastructure Element
Goal 1. Infrastructure systems are functional, safe and well maintained.
Policies:
1.1 Infrastructure systems plan.
1.2 Priority investments.
1.3 Right-of-way coordination.
1.5 New technologies.
1.8 Utilities infrastructure siting.
1.9 Preventative street maintenance projects.
1.10 Permeable pavement.
Goal 2. Roadway infrastructure maintenance supports convenient, attractive and
complete streets and associated amenities.
Policies:
2.1 Preventative street maintenance.
2.2 Pavement rating system.
2.3 Street and sidewalk standards.
2.4 Sidewalk improvements.
2.8 Timely repairs and maintenance.
Goal 3. Adequate water supplies from diverse sources provide for the needs of
current and future residents, businesses and visitors.
Policies:
3.5 Drought management.
3.6 Water infrastructure.
Goal 4. The sewer system infrastructure is modernized and resilient.
Policies:
4.1 Sewer system master plan.
4.2 Priority improvements.
4.5 Sewer system rehabilitation.
4.7 Sewer system operation.
4.8 Holistic systems planning.
Goal 5. The stormwater management system is safe, sanitary and environmentally
and fiscally sustainable.
Policies:
5.1 Integration of stormwater best practices.
5.2 Green infrastructure.
5.3 Natural features.
5.5 Stormwater system maintenance.
5.6 Stormwater system repairs.
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5.9 Evaluate and retrofit.
37
City of Hermosa Beach - Department of Public Works
Estimated CIP Project Schedule
Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun
607 Records Center Renovation 2 16 18
538 Citywide Park Master Plan 2 12 12 12 12 50
696 Police Station Improvements 55 35 20 20 10 140
616 Bard Trailer Improvements 44 24 20 10 98
109 Utility Box Wrappings 6 12 12 12 10 10 10 10 10 92
111 Gateway and Wayfinding Signs Assessment 9 15 20 40 25 30 139
617 Civic Center Charging Stations 8 8 8 8 4 36
620 City Wide Roof Repair 20 20 10 15 15 15 20 10 125
605 City Facilities Condition and Needs Assessment 2 2 2 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 5186
438 Stormwater Dry Wells Assessment 8 8 8 20 20 20 20 40 40 10 30 40 80 80 40 40 80 80 80 50 40 30 30 30 40 80 115 50 50 50 90 50 40 80 40 40 20 10 1679
421 Annual Sewer Improvements 20 20 20 40 80 80 75 75 65 65 70 70 15 40 20 740
689 Clark Building Renovations 90 50 50 45 84 75 70 60 60 60 60 40 20 20 784
502 Greenbelt Pedestrian Trail 80 50 20 40 80 70 40 40 40 40 20 20
604 City Wide ADA Improvements
194 Annual Striping Improvements
164 Hermosa Avenue Green Street 20 20 20 20 40 20 20 20 20 20 20 20 20 20 40 20 20 30 25 20 455
624 CDBG Improvements 40 20 40 80 40 30 20 20 10 300
422 Annual Storm Drain Improvements (Greenbelt at 5th)8 6 12 20 20 20 60 40 20 5 5 216
682 Parking Lot D Improvements 55 40 80 40 20 40 70 40 40 40 40 40 40 20 20 10
699 Parking Structure (Lot C) Improvements 30 20 30 40 35 20 35 20 35 55 40 35 40 40 45 40 20 580
603 South Park Slope and Irrigation Repairs 10 10 30 50 40 20 40 55 75 55 55 40 40 20 540
424 Annual Storm Drain Improvements (Bard Street) 20 15 15 20 40 40 40 40 40 30 15 315
623 Pier Structural Inspection Design, Inspection, and
Permitting 12 16 20 20 20 30 30 30 40 30 30 70 80 30 25 20 30 40 20 25 40 50 708
619 Kelly Court Renovations 8 8 7 24 15 35 60 20 40 20 40 40 80 40 40 40 30 20 567
113 Pay-By-App Parking Signage PHASE II 8 8 8 8 8 8 48
105 Annual Street Improvements 50 40 80 30 25 40 30 50 95 40 40 40 40 40 90 80 60 55 50 50 20 10
695 Parking Lot A Improvements
685 Real Time Crime Center 20 20 80 80 80 80 80 80 40 20 40 80 80 80 80 40 40 40 1060
143 PCH Mobility Improvement Project 2 2 2 4 4 4 4 10 10 10 15 15 15 15 15 20 20 20 20 20 20 20 20 20 20 20 20 25 25 25 25 25 25 25 25 25 25 25 25 25 25 25 25 25 25 40 40 40 40 40 40 4537
615 New Corporate Yard Facilities 50 70 75 65 100 165 170 170 175 150 145 155 165 145 150 180 165 190 170 200 150 140 120 70 80 140 140 150 180 160 160 160 160 160 160 80 40 20 4790
102 Bus Stop Improvements PHASE II 70 80 70 70 70 70 90 80 100 80 80 80 40 30 30 160 120 180 155 160 100 80 40 20
193 Pedestrian Crossing Safety Improvements PHASE II
618 Tsunami Siren 4 4 4 4 4 8 8 8 8 8 8 8 8 8 8 8 8 116
423 Annual Sewer Improvements 20 20 40 45 55 50 80 40 40 60 90 30 40 40 20 40 80 80 90 80 110 80 75 90 120 40 20 1575
610 Fort Lots-O-Fun Wall and Gate Improvements 20 40 60 70 70 60 70 60 40 20 40 100 100 80 80 40 20 970
112 City Sidewalk Improvements 10 20 40 40 4 30 30 20 80 60 35 30 80 40 40 20 40 80 40 55 45 40 40 20 925
625 City Wide ADA Improvements 20 40 40 60 80 60 60 60 40 20 40 80 90 60 70 40 20 880
417 Annual Storm Drain Improvements 40 50 60 100 100 40 50 85 70 40 40 40 40 40 20 30 120 90 90 55 150 170 40 20 1580
621 Comprehensive Downtown Lighting Assessment 30 30 50 30 30 40 30 30 50 60 380
503 City Park Lighting Conceptual Design 20 40 20 60 80 30 25 80 60 415
692 14th Street Beach Restroom Rehabilitation - DESIGN
ONLY 30 40 40 60 100 130 140 90 80 120 120 120 120 80 2230
TBD 20 25 50 85 80 80 80 40 40 20 20 40 40 60 70 70 55 30 65 40 20 780
20 25 40 40 40 50 55 55 50 50 20 40 40 60 70 80 780
TBD FUTURE CDBG PROJECTS 10 55 30 55 30 30 40 80 40 40 40 20 470
FUTURE ANNUAL ADA PROJECT 20 40 30 50 50 55 75 70 40 20 40 80 90 60 70 800
TBD FUTURE ANNUAL SIDEWALK PROJECTS 20 40 20 80 40 80 40 80 40 40 20 40 880
TBD FUTURE PIER DECK REPAIRS 20 60 30 100 90 90 90 120 60 45 80 65 80 40 20 20 1010
Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun
Total Hours Needed 492 492 495 637 637 632 707 703 704 705 704 699 704 702 677 706 706 706 706 698 708 708 708 703 688 708 708 705 705 705 700 705 705 705 705 705 705 705 705 705 705 705 705 465 365 200 320 320 350 310 310
Projected Staff Capacity 496 496 496 637 637 637 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708 708
Availability (Defecit) - Current Staff (Hours)4 4 1 0 0 5 1 5 4 3 4 9 4 6 31 2 2 2 2 10 0 0 0 5 20 0 0 3 3 3 8 3 3 3 3 3 3 3 3 3 3 3 3 243 343 508 388 388 358 398 398
Legend:Assumptions:Preparation of request for proposals or on-call task order.
Administrative staff is available to assist engineers with tasks such as making copies, answering phones, preparing invoices and contracts, etc.Evaluation, conceptual design, or final design.
PW engineers manage consultant design teams, oversee construction, write staff reports, develop RFPs, etc.Advertisement for construction, including bid document preparation, advertisement, bid review, and award of contract at City Council.
1700 hours total annual availability per engineer (2080 hours minus holidays, vacation, and sick time).Project close out, including final invoicing, documentaion, reporting to grant agencies.
Construction
Fixed schedule due to public safety need, grant timeline, or regularotry requirements.
Q3Q4Q1
Full staffing assumes 10 engineers average approximately 50% of availability for CIPs (0.5*1700)/12 = 70.8 hours monthly per engineer, therefore 708 hours total monthly availability for CIP work in the engineering
team. Current staffing levels as of April 2024 are 6 (60%). This schedule assumes reaching full staffing levels (100%) by Oct 2024. Actual schedules are subject to change. depending on staffing.
Q2 Q3
FY 26-27 FY 27-28
Q4 Q1 Q2 Q3 Q4 Q1
FY 24-25
Q1 Q2 Q3 Q4Q2Q4
FUTURE ANNUAL PAVING PROJECTS
FY 23-24 FY 25-26
540
2055
1015
TotalQ1Q3Q4Q2
FY 27-28 Staff Labor E
Q4 Q1 Q2 Q3 Q4 Q1 Q2
FY 25-26
Q3 Q4 Q1 Q2 Q3 Q4CIP
No.Project Name
FY 23-24 FY 24-25 FY 26-27
38
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0215
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 21, 2024
ADOPTION OF A RESOLUTION APPROVING CONDITIONAL USE PERMIT (CUP 24-03) FOR
THE ON-SALE CONSUMPTION OF ALCOHOL (BEER ONLY) WITHIN AN EXISTING BUILDING
AT 1048 HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE WITH
CONDITIONS AND DETERMINE THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT
(Assistant Planner Jake Whitney)
Recommended Action:
Staff recommends that Planning Commission adopt Resolution 24-05 determining that the project is
categorically exempt from the California Environmental Quality Act (CEQA)and approving
Conditional Use Permit (CUP 24-03)for the on-site sale and consumption of alcohol (beer only),
subject to conditions at 1048 Hermosa Avenue.
Executive Summary:
On April 16,2024,the Planning Commission held a public hearing regarding a request from applicant
Chris Frantz of Racing Formula Partners LLC for a Conditional Use Permit for the on-site sale and
consumption of beer on the premises.The Planning Commission directed staff to prepare a
Resolution approving the CUP with conditions.The attached resolution (Attachment 1)memorializes
the Commission’s direction from April 16,2024.Staff recommends the Planning Commission adopt
the resolution approving the CUP.
Background:
The project site is located within the City’s Downtown Commercial (C-2)Zone on Hermosa Avenue at
its intersection with 11th Street.The property is an existing commercial building most recently
occupied by a dry-cleaning business (Rose Cleaners).The applicant will renovate the site and rent
race car simulators (entertainment or amusement machines)as the primary use at 1048 Hermosa
Avenue,a use not listed in the Zoning Ordinance.Hermosa Beach Municipal Code (HBMC)Section
17.26.040 specifies that all uses not specifically mentioned in the chapter are deemed prohibited
unless determined by the Community Development Director to be similar to and not more
objectionable than other uses listed in the chapter.On December 12,2023,the City Council
confirmed the determination of the Community Development Director that the rental of four or fewer
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REPORT 24-0215
confirmed the determination of the Community Development Director that the rental of four or fewer
racing car simulators was substantially similar to a billiard or pool hall use which is a permitted use in
the Downtown (C-2)and General Commercial (C-3)Zoning Districts.Rental of four or fewer
amusement devices is now allowed by right.This confirmation enabled the applicant to apply for
entitlements needed to support the primary use.(Attachment 4)
On April 16,2024,the Planning Commission held a public hearing,considered the staff report and
public testimony,and approved a Precise Development Plan (PDP 24-02)to allow a 2,015-square-
foot tenant improvement at the project site.The Planning Commission also directed staff to prepare a
resolution to approve of the Conditional Use Permit for the on-site sale and consumption of alcohol
with conditions.(Attachment 5)
Past Board, Commission and Council Actions
Meeting Date Description
December 12, 2023 Confirmation of the Community Development Director’s
determination that the rental of four or fewer racing car
simulators are similar to the billiard or pool hall use which is
permitted in C-2 and C-3 Commercial zones.
April 16, 2024 Planning Commission approval of a Precise Development
Plan for a 2,015-square-foot tenant improvement and acted
on a CUP request for on-sale alcohol service directing staff
to return with a Resolution for approval.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan Community Commercial (CC)
Zoning Downtown Commercial (C-2)
Lot Size 4,008 square feet
Existing Square Footage1,648 square feet (for the existing tenant space)
Surrounding Zoning North: C-2
East: R-3
South: C-2
West: C-2
Surrounding Uses North: Commercial
East: Residential
South: Commercial
West: Commercial
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Staff Report
REPORT 24-0215
Site InformationGeneral Plan Community Commercial (CC)Zoning Downtown Commercial (C-2)Lot Size 4,008 square feetExisting Square Footage1,648 square feet (for the existing tenant space)Surrounding Zoning North: C-2East: R-3
South: C-2
West: C-2
Surrounding Uses North: Commercial
East: Residential
South: Commercial
West: Commercial
Discussion:
In addition to the Precise Development Plan approved on April 16,2024 by the Planning
Commission,the applicant (Racing Formula Partners LLC)requested approval of a Conditional Use
Permit to allow for the on-site sale of alcohol.The applicant’s request proposed to operate
Wednesday-Friday from 4 p.m.-9 p.m. and Saturday-Sunday from 11 a.m.-9 p.m.
The Planning Commission considered the staff report and public testimony at the April 16,2024,
meeting.At the hearing,the applicant requested to extend the hours of operation from its original
application request.After deliberating,the Planning Commission approved the CUP subject to the
following conditions:(i)the establishment is permitted to operate from 10 a.m.-10 p.m.daily;(ii)the
establishment is permitted to operate from 5 a.m.-10 p.m.on officially scheduled Formula 1 race
days;(iii)Sales of beer are restricted to the hours of 10 a.m.-10 p.m.on all days it is open for
business (i.e.,no sale of alcohol during the early morning hours).
Conditions of approval include those requested by the Police Department to ensure compatibility of
the use now and into the future.The conditions of approval include,but are not limited to,requiring
that substantial modifications to the approved floor plans must return to the Planning Commission for
approval,the Planning Commission has the authority to amend or impose new conditions if deemed
necessary to mitigate potential detrimental effects resulting from the use,and requiring minors 12
years of age or younger must be accompanied by a guardian 18 years of age or older.(Attachment
1)
Findings:
Conditional Use Permit (CUP)
In accordance with HBMC Section 17.26.030,on-sale alcoholic beverage serving establishments are
subject to a Conditional Use Permit.In considering the granting of a Conditional Use Permit,general
criteria for all uses shall be made pursuant to HBMC Section 17.40.020.
General Criteria for all CUP uses.
1.Distance from existing residential uses:
The subject site property is located approximately 20 feet away from the closest residential
property as measured from the end of the commercial property line to the beginning of the
nearest residential property line. Potentially negative effects from the scope of the CUP
include potential noise or rowdy behavior from patrons due to the sale and service of alcoholic
beverages.
2.The amount of existing or proposed off-street parking facilities, and its distance from
the proposed use:
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REPORT 24-0215
The project site currently has one parking space on the property and one space will remain
after the completion of work. The business is permitted to contain no more than four
entertainment amusement machines and is classified as a general retail commercial use,
resulting in no net change in the parking demand as compared to the prior dry-cleaning use.
Furthermore, the project site is exempt from providing any additional off-street parking due to
Hermosa Beach Municipal Code Sections 17.44.015 (C)(1) & (D)(1). These code sections
allow for no new parking to be provided for the first 5,000 square feet of ground floor, non-
residential, non-office, and non-late night alcohol establishment uses. While alcohol is being
proposed with the CUP request, the parking exemption still applies because the establishment
will not be considered late-night due to the proposed closing time of 10 p.m. In summary, the
approval of this CUP would not alter the parking requirement or number of spaces.
3.Location of and distance to churches, schools, hospitals, and public playgrounds:
The subject site is located approximately 0.6 miles to the nearest school (Hermosa Valley
School), approximately 6.7 miles from the nearest hospital (Kindred Hospital), approximately
0.3 miles from the nearest church (Christian Science Church), and 0.6 miles from the nearest
public playground (South Park). The presence of this establishment will not have a significant
effect on these uses.
4.The combination of uses proposed:
The corridor along Hermosa Ave is currently comprised of a variety of retail, restaurant, and
personal service type uses. This new driving simulator business along with on-sale alcohol
would be consistent with the type of uses currently in the adjacent vicinity. This use was also
found to be similar to the pool and billiard hall use classification which is currently allowed by
right in C-2 and C-3 zones in a determination of the Community Development Director. The
Planning Commission must also approve any substantial modifications to the approved floor
plan pursuant to Condition #1 of the draft resolution.
5.Precautions taken by the owner or operator of the proposed establishment to assure
the compatibility of the use with surrounding uses:
Due to the sale and service of alcohol, there is a potential for boisterous and rowdy behavior
by patrons of the business. However, the proposed establishment intends to close at 10 p.m.
and is not proposing to sell liquor or distilled spirits. These considerations/precautions will help
ensure that the establishment is compatible with the surrounding commercial and residential
uses and will not contribute to an increase in late-night alcohol-serving establishments.
6.The relationship of the proposed business-generated traffic volume and the size of
streets serving the area:
There will not be a greatly increased volume of traffic as a result of the approval of this project.
This proposal is consistent with similar other commercial establishments in the surrounding
area and does not feature any characteristics that would result in an unusual or
disproportionate traffic impact.
7.The number of similar establishments or uses within close proximity to the proposed
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REPORT 24-0215
establishment:
The subject site is surrounded by a variety of food, beverage, fitness, retail, and personal
service type uses. While many businesses have similar components in the surrounding area
such as alcohol service, none offer controlled simulation experiences such as what is being
offered at this site.
8.Noise, odor, dust and/or vibration that may be generated by the proposed use:
Potentially negative effects from the scope of the CUP include potential noise or rowdy
behavior from patrons due to the sale and service of alcoholic beverages.
9.Impact of the proposed use to the city’s infrastructure, and/or services:
The sale of alcoholic beverages has the potential to impact public safety services. However,
the establishments’ sale of alcoholic beverages will be limited to beer only in contrast to the
other alcohol-serving establishments in the surrounding area that offer distilled spirits. The
lower ABV content of the beverages sold on site is expected to result in a reduced demand for
public safety services relative to surrounding establishments due to the lessened potential for
patrons to reach heightened levels of intoxication.
10.Will the establishment contribute to a concentration of similar outlets in the area:
The subject site is surrounded by a variety of food, beverage, fitness, retail, and personal
service type uses. While many businesses have similar business components in the
surrounding area such as on-sale alcohol, none offer controlled driving simulation experiences
such as what is being offered at this site. Furthermore, the alcohol serving business
component is considered secondary to the primary use of the simulator experiences.
11.Other considerations that, in the judgment of the planning commission, are necessary
to assure compatibility with the surrounding uses, and the city as a whole.
As a result of the Planning Commission’s deliberations at the April 16, 2024, meeting,
conditions of approval have been included in the draft resolution which prohibit minors 12
years of age or younger from receiving goods or services from the establishment unless
accompanied by an adult age 18 years or older. The hours of operation shall be limited to 10
a.m.-10 p.m. daily and from 5 a.m. to 10 p.m. on officially designated Formula 1 racing days in
which the owner shall furnish the City with a written schedule of early opening days at least
three (3) weeks in advance of the planned early opening.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency with the City’s
General Plan. Relevant Policies are listed below:
General Plan Consistency
Land Use Element Findings
Goal 1.Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life
for residents.
The proposal put forth is consistent with
policy 1.5, as the project promotes quality
coastal uses, with minimal impact to adjacent
residential properties. Specifically, the project
proposes serving alcohol to registered guests
and their guests only, ensuring visitors can
enjoy the full accommodations of a hotel
without generating a nuisance for adjacent
residential properties.
Policy 1.7 Balance resident and visitor
needs.Ensure land uses and businesses
provide for the needs of residents as well
as visitors.
Goal 3.A series of unique, destination-
oriented districts throughout Hermosa
Beach
This project contributes to a diverse retail
landscape by offering residents and visitors a
brand-new high-tech recreation/retail center
which is currently not offered anywhere in the
City or surrounding area.
Policy 3.3 Provide incentives to
transform existing single-use commercial
properties that are accessible into retail
destinations by adding a diversity of
uses, providing new pedestrian
connections to adjacent residential areas,
reducing the visual prominence of
parking lots, making the centers more
pedestrian-friendly and enhancing the
definition and character of street frontage
and associated streetscapes.
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REPORT 24-0215General Plan Consistency
Land Use Element Findings
Goal 1.Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life
for residents.
The proposal put forth is consistent with
policy 1.5, as the project promotes quality
coastal uses, with minimal impact to adjacent
residential properties. Specifically, the project
proposes serving alcohol to registered guests
and their guests only, ensuring visitors can
enjoy the full accommodations of a hotel
without generating a nuisance for adjacent
residential properties.
Policy 1.7 Balance resident and visitor
needs.Ensure land uses and businesses
provide for the needs of residents as well
as visitors.
Goal 3.A series of unique, destination-
oriented districts throughout Hermosa
Beach
This project contributes to a diverse retail
landscape by offering residents and visitors a
brand-new high-tech recreation/retail center
which is currently not offered anywhere in the
City or surrounding area.
Policy 3.3 Provide incentives to
transform existing single-use commercial
properties that are accessible into retail
destinations by adding a diversity of
uses, providing new pedestrian
connections to adjacent residential areas,
reducing the visual prominence of
parking lots, making the centers more
pedestrian-friendly and enhancing the
definition and character of street frontage
and associated streetscapes.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA),the proposed project qualifies for a
Class 1 categorical exemption,Existing Facilities,as defined in section 15301 of the CEQA
Guidelines,as the scope of the CUP would not affect the physical condition of the site.Moreover,
none of the exceptions to the categorical exemption(s)apply,nor would the project 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.
Public Notification:
Public notice was given for the April 16,2024,hearing by the Planning Commission;a total of 768
public hearing notices were mailed to the applicant,and occupants and property owners of properties
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REPORT 24-0215
public hearing notices were mailed to the applicant,and occupants and property owners of properties
within a 500-foot radius on April 3,2024.A legal ad was published on April 4,2024,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 April 16 public
hearing,in accordance with HBMC Section 17.68.050.A separate public notice for the Resolution
was not required by the Planning Commission.
Attachments:
1.Draft Resolution #24-05
2.Link to Project Plans
3.Police Department Review Memorandum
4.Link to December 12, 2023, City Council meeting
5.Link to April 16, 2024, Planning Commission meeting
6.SUPPLEMENTAL - Raymond Dussault eComment 5/21/24
Respectfully Submitted by: Jake Whitney, Assistant Planner
Concur:Alexis Oropeza, Planning Manager
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Department
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CITY OF HERMOSA BEACH
RESOLUTION NO. 24-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND APPROVING A
CONDITIONAL USE PERMIT (CUP 24-03), ALLOWING FOR THE ON-SALE CONSUMPTION
OF ALCOHOL (BEER ONLY) AT 1048 HERMOSA AVENUE IN THE DOWNTOWN
COMMERCIAL (C-2) ZONE
WHEREAS, an application was filed on February 8, 2024, by the applicant Chris Frantz
of Formula Racing Partners LLC, for a Conditional Use Permit located at 1048 Hermosa
Avenue, to allow the sale of beer for on-site consumption.
WHEREAS, the Planning Commission conducted a duly noticed public hearing to
consider the subject application on April 16, 2024 at which time testimony and
evidence, both written and oral, was presented to and considered by the Planning
Commission.
WHEREAS, the Planning Commission directed staff to return to the Commission with a
resolution of approval subject to conditions at the May 21, 2024 meeting.
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15301, Class 1 Categorical
Exemption, Existing Facilities. More specifically, the approval of the Conditional Use
Permit results in no physical change to the existing structure. Moreover, none of the
exceptions to the Categorical Exemptions apply, nor will the project 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.
WHEREAS, based on the testimony and evidence received, the Planning Commission
hereby further finds, determines and declares the following pertaining to the
application for a Conditional Use Permit. In considering the granting of a Conditional
Use Permit, general criteria for all uses shall be made pursuant to HBMC Section
17.40.020.
General Criteria for all CUP uses.
1. Distance from existing residential uses:
The subject site property is located approximately 20 feet away from the closest
residential property as measured from the end of the commercial property line to
the beginning of the nearest residential property line. Potentially negative effects
46
from the scope of the CUP include potential noise or rowdy behavior from patrons
due to the sale and service of alcoholic beverages.
2. The amount of existing or proposed off-street parking facilities, and its distance
from the proposed use:
The project site currently has one parking space on the property and one space
will remain after the completion of work. The business is permitted to contain no
more than four entertainment amusement machines and is classified as a general
retail commercial use, resulting in no net change in the parking demand as
compared to the prior dry-cleaning use. Furthermore, the project site is exempt
from providing any additional off-street parking due to Hermosa Beach Municipal
Code Sections 17.44.015 (C)(1) & (D)(1). These code sections allow for no new
parking to be provided for the first 5,000 square feet of ground floor, non-
residential, non-office, and non-late night alcohol establishment uses. While
alcohol is being proposed with the CUP request, the parking exemption still applies
because the establishment will not be considered late-night due to the proposed
closing time of 10 p.m. In summary, the approval of this CUP would not alter the
parking requirement or number of spaces.
3. Location of and distance to churches, schools, hospitals, and public playgrounds:
The subject site is located approximately 0.6 miles to the nearest school (Hermosa
Valley School), approximately 6.7 miles from the nearest hospital (Kindred
Hospital), approximately 0.3 miles from the nearest church (Christian Science
Church), and 0.6 miles from the nearest public playground (South Park). The
presence of this establishment will not have a significant effect on these uses.
4. The combination of uses proposed:
The corridor along Hermosa Ave is currently comprised of a variety of retail,
restaurant, and personal service type uses. This new driving simulator business
along with on-sale alcohol would be consistent with the type of uses currently in
the adjacent vicinity. This use was also found to be similar to the pool and billiard
hall use classification which is currently allowed by right in C-2 and C-3 zones in a
determination of the Community Development Director. The Planning
Commission must also approve any substantial modifications to the approved
floor plan pursuant to Condition #1 of the draft resolution.
5. Precautions taken by the owner or operator of the proposed establishment to
assure the compatibility of the use with surrounding uses:
Due to the sale and service of alcohol, there is a potential for boisterous and
rowdy behavior by patrons of the business. However, the proposed establishment
intends to close at 10 p.m. and is not proposing to sell liquor or distilled spirits. These
considerations/precautions will help ensure that the establishment is compatible
with the surrounding commercial and residential uses and will not contribute to an
increase in late-night alcohol-serving establishments.
47
6. The relationship of the proposed business-generated traffic volume and the size of
streets serving the area:
There will not be a greatly increased volume of traffic as a result of the approval
of this project. This proposal is consistent with similar other commercial
establishments in the surrounding area and does not feature any characteristics
that would result in an unusual or disproportionate traffic impact.
7. The number of similar establishments or uses within close proximity to the
proposed establishment:
The subject site is surrounded by a variety of food, beverage, fitness, retail, and
personal service type uses. While many businesses have similar components in the
surrounding area such as alcohol service, none offer controlled simulation
experiences such as what is being offered at this site.
8. Noise, odor, dust and/or vibration that may be generated by the proposed use:
Potentially negative effects from the scope of the CUP include potential noise or
rowdy behavior from patrons due to the sale and service of alcoholic beverages.
9. Impact of the proposed use to the city’s infrastructure, and/or services:
The sale of alcoholic beverages has the potential to impact public safety services.
However, the establishments’ sale of alcoholic beverages will be limited to beer
only in contrast to the other alcohol-serving establishments in the surrounding area
that offer distilled spirits. The lower ABV content of the beverages sold on site is
expected to result in a reduced demand for public safety services relative to
surrounding establishments due to the lessened potential for patrons to reach
heightened levels of intoxication.
10. Will the establishment contribute to a concentration of similar outlets in the area:
The subject site is surrounded by a variety of food, beverage, fitness, retail, and
personal service type uses. While many businesses have similar business
components in the surrounding area such as on-sale alcohol, none offer
controlled driving simulation experiences such as what is being offered at this site.
Furthermore, the alcohol serving business component is considered secondary to
the primary use of the simulator experiences.
11. Other considerations that, in the judgment of the planning commission, are
necessary to assure compatibility with the surrounding uses, and the city as a
whole.
As a result of the Planning Commission’s deliberations at the April 16, 2024,
meeting, conditions of approval have been included in the draft resolution which
prohibit minors 12 years of age or younger from receiving goods or services from
the establishment unless accompanied by an adult age 18 years or older. The
hours of operation shall be limited to 10 a.m.-10 p.m. daily and from 5 a.m. to 10
p.m. on officially designated Formula 1 racing days in which the owner shall furnish
48
the City with a written schedule of early opening days at least three (3) weeks in
advance of the planned early opening.
SECTION 1. Based on the foregoing, the Planning Commission hereby approves
Conditional Use Permit 24-03 for the sale of beer for on-site consumption as set forth
in Planning Commission Resolution 24-05 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 April 16, 2024, 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. Any
changes to the interior and/or exterior floorplan that would substantially alter
the on-site use and associated operation shall be subject to review and
approval of the Planning Commission.
2. The project shall fully comply with all requirements of the C-2 Zone, as
applicable, of the Municipal Code.
3. The project shall comply with all requirements of the City of Hermosa Beach
Building Division, Public Works Department, Los Angeles County Fire
Department, California Department of Alcoholic Beverage Control, Los
Angeles County Health Department, California Disabled Access Standards
(Government Code Title 24), and Los Angeles County National Pollutant
Discharge Elimination System Permit (NPDES)and the HBMC.
4. 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.
5. 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 their affidavits stating
that they are aware of, and agree to accept, all of the conditions of this grant.
The Conditional Use Permit shall be recorded, and proof of recordation shall
be submitted to the Community Development Department prior to
commencement of alcohol sales.
6. 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
49
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.
7. The permitted hours of operation shall be from 10 a.m. - 10 p.m. daily and from
5 a.m. - 10 p.m. on officially scheduled Formula 1 racing days as requested by
the business owner or designee and approved by the Community
Development Director.
a. The business owner or designee shall furnish the City with a written
schedule of days in which the establishment plans to open prior to 10
a.m. a minimum of (3) weeks in advance of the planned early opening.
In the event the Community Development Director denies any such
request, that decision shall be final.
8. Live entertainment shall be prohibited unless otherwise permitted by the City.
9. Noise emanating from the property shall be within the limitations prescribed by
the City’s Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.24).
10. The business shall not adversely affect the welfare of the residents, and/or
commercial establishments nearby.
11. The applicant shall be prohibited from installing any reflective tint on any
exterior surface of the building.
12. The business shall prevent loitering, unruliness, and boisterous activities of the
patrons outside the business or in the immediate area.
13. The exterior of the business shall be maintained in a neat and clean manner
and maintained free of graffiti at all times. The removal of all graffiti from the
walls, fences, pavement, or buildings within twenty-four hours of discovery of
its appearance on the property is required.
14. The following signs shall be posted in a conspicuous location in a readily visible
manner, warning patrons of the illegality of selling/providing alcoholic
beverages to persons loitering and drinking within the public realm.
a. “No Loitering or Public Drinking.”
b. “It is illegal to possess an open container of alcohol in the vicinity of this
establishment.”
15. The approved sale of alcohol is limited to beer only and off-site sales are
explicitly prohibited.
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16. No alcoholic beverages shall be sold from any temporary locations on the
premises such as ice tubs, barrels, or any other containers.
17. Any patron 12 years of age or younger must be accompanied by an adult
aged 18 years or older in order to receive goods or services provided by the
establishment.
18. A manager who is aware of the conditions of this Conditional Use Permit shall
be on the premises during business hours. The Conditional Use Permit shall be
maintained on the premises in a location where employees can easily read
the conditions.
19. The project site shall be the point-of-sale for the purpose of collecting any sales
tax on goods that are sold, delivered or rented on the site.
20. 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 any detrimental effects on the neighborhood resulting
from the subject use.
21. Under no circumstances shall furniture or other interior/exterior improvements
be rearranged from the floor plan attached to the CUP to accommodate
dancing, additional entertainment, or greater occupant load absent
approval by the Chief of Police, or the Planning Commission.
22. The business shall install and maintain a video surveillance system that monitors
within the interior of the business and the Immediate Area. The video system
must be capable of delineating on playback the activity and physical features
of persons and areas within the premises and Immediate Area. Recordings
shall be retained for a minimum of sixty (60) days and video will be available
to Police Department upon request. All video security cameras shall be
installed to the satisfaction of the Chief of Police. At the discretion of the Chief
of Police, Licensee may be required to add additional video cameras.
23. In addition to any other remedy provided by law, if the business operating
pursuant to this CUP violates any condition of this CUP, the Police Chief or
designee may meet and confer with the business to clarify the reason for the
violation and to formulate a course of action to mitigate the risk for any future
violation. If the business operating pursuant to this CUP continues to violate this
CUP (i.e., either a repeat violation or another violation) within any six (6) month
period following a meet and confer with the Police Chief, then, at the sole
discretion of the Police Chief, modified or additional operational requirements
may be imposed by the Police Chief to curtail the violations until the time that
the matter is brought before the Planning Commission. These modified or
additional operational requirements include, but are not limited to, a
51
reduction in operating hours, required number of staff members during
operating hours, additional training for existing staff, and/or any other
measures deemed appropriate by the Police Chief. The Planning Commission
shall consider any modification or additional requirement(s) imposed by the
Police Chief during its discussion of the matter. The Police Chief’s determination
will remain in effect until considered by the Planning Commission.
24. 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.
25. 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 2. 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.
VOTE:
AYES:
NOES:
ABSTAIN:
ABSENT:
52
CERTIFICATION
I hereby certify the foregoing Resolution PC 24-05 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 May 21, 2024.
____________________________ _________________________
Peter Hoffman, Chair Carrie Tai, Secretary
53
HERMOSA BEACH POLICE DEPARTMENT
MEMORANDUM
To: Community Development Director Carrie Tai Assistant Planner Jake Whitney CC: Chief Paul LeBaron
Captain Landon Phillips
From: Captain Mick Gaglia
Date: March 6, 2024
Re: Drive South Bay CUP & PDP Application
The Police Department has reviewed the Conditional Use Permit (CUP) Application and Precise Development Plan for DRIVE South Bay and has concerns about the proposed application. The proposed application will impact the quality-of-life issues in the downtown Pier Plaza area and
the ability for the Police Departments to provide citywide public safety.
DRIVE South Bay is located at 1048 Hermosa Avenue, in an area with a very high concentration of late-night alcohol serving establishments. The area commonly known as “Pier Plaza” is within Reporting District (RD) B105 and B106. RD’s B105 and B106 is the area from 10th
Street to 14th Street, and from The Strand to Manhattan Ave. B105 and B106 combined equals
1.58% of the total area of the city. This relatively small area of the city consists of multiple late-night alcohol serving establishments which creates an attraction for nuisance and other criminal behavior.
In 2022, the Police Department received 23,047 calls for service (CFS). Of those CFS, 4,169
(18.1%) were from the Pier Plaza area. That pattern remained consistent in 2023. From January 1, 2023, thorough the end of November, 17.75% of all calls in the city were generated in the Pier Plaza area. DRIVE South Bay is within 400 ft of the Pier Plaza and is located in the RD B105 zone.
The most common days for CFS are Friday, Saturday and Sunday. The most common time for CFS in the Pier Plaza area is between 8:00pm – 4:00am. In 2022, there were 2,443 CFS (58.6%) in the Pier Plaza area during this time frame. This is a direct correlation to the late-night, alcohol serving establishments which operate after midnight and maintain an attraction for nuisance and
criminal behavior.
54
Citywide Public Safety
Pier Plaza area requires a disproportionate amount of police service when compared to the rest of the city. Nearly 20% of CFS are generated in the Pier Plaza area. When officers are required to focus on incidents in the Pier Plaza area, it takes away the ability to conduct patrol and provide police service to the other areas of the city.
In 2022, the Police Department made 128 arrests for Driving Under the Influence. The most common time for DUI arrest is between 12:00am and 3:00am with 54% of DUI arrests occurring during this time period. The most common days for DUI arrests are Friday and Saturday nights (early Saturday and Sunday mornings). During these peak periods, officers commonly respond to
DUI collisions and investigations. When officers are responding to large crowds of people who
are intoxicated, fighting and violating quality of life crimes in Pier Plaza, they are not able to conduct patrol to address significant crime issues in the city including DUI, which is most prevalent during the late-night hours.
Pier Plaza Area Quality-of-Life Issues
The Pier Plaza area creates an attraction for violent and criminal behavior. In 2022, 45% of citywide assaults occurred in the Pier Plaza area. From January 1, 2023, through the end of November, 31.6% of citywide assaults occurred in the Pier Plaza area.
In 2022, 40.7% of citywide public intoxication arrests occurred in the Pier Plaza area. This
pattern remained consistent in 2023 with 38.6% of all public intoxication arrests occurring in the Pier Plaza area. A common public nuisance problem, which affects residents, businesses and the entire
community are the people who come to Pier Plaza during the late-night hours and urinate in
public spaces after drinking in excess. In 2022, the Police Department issued 76 citations for urinating in public and nearly all those citations (96%) occurred in the downtown area. This pattern remained consistent in 2023 with 85.7% of all citations for urinating in public occurring in the Pier Plaza area. The Police Department receives complaints about trash, urine and feces
impacting the quality of life of residents and businesses who serve the morning and daytime
needs of the Hermosa Beach community. The complaints are direct results of the patrons who frequent late night establishments and continue their actions, during late night hours, in public parking lots, beaches, and streets around Pier Plaza.
The addition of another location serving alcohol will most likely result in increased patrons
during late night hours, which will diminish the quality of life for residents and others who use this public space. The Police Department does not have the resources to effectively manage these types of crime on a regular, ongoing basis.
55
Recommendations The Hermosa Beach Police Department does not support the addition of an ABC license for any
business in the Pier Plaza area where these is currently a heavy saturation of alcohol serving
establishments. If any ABC license is approved, the Police Department recommends the following conditions to be added to the CUP for DRIVE South Bay.
General:
1. The business shall be maintained and operated in full compliance with the conditions of this CUP and any law, statute, ordinance, or other regulation hereafter adopted that is applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions.
2. 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.
3. Prior to the expiration of this approval, the permittee may request an extension of time. 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.
4. This use shall be considered expired if the use for which this Conditional Use Permit was
granted ceased or was suspended for at least 180 successive days. 5. The project shall be substantially consistent with the application submitted and approved by the Planning Commission on (Date of PC Hearing).
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 neighborhood resulting from the subject use.
7. The business shall not adversely affect the welfare of the residents, and/or commercial
establishments nearby. 8. The business shall maintain in conformance with all other applicable City of Hermosa Beach and regulatory agency requirements and standards, including but not limited to: California
Department of Alcoholic Beverage Control, Los Angeles County Health Department,
California Disabled Access Standards (Government Code Title 24), and Los Angeles County National Pollutant Discharge Elimination System Permit (NPDES).
56
9. Notwithstanding the structure occupant load limits under the Building Code, each customer in the business shall have an available seat at a table or counter, in substantial conformance
with the floor plan and seating plan included as an attachment to the staff report. Customers
are permitted to freely move around the business and are not required to be seated at all times; however, each customer shall have an available seat. 10. The business shall utilize an electronic method of reservation management to text or
otherwise electronically notify patrons when the business is able to accommodate them
without the patrons gathering in the immediate area. Premises: 11. The business shall prevent loitering, unruliness, and boisterous activities of the patrons
outside the business or in the immediate area.
12. The exterior of the business shall be maintained in a neat and clean manner and maintained free of graffiti at all times. The removal of all graffiti from the walls, fences, pavement, or buildings within twenty-four hours of discovery of its appearance on the property is required.
13. Any changes to the interior and/or exterior floorplan shall be subject to review and approval of the Planning Commission. a. The following signs shall be posted in a conspicuous location in a readily visible manner,
warning patrons of the illegality of selling/providing alcoholic beverages to persons
loitering and drinking within the public realm. b. “No Loitering or Public Drinking” c. “It is illegal to possess an open container of alcohol in the vicinity of this establishment”
Operations: 14. The permitted hours of operation shall be 4:00 p.m. to 9:00 p.m. Wednesday-Friday. The permitted hours of operation shall be 11:00 a.m. to 9:00 p.m. Saturday-Sunday
15. A manager who is aware of the conditions of this Conditional Use Permit shall be on the
premises during business hours. The Conditional Use Permit shall be maintained on the premise in a location where employees can easily read the conditions. 16. The project site shall be the point-of-sale for the purpose of collecting any sales tax on goods
that are sold, delivered or rented on the site.
17. No alcoholic beverages shall be sold from any temporary locations on the premises such as ice tubs, barrels, or any other containers.
18. Under no circumstances shall furniture or other interior/exterior improvements be rearranged
from the floor plan attached to the CUP to accommodate dancing, additional entertainment, or greater occupant load absent approval by the Chief of Police, or the Planning Commission.
57
19. Live entertainment shall be prohibited unless otherwise permitted by the City.
20. Noise emanating from the property shall be within the limitations prescribed by the City’s
Noise Ordinance (Hermosa Beach Municipal Code Chapter 8.24). 21. The business shall install and maintain a video surveillance system that monitors within the interior of the business and the Immediate Area. The video system must be capable of
delineating on playback the activity and physical features of persons and areas within the
premises and Immediate Area. Recordings shall be retained for a minimum of sixty (60) days and video will be available to Police Department upon request. All video security cameras shall be installed to the satisfaction of the Chief of Police. At the discretion of the Chief of Police, Licensee may be required to add additional video cameras.
22. The Police Chief may determine that where a continuing police problem exists, the matter may be subject to appeal to the Planning Commission who will consider solutions to resolve the matter which may include, but not limited to, the presence of a Police approved doorman and/or security personnel to eliminate the problem. An appeal to the Planning Commission
shall be heard within sixty (60) days of filing the appeal. The Police Chief’s determination
will not be stayed during the pendency of the appeal. If the problem persists, the Police Chief then shall submit a report to the Planning Commission, which will automatically initiate a review of the conditional use permit.
23. In addition to any other remedy provided by law, if the business operating pursuant to this
CUP violates any condition of this CUP, the Police Chief or designee may meet and confer with the business to clarify the reason for the violation and to formulate a course of action to vitiate the risk for any future violation. If the business operating pursuant to this CUP continues to violate this CUP (i.e., either a repeat violation or another violation) within any
six (6) month period following a meet and confer with the Police Chief, then, at the sole
discretion of the Police Chief, modified or additional operational requirements may be imposed by the Police Chief to curtail the violations. These modified or additional operational requirements include, but are not limited to, a reduction in operating hours, required number of staff members during operating hours, additional training for existing
staff, and/or any other measures deemed appropriate by the Police Chief. An appeal may be
filed to the Planning Commission for any modification or additional operational requirement(s) imposed by the Police Chief. However, the Police Chief’s determination will not be stayed during the pendency of the appeal.
The Hermosa Beach Police Department supports the growth of business and for DRIVE South Bay to operate as a driving simulation experience. By accepting the recommended conditions, DRIVE South Bay can establish a new entertainment business and provide non-alcoholic
beverages. The recommended conditions are necessary to address consistent public safety issues
which reflect an accumulation of multiple businesses operating in the immediate area serving alcohol and creating an attraction for nuisance and other criminal behavior.
58
Raymond Dussault
To the Hermosa Beach Planning Commission: Seven or eight years ago, Hermosa Beach, prompted by the Planning
Commission, instituted a no alcohol intensification policy. While this ordinance was well-intentioned and has
helped prevent Hermosa from becoming the French Quarter of the South Bay, it has also been misused as a
roadblock against businesses. This includes the H2O Hotel application, which has faced inappropriate rejection,
as well as being an excuse to shut down patio dining and initiate the widely criticized Late Night Alcohol
Ordinance. While avoiding new nightclub uses in Hermosa has its benefits, it is equally important to support
responsible, locally-owned businesses like those on the Pier and Hermosa Avenue, including new proposals like
H2O and the Formula One Racing business. Recently, the Planning Commission has adopted a more open-minded
approach that aligns with the original intent, enhances the community’s reputation, and brings value to Hermosa.
Approving this amendment will benefit both the hotel and the wider community. In addition, the Formula One
business is a unique and exciting use that is unlikely to lead to any issues. H2O has been a boon to the community
and operated without issues. Other boutique hotels in the area operate lobby lounge areas without restrictions on
guest status. Allowing H2O Hotel the same flexibility ensures fair competition and aligns with local business
practices. I wholeheartedly support the applications of H2O and the Formula One Racing business. I look forward
to seeing the Planning Commissioners continue to enhance the reputation of Hermosa by recommending approval
of both CUP modification requests.
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 23-0663
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 21, 2024
PARKING PLAN (23-01) AND VARIANCE (23-03) FOR A NEW 975-SQUARE-FOOT SINGLE-
FAMILY DWELLING WITH A VARIANCE TO ALLOW A NINE-FOOT GARAGE SETBACK
INSTEAD OF 17 FEET, A VARIANCE TO ALLOW THE REQUIRED OPEN SPACE TO BE
PROVIDED IN A DIFFERENT RATIO THAN REQUIRED, AND A PARKING PLAN TO ALLOW A
RECONFIGURED GUEST PARKING SPACE AT 435 8TH STREET IN THE MULTIPLE-FAMILY
RESIDENTIAL (R-3) ZONE, AND DETERMINE THAT THE PROJECT IS CATEGORICALLY
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(Assistant Planner Johnathon Masi)
Recommended Action:
Staff recommends that the Planning Commission:
1.Determine the project is categorically exempt from the California Environmental Quality Act;
2.Approve a Variance to allow a nine-foot setback instead of the required 17-foot setback;
3.Approve a Variance to allow a reconfiguration of the required open space ratio,to allow more
than 100 square feet to be counted on a roof deck; and
4.Approve a Parking Plan to allow a reconfiguration of the required guest parking,to allow a
space parallel to the garage door.
Executive Summary:
The applicant requests a Parking Plan and Variance,to allow a new single-family residence with a
less than required garage setback,reconfigured ratio of required open space split between the roof
deck and outdoor space adjacent to the main living area,and for guest parking space in an alternate
configuration.Staff recommends the Planning Commission approve the requested Parking Plan and
Variance, subject to conditions.
Background:
The subject property fronts on the north side of 8th Street,between Loma Drive and Cypress
Avenue.The lot is 40.40 feet deep and 25 feet wide,totaling 1,010 square feet in lot area.The
existing single-story structure constructed in 1923 is 480 square feet,with a porch partially extending
beyond the front property line onto the portion of the public right-of-way developed with a sidewalk.
The property has no on-site parking and no existing curb cut or driveway.The last building permit
was issued in 1979,when the porch was constructed.The property is nonconforming to front and
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was issued in 1979,when the porch was constructed.The property is nonconforming to front and
rear yard setbacks, off-street parking, and open space requirements.
An application for preliminary review of project plans was submitted April 13,2023.Staff provided
comments May 2,2023,including indicating entitlements were required for projects deficient to
standards as specified by Title 17 of the Hermosa Beach Municipal Code (HBMC).An application for
a Parking Plan and Variance was submitted on August 21, 2023.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan High Density Residential
(HD)
Zoning Multiple-Family
Residential (R-3)
Lot Size 1,010 sq. ft.
Existing Square Footage 480 sq. ft.
Surrounding Zoning North:R-3
East:R-3
South:R-2 and R-3
West:R-3
Surrounding Uses North:Single-Family
East:Single-Family
South:Single-Family, Multi-Family
West:Multi-Family
Project Description:
The project would demolish the existing single-story residence and redevelop the site with a new 975
-square foot single-family residence,consisting of four floors,including the first-floor garage,a
basement,and a roof deck.The first floor would house the two-car garage,and an entryway to the
floors of the principal residence above.The second floor would consist of two bedrooms,a bathroom,
and a small balcony accessible from the main bedroom.The third floor would contain the kitchen,
living room,a bathroom,and an 82-square-foot deck space.The project also proposes a 260-square-
foot roof deck.The basement would be accessible through the entryway facing the western property
line.The basement would house an attached,studio accessory dwelling unit;the Accessory Dwelling
Unit (ADU)requires a ministerial approval in accordance with state law (Government Code Section
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66314) which is outside the scope of this application.
The project proposes a nine-foot garage setback,with a guest parking space located parallel to the
garage.Additionally,a new 16-foot-wide driveway and curb cut are proposed.The curb on 8th Street
in front of the subject property is painted red,prohibiting public parking.Accordingly,the new curb cut
does not eliminate on-street parking.
The project as proposed is the result of ongoing discussions between staff and the applicant.The
project attempts to satisfy development standards where possible,and,where not possible,develop
the property in a manner that meets the intent of the code and is consistent with PLAN Hermosa.
Discussion:
The proposed project is subject to development standards,as outlined by Hermosa Beach Municipal
Code (HBMC)Chapter 17.16 -R-3 Multiple-Family Residential Zone.Additionally,the project is
subject to HBMC Chapter 17.21 -Accessory Dwelling Units.Consistent with state law,the ADU
design is subject to the development standards described below,and because of its consistency with
these requirements,is subject to ministerial review only.The development standards are provided to
holistically understand the project proposed.
Criteria Required Provided
LOT STANDARDS:
Minimum Lot Area 4,000 sq. ft.1,010 sq. ft. (existing)1
Lot Coverage Maximum 65%57%
HEIGHT:30 ft.29.98 ft.
YARDS:
Front 4 ft.5 ft.
Side 3 ft.3 ft.
Rear 5 ft./3 ft.5 ft./3 ft.
PARKING:
Total Parking Spaces Minimum 3 spaces 3 spaces
Garage Spaces Minimum 2 spaces 2 spaces
Guest Space Minimum2 (When
accessed by a street)
1 space, perpendicular to
garage opening
1 space, parallel to garage
opening
Driveway Slope 12.5% maximum 8%
Garage Setback 17 ft.9 ft.
OPEN SPACE3:
Roof Deck 100 sq. ft. maximum 260 sq. ft. with variance
Directly accessible to Primary
Living Area
100 sq. ft. minimum 82 sq. ft. with variance
Total Open Space 300 sq. ft. minimum 342 sq. ft. with variance
ACCESSORY DWELLING UNIT
Size 850 sq. ft. maximum 495 sq. ft.
Setbacks 25 ft. front/4 ft. sides Below Grade
Height 16 ft. maximum Below Grade
1 Substandard lot size may be retained, pursuant to HBMC 17.46.200 2 Subject of requested Variance
Subject of requested Parking Plan
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Criteria Required ProvidedLOT STANDARDS:Minimum Lot Area 4,000 sq. ft.1,010 sq. ft. (existing)1Lot Coverage Maximum 65%57%HEIGHT:30 ft.29.98 ft.YARDS: Front 4 ft.5 ft. Side 3 ft.3 ft. Rear 5 ft./3 ft.5 ft./3 ft.PARKING:Total Parking Spaces Minimum 3 spaces 3 spacesGarage Spaces Minimum 2 spaces 2 spacesGuest Space Minimum2 (Whenaccessed by a street)1 space, perpendicular togarage opening 1 space, parallel to garageopening
Driveway Slope 12.5% maximum 8%
Garage Setback 17 ft.9 ft.
OPEN SPACE3:
Roof Deck 100 sq. ft. maximum 260 sq. ft. with variance
Directly accessible to Primary
Living Area
100 sq. ft. minimum 82 sq. ft. with variance
Total Open Space 300 sq. ft. minimum 342 sq. ft. with variance
ACCESSORY DWELLING UNIT
Size 850 sq. ft. maximum 495 sq. ft.
Setbacks 25 ft. front/4 ft. sides Below Grade
Height 16 ft. maximum Below Grade
1 Substandard lot size may be retained, pursuant to HBMC 17.46.200 2 Subject of requested Variance
Subject of requested Parking Plan
The minimum lot size for newly created R-3 zoned lots is 4,000 square feet.The project site is 1,010
square feet.Staff reviewed all R-3 lots across the city and found the median lot size for the R-3 zone
is 3,810 square feet.Attachment 5 includes a summary of R-3 lots by lot size,including the smallest
and largest lot sizes,the median lot size,and the subject property lot size as reference.Additionally,
the attachment includes a graph of Citywide R-3 lot sizes,excluding outliers.Of 1,747 R-3-zoned lots
in the City,the subject property is the 15th smallest property and falls within the smallest one percent
of R-3-zoned lots.
Open Space:
HBMC Section 17.16.080 requires a total of 300 square feet of usable open space per unit in the R-3
zone.A maximum of 100 square feet of required open space can be located on a roof deck,and a
minimum 100 square feet of open space must be directly accessible to and on the same floor as the
primary living area.The project proposes only 82 square feet adjacent to the primary living area on
the third floor (18 square feet less than the minimum required),and 260 square feet of countable
open space on the roof deck (160 square feet in excess to count towards the total required open
space).In total,the project proposes 342 square feet.A variance is required to allow for a reduced
amount of open space located directly accessible to the primary living area and allow a greater area
of roof top open space to be counted toward the total minimum open space required.
Off-Street Parking / Parking:
HBMC Section 17.44.090 concerning off-street parking location,requires a garage to be set back 17
feet when fronting on a public street.The project site is a 1,010-square-foot lot located within the R-3
Zone.The property dimensions are 40.40 feet deep and 25 feet wide.To satisfy the required garage
setback depth (17 feet),the interior garage dimensions (20 feet deep),and the required rear yard
setback (5 feet),the lot depth would have to be 42 feet.The lot depth is 1.6 feet less than the
minimum lot depth required to fit the garage in compliance with all setbacks,though access to living
area above is not included.Per HBMC Section 17.44.100(B)(2),a guest parking space situated
parallel to alleys and located behind a garage with a 9-foot setback shall have a minimum length of
22 feet.The project proposes satisfying the required parking dimensions for a guest space adjacent
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22 feet.The project proposes satisfying the required parking dimensions for a guest space adjacent
to an alley.
Open Space:
The project proposes 975 square feet of living area.If the project were to meet the required open
space ratio,the total living area would be at most 975-200=775 square feet.As demonstrated by
Attachment 5,the subject property would have a ratio of living area to open space equal to 2.5
square feet,where each 2.5 square feet for living area would have one-square-foot of open space
(775 square feet living area divided by 300 square feet of open space).In comparison,the property
with the median lot size for the R-3 Zone,182 2nd Street,developed with two condominiums,has a
ratio of 18.5 square feet of living area for each square foot of open space (5,541 square feet living
area divided by 300 square feet of open space).In addition,the property within the 0.9th percentile
for lot size,132 Neptune Avenue,developed with a single-family residence,has an open space ratio
of 18.73.Additionally,132 Neptune Avenue has one garage parking space,along with nonconforming
setbacks, and open space.
Similarly,the subject property provides a smaller floor area ratio (FAR)than other lots in the same
zone.FAR describes the amount of living area compared to the lot size of the property.Of the
example lots 182 2nd Street (median lot example)has a FAR of 1.45,and 132 Neptune Avenue
(small lot example)has an FAR of 1.78,while the subject property proposes an FAR of 0.97.
Providing open space in a conforming configuration would further limit the FAR of the subject
property and would further separate the subject property from normal development patterns of the R-
3 zone.
Findings:
Variance:
The purpose of the variance is to grant relief from the development standards when,“because of
special circumstances applicable to the property,including size,shape,topography,location or
surroundings,(where)the strict application of the zoning ordinance deprives such property of
privileges enjoyed by other property in the vicinity and under identical zoning classification.”Required
findings for Variances are outlined by HBMC Section 17.54.020.The findings and analyses
supporting the requested Variances are provided below.
Exceptional circumstances applicable to the property involved;
The project site is a 1,010-square-foot lot located within the R-3 Zone.Further,the property
dimensions are 40.40 feet deep and 25 feet wide.As shown on Figure 1 of Attachment 3,to satisfy
the required garage setback depth (17 feet),the interior garage dimensions (20 feet deep),and the
required rear yard setback (5 feet),the lot depth would have to be 42 feet.The lot depth is 1.6 feet
less than the minimum lot depth required to fit the garage in compliance with all setbacks,though
access to the living area above is not included.The applicant requests a nine-foot garage setback toCity of Hermosa Beach Printed on 5/21/2024Page 5 of 13
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access to the living area above is not included.The applicant requests a nine-foot garage setback to
provide sufficient space for a stairway to access the floor above and to accommodate a guest parking
space parallel to the garage door.Where providing 17 feet is not possible,nine feet allows for a guest
space onsite,in a modified configuration,resulting in the property conforming with the total parking
required for a single-family residence, and provide property access to the primary residence.
The project provides 182 square feet of open space.The project proposes a reconfiguration of where
open space counts,resulting in a total of 300 square feet open space,consistent with the minimum
required for the zone.Even when reconfigured,providing open space is significant in ensuring
access to clear air and sunlight between adjacent properties.The proposed unit is 975 square feet,
and if the project satisfied the open space requirement as defined per HBMC 17.16.080,the unit
would be even smaller.The subject property provides a smaller floor area ratio (FAR)than other R-3
properties.FAR describes the amount of living area compared to the lot size of the property.182 2nd
Street has a FAR of 1.45,and 132 Neptune Avenue has an FAR of 1.78,while the subject property
proposes an FAR of 0.97.Providing open space in a conforming configuration would further limit the
FAR of the subject property and would further separate the subject property form normal
development patterns of the R-3 zone.The limited size of the lot and the need for functional living
space is justification to allow the variance for reconfigured open space.The project if granted a
variance,would provide a minimum 300 square feet of open space in an alternative configuration,
meeting the intent of the code and the property owners would enjoy the benefits of private outdoor
space.
The current structure on the property is 480 square feet.The minimum lot area per dwelling unit in
the R-3 zone is 1,320 square feet.Staff reviewed all R-3 lots across the City and found the median
lot size for the R-3 zone is 3,810 square feet.Attachment 5 includes a summary of R-3 lots by lot
size,including the smallest and largest lot sizes,the median lot size,and the subject property lot size
as reference.Additionally,the attachment includes a graph of citywide R-3 lot sizes,excluding
outliers.Of 1,747 R-3 Zoned lots in the city,the subject property is the 15th smallest property;falling
within the smallest one percent of R-3 lots.Further,the project proposes 975 square feet of living
area.If the project were to meet the required open space ratio,the total living area would be at most
975-200=775 square feet.The project as proposed attempts to satisfy development standards or the
intent of the standards despite the lot area and dimensions creating exceptional circumstances.
That the variance is necessary for the preservation of a substantial property right possessed
by other properties in the vicinity of the subject property;
As demonstrated on Figure 1 of Attachment 3,the depth of the lot cannot accommodate the
minimum required garage setback depth (17 feet),the interior garage dimensions (20 feet deep),and
the required rear yard setback (5 feet)without a variance.The applicant requests a variance to allow
a nine-foot garage setback.Without a variance,the property would not be able to provide parking in
accordance with the Zoning Ordinance.The variance provides the property owner the ability to meet
setback requirements,while also providing covered parking,consistent with what neighboringCity of Hermosa Beach Printed on 5/21/2024Page 6 of 13
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setback requirements,while also providing covered parking,consistent with what neighboring
properties have available.Further,where the minimum parking depth for a guest space is 17 feet
when the space is located perpendicular to the garage door,a 9-foot setback would allow a guest
parking space consistent with alley-adjacent parking-minimum 9 feet wide by 22 feet long,oriented
parallel to the garage, as outlined by HBMC 17.44.100(B)(2).
The limited living area per floor supports the need for allowing more than 100 square feet of roof deck
to be counted towards the 300 square feet open space requirement for the property (Attachment 3).
The current structure on the property is 480 square feet.Staff reviewed all R-3 lots across the city
and found the median lot size for the R-3 zone is 3,810 square feet.Attachment 5 includes a
summary of R-3 lots by lot size,including the smallest and largest lot sizes,the median lot size,and
the subject property lot size as reference.Additionally,the attachment includes a graph of citywide R-
3 lot sizes,excluding outliers.Of 1,747 R-3 Zoned lots in the city,the subject property is the 15th
smallest property;falling within the smallest one percent of R-3 lots.Further,the project proposes
975 square feet of living area.If the project were to meet the required open space ratio,the total
living area would be at most 975-200=775 square feet.As demonstrated by Attachment 5,the
subject property would have a ratio of living area to open space equal to 2.5 square feet,where each
2.5 square feet for living area would have one-square-foot of open space (775 square feet living area
divided by 300 square feet of open space).In comparison,the property with the median lot size for
the R-3 zone,182 2nd Street,developed with two condominiums,has a ratio of 18.5 square feet of
living area for each square foot of open space (5,541 square feet living area divided by 300 square
feet of open space).In addition,the property within the 0.9th percentile for lot size,132 Neptune
Avenue,developed with a single-family residence,has an open space ratio of 18.73.132 Neptune
Avenue has one garage parking space, and has nonconforming setbacks, and open space.
That the variance will not be materially detrimental to the public welfare injurious to the
property or improvements in the vicinity and zone in which the property is located;
The requested 9-foot garage setback would provide enough separation between the right-of-way and
the garage to accommodate a guest parking space parallel to the garage.Staff found the proposed
reduced setback maintains a balance between accommodating the proposed project and preserving
public interests such as public safety.Further,parking in a reconfigured layout from what is required
to satisfy HBMC 17.44,would allow the project to comply with the minimum amount of parking
required for the R-3 zone.The property is located in the Coastal Zone and proposes three off-street
parking spaces where there are currently none.The new development would eliminate a
nonconformity with regard to parking,which would reduce strain on public parking inventory and
would allow greater access to the Coastal Zone.
Allowing more than 100 square feet of deck space to count towards the 300 square feet minimum for
the site,would not pose a substantial risk to public welfare or the subject property.The project
proposes to satisfy all setback requirements,remain within the allowable height for the zone,and
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provide private open space in a manner that would allow full use of private property.
That granting of the variance will not conflict with the provisions of,or be detrimental to,the
general plan.
The project as proposed;eliminates existing nonconforming conditions that make the property
inconsistent with PLAN Hermosa and proposes a new development that incorporates characteristics
of the Sand Section Neighborhood.
The project eliminates existing nonconforming conditions that make the existing residence
inconsistent with PLAN Hermosa.Specifically,the existing residence includes a front yard patio
which extends beyond private property into the right-of-way and is nonconforming to all setbacks.
Though the project includes a deviation from some development standards,staff found the proposed
reduced garage setback consistent with similar small lots and found the setback would provide
enough separation from the right-of-way to ensure pedestrian safety.
Additionally,the project proposes three off-street parking spaces where there are currently none.The
property is located in the Coastal Zone,on a block with no on-street parking available.In the context
of the Coastal Act’s mandate for coastal access retention,the project proposes removing reliance on
public resources for a private residence in a parking impacted area.
Finally,the proposed project attempts to satisfy minimum requirements for new development in the
City,in a way that is consistent with PLAN Hermosa.Specifically,the project proposes a similar scale
and mass to adjacent properties within the Sand Section neighborhood.The project includes building
articulation facing 8th Street and attempts to satisfy minimum open space requirements in a manner
consistent with the desired form and character described by PLAN Hermosa.Staff recommends the
following conditions of approval ensuring the project compliance with relevant goals and policies
including:
1.Approval of Variance 23-03 shall not be construed to mean any waiver of applicable and
appropriate zoning regulations,or any Federal,State,County,and City laws and regulations.
Unless modified herein,the project shall fully comply with all requirements of the R-3 Zone as
applicable of the Municipal Code, except for the following provisions under this Resolution:
a.The setback,measured from the front property line,shall be a minimum of 9 feet,to
accommodate required guest parking.
b.The required guest parking space located directly parallel to the garage door,shall be a
minimum 9 feet wide by 22 feet long.No portion of the provided guest parking shall
occupy or impede the adjacent right-of-way.
c.The required open space onsite shall be portioned as described.Minor changes to the
approved reportioned open space may be approved,subject to Community
Development Director approval:
i.82 square feet provided on a third-floor deck.
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ii.A minimum of 208 square feet provided on a roof deck.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency with the City’s
General Plan. Specifically:
General Plan Consistency
Land Use Element Findings
Goal 1.Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life for
residents.
The project is within the permitted lot
coverage standard for the R-3 zone. Further,
the project meets rear and side yard setback
requirements for the zone. The property is
located in the Sand Section Neighborhood,
which discourages box-like front facades, in
favor of more articulated designs. The project
provides façade articulation along 8th Street,
to reduce visual indications of massing of the
structure consistent with the desired form and
character of the neighborhood.
Policy 1.6. Scale and context. Consider
the compatibility of new development
within its urban context to avoid 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.
The site is currently developed with a single-
family residence, nonconforming to most
development standards. The project is
located in the Sand Section Neighborhood,
which accommodates an integrated mixture
of housing types. The proposed new single-
family residence is a use consistent with the
zone and general plan designation. The
project retains the uniquely small size of the
existing unit, while eliminating some
nonconforming conditions.
Policy 2.5.Balanced neighborhoods.
Promote a diverse range of housing unit
types and sizes within the allowed
densities.
Goal 4.A parking system that meets the
parking needs and demand of residents,
visitors, and employees in an efficient
and cost-effective manner.
The existing residence has no on-site
parking. The project proposes adding two
covered parking spaces and one guest
space. The project reduces overreliance on
public parking to accommodate a residential
use and satisfies the minimum required
parking for the on-site use. The project
proposes removing a nonconforming
condition and creates more availability of
public parking in the Coastal Zone.
Policy 4.2.Encourage coastal access.
Ensure parking facilities and costs of
such facilities are not a barrier to beach
access by the public.
Goal 10.A strong sense of cultural and
architectural heritage.
The site is currently developed with a single-
family residence constructed in 1923. The
applicant provided a historic resource report
prepared by a qualified professional,
pursuant to the Secretary of interior’s
Professional Qualification Standards for
Archaeology and Historic Preservation. The
report found the property was not eligible
under all state and local designation criteria
due to a lack of significant historical
associations and architectural merit.
Policy 10.6.History and cultural heritage.
Support and encourage efforts to
document and share the cultural heritage
and history of Hermosa Beach.
Policy 10.10.Archaeological and
paleontological resources. Recognize the
prehistory and history of the city and
strive to identify, protect, and preserve
archaeological and paleontological
resources.
Sustainability and Conservation
Element
Findings
Goal 7.Essential topsoil is retained and
erosion is minimized.
A condition of approval is proposed to require
the project incorporate, where feasible,
permeable pavers in the required driveway
and setback areas which are not proposed as
landscaping.
Policy 7.1 Permeable pavement.Require
the use of permeable pavement in
parking lots, sidewalks, plazas, and other
low-intensity paved areas.
Parks and Open Space Element Findings
Goal 5.Scenic vistas, viewpoints, and
resources are maintained or enhanced.
A condition of approval is proposed is to
require all exterior lighting be downcast to
limit impacts to nighttime views and adjacent
properties.
Policy 5.7.Light pollution. Preserve
skyward nighttime views and lessen glare
by minimizing lighting levels along the
shoreline.
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General Plan ConsistencyLand Use Element FindingsGoal 1.Create a sustainable urban formand land use patterns that support arobust economy and high quality of life forresidents.The project is within the permitted lotcoverage standard for the R-3 zone. Further,the project meets rear and side yard setbackrequirements for the zone. The property islocated in the Sand Section Neighborhood,which discourages box-like front facades, infavor of more articulated designs. The projectprovides façade articulation along 8th Street,to reduce visual indications of massing of thestructure consistent with the desired form andcharacter of the neighborhood.Policy 1.6. Scale and context. Considerthe compatibility of new developmentwithin its urban context to avoid abruptchanges in scale and massing.Goal 2. Neighborhoods provide fordiverse needs of residents of all ages andabilities and are organized to supporthealthy and active lifestyles.The site is currently developed with a single-family residence, nonconforming to mostdevelopment standards. The project islocated in the Sand Section Neighborhood,which accommodates an integrated mixtureof housing types. The proposed new single-
family residence is a use consistent with the
zone and general plan designation. The
project retains the uniquely small size of the
existing unit, while eliminating some
nonconforming conditions.
Policy 2.5.Balanced neighborhoods.
Promote a diverse range of housing unit
types and sizes within the allowed
densities.
Goal 4.A parking system that meets the
parking needs and demand of residents,
visitors, and employees in an efficient
and cost-effective manner.
The existing residence has no on-site
parking. The project proposes adding two
covered parking spaces and one guest
space. The project reduces overreliance on
public parking to accommodate a residential
use and satisfies the minimum required
parking for the on-site use. The project
proposes removing a nonconforming
condition and creates more availability of
public parking in the Coastal Zone.
Policy 4.2.Encourage coastal access.
Ensure parking facilities and costs of
such facilities are not a barrier to beach
access by the public.
Goal 10.A strong sense of cultural and
architectural heritage.
The site is currently developed with a single-
family residence constructed in 1923. The
applicant provided a historic resource report
prepared by a qualified professional,
pursuant to the Secretary of interior’s
Professional Qualification Standards for
Archaeology and Historic Preservation. The
report found the property was not eligible
under all state and local designation criteria
due to a lack of significant historical
associations and architectural merit.
Policy 10.6.History and cultural heritage.
Support and encourage efforts to
document and share the cultural heritage
and history of Hermosa Beach.
Policy 10.10.Archaeological and
paleontological resources. Recognize the
prehistory and history of the city and
strive to identify, protect, and preserve
archaeological and paleontological
resources.
Sustainability and Conservation
Element
Findings
Goal 7.Essential topsoil is retained and
erosion is minimized.
A condition of approval is proposed to require
the project incorporate, where feasible,
permeable pavers in the required driveway
and setback areas which are not proposed as
landscaping.
Policy 7.1 Permeable pavement.Require
the use of permeable pavement in
parking lots, sidewalks, plazas, and other
low-intensity paved areas.
Parks and Open Space Element Findings
Goal 5.Scenic vistas, viewpoints, and
resources are maintained or enhanced.
A condition of approval is proposed is to
require all exterior lighting be downcast to
limit impacts to nighttime views and adjacent
properties.
Policy 5.7.Light pollution. Preserve
skyward nighttime views and lessen glare
by minimizing lighting levels along the
shoreline.
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General Plan ConsistencyLand Use Element FindingsGoal 1.Create a sustainable urban formand land use patterns that support arobust economy and high quality of life forresidents.The project is within the permitted lotcoverage standard for the R-3 zone. Further,the project meets rear and side yard setbackrequirements for the zone. The property islocated in the Sand Section Neighborhood,which discourages box-like front facades, infavor of more articulated designs. The projectprovides façade articulation along 8th Street,to reduce visual indications of massing of thestructure consistent with the desired form andcharacter of the neighborhood.Policy 1.6. Scale and context. Considerthe compatibility of new developmentwithin its urban context to avoid abruptchanges in scale and massing.Goal 2. Neighborhoods provide fordiverse needs of residents of all ages andabilities and are organized to supporthealthy and active lifestyles.The site is currently developed with a single-family residence, nonconforming to mostdevelopment standards. The project islocated in the Sand Section Neighborhood,which accommodates an integrated mixtureof housing types. The proposed new single-family residence is a use consistent with thezone and general plan designation. Theproject retains the uniquely small size of theexisting unit, while eliminating somenonconforming conditions.Policy 2.5.Balanced neighborhoods.Promote a diverse range of housing unittypes and sizes within the alloweddensities.Goal 4.A parking system that meets theparking needs and demand of residents,visitors, and employees in an efficientand cost-effective manner.The existing residence has no on-siteparking. The project proposes adding twocovered parking spaces and one guestspace. The project reduces overreliance onpublic parking to accommodate a residentialuse and satisfies the minimum requiredparking for the on-site use. The projectproposes removing a nonconformingcondition and creates more availability ofpublic parking in the Coastal Zone.Policy 4.2.Encourage coastal access.Ensure parking facilities and costs ofsuch facilities are not a barrier to beachaccess by the public.Goal 10.A strong sense of cultural andarchitectural heritage.The site is currently developed with a single-family residence constructed in 1923. Theapplicant provided a historic resource reportprepared by a qualified professional,pursuant to the Secretary of interior’sProfessional Qualification Standards forArchaeology and Historic Preservation. Thereport found the property was not eligibleunder all state and local designation criteriadue to a lack of significant historical
associations and architectural merit.
Policy 10.6.History and cultural heritage.
Support and encourage efforts to
document and share the cultural heritage
and history of Hermosa Beach.
Policy 10.10.Archaeological and
paleontological resources. Recognize the
prehistory and history of the city and
strive to identify, protect, and preserve
archaeological and paleontological
resources.
Sustainability and Conservation
Element
Findings
Goal 7.Essential topsoil is retained and
erosion is minimized.
A condition of approval is proposed to require
the project incorporate, where feasible,
permeable pavers in the required driveway
and setback areas which are not proposed as
landscaping.
Policy 7.1 Permeable pavement.Require
the use of permeable pavement in
parking lots, sidewalks, plazas, and other
low-intensity paved areas.
Parks and Open Space Element Findings
Goal 5.Scenic vistas, viewpoints, and
resources are maintained or enhanced.
A condition of approval is proposed is to
require all exterior lighting be downcast to
limit impacts to nighttime views and adjacent
properties.
Policy 5.7.Light pollution. Preserve
skyward nighttime views and lessen glare
by minimizing lighting levels along the
shoreline.
Environmental Determination:
Pursuant to Section 15300.2(f)of the California Environmental Quality Act (CEQA),a categorical
exemption shall not be used for a project which may cause a substantial adverse change in the
significance of a historical resource.Additionally,the City’s General Plan,PLAN Hermosa,
Environmental Impact Report (EIR)includes Mitigation Measures establishing that the City shall
require project applicants of discretionary projects to conduct historical resources studies,surveys,
and assessment reports on a project-by-project basis,when a project proposes to alter,demolish,or
degrade a designated landmark or a potential historic landmark as defined by HBMC Chapter 17.53.
As described by HBMC Chapter 17.53,the property could be a landmark if one or more of the
following criteria are true:
1.It exemplifies or reflects special elements of the City’s cultural,social,economic,political,
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1.It exemplifies or reflects special elements of the City’s cultural,social,economic,political,
aesthetic, engineering, or architectural history; or
2.It is identified with persons or events significant in local, state, or national history; or
3.It embodies distinctive characteristics of a style,type,period,or method of construction,or is a
valuable example of the use of indigenous materials or craftsmanship; or
4.It is representative of the notable work of a builder, designer, or architect; or
5.Its unique location or singular physical characteristic(s)represents an established and familiar
visual feature or landmark of a neighborhood, community, or the City.
The applicant provided a historic resource report (Attachment 6),prepared by qualified professional,
consistent with the Secretary of the Interior’s Professional Qualification Standards for Archaeology
and Historic Preservation.The report found the property was not eligible under all state and local
designation criteria due to a lack of significant historical associations and architectural merit.
Therefore,pursuant to CEQA,the proposed project qualifies for a Class Three categorical
exemption,New Construction or Conversion of Small Structures,as defined in section 15303 of the
CEQA Guidelines,as it consists of construction of one single-family residence in a residential zone.
Moreover,none of the exceptions to the categorical exemption(s)apply,nor would the project 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 environmental due to unusual circumstances or damage a
scenic highway or scenic resources within a state scenic highway.
Public Notification:
For the May 21,2024 Planning Commission hearing,a total of 293 public hearing notices were
mailed to occupants and property owners of properties within a 300-foot radius on May 9,2024.A
legal ad was published on May 9,2024 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 7 As of the writing of the report,staff has
received no public comments.
Attachments:
1.Draft Resolution #24-06
2.Project Plans
3.Request Narrative
4.Zoning Map
5.R-3 Lot Size Analysis
6.Historical Resource Report
7.Public Notification Package
8.SUPPLEMENTAL - Maddie O'Connor eComment 5/19/24
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9.SUPPLEMENTAL - Kris Kimble eComment 5/21/24
10.SUPPLEMENTAL - Lacy Kuester eComment 5/21/24
11.SUPPLEMENTAL - Mason Schuler eComment 5/21/24
12.SUPPLEMENTAL - Debi Aggers eComment 5/21/24
13.SUPPLEMENTAL - Erika Langetieg-Newman eComment 5/21/24
14.SUPPLEMENTAL - Dave Fulton eComment 5/21/24
Respectfully Submitted by: Johnathon Masi, Assistant Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Director
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Page 1 of 18 RES NO. 24-06
CITY OF HERMOSA BEACH
RESOLUTION NO. 24-06
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A PARKING PLAN (23-01)
AND VARIANCE (23-03) FOR A NEW 975-SQUARE-FOOT SINGLE-
FAMILY DWELLING WITH A VARIANCE TO ALLOW A NINE-FOOT
GARAGE SETBACK INSTEAD OF 17 FEET AND A VARIANCE TO ALLOW
THE REQUIRED OPEN SPACE TO BE PROVIDED IN A DIFFERENT RATIO
THAN REQUIRED; AND A PARKING PLAN TO ALLOW A RECONFIGURED
GUEST PARKING SPACE AT 435 8TH STREET IN THE MULTIPLE-FAMILY
RESIDENTIAL (R-3) ZONE, AND DETERMINATION THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT.
WHEREAS, an application was filed on April 21, 2023, by the applicant
Shad Peck, requesting Planning Commission approval of a Parking Plan (23-01)
and Variance (23-03) to allow a newly constructed 975-square-foot single-family
dwelling, with a less than required garage setback, reconfiguration of required
open space, and a reconfigured guest parking space; and
WHEREAS, the Planning Commission, at its public meeting of May 21, 2024,
considered all testimony and evidence, both oral and written, that was
presented to the Planning Commission; and
WHEREAS, pursuant to Section 15300.2(f) of the California Environmental
Quality Act (CEQA), a categorical exemption shall not be used for a project
which may cause a substantial adverse change in the significance of a
historical resource. Additionally, the City’s General Plan, PLAN Hermosa,
Environmental Impact Report (EIR) includes Mitigation Measures establishing that
the City shall require project applicants of discretionary projects to conduct
historical resources studies, surveys, and assessment reports on a project-by-
project basis, when a project proposes to alter, demolish, or degrade a
designated landmark or a potential historic landmark, as defined by HBMC
Chapter 17.53 (Historic Resources Preservation). Accordingly, the applicant
provided a historical resource report, to verify whether the more than 40 years
old existing residence is historically relevant, prepared by qualified individuals,
consistent with the Secretary of the Interior’s Professional Qualification Standards
73
Page 2 of 18 RES NO. 24-06
for Archaeology and Historic Preservation. The report found the property was not
eligible under all state and local designation criteria due to a lack of significant
historical associations and architectural merit. Therefore, the project is
categorically exempt from the California Environmental Quality Act defined in
CEQA Section 15303 Class 3 New Construction or Conversion of Small Structures,
as the project consists of construction of one single-family residence in a
residential zone. Moreover, none of the exceptions to the categorical
exemption(s) apply, nor would the project 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 environmental due to unusual circumstances or
damage a scenic highway or scenic resources within a state scenic highway.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the foregoing factual findings, the Planning
Commission determined, pursuant to Hermosa Beach Municipal Code (HBMC)
Section 17.54.020 (Variances), that the property is subject to exceptional
circumstances and proposes deviations from the municipal code which are
consistent with PLAN Hermosa:
A. Exceptional circumstances applicable to the property involved;
The project site is a 1,010-square-foot lot located within the R-3 Zone.
Further, the property dimensions are 40.40 feet deep and 25 feet wide. To
satisfy the required garage setback depth (17 feet), the interior garage
dimensions (20 feet deep), and the required rear yard setback (5 feet),
the lot depth would have to be 42 feet. The lot depth is 1.6 feet less than
the minimum lot depth required to fit the garage in compliance with all
setbacks, though access to living area above is not included. The
applicant requests a nine-foot garage setback to provide sufficient space
for a stairway to access the floor above and to accommodate a guest
parking space parallel to the garage door. Where providing 17 feet is not
possible, nine feet allows for a guest space onsite, in a modified
configuration, resulting in the property conforming with the total parking
required for a single-family residence, and provide property access to the
primary residence.
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Page 3 of 18 RES NO. 24-06
The project proposes 182 square feet of open space. The project proposes
a reconfiguration of where open space counts, resulting in a total of 300
square feet open space, consistent with the minimum required for the
zone. Even when reconfigured, providing open space is significant in
ensuring access to clear air and sunlight between adjacent properties.
The proposed unit is 975 square feet, and if the project satisfied the open
space requirement as defined per HBMC 17.16.080, the unit would be
even smaller. The subject property provides a smaller floor area ratio (FAR)
than other R-3 properties. FAR describes the amount of living area
compared to the lot size of the property. 182 2nd Street has a FAR of 1.45,
and 132 Neptune Avenue has an FAR of 1.78, while the subject property
proposes an FAR of 0.97. Providing open space in a conforming
configuration would further limit the FAR of the subject property and
would further separate the subject property form normal development
patterns of the R-3 zone. The limited size of the lot and the need for
functional living space is justification to allow the variance for
reconfigured open space. The project if granted a variance, would
provide a minimum 300 square feet of open space in an alternative
configuration, meeting the intent of the code and the property owners
would enjoy the benefits of private outdoor space.
The current structure on the property is 480 square feet. The minimum lot
area per dwelling unit in the R-3 zone is 1,320 square feet. Staff reviewed
all R-3 lots across the city and found the median lot size for the R-3 zone is
3,810 square feet. Of 1,747 R-3 Zoned lots in the city, the subject property is
the 15th smallest property; falling within the smallest one percent of R-3
lots. Further, the project proposes 975 square feet of living area. If the
project were to meet the required open space ratio, the total living area
would be at most 975-200=775 square feet. The project as proposed
attempts to satisfy development standards or the intent of the standards
despite the lot area and dimensions creating exceptional circumstances.
B. That the variance is necessary for the preservation of a substantial
property right possessed by other properties in the vicinity of the subject
property:
The depth of the lot cannot accommodate the required garage setback
depth (17 feet), the interior garage dimensions (20 feet deep), and the
required rear yard setback (5 feet). The applicant requests a Variance
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Page 4 of 18 RES NO. 24-06
allowing a nine-foot garage setback. Without a variance, the property
would not be able to provide parking in accordance with the Zoning
Ordinance. The Variance provides the property owner the ability to meet
setback requirements, while also providing covered parking, consistent
with what neighboring properties have available. Further, a nine-foot
setback would allow a guest parking space consistent with alley-adjacent
parking— minimum 9 feet wide by 22 feet long, oriented parallel to the
garage, as outlined by HBMC 17.44.100(B)(2).
The limited living area per floor supports the need for allowing more than
100 square feet of roof deck to be counted towards the 300 square feet
open space requirement for the property. The current structure on the
property is 480 square feet. Staff reviewed all R-3 lots across the city and
found the median lot size for the R-3 zone is 3,810 square feet. Of 1,747 R-3
Zoned lots in the city, the subject property is the 15th smallest property;
falling within the smallest one percent of R-3 lots. Further, the project
proposes 975 square feet of living area. If the project were to meet the
required open space ratio, the total living area would be at most 975-
200=775 square feet. The subject property would have a ratio of living
area to open space equal to 2.5 square feet, where each 2.5 square feet
for living area would have one-square-foot of open space (775 square
feet living area divided by 300 square feet of open space). In comparison,
the property with the median lot size for the R-3 zone, 182 2nd Street,
developed with two condominiums, has a ratio of 18.5 square feet of
living area for each square foot of open space (5,541 square feet living
area divided by 300 square feet of open space). In addition, the property
within the 0.9th percentile for lot size, 132 Neptune Avenue, developed
with a single-family residence, has an open space ratio of 18.73. 132
Neptune Avenue has one garage parking space, and has nonconforming
setbacks, and open space.
C. That the variance will not be materially detrimental to the public welfare
injurious to the property or improvements in the vicinity and zone in which
the property is located:
The requested 9-foot garage setback would provide enough separation
between the right-of-way and the garage to accommodate a guest
parking space. Vehicles exiting the garage would have limited visibility of
pedestrians on the sidewalk beyond the threshold of the garage. Staff
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Page 5 of 18 RES NO. 24-06
found the proposed reduced setback maintains a balance between
accommodating the proposed project and preserving public interests
such as public safety. Further, the reconfigured parking layout would bring
the project in compliance with the minimum parking requirements for the
R-3 zone. The property is located in the Coastal Zone and proposes 3 off-
street parking spaces. The new development would reduce strain on
public parking inventory and would allow greater access to the Coastal
Zone.
Allowing more than 100 square feet of deck space to count towards the
300 square feet minimum for the site, would not pose a substantial risk to
public welfare or the subject property. The project proposes to satisfy all
setback requirements, remain within the allowable height for the zone,
and provide private open space in a manner that would allow full use of
private property.
D. That granting of the variance will not conflict with the provisions of, or be
detrimental to, the general plan:
The project as proposed; eliminates existing nonconforming conditions
that make the property inconsistent with PLAN Hermosa and proposes a
new development which incorporates characteristics of the Sand Section
Neighborhood.
The project eliminates existing nonconforming conditions that make the
existing residence inconsistent with PLAN Hermosa. Specifically, the
existing residence includes a front yard patio which extends beyond
private property into the right-of-way. Further, the project complies with all
building setback requirements, where the existing structure is
nonconforming to all setbacks. Though the project includes a deviation
from some development standards, staff found the proposed reduced
garage setback consistent with similar small lots and found the setback
would provide enough separation from the right-of-way to ensure
pedestrian safety.
Additionally, the project proposes three off-street parking spaces. The
property is located in the Coastal Zone, on a block with no on-street
parking directly available. In the context of the Coastal Act’s mandate for
coastal access retention, the project proposes removing reliance on
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Page 6 of 18 RES NO. 24-06
public resources in an impacted area. Where the site no longer relies on
public parking to access the property, the general public gains an
additional three spaces within close proximity of the beach.
Finally, the proposed project attempts to satisfy minimum requirements for
new development in the City, in a way that is consistent with Plan
Hermosa. Specifically, the project proposes a similar scale and mass to
adjacent properties within the Sand Section neighborhood. The project
includes building articulation facing 8th Street, and attempts to satisfy
minimum open space requirements in a manner consistent with the
desired form and character described by PLAN Hermosa.
SECTION 2. Based on the evidence received at the public meeting, the Planning
Commission hereby further finds, determines, and declares that the project is
consistent with the City’s General Plan (PLAN Hermosa). Specifically, the
Variance and Parking Plan are consistent with Goals 1, 2, 4, and 10 of the Land
Use Element, Goal 7 of the Sustainability and Conservation Element, and Goal 5
of the Parks and Open Space 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 project is within permitted lot coverage standard for the R-3 zone.
Further, the project meets rear and side yard setback requirements for the
zone. The property is located in the Sand Section Neighborhood, which
discourages box-like front facades, in favor of more articulated designs.
The project provides façade articulation along 8th Street, to reduce visual
indications of massing of the structure consistent with the desired form
and character of the neighborhood.
Goal 2. Neighborhoods provide for diverse needs of residents of all ages and
abilities, and are organized to support healthy and active lifestyles.
Policy:
· 2.5. Balanced neighborhoods. Promote a diverse range of housing unit
types and sizes within the allowed densities.
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Page 7 of 18 RES NO. 24-06
The site is currently developed with a single-family residence,
nonconforming to most development standards. The project is located in
the Sand Section Neighborhood, which accommodates an integrated
mixtures of housing types. The proposed new single-family residence is a
use consistent with the zone and general plan designation. The project
retains the uniquely small size of the existing unit, while eliminating some
nonconforming conditions.
Goal 4. A parking system that meets the parking needs and demand of
residents, visitors, and employees in an efficient and cost-effective manner.
Policy:
· 4.2. Encourage coastal access. Ensure parking facilities and costs of such
facilities are not a barrier to beach access by the public.
The existing residence has no onsite parking. The project proposes adding
two covered parking spaces and one guest space. The project reduces
overreliance on public parking to accommodate a residential use and
satisfies the minimum required parking for the onsite use. The project
proposes removing a nonconforming condition and creates more
availability of public parking in the Coastal Zone.
Goal 10. A strong sense of cultural and architectural heritage.
Policies:
· 10.6. History and cultural heritage. Support and encourage efforts to
document and share the cultural heritage and history of Hermosa Beach.
The site is currently developed with a single-family residence constructed
in 1923. The applicant provided a historic resource report prepared by a
qualified professional, pursuant to the Secretary of interior’s Professional
Qualification Standards for Archaeology and Historic Preservation. The
report found the property was not eligible under all state and local
designation criteria due to a lack of significant historical associations and
architectural merit.
10.10. Archaeological and paleontological resources. Recognize the
prehistory and history of the city and strive to identify, protect, and
preserve archaeological and paleontological resources.
The site is currently developed with a single-family residence constructed
in 1923. The applicant provided a historic resource report prepared by a
qualified professional, pursuant to the Secretary of interior’s Professional
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Page 8 of 18 RES NO. 24-06
Qualification Standards for Archaeology and Historic Preservation. The
report found the property was not eligible under all state and local
designation criteria due to a lack of significant historical associations and
architectural merit.
Goal 7. Essential topsoil is retained and erosion is minimized.
Policy:
· 7.1 Permeable pavement. Require the use of permeable pavement in
parking lots, sidewalks, plazas, and other low-intensity paved areas.
A condition of approval is proposed to require the project incorporate,
where feasible, permeable pavers in the required driveway and setback
areas which are not proposed as landscaping.
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.
A condition of approval is proposed is to require all exterior lighting be
downcast to limit impacts to nighttime views and adjacent properties.
Section 3. Based on the foregoing, the Planning Commission hereby approves
the subject Parking Plan (23-01) and Variance (23-03), 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 May 21, 2024. The Community
Development Director may approve minor modifications that do not
otherwise conflict with the HBMC or requirements of this approval.
2. Approval of Variance 23-03 shall not be construed to mean any waiver of
applicable and appropriate zoning regulations, or any Federal, State,
County, and City laws and regulations. Unless modified herein, the project
shall fully comply with all requirements of the R-3 Zone as applicable of
the Municipal Code, except for the following provisions under this
Resolution:
a. The setback, measured from the front property line, shall be a
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Page 9 of 18 RES NO. 24-06
minimum of 9 feet, to accommodate required guest parking.
b. The required open space onsite shall be portioned as described.
Minor changes to the approved reportioned open space may be
approved, subject to Community Development Director approval:
i. 82 square feet provided on a third-floor deck.
ii. 218 square feet provided on a roof deck.
3. The required parking shall be configured as demonstrated in Exhibit A. The
required guest parking space located directly parallel to the garage door,
shall be a minimum 9 feet wide by 22 feet long . No portion of the
provided guest parking shall occupy or impede the adjacent right-of-
way.
4. Prior to building permit issuance, the applicant shall demonstrate that the
California Coastal Commission has approved the project under the
Coastal Development Permit process.
5. The project shall comply with all requirements of the City of Hermosa
Beach Building Division, Public Works Department, Los Angeles County Fire
Department, and the HBMC, unless otherwise described under this
Resolution.
6. The applicant shall comply with all applicable Mitigations 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 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.
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Page 10 of 18 RES NO. 24-06
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 (MM4.2-2b).
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).
d. For any project where earthmoving or ground disturbance activities
are proposed at depths between 15 and 35 feet that encounter
older Quaternary terrace deposits, a qualified paleontologist shall
be present during excavation or earthmoving activities.
e. If paleontological resources are discovered during earthmoving
activities, the construction crew shall immediately cease work in the
vicinity of the find and notify the City. The project applicant(s) shall
retain a qualified paleontologist to evaluate the resource and
prepare a recovery plan in accordance with Society of Vertebrate
Paleontology guidelines (1996). The recovery plan may include, but
is not limited to, a field survey, construction monitoring, sampling
and data recovery procedures, museum storage coordination for
any specimen recovered, and a report of findings.
Recommendations in the recovery plan that are determined by the
lead agency to be necessary and feasible shall be implemented
before construction activities can resume at the site where the
paleontological resources were discovered (MM 4.4-3).
f. 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 shall submit a report
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Page 11 of 18 RES NO. 24-06
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
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
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Page 12 of 18 RES NO. 24-06
Jackhammer 0.009 24 feet
Small bulldozer 0.001 5 feet
Building Plans:
7. 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
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 Section
17.22.060(H) shall be provided and shall be shown on plans
(Building Permits are required).
8. The plans shall comply with 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 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.
9. All proposed exterior lighting shall be downcast.
10. The plans and construction shall comply with all requirements of the
Building Code in Title 15 and Green Building Standards in Chapter 15.48.
Water conservation practices set forth in Section 8.56.070 shall be
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Page 13 of 18 RES NO. 24-06
complied with and noted on construction plans.
11. Final construction plans, including site, elevation, and floor plans, 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.
Prior to the submittal of structural plans to the Building Division for Plan
Check an ‘Acceptance of Conditions’ affidavit and recording fees shall
be filed with the Community Development Department stating that the
applicant/property owner is aware of, and agrees to accept, all of the
conditions of this grant of approval.
12. 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% of demolition debris
associated with demolition of the existing improvements and new
construction shall be recycled.
Public Works:
13. Civil engineering plans shall be prepared by a licensed civil engineer and
conceptually approved by the Hermosa Beach Public Works Department
prior to submitting an application for Building Permits to the Community
Development Department. Complete civil engineering plans shall address
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 Hermosa Beach Municipal Code and Public
Works specifications, and shall be filed with the Community Development
Department.
14. Civil engineering plans shall include adjacent properties/structures, sewer
laterals, and storm drain main lines on street.
15. 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.
16. Low Impact Development shall not be permitted in the encroachment
area.
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Page 14 of 18 RES NO. 24-06
17. Trees located in the encroachment area or parkway shall comply with
Chapter 12.36.
18. Sewer lateral video 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 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.
20. Sewer main work may be required after review of sewer lateral video.
21. The project must comply with Storm Water and Urban Runoff Pollution
Control Regulations (HBMC Chapter 8.44) and must implement Low
Impact Development Standards, and submit at time of grading and plan
check along with an erosion control plan.
Construction:
22. 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.
23. 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.
24. Traffic control measures, including flagmen, shall be utilized to preserve
public health, safety, and welfare.
25. A construction sign shall be posted conspicuously during the course of
construction at the project site.
Other:
26. Approval of this permit shall expire twenty-four (24) months from the date
of approval by the Planning Commission, unless significant construction or
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Page 15 of 18 RES NO. 24-06
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 would be provided.
27. The Planning Commission may review this Parking Plan and Variance, and
may amend the subject conditions or impose any new conditions if
deemed necessary to mitigate detrimental effects on the neighborhood
resulting from the subject use.
28. 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.
29. 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.
PASSED, APPROVED and ADOPTED on this Tuesday the 21st of May, 2024.
VOTE:
87
Page 16 of 18 RES NO. 24-06
AYES:
NOES:
ABSTAIN:
ABSENT:
88
Page 17 of 18 RES NO. 24-06
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 24-06 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 May 21, 2024.
____________________ ___________________
Peter Hoffman, Chair Carrie Tai, Secretary
____________________
Date
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Page 18 of 18 RES NO. 24-06
Exhibit A – Required Parking Configuration
Guest
Parking
90
XXXXXXXXXXXXFSHSSSSRESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKCOVER SHEETA-1.0Vicinity Map:A1.0 Cover SheetA1.1a Landscape + Irrigation NotesA1.1b Green Building NotesA1.1c Green Building NotesA1.2 SurveyA1.4 Site PlanA1.5 Lot CoverageA2.0 Floor PlansA2.1 Floor PlansA2.2 Roof PlanA3.0 Exterior ElevationsA3.1 Exterior ElevationsA4.0 Building SectionsProject Summary:Sheet Index:Architectural:ArchitectStructural EngineerShad & Jazmin Peck435 8th St.Hermosa Beach, CA 90254Josh Tully Architects703 Pier Ave, Suite B #182Hermosa Beach, CA 90254T: 310.480.2429OwnerContacts:N2022 California Building Code2022 California Plumbing Code2022 California Mechanical Code2022 California Electrical Code2022 California Residential Code2022 California Green Building Standard Code2022 California Energy CodeAll New Work Shall Comply With:Plans shall comply with Title 24 energy efficiency requirements and all mandatory measuresNNPROJECT NORTHTRUE NORTHProject Data:Civil EngineerJob Address:Zone:Building Type:Occupancy Group:Construction Type:Number of Stories:Lot Size:Legal Description:Project Description:Critical Points:CP1 - 88.75 / 92.22 MAXCP2 - 92.43 / 92.50 MAXCP3 - 92.43 / 92.44 MAXCP4 - 93.00 / 93.06 MAX435 8th St.Hermosa Beach, CA90254R-3Single-Family Residence w/ attached GarageR3/UType V-B3-Stories over Basement1,009 S.F.APN# 4187-014-011The Southwest 25 feet of the Northeast 65 feetP E C K R E S I D E N C EEnergy Consultantof Lot 10 in Block B of Tract No. 1677 M.B. 20-184SurveyorEagle Eye Land Surveying1311 Manhattan Beach Blvd. #4Manhattan Beach, CA 90266T: 310.955.8901* Not a part of this submittal11/4"=1'-0"SITE PLAN New 3-story over basement SFRwith attached 2-car Garage + ADU (ADU)1/20/2024 4:46:34 PM91
RESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKLANDSCAPE &IRRIGATIONNOTESA-1.1a 8.60. 060 STANDARDS FOR NEW LANDSCAPE. "NEW LANDSCAPE" AS DEFINED IN SECTION 8.60.040 SHALL BE DESIGNED AND MANAGED TO USE THE MINIMUM AMOUNT OF WATER REQUIREDTO MAINTAIN PLANT HEALTH. NEW LANDSCAPE SHALL COMPLY WITH ALL OF THE REQUIREMENTS IN SECTIONS 492.6 THROUGH 492.15 OFTHE MODEL EFFICIENT ORDINANCE AND THE FOLLOWING, WHICHEVER IS MORE RESTRICTIVE, UNLESS AN EXCEPTION IS GRANTEDPURSUANT TO SECTION 8.60.050(D). A. PLANT MATERIAL. 1. PLANT SPECIES AND LANDSCAPE DESIGN SHALL BE ADAPTED TO THE CLIMATE, SOILS, TOPOGRAPHICAL CONDITIONS, AND SHALL BE ABLETO WITHSTAND EXPOSURE TO LOCALIZED URBAN CONDITIONS SUCH AS PAVEMENT HEAT RADIATION, VEHICLE EMISSIONS AND DUST, ANDURBAN RUNOFF. WATER CONSERVING PLANT AND TURF SPECIES SHALL BE USED. 2. PLANT SPECIES OR SPECIFICATIONS SHALL COMPLY WITH ANY OFFICIAL LIST OF SPECIES, GUIDELINES OR REGULATIONS ADOPTED BY THECITY TO THE EXTENT THAT SUCH LISTS, GUIDELINES OR REGULATIONS DO NOT CONFLICT WITH THIS CHAPTER 3. `PLANTS LISTED IN THE CURRENT INVASIVE PLANT INVENTORY FOR THE SOUTHWEST REGION BY THE CALIFORNIA INVASIVE PLANTCOUNCIL OR SIMILAR SOURCE ACCEPTABLE THE COMMUNITY DEVELOPMENT DIRECTOR ARE PROHIBITED, EXCEPT FOR KNOWNNON-FRUITING, NON-INVASIVE, STERILE VARIETIES OR CULTIVARS. PLANTS KNOWN TO BE SUSCEPTIBLE TO DISEASE OR PESTS IN THISCLIMATE ZONE SIX (6) SHALL NOT BE USED. 4. THE LANDSCAPE AREA OF PROJECTS PROPOSING EXCLUSIVELY COMMERCIAL OR INDUSTRIAL USES SHALL BE DESIGNED USINGEXCLUSIVELY WATER CONSERVING PLANTS. SINGLE FAMILY RESIDENTIAL, MULTI-FAMILY RESIDENTIAL, MIXED USE AND INSTITUTIONALUSE PROJECTS SHALL BE DESIGNED WITH NOT MORE THAN TWENTY (20) PERCENT OF THE TOTAL LANDSCAPED AREA IN TURF OR HIGHWATER USE PLANTS IN THE WATER USE CLASSIFICATION FOR LANDSCAPE SPECIES (WUCOLS). TURF MAY BE USED AS A BIO-SWALE ORBIO-FILTER OR FOR FUNCTIONAL PURPOSES SUCH AS ACTIVE RECREATIONAL AREAS AS DETERMINED BY THE COMMUNITY DEVELOPMENTDIRECTOR. PUBLIC AGENCIES SHALL BE EXEMPT FROM THIS REQUIREMENT. 5. TURF SHALL NOT BE ALLOWED ON SLOPES GREATER THAN TWENTY (20) PERCENT. WHERE THE TOE OF THE SLOPE IS ADJACENT TO ANIMPERMEABLE SURFACE, ALTERNATIVES TO TURF SHOULD BE CONSIDERED ON SLOPES EXCEEDING TWENTY (20) PERCENT, MEANINGONE (1) FOOT OF VERTICAL ELEVATION CHANGE FOR EVERY FIVE (5) FEET OF HORIZONTAL LENGTH. APPROVED TURF AREAS MAY BEWATERED AT 1.0 OF THE REFERENCE EVAPOTRANSPIRATION (ETO). 6 .PLANTED AREAS SHALL BE COVERED WITH A MINIMUM OF TWO (2) INCHES OF ORGANIC MULCH, EXCEPT IN AREAS COVERED BYGROUNDCOVERS OR WITHIN TWENTY-FOUR (24) INCHES OF THE BASE OF A TREE, OR WHERE A REDUCED APPLICATION IS INDICATED.ADDITIONAL MULCH MATERIAL SHALL BE ADDED FROM TIME TO TIME AS NECESSARY TO MAINTAIN THE REQUIRED DEPTH OF MULCH. 7. SPECIES AND LANDSCAPE DESIGN SHALL COMPLEMENT AND TO THE EXTENT FEASIBLE IN COMPLIANCE WITH THIS CHAPTER BEPROPORTIONAL TO THE SURROUNDINGS AND STREETSCAPE AND INCORPORATE DECIDUOUS TREES TO SHADE WEST AND SOUTHEXPOSURES. LANDSCAPING SHALL NOT INTERFERE WITH SAFE SIGHT DISTANCES FOR VEHICULAR TRAFFIC, THE VISION CLEARANCE INSECTION 17.46.060, HEIGHT RESTRICTIONS FOR HEDGES IN 17.46.130, PEDESTRIAN OR BICYCLE WAYS, OR OVERHEAD UTILITY LINES ORLIGHTING. B. WATER FEATURES, POOLS AND SPAS. 1. RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES. WHERE AVAILABLE, RECYCLED WATER SHALL BE USED AS ASOURCE FOR DECORATIVE WATER FEATURES. 2. POOLS AND SPAS SHALL BE EQUIPPED WITH A COVER AND COVERED OVERNIGHT AND DAILY WHEN USE IS CONCLUDED. C. GRADING AND RUNOFF. LANDSCAPE DESIGN SHALL MINIMIZE SOIL EROSION AND RUNOFF. 1. GRADING PLANS SHALL AVOID DISRUPTION OF NATURAL DRAINAGE PATTERNS TO THE EXTENT FEASIBLE. 2. GRADING PLANS SHALL DEMONSTRATE THAT NORMAL RAINFALL AND IRRIGATION WILL REMAIN WITHIN THE PROPERTY LINES AND NOTDRAIN ONTO IMPERMEABLE SURFACES, WALKWAYS, SIDEWALKS, STREETS, ALLEYS, GUTTERS, OR STORM DRAINS. 3. PLANS AND CONSTRUCTION SHALL PROTECT AGAINST SOIL COMPACTION WITHIN LANDSCAPE AREAS. 4. STORMWATER BEST MANAGEMENT PRACTICES TO MINIMIZE RUNOFF, TO INCREASE ON-SITE RETENTION AND INFILTRATION, AND CONTROLPOLLUTANTS SHALL BE INCORPORATED INTO PROJECT PLANS. RAIN GARDENS, CISTERNS, SWALES, STRUCTURAL SOIL, PERMEABLEPAVEMENT, CONNECTED LANDSCAPE AREAS, AND OTHER LANDSCAPE FEATURES AND PRACTICES THAT INCREASE ONSITE RAINWATERCAPTURE, STORAGE AND INFILTRATION, EMPHASIZING NATURAL APPROACHES OVER TECHNOLOGY-BASED APPROACHES THAT REQUIREONGOING MAINTENANCE, SHALL BE CONSIDERED DURING PROJECT DESIGN. PLANS AND PRACTICES SHALL COMPLY WITH CHAPTER 8.44. D. IRRIGATION SYSTEMS. 1. AN AUTOMATIC IRRIGATION SYSTEM USING EITHER EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA, WITH A RAIN SHUT-OFFSENSOR, SHALL BE INSTALLED. DRIP IRRIGATION EMITTERS SHALL EMIT NO MORE THAN TWO (2) GALLONS PER HOUR. 2. AN AVERAGE LANDSCAPE IRRIGATION EFFICIENCY OF 0.71 SHALL BE USED FOR THE PURPOSE OF DETERMINING MAXIMUM APPLIED WATERALLOWANCE. IRRIGATION SYSTEMS SHALL BE DESIGNED, MAINTAINED, AND MANAGED TO MEET OR EXCEED THIS EFFICIENCY.LANDSCAPES USING RECYCLED WATER ARE CONSIDERED SPECIAL LANDSCAPE AREAS, WHERE THE ET ADJUSTMENT FACTOR SHALL NOTEXCEED 1.0. 3. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO PREVENT WATER WASTE RESULTING IN RUNOFF, OVERSPRAY, OR SIMILAR CONDITIONSWHERE IRRIGATION WATER PONDS OR FLOWS ONTO NON-IRRIGATED AREAS, WALKWAYS, SIDEWALKS, STREETS, ALLEYS, GUTTERS,STORM DRAINS, ADJACENT PROPERTY, OR SIMILAR UNTARGETED AREAS. RUNOFF TO OTHER PERMEABLE OR IMPERMEABLE SURFACESSHALL NOT BE ALLOWED. 4. NARROW OR IRREGULARLY SHAPED AREAS, INCLUDING TURF LESS THAN EIGHT (8) FEET IN WIDTH IN ANY DIRECTION, SHALL BE IRRIGATEDWITH SUBSURFACE IRRIGATION OR LOW VOLUME ABOVE-GROUND IRRIGATION SYSTEM. 5. OVERHEAD IRRIGATION SHALL NOT BE PERMITTED WITHIN TWO (2) FEET OF ANY IMPERMEABLE SURFACE. DRIP, DRIP LINE, OR OTHER LOWFLOW NON-SPRAY TECHNOLOGY SHALL BE USED. 6. ALL SPRINKLERS SHALL HAVE MATCHED PRECIPITATION RATES WITHIN EACH VALVE AND CIRCUIT. ALL IRRIGATION SYSTEMS SHALL BEDESIGNED TO INCLUDE OPTIMUM DISTRIBUTION UNIFORMITY, HEAD TO HEAD SPACING, AND SETBACKS FROM SIDEWALKS, PAVEMENT ANDIMPERMEABLE SURFACES. 7. ALL IRRIGATION SYSTEMS SHALL PROVIDE BACKFLOW PREVENTION DEVICES IN ACCORDANCE WITH THE CURRENT EDITION OF THECALIFORNIA BUILDING/PLUMBING CODE AND CHECK VALVES AT THE LOW END OF IRRIGATION LINES TO PREVENT UNWANTED DRAINING OFIRRIGATION LINES. PRESSURE REGULATORS MAY BE REQUIRED IF THE PRESSURE AT THE SPRINKLER HEAD EXCEEDS THEMANUFACTURER'S RECOMMENDED OPTIMAL OPERATING PRESSURE. 8. RECLAIMED WATER AND GRAYWATER IRRIGATION SYSTEMS SHALL BE USED WHEN REASONABLY FEASIBLE AND SHALL CONFORM TO THECURRENT EDITION OF THE CALIFORNIA BUILDING/PLUMBING CODE, AND ALL OTHER APPLICABLE LOCAL, STATE AND FEDERAL LAWS. E. IRRIGATION SYSTEM HYDROZONES. 1. THE IRRIGATION SYSTEM SHALL CONFORM TO THE HYDROZONES OF THE LANDSCAPE DESIGN PLAN. 2. EACH HYDROZONE SHALL HAVE PLANT MATERIALS WITH SIMILAR WATER USE, WITH THE EXCEPTION OF HYDROZONES WITH PLANTS OFMIXED WATER USE WHERE THE PLANT FACTOR OF THE HIGHER WATER USING PLANT IS USED FOR CALCULATIONS. NO HYDROZONE SHALLMIX HIGH AND LOW WATER USE PLANTS. 3. SPRINKLER HEADS AND OTHER EMISSION DEVICES SHALL BE APPROPRIATE FOR THE PLANT TYPE WITHIN THAT HYDROZONE. WHEREFEASIBLE, TREES SHALL BE PLACED ON SEPARATE VALVES FROM TURF, SHRUBS AND GROUNDCOVERS. 4. NO LANDSCAPE PLAN OR RESTRICTION OF ANY TYPE, INCLUDING THOSE APPLICABLE TO COMMON INTEREST DEVELOPMENTS SUCH ASCONDOMINIUMS, SHALL PROHIBIT OR INCLUDE CONDITIONS THAT HAVE THE EFFECT OF PROHIBITING NATIVE OR WATER CONSERVINGPLANTS. F. LANDSCAPE AND IRRIGATION MAINTENANCE. 1. ALL LANDSCAPE AND RELATED ELEMENTS SHALL BE DESIGNED AND PROPERLY MAINTAINED TO INSURE LONG-TERM HEALTH AND SHALLMAINTAIN CONFORMANCE WITH THE REQUIREMENTS OF THIS CHAPTER. 2. IRRIGATION SCHEDULING SHALL BE REGULATED BY AUTOMATIC IRRIGATION CONTROLLERS. 3. WATERING HOURS AND DURATION SHALL BE SCHEDULED COMPLIANT WITH THE REQUIREMENTS OF CHAPTER 8.56. 4. A REGULAR MAINTENANCE SCHEDULE SHALL INCLUDE, BUT NOT BE LIMITED TO, ROUTINE INSPECTION, ADJUSTMENT AND REPAIR OF THEIRRIGATION SYSTEM, AERATING AND DETHATCHING TURF AREAS, REPLENISHING MULCH, FERTILIZING, PRUNING, WEEDING ANDREMOVING ANY OBSTRUCTION TO EMISSION DEVICES. 5. REPAIR OF ALL IRRIGATION EQUIPMENT SHALL BE PROMPTLY UNDERTAKEN, USING THE ORIGINALLY INSTALLED COMPONENTS, OREQUIVALENT OR ENHANCED COMPONENTS COMPATIBLE WITH THE IRRIGATION SYSTEM. 6. LANDSCAPE AREAS SHALL BE PERMANENTLY MAINTAINED AND KEPT FREE OF WEEDS, DEBRIS AND LITTER; PLANT MATERIALS SHALL BEMAINTAINED IN A HEALTHY GROWING CONDITION AND DISEASED OR DEAD PLANT MATERIALS SHALL BE REPLACED, IN KIND, PURSUANT TOTHE APPROVED PLANS WITHIN THIRTY (30) DAYS. ALTERNATIVELY, DISEASED OR DEAD PLANT MATERIALS MAY BE REPLACED WITH PLANTMATERIALS THAT HAVE LOW WATER NEEDS, AS RATED IN THE CURRENT EDITION OF THE WATER USE CLASSIFICATION OF LANDSCAPESPECIES. 7. THE USE, STORAGE AND DISPOSAL OF ALL LANDSCAPE AND LAWN CARE PRODUCTS SHALL COMPLY WITH ALL MANUFACTURER'SSPECIFICATIONS AND APPLICABLE LAWS, AND MINIMIZE THE DISCHARGE OF POLLUTANTS TO THE ENVIRONMENT. G. NOTWITHSTANDING THE REQUIREMENTS OF THIS SECTION, LANDSCAPE DESIGN AND MAINTENANCE SHALL ADDITIONALLY COMPLY WITH THEREQUIREMENTS OF CHAPTERS 8.44 AND 8.56, TITLE 17 (ZONING), ANY OTHER APPLICABLE PROVISIONS OF THIS CODE, AND THEREQUIREMENTS OF A DEVELOPMENT PERMIT, WHICHEVER IS MORE RESTRICTIVE.8.56. 070 WATER CONSERVATION REQUIREMENTS. THE FOLLOWING WATER CONSERVATION REQUIREMENTS SHALL APPLY TO ALL PERSONS: A. LANDSCAPING. 1. WATERING HOURS AND DURATION. NO LAWN OR LANDSCAPED AREA SHALL BE IRRIGATED OR WATERED BY ANY MEANS BETWEEN THE HOURS OF 9:00 A.M. AND 6:00 P.M. ON ANY DAY.ABOVE-GROUND SPRAY IRRIGATION OR WATERING SHALL NOT EXCEED FIFTEEN (15) MINUTES PER IRRIGATION STATION OR AREA. THIS PROVISION SHALL NOT APPLY TO DRIP IRRIGATIONSYSTEMS, USE OF A HAND-HELD BUCKET OR SIMILAR CONTAINER, USE OF A HAND-HELD HOSE EQUIPPED WITH A POSITIVE ACTION QUICK-RELEASE SHUTOFF VALVE OR NOZZLE,IRRIGATION NECESSARY TO ESTABLISH NEWLY PLANTED LOW WATER USAGE PLANTS, OR WATER EXPENDED FOR LIMITED PERIODS OF TIME NECESSARY FOR IRRIGATION SYSTEMMAINTENANCE OR LEAK REPAIR. 2. OVER-WATERING: NO LAWN OR LANDSCAPED AREA SHALL BE IRRIGATED OR WATERED TO THE POINT WHERE EXCESS WATER PONDS, SPRAYS OR RUNS OFF THE LAWN OR LANDSCAPEDAREA ONTO ANY WALKWAYS, SIDEWALKS, DRIVEWAYS, STREETS, ALLEYS OR STORM DRAINS. 3. IRRIGATION DURING RAINFALL: NO LAWN OR LANDSCAPED AREA SHALL BE IRRIGATED OR WATERED DURING RAINFALL OR WITHIN 24 HOURS AFTER MEASURABLE RAINFALL. 4. LANDSCAPE MAINTENANCE: ALL LAWNS AND LANDSCAPING SHALL BE REGULARLY MAINTAINED TO REDUCE WATER USE BY SUCH METHODS AS AERATING, THATCHING AND MULCHING. 5. LANDSCAPE IRRIGATION SYSTEM MAINTENANCE: LANDSCAPE IRRIGATION SYSTEMS SHALL BE REGULARLY INSPECTED, MAINTAINED AND REPAIRED TO ELIMINATE LEAKS, REMOVEOBSTRUCTIONS TO WATER EMISSION DEVICES AND ELIMINATE OVER SPRAYING. B. POOLS AND SPAS. NEW POOLS AND SPAS SHALL BE EQUIPPED WITH A COVER. NOT LATER THAN JULY 1, 2012, ALL EXISTING POOLS AND SPAS SHALL BE CONSTRUCTED, INSTALLED OREQUIPPED WITH A COVER. POOLS AND SPAS SHALL BE COVERED OVERNIGHT AND DAILY WHEN USE IS CONCLUDED. C. WATER FOUNTAINS AND DECORATIVE WATER FEATURES. NO PERSON SHALL OPERATE A FOUNTAIN OR OTHER DECORATIVE WATER FEATURE THAT DOES NOT RECYCLE OR RE-CIRCULATETHE WATER UTILIZED BY THE DEVICE. D. CLEANING. NO PERSON SHALL USE WATER TO WASH OR CLEAN ANY SIDEWALKS, WALKWAYS, PATIOS, DRIVEWAYS, ALLEYS, PARKING OR SIMILAR AREAS, WHETHER PAVED OR UNPAVED;HOWEVER, USE OF WATER BROOMS OR PRESSURE WASHERS OR SIMILAR LOW FLOW TECHNOLOGY, OR WATER RECYCLING SYSTEMS TO CLEAN THESE SURFACES, IS PERMITTED. IN NOCASE SHALL SUCH WATER RUN OFF THE PROPERTY OR DRAIN ONTO ANY WALKWAYS, SIDEWALKS, STREETS, ALLEYS OR STORM DRAINS. E. CAR WASHING. NO PERSON SHALL USE WATER TO WASH OR CLEAN ANY MOTORIZED OR UN-MOTORIZED VEHICLE, INCLUDING, BUT NOT LIMITED TO, AN AUTOMOBILE, TRUCK, BOAT, VAN, BUS,MOTORCYCLE, TRAILER OR SIMILAR VEHICLE, EXCEPT BY USE OF A BUCKET OR SIMILAR CONTAINER OR A HAND-HELD HOSE EQUIPPED WITH A POSITIVE ACTION QUICK-RELEASESHUTOFF VALVE OR NOZZLE. THIS SUBSECTION SHALL NOT APPLY TO ANY COMMERCIAL CAR WASHING FACILITY THAT USES A WATER RECYCLING SYSTEM TO CAPTURE OR REUSEWATER. F. WASTE AND LEAKS. NO PERSON SHALL: 1. CAUSE, PERMIT OR ALLOW WATER TO LEAK FROM ANY EXTERIOR OR INTERIOR PIPE, HOSE OR PLUMBING FIXTURE. 2. CAUSE, PERMIT OR ALLOW WATER TO FLOW FROM ANY SOURCE ON PRIVATE OR PUBLIC PROPERTY ONTO WALKWAYS, SIDEWALKS, STREETS, ALLEYS OR STORM DRAINS, EXCEPT AS ARESULT OF RAINFALL OR PUMPING EXCESSIVE GROUNDWATER INFILTRATION, SUCH AS BY MEANS OF A SUMP PUMP. 3. THE USE OF WATER FOR CLEANING, WASHING AND OTHER USES SHALL BE PERFORMED IN AN EFFICIENT MANNER TO REDUCE WASTE AND TOTAL WATER USE. G. ALL COMMERCIAL ESTABLISHMENTS 1. SINGLE PASS COOLING SYSTEMS. SINGLE-PASS COOLING SYSTEMS SHALL NOT BE INSTALLED IN NEW COMMERCIAL BUILDINGS. WHEN SINGLE PASS COOLING SYSTEMS IN EXISTINGBUSINESSES ARE REPLACED, SINGLE PASS COOLING SYSTEM SHALL NOT BE INSTALLED AS A REPLACEMENT. 2. TOILETS. NEW COMMERCIAL ESTABLISHMENTS SHALL INSTALL AND USE ONLY WATER-EFFICIENT TOILETS. ALL EXISTING COMMERCIAL ESTABLISHMENTS SHALL INSTALL AND USE ONLYWATER-EFFICIENT TOILETS BY JANUARY 1, 2014. H. EATING AND DRINKING ESTABLISHMENTS. THE FOLLOWING PROVISIONS SHALL ALSO APPLY TO ALL RESTAURANTS, CAFES, SNACK SHOPS, BARS, OTHER EATING AND DRINKINGESTABLISHMENTS, AND FOOD CATERING BUSINESSES: 1. ALL ESTABLISHMENTS SHALL ONLY PROVIDE DRINKING WATER TO CUSTOMERS UPON REQUEST. 2. ALL ESTABLISHMENTS SHALL INSTALL AND USE LOW-FLOW PRE-RINSE DISHWASHING SPRAY NOZZLES BY JULY 1, 2011. 3. ALL ESTABLISHMENTS SHALL USE LOW-FLOW TECHNOLOGIES FOR WASHING AND CLEANING FLOORS AND SURFACES, SUCH AS USING A HAND-HELD BUCKET OR SIMILAR CONTAINER ANDMOP, WATER BROOMS OR PRESSURE WASHERS. 4. NEW ESTABLISHMENTS SHALL INSTALL AND USE WATER-EFFICIENT DISHWASHING MACHINES OR SYSTEMS. WHEN DISHWASHING MACHINES IN EXISTING BUSINESSES ARE REPLACED,WATER-EFFICIENT DISHWASHING MACHINES OR SYSTEMS SHALL BE INSTALLED. ALL EXISTING ESTABLISHMENTS SHALL INSTALL AND USE ONLY WATER-EFFICIENT DISHWASHINGMACHINES OR SYSTEMS BY JANUARY 1, 2014. I. HOTELS AND MOTELS. THE FOLLOWING PROVISIONS SHALL APPLY TO ALL HOTELS, MOTELS, HOSTELS, BED AND BREAKFAST AND SIMILAR TEMPORARY ACCOMMODATION ESTABLISHMENTS: 1. ALL ESTABLISHMENTS SHALL PROVIDE CUSTOMERS THE OPTION OF CHOOSING NOT TO HAVE TOWELS AND LINENS LAUNDERED DAILY AND SHALL PROMINENTLY DISPLAY NOTICE OF THISOPTION IN EACH BATHROOM AND SLEEPING ROOM USING CLEAR AND EASILY UNDERSTOOD LANGUAGE. 2. ALL ESTABLISHMENTS THAT PROVIDE ON-PREMISES FACILITIES FOR LAUNDERING TOWELS OR LINENS SHALL COMPLY WITH SUBSECTION J OF THIS SECTION. 3. ALL ESTABLISHMENTS THAT PROVIDE FOOD SERVICES SHALL COMPLY WITH SUBSECTION H OF THIS SECTION. J. LAUNDRY BUSINESSES. NEW COMMERCIAL LAUNDRY BUSINESSES SHALL INSTALL AND USE WATER RECYCLING SYSTEMS. WHEN WASHING MACHINES IN EXISTING BUSINESSES AREREPLACED, WATER-EFFICIENT LAUNDRY WASHING OR WATER RECYCLING SYSTEMS SHALL BE INSTALLED. ALL EXISTING LAUNDRY BUSINESSES SHALL INSTALL AND USE ONLYWATER-EFFICIENT LAUNDRY WASHING MACHINES OR WATER RECYCLING SYSTEMS BY JANUARY 1, 2014. K. COMMERCIAL CAR WASH FACILITIES. NEW COMMERCIAL CONVEYOR-TYPE CAR WASH FACILITIES SHALL INSTALL WATER RECYCLING SYSTEMS. ALL EXISTING CONVEYOR CAR WASH SYSTEMSSHALL INSTALL AND OPERATE ONLY WATER RECYCLING SYSTEMS BY JANUARY 1, 2012. ALL EXISTING COMMERCIAL CAR WASH OPERATIONS, INCLUDING THOSE ACCESSORY TO ANOTHERUSE, SHALL USE HIGH PRESSURE, LOW VOLUME WASH SYSTEMS, BUCKET OR SIMILAR CONTAINER, AND/OR A HAND-HELD HOSE EQUIPPED WITH A POSITIVE ACTION QUICK-RELEASESHUTOFF VALVE OR NOZZLE, OR SIMILAR LOW-FLOW DEVICE BY JANUARY 1, 2012. L. EXCEPTIONS. THE PROVISIONS OF THIS SECTION ARE NOT APPLICABLE TO USES OF WATER THAT ARE NECESSARY TO PROTECT PUBLIC HEALTH AND SAFETY OR FOR ESSENTIALGOVERNMENTAL SERVICES WHEN SUCH USES OF WATER CANNOT BE REDUCED, SUCH AS FOR FIRE-FIGHTING AND OTHER SIMILAR EMERGENCY SERVICES.8.60. 070 STANDARDS FOR SMALL LANDSCAPE AREAS. "SMALL LANDSCAPE AREAS" AS DEFINED IN SECTION 8.60.040 ARE SUBJECT TO THE PROVISIONS IN THIS SECTION AND ARE OTHERWISE EXEMPT FROM THIS CHAPTER A. PROCEDURES. PRIOR TO ISSUANCE OF A PERMIT FOR CONSTRUCTION, THE APPLICANT SHALL PROVIDE INFORMATION SUBSTANTIATING COMPLIANCE WITH THIS SECTION TO THESATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR. THE PLANNING COMMISSION MAY IMPOSE ADDITIONAL MEASURES OR CONDITIONS ON DISCRETIONARY PLANNINGENTITLEMENTS TO FURTHER THE PURPOSES OF THIS CHAPTER. NO BUILDING OR OTHER EQUIVALENT CONSTRUCTION PERMIT SHALL BE ISSUED A PERMANENT CERTIFICATE OFOCCUPANCY UNTIL THE COMMUNITY DEVELOPMENT DIRECTOR DETERMINES THE PROJECT COMPLIES WITH THE STANDARDS IN THIS SECTION. IN THE CASE OF ANY DECISION TO DENY APERMIT ISSUANCE OR CERTIFICATE OF OCCUPANCY, THE APPLICANT MAY MODIFY AND RESUBMIT THE APPLICATION, APPLY FOR AN EXCEPTION FROM STANDARDS, OR APPEAL THEDECISION IN ACCORDANCE WITH SUBSECTIONS D OR E OF SECTION 8.60.050. B. STANDARDS. SMALL LANDSCAPE AREAS SHALL COMPLY WITH THE FOLLOWING STANDARDS. PROVISIONS THAT ARE ENCOURAGED BUT NOT REQUIRED ARE INDICATED WITH WORDS SUCH AS'SHOULD.' 1. PLANT SPECIES AND LANDSCAPE DESIGN SHALL BE ADAPTED TO THE CLIMATE, SOILS, TOPOGRAPHICAL CONDITIONS, AND SHALL BE ABLE TO WITHSTAND EXPOSURE TO LOCALIZED URBANCONDITIONS SUCH AS PAVEMENT HEAT RADIATION, VEHICLE EMISSIONS AND DUST, AND URBAN RUNOFF. WATER CONSERVING PLANT AND TURF SPECIES SHALL BE USED. WHEREPRACTICAL, SUCH AS IN AREAS EXCEEDING FOUR HUNDRED (400) SQUARE FEET OF CONTIGUOUS LANDSCAPE, PLANTINGS SHOULD BE ARRANGED BY HYDROZONES. 2. PLANT SPECIES OR SPECIFICATIONS SHALL COMPLY WITH ANY OFFICIAL LIST OF SPECIES, GUIDELINES OR REGULATIONS ADOPTED BY THE CITY TO THE EXTENT THAT SUCH LISTS,GUIDELINES OR REGULATIONS DO NOT CONFLICT WITH THIS CHAPTER. 3. PLANTS LISTED IN THE CURRENT INVASIVE PLANT INVENTORY FOR THE SOUTHWEST REGION BY THE CALIFORNIA INVASIVE PLANT COUNCIL OR SIMILAR RECOGNIZED AUTHORITYACCEPTABLE TO THE COMMUNITY DEVELOPMENT DIRECTOR ARE PROHIBITED, EXCEPT FOR KNOWN NON-FRUITING, NON-INVASIVE, STERILE VARIETIES OR CULTIVARS. PLANTS KNOWN TOBE SUSCEPTIBLE TO DISEASE OR PESTS IN THIS CLIMATE ZONE SIX (6) SHOULD NOT BE PLANTED. 4. THE LANDSCAPE AREA OF PROJECTS PROPOSING EXCLUSIVELY COMMERCIAL, INDUSTRIAL OR INSTITUTIONAL USES SHALL BE DESIGNED USING EXCLUSIVELY WATER CONSERVINGPLANTS. TURF MAY BE USED AS A BIO-SWALE OR BIO-FILTER OR FOR FUNCTIONAL PURPOSES SUCH AS ACTIVE RECREATIONAL AREAS AS DETERMINED BY THE COMMUNITYDEVELOPMENT DIRECTOR. TURF SHALL NOT BE ALLOWED ON SLOPES GREATER THAN TWENTY (20) PERCENT. DECIDUOUS TREES SHOULD BE USED TO SHADE WEST AND SOUTHEXPOSURES. 5. PLANTED AREAS SHALL BE COVERED WITH A MINIMUM OF TWO (2) INCHES OF ORGANIC MULCH, EXCEPT IN AREAS COVERED BY GROUNDCOVERS OR WITHIN TWENTY-FOUR (24) INCHES OFTHE BASE OF A TREE, OR WHERE A REDUCED APPLICATION IS INDICATED. ADDITIONAL MULCH MATERIAL SHALL BE ADDED FROM TIME TO TIME AS NECESSARY TO MAINTAIN THEREQUIRED DEPTH OF MULCH. 6. LANDSCAPING SHALL NOT INTERFERE WITH SAFE SIGHT DISTANCES FOR VEHICULAR TRAFFIC, THE VISION CLEARANCE IN SECTION 17.46.060, HEIGHT RESTRICTIONS FOR HEDGES IN17.46.130, PEDESTRIAN OR BICYCLE WAYS, OR OVERHEAD UTILITY LINES OR LIGHTING. 7. PLANS AND CONSTRUCTION SHALL PROTECT AGAINST SOIL COMPACTION WITHIN LANDSCAPE AREAS. STORMWATER BEST MANAGEMENT PRACTICES TO MINIMIZE RUNOFF, TO INCREASEON-SITE RETENTION AND INFILTRATION, AND CONTROL POLLUTANTS SHALL BE INCORPORATED INTO PROJECT PLANS. RAIN GARDENS, CISTERNS, SWALES, STRUCTURAL SOIL,PERMEABLE PAVEMENT, CONNECTED LANDSCAPE AREAS, AND OTHER LANDSCAPE FEATURES AND PRACTICES THAT INCREASE ONSITE RAINWATER CAPTURE, STORAGE ANDINFILTRATION, EMPHASIZING NATURAL APPROACHES OVER TECHNOLOGY-BASED APPROACHES, SHOULD BE CONSIDERED DURING PROJECT DESIGN. NO PLAN OR PRACTICE SHALLCONFLICT WITH CHAPTER 8.44. 8. NO LANDSCAPE PLAN OR RESTRICTION OF ANY TYPE, INCLUDING THOSE APPLICABLE TO COMMON INTEREST DEVELOPMENTS SUCH AS CONDOMINIUMS, SHALL PROHIBIT OR INCLUDECONDITIONS THAT HAVE THE EFFECT OF PROHIBITING NATIVE OR WATER CONSERVING PLANTS. 9. WHEN IRRIGATION SYSTEMS ARE INSTALLED, AN AUTOMATIC IRRIGATION SYSTEM USING EITHER EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA, WITH A RAIN SHUT-OFF SENSOR,SHALL BE INSTALLED. DRIP IRRIGATION EMITTERS SHALL EMIT NO MORE THAN TWO (2) GALLONS PER HOUR. WATERING HOURS AND DURATION SHALL BE COMPLIANT WITH THEREQUIREMENTS OF CHAPTER 8.56. 10. ALL IRRIGATION SYSTEMS SHALL BE DESIGNED TO PREVENT WATER WASTE RESULTING IN RUNOFF, OVERSPRAY, OR SIMILAR CONDITIONS WHERE IRRIGATION WATER PONDS OR FLOWSONTO NON-IRRIGATED AREAS, SIDEWALKS, WALKWAYS, STREETS, ALLEYS, STORM DRAINS, ADJACENT PROPERTY, OR SIMILAR UNTARGETED AREAS. RUNOFF TO OTHER PERMEABLE ORIMPERMEABLE SURFACES SHALL NOT BE ALLOWED. 11. ALL LANDSCAPE AND RELATED ELEMENTS SHALL BE PROPERLY MAINTAINED TO INSURE LONG-TERM HEALTH AND SHALL ADDITIONALLY COMPLY WITH THE REQUIREMENTS OF CHAPTERS8.44 AND 8.56, TITLE 17, ANY OTHER APPLICABLE PROVISIONS OF THIS CODE, AND THE REQUIREMENTS OF A DEVELOPMENT PERMIT, WHICHEVER IS MORE RESTRICTIVE. THE USE,STORAGE AND DISPOSAL OF ALL LAWN AND LANDSCAPE CARE PRODUCTS SHALL COMPLY WITH ALL MANUFACTURER SPECIFICATIONS AND APPLICABLE LAWS, AND MINIMIZE THEDISCHARGE OF POLLUTANTS TO THE ENVIRONMENT.92
RESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKGREEN BLDGNOTESA-1.1b93
RESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKGREEN BLDGNOTESA-1.1c94
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THIS SURVEY AND MAP ARE THE PROPERTY OF EAGLE EYE LAND SURVEYING
AND MAY NOT BE MODIFIED, ALTERED, OR CHANGED IN ANY FASHION
WITHOUT PRIOR WRITTEN APPROVAL BY E.E. LAND SURVEYING AND THE CLIENT
FOR WHOM THE SURVEY WAS PREPARED. THIS PROVISO EXTENDS TO THE
RESULTING PLOT OF SAID MAP AND THE COMPUTER DISC OR E-MAIL OF THAT
MAP AS PROVIDED TO THE CLIENT. ANY VIOLATION OF THIS PROVISO WILL VOID
ANY PROFESSIONAL OBLIGATION OR WARRANTY, EITHER EXPRESSED OR IMPLIED,
BY EAGLE EYE LAND SURVEYING AS TO SUCH CHANGED MATERIAL.
E.E.
LAND SURVEYING
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REGISTERED CIVIL ENGINEER:
ALL MAPS, PLATS, REPORTS, DESCRIPTIONS, OR OTHER
DOCUMENTS ARE PREPARED UNDER THE RESPONSIBLE
CHARGE OF A REGISTERED CIVIL ENGINEER, LICENSED TO
PRACTICE LAND SURVEYING IN THE STATE OF
CALIFORNIA, BRUCE H. BORNEMANN, RCE 28456,
PURSUANT TO THE PROFESSIONAL LAND SURVEYOR'S
ACT BUSINESS AND PROFESSIONS CODE SECTION 8700-8805.
PREPARED BY:
EAGLE EYE LAND SURVEYING
1311 MANHATTAN BEACH BLVD.
#4 MANHATTAN BEACH CA, 90266
PHONE: 310.955.8901
LEGAL DESCRIPTION
ASSESSORS'S I.D. NUMBER:
DATE:
PROJECT NO.
CLIENT:
BASIS OF BEARINGS: B.O.B N 77°50'00" E LINE OF 8TH ST.
TRACT NO-1677, M.B. 20-184 AS FILED
IN THE RECORDS OF LOS ANGELES COUNTY
LEGEND
SHAD PECK
21-375
12/22/21
APN:4187-014-011
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M.A.P.
PROJECT NOTES:435
8TH
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THE SOUTHWEST 25 FEET OF THE NORTHEAST
65 FEET OF LOT 10 IN BLOCK B OF
TRACT NO. 1677 M.B 20-184
Feet
1050
REVIEWED PRELIM TITLE REPORT REFERENCE NUMBER
9617-IZ, LAWYERS TITLE COMPANY, DATED FEBRUARY 5,
2020 AT 7:30 A.M.
NO EASEMENTS PER SAID DOCUMENT.
95
LOT AREABUILDING FOOTPRINTDRIVEWAYLANDSCAPE/HARDSCAPEHIGH WATER USAGE ALLOWABLEHIGH WATER USAGE PROPOSEDHARDSCAPEPERMEABLE SURFACE1,009.00 SF500 SF145 SF90 SF18 SF0 SF274 SF (52%) 143 SFRESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKSITE PLANA-1.413/16"=1'-0"SITE PLANN1/20/2024 4:33:19 PM96
1st floor50 sf2nd floor525 sf3rd floor400 sfRoof deck100 sf open spacecountedDeck 82 sfopen spacedeckprojectionroofprojectionGarage378 sfexterior stairto roof deckdeckprojectionopen tobelow1st Floor2ndFloor3rdFloorRoof Deck500 SF FOOTPRINT575 SF TOTAL (56.9%)deck projection <5'2nd floor projectionRESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKLOTCOVERAGEA-1.513/8"=1'-0"LOT COVERAGEN13/16"=1'-0"OPEN SPACEN1/20/2024 4:47:33 PM97
8th Street
ADU002STUDIOADU004BATHADU003CLOSET8th Street
2-CAR100GARAGERESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKFLOORPLANSA-2.011/4"=1'-0"BASEMENT PLAN N21/4"=1'-0"FIRST FLOOR PLAN N1/14/2024 6:38:27 PM98
8th Street
DECK(82 SF O.S.)LIVING301ROOM300KITCHEN302BATH 28th Street
MASTER200BEDROOMMASTER201BATHMASTER202CLOSET204BEDROOM 1203GALLERYRESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKFLOORPLANSA-2.131/4"=1'-0"SECOND FLOOR PLAN N41/4"=1'-0"THIRD FLOOR PLAN N99
8th Street
ROOF DECK(260 SF O.S.)8th Street
RESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKROOFPLANSA-2.251/4"=1'-0"ROOF PLAN N61/4"=1'-0"CRITICAL POINTSN100
1234567891013546713547RESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKEXTERIORELEVATIONSA-3.021/4"=1'-0"SOUTH ELEVATION 11/4"=1'-0"WEST ELEVATION 101
13541234567891014RESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKEXTERIORELEVATIONSA-3.141/4"=1'-0"NORTH ELEVATION 31/4"=1'-0"EAST ELEVATION 102
8TH STREET2-CAR GARAGEGALLERYMASTERBATHROOF DECKNURSERY IMAINDECKKITCHENSTUDIO ADUADUBATH8TH STREET
STUDIO ADUADUCLOSETENTRY2-CAR GARAGEBEDROOM 1GALLERYMASTERBEDROOMKITCHENLIVINGROOMROOF DECKRESIDENCE
Hermosa Beach, CA 90254
435 8th Street
architects
703 pier ave. suite B #182
hermosa beach, ca 90254
t:_310.480.2429
e:_tully.josh@gmail.com
josh tullyPECKBUILDINGSECTIONSA-4.021/4"=1'-0"LONGITUDINAL SECTION 11/4"=1'-0"LONGITUDINAL SECTION 103
1
Project Description and Justification
435 8th Street – Variance for New Single-Family Residence
This application requests variances from certain Municipal Code requirements
governing setbacks and open space for residential development.
The subject site is a 1009 square-foot lot in the R-3 zone, measuring 25' wide by
40.4' deep. Currently on the site is a one-story single-family residence with 480
square feet of living area, built in 1923. The lot currently has no parking spaces, and
there is no curb cut. The applicant proposes to replace the existing structure with a
three-story-over-basement, single-family residence, with three off-street parking
spaces -- two enclosed and one open guest space. The new garage will face 8th
Street, which is the only means of vehicle access to the lot.
Variances Requested
Section 17.44.090(C) of the Municipal Code requires garages fronting a public
street to be set back a minimum of 17 feet from the exterior edge of the nearest public
improvement, such as a sidewalk. The applicant requests approval of a 9-foot setback
from the sidewalk.
Section 17.16.080 of the Municipal Code permits only 100 square feet of a
dwelling’s usable open space to be located on a roof deck. The applicant requests
approval to count 218 square feet of open space on a roof deck as usable open
space.
Justification and Findings for Variances
Finding 1: There are exceptional or extraordinary circumstances, limited to the
physical conditions applicable to the property involved.
9-Foot Garage Setback
Compliance with the 17-foot-garage-setback requirement precludes the applicant
from building a single-family residence on the subject lot. A 17-foot driveway leading
to a 20-foot-long enclosed garage would occupy the entire buildable footprint of the
lot, leaving no living area on the ground floor and no way to access any living area on
the floors above. In addition, compliance with the 17-foot garage-setback would
require the garage to extend into the required rear yard setback. See Figure 1. In
sum, the dimensions of the lot preclude any parking space design that can support a
single-family residence or comply with the rear setback requirement. The applicant
has proposed a 9-foot garage setback, which is the largest garage setback that can
be provided while still allowing room for a stairway to access the living area of the
house and compliance with the rear-yar setback.
104
2
Figure 1
Open Space
The potential living area of any dwelling built on the site is limited to the buildable
footprint of the second and third floors, or 575 square feet per floor. There is no
available living area on the first floor, because it is occupied by the required garage and
the staircase necessary to reach the second floor.
Of the available 575 square feet per floor, approximately 110 square feet is
required for stairway access to each floor, leaving approximately 465 square feet of
living space per floor. The code requires at least 200 square feet to be allotted to
outdoor usable open space, with the added requirement that open space be at least
50% open to the sky. Therefore, 50% any deck area on the second and third floors
cannot be covered by living area. This reduces living area by another 100 square feet
above and beyond the 200 square feet of open space. In other words the open space
requirement reduces living space by a total of 300 square feet, or 150 per floor. This
leaves approximately 315 square feet of living space on each of the second and third
floors.
Area required by code for
driveway and garage spaces
105
3
Finding 2: A variance is necessary for the preservation and enjoyment of a substantial
property right possessed by other properties in the same vicinity and zone,
and denied to the property in question.
9-Foot Garage Setback
Without the requested variance to the 17-foot setback requirement, it is
physically impossible to build a habitable structure on the property. The applicant would
therefore be denied the right enjoyed by other owners of residentially-zoned property to
build a new home on their property.
Open Space
The 100-square-foot limit on usable roof deck open space imposes an undue
burden on a property owner of a 1,009 square-foot lot. Neighboring properties do not
experience the same restriction as that imposed on the applicant, because they are
twice as large, or larger. There are two similarly sized lots nearby, at 422 8th Street and
809 Cypress Avenue, and the homes on those lots do not have any usable open space,
other than on their roof decks. Granting the requested variance would allow the
applicant to enjoy rights comparable to the owners of these properties. Furthermore,
the applicant would provide the required 300 square feet of total open space and would
meet the intent of the code by providing a substantial amount usable open space below
the roof deck.
Finding 3: The granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in such vicinity and
zone in which the property is located.
9-Foot Garage Setback
The granting of the setback variance will be materially beneficial to the public
welfare and neighboring properties, because it will allow the net addition of three off-
street parking spaces, thereby lessening the demand for street parking. The new curb
cut will not result in a loss of parking, because street parking is not permitted in front of
the subject lot. Without the variance, no new dwelling can be constructed on the
property, so no new off-street parking will be created.
Open Space
The purpose of the open space requirement in the zoning code is to limit building
bulk and mass and to provide a connection between building occupants and the
neighborhood through the availability of outdoor living space. These two goals will be
fully met, notwithstanding the requested variance. The applicant’s proposed design
provides a street-facing deck on the second floor, similar to the properties on either side
of the applicant’s lot. In contrast, the buildings across from the applicant’s lot have no
street-facing usable open space and almost no windows. Therefore, the requested
variance would have no detrimental effect on the public welfare or neighboring
properties.
106
4
Finding 4: The granting of the variance will not adversely affect the comprehensive
General Plan.
The applicant’s proposed design of a new home on the subject lot is consistent
with the intent of applicable provisions of the Zoning Code and the General Plan. The
proposed development will not change the existing use as a single-family dwelling and
the residence will retain a compatible relationship with adjacent neighbors and the
neighborhood in general. It also will increase off-street parking, which is consistent with
General Plan goals.
107
The St
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6th
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t
9th
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t Hermosa AvePalm
Dr
7th
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6th
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tArdmore AveCypress
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7th St
5th
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9th
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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 Limited Business and Residential
C-2 General Commercial
C-3 General and Highway 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)
300' Notification Radiusth St
Parking Plan and Variance
Project Zoning Map
Planning Commission
May 21, 2024
Description
APN: 4187-014-011
435 8th St
Zone: R-3 Multiple Family Residential
108
Attachment 5, Page 1
R-3 Zone - Lot Size Analysis Data Summary
Smallest Lot Size 859.86 sq. ft.
Largest Lot Size 178,441.86 sq. ft.
Median Lot Size 3,810.38 sq. ft.
435 8th Street
Lot Size 1,010 sq. ft.
Ranked Percentile 0.7th Percentile
109
Attachment 5, Page 2
R-3 Zone – Site Development Analysis
132 Neptune Avenue (0.9 Percentile Lot)
Lot Size 1,050 sq. ft.
Living Area 1,873 sq. ft.
Floor Area Ratio 1.78
Open Space 100 sq. ft.
Living Area to Open Space Ratio 18.73
435 8th Street
Lot Size 1,010 sq. ft.
Living Area 975 sq. ft.
Floor Area Ratio 0.97
Open Space 186 sq. ft. (countable per HBMC)
Living Area to Open Space Ratio 5.24
182 2nd Street (Median Lot)
Lot Size 3,810 sq. ft.
Living Area 5,541 sq. ft.
Floor Area Ratio 1.45
Open Space 600 sq. ft. (300 per unit)
Living Area to Open Space Ratio 9.24
110
2061 N. Los Robles Avenue, Ste. 205 Pasadena, California 91104 / www.southenvironmental.com
March 27, 2023
Shad and Jazmin Peck
Email: shad.peck@hajoca.com
RE: Historic Resources Report for the 435 8th Street Project, City of Hermosa Beach,
California
Dear Mr. and Mrs. Peck:
South Environmental was retained by Shad and Jazmin Peck to prepare an historic resources report
for the 435 8th Street Project (project) in the City of Hermosa Beach, California. The purpose of this
report is to determine if the proposed project will result in impacts to historic built environment
resources located within the project site. This report was prepared in conformance of the
requirements of the California Environmental Quality Act (CEQA) Guidelines § 15064.5 for historical
resources and the City of Hermosa Beach Historic Resources Preservation Ordinance (Municipal Code
Chapter 17.53).
The project site comprises one parcel (APN 4187-014-011) containing a single-family residence that
was constructed over 45 years ago (1923). In accordance with the requirements of CEQA Guidelines
§15064.5 for historical resources, the property was recorded and evaluated for historical significance
and integrity on the appropriate set of State of California Department of Parks and Recreation Series
523 Forms (DPR forms, Attachment A).
This significance evaluation was prepared by Architectural Historian Laura Carías, MA and Principal
Architectural Historian Sarah Corder, MFA who meet the Secretary of the Interior’s Professional
Qualification Standards for architectural history and history. Resumes for Ms. Carías and Ms. Corder
are provided in Attachment B.
Introduction
Project Description
The approximately 1,002 square foot lot is currently occupied by a 480 square foot single family
residence located within a mixed-use neighborhood in the City of Hermosa Beach. The property
owner proposes to demolish the existing residence to construct a new three-story single-family
residence over a basement. The new residence will be 975 square feet with a 260 square foot roof
deck plus a 430 square foot accessory dwelling unit. The new building will include an attached two-
car garage and one enclosed guest parking spot.
111
Historic Resources Report
435 8th Street Project, City of Hermosa Beach
2
Project Location
The project site is located on a 1,002 square foot lot on the north side of 8th Street between Cypress
Avenue and Loma Drive, in the City of Hermosa Beach, in Los Angeles County, California (Figure 1).
The project site consists of a single-family residence and is identified as 435 8th Street (APN 4187-
014-011) (Figure 2).
112
Source: ESRI USA Topo Maps and World Topo Map 2024 435 8th Street
Figure 1. Project Location Map 0 2,0001,000 Feet
Project Site is within City of Hermosa Beach, California, in Los Angeles Countyon the USGS Redondo Beach 7.5-minute quadrangle mapin Section 36 of Township 03 South and Range 15 West
Center Coordinate (Decimal Degrees):
Latitude: 33.8599653N Longitude: -118.3959558W
Scale: 1:24,000Project Site
113
Source: Bing Aerial Imagery 2024 435 8th Street
Figure 2. Project Site Detail 0 4422 Feet
Scale: 1:450Project Site
114
Historic Resources Report
435 8th Street Project, City of Hermosa Beach
5
Regulatory Setting
California Register of Historical Resources
In California, the term “historical resource” includes but is not limited to “any object, building,
structure, site, area, place, record, or manuscript which is historically or archaeologically significant,
or is significant in the architectural, engineering, scientific, economic, agricultural, educational, social,
political, military, or cultural annals of California” (California Public Resources Code Section 5020.1(j)).
In 1992, the California legislature established the CRHR “to be used by state and local agencies, private
groups, and citizens to identify the state’s historical resources and to indicate what properties are to
be protected, to the extent prudent and feasible, from substantial adverse change” (California Public
Resources Code Section 5024.1(a)). The criteria for listing resources on the CRHR (enumerated below)
were expressly developed to be in accordance with previously established criteria developed for
listing in the National Register of Historic Places (NRHP). According to California Public Resources
Code Section 5024.1(c)(1–4), a resource is considered historically significant if it (i) retains “substantial
integrity,” and (ii) meets at least one of the following criteria:
(1) Is associated with events that have made a significant contribution to the broad patterns
of California’s history and cultural heritage.
(2) Is associated with the lives of persons important in our past.
(3) Embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of an important creative individual, or possesses high
artistic values.
(4) Has yielded, or may be likely to yield, information important in prehistory or history.
In order to understand the historic importance of a resource, sufficient time must have passed to
obtain a scholarly perspective on the events or individuals associated with the resource. A resource
less than 50 years old may be considered for listing in the CRHR if it can be demonstrated that
sufficient time has passed to understand its historical importance (see 14 CCR 4852(d)(2)).
The CRHR protects cultural resources by requiring evaluations of the significance of prehistoric and
historic resources. The criteria for the CRHR are nearly identical to those for the NRHP, and properties
listed or formally designated as eligible for listing in the NRHP are automatically listed in the CRHR,
as are the state landmarks and points of interest. The CRHR also includes properties designated under
local ordinances or identified through local historical resource surveys.
California Environmental Quality Act
CEQA requires a lead agency determine whether a project may have a significant effect on historical
resources (Public Resources Code [PRC], Section 21084.1). A historical resource is a resource listed in,
115
Historic Resources Report
435 8th Street Project, City of Hermosa Beach
6
or determined to be eligible for listing, in the CRHR, a resource included in a local register of historical
resources or any object, building, structure, site, area, place, record, or manuscript that a lead agency
determines to be historically significant (State CEQA Guidelines, Section 15064.5[a][1-3]).
Under CEQA, a project may have a significant effect on the environment if it may cause “a substantial
adverse change in the significance of an historical resource” (California Public Resources Code Section
21084.1; CEQA Guidelines Section 15064.5(b).) If a site is either listed or eligible for listing in the CRHR,
or if it is included in a local register of historic resources or identified as significant in a historical
resources survey (meeting the requirements of California Public Resources Code Section 5024.1(q)),
it is a “historical resource” and is presumed to be historically or culturally significant for purposes of
CEQA (California Public Resources Code Section 21084.1; CEQA Guidelines Section 15064.5(a)). The
lead agency is not precluded from determining that a resource is a historical resource even if it does
not fall within this presumption (California Public Resources Code Section 21084.1; CEQA Guidelines
Section 15064.5(a)).
A “substantial adverse change in the significance of an historical resource” reflecting a significant
effect under CEQA means “physical demolition, destruction, relocation, or alteration of the resource
or its immediate surroundings such that the significance of an historical resource would be materially
impaired” (CEQA Guidelines Section 15064.5(b)(1); California Public Resources Code Section
5020.1(q)). In turn, CEQA Guidelines section 15064.5(b)(2) states the significance of an historical
resource is materially impaired when a project:
1. Demolishes or materially alters in an adverse manner those physical characteristics of an
historical resource that convey its historical significance and that justify its inclusion in, or
eligibility for, inclusion in the California Register of Historical Resources; or
2. Demolishes or materially alters in an adverse manner those physical characteristics that
account for its inclusion in a local register of historical resources pursuant to section
5020.1(k) of the Public Resources Code or its identification in an historical resources
survey meeting the requirements of section 5024.1(g) of the Public Resources Code,
unless the public agency reviewing the effects of the project establishes by a
preponderance of evidence that the resource is not historically or culturally significant; or
3. Demolishes or materially alters in an adverse manner those physical characteristics of a
historical resource that convey its historical significance and that justify its eligibility for
inclusion in the California Register of Historical Resources as determined by a lead agency
for purposes of CEQA.
Pursuant to these sections, the CEQA inquiry begins with evaluating whether a project site contains
any “historical resources,” then evaluates whether that project will cause a substantial adverse change
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in the significance of a historical resource such that the resource’s historical significance is materially
impaired.
City of Hermosa Beach Historic Resources Preservation Ordinance (Municipal Code Chapter
17.53)
HBMC Section 17.53.060 Landmark Designation Criteria
An historic resource may be designated a landmark, pursuant to Sections 17.53.070 through 17.53.120
of the Hermosa Beach Municipal Code, if it meets one more of the following criteria:
A. It exemplifies or reflects special elements of the City‘s cultural, social, economic, political,
aesthetic, engineering, or architectural history; or
B. It is identified with persons or events significant in local, state, or national history; or
C. It embodies distinctive characteristics of a style, type, period, or method of construction, or is
a valuable example of the use of indigenous materials or craftsmanship; or
D. It is representative of the notable work of a builder, designer, or architect; or
E. Its unique location or singular physical characteristic(s) represents an established and familiar
visual feature of landmark of a neighborhood, community of the City.
City of Hermosa Beach PLAN Hermosa (Adopted 2017)
Goal 10. A strong sense of cultural and architectural heritage.
Policies
10.1 Historic landmarks and districts. Encourage the voluntary designation of potentially historic
resources as landmarks or historic districts.
10.2 Protect designated landmarks. Continue to use the Certificate of Appropriateness process for
reviewing applications to demolish or alter designated landmarks.
10.3 Public and institutional facilities. Consider the designation of potentially historic public or
institutional resources under threat of demolition or deterioration.
10.4 Historic resources as cultural tourism. Promote historic places and cultural tourism as an
economic development strategy.
10.5 Adaptive reuse and sustainable development. Promote historic preservation as sustainable
development and encourage adaptive reuse of historic or older properties.
10.6 History and cultural heritage. Support and encourage efforts to document and share the cultural
heritage and history of Hermosa Beach.
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10.7 Culturally inclusive planning. Ensure that historic preservation planning is culturally inclusive and
reflective of the unique background and diversity of neighborhoods in the city.
10.8 Incentives and technical assistance. Provide expert technical assistance to owners of potentially
eligible and designated historic properties with tools and incentives to maintain historic resources.
10.9 Salvage architectural features or materials. Encourage the preservation or reuse of historic
architectural features on site or within the community.
10.10 Archaeological and paleontological resources. Recognize the prehistory and history of the city
and strive to identify, protect, and preserve archaeological and paleontological resources.
Methods
Background Research
Background research was conducted on the project site to establish a thorough and accurate historic
context, and to confirm the development history of the property (see DPR form set in Attachment A).
This included a review of all available building permits on file with the City of Hermosa Beach;
historical newspapers covering the City of Hermosa Beach and Los Angeles County via
newspapers.com; historic aerial photographs of the project site via National Environmental Title
Reference (NETR) and the University of Santa Barbara FrameFinder Maps; and applicable primary and
secondary sources on file with local libraries.
Survey
South Environmental completed an intensive-level pedestrian survey of the project site on February
29, 2024. The built environment survey entailed walking the site and documenting the exterior of the
existing building and property features with notes and photographs.
Findings
One built environment resource over 45 years old was identified within the project site: 435 8th Street.
The property was recorded and evaluated for historical significance on the appropriate set of DPR
Forms in consideration of CRHR and City designation criteria and integrity requirements (Attachment
A). The property was found not eligible under all state and local designation criteria due to a lack of
significant historical associations and architectural merit.
No historical resources were identified within the project site as a result of this study. Therefore, with
respect to built environment resources, the proposed project will have a less than significant impact
on historical resources under CEQA.
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Should you have any questions regarding this report or its findings, please do not hesitate to contact
us at scorder@southenvironmental.com or (760) 334-3355.
Sincerely,
_______________________
Sarah Corder, MFA
Principal Architectural Historian
Attachments
A. DPR Form Set for 435 8th Street
B. Resumes
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ATTACHMENT A.
DPR Form Set for 435 8th Street
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Page 1 of 16 *Resource Name or #: (Assigned by recorder) 435 8th Street
P1. Other Identifier:
DPR 523A (9/2013) *Required information
State of California ⎯ The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code 6Z
Other Listings
Review Code Reviewer Date
*P2. Location: Not for Publication ■ Unrestricted
*a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.)
*b. USGS 7.5' Quad Redondo Beach Date 2024 T 03 N; R 15 W; of of Sec 36; MD B.M..
c. Address 435 8th Street City Hermosa Beach Zip 90254
d. UTM: Zone 11S, 370870.96 mE/ 3747502.95 mN
e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate)
APN 4187-014-011. The subject property is located on the north side of 8th Avenue with
single- and multi-family residences to the west, north, east, and south.
*P3a. Description:
The subject property is a one-story single-family residence with a rectangular floor plan
on a raised foundation. It has a side gabled roof clad with composition shingles and the
exterior walls are clad with narrow, horizontal wood siding. The south facing primary
elevation is symmetrical with three sets of French doors. A raised wooden porch spans the
width of the primary elevation and features a metal balustrade (Exhibit 1) (see
Continuation Sheet).
*P3b. Resource Attributes: (List attributes and codes) HP2. Single family property
*P4. Resources Present: ■ Building Structure Object Site District Element of District Other (Isolates, etc.)
P5b. Description of Photo: (view,
date, accession #) Primary south
elevation, view to north
(South Environmental 2024)
*P6. Date Constructed/Age and
Source: ■ Historic Prehistoric
Both
1923 (City of Hermosa
Beach)
*P7. Owner and Address:
Shad and Jazmin Peck
435 8th Street
Hermosa Beach, CA 90254
*P8. Recorded by:
Laura Carías
South Environmental
2061 N. Los Robles Ave.
Ste. 205
Pasadena, CA 91104
*P9. Date Recorded: 2/29/2024
*P10. Survey Type: Intensive
*P11. Report Citation:
Historic Resources Report for 435 8th Street, City of Hermosa Beach, Los Angeles County,
California (South Environmental 2024)
*Attachments: NONE ■Location Map ■Continuation Sheet ■Building, Structure, and Object Record
Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record
Artifact Record Photograph Record Other (List):
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Page 2 of 16 *Resource Name or # (Assigned by recorder) __435 8th Street
*Map Name: Redondo Beach, California *Scale: 1:24,000 *Date of map: _2024__
DPR 523J (Rev. 1/1995)(Word 9/2013) *Required information
State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
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*Resource Name or # (Assigned by recorder) 435 8th Street *NRHP Status Code 6Z
Page 3 of 16
DPR 523B (9/2013) *Required information
State of California The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
B1. Historic Name: n/a
B2. Common Name: n/a
B3. Original Use: single-family residence B4. Present Use: single-family residence
*B5. Architectural Style: Vernacular with Craftsman features
*B6. Construction History: (Construction date, alterations, and date of alterations)
Constructed in 1923 (City of Hermosa Beach Permit No. 910). The roof was replaced in
2011 (City of Hermosa Beach Permit No. B11-00342). A wood porch was added in 1979 (City
of Hermosa Beach Permit No. 17986). The fenestration on the building’s main façade
does not appear to be original, but there are no available permits for alterations
(visual observation 2024).
*B7. Moved? ■No Yes Unknown Date: n/a Original Location: n/a
*B8. Related Features:
B9a. Architect: n/a b. Builder: n/a
*B10. Significance: Theme n/a Area n/a Period of Significance n/a Property Type n/a Applicable Criteria n/a
The subject property is not eligible under all local and CRHR designation criteria due to
a lack of important historical associations and architectural merit.
B11. Additional Resource Attributes: (List attributes and codes)
*B12. References: See Continuation Sheet
B13. Remarks:
*B14. Evaluator: Laura Carías, South Environmental
*Date of Evaluation: 3/01/2024
(Sketch Map with north arrow required.)
(This space reserved for official comments.)
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DPR 523L (Rev. 1/1995) (Word 9/2013) *Required information
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: 435 8th Street _______________________________________________
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*P3a. Description (Continued):
The west and east elevations follow the property line (Exhibits 2 and 3). Windows on the
secondary elevations consist of jalousie windows and wood sash casement windows (Exhibits
4 and 5). A pair of triangular windows are located on the east elevation beneath the roof
gable (Exhibit 6) and a covered patio is located at the north elevation bordered by a wood
plank fence (Exhibits 7, 8, and 9).
Exhibit 1. West elevation, view northeast
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Exhibit 2. East elevation, view northwest
Exhibit 3. Jalousie window
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Exhibit 4. Wood sash casement window
Exhibit 5. Triangular window beneath east roof gable
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CONTINUATION SHEET
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Exhibit 6. Wood fence bordering parcel at north (left) and west elevation (right),
view southeast.
Exhibit 7.Wood fence and covered patio at north elevation, view south.
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Exhibit 8. North elevation, view southwest
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*B10. Significance (Continued):
Historical Overview of the City of Hermosa Beach
The City of Hermosa Beach was once part of the Mexican land grant Rancho Sausal Redondo.
The Rancho was granted to Antonio Ygnacio Avila in 1837 by the Governor of Alta California,
Juan Alvarado. Rancho Sausal Redondo encompasses land from present day Playa del Rey to
the north, Inglewood to the east, and Redondo Beach to the south, with Hermosa Beach
located within the 10-mile ocean frontage of the Rancho (PCAD 2024). Avila had to fight
to keep his Rancho after California joined the Union in 1850. It took years for Avila to
get his land back. The rancho was subsequently sold by his heirs in 1858 upon his death
(Miller 2005).
The former Rancho lands continued to change hands many times. By the late 1880s, Canadian-
born Daniel Freeman owned much of the Rancho where he grew barley and other grains. He
also raised sheep, horses, and cattle on the land (Miller 2005). In 1900, purchasing
agents A.L. Burbank and E.V. Baker acquired 1,500 acres of land from A. E. Pomeroy for
$35 an acre. Burbank and Baker were agents for Moses Hazeltine Sherman and Eli P. Clark,
who created the Hermosa Beach Land and Water Company, with the expectation that a resort
town would manifest along the coastline (Miller 2005).
When the Hermosa Beach Land and Water Company began developing the area, Manhattan Beach
was not yet established, and Redondo Beach was a busy seaport (Los Angeles County Beaches
& Harbors 2021). The beaches of Hermosa Beach were made up of sand dunes and fierce winds,
making it slightly unbearable for the first residents. In 1901, 500,000 feet of Oregon
pine was used to create a boardwalk on the Strand, however high tides kept washing away
the planks and they were finally replaced with a cement walkway in 1914 (Los Angeles
County Beaches & Harbors 2021). The first pier was constructed of wood in 1904 by the
Hermosa Beach Land and Water Company and extended 500 feet into the ocean (Rhein 2023).
The pier was destroyed in a heavy storm in 1913 and was replaced with a concrete pier
topped with asphalt that was double the length of the first one (Miller 2005). The pier
suffered damage due to storms over the years and was replaced several times.
The Santa Fe Railway was the only transportation system providing service through Hermosa
Beach and it ran parallel to Valley Drive and Ardmore Avenue. The railway did not have a
depot until 1926 when the Santa Fe Company built one on the north side of Pier Avenue.
Seven blocks of Santa Fe Avenue (now Pier Avenue) was paved from the beach up to the
railway depot located on today’s Valley Drive (Miller 2005). The Old Santa Fe Depot
installed Western Union telegraph service within it (Rhein 2023).
In 1904, Sherman and Clark brought the Los Angeles Pacific Railway (LAPR) to Hermosa
Beach. The line became the first electric transportation in the City and ran along Hermosa
Avenue (Rhein 2023). The Pacific Electric Railroad took over the LAPR in 1911 and built a
freight office and passenger station on the northeast corner of Pier and Hermosa Avenues
and was later torn down in 1914 (Rhein 2023).
Hermosa Beach incorporated on January 14, 1907. That same year, Hermosa Beach acquired
ownership of a two-mile stretch of beach from the Hermosa Beach Land and Water Company,
with the exception of 250 feet on either side of the pier. The deed stated that “it was
to be held in perpetuity as a beach playground, free from commerce, and for the benefit
of not only the residents of Hermosa but also for the sea lovers of Hermosa Beach.” (Rhein
2023).
Hermosa Beach was, for the most part, a resort town until the 1920s. Most visitors came
to visit during the warm summer months with no desire to establish permanent roots in the
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area. The few permanent residents the City did have were older and retired. There were
approximately 3,000 residents in Hermosa Beach in 1930. The Great Depression hit many
residents hard as approximately 1,000 lots were taken back through tax default. Many
residents fished off the pier to feed themselves and their families (Los Angeles County
Beaches & Harbors 2021). In the 1940s, many wartime industries enticed workers to the
area, and Hermosa Beach’s population increased to 7,000. By the 1950s, the population
increased to approximately 11,800 residents (Gazin 1991). The population continued to
increase over time with an estimated population of over 18,000 by 1990 (Grazin 1991).
Today, Hermosa Beach is one of the most popular beach communities in Los Angeles County
because of its beaches, shopping, swimming areas, and volleyball nets along the beach (Los
Angeles County Beaches & Harbors 2021).
Property History
The subject property was constructed in 1923 (City of Hermosa Beach Permit No. 910). The
first historic aerial photograph of the area is dated 1928, but the subject property is
not clearly visible as a result of poor image quality. At that time, the surrounding area
was partially developed with many empty parcels (UCSB 2024).
The subject property is visible in the 1932 aerial photograph and is located two blocks
west of the Santa Fe Railroad with single-property residences to the east and west (UCSB
2024). The 1932, 1938, and 1940 historic aerials show further development taking over
empty parcels (Exhibit 10) (UCSB 2024).
Exhibit 9. 1940 historic aerial photograph, red arrow pointing to subject residence
(UCSB 1940)
In 1943, property owner G.V. Cooper pulled a permit to repair a retaining wall (City of
Hermosa Beach Permit No. 3021). Private Ray O. Hurt, a member of the United States Army,
is listed as a resident at the subject property in April 1945 when the Los Angeles Times
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listed him as injured while on duty in Europe (Los Angeles Times 1945). The Sanborn Map
from 1946 demonstrates that the residence retains the same footprint as it does today
with a note that states the residence does not have a chimney (Exhibit 11) (Sanborn Map
2024).
Exhibit 10. 1946 Sanborn Map, red arrow pointing to subject property
The 1960 aerial photograph reveals that approximately 90 percent of the surrounding
parcels that were once empty were developed (NETR 2024). In 1975, subject property owner
Jerry Fevaag (listed as a Colorado resident) was cited by the City for an electrical
infraction (City of Hermosa Beach 1975). David R. Miller and Judith A. Obear were cited
in 1978 by the City for illegally constructing a wooden porch at the primary elevation
(City of Hermosa Beach 1978.) Joseph Roman pulled an “after the fact” permit to legalize
the porch in 1979 (City of Hermosa Beach Permit No. 17896).
Google Steet View imagery for this area dates back to October 2008. In this imagery, the
residence east of the subject property appears to also date to the 1920s. A large tree
sits between both properties and there is no sidewalk, with the street asphalt coming up
to meet the front porch of both properties (Google 2024). Street View imagery from July
2011 shows contractors installing a new roof, which matches a permit pulled by then
owners, Thomas J. and Teresa M. Smith (Google 2024; City of Hermosa Beach B11-00342).
The next big change to the property comes in 2019 when the house to the east is under
major reconstruction and by 2021, the large tree between the properties has been removed
and a new city sidewalk installed, presumably all as a result from the 2019 construction
(Exhibits 12 and 13). No other changes to the property are noted in the imagery.
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Exhibit 12. Google Street View from 2018 showing tree and non-existent sidewalk
(Google Street View 2018)
Exhibit 13. Google Street View from 2020 showing new sidewalk and removal of tree
(Google Street View 2021)
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Ownership and Occupancy History
City Directories, historic newspapers, building permits, and other online sources were
reviewed to develop the following ownership and occupancy history:
• 1931, Paul C. English, salesman (City Directory 1931)
• 1943, G.V. Cooper (City of Hermosa Beach Building Permit 1943)
• 1947, Lillian Clark, widow (City Directory 1947)
• 1945, Ray O. Hurt (Los Angeles Times 1945)
• 1952, Ernest C. and Edith Miller, Ernest is listed as a Douglas aircraft worker
(City Directory 1952)
• 1957, Barney Doran, sergeant-at-arms for the Douglas Club (Redondo Beach Reflex
1957)
• 1976, Jerry and Margaret Fevaag (City of Hermosa Beach Building Permit 1976)
• 1978, David R. Miller and Judith Obear (City of Hermosa Beach citation 1978)
• 1979, Joseph Roman (City of Hermosa Beach Building Permit 1979)
• 1987, Richard Coleman (City of Hermosa Beach Building Permit 1987)
• 2000, Thomas J. and Teresa Smith (City of Hermosa Beach Building Permit 2000)
• 2015, Juan and Roxanne Moreno ((City of Hermosa Beach Building Permit 2015)
No further information was found on any of the occupants or owners of the property through
the course of archival research.
Significance Evaluation
The following presents an evaluation of the subject property in consideration of CRHR and
City designation criteria. Due to the similarities between state and local designation
criteria, discussions have been combined where possible to avoid duplicative text.
CRHR Criterion 1. Is associated with events that have made a significant contribution to
the broad patterns of California’s history and cultural heritage.
The subject property was constructed in 1923 and served as a single-family residence. The
residence was constructed at a time when Hermosa Beach was mostly a resort town with few
permanent residents. Based on historic aerial photographs, the residence was one of several
residences in the area in the 1920s and 1930s. Archival research failed to find information
indicating that the property was associated with events that have made significant
contributions to the history of California or Hermosa Beach. Further, alterations to the
residence and surrounding setting prevent it from conveying this early period of
development in Hermosa Beach. Therefore, the subject property does not appear eligible
under CRHR Criterion 1.
CRHR Criterion 2. Is associated with the lives of persons important in our past.
City Criterion B. It is identified with persons or events significant in local, state, or
national history;
The subject property is associated with several residents: Paul C. English, G.V. Cooper,
Lillian Clark, Ray O. Hurt, Ernest C. and Edith Miller, Barney Doran, Jerry and Margaret
Fevaag, David. R. Miller and Judith Obear, Joseph Roman, Richard Coleman, Thomas J. and
Teresa M. Smith and Juan and Roxanne Moreno. No further information was found regarding
any of the residents and no other significant persons associated with the subject property
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were identified through the course of archival research. Therefore, the subject property
does not appear eligible under CRHR Criterion 2 or City Criterion B.
CRHR Criterion 3. Embodies the distinctive characteristics of a type, period, region, or
method of construction, or represents the work of an important creative individual, or
possesses high artistic values.
City Criterion C. It embodies distinctive characteristics of a style, type, period, or
method of construction, or is a valuable example of the use of indigenous materials or
craftsmanship.
City Criterion D. It is representative of the notable work of a builder, designer, or
architect
The subject property is a vernacular with no identifiable architectural style. While it
is vernacular in appearance, the property does feature narrow, horizontal wood siding and
wide window surrounds, which appear to be slightly inspired by the Craftsman aesthetic.
The residence also features three French doors at the primary elevation and an open, full-
width porch that was added in 1978, which further diminish the original style. Fenestration
throughout the subject property is a mix of styles and window types including wood casement
windows, glazed French doors, jalousie windows, and replacement vinyl sliding windows.
The subject property was also constructed with common and mass-produced materials and does
not serve as a valuable example of use of indigenous materials or craftsmanship. Further,
there is no known builder or architect. For these reasons, the subject property does not
appear eligible under CRHR Criterion 3, or City Criterion C or D.
CRHR Criterion 4. Has yielded, or may be likely to yield, information important in
prehistory or history.
The subject property is not significant as a source, or likely source, of important
historical information nor does it appear likely to yield important information about
historic construction methods, materials, or technologies. the subject property does not
appear eligible under CRHR Criterion 4.
City Criterion A. It exemplifies or reflects special elements of the City’s cultural,
social, economic, political, aesthetic, engineering, or architectural history.
The subject property is single-family residence constructed in what was once a beach
resort community, but does not exemplify a special element of the City’s social, economic,
political, aesthetic, engineering, or architectural history. Further, alterations to the
residence and surrounding setting prevent it from conveying this early period of
development in Hermosa Beach.
City Criterion E. Its unique location or singular physical characteristic(s) represents
an established and familiar visual feature of landmark of a neighborhood, community of
the City.
There is no evidence that the subject property represents an established and familiar
visual feature or landmark in the community. The residence is located in between properties
much larger in scale, making it difficult to see from further up or down 8th Street.
Integrity
Location: The subject property retains integrity of location as it remains in its original
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location in its original orientation.
Design: The subject property lacks integrity of design as it appears that the primary
elevation has been altered with the addition of French doors and a porch.
Setting: The subject property lacks integrity of setting. The surrounding buildings have
all been replaced or heavily altered throughout the years and no longer resemble the
beachside community with small buildings from the early 20th century.
Materials: The subject property has diminished integrity of materials. Several windows
have been replaced as well as the addition of French doors on the primary elevation.
Workmanship: The subject property lacks integrity of workmanship. The removal of original
windows and addition of features, such as metal balustrade and covered patio at the north
elevation, have diminished the original workmanship.
Feeling: The subject property lacks integrity of feeling. The building to the west has
encroached on the north elevation of the property. The addition of multiple-story buildings
to the north has altered the feeling and sightline around the subject property.
Association: The subject property lacks integrity of association as no significant
associations were identified through archival research.
The subject property does not appear eligible for listing in the CRHR, or as a City of
Hermosa Beach Landmark due to a lack of important historical associations, a lack of
architectural merit, and compromised integrity.
B12. References:
City Directories. Various Years. City Directories of 435 8th Street and surrounding
area. On file at Los Angeles County Library, Manhattan Beach Branch.
City Directories. Various Years. City Directories of 435 8th Street and surrounding
area. Accessed March 2023. https://www.ancestry.com
City of Hermosa Beach Building Department Records, various years.
County of Los Angeles Assessor’s Office. Digital file for 435 8th Street.
Gazin, Patricia A. 1991. Footnotes on the Sand. Myron Gazin.
Google Street View. 2024. Accessed online: https://www.google.com/maps/@33.8598518,-
118.3958401,3a,75y,319.99h,90t/data=!3m7!1e1!3m5!1sBVyDQhzycFruW_JVXVOwWA!2e0!5s202
20701T000000!7i16384!8i8192?entry=ttu
Long Beach County Beaches & Harbors. 2021. “Los Angeles County: Hermosa Beach.”
Accessed online: https://beaches.lacounty.gov/hermosa-
beach/#:~:text=BEACH%20HISTORY,covered%20with%20fields%20of%20grain.
Los Angeles Times. “171 Southlanders on Casualties List.” April 14, 1945, pg. 7.
Accessed online: https://www.newspapers.com/article/the-los-angeles-times-
19450414latpvt-r/142311059/
135
DPR 523L (Rev. 1/1995) (Word 9/2013) *Required information
State of California Natural Resources Agency Primary#
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: 435 8th Street _______________________________________________
Page __16__ of __16__
Miller, Chris and Jerry Roberts. 2005. Images of America: Hermosa Beach. Arcadia
Publishing, San Francisco, CA.
NETR (Nationwide Environmental Title Research, LLC). 2024. Historic Aerial Photographs
of Hermosa Beach, CA from 1953, 1963, 1972, 1980, 1985, 1991-2000, 2003-2005, 2009,
2010, 2012, 2014, 2016, 2018, and 2020. Accessed online via:
https://historicaerials.com/viewer.
Pacific Coast Architecture Database (PCAD). “Rancho Sausal Redondo, Los Angeles
County, CA.” Accessed online: https://pcad.lib.washington.edu/building/15985/
Redondo Beach Reflex. “Local Men Elected to Douglas Club.” March 8, 1957, pg. 1.
Accessed online: https://www.newspapers.com/article/the-redondo-reflex-
19570308redondo-refl/142311603/
Rhein, Fern. (2023). “The History of Hermosa Beach.” Hermosa Beach Museum. Accessed
online: https://www.hermosabeachhistoricalsociety.org/early-hermosa
UCSB (University of California, Santa Barbara). 2024. Historic aerial photographs of
Hermosa Beach, California dating from 1928, 1932, 1938, 1940, 1952, 1960, 1965, and
1979. Map & Imagery Laboratory (MIL) UCSB Library. Accessed online via
https://mil.library.ucsb.edu/ap_indexes/FrameFinder/
136
ATTACHMENT B.
Resumes
137
Email: scorder@southenvironmental.com
Mobile: 760-334-3355
EDUCATION
M.F.A., Historic Preservation,
Savannah College of Art and
Design, Savannah, Georgia,
2004
B.A., History, Bridgewater
College, Bridgewater,
Virginia, 2002
PROFESSIONAL
AFFILIATIONS
California Preservation
Foundation
Los Angeles Conservancy
Society of Architectural
Historians
National Trust for Historic
Preservation
PROFESSIONAL
EXPERIENCE
South Environmental (2022-
present), Principal
Architectural Historian
Dudek (2017-2022),
Historic Built Environment
Lead
SWCA Environmental
Consultants (2009-2014),
Architectural
Historian/Project
Coordination Lead
Sabe Preservation Consulting
(2004-2009), Historic
Preservation Specialist
Sarah Corder, MFA
PRINCIPAL ARCHITECTURAL HISTORIAN
Sarah Corder is the Principal Architectural Historian at South Environmental
with 20 years’ experience in all elements of cultural resources management,
including project management, historic preservation planning, rehabilitation
of historic buildings, community engagement, intensive-level field
investigations, citywide surveys, architectural history studies, and historical
significance evaluations in consideration of the NRHP, CRHR, and local-level
evaluation criteria. Sarah has conducted thousands of historical resource
evaluations and developed detailed historic context statements for a
multitude of property types and architectural styles, including private
residential, commercial, military, industrial, educational, recreational, civic,
and agricultural properties. Sarah has also worked closely with design teams,
property owners, and agencies on numerous projects that required
conformance with the Secretary of the Interior’s Standards for the Treatment
of Historic Properties (Standards) and local design guidelines.
Sarah exceeds the Secretary of the Interior’s Professional Qualification
Standards for both Architectural History and History. She has extensive
experience preparing environmental compliance documentation in support
of projects that fall under the CEQA/NEPA, and Sections 106 and 110 of the
National Historic Preservation Act. Sarah also has extensive experience
consulting with lead agencies and managing large scale projects for
municipalities like the City of Coronado, the City of San Diego, and the
County of Los Angeles.
EXPERTISE
• CEQA, NEPA, and Section 106 of the NHPA compliance
documentation in consideration of impacts to historical resources,
and historic properties.
• Large scale historic resources survey management and execution.
• Large scale historic context statement development.
• Community engagement.
• Resource significance evaluations in consideration of NRHP, CRHR,
and local designation criteria.
• Project design review for conformance with the Secretary of the
Interior’s Standards.
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Sarah Corder, MFA Resume, Page 2
SELECT PROJECT EXPERIENCE
Historic Structures/Sites Report (HSSR) for 3237 State Street, City of Santa Barbara, California
(2022-2023). South Environmental was retained to prepare a Section 106 compliant HSSR for the
Fremont Hall United States Army Reserve Center. Ms. Corder serves as the principal architectural historian,
project manager, and primary author. This project included an intensive-level, pedestrian survey of the
project site by a qualified architectural historian, building development and archival research; and
recordation and evaluation of one military property for historical consideration in consideration of NRHP,
CRHR, and City of Santa Barbara designation criteria. As part of this study, a Phase 1 HSSR was prepared
for the property that included a historic context statement and significance evaluation and a Phase 2 HSSR
that provided a detailed impacts analysis and Secretary of the Interior’s Standards conformance review.
As a result of this property significance evaluation, the property was found eligible for designation at the
national, state and local level. In addition to the evaluation and conformance reports, Ms. Corder also
prepared and facilitated the execution of a Memorandum of Agreement for the transfer of the property
out of federal ownership.
Historical Resources Avoidance and Protection Plan for Upper and Lower Arroyo Trail
Improvements, City of Pasadena, California (2023). South Environmental was retained to prepare a
Historical Resources Avoidance and Protection Plan for the One Arroyo Trail Demonstration Project
located in the City of Pasadena, California. The project proposes to make improvements to existing trails,
walls, bridges, and related elements that fall within the NRHP Pasadena Arroyo Parks and Recreation
District, which includes the Lower Arroyo and Central Arroyo as well as numerous contributing elements
comprising buildings, sites, landscape elements, and structures throughout. This project included a review
of all proposed plans for SOIS conformance and conformance with the Arroyo Seco Design Guidelines
and development of an Avoidance and Protection Plan to mitigate any significant impacts to the historic
district. Ms. Corder serves as the principal architectural historian for the project.
Historic Resources Technical Report for 510 East Ojai Avenue, City of Ojai, California (2023). South
Environmental was retained to complete a Historic Resources Technical Report for the 510-512 East Ojai
Avenue Project located in the City of Ojai, Ventura County, California. This report includes the results of
an intensive-level pedestrian survey of all built environment resources over 45 years old within the project
site; building development and archival research; and recordation and evaluation of a commercial
property for historical significance in consideration of federal, state, and local designation criteria and
integrity requirements. As a result of the property significance evaluation, the property was recommended
not eligible for local and CRHR designation. Ms. Corder served as the principal architectural historian and
project manager for the project, performed archival research and field work, co-authored the technical
report, and provided QA/QC on all project deliverables.
Historic Built Environment Assessment for Fullerton Airport Administration and Terminal Building
Expansion Project, City of Fullerton, California (2023). South Environmental was retained to prepare
a historic built environment assessment report in support of the Fullerton Administration and Terminal
Building Expansion Project located in the City of Fullerton at the Fullerton Municipal Airport. The purpose
of the project was to determine if the proposed project would result in adverse effects to historic
properties located within the project’s Area of Potential Effects (APE). This report was prepared in
conformance with the requirements of Section 106 of the National Historic Preservation Act (NHPA) and
its implementing regulation Title 36 Code of Federal Regulations (CFR) Part 800. The report included an
intensive-level pedestrian survey, development and archival research, development of an appropriate
historic context, and recordation and evaluation of one built environment resource within the project APE
over 50 years old that had not been previously evaluated for historical significance. As a result of this
139
Sarah Corder, MFA Resume, Page 3
study, the property was found not eligible for the NRHP. Ms. Corder served as the principal architectural
historian for the project, performed archival research, and co-authored the report.
Historical Significance Evaluation for the 12217 Rosecrans Avenue Project, City of Norwalk,
California (2023). South Environmental was retained to prepare a historical significance evaluation for a
residential property that was constructed in 1928. The evaluation included the results of an intensive-
level, pedestrian survey of the project site by a qualified architectural historian; building development and
archival research; and recordation and evaluation of one property for historical significance in
consideration of NRHP and CRHR criteria and integrity requirements. As a result of the property
significance evaluation, the property was recommended not eligible for designation. Ms. Corder served
as the principal architectural historian for the project and provided QA/QC on all project deliverables.
Historic Built Environment Assessment for the 727 South East Street Project, City of Anaheim,
California (2023). South Environmental was retained to prepare a historic built environment assessment
for the 727 South East Street Project within the City of Anaheim. The analysis included the results of an
intensive-level, pedestrian survey of the project site by a qualified architectural historian; building
development and archival research; and recordation and evaluation of one property for historical
significance in consideration of CRHR and City of Anaheim criteria and integrity requirements. As a result
of the property significance evaluation, the property was recommended not eligible for local and CRHR
designation. Ms. Corder served as the principal architectural historian for the project and provided QA/QC
on all project deliverables.
Historic Built Environment Assessment for the 1170 Pedro Street Project, City of San José,
California (2023). South Environmental was retained to prepare a historic built environment assessment
for the San José Swim and Racquet Club that was constructed in 1957 within the City of San José. The
assessment included the results of an intensive-level, pedestrian survey of the project site; building
development and archival research; and recordation and evaluation of one property for historical
significance in consideration of CRHR and City of San José criteria and integrity requirements. As a result
of the property significance evaluation, the property was recommended not eligible for local and CRHR
designation. Ms. Corder served as the principal architectural historian for the project and provided QA/QC
on all project deliverables.
Historic Built Environment Assessment for the 710-818 East Katella Avenue Project, City of
Anaheim, California (2023). South Environmental was retained to prepare a historic built environment
assessment for a commercial building that was constructed in 1965 within the City of Anaheim. The
assessment included the results of an intensive-level, pedestrian survey of the project site; building
development and archival research; and recordation and evaluation of one property for historical
significance in consideration of CRHR and City of Anaheim criteria and integrity requirements. As a result
of the property significance evaluation, the property was recommended not eligible for local and CRHR
designation. Ms. Corder served as the principal architectural historian for the project, co-authored the
report, and provided QA/QC on all project deliverables.
Historic Structures and Sites Report for 17-21 West Montecito Street Project, City of Santa Barbara,
California (2023). South Environmental was retained by a private property owner to evaluate two
properties identified as 17 and 21 West Montecito Street within the City of Santa Barbara. This project
included an intensive-level, pedestrian survey of the project site by a qualified architectural historian,
building development and archival research; coordination with the City; and recordation of two
commercial properties. As a result of this study, it was uncovered that the properties served as historical
motorcycle and automobile shops for many years. As a result of the compromised integrity of the
properties, they were found not eligible for designation at the local level.
140
Email: lcarias@southenvironmental.com
Mobile: 310-809-4696
EDUCATION
M.A., Public History,
California State University,
Sacramento, 2006
B.A., History and Chicano
Studies, California State
University, Dominguez Hills,
2003
PROFESSIONAL
AFFILIATIONS
California Preservation
Foundation
Society of Architectural
Historians
National Trust for Historic
Preservation
Laura G. Carías, MA
SENIOR ARCHITECTURAL HISTORIAN
Laura Carías has over 17 years of experience in the field of historic and
cultural resources evaluation, identification, documentation, and
preservation Ms. Carías specialized in historic resources assessments
including historic significance evaluation in consideration of the California
Register of Historical Resources (CRHR), and the National Register of Historic
Places (NRHP), and local-level evaluation criteria. She also has experience in
intensive-level field surveys, historic structure reports, design consultation,
conformance with the Secretary of the Interior’s Standards for the Treatment
of Historic Properties, Historic American Buildings Survey and Historic
American Engineering Record documentation, local Mills Act contracts, and
local, state, and nation landmark designations.
Ms. Carías meets the Secretary of the Interior’s Professional Qualification
Standards for both Architectural History and History. She has experience
preparing environmental compliance documentation in support of projects
that fall under the California Environmental Quality Act (CEQA/National
Environmental Quality Act (NEPA), and Section 106 of the National Historic
Preservation Act (NHPA).
EXPERTISE
• CEQA, NEPA, and Section 106 of the NHPA compliance
documentation in consideration of impacts to historical resources,
and historic properties
• Historic resource significance evaluations in consideration of NRHP,
CRHR, and local designation criteria
• Project design review for conformance with the Secretary of the
Interior’s Standards
• Preparation of archival documentation for HABS/HAER/HALS
• Historic Structure Reports
• Historic Preservation Certification Part 1 and 2 Tax Credit
Applications
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Laura G. Carías, MA Resume, Page 2
RECENT PROJECT EXPERIENCE
Historical Significance Evaluation Report for 54 East Stanley Avenue, Ventura, California (2023).
South Environmental was retained to complete a Historical Significance Evaluation Report for the
residence located at 54 East Stanley Avenue in the City of Ventura, Ventura County, California. The subject
residence at 54 East Stanley Avenue was recorded and evaluated for historical significance on the
appropriate set of State of California Department of Parks and Recreations Series 523 forms (DPR Forms)
in consideration of National Register of Historic Places (NRHP), California Register of Historical Resources
(CRHR), and City of Ventura Historic Landmarks & Districts designation criteria and integrity requirements.
As a result of the field survey, archival research, and historical significance evaluation, subject property
was found not eligible under all NRHP, CRHR, and local designation criteria due to a lack of significant
historical associations, a lack of architectural merit, and poor integrity. Based on this finding, no historical
resources, as defined by CEQA, were identified. Ms. Carías served as the senior architectural historian,
primary report author and completed field work and archival research for the property.
Historical Significance Evaluations for the Orange-San Antonio Multi-family Residential Project,
City of Long Beach, California (2023). South Environmental was retained to prepare two historical
significance evaluations in support of the Orange-San Antonio Multi-family Residential Project (project)
in the City of Long Beach, California. The purpose of the evaluations is to determine if the two historic-
age commercial buildings located within the proposed project site are considered “historical resources”
as defined in California Environmental Quality Act (CEQA) Guidelines § 15064.5 for historical resources.
Two commercial buildings over 45 years old were identified within the project site: 1140-1154 East San
Antonio Drive and 4501-4515 Orange Avenue. Both buildings were found not eligible under all state and
local designation criteria due to a lack of significant historical associations and architectural merit.
Therefore, neither building is a “historical resource” as defined by CEQA. Ms. Carías served as senior
architectural historian and author for the report.
Historic Built Environment Evaluation Report for 1442 North Dale Avenue Project, Anaheim,
Orange County, California (2022). South Environmental was retained to prepare a historic built
environment assessment report for the City of Burlingame in support of the 1442 North Dale Avenue
Project. One resource, a single-family resource and associated ancillary buildings, were identified within
the proposed project area. The entire property was recorded and evaluated for historical significance in
consideration of CRHR and the City of Anaheim’s Mills Act Program Guidelines. The property was found
not eligible under all designation criteria due to a lack of significant historical associations and integrity.
The proposed project was found to have a less than significant impact on historical resources under CEQA.
Historical Resources Evaluation Report for the I-5 Improvement Project (San Diego County Line to
Avenida Pico), City of San Clemente, Orange County, California (2022). South Environmental was
retained to prepare a Historical Resource Evaluation Report in support of the I-5 Improvement Project in
the City of San Clemente. South Environmental carried out a survey of the I-5 corridor from the San Diego
County line to Avenida Pico in the City of San Clemente and identified six built environment resources
over 45 years old. The resources were evaluated for historical significance in consideration of NRHP, CRHR
and City designation criteria and integrity requirements and were found not eligible under all designation
criteria and integrity requirements. The proposed project was found to have a less than significant impact
on historical resources under CEQA. Ms. Carías served as the architectural historian for the project,
performed field work, and co-authored all deliverables.
142
Public Notification Package – 435 8th Street
143
City of Hermosa Beach PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, May 21, 2024 at 7:00 PM to consider the following:
1. PARKING PLAN (23-01) AND VARIANCE (23-03) FOR A NEW 975-SQUARE-FOOT SINGLE-
FAMILY DWELLING WITH A VARIANCE TO ALLOW A NINE-FOOT GARAGE SETBACK
INSTEAD OF 17 FEET AND A VARIANCE TO ALLOW THE REQUIRED OPEN SPACE TO BE
PROVIDED IN A DIFFERENT RATIO THAN REQUIRED; AND A PARKING PLAN TO ALLOW
A RECONFIGURED GUEST PARKING SPACE AT 435 8TH STREET IN THE MULTIPLE-FAMILY RESIDENTIAL ZONE.
2. CONDITIONAL USE PERMIT AMENDMENT REQUEST (APE22-05) TO ALLOW ONSITE
SERVICE OF BEER, WINE, AND SPIRITS IN THE FIRST-FLOOR LOUNGE AREA BETWEEN
7AM AND 10PM, AND ON THE THIRD-FLOOR DECK BETWEEN 9AM AND 9PM, TO GUESTS
AND REGISTERED GUESTS ANT THEIR GUESTS, AT AN EXISTING HOTEL (H2O HOTEL)
LOCATED AT 1429 HERMOSA AVENUE, AND DETERMINATION THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA).
3. A CONDITIONAL USE PERMIT (CUP23-13) TO ALLOW A 7,214-SQUARE-FOOT
PRESCHOOL AND DAYCARE WITH AN OUTDOOR PLAY AREA AT 210 PACIFIC COAST
HIGHWAY IN THE SPECIFIC PLAN AREA (SPA) - 7 ZONE, AND DETERMINE THE PROJECT
IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) PER SECTION 15303, CLASS 3 OF THE CEQA GUIDELINES FOR A PROJECT
INVOLVING THE CONVERSION OF EXISTING STRUCTURES FROM ONE USE TO
ANOTHER.
4. A ZONE TEXT AMENDMENT (TA 24-02) TO AMEND TITLE 17 OF THE HERMOSA BEACH
MUNICIPAL CODE FOR HOUSING ELEMENT-RELATED REGULATIONS PERTAINING TO
MIXED-USE DEVELOPMENT, REVIEW PROCESSES, AND MULTI-FAMILY RESIDENTIAL
PARKING REQUIREMENTS AND DETERMINE THAT THE ZONE TEXT AMENDMENT IS
CONSISTENT WITH THE PLAN HERMOSA ENVIRONMENTAL IMPACT REPORT
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
Environmental Determination: Pursuant to the California Environmental Quality Act, the previously-adopted set of Housing-Element related Zoning Text Amendments were evaluated for consistency with the certified PLAN Hermosa Environmental Impact Report (EIR). An EIR
Addendum was prepared in September 2023, pursuant to CEQA Guidelines Section 15162. The evaluation found that the proposed ZTA would not trigger any of the conditions set forth in State CEQA Guidelines Section 15162, as the changes would not result in any new significant environmental impacts nor substantially increase the severity of any significant impacts described in the PLAN Hermosa EIR, certified on August 22, 2017. ZTA 24-02 was evaluated in accordance with the Addendum and found to be consistent with prior findings.
SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council Chambers
located at 1315 Valley Drive, Hermosa Beach, 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, email or letter
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:
144
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 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 prior to the meeting to ensure your public participation. 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 and visit the Agendas/Minutes/Videos page 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 email the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the above-listed departments at, or prior to, the public meeting. FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-0235 or CommunityDevelopment@hermosabeach.gov. Department hours are 7:00 AM to 6:00 PM, Monday-Thursday. A copy of the agenda and staff report(s) will be available for public review 72 hours in advance of the meeting on the City’s website at www.hermosabeach.gov. Carrie Tai, AICP Director of Community Development
145
146
147
Maddie O’Connor
148
Kris Kimble
1621 Loma Dr. We have lived in Hermosa Beach for nearly 20 years and I consult in the transportation electrification
industry. Car size, desired use of public transportation, and minimum/maximum parking requirements are being
rethought throughout the world and particularly in dense urban areas...I believe this property is a perfect example
of an improvement to our city while addressing larger societal shifts AND without sacrifice or impact to the
community. I believe this variance is a reasonable and responsible request.
149
Lacy Kuester
I support the applicants’ petition for variances, which seem fair and appropriate given the unique situation and
proportions of their lot. Their plans for a small family home look well-designed and would be a welcome upgrade
on 8th street.
150
Mason Schuler
626 Sunset Dr - Strongly support for the following reasons:
Parking Improvements: The proposed garage setback and reconfigured guest parking space are smart solutions
given the small lot size. This should improve the current parking situation, where the residents currently take up
existing street parking as they have no other option, reducing the strain on public parking spaces in our very busy
8th St corridor, where guest parking is already at an extreme premium. This alone should be enough to approve the revised plans that clearly try to balance around legacy requirements that most likely were not written to with properties like this in mind.
Allowing this plan appears to make good 'common sense' when looking at the lot size, the existing space, the changes made when the side walk was constructed which removed the prior street parking on 8th, contributing to
the parking situation. I personally appreciate the sidewalk that was put in for the broader community, and
making this adjustment is an easy opportunity to support a resident/homeowner making a completely reasonable
request.
Creative Use of Space: The project’s approach to open space, especially by using space up against a multi-family
that will not inhibit any other neighbors. By reconfiguring the required open space and making good use of the
roof deck, the plan looks like it improves the space for the owners and maximizes the limited lot are in a simple
non-intrusive way.
While the existing house dates back to 1923, the historical resource report shows that it doesn’t hold significant
historical or architectural value. One look at the house while driving by will also confirm, that this makes way for
an updated build that can better serve our community’s needs without losing any heritage, or specific architectural history.
Alignment with PLAN Hermosa: The proposed home fits well with the goals and policies of PLAN Hermosa. In accordance with life post-covid to those who work remotely, it promotes LOCAL urban living, mimics the neighborhood’s character without building a large overpowering building as so many other approved projects, and
provides much-needed private open space while improving public safety on 8th, removing the patio extending
into the right-of-way.
This proposed plan allows for a creative space that supports raising a local family, keeping long time residents
local, supported and contributing in a way that keeps Hermosa, Hermosa.
Regards - Mason
151
Debi Aggers
535 24th Pl We live in the sand section and my husband's business is on Cypress in the Light Industrial zone near
this property. The plan looks like a great use of space considering that there isn't much space to utilize. Adding in
a small parking space off the street allows for less public parking to be used. This area is extremely tight, and
this solves some apparent parking and space issues for the applicant.
152
Erika Langetieg Newman
We strongly support the applicant's proposed changes. The addition of a garage and guest parking space is especially
beneficial to surrounding neighbors in that it allows for fewer cars to congest our limited street parking along 8th
Street. The plan looks like a great improvement to their existing space and will certainly allow the applicant better
quality of life with optimized living space and more sunlight, considering the adjacent homes are already multi-
level and appear to shield a lot of their natural sunlight. The plan is sensible and appropriate for the lot.
153
Dave Fulton
I am in support of approving the variances. Given the lot size and location, the proposed design seems to good
use of both.
154
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0199
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 21, 2024
CONDITIONAL USE PERMIT AMENDMENT REQUEST (APE 22-05) TO ALLOW ON-SITE
SERVICE OF BEER, WINE, AND SPIRITS IN THE FIRST-FLOOR LOUNGE AREA FROM 7 A.M.-
10 P.M., AND ON THE THIRD-FLOOR DECK FROM 9 A.M.-9 P.M. TO GUESTS AND
REGISTERED GUESTS AND THEIR GUESTS, AT AN EXISTING HOTEL (H2O HOTEL) LOCATED
AT 1429 HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL (C-2) ZONE, AND
DETERMINE THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA).
(Assistant Planner Johnathon Masi)
Recommended Action:
Staff recommends that the Planning Commission:
1.Determine the project is categorically exempt from the California Environmental Quality Act
(CEQA); and
2.Approve a Conditional Use Permit (CUP)amendment (APE 22-05)to allow on-site service of
beer,wine,and spirits in the first-floor lounge between 7 a.m.-10 p.m.,and third-floor deck
between 9 a.m.and 9 p.m.,to guests and guests of guests,at an existing hotel at 1429
Hermosa Avenue (H2O), subject to conditions.
Executive Summary:
At its July 13,2021 meeting,City Council adopted Resolution 21-7292 (Attachment 7),approving a
CUP Amendment to allow on-site service of beer and wine within the first-floor lounge of a boutique
hotel,limited to registered guests only.On December 15,2022,the applicant filed an application for a
CUP amendment,to allow full on-site service of beer,wine,and distilled spirits in the first-floor lounge
between 7 a.m.and 10 p.m.,and the third-floor deck area between 9 a.m.and 9 p.m.,for registered
guests and their guests.
Background:
The Planning Commission adopted Resolution 15-25 (Attachment 4)at its October 20,2015
meeting,approving a Precise Development Plan (PDP 15-11)to allow a new 30,250-square-foot
hotel with 30 guest rooms and common areas;a Conditional Use Permit (CUP 15-10)to allow on-
sale general alcohol for hotel guests in guest rooms restricted to mini-bars;and a Parking Plan
City of Hermosa Beach Printed on 5/21/2024Page 1 of 10
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Staff Report
REPORT 24-0199
(PARK 15-7) to allow a valet program, with parking in a tandem configuration.
At its July 16,2019 meeting,the Planning Commission adopted Resolution 19-10,amending PDP 15
-11 to include a condition extending the term of expiration for the building permits for the project,until
September 2, 2020.
At its April 20,2021 meeting,the Planning Commission adopted Resolutions 21-03 and 21-04 (
Attachments 5 and 6),denying a CUP amendment (CUP 20-08)request to provide on-sale service
and consumption of beer,wine,and spirits indoors only,for registered guests,seven-days a week
between 7 a.m.-10 p.m.,and approving a Parking Plan amendment (PARK 20-05)to allow the hotel
to charge for onsite parking.
At its July 13,2021 meeting,City Council held a hearing reconsidering the Planning Commission’s
decision to deny a CUP amendment to allow onsite sale,service,and consumption of general alcohol
within the lounge.After the City Council continued this item from the May 25,2021 meeting,the
applicant revised the request to only request beer and wine.The City Council adopted Resolution 21-
7292 (Attachment 7),approving the applicant’s revised request to approve an amendment allowing
on-site service of beer and wine,indoors within the first-floor lounge area only,limited to registered
guests.The approval permitted the continued use of the first floor lounge,second floor multi-purpose
room,and third-floor outdoor deck,by registered guests and their guests,with the addition of alcohol
service in the first-floor lounge area.
The applicant submitted an application on December 15,2022 for a CUP amendment request (APE
22-05)to:(1)expand alcohol service from beer and wine only to full onsite service of beer,wine,and
distilled spirits in the first-floor lounge between 7 a.m.-10 p.m.;(2)to allow service of alcohol on the
third-floor deck area between 9 a.m.and 9 p.m.;and (3)to allow service of alcohol to registered
guests and their guests.Through the course of review,the scope of the request changed from
alcohol service to the public to registered guests and their guests only.
The property is developed with a 30,250-square-foot hotel with 30 guest rooms and common areas.
The business currently holds a Type 70,On-Sale General -Restrictive Service,license from the
Alcoholic Beverage Control (ABC),which allows the “sale or furnishing of beer,wine and distilled
spirits for consumption on the premises to the establishment’s overnight transient occupancy guests
or their invitees.This license is normally issued to “suite-type”hotels and motels,which exercise the
license privileges for guests’“complimentary”happy hour.Minors are allowed on the premises.”
Though the property currently holds a Type 70 license,the existing CUP limits sale of alcohol to beer
and wine only and prohibits service of alcohol to anyone other than registered guests.
Past Board, Commission and Council Actions
Meeting Date Description
October 20, 2015 Planning Commission adopted Resolution 15-25, approving
PDP 15-11; CUP 15-10, and Parking Plan 15-7 to allow
construction of a new hotel with mini bar alcohol service, and
a valet program with parking in tandem.
July 16, 2019 Planning Commission adopted Resolution 19-10, approving a
time extension with an expiration date of September 2, 2020.
March 16, 2021 Planning Commission holds a public hearing for a CUP
amendment (CUP 20-08) to allow onsite service of beer, wine,
and spirits, indoors only, for registered guests, as well as a
Parking Plan amendment (PARK 20-05) to allow the hotel to
charge for onsite parking. Planning Commission directed staff
to bring a resolution of denial to its April 20, 2021 meeting.
April 20, 2021 Planning Commission adopts Resolutions 23-03 and 23-04,
approving a Parking Plan amendment (PARK 20-05) to allow
for the hotel to charge for onsite parking, and denying a CUP
amendment (CUP 20-08) that would allow onsite service of
beer, wine, and spirits, indoors only, for registered guests.
May 25, 2021 City Council holds a public hearing to reconsider Planning
Commission denial of a CUP amendment. The item is
continued to the July 13, 2021 City Council meeting.
July 13, 2021 City Council reconsiders Planning Commission denial of a
CUP amendment (CUP 20-08). The applicant formally revised
their request to only allowing service of beer and wine,
indoors only, for registered guests. City Council approves a
CUP amendment, allowing onsite service of beer and wine, in
the first-floor lounge, to registered guests only.
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Meeting Date Description
October 20, 2015 Planning Commission adopted Resolution 15-25, approving
PDP 15-11; CUP 15-10, and Parking Plan 15-7 to allow
construction of a new hotel with mini bar alcohol service, and
a valet program with parking in tandem.
July 16, 2019 Planning Commission adopted Resolution 19-10, approving a
time extension with an expiration date of September 2, 2020.
March 16, 2021 Planning Commission holds a public hearing for a CUP
amendment (CUP 20-08) to allow onsite service of beer, wine,
and spirits, indoors only, for registered guests, as well as a
Parking Plan amendment (PARK 20-05) to allow the hotel to
charge for onsite parking. Planning Commission directed staff
to bring a resolution of denial to its April 20, 2021 meeting.
April 20, 2021 Planning Commission adopts Resolutions 23-03 and 23-04,
approving a Parking Plan amendment (PARK 20-05) to allow
for the hotel to charge for onsite parking, and denying a CUP
amendment (CUP 20-08) that would allow onsite service of
beer, wine, and spirits, indoors only, for registered guests.
May 25, 2021 City Council holds a public hearing to reconsider Planning
Commission denial of a CUP amendment. The item is
continued to the July 13, 2021 City Council meeting.
July 13, 2021 City Council reconsiders Planning Commission denial of a
CUP amendment (CUP 20-08). The applicant formally revised
their request to only allowing service of beer and wine,
indoors only, for registered guests. City Council approves a
CUP amendment, allowing onsite service of beer and wine, in
the first-floor lounge, to registered guests only.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan Recreational Commercial
(RC)
Zoning Downtown Commercial (C-
2)
Lot Size 11,526 sq. ft.
Existing Square Footage 30,250 sq. ft. (with 30 guest
rooms)
Surrounding Zoning North:C-2/R-3
East:R-3
South:C-2
West:R-3
Surrounding Uses North:Commercial/Residential
East:Residential
South:Commercial
West:Residential
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Site InformationGeneral Plan Recreational Commercial
(RC)
Zoning Downtown Commercial (C-
2)
Lot Size 11,526 sq. ft.
Existing Square Footage 30,250 sq. ft. (with 30 guest
rooms)
Surrounding Zoning North:C-2/R-3
East:R-3
South:C-2
West:R-3
Surrounding Uses North:Commercial/Residential
East:Residential
South:Commercial
West:Residential
Other Site Information/History:
The property is located in the Downtown Commercial (C-2)Zone.The subject site is bound by 15th
Court to the south,Hermosa Avenue to the east,and 15th Street to the north.The property is within
the Coastal Zone, and is subject to the Coastal Act, California Public Resources Code, Division 20.
Project Description:
The project proposes to expand service of alcohol to registered guests and their guests,consistent
with the provisions of their Type 70 license,and allow sale and consumption of alcohol on the third-
floor deck.The project does not propose any physical changes to the site,nor changes to the
allowable occupancy in the first-floor lounge,second-floor multi-purpose room,and third-floor outdoor
deck.
Discussion:
The project does not propose physical changes to the existing hotel,or modification to Planning
Commission Resolution 15-25,Conditions 15 and 16 concerning the maximum capacity of common
areas,and entertainment provided on the third-floor deck.Rather,the project proposes modifying
Condition 14 of City Council Resolution 21-7292,to expand service of alcohol to registered guests
and their guests,consistent with the provisions of their Type 70 license,and allow sale and
consumption of alcohol on the third-floor deck.Further,the project proposes modifying Condition 16
of Planning Commission Resolution 15-25 to reduce hours of the third-floor deck,from 7 a.m.-10
p.m. to 9 a.m.- 9 p.m.
The first-floor lounge area and third-floor deck are existing spaces utilized by registered guests and
their guests during the approved hours of operation.Consistent with City Council Resolution 21-7292
(Attachment 7)the hotel currently offers beer and wine to registered guests in the first-floor lounge
only.Further,Planning Commission Resolution 15-25 requires that no more than 20 people occupy
the first-floor lounge, second-floor multi-purpose room, or third-floor outdoor deck at any one time.
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The applicant is not proposing any change to the existing limited-use occupancy of the first-floor
lounge,second-floor multi-purpose room,or third-floor outdoor deck.The applicant proposes to
expand service in the first-floor lounge to include spirits,and to allow full service of alcohol on the
third-floor deck.The applicant proposes maintaining service in the first-floor lounge between 7 a.m.-
10 p.m.,and to reduce any potential impacts to adjacent properties,proposes limiting alcohol service
on the third-floor deck to 9 a.m.-9 p.m.To access either the first-floor lounge or the third-floor
outdoor deck,visitors must pass through the lobby area,where a staff member is present to greet
them.
As part of the review process,the application was routed to the Police Department for comments (
Attachment 3).Between April 2023 and April 2024,the Police Department had 12 calls for service to
the business excluding alarm calls.There were no incidents that were cause for significant concern.
Specifically,calls for service for the property included illegal parking in the right-of-way,found
property,and minor disturbances.Several of the calls were either unfounded or could not be located
by the responding Officer and cleared without further incident.
Findings:
Hermosa Beach Municipal Code (HBMC)Section 17.40.020 outlines general criteria for all uses
which require a CUP.
Distance from existing residential uses;
The project site is located on Hermosa Avenue in the C-2 zone.Multi-family residences are located to
the northwest,and west of the site as well as to the east on the opposite side of Hermosa Avenue.
The residences located directly adjacent to the property are buffered from the site,as the entrance to
the property is located on the east side of the building,and the only exterior service of alcohol is
located on a third-floor deck which faces north and east.The applicant is proposing a reduction of
service hours within the outdoor area.
The amount of existing or proposed off-street parking facilities,and its distance from the
proposed use;
The property is subject to a Parking Plan per Planning Commission Resolutions 15-25 and 21-03.
The property offers 37 parking spaces and proposes no change to the provision,or operation of,
existing facilities.City Council Resolution 21-7292 maintained both registered guests and their guests
are permitted in the first-floor lounge area,second-floor multi-purpose room,and the third-floor
outdoor deck.The proposed modification does not expand the number of individuals in any of the
three areas beyond what was previously approved.
Location of and distance to churches, schools, hospitals and public playgrounds;
The proposed change to the hotel will not affect neighboring schools,churches,and community
centers due to the distance and limited alcohol operations of the establishment.Hermosa ValleyCity of Hermosa Beach Printed on 5/21/2024Page 5 of 10
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centers due to the distance and limited alcohol operations of the establishment.Hermosa Valley
School is located 0.7 miles to the east,Christian Science Church is located 0.1 miles to the east,and
the Community Center is located 0.9 miles to the east.The distance between the establishment and
the various uses provides a buffer to minimize impacts.Additionally,the hotel proposes restricted
service of alcohol to registered guests and their guests.
The combination of uses proposed;
The proposed use modification is consistent with the desired development pattern and uses within
the C-2 zone.The proposed modification will provide more amenities for visitors in the Downtown
District,to bolster the City’s economic base,with minimal impact on adjacent properties.Specifically,
allowing alcohol on the third-floor deck,in a manner which considers adjacent residential properties,
will allow the business to fully utilize its close proximity to the coast.
Precautions taken by the owner or operator of the proposed establishment to assure the
compatibility of the use with surrounding uses;
The existing hotel is subject to conditions prescribed by Planning Commission Resolution 15-25 and
City Council Resolution 21-7292.The applicant is proposing a reduction of hours on the third-floor
deck from between 7 a.m.-10 p.m.,to 9 a.m.-9 p.m.Further,the applicant is not proposing any
changes to existing conditions limiting the number of customers in the first-floor lounge,second-floor
multi-function room, and third-floor deck at any time.
The relationship of the proposed business-generated traffic volume and the size of streets
serving the area;
The proposed modification would not affect existing streets or significantly impact traffic volume,as
the proposal involves no change in the hotel capacity and intensity.The modification includes
expanding existing alcohol service to include beer,wine,and distilled spirits to registered guests and
their guests.The property previously received approval to allow registered guests and their guests in
the first-floor lounge area,second-floor multi-purpose area,and the third-floor outdoor deck.The
proposed modification will not expand services to anyone beyond individuals already allowed in the
above spaces.
The proposed exterior signs and decor,and the compatibility thereof with existing
establishments in the area;
The project proposes no change to the exterior signs or décor.As such,aesthetics would continue to
remain compatible with existing establishments in the area.
The number of similar establishments or uses within close proximity to the proposed
establishment;
There are two similar establishments nearby with existing Type 70 licenses.
Hotel Name Address Alcoholic Beverage
Control License Type
CUP Provisions
Beach House 1300 The Strand Type 70 On-sale alcohol in guest
rooms (mini-bars) and in
meeting rooms. Hours
not specified.
Sea Sprite Hotel 1016 The Strand Type 70 No CUP conditions
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Hotel Name Address Alcoholic Beverage
Control License Type
CUP Provisions
Beach House 1300 The Strand Type 70 On-sale alcohol in guest
rooms (mini-bars) and in
meeting rooms. Hours
not specified.
Sea Sprite Hotel 1016 The Strand Type 70 No CUP conditions
Noise, odor, dust and/or vibration that may be generated by the proposed use;
The proposed modification would not generate a significant change in noise,odor,dust and/or
vibration,as the proposal involves no change in the hotel capacity and intensity.Further,the
applicant is proposing a reduction in hours of operation for the outside deck from between 7 a.m.-10
p.m. to 9 a.m.- 9 p.m.
Impact of the proposed use to the city’s infrastructure, and/or services;
The existing hotel use and capacity would be maintained,and the current infrastructure is adequate.
Since opening in 2020,the property has had no complaints concerning utilities and services.The
existing infrastructure will be sufficient and there are no anticipated impacts.
Will the establishment contribute to a concentration of similar outlets in the area;
The requested modification would not add to the concentration of similar outlets in this area because
the project does not propose public service.Further,hotel uses with alcohol are not common in the
Downtown District.
Other considerations that,in the judgment of the planning commission,are necessary to
assure compatibility with the surrounding uses, and the city as a whole.
No other issues are identified.
Recommendation:
Staff recommends approval of the CUP as the aforementioned findings can affirmatively be made in
support of the request with the incorporation of conditions of approval (Attachment 1).The draft
conditions of approval include the following general provisions applicable to on-sale alcohol sales:
·The establishment shall not adversely affect the welfare of the residents,and/or commercial
establishments nearby.
·The business shall prevent loitering,unruliness and boisterous activities of the patrons outside
the business or in the immediate area.
·The Police Chief may determine that a continuing police problem exists and may,subject to
appeal to the Planning Commission,direct the presence of a police-approved doorman and/or
security personnel to eliminate the problem.An appeal to the Planning Commission shall be
heard within sixty (60)days of filing the appeal.The Police Chief’s determination will not be
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heard within sixty (60)days of filing the appeal.The Police Chief’s determination will not be
stayed during the pendency of the appeal.If the problem persists,the Police Chief then shall
submit a report to the Planning Commission,which will automatically initiate a review of the
conditional use permit.
·The exterior of the premises shall be maintained in a neat and clean manner and maintained
free of graffiti at all times.
In addition to the general provisions,the following highlights a few additional conditions of approval
necessary to ensure the use is operated in a manner compatible with its surroundings.The proposed
conditions may modify existing conditions the property is subject to, where applicable:
·Any changes to the interior or exterior layout which alter the primary function of the business
shall be subject to review and approval by the Planning Commission.
·Alcoholic beverage service shall be available for registered guests and their guests only.
·Service of alcohol is limited to the first-floor lounge and the third-floor deck.
·Live entertainment (including but not limited to amplified music, disc jockeys, live music
whether acoustic or amplified, and live performances of all kinds) is prohibited.
a.Speakers,televisions,or any device that may generate noise inconsistent with the
nature of this approval are explicitly prohibited on the third-floor deck.
·The lounge area on the first floor,and the multi-function room on the second floor may be
utilized between 7 a.m.-10 p.m.,seven days per week.The third-floor deck may be utilized
between 9 a.m.and 9 p.m.,seven days per week.Each of these spaces may be occupied by
not more than 20 people at any one time,(excluding staff)unless further restricted by code.
These three spaces may be used for activities limited to registered guests and their guests.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency with the City’s
General Plan. Relevant Policies are listed below:
General Plan Consistency
Land Use Element Findings
Goal 1.Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life
for residents.
The proposal put forth is consistent with
policy 1.5, as the project promotes quality
coastal uses, with minimal impact to adjacent
residential properties. Specifically, the project
proposes serving alcohol to registered guests
and their guests only, ensuring visitors can
enjoy the full accommodations of a hotel
without generating a nuisance for adjacent
residential properties.
Policy 1.7 Balance resident and visitor
needs.Ensure land uses and businesses
provide for the needs of residents as well
as visitors.
Goal 4.A variety of corridors throughout
the city provide opportunities for
shopping, recreation, commerce,
employment and circulation.
The project is consistent with policy 4.8.
Specifically, the applicant proposes reduced
hours on the third-floor deck to minimize
noise impacts to adjacent properties. Further,
the service of alcohol is limited to registered
guests and their guests, with no more than
20 persons present in either the first-floor
lounge or the third-floor deck at any time,
excluding staff.
Policy 4.8 Neighborhood buffer.
Encourage all commercial property
owners bordering residential areas to
mitigate impacts and use appropriate
landscaping and buffering of residential
neighborhoods.
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General Plan Consistency
Land Use Element Findings
Goal 1.Create a sustainable urban form
and land use patterns that support a
robust economy and high quality of life
for residents.
The proposal put forth is consistent with
policy 1.5, as the project promotes quality
coastal uses, with minimal impact to adjacent
residential properties. Specifically, the project
proposes serving alcohol to registered guests
and their guests only, ensuring visitors can
enjoy the full accommodations of a hotel
without generating a nuisance for adjacent
residential properties.
Policy 1.7 Balance resident and visitor
needs.Ensure land uses and businesses
provide for the needs of residents as well
as visitors.
Goal 4.A variety of corridors throughout
the city provide opportunities for
shopping, recreation, commerce,
employment and circulation.
The project is consistent with policy 4.8.
Specifically, the applicant proposes reduced
hours on the third-floor deck to minimize
noise impacts to adjacent properties. Further,
the service of alcohol is limited to registered
guests and their guests, with no more than
20 persons present in either the first-floor
lounge or the third-floor deck at any time,
excluding staff.
Policy 4.8 Neighborhood buffer.
Encourage all commercial property
owners bordering residential areas to
mitigate impacts and use appropriate
landscaping and buffering of residential
neighborhoods.
Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA),the proposed project qualifies for a
Class One categorical exemption,Existing Facilities as defined in section 15301 of the CEQA
Guidelines,as it consists of a minor alteration to an existing use.Moreover,none of the exceptions to
the categorical exemption(s)apply,nor would the project 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.
Public Notification:
For the May 21,2024 Planning Commission hearing,a total of 886 public hearing notices were
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For the May 21,2024 Planning Commission hearing,a total of 886 public hearing notices were
mailed to the applicant,and occupants and property owners of properties within a 500-foot radius on
May 9,2024.A legal ad was published on May 9,2024 in the Beach Reporter,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
17.68.050.Public notification materials are included as Attachment 10.As of the writing of the
report, staff has received no public comments.
Attachments:
1.Draft Resolution #24-07
2.Project Narrative
3.SUPPLEMENTAL - Site Plans
4.Police Department Memo
5.Planning Commission Resolution 15-25
6.Planning Commission Resolution 21-03
7.Planning Commission 21-04
8.City Council Resolution 21-7292
9.Zoning Map
10.Public Notification Package
11.Link to October 20, 2015 Planning Commission Staff Report
12.Link to July 16, 2019 Planning Commission Staff Report
13.Link to March 16, 2021 Planning Commission Staff Report
14.Link to April 20, 2021 Planning Commission Staff Report (Parking Plan)
15.Link to April 20, 2021 Planning Commission Staff Report (CUP Amendment)
16.Link to May 25, 2021 City Council Staff Report
17.Link to July 13, 2021 City Council Staff Report
18.SUPPLEMENTAL - Jessica Accamando eComment 5/16/24
19.SUPPLEMENTAL - Fiona Fleming eComment 5/17/24
20.SUPPLEMENTAL - Michelle Crispin eComment 5/20/24
21.SUPPLEMENTAL - Raymond Dussault eComment 5/21/24
22.SUPPLEMENTAL - Laura Pena eComment 5/21/24
Respectfully Submitted by: Johnathon Masi, Assistant Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Director
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Page 1 of 11 RES NO. 24-07
CITY OF HERMOSA BEACH
RESOLUTION NO. 24-07
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE
PERMIT AMENDMENT (APE 22-05) TO EXPAND ALCOHOL SERVICE TO
INCLUDE BEER, WINE, AND DISTILLED SPIRITS SERVED TO REGISTERED
HOTEL GUESTS AND THEIR GUESTS ONLY, INCLUDING SERVING
ALCOHOL IN A FIRST-FLOOR LOUNGE FROM 7 A.M. - 10 P.M., AND ON
A THIRD-FLOOR DECK, FROM 9 A.M. - 9 P.M. AT AN EXISTING HOTEL
LOCATED AT 1429 HERMOSA AVENUE (H2O), AND DETERMINING THAT
THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
WHEREAS, on October 20, 2015, the Planning Commission, adopted
Resolution 15-25, approving PDP 15-11; CUP 15-10, and Parking Plan 15-7 to allow
construction of a new hotel with mini bar alcohol service, and a valet program
with parking in tandem; and
WHEREAS, on July 16, 2019, the Planning Commission, adopted Resolution
19-10, extending the term of expiration for the building permits for the project,
until September 2, 2020; and
WHEREAS, on April 20, 2011, the Planning Commission, adopted
Resolutions 21-03 and 21-04, denying a CUP amendment (CUP 20-08) request to
provide on-sale service and consumption of beer, wine, and spirits indoors only,
for registered guests, seven-days a week between 7 a.m. – 10 p.m., and
approving a Parking Plan amendment (PARK 20-05) to allow the hotel to charge
for onsite parking; and
WHEREAS, on July 13, 2011, City Council, held a public hearing to
reconsider the Planning Commission’s decision to deny CUP 20-08, and
continued the item to its May 25,2021 meeting; and
WHEREAS, on July 13, 2011, City Council, adopted Resolution 21-7292,
approving the applicant’s revised request to approve an amendment allowing
on-site service of beer and wine, indoors within the first-floor lounge area only,
limited to registered guests; and
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Page 2 of 11 RES NO. 24-07
WHEREAS, an application was filed on December 15, 2022 by the
applicant Anand Chhabria, requesting Planning Commission approval of an
amendment to a Planning Entitlement (APE22-05) to expand alcohol service to
include service of beer, wine, and distilled spirits to registered guests and their
guests, consistent with the parameters of the existing Conditional Use Permit
approval and Department of Alcoholic Beverage Control License Type 70 held
at an existing hotel located at 1429 Hermosa Avenue (H2O); and
WHEREAS, the Planning Commission, at its public meeting of May 21, 2024,
considered all testimony and evidence, both oral and written, that was
presented to the Planning Commission; and
WHEREAS, the project is categorically exempt from the California
Environmental Quality Act defined in CEQA Section 15301 Class 1 Existing
Facilities, as the project involves a minor change to an existing use and would
not result in a direct, or a reasonably foreseeable indirect, physical change in
the environment.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the foregoing factual findings, the Planning
Commission determined, pursuant to Hermosa Beach Municipal Code (HBMC)
Sections 17.40.020, (General criteria for all uses) and 17.40.080, (On-sale alcohol
beverage establishment) that the use as conditioned will be compatible with
the surroundings and all impacts can be reduced to an insignificant level:
A. Distance from existing residential uses:
The project site is located on Hermosa Avenue in the C-2 zone. Multi-
family residences are located to the northwest, and west of the site as
well as to the east on the opposite side of Hermosa Avenue. The
residences located directly adjacent to the property are buffered from
the site, as the entrance to the property is located on the east side of the
building, and the only exterior service of alcohol is located on a third-floor
deck which faces north and east. The applicant is proposing a reduction
of service hours within the outdoor area.
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B. The amount of existing or proposed off-street parking facilities, and its
distance from the proposed use:
The property is subject to a Parking Plan per Planning Commission
Resolutions 15-25 and 21-03. The property offers 37 parking spaces and
proposes no change to the provision, or operation of, existing facilities.
C. Location of and distance to churches, schools, hospitals, and public
playgrounds:
The proposed change to the hotel will not affect neighboring schools,
churches, and community centers due to the distance and limited
alcohol operations of the establishment. Hermosa Valley School is located
0.7 miles to the east, Christian Science Church is located 0.1 miles to the
east, and the Community Center is located 0.9 miles to the east. The
distance between the establishment and the these uses provides a buffer
to minimize impacts. Additionally, the hotel proposes restricted service of
alcohol to registered guests and their guests.
D. The combination of uses proposed:
The proposed use modification is consistent with the desired development
pattern and uses within the C-2 zone. The proposed modification will
provide more desirable accommodations for visitors in the Downtown
District, to bolster the City’s economic base, with minimal impact on
adjacent properties. Specifically, allowing alcohol on the third-floor deck,
in a manner which considers adjacent residential properties, will allow the
business to fully utilize its close proximity to the coast.
E. Precautions taken by the owner or operator of the proposed establishment
to assure compatibility of the use with surrounding uses:
The existing hotel is subject to conditions prescribed by Planning
Commission Resolution 15-25 and City Council Resolution 21-7292. The
applicant is proposing a reduction of hours on the third-floor deck from
between 7 a.m. and 10 p.m., to 9 a.m. and 9 p.m. Further, the applicant is
not proposing any changes to existing conditions limiting the number of
customers in the first-floor lounge, second-floor multi-function room, and
the third-floor deck, to 20 persons at any time.
F. The relationship of the proposed business-generated traffic volume and
the size of streets serving the area:
167
Page 4 of 11 RES NO. 24-07
The proposed modification would not affect existing streets or significantly
impact traffic volume, as the proposal involves no change in the hotel
capacity and intensity. The modification includes expanding existing
alcohol service to include beer, wine, and distilled spirits to registered
guests and their guests. The property previously received approval to
allow registered guests and their guests in the first-floor lounge area,
second-floor multi-purpose area, and the third-floor outdoor deck. The
proposed modification will not expand services to anyone beyond
individuals already allowed in the above spaces.
G. The proposed exterior signs and decor, and the compatibility thereof with
existing establishments in the area:
The project proposes no change to the exterior signs or décor. As such,
aesthetics would continue to remain compatible with existing
establishments in the area.
H. The number of similar establishments or uses within close proximity to the
proposed establishment:
There is one similar establishment nearby with an existing Type 70 license.
Hotel Name Address Alcoholic Beverage
Control License
Type
CUP Provisions
Beach House 1300 The
Strand Type 70
On-sale alcohol in
guest rooms (mini-
bars) and in meeting
rooms. Hours not
specified.
Sea Sprite
Hotel
1016 The
Strand Type 70 No CUP conditions
I. Noise, odor, dust and/or vibration that may be generated by the
proposed use:
The proposed modification would not generate a significant change in
noise, odor, dust and/or vibration, as the proposal involves no change in
the hotel capacity and intensity. Further, the applicant is proposing a
reduction in the hours of operation for the outside patio from between 7
a.m.- 10 p.m. to 9 a.m.- 9 p.m.
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J. Impact of the proposed use to the City’s infrastructure, and/or services:
The existing hotel use and capacity would be maintained, and the current
infrastructure is adequate. Since opening in 2020, the property has had no
complaints concerning utilities and services. The existing infrastructure will
be sufficient and there are no anticipated impacts.
K. Will the establishment contribute to a concentration of similar outlets in the
area:
The requested modification would not add to the concentration of similar
outlets in this area because the project does not propose public service.
Further, similar uses with alcohol are not common in the Downtown District.
L. Other considerations that, in the judgment of the planning commission,
are necessary to assure compatibility with the surrounding uses, and the
city as a whole:
No other issues are identified.
SECTION 2. Based on the evidence received at the public meeting, the Planning
Commission hereby further finds, determines, and declares that the project is
consistent with the City’s General Plan (PLAN Hermosa) because the Conditional
Use Permit Amendment is consistent with Land Use Policies 1.5, and 4.8 as shown
below.
Goal 1. Create a sustainable urban form and land use patterns that support a
robust economy and high quality of life for residents.
Policies:
1.5 Balance resident and visitor needs. Ensure land uses and businesses
provide for the needs of residents as well as visitors.
Conformity:
The proposal put forth is consistent with policy 1.5, as the project promotes
quality coastal uses, with minimal impact to adjacent residential
properties. Specifically, the project proposes serving alcohol to registered
guests and their guests only, ensuring visitors can enjoy the full
accommodations of a hotel without generating a nuisance for adjacent
residential properties.
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Goal 4. A variety of corridors throughout the city provide opportunities for
shopping, recreation, commerce, employment and circulation.
Policy:
· 4.8 Neighborhood buffer. Encourage all commercial property owners
bordering residential areas to mitigate impacts and use appropriate
landscaping and buffering of residential neighborhoods.
Conformity:
The project is consistent with policy 4.8. Specifically, the applicant
proposes reduced hours on the third-floor deck to minimize noise impacts
to adjacent properties. Further, the service of alcohol is limited to
registered guests and their guests, with no more than 20 persons present in
either the first-floor lounge or the third-floor deck at any time, excluding
staff.
Section 3. Based on the foregoing, the Planning Commission hereby approves
the subject Conditional Use Permit Amendment Case No. APE22-05 subject to
the following Conditions of Approval:
1. The project shall be substantially consistent with the application submitted
and approved by the Planning Commission on May 21, 2024.
2. The provision of alcoholic beverages shall comply with the following:
a. Management shall successfully complete ABC Licensee Education
on Alcohol and Drugs (LEAD) training and Responsible Beverage
Servers Training, or equivalent as determined by Police Chief. All
employees engaged in the sale or service of alcoholic beverages
shall complete Responsible Beverage Service Training, or equivalent
as determined by the Police. The business shall maintain records
that management and employees have participated in the required
trainings. Records shall be maintained for two years after training.
b. Exterior signage or any other form of outside promoting or
advertising referencing any food and/or beverage products sold is
prohibited.
c. The hotel shall only provide alcoholic beverage services to
registered guests and their guests.
d. All alcoholic beverages shall be served in non-disposable drink
ware.
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e. Service of alcohol is limited to the first-floor lounge and the third-
floor deck.
f. The business with on-sale alcoholic beverage service may be
subject to a periodic review process established by the City to verify
conformance with the conditions of approval.
g. The following signs shall be posted in a conspicuous location in a
readily visible manner, warning patrons of the illegality of selling
alcoholic beverages to persons under twenty-one years of age,
loitering and drinking within the public realm, and removing
alcoholic beverages from the premises, and carrying:
i. “California State Law prohibits the sale of alcoholic beverages
to persons under twenty-one years of age.”
ii. “No Loitering or Public Drinking”
iii. “It is illegal to possess an open container of alcohol in the
vicinity of this establishment.”
iv. Signs shall be posted compliant with Hermosa Beach
Municipal Code (HBMC) Section 8.48.060 Alcoholic
beverages – Warning signs.
h. Any substantial deviation, changes to the floor plan, site plan or
building exterior, which alters or intensifies the alcoholic beverages
service shall be subject to review and approval by the Planning
Commission.
3. The first-floor lounge and the multi-function room on the second floor may
be utilized between 7 a.m. and 10 p.m., 7-days a week. The third-floor
deck may be utilized between 9 a.m. and 9 p.m., 7-days a week. Each of
these spaces may be occupied by not more than 20 people at any one
time, (excluding staff) unless further restricted by code. These three
spaces may be used for activities limited to registered guests and their
guests.
4. Live entertainment (including but not limited to amplified music, disc
jockeys, live music whether acoustic or amplified, and live performances
of all kinds), is prohibited.
a. Speakers, televisions, or any device that may generate noise
inconsistent with the nature of this approval are explicitly prohibited
on the third-floor deck.
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5. The business shall not adversely affect the welfare of the residents, and/or
commercial establishments nearby. The business shall comply in all other
aspects with HBMC Section 8.24 (Noise Control) and noise from the
premises shall not constitute a public nuisance.
6. The exterior of the business shall be maintained in a neat and clean
manner and maintained free of graffiti at all times. The removal of all
graffiti from the walls, fences, pavement, or buildings within twenty-four
(24) hours of discovery of its appearance on the property is required.
7. The establishment shall install and maintain a video surveillance system in
the dining and alcohol service area, and all other common areas of the
hotel where alcohol may be consumed. The video surveillance system
shall have a retention period of at least thirty (30) days. The establishment
agrees to cooperate with the City’s Code Enforcement and Police
Department to provide copies of video surveillance for criminal or
administrative investigations.
8. The business shall maintain in conformance with all other applicable City
of Hermosa Beach and regulatory agency requirements and standards,
including but not limited to: California Department of Alcoholic Beverage
Control, Los Angeles County Health Department, California Disabled
Access Standards (Government Code Title 24), and Los Angeles County
National Pollutant Discharge Elimination System Permit (NPDES).
9. The business shall be maintained and operated in full compliance with the
conditions of this CUP and any law, statute, ordinance, or other regulation
hereafter adopted that is applicable to any development or activity on
the subject property.
10. The business shall install and maintain a video surveillance system that
monitors within the interior of the business and the immediate area. The
video surveillance system must be capable of delineating on playback
the activity and physical features of persons and areas within the premises
and immediate area. Recordings shall be retained for a minimum of sixty
(60) days and video will be available to Police Department upon request.
All video security cameras shall be installed to the satisfaction of the Chief
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of Police. At the discretion of the Police Chief, Licensee may be required
to add additional video cameras.
11. The Police Chief may determine that a continuing police problem exists
and may, subject to appeal to the Planning Commission, direct the
presence of a police approved doorman and/or security personnel to
eliminate the problem. An appeal to the Planning Commission shall be
heard within sixty (60) days of filing the appeal. The Police Chief shall then
submit a report to the Planning Commission, which will automatically
initiate a review of the conditional use permit.
12. In addition to any other remedy provided by law, if the business operating
pursuant to this CUP violates any condition of this CUP, the Police Chief or
designee may meet and confer with the business to clarify the reason for
the violation and to formulate a course of action to mitigate the risk for
any future violation. If the business operating pursuant to this CUP
continues to violate this CUP (ie., either a repeat violation or another
violation) within any six (6) month period following a meet and confer with
the Police Chief, then, at the sole discretion of the Police Chief, modified
or additional operational requirements may be imposed by the Police
Chief to temporarily curtail the violations until the matter is brought before
the Planning Commission. These modifications include, but are not limited
to, a reduction in operating hours, required number of staff members
during operational hours, additional training for existing staff, and/or any
other measures deemed appropriate by the Police Chief. The Planning
Commission shall consider any modification or additional operational
requirement(s) imposed by the Police Chief during its discussion of the
matter. The Police Chief’s determination will remain in effect until
considered by the Planning Commission.
13. Approval of this permit shall expire twenty-four (24) months from the date
of approval by the Planning Commission unless the use authorized herby
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
sixty (60) days prior to the expiration date. No additional notice of
expiration will be provided.
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14. This resolution incorporates where applicable and supersedes City
Council Resolution 21-7292 which shall be of no further force or effect.
15. The subject site shall remain consistent with applicable Parking Plan and
Precise Development Plan provisions, as described by Planning
Commission Resolution 15-25 and 21-03.
PASSED, APPROVED, and ADOPTED on the 21st of May, 2024.
VOTE:
AYES:
NOES:
ABSTAIN:
ABSENT:
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CERTIFICATION
I hereby certify the foregoing Resolution P.C. 24-07 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 May 21, 2024.
____________________ ___________________
Peter Hoffman, Chair Carrie Tai, Secretary
____________________
Date
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H2O Hermosa: CUP Amendment Request
Our Request:
1. Allow the onsite sale, service, and consumption of beer, wine, and liquor/spirits in
the 1st floor lobby area and 3rd floor outdoor deck.
Official Statement:
H2O Hermosa is a luxury boutique hotel in Downtown Hermosa Beach, opened in
October 2020. The hotel has 30 guest rooms and features a formal lobby, 2nd floor
lounge, 3rd floor outdoor deck, and 37 covered parking spaces.
In July 2021, the City Council approved an amendment, granting H2O Hermosa
permission to provide onsite sale, services, and consumption of beer and wine,
exclusively indoors to registered hotel guests and their guests only.
H2O Hermosa’s new application requests the same privileges from our original
application, however in 2021 there was hesitation from the city and community, due to
concern of impact on the surrounding neighborhood and H2O Hermosa’s ability to
responsibly manage alcohol sales. As a result, H2O Hermosa was granted partial-
approval and told it could revisit the possibility of selling and serving beer, wine, and
spirits to all customers after a year of operation with the new changes.
Throughout its 2+ years in business, H2O Hermosa has earned a positive reputation
from the community, frequently contributed to community events and organizations, and
become known as one of Hermosa Beach’s most popular commercial developments.
Additionally, H2O Hermosa is proud to share its record of no noise violations, no calls
for services, and no code violations. To our knowledge, Chief of Police Paul LeBaron
has stated no opposition to our request.
Guests are impressed when entering the hotel and have the expectation of being able
to order their preferred beverage of choice, a common boutique hotel amenity. The two
specific areas this CUP amendment identifies have been consistently underutilized. For
H2O Hermosa to grow and succeed as a business, it is important to us to efficiently use
the real estate we have to offer to provide the best experience for customers. The
addition of hard alcohol could cater to the corporate business we are trying to earn. The
beach attraction and fantastic weather Southern California offers would be more
effective by expanding the use on the 3rd floor outdoor deck. The current CUP allows no
more than 20 people to gather in any area of the hotel which aligns with the exclusive
and private atmosphere we strive to achieve. The sale, service, and consumption of all
alcohol in the lobby area and 3rd floor deck will provide a quiet and intimate setting
where people can enjoy an alcoholic beverage in the luxurious setting we have to offer.
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The CUP amendment request would allow H2O Hermosa to better serve its guest
inquiries and improve occupancy during the off-season, which also brings new
customers and revenue to other Hermosa Beach local businesses.
H2O Hermosa is grateful for the current amendment and it has given us a clear path for
continued excellence and growth by meeting the expectations of guests and fulfilling the
promise of a boutique luxury hotel experience.
At H2O Hermosa, our goal is to provide the highest level of service to our guests and be
a positive contributor to our local community.
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HERMOSA BEACH POLICE DEPARTMENT
MEMORANDUM
To: Community Development Director Carrie Tai
Assistant Planner Johnathon Masi
CC: Chief Paul LeBaron
Captain Landon Phillips
From: A/Captain Mick Gaglia
Date: May 1, 2024
Re: Hermosa H2O CUP Amendment supplemental (APE22-005)
The Police Department has reviewed the Conditional Use Permit (CUP) Amendment for the
Hermosa H20 hotel located at 1429 Hermosa Avenue. In addition to our review of the
amendment requests and conditions, I have reviewed the calls for service (CFS) related to the
hotel and property.
Upon reviewing the CFS dated April 2023 – April 2024, the Police Department has responded to
approximately twelve (12) incidents. The CFS include but are not limited to illegal parking,
found property and minor disturbances. Several of the calls were either unfounded or could not
be located by the responding Officer and cleared without further incident.
There were no incidents that caused significant concerns or attributed to extended demands of
Police Department resources. At this time, there are no concerns or additional conditions from
the Police Department.
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RESOLUTION NO. 21-7292
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, RECONSIDERING THE MARCH 16, 2021 PLANNING COMMISSION
DECISION TO DENY CONDITIONAL USE PERMIT 20-8 REQUEST FOR A
CONDITIONAL USE PERMIT AMENDMENT TO PROVISE ON-SITE SALE,
SERVICE, AND CONSUMPTION OF GENERAL ALCOHOL INDOORS ONLY
WITHIN THE HOTEL LOUNGE FOR REGISTERED GUEST ONLY, 7 DAYS A WEEK
7:00AM TO 10:00 P.M. AT AN EXISTING HOTEL (H20 HOTEL) AT 1429 HERMOSA
AVENUE, APPROVING THE MODIFIED CONDITIONAL USE PERMITS
AMENDMENT TO PROVIDE ON-SITE SALE, SERVICE AND CONSUMPTION OF
BEERK AND WINE INDOORS ONLT WITHIN THE HOTEL PUNGE FOR
REGISTERED GIESTS ONLY AND DETERMINATION THAT THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA).
NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission adopted Resolution No. 15-25 on October 20,
2015 to approve a Precise Development Plan (PDP15-11) to allow a 30,250 square foot hotel
with 30 guest rooms and common areas on an undeveloped 11,516 square foot lot; Conditional
Use Permit (CUP15-10) to allow on-sale general alcohol for hotel guests in guest rooms
restricted to mini-bars; and a Parking Plan (PARK 15-7) to allow a valet program and parking
in tandem for a property located at 1429 Hermosa Avenue.
SECTION 2. An application was filed by 1429 Hermosa LLC seeking approval for a
Conditional Use Permit and Parking Plan Amendment to CUP 20-8 & PARK 20-5. to provide
on-site sale, service, and consumption of general alcohol indoors only within the hotel lounge
for registered guest only, 7 days a week 7:00 a.m. to 10:00 p.m. at an existing hotel (H2O
Hermosa) and to allow charging a fee for on-site parking located at 1429 Hermosa Avenue.
SECTION 3. The Planning Commission conducted a duly noticed public hearing to
consider the application for the Conditional Use Permit 20-8 and Parking Plan 20-5 amendment
on March 16, 2021, at which testimony and evidence, both written and oral, was presented to and
considered by the Planning Commission. Concerns were raised regarding the Conditional Use
Permit Amendment due to the hotel’s close proximity to sensitive receptors, including,
residential uses, business management regarding sales of alcohol to non-registered guests, the
potential for late night loud noise, and unwanted activities including, but not limited to loitering.
SECTION 4. During the March 16, 2021 public hearing, the Planning Commission
directed staff to bring back a resolution denying the Conditional Use Permit to provide on-site
sale, service, and consumption of general alcohol indoors only within the hotel lounge
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for registered guests only, 7 days a week 7:00 a.m. to 10:00 p.m. at an existing hotel (H20
Hermosa) on consent calendar.
SECTION 5. The Planning Commission conducted a duly noticed public meeting on
April 20, 2021 to formally adopt the resolution memorializing the denial of the Conditional Use
Permit Amendment. The motion carried with a 4 to 1 vote denying the Conditional Use Permit
Amendment.
SECTION 6. On April 27, 2021, the City Council removed Conditional Use Permit
Amendment 20-08 from the Planning Commission List of Approved Actions on the Consent
Calendar for reconsideration by the City Council at a public hearing. The City Council conducted
a duly noticed public hearing to consider the application on May 25, 2021.
SECTION 7. Planning Commission denial of the application is exempt pursuant to Section
15270 of the ‘Guidelines for Implementation of the California Environmental Quality Act
(CEQA), Title 14 of the California Code of Regulations, as the project is not subject to CEQA
because CEQA does not apply to projects which a public agency rejects or disapproves. The
City Council’s review and reconsideration of the project is Categorically Exempt from the
California Environmental Quality Act as defined in Section, Class 1 Exemption of the CEQA
Guidelines. Class 1 exemptions include modifications to existing structures that involve
negligible or no expansion of an existing use.
The proposal pertains to an existing facility where the hotel operation will be maintained and
providing on-site sale, service and consumption of beer and wine involves negligible or no
expansion of the use. Moreover, none of the exceptions to the Categorical Exemption apply; nor
will the project 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 resource 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.
SECTION 8. Based on the testimony and evidence received, the City Council makes the
following factual findings pertaining to the application for a Conditional Use Permit Amendment
pursuant to Hermosa Beach Municipal Code Section 17.40.080:
1. Distance from Existing Residential Uses: While the existing hotel use is within close
proximity to residential uses, the proposed beer and wine on-site consumption would
include service in the existing indoor lounge, south of the front desk/lobby area,
restricted to hotel guests only and would be an addition to the existing mini-bars for
hotel guests within guest rooms. The existing hotel offers a continental breakfast
service in the lounge, however no other food service would be provided in the lounge
with the exemption of bagged snacks, such as nuts, chips, and non-alcoholic
beverages. The existing conditions of approval set forth in PC Resolution 15-25
would remain in full force and effect (with exception of Condition 12 d for the
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parking fee) in addition to the new conditions of approval included in this resolution.
Finally, beer and wine, service and consumption indoors would be limited to the hours
of 7:00 AM to 10:00 PM 7 days a week.
2. Precautions taken by the owner or operator of the proposed establishment to assure
compatibility of the use with surrounding uses: In order to prevent potential negative
impacts on surrounding properties, hours for the existing hotel facilities such as the
multi-functional room and the pool/spa have been limited to 10:00 P.M. The applicant
proposes to also limit hours of the onsite sale, service, and consumption of beer and
wine within the hotel lounge from 7:00 A.M. to 10:00 P.M. The applicant has removed
the inconsistent hours for the roof deck from the business website.
The proposed sale, service, and consumption of beer and wine are limited to registered
guests only. Since the existing lounge is located beyond the front desk/lobby area, hotel
front desk and bar staff can easily witness those entering the lounge and will have the
ability to confirm that only registered guests are utilizing the on-site alcohol service.
Security cameras also currently monitor the front desk and lobby area for additional
security. In the applicant’s original proposal, the applicant also provided their employee
alcohol-training handbook, which includes information for guest verification in regard
to the alcohol service (attached). Bar staff can verify the names of the registered hotel
guests through the hotel’s POS system (POS stands for Point of Sales is a computer
system which allows business owners to track sales, cash flow etc.). The applicant has
also committed to hire additional employees to monitor the lounge area if issues arise
with the proposed beer and wine on-site sale, service and consumption.
Finally, in 2020, the Planning Commission approved on-site sale, service, and
consumption of beer and wine indoor only at another existing hotel (Hotel Hermosa).
Due to concerns from the public and the City’s Police Department, conditions of
approval were added to the resolution to mitigate potential impacts. The same
conditions of approval that were identified by the City’s Police Department to lower
negative impacts for Hotel Hermosa are included in the conditions of approval for the
proposal.
3. The number of similar establishments or uses within close proximity to the proposed
establishment: While the existing hotel is located in the downtown area of the City,
which is home to many late-night alcohol establishments, the provision to expand the
onsite sale, service, and consumption of beer and wine to the hotel lounge for hotel
guests only would be ancillary to the primary hotel use. A similar use in the downtown
area can be found at the Beach House Inn. The Beach House Inn was granted a CUP
for on-sale general alcohol sales in 2001, which is limited to the use of in-room mini-
bars and private banquet rooms used only by hotel guests. Since both the subject
business and the Beach House Inn offer alcohol service exclusively to their hotel guests,
over- concentration of similar businesses is not anticipated. The provision for on-site
sale, service and consumption beer & wine only, would allow the business to remain
competitive in the market and provide the same services offered at similar luxury
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boutique hotels.
4. Impact of the proposed use to the City’s infrastructure, and/or services: Impacts to
police services have been an issue with some late night alcohol serving facilities
clustered in the downtown area. However, given the proposal is not a late night
establishment and the prevision only includes on-site sale, service and consumption of
beer and wine only indoors for hotel guests only, the request is not anticipated to impact
City services. Though the proposed use is not anticipated to create adverse effects to
the City’s infrastructure and/or services, several measures have been taken through the
conditions of approval to mitigate any potential impacts. The City is committed to
ensuring that hotel establishments are closely monitored and the existing hotel use is
conditioned such that, “Should the Police Chief determine that a continuing police
problem exists, he/she may, subject to appeal to the Planning Commission, direct the
presence of a police approved security personnel to eliminate the problem. An appeal
to the Planning Commission shall be heard within sixty (60) days of filing the appeal.
The Police Chief’s determination will not be stayed during the pendency of the appeal.
If the problem persists, the Police Chief then shall submit a report to the Planning
Commission, which will automatically initiate a review of the conditional use permit.”
(CUP Condition 19). In addition, “The Planning Commission may review this
Conditional Use Permit or Precise Development Plan or Parking Plan and may amend
the subject conditions or impose any new conditions if deemed necessary to mitigate
detrimental effects on the neighborhood resulting from the subject use.” (CUP
Condition 30). Finally, in 2020, condition of approvals that were identified by the City’s
Police Department for the CUP Amendment for Hotel Hermosa to mitigate potential
services impacts from the proposed onsite sale, service, and consumption of beer and
wine at an existing hotel have been added to the conditions of approval:
The establishment shall have security personnel on-duty during the hours of alcohol
sales, service and consumption at the owner/operator’s expense. In addition to other
security duties at the hotel property, the security personnel shall be responsible for
monitoring the dining and alcohol service area to address any loud, boisterous or unruly
behavior. If the security personnel are not able to reduce or eliminate incidents and
problems at the hotel property, the Chief of Police may direct the establishment to hire
additional security personnel, at the owner/operators expense, who will have the sole
responsibility of monitoring the dining and alcohol service area within the hotel
property. If the problem persists, the Chief of Police shall submit a report to the
Planning Commission, which will automatically initiate a review of this Conditional
Use Permit and Parking Plan by the Planning Commission. If the establishment can
demonstrate that security personnel is no longer necessary to the satisfaction of the
Police Chief due to a reduced impact to the City’s services, such as, but not limited to a
reduction in the number and severity of Calls for Service (CFS) directly attributed to
the hotel property over a twelve month period the Police Chief may modify the
requirement for security personnel. If there is no longer a necessity for security
personnel, then the requirement to have security personnel shall be annulled upon
notification from the Police Chief to the Community Development Director and the
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applicant. Any other change to the requirement to have security personnel shall require
an amendment to this CUP following a public hearing before the Planning Commission.
The establishment shall install and maintain a video surveillance system in the ground-
level lounge alcohol service area, where alcohol will be consumed. The video
surveillance system shall have a retention period of at least thirty (30) days. The
establishment agrees to cooperate with the City’s Code Enforcement and Police
Department to provide copies of video surveillance for criminal or administrative
investigations.
The establishment will arrange a meeting with the Police Chief on an annual basis to
review the impact of the CUP. During the annual meeting, the Police Department will
review the number and severity of the Calls for Service (CFS) directly attributable to
the hotel property for the previous twelve months. If there are any increases in the
number and severity of CFS directly attributable to the hotel property, the establishment
will provide the Police Chief with a plan to reduce the impacts within thirty (30) days
of the meeting.
SECTION 9. Based on the foregoing, the City Council hereby approves an
amendment to a Conditional Use Permit. This resolution modifies Planning Commission
Resolution No. 15-25, which shall remain valid. Unless modified herein, all conditions of
approval contained in PC Resolution No. 15-25 shall prevail.
The following conditions of approval are hereby added to PC Resolution No. 15-25 to read
as follows:
14. The provision of alcoholic beverages shall comply with the following:
a. The hotel manager and anyone involved in the sale/service of beer and wine shall
attend and pass a responsible beverage service training provider program to educate
hotel management and servers of alcohol responsibility and California laws in order
to serve alcoholic beverages safely, responsibly, and legally, and to prevent illicit
drug activity.
b. Exterior signage or any other form of outside promoting or advertising referencing
any food and/or beverage products sold is prohibited.
c. Food and beverage service shall be available only for hotel guests and shall not be
open to the public.
d. The hotel shall only provide alcoholic beverage services to verified registered
guests of the hotel.
e. All alcoholic beverages shall be served in non-disposable drink ware.
f. Signs shall be posted in a conspicuous location warning patrons of the illegality of
removing alcoholic beverages from the hotel property, and carrying and consuming
alcoholic beverages in any public place such as the public sidewalk.
g. Any substantial deviation, changes to the floor plan, site plan or building exterior,
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which alters or intensifies the alcoholic beverages service shall be subject to review and
approval by the Planning Commission.
15. The establishment shall have security personnel on-duty during the hours of alcohol sales,
service and consumption at the owner/operator’s expense. In addition to other security
duties at the hotel property, the security personnel shall be responsible for monitoring the
dining and alcohol service area to address any loud, boisterous or unruly behavior. If the
security personnel are not able to reduce or eliminate incidents and problems at the hotel
property, the Chief of Police my direct the establishment to hire additional security
personnel, at the owner/operators expense, who will have the sole responsibility of
monitoring the dining and alcohol service area within the hotel property. If the problem
persists, the Chief of Police shall submit a report to the Planning Commission, which will
automatically initiate a review of this Conditional Use Permit and Parking Plan by the
Planning Commission. If the establishment can demonstrate that security personnel is no
longer necessary, to the satisfaction of the Police Chief and/or a reduced impact to the
City’s services, such as, but not limited to a reduction in the number and severity of Calls
for Service (CFS) directly attributed to the hotel property, over a twelve month period,
the Police Chief may modify the requirement for security personnel. If there is no longer
a necessity for security personnel, then the requirement to have security personnel shall
be annulled upon notification from the Police Chief to the Community Development
Director and the applicant. Any other change to the requirement t o have security personnel
shall require an amendment to this CUP following a public hearing before the Planning
Commission.
16. The establishment shall install and maintain a video surveillance system in the dining and
alcohol service area, and all other common areas of the hotel where alcohol may be
consumed. The video surveillance system shall have a retention period of at least
thirty (30) days. The establishment agrees to cooperate with the City’s Code Enforcement
and Police Department to provide copies of video surveillance for criminal or
administrative investigations.
17. The establishment will arrange a meeting with the Police Chief on an annual basis to
review the impact of the CUP. During the annual meeting, the Police Department will
review the number and severity of the Calls for Service (CFS) directly attributable to the
hotel property for the previous twelve months. If there are any increases in the number
and severity of CFS directly attributable to the hotel property, the establishment will
provide the Police Chief with a plan to reduce the impacts within thirty (30) days of the
meeting.
SECTION 10. This permit shall not be effective for any purposes until the permittee and
the owner of the property involved provide evidence to the office of the Planning Division of the
Community Development Department of recording of the signed Acceptance of Conditions’
affidavit with the Los Angeles County Recorder’s Office stating that they are aware of, and agree
to accept, all of the conditions of this permit.
DocuSign Envelope ID: FBE64458-4BA0-4745-9BB1-7B8A7D48AC68
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The Conditional Use Permit shall be recorded, and proof of recordation shall be submitted to the
Community Development Department prior to the issuance of a business license.
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.
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 11. Pursuant to the Code of Civil Procedure Section 1094.6, any legal
challenge to the final decision on this Parking Plan (either by the Planning Commission, or the
City Council should they take jurisdiction of the project), must be made within 90 days after the
final decision.
PASSED, APPROVED AND ADOPTED this 13th day of July, 2021.
_________________________________________________________________________
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, California
ATTEST: APPROVED AS TO FORM:
____________________________ ____________________________
Eduardo Sarmiento, Michael Jenkins,
City Clerk City Attorney
DocuSign Envelope ID: FBE64458-4BA0-4745-9BB1-7B8A7D48AC68
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Public Notification Package – 1429 Hermosa Avenue
Poster Visible from 15th Court
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Poster Visible from Hermosa Avenue
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Community Development Department Planning Division – Attn: John Masi (APE22-05)
City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 IMPORTANT PUBLIC NOTICE 1429 Hermosa Avenue, Hermosa Beach, CA 90254 Assessor Parcel Number 4183-004-028 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, May 21, 2024 at 7:00 p.m. to consider the request described below.
A CONDITIONAL USE PERMIT AMENDMENT (APE22-05) TO EXPAND THE ONSITE SALE AND CONSUMPTION OF ALCOHOL FROM BEER AND WINE ONLY TO BEER, WINE, AND DISTILLED SPIRITS WITHIN THE FIRST-FLOOR LOUNGE AREA BETWEEN 7AM AND 10PM, AND ON THE THIRD-FLOOR DECK BETWEEN 9AM AND 9PM, TO REGISTERED GUESTS AND THEIR GUESTS, AT AN EXISTING HOTEL (H2O HOTEL) LOCATED AT 1429 HERMOSA AVENUE IN THE C-2, DOWNTOWN COMMERCIAL ZONE, AND DETERMINATION THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PER SECTION 15301, CLASS 1 OF THE CEQA GUIDELINES FOR A PROJECT INVOLVING NEGLIGIBLE OR NO EXPANSION OF AN EXISTING USE.
SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, 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, email or letter 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
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 are 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 and visit the agendas/minutes/videos
If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View Planning Commission staff reports and attachments at: www.hermosabeach.gov and visit the Agendas/Minutes/Video page.
Council Chambers Wi-Fi
Network ID: chb guest
Password: chbguest 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.
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Submit an ecomment via Speak Up Hermosa at www.hermosabeach.granicusideas.com by 12:00 p.m. on the meeting date. For items on the agenda, supplemental communications may be submitted via ecomment or emailed to planning@hermosabeach.gov. Supplemental emails should indicate the agenda item and meeting date in the subject line and
must be received by 12:00 p.m. on the date of the meeting to be posted to the corresponding agenda item before the meeting begins. Supplemental communications submitted after 12:00 p.m. on the date of the meeting but before the meeting ends will be posted to the agenda packet the next business day.
Carrie Tai, AICP Community Development Director
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Jessica Accamando
Dear Members of the Planning Commission,
The Hermosa Beach Chamber of Commerce is writing to express our strong support for the H2O Hotel's application
for an amendment to their Conditional Use Permit (C.U.P.). We believe that approving this amendment will positively impact the hotel and the wider community.
Community Impact: Since its opening, H2O Hotel has had no recorded issues or noise complaints. This impeccable record highlights their commitment to being a responsible and considerate business within the community. The
absence of disturbances underscores the hotel's ability to host events without negatively impacting the
surrounding area.
Comparison with Other Establishments: Similar boutique hotels in the area operate lobby lounge areas without
restrictions on whether guests must be overnight guests. Allowing H2O Hotel the same flexibility aligns with the
practices of comparable local businesses and fosters a fair and competitive business environment.
Community Involvement: H2O Hotel is a wonderful community member that consistently contributes to local
fundraisers, participates actively in community events, and has no record of unruly calls for service. Their
positive presence and involvement in the community are greatly valued.
We also respectfully submit the following points for your consideration:
Traffic Study Requirement: We understand that the current presented limits of occupancy are due to a requirement of a traffic study. Requiring H2O Hotel to conduct a traffic study for events with 20-79 attendees
who are likely acquaintances imposes an undue financial burden on the business. The average cost of such a study
is approximately $20,000, which is excessive for the scale of these events and imposes an unnecessary financial
strain on a local business.
Occupancy Regulation: It is unusual to modify the C.U.P. to regulate guest numbers that fall below the
established occupancy limits for the hotel’s facilities. The occupancy limit for their lobby is 49 people, and the
3rd floor deck accommodates 48 people. The proposed amendment seeks to manage guest numbers well within these limits, making further regulation redundant and unnecessary. We respectfully request that you consider raising the limit.
In conclusion, the Hermosa Beach Chamber of Commerce firmly supports the H2O Hotel's application for a C.U.P. amendment. We believe that the requested changes are reasonable, equitable, and beneficial for both the
business and the broader community. We respectfully urge the Planning Commission to approve this amendment
and support the continued success of H2O Hotel.
Thank you for your consideration.
Sincerely,
Board of Directors
Hermosa Beach Chamber of Commerce and Visitors Bureau
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Fiona Fleming
Dear Hermosa Beach City Council/Planning Commission,
I firmly support the proposed CUP amendment for H20 Hotel. This amendment fosters the effort for
a well respected establishment to remain competitive while attracting visitors to Hermosa Beach
and further benefitting the surrounding community.
As it is, businesses alike are struggling to stay alive with razor thin margins and really need the
flexibility (and the vehement support of the community) in their efforts to creatively drive
business. H20 has proven to be valuable Hermosa Beach business as evident in their support for
community projects and local organizations. As a fellow downtown business owner, I am happy to
endorse this proposal and wish them all the best.
Best,
Fiona Fleming, CEO
Patrick Molloy's Hermosa Beach
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Michelle Crispin
Dear Members of the Planning Commission,
I strongly support H2O Hotel's application for an amendment to their Conditional Use Permit
(C.U.P.) and believe that approving this amendment will positively impact both the local business
and the wider community.
Please consider the following points:
• Since opening, H2O Hotel has had no recorded issues or noise complaints.
• Other boutique hotels in the area operate lobby lounge areas without restrictions on
whether patrons must be overnight guests.
• H2O Hotel actively contributes to local events and is involved in our city.
• Requiring H2O Hotel to conduct a traffic study for events with 20-79 attendees, who are
likely acquaintances, imposes an undue financial burden on the business.
We respectfully request that you consider approving the proposed amendment to allow guest
numbers within their established occupancy limits of 79 people in the lobby and 48 people on the
third-floor deck.
In conclusion, the Hermosa Beach Chamber of Commerce firmly supports H2O Hotel's application
for a C.U.P. amendment. The requested changes are reasonable, equitable, and beneficial for both
the business and the community. We respectfully urge the Planning Commission to approve this
amendment and support the continued success of H2O Hotel.
Thank you for your consideration.
Sincerely,
Michelle Crispin
Advocacy Committee Chair
Hermosa Beach Chamber of Commerce Board of Directors
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Raymond Dussault
To the Hermosa Beach Planning Commission:
Seven or eight years ago, Hermosa Beach, prompted by the Planning Commission, instituted a no alcohol
intensification policy. While this ordinance was well-intentioned and has helped prevent Hermosa from becoming
the French Quarter of the South Bay, it has also been misused as a roadblock against businesses. This includes the
H2O Hotel application, which has faced inappropriate rejection, as well as being an excuse to shut down patio
dining and initiate the widely criticized Late Night Alcohol Ordinance. While avoiding new nightclub uses in Hermosa
has its benefits, it is equally important to support responsible, locally-owned businesses like those on the Pier and
Hermosa Avenue, including new proposals like H2O and the Formula One Racing business. Recently, the Planning
Commission has adopted a more open-minded approach that aligns with the original intent, enhances the
community’s reputation, and brings value to Hermosa. Approving this amendment will benefit both the hotel and
the wider community. In addition, the Formula One business is a unique and exciting use that is unlikely to lead to
any issues. H2O has been a boon to the community and operated without issues. Other boutique hotels in the area
operate lobby lounge areas without restrictions on guest status. Allowing H2O Hotel the same flexibility ensures
fair competition and aligns with local business practices. I wholeheartedly support the applications of H2O and the
Formula One Racing business. I look forward to seeing the Planning Commissioners continue to enhance the
reputation of Hermosa by recommending approval of both CUP modification requests.
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Laura Pena
Dear Planning Commissioners,
I am writing to express my wholehearted support for the Conditional Use Permit (CUP) amendment proposal being
presented by the H2O Hotel. This proposal seeks to enhance their services by allowing them to serve full liquor in
their lobby and rooftop areas, as well as host gatherings of more than 20 people in both spaces. I believe this
amendment will not only elevate the guest experience at H2O but also contribute significantly to the prosperity
of our local economy by attracting more visitors to Hermosa Beach.
As a member of our business community, I understand the importance of continuously evolving to meet the needs
and desires of our residents and visitors. The proposed amendment aligns perfectly with this ethos, offering an enhanced experience for guests of H2O while also creating opportunities for growth and prosperity throughout Hermosa Beach.
Furthermore, I am compelled to highlight the financial burden imposed by limiting occupancy for events for 20-79 until a traffic study is conducted. Requiring H2O Hotel to conduct such a study, which often carries a cost of
approximately $20,000, is excessive for the scale of these events and places an undue strain on a local business.
This expense could significantly hinder H2O Hotel's ability to enhance their services and contribute to our
community's economic growth.
By endorsing this proposal, we can demonstrate our commitment to fostering a vibrant and thriving hospitality
sector in our community. Allowing H2O to serve full liquor in their lobby and rooftop areas, as well as host larger
gatherings, will undoubtedly enhance their appeal as a premier destination in Hermosa Beach. This, in turn, will
attract more visitors to our area, benefiting not only H2O but also the many businesses that make up our local economy.
I urge the Planning Commission to carefully consider and support the CUP amendment proposal put forth by H2O
Hotel. By doing so, we can help create opportunities for growth and prosperity that will benefit our entire community for years to come.
As always, I appreciate your thoughtful consideration.
Laura Pena
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0200
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 21, 2024
CONDITIONAL USE PERMIT (CUP 23-13) TO ALLOW A 7,214-SQUARE-FOOT PRESCHOOL
AND DAYCARE WITH AN OUTDOOR PLAY AREA AT 210 PACIFIC COAST HIGHWAY IN THE
SPECIFIC PLAN AREA (SPA) - 7 ZONE, AND DETERMINE THE PROJECT IS CATEGORICALLY
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
(Assistant Planner Johnathon Masi)
Recommended Action:
Staff recommends that the Planning Commission:
1.Determine the project is categorically exempt from the California Environmental Quality Act
(CEQA); and
2.Approve a Conditional Use Permit (CUP 23-13)to allow a preschool and daycare with an
outdoor playground at 210 Pacific Coast Highway, subject to conditions.
Executive Summary:
The applicant (Amir Mikhail)is requesting a Conditional Use Permit (CUP)to convert an existing
commercial building at 210 Pacific Coast Highway to a preschool and daycare with an outdoor
playground. Staff recommends the Planning Commission approve the request, subject to conditions.
Background:
The project site is in the Specific Plan Area (SPA)-7 zone,at the intersection of Pacific Coast
Highway and eastbound 2nd Street.The property is developed with an existing commercial building,
previously operated as a used car dealership and body shop (Felder’s Body Shop and Sales).The
applicant proposes replacing the existing use with a preschool and daycare,with an outdoor
playground.Pursuant to Hermosa Beach Municipal Code (HBMC)Section 17.38.300(A),permitted
commercial uses in the SPA-7 zone shall be the same as those permitted in the General Commercial
(C-3)zone.Per HBMC Section 17.26.030,“Day nursery,preschool”is a conditionally permitted use
in the C-3 zone and requires a CUP.Further,HBMC Section 17.40.110 provides specific minimum
conditions and standards for “day nursery, preschools”, including minimum parking standards.
Site Information Table:
The following table describes the existing site characteristics.
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Site Information
General Plan Community
Commercial (CC)
Zoning Specific Plan Area, 7
(SPA-7)
Lot Size 16,254.99 sq. ft.
Existing Square Footage 7,214 sq. ft.
Surrounding Zoning North:SPA-7, R-1
East:R-1
South:SPA-7
West:SPA-7
Surrounding Uses North:Commercial, Single-Family
East:Single-Family
South:Commercial
West:Commercial
Project Description:
The applicant proposes converting the existing 7,214-square-foot commercial building into a new
daycare and preschool with a total 3,770-square-foot outdoor playground enclosed by an existing
block wall ranging from 8 to 16 feet in height.The applicant proposes operating between 7 a.m.and
6 p.m.with a maximum of 77 students.The project includes a total of 11 parking spaces,with three
compact spaces,one accessible space,and three spaces restricted to loading and unloading.Five
parking spaces would be located in the parking lot on the north side of the property with vehicle
access from Pacific Coast Highway.An additional six parking spaces would be provided on the south
side of the property with vehicle access from 2nd Street.The three loading and unloading spaces
would be located in the south parking lot.
The daycare will be required to institute operating measures to manage the drop-off and pick-up
process,including being open and available to receive children during all operating hours,having at
least one employee shall be in the drop-off/pick-up areas during scheduled times to ensure student
safety and minimize drop-off /pick-up times,and notifying parents as part of the registration process
that pick-up and drop-off may not occur on Pacific Coast Highway.The applicant will also be required
to install/paint roadway markings to guide driver actions.
Discussion:
The project proposes retaining the existing single-story commercial building,with a small addition
and interior remodel to accommodate the proposed use.Specifically,the project would demolish an
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and interior remodel to accommodate the proposed use.Specifically,the project would demolish an
existing accessory structure,and legalize an existing enclosed garage space.The project would also
convert existing parking on the southeast portion of the property to an outdoor playground space,
split into two sections for differing age groups.The proposed addition does not require entitlements,
as the property is located in the SPA-7 zone.The SPA provides two tiers of development standards.
Projects that remain within the parameters of the first tier are ministerial and do not require Planning
Commission review.The proposed project remains within the first tier of development standards
described by HBMC Section 17.38.320.Additionally,the project will retain the existing parking lots-
the north lot accessible from Pacific Coast Highway and the south lot accessible from 2nd Street,but
proposes restriping to accommodate required parking,and loading and unloading of children,as
required per HBMC Section 17.40.110.
In accordance with the Zoning Ordinance,the purpose of a Conditional Use Permit is to allow for the
individual review of specified uses:“(1)to assure that the degree of compatibility shall be maintained
with respect to the particular use on the particular site and in consideration of other existing and
potential uses within the general area in which such use is proposed to be located;and (2)to
recognize and compensate for variations and degree of technological processes and equipment as
related to the factors of noise,smoke,dust,fumes,vibration,odors and hazards through the
imposition of conditions of approval if found appropriate.”
To demonstrate the project’s compatibility with the surrounding area and consistency with the
Municipal Code and General Plan,the applicant provided an Acoustical Analysis,and a Traffic
Operations and Parking Study, and a Phase 1 and Phase 2 environmental assessment.
Noise:
PLAN Hermosa describes a daycare use as a “sensitive receptor”.Sensitive receptors are schools,
homes,hospitals,and other uses that serve individuals such as children and elderly who are
susceptible to noise and other environmental impacts.The project site located on the east side of
Pacific Coast Highway within the 60-70 CNEL noise contours (General Plan Figure 6.9).PLAN
Hermosa establishes the interior noise standards for schools as 45 decibels(dB),and the maximum
exterior CNEL is 65 dB.Additionally,the General Plan establishes a compatibility matrix,Table 6.4,
for evaluating the compatibility of the CNEL contour for uses.The matrix uses an A-D rating scale,
with “A”rated noise levels being clearly compatible based on noise and do not require special
insultation to protect sensitive receptors,and “D”rated noise levels being clearly incompatible.Based
on the established rating,the project site has a “C”rating which is “normally incompatible.”However,
with a detailed analysis and incorporation of sound attenuation measures a use may be made
compatible.A noise analysis was prepared by Veneklasen on April 8th and assesses interior and
exterior noise exposure levels.
The analysis separated the building into four zones of analysis.The analysis found that the exterior
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noise levels would be between 65-75 dB without the proposed design features,varying based on the
zone shown in Figure 2.The following features are required to bring the interior noise levels to
acceptable levels:(1)Window and Door Ratings at STC 30 for Zones C and D,STC 33 for Zone B,
and STC 37 for Zone A;and (2)residential mechanical ventilation units,or other means of natural
ventilation, as opposed to commercial units.
Additionally,the analysis determined that the exterior noise levels both directed towards the subject
property and projected from the site to adjacent properties.The analysis found noise generated
inwards towards the site,and measured within the playground would be sufficiently reduced by the
existing building configuration and block wall along the perimeter of the playground.The exterior
noise generated by the use,measured at adjacent residential properties would also be within
acceptable levels, assuming at most 30 children are playing at one time.
Traffic Operations and Parking Study:
A Traffic Operations and Parking Study (Attachment 5)dated April 24,2024 prepared by Raju
Associates,Inc.assesses the parking,loading,vehicle trips,on-site circulation,and queuing.The
study provides the following conclusions based on the applicant’s proposed operations:
Traffic and Queueing:
The study evaluated the traffic from the project based on Vehicle Miles Traveled (VMT).The study
compared existing trip generation where the existing use is auto sales (Table 6),and where the
existing use is retail (Table 5 of Attachment 5).The study describes the net project trip generation
for daily,AM and PM peak hours based on existing conditions,and based on the proposed use.From
Table 5,the consultant concluded the project would generate fewer daily trips compared to the
existing retail (65 less daily trips),and fewer PM peak hour trips (3 trips less).During the AM peak
hour,the project would result in a net increase of 19 trips inbound and outbound.From Table 6,the
consultant concluded the project would generate a net increase of 94 daily trips,with 38 new AM
peak hours trips,and 26 new PM peak hour trips.Pursuant to SB 743,and subsequent 2019
Technical Advisory issued by the Governor’s Office of Planning and Research,projects resulting in
less than 110 daily trips are presumed to not cause substantial transportation impacts.Therefore,the
study concluded the generated VMT for the proposed use is within acceptable levels.
The study reviewed intersection Level of Service (LOS)and queueing.The study compared existing
LOS and queueing of the southbound,left turn lane from Pacific Coast Highway onto 2nd Street
eastbound (SBL),and the northbound,left turn lane from Pacific Coast Highway to 2nd Street west
bound (NBL)(including as Table 7).The study found the proposed use would cause little to no impact
to existing queueing for the NBL and SBL, compared to existing conditions.
Site Access and Parking Layout:
On-site parking is divided between two parking lots-the north lot accessible from Pacific Coast
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Highway,and the south lot accessible from 2nd Street-and provides a total of 11 parking spaces.
Three parking spaces in the south parking lot would be designated for drop-off and pick-up.The
applicant initially proposed two spaces on the south side of the property,and one located on the
north.After analyzing the existing conditions of the site including means of accessing the site,the
consultant recommended moving all pick-up/drop-off spaces to the south parking lot.Further,the
study indicated three pick-up/drop-off spaces would be sufficient roughly 90 percent of the time.
Staff reviewed both parking lots for consistency with the Parking Lot Design Standards referenced by
HBMC 17.44.130,and available on the City’s website.The project provides sufficient turning radius,
adequate accessible parking, and space for loading and unloading children when parked.
The City’s Traffic Engineer peer-reviewed the Parking Study and made the following
recommendations:
1.Require the applicant to paint “KEEP CLEAR”directly in front of the south parking lot on 2nd
Street,to ensure vehicles exiting the lot and vehicles entering the lot are not obstructing
oncoming traffic,and that clear space for circulation will facilitate more efficient entering and
exiting; and
2.Require the applicant repaint “DO NOT ENTER”on the street to the east of the subject site,to
ensure one-way traffic circulation from 2nd Street eastbound towards Pacific Coast Highway is
maintained.
3.To reduce the bunching of trips during pick up and drop off the applicant or operator shall
institute the following operating conditions:
a.The business shall be open and available to receive children from 7 a.m. - 6 p.m.;
b.At least one employee shall be in the drop-off/pick-up areas during scheduled times to
ensure student safety and minimize drop-off /pick-up times.
4.The applicant shall notify parents as part of the registration process that pick-up and drop-off
shall not occur on Pacific Coast Highway.
Environmental Assessment:
The applicant is proposing the conversion of a site previously operated as a car dealership and auto
repair shop.A Phase 1 Environmental Site Assessment was prepared on July 22,2019 by Geo
Forward.The study found keys locations on the property where dilapidated underground structures,
including sump drain networks and septic tanks,were potentially releasing hazardous substances.
The assessment recommended further investigation to determine the full presence of hazardous
substances.A Phase 2 Environmental Site Assessment was prepared on August 7,2019 by Geo
Forward.The study conducted a more thorough investigation of soil contamination.The assessment
further supported Phase 1 observations of underground structures,and the concern these structures
may be leaking hazardous substances.The assessment recommended further subsurface soil
investigation,and the removal of the underground structures believed to be on the property.The
property owner conducted Remedial Excavations and Confirmation Sampling (Attachment 6).The
summary report was completed by Enviro Applications on November 30,2020.The excavationCity of Hermosa Beach Printed on 5/21/2024Page 5 of 13
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summary report was completed by Enviro Applications on November 30,2020.The excavation
included the removal of a hydraulic lift,and a sump and drywell.The excavation also confirmed the
suspected underground tank was not present.Soil observations concluded remediation efforts were
successful, and no further action was required.
Findings:
all uses which require a Conditional Use Permit (CUP).In addition to required findings for all CUPs,
specific requirements for nurseries and day cares shall be made pursuant to HBMC Section
17.40.110. The use specific requirements are incorporated in the proposed conditions of approval.
Distance from existing residential uses;
The subject property borders residential zones along its north and east property lines.The site is
developed with an existing structure that has no setback from the north property line,and a ten-foot
wall that separates the proposed playground and residential properties to the east.As indicated in the
attached Exterior Noise and Exterior Façade Acoustical Analysis (Attachment 3)the existing site
configuration and recommended exterior design features will adequately prevent excessive effects on
adjacent properties.Specifically,the existing property wall between the playground and adjacent
properties,will provide adequate shielding for adjacent residences from the proposed use,as well as
proper shielding for the playground from adjacent streets.
The amount of existing or proposed off-street parking facilities,and its distance from the
proposed use;
Consistent with HBMC Section 17.40.110 concerning specific requirements for day nurseries or
preschool,childcare uses with 13 or more children must provide a minimum of one parking space for
every 7 children.The applicant proposes a maximum attendance of 77 students,requiring a
minimum of eleven spaces on site.Project plans reflect a total of eleven spaces,with three compact
spaces,one ADA accessible space,and three pick-up/drop-off spaces.The applicant prepared a
Traffic Operations and Parking Study Evaluation (Attachment 4).The study found that with three
pickup/drop-off spaces,the site would have adequate loading capacity roughly 91 percent of the
time.
Location of and distance to churches, schools, hospitals and public playgrounds;
The subject site is approximately 0.4 miles from Our Lady of Guadalupe Church,450 feet from the
Ocean View Parkette,and 3.1 miles from Providence Little Company of Mary Medical Center in
Torrance.The project proposes a change in use,which will not pose significant impacts to the above-
mentioned sensitive facilities.The General plan recognizes the need for childcare facilities to serve
residents as the family population increases.
The combination of uses proposed;
The project proposes a change in use from auto repair and sales to daycare with outdoor playground
space.The project is consistent with the intent of the Community Commercial (CC)land useCity of Hermosa Beach Printed on 5/21/2024Page 6 of 13
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space.The project is consistent with the intent of the Community Commercial (CC)land use
designation,as it offers a use that looks to primarily serve Hermosa Beach residents.Further,the
applicant provided an Acoustical Analysis and Parking Study to demonstrate the use would not pose
significant impacts to adjacent properties.
Precautions taken by the owner or operator of the proposed establishment to assure the
compatibility of the use with surrounding uses;
The project proposes to retain the existing nonconforming property line wall,separating the subject
property and adjacent residential properties to the east.Further,the Acoustical Analysis,and Traffic
Operations and Parking Study include recommended design components and operating conditions to
ensure compatibility with adjacent properties.The recommendations of both studies are included in
the conditions of approval of the attached draft resolution (Attachment 1).Specifically,the applicant
is providing window glazing to the specification details by the Acoustical Analysis,relocating pick-
up/drop-off space to the south parking lot only as recommended by the Traffic Operations and
Parking Study,and extending hours of operation to accommodate a more spread-out pick-up/drop-off
time, consistent with the hours analyzed in the Traffic Operations and Parking Study.
The relationship of the proposed business-generated traffic volume and the size of streets
serving the area;
The applicant provided a Traffic Operations and Parking Study that evaluates the anticipated traffic
generated by the use.Further,the study found the parking is adequate for the use.However,the
study recommended the assigned loading/unloading parking spaces be solely located in the south
parking lot,to minimize impacts to Pacific Coast Highway.The study indicated the traffic generated
by the use will not impact access for emergency services to the subject site,or adjacent properties.
In addition,to minimize queueing onto Pacific Coast Highway,a condition of approval requiring the
applicant paint a “KEEP CLEAR”notice on the right-of-way directly adjacent to the south parking lot
driveway.Also,the applicant will be required to repaint the “DO NOT ENTER”painted in the right-of-
way to the east of the subject property.
The proposed exterior signs and decor,and the compatibility thereof with existing
establishments in the area;
Proposed signage is subject to HBMC Chapter 17.50.Proposed signage must be constructed in a
manner consistent with the standards described by HBMC Chapter 17.50 or obtain a sign variance to
deviate from particular design criteria.
The number of similar establishments or uses within close proximity to the proposed
establishment;
Our Lady of Guadalupe has an existing CUP for a preschool,granted in 2011.The subject site is
approximately 0.4 miles from Our Lady of Guadalupe.Our Lady of Guadalupe utilizes the preschool
in combination with other uses,including a religious institution,and is located in R-1,Single-family
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residential zone.
Noise, odor, dust and/or vibration that may be generated by the proposed use;
The submitted Acoustical Analysis provides a detailed review of the proposed use and its expected
impact to adjacent properties.Specifically,the analysis discusses the interior and exterior noise
generated by the use,separated into Zones A-D and the playground.The Acoustical Analysis found
the existing nonconforming property wall provided acoustical shielding that minimized excessive
noise measured on adjacent properties.Also,the analysis indicated,with proper window glazing,
expected interior noise levels will be consistent with what City standards require.Finally,the analysis
assumed no more than 30 children would use the playground at any one time.A condition to explicitly
limit the number of children using the playground at any one time,to ensure the conclusions of the
analysis are based on actual practices on site, is included in the draft resolution.
Impact of the proposed use to the city’s infrastructure, and/or services;
The applicant provided a Traffic Operations and Parking Study evaluating anticipated traffic
generated by the use.Further,the study found the parking is adequate for the use.The study
recommended the assigned loading/unloading parking spaces be solely located in the south parking
lot,to minimize impacts to Pacific Coast Highway.The study indicated the traffic generated by the
use will not impact access for emergency services to the subject site, or adjacent properties.
Will the establishment contribute to a concentration of similar outlets in the area;
The project would not contribute to an existing concentration of similar uses,because the City has a
limited number of daycare businesses in the area.The General Plan establishes the need for
community-serving facilities such as childcare in the city.Additionally,the project will provide a
service that is unique for the SPA-7 zone.
Other considerations that,in the judgment of the planning commission,are necessary to
assure compatibility with the surrounding uses, and the city as a whole.
The project proposes landscaping along Pacific Coast Highway.Staff proposes a condition of
approval requiring the applicant comply with Sections 17.22.060(H),8.60.060,and 8.60.070 to the
satisfaction of the Community Development Director and Public Works Director.Specifically,an
automatic landscape sprinkler system consistent with Section 17.22.060(H)shall be provided and
shall be shown on plans
Additionally,consistent with HBMC Section 8.12.220,staff proposes a condition requiring the site
maintain trash facilities appropriate for the site.Athens requires the following specifications:three
bins in a trash enclosure:(1)3 cubic yard trash bin,(1)1.5 cubic yard recycling bin,and (1)organics
cart. Total size of enclosure to accommodate all three bins must be a minimum 120” X 84” minimum.
Staff recommends approval of the CUP as the findings can affirmatively be made in support of the
request, with the incorporation of conditions of approval (Attachment 1).
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General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency with the City’s
General Plan. Relevant Policies are listed below:
General Plan Consistency
Land Use Element Findings
Goal 7.Adequate space and appropriate
integration of community and school
facilities that support physical activity, civic
life and social connections for residents of
all ages and interests.
The project proposes a service which
supports the community needs of the City.
Further, the property has a Community
Commercial (CC) land use designation,
which accommodates locally oriented uses.
The project proposes a desirable use, with
design features that limit impacts to
adjacent properties.
Policy 7.7. Private recreational, cultural,
and health care facilities. Encourage
compatible development of private
recreation, cultural, education, institutional
and health care uses along corridors and in
districts.
Goal 13.Land use patterns that improve
the health of residents.
The project offers a new use, which may be
utilized by local families. The limited access
to childcare within the City support the
proposed project. Further, the use would
provide an essential need that is high
demand in the City.
Policy 13.2 Social and health needs.
Support the continuation of existing and
new uses that enhance the social and
health needs of residents.
Public Safety Element Findings
Goal 7.Noise compatibility is considered in
the land use planning and design process.
Table 6.3 outlines maximum Community
Noise Equivalent Levels (CNELs). For
Schools, the maximum interior CNEL is 45
dB, and the maximum exterior CNEL is 65
dB. Further, for Playgrounds, Neighborhood
Parks land uses, the maximum exterior
CNEL is 70 dB. The project proposes a
preschool and daycare, with an exterior
playground area. The applicant prepared an
Acoustical Analysis which shows the interior
noise levels would be sufficiently reduced
with the incorporation of new and existing
design features. Additionally, the expected
noise generated by the use would be within
the maximum levels established by Table
6.3. Specifically, Table 3 and Table 4 of the
analysis documents Interior and Exterior
Noise Levels for the proposed use.
Policy 7.1.Noise standards. Adopt,
maintain, and enforce planning guidelines
that establish the acceptable noise
standards identified in Table 6.3.
Policy 7.2.Noise compatibility. Utilize the
Land Use/Noise Compatibility Matrix
shown in Table 6.4 as a guide for future
planning and development decisions.
Based on the General Plan Existing Noise
Contours map (Figure 6.9) the project site
falls within 60-70 CNEL levels. Table 6.4 of
the General Plan provides review
procedures for specific uses, based on the
expected CNEL of the use. The matrix uses
an A-D rating scale, with “A” rated uses not
requiring special insultation to protect
sensitive receptors, and “D” rated generally
being incompatible. Hospital, church,
library, and school classrooms with CNELs
between 65 dB and 70 dB are given a C.
The Zone C interpretation provides “New
construction or development should
normally be discouraged. If new
construction or development does proceed,
a detailed analysis or noise reduction
requirements must be made and needed
noise insulation features must be included
in the design.” The Acoustical Analysis the
applicant prepared, includes design
features to minimize noise impacts to
sensitive receptors, including installing
glazed windows.
Policy 7.3.Noise analysis and mitigation.
Require all proposed development projects
and modifications to existing developments
to be compatible with the existing and
future noise levels by using the Land
Use/Noise Compatibility matrix shown in
Table 6.4, or equivalent city policy or code.
Where proposed projects are not located in
an area that is “clearly compatible”, the City
will require that an acoustical study be
prepared as a condition of building permit
approval demonstrating compliance with
the noise standards shown in Table 6.3.
The applicant prepared an Acoustical Study,
consistent with Policy 7.3. Further, the
analysis shows the project is within the
allowable CNELs for the specific use, and
includes, where necessary, design features
to further minimize noise impacts to
sensitive receptors.
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General Plan ConsistencyLand Use Element FindingsGoal 7.Adequate space and appropriateintegration of community and schoolfacilities that support physical activity, civiclife and social connections for residents ofall ages and interests.The project proposes a service whichsupports the community needs of the City.Further, the property has a CommunityCommercial (CC) land use designation,which accommodates locally oriented uses.The project proposes a desirable use, withdesign features that limit impacts toadjacent properties.Policy 7.7. Private recreational, cultural,and health care facilities. Encouragecompatible development of privaterecreation, cultural, education, institutionaland health care uses along corridors and indistricts.Goal 13.Land use patterns that improvethe health of residents.The project offers a new use, which may beutilized by local families. The limited accessto childcare within the City support theproposed project. Further, the use wouldprovide an essential need that is highdemand in the City.
Policy 13.2 Social and health needs.
Support the continuation of existing and
new uses that enhance the social and
health needs of residents.
Public Safety Element Findings
Goal 7.Noise compatibility is considered in
the land use planning and design process.
Table 6.3 outlines maximum Community
Noise Equivalent Levels (CNELs). For
Schools, the maximum interior CNEL is 45
dB, and the maximum exterior CNEL is 65
dB. Further, for Playgrounds, Neighborhood
Parks land uses, the maximum exterior
CNEL is 70 dB. The project proposes a
preschool and daycare, with an exterior
playground area. The applicant prepared an
Acoustical Analysis which shows the interior
noise levels would be sufficiently reduced
with the incorporation of new and existing
design features. Additionally, the expected
noise generated by the use would be within
the maximum levels established by Table
6.3. Specifically, Table 3 and Table 4 of the
analysis documents Interior and Exterior
Noise Levels for the proposed use.
Policy 7.1.Noise standards. Adopt,
maintain, and enforce planning guidelines
that establish the acceptable noise
standards identified in Table 6.3.
Policy 7.2.Noise compatibility. Utilize the
Land Use/Noise Compatibility Matrix
shown in Table 6.4 as a guide for future
planning and development decisions.
Based on the General Plan Existing Noise
Contours map (Figure 6.9) the project site
falls within 60-70 CNEL levels. Table 6.4 of
the General Plan provides review
procedures for specific uses, based on the
expected CNEL of the use. The matrix uses
an A-D rating scale, with “A” rated uses not
requiring special insultation to protect
sensitive receptors, and “D” rated generally
being incompatible. Hospital, church,
library, and school classrooms with CNELs
between 65 dB and 70 dB are given a C.
The Zone C interpretation provides “New
construction or development should
normally be discouraged. If new
construction or development does proceed,
a detailed analysis or noise reduction
requirements must be made and needed
noise insulation features must be included
in the design.” The Acoustical Analysis the
applicant prepared, includes design
features to minimize noise impacts to
sensitive receptors, including installing
glazed windows.
Policy 7.3.Noise analysis and mitigation.
Require all proposed development projects
and modifications to existing developments
to be compatible with the existing and
future noise levels by using the Land
Use/Noise Compatibility matrix shown in
Table 6.4, or equivalent city policy or code.
Where proposed projects are not located in
an area that is “clearly compatible”, the City
will require that an acoustical study be
prepared as a condition of building permit
approval demonstrating compliance with
the noise standards shown in Table 6.3.
The applicant prepared an Acoustical Study,
consistent with Policy 7.3. Further, the
analysis shows the project is within the
allowable CNELs for the specific use, and
includes, where necessary, design features
to further minimize noise impacts to
sensitive receptors.
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General Plan ConsistencyLand Use Element FindingsGoal 7.Adequate space and appropriateintegration of community and schoolfacilities that support physical activity, civiclife and social connections for residents ofall ages and interests.The project proposes a service whichsupports the community needs of the City.Further, the property has a CommunityCommercial (CC) land use designation,which accommodates locally oriented uses.The project proposes a desirable use, withdesign features that limit impacts toadjacent properties.Policy 7.7. Private recreational, cultural,and health care facilities. Encouragecompatible development of privaterecreation, cultural, education, institutionaland health care uses along corridors and indistricts.Goal 13.Land use patterns that improvethe health of residents.The project offers a new use, which may beutilized by local families. The limited accessto childcare within the City support theproposed project. Further, the use wouldprovide an essential need that is highdemand in the City.Policy 13.2 Social and health needs.Support the continuation of existing andnew uses that enhance the social andhealth needs of residents.Public Safety Element FindingsGoal 7.Noise compatibility is considered inthe land use planning and design process.Table 6.3 outlines maximum CommunityNoise Equivalent Levels (CNELs). ForSchools, the maximum interior CNEL is 45dB, and the maximum exterior CNEL is 65dB. Further, for Playgrounds, NeighborhoodParks land uses, the maximum exteriorCNEL is 70 dB. The project proposes apreschool and daycare, with an exteriorplayground area. The applicant prepared anAcoustical Analysis which shows the interiornoise levels would be sufficiently reducedwith the incorporation of new and existingdesign features. Additionally, the expectednoise generated by the use would be withinthe maximum levels established by Table6.3. Specifically, Table 3 and Table 4 of theanalysis documents Interior and Exterior
Noise Levels for the proposed use.
Policy 7.1.Noise standards. Adopt,
maintain, and enforce planning guidelines
that establish the acceptable noise
standards identified in Table 6.3.
Policy 7.2.Noise compatibility. Utilize the
Land Use/Noise Compatibility Matrix
shown in Table 6.4 as a guide for future
planning and development decisions.
Based on the General Plan Existing Noise
Contours map (Figure 6.9) the project site
falls within 60-70 CNEL levels. Table 6.4 of
the General Plan provides review
procedures for specific uses, based on the
expected CNEL of the use. The matrix uses
an A-D rating scale, with “A” rated uses not
requiring special insultation to protect
sensitive receptors, and “D” rated generally
being incompatible. Hospital, church,
library, and school classrooms with CNELs
between 65 dB and 70 dB are given a C.
The Zone C interpretation provides “New
construction or development should
normally be discouraged. If new
construction or development does proceed,
a detailed analysis or noise reduction
requirements must be made and needed
noise insulation features must be included
in the design.” The Acoustical Analysis the
applicant prepared, includes design
features to minimize noise impacts to
sensitive receptors, including installing
glazed windows.
Policy 7.3.Noise analysis and mitigation.
Require all proposed development projects
and modifications to existing developments
to be compatible with the existing and
future noise levels by using the Land
Use/Noise Compatibility matrix shown in
Table 6.4, or equivalent city policy or code.
Where proposed projects are not located in
an area that is “clearly compatible”, the City
will require that an acoustical study be
prepared as a condition of building permit
approval demonstrating compliance with
the noise standards shown in Table 6.3.
The applicant prepared an Acoustical Study,
consistent with Policy 7.3. Further, the
analysis shows the project is within the
allowable CNELs for the specific use, and
includes, where necessary, design features
to further minimize noise impacts to
sensitive receptors.
Environmental Determination:
Pursuant to Section 15300.2(e)of the California Environmental Quality Act (CEQA),a categorical
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Pursuant to Section 15300.2(e)of the California Environmental Quality Act (CEQA),a categorical
exemption shall not be used for a project located on a site which is included on any list compiled
pursuant to Section 65962.5 of the Government Code and identified as a Hazardous Waste Site.
Staff reviewed lists compiled by the California Environmental Protections Agency (known as the
Cortese List),and confirmed the subject property is not listed.Further,the applicant provided Phase
1 and 2 Environmental Site Assessments,as well as subsequent Remedial Excavation and
Confirmation Sampling Results.The Summary of Remedial Excavation and Confirmation Sampling (
Attachment 6)dated November 30,2020,concluded no further investigation or mitigation was
warranted at the time.
Pursuant to the California Environmental Quality Act (CEQA),the proposed project qualifies for a
Class 3 categorical exemption,New Construction or Conversion of Small Structures,as defined in
section 15303 of the CEQA Guidelines,as it consists of the conversion of existing small structures
from one use to another where only minor modifications are made in the exterior of the structure.
Moreover,none of the exceptions to the categorical exemption(s)apply,nor would the project 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 environmental due to unusual circumstances or damage a
scenic highway or scenic resources within a state scenic highway.
Public Notification:
For the May 21st Planning Commission hearing,a total of 544 public hearing notices were mailed to
occupants and property owners of properties within a 500-foot radius on May 9,2024.A legal ad was
published on May 9,2024 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 HBMC Section 17.68.050.Public
notification materials are included as Attachment 7.As of the writing of the report,staff has received
two public comments (Attachment 8).
Attachments:
1.Draft Resolution #24-08
2.Project Plans
3.Project Narrative and Addendum
4.Exterior Noise and Exterior Façade Acoustical Analysis
5.Traffic Operations and Parking Study
6.SUPPLEMENTAL - Summary of Remedial Excavation and Confirmation Sampling
7.Zoning Map
8.Public Notification Package
9.Public Comments
10.SUPPLEMENTAL - Dimitri Amiridis Letter 2/15/24
11.SUPPLEMENTAL - Maddie O'Connor eComment 5/16/24
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12.SUPPLEMENTAL - Rachel Hayes eComment 5/16/24
13.SUPPLEMENTAL - Anna Simonenko eComment 5/16/24
14.SUPPLEMENTAL - Amanda Hromadka eComment 5/16/24
15.SUPPLEMENTAL - Vincent Busam eComment 5/16/24
16.SUPPLEMENTAL - Maddie O'Connor second eComment 5/16/24
17.SUPPLEMENTAL - Link One from Maddie O'Connor eComment 5/16/24
18.SUPPLEMENTAL - Link Two from Maddie O'Connor eComment 5/16/24
19.SUPPLEMENTAL - Link Three from Maddie O'Connor eComment 5/16/24
20.SUPPLEMENTAL - Teri Jones eComment 5/17/24
21.SUPPLEMENTAL - Elizabeth Harsch eComment 5/18/24
22.SUPPLEMENTAL - Cynthia Furnberg Letter 5/19/24
23.SUPPLEMENTAL - Amir Mikhail Letter 5/20/24
24.SUPPLEMENTAL - Josh Krasnegor Letter 5/20/24
25.SUPPLEMENTAL - Link from Josh Krasnegor Letter 5/20/24
26.SUPPLEMENTAL - Josh Krasnegor eComment 5/20/24
27.SUPPLEMENTAL - Link One from Josh Krasnegor eComment 5/20/24
28.SUPPLEMENTAL - Link Two from Josh Krasnegor eComment 5/20/24
29.SUPPLEMENTAL - Link Three from Josh Krasnegor eComment 5/20/24
30.SUPPLEMENTAL - Suzanne Zimmerman Letter 5/20/24
31.SUPPLEMENTAL - Carolyn Petty eComment 5/20/24
32.SUPPLEMENTAL - Dan Seaman eComment 5/21/24
33.SUPPLEMENTAL - Mike Glasman Letter 5/20/24
34.SUPPLEMENTAL - Katie Saeman Email 5/20/24
35.SUPPLEMENTAL - Cynthia Furnberg Email 5/20/24
36.SUPPLEMENTAL - Craig Rogers Email 5/20/24
37.SUPPLEMENTAL - Josh Krasnegor Email 5/21/24
38.SUPPLEMENTAL - Peter and Tracy Broussinos Email 5/20/24
39.LATE SUPPLEMENTAL - Max Siskin Email 5/21/24 (received at 6:11 pm)
Respectfully Submitted by: Johnathon Masi, Assistant Planner
Concur: Alexis Oropeza, Planning Manager
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Director
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Page 1 of 14 RES NO. 24-08
CITY OF HERMOSA BEACH
RESOLUTION NO. 24-08
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE
PERMIT (CUP 23-13) TO ALLOW A 7,214-SQUARE-FOOT PRESCHOOL
AND DAYCARE WITH AN OUTDOOR PLAY AREA AT 210 PACIFIC COAST
HIGHWAY IN THE SPECIFIC PLAN AREA (SPA)-7 ZONE, AND
DETERMINATION THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.
WHEREAS, an application was filed on October 12, 2023, by the applicant,
Amir Mikhail, requesting Planning Commission approval of a Conditional Use
Permit (23-13) to allow a 7,214 square-foot preschool and daycare with an
outdoor play area; and
WHEREAS, the Planning Commission, at its public meeting of May 21, 2024,
considered all testimony and evidence, both oral and written, that was
presented to the Planning Commission; and
WHEREAS, the project is categorically exempt from the California
Environmental Quality Act defined in CEQA Section 15303 Class 3 New
Construction or Conversion of Small Structures, as the project consists of
conversion of an existing structure from one use to another, with minimal exterior
modifications. Moreover, none of the exceptions to the categorical
exemption(s) apply, nor would the project 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 environmental due to unusual circumstances or
damage a scenic highway or scenic resources within a state scenic highway.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Based on the foregoing factual findings, the Planning
Commission determined, pursuant to Hermosa Beach Municipal Code (HBMC)
Section 17.40.020 (General Criteria for All Uses), that the property is consistent
with the required findings of the Municipal Code:
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Page 2 of 14 RES NO. 24-08
1. Distance from existing residential uses;
The subject property borders residential zones along its north and east
property lines. The site is developed with an existing structure that has no
setback from the north property line, and a ten-foot wall that separates
the proposed playground and residential properties to the east. As
indicated in the Exterior Noise and Exterior Façade Acoustical Analysis, the
existing site configuration and recommended exterior design features will
adequately prevent excessive effects on adjacent properties. Specifically,
the existing property wall between the playground and adjacent
properties, will provide adequate shielding for adjacent residences from
the proposed use, as well as proper shielding for the playground from
adjacent streets.
2. The amount of existing or proposed off-street parking facilities, and its
distance from the proposed use;
Consistent with HBMC Section 17.40.110 concerning specific requirements
for day nurseries or preschool, childcare uses with 13 or more children
must provide a minimum of one parking space for every 7 children. The
applicant proposes a maximum attendance of 77 students, requiring a
minimum of eleven spaces on site. Project plans reflect a total of eleven
spaces, with three compact spaces, one ADA accessible space, and
three pick-up/drop-off spaces. The applicant prepared a Traffic
Operations and Parking Study Evaluation. The study found that with three
pickup/drop-off spaces, the site would have adequate loading capacity
roughly 91 percent of the time.
3. Location of and distance to churches, schools, hospitals and public
playgrounds;
The subject site is approximately 0.4 miles from Our Lady of Guadalupe
Church, 450 feet from the Ocean View Parkette, and 3.1 miles from
Providence Little Company of Mary Medical Center in Torrance. The
project proposes a change in use, which will not pose significant impacts
to the above-mentioned sensitive facilities. The General plan recognizes
the need for childcare facilities to serve residents as the family population
increases.
4. The combination of uses proposed;
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Page 3 of 14 RES NO. 24-08
The project proposes a change in use from auto repair and sales to
daycare with outdoor playground space. The project is consistent with the
intent of the Community Commercial (CC) land use designation, as it
offers a use that looks to primarily serve Hermosa Beach residents. Further,
the applicant provided an Acoustical Analysis and Traffic Operations and
Parking Study to demonstrate the use would not pose significant impacts
to adjacent properties.
5. Precautions taken by the owner or operator of the proposed establishment
to assure the compatibility of the use with surrounding uses;
The project proposes to retain the existing nonconforming property line
wall, separating the subject property and adjacent residential properties
to the east. Further, the Acoustical Analysis, and Traffic Operations and
Parking Study include recommended design components and operating
conditions to ensure compatibility with adjacent properties. The
recommendations of both studies are included in the conditions of
approval of the attached draft resolution. Specifically, the applicant is
providing window glazing to the specification details by the Acoustical
Analysis, relocating pick-up/drop-off space to the south parking lot only as
recommended by the Traffic Operations and Parking Study, and
extending hours of operation to accommodate a more spread-out pick-
up/drop-off time, consistent with the hours analyzed in the Traffic
Operations and Parking Study.
6. The relationship of the proposed business-generated traffic volume and
the size of streets serving the area;
The applicant provided a Traffic Operations and Parking Study that
evaluates the anticipated traffic generated by the use. Further, the study
found parking is adequate for the use. However, the study recommended
the assigned loading/unloading parking spaces be solely located in the
south parking lot, to minimize impacts to Pacific Coast Highway. The study
indicated the traffic generated by the use will not impact access for
emergency services to the subject site, or adjacent properties. In addition,
to minimize queueing onto Pacific Coast Highway, a condition of
approval requiring the applicant paint a “KEEP CLEAR” notice on the
right-of-way directly adjacent to the south parking lot driveway. Also, the
applicant will be required to repaint the “DO NOT ENTER” painted in the
right-of-way to the east of the subject property.
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Page 4 of 14 RES NO. 24-08
7. The proposed exterior signs and decor, and the compatibility thereof with
existing establishments in the area;
Proposed signage is subject to HBMC Chapter 17.50. Proposed signage
must be constructed in a manner consistent with the standards described
by HBMC Chapter 17.50 or obtain a sign variance to deviate from
particular design criteria.
8. The number of similar establishments or uses within close proximity to the
proposed establishment;
Our Lady of Guadalupe has an existing CUP for a preschool, granted in
2011. The subject site is approximately 0.4 miles from Our Lady of
Guadalupe. Our Lady of Guadalupe utilizes the preschool in combination
with other uses, including a religious institution, and is located in R-1,
Single-family residential zone.
9. Noise, odor, dust and/or vibration that may be generated by the
proposed use;
The submitted Acoustical Analysis provides a detailed review of the
proposed use and its expected impact to adjacent properties.
Specifically, the analysis discusses the interior and exterior noise
generated by the use, separated into Zones A-D and the playground. The
Acoustical Analysis found the existing nonconforming property wall
provided acoustical shielding that minimized excessive noise measured on
adjacent properties. Also, the analysis indicated, with proper window
glazing, expected interior noise levels will be consistent with what City
standards require. Finally, the analysis assumed no more than 30 children
would use the playground at any one time. A condition to explicitly limit
the number of children using the playground at any one time, to ensure
the conclusions of the analysis are based on actual practices on site, is
included in the draft resolution.
10. Impact of the proposed use to the city’s infrastructure, and/or services;
The applicant provided a Traffic Operations and Parking Study evaluating
anticipated traffic generated by the use. Further, the study found parking
is adequate for the use. The study recommended the assigned
loading/unloading parking spaces be solely located in the south parking
lot, to minimize impacts to Pacific Coast Highway. The study indicated the
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traffic generated by the use will not impact access for emergency
services to the subject site, or adjacent properties.
11. Will the establishment contribute to a concentration of similar outlets in the
area;
The project would not contribute to a concentration of similar use,
because the City has a limited number of daycare businesses in the area.
Further, the project will provide a service which is unique for the SPA-7
zone.
12. Other considerations that, in the judgment of the planning commission,
are necessary to assure compatibility with the surrounding uses, and the
city as a whole.
The project proposes landscaping along Pacific Coast Highway. Staff
proposes a condition of approval requiring the applicant to comply with
Sections 17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the
Community Development Director and Public Works Director. Specifically,
an automatic landscape sprinkler system consistent with Section
17.22.060(H) shall be provided and shall be shown on plans
Additionally, consistent with HBMC Section 8.12.220, staff proposes a
condition requiring the site to maintain trash facilities appropriate for the
site. Athens requires the following specifications: three bins in a trash
enclosure: (1) 3 cubic yard trash bin, (1) 1.5 cubic yard recycling bin, and
(1) organics cart. Total size of enclosure to accommodate all three bins
must be a minimum 120” X 84” minimum.
SECTION 2. Based on the evidence received at the public meeting, the Planning
Commission hereby further finds, determines, and declares that the project is
consistent with the City’s General Plan (PLAN Hermosa). Specifically, the
Conditional Use Permit is consistent with Goals 7 and 13 of the Land Use Element,
and Goal 7 of the Public Safety Element.
Goal 7. Adequate space and appropriate integration of community and
school facilities that support physical activity, civic life and social connections
for residents of all ages and interests.
Policy:
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Page 6 of 14 RES NO. 24-08
· 7.7. Private recreational, cultural, and health care facilities. Encourage
compatible development of private recreation, cultural, education,
institutional and health care uses along corridors and in districts.
Conformity:
The project proposes a service which supports the community needs of
the City. Further, the property has a Community Commercial (CC) land
use designation, which accommodates locally oriented uses. The project
proposes a desirable use, with design features that limit impacts to
adjacent properties.
Goal 13. Land use patterns that improve the health of residents.
Policy:
· 13.2 Social and health needs. Support the continuation of existing and
new uses that enhance the social and health needs of residents.
Conformity:
The project offers a new use, which may be utilized by local families. The
limited access to childcare within the City, support the proposed project.
Further, the use would provide an essential need that is high demand in
the City.
Goal 7. Noise compatibility is considered in the land use planning and design
process.
Policies:
7.1. Noise standards. Adopt, maintain, and enforce planning guidelines
that establish the acceptable noise standards identified in Table 6.3.
Conformity:
Table 6.3 outlines maximum Community Noise Equivalent Levels (CNELs).
For Schools, Libraries, Churches, Hospitals, Nursing Homes or similar uses,
the maximum interior CNEL is 45 dB, and the maximum exterior CNEL is 65
dB. Further, for Playgrounds, Neighborhood Parks land uses, the maximum
exterior CNEL is 70 dB. The project proposes a preschool and daycare,
with an exterior playground area. The applicant prepared an Acoustical
Analysis which shows the expected noise generated by the combination
of uses proposed would be within the maximum levels established by
Table 6.3. Specifically, Table 3 and Table 4 concerning Interior and Exterior
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Page 7 of 14 RES NO. 24-08
Noise Levels show the proposed use is within the prescribed noise levels
allowed for the proposed use.
7.2. Noise compatibility. Utilize the Land Use/Noise Compatibility Matrix
shown in Table 6.4 as a guide for future planning and development
decisions.
Conformity:
Table 6.4 provides review procedures for specific uses, based on the
expected CNEL of the use. The matrix uses an A-D rating scale, with A
rated uses not requiring special insultation to protect sensitive receptors,
and D generally being denied. Hospital, church, library, and school
classrooms with CNELs between 65 dB and 70dB are given a C. The Zone
C interpretation provides “New construction or development should
normally be discouraged. If new construction or development does
proceed, a detailed analysis or noise reduction requirements must be
made and needed noise insulation features must be included in the
design.” The Acoustical Analysis the applicant prepared, includes design
features to minimize noise impacts to sensitive receptors, including
installing glazed windows.
7.3. Noise analysis and mitigation. Require all proposed development
projects and modifications to existing developments to be compatible
with the existing and future noise levels by using the Land Use/Noise
Compatibility matrix shown in Table 6.4, or equivalent city policy or code.
Where proposed projects are not located in an area that is “clearly
compatible”, the City will require that an acoustical study be prepared as
a condition of building permit approval demonstrating compliance with
the noise standards shown in Table 6.3.
Conformity:
The applicant prepared an Acoustical Study, consistent with Policy 7.3.
Further, the analysis shows the project is within the allowable CNELs for the
specific use, and includes, where necessary, design features to further
minimize noise impacts to sensitive receptors.
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Page 8 of 14 RES NO. 24-08
Section 3. Based on the foregoing, the Planning Commission hereby approves
the subject Conditional Use Permit (23-10), subject to the following Conditions of
Approval:
1. This approval is for a Conditional Use Permit to allow the operation of a
daycare within an outdoor play area in an existing commercial building
at 210 Pacific Coast Highway.
2. The facility shall be restricted to a maximum of enrollment of 77 children
on-site at any one time.
3. 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 May 21, 2024, as modified in
subsection (a) below. The Community Development Director may
approve minor modifications that do not otherwise conflict with the HBMC
or requirements of this approval.
a. The parking layout shall be revised to be consistent with the intent of
Planning Commission approval, demonstrated below. Revised plans
showing the below approved parking layout shall be submitted
within 7 business days of the date of approval, and reviewed by the
Community Development Director for consistency with Planning
Commission approval.
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Page 9 of 14 RES NO. 24-08
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Page 10 of 14 RES NO. 24-08
4. To reduce the bunching of trips during pick up and drop off the applicant
or operator shall institute the following operating conditions
a. The business shall be open and available to receive children from 7
a.m. – 6 p.m.;
b. At least one employee shall be in the drop-off/pick-up areas during
scheduled times to ensure student safety and minimize drop-off
/pick-up times.
c. If substantiated complaints of excessive traffic generated by the use
are received, the City Engineer may request a hearing before the
Planning Commission, to prescribe further operating conditions.
5. The applicant shall notify parents as part of the registration process that
pick-up and drop-off shall not occur on Pacific Coast Highway
6. Directly adjacent to the driveway accessible on 2nd Street, the property
owner shall paint, to the satisfaction of the City Engineer and consistent
with the Manual on Uniform Traffic Control Devices (MUTCD), “KEEP
CLEAR”, to the satisfaction of the Public Works Director.
7. The property owner shall re-stripe the existing pavement legend adjacent
to the bollard on 2nd Street, “DO NOT ENTER”, to the satisfaction of the
Public Works Director.
8. Onsite parking shall be provided and maintained in accordance with
HBMC 17.44 and 17.40.110.
a. All pick-up/drop-off parking shall be located in the parking lot
accessible from 2nd Street. The compact parking space in the
parking lot accessible from 2nd Street shall be available for staff use
only.
9. The business and staff onsite, shall obtain all required state licensing
including, but not limited to, those required by the California Department
of Social Service.
a. The business shall provide all use components required by state law.
Where state and CUP conditions conflict with one another, the
stricter condition shall be enforced.
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Page 11 of 14 RES NO. 24-08
10. The applicant shall provide window glazing consistent with specifications
detailed in Table 4 and Appendix I of the submitted Acoustical Analysis
dated April 8, 2024.
11. No more than 30 children shall use the outdoor playground area at any
one time.
12. The legal nonconforming wall located on the east and south property lines
must be maintained for the purpose of acoustical shielding. If the wall
requires substantial repair or replacement, the applicant must obtain a
CUP, pursuant to HBMC Section 17.46.130(f).
13. The property shall provide and maintain trash facilities adequate to
service the site:
a. Three bins in a trash enclosure: (1) 3 cubic yard trash bin, (1) 1.5
cubic yard recycling bin, and (1) organics cart.
b. Total size of enclosure to accommodate all three bins must be a
minimum 120” X 84” minimum.
14. Final construction plans, including site, elevation, and floor plans, 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.
15. Prior to the submittal of structural plans to the Building Division for Plan
Check an ‘Acceptance of Conditions’ affidavit and recording fees shall
be filed with the Community Development Department stating that the
applicant/property owner is aware of, and agrees to accept, all of the
conditions of this grant of approval.
16. Landscaping shall 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.
17. Prior to the issuance of a certificate of occupancy, the applicant shall
refresh the perimeter landscaping and an automatic landscape sprinkler
system consistent with Section 17.22.060(H) shall be provided and shall be
shown on plans.
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Page 12 of 14 RES NO. 24-08
18. 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 would be provided.
19. 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 neighborhood resulting
from the subject use.
20. 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.
21. 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.
PASSED, APPROVED and ADOPTED on the 21st of May, 2024.
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Page 13 of 14 RES NO. 24-08
VOTE:
AYES:
NOES:
ABSTAIN:
ABSENT:
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Page 14 of 14 RES NO. 24-08
CERTIFICATION
I hereby certify the foregoing Resolution P.C. 24-08 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 May 21, 2024.
____________________ ___________________
Peter Hoffman, Chair Carrie Tai, Secretary
____________________
Date
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Conditional Use Permit & Parking Plan
Maple Tree Academy Hermosa Beach
Proposed Preschool/Daycare Use
Location: 200-210 Pacific Coast Hwy
Hermosa Beach, CA 90254
Request: To allow preschool/daycare use in existing car/body repair building.
Project scope to include interior and exterior upgrades, relocation of
floor area.
Proposed 14 parking spaces (11 parking spaces + 12 bike parking
spaces)
Existing: Existing commercial building (body repair & painting, and auto
sales)
Site zone SPA-7 (C-3)
Lot size: approximately 16,200 sf
Building area: 7,214 sf
Proposed: Preschool/Daycare use (Maple tree Academy)
Proposed building area: 7,214 sf
Parking: 14 spaces (included 12 bike parking spaces)
266
CUP/Parking Plan Analysis and Findings
Background:
The current site is approved for body repair, painting, and auto sales per CUP 91-33.
The existing building is approximately 7,214 sf located at the corner of 2nd st and PCH.
The current zoning is SPA-7 (C-3) requires the approval of conditional use permit for
preschool/daycare use.
Lot size is approximately 16,200 sf, maximum of 10,000 sq. ft gross floor area FAR is
allowed. The existing/proposed FAR are under 10,000 sf. Lot has two different access
points; 2nd st and PCH – this includes vehicular and pedestrian access from both 2nd st
and PCH. The proposed use will utilize both access points for vehicles and pedestrians,
as well as available street parking .
Analysis:
A Conditional Use Permit intends to insure that “compatibility shall be maintained with
respect to the particular use on the particular site and in consideration of other existing
and potential uses within the general area in which such use is proposed to be located.
The preschool/daycare use meets the CUP goals as it serves the residential
neighborhood adjacent to the site and is a better suited alternative to the existing body
repair use. The proposed use will accept children ages from 3 months to 6 years and
provide much needed service to the community.
Distance from existing residential use:
The site is located on the corner of PCH and 2nd st; uses to the north, south, and west
are commercial. The east side is adjacent to R-1 zone which the preschool/daycare is
planning to serve.
Based on the information provided by the applicant, the proposed preschool operates
from 7:30 am to 5:30 pm, Monday through Friday. The drop-off scheduled is between
7:30 – 9:00 am, and pick-up hours are between 4:00 pm – 5:30 pm. Parking areas will
be located off PCH and 2nd st away from the R-1 zone. The area adjacent to the R-1
zone has approximately existing 12 ft high block walls that will remain in place to
provide privacy and noise reduction.
It is anticipated that the preschool play area will not generate significant noise impacts
as playground use is proposed to be limited to 10:00 am – 4:00 pm on weekdays
(children will not be out this whole time). The proposed play area hours are well within
regular business hours to avoid early/late noise to the neighbors.
267
Parking and traffic:
Impact related to traffic is not expected to have affect the area as the site has two
different parking lots; one off 2nd street and another off PCH. This distribution of parking
lots will significantly reduce traffic impact and will provide smooth circulation.
The project provides 11 parking spaces, and 12 bike parking spaces (total 14 spaces).
Bike parking will be utilized by local employees, in addition to local transportation
means. Proposed 11 parking spaces will be used mostly for parents pick-up and drop-
off. There is building access from each parking lot to facilitate drop-off and pick-up.
Parents will utilize the available street parking for the brief pick-ups and drop-offs; there
are three street parking spaces on 2nd st, in addition to other spaces available on 3rd st
that can be used for parents.
Parking requirements for preschool is 1 space/7 students. The applicant is anticipating
an enrollment of 70 students, increasing up to 98 students within one year of operation.
Staff will be onsite 30 minutes prior to drop-off period and will facilitate drop-off and
assure safety of the students and parents.
The relationship of proposed business-generated traffic volume and size of street
serving the area:
The applicant is anticipating an enrollment of 70 students, increasing up to 98 students
with one year of operation. Drop-off is expected between 7:30 am and 9:00 am, and
pick-up is expected between 4:00 and 5:30 pm. The site is served with two separate
parking lots connected to the building to assure proper vehicular distribution/circulation
and avoid traffic congestion. The proximity to R-1 zone will encourage many parent to
walk to the school through 2nd street for drop-off and pick – this is expected to greatly
reduce the amount of cars and traffic impact. In addition, parents are encouraged to use
available street parking that is immediately adjacent to the site on 2nd and 3rd st. The
combination of parking options and proximity to R-1 zone will together greatly reduce
any traffic impact.
Noise, odor, dust, and/or vibration that may be generated by the proposed use:
Odor, dust, and vibrations are not associated with the proposed use. Significant noise
impact will not occur as addressed previously with the existing high walls, location of
parking areas, and hours of operations.
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HBMC Standards for operation of preschool with more than 13 children:
1. A minimum of one (1) parking space for every seven (7) children.
This issue is addressed under parking and traffic section above. The new
preschool is expected to have a maximum of 98 students and adequate
parking/parking plan is provided.
2. In residential zones, only property adjacent to commercially zoned property
or property developed with a church or school facility shall be considered
for a day nursery, preschool, or childcare facility with thirteen (13) or more
children.
Not applicable, site is in SPA-7 (C-3) zone.
3. Adequate space for loading and unloading children shall be available or
shall be provided on the site.
This issue is addressed under parking and traffic section above. The new
preschool/daycare is expected to have a maximum of 98 students and adequate
parking/parking plan is provided.
4. Residential use of a day nursery, preschool, or childcare facility with
thirteen (13) or more children shall be prohibited.
The proposed preschool use does not include a residential use component.
5. All day care centers shall comply with state statutes and shall be licensed
by the state. (Prior code Appx. A, § 10-9)
Applicant will obtain and provide a copy of a state license.
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Updated Narrative
RE: Conditional Use Permit (CUP23-10) to operate a preschool at 210 Pacific Coast
Hwy.
The updated hours of operations are from 7 am to 6 pm as indicated in the tra4ic study.
Sta4 member to facilitate drop-o4s and pick-ups at the time of scheduled arrivals as
indicated in the tra4ic study.
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Veneklasen Associates
Consultants in Acoustics | Noise | Vibration | AV | IT
1711 Sixteenth Street • Santa Monica California 90404 • tel: 310.450.1733 • fax: 310.396.3424 • www.veneklasen.com
April 8, 2024
South Bay Equities LLC
1721 Stewart Street
Santa Monica, California 90404
Attention: Frank Bardi
Subject: 210 PCH Preschool
Hermosa Beach
Exterior Noise and Exterior Façade Acoustical Analysis
Veneklasen Project No. 8519-001
Dear Frank:
Veneklasen Associates, Inc. (Veneklasen) has completed our review of the 210 PCH Preschool project located in
Hermosa Beach, California. This report predicts the exterior noise levels at the site using computer modeling. Using
this information, interior noise levels were calculated based on the exterior noise exposure and the construction types
proposed. From this, the exterior façade design was determined. Operational noise from future playground activities
at adjacent residences was also calculated. This report represents the results of our findings.
1.0 INTRODUCTION
This study was conducted to determine the impact of the exterior noise sources on the 210 PCH Preschool
project located in Hermosa Beach, California. Veneklasen’s scope of work included calculating the exterior
noise levels impacting the site and determining the method, if any, required to reduce the interior and
exterior sound levels to meet the applicable code requirements of the State of California and the City of
Hermosa Beach.
The project consists of the conversion of 5,500 sf from retail to daycare in a 1-story type V-B Building. The
project will include rooms, kitchen, outdoor playgrounds, and public parking. The project is bounded by
existing residential and commercial uses to the north, residential uses to the west, 2nd Street to the south and
the Pacific Coast Hwy (PCH) to the west. Veneklasen understands that the client will keep the existing 8 – 16
feet perimeter wall which will provide acoustical shielding to/from the outdoor playgrounds.
2.0 NOISE CRITERIA
CNEL (Community Noise Equivalent Level) is the 24-hour equivalent (average) sound pressure level in which
the evening (7pm – 10pm) and nighttime (10 pm – 7 am) noise is weighted by adding 5 and 10 dB,
respectively, to the hourly level. Since this is a 24-hour metric, short-duration noise events (truck pass-by’s,
buses, trains, etc.) are not as prominent in the analysis.
Leq (equivalent continuous sound level) is defined as the steady sound pressure level which, over a given
period of time, has the same total energy as the actual fluctuating noise.
2.1 Interior Noise Levels - Residential
The State of California Building Code (Section 1206, “Sound Transmission”) and the City of Hermosa Beach
General Plan Noise Element (Table 6.3) states that interior CNEL values for school uses do not exceed 45 dBA
in any room.
If the windows must be closed to meet an interior CNEL of 45 dBA, then a mechanical ventilating system or
other means of natural ventilation may be required.
271
Veneklasen Associates
210 PCH Preschool; Hermosa Beach
Exterior Noise and Exterior Façade Acoustical Analysis
Veneklasen Project No. 8519-001
April 8, 2024–Page 2
www.veneklasen.com
2.2 Exterior Noise Levels – Schools
The City of Hermosa Beach General Plan Noise Element (Table 6.3) states an acceptable CNEL exterior noise
standard of 65 dBA CNEL which also applies to school playgrounds.
2.3 Exterior Operational Noise Levels – Playgrounds
The City of Hermosa Beach General Municipal Code, Title 8 Health and Safety, Chapter 8.24 Noise Control,
states that “the following activities shall be exempt from the provisions of this chapter… Activities conducted
on public playgrounds, fully licensed and approved child day care facilities within residential areas as
permitted by law, and public or private school grounds, including but not limited to school athletic and school
entertainment events”.
In summary, the noise level coming from playgrounds to adjacent residential units is exempted from the
Municipal Code.
3.0 EXTERIOR NOISE ENVIRONMENT
3.1 Noise Calculations – Computer Modeling
Veneklasen has utilized the Traffic Noise Model computer software program developed by the FHWA (Federal
Highway Administration TNM 2.5) in order to predict vehicular noise levels at project location. Traffic on
Pacific Coast Hwy is the primary source of noise affecting the site. Veneklasen also reviewed aircraft noise
sources, and these are insignificant at this site. Veneklasen has calculated noise and traffic levels for 10 years
in the future.
Traffic counts for local streets were obtained from the Caltrans official web page. The most and closest recent
annual average daily traffic (AADT) at the project site was found for Pacific Coast Why (year 2021) which is
shown below in Table 1.
Table 1 – Historic AADT Data at Project Site, Pacific Coast Why
Location Year AADT (North +
Southbound)
Average Increment per
Year (2021 to 2034)
AADT in 2034 (1%
increment per year)
Pacific Coast
Hwy and
Aviation Blvd
2021 104500
1% 118931
2022 105545
2023 106600
2024 107666
2025 108743
2026 109831
2027 110929
2028 112038
2029 113159
2030 114290
2031 115433
2032 116587
2033 117753
2034 118931
Table 2 show the CNEL and daytime noise levels calculated at different locations:
272
Veneklasen Associates
210 PCH Preschool; Hermosa Beach
Exterior Noise and Exterior Façade Acoustical Analysis
Veneklasen Project No. 8519-001
April 8, 2024–Page 3
www.veneklasen.com
Table 2 – Calculated Sound Levels (per AADT 2034)
Location CNEL, dBA Leq Day (7am to
10pm), dBA
West Boundary (façades facing Pacific Coast Hwy, 20’
from the closest street lane) 75 72
East Boundary (project site facing adjacent residents) 68 66
Figure 1 – Aerial View of Project Site
3.2 Sound Barrier at Property Limit
Veneklasen understands that the client will keep the existing 8 – 10 feet perimeter wall (south and west
sides) which will provide acoustical shielding to outdoor playgrounds from the traffic noise coming from the
Pacific Coast Hwy and 2nd Street (see Figure 1 above) and an existing 12 – 16 feet perimeter wall which will
provide acoustical shielding from the playground to adjacent residents to the east.
3.3 Overall Exterior Exposure
Based on the computer model, Veneklasen calculated the noise level at different locations across the project
site. To simplify the presentation of the exterior noise levels, Veneklasen has separated the site into locations
based on the sound exposure and required design features. The predicted sound levels at each zone, shown
in Figure 2, are listed in Table 3 below.
Table 3 – Exterior Noise Levels
Location Exterior Noise Level,
CNEL, dBA
Zone A 75
Zone B 72
273
Veneklasen Associates
210 PCH Preschool; Hermosa Beach
Exterior Noise and Exterior Façade Acoustical Analysis
Veneklasen Project No. 8519-001
April 8, 2024–Page 4
www.veneklasen.com
Zone C 68 – 70
Zone D (Façade Facing the Playground Area) < 65
Playground Area < 65
Figure 2 – Noise Zones
4.0 INTERIOR NOISE CALCULATION
4.1 Exterior Facade Construction
The client indicated that the exterior wall consists of exterior finish, plywood sheathing, wood studs, batt
insulation in the cavity, and one (1) layer of gypsum board.
Veneklasen’s calculations included the roof path, but this was insignificant in the interior noise level
calculated.
Veneklasen utilized the glazing ratings (glass, frame and seals) shown in Appendix I. Appendix I shall be the
acoustical specification for the exterior windows and doors.
4.2 Interior Average Noise Level (CNEL) – Residential
Veneklasen calculated the interior level within the preschool building given the calculated noise environment
and the exterior facade construction described above. Calculations were based on the plans dated September
30, 2023. Table 4 shows the predicted interior CNEL noise levels based on the windows and doors with STC
ratings as described in Appendix I.
Zone A
Zone D
Zone B Zone C
Zone C ` Playground
274
Veneklasen Associates
210 PCH Preschool; Hermosa Beach
Exterior Noise and Exterior Façade Acoustical Analysis
Veneklasen Project No. 8519-001
April 8, 2024–Page 5
www.veneklasen.com
Table 4 – Calculated Interior CNEL Noise Levels
Location Exterior Noise
Level, CNEL
Window/ Door
Rating
Interior Noise
Level, CNEL
Zone A 75 STC 37 ≤ 45
Zone B 72 STC 33 < 45
Zone C 68 – 70 STC 30 < 45 Zone D < 65
4.3 Mechanical Ventilation - Residential
Because the windows and doors must be kept closed to meet the noise requirements, mechanical or other
means of ventilation may be considered for all rooms in Zone A, B, C and D. The ventilation system shall not
compromise the sound insulation capability of the exterior facade assembly.
5.0 EXTERIOR NOISE CALCULATION
5.1 Exterior Average Noise Level (CNEL) at Playgrounds from Traffic Noise
Based on drawings dated September 30, 2023, two (2) playground areas are planned to be located at the
southeast side of the project site. Considering the shielding effect of the existing 10 feet tall perimeter wall
(see Figure 1 above), the barrier is anticipated to attenuate the noise levels coming from the traffic by 11 dBA
and the predicted exterior CNEL for this recreation area will be below CNEL 65 dBA. Therefore, no additional
special design features are necessary to meet the city requirement.
Table 5 – Calculated Exterior Noise Levels at the Playground due to Traffic Noise
Location
Exterior Noise Level at the
Playground Area due to
Exterior Ambient Noise
(Traffic), dBA
Attenuation
due to Barrier,
dBA
Playground Area 57 11
The following parameters have been considered on this calculation:
• Main noise source (Pacific Coast Hwy) to barrier distance: 90’ (approximately)
• Source height (cars and trucks, average): 6’
• Observer (receptor) to barrier distance: 25’
• Observer (receptor) height: 5’
• Barrier height: 10’
The calculated attenuation per octave band (dB) is shown in Table 6 below.
Table 6 – Calculated Barrier Attenuation
Attenuation (dB) per Frequency Band
63 125 250 500 1000 2000 4000 8000 Global
5 6 6 8 9 12 14 17 11
5.2 Exterior Average Noise Level (Leq) from Playgrounds to Adjacent Residential Properties
Anticipating 30 children playing with raised at the playground, and the shielding effect of the existing 12 – 16
feet tall perimeter wall, the calculated noise levels at the adjacent residencies to the east are shown in Table
7 below.
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Table 7 – Calculated Exterior Noise Levels at Adjacent Properties due to Playground Activities
Location
Exterior Noise Level at
Adjacent Property due to
Playground Activities, dBA
Attenuation
due to Barrier,
dBA
Existing
Background,
dBA
Increase Above
Ambient, dBA
Adjacent Residential
Property 56 8 66 0
As shown above, the playground activities will not increase the existing ambient noise at the adjacent
residential properties. The barrier is anticipated to attenuate the noise levels coming from the playground by
8 dBA.
The following parameters have been considered on this barrier calculation:
• Main noise source (playground) to barrier distance: 25’ (approximately)
• Source height (kids playing): 4’
• Observer (receptor) to barrier distance: 8’ (approximately)
• Observer (receptor) height: 18’ (approximately)
• Barrier height: 16’
The calculated attenuation per octave band (dB) is shown in Table 8 below.
Table 8 – Calculated Barrier Attenuation
Attenuation (dB) per Frequency Band
63 125 250 500 1000 2000 4000 8000 Global
5 6 6 7 8 10 13 16 8
6.0 SUMMARY
The following summarizes the acoustical items required to satisfy the noise criteria as described in this
report.
Interior Noise
• Exterior wall assembly is acceptable as described in Section 4.1.
• The roof assembly was included in our calculations and is not a significant path of sound and can
remain as designed.
• Windows and glass doors with minimum STC ratings as shown in Table 4 with STC ratings and
Transmission Loss values specified in Appendix I are required. Appendix I shall be the acoustical
specification for the exterior windows and doors.
• Residential mechanical ventilation, or other means of natural ventilation, may be required for all
units within Zone A, B, C and D.
Exterior Noise
• The predicted exterior CNEL at the playground areas is below CNEL 65 dBA. Therefore, no additional
design feature is necessary to meet the city requirement.
• The calculated noise from playground activities at adjacent residential properties will not increase
the existing ambient noise.
Various noise design features may be utilized to satisfy the noise criteria described in this report. Alteration of
design features that deviate from requirements should be reviewed by the acoustical consultant.
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If you have any questions or comments regarding this report, please do not hesitate to contact us.
Sincerely,
Veneklasen Associates, Inc.
John LoVerde, FASA
Principal
Elias Montoya
Associate
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APPENDIX I – GLAZING REQUIREMENTS
In order to meet the predicted interior noise levels described in Section 4.1, the glazing shall meet the
following requirements:
Table 9 – Acoustical Glazing Requirements: Minimum Octave Band Transmission Loss and STC Rating
Nominal Thickness
Minimum Transmission Loss
Octave Band Center Frequency (Hz)
Min.
STC
Rating 125 250 500 1000 2000 4000
1” dual 21 18 27 34 37 32 30
1” dual 22 21 30 36 37 36 33
1” dual 24 27 35 39 40 42 37
The transmission loss values in the table above can likely be met with the following glazing assemblies:
1. STC 30: 1/8” monolithic – 3/4” airspace – 1/8” monolithic
2. STC 33: 3/16” monolithic – 11/16” airspace – 1/8” monolithic
3. STC 37: 7/16" laminated – 3/8” airspace – 3/16” monolithic
An assembly’s frame and seals may limit the performance of the overall system. Therefore, the window and
door systems selected for the project shall not be selected on the basis of the STC rating of the glass alone,
but on the entire assembly including frame and seals. Additionally, the assemblies given above are provided
as a basis of design, but regardless of construction, the octave band Transmission Loss (TL) and STC value of
the system selected must meet the minimum values in Table 7 above.
Independent laboratory acoustical test reports should be submitted for review by the design team to ensure
compliance with glazing acoustical performance requirements. Laboratories shall be accredited by the
Department of Commerce National Voluntary Laboratory Accreditation Program (NVLAP). Labs shall be pre-
approved by Veneklasen Associates. Tests shall be required to be performed in North America. Lab tests and
lab reports shall be in compliance with ASTM standard E90 and be no more than 10 years old from the date
of submission for this project.
If test reports are not available for a proposed assembly, the assembly, including frame, seals and hardware,
shall be tested at an independent pre-approved NVLAP-accredited laboratory to demonstrate compliance
with the requirements of this report. Veneklasen shall be invited to witness acoustical testing completed and
reserves the right to exclude test reports from laboratories that are not pre-approved by Veneklasen.
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APPENDIX II – GLOSSARY OF ACOUSTICAL TERMS
Term Definition
Absorption A property of material referring to how much sound it absorbs (as
opposed to reflecting). In the context of this report, absorption refers
to the total quantity of absorption within the receiving space.
Absorption is measure in sabins.
A-weighting (dBA) The sound pressure level in decibels as measured in an A-weighting
filter network. The A-weighting de-emphasizes the low frequency
components of the sound in a manner similar to the frequency
response of the human ear and correlates well with subjective
reactions to noise.
Decibel (dB) A unit describing the amplitude of sound equivalent to 20 times the
logarithm, to the base 10, of the ratio of the pressure of the sound to
the reference pressure of 20 Pa. Used to quantify sound pressure
levels.
Equivalent Sound Level (Leq) The time-weighted average noise level during the stated measurement
period.
Sabin A unit used to describe absorption within a space. One sabin is equal
to the absorption of a one-square-foot open window.
Sound Pressure Level (SPL) The amplitude of sound when compared to the reference sound
pressure level of 20 Pa. SPL is measured in dB.
Sound Transmission Class (STC) A single-number metric used to describe the transmission loss
performance of a material or assembly across the frequency spectrum.
It is intended for use primarily when speech is the noise source.
Transmission Loss (TL) A measure of the reduction in sound level as a sound wave passes
through a material. The higher the transmission loss, the better the
material’s sound insulating properties.
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APPENDIX III – ACOUSTICAL CALCULATION METHODS
Decibel Addition
Decibels are based on a logarithmic scale; defined as the logarithmic ratio between a measured sound pressure level
and a reference sound pressure level. When decibels are added, they are not combined arithmetically, but
logarithmically. Decibels are added according to the following equation.
𝑹𝑷𝑳𝒕𝒏𝒕=𝟎𝟎𝒍𝒏𝒈(𝟎𝟎(𝑹𝑷𝑳𝟎𝟎𝟎⁄))+𝟎𝟎𝒍𝒏𝒈(𝟎𝟎(𝑹𝑷𝑳𝟎𝟎𝟎⁄))
Where:
SPLtot = Total Sound Pressure Level (dB or dBA)
SPL1, SPL2 = Sound Pressure Level 1, 2 (dB or dBA)
A-Weighting
A-weighting a spectrum is completed by applying standardized weighting factors to a frequency spectrum, either in
octave bands or third-octave bands. These resultant A-weighted levels are summed using decibel addition to generate
the overall A-weighted level, noted as dBA. In a report, spectral data is typically presented un-weighted, and the
overall level is presented with A-weighting.
The octave band A-weighting correction factors are shown in the table below:
Octave Band Center Frequency (Hz)
63 125 250 500 1000 2000 4000 8000
A-weighting Correction Factor (dB) -26 -16 -9 -3 0 +1 +1 -1
Acoustical Shielding
The presence of adjacent buildings or facades, changes in terrain, parapets, and other similar barriers provide
acoustical shielding, reducing the sound level incident on the exterior facades. Common locations where acoustical
shielding occurs include, but are not limited to, the roof, the back, and sides of the building that are not directly facing
the noise source.
Acoustical shielding due to building geometry can be separated into two categories: reduction due to reduced area of
exposure (side of a building) and shielding from barriers (such as a parapet or sound wall).
Reduction as a result of reduced area of exposure is calculated according to the following equation:
∆𝑹𝑷𝑳=𝟎𝟎𝐥𝐨𝐠𝟎𝟎(𝜽𝒅𝒙𝒏
𝟎𝟖𝟎)
Where:
∆𝑆𝑃𝐿 = Change in Sound Pressure Level (dB)
θexp = Angle of exposure (degrees)
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Acoustical Attenuation due to Distance
Sound pressure level reduction due to distance is calculated according to the following equation:
𝑹𝑷𝑳𝟎=𝑹𝑷𝑳𝟎+𝑨𝑹𝐥𝐨𝐠(𝒓𝟎
𝒓𝟎
)
Where:
SPL1 = Sound Pressure Level at Location 1 (dB or dBA)
SPL2 = Sound Pressure Level at Location 2 (dB or dBA)
CS = Source Coefficient; 20 for point source, 10 for a line source
r1 = Location 1 distance from source (ft.)
r2 = Location 2 distance from source (ft.)
In some situations, the CS value is between 10 and 20; selection of this number is an engineering judgment based on
the relationship between the source and receiver as well as the type of source.
Interior Noise Calculation
The interior noise calculation takes into account the exterior noise level, the transmission loss of the glazing (including
glass, frame, and seals), wall, and roof/ceiling systems, the finishes within the space, and noise exposure due to
building geometry and acoustic shielding. The interior sound level is calculated using the equation:
𝑹𝑷𝑳𝑰=𝑹𝑷𝑳𝑬+𝟎𝟎𝒍𝒏𝒈𝟎𝟎(𝑨)−𝟎𝟎𝒍𝒏𝒈𝟎𝟎(𝑹)−𝑹𝑳+𝟓
Where:
SPLI = the Interior Sound Pressure Level (dB or dBA)
SPLE = Exterior Sound Pressure Level (dB or dBA)
A = Surface Area exposed to Exterior Noise (sq.ft.)
R = Room Absorption Coefficient (sabins)
TL = Sound Transmission Loss of Exterior Façade Assembly (dB)
This calculation is performed for each exposed façade individually. The total interior sound level is found by using
decibel addition to sum the sound level from all exposed facades.
Sound Barrier Calculation
The sound attenuation provided by a barrier varies according to the locations (or geometry) of the sound source, the
barrier edge and the receptor, as shown below:
Where:
hs = Source height (ft)
rs = Distance between the sound source and the top of the barrier (ft)
hr = Receiver height (ft)
r = Distance between the top of the barrier and the receiver (ft)
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h = Barrier height (ft)
d = Distance between the source and the receiver (ft)
The attenuation calculation is performed for each frequency band individually (in dB) and is given by:
𝑨𝒕𝒕𝒅𝒏𝒕𝒂𝒕𝒈𝒏𝒏(𝒅𝑨)=𝟓+𝑨𝒍𝒏𝒈𝟎𝟎(√𝟎𝝅𝑵
𝒕𝒂𝒏𝒈√𝟎𝝅𝑵)
Where:
C = 20 (for point sources) and 15 (for line sources)
N (Fresnel Number) = ±2
𝜆(𝑟𝑟+𝑟+𝑑)
𝜆 = Frequency wavelength
tanh = Hyperbolic tangent function
The total sound attenuation is found by using decibel addition to sum the sound level from all attenuated frequency
bands.
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TECHNICAL MEMORANDUM
TO: Ms. Alexis Oropeza, City of Hermosa Beach
CC: Mr. Amir Mikhail, Pacific Developments
FROM: Srinath Raju, P.E.
Christopher Muñoz
SUBJECT: Hermosa Beach Early Education Center Project - 210 Pacific Coast Highway
Traffic Operations and Parking Study Evaluation
DATE: April 24, 2024 REF: RA 764
Raju Associates was retained to provide an assessment of the proposed Hermosa Beach Early
Education Center Project (Project) to address the City’s request for evaluation of the following site
issues:
The proposed loading and unloading layout and demand.
Employee parking area, vehicle queueing, if any, and impact on abutting right-of -way.
Assess the demand turnover rate for load/unload of children during drop-off and pick-up.
Identify whether the parking lot can handle the peak demand or identify operational layout
or parking changes are needed. Identify if an alternative parking location(s), configuration,
or parking assignment is needed. In the event that there is a need for additional parking to
support the current demand for 77 children or a future expansion, explore off-site parking
arrangement on neighboring properties in accordance with Hermosa Beach municipal
code.
This technical memorandum provides a summary of the description of existing conditions, Project
description, summary of the Project’s trip generation estimates, and an evaluation and
assessment of the Project’s parking and loading/unloading area(s), and drop-off and pick-up
operations. Additionally, VMT screening analysis and updated traffic and queueing analysis using
new traffic counts at the Pacific Coast Highway/2nd Street intersection have been provided in this
memorandum.
Based on an assessment of the above, the Project will provide adequate drop-off/pick-up spaces
to accommodate the demand of the students. No traffic issues were identified at the Pacific Coast
Highway/2nd Street intersection.
444 E. Huntington Dr,
Suite 305
Arcadia, CA 91006
Voice: (626) 792-2700
Fax: (626) 792-2772
1
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EXISTING CONDITIONS
The Project site is located at 210 Pacific Coast Highway (PCH) in the City of Hermosa Beach,
California. The Project site is generally bounded by commercial and several residential uses to the
north, 2nd Street to the south, PCH to the west and residential use to the east. The Project site and
general vicinity are shown in Figure 1.
The existing site currently contains a retail auto showroom-body shop building. Two existing
surface parking lots would serve the Project. One parking lot is located north of the building and is
accessed from the driveway along PCH, while the other parking lot is located south of the building
and is accessed from a driveway located along 2nd Street. As proposed, this existing building will
be converted to a day care (early education center) facility.
Existing Street System
A brief description of the roadways serving the Project Site including functional class, number of
lanes, speed limits, and parking availability is presented in the following section.
Pacific Coast Highway (PCH) – PCH (SR-1) is classified as a major arterial highway and
runs in a north-south direction. It defines the western frontage of Project Site. This
roadway generally provides five travel lanes, three lanes in the northbound direction and
two lanes in the southbound direction, during the morning peak commute period; and two
lanes in the northbound direction and three lanes in the southbound direction during the
evening peak commute peak period. Two travel lanes in each direction are provided
during the non-peak commute hours with restricted parking on both sides of the street.
Within the study area, restricted (non-metered) on-street parking is generally allowed on
both sides of the street. The posted speed limit along this facility is 30 miles per hour.
2nd Street – 2nd Street is a local roadway and defines the southern frontage of the Project
Site. Adjacent to the Project Site, it provides two travel lanes, one lane in the eastbound
and westbound directions. The roadway becomes one-way westbound approximately 150
feet east of PCH and provides neighborhood intrusion protection. The prima facie speed
limit is 25 miles per hour. Due to the topography of 2nd Street, 15 miles per hour warning
signs are posted along this roadway.
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3285
Existing Pedestrian Circulation System
The pedestrian circulation system includes crosswalks, intersection traffic control, and sidewalks
available to serve pedestrians. PCH and 2nd Street offer pedestrian access and circulation
possibilities to the Project Site. Sidewalks are available on both sides of PCH and 2nd Street near
and adjacent to and in the vicinity of the Project site. The existing sidewalk/parkway along PCH
adjacent to the Project Site is approximately 8 feet wide, while the existing sidewalk/parkway
along 2nd Street is 5 to 8 feet wide. Pedestrian crosswalks adjacent to the Project Site are
available at the nearby intersections of PCH/1st Street, PCH/2nd Street and PCH/3rd Street.
Existing Transit Serving the Study Area
One bus line operated by the Los Angeles County Metropolitan Transportation Authority
(MTA/Metro) and one bus line operated by Redondo Beach - Beach Cities Transit (BCT) currently
serve the vicinity of the Project Site. A list of these transit lines is provided below and illustrated
in Figure 2.
Metro Line 232 – Metro Line 232 provides service from Long Beach to LAX and travels
primarily along PCH within the study area.
BCT Line 109 – BCT Line 109 provides service from Redondo Beach Riviera Village to
the LAX City Bus Center and travels primarily along Hermosa Avenue with the study
area.
Bus stops serving Metro Line 109 nearest to the Project Site are located at the corners of the
intersection of PCH/5th Street and PCH/Herondo Street; as well as bus stops located at the
corners of the intersection of Hermosa Avenue/2nd Street that serve BCT Line 109.
PROJECT DESCRIPTION
The Project is located on the north-east corner of the intersection of PCH and 2nd Street in the
City of Hermosa Beach, California. The Project consists of an early education center (day care)
with a maximum enrollment of 77 students. A total of 11 vehicle parking spaces will be
available on site at the two existing surface parking lots. Five vehicle parking spaces would be
provided in the PCH parking lot, while 6 vehicle parking spaces would be provided in the 2nd
Street parking lot. The Project site plan is shown in Figure 3.
4
286
5287
2,435 SF / 35
SF= 70 OCCS1,335 SF / 35 SF= 38 OCCSCOMPACTCOMPACTNOPARKINGCOMPACTADAVAN2,600 SF / 35 SF= 75 OCCS1,142 SF / 35 SF= 33 OCCSCOMPACTSANDBOXSANDBOX7'-6"17'-8"18'-0"5'-0"10"10"8'-6"G.D.MIRCRODRAWER DWG.D.G.D.
MIRC
RO
DRAW
ERDW8'-4 1/2"8'-6"1'-3 1/2"3'-5 1/2"18'-0"18'-0"4'-6 1/2"5'-4"25'-2"(E) BUILDING(E) RETAIL SHOWROOM / BODY SHOP TOBE CONVERTED TO (N) PRE-SCHOOL1-STORYTYPE V-B (NON SPRINKLERED)DAYCARE / INFANTPLAYGROUNDPRE-SCHOOLPLAYGROUNDRE-STRIPE (E) PARKINGLOTRE-STRIPE (E) PARKINGLOT7'-6"7'-6"8'-6"2'-6"8'-6"9'-0"21'-4" EXSTING CURB CUT
17'-3" EXISTING
C
U
R
B
C
U
T
BIKEBIKEBIKE
BIKE
18'-0"29'-1 1/2"15'-0"TRASH ENCLOSURE35'-11"40'-6 1/2"DROP OFF /PICK UPPARKING
DROP OFF /PICK UPPARKINGDROP OFF /PICK UPPARKING36" W.GATEP.A.P.A.P.A.P.A.P.A.P.A.(E) P.A.P.A.P.A.
P.A.5'-1 1/2"UP36" W.GATE36" W.GATE36" W.GATE(N) ELECT.BIKE
BIKEBIKEBIKEBIKE
BIKE
2% SL
(1) 3 C.Y. BIN &(1) 35 GAL. CART OF ORGANICRECYCLE 11'-10 1
/2"
7'-0"8"
8'-4"
2% MAX.SLOPE
2% MAX.SLOPEP.A.10'-0" MIN. CLR. PERHBMC 17.46.060
10'-0" MIN. CLR. PER
HBMC 17.46.060
8'-9"(E) SIGNAL &
LIGHT POLE(E) FIRE HYDRANT(E) SIGNAL & L
IGHT POLE(E) SIGNAL & LIGHT POLE8'-0"1'-0"PROP. LINEPROP. LINEPROP. LINE
PROP. LINE PROP. LINEPROP. LINEPROP. LINEPROP. LINE
PROP. LINE
PROP. LINE
PROP. LINE
8"10'-1"1'-4"
8"5'-7"P.A.DROP OFF /PICK UPPARKING6288
PROJECT PARKING REQUIREMENTS
Based on the City of Hermosa Beach Municipal Code Section 17.40.110 (A) – Day Nursery,
Preschools, and After School Child Care with Thirteen (13) or more Students, the Project would
need to provide 1 space for every seven (7) students. Therefore, the parking requirement for the
Project is 11 spaces. The Project is providing a total of 11 parking spaces, satisfying the parking
code requirement.
PROJECT PARKING LAYOUT
As shown in Figure 3, the Project is proposing to provide 5 parking spaces in the PCH parking
lot located north of the Project building consisting of one standard parking space, two compact
parking spaces, one designated drop-off/pick-up (standard) space and one ADA van accessible
parking space. Additionally, this parking lot would provide 10 bicycle parking spaces. The
existing approximately 17-foot driveway along PCH would continue to provide access to this
parking lot.
The Project is proposing to provide 6 parking spaces in the 2nd Street parking lot located south
of the Project building consisting of two standard tandem parking spaces (a total of 4 spaces),
one compact drop-off/pick-up space and one standard drop-off/pick-up space. The existing
approximately 21-foot driveway along 2nd Street would continue to provide access to this
parking lot.
Overall, a total of 8 parking spaces (including one ADA parking space) would be provided for
staff/employees and 3 parking spaces would be designated for student drop-off/pick-up
(unloading/loading).
PROJECT TRIP GENERATION
The Project consists of a day care center with a maximum enrollment of 77 students. Utilizing the
Institute of Transportation Engineer’s (ITE) Trip Generation Manual, 11th Edition, the Project’s trip
generation was determined. Table 1 presents details of the Project’s trip generation including type
of use, size, applicable rate, and trip generation estimates. Other calculations within the table also
provide for trip generation reductions from walk trips.
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289
From Table 1, it can be observed that the Project’s trip generation would result in a net total of
approximately 289 daily trips of which approximately 53 trips (28 inbound and 25 outbound) would
occur during the morning peak hour and 53 trips (25 inbound and 28 outbound) would occur
during the evening peak hour.
The ITE Trip Generation Manual, 11th Edition, also provides hourly distribution of vehicles
entering and exiting a typical day care facility (see Attachment A). Based on these percentages,
an hourly distribution of vehicles entering and exiting the Project Site is provided in Table 2. As
indicated in Table 2, the peak hour during the morning drop-off period occurred between 7:00
AM and 8:00 AM with a total of 28 inbound trips and 25 outbound trips. This is consistent with
the morning peak hour trip generation shown in Table 1.
It was also assumed from the ITE hourly distribution that the pick-up period occurred over a
four-hour period between the hours of 2:00 PM and 6:00 PM. From Table 2, the peak hour
during the evening pick-up period occurred at 5:00 PM with a total of 25 inbound trips and 28
outbound trips. This is consistent with the evening peak hour trip generation shown in Table 1.
PROJECT DROP-OFF AND PICK-UP EVALUATION
This section provides an evaluation of the proposed drop-off and pick-up operations, an
assessment of the demand turnover rate for unloading/loading students during drop-off and
pick-up periods and identifies whether the parking lot can handle the estimated peak demand.
This section also provides recommendations for the parking and operational layout to better
serve the needs of the Project Site.
Proposed Drop-Off and Pick-Up Operations
As currently proposed, student drop-offs and pick-ups would occur in both parking lots. The
PCH parking lot provides one parking space designated for drop-offs and pick-ups. Vehicles
would enter from the driveway along PCH and park in the designated drop-off/pick-up space.
The parent(s) would exit the vehicle and walk their child(ren) into the facility (drop-offs) or pick-
up their child from the facility, return to their vehicle and exit right onto PCH.
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TABLE 1ESTIMATED PROJECT TRIP GENERATION Daily AM Peak HourPM Peak HourSizeTrips IN OUT TOTAL IN OUT TOTALProposed ProjectDay Care Center77 students 321 31 28 59 28 31 59Walk Trips (10%) (32) (3) (3) (6) (3) (3) (6)Project Net Trip Generation Total 289 28 25 53 25 28 53Trip Rates [1]Day Care Center (ITE Land Use 565) Trips per student[2] 53% 47% [2] 47% 53% [2][1] Trip Generation Manual, 11th Edition, ITE 2021.[2] Trip generation estimates for Day Care Center (ITE Land Use 565) was calculated using the following equations:Where:Daily T = 3.56 (X) + 47.23 Ln = Natural logarithmAM Peak Hour: T = 0.66 (X) + 8.42 T = Two-way volume of traffic (total trip-ends)PM Peak Hour: Ln (T) = 0.87 Ln (X) + 0.29 X = Number of students9
291
TABLE 2
ESTIMATED HOURLY DISTRIBUTION
Vehicle Trips
Time Period Total Entering Exiting
7:00 - 8:00 AM 53 28 25
8:00 - 9:00 AM 38 19 19
9:00 - 10:00 AM 14 8 7
2:00 - 3:00 PM 21 10 10
3:00 - 4:00 PM 21 11 10
4:00 - 5:00 PM 40 20 19
5:00 - 6:00 PM 53 25 28
[1] It was assumed from the ITE hourly distribution that the drop-off period occurred between the
hours of 7:00 AM and 10:00 AM and the pick-up period occurred between the hours of 2:00 PM and
6:00 PM.
* Based on ITE Trip Generation Manual, 11th Edition, Hourly Distribution of Entering and Exiting
Vehicle Trips by Land Use Table, included in Attachment A.Drop-Off Period [1]Pick-Up Period [1]10
292
The 2nd Street parking lot provides two parking spaces designated for drop-offs and pick-ups.
Due to the neighborhood traffic protection feature along 2nd Street, parents will be directed to
enter 2nd Street from PCH to access the parking lot. Vehicles would enter from the driveway
along 2nd Street and park in the designated drop-off space. The parent(s) would exit the vehicle
and walk their child(ren) into the facility (drop-offs) or pick-up their child from the facility, return
to their vehicle and exit right onto 2nd Street.
Drop-Off/Pick-Up Parking Space Turnover Rate
For the purposes of this evaluation, a drop-off demand turnover rate of 5 minutes per vehicle
per space during the morning peak hour was assumed. This is based on observations at other
day care facilities where the demand turnover rate was 3-5 minutes. A pick-up demand turnover
rate of 3-4 minutes (or 4 minutes) per vehicle space during the evening peak hour was
assumed. This pick-up demand turnover rate of 3-4 minutes was also based on observations at
other day care facilities.
Drop-Off/Pick-Up Parking Space Capacity vs Demand
Table 3 provides a summary of the drop-off/pick-up space capacity by each schedule shift. As
indicated in the table, based on a turnover rate of 5 minutes per vehicle per space and
assuming a uniform arrival pattern, each space can accommodate up to 12 vehicles within each
60-minute drop-off morning period. The Project is providing a total of 3 drop-off/pick-up spaces
and, therefore, would be able to accommodate a demand of approximately 36 vehicles during
each 60-minute drop-off period. Similarly, the Project would be able to accommodate
approximately 45 vehicles in the 60-minute pick-up evening time.
Based on the results of the trip generation evaluation, the Project is anticipated to generate
approximately 25 drop-offs during the morning drop-off peak hour and approximately 25 pick-
ups during the evening pick-up peak hour. Therefore, the proposed 3 drop-off/pick-up spaces
would be adequate to serve the Project’s projected demand.
City staff has requested that random arrivals be used and probabilities that the demand is three
(3) or less and four (4) or more be determined. Random arrivals typically follow Poisson
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TABLE 3
DROP-OFF/PICK-UP SPACES CAPACITY
Drop-Off Peak Hour Minutes
7:00 - 8:00 AM 60 36 vehicles*
(3 spaces x 60min/5 min)
PROJECT AM PEAK HOUR DEMAND 25 vehicles
Pick-Up Peak Hour Minutes
5:00-6:00 PM 60 45 vehicles*
(3 spaces x 60min/4 min)
PROJECT PM PEAK HOUR DEMAND 25 vehicles
Number of Vehicles
(Capacity)[2]
[1] A turnover rate of 5 minutes per vehicle per space was assumed during the
morning peak hour drop-off time period.
* Based on the provision of 3 drop-off/pick-up spaces.
[2] A turnover rate of 4 minutes per vehicle per space was assumed during the
evening pick-up peak hour time period.
Number of Vehicles
(Capacity)[1]
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294
Distribution. The Poisson Probability Density Function gives the probability of an event
happening a certain number of times (k) within a given interval of time or space. Table 4
provides the Poisson distribution for random arrivals. As indicated in Table 4, there is an
approximately 91 percent probability that the demand will be three (3) or less (parents dropping-
off/picking-up their child(ren) at one time). The probability that the demand is four (4) or more is
approximately 9 percent. Therefore, since more than 90 percent of the time, the demand would
be three (3) or less, there would be adequate drop-off/pick-up spaces provided on site.
Although there is a small percentage of the peak times that the demand would be greater than
the three (3) available drop-off/pick-up spaces, this would not have any impact of emergency
vehicles. There would be adequate space for these emergency vehicles to get past other
vehicles on 2nd Street, similar to what currently occurs.
PROJECT VEHICLE MILES TRAVELED (VMT) AND OTHER ANALYSIS
The city staff requested that the Transportation Study also address VMT analysis and
intersection level of service (LOS) and queueing analysis at PCH and 2nd Street. The city staff
directed the applicant to conduct the VMT analysis using State guidelines. The following
section addresses these elements.
VMT Analysis
The Governor’s Office of Planning and Research (OPR) issued guidance on the technical
aspects of SB 743 implementation. As part of the requirements, a new performance metric
(VMT) was established for measurement of significant impacts under CEQA. The OPR’s
Technical Advisory, dated December 2019, stated that projects that generate less than 110
daily trips would be deemed to not cause significant transportation impacts.
Further, the advisory stated under VMT Mitigation and Alternatives section that potential
measures to reduce vehicle miles traveled include the following:
Increase access to common goods and services, such as groceries, schools, and
daycare.
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TABLE 4
POISSON DISTRIBUTION - RANDOM ARRIVALS FUNCTION
Probability(event)k P value Cumulative P value
P(0) 0 0.186373976 0.186373976
P(1) 1 0.31310828 0.499482256
P(2) 2 0.263010955 0.762493211
P(3) 3 0.147286135 0.909779346
P(4) 4 0.061860177
P(5) 5 0.020785019
P(6) 6 0.005819805
P(4) or more 0.090220654
Probability of Demand 3 or less = 0.91 OR 91%
Probability of Demand 4 ormore = 0.09 OR 9%
Poisson Probability Density Function
is P(k) = (X^k)*(e^-X )/ k!
Mean value X = 1.68
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296
The proposed Day Care project includes 77 students replacing an existing use. The existing
use could be retail or the last-known use (auto sales). Using the latest ITE 11th Edition Trip
Generation Rates / Equations, the net trip generation estimates for the proposed Project with
existing retail use credit and with existing auto sales credit were prepared. Tables 5 and 6
provide the net project trip generation for daily, AM and PM peak hours using existing retail
credit and existing auto sales credit, respectively.
From Table 5, it can be observed that the project would generate fewer daily trips compared to
the existing retail (65 less daily trips). Additionally, the project would generate less PM peak
hour trips (3 trips less). During the AM peak hour, the project would generate approximately 19
trips inbound and outbound. Based on the project traffic assignment, it was estimated that the
project would not cause any operational issues at the intersection of PCH and 2nd Street.
From Table 6, it can be observed that the project would generate a total of 94 daily trips.
However, since the project would generate less than 110 daily trips, the project would be
presumed to not cause any significant transportation impacts, according to the Governor’s office
of Planning and Research’s Technical Advisory.
Finally, based on the net morning and evening peak hour trip generation and distribution, given
the small amount of additional southbound left-turning movement traffic at the PCH/2nd Street
intersection, it was estimated that there would be minimal operational effects associated with
the Project and that the queue would not extend beyond the storage pocket. No further
transportation analysis is necessary.
Intersection LOS and Queueing Analyses
Weekday morning (AM) and evening (PM) peak hour traffic counts were compiled from data
collected at the study intersection in April 2024, included in Attachment B. These traffic volumes
reflect typical weekday operations during current year 2024 conditions. The intersection lane
configurations and Existing (2024) peak hour traffic volumes are shown in Figure 4. The existing
signal timing information was obtained from a recently completed traffic study (PCH and 2nd
Street – Proposed Starbucks Transportation Analysis Memorandum, General Technologies
Solutions, December 29, 2021, revised January 12, 2022) in the City of Hermosa Beach and
verified using field observations.
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297
TABLE 5ESTIMATED PROJECT TRIP GENERATION Daily AM Peak HourPM Peak HourSizeTrips IN OUT TOTAL IN OUT TOTALProposed ProjectDay Care Center77 students 321 31 28 59 28 31 59Walk Trips (10%) (32) (3) (3) (6) (3) (3) (6)Existing UseRetail(7,214) s.f.(393) (10) (7) (17) (31) (31) (62)Walk Trips (10%) 39 112336Project Net Trip Generation Total (65) 19 19 38 (3) 0 (3)Trip Rates [1]Day Care Center (ITE Land Use 565) Trips per student[2] 53% 47% [2] 47% 53% [2]Retail < 40ksf (ITE Land Use 822) Trips per 1,000 s.f.54.45 60% 40% 2.36 50% 50% [3][1] Trip Generation Manual, 11th Edition, ITE 2021.[2] Trip generation estimates for Day Care Center (ITE Land Use 565) was calculated using the following equations:Where:Daily T = 3.56 (X) + 47.23 Ln = Natural logarithmAM Peak Hour: T = 0.66 (X) + 8.42 T = Two-way volume of traffic (total trip-ends)PM Peak Hour: Ln (T) = 0.87 Ln (X) + 0.29 X = Number of students[3] PM trip generation estimates for Retail (ITE Land Use 822) was calculated using the following equation:Where:PM Peak Hour: Ln (T) = 0.71 Ln (X) + 2.72 Ln = Natural logarithm T = Two-way volume of traffic (total trip-ends) X = Number of students16
298
TABLE 6ESTIMATED PROJECT TRIP GENERATION Daily AM Peak HourPM Peak HourSizeTrips IN OUT TOTAL IN OUT TOTALProposed ProjectDay Care Center77 students 321 31 28 59 28 31 59Walk Trips (10%) (32) (3) (3) (6) (3) (3) (6)Existing UseAuto Sales - Used(7,214) s.f.(195) (11) (4) (15) (13) (14) (27)Project Net Trip Generation Total 94 17 21 38 12 14 26Trip Rates [1]Day Care Center (ITE Land Use 565)Trips per student[2] 53% 47% [2] 47% 53% [2]Auto Sales - Used (ITE Land Use 841) Trips per 1,000 s.f.27.06 76% 24% 2.13 47% 53% 3.75[1] Trip Generation Manual, 11th Edition, ITE 2021.[2] Trip generation estimates for Day Care Center was calculated using the following equations:Where:Daily T = 3.56 (X) + 47.23 Ln = Natural logarithmAM Peak Hour: T = 0.66 (X) + 8.42 T = Two-way volume of traffic (total trip-ends)PM Peak Hour: Ln (T) = 0.87 Ln (X) + 0.29 X = Number of students17
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18300
The intersection capacity analysis and queue analysis were conducted based on the Highway
Capacity Manual (HCM) signalized intersection methodology utilizing Synchro 11 software. The
HCM signalized methodology calculates the average control delay, in seconds, for each vehicle
passing through the intersection.
LOS is a qualitative measure used to describe the condition of traffic flow, ranging from
excellent conditions at LOS A to overloaded conditions at LOS F. LOS D is typically recognized
as the minimum acceptable level of service in urban areas. The LOS definitions for signalized
intersections are provided in Table 7.
Existing (2024) LOS Analysis. The Existing (2024) traffic volumes presented in Figure 4 for
AM and PM peak hours were used in conjunction with the level of service methodologies
described above, and the current intersection lane configurations (also illustrated in Figure 4), to
determine the existing operating conditions at the analyzed intersection. The study intersection,
PCH at 2nd Street, consists of two closely spaced intersections that operate under one
controller. For this unique condition, Synchro 11 software cluster editor was utilized to simulate
this condition.
Table 7 summarizes the results of the intersection capacity analysis for existing conditions. The
table indicates the existing average control delay for each intersection during the morning and
evening peak hours and the corresponding LOS. As illustrated in the table, the study
intersection is currently operating at LOS B during both the morning and evening peak hours.
The operational calculation worksheets for Existing (2024) conditions are provided in
Attachment C.
Project Trip Distribution and Assignment. The Project’s trip distribution was based on
various factors such as project site location, points of access of the project driveways,
availability of major and secondary arterials connecting to the regional roadway system as well
as professional judgment and local knowledge of travel patterns within the study area.
Based on these distribution assumptions, location and points of access, and Project trip
generation estimates (AM: 28 inbound trips, 25 outbound trips and PM: 25 inbound trips, 28
outbound) traffic estimates of project-only trips were developed. Note that the Project traffic
assignments include walk trip credit and do not include existing use credit. The resulting net
Project-only trips are also shown in Figure 5.
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301
TABLE 7LEVEL OF SERVICE AND QUEUE ANALYSISExisting (2024)Existing (2024) withSBL NBLConditionsProject ConditionsIntersectionStorage Length (feet)Storage Length (feet)Peak HourDelay [1]LOS [2]SBL Queue Length [3]NBL Queue Length [3]Delay [1]LOS [2]SBL Queue Length [3]NBL Queue Length [3]1W. PCH & 2nd Street (west leg)-- AM8.2A--8.2A--1E. PCH & 2nd Street (east leg)25' 20' AM12.8B2'41'13.3B15'41'1W. PCH & 2nd Street (west leg)-- PM15.4B--15.5B--1E. PCH & 2nd Street (east leg)25' 20' PM8.1A1'80'8.8A10'83'SBL = Southbound Left-TurnNBL = Northbound Left-Turn*These intersections are controlled by one traffic signal controller and have been evaluated as such utilizing Synchro 11 software intersection cluster editor.[1] Delay based on HCM signalized intersection methodology reported in average seconds per vehicle.LOS: Average Delay (seconds/vehicle)LOS A: < 10.0 secondsLOS B: > 10.0 and < 20.0 secondsLOS C: > 20.0 and < 35.0 secondsLOS D: > 35.0 and < 55.0 secondsLOS E: > 55.0 and < 80.0 secondsLOS F: > 80.0 seconds[3] 95th-Percentile queue length from Highway Capacity Manual (HCM) methodology using Synchro 11 software.[2] Level of Service definitions for signalized intersections (source: Highway Capacity Manual, Transportation Research Board, 2016):20
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21303
Existing (2024) with Project Traffic Volumes. The Existing (2024) traffic volumes were
combined with the Project-only (net) traffic volumes to obtain the Existing with Project traffic
volume forecasts presented in Figure 6.
Existing (2024) with Project LOS Analysis. The Existing (2024) with Project traffic volumes,
presented in Figure 6, were analyzed to determine the intersection LOS and delay. Table 7
presents the results of the LOS analysis at the study intersections for existing conditions without
and with Project. As summarized in Table 7, Existing (2024) with Project conditions analysis
indicates that the Project’s traffic does not change the levels of service at the study location
compared to Existing (2024) conditions (without Project) during both the morning and evening
peak hours. The operational analysis calculation worksheets for Existing (2024) with Project
conditions are provided in Attachment C.
Queue Analysis. The city staff requested that the Transportation Study also provide a
southbound left-turn queueing analysis at PCH and 2nd Street intersection. The HCM
methodology for signalized intersections (in Synchro software) was utilized to calculate vehicle
queuing for the southbound left-turn. The operational analysis reports the 95th percentile queue
length (in feet) for the signalized intersections. This is a conservative analysis and does not
represent what the average driver would experience, but it is a standard commonly used in
traffic engineering design to determine lengths of turn lane pockets.
Table 7 summarizes the study intersection’s southbound left-turn queues for Existing (2024)
conditions and Existing (2024) with Project conditions. The southbound left-turn pocket has a
storage length of approximately 25 feet. As indicated in Table 7, the southbound left-turn has a
queue length of 2 feet during the morning peak hour and 1 foot during the evening peak hour
under Existing (2024) conditions. With the addition of Project traffic, the southbound left-turn is
projected to have a queue length of approximately 15 feet during the morning peak hour and
approximately 10 feet during the evening peak hour. Therefore, the southbound left-turn pocket
can accommodate the addition of the Project’s traffic. No spillover from the southbound left-turn
pocket into the through lane is anticipated.
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23305
Additionally, the city has now requested the northbound left-turn queueing analysis. Table 7 also
summarizes the study intersection’s northbound left-turn queues for Existing (2024) conditions
and Existing (2024) with Project conditions. The northbound left-turn pocket has a storage
length of approximately 20 feet. As indicated in Table 7, the northbound left-turn queue length
extends beyond the storage length under Existing (2024) conditions during both the morning (41
feet queue) and evening (80 feet queue) peak hours. The addition of Project traffic (one trip
during both the morning and evening peak hours) would have no effect to minimal effect on the
queue length during the morning peak hour (no change in queue length), and evening peak
hour (3 feet increase in queue length), respectively.
Recommendations
The following recommended changes to the parking layout and operations have been provided
in order to accommodate the Project’s estimated demand during the drop-off/pick-up periods
and provide safer and organized drop-off/pick-up operations.
The Project should provide one centralized drop-off/pick-up area. This can be
accomplished by removing the drop-off/pick-up space from the PCH parking lot. This
space would be designated as a standard parking space. All drop-off/pick-up activities
should occur at the 2nd Street parking lot. This will organize vehicles dropping off or
picking up students to/from one area, thereby improving operations and safety.
The Project should designate one additional drop-off/pick-up space in the 2nd Street
parking lot. This space can be provided behind the tandem spaces, as shown in Figure
7. A total of 3 spaces would be designated as drop-off/pick-up spaces. This would result
in relocating one standard parking space to the Project’s parking lot along PCH.
Based on comments from the city, the compact space in the 2nd Street parking lot would
no longer be designated as a drop-off/pick-up space. An additional drop-off/pick-up
space would be provided behind the remaining tandem space, as shown Figure 7.
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306
2,600 SF / 35 SF= 75 OCCS1,142 SF
/ 35 SF= 33 OCCSCOMPACTSANDBOX36" W.GATEDROP OFF
/PICK
UPPARKINGDROP OFF /PICK UPPARKINGDROP OFF /PICK UPPARKING
DROP OFF /PICK UPPARKING 25307
CONCLUSION
The Project would convert an existing retail vehicle showroom/body shop building into a day
care center facility that would have a maximum enrollment of 77 students. The Project is
anticipated to generate approximately 25 vehicle drop-offs during the morning drop-off peak
hour and approximately 25 vehicle pick-ups during the evening pick-up peak hour. After
implementation of the recommendations, the Project would provide a total of 3 drop-off/pick-up
spaces at the Project’s 2nd Street parking lot, which would be adequate for the proposed day
care facility.
Based on Poisson distribution of random arrivals, there is an approximately 91 percent
probability that the demand at the drop-off/pick-up spaces would be three (3) or less during
peak times. The demand would have approximately 9 percent probability that it would be four
(4) or more during peak times. Therefore, the recommended 3 drop-off/pick-up spaces would
satisfy the Project’s projected demand.
The proposed Project would be exempt from VMT analysis since the total net daily trips
associated with the Project is less than 110 trips. The OPR guidelines also state that uses such
as the proposed child day care project increases access to common goods and services,
thereby reducing VMT and providing potential VMT mitigation. No further VMT analysis would
be required for the Project.
Based on a level of service (LOS) evaluation at the PCH/2nd Street study intersection, the
intersection is projected at LOS B during both the morning and evening peak hours under
Existing (2024) with Project conditions, similar to Existing (2024) conditions. The queueing
analysis at this location indicates that the southbound left-turn pocket can accommodate the
addition of the Project’s traffic and that no spillover from the southbound left-turn pocket into the
through lane is anticipated. The effect of Project traffic on the PCH/2nd Street intersection
operations would be minimal.
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308
ATTACHMENT A
309
ATTACHMENT A
Land Use Code
Land Use
Setting
Time Period
# Data Sites
Time Total Entering Exiting
7:00 - 8:00 AM 17.9% 19.5% 16.3%
8:00 - 9:00 AM 13.0% 13.2% 12.8%
9:00 - 10:00 AM 5.0% 5.4% 4.6%
10:00 - 11:00 AM 2.7% 2.6% 2.9%
11:00 - 12:00 PM 2.6% 2.6% 2.6%
12:00 - 1:00 PM 2.4% 2.1% 2.6%
1:00 - 2:00 PM 4.3% 4.1% 6.9%
2:00 - 3:00 PM 7.2% 6.7% 6.9%
3:00 - 4:00 PM 7.4% 7.5% 7.1%
4:00 - 5:00 PM 13.8% 13.6% 14.0%
5:00 - 6:00 PM 17.7%16.7%18.7%
Weekday
19
% of 24-Hour Vehicle Trips
Hourly Distribution of Entering and Exiting Vehicle Trips by Land Use
Source: ITE Trip Generation Manual , 11th Edition
565
Day Care Center
General Urban/Suburban
310
ATTACHMENT B
311
DATE:LOCATION:PROJECT #:SC4591
Thu, Apr 18, 24 NORTH & SOUTH: LOCATION #:1EAST & WEST: CONTROL:SIGNAL
NOTES:AM ▲
PM N
MD ◄W E ►
OTHER S
OTHER ▼
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
NL NT NR SL ST SR EL ET ER WL WT WR TOTAL NB SB EB WB TTLLANES:130 1 3001001 0 0000
7:00 AM 34600 022010160113 0 714 000007:15 AM 35531 02165140431 0 800 000007:30 AM 55640 02608170330 5 865 000007:45 AM 65312 12728210315 4 854 000008:00 AM 44791 028412200626 7 821 000008:15 AM 94350 033812200620 3 825 00000
8:30 AM 84540 030318160361 3 812 00000
8:45 AM 45261 030114290321 5 886 00000
VOLUMES 424,0025 12,194871530292017276,577 00000
APPROACH % 1% 99% 0% 0% 96% 4% 84% 0% 16% 31% 27% 42%
APP/DEPART 4,049 /4,182 2,282 /2,243 182 /664/146 0BEGIN PEAK HRVOLUMES 242,0093 11,1544078018811193,365 0000APPROACH % 1% 99% 0% 0% 97% 3% 81% 0% 19% 21% 29% 50%PEAK HR FACTOR 0.895 0.854 0.923 0.633 0.973APP/DEPART 2,036 /2,106 1,195 /1,180 96 /438/75 04:00 PM 5 368 1 2 410 14 19 0 11 5 0 1 836 000004:15 PM 11 367 1 0 475 9 18 0 12 6 1 3 903 10001
4:30 PM 63322 044412160623 3 826 00000
4:45 PM 5 386 2 0 516 11 21 0 12 5 2 3 963 00000
5:00 PM 13 316 1 0 415 6 13 0 15 3 1 5 788 00000
5:15 PM 11 376 1 0 517 20 22 0 21 3 3 4 978 00000
5:30 PM 153271 049118171551 5 886 00000
5:45 PM 4 351 1 0 471 10 18 0 18 3 0 6 882 00000VOLUMES 702,82310 23,73910014411003211307,063 10001APPROACH % 2% 97% 0% 0% 97% 3% 59% 0% 41% 44% 15% 41%APP/DEPART 2,904 /2,997 3,841 /3,872 245 /13 73 /181 0BEGIN PEAK HRVOLUMES 441,4055 01,9395573153167 173,615 0000APPROACH % 3% 97% 0% 0% 97% 3% 57% 1% 42% 40% 18% 43%PEAK HR FACTOR 0.925 0.928 0.738 0.909 0.924
APP/DEPART 1,454 /1,495 1,994 /2,008 127 /640/106 0
Pacific Coast Hwy
NORTH LEG
2nd St WEST LEG EAST LEG 2nd St
SOUTH LEG
Pacific Coast Hwy
N LEG S LEG E LEG W LEG TOTAL N LEG S LEG E LEG W LEG TOTAL NL SL EL WL TOTAL
7:00 AM 0 2 2 2 6 0211 4 00112
7:15 AM 0 4 2 1 7 0421 7 00000
7:30 AM 0 0 0 1 1 0001 1 000007:45 AM 0 8 0 0 8 0400 4 040048:00 AM 0 7 7 2 16 0531 9 02417
8:15 AM 0 7 6 8 21 065516 01135
8:30 AM 0 4 3 1 8 0421 7 00101
8:45 AM 0 6 5 1 12 054110 01102
TOTAL 038 25 1679 030171158 088521BEGIN PEAK HR 0158 7 30
4:00 PM 0 5 2 2 9 0411 6 01113
4:15 PM 0 8 6 2 16 075113 011134:30 PM 0 7 3 3 13 063110 010234:45 PM 0 7 4 1 12 0521 8 02204
5:00 PM 0 17 6 2 25 0165 1 22 01113
5:15 PM 0 9 7 2 18 086216 01102
5:30 PM 0 9 9 2 20 098118 00112
5:45 PM 0 9 5 1 15 083011 01214TOTAL071 42 15128 063338104 089724
038215 64AMPMAM7:30 AM
PM4:45 PM
ALL PED + BIKE & SCOOTER
7:30 AM
BEGIN PEAK HR 4:45 PM
BICYCLE & SCOOTER CROSSINGSPEDESTRIAN CROSSINGS
U-TURNS
Pacific Coast Hwy
Queue NB AM; SB PM
Pacific Coast Hwy 2nd St 2nd St
INTERSECTION TURNING MOVEMENT COUNTS
PREPARED BY: AimTD LLC. tel: 714 253 7888 cs@aimtd.com
Hermosa Beach
Pacific Coast Hwy
2nd St
312
ATTACHMENT C
313
HCM Signalized Intersection Capacity Analysis Existing (2024) - AM
1: PCH & 2nd Street (West Leg)04/23/2024
Synchro 11 Report
Page 1
Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph)78 18 35 2028 1155 40
Future Volume (vph)78 18 35 2028 1155 40
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900
Total Lost time (s)4.5 4.5 4.5 4.5
Lane Util. Factor 1.00 1.00 0.91 0.91
Frt 0.97 1.00 1.00 1.00
Flt Protected 0.96 0.95 1.00 1.00
Satd. Flow (prot)1744 1770 5085 5060
Flt Permitted 0.96 0.95 1.00 1.00
Satd. Flow (perm)1744 1770 5085 5060
Peak-hour factor, PHF 0.97 0.97 0.97 0.97 0.97 0.97
Adj. Flow (vph) 80 19 36 2091 1191 41
RTOR Reduction (vph)000030
Lane Group Flow (vph) 99 0 36 2091 1229 0
Turn Type Prot Prot NA NA
Protected Phases 3 4 2 4 6
Permitted Phases
Actuated Green, G (s) 21.5 19.5 109.5 85.5
Effective Green, g (s) 21.5 19.5 109.5 85.5
Actuated g/C Ratio 0.15 0.14 0.78 0.61
Clearance Time (s)4.5 4.5 4.5
Lane Grp Cap (vph) 267 246 3977 3090
v/s Ratio Prot c0.06 0.02 c0.41 0.24
v/s Ratio Perm
v/c Ratio 0.37 0.15 0.53 0.40
Uniform Delay, d1 53.2 52.9 5.6 14.0
Progression Factor 1.00 1.51 0.10 1.00
Incremental Delay, d2 3.9 0.9 0.4 0.4
Delay (s)57.1 80.7 0.9 14.4
Level of Service E F A B
Approach Delay (s) 57.1 2.3 14.4
Approach LOS E A B
Intersection Summary
HCM 2000 Control Delay 8.2 HCM 2000 Level of Service A
HCM 2000 Volume to Capacity ratio 0.52
Actuated Cycle Length (s) 140.0 Sum of lost time (s)13.5
Intersection Capacity Utilization 52.1% ICU Level of Service A
Analysis Period (min) 15
c Critical Lane Group
314
HCM Signalized Intersection Capacity Analysis Existing (2024) - AM
2: PCH & 2nd St (East Leg)04/23/2024
Synchro 11 Report
Page 2
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (vph)8 30 2033 3 1 1172
Future Volume (vph)8 30 2033 3 1 1172
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900
Total Lost time (s)4.5 4.5 4.5 4.5
Lane Util. Factor 1.00 0.91 1.00 0.91
Frt 0.89 1.00 1.00 1.00
Flt Protected 0.99 1.00 0.95 1.00
Satd. Flow (prot)1646 5084 1770 5085
Flt Permitted 0.99 1.00 0.95 1.00
Satd. Flow (perm)1646 5084 1770 5085
Peak-hour factor, PHF 0.97 0.97 0.97 0.97 0.97 0.97
Adj. Flow (vph) 8 31 2096 3 1 1208
RTOR Reduction (vph)000000
Lane Group Flow (vph) 39 0 2099 0 1 1208
Turn Type Prot NA Prot NA
Protected Phases 4 2 3 3 6
Permitted Phases
Actuated Green, G (s) 19.5 85.5 21.5 111.5
Effective Green, g (s) 19.5 85.5 21.5 111.5
Actuated g/C Ratio 0.14 0.61 0.15 0.80
Clearance Time (s)4.5 4.5 4.5
Lane Grp Cap (vph) 229 3104 271 4049
v/s Ratio Prot c0.02 c0.41 0.00 c0.24
v/s Ratio Perm
v/c Ratio 0.17 0.68 0.00 0.30
Uniform Delay, d1 53.1 18.1 50.2 3.8
Progression Factor 1.00 1.00 1.32 0.01
Incremental Delay, d2 1.6 1.2 0.0 0.2
Delay (s)54.7 19.3 66.3 0.2
Level of Service D B E A
Approach Delay (s) 54.7 19.3 0.3
Approach LOS D B A
Intersection Summary
HCM 2000 Control Delay 12.8 HCM 2000 Level of Service B
HCM 2000 Volume to Capacity ratio 0.54
Actuated Cycle Length (s) 140.0 Sum of lost time (s)13.5
Intersection Capacity Utilization 51.0% ICU Level of Service A
Analysis Period (min) 15
c Critical Lane Group
315
Queues Existing (2024) - AM
1: PCH & 2nd Street (West Leg)04/23/2024
Synchro 11 Report
Page 1
Lane Group EBL NBL NBT SBT
Lane Group Flow (vph) 99 36 2091 1232
v/c Ratio 0.37 0.15 0.53 0.40
Control Delay 57.8 81.5 0.9 14.4
Queue Delay 0.0 127.9 0.2 0.0
Total Delay 57.8 209.5 1.2 14.4
Queue Length 50th (ft) 66 27 11 159
Queue Length 95th (ft) 113 m41 12 184
Internal Link Dist (ft) 149 37 168
Turn Bay Length (ft) 20
Base Capacity (vph) 267 246 3977 3092
Starvation Cap Reductn 0 221 896 0
Spillback Cap Reductn 0000
Storage Cap Reductn 0000
Reduced v/c Ratio 0.37 1.44 0.68 0.40
Intersection Summary
m Volume for 95th percentile queue is metered by upstream signal.
316
Queues Existing (2024) - AM
2: PCH & 2nd St (East Leg)04/23/2024
Synchro 11 Report
Page 2
Lane Group WBL NBT SBL SBT
Lane Group Flow (vph) 39 2099 1 1208
v/c Ratio 0.17 0.68 0.00 0.30
Control Delay 55.4 19.5 66.0 0.2
Queue Delay 0.0 0.6 1.0 0.1
Total Delay 55.4 20.1 67.0 0.3
Queue Length 50th (ft) 25 353 0 0
Queue Length 95th (ft) 55 393 m2 0
Internal Link Dist (ft) 137 262 37
Turn Bay Length (ft)25
Base Capacity (vph) 229 3105 271 4049
Starvation Cap Reductn 0 0 246 1564
Spillback Cap Reductn 0 563 0 0
Storage Cap Reductn 0000
Reduced v/c Ratio 0.17 0.83 0.04 0.49
Intersection Summary
m Volume for 95th percentile queue is metered by upstream signal.
317
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Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph)73 54 51 1422 1939 55
Future Volume (vph)73 54 51 1422 1939 55
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900
Total Lost time (s)4.5 4.5 4.5 4.5
Lane Util. Factor 1.00 1.00 0.91 0.91
Frt 0.94 1.00 1.00 1.00
Flt Protected 0.97 0.95 1.00 1.00
Satd. Flow (prot)1706 1770 5085 5064
Flt Permitted 0.97 0.95 1.00 1.00
Satd. Flow (perm)1706 1770 5085 5064
Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92
Adj. Flow (vph) 79 59 55 1546 2108 60
RTOR Reduction (vph)000020
Lane Group Flow (vph) 138 0 55 1546 2166 0
Turn Type Prot Prot NA NA
Protected Phases 3 4 2 4 6
Permitted Phases
Actuated Green, G (s) 31.5 11.5 99.5 83.5
Effective Green, g (s) 31.5 11.5 99.5 83.5
Actuated g/C Ratio 0.22 0.08 0.71 0.60
Clearance Time (s)4.5 4.5 4.5
Lane Grp Cap (vph) 383 145 3613 3020
v/s Ratio Prot c0.08 0.03 c0.30 c0.43
v/s Ratio Perm
v/c Ratio 0.36 0.38 0.43 0.72
Uniform Delay, d1 45.8 60.9 8.4 19.9
Progression Factor 1.00 1.51 0.09 1.00
Incremental Delay, d2 2.6 6.4 0.3 1.5
Delay (s)48.4 98.6 1.1 21.4
Level of Service D F A C
Approach Delay (s) 48.4 4.4 21.4
Approach LOS D A C
Intersection Summary
HCM 2000 Control Delay 15.4 HCM 2000 Level of Service B
HCM 2000 Volume to Capacity ratio 0.61
Actuated Cycle Length (s) 140.0 Sum of lost time (s)13.5
Intersection Capacity Utilization 57.2% ICU Level of Service B
Analysis Period (min) 15
c Critical Lane Group
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Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (vph)16 24 1449 5 1 1992
Future Volume (vph)16 24 1449 5 1 1992
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900
Total Lost time (s)4.5 4.5 4.5 4.5
Lane Util. Factor 1.00 0.91 1.00 0.91
Frt 0.92 1.00 1.00 1.00
Flt Protected 0.98 1.00 0.95 1.00
Satd. Flow (prot)1678 5083 1770 5085
Flt Permitted 0.98 1.00 0.95 1.00
Satd. Flow (perm)1678 5083 1770 5085
Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92
Adj. Flow (vph) 17 26 1575 5 1 2165
RTOR Reduction (vph)000000
Lane Group Flow (vph) 43 0 1580 0 1 2165
Turn Type Prot NA Prot NA
Protected Phases 4 2 3 3 6
Permitted Phases
Actuated Green, G (s) 11.5 83.5 31.5 119.5
Effective Green, g (s) 11.5 83.5 31.5 119.5
Actuated g/C Ratio 0.08 0.60 0.22 0.85
Clearance Time (s)4.5 4.5 4.5
Lane Grp Cap (vph) 137 3031 398 4340
v/s Ratio Prot c0.03 c0.31 0.00 c0.43
v/s Ratio Perm
v/c Ratio 0.31 0.52 0.00 0.50
Uniform Delay, d1 60.5 16.5 42.1 2.6
Progression Factor 1.00 1.00 1.27 0.01
Incremental Delay, d2 5.9 0.6 0.0 0.3
Delay (s)66.4 17.2 53.5 0.3
Level of Service E B D A
Approach Delay (s) 66.4 17.2 0.3
Approach LOS E B A
Intersection Summary
HCM 2000 Control Delay 8.1 HCM 2000 Level of Service A
HCM 2000 Volume to Capacity ratio 0.51
Actuated Cycle Length (s) 140.0 Sum of lost time (s)13.5
Intersection Capacity Utilization 50.2% ICU Level of Service A
Analysis Period (min) 15
c Critical Lane Group
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Lane Group EBL NBL NBT SBT
Lane Group Flow (vph) 138 55 1546 2168
v/c Ratio 0.36 0.38 0.43 0.72
Control Delay 49.0 99.6 1.1 21.6
Queue Delay 0.0 124.1 0.1 0.0
Total Delay 49.0 223.7 1.2 21.6
Queue Length 50th (ft) 86 42 8 388
Queue Length 95th (ft) 138 80 9 432
Internal Link Dist (ft) 149 37 168
Turn Bay Length (ft) 20
Base Capacity (vph) 383 145 3613 3022
Starvation Cap Reductn 0 119 667 0
Spillback Cap Reductn 0000
Storage Cap Reductn 0000
Reduced v/c Ratio 0.36 2.12 0.52 0.72
Intersection Summary
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Lane Group WBL NBT SBL SBT
Lane Group Flow (vph) 43 1580 1 2165
v/c Ratio 0.31 0.52 0.00 0.50
Control Delay 67.2 17.3 54.0 0.3
Queue Delay 0.0 0.4 1.0 0.3
Total Delay 67.2 17.7 55.0 0.6
Queue Length 50th (ft) 30 235 1 0
Queue Length 95th (ft) 63 267 m1 0
Internal Link Dist (ft) 137 262 37
Turn Bay Length (ft)25
Base Capacity (vph) 137 3033 398 4340
Starvation Cap Reductn 0 0 372 1230
Spillback Cap Reductn 0 791 0 0
Storage Cap Reductn 0000
Reduced v/c Ratio 0.31 0.70 0.04 0.70
Intersection Summary
m Volume for 95th percentile queue is metered by upstream signal.
321
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Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph)79 19 36 2038 1161 40
Future Volume (vph)79 19 36 2038 1161 40
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900
Total Lost time (s)4.5 4.5 4.5 4.5
Lane Util. Factor 1.00 1.00 0.91 0.91
Frt 0.97 1.00 1.00 1.00
Flt Protected 0.96 0.95 1.00 1.00
Satd. Flow (prot)1743 1770 5085 5060
Flt Permitted 0.96 0.95 1.00 1.00
Satd. Flow (perm)1743 1770 5085 5060
Peak-hour factor, PHF 0.97 0.97 0.97 0.97 0.97 0.97
Adj. Flow (vph) 81 20 37 2101 1197 41
RTOR Reduction (vph)000030
Lane Group Flow (vph) 101 0 37 2101 1235 0
Turn Type Prot Prot NA NA
Protected Phases 3 4 2 4 6
Permitted Phases
Actuated Green, G (s) 21.5 19.5 109.5 85.5
Effective Green, g (s) 21.5 19.5 109.5 85.5
Actuated g/C Ratio 0.15 0.14 0.78 0.61
Clearance Time (s)4.5 4.5 4.5
Lane Grp Cap (vph) 267 246 3977 3090
v/s Ratio Prot c0.06 0.02 c0.41 0.24
v/s Ratio Perm
v/c Ratio 0.38 0.15 0.53 0.40
Uniform Delay, d1 53.2 53.0 5.7 14.0
Progression Factor 1.00 1.49 0.10 1.00
Incremental Delay, d2 4.0 0.9 0.4 0.4
Delay (s)57.3 79.8 0.9 14.4
Level of Service E E A B
Approach Delay (s) 57.3 2.3 14.4
Approach LOS E A B
Intersection Summary
HCM 2000 Control Delay 8.2 HCM 2000 Level of Service A
HCM 2000 Volume to Capacity ratio 0.52
Actuated Cycle Length (s) 140.0 Sum of lost time (s)13.5
Intersection Capacity Utilization 52.4% ICU Level of Service A
Analysis Period (min) 15
c Critical Lane Group
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Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (vph)24 39 2035 10 8 1172
Future Volume (vph)24 39 2035 10 8 1172
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900
Total Lost time (s)4.5 4.5 4.5 4.5
Lane Util. Factor 1.00 0.91 1.00 0.91
Frt 0.92 1.00 1.00 1.00
Flt Protected 0.98 1.00 0.95 1.00
Satd. Flow (prot)1676 5082 1770 5085
Flt Permitted 0.98 1.00 0.95 1.00
Satd. Flow (perm)1676 5082 1770 5085
Peak-hour factor, PHF 0.97 0.97 0.97 0.97 0.97 0.97
Adj. Flow (vph) 25 40 2098 10 8 1208
RTOR Reduction (vph)000000
Lane Group Flow (vph) 65 0 2108 0 8 1208
Turn Type Prot NA Prot NA
Protected Phases 4 2 3 3 6
Permitted Phases
Actuated Green, G (s) 19.5 85.5 21.5 111.5
Effective Green, g (s) 19.5 85.5 21.5 111.5
Actuated g/C Ratio 0.14 0.61 0.15 0.80
Clearance Time (s)4.5 4.5 4.5
Lane Grp Cap (vph) 233 3103 271 4049
v/s Ratio Prot c0.04 c0.41 0.00 c0.24
v/s Ratio Perm
v/c Ratio 0.28 0.68 0.03 0.30
Uniform Delay, d1 54.0 18.1 50.4 3.8
Progression Factor 1.00 1.00 1.15 0.01
Incremental Delay, d2 3.0 1.2 0.2 0.2
Delay (s)56.9 19.3 58.0 0.2
Level of Service E B E A
Approach Delay (s) 56.9 19.3 0.6
Approach LOS E B A
Intersection Summary
HCM 2000 Control Delay 13.3 HCM 2000 Level of Service B
HCM 2000 Volume to Capacity ratio 0.56
Actuated Cycle Length (s) 140.0 Sum of lost time (s)13.5
Intersection Capacity Utilization 51.2% ICU Level of Service A
Analysis Period (min) 15
c Critical Lane Group
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Lane Group EBL NBL NBT SBT
Lane Group Flow (vph) 101 37 2101 1238
v/c Ratio 0.38 0.15 0.53 0.40
Control Delay 57.9 80.6 0.9 14.4
Queue Delay 0.0 126.0 0.2 0.0
Total Delay 57.9 206.6 1.2 14.4
Queue Length 50th (ft) 67 28 11 160
Queue Length 95th (ft) 115 m41 12 186
Internal Link Dist (ft) 149 37 168
Turn Bay Length (ft) 20
Base Capacity (vph) 267 246 3977 3092
Starvation Cap Reductn 0 220 892 0
Spillback Cap Reductn 0000
Storage Cap Reductn 0000
Reduced v/c Ratio 0.38 1.42 0.68 0.40
Intersection Summary
m Volume for 95th percentile queue is metered by upstream signal.
324
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Lane Group WBL NBT SBL SBT
Lane Group Flow (vph) 65 2108 8 1208
v/c Ratio 0.28 0.68 0.03 0.30
Control Delay 57.6 19.5 58.4 0.2
Queue Delay 0.0 0.7 9.8 0.1
Total Delay 57.6 20.3 68.1 0.4
Queue Length 50th (ft) 43 355 6 0
Queue Length 95th (ft) 82 396 m15 0
Internal Link Dist (ft) 137 262 37
Turn Bay Length (ft)25
Base Capacity (vph) 233 3102 271 4049
Starvation Cap Reductn 0 0 246 1564
Spillback Cap Reductn 0 586 0 0
Storage Cap Reductn 0000
Reduced v/c Ratio 0.28 0.84 0.32 0.49
Intersection Summary
m Volume for 95th percentile queue is metered by upstream signal.
325
HCM Signalized Intersection Capacity Analysis Existing (2024) with Project - PM
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Movement EBL EBR NBL NBT SBT SBR
Lane Configurations
Traffic Volume (vph)73 56 52 1428 1944 55
Future Volume (vph)73 56 52 1428 1944 55
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900
Total Lost time (s)4.5 4.5 4.5 4.5
Lane Util. Factor 1.00 1.00 0.91 0.91
Frt 0.94 1.00 1.00 1.00
Flt Protected 0.97 0.95 1.00 1.00
Satd. Flow (prot)1705 1770 5085 5064
Flt Permitted 0.97 0.95 1.00 1.00
Satd. Flow (perm)1705 1770 5085 5064
Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92
Adj. Flow (vph) 79 61 57 1552 2113 60
RTOR Reduction (vph)000020
Lane Group Flow (vph) 140 0 57 1552 2171 0
Turn Type Prot Prot NA NA
Protected Phases 3 4 2 4 6
Permitted Phases
Actuated Green, G (s) 31.5 11.5 99.5 83.5
Effective Green, g (s) 31.5 11.5 99.5 83.5
Actuated g/C Ratio 0.22 0.08 0.71 0.60
Clearance Time (s)4.5 4.5 4.5
Lane Grp Cap (vph) 383 145 3613 3020
v/s Ratio Prot c0.08 0.03 c0.31 c0.43
v/s Ratio Perm
v/c Ratio 0.37 0.39 0.43 0.72
Uniform Delay, d1 45.8 60.9 8.4 20.0
Progression Factor 1.00 1.50 0.09 1.00
Incremental Delay, d2 2.7 6.8 0.3 1.5
Delay (s)48.5 98.2 1.1 21.5
Level of Service D F A C
Approach Delay (s) 48.5 4.5 21.5
Approach LOS D A C
Intersection Summary
HCM 2000 Control Delay 15.5 HCM 2000 Level of Service B
HCM 2000 Volume to Capacity ratio 0.61
Actuated Cycle Length (s) 140.0 Sum of lost time (s)13.5
Intersection Capacity Utilization 58.2% ICU Level of Service B
Analysis Period (min) 15
c Critical Lane Group
326
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Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Volume (vph)34 31 1449 13 8 1992
Future Volume (vph)34 31 1449 13 8 1992
Ideal Flow (vphpl)1900 1900 1900 1900 1900 1900
Total Lost time (s)4.5 4.5 4.5 4.5
Lane Util. Factor 1.00 0.91 1.00 0.91
Frt 0.94 1.00 1.00 1.00
Flt Protected 0.97 1.00 0.95 1.00
Satd. Flow (prot)1698 5079 1770 5085
Flt Permitted 0.97 1.00 0.95 1.00
Satd. Flow (perm)1698 5079 1770 5085
Peak-hour factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92
Adj. Flow (vph) 37 34 1575 14 9 2165
RTOR Reduction (vph)001000
Lane Group Flow (vph) 71 0 1588 0 9 2165
Turn Type Prot NA Prot NA
Protected Phases 4 2 3 3 6
Permitted Phases
Actuated Green, G (s) 11.5 83.5 31.5 119.5
Effective Green, g (s) 11.5 83.5 31.5 119.5
Actuated g/C Ratio 0.08 0.60 0.22 0.85
Clearance Time (s)4.5 4.5 4.5
Lane Grp Cap (vph) 139 3029 398 4340
v/s Ratio Prot c0.04 c0.31 0.01 c0.43
v/s Ratio Perm
v/c Ratio 0.51 0.52 0.02 0.50
Uniform Delay, d1 61.6 16.6 42.3 2.6
Progression Factor 1.00 1.00 1.23 0.01
Incremental Delay, d2 12.8 0.7 0.1 0.3
Delay (s)74.3 17.2 52.1 0.3
Level of Service E B D A
Approach Delay (s) 74.3 17.2 0.5
Approach LOS E B A
Intersection Summary
HCM 2000 Control Delay 8.8 HCM 2000 Level of Service A
HCM 2000 Volume to Capacity ratio 0.53
Actuated Cycle Length (s) 140.0 Sum of lost time (s)13.5
Intersection Capacity Utilization 50.2% ICU Level of Service A
Analysis Period (min) 15
c Critical Lane Group
327
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Lane Group EBL NBL NBT SBT
Lane Group Flow (vph) 140 57 1552 2173
v/c Ratio 0.37 0.39 0.43 0.72
Control Delay 49.1 99.3 1.1 21.6
Queue Delay 0.0 124.0 0.1 0.0
Total Delay 49.1 223.2 1.2 21.7
Queue Length 50th (ft) 87 44 8 390
Queue Length 95th (ft) 140 83 9 434
Internal Link Dist (ft) 149 37 168
Turn Bay Length (ft) 20
Base Capacity (vph) 383 145 3613 3022
Starvation Cap Reductn 0 119 675 0
Spillback Cap Reductn 0 0 0 51
Storage Cap Reductn 0000
Reduced v/c Ratio 0.37 2.19 0.53 0.73
Intersection Summary
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Lane Group WBL NBT SBL SBT
Lane Group Flow (vph) 71 1589 9 2165
v/c Ratio 0.51 0.52 0.02 0.50
Control Delay 75.1 17.3 52.4 0.3
Queue Delay 0.0 0.4 9.6 0.3
Total Delay 75.1 17.7 62.0 0.6
Queue Length 50th (ft) 50 237 7 0
Queue Length 95th (ft) 93 269 m10 0
Internal Link Dist (ft) 137 262 37
Turn Bay Length (ft)25
Base Capacity (vph) 139 3030 398 4340
Starvation Cap Reductn 0 0 371 1236
Spillback Cap Reductn 0 797 0 0
Storage Cap Reductn 0000
Reduced v/c Ratio 0.51 0.71 0.33 0.70
Intersection Summary
m Volume for 95th percentile queue is metered by upstream signal.
329
2831 Camino del Rio South Suite 214 San Diego, CA 92108 www.enviroapplications.com Phone: (619) 291-3636 Fax: (619) 291-3639
December 4, 2023
Amir Mikhail South Bay Equity Partners 1721 Stewart Street
Santa Monica, CA 90404
Subject: Proposed Maple Tree Academy Summary of Remedial Investigation 204 and 210 Pacific Coast Highway
Hermosa Beach, California 90254
EnviroApplications, Inc., (EAI) has prepared this letter to summarize the environmental assessment work conducted at the vacant commercial property located at the northeast corner of
Pacific Coast Highway and 2nd Street in Hermosa Beach, California. EAI’s assessment work
consisted of the review of previous Phase I and Phase II environmental assessments performed by other parties, observation of self-directed mitigation/remediation activities performed by the prior property owner, and subsequent collection of post-remedial excavation soil samples for laboratory analytical testing. The purpose of post remedial excavation sampling was to verify removal and
assess any remaining contaminant concentrations.
In addition, EAI performed indoor and outdoor (i.e., ambient) air sampling to verify breathing zone conditions at the property. This sampling indicated that indoor air at the property is essentially identical to ambient conditions in the site vicinity and does not appear to be impacted by prior site
use.
Based on the results of our investigation activities as described in this letter, the current site conditions, and the intended use of the property, no further investigation or mitigation appears to be warranted at this time.
If you have questions, please contact the undersigned at (619) 291-3636.
Sincerely,
EnviroApplications, Inc.
Bernard Sentianin, PG 5530 Senior Geologist
SUPPLEMENTAL INFORMATION
VI.c
330
November 30, 2020
Andrew Krajacic Grand Property Group 130 Pine Avenue, Suite 202
Long Beach, CA 90802 Subject: Summary of Remedial Excavation and Confirmation Sampling 204 and 210 Pacific Coast Highway Hermosa Beach, California 90254 EAI Project No. 80.FELDER1.20 EnviroApplications, Inc., (EAI) has prepared this report to document the results of remedial excavations
and confirmation soil sampling conducted at the vacant commercial property located at the northeast corner of Pacific Coast Highway and 2nd Street in Hermosa Beach, California (Figures 1 and 2). The remedial excavation work was performed by our client (Grand Property Group) and client’s subcontractors. EAI
observed the results of the excavations and collected confirmation soil samples to assess the vertical extent of possible impacted soil and to assist in disposing of waste soils not suitable for reuse on site. This report contains details on the scope of work performed including background information, as well as EAI’s
observations, findings and conclusions. BACKGROUND A Draft Phase 1 Environmental Site Assessment (ESA) Report was prepared for the subject property by
Geo Forward in July of 2019. The following are the notable findings of the Draft Phase 1 ESA as reported by Geo Forward:
• The Subject Site is approximately 11,000 square feet (sq.ft.) and located within a mixed commercial and residential area that is characterized by single- and multi-family residences, retail stores and restaurants.
• The Subject Site was occupied by an automotive repair and body shop from at least 1978 until approximately 2018.
• Based on visual observations during the Phase 1 ESA site reconnaissance and Phase 2 ESA geophysical survey, the Subject Site has been equipped with: a sump and floor drain network with an outbound sump;
an unknown subsurface vertical unlined conduit (unknown pit) potentially used for liquid-waste dumping; at least two (2) abandoned in place subsurface hydraulic lifts; a potential subsurface storage tank or septic tank system with cesspool/leach system; and a spray paint booth. Additional observations of these items
were made based on existing site marks from prior geophysical surveys by others, and interviews with site managers. Each of these items were identified as recognized environmental conditions (REC) for the Subject Site.
• During historical site operations, hazardous materials were generated, used, and stored in connection with the on-site activities. The long-term storage, use, and generation of hazardous materials in connection
with the auto shop activities and items above is identified as an REC for the Subject Site.
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Remedial Excavation and Confirmation Sampling Results November 30, 2020 204 and 210 Pacific Coast Highway, Hermosa Beach, CA Page 2
• Fire department records additionally identified a two-stage clarifier (which was used as an oil/water separator) on the Subject Site. The age and location of this clarifier is unknown. However, it may be the
same subsurface anomaly mentioned above (a potential subsurface storage tank or septic tank system). Nonetheless, this was identified as a REC.
• The potential subsurface storage tank or septic tank system mentioned above has the potential to act as a migratory pathway for hazardous wastes into the subsurface of the Subject Site.
Based on the results of their Phase I ESA, Geo Forward conducted a Limited Phase 2 Subsurface Investigation in July 2019 to determine if the subsurface soil and soil-gas had been impacted by VOCs, TPH, metals and PCBs originating from the former automotive repair facility. A Geophysical Survey was also performed to identify possible subsurface features associated with the former automotive repair facility. The scope of the investigation conducted by Geo Forward included a total of nine (9) boreholes, and the sampling of shallow soil and soil-gas. The results of the investigation were reported as follows:
• No TPH, VOCs or PCBs in soil were reported above their respective screening levels.
• One (1) soil sample contained a concentration of lead and thallium greater than background
concentrations. Neither the lead nor thallium detection in soil were above their respective CHHSLs values. And one of the other detected CAM17 Metals were found to be above “background concentrations” or their
respective CHHSL values. • No Gasoline Range Organics were detected in any of the soil-gas samples analyzed.
• One soil-gas concentration of PCE was reported above both residential and commercial DTSC HERO Note 3 Screening Levels. No other VOC detections in soil-gas were reported above their respective DTSC
HERO Note 3 Screening Levels. The detections of lead and thallium in soil which exceeded background levels, as well as the detection of PCE in soil-gas which exceeded DTSC HERO Note 3 Screening Levels were observed in borehole B2, which was advanced adjacent to the unknown subsurface vertical unlined
conduit (unknown pit). REMEDIAL EXCAVATIONS
Based on the results of the investigations conducted by Geo Forward, the following three areas of concern were targeted by the EAI and the Client for follow up investigation and possible mitigation:
1) A possible hydraulic lift location located outside the northern shop entrance (identified as Lift on Figure 3). 2) A possible underground tank location inside the southwestern portion of the former shop area
(identified as Pit 1 on Figure 3). 3) A possible sump/vertical conduit located in the northwestern portion of the former shop area (identified as Pit 2 on Figure 3).
In preparation for the follow up investigation, the three areas noted above were excavated by the Client’s subcontractors in April 2020 to expose the potential areas of concern. These preliminary excavations
measured approximately 7 feet wide by 9 feet long. The depths of the excavations were 5 feet (Pit 1), 6 feet (Pit 2), and 7 feet (Lift location) below ground surface (bgs). Soil generated from the excavations was stockpiled on site pending sampling and profiling for subsequent off-site disposal or possible reuse on site.
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Remedial Excavation and Confirmation Sampling Results November 30, 2020 204 and 210 Pacific Coast Highway, Hermosa Beach, CA Page 3
EXCAVATION SAMPLING
EAI observed the excavation locations prior to and after the excavation work was performed by Client’s subcontractors. Soil samples collected at all locations were obtained/collected using hand tools and placed in laboratory supplied glass jars with Teflon-lined lids. Upon collection of each sample, the, samples were
labeled, sealed with custody tape, and placed in a chilled cooler. The samples were then transported under chain of custody documentation to Eurofins Calscience in Garden Grove, California for laboratory analysis.
Hydraulic Lift Excavation The excavation at this location exposed one, single-cylinder hydraulic lift. Upon inspection it was noted that the lift reservoir was intact, and no hydraulic oil leakage or oil-stained soil were observed. On May 5, 2020, EAI collected confirmation soil samples from the excavated area and associated soil stockpile. Sample #Lift 1 was collected at the base of the excavation beneath the former lift location at a
depth of 7 feet bgs. Sample #Lift SP was collected from the soil stockpile. Soil samples collected from the lift excavation and associated stockpile were analyzed by the following
analytical methods: • Total Petroleum Hydrocarbons – Carbon Chain (TPH-CC) by USEPA Test Method 8015M.
• Polychlorinated Biphenyls (PCB) by USEPA Test Method 8082. Complete laboratory analytical reports and chain-of-custody documentation are attached.
The results of the laboratory analytical testing indicated no detectable concentrations of TPH-CC or PCB in sample #Lift 1 and only 8.1 milligrams per kilogram (mg/kg) TPH-CC and no PCB in sample #Lift SP.
Laboratory analytical results are summarized in Table 1 (attached). The hydraulic lift was subsequently transported to Action Sales and Metalco, Inc., in Wilmington, CA for recycling on August 3, 2020. Suspected Underground Tank Location (Pit 1) The excavation at the Pit 1 location showed no indication of an underground storage tank. This was
supported by a geophysical survey conducted by GPRS Subsurface Scanning Solutions (report attached) on May 1, 2020. No stained soil or hydrocarbon odor were noted in the excavation.
On May 5, 2020, EAI collected confirmation soil samples from the excavated area and associated soil stockpile. Sample #Pit 1 was collected at the base of the excavation at a depth of 5 feet bgs. Sample #Pit 1 SP was collected from the soil stockpile.
Soil samples collected from the Pit 1 excavation and associated stockpile were analyzed by the following analytical methods:
• TPH-CC by USEPA Test Method 8015M. • Title 22 Metals by USEPA Test Method 6010B/7471A. • Volatile Organic Compounds (VOC) by USEPA Test Method 8260. Complete laboratory analytical reports and chain-of-custody documentation are attached.
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Remedial Excavation and Confirmation Sampling Results November 30, 2020 204 and 210 Pacific Coast Highway, Hermosa Beach, CA Page 4
The results of the laboratory analytical testing indicated no detectable concentrations of TPH-CC or VOC
in sample #Pit 1 and only 200 mg/kg TPH-CC and no VOC in sample #Pit 1 SP. Title 22 Metals concentrations in both samples appeared reflective of naturally occurring or background concentrations and did not exceed regulatory thresholds. Laboratory analytical results are summarized in Table 1 (attached).
Sump/Drywell Location (Pit 2)
The Pit 2 excavation exposed the sump and the associated drywell. The sump consisted of a concrete box just below the surface with a short section of iron pipe leading to the adjacent vertical concrete drywell. The drywell was a section of concrete pipe, approximately 2 feet in diameter and 20 feet in length. On May 5, 2020, EAI collected confirmation soil samples from the excavated area and associated soil stockpile. Sample #Pit 2 was collected at the base of the excavation at a depth of 6 feet bgs. Sample Pit 2 Drywell was collected at the bottom of the drywell at a depth of 16 feet bgs. Samples #Pit 2 SP-A and #Pit 2 SP-B was collected from the soil stockpile.
Soil samples collected from the Pit 2 excavation and associated stockpile were analyzed by the following analytical methods:
• TPH-CC by USEPA Test Method 8015M. • Title 22 Metals by USEPA Test Method 6010B/7471A.
• Volatile Organic Compounds (VOC) by USEPA Test Method 8260. Complete laboratory analytical reports and chain-of-custody documentation are attached.
The results of the laboratory analytical testing indicated 28,000 mg/kg TPH-CC in sample #Pit 2 and 35,000 mg/kg TPH-CC #Pit 2 Drywell. Sample results for #Pit 2 SP-A and #Pit 2 SP-B indicated 10,000 mg/kg
and 12,000 mg/kg TPH-CC, respectively. Reported VOC concentrations included 2,300 micrograms per kilogram (ug/kg) Tetrachloroethene (PCE) is sample #Pit 2 and 11,000 ug/kg PCE in sample #Pit 2 Drywell. PCE concentrations in Samples #Pit 2 SP-A and #Pit 2 SP-B were 580 ug/kg and 1,100 ug/kg, respectively. Title 22 Metals concentrations in both samples appeared reflective of naturally occurring or background concentrations, except for lead in samples #Pit 2 Drywell (10,200 mg/kg), #Pit 2 SP-A (541 mg/kg), and
#SP-B (983 mg/kg). In addition, anomalously high concentrations of cadmium (138 mg/kg), chromium (308 mg/kg), and copper (648 mg/kg) were reported in sample #Pit2 Drywell. Laboratory analytical results are summarized in Table 1 (attached).
ADDITIONAL EXCAVATION SAMPLING
After initial laboratory analytical data confirmed elevated concentrations of TPH-CC, VOC, and metals in Pit 2 and the Pit 2 Drywell soil samples collected, additional excavation of impacted soil was undertaken
in those areas by Client’s subcontractors. The bottom of Pit 2 was extended an additional 2 feet (total depth of 8 feet bgs) and soil removal within the Pit 2 Drywell extended an additional 9 feet (total depth 25 feet). The east sidewall adjacent to Pit 2 drywell was extended approximately 3 feet in width.
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Remedial Excavation and Confirmation Sampling Results November 30, 2020 204 and 210 Pacific Coast Highway, Hermosa Beach, CA Page 5
EAI returned to the subject property on June 6, 2020, to collect additional soil samples from the excavated areas. Sample #Pit 2 BTM 8’ was collected at the base of the Pit 2 excavation and sample # Pit 2 Drywell
25’ was collected at the base of the extended Pit 2 Drywell excavation. Sample #Pit 2 ESW was collected at a depth of 6 feet from the extended eastern sidewall of the Pit 2 excavation.
Additional samples were also collected from existing stockpiled soil at the request of the soil disposal contractor, Belshire Environmental Services, Inc., (Belshire) for disposal profiling. These included samples #Pit 2 SP-A, #Pit 2 SP-B, #Pit 2 Drywell, and #Pit 2 6’.
With the exception of Samples #Pit 2 SP-A, #Pit 2 SP-B, #Pit 2 Drywell, soil samples collected were analyzed by the following analytical methods: • TPH-CC by USEPA Test Method 8015M. • Title 22 Metals by USEPA Test Method 6010B/7471A. • Volatile Organic Compounds (VOC) by USEPA Test Method 8260.
Samples #Pit 2 SP-A, #Pit 2 SP-B, were analyzed for soluble lead and sample #Pit 2 Drywell was analyzed for soluble cadmium, chromium, copper, and lead by the following methods:
• Soluble Threshold Limit Concentration (STLC) • Toxicity Characteristic Leaching Procedure (TCLP)
Complete laboratory analytical reports and chain-of-custody documentation are attached. The results of the laboratory analytical testing indicated 3,100 mg/kg TPH-CC in sample #Pit 2 BTM 8’
and 5200 mg/kg TPH-CC #Pit 2 Drywell 25’. Sample results for #Pit 2 ESW indicated 630 mg/kg TPH-CC.
A VOC concentration of 20 ug/kg PCE was reported in sample #Pit 2 BTM 8’. No detectable concentrations of PCE were reported in samples #Pit 2 Drywell 25’ or #Pit 2 ESW. Title 22 Metals concentrations in both samples appeared reflective of naturally occurring or background concentrations, except for lead in samples #Pit 2 BTM 8’ (76.3 mg/kg). Laboratory analytical results are summarized in Table 1 (attached). Based on the laboratory analytical data confirming elevated concentrations of TPH-CC in Pit 2 and the Pit
2 Drywell remained, additional excavation of impacted soil was undertaken in those areas by Client’s subcontractors. The bottom of Pit 2 was extended an additional 2 feet (total depth of 10 feet bgs) and soil removal within the Pit 2 Drywell extended an additional 4 feet (total depth 29 feet).
EAI returned to the subject property on June 22, 2020, to collect additional soil samples from the excavated areas. Sample #Pit 2 BTM 10’ was collected at the base of the Pit 2 excavation and sample # Pit 2 Drywell
29’ was collected at the base of the extended Pit 2 Drywell excavation. A hand auger was used to collect an additional sample (#Pit 2 BTM 12’), 2 feet below the bottom of the Pit 2 excavation, as a precaution in case additional excavation was necessary.
Soil samples collected were analyzed by the following analytical methods:
• TPH-CC by USEPA Test Method 8015M. • Title 22 Metals by USEPA Test Method 6010B/7471A. • Volatile Organic Compounds (VOC) by USEPA Test Method 8260.
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Remedial Excavation and Confirmation Sampling Results November 30, 2020 204 and 210 Pacific Coast Highway, Hermosa Beach, CA Page 6
Complete laboratory analytical reports and chain-of-custody documentation are attached.
The results of the laboratory analytical testing indicated 1,700 mg/kg TPH-CC in sample #Pit 2 BTM 10’, 970 mg/kg TPH-CC in sample #Pit 2 BTM 12’and 150 mg/kg TPH-CC #Pit 2 Drywell 29’.
VOC concentrations of 5.7 ug/kg PCE was reported in sample #Pit 2 BTM 10’ and 14 ug/kg PCE in sample #Pit 2 BTM 12’. No detectable concentrations of PCE were reported in sample #Pit 2 Drywell 29’.
Title 22 Metals concentrations in all three samples appeared reflective of naturally occurring or background concentrations. Laboratory analytical results are summarized in Table 1 (attached). Based on the results of confirmation sampling, the vertical extent of impacted soil appeared to have been delineated, and no additional soil removal was deemed warranted. Therefore, the excavations were subsequently backfilled.
EXCAVATION BACKFILL
Clean backfill soil was imported from BD White Topsoil in Torrance, CA. From May 27, 2020, through July 13, 2020, 50 cubic yards of soil was imported and used to backfill the excavations on site, along with the approximately 15 cubic yards of clean stockpiled soil from the hydraulic lift excavation and the 12 cubic
yards of clean stockpiled soil from the Pit 1 excavation. TRANSPORTION AND DISPOSAL OF IMPACTED SOIL Soil from the several soil stockpiles on site was profiled for disposal and appropriate disposal options and
shipping containers (steel roll-off bins) were provided by Belshire. On May 27, 2020, approximately 18 cubic yards of TPH-impacted soil were transported by Belshire. to the Soil Recycling facility at Soil Safe in Adelanto, California. The waste manifest and landfill weight ticked are attached. On July 7, 2020, an additional 18 cubic yards of TPH and solvent-impacted soil was transported by Belshire to the Soil Recycling facility at Soil Safe in Adelanto, California. The waste manifest and landfill weight ticked are attached.
On November 3, 2020, approximately 18 cubic yards of PCE and lead-impacted soil were transported by Belshire Environmental Services, Inc. to the Class I disposal facility at U.S. Ecology in Beatty, Nevada. The waste manifest and landfill weight ticked are attached.
CONCLUSIONS AND RECOMMENDATIONS
Potential chemicals of concern detected in site soils during this investigation were compared to the United
States Environmental Protection Agency (USEPA) Region IX, Regional Screening Levels (RSLs) (USEPA, 2020) and Department of Toxic Substances Control (DTSC), Human Health Risk Assessment (HERO) Note 3 – DTSC-Modified Screening Levels for Soil, dated June 2020. None of the remaining
concentrations of soil contaminants detected at the subject property exceed their respective commercial screening levels (Table 1).
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Remedial Excavation and Confirmation Sampling Results November 30, 2020 204 and 210 Pacific Coast Highway, Hermosa Beach, CA Page 7
EAI performed a limited investigation at the subject property, which consisted of the collection of soil samples for laboratory analytical testing for the purposes of characterization and excavation confirmation.
Based on the results of our investigation activities as described in this report, and on the intended use of the property for commercial purposes, no further investigation or mitigation appears to be warranted at this time.
LIMITATIONS
Findings provided herein have been derived in accordance with current standards of practice, and no warranty is expressed or implied. Standards of practice are subject to change with time. This report has been prepared for the sole use of Grand Property Group (Client). Client and their lenders may rely on this report (collectively, "Reliance Parties"). Site conditions, land use (both onsite and offsite), or other factors may change due to manmade influences, and additional work may be required with the passage of time. This evaluation should not be relied upon by other parties without the express written consent of EAI or Client; therefore, any use or reliance upon this environmental evaluation by a party other than the Client or
the Reliance Parties, shall be solely at the risk of such third party and without legal recourse against EAI, its employees, officers, or directors, regardless of whether the action in which recovery of damages is brought or based upon contract, tort, statue, or otherwise.
This report contains information which may be used in the preparation of contract specifications; however, the report is not designed as a specification document, and may not contain sufficient information for use
without additional assessment. EAI assumes no responsibility or liability for work or testing performed by others.
If you have questions, please contact the undersigned at (805) 987-8728. Sincerely,
EnviroApplications, Inc. Bernard Sentianin, PG 5530 Senior Geologist Attachments:
Table Figures Photos
GPRS Geophysical Survey Laboratory Analytical Data Disposal Manifests and Weight Tickets
337
EPA Test Method
8015
EPA Test Method
8082
TPH As Cd Cu Cr Pb Cd Cu Cr Pb Cd Cu Cr Pb PCB B T E X PCE TCE
(reported as mg/kg)(reported as µg/kg)
Lift 1 5/5/20 Hoist Excavation BTM 7 ND NT NT NT NT NT NT NT NT NT NT NT NT NT ND ND ND ND ND ND ND
Lift SP 5/5/20 Hoist Spoils Pile 0-1 8.1 NT NT NT NT NT NT NT NT NT NT NT NT NT ND ND ND ND ND ND ND
Pit 1 5/5/20 Pit #1 Excavation
BTM 5 ND 1.75 ND 3.41 10.7 1.69 NT NT NT NT NT NT NT NT NT ND ND ND ND ND ND
Pit 1 SP 5/5/20 Pit #1 Spoils Pile 0-1 200 ND ND 7.03 8.82 31 NT NT NT NT NT NT NT NT NT ND ND ND ND ND ND
Pit 2 5/5/20 Pit #2 Excavation
BTM 6 28000 ND ND 6.56 18.3 38.4 NT NT NT NT NT NT NT NT NT ND ND ND ND 2300 ND
Pit 2 Drywell 5/5/20 Drywell Excavation 16 35000 18.6 138 648 308 10200 ND 8.51 0.613 42.3 1.25 19.1 1.56 451 NT ND ND ND ND 11000 ND
Pit 2 SP A 5/5/20 Pit #2 Spoils Pile A 0-1 10000 4.01 2.03 59.7 29.5 541 NT NT NT 0.791 NT NT NT 58.6 NT ND 790 ND 7500 580 ND
Pit 2 SP B 5/5/20 Pit #2 Spoils Pile B 0-1 12000 5.68 2.69 79.2 23.3 983 NT NT NT ND NT NT NT 21.2 NT ND 3000 ND 9200 1100 ND
Pit 2 Drywell 6/8/20 Drywell Excavation 25 520 1.36 ND 5.32 10.4 42.5 NT NT NT NT NT NT NT NT NT ND ND ND ND ND ND
Pit 2 BTM 6/8/20 Pit #2 Excavation
BTM 8 3100 3.1 ND 8.34 23.4 76.3 NT NT NT NT NT NT NT NT NT ND ND ND ND 20 ND
Pit 2 ESW 6/8/20 Pit #2 ESW 6 630 ND ND 5.53 13.2 41.5 NT NT NT NT NT NT NT NT NT ND ND ND ND ND ND
Pit 2 BTM 6/22/20 Pit #2 Excavation
BTM 10 1700 2.51 0.59 8 35.9 48.9 NT NT NT NT NT NT NT NT NT ND ND ND ND 5.7 ND
Pit 2 BTM 6/22/20 Pit #2 Excavation
BTM 12 970 2.66 ND 3.73 12.6 12.7 NT NT NT NT NT NT NT NT NT ND ND ND ND 14 ND
Pit 2 Drywell 6/22/20 Drywell Excavation 29 150 0.981 ND 3.11 3.11 9.75 NT NT NT NT NT NT NT NT NT ND ND ND ND ND ND
2400**12***71**3100 NA 80**NA NA NA NA NA NA NA NA 18 330 1,100,000**580 580,000 590**940
18000**12***780**47000 NA 320**NA NA NA NA NA NA NA NA 77 1400**5,300,000**25,000 25000000 2700**6,000
NA NA NA NA NA NA NA NA NA NA 1 25 5 5 NA NA NA NA NA NA NA
NA NA NA NA NA NA 1 NA 5 5 NA NA NA NA NA NA NA NA NA NA NA
5-500 0.5 0.5 0.5 0.5 0.7 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 2.2-50 4.3 4.3 4.3 4.3 4.3 4.3
bgs = below ground surface; EPA = Environmental Protection Agency; ft = feet; ID = identification; ND = "non-detect" or less than the laboratory reporting limit; NA = Not Applicable, mg/kg = milligrams per kilogram; µg/kg = micrograms per kilogram. NOTE: only chemicals of concern are shown; complete laboratory analytical results are provided as a
report attachment; * Direct Exposure Human Health Risk Levels - Shallow Soil Exposure; **=DTSC-modifed Sceening Levels (SLs), Table 1, Release date: June 2020.s; ***=DTSC School Site Screening Level = Department of Toxic Substances Control, Interim Guidance for Sampling Agricultural Properties, August 2008.TPH = Total Petroleum Hydrocarbons,
VOCs = Volatile Organic Compounds; TCLP = Toxicity Characteristic Leaching Procedure, STLC = Soluble Threshold Limit Concentration. USEPA RSL = Regional Screening Level (RSL) Summary Soil Table (TR=1E-06, HQ=1) May 2020; NOTE: only chemicals of concern are shown; complete laboratory analytical results are provided as a report attachment.
Laboratory Reporting Limits
Title 22 CCR, Chapter 11, Article 3
40 CFR § 261.24 - Toxicity Characteristic
TABLE 1
Soil Sample Results
Sample ID Depth
(feet bgs)
Screening Level (Commercial) USEPA-RSL *
Title 22 Metals
(reported as mg/kg)
EPA Test Method 8260B
(reported as µg/kg)
Date
Sampled
Screening Level (Residential) USEPA-RSL *
TCLP
(reported as mg/l)
Location
STLC
(reported as mg/l)
Page 1 of 1
338
Scale: 1" = 1700'
SITE LOCATION MAP
Commercial Property
204 – 210 Pacific Coast Highway
Hermosa Beach, CA 90254
Source: USGS, Redondo Beach (1981)Date: 11-19-2020
Bernie Sentianin, PG
Revision: 1
Client:
2831 Camino Del Rio South, Suite 214
San Diego, CA 92108-3828
Project No.: 80.FELDER1.20
Relative
Location
By:
Site Location
FIGURE 1GRAND PROPERTY GROUP
339
Scale: 1" = 50'
AERIAL SITE MAP
Commercial Property
204 – 210 Pacific Coast Highway
Hermosa Beach, CA 90254
Source: GoogleEarth (2018)Date: 11-19-2020
Bernie Sentianin, PG
Revision: 1
Client:
2831 Camino Del Rio South, Suite 214
San Diego, CA 92108-3828
Project No.: 80.FELDER1.20
Relative
Location
By:
Subject Property
FIGURE 2GRAND PROPERTY GROUP
340
Scale: 1" = 30'
SAMPLE LOCATION MAP
Commercial Property
204 – 210 Pacific Coast Highway
Hermosa Beach, CA 90254
Source: GoogleEarth (2018)Date: 11-19-2020
Bernie Sentianin, PG
Revision: 1
Client:
2831 Camino Del Rio South, Suite 214
San Diego, CA 92108-3828
Project No.: 80.FELDER1.20
Relative
Location
By:
FIGURE 3GRAND PROPERTY GROUP
LEGEND
Excavation
Spoils Pile
Hydraulic Lift (removed)
Drywell
Lift 1
Lift 1 SP
Pit 2 ESW
Pit 2 DrywellPit 2
Pit 2 SP
Pit 1 SPPit 1
341
ENVIROAPPLICATIONS, INC.
PHOTOGRAPHIC RECORD
Client:Grand Property Group Job Number:80.FELDER1.19
Photographer:Bernard Sentianin Date:November 30, 2020
Pit 1 located in southwest corner of former shop building. No underground tank was observed in this location.
Subject Name:Former Felder Automotive Location:204 and 210 Pacific Coast Highway,
Hermosa Beach, Ca
Hydraulic lift removal and excavation north of former shop building.
Photograph
No. 1 of 12
Photograph
No. 2 of 12
Felder Auto Photos ATTACHMENT 1 342
ENVIROAPPLICATIONS, INC.
PHOTOGRAPHIC RECORD
Client:Grand Property Group Job Number:80.FELDER1.19
Photographer:Bernard Sentianin Date:November 30, 2020
Geophysical survey of Pit 1 bottom. No underground tank was identified by the survey.
Photograph
No. 4 of 12
Pit 2 and sump/drywell location in northwestern portion of former shop area.
Subject Name:Former Felder Automotive Location:204 and 210 Pacific Coast Highway,
Hermosa Beach, Ca
Photograph
No. 3 of 12
Felder Auto Photos ATTACHMENT 1 343
ENVIROAPPLICATIONS, INC.
PHOTOGRAPHIC RECORD
Client:Grand Property Group Job Number:80.FELDER1.19
Photographer:Bernard Sentianin Date:November 30, 2020
Pit 2 excavation and drywell location fully exposed and excavated.
Photograph
No. 6 of 12
Soil stockpiles excavated from Pits 1 and 2 awaiting profiling for off-site disposal.
Subject Name:Former Felder Automotive Location:204 and 210 Pacific Coast Highway,
Hermosa Beach, Ca
Photograph
No. 5 of 12
Felder Auto Photos ATTACHMENT 1 344
ENVIROAPPLICATIONS, INC.
PHOTOGRAPHIC RECORD
Client:Grand Property Group Job Number:80.FELDER1.19
Photographer:Bernard Sentianin Date:November 30, 2020
Hydraulic lift excavation backfilled. Storage bin in backgound contains soil excavated from Pit 2.
Photograph
No. 8 of 12
Pit 1 backfilled.
Subject Name:Former Felder Automotive Location:204 and 210 Pacific Coast Highway,
Hermosa Beach, Ca
Photograph
No. 7 of 12
Felder Auto Photos ATTACHMENT 1 345
ENVIROAPPLICATIONS, INC.
PHOTOGRAPHIC RECORD
Client:Grand Property Group Job Number:80.FELDER1.19
Photographer:Bernard Sentianin Date:November 30, 2020
Soil stockpiles removed from shop area and containerized for off-site disposal.
Photograph
No. 10 of 12
Pouring concrete over former hydraulic lift excavation.
Subject Name:Former Felder Automotive Location:204 and 210 Pacific Coast Highway,
Hermosa Beach, Ca
Photograph
No. 9 of 12
Felder Auto Photos ATTACHMENT 1 346
ENVIROAPPLICATIONS, INC.
PHOTOGRAPHIC RECORD
Client:Grand Property Group Job Number:80.FELDER1.19
Photographer:Bernard Sentianin Date:November 30, 2020
Concrete patch completed at Pit 1.
Photograph
No. 12 of 12
Concrete patch completed at Pit 2.
Subject Name:Former Felder Automotive Location:204 and 210 Pacific Coast Highway,
Hermosa Beach, Ca
Photograph
No. 11 of 12
Felder Auto Photos ATTACHMENT 1 347
GRAND PROPERTY GROUPCustomer Phone Number (714) 394-5383
130 PINE AVE
Job Details
City
LONG BEACH
State
CA
Zip
90802
City Hermosa Beach
State CA
Jobsite Location 210 North Pacific coast highway
191874
Job Num
PO Num
WA Number
Lead Technician NEWELL, MIKE Phone 949-441-9394 Email mike.newell@gprsinc.com
Thank you for using GPRS on your project. We appreciate the opportunity to work with you. If you have questions
regarding the results of this scanning, please contact the lead GPRS technician on this project.
Billing Address
EQUIPMENT USED
The following equipment was used on this project:
x Underground Scanning GPR antenna. Typically capable of detecting objects up to 8' deep or more in ideal conditions
but maximum effective depth can vary widely and depends on site and soil conditions. Depth penetration is most
commonly limited by moisture and clay/conductive soils.
x Electromagnetic Pipe and Cable Locator. Detects electromagnetic fields. Used to actively trace conductive pipes and
tracer wires, or passively detect power and radio signals traveling along conductive pipes and utilities.
Work Performed
Ground Penetrating Radar Systems performed the following work on this project:
Underground Tanks
The scope of work included scanning the designated area to attempt to locate evidence of underground storage tanks
and/or UST removal excavations. The locations of any UST's, associated piping, or excavations detected were marked with
paint, flags, or other appropriate means, and results were reviewed with onsite personnel unless otherwise noted. The
ability to locate these objects depends on the maximum depth penetration and soil conditions and non-metallic tanks can
be especially difficult to locate.
x Attempting to locate any evidence of tank onsite.
x The effective depth of GPR will vary throughout a site depending on surface and soil conditions. In this area, the
maximum effective GPR depth was approximately 4 feet.
x Gpr did not gather any evidence of potential tank on premises. Client dug 5’ hole to scan in and around. No evidence
in any location of potential tank.
Pictures
Page 1 of 3
Job Date :5/1/2020
Job Summary
348
Utility Limitations
TERMS & CONDITIONS
Page 2 of 3
Job Date :5/1/2020
Job Summary
349
http://www.gprsinc.com/termsandconditions.html
SIGNATURE
Contact Name
Andrew (714) 394-5383 Akrajacic@fortashford.com
Page 3 of 3
Job Date :5/1/2020
Job Summary
350
ANALYTICAL REPORT
Eurofins Calscience LLC
7440 Lincoln Way
Garden Grove, CA 92841
Tel: (714)895-5494
Laboratory Job ID: 570-27442-1
Client Project/Site: Felder Automotive
For:
EnviroApplications, Inc.
2831 Camino Del Rio South
Suite 214
San Diego, California 92108
Attn: Bernard Sentianin
Authorized for release by:
5/11/2020 2:10:28 PM
Sandy Tat, Project Manager I
(714)895-5494
sandytat@eurofinsus.com
The test results in this report meet all 2003 NELAC and 2009 TNI requirements for accredited
parameters, exceptions are noted in this report. This report may not be reproduced except in full,
and with written approval from the laboratory. For questions please contact the Project Manager
at the e-mail address or telephone number listed on this page.
This report has been electronically signed and authorized by the signatory. Electronic signature is
intended to be the legally binding equivalent of a traditionally handwritten signature.
Results relate only to the items tested and the sample(s) as received by the laboratory.
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Table of Contents
Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Laboratory Job ID: 570-27442-1
Page 2 of 47 Eurofins Calscience LLC5/11/2020
Cover Page . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1
Table of Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
Case Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
Sample Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4
Client Sample Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
QC Sample Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24
QC Association Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40
Method Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44
Definitions/Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .45
Chain of Custody . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46
Receipt Checklists . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .47
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352
Case Narrative
Client: EnviroApplications, Inc.Job ID: 570-27442-1
Project/Site: Felder Automotive
Job ID: 570-27442-1
Laboratory: Eurofins Calscience LLC
Narrative
Job Narrative
570-27442-1
Comments
No additional comments.
Receipt
The samples were received on 5/5/2020 9:26 AM; the samples arrived in good condition, properly preserved and, where required, on ice.
The temperature of the cooler at receipt was 2.6º C.
GC/MS VOA
Method 8260B: The matrix spike / matrix spike duplicate (MS/MSD) recoveries for preparation batch 570-67275 and analytical batch
570-67238 were outside control limits. Sample matrix interference is suspected because the associated laboratory control sample (LCS)
recovery was within acceptance limits.
Method 8260B: The matrix spike / matrix spike duplicate (MS/MSD) recoveries and precision for preparation batch 570-67274 and
analytical batch 570-67236 were outside control limits. Sample matrix interference and/or non-homogeneity are suspected because the
associated laboratory control sample / laboratory sample control duplicate (LCS/LCSD) precision was within acceptance limits.
No additional analytical or quality issues were noted, other than those described above or in the Definitions/Glossary page.
GC Semi VOA
8015B: The total concentration includes individual carbon range concentrations (estimated), if any, below the RL reported as ND.
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
GC Semi VOA
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
Metals
Method 6010B: The matrix spike / matrix spike duplicate (MS/MSD) recoveries for preparation batch 570-67683 and analytical batch
570-67860 were outside control limits. Sample matrix interference and/or non-homogeneity are suspected because the associated
laboratory control sample (LCS) recovery was within acceptance limits.
No additional analytical or quality issues were noted, other than those described above or in the Definitions/Glossary page.
Organic Prep
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
VOA Prep
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
Eurofins Calscience LLCPage 3 of 47 5/11/2020
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Sample Summary
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Lab Sample ID Client Sample ID ReceivedCollectedMatrix Asset ID
570-27442-1 LIFT 1 Solid 05/05/20 07:39 05/05/20 09:26
570-27442-2 LIFT SP Solid 05/05/20 07:42 05/05/20 09:26
570-27442-3 PIT 1 Solid 05/05/20 07:52 05/05/20 09:26
570-27442-4 PIT 1 SP Solid 05/05/20 07:54 05/05/20 09:26
570-27442-5 PIT 2 Solid 05/05/20 08:08 05/05/20 09:26
570-27442-6 PIT 2 DRYWELL Solid 05/05/20 08:25 05/05/20 09:26
570-27442-7 PIT 2 SPA Solid 05/05/20 08:31 05/05/20 09:26
570-27442-8 PIT 2 SPB Solid 05/05/20 08:35 05/05/20 09:26
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS)
Lab Sample ID: 570-27442-3Client Sample ID: PIT 1
Matrix: SolidDate Collected: 05/05/20 07:52
Date Received: 05/05/20 09:26
RL
Acetone ND 49 ug/Kg 05/06/20 10:26 05/06/20 11:12 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1BenzeneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1BromobenzeneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1BromochloromethaneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1BromodichloromethaneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1BromoformND
25 ug/Kg 05/06/20 10:26 05/06/20 11:12 1BromomethaneND F1
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 12-Butanone ND
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Carbon disulfide ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Carbon tetrachloride ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1ChlorobenzeneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1ChloroethaneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1ChloroformND
25 ug/Kg 05/06/20 10:26 05/06/20 11:12 1ChloromethaneND F1
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 12-Chlorotoluene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 14-Chlorotoluene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1cis-1,2-Dichloroethene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1cis-1,3-Dichloropropene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1DibromochloromethaneND
9.8 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,2-Dibromo-3-Chloropropane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,2-Dibromoethane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1DibromomethaneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,2-Dichlorobenzene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,3-Dichlorobenzene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,4-Dichlorobenzene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1DichlorodifluoromethaneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,1-Dichloroethane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,2-Dichloroethane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,1-Dichloroethene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,2-Dichloropropane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,3-Dichloropropane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 12,2-Dichloropropane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,1-Dichloropropene ND
9.8 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Di-isopropyl ether (DIPE)ND
250 ug/Kg 05/06/20 10:26 05/06/20 11:12 1EthanolND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1EthylbenzeneND
9.8 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Ethyl-t-butyl ether (ETBE)ND
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 12-Hexanone ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1IsopropylbenzeneND
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Methylene Chloride ND
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 14-Methyl-2-pentanone ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Methyl-t-Butyl Ether (MTBE)ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1m,p-Xylene ND
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 1NaphthaleneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1n-Butylbenzene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1N-Propylbenzene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1o-Xylene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1p-Isopropyltoluene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1sec-Butylbenzene ND
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-27442-3Client Sample ID: PIT 1
Matrix: SolidDate Collected: 05/05/20 07:52
Date Received: 05/05/20 09:26
RL
Styrene ND 4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
9.8 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Tert-amyl-methyl ether (TAME)ND
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 1tert-Butyl alcohol (TBA)ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1tert-Butylbenzene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,1,1,2-Tetrachloroethane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,1,2,2-Tetrachloroethane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1TetrachloroetheneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1TolueneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1trans-1,2-Dichloroethene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1trans-1,3-Dichloropropene ND
9.8 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,2,3-Trichlorobenzene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,2,4-Trichlorobenzene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,1,1-Trichloroethane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,1,2-Trichloroethane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1TrichloroetheneND
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 1TrichlorofluoromethaneND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,2,3-Trichloropropane ND
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,1,2-Trichloro-1,2,2-trifluoroethane ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,2,4-Trimethylbenzene ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 11,3,5-Trimethylbenzene ND
49 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Vinyl acetate ND
4.9 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Vinyl chloride ND
9.8 ug/Kg 05/06/20 10:26 05/06/20 11:12 1Xylenes, Total ND
4-Bromofluorobenzene (Surr)98 80-120 05/06/20 10:26 05/06/20 11:12 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)98 05/06/20 10:26 05/06/20 11:12 179-133
1,2-Dichloroethane-d4 (Surr)97 05/06/20 10:26 05/06/20 11:12 171-155
Toluene-d8 (Surr)99 05/06/20 10:26 05/06/20 11:12 180-120
Lab Sample ID: 570-27442-4Client Sample ID: PIT 1 SP
Matrix: SolidDate Collected: 05/05/20 07:54
Date Received: 05/05/20 09:26
RL
Acetone ND 51 ug/Kg 05/06/20 11:00 05/06/20 11:34 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1BenzeneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1BromobenzeneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1BromochloromethaneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1BromodichloromethaneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1BromoformND
26 ug/Kg 05/06/20 11:00 05/06/20 11:34 1BromomethaneND * F1
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 12-Butanone ND
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Carbon disulfide ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Carbon tetrachloride ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1ChlorobenzeneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1ChloroethaneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1ChloroformND
26 ug/Kg 05/06/20 11:00 05/06/20 11:34 1ChloromethaneND F1
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 12-Chlorotoluene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 14-Chlorotoluene ND
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-27442-4Client Sample ID: PIT 1 SP
Matrix: SolidDate Collected: 05/05/20 07:54
Date Received: 05/05/20 09:26
RL
cis-1,2-Dichloroethene ND 5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1cis-1,3-Dichloropropene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1DibromochloromethaneND
10 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,2-Dibromo-3-Chloropropane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,2-Dibromoethane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1DibromomethaneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,2-Dichlorobenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,3-Dichlorobenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,4-Dichlorobenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1DichlorodifluoromethaneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,1-Dichloroethane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,2-Dichloroethane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,1-Dichloroethene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,2-Dichloropropane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,3-Dichloropropane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 12,2-Dichloropropane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,1-Dichloropropene ND
10 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Di-isopropyl ether (DIPE)ND
260 ug/Kg 05/06/20 11:00 05/06/20 11:34 1EthanolND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1EthylbenzeneND
10 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Ethyl-t-butyl ether (ETBE)ND
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 12-Hexanone ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1IsopropylbenzeneND
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Methylene Chloride ND
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 14-Methyl-2-pentanone ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Methyl-t-Butyl Ether (MTBE)ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1m,p-Xylene ND
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 1NaphthaleneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1n-Butylbenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1N-Propylbenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1o-Xylene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1p-Isopropyltoluene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1sec-Butylbenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1StyreneND
10 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Tert-amyl-methyl ether (TAME)ND
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 1tert-Butyl alcohol (TBA)ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1tert-Butylbenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,1,1,2-Tetrachloroethane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,1,2,2-Tetrachloroethane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1TetrachloroetheneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1TolueneND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1trans-1,2-Dichloroethene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1trans-1,3-Dichloropropene ND
10 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,2,3-Trichlorobenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,2,4-Trichlorobenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,1,1-Trichloroethane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,1,2-Trichloroethane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1TrichloroetheneND
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 1TrichlorofluoromethaneND
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-27442-4Client Sample ID: PIT 1 SP
Matrix: SolidDate Collected: 05/05/20 07:54
Date Received: 05/05/20 09:26
RL
1,2,3-Trichloropropane ND 5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,1,2-Trichloro-1,2,2-trifluoroethane ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,2,4-Trimethylbenzene ND
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 11,3,5-Trimethylbenzene ND
51 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Vinyl acetate ND F1 F2
5.1 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Vinyl chloride ND
10 ug/Kg 05/06/20 11:00 05/06/20 11:34 1Xylenes, Total ND
4-Bromofluorobenzene (Surr)101 80-120 05/06/20 11:00 05/06/20 11:34 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)98 05/06/20 11:00 05/06/20 11:34 179-133
1,2-Dichloroethane-d4 (Surr)92 05/06/20 11:00 05/06/20 11:34 171-155
Toluene-d8 (Surr)99 05/06/20 11:00 05/06/20 11:34 180-120
Lab Sample ID: 570-27442-5Client Sample ID: PIT 2
Matrix: SolidDate Collected: 05/05/20 08:08
Date Received: 05/05/20 09:26
RL
Acetone ND 5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 50
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50BenzeneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50BromobenzeneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50BromochloromethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50BromodichloromethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50BromoformND
2500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50BromomethaneND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 502-Butanone ND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Carbon disulfide ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Carbon tetrachloride ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50ChlorobenzeneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50ChloroethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50ChloroformND
2500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50ChloromethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 502-Chlorotoluene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 504-Chlorotoluene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50cis-1,2-Dichloroethene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50cis-1,3-Dichloropropene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50DibromochloromethaneND
990 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,2-Dibromo-3-Chloropropane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,2-Dibromoethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50DibromomethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,2-Dichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,3-Dichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,4-Dichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50DichlorodifluoromethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,1-Dichloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,2-Dichloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,1-Dichloroethene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,2-Dichloropropane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,3-Dichloropropane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 502,2-Dichloropropane ND
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-27442-5Client Sample ID: PIT 2
Matrix: SolidDate Collected: 05/05/20 08:08
Date Received: 05/05/20 09:26
RL
1,1-Dichloropropene ND 500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
990 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Di-isopropyl ether (DIPE)ND
25000 ug/Kg 05/06/20 11:03 05/06/20 12:59 50EthanolND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50EthylbenzeneND
990 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Ethyl-t-butyl ether (ETBE)ND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 502-Hexanone ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50IsopropylbenzeneND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Methylene Chloride ND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 504-Methyl-2-pentanone ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Methyl-t-Butyl Ether (MTBE)ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50m,p-Xylene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 50NaphthaleneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50n-Butylbenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50N-Propylbenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50o-Xylene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50p-Isopropyltoluene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50sec-Butylbenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50StyreneND
990 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Tert-amyl-methyl ether (TAME)ND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 50tert-Butyl alcohol (TBA)ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50tert-Butylbenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,1,1,2-Tetrachloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,1,2,2-Tetrachloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Tetrachloroethene2300
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50TolueneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50trans-1,2-Dichloroethene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50trans-1,3-Dichloropropene ND
990 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,2,3-Trichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,2,4-Trichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,1,1-Trichloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,1,2-Trichloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50TrichloroetheneND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 50TrichlorofluoromethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,2,3-Trichloropropane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,1,2-Trichloro-1,2,2-trifluoroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,2,4-Trimethylbenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 501,3,5-Trimethylbenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Vinyl acetate ND
500 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Vinyl chloride ND
990 ug/Kg 05/06/20 11:03 05/06/20 12:59 50Xylenes, Total ND
4-Bromofluorobenzene (Surr)101 80-120 05/06/20 11:03 05/06/20 12:59 50
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)90 05/06/20 11:03 05/06/20 12:59 5079-133
1,2-Dichloroethane-d4 (Surr)90 05/06/20 11:03 05/06/20 12:59 5071-155
Toluene-d8 (Surr)103 05/06/20 11:03 05/06/20 12:59 5080-120
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS)
Lab Sample ID: 570-27442-6Client Sample ID: PIT 2 DRYWELL
Matrix: SolidDate Collected: 05/05/20 08:25
Date Received: 05/05/20 09:26
RL
Acetone ND 50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500BenzeneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500BromobenzeneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500BromochloromethaneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500BromodichloromethaneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500BromoformND
25000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500BromomethaneND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5002-Butanone ND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Carbon disulfide ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Carbon tetrachloride ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500ChlorobenzeneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500ChloroethaneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500ChloroformND
25000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500ChloromethaneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5002-Chlorotoluene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5004-Chlorotoluene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500cis-1,2-Dichloroethene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500cis-1,3-Dichloropropene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500DibromochloromethaneND
10000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,2-Dibromo-3-Chloropropane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,2-Dibromoethane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500DibromomethaneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,2-Dichlorobenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,3-Dichlorobenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,4-Dichlorobenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500DichlorodifluoromethaneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,1-Dichloroethane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,2-Dichloroethane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,1-Dichloroethene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,2-Dichloropropane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,3-Dichloropropane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5002,2-Dichloropropane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,1-Dichloropropene ND
10000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Di-isopropyl ether (DIPE)ND
250000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500EthanolND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500EthylbenzeneND
10000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Ethyl-t-butyl ether (ETBE)ND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5002-Hexanone ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500IsopropylbenzeneND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Methylene Chloride ND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5004-Methyl-2-pentanone ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Methyl-t-Butyl Ether (MTBE)ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500m,p-Xylene ND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500NaphthaleneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500n-Butylbenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500N-Propylbenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500o-Xylene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500p-Isopropyltoluene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500sec-Butylbenzene ND
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-27442-6Client Sample ID: PIT 2 DRYWELL
Matrix: SolidDate Collected: 05/05/20 08:25
Date Received: 05/05/20 09:26
RL
Styrene ND 5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
10000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Tert-amyl-methyl ether (TAME)ND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500tert-Butyl alcohol (TBA)ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500tert-Butylbenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,1,1,2-Tetrachloroethane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,1,2,2-Tetrachloroethane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Tetrachloroethene11000
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500TolueneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500trans-1,2-Dichloroethene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500trans-1,3-Dichloropropene ND
10000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,2,3-Trichlorobenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,2,4-Trichlorobenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,1,1-Trichloroethane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,1,2-Trichloroethane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500TrichloroetheneND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500TrichlorofluoromethaneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,2,3-Trichloropropane ND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,1,2-Trichloro-1,2,2-trifluoroethane ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,2,4-Trimethylbenzene ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 5001,3,5-Trimethylbenzene ND
50000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Vinyl acetate ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Vinyl chloride ND
10000 ug/Kg 05/06/20 11:03 05/06/20 13:25 500Xylenes, Total ND
4-Bromofluorobenzene (Surr)99 80-120 05/06/20 11:03 05/06/20 13:25 500
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)96 05/06/20 11:03 05/06/20 13:25 50079-133
1,2-Dichloroethane-d4 (Surr)96 05/06/20 11:03 05/06/20 13:25 50071-155
Toluene-d8 (Surr)101 05/06/20 11:03 05/06/20 13:25 50080-120
Lab Sample ID: 570-27442-7Client Sample ID: PIT 2 SPA
Matrix: SolidDate Collected: 05/05/20 08:31
Date Received: 05/05/20 09:26
RL
Acetone ND 5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 50
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50BenzeneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50BromobenzeneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50BromochloromethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50BromodichloromethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50BromoformND
2500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50BromomethaneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 502-Butanone ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Carbon disulfide ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Carbon tetrachloride ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50ChlorobenzeneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50ChloroethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50ChloroformND
2500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50ChloromethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 502-Chlorotoluene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 504-Chlorotoluene ND
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-27442-7Client Sample ID: PIT 2 SPA
Matrix: SolidDate Collected: 05/05/20 08:31
Date Received: 05/05/20 09:26
RL
cis-1,2-Dichloroethene ND 500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50cis-1,3-Dichloropropene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50DibromochloromethaneND
990 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,2-Dibromo-3-Chloropropane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,2-Dibromoethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50DibromomethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,2-Dichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,3-Dichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,4-Dichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50DichlorodifluoromethaneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,1-Dichloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,2-Dichloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,1-Dichloroethene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,2-Dichloropropane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,3-Dichloropropane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 502,2-Dichloropropane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,1-Dichloropropene ND
990 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Di-isopropyl ether (DIPE)ND
25000 ug/Kg 05/06/20 11:03 05/06/20 13:52 50EthanolND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50EthylbenzeneND
990 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Ethyl-t-butyl ether (ETBE)ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 502-Hexanone ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50IsopropylbenzeneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Methylene Chloride ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 504-Methyl-2-pentanone ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Methyl-t-Butyl Ether (MTBE)ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50m,p-Xylene 4200
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 50NaphthaleneND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50n-Butylbenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50N-Propylbenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50o-Xylene 3300
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50p-Isopropyltoluene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50sec-Butylbenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50StyreneND
990 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Tert-amyl-methyl ether (TAME)ND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 50tert-Butyl alcohol (TBA)ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50tert-Butylbenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,1,1,2-Tetrachloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,1,2,2-Tetrachloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Tetrachloroethene580
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Toluene790
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50trans-1,2-Dichloroethene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50trans-1,3-Dichloropropene ND
990 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,2,3-Trichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,2,4-Trichlorobenzene ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,1,1-Trichloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,1,2-Trichloroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50TrichloroetheneND
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 50TrichlorofluoromethaneND
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-27442-7Client Sample ID: PIT 2 SPA
Matrix: SolidDate Collected: 05/05/20 08:31
Date Received: 05/05/20 09:26
RL
1,2,3-Trichloropropane ND 500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,1,2-Trichloro-1,2,2-trifluoroethane ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,2,4-Trimethylbenzene 3500
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 501,3,5-Trimethylbenzene 1600
5000 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Vinyl acetate ND
500 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Vinyl chloride ND
990 ug/Kg 05/06/20 11:03 05/06/20 13:52 50Xylenes, Total 7500
4-Bromofluorobenzene (Surr)99 80-120 05/06/20 11:03 05/06/20 13:52 50
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)90 05/06/20 11:03 05/06/20 13:52 5079-133
1,2-Dichloroethane-d4 (Surr)91 05/06/20 11:03 05/06/20 13:52 5071-155
Toluene-d8 (Surr)102 05/06/20 11:03 05/06/20 13:52 5080-120
Lab Sample ID: 570-27442-8Client Sample ID: PIT 2 SPB
Matrix: SolidDate Collected: 05/05/20 08:35
Date Received: 05/05/20 09:26
RL
Acetone ND 4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 50
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50BenzeneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50BromobenzeneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50BromochloromethaneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50BromodichloromethaneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50BromoformND
2500 ug/Kg 05/06/20 11:03 05/06/20 14:19 50BromomethaneND
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 502-Butanone ND
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Carbon disulfide ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Carbon tetrachloride ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50ChlorobenzeneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50ChloroethaneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50ChloroformND
2500 ug/Kg 05/06/20 11:03 05/06/20 14:19 50ChloromethaneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 502-Chlorotoluene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 504-Chlorotoluene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50cis-1,2-Dichloroethene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50cis-1,3-Dichloropropene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50DibromochloromethaneND
980 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,2-Dibromo-3-Chloropropane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,2-Dibromoethane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50DibromomethaneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,2-Dichlorobenzene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,3-Dichlorobenzene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,4-Dichlorobenzene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50DichlorodifluoromethaneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,1-Dichloroethane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,2-Dichloroethane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,1-Dichloroethene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,2-Dichloropropane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,3-Dichloropropane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 502,2-Dichloropropane ND
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-27442-8Client Sample ID: PIT 2 SPB
Matrix: SolidDate Collected: 05/05/20 08:35
Date Received: 05/05/20 09:26
RL
1,1-Dichloropropene ND 490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
980 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Di-isopropyl ether (DIPE)ND
25000 ug/Kg 05/06/20 11:03 05/06/20 14:19 50EthanolND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Ethylbenzene1200
980 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Ethyl-t-butyl ether (ETBE)ND
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 502-Hexanone ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50IsopropylbenzeneND
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Methylene Chloride ND
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 504-Methyl-2-pentanone ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Methyl-t-Butyl Ether (MTBE)ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50m,p-Xylene 5300
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 50NaphthaleneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50n-Butylbenzene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50N-Propylbenzene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50o-Xylene 3900
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50p-Isopropyltoluene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50sec-Butylbenzene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50StyreneND
980 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Tert-amyl-methyl ether (TAME)ND
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 50tert-Butyl alcohol (TBA)ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50tert-Butylbenzene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,1,1,2-Tetrachloroethane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,1,2,2-Tetrachloroethane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Tetrachloroethene1100
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Toluene3000
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50trans-1,2-Dichloroethene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50trans-1,3-Dichloropropene ND
980 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,2,3-Trichlorobenzene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,2,4-Trichlorobenzene ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,1,1-Trichloroethane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,1,2-Trichloroethane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50TrichloroetheneND
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 50TrichlorofluoromethaneND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,2,3-Trichloropropane ND
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,1,2-Trichloro-1,2,2-trifluoroethane ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,2,4-Trimethylbenzene 3000
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 501,3,5-Trimethylbenzene 1600
4900 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Vinyl acetate ND
490 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Vinyl chloride ND
980 ug/Kg 05/06/20 11:03 05/06/20 14:19 50Xylenes, Total 9200
4-Bromofluorobenzene (Surr)97 80-120 05/06/20 11:03 05/06/20 14:19 50
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)88 05/06/20 11:03 05/06/20 14:19 5079-133
1,2-Dichloroethane-d4 (Surr)89 05/06/20 11:03 05/06/20 14:19 5071-155
Toluene-d8 (Surr)102 05/06/20 11:03 05/06/20 14:19 5080-120
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC)
Lab Sample ID: 570-27442-1Client Sample ID: LIFT 1
Matrix: SolidDate Collected: 05/05/20 07:39
Date Received: 05/05/20 09:26
RL
C6 as C6 ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C7 as C7 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C8 as C8 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C9-C10 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C11-C12 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C13-C14 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C15-C16 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C17-C18 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C19-C20 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C21-C22 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C23-C24 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C25-C28 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C29-C32 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C33-C36 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C37-C40 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C41-C44 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:00 1C6-C44 ND
n-Octacosane (Surr)102 61-145 05/07/20 17:54 05/07/20 22:00 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Lab Sample ID: 570-27442-2Client Sample ID: LIFT SP
Matrix: SolidDate Collected: 05/05/20 07:42
Date Received: 05/05/20 09:26
RL
C6 as C6 ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C7 as C7 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C8 as C8 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C9-C10 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C11-C12 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C13-C14 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C15-C16 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C17-C18 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C19-C20 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C21-C22 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C23-C24 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C25-C28 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C29-C32 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C33-C36 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C37-C40 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C41-C44 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:21 1C6-C44 8.1
n-Octacosane (Surr)99 61-145 05/07/20 17:54 05/07/20 22:21 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC)
Lab Sample ID: 570-27442-3Client Sample ID: PIT 1
Matrix: SolidDate Collected: 05/05/20 07:52
Date Received: 05/05/20 09:26
RL
C6 as C6 ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C7 as C7 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C8 as C8 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C9-C10 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C11-C12 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C13-C14 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C15-C16 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C17-C18 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C19-C20 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C21-C22 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C23-C24 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C25-C28 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C29-C32 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C33-C36 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C37-C40 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C41-C44 ND
5.0 mg/Kg 05/07/20 17:54 05/07/20 22:41 1C6-C44 ND
n-Octacosane (Surr)96 61-145 05/07/20 17:54 05/07/20 22:41 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Lab Sample ID: 570-27442-4Client Sample ID: PIT 1 SP
Matrix: SolidDate Collected: 05/05/20 07:54
Date Received: 05/05/20 09:26
RL
C6 as C6 ND 4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C7 as C7 ND
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C8 as C8 ND
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C9-C10 ND
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C11-C12 ND
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C13-C14 ND
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C15-C16 ND
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C17-C18 ND
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C19-C20 9.5
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C21-C22 15
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C23-C24 22
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C25-C28 48
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C29-C32 46
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C33-C36 29
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C37-C40 14
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C41-C44 7.9
4.9 mg/Kg 05/07/20 17:54 05/07/20 23:01 1C6-C44 200
n-Octacosane (Surr)94 61-145 05/07/20 17:54 05/07/20 23:01 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC)
Lab Sample ID: 570-27442-5Client Sample ID: PIT 2
Matrix: SolidDate Collected: 05/05/20 08:08
Date Received: 05/05/20 09:26
RL
C6 as C6 ND 500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C7 as C7 ND
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C8 as C8 ND
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C9-C10 ND
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C11-C12 ND
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C13-C14 ND
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C15-C16 ND
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C17-C18 ND
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C19-C20 760
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C21-C22 1500
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C23-C24 2300
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C25-C28 7100
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C29-C32 6700
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C33-C36 4800
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C37-C40 2300
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C41-C44 1200
500 mg/Kg 05/07/20 17:54 05/11/20 12:10 100C6-C44 28000
n-Octacosane (Surr)82 61-145 05/07/20 17:54 05/11/20 12:10 100
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Lab Sample ID: 570-27442-6Client Sample ID: PIT 2 DRYWELL
Matrix: SolidDate Collected: 05/05/20 08:25
Date Received: 05/05/20 09:26
RL
C6 as C6 ND 500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C7 as C7 ND
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C8 as C8 ND
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C9-C10 ND
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C11-C12 ND
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C13-C14 ND
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C15-C16 ND
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C17-C18 810
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C19-C20 1500
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C21-C22 2400
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C23-C24 3100
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C25-C28 8800
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C29-C32 7500
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C33-C36 5100
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C37-C40 2600
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C41-C44 1300
500 mg/Kg 05/07/20 17:54 05/08/20 17:35 100C6-C44 35000
n-Octacosane (Surr)107 61-145 05/07/20 17:54 05/08/20 17:35 100
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC)
Lab Sample ID: 570-27442-7Client Sample ID: PIT 2 SPA
Matrix: SolidDate Collected: 05/05/20 08:31
Date Received: 05/05/20 09:26
RL
C6 as C6 ND 49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C7 as C7 ND
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C8 as C8 ND
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C9-C10 140
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C11-C12 130
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C13-C14 90
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C15-C16 84
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C17-C18 170
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C19-C20 370
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C21-C22 690
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C23-C24 1100
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C25-C28 2700
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C29-C32 2500
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C33-C36 1500
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C37-C40 600
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C41-C44 310
49 mg/Kg 05/07/20 17:54 05/08/20 00:02 10C6-C44 10000
n-Octacosane (Surr)102 61-145 05/07/20 17:54 05/08/20 00:02 10
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Lab Sample ID: 570-27442-8Client Sample ID: PIT 2 SPB
Matrix: SolidDate Collected: 05/05/20 08:35
Date Received: 05/05/20 09:26
RL
C6 as C6 ND 48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C7 as C7 ND
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C8 as C8 ND
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C9-C10 120
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C11-C12 110
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C13-C14 89
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C15-C16 110
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C17-C18 210
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C19-C20 420
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C21-C22 780
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C23-C24 1300
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C25-C28 3200
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C29-C32 2900
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C33-C36 1800
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C37-C40 720
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C41-C44 350
48 mg/Kg 05/07/20 17:54 05/08/20 00:22 10C6-C44 12000
n-Octacosane (Surr)118 61-145 05/07/20 17:54 05/08/20 00:22 10
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8082 - Polychlorinated Biphenyls (PCBs) by Gas Chromatography
Lab Sample ID: 570-27442-1Client Sample ID: LIFT 1
Matrix: SolidDate Collected: 05/05/20 07:39
Date Received: 05/05/20 09:26
RL
Aroclor-1016 ND 50 ug/Kg 05/06/20 14:25 05/07/20 13:10 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
50 ug/Kg 05/06/20 14:25 05/07/20 13:10 1Aroclor-1221 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:10 1Aroclor-1232 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:10 1Aroclor-1242 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:10 1Aroclor-1248 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:10 1Aroclor-1254 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:10 1Aroclor-1260 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:10 1Aroclor-1262 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:10 1Aroclor-1268 ND
DCB Decachlorobiphenyl (Surr)85 20-155 05/06/20 14:25 05/07/20 13:10 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Tetrachloro-m-xylene (Surr)68 05/06/20 14:25 05/07/20 13:10 125-126
Lab Sample ID: 570-27442-2Client Sample ID: LIFT SP
Matrix: SolidDate Collected: 05/05/20 07:42
Date Received: 05/05/20 09:26
RL
Aroclor-1016 ND 50 ug/Kg 05/06/20 14:25 05/07/20 13:28 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
50 ug/Kg 05/06/20 14:25 05/07/20 13:28 1Aroclor-1221 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:28 1Aroclor-1232 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:28 1Aroclor-1242 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:28 1Aroclor-1248 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:28 1Aroclor-1254 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:28 1Aroclor-1260 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:28 1Aroclor-1262 ND
50 ug/Kg 05/06/20 14:25 05/07/20 13:28 1Aroclor-1268 ND
DCB Decachlorobiphenyl (Surr)85 20-155 05/06/20 14:25 05/07/20 13:28 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Tetrachloro-m-xylene (Surr)81 05/06/20 14:25 05/07/20 13:28 125-126
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 6010B - Metals (ICP)
Lab Sample ID: 570-27442-3Client Sample ID: PIT 1
Matrix: SolidDate Collected: 05/05/20 07:52
Date Received: 05/05/20 09:26
RL
Antimony ND 0.777 mg/Kg 05/07/20 16:32 05/08/20 11:47 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.777 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Arsenic1.75
0.518 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Barium44.8
0.259 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Beryllium0.330
0.518 mg/Kg 05/07/20 16:32 05/08/20 11:47 1CadmiumND
0.259 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Chromium10.7
0.259 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Cobalt3.41
0.518 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Copper4.57
0.518 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Lead1.69
0.259 mg/Kg 05/07/20 16:32 05/08/20 11:47 1MolybdenumND
0.259 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Nickel6.50
0.777 mg/Kg 05/07/20 16:32 05/08/20 11:47 1SeleniumND
0.259 mg/Kg 05/07/20 16:32 05/08/20 11:47 1SilverND
0.777 mg/Kg 05/07/20 16:32 05/08/20 11:47 1ThalliumND
0.259 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Vanadium17.1
1.04 mg/Kg 05/07/20 16:32 05/08/20 11:47 1Zinc17.4
Lab Sample ID: 570-27442-4Client Sample ID: PIT 1 SP
Matrix: SolidDate Collected: 05/05/20 07:54
Date Received: 05/05/20 09:26
RL
Antimony ND 0.743 mg/Kg 05/07/20 16:32 05/08/20 11:50 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.743 mg/Kg 05/07/20 16:32 05/08/20 11:50 1ArsenicND
0.495 mg/Kg 05/07/20 16:32 05/08/20 11:50 1Barium46.5
0.248 mg/Kg 05/07/20 16:32 05/08/20 11:50 1Beryllium0.258
0.495 mg/Kg 05/07/20 16:32 05/08/20 11:50 1CadmiumND
0.248 mg/Kg 05/07/20 16:32 05/08/20 11:50 1Chromium8.82
0.248 mg/Kg 05/07/20 16:32 05/08/20 11:50 1Cobalt2.64
0.495 mg/Kg 05/07/20 16:32 05/08/20 11:50 1Copper7.03
0.495 mg/Kg 05/07/20 16:32 05/08/20 11:50 1Lead31.0
0.248 mg/Kg 05/07/20 16:32 05/08/20 11:50 1MolybdenumND
0.248 mg/Kg 05/07/20 16:32 05/08/20 11:50 1Nickel4.51
0.743 mg/Kg 05/07/20 16:32 05/08/20 11:50 1SeleniumND
0.248 mg/Kg 05/07/20 16:32 05/08/20 11:50 1SilverND
0.743 mg/Kg 05/07/20 16:32 05/08/20 11:50 1ThalliumND
0.248 mg/Kg 05/07/20 16:32 05/08/20 11:50 1Vanadium15.5
0.990 mg/Kg 05/07/20 16:32 05/08/20 11:50 1Zinc38.4
Lab Sample ID: 570-27442-5Client Sample ID: PIT 2
Matrix: SolidDate Collected: 05/05/20 08:08
Date Received: 05/05/20 09:26
RL
Antimony ND 0.714 mg/Kg 05/07/20 16:32 05/08/20 11:52 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.714 mg/Kg 05/07/20 16:32 05/08/20 11:52 1ArsenicND
0.476 mg/Kg 05/07/20 16:32 05/08/20 11:52 1Barium58.6
0.238 mg/Kg 05/07/20 16:32 05/08/20 11:52 1Beryllium0.272
0.476 mg/Kg 05/07/20 16:32 05/08/20 11:52 1CadmiumND
0.238 mg/Kg 05/07/20 16:32 05/08/20 11:52 1Chromium18.3
0.238 mg/Kg 05/07/20 16:32 05/08/20 11:52 1Cobalt3.58
0.476 mg/Kg 05/07/20 16:32 05/08/20 11:52 1Copper6.56
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 6010B - Metals (ICP) (Continued)
Lab Sample ID: 570-27442-5Client Sample ID: PIT 2
Matrix: SolidDate Collected: 05/05/20 08:08
Date Received: 05/05/20 09:26
RL
Lead 38.4 0.476 mg/Kg 05/07/20 16:32 05/08/20 11:52 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.238 mg/Kg 05/07/20 16:32 05/08/20 11:52 1MolybdenumND
0.238 mg/Kg 05/07/20 16:32 05/08/20 11:52 1Nickel6.19
0.714 mg/Kg 05/07/20 16:32 05/08/20 11:52 1SeleniumND
0.238 mg/Kg 05/07/20 16:32 05/08/20 11:52 1SilverND
0.714 mg/Kg 05/07/20 16:32 05/08/20 11:52 1ThalliumND
0.238 mg/Kg 05/07/20 16:32 05/08/20 11:52 1Vanadium13.1
0.952 mg/Kg 05/07/20 16:32 05/08/20 11:52 1Zinc21.6
Lab Sample ID: 570-27442-6Client Sample ID: PIT 2 DRYWELL
Matrix: SolidDate Collected: 05/05/20 08:25
Date Received: 05/05/20 09:26
RL
Antimony 22.8 0.781 mg/Kg 05/07/20 16:32 05/08/20 12:08 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.781 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Arsenic18.6
0.521 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Barium433
0.260 mg/Kg 05/07/20 16:32 05/08/20 12:08 1BerylliumND
0.521 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Cadmium138
0.260 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Chromium308
0.260 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Cobalt9.37
0.521 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Copper648
5.21 mg/Kg 05/07/20 16:32 05/08/20 23:00 10Lead10200
0.260 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Molybdenum31.0
0.260 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Nickel33.6
0.781 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Selenium34.1
0.260 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Silver0.566
0.781 mg/Kg 05/07/20 16:32 05/08/20 12:08 1ThalliumND
0.260 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Vanadium6.09
1.04 mg/Kg 05/07/20 16:32 05/08/20 12:08 1Zinc868
Lab Sample ID: 570-27442-7Client Sample ID: PIT 2 SPA
Matrix: SolidDate Collected: 05/05/20 08:31
Date Received: 05/05/20 09:26
RL
Antimony 2.88 0.765 mg/Kg 05/07/20 16:32 05/08/20 12:10 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.765 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Arsenic4.01
0.510 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Barium110
0.255 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Beryllium0.265
0.510 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Cadmium2.03
0.255 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Chromium29.5
0.255 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Cobalt4.11
0.510 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Copper59.7
0.510 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Lead541
0.255 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Molybdenum2.91
0.255 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Nickel10.7
0.765 mg/Kg 05/07/20 16:32 05/08/20 12:10 1SeleniumND
0.255 mg/Kg 05/07/20 16:32 05/08/20 12:10 1SilverND
0.765 mg/Kg 05/07/20 16:32 05/08/20 12:10 1ThalliumND
0.255 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Vanadium17.3
1.02 mg/Kg 05/07/20 16:32 05/08/20 12:10 1Zinc157
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 6010B - Metals (ICP)
Lab Sample ID: 570-27442-8Client Sample ID: PIT 2 SPB
Matrix: SolidDate Collected: 05/05/20 08:35
Date Received: 05/05/20 09:26
RL
Antimony 3.81 0.739 mg/Kg 05/07/20 16:32 05/08/20 12:13 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.739 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Arsenic5.68
0.493 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Barium101
0.246 mg/Kg 05/07/20 16:32 05/08/20 12:13 1BerylliumND
0.493 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Cadmium2.69
0.246 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Chromium23.3
0.246 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Cobalt4.79
0.493 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Copper79.2
0.493 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Lead983
0.246 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Molybdenum1.67
0.246 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Nickel11.1
0.739 mg/Kg 05/07/20 16:32 05/08/20 12:13 1SeleniumND
0.246 mg/Kg 05/07/20 16:32 05/08/20 12:13 1SilverND
0.739 mg/Kg 05/07/20 16:32 05/08/20 12:13 1ThalliumND
0.246 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Vanadium12.4
0.985 mg/Kg 05/07/20 16:32 05/08/20 12:13 1Zinc259
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Client Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 7471A - Mercury (CVAA)
Lab Sample ID: 570-27442-3Client Sample ID: PIT 1
Matrix: SolidDate Collected: 05/05/20 07:52
Date Received: 05/05/20 09:26
RL
Mercury ND 0.0862 mg/Kg 05/07/20 16:40 05/08/20 11:44 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-27442-4Client Sample ID: PIT 1 SP
Matrix: SolidDate Collected: 05/05/20 07:54
Date Received: 05/05/20 09:26
RL
Mercury ND 0.0833 mg/Kg 05/07/20 16:40 05/08/20 11:46 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-27442-5Client Sample ID: PIT 2
Matrix: SolidDate Collected: 05/05/20 08:08
Date Received: 05/05/20 09:26
RL
Mercury 0.0969 0.0806 mg/Kg 05/07/20 16:40 05/08/20 11:48 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-27442-6Client Sample ID: PIT 2 DRYWELL
Matrix: SolidDate Collected: 05/05/20 08:25
Date Received: 05/05/20 09:26
RL
Mercury 0.277 0.0877 mg/Kg 05/07/20 16:40 05/08/20 11:51 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-27442-7Client Sample ID: PIT 2 SPA
Matrix: SolidDate Collected: 05/05/20 08:31
Date Received: 05/05/20 09:26
RL
Mercury ND 0.0794 mg/Kg 05/07/20 16:40 05/08/20 11:57 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-27442-8Client Sample ID: PIT 2 SPB
Matrix: SolidDate Collected: 05/05/20 08:35
Date Received: 05/05/20 09:26
RL
Mercury ND 0.0820 mg/Kg 05/07/20 16:40 05/08/20 12:00 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS)
Client Sample ID: Method BlankLab Sample ID: MB 570-67274/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67236 Prep Batch: 67274
RL
Acetone ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Benzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Bromobenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Bromochloromethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Bromodichloromethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Bromoform
ND 25 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Bromomethane
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 12-Butanone
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Carbon disulfide
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Carbon tetrachloride
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Chlorobenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Chloroethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Chloroform
ND 25 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Chloromethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 12-Chlorotoluene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 14-Chlorotoluene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1cis-1,2-Dichloroethene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1cis-1,3-Dichloropropene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Dibromochloromethane
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,2-Dibromo-3-Chloropropane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,2-Dibromoethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Dibromomethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,2-Dichlorobenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,3-Dichlorobenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,4-Dichlorobenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Dichlorodifluoromethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,1-Dichloroethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,2-Dichloroethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,1-Dichloroethene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,2-Dichloropropane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,3-Dichloropropane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 12,2-Dichloropropane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,1-Dichloropropene
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Di-isopropyl ether (DIPE)
ND 250 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Ethanol
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Ethylbenzene
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Ethyl-t-butyl ether (ETBE)
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 12-Hexanone
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Isopropylbenzene
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Methylene Chloride
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 14-Methyl-2-pentanone
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Methyl-t-Butyl Ether (MTBE)
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1m,p-Xylene
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Naphthalene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1n-Butylbenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1N-Propylbenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1o-Xylene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1p-Isopropyltoluene
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-67274/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67236 Prep Batch: 67274
RL
sec-Butylbenzene ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Styrene
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Tert-amyl-methyl ether (TAME)
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 1tert-Butyl alcohol (TBA)
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1tert-Butylbenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,1,1,2-Tetrachloroethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,1,2,2-Tetrachloroethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Tetrachloroethene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Toluene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1trans-1,2-Dichloroethene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1trans-1,3-Dichloropropene
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,2,3-Trichlorobenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,2,4-Trichlorobenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,1,1-Trichloroethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,1,2-Trichloroethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Trichloroethene
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Trichlorofluoromethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,2,3-Trichloropropane
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,1,2-Trichloro-1,2,2-trifluoroethane
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,2,4-Trimethylbenzene
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 11,3,5-Trimethylbenzene
ND 51 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Vinyl acetate
ND 5.1 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Vinyl chloride
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:38 1Xylenes, Total
4-Bromofluorobenzene (Surr)104 80-120 05/06/20 10:38 1
MB MB
Surrogate
05/06/20 07:38
Dil FacPrepared AnalyzedQualifier Limits%Recovery
97 05/06/20 07:38 05/06/20 10:38 1Dibromofluoromethane (Surr)79-133
94 05/06/20 07:38 05/06/20 10:38 11,2-Dichloroethane-d4 (Surr)71-155
103 05/06/20 07:38 05/06/20 10:38 1Toluene-d8 (Surr)80-120
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-67274/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67236 Prep Batch: 67274
Benzene 50.0 45.46 ug/Kg 91 78-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Carbon tetrachloride 50.0 48.62 ug/Kg 97 49-139
Chlorobenzene 50.0 47.32 ug/Kg 95 79-120
1,2-Dibromoethane 50.0 47.13 ug/Kg 94 70-130
1,2-Dichlorobenzene 50.0 46.61 ug/Kg 93 75-120
1,2-Dichloroethane 50.0 43.35 ug/Kg 87 70-130
1,1-Dichloroethene 50.0 46.65 ug/Kg 93 74-122
Di-isopropyl ether (DIPE)50.0 43.54 ug/Kg 87 78-120
Ethanol 500 412.3 ug/Kg 82 56-140
Ethylbenzene 50.0 46.25 ug/Kg 92 76-120
Ethyl-t-butyl ether (ETBE)50.0 40.76 ug/Kg 82 70-124
Methyl-t-Butyl Ether (MTBE)50.0 40.32 ug/Kg 81 70-124
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-67274/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67236 Prep Batch: 67274
m,p-Xylene 100 92.52 ug/Kg 93 70-130
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
o-Xylene 50.0 45.78 ug/Kg 92 70-130
4-Bromofluorobenzene (Surr)80 -120
Surrogate
105
LCS LCS
Qualifier Limits%Recovery
98Dibromofluoromethane (Surr)79 -133
941,2-Dichloroethane-d4 (Surr)71 -155
100Toluene-d8 (Surr)80 -120
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-67274/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67236 Prep Batch: 67274
Benzene 50.0 45.52 ug/Kg 91 78-120 0 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Carbon tetrachloride 50.0 48.96 ug/Kg 98 49-139 1 20
Chlorobenzene 50.0 45.50 ug/Kg 91 79-120 4 20
1,2-Dibromoethane 50.0 47.38 ug/Kg 95 70-130 1 20
1,2-Dichlorobenzene 50.0 46.49 ug/Kg 93 75-120 0 20
1,2-Dichloroethane 50.0 43.11 ug/Kg 86 70-130 1 20
1,1-Dichloroethene 50.0 43.77 ug/Kg 88 74-122 6 20
Di-isopropyl ether (DIPE)50.0 43.33 ug/Kg 87 78-120 0 20
Ethanol 500 381.9 ug/Kg 76 56-140 8 20
Ethylbenzene 50.0 46.14 ug/Kg 92 76-120 0 20
Ethyl-t-butyl ether (ETBE)50.0 40.77 ug/Kg 82 70-124 0 20
Methyl-t-Butyl Ether (MTBE)50.0 40.41 ug/Kg 81 70-124 0 20
m,p-Xylene 100 91.07 ug/Kg 91 70-130 2 20
o-Xylene 50.0 46.35 ug/Kg 93 70-130 1 20
4-Bromofluorobenzene (Surr)80 -120
Surrogate
105
LCSD LCSD
Qualifier Limits%Recovery
98Dibromofluoromethane (Surr)79 -133
941,2-Dichloroethane-d4 (Surr)71 -155
100Toluene-d8 (Surr)80 -120
Client Sample ID: PIT 1 SPLab Sample ID: 570-27442-4 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67236 Prep Batch: 67274
Benzene ND 51.0 47.93 ug/Kg 94 61-127
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Carbon tetrachloride ND 51.0 51.87 ug/Kg 102 51-135
Chlorobenzene ND 51.0 48.62 ug/Kg 95 57-123
1,2-Dibromoethane ND 51.0 51.77 ug/Kg 101 64-124
1,2-Dichlorobenzene ND 51.0 48.42 ug/Kg 95 35-131
1,2-Dichloroethane ND 51.0 46.15 ug/Kg 90 70-130
1,1-Dichloroethene ND 51.0 45.84 ug/Kg 90 47-143
Di-isopropyl ether (DIPE)ND 51.0 47.03 ug/Kg 92 57-129
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: PIT 1 SPLab Sample ID: 570-27442-4 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67236 Prep Batch: 67274
Ethanol ND 510 474.9 ug/Kg 93 17-167
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Ethylbenzene ND 51.0 47.60 ug/Kg 93 57-129
Ethyl-t-butyl ether (ETBE)ND 51.0 43.87 ug/Kg 86 55-127
Methyl-t-Butyl Ether (MTBE)ND 51.0 43.99 ug/Kg 86 57-123
m,p-Xylene ND 102 95.73 ug/Kg 94 70-130
o-Xylene ND 51.0 48.72 ug/Kg 95 70-130
4-Bromofluorobenzene (Surr)80 -120
Surrogate
101
MS MS
Qualifier Limits%Recovery
101Dibromofluoromethane (Surr)79 -133
961,2-Dichloroethane-d4 (Surr)71 -155
97Toluene-d8 (Surr)80 -120
Client Sample ID: PIT 1 SPLab Sample ID: 570-27442-4 MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67236 Prep Batch: 67274
Benzene ND 50.8 43.94 ug/Kg 86 61-127 9 20
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Carbon tetrachloride ND 50.8 48.11 ug/Kg 95 51-135 8 29
Chlorobenzene ND 50.8 43.19 ug/Kg 85 57-123 12 20
1,2-Dibromoethane ND 50.8 46.25 ug/Kg 91 64-124 11 20
1,2-Dichlorobenzene ND 50.8 42.52 ug/Kg 84 35-131 13 25
1,2-Dichloroethane ND 50.8 41.80 ug/Kg 82 70-130 10 20
1,1-Dichloroethene ND 50.8 42.87 ug/Kg 84 47-143 7 25
Di-isopropyl ether (DIPE)ND 50.8 41.37 ug/Kg 81 57-129 13 20
Ethanol ND 508 387.7 ug/Kg 76 17-167 20 47
Ethylbenzene ND 50.8 42.90 ug/Kg 84 57-129 10 22
Ethyl-t-butyl ether (ETBE)ND 50.8 39.54 ug/Kg 78 55-127 10 20
Methyl-t-Butyl Ether (MTBE)ND 50.8 39.43 ug/Kg 78 57-123 11 21
m,p-Xylene ND 102 85.80 ug/Kg 84 70-130 11 20
o-Xylene ND 50.8 43.45 ug/Kg 86 70-130 11 20
4-Bromofluorobenzene (Surr)80 -120
Surrogate
104
MSD MSD
Qualifier Limits%Recovery
102Dibromofluoromethane (Surr)79 -133
961,2-Dichloroethane-d4 (Surr)71 -155
101Toluene-d8 (Surr)80 -120
Client Sample ID: Method BlankLab Sample ID: MB 570-67275/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67275
RL
Acetone ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Benzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Bromobenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Bromochloromethane
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-67275/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67275
RL
Bromodichloromethane ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Bromoform
ND 25 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Bromomethane
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 12-Butanone
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Carbon disulfide
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Carbon tetrachloride
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Chlorobenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Chloroethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Chloroform
ND 25 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Chloromethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 12-Chlorotoluene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 14-Chlorotoluene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1cis-1,2-Dichloroethene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1cis-1,3-Dichloropropene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Dibromochloromethane
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,2-Dibromo-3-Chloropropane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,2-Dibromoethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Dibromomethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,2-Dichlorobenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,3-Dichlorobenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,4-Dichlorobenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Dichlorodifluoromethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,1-Dichloroethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,2-Dichloroethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,1-Dichloroethene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,2-Dichloropropane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,3-Dichloropropane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 12,2-Dichloropropane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,1-Dichloropropene
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Di-isopropyl ether (DIPE)
ND 250 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Ethanol
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Ethylbenzene
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Ethyl-t-butyl ether (ETBE)
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 12-Hexanone
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Isopropylbenzene
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Methylene Chloride
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 14-Methyl-2-pentanone
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Methyl-t-Butyl Ether (MTBE)
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1m,p-Xylene
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Naphthalene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1n-Butylbenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1N-Propylbenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1o-Xylene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1p-Isopropyltoluene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1sec-Butylbenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Styrene
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Tert-amyl-methyl ether (TAME)
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 1tert-Butyl alcohol (TBA)
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1tert-Butylbenzene
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-67275/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67275
RL
1,1,1,2-Tetrachloroethane ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,1,2,2-Tetrachloroethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Tetrachloroethene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Toluene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1trans-1,2-Dichloroethene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1trans-1,3-Dichloropropene
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,2,3-Trichlorobenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,2,4-Trichlorobenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,1,1-Trichloroethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,1,2-Trichloroethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Trichloroethene
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Trichlorofluoromethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,2,3-Trichloropropane
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,1,2-Trichloro-1,2,2-trifluoroethane
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,2,4-Trimethylbenzene
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 11,3,5-Trimethylbenzene
ND 50 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Vinyl acetate
ND 5.0 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Vinyl chloride
ND 10 ug/Kg 05/06/20 07:38 05/06/20 10:18 1Xylenes, Total
4-Bromofluorobenzene (Surr)98 80-120 05/06/20 10:18 1
MB MB
Surrogate
05/06/20 07:38
Dil FacPrepared AnalyzedQualifier Limits%Recovery
99 05/06/20 07:38 05/06/20 10:18 1Dibromofluoromethane (Surr)79-133
100 05/06/20 07:38 05/06/20 10:18 11,2-Dichloroethane-d4 (Surr)71-155
99 05/06/20 07:38 05/06/20 10:18 1Toluene-d8 (Surr)80-120
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-67275/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67275
Benzene 50.0 50.60 ug/Kg 101 78-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Carbon tetrachloride 50.0 49.35 ug/Kg 99 49-139
Chlorobenzene 50.0 50.44 ug/Kg 101 79-120
1,2-Dibromoethane 50.0 51.17 ug/Kg 102 70-130
1,2-Dichlorobenzene 50.0 49.85 ug/Kg 100 75-120
1,2-Dichloroethane 50.0 49.85 ug/Kg 100 70-130
1,1-Dichloroethene 50.0 48.25 ug/Kg 96 74-122
Di-isopropyl ether (DIPE)50.0 49.49 ug/Kg 99 78-120
Ethanol 500 542.7 ug/Kg 109 56-140
Ethylbenzene 50.0 50.86 ug/Kg 102 76-120
Ethyl-t-butyl ether (ETBE)50.0 44.42 ug/Kg 89 70-124
Methyl-t-Butyl Ether (MTBE)50.0 41.60 ug/Kg 83 70-124
m,p-Xylene 100 103.6 ug/Kg 104 70-130
o-Xylene 50.0 50.72 ug/Kg 101 70-130
4-Bromofluorobenzene (Surr)80 -120
Surrogate
98
LCS LCS
Qualifier Limits%Recovery
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379
QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-67275/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67275
Dibromofluoromethane (Surr)79 -133
Surrogate
98
LCS LCS
Qualifier Limits%Recovery
971,2-Dichloroethane-d4 (Surr)71 -155
101Toluene-d8 (Surr)80 -120
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-67275/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67275
Benzene 50.0 48.88 ug/Kg 98 78-120 3 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Carbon tetrachloride 50.0 47.24 ug/Kg 94 49-139 4 20
Chlorobenzene 50.0 48.95 ug/Kg 98 79-120 3 20
1,2-Dibromoethane 50.0 50.00 ug/Kg 100 70-130 2 20
1,2-Dichlorobenzene 50.0 48.82 ug/Kg 98 75-120 2 20
1,2-Dichloroethane 50.0 48.14 ug/Kg 96 70-130 3 20
1,1-Dichloroethene 50.0 46.08 ug/Kg 92 74-122 5 20
Di-isopropyl ether (DIPE)50.0 47.49 ug/Kg 95 78-120 4 20
Ethanol 500 520.4 ug/Kg 104 56-140 4 20
Ethylbenzene 50.0 48.70 ug/Kg 97 76-120 4 20
Ethyl-t-butyl ether (ETBE)50.0 43.31 ug/Kg 87 70-124 3 20
Methyl-t-Butyl Ether (MTBE)50.0 40.24 ug/Kg 80 70-124 3 20
m,p-Xylene 100 99.13 ug/Kg 99 70-130 4 20
o-Xylene 50.0 49.09 ug/Kg 98 70-130 3 20
4-Bromofluorobenzene (Surr)80 -120
Surrogate
99
LCSD LCSD
Qualifier Limits%Recovery
98Dibromofluoromethane (Surr)79 -133
951,2-Dichloroethane-d4 (Surr)71 -155
100Toluene-d8 (Surr)80 -120
Client Sample ID: PIT 1Lab Sample ID: 570-27442-3 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67275
Benzene ND 49.9 47.21 ug/Kg 95 61-127
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Carbon tetrachloride ND 49.9 41.20 ug/Kg 83 51-135
Chlorobenzene ND 49.9 47.43 ug/Kg 95 57-123
1,2-Dibromoethane ND 49.9 48.98 ug/Kg 98 64-124
1,2-Dichlorobenzene ND 49.9 47.64 ug/Kg 95 35-131
1,2-Dichloroethane ND 49.9 47.24 ug/Kg 95 70-130
1,1-Dichloroethene ND 49.9 45.53 ug/Kg 91 47-143
Di-isopropyl ether (DIPE)ND 49.9 46.74 ug/Kg 94 57-129
Ethanol ND 499 618.7 ug/Kg 124 17-167
Ethylbenzene ND 49.9 47.23 ug/Kg 95 57-129
Ethyl-t-butyl ether (ETBE)ND 49.9 42.18 ug/Kg 85 55-127
Methyl-t-Butyl Ether (MTBE)ND 49.9 40.21 ug/Kg 81 57-123
m,p-Xylene ND 99.8 95.77 ug/Kg 96 70-130
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: PIT 1Lab Sample ID: 570-27442-3 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67275
o-Xylene ND 49.9 47.15 ug/Kg 94 70-130
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
4-Bromofluorobenzene (Surr)80 -120
Surrogate
98
MS MS
Qualifier Limits%Recovery
99Dibromofluoromethane (Surr)79 -133
991,2-Dichloroethane-d4 (Surr)71 -155
100Toluene-d8 (Surr)80 -120
Client Sample ID: PIT 1Lab Sample ID: 570-27442-3 MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67275
Benzene ND 50.1 48.99 ug/Kg 98 61-127 4 20
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Carbon tetrachloride ND 50.1 44.56 ug/Kg 89 51-135 8 29
Chlorobenzene ND 50.1 47.85 ug/Kg 96 57-123 1 20
1,2-Dibromoethane ND 50.1 51.33 ug/Kg 102 64-124 5 20
1,2-Dichlorobenzene ND 50.1 47.95 ug/Kg 96 35-131 1 25
1,2-Dichloroethane ND 50.1 49.14 ug/Kg 98 70-130 4 20
1,1-Dichloroethene ND 50.1 46.59 ug/Kg 93 47-143 2 25
Di-isopropyl ether (DIPE)ND 50.1 47.36 ug/Kg 95 57-129 1 20
Ethanol ND 501 511.5 ug/Kg 102 17-167 19 47
Ethylbenzene ND 50.1 47.88 ug/Kg 96 57-129 1 22
Ethyl-t-butyl ether (ETBE)ND 50.1 43.53 ug/Kg 87 55-127 3 20
Methyl-t-Butyl Ether (MTBE)ND 50.1 41.35 ug/Kg 83 57-123 3 21
m,p-Xylene ND 100 96.54 ug/Kg 96 70-130 1 20
o-Xylene ND 50.1 48.25 ug/Kg 96 70-130 2 20
4-Bromofluorobenzene (Surr)80 -120
Surrogate
99
MSD MSD
Qualifier Limits%Recovery
99Dibromofluoromethane (Surr)79 -133
991,2-Dichloroethane-d4 (Surr)71 -155
99Toluene-d8 (Surr)80 -120
Client Sample ID: Method BlankLab Sample ID: MB 570-67277/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67277
RL
Acetone ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Benzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Bromobenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Bromochloromethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Bromodichloromethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Bromoform
ND 2500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Bromomethane
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 502-Butanone
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Carbon disulfide
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-67277/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67277
RL
Carbon tetrachloride ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Chlorobenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Chloroethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Chloroform
ND 2500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Chloromethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 502-Chlorotoluene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 504-Chlorotoluene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50cis-1,2-Dichloroethene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50cis-1,3-Dichloropropene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Dibromochloromethane
ND 1000 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,2-Dibromo-3-Chloropropane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,2-Dibromoethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Dibromomethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,2-Dichlorobenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,3-Dichlorobenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,4-Dichlorobenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Dichlorodifluoromethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,1-Dichloroethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,2-Dichloroethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,1-Dichloroethene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,2-Dichloropropane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,3-Dichloropropane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 502,2-Dichloropropane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,1-Dichloropropene
ND 1000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Di-isopropyl ether (DIPE)
ND 25000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Ethanol
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Ethylbenzene
ND 1000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Ethyl-t-butyl ether (ETBE)
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 502-Hexanone
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Isopropylbenzene
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Methylene Chloride
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 504-Methyl-2-pentanone
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Methyl-t-Butyl Ether (MTBE)
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50m,p-Xylene
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Naphthalene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50n-Butylbenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50N-Propylbenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50o-Xylene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50p-Isopropyltoluene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50sec-Butylbenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Styrene
ND 1000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Tert-amyl-methyl ether (TAME)
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50tert-Butyl alcohol (TBA)
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50tert-Butylbenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,1,1,2-Tetrachloroethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,1,2,2-Tetrachloroethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Tetrachloroethene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Toluene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50trans-1,2-Dichloroethene
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-67277/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67238 Prep Batch: 67277
RL
trans-1,3-Dichloropropene ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 1000 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,2,3-Trichlorobenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,2,4-Trichlorobenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,1,1-Trichloroethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,1,2-Trichloroethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Trichloroethene
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Trichlorofluoromethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,2,3-Trichloropropane
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,1,2-Trichloro-1,2,2-trifluoroethane
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,2,4-Trimethylbenzene
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 501,3,5-Trimethylbenzene
ND 5000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Vinyl acetate
ND 500 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Vinyl chloride
ND 1000 ug/Kg 05/06/20 07:39 05/06/20 10:45 50Xylenes, Total
4-Bromofluorobenzene (Surr)98 80-120 05/06/20 10:45 50
MB MB
Surrogate
05/06/20 07:39
Dil FacPrepared AnalyzedQualifier Limits%Recovery
93 05/06/20 07:39 05/06/20 10:45 50Dibromofluoromethane (Surr)79-133
89 05/06/20 07:39 05/06/20 10:45 501,2-Dichloroethane-d4 (Surr)71-155
101 05/06/20 07:39 05/06/20 10:45 50Toluene-d8 (Surr)80-120
Method: 8015B - Diesel Range Organics (DRO) (GC)
Client Sample ID: Method BlankLab Sample ID: MB 570-67717/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67570 Prep Batch: 67717
RL
C6 as C6 ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C7 as C7
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C8 as C8
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C9-C10
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C11-C12
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C13-C14
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C15-C16
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C17-C18
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C19-C20
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C21-C22
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C23-C24
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C25-C28
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C29-C32
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C33-C36
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C37-C40
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C41-C44
ND 5.0 mg/Kg 05/07/20 17:54 05/07/20 20:13 1C6-C44
n-Octacosane (Surr)101 61-145 05/07/20 20:13 1
MB MB
Surrogate
05/07/20 17:54
Dil FacPrepared AnalyzedQualifier Limits%Recovery
Eurofins Calscience LLC
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383
QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC) (Continued)
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-67717/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67570 Prep Batch: 67717
TPH as Diesel (C10-C28)400 389.5 mg/Kg 97 67-121
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
n-Octacosane (Surr)61 -145
Surrogate
99
LCS LCS
Qualifier Limits%Recovery
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-67717/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67570 Prep Batch: 67717
TPH as Diesel (C10-C28)400 390.5 mg/Kg 98 67-121 0 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
n-Octacosane (Surr)61 -145
Surrogate
98
LCSD LCSD
Qualifier Limits%Recovery
Client Sample ID: LIFT SPLab Sample ID: 570-27442-2 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67570 Prep Batch: 67717
TPH as Diesel (C10-C28)ND 396 373.3 mg/Kg 94 33-153
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
n-Octacosane (Surr)61 -145
Surrogate
97
MS MS
Qualifier Limits%Recovery
Client Sample ID: LIFT SPLab Sample ID: 570-27442-2 MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67570 Prep Batch: 67717
TPH as Diesel (C10-C28)ND 392 355.7 mg/Kg 91 33-153 5 32
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
n-Octacosane (Surr)61 -145
Surrogate
95
MSD MSD
Qualifier Limits%Recovery
Method: 8082 - Polychlorinated Biphenyls (PCBs) by Gas Chromatography
Client Sample ID: Method BlankLab Sample ID: MB 570-67385/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67405 Prep Batch: 67385
RL
Aroclor-1016 ND 50 ug/Kg 05/06/20 14:25 05/07/20 11:04 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 50 ug/Kg 05/06/20 14:25 05/07/20 11:04 1Aroclor-1221
ND 50 ug/Kg 05/06/20 14:25 05/07/20 11:04 1Aroclor-1232
ND 50 ug/Kg 05/06/20 14:25 05/07/20 11:04 1Aroclor-1242
ND 50 ug/Kg 05/06/20 14:25 05/07/20 11:04 1Aroclor-1248
ND 50 ug/Kg 05/06/20 14:25 05/07/20 11:04 1Aroclor-1254
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8082 - Polychlorinated Biphenyls (PCBs) by Gas Chromatography (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-67385/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67405 Prep Batch: 67385
RL
Aroclor-1260 ND 50 ug/Kg 05/06/20 14:25 05/07/20 11:04 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 50 ug/Kg 05/06/20 14:25 05/07/20 11:04 1Aroclor-1262
ND 50 ug/Kg 05/06/20 14:25 05/07/20 11:04 1Aroclor-1268
DCB Decachlorobiphenyl (Surr)91 20-155 05/07/20 11:04 1
MB MB
Surrogate
05/06/20 14:25
Dil FacPrepared AnalyzedQualifier Limits%Recovery
85 05/06/20 14:25 05/07/20 11:04 1Tetrachloro-m-xylene (Surr)25-126
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-67385/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67405 Prep Batch: 67385
Aroclor-1016 100 97.23 ug/Kg 97 50-142
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Aroclor-1260 100 98.09 ug/Kg 98 50-150
DCB Decachlorobiphenyl (Surr)20 -155
Surrogate
94
LCS LCS
Qualifier Limits%Recovery
87Tetrachloro-m-xylene (Surr)25 -126
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-67385/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67405 Prep Batch: 67385
Aroclor-1016 100 98.42 ug/Kg 98 50-142 1 30
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Aroclor-1260 100 96.60 ug/Kg 97 50-150 2 30
DCB Decachlorobiphenyl (Surr)20 -155
Surrogate
94
LCSD LCSD
Qualifier Limits%Recovery
87Tetrachloro-m-xylene (Surr)25 -126
Client Sample ID: LIFT SPLab Sample ID: 570-27442-2 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67405 Prep Batch: 67385
Aroclor-1016 ND 99.8 84.28 ug/Kg 84 20-175
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Aroclor-1260 ND 99.8 89.28 ug/Kg 89 20-180
DCB Decachlorobiphenyl (Surr)20 -155
Surrogate
79
MS MS
Qualifier Limits%Recovery
75Tetrachloro-m-xylene (Surr)25 -126
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8082 - Polychlorinated Biphenyls (PCBs) by Gas Chromatography (Continued)
Client Sample ID: LIFT SPLab Sample ID: 570-27442-2 MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67405 Prep Batch: 67385
Aroclor-1016 ND 100 85.64 ug/Kg 86 20-175 2 40
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Aroclor-1260 ND 100 86.31 ug/Kg 86 20-180 3 40
DCB Decachlorobiphenyl (Surr)20 -155
Surrogate
79
MSD MSD
Qualifier Limits%Recovery
75Tetrachloro-m-xylene (Surr)25 -126
Method: 6010B - Metals (ICP)
Client Sample ID: Method BlankLab Sample ID: MB 570-67683/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67860 Prep Batch: 67683
RL
Antimony ND 0.735 mg/Kg 05/07/20 16:32 05/08/20 10:37 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 0.735 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Arsenic
ND 0.490 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Barium
ND 0.245 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Beryllium
ND 0.490 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Cadmium
ND 0.245 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Chromium
ND 0.245 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Cobalt
ND 0.490 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Copper
ND 0.490 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Lead
ND 0.245 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Molybdenum
ND 0.245 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Nickel
ND 0.735 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Selenium
ND 0.245 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Silver
ND 0.735 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Thallium
ND 0.245 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Vanadium
ND 0.980 mg/Kg 05/07/20 16:32 05/08/20 10:37 1Zinc
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-67683/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67860 Prep Batch: 67683
Antimony 24.6 21.58 mg/Kg 88 80-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Arsenic 24.6 21.78 mg/Kg 88 80-120
Barium 24.6 23.93 mg/Kg 97 80-120
Beryllium 24.6 22.14 mg/Kg 90 80-120
Cadmium 24.6 21.41 mg/Kg 87 80-120
Chromium 24.6 22.94 mg/Kg 93 80-120
Cobalt 24.6 22.05 mg/Kg 90 80-120
Copper 24.6 25.81 mg/Kg 105 80-120
Lead 24.6 22.37 mg/Kg 91 80-120
Molybdenum 24.6 21.21 mg/Kg 86 80-120
Nickel 24.6 23.11 mg/Kg 94 80-120
Selenium 24.6 22.23 mg/Kg 90 80-120
Silver 12.3 11.98 mg/Kg 97 80-120
Eurofins Calscience LLC
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386
QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 6010B - Metals (ICP) (Continued)
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-67683/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67860 Prep Batch: 67683
Thallium 24.6 23.05 mg/Kg 94 80-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Vanadium 24.6 23.01 mg/Kg 93 80-120
Zinc 24.6 22.64 mg/Kg 92 80-120
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-67683/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67860 Prep Batch: 67683
Antimony 24.9 21.39 mg/Kg 86 80-120 1 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Arsenic 24.9 21.82 mg/Kg 88 80-120 0 20
Barium 24.9 24.11 mg/Kg 97 80-120 1 20
Beryllium 24.9 22.33 mg/Kg 90 80-120 1 20
Cadmium 24.9 21.59 mg/Kg 87 80-120 1 20
Chromium 24.9 23.05 mg/Kg 93 80-120 0 20
Cobalt 24.9 22.12 mg/Kg 89 80-120 0 20
Copper 24.9 26.00 mg/Kg 105 80-120 1 20
Lead 24.9 22.41 mg/Kg 90 80-120 0 20
Molybdenum 24.9 21.64 mg/Kg 87 80-120 2 20
Nickel 24.9 23.24 mg/Kg 93 80-120 1 20
Selenium 24.9 21.46 mg/Kg 86 80-120 4 20
Silver 12.4 12.10 mg/Kg 97 80-120 1 20
Thallium 24.9 23.17 mg/Kg 93 80-120 1 20
Vanadium 24.9 23.08 mg/Kg 93 80-120 0 20
Zinc 24.9 22.52 mg/Kg 91 80-120 1 20
Client Sample ID: Matrix SpikeLab Sample ID: 570-27457-A-1-C MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67860 Prep Batch: 67683
Antimony ND F1 24.3 10.36 F1 mg/Kg 43 50-115
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Arsenic 5.35 24.3 28.05 mg/Kg 94 75-125
Barium 71.1 F1 24.3 101.0 mg/Kg 123 75-125
Beryllium 0.452 24.3 23.50 mg/Kg 95 75-125
Cadmium 0.913 24.3 22.28 mg/Kg 88 75-125
Chromium 12.0 24.3 36.65 mg/Kg 102 75-125
Cobalt 4.94 24.3 27.11 mg/Kg 91 75-125
Copper 10.7 24.3 37.94 mg/Kg 112 75-125
Lead 2.96 24.3 24.81 mg/Kg 90 75-125
Molybdenum 2.12 24.3 25.10 mg/Kg 95 75-125
Nickel 14.6 24.3 38.14 mg/Kg 97 75-125
Selenium ND L 24.3 21.02 mg/Kg 87 75-125
Silver ND 12.1 12.35 mg/Kg 102 75-125
Thallium ND L 24.3 22.11 mg/Kg 87 75-125
Vanadium 28.5 24.3 56.68 mg/Kg 116 75-125
Zinc 30.5 24.3 54.02 mg/Kg 97 75-125
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 6010B - Metals (ICP) (Continued)
Client Sample ID: Matrix Spike DuplicateLab Sample ID: 570-27457-A-1-D MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67860 Prep Batch: 67683
Antimony ND F1 24.6 9.301 F1 mg/Kg 38 50-115 11 20
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Arsenic 5.35 24.6 27.73 mg/Kg 91 75-125 1 20
Barium 71.1 F1 24.6 102.1 F1 mg/Kg 126 75-125 1 20
Beryllium 0.452 24.6 24.01 mg/Kg 96 75-125 2 20
Cadmium 0.913 24.6 22.42 mg/Kg 87 75-125 1 20
Chromium 12.0 24.6 36.91 mg/Kg 101 75-125 1 20
Cobalt 4.94 24.6 27.43 mg/Kg 91 75-125 1 20
Copper 10.7 24.6 38.22 mg/Kg 112 75-125 1 20
Lead 2.96 24.6 25.68 mg/Kg 92 75-125 3 20
Molybdenum 2.12 24.6 25.41 mg/Kg 95 75-125 1 20
Nickel 14.6 24.6 38.39 mg/Kg 97 75-125 1 20
Selenium ND L 24.6 21.95 mg/Kg 89 75-125 4 20
Silver ND 12.3 12.59 mg/Kg 102 75-125 2 20
Thallium ND L 24.6 22.18 mg/Kg 86 75-125 0 20
Vanadium 28.5 24.6 57.22 mg/Kg 117 75-125 1 20
Zinc 30.5 24.6 54.58 mg/Kg 98 75-125 1 20
Method: 7471A - Mercury (CVAA)
Client Sample ID: Method BlankLab Sample ID: MB 570-67690/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67907 Prep Batch: 67690
RL
Mercury ND 0.0794 mg/Kg 05/07/20 16:40 05/08/20 11:11 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-67690/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67907 Prep Batch: 67690
Mercury 0.806 0.8129 mg/Kg 101 85-121
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-67690/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67907 Prep Batch: 67690
Mercury 0.847 0.8558 mg/Kg 101 85-121 5 10
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Client Sample ID: Matrix SpikeLab Sample ID: 570-27457-A-1-F MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67907 Prep Batch: 67690
Mercury ND 0.820 0.7771 mg/Kg 95 71-137
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
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QC Sample Results
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 7471A - Mercury (CVAA) (Continued)
Client Sample ID: Matrix Spike DuplicateLab Sample ID: 570-27457-A-1-G MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 67907 Prep Batch: 67690
Mercury ND 0.794 0.7570 mg/Kg 95 71-137 3 14
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Eurofins Calscience LLC
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QC Association Summary
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
GC/MS VOA
Analysis Batch: 67236
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8260B 67274570-27442-4 PIT 1 SP Total/NA
Solid 8260B 67274MB 570-67274/3-A Method Blank Total/NA
Solid 8260B 67274LCS 570-67274/1-A Lab Control Sample Total/NA
Solid 8260B 67274LCSD 570-67274/2-A Lab Control Sample Dup Total/NA
Solid 8260B 67274570-27442-4 MS PIT 1 SP Total/NA
Solid 8260B 67274570-27442-4 MSD PIT 1 SP Total/NA
Analysis Batch: 67238
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8260B 67275570-27442-3 PIT 1 Total/NA
Solid 8260B 67277570-27442-5 PIT 2 Total/NA
Solid 8260B 67277570-27442-6 PIT 2 DRYWELL Total/NA
Solid 8260B 67277570-27442-7 PIT 2 SPA Total/NA
Solid 8260B 67277570-27442-8 PIT 2 SPB Total/NA
Solid 8260B 67275MB 570-67275/3-A Method Blank Total/NA
Solid 8260B 67277MB 570-67277/1-A Method Blank Total/NA
Solid 8260B 67275LCS 570-67275/1-A Lab Control Sample Total/NA
Solid 8260B 67275LCSD 570-67275/2-A Lab Control Sample Dup Total/NA
Solid 8260B 67275570-27442-3 MS PIT 1 Total/NA
Solid 8260B 67275570-27442-3 MSD PIT 1 Total/NA
Prep Batch: 67274
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 5030C570-27442-4 PIT 1 SP Total/NA
Solid 5030CMB 570-67274/3-A Method Blank Total/NA
Solid 5030CLCS 570-67274/1-A Lab Control Sample Total/NA
Solid 5030CLCSD 570-67274/2-A Lab Control Sample Dup Total/NA
Solid 5030C570-27442-4 MS PIT 1 SP Total/NA
Solid 5030C570-27442-4 MSD PIT 1 SP Total/NA
Prep Batch: 67275
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 5030C570-27442-3 PIT 1 Total/NA
Solid 5030CMB 570-67275/3-A Method Blank Total/NA
Solid 5030CLCS 570-67275/1-A Lab Control Sample Total/NA
Solid 5030CLCSD 570-67275/2-A Lab Control Sample Dup Total/NA
Solid 5030C570-27442-3 MS PIT 1 Total/NA
Solid 5030C570-27442-3 MSD PIT 1 Total/NA
Prep Batch: 67277
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 5030C570-27442-5 PIT 2 Total/NA
Solid 5030C570-27442-6 PIT 2 DRYWELL Total/NA
Solid 5030C570-27442-7 PIT 2 SPA Total/NA
Solid 5030C570-27442-8 PIT 2 SPB Total/NA
Solid 5030CMB 570-67277/1-A Method Blank Total/NA
Eurofins Calscience LLC
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QC Association Summary
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
GC Semi VOA
Prep Batch: 67385
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 3545570-27442-1 LIFT 1 Total/NA
Solid 3545570-27442-2 LIFT SP Total/NA
Solid 3545MB 570-67385/1-A Method Blank Total/NA
Solid 3545LCS 570-67385/2-A Lab Control Sample Total/NA
Solid 3545LCSD 570-67385/3-A Lab Control Sample Dup Total/NA
Solid 3545570-27442-2 MS LIFT SP Total/NA
Solid 3545570-27442-2 MSD LIFT SP Total/NA
Analysis Batch: 67405
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8082 67385570-27442-1 LIFT 1 Total/NA
Solid 8082 67385570-27442-2 LIFT SP Total/NA
Solid 8082 67385MB 570-67385/1-A Method Blank Total/NA
Solid 8082 67385LCS 570-67385/2-A Lab Control Sample Total/NA
Solid 8082 67385LCSD 570-67385/3-A Lab Control Sample Dup Total/NA
Solid 8082 67385570-27442-2 MS LIFT SP Total/NA
Solid 8082 67385570-27442-2 MSD LIFT SP Total/NA
Analysis Batch: 67570
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8015B 67717570-27442-1 LIFT 1 Total/NA
Solid 8015B 67717570-27442-2 LIFT SP Total/NA
Solid 8015B 67717570-27442-3 PIT 1 Total/NA
Solid 8015B 67717570-27442-4 PIT 1 SP Total/NA
Solid 8015B 67717570-27442-7 PIT 2 SPA Total/NA
Solid 8015B 67717570-27442-8 PIT 2 SPB Total/NA
Solid 8015B 67717MB 570-67717/1-A Method Blank Total/NA
Solid 8015B 67717LCS 570-67717/2-A Lab Control Sample Total/NA
Solid 8015B 67717LCSD 570-67717/3-A Lab Control Sample Dup Total/NA
Solid 8015B 67717570-27442-2 MS LIFT SP Total/NA
Solid 8015B 67717570-27442-2 MSD LIFT SP Total/NA
Prep Batch: 67717
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 3550C570-27442-1 LIFT 1 Total/NA
Solid 3550C570-27442-2 LIFT SP Total/NA
Solid 3550C570-27442-3 PIT 1 Total/NA
Solid 3550C570-27442-4 PIT 1 SP Total/NA
Solid 3550C570-27442-5 PIT 2 Total/NA
Solid 3550C570-27442-6 PIT 2 DRYWELL Total/NA
Solid 3550C570-27442-7 PIT 2 SPA Total/NA
Solid 3550C570-27442-8 PIT 2 SPB Total/NA
Solid 3550CMB 570-67717/1-A Method Blank Total/NA
Solid 3550CLCS 570-67717/2-A Lab Control Sample Total/NA
Solid 3550CLCSD 570-67717/3-A Lab Control Sample Dup Total/NA
Solid 3550C570-27442-2 MS LIFT SP Total/NA
Solid 3550C570-27442-2 MSD LIFT SP Total/NA
Analysis Batch: 67851
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8015B 67717570-27442-6 PIT 2 DRYWELL Total/NA
Eurofins Calscience LLC
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QC Association Summary
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
GC Semi VOA
Analysis Batch: 68191
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8015B 67717570-27442-5 PIT 2 Total/NA
Metals
Prep Batch: 67683
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 3050B570-27442-3 PIT 1 Total/NA
Solid 3050B570-27442-4 PIT 1 SP Total/NA
Solid 3050B570-27442-5 PIT 2 Total/NA
Solid 3050B570-27442-6 PIT 2 DRYWELL Total/NA
Solid 3050B570-27442-7 PIT 2 SPA Total/NA
Solid 3050B570-27442-8 PIT 2 SPB Total/NA
Solid 3050BMB 570-67683/1-A Method Blank Total/NA
Solid 3050BLCS 570-67683/2-A Lab Control Sample Total/NA
Solid 3050BLCSD 570-67683/3-A Lab Control Sample Dup Total/NA
Solid 3050B570-27457-A-1-C MS Matrix Spike Total/NA
Solid 3050B570-27457-A-1-D MSD Matrix Spike Duplicate Total/NA
Prep Batch: 67690
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 7471A570-27442-3 PIT 1 Total/NA
Solid 7471A570-27442-4 PIT 1 SP Total/NA
Solid 7471A570-27442-5 PIT 2 Total/NA
Solid 7471A570-27442-6 PIT 2 DRYWELL Total/NA
Solid 7471A570-27442-7 PIT 2 SPA Total/NA
Solid 7471A570-27442-8 PIT 2 SPB Total/NA
Solid 7471AMB 570-67690/1-A Method Blank Total/NA
Solid 7471ALCS 570-67690/2-A Lab Control Sample Total/NA
Solid 7471ALCSD 570-67690/3-A Lab Control Sample Dup Total/NA
Solid 7471A570-27457-A-1-F MS Matrix Spike Total/NA
Solid 7471A570-27457-A-1-G MSD Matrix Spike Duplicate Total/NA
Analysis Batch: 67860
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 6010B 67683570-27442-3 PIT 1 Total/NA
Solid 6010B 67683570-27442-4 PIT 1 SP Total/NA
Solid 6010B 67683570-27442-5 PIT 2 Total/NA
Solid 6010B 67683570-27442-6 PIT 2 DRYWELL Total/NA
Solid 6010B 67683570-27442-7 PIT 2 SPA Total/NA
Solid 6010B 67683570-27442-8 PIT 2 SPB Total/NA
Solid 6010B 67683MB 570-67683/1-A Method Blank Total/NA
Solid 6010B 67683LCS 570-67683/2-A Lab Control Sample Total/NA
Solid 6010B 67683LCSD 570-67683/3-A Lab Control Sample Dup Total/NA
Solid 6010B 67683570-27457-A-1-C MS Matrix Spike Total/NA
Solid 6010B 67683570-27457-A-1-D MSD Matrix Spike Duplicate Total/NA
Analysis Batch: 67907
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 7471A 67690570-27442-3 PIT 1 Total/NA
Solid 7471A 67690570-27442-4 PIT 1 SP Total/NA
Solid 7471A 67690570-27442-5 PIT 2 Total/NA
Eurofins Calscience LLC
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QC Association Summary
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Metals (Continued)
Analysis Batch: 67907 (Continued)
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 7471A 67690570-27442-6 PIT 2 DRYWELL Total/NA
Solid 7471A 67690570-27442-7 PIT 2 SPA Total/NA
Solid 7471A 67690570-27442-8 PIT 2 SPB Total/NA
Solid 7471A 67690MB 570-67690/1-A Method Blank Total/NA
Solid 7471A 67690LCS 570-67690/2-A Lab Control Sample Total/NA
Solid 7471A 67690LCSD 570-67690/3-A Lab Control Sample Dup Total/NA
Solid 7471A 67690570-27457-A-1-F MS Matrix Spike Total/NA
Solid 7471A 67690570-27457-A-1-G MSD Matrix Spike Duplicate Total/NA
Analysis Batch: 68037
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 6010B 67683570-27442-6 PIT 2 DRYWELL Total/NA
Eurofins Calscience LLC
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Method Summary
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method Method Description LaboratoryProtocol
SW8468260BVolatile Organic Compounds (GC/MS)ECL 2
SW8468015BDiesel Range Organics (DRO) (GC)ECL 1
SW8468082Polychlorinated Biphenyls (PCBs) by Gas Chromatography ECL 1
SW8466010BMetals (ICP)ECL 1
SW8467471AMercury (CVAA)ECL 1
SW8463050BPreparation, Metals ECL 1
SW8463545Pressurized Fluid Extraction ECL 1
SW8463550CUltrasonic Extraction ECL 1
SW8465030CPurge and Trap ECL 2
SW8467471APreparation, Mercury ECL 1
Protocol References:
SW846 = "Test Methods For Evaluating Solid Waste, Physical/Chemical Methods", Third Edition, November 1986 And Its Updates.
Laboratory References:
ECL 1 = Eurofins Calscience LLC Lincoln, 7440 Lincoln Way, Garden Grove, CA 92841, TEL (714)895-5494
ECL 2 = Eurofins Calscience LLC Lampson, 7445 Lampson Ave, Garden Grove, CA 92841, TEL (714)895-5494
Eurofins Calscience LLC
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Definitions/Glossary
Job ID: 570-27442-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Qualifiers
GC/MS VOA
Qualifier Description
*LCS or LCSD is outside acceptance limits.
Qualifier
F1 MS and/or MSD recovery exceeds control limits.
F2 MS/MSD RPD exceeds control limits
Metals
Qualifier Description
F1 MS and/or MSD recovery exceeds control limits.
Qualifier
Glossary
These commonly used abbreviations may or may not be present in this report.
¤Listed under the "D" column to designate that the result is reported on a dry weight basis
Abbreviation
%R Percent Recovery
CFL Contains Free Liquid
CNF Contains No Free Liquid
DER Duplicate Error Ratio (normalized absolute difference)
Dil Fac Dilution Factor
DL Detection Limit (DoD/DOE)
DL, RA, RE, IN Indicates a Dilution, Re-analysis, Re-extraction, or additional Initial metals/anion analysis of the sample
DLC Decision Level Concentration (Radiochemistry)
EDL Estimated Detection Limit (Dioxin)
LOD Limit of Detection (DoD/DOE)
LOQ Limit of Quantitation (DoD/DOE)
MDA Minimum Detectable Activity (Radiochemistry)
MDC Minimum Detectable Concentration (Radiochemistry)
MDL Method Detection Limit
ML Minimum Level (Dioxin)
MQL Method Quantitation Limit
NC Not Calculated
ND Not Detected at the reporting limit (or MDL or EDL if shown)
PQL Practical Quantitation Limit
QC Quality Control
RER Relative Error Ratio (Radiochemistry)
RL Reporting Limit or Requested Limit (Radiochemistry)
RPD Relative Percent Difference, a measure of the relative difference between two points
TEF Toxicity Equivalent Factor (Dioxin)
TEQ Toxicity Equivalent Quotient (Dioxin)
Eurofins Calscience LLC
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Login Sample Receipt Checklist
Client: EnviroApplications, Inc.Job Number: 570-27442-1
Login Number: 27442
Question Answer Comment
Creator: Ramos, Maribel
List Source: Eurofins Calscience
List Number: 1
N/ARadioactivity wasn't checked or is </= background as measured by a survey
meter.
TrueThe cooler's custody seal, if present, is intact.
TrueSample custody seals, if present, are intact.
TrueThe cooler or samples do not appear to have been compromised or
tampered with.
TrueSamples were received on ice.
TrueCooler Temperature is acceptable.
TrueCooler Temperature is recorded.
TrueCOC is present.
TrueCOC is filled out in ink and legible.
TrueCOC is filled out with all pertinent information.
TrueIs the Field Sampler's name present on COC?
TrueThere are no discrepancies between the containers received and the COC.
TrueSamples are received within Holding Time (excluding tests with immediate
HTs)
TrueSample containers have legible labels.
TrueContainers are not broken or leaking.
TrueSample collection date/times are provided.
TrueAppropriate sample containers are used.
TrueSample bottles are completely filled.
TrueSample Preservation Verified.
TrueThere is sufficient vol. for all requested analyses, incl. any requested
MS/MSDs
TrueContainers requiring zero headspace have no headspace or bubble is
<6mm (1/4").
TrueMultiphasic samples are not present.
TrueSamples do not require splitting or compositing.
N/AResidual Chlorine Checked.
Eurofins Calscience
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ANALYTICAL REPORT
Eurofins Calscience LLC
7440 Lincoln Way
Garden Grove, CA 92841
Tel: (714)895-5494
Laboratory Job ID: 570-30280-1
Client Project/Site: FELDER Automotive
For:
EnviroApplications, Inc.
2831 Camino Del Rio South
Suite 214
San Diego, California 92108
Attn: Bernard Sentianin
Authorized for release by:
6/15/2020 9:16:50 AM
Sandy Tat, Project Manager I
(714)895-5494
sandytat@eurofinsus.com
The test results in this report meet all 2003 NELAC and 2009 TNI requirements for accredited
parameters, exceptions are noted in this report. This report may not be reproduced except in full,
and with written approval from the laboratory. For questions please contact the Project Manager
at the e-mail address or telephone number listed on this page.
This report has been electronically signed and authorized by the signatory. Electronic signature is
intended to be the legally binding equivalent of a traditionally handwritten signature.
Results relate only to the items tested and the sample(s) as received by the laboratory.
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Table of Contents
Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Laboratory Job ID: 570-30280-1
Page 2 of 37 Eurofins Calscience LLC6/15/2020
Cover Page . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1
Table of Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
Case Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
Sample Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4
Client Sample Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
QC Sample Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19
QC Association Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30
Method Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34
Definitions/Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35
Chain of Custody . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36
Receipt Checklists . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .37
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Case Narrative
Client: EnviroApplications, Inc.Job ID: 570-30280-1
Project/Site: FELDER Automotive
Job ID: 570-30280-1
Laboratory: Eurofins Calscience LLC
Narrative
Job Narrative
570-30280-1
Comments
No additional comments.
Receipt
The samples were received on 6/8/2020 2:23 PM; the samples arrived in good condition, properly preserved and, where required, on ice.
The temperature of the cooler at receipt was 4.5º C.
GC/MS VOA
Method 8260B: The matrix spike / matrix spike duplicate (MS/MSD) recoveries and precision for preparation batch 570-74153 and
analytical batch 570-74143 were outside control limits. Sample matrix interference and/or non-homogeneity are suspected because the
associated laboratory control sample / laboratory sample control duplicate (LCS/LCSD) precision was within acceptance limits.
No additional analytical or quality issues were noted, other than those described above or in the Definitions/Glossary page.
GC Semi VOA
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
Metals
Method 6010B: Due to the high concentration of Cu the matrix spike / matrix spike duplicate (MS/MSD) for preparation batch 570-74373
and 570-74805 and analytical batch 570-74864 could not be evaluated for accuracy and precision. The associated laboratory control
sample (LCS) met acceptance criteria.
Method 6010B: The matrix spike / matrix spike duplicate (MS/MSD) recoveries for preparation batch 570-74872 and analytical batch
570-75102 were outside control limits. Sample matrix interference and/or non-homogeneity are suspected because the associated
laboratory control sample (LCS) recovery was within acceptance limits.
Method 6010B: Due to the high concentration of Barium, the matrix spike / matrix spike duplicate (MS/MSD) for preparation batch
570-74872 and analytical batch 570-75102 could not be evaluated for accuracy and precision. The associated laboratory control sample
(LCS) met acceptance criteria.
Method 6010B: The absolute response for Selenium was greater than the method reporting limit (RL) in the following sample: PTT 2 6'
(570-30280-7).
The instrument raw data has been manually reviewed and the result can be reported as ND.
No additional analytical or quality issues were noted, other than those described above or in the Definitions/Glossary page.
Organic Prep
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
VOA Prep
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
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Sample Summary
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Lab Sample ID Client Sample ID ReceivedCollectedMatrix Asset ID
570-30280-1 PTT 2 DRYWELL 25'Solid 06/08/20 12:52 06/09/20 14:23
570-30280-2 PTT 2 BTM 8'Solid 06/08/20 12:53 06/09/20 14:23
570-30280-3 PTT 2 SP-A Solid 06/08/20 12:58 06/09/20 14:23
570-30280-4 PTT 2 SP-B Solid 06/08/20 13:01 06/09/20 14:23
570-30280-5 PTT 2 DRYWELL Solid 06/08/20 12:55 06/09/20 14:23
570-30280-6 PTT 2 ESW Solid 06/08/20 13:04 06/09/20 14:23
570-30280-7 PTT 2 6'Solid 06/08/20 13:06 06/09/20 14:23
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS)
Lab Sample ID: 570-30280-1Client Sample ID: PTT 2 DRYWELL 25'
Matrix: SolidDate Collected: 06/08/20 12:52
Date Received: 06/09/20 14:23
RL
Acetone ND 49 ug/Kg 06/09/20 11:52 06/09/20 14:14 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1BenzeneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1BromobenzeneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1BromochloromethaneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1BromodichloromethaneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1BromoformND
24 ug/Kg 06/09/20 11:52 06/09/20 14:14 1BromomethaneND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 12-Butanone ND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Carbon disulfide ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Carbon tetrachloride ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1ChlorobenzeneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1ChloroethaneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1ChloroformND
24 ug/Kg 06/09/20 11:52 06/09/20 14:14 1ChloromethaneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 12-Chlorotoluene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 14-Chlorotoluene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1cis-1,2-Dichloroethene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1cis-1,3-Dichloropropene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1DibromochloromethaneND
9.8 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,2-Dibromo-3-Chloropropane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,2-Dibromoethane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1DibromomethaneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,2-Dichlorobenzene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,3-Dichlorobenzene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,4-Dichlorobenzene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1DichlorodifluoromethaneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,1-Dichloroethane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,2-Dichloroethane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,1-Dichloroethene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,2-Dichloropropane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,3-Dichloropropane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 12,2-Dichloropropane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,1-Dichloropropene ND
9.8 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Di-isopropyl ether (DIPE)ND
240 ug/Kg 06/09/20 11:52 06/09/20 14:14 1EthanolND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1EthylbenzeneND
9.8 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Ethyl-t-butyl ether (ETBE)ND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 12-Hexanone ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1IsopropylbenzeneND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Methylene Chloride ND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 14-Methyl-2-pentanone ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Methyl-t-Butyl Ether (MTBE)ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1m,p-Xylene ND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 1NaphthaleneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1n-Butylbenzene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1N-Propylbenzene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1o-Xylene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1p-Isopropyltoluene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1sec-Butylbenzene ND
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-30280-1Client Sample ID: PTT 2 DRYWELL 25'
Matrix: SolidDate Collected: 06/08/20 12:52
Date Received: 06/09/20 14:23
RL
Styrene ND 4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
9.8 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Tert-amyl-methyl ether (TAME)ND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 1tert-Butyl alcohol (TBA)ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1tert-Butylbenzene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,1,1,2-Tetrachloroethane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,1,2,2-Tetrachloroethane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1TetrachloroetheneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1TolueneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1trans-1,2-Dichloroethene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1trans-1,3-Dichloropropene ND
9.8 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,2,3-Trichlorobenzene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,2,4-Trichlorobenzene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,1,1-Trichloroethane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,1,2-Trichloroethane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1TrichloroetheneND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 1TrichlorofluoromethaneND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,2,3-Trichloropropane ND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,1,2-Trichloro-1,2,2-trifluoroethane ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,2,4-Trimethylbenzene ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 11,3,5-Trimethylbenzene ND
49 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Vinyl acetate ND
4.9 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Vinyl chloride ND
9.8 ug/Kg 06/09/20 11:52 06/09/20 14:14 1Xylenes, Total ND
4-Bromofluorobenzene (Surr)94 80-120 06/09/20 11:52 06/09/20 14:14 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)101 06/09/20 11:52 06/09/20 14:14 179-133
1,2-Dichloroethane-d4 (Surr)110 06/09/20 11:52 06/09/20 14:14 171-155
Toluene-d8 (Surr)98 06/09/20 11:52 06/09/20 14:14 180-120
Lab Sample ID: 570-30280-2Client Sample ID: PTT 2 BTM 8'
Matrix: SolidDate Collected: 06/08/20 12:53
Date Received: 06/09/20 14:23
RL
Acetone ND 52 ug/Kg 06/09/20 12:03 06/09/20 14:38 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1BenzeneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1BromobenzeneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1BromochloromethaneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1BromodichloromethaneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1BromoformND
26 ug/Kg 06/09/20 12:03 06/09/20 14:38 1BromomethaneND
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 12-Butanone ND
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Carbon disulfide ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Carbon tetrachloride ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1ChlorobenzeneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1ChloroethaneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1ChloroformND
26 ug/Kg 06/09/20 12:03 06/09/20 14:38 1ChloromethaneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 12-Chlorotoluene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 14-Chlorotoluene ND
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-30280-2Client Sample ID: PTT 2 BTM 8'
Matrix: SolidDate Collected: 06/08/20 12:53
Date Received: 06/09/20 14:23
RL
cis-1,2-Dichloroethene ND 5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1cis-1,3-Dichloropropene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1DibromochloromethaneND
10 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,2-Dibromo-3-Chloropropane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,2-Dibromoethane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1DibromomethaneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,2-Dichlorobenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,3-Dichlorobenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,4-Dichlorobenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1DichlorodifluoromethaneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,1-Dichloroethane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,2-Dichloroethane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,1-Dichloroethene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,2-Dichloropropane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,3-Dichloropropane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 12,2-Dichloropropane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,1-Dichloropropene ND
10 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Di-isopropyl ether (DIPE)ND
260 ug/Kg 06/09/20 12:03 06/09/20 14:38 1EthanolND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1EthylbenzeneND
10 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Ethyl-t-butyl ether (ETBE)ND
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 12-Hexanone ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1IsopropylbenzeneND
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Methylene Chloride ND
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 14-Methyl-2-pentanone ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Methyl-t-Butyl Ether (MTBE)ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1m,p-Xylene ND
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 1NaphthaleneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1n-Butylbenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1N-Propylbenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1o-Xylene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1p-Isopropyltoluene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1sec-Butylbenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1StyreneND
10 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Tert-amyl-methyl ether (TAME)ND
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 1tert-Butyl alcohol (TBA)ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1tert-Butylbenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,1,1,2-Tetrachloroethane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,1,2,2-Tetrachloroethane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Tetrachloroethene20
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1TolueneND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1trans-1,2-Dichloroethene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1trans-1,3-Dichloropropene ND
10 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,2,3-Trichlorobenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,2,4-Trichlorobenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,1,1-Trichloroethane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,1,2-Trichloroethane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1TrichloroetheneND
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 1TrichlorofluoromethaneND
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-30280-2Client Sample ID: PTT 2 BTM 8'
Matrix: SolidDate Collected: 06/08/20 12:53
Date Received: 06/09/20 14:23
RL
1,2,3-Trichloropropane ND 5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,1,2-Trichloro-1,2,2-trifluoroethane ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,2,4-Trimethylbenzene ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 11,3,5-Trimethylbenzene ND
52 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Vinyl acetate ND
5.2 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Vinyl chloride ND
10 ug/Kg 06/09/20 12:03 06/09/20 14:38 1Xylenes, Total ND
4-Bromofluorobenzene (Surr)100 80-120 06/09/20 12:03 06/09/20 14:38 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)101 06/09/20 12:03 06/09/20 14:38 179-133
1,2-Dichloroethane-d4 (Surr)113 06/09/20 12:03 06/09/20 14:38 171-155
Toluene-d8 (Surr)98 06/09/20 12:03 06/09/20 14:38 180-120
Lab Sample ID: 570-30280-6Client Sample ID: PTT 2 ESW
Matrix: SolidDate Collected: 06/08/20 13:04
Date Received: 06/09/20 14:23
RL
Acetone ND 50 ug/Kg 06/09/20 12:03 06/09/20 15:03 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1BenzeneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1BromobenzeneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1BromochloromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1BromodichloromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1BromoformND
25 ug/Kg 06/09/20 12:03 06/09/20 15:03 1BromomethaneND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 12-Butanone ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Carbon disulfide ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Carbon tetrachloride ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1ChlorobenzeneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1ChloroethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1ChloroformND
25 ug/Kg 06/09/20 12:03 06/09/20 15:03 1ChloromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 12-Chlorotoluene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 14-Chlorotoluene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1cis-1,2-Dichloroethene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1cis-1,3-Dichloropropene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1DibromochloromethaneND
10 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,2-Dibromo-3-Chloropropane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,2-Dibromoethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1DibromomethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,2-Dichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,3-Dichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,4-Dichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1DichlorodifluoromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,1-Dichloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,2-Dichloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,1-Dichloroethene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,2-Dichloropropane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,3-Dichloropropane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 12,2-Dichloropropane ND
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-30280-6Client Sample ID: PTT 2 ESW
Matrix: SolidDate Collected: 06/08/20 13:04
Date Received: 06/09/20 14:23
RL
1,1-Dichloropropene ND 5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
10 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Di-isopropyl ether (DIPE)ND
250 ug/Kg 06/09/20 12:03 06/09/20 15:03 1EthanolND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1EthylbenzeneND
10 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Ethyl-t-butyl ether (ETBE)ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 12-Hexanone ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1IsopropylbenzeneND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Methylene Chloride ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 14-Methyl-2-pentanone ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Methyl-t-Butyl Ether (MTBE)ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1m,p-Xylene ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 1NaphthaleneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1n-Butylbenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1N-Propylbenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1o-Xylene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1p-Isopropyltoluene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1sec-Butylbenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1StyreneND
10 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Tert-amyl-methyl ether (TAME)ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 1tert-Butyl alcohol (TBA)ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1tert-Butylbenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,1,1,2-Tetrachloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,1,2,2-Tetrachloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1TetrachloroetheneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1TolueneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1trans-1,2-Dichloroethene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1trans-1,3-Dichloropropene ND
10 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,2,3-Trichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,2,4-Trichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,1,1-Trichloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,1,2-Trichloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1TrichloroetheneND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 1TrichlorofluoromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,2,3-Trichloropropane ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,1,2-Trichloro-1,2,2-trifluoroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,2,4-Trimethylbenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 11,3,5-Trimethylbenzene ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Vinyl acetate ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Vinyl chloride ND
10 ug/Kg 06/09/20 12:03 06/09/20 15:03 1Xylenes, Total ND
4-Bromofluorobenzene (Surr)96 80-120 06/09/20 12:03 06/09/20 15:03 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)99 06/09/20 12:03 06/09/20 15:03 179-133
1,2-Dichloroethane-d4 (Surr)110 06/09/20 12:03 06/09/20 15:03 171-155
Toluene-d8 (Surr)98 06/09/20 12:03 06/09/20 15:03 180-120
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS)
Lab Sample ID: 570-30280-7Client Sample ID: PTT 2 6'
Matrix: SolidDate Collected: 06/08/20 13:06
Date Received: 06/09/20 14:23
RL
Acetone ND 50 ug/Kg 06/09/20 12:03 06/09/20 15:28 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1BenzeneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1BromobenzeneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1BromochloromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1BromodichloromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1BromoformND
25 ug/Kg 06/09/20 12:03 06/09/20 15:28 1BromomethaneND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 12-Butanone ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Carbon disulfide ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Carbon tetrachloride ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1ChlorobenzeneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1ChloroethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1ChloroformND
25 ug/Kg 06/09/20 12:03 06/09/20 15:28 1ChloromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 12-Chlorotoluene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 14-Chlorotoluene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1cis-1,2-Dichloroethene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1cis-1,3-Dichloropropene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1DibromochloromethaneND
9.9 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,2-Dibromo-3-Chloropropane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,2-Dibromoethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1DibromomethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,2-Dichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,3-Dichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,4-Dichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1DichlorodifluoromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,1-Dichloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,2-Dichloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,1-Dichloroethene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,2-Dichloropropane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,3-Dichloropropane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 12,2-Dichloropropane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,1-Dichloropropene ND
9.9 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Di-isopropyl ether (DIPE)ND
250 ug/Kg 06/09/20 12:03 06/09/20 15:28 1EthanolND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1EthylbenzeneND
9.9 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Ethyl-t-butyl ether (ETBE)ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 12-Hexanone ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1IsopropylbenzeneND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Methylene Chloride ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 14-Methyl-2-pentanone ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Methyl-t-Butyl Ether (MTBE)ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1m,p-Xylene ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 1NaphthaleneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1n-Butylbenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1N-Propylbenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1o-Xylene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1p-Isopropyltoluene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1sec-Butylbenzene ND
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-30280-7Client Sample ID: PTT 2 6'
Matrix: SolidDate Collected: 06/08/20 13:06
Date Received: 06/09/20 14:23
RL
Styrene ND 5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
9.9 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Tert-amyl-methyl ether (TAME)ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 1tert-Butyl alcohol (TBA)ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1tert-Butylbenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,1,1,2-Tetrachloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,1,2,2-Tetrachloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Tetrachloroethene37
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1TolueneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1trans-1,2-Dichloroethene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1trans-1,3-Dichloropropene ND
9.9 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,2,3-Trichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,2,4-Trichlorobenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,1,1-Trichloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,1,2-Trichloroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1TrichloroetheneND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 1TrichlorofluoromethaneND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,2,3-Trichloropropane ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,1,2-Trichloro-1,2,2-trifluoroethane ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,2,4-Trimethylbenzene ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 11,3,5-Trimethylbenzene ND
50 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Vinyl acetate ND
5.0 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Vinyl chloride ND
9.9 ug/Kg 06/09/20 12:03 06/09/20 15:28 1Xylenes, Total ND
4-Bromofluorobenzene (Surr)100 80-120 06/09/20 12:03 06/09/20 15:28 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)100 06/09/20 12:03 06/09/20 15:28 179-133
1,2-Dichloroethane-d4 (Surr)112 06/09/20 12:03 06/09/20 15:28 171-155
Toluene-d8 (Surr)98 06/09/20 12:03 06/09/20 15:28 180-120
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC)
Lab Sample ID: 570-30280-1Client Sample ID: PTT 2 DRYWELL 25'
Matrix: SolidDate Collected: 06/08/20 12:52
Date Received: 06/09/20 14:23
RL
C6 as C6 ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C7 as C7 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C8 as C8 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C9-C10 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C11-C12 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C13-C14 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C15-C16 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C17-C18 6.0
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C19-C20 16
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C21-C22 26
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C23-C24 37
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C25-C28 120
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C29-C32 140
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C33-C36 94
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C37-C40 47
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C41-C44 22
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:14 1C6-C44 520
n-Octacosane (Surr)96 61-145 06/10/20 19:01 06/11/20 18:14 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Lab Sample ID: 570-30280-2Client Sample ID: PTT 2 BTM 8'
Matrix: SolidDate Collected: 06/08/20 12:53
Date Received: 06/09/20 14:23
RL
C6 as C6 ND 25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C7 as C7 ND
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C8 as C8 ND
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C9-C10 ND
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C11-C12 ND
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C13-C14 ND
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C15-C16 ND
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C17-C18 50
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C19-C20 120
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C21-C22 190
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C23-C24 290
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C25-C28 780
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C29-C32 790
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C33-C36 470
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C37-C40 230
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C41-C44 120
25 mg/Kg 06/10/20 19:01 06/11/20 18:36 5C6-C44 3100
n-Octacosane (Surr)104 61-145 06/10/20 19:01 06/11/20 18:36 5
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC)
Lab Sample ID: 570-30280-6Client Sample ID: PTT 2 ESW
Matrix: SolidDate Collected: 06/08/20 13:04
Date Received: 06/09/20 14:23
RL
C6 as C6 ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C7 as C7 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C8 as C8 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C9-C10 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C11-C12 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C13-C14 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C15-C16 ND
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C17-C18 12
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C19-C20 29
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C21-C22 45
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C23-C24 63
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C25-C28 160
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C29-C32 160
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C33-C36 91
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C37-C40 47
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C41-C44 26
5.0 mg/Kg 06/10/20 19:01 06/11/20 18:56 1C6-C44 630
n-Octacosane (Surr)101 61-145 06/10/20 19:01 06/11/20 18:56 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Lab Sample ID: 570-30280-7Client Sample ID: PTT 2 6'
Matrix: SolidDate Collected: 06/08/20 13:06
Date Received: 06/09/20 14:23
RL
C6 as C6 ND 24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C7 as C7 ND
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C8 as C8 ND
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C9-C10 ND
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C11-C12 ND
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C13-C14 ND
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C15-C16 ND
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C17-C18 ND
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C19-C20 ND
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C21-C22 30
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C23-C24 35
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C25-C28 130
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C29-C32 160
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C33-C36 120
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C37-C40 76
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C41-C44 44
24 mg/Kg 06/10/20 19:01 06/12/20 12:03 5C6-C44 630
n-Octacosane (Surr)97 61-145 06/10/20 19:01 06/12/20 12:03 5
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 6010B - Metals (ICP)
Lab Sample ID: 570-30280-1Client Sample ID: PTT 2 DRYWELL 25'
Matrix: SolidDate Collected: 06/08/20 12:52
Date Received: 06/09/20 14:23
RL
Antimony ND 0.750 mg/Kg 06/11/20 17:30 06/12/20 14:49 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.750 mg/Kg 06/11/20 17:30 06/12/20 14:49 1Arsenic1.36
0.500 mg/Kg 06/11/20 17:30 06/12/20 14:49 1Barium24.6
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:49 1BerylliumND
0.500 mg/Kg 06/11/20 17:30 06/12/20 14:49 1CadmiumND
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:49 1Chromium10.4
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:49 1Cobalt1.76
0.500 mg/Kg 06/11/20 17:30 06/12/20 14:49 1Copper5.32
0.500 mg/Kg 06/11/20 17:30 06/12/20 14:49 1Lead42.5
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:49 1MolybdenumND
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:49 1Nickel4.17
0.750 mg/Kg 06/11/20 17:30 06/12/20 14:49 1SeleniumND
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:49 1SilverND
0.750 mg/Kg 06/11/20 17:30 06/12/20 14:49 1ThalliumND
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:49 1Vanadium7.86
1.00 mg/Kg 06/11/20 17:30 06/12/20 14:49 1Zinc13.3
Lab Sample ID: 570-30280-2Client Sample ID: PTT 2 BTM 8'
Matrix: SolidDate Collected: 06/08/20 12:53
Date Received: 06/09/20 14:23
RL
Antimony ND 0.769 mg/Kg 06/11/20 17:30 06/12/20 14:51 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.769 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Arsenic3.10
0.513 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Barium68.8
0.256 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Beryllium0.362
0.513 mg/Kg 06/11/20 17:30 06/12/20 14:51 1CadmiumND
0.256 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Chromium23.4
0.256 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Cobalt4.27
0.513 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Copper8.34
0.513 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Lead76.3
0.256 mg/Kg 06/11/20 17:30 06/12/20 14:51 1MolybdenumND
0.256 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Nickel6.39
0.769 mg/Kg 06/11/20 17:30 06/12/20 14:51 1SeleniumND
0.256 mg/Kg 06/11/20 17:30 06/12/20 14:51 1SilverND
0.769 mg/Kg 06/11/20 17:30 06/12/20 14:51 1ThalliumND
0.256 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Vanadium17.7
1.03 mg/Kg 06/11/20 17:30 06/12/20 14:51 1Zinc34.1
Lab Sample ID: 570-30280-6Client Sample ID: PTT 2 ESW
Matrix: SolidDate Collected: 06/08/20 13:04
Date Received: 06/09/20 14:23
RL
Antimony ND 0.750 mg/Kg 06/11/20 17:30 06/12/20 14:53 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.750 mg/Kg 06/11/20 17:30 06/12/20 14:53 1ArsenicND
0.500 mg/Kg 06/11/20 17:30 06/12/20 14:53 1Barium65.3
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:53 1Beryllium0.313
0.500 mg/Kg 06/11/20 17:30 06/12/20 14:53 1CadmiumND
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:53 1Chromium13.2
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:53 1Cobalt3.68
0.500 mg/Kg 06/11/20 17:30 06/12/20 14:53 1Copper5.53
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 6010B - Metals (ICP) (Continued)
Lab Sample ID: 570-30280-6Client Sample ID: PTT 2 ESW
Matrix: SolidDate Collected: 06/08/20 13:04
Date Received: 06/09/20 14:23
RL
Lead 41.5 0.500 mg/Kg 06/11/20 17:30 06/12/20 14:53 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:53 1MolybdenumND
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:53 1Nickel5.52
0.750 mg/Kg 06/11/20 17:30 06/12/20 14:53 1SeleniumND
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:53 1SilverND
0.750 mg/Kg 06/11/20 17:30 06/12/20 14:53 1ThalliumND
0.250 mg/Kg 06/11/20 17:30 06/12/20 14:53 1Vanadium15.3
1.00 mg/Kg 06/11/20 17:30 06/12/20 14:53 1Zinc20.1
Lab Sample ID: 570-30280-7Client Sample ID: PTT 2 6'
Matrix: SolidDate Collected: 06/08/20 13:06
Date Received: 06/09/20 14:23
RL
Antimony ND 0.761 mg/Kg 06/11/20 17:30 06/12/20 15:07 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.761 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Arsenic1.18
0.508 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Barium71.8
0.254 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Beryllium0.415
0.508 mg/Kg 06/11/20 17:30 06/12/20 15:07 1CadmiumND
0.254 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Chromium12.7
0.254 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Cobalt4.30
0.508 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Copper6.67
0.508 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Lead20.6
0.254 mg/Kg 06/11/20 17:30 06/12/20 15:07 1MolybdenumND
0.254 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Nickel6.84
0.761 mg/Kg 06/11/20 17:30 06/12/20 15:07 1SeleniumND L
0.254 mg/Kg 06/11/20 17:30 06/12/20 15:07 1SilverND
0.761 mg/Kg 06/11/20 17:30 06/12/20 15:07 1ThalliumND
0.254 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Vanadium18.8
1.02 mg/Kg 06/11/20 17:30 06/12/20 15:07 1Zinc30.8
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 6010B - Metals (ICP) - TCLP
Lab Sample ID: 570-30280-3Client Sample ID: PTT 2 SP-A
Matrix: SolidDate Collected: 06/08/20 12:58
Date Received: 06/09/20 14:23
RL
Lead 0.791 0.500 mg/L 06/11/20 14:00 06/12/20 02:01 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-30280-4Client Sample ID: PTT 2 SP-B
Matrix: SolidDate Collected: 06/08/20 13:01
Date Received: 06/09/20 14:23
RL
Lead ND 0.500 mg/L 06/11/20 14:00 06/12/20 02:05 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-30280-5Client Sample ID: PTT 2 DRYWELL
Matrix: SolidDate Collected: 06/08/20 12:55
Date Received: 06/09/20 14:23
RL
Cadmium 0.613 0.100 mg/L 06/11/20 14:00 06/12/20 02:03 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.500 mg/L 06/11/20 14:00 06/12/20 02:03 1Copper8.41
0.500 mg/L 06/11/20 14:00 06/12/20 02:03 1Lead42.3
0.500 mg/L 06/11/20 14:00 06/12/20 02:03 1ChromiumND
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 6010B - Metals (ICP) - STLC Citrate
Lab Sample ID: 570-30280-3Client Sample ID: PTT 2 SP-A
Matrix: SolidDate Collected: 06/08/20 12:58
Date Received: 06/09/20 14:23
RL
Lead 58.6 0.500 mg/L 06/12/20 13:45 06/12/20 16:04 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-30280-4Client Sample ID: PTT 2 SP-B
Matrix: SolidDate Collected: 06/08/20 13:01
Date Received: 06/09/20 14:23
RL
Lead 21.2 0.500 mg/L 06/12/20 13:45 06/12/20 16:09 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-30280-5Client Sample ID: PTT 2 DRYWELL
Matrix: SolidDate Collected: 06/08/20 12:55
Date Received: 06/09/20 14:23
RL
Cadmium 1.25 0.100 mg/L 06/12/20 13:45 06/12/20 16:07 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.500 mg/L 06/12/20 13:45 06/12/20 16:07 1Copper19.1
0.500 mg/L 06/12/20 13:45 06/12/20 16:07 1Lead451
0.500 mg/L 06/12/20 13:45 06/12/20 16:07 1Chromium1.56
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 7471A - Mercury (CVAA)
Lab Sample ID: 570-30280-1Client Sample ID: PTT 2 DRYWELL 25'
Matrix: SolidDate Collected: 06/08/20 12:52
Date Received: 06/09/20 14:23
RL
Mercury ND 0.0833 mg/Kg 06/11/20 17:00 06/12/20 11:40 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-30280-2Client Sample ID: PTT 2 BTM 8'
Matrix: SolidDate Collected: 06/08/20 12:53
Date Received: 06/09/20 14:23
RL
Mercury ND 0.0794 mg/Kg 06/11/20 17:00 06/12/20 11:43 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-30280-6Client Sample ID: PTT 2 ESW
Matrix: SolidDate Collected: 06/08/20 13:04
Date Received: 06/09/20 14:23
RL
Mercury ND 0.0877 mg/Kg 06/11/20 17:00 06/12/20 11:45 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-30280-7Client Sample ID: PTT 2 6'
Matrix: SolidDate Collected: 06/08/20 13:06
Date Received: 06/09/20 14:23
RL
Mercury ND 0.0833 mg/Kg 06/11/20 17:00 06/12/20 11:47 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS)
Client Sample ID: Method BlankLab Sample ID: MB 570-74153/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74143 Prep Batch: 74153
RL
Acetone ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Benzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Bromobenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Bromochloromethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Bromodichloromethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Bromoform
ND 25 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Bromomethane
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 12-Butanone
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Carbon disulfide
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Carbon tetrachloride
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Chlorobenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Chloroethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Chloroform
ND 25 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Chloromethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 12-Chlorotoluene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 14-Chlorotoluene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1cis-1,2-Dichloroethene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1cis-1,3-Dichloropropene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Dibromochloromethane
ND 10 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,2-Dibromo-3-Chloropropane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,2-Dibromoethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Dibromomethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,2-Dichlorobenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,3-Dichlorobenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,4-Dichlorobenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Dichlorodifluoromethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,1-Dichloroethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,2-Dichloroethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,1-Dichloroethene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,2-Dichloropropane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,3-Dichloropropane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 12,2-Dichloropropane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,1-Dichloropropene
ND 10 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Di-isopropyl ether (DIPE)
ND 250 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Ethanol
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Ethylbenzene
ND 10 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Ethyl-t-butyl ether (ETBE)
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 12-Hexanone
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Isopropylbenzene
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Methylene Chloride
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 14-Methyl-2-pentanone
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Methyl-t-Butyl Ether (MTBE)
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1m,p-Xylene
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Naphthalene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1n-Butylbenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1N-Propylbenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1o-Xylene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1p-Isopropyltoluene
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-74153/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74143 Prep Batch: 74153
RL
sec-Butylbenzene ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Styrene
ND 10 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Tert-amyl-methyl ether (TAME)
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 1tert-Butyl alcohol (TBA)
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1tert-Butylbenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,1,1,2-Tetrachloroethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,1,2,2-Tetrachloroethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Tetrachloroethene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Toluene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1trans-1,2-Dichloroethene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1trans-1,3-Dichloropropene
ND 10 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,2,3-Trichlorobenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,2,4-Trichlorobenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,1,1-Trichloroethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,1,2-Trichloroethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Trichloroethene
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Trichlorofluoromethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,2,3-Trichloropropane
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,1,2-Trichloro-1,2,2-trifluoroethane
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,2,4-Trimethylbenzene
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 11,3,5-Trimethylbenzene
ND 50 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Vinyl acetate
ND 5.0 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Vinyl chloride
ND 10 ug/Kg 06/09/20 07:33 06/09/20 10:33 1Xylenes, Total
4-Bromofluorobenzene (Surr)98 80-120 06/09/20 10:33 1
MB MB
Surrogate
06/09/20 07:33
Dil FacPrepared AnalyzedQualifier Limits%Recovery
101 06/09/20 07:33 06/09/20 10:33 1Dibromofluoromethane (Surr)79-133
107 06/09/20 07:33 06/09/20 10:33 11,2-Dichloroethane-d4 (Surr)71-155
99 06/09/20 07:33 06/09/20 10:33 1Toluene-d8 (Surr)80-120
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-74153/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74143 Prep Batch: 74153
Benzene 50.0 43.77 ug/Kg 88 78-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Carbon tetrachloride 50.0 44.82 ug/Kg 90 49-139
Chlorobenzene 50.0 44.58 ug/Kg 89 79-120
1,2-Dibromoethane 50.0 47.60 ug/Kg 95 70-130
1,2-Dichlorobenzene 50.0 46.65 ug/Kg 93 75-120
1,2-Dichloroethane 50.0 44.37 ug/Kg 89 70-130
1,1-Dichloroethene 50.0 44.58 ug/Kg 89 74-122
Di-isopropyl ether (DIPE)50.0 46.31 ug/Kg 93 78-120
Ethanol 500 483.1 ug/Kg 97 56-140
Ethylbenzene 50.0 44.25 ug/Kg 88 76-120
Ethyl-t-butyl ether (ETBE)50.0 43.28 ug/Kg 87 70-124
Methyl-t-Butyl Ether (MTBE)50.0 42.44 ug/Kg 85 70-124
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-74153/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74143 Prep Batch: 74153
m,p-Xylene 100 87.96 ug/Kg 88 70-130
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
o-Xylene 50.0 45.73 ug/Kg 91 70-130
4-Bromofluorobenzene (Surr)80 -120
Surrogate
101
LCS LCS
Qualifier Limits%Recovery
106Dibromofluoromethane (Surr)79 -133
1011,2-Dichloroethane-d4 (Surr)71 -155
102Toluene-d8 (Surr)80 -120
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-74153/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74143 Prep Batch: 74153
Benzene 50.0 42.28 ug/Kg 85 78-120 3 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Carbon tetrachloride 50.0 43.69 ug/Kg 87 49-139 3 20
Chlorobenzene 50.0 43.30 ug/Kg 87 79-120 3 20
1,2-Dibromoethane 50.0 46.03 ug/Kg 92 70-130 3 20
1,2-Dichlorobenzene 50.0 45.24 ug/Kg 90 75-120 3 20
1,2-Dichloroethane 50.0 42.50 ug/Kg 85 70-130 4 20
1,1-Dichloroethene 50.0 42.15 ug/Kg 84 74-122 6 20
Di-isopropyl ether (DIPE)50.0 44.78 ug/Kg 90 78-120 3 20
Ethanol 500 470.4 ug/Kg 94 56-140 3 20
Ethylbenzene 50.0 42.87 ug/Kg 86 76-120 3 20
Ethyl-t-butyl ether (ETBE)50.0 41.88 ug/Kg 84 70-124 3 20
Methyl-t-Butyl Ether (MTBE)50.0 40.05 ug/Kg 80 70-124 6 20
m,p-Xylene 100 85.16 ug/Kg 85 70-130 3 20
o-Xylene 50.0 44.09 ug/Kg 88 70-130 4 20
4-Bromofluorobenzene (Surr)80 -120
Surrogate
100
LCSD LCSD
Qualifier Limits%Recovery
106Dibromofluoromethane (Surr)79 -133
1001,2-Dichloroethane-d4 (Surr)71 -155
102Toluene-d8 (Surr)80 -120
Client Sample ID: Matrix SpikeLab Sample ID: 570-30279-B-1-B MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74143 Prep Batch: 74153
Benzene ND 50.5 39.07 ug/Kg 77 61-127
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Carbon tetrachloride ND 50.5 43.95 ug/Kg 87 51-135
Chlorobenzene ND 50.5 36.92 ug/Kg 73 57-123
1,2-Dibromoethane ND F2 50.5 32.44 ug/Kg 64 64-124
1,2-Dichlorobenzene ND 50.5 33.28 ug/Kg 66 35-131
1,2-Dichloroethane ND F1 50.5 33.70 F1 ug/Kg 67 70-130
1,1-Dichloroethene ND 50.5 43.71 ug/Kg 87 47-143
Di-isopropyl ether (DIPE)ND 50.5 37.31 ug/Kg 74 57-129
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Matrix SpikeLab Sample ID: 570-30279-B-1-B MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74143 Prep Batch: 74153
Ethanol ND 505 423.7 ug/Kg 84 17-167
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Ethylbenzene ND 50.5 39.26 ug/Kg 78 57-129
Ethyl-t-butyl ether (ETBE)ND F2 50.5 31.76 ug/Kg 63 55-127
Methyl-t-Butyl Ether (MTBE)ND F2 50.5 28.99 ug/Kg 57 57-123
m,p-Xylene ND 101 77.69 ug/Kg 77 70-130
o-Xylene ND 50.5 38.35 ug/Kg 76 70-130
4-Bromofluorobenzene (Surr)80 -120
Surrogate
100
MS MS
Qualifier Limits%Recovery
107Dibromofluoromethane (Surr)79 -133
1091,2-Dichloroethane-d4 (Surr)71 -155
102Toluene-d8 (Surr)80 -120
Client Sample ID: Matrix Spike DuplicateLab Sample ID: 570-30279-B-1-C MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74143 Prep Batch: 74153
Benzene ND 48.4 41.42 ug/Kg 86 61-127 6 20
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Carbon tetrachloride ND 48.4 43.48 ug/Kg 90 51-135 1 29
Chlorobenzene ND 48.4 41.84 ug/Kg 87 57-123 12 20
1,2-Dibromoethane ND F2 48.4 43.10 F2 ug/Kg 89 64-124 28 20
1,2-Dichlorobenzene ND 48.4 41.96 ug/Kg 87 35-131 23 25
1,2-Dichloroethane ND F1 48.4 40.75 ug/Kg 84 70-130 19 20
1,1-Dichloroethene ND 48.4 42.26 ug/Kg 87 47-143 3 25
Di-isopropyl ether (DIPE)ND 48.4 42.98 ug/Kg 89 57-129 14 20
Ethanol ND 484 654.4 ug/Kg 135 17-167 43 47
Ethylbenzene ND 48.4 42.53 ug/Kg 88 57-129 8 22
Ethyl-t-butyl ether (ETBE)ND F2 48.4 39.62 F2 ug/Kg 82 55-127 22 20
Methyl-t-Butyl Ether (MTBE)ND F2 48.4 37.74 F2 ug/Kg 78 57-123 26 21
m,p-Xylene ND 96.7 83.92 ug/Kg 87 70-130 8 20
o-Xylene ND 48.4 43.04 ug/Kg 89 70-130 12 20
4-Bromofluorobenzene (Surr)80 -120
Surrogate
99
MSD MSD
Qualifier Limits%Recovery
105Dibromofluoromethane (Surr)79 -133
1021,2-Dichloroethane-d4 (Surr)71 -155
101Toluene-d8 (Surr)80 -120
Method: 8015B - Diesel Range Organics (DRO) (GC)
Client Sample ID: Method BlankLab Sample ID: MB 570-74626/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74722 Prep Batch: 74626
RL
C6 as C6 ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C7 as C7
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC) (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-74626/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74722 Prep Batch: 74626
RL
C8 as C8 ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C9-C10
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C11-C12
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C13-C14
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C15-C16
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C17-C18
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C19-C20
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C21-C22
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C23-C24
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C25-C28
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C29-C32
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C33-C36
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C37-C40
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C41-C44
ND 5.0 mg/Kg 06/10/20 19:01 06/11/20 11:23 1C6-C44
n-Octacosane (Surr)99 61-145 06/11/20 11:23 1
MB MB
Surrogate
06/10/20 19:01
Dil FacPrepared AnalyzedQualifier Limits%Recovery
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-74626/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74722 Prep Batch: 74626
TPH as Diesel (C10-C28)400 467.6 mg/Kg 117 67-121
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
n-Octacosane (Surr)61 -145
Surrogate
98
LCS LCS
Qualifier Limits%Recovery
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-74626/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74722 Prep Batch: 74626
TPH as Diesel (C10-C28)400 452.3 mg/Kg 113 67-121 3 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
n-Octacosane (Surr)61 -145
Surrogate
97
LCSD LCSD
Qualifier Limits%Recovery
Client Sample ID: Matrix SpikeLab Sample ID: 720-98809-A-5-A MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74722 Prep Batch: 74626
TPH as Diesel (C10-C28)18 389 466.6 mg/Kg 116 33-153
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC) (Continued)
Client Sample ID: Matrix SpikeLab Sample ID: 720-98809-A-5-A MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74722 Prep Batch: 74626
n-Octacosane (Surr)61 -145
Surrogate
97
MS MS
Qualifier Limits%Recovery
Client Sample ID: Matrix Spike DuplicateLab Sample ID: 720-98809-A-5-B MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 74722 Prep Batch: 74626
TPH as Diesel (C10-C28)18 386 469.0 mg/Kg 117 33-153 1 32
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
n-Octacosane (Surr)61 -145
Surrogate
98
MSD MSD
Qualifier Limits%Recovery
Method: 6010B - Metals (ICP)
Client Sample ID: Method BlankLab Sample ID: MB 570-74872/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75138 Prep Batch: 74872
RL
Antimony ND 0.746 mg/Kg 06/11/20 17:30 06/12/20 14:35 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 0.746 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Arsenic
ND 0.498 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Barium
ND 0.249 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Beryllium
ND 0.249 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Cobalt
ND 0.249 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Molybdenum
ND 0.249 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Nickel
ND 0.746 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Selenium
ND 0.249 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Silver
ND 0.746 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Thallium
ND 0.249 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Vanadium
ND 0.995 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Zinc
ND 0.498 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Cadmium
ND 0.498 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Copper
ND 0.498 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Lead
ND 0.249 mg/Kg 06/11/20 17:30 06/12/20 14:35 1Chromium
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-74872/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75102 Prep Batch: 74872
Antimony 24.4 21.05 mg/Kg 86 80-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Arsenic 24.4 20.29 mg/Kg 83 80-120
Barium 24.4 23.60 mg/Kg 97 80-120
Beryllium 24.4 21.50 mg/Kg 88 80-120
Cobalt 24.4 21.67 mg/Kg 89 80-120
Molybdenum 24.4 21.05 mg/Kg 86 80-120
Nickel 24.4 22.32 mg/Kg 92 80-120
Selenium 24.4 20.81 mg/Kg 85 80-120
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 6010B - Metals (ICP) (Continued)
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-74872/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75102 Prep Batch: 74872
Silver 12.2 11.83 mg/Kg 97 80-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Thallium 24.4 22.28 mg/Kg 91 80-120
Vanadium 24.4 22.46 mg/Kg 92 80-120
Zinc 24.4 21.20 mg/Kg 87 80-120
Cadmium 24.4 20.80 mg/Kg 85 80-120
Copper 24.4 23.37 mg/Kg 96 80-120
Lead 24.4 22.34 mg/Kg 92 80-120
Chromium 24.4 22.27 mg/Kg 91 80-120
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-74872/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75102 Prep Batch: 74872
Antimony 24.0 20.69 mg/Kg 86 80-120 2 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Arsenic 24.0 20.28 mg/Kg 84 80-120 0 20
Barium 24.0 23.47 mg/Kg 98 80-120 1 20
Beryllium 24.0 21.04 mg/Kg 88 80-120 2 20
Cobalt 24.0 21.36 mg/Kg 89 80-120 1 20
Molybdenum 24.0 20.91 mg/Kg 87 80-120 1 20
Nickel 24.0 21.94 mg/Kg 91 80-120 2 20
Selenium 24.0 21.64 mg/Kg 90 80-120 4 20
Silver 12.0 11.96 mg/Kg 100 80-120 1 20
Thallium 24.0 21.71 mg/Kg 90 80-120 3 20
Vanadium 24.0 21.86 mg/Kg 91 80-120 3 20
Zinc 24.0 21.03 mg/Kg 87 80-120 1 20
Cadmium 24.0 20.65 mg/Kg 86 80-120 1 20
Copper 24.0 23.00 mg/Kg 96 80-120 2 20
Lead 24.0 21.78 mg/Kg 91 80-120 3 20
Chromium 24.0 21.67 mg/Kg 90 80-120 3 20
Client Sample ID: Matrix SpikeLab Sample ID: 570-30275-A-1-D MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75102 Prep Batch: 74872
Antimony ND F1 24.9 9.379 F1 mg/Kg 36 50-115
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Arsenic 8.62 F1 24.9 40.74 F1 mg/Kg 129 75-125
Barium 2240 24.9 1660 4 mg/Kg -2332 75-125
Beryllium 0.475 24.9 25.35 mg/Kg 100 75-125
Cobalt 3.72 24.9 26.38 mg/Kg 91 75-125
Molybdenum 0.942 24.9 24.42 mg/Kg 94 75-125
Nickel 15.1 24.9 36.24 mg/Kg 85 75-125
Selenium ND 24.9 23.62 mg/Kg 95 75-125
Silver ND L 12.4 13.05 mg/Kg 105 75-125
Thallium ND 24.9 21.40 mg/Kg 84 75-125
Vanadium 27.8 24.9 50.05 mg/Kg 90 75-125
Zinc 57.4 F1 24.9 73.61 F1 mg/Kg 65 75-125
Cadmium ND 24.9 22.96 mg/Kg 91 75-125
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 6010B - Metals (ICP) (Continued)
Client Sample ID: Matrix SpikeLab Sample ID: 570-30275-A-1-D MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75102 Prep Batch: 74872
Copper 11.1 24.9 33.28 mg/Kg 89 75-125
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Lead 28.7 F1 24.9 60.03 F1 mg/Kg 126 75-125
Chromium 13.7 24.9 36.87 mg/Kg 93 75-125
Client Sample ID: Matrix Spike DuplicateLab Sample ID: 570-30275-A-1-E MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75102 Prep Batch: 74872
Antimony ND F1 24.5 8.408 F1 mg/Kg 33 50-115 11 20
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Arsenic 8.62 F1 24.5 38.31 mg/Kg 121 75-125 6 20
Barium 2240 24.5 1655 4 mg/Kg -2388 75-125 0 20
Beryllium 0.475 24.5 25.27 mg/Kg 101 75-125 0 20
Cobalt 3.72 24.5 25.82 mg/Kg 90 75-125 2 20
Molybdenum 0.942 24.5 24.10 mg/Kg 94 75-125 1 20
Nickel 15.1 24.5 35.67 mg/Kg 84 75-125 2 20
Selenium ND 24.5 22.10 mg/Kg 90 75-125 7 20
Silver ND L 12.3 12.87 mg/Kg 105 75-125 1 20
Thallium ND 24.5 21.53 mg/Kg 86 75-125 1 20
Vanadium 27.8 24.5 49.46 mg/Kg 89 75-125 1 20
Zinc 57.4 F1 24.5 72.84 F1 mg/Kg 63 75-125 1 20
Cadmium ND 24.5 22.64 mg/Kg 91 75-125 1 20
Copper 11.1 24.5 32.75 mg/Kg 88 75-125 2 20
Lead 28.7 F1 24.5 59.70 F1 mg/Kg 127 75-125 1 20
Chromium 13.7 24.5 36.34 mg/Kg 92 75-125 1 20
Client Sample ID: Method BlankLab Sample ID: LB 570-74373/1-B
Matrix: Solid Prep Type: TCLP
Analysis Batch: 74864 Prep Batch: 74805
RL
Cadmium ND 0.100 mg/L 06/11/20 14:00 06/12/20 01:29 1
LB LB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 0.500 mg/L 06/11/20 14:00 06/12/20 01:29 1Copper
ND 0.500 mg/L 06/11/20 14:00 06/12/20 01:29 1Lead
ND 0.500 mg/L 06/11/20 14:00 06/12/20 01:29 1Chromium
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-74373/2-B
Matrix: Solid Prep Type: TCLP
Analysis Batch: 74864 Prep Batch: 74805
Cadmium 5.00 4.781 mg/L 96 80-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Copper 5.00 5.176 mg/L 104 80-120
Lead 5.00 4.758 mg/L 95 80-120
Chromium 5.00 4.825 mg/L 97 80-120
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 6010B - Metals (ICP) (Continued)
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-74373/3-B
Matrix: Solid Prep Type: TCLP
Analysis Batch: 74864 Prep Batch: 74805
Cadmium 5.00 4.719 mg/L 94 80-120 1 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Copper 5.00 5.113 mg/L 102 80-120 1 20
Lead 5.00 4.655 mg/L 93 80-120 2 20
Chromium 5.00 4.810 mg/L 96 80-120 0 20
Client Sample ID: Matrix SpikeLab Sample ID: 720-98793-B-1-E MS
Matrix: Solid Prep Type: TCLP
Analysis Batch: 74864 Prep Batch: 74805
Cadmium ND 5.00 4.751 mg/L 95 82-124
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Copper 72.8 5.00 72.70 4 mg/L -2 78-126
Lead 3.50 5.00 8.000 mg/L 90 84-120
Chromium ND 5.00 4.972 mg/L 99 86-122
Client Sample ID: Matrix Spike DuplicateLab Sample ID: 720-98793-B-1-F MSD
Matrix: Solid Prep Type: TCLP
Analysis Batch: 74864 Prep Batch: 74805
Cadmium ND 5.00 4.829 mg/L 97 82-124 2 7
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Copper 72.8 5.00 73.72 4 mg/L 19 78-126 1 7
Lead 3.50 5.00 8.157 mg/L 93 84-120 2 7
Chromium ND 5.00 5.017 mg/L 100 86-122 1 8
Client Sample ID: Method BlankLab Sample ID: LB4 570-74374/1-B
Matrix: Solid Prep Type: STLC Citrate
Analysis Batch: 75146 Prep Batch: 75099
RL
Cadmium ND 0.100 mg/L 06/12/20 13:45 06/12/20 15:31 1
LB4 LB4
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 0.500 mg/L 06/12/20 13:45 06/12/20 15:31 1Copper
ND 0.500 mg/L 06/12/20 13:45 06/12/20 15:31 1Lead
ND 0.500 mg/L 06/12/20 13:45 06/12/20 15:31 1Chromium
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-74374/2-B
Matrix: Solid Prep Type: STLC Citrate
Analysis Batch: 75146 Prep Batch: 75099
Cadmium 5.00 5.040 mg/L 101 80-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Copper 5.00 5.618 mg/L 112 80-120
Lead 5.00 4.924 mg/L 98 80-120
Chromium 5.00 5.191 mg/L 104 80-120
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 6010B - Metals (ICP) (Continued)
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-74374/3-B
Matrix: Solid Prep Type: STLC Citrate
Analysis Batch: 75146 Prep Batch: 75099
Cadmium 5.00 4.690 mg/L 94 80-120 7 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Copper 5.00 5.435 mg/L 109 80-120 3 20
Lead 5.00 4.667 mg/L 93 80-120 5 20
Chromium 5.00 4.947 mg/L 99 80-120 5 20
Client Sample ID: Matrix SpikeLab Sample ID: 570-30284-A-1-F MS
Matrix: Solid Prep Type: STLC Citrate
Analysis Batch: 75146 Prep Batch: 75099
Cadmium ND 5.00 4.640 mg/L 92 82-124
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Copper ND 5.00 5.124 mg/L 102 78-126
Lead ND 5.00 4.682 mg/L 94 84-120
Chromium ND 5.00 5.167 mg/L 95 86-122
Client Sample ID: Matrix Spike DuplicateLab Sample ID: 570-30284-A-1-G MSD
Matrix: Solid Prep Type: STLC Citrate
Analysis Batch: 75146 Prep Batch: 75099
Cadmium ND 5.00 4.606 mg/L 92 82-124 1 7
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Copper ND 5.00 5.145 mg/L 103 78-126 0 7
Lead ND 5.00 4.624 mg/L 92 84-120 1 7
Chromium ND 5.00 5.156 mg/L 94 86-122 0 8
Method: 7471A - Mercury (CVAA)
Client Sample ID: Method BlankLab Sample ID: MB 570-74866/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75047 Prep Batch: 74866
RL
Mercury ND 0.0806 mg/Kg 06/11/20 17:00 06/12/20 10:31 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-74866/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75047 Prep Batch: 74866
Mercury 0.820 0.8104 mg/Kg 99 85-121
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-74866/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75047 Prep Batch: 74866
Mercury 0.806 0.7923 mg/Kg 98 85-121 2 10
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method: 7471A - Mercury (CVAA) (Continued)
Client Sample ID: Matrix SpikeLab Sample ID: 570-30620-A-1-E MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75047 Prep Batch: 74866
Mercury ND 0.794 0.7399 mg/Kg 89 71-137
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Client Sample ID: Matrix Spike DuplicateLab Sample ID: 570-30620-A-1-F MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 75047 Prep Batch: 74866
Mercury ND 0.820 0.7532 mg/Kg 88 71-137 2 14
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Eurofins Calscience LLC
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QC Association Summary
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
GC/MS VOA
Analysis Batch: 74143
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8260B 74153570-30280-1 PTT 2 DRYWELL 25'Total/NA
Solid 8260B 74153570-30280-2 PTT 2 BTM 8'Total/NA
Solid 8260B 74153570-30280-6 PTT 2 ESW Total/NA
Solid 8260B 74153570-30280-7 PTT 2 6'Total/NA
Solid 8260B 74153MB 570-74153/3-A Method Blank Total/NA
Solid 8260B 74153LCS 570-74153/1-A Lab Control Sample Total/NA
Solid 8260B 74153LCSD 570-74153/2-A Lab Control Sample Dup Total/NA
Solid 8260B 74153570-30279-B-1-B MS Matrix Spike Total/NA
Solid 8260B 74153570-30279-B-1-C MSD Matrix Spike Duplicate Total/NA
Prep Batch: 74153
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 5030C570-30280-1 PTT 2 DRYWELL 25'Total/NA
Solid 5030C570-30280-2 PTT 2 BTM 8'Total/NA
Solid 5030C570-30280-6 PTT 2 ESW Total/NA
Solid 5030C570-30280-7 PTT 2 6'Total/NA
Solid 5030CMB 570-74153/3-A Method Blank Total/NA
Solid 5030CLCS 570-74153/1-A Lab Control Sample Total/NA
Solid 5030CLCSD 570-74153/2-A Lab Control Sample Dup Total/NA
Solid 5030C570-30279-B-1-B MS Matrix Spike Total/NA
Solid 5030C570-30279-B-1-C MSD Matrix Spike Duplicate Total/NA
GC Semi VOA
Prep Batch: 74626
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 3550C570-30280-1 PTT 2 DRYWELL 25'Total/NA
Solid 3550C570-30280-2 PTT 2 BTM 8'Total/NA
Solid 3550C570-30280-6 PTT 2 ESW Total/NA
Solid 3550C570-30280-7 PTT 2 6'Total/NA
Solid 3550CMB 570-74626/1-A Method Blank Total/NA
Solid 3550CLCS 570-74626/2-A Lab Control Sample Total/NA
Solid 3550CLCSD 570-74626/3-A Lab Control Sample Dup Total/NA
Solid 3550C720-98809-A-5-A MS Matrix Spike Total/NA
Solid 3550C720-98809-A-5-B MSD Matrix Spike Duplicate Total/NA
Analysis Batch: 74722
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8015B 74626570-30280-1 PTT 2 DRYWELL 25'Total/NA
Solid 8015B 74626570-30280-2 PTT 2 BTM 8'Total/NA
Solid 8015B 74626570-30280-6 PTT 2 ESW Total/NA
Solid 8015B 74626MB 570-74626/1-A Method Blank Total/NA
Solid 8015B 74626LCS 570-74626/2-A Lab Control Sample Total/NA
Solid 8015B 74626LCSD 570-74626/3-A Lab Control Sample Dup Total/NA
Solid 8015B 74626720-98809-A-5-A MS Matrix Spike Total/NA
Solid 8015B 74626720-98809-A-5-B MSD Matrix Spike Duplicate Total/NA
Analysis Batch: 75022
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8015B 74626570-30280-7 PTT 2 6'Total/NA
Eurofins Calscience LLC
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QC Association Summary
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Metals
Leach Batch: 74373
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 1311570-30280-3 PTT 2 SP-A TCLP
Solid 1311570-30280-4 PTT 2 SP-B TCLP
Solid 1311570-30280-5 PTT 2 DRYWELL TCLP
Solid 1311LB 570-74373/1-B Method Blank TCLP
Solid 1311LCS 570-74373/2-B Lab Control Sample TCLP
Solid 1311LCSD 570-74373/3-B Lab Control Sample Dup TCLP
Solid 1311720-98793-B-1-E MS Matrix Spike TCLP
Solid 1311720-98793-B-1-F MSD Matrix Spike Duplicate TCLP
Leach Batch: 74374
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid CA WET Citrate570-30280-3 PTT 2 SP-A STLC Citrate
Solid CA WET Citrate570-30280-4 PTT 2 SP-B STLC Citrate
Solid CA WET Citrate570-30280-5 PTT 2 DRYWELL STLC Citrate
Solid CA WET CitrateLB4 570-74374/1-B Method Blank STLC Citrate
Solid CA WET CitrateLCS 570-74374/2-B Lab Control Sample STLC Citrate
Solid CA WET CitrateLCSD 570-74374/3-B Lab Control Sample Dup STLC Citrate
Solid CA WET Citrate570-30284-A-1-F MS Matrix Spike STLC Citrate
Solid CA WET Citrate570-30284-A-1-G MSD Matrix Spike Duplicate STLC Citrate
Prep Batch: 74805
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 3010A 74373570-30280-3 PTT 2 SP-A TCLP
Solid 3010A 74373570-30280-4 PTT 2 SP-B TCLP
Solid 3010A 74373570-30280-5 PTT 2 DRYWELL TCLP
Solid 3010A 74373LB 570-74373/1-B Method Blank TCLP
Solid 3010A 74373LCS 570-74373/2-B Lab Control Sample TCLP
Solid 3010A 74373LCSD 570-74373/3-B Lab Control Sample Dup TCLP
Solid 3010A 74373720-98793-B-1-E MS Matrix Spike TCLP
Solid 3010A 74373720-98793-B-1-F MSD Matrix Spike Duplicate TCLP
Analysis Batch: 74864
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 6010B 74805570-30280-3 PTT 2 SP-A TCLP
Solid 6010B 74805570-30280-4 PTT 2 SP-B TCLP
Solid 6010B 74805570-30280-5 PTT 2 DRYWELL TCLP
Solid 6010B 74805LB 570-74373/1-B Method Blank TCLP
Solid 6010B 74805LCS 570-74373/2-B Lab Control Sample TCLP
Solid 6010B 74805LCSD 570-74373/3-B Lab Control Sample Dup TCLP
Solid 6010B 74805720-98793-B-1-E MS Matrix Spike TCLP
Solid 6010B 74805720-98793-B-1-F MSD Matrix Spike Duplicate TCLP
Prep Batch: 74866
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 7471A570-30280-1 PTT 2 DRYWELL 25'Total/NA
Solid 7471A570-30280-2 PTT 2 BTM 8'Total/NA
Solid 7471A570-30280-6 PTT 2 ESW Total/NA
Solid 7471A570-30280-7 PTT 2 6'Total/NA
Solid 7471AMB 570-74866/1-A Method Blank Total/NA
Solid 7471ALCS 570-74866/2-A Lab Control Sample Total/NA
Solid 7471ALCSD 570-74866/3-A Lab Control Sample Dup Total/NA
Eurofins Calscience LLC
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QC Association Summary
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Metals (Continued)
Prep Batch: 74866 (Continued)
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 7471A570-30620-A-1-E MS Matrix Spike Total/NA
Solid 7471A570-30620-A-1-F MSD Matrix Spike Duplicate Total/NA
Prep Batch: 74872
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 3050B570-30280-1 PTT 2 DRYWELL 25'Total/NA
Solid 3050B570-30280-2 PTT 2 BTM 8'Total/NA
Solid 3050B570-30280-6 PTT 2 ESW Total/NA
Solid 3050B570-30280-7 PTT 2 6'Total/NA
Solid 3050BMB 570-74872/1-A Method Blank Total/NA
Solid 3050BLCS 570-74872/2-A Lab Control Sample Total/NA
Solid 3050BLCSD 570-74872/3-A Lab Control Sample Dup Total/NA
Solid 3050B570-30275-A-1-D MS Matrix Spike Total/NA
Solid 3050B570-30275-A-1-E MSD Matrix Spike Duplicate Total/NA
Analysis Batch: 75047
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 7471A 74866570-30280-1 PTT 2 DRYWELL 25'Total/NA
Solid 7471A 74866570-30280-2 PTT 2 BTM 8'Total/NA
Solid 7471A 74866570-30280-6 PTT 2 ESW Total/NA
Solid 7471A 74866570-30280-7 PTT 2 6'Total/NA
Solid 7471A 74866MB 570-74866/1-A Method Blank Total/NA
Solid 7471A 74866LCS 570-74866/2-A Lab Control Sample Total/NA
Solid 7471A 74866LCSD 570-74866/3-A Lab Control Sample Dup Total/NA
Solid 7471A 74866570-30620-A-1-E MS Matrix Spike Total/NA
Solid 7471A 74866570-30620-A-1-F MSD Matrix Spike Duplicate Total/NA
Prep Batch: 75099
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid Dilution 74374570-30280-3 PTT 2 SP-A STLC Citrate
Solid Dilution 74374570-30280-4 PTT 2 SP-B STLC Citrate
Solid Dilution 74374570-30280-5 PTT 2 DRYWELL STLC Citrate
Solid Dilution 74374LB4 570-74374/1-B Method Blank STLC Citrate
Solid Dilution 74374LCS 570-74374/2-B Lab Control Sample STLC Citrate
Solid Dilution 74374LCSD 570-74374/3-B Lab Control Sample Dup STLC Citrate
Solid Dilution 74374570-30284-A-1-F MS Matrix Spike STLC Citrate
Solid Dilution 74374570-30284-A-1-G MSD Matrix Spike Duplicate STLC Citrate
Analysis Batch: 75102
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 6010B 74872LCS 570-74872/2-A Lab Control Sample Total/NA
Solid 6010B 74872LCSD 570-74872/3-A Lab Control Sample Dup Total/NA
Solid 6010B 74872570-30275-A-1-D MS Matrix Spike Total/NA
Solid 6010B 74872570-30275-A-1-E MSD Matrix Spike Duplicate Total/NA
Analysis Batch: 75138
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 6010B 74872570-30280-1 PTT 2 DRYWELL 25'Total/NA
Solid 6010B 74872570-30280-2 PTT 2 BTM 8'Total/NA
Solid 6010B 74872570-30280-6 PTT 2 ESW Total/NA
Solid 6010B 74872570-30280-7 PTT 2 6'Total/NA
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QC Association Summary
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Metals (Continued)
Analysis Batch: 75138 (Continued)
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 6010B 74872MB 570-74872/1-A Method Blank Total/NA
Analysis Batch: 75146
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 6010B 75099570-30280-3 PTT 2 SP-A STLC Citrate
Solid 6010B 75099570-30280-4 PTT 2 SP-B STLC Citrate
Solid 6010B 75099570-30280-5 PTT 2 DRYWELL STLC Citrate
Solid 6010B 75099LB4 570-74374/1-B Method Blank STLC Citrate
Solid 6010B 75099LCS 570-74374/2-B Lab Control Sample STLC Citrate
Solid 6010B 75099LCSD 570-74374/3-B Lab Control Sample Dup STLC Citrate
Solid 6010B 75099570-30284-A-1-F MS Matrix Spike STLC Citrate
Solid 6010B 75099570-30284-A-1-G MSD Matrix Spike Duplicate STLC Citrate
Eurofins Calscience LLC
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Method Summary
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Method Method Description LaboratoryProtocol
SW8468260BVolatile Organic Compounds (GC/MS)ECL 2
SW8468015BDiesel Range Organics (DRO) (GC)ECL 1
SW8466010BMetals (ICP)ECL 1
SW8467471AMercury (CVAA)ECL 1
SW8461311TCLP Extraction ECL 3
SW8463010APreparation, Total Metals ECL 1
SW8463050BPreparation, Metals ECL 1
SW8463550CUltrasonic Extraction ECL 1
SW8465030CPurge and Trap ECL 2
SW8467471APreparation, Mercury ECL 1
CA-WETCA WET Citrate California - Waste Extraction Test with Citrate Leach ECL 3
NoneDilutionPreparation / Dilution Process ECL 1
Protocol References:
CA-WET = California Waste Extraction Test, from Title 22
None = None
SW846 = "Test Methods For Evaluating Solid Waste, Physical/Chemical Methods", Third Edition, November 1986 And Its Updates.
Laboratory References:
ECL 1 = Eurofins Calscience LLC Lincoln, 7440 Lincoln Way, Garden Grove, CA 92841, TEL (714)895-5494
ECL 2 = Eurofins Calscience LLC Lampson, 7445 Lampson Ave, Garden Grove, CA 92841, TEL (714)895-5494
ECL 3 = Eurofins Calscience LLC Knott, 11380 Knott Street, Garden Grove, CA 92841, TEL (714)895-5494
Eurofins Calscience LLC
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Definitions/Glossary
Job ID: 570-30280-1Client: EnviroApplications, Inc.
Project/Site: FELDER Automotive
Qualifiers
GC/MS VOA
Qualifier Description
F1 MS and/or MSD recovery exceeds control limits.
Qualifier
F2 MS/MSD RPD exceeds control limits
Metals
Qualifier Description
4 MS, MSD: The analyte present in the original sample is greater than 4 times the matrix spike concentration; therefore, control limits are not
applicable.
Qualifier
F1 MS and/or MSD recovery exceeds control limits.
L A negative instrument reading had an absolute value greater than the reporting limit
Glossary
These commonly used abbreviations may or may not be present in this report.
¤Listed under the "D" column to designate that the result is reported on a dry weight basis
Abbreviation
%R Percent Recovery
CFL Contains Free Liquid
CNF Contains No Free Liquid
DER Duplicate Error Ratio (normalized absolute difference)
Dil Fac Dilution Factor
DL Detection Limit (DoD/DOE)
DL, RA, RE, IN Indicates a Dilution, Re-analysis, Re-extraction, or additional Initial metals/anion analysis of the sample
DLC Decision Level Concentration (Radiochemistry)
EDL Estimated Detection Limit (Dioxin)
LOD Limit of Detection (DoD/DOE)
LOQ Limit of Quantitation (DoD/DOE)
MDA Minimum Detectable Activity (Radiochemistry)
MDC Minimum Detectable Concentration (Radiochemistry)
MDL Method Detection Limit
ML Minimum Level (Dioxin)
MQL Method Quantitation Limit
NC Not Calculated
ND Not Detected at the reporting limit (or MDL or EDL if shown)
PQL Practical Quantitation Limit
QC Quality Control
RER Relative Error Ratio (Radiochemistry)
RL Reporting Limit or Requested Limit (Radiochemistry)
RPD Relative Percent Difference, a measure of the relative difference between two points
TEF Toxicity Equivalent Factor (Dioxin)
TEQ Toxicity Equivalent Quotient (Dioxin)
Eurofins Calscience LLC
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Login Sample Receipt Checklist
Client: EnviroApplications, Inc.Job Number: 570-30280-1
Login Number: 30280
Question Answer Comment
Creator: Soriano, Precy
List Source: Eurofins Calscience
List Number: 1
N/ARadioactivity wasn't checked or is </= background as measured by a survey
meter.
TrueThe cooler's custody seal, if present, is intact.
TrueSample custody seals, if present, are intact.
TrueThe cooler or samples do not appear to have been compromised or
tampered with.
TrueSamples were received on ice.
TrueCooler Temperature is acceptable.
TrueCooler Temperature is recorded.
TrueCOC is present.
TrueCOC is filled out in ink and legible.
TrueCOC is filled out with all pertinent information.
TrueIs the Field Sampler's name present on COC?
TrueThere are no discrepancies between the containers received and the COC.
TrueSamples are received within Holding Time (excluding tests with immediate
HTs)
TrueSample containers have legible labels.
TrueContainers are not broken or leaking.
TrueSample collection date/times are provided.
TrueAppropriate sample containers are used.
TrueSample bottles are completely filled.
TrueSample Preservation Verified.
TrueThere is sufficient vol. for all requested analyses, incl. any requested
MS/MSDs
TrueContainers requiring zero headspace have no headspace or bubble is
<6mm (1/4").
TrueMultiphasic samples are not present.
TrueSamples do not require splitting or compositing.
N/AResidual Chlorine Checked.
Eurofins Calscience
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ANALYTICAL REPORT
Eurofins Calscience LLC
7440 Lincoln Way
Garden Grove, CA 92841
Tel: (714)895-5494
Laboratory Job ID: 570-31513-1
Client Project/Site: Felder Automotive
For:
EnviroApplications, Inc.
2831 Camino Del Rio South
Suite 214
San Diego, California 92108
Attn: Bernard Sentianin
Authorized for release by:
6/24/2020 6:24:08 PM
Sandy Tat, Project Manager I
(714)895-5494
sandytat@eurofinsus.com
The test results in this report meet all 2003 NELAC, 2009 TNI, and 2016 TNI requirements for
accredited parameters, exceptions are noted in this report. This report may not be reproduced
except in full, and with written approval from the laboratory. For questions please contact the
Project Manager at the e-mail address or telephone number listed on this page.
This report has been electronically signed and authorized by the signatory. Electronic signature is
intended to be the legally binding equivalent of a traditionally handwritten signature.
Results relate only to the items tested and the sample(s) as received by the laboratory.
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Table of Contents
Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Laboratory Job ID: 570-31513-1
Page 2 of 29 Eurofins Calscience LLC6/24/2020
Cover Page . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1
Table of Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
Case Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
Sample Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4
Client Sample Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
QC Sample Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15
QC Association Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24
Method Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26
Definitions/Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27
Chain of Custody . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .28
Receipt Checklists . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .29
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Case Narrative
Client: EnviroApplications, Inc.Job ID: 570-31513-1
Project/Site: Felder Automotive
Job ID: 570-31513-1
Laboratory: Eurofins Calscience LLC
Narrative
Job Narrative
570-31513-1
Comments
No additional comments.
Receipt
The samples were received on 6/22/2020 10:56 AM; the samples arrived in good condition, and where required, properly preserved and
on ice. The temperature of the cooler at receipt was 4.3º C.
GC/MS VOA
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
GC Semi VOA
Method 8015B: The total concentration includes individual carbon range concentrations (estimated), if any, below the RL reported as ND.
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
Metals
Method 6010B: The matrix spike / matrix spike duplicate (MS/MSD) recoveries for preparation batch 570-77245 and analytical batch
570-77427 were outside control limits. Sample matrix interference and/or non-homogeneity are suspected because the associated
laboratory control sample (LCS) recovery was within acceptance limits.
No additional analytical or quality issues were noted, other than those described above or in the Definitions/Glossary page.
Organic Prep
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
VOA Prep
No analytical or quality issues were noted, other than those described in the Definitions/Glossary page.
Eurofins Calscience LLCPage 3 of 29 6/24/2020
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Sample Summary
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Lab Sample ID Client Sample ID ReceivedCollectedMatrix Asset ID
570-31513-1 PIT 2 BTM 10'Solid 06/22/20 09:35 06/22/20 10:56
570-31513-2 PIT 2 BTM 12'Solid 06/22/20 09:43 06/22/20 10:56
570-31513-3 DRYWELL 29'Solid 06/22/20 09:50 06/22/20 10:56
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS)
Lab Sample ID: 570-31513-1Client Sample ID: PIT 2 BTM 10'
Matrix: SolidDate Collected: 06/22/20 09:35
Date Received: 06/22/20 10:56
RL
Acetone ND 49 ug/Kg 06/22/20 16:20 06/23/20 00:11 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1BenzeneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1BromobenzeneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1BromochloromethaneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1BromodichloromethaneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1BromoformND
24 ug/Kg 06/22/20 16:20 06/23/20 00:11 1BromomethaneND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 12-Butanone ND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Carbon disulfide ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Carbon tetrachloride ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1ChlorobenzeneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1ChloroethaneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1ChloroformND
24 ug/Kg 06/22/20 16:20 06/23/20 00:11 1ChloromethaneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 12-Chlorotoluene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 14-Chlorotoluene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1cis-1,2-Dichloroethene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1cis-1,3-Dichloropropene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1DibromochloromethaneND
9.8 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,2-Dibromo-3-Chloropropane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,2-Dibromoethane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1DibromomethaneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,2-Dichlorobenzene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,3-Dichlorobenzene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,4-Dichlorobenzene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1DichlorodifluoromethaneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,1-Dichloroethane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,2-Dichloroethane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,1-Dichloroethene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,2-Dichloropropane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,3-Dichloropropane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 12,2-Dichloropropane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,1-Dichloropropene ND
9.8 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Di-isopropyl ether (DIPE)ND
240 ug/Kg 06/22/20 16:20 06/23/20 00:11 1EthanolND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1EthylbenzeneND
9.8 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Ethyl-t-butyl ether (ETBE)ND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 12-Hexanone ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1IsopropylbenzeneND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Methylene Chloride ND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 14-Methyl-2-pentanone ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Methyl-t-Butyl Ether (MTBE)ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1m,p-Xylene ND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 1NaphthaleneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1n-Butylbenzene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1N-Propylbenzene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1o-Xylene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1p-Isopropyltoluene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1sec-Butylbenzene ND
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-31513-1Client Sample ID: PIT 2 BTM 10'
Matrix: SolidDate Collected: 06/22/20 09:35
Date Received: 06/22/20 10:56
RL
Styrene ND 4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
9.8 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Tert-amyl-methyl ether (TAME)ND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 1tert-Butyl alcohol (TBA)ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1tert-Butylbenzene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,1,1,2-Tetrachloroethane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,1,2,2-Tetrachloroethane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Tetrachloroethene5.7
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1TolueneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1trans-1,2-Dichloroethene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1trans-1,3-Dichloropropene ND
9.8 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,2,3-Trichlorobenzene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,2,4-Trichlorobenzene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,1,1-Trichloroethane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,1,2-Trichloroethane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1TrichloroetheneND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 1TrichlorofluoromethaneND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,2,3-Trichloropropane ND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,1,2-Trichloro-1,2,2-trifluoroethane ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,2,4-Trimethylbenzene ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 11,3,5-Trimethylbenzene ND
49 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Vinyl acetate ND
4.9 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Vinyl chloride ND
9.8 ug/Kg 06/22/20 16:20 06/23/20 00:11 1Xylenes, Total ND
4-Bromofluorobenzene (Surr)101 80-120 06/22/20 16:20 06/23/20 00:11 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)105 06/22/20 16:20 06/23/20 00:11 179-133
1,2-Dichloroethane-d4 (Surr)112 06/22/20 16:20 06/23/20 00:11 171-155
Toluene-d8 (Surr)102 06/22/20 16:20 06/23/20 00:11 180-120
Lab Sample ID: 570-31513-2Client Sample ID: PIT 2 BTM 12'
Matrix: SolidDate Collected: 06/22/20 09:43
Date Received: 06/22/20 10:56
RL
Acetone ND 50 ug/Kg 06/22/20 16:20 06/23/20 00:37 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1BenzeneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1BromobenzeneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1BromochloromethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1BromodichloromethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1BromoformND
25 ug/Kg 06/22/20 16:20 06/23/20 00:37 1BromomethaneND
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 12-Butanone ND
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Carbon disulfide ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Carbon tetrachloride ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1ChlorobenzeneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1ChloroethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1ChloroformND
25 ug/Kg 06/22/20 16:20 06/23/20 00:37 1ChloromethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 12-Chlorotoluene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 14-Chlorotoluene ND
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-31513-2Client Sample ID: PIT 2 BTM 12'
Matrix: SolidDate Collected: 06/22/20 09:43
Date Received: 06/22/20 10:56
RL
cis-1,2-Dichloroethene ND 5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1cis-1,3-Dichloropropene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1DibromochloromethaneND
9.9 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,2-Dibromo-3-Chloropropane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,2-Dibromoethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1DibromomethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,2-Dichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,3-Dichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,4-Dichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1DichlorodifluoromethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,1-Dichloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,2-Dichloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,1-Dichloroethene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,2-Dichloropropane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,3-Dichloropropane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 12,2-Dichloropropane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,1-Dichloropropene ND
9.9 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Di-isopropyl ether (DIPE)ND
250 ug/Kg 06/22/20 16:20 06/23/20 00:37 1EthanolND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1EthylbenzeneND
9.9 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Ethyl-t-butyl ether (ETBE)ND
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 12-Hexanone ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1IsopropylbenzeneND
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Methylene Chloride ND
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 14-Methyl-2-pentanone ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Methyl-t-Butyl Ether (MTBE)ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1m,p-Xylene ND
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 1NaphthaleneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1n-Butylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1N-Propylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1o-Xylene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1p-Isopropyltoluene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1sec-Butylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1StyreneND
9.9 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Tert-amyl-methyl ether (TAME)ND
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 1tert-Butyl alcohol (TBA)ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1tert-Butylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,1,1,2-Tetrachloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,1,2,2-Tetrachloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Tetrachloroethene14
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1TolueneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1trans-1,2-Dichloroethene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1trans-1,3-Dichloropropene ND
9.9 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,2,3-Trichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,2,4-Trichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,1,1-Trichloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,1,2-Trichloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1TrichloroetheneND
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 1TrichlorofluoromethaneND
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-31513-2Client Sample ID: PIT 2 BTM 12'
Matrix: SolidDate Collected: 06/22/20 09:43
Date Received: 06/22/20 10:56
RL
1,2,3-Trichloropropane ND 5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,1,2-Trichloro-1,2,2-trifluoroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,2,4-Trimethylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 11,3,5-Trimethylbenzene ND
50 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Vinyl acetate ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Vinyl chloride ND
9.9 ug/Kg 06/22/20 16:20 06/23/20 00:37 1Xylenes, Total ND
4-Bromofluorobenzene (Surr)102 80-120 06/22/20 16:20 06/23/20 00:37 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)103 06/22/20 16:20 06/23/20 00:37 179-133
1,2-Dichloroethane-d4 (Surr)110 06/22/20 16:20 06/23/20 00:37 171-155
Toluene-d8 (Surr)102 06/22/20 16:20 06/23/20 00:37 180-120
Lab Sample ID: 570-31513-3Client Sample ID: DRYWELL 29'
Matrix: SolidDate Collected: 06/22/20 09:50
Date Received: 06/22/20 10:56
RL
Acetone ND 50 ug/Kg 06/22/20 16:20 06/23/20 01:03 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1BenzeneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1BromobenzeneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1BromochloromethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1BromodichloromethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1BromoformND
25 ug/Kg 06/22/20 16:20 06/23/20 01:03 1BromomethaneND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 12-Butanone ND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Carbon disulfide ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Carbon tetrachloride ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1ChlorobenzeneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1ChloroethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1ChloroformND
25 ug/Kg 06/22/20 16:20 06/23/20 01:03 1ChloromethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 12-Chlorotoluene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 14-Chlorotoluene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1cis-1,2-Dichloroethene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1cis-1,3-Dichloropropene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1DibromochloromethaneND
9.9 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,2-Dibromo-3-Chloropropane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,2-Dibromoethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1DibromomethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,2-Dichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,3-Dichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,4-Dichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1DichlorodifluoromethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,1-Dichloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,2-Dichloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,1-Dichloroethene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,2-Dichloropropane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,3-Dichloropropane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 12,2-Dichloropropane ND
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Lab Sample ID: 570-31513-3Client Sample ID: DRYWELL 29'
Matrix: SolidDate Collected: 06/22/20 09:50
Date Received: 06/22/20 10:56
RL
1,1-Dichloropropene ND 5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
9.9 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Di-isopropyl ether (DIPE)ND
250 ug/Kg 06/22/20 16:20 06/23/20 01:03 1EthanolND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1EthylbenzeneND
9.9 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Ethyl-t-butyl ether (ETBE)ND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 12-Hexanone ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1IsopropylbenzeneND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Methylene Chloride ND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 14-Methyl-2-pentanone ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Methyl-t-Butyl Ether (MTBE)ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1m,p-Xylene ND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 1NaphthaleneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1n-Butylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1N-Propylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1o-Xylene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1p-Isopropyltoluene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1sec-Butylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1StyreneND
9.9 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Tert-amyl-methyl ether (TAME)ND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 1tert-Butyl alcohol (TBA)ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1tert-Butylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,1,1,2-Tetrachloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,1,2,2-Tetrachloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1TetrachloroetheneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1TolueneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1trans-1,2-Dichloroethene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1trans-1,3-Dichloropropene ND
9.9 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,2,3-Trichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,2,4-Trichlorobenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,1,1-Trichloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,1,2-Trichloroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1TrichloroetheneND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 1TrichlorofluoromethaneND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,2,3-Trichloropropane ND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,1,2-Trichloro-1,2,2-trifluoroethane ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,2,4-Trimethylbenzene ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 11,3,5-Trimethylbenzene ND
50 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Vinyl acetate ND
5.0 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Vinyl chloride ND
9.9 ug/Kg 06/22/20 16:20 06/23/20 01:03 1Xylenes, Total ND
4-Bromofluorobenzene (Surr)104 80-120 06/22/20 16:20 06/23/20 01:03 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Dibromofluoromethane (Surr)107 06/22/20 16:20 06/23/20 01:03 179-133
1,2-Dichloroethane-d4 (Surr)117 06/22/20 16:20 06/23/20 01:03 171-155
Toluene-d8 (Surr)102 06/22/20 16:20 06/23/20 01:03 180-120
Eurofins Calscience LLC
Page 9 of 29 6/24/2020
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC)
Lab Sample ID: 570-31513-1Client Sample ID: PIT 2 BTM 10'
Matrix: SolidDate Collected: 06/22/20 09:35
Date Received: 06/22/20 10:56
RL
C6 as C6 ND 50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C7 as C7 ND
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C8 as C8 ND
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C9-C10 ND
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C11-C12 ND
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C13-C14 ND
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C15-C16 ND
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C17-C18 ND
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C19-C20 63
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C21-C22 110
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C23-C24 150
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C25-C28 430
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C29-C32 450
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C33-C36 250
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C37-C40 120
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C41-C44 64
50 mg/Kg 06/23/20 09:11 06/23/20 16:15 10C6-C44 1700
n-Octacosane (Surr)111 61-145 06/23/20 09:11 06/23/20 16:15 10
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Lab Sample ID: 570-31513-2Client Sample ID: PIT 2 BTM 12'
Matrix: SolidDate Collected: 06/22/20 09:43
Date Received: 06/22/20 10:56
RL
C6 as C6 ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C7 as C7 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C8 as C8 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C9-C10 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C11-C12 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C13-C14 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C15-C16 7.2
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C17-C18 21
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C19-C20 40
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C21-C22 73
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C23-C24 96
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C25-C28 260
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C29-C32 270
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C33-C36 130
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C37-C40 49
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C41-C44 22
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:05 1C6-C44 970
n-Octacosane (Surr)112 61-145 06/23/20 09:11 06/23/20 14:05 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC)
Lab Sample ID: 570-31513-3Client Sample ID: DRYWELL 29'
Matrix: SolidDate Collected: 06/22/20 09:50
Date Received: 06/22/20 10:56
RL
C6 as C6 ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C7 as C7 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C8 as C8 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C9-C10 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C11-C12 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C13-C14 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C15-C16 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C17-C18 ND
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C19-C20 5.0
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C21-C22 10
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C23-C24 15
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C25-C28 40
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C29-C32 37
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C33-C36 22
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C37-C40 11
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C41-C44 7.7
5.0 mg/Kg 06/23/20 09:11 06/23/20 14:27 1C6-C44 150
n-Octacosane (Surr)108 61-145 06/23/20 09:11 06/23/20 14:27 1
Surrogate Dil FacAnalyzedPreparedQualifier Limits%Recovery
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 6010B - Metals (ICP)
Lab Sample ID: 570-31513-1Client Sample ID: PIT 2 BTM 10'
Matrix: SolidDate Collected: 06/22/20 09:35
Date Received: 06/22/20 10:56
RL
Antimony ND 0.714 mg/Kg 06/23/20 14:00 06/24/20 02:14 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.714 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Arsenic2.51
0.476 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Barium64.4
0.238 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Beryllium0.442
0.476 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Cadmium0.590
0.238 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Chromium35.9
0.238 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Cobalt3.43
0.476 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Copper8.00
0.476 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Lead48.9
0.238 mg/Kg 06/23/20 14:00 06/24/20 02:14 1MolybdenumND
0.238 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Nickel6.28
0.714 mg/Kg 06/23/20 14:00 06/24/20 02:14 1SeleniumND
0.238 mg/Kg 06/23/20 14:00 06/24/20 02:14 1SilverND
0.714 mg/Kg 06/23/20 14:00 06/24/20 02:14 1ThalliumND
0.238 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Vanadium15.9
0.952 mg/Kg 06/23/20 14:00 06/24/20 02:14 1Zinc29.2
Lab Sample ID: 570-31513-2Client Sample ID: PIT 2 BTM 12'
Matrix: SolidDate Collected: 06/22/20 09:43
Date Received: 06/22/20 10:56
RL
Antimony 0.786 0.761 mg/Kg 06/23/20 14:00 06/24/20 02:11 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.761 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Arsenic2.66
0.508 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Barium33.2
0.254 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Beryllium0.342
0.508 mg/Kg 06/23/20 14:00 06/24/20 02:11 1CadmiumND
0.254 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Chromium12.6
0.254 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Cobalt2.25
0.508 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Copper3.73
0.508 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Lead12.7
0.254 mg/Kg 06/23/20 14:00 06/24/20 02:11 1MolybdenumND
0.254 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Nickel3.73
0.761 mg/Kg 06/23/20 14:00 06/24/20 02:11 1SeleniumND
0.254 mg/Kg 06/23/20 14:00 06/24/20 02:11 1SilverND
0.761 mg/Kg 06/23/20 14:00 06/24/20 02:11 1ThalliumND
0.254 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Vanadium12.0
1.02 mg/Kg 06/23/20 14:00 06/24/20 02:11 1Zinc13.4
Lab Sample ID: 570-31513-3Client Sample ID: DRYWELL 29'
Matrix: SolidDate Collected: 06/22/20 09:50
Date Received: 06/22/20 10:56
RL
Antimony ND F1 0.721 mg/Kg 06/23/20 14:00 06/24/20 02:04 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.721 mg/Kg 06/23/20 14:00 06/24/20 02:04 1Arsenic0.981
0.481 mg/Kg 06/23/20 14:00 06/24/20 02:04 1Barium19.9
0.240 mg/Kg 06/23/20 14:00 06/24/20 02:04 1Beryllium0.251
0.481 mg/Kg 06/23/20 14:00 06/24/20 02:04 1CadmiumND
0.240 mg/Kg 06/23/20 14:00 06/24/20 02:04 1Chromium9.52
0.240 mg/Kg 06/23/20 14:00 06/24/20 02:04 1Cobalt2.09
0.481 mg/Kg 06/23/20 14:00 06/24/20 02:04 1Copper3.11
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 6010B - Metals (ICP) (Continued)
Lab Sample ID: 570-31513-3Client Sample ID: DRYWELL 29'
Matrix: SolidDate Collected: 06/22/20 09:50
Date Received: 06/22/20 10:56
RL
Lead 9.75 0.481 mg/Kg 06/23/20 14:00 06/24/20 02:04 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
0.240 mg/Kg 06/23/20 14:00 06/24/20 02:04 1MolybdenumND
0.240 mg/Kg 06/23/20 14:00 06/24/20 02:04 1Nickel5.19
0.721 mg/Kg 06/23/20 14:00 06/24/20 02:04 1SeleniumND
0.240 mg/Kg 06/23/20 14:00 06/24/20 02:04 1SilverND
0.721 mg/Kg 06/23/20 14:00 06/24/20 02:04 1ThalliumND
0.240 mg/Kg 06/23/20 14:00 06/24/20 02:04 1Vanadium7.32
0.962 mg/Kg 06/23/20 14:00 06/24/20 02:04 1Zinc8.68
Eurofins Calscience LLC
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Client Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 7471A - Mercury (CVAA)
Lab Sample ID: 570-31513-1Client Sample ID: PIT 2 BTM 10'
Matrix: SolidDate Collected: 06/22/20 09:35
Date Received: 06/22/20 10:56
RL
Mercury ND 0.0806 mg/Kg 06/23/20 14:00 06/24/20 10:09 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-31513-2Client Sample ID: PIT 2 BTM 12'
Matrix: SolidDate Collected: 06/22/20 09:43
Date Received: 06/22/20 10:56
RL
Mercury ND 0.0820 mg/Kg 06/23/20 14:00 06/24/20 10:07 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Lab Sample ID: 570-31513-3Client Sample ID: DRYWELL 29'
Matrix: SolidDate Collected: 06/22/20 09:50
Date Received: 06/22/20 10:56
RL
Mercury ND 0.0877 mg/Kg 06/23/20 14:00 06/24/20 10:02 1
Analyte Dil FacAnalyzedPreparedUnit DResult Qualifier
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS)
Client Sample ID: Method BlankLab Sample ID: MB 570-77047/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77092 Prep Batch: 77047
RL
Acetone ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Benzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Bromobenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Bromochloromethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Bromodichloromethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Bromoform
ND 25 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Bromomethane
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 12-Butanone
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Carbon disulfide
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Carbon tetrachloride
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Chlorobenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Chloroethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Chloroform
ND 25 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Chloromethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 12-Chlorotoluene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 14-Chlorotoluene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1cis-1,2-Dichloroethene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1cis-1,3-Dichloropropene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Dibromochloromethane
ND 10 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,2-Dibromo-3-Chloropropane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,2-Dibromoethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Dibromomethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,2-Dichlorobenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,3-Dichlorobenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,4-Dichlorobenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Dichlorodifluoromethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,1-Dichloroethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,2-Dichloroethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,1-Dichloroethene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,2-Dichloropropane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,3-Dichloropropane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 12,2-Dichloropropane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,1-Dichloropropene
ND 10 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Di-isopropyl ether (DIPE)
ND 250 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Ethanol
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Ethylbenzene
ND 10 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Ethyl-t-butyl ether (ETBE)
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 12-Hexanone
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Isopropylbenzene
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Methylene Chloride
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 14-Methyl-2-pentanone
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Methyl-t-Butyl Ether (MTBE)
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1m,p-Xylene
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Naphthalene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1n-Butylbenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1N-Propylbenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1o-Xylene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1p-Isopropyltoluene
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-77047/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77092 Prep Batch: 77047
RL
sec-Butylbenzene ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Styrene
ND 10 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Tert-amyl-methyl ether (TAME)
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 1tert-Butyl alcohol (TBA)
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1tert-Butylbenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,1,1,2-Tetrachloroethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,1,2,2-Tetrachloroethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Tetrachloroethene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Toluene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1trans-1,2-Dichloroethene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1trans-1,3-Dichloropropene
ND 10 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,2,3-Trichlorobenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,2,4-Trichlorobenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,1,1-Trichloroethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,1,2-Trichloroethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Trichloroethene
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Trichlorofluoromethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,2,3-Trichloropropane
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,1,2-Trichloro-1,2,2-trifluoroethane
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,2,4-Trimethylbenzene
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 11,3,5-Trimethylbenzene
ND 50 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Vinyl acetate
ND 5.0 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Vinyl chloride
ND 10 ug/Kg 06/22/20 16:20 06/22/20 22:27 1Xylenes, Total
4-Bromofluorobenzene (Surr)104 80-120 06/22/20 22:27 1
MB MB
Surrogate
06/22/20 16:20
Dil FacPrepared AnalyzedQualifier Limits%Recovery
108 06/22/20 16:20 06/22/20 22:27 1Dibromofluoromethane (Surr)79-133
115 06/22/20 16:20 06/22/20 22:27 11,2-Dichloroethane-d4 (Surr)71-155
101 06/22/20 16:20 06/22/20 22:27 1Toluene-d8 (Surr)80-120
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-77047/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77092 Prep Batch: 77047
Benzene 49.9 50.98 ug/Kg 102 78-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Carbon tetrachloride 49.9 52.92 ug/Kg 106 49-139
Chlorobenzene 49.9 49.42 ug/Kg 99 79-120
1,2-Dibromoethane 49.9 51.65 ug/Kg 103 70-130
1,2-Dichlorobenzene 49.9 49.72 ug/Kg 100 75-120
1,2-Dichloroethane 49.9 48.04 ug/Kg 96 70-130
1,1-Dichloroethene 49.9 53.10 ug/Kg 106 74-122
Di-isopropyl ether (DIPE)49.9 57.59 ug/Kg 115 78-120
Ethanol 499 461.8 ug/Kg 93 56-140
Ethylbenzene 49.9 50.41 ug/Kg 101 76-120
Ethyl-t-butyl ether (ETBE)49.9 51.85 ug/Kg 104 70-124
Methyl-t-Butyl Ether (MTBE)49.9 50.17 ug/Kg 101 70-124
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-77047/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77092 Prep Batch: 77047
m,p-Xylene 99.8 94.51 ug/Kg 95 70-130
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
o-Xylene 49.9 48.51 ug/Kg 97 70-130
4-Bromofluorobenzene (Surr)80 -120
Surrogate
104
LCS LCS
Qualifier Limits%Recovery
107Dibromofluoromethane (Surr)79 -133
1101,2-Dichloroethane-d4 (Surr)71 -155
98Toluene-d8 (Surr)80 -120
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-77047/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77092 Prep Batch: 77047
Benzene 50.2 51.99 ug/Kg 104 78-120 2 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Carbon tetrachloride 50.2 53.84 ug/Kg 107 49-139 2 20
Chlorobenzene 50.2 50.86 ug/Kg 101 79-120 3 20
1,2-Dibromoethane 50.2 53.77 ug/Kg 107 70-130 4 20
1,2-Dichlorobenzene 50.2 49.94 ug/Kg 99 75-120 0 20
1,2-Dichloroethane 50.2 50.79 ug/Kg 101 70-130 6 20
1,1-Dichloroethene 50.2 52.95 ug/Kg 105 74-122 0 20
Di-isopropyl ether (DIPE)50.2 58.00 ug/Kg 116 78-120 1 20
Ethanol 502 514.9 ug/Kg 103 56-140 11 20
Ethylbenzene 50.2 52.25 ug/Kg 104 76-120 4 20
Ethyl-t-butyl ether (ETBE)50.2 51.75 ug/Kg 103 70-124 0 20
Methyl-t-Butyl Ether (MTBE)50.2 48.57 ug/Kg 97 70-124 3 20
m,p-Xylene 100 97.98 ug/Kg 98 70-130 4 20
o-Xylene 50.2 50.08 ug/Kg 100 70-130 3 20
4-Bromofluorobenzene (Surr)80 -120
Surrogate
102
LCSD LCSD
Qualifier Limits%Recovery
107Dibromofluoromethane (Surr)79 -133
1081,2-Dichloroethane-d4 (Surr)71 -155
102Toluene-d8 (Surr)80 -120
Client Sample ID: Matrix SpikeLab Sample ID: 570-31475-A-1-B MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77092 Prep Batch: 77047
Benzene ND 51.0 48.26 ug/Kg 95 61-127
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Carbon tetrachloride ND 51.0 51.56 ug/Kg 101 51-135
Chlorobenzene ND 51.0 43.20 ug/Kg 85 57-123
1,2-Dibromoethane ND 51.0 45.22 ug/Kg 89 64-124
1,2-Dichlorobenzene ND 51.0 37.38 ug/Kg 73 35-131
1,2-Dichloroethane ND 51.0 47.21 ug/Kg 93 70-130
1,1-Dichloroethene ND 51.0 51.58 ug/Kg 101 47-143
Di-isopropyl ether (DIPE)ND 51.0 54.81 ug/Kg 107 57-129
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8260B - Volatile Organic Compounds (GC/MS) (Continued)
Client Sample ID: Matrix SpikeLab Sample ID: 570-31475-A-1-B MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77092 Prep Batch: 77047
Ethanol ND 510 275.3 ug/Kg 54 17-167
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Ethylbenzene ND 51.0 46.00 ug/Kg 90 57-129
Ethyl-t-butyl ether (ETBE)ND 51.0 48.72 ug/Kg 96 55-127
Methyl-t-Butyl Ether (MTBE)ND 51.0 46.09 ug/Kg 90 57-123
m,p-Xylene ND 102 85.78 ug/Kg 84 70-130
o-Xylene ND 51.0 43.31 ug/Kg 85 70-130
4-Bromofluorobenzene (Surr)80 -120
Surrogate
104
MS MS
Qualifier Limits%Recovery
106Dibromofluoromethane (Surr)79 -133
1161,2-Dichloroethane-d4 (Surr)71 -155
102Toluene-d8 (Surr)80 -120
Client Sample ID: Matrix Spike DuplicateLab Sample ID: 570-31475-A-1-C MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77092 Prep Batch: 77047
Benzene ND 49.1 46.45 ug/Kg 95 61-127 4 20
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Carbon tetrachloride ND 49.1 49.52 ug/Kg 101 51-135 4 29
Chlorobenzene ND 49.1 41.59 ug/Kg 85 57-123 4 20
1,2-Dibromoethane ND 49.1 44.66 ug/Kg 91 64-124 1 20
1,2-Dichlorobenzene ND 49.1 36.29 ug/Kg 74 35-131 3 25
1,2-Dichloroethane ND 49.1 45.62 ug/Kg 93 70-130 3 20
1,1-Dichloroethene ND 49.1 48.88 ug/Kg 100 47-143 5 25
Di-isopropyl ether (DIPE)ND 49.1 52.08 ug/Kg 106 57-129 5 20
Ethanol ND 491 372.1 ug/Kg 76 17-167 30 47
Ethylbenzene ND 49.1 43.64 ug/Kg 89 57-129 5 22
Ethyl-t-butyl ether (ETBE)ND 49.1 45.72 ug/Kg 93 55-127 6 20
Methyl-t-Butyl Ether (MTBE)ND 49.1 44.17 ug/Kg 90 57-123 4 21
m,p-Xylene ND 98.2 81.45 ug/Kg 83 70-130 5 20
o-Xylene ND 49.1 41.52 ug/Kg 85 70-130 4 20
4-Bromofluorobenzene (Surr)80 -120
Surrogate
105
MSD MSD
Qualifier Limits%Recovery
106Dibromofluoromethane (Surr)79 -133
1151,2-Dichloroethane-d4 (Surr)71 -155
103Toluene-d8 (Surr)80 -120
Method: 8015B - Diesel Range Organics (DRO) (GC)
Client Sample ID: Method BlankLab Sample ID: MB 570-77166/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77189 Prep Batch: 77166
RL
C6 as C6 ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C7 as C7
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC) (Continued)
Client Sample ID: Method BlankLab Sample ID: MB 570-77166/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77189 Prep Batch: 77166
RL
C8 as C8 ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C9-C10
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C11-C12
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C13-C14
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C15-C16
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C17-C18
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C19-C20
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C21-C22
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C23-C24
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C25-C28
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C29-C32
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C33-C36
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C37-C40
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C41-C44
ND 5.0 mg/Kg 06/23/20 09:11 06/23/20 11:54 1C6-C44
n-Octacosane (Surr)107 61-145 06/23/20 11:54 1
MB MB
Surrogate
06/23/20 09:11
Dil FacPrepared AnalyzedQualifier Limits%Recovery
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-77166/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77189 Prep Batch: 77166
TPH as Diesel (C10-C28)400 437.8 mg/Kg 109 67-121
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
n-Octacosane (Surr)61 -145
Surrogate
109
LCS LCS
Qualifier Limits%Recovery
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-77166/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77189 Prep Batch: 77166
TPH as Diesel (C10-C28)400 444.3 mg/Kg 111 67-121 1 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
n-Octacosane (Surr)61 -145
Surrogate
110
LCSD LCSD
Qualifier Limits%Recovery
Client Sample ID: DRYWELL 29'Lab Sample ID: 570-31513-3 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77189 Prep Batch: 77166
TPH as Diesel (C10-C28)75 400 476.8 mg/Kg 100 33-153
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 8015B - Diesel Range Organics (DRO) (GC) (Continued)
Client Sample ID: DRYWELL 29'Lab Sample ID: 570-31513-3 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77189 Prep Batch: 77166
n-Octacosane (Surr)61 -145
Surrogate
107
MS MS
Qualifier Limits%Recovery
Client Sample ID: DRYWELL 29'Lab Sample ID: 570-31513-3 MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77189 Prep Batch: 77166
TPH as Diesel (C10-C28)75 399 465.8 mg/Kg 98 33-153 2 32
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
n-Octacosane (Surr)61 -145
Surrogate
103
MSD MSD
Qualifier Limits%Recovery
Method: 6010B - Metals (ICP)
Client Sample ID: Method BlankLab Sample ID: MB 570-77245/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77427 Prep Batch: 77245
RL
Antimony ND 0.735 mg/Kg 06/23/20 14:00 06/24/20 01:56 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
ND 0.735 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Arsenic
ND 0.490 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Barium
ND 0.245 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Beryllium
ND 0.490 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Cadmium
ND 0.245 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Chromium
ND 0.245 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Cobalt
ND 0.490 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Copper
ND 0.490 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Lead
ND 0.245 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Molybdenum
ND 0.245 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Nickel
ND 0.735 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Selenium
ND 0.245 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Silver
ND 0.735 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Thallium
ND 0.245 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Vanadium
ND 0.980 mg/Kg 06/23/20 14:00 06/24/20 01:56 1Zinc
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-77245/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77427 Prep Batch: 77245
Antimony 25.3 24.26 mg/Kg 96 80-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Arsenic 25.3 23.86 mg/Kg 94 80-120
Barium 25.3 26.20 mg/Kg 104 80-120
Beryllium 25.3 24.74 mg/Kg 98 80-120
Cadmium 25.3 24.70 mg/Kg 98 80-120
Chromium 25.3 24.82 mg/Kg 98 80-120
Cobalt 25.3 25.13 mg/Kg 100 80-120
Copper 25.3 25.68 mg/Kg 102 80-120
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 6010B - Metals (ICP) (Continued)
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-77245/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77427 Prep Batch: 77245
Lead 25.3 25.30 mg/Kg 100 80-120
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Molybdenum 25.3 24.00 mg/Kg 95 80-120
Nickel 25.3 25.47 mg/Kg 101 80-120
Selenium 25.3 24.95 mg/Kg 99 80-120
Silver 12.6 13.21 mg/Kg 105 80-120
Thallium 25.3 25.33 mg/Kg 100 80-120
Vanadium 25.3 24.77 mg/Kg 98 80-120
Zinc 25.3 24.66 mg/Kg 98 80-120
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-77245/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77427 Prep Batch: 77245
Antimony 24.9 22.92 mg/Kg 92 80-120 6 20
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Arsenic 24.9 23.43 mg/Kg 94 80-120 2 20
Barium 24.9 25.94 mg/Kg 104 80-120 1 20
Beryllium 24.9 24.44 mg/Kg 98 80-120 1 20
Cadmium 24.9 24.06 mg/Kg 97 80-120 3 20
Chromium 24.9 24.69 mg/Kg 99 80-120 1 20
Cobalt 24.9 24.64 mg/Kg 99 80-120 2 20
Copper 24.9 25.31 mg/Kg 102 80-120 1 20
Lead 24.9 24.50 mg/Kg 98 80-120 3 20
Molybdenum 24.9 23.67 mg/Kg 95 80-120 1 20
Nickel 24.9 24.86 mg/Kg 100 80-120 2 20
Selenium 24.9 25.06 mg/Kg 101 80-120 0 20
Silver 12.4 13.07 mg/Kg 105 80-120 1 20
Thallium 24.9 25.11 mg/Kg 101 80-120 1 20
Vanadium 24.9 24.57 mg/Kg 99 80-120 1 20
Zinc 24.9 24.13 mg/Kg 97 80-120 2 20
Client Sample ID: DRYWELL 29'Lab Sample ID: 570-31513-3 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77427 Prep Batch: 77245
Antimony ND F1 24.8 11.42 F1 mg/Kg 45 50-115
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Arsenic 0.981 24.8 23.69 mg/Kg 92 75-125
Barium 19.9 24.8 47.46 mg/Kg 111 75-125
Beryllium 0.251 24.8 24.36 mg/Kg 97 75-125
Cadmium ND 24.8 24.33 mg/Kg 98 75-125
Chromium 9.52 24.8 32.97 mg/Kg 95 75-125
Cobalt 2.09 24.8 26.19 mg/Kg 97 75-125
Copper 3.11 24.8 28.46 mg/Kg 102 75-125
Lead 9.75 24.8 37.09 mg/Kg 110 75-125
Molybdenum ND 24.8 23.15 mg/Kg 93 75-125
Nickel 5.19 24.8 30.21 mg/Kg 101 75-125
Selenium ND 24.8 21.06 mg/Kg 85 75-125
Silver ND 12.4 12.07 mg/Kg 98 75-125
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 6010B - Metals (ICP) (Continued)
Client Sample ID: DRYWELL 29'Lab Sample ID: 570-31513-3 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77427 Prep Batch: 77245
Thallium ND 24.8 22.14 mg/Kg 89 75-125
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Vanadium 7.32 24.8 31.67 mg/Kg 98 75-125
Zinc 8.68 24.8 36.53 mg/Kg 113 75-125
Client Sample ID: DRYWELL 29'Lab Sample ID: 570-31513-3 MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77427 Prep Batch: 77245
Antimony ND F1 24.8 11.79 F1 mg/Kg 47 50-115 3 20
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Arsenic 0.981 24.8 24.56 mg/Kg 95 75-125 4 20
Barium 19.9 24.8 45.94 mg/Kg 105 75-125 3 20
Beryllium 0.251 24.8 25.48 mg/Kg 102 75-125 4 20
Cadmium ND 24.8 25.32 mg/Kg 102 75-125 4 20
Chromium 9.52 24.8 33.59 mg/Kg 97 75-125 2 20
Cobalt 2.09 24.8 27.10 mg/Kg 101 75-125 3 20
Copper 3.11 24.8 29.70 mg/Kg 107 75-125 4 20
Lead 9.75 24.8 36.38 mg/Kg 108 75-125 2 20
Molybdenum ND 24.8 24.34 mg/Kg 98 75-125 5 20
Nickel 5.19 24.8 30.91 mg/Kg 104 75-125 2 20
Selenium ND 24.8 22.46 mg/Kg 91 75-125 6 20
Silver ND 12.4 12.39 mg/Kg 100 75-125 3 20
Thallium ND 24.8 23.83 mg/Kg 96 75-125 7 20
Vanadium 7.32 24.8 32.29 mg/Kg 101 75-125 2 20
Zinc 8.68 24.8 34.13 mg/Kg 103 75-125 7 20
Method: 7471A - Mercury (CVAA)
Client Sample ID: Method BlankLab Sample ID: MB 570-77253/1-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77493 Prep Batch: 77253
RL
Mercury ND 0.0847 mg/Kg 06/23/20 14:00 06/24/20 09:56 1
MB MB
Analyte Dil FacAnalyzedPreparedDUnitResult Qualifier
Client Sample ID: Lab Control SampleLab Sample ID: LCS 570-77253/2-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77493 Prep Batch: 77253
Mercury 0.820 0.8296 mg/Kg 101 85-121
Analyte
LCS LCS
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits
Client Sample ID: Lab Control Sample DupLab Sample ID: LCSD 570-77253/3-A
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77493 Prep Batch: 77253
Mercury 0.794 0.8039 mg/Kg 101 85-121 3 10
Analyte
LCSD LCSD
DUnitResult Qualifier %Rec
Spike
Added
%Rec.
Limits LimitRPD
RPD
Eurofins Calscience LLC
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QC Sample Results
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method: 7471A - Mercury (CVAA) (Continued)
Client Sample ID: DRYWELL 29'Lab Sample ID: 570-31513-3 MS
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77493 Prep Batch: 77253
Mercury ND 0.806 0.6424 mg/Kg 77 71-137
Analyte
MS MS
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits
Client Sample ID: DRYWELL 29'Lab Sample ID: 570-31513-3 MSD
Matrix: Solid Prep Type: Total/NA
Analysis Batch: 77493 Prep Batch: 77253
Mercury ND 0.833 0.6821 mg/Kg 79 71-137 6 14
Analyte
MSD MSD
DUnitResult Qualifier %Rec
Spike
Added
Sample
Result
Sample
Qualifier
%Rec.
Limits LimitRPD
RPD
Eurofins Calscience LLC
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QC Association Summary
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
GC/MS VOA
Prep Batch: 77047
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 5030C570-31513-1 PIT 2 BTM 10'Total/NA
Solid 5030C570-31513-2 PIT 2 BTM 12'Total/NA
Solid 5030C570-31513-3 DRYWELL 29'Total/NA
Solid 5030CMB 570-77047/1-A Method Blank Total/NA
Solid 5030CLCS 570-77047/2-A Lab Control Sample Total/NA
Solid 5030CLCSD 570-77047/3-A Lab Control Sample Dup Total/NA
Solid 5030C570-31475-A-1-B MS Matrix Spike Total/NA
Solid 5030C570-31475-A-1-C MSD Matrix Spike Duplicate Total/NA
Analysis Batch: 77092
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8260B 77047570-31513-1 PIT 2 BTM 10'Total/NA
Solid 8260B 77047570-31513-2 PIT 2 BTM 12'Total/NA
Solid 8260B 77047570-31513-3 DRYWELL 29'Total/NA
Solid 8260B 77047MB 570-77047/1-A Method Blank Total/NA
Solid 8260B 77047LCS 570-77047/2-A Lab Control Sample Total/NA
Solid 8260B 77047LCSD 570-77047/3-A Lab Control Sample Dup Total/NA
Solid 8260B 77047570-31475-A-1-B MS Matrix Spike Total/NA
Solid 8260B 77047570-31475-A-1-C MSD Matrix Spike Duplicate Total/NA
GC Semi VOA
Prep Batch: 77166
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 3550C570-31513-1 PIT 2 BTM 10'Total/NA
Solid 3550C570-31513-2 PIT 2 BTM 12'Total/NA
Solid 3550C570-31513-3 DRYWELL 29'Total/NA
Solid 3550CMB 570-77166/1-A Method Blank Total/NA
Solid 3550CLCS 570-77166/2-A Lab Control Sample Total/NA
Solid 3550CLCSD 570-77166/3-A Lab Control Sample Dup Total/NA
Solid 3550C570-31513-3 MS DRYWELL 29'Total/NA
Solid 3550C570-31513-3 MSD DRYWELL 29'Total/NA
Analysis Batch: 77189
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 8015B 77166570-31513-1 PIT 2 BTM 10'Total/NA
Solid 8015B 77166570-31513-2 PIT 2 BTM 12'Total/NA
Solid 8015B 77166570-31513-3 DRYWELL 29'Total/NA
Solid 8015B 77166MB 570-77166/1-A Method Blank Total/NA
Solid 8015B 77166LCS 570-77166/2-A Lab Control Sample Total/NA
Solid 8015B 77166LCSD 570-77166/3-A Lab Control Sample Dup Total/NA
Solid 8015B 77166570-31513-3 MS DRYWELL 29'Total/NA
Solid 8015B 77166570-31513-3 MSD DRYWELL 29'Total/NA
Metals
Prep Batch: 77245
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 3050B570-31513-1 PIT 2 BTM 10'Total/NA
Solid 3050B570-31513-2 PIT 2 BTM 12'Total/NA
Solid 3050B570-31513-3 DRYWELL 29'Total/NA
Solid 3050BMB 570-77245/1-A Method Blank Total/NA
Eurofins Calscience LLC
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QC Association Summary
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Metals (Continued)
Prep Batch: 77245 (Continued)
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 3050BLCS 570-77245/2-A Lab Control Sample Total/NA
Solid 3050BLCSD 570-77245/3-A Lab Control Sample Dup Total/NA
Solid 3050B570-31513-3 MS DRYWELL 29'Total/NA
Solid 3050B570-31513-3 MSD DRYWELL 29'Total/NA
Prep Batch: 77253
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 7471A570-31513-1 PIT 2 BTM 10'Total/NA
Solid 7471A570-31513-2 PIT 2 BTM 12'Total/NA
Solid 7471A570-31513-3 DRYWELL 29'Total/NA
Solid 7471AMB 570-77253/1-A Method Blank Total/NA
Solid 7471ALCS 570-77253/2-A Lab Control Sample Total/NA
Solid 7471ALCSD 570-77253/3-A Lab Control Sample Dup Total/NA
Solid 7471A570-31513-3 MS DRYWELL 29'Total/NA
Solid 7471A570-31513-3 MSD DRYWELL 29'Total/NA
Analysis Batch: 77427
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 6010B 77245570-31513-1 PIT 2 BTM 10'Total/NA
Solid 6010B 77245570-31513-2 PIT 2 BTM 12'Total/NA
Solid 6010B 77245570-31513-3 DRYWELL 29'Total/NA
Solid 6010B 77245MB 570-77245/1-A Method Blank Total/NA
Solid 6010B 77245LCS 570-77245/2-A Lab Control Sample Total/NA
Solid 6010B 77245LCSD 570-77245/3-A Lab Control Sample Dup Total/NA
Solid 6010B 77245570-31513-3 MS DRYWELL 29'Total/NA
Solid 6010B 77245570-31513-3 MSD DRYWELL 29'Total/NA
Analysis Batch: 77493
Lab Sample ID Client Sample ID Prep Type Matrix Method Prep Batch
Solid 7471A 77253570-31513-1 PIT 2 BTM 10'Total/NA
Solid 7471A 77253570-31513-2 PIT 2 BTM 12'Total/NA
Solid 7471A 77253570-31513-3 DRYWELL 29'Total/NA
Solid 7471A 77253MB 570-77253/1-A Method Blank Total/NA
Solid 7471A 77253LCS 570-77253/2-A Lab Control Sample Total/NA
Solid 7471A 77253LCSD 570-77253/3-A Lab Control Sample Dup Total/NA
Solid 7471A 77253570-31513-3 MS DRYWELL 29'Total/NA
Solid 7471A 77253570-31513-3 MSD DRYWELL 29'Total/NA
Eurofins Calscience LLC
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Method Summary
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Method Method Description LaboratoryProtocol
SW8468260BVolatile Organic Compounds (GC/MS)ECL 2
SW8468015BDiesel Range Organics (DRO) (GC)ECL 1
SW8466010BMetals (ICP)ECL 1
SW8467471AMercury (CVAA)ECL 1
SW8463050BPreparation, Metals ECL 1
SW8463550CUltrasonic Extraction ECL 1
SW8465030CPurge and Trap ECL 2
SW8467471APreparation, Mercury ECL 1
Protocol References:
SW846 = "Test Methods For Evaluating Solid Waste, Physical/Chemical Methods", Third Edition, November 1986 And Its Updates.
Laboratory References:
ECL 1 = Eurofins Calscience LLC Lincoln, 7440 Lincoln Way, Garden Grove, CA 92841, TEL (714)895-5494
ECL 2 = Eurofins Calscience LLC Lampson, 7445 Lampson Ave, Garden Grove, CA 92841, TEL (714)895-5494
Eurofins Calscience LLC
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Definitions/Glossary
Job ID: 570-31513-1Client: EnviroApplications, Inc.
Project/Site: Felder Automotive
Qualifiers
Metals
Qualifier Description
F1 MS and/or MSD recovery exceeds control limits.
Qualifier
Glossary
These commonly used abbreviations may or may not be present in this report.
¤Listed under the "D" column to designate that the result is reported on a dry weight basis
Abbreviation
%R Percent Recovery
CFL Contains Free Liquid
CFU Colony Forming Unit
CNF Contains No Free Liquid
DER Duplicate Error Ratio (normalized absolute difference)
Dil Fac Dilution Factor
DL Detection Limit (DoD/DOE)
DL, RA, RE, IN Indicates a Dilution, Re-analysis, Re-extraction, or additional Initial metals/anion analysis of the sample
DLC Decision Level Concentration (Radiochemistry)
EDL Estimated Detection Limit (Dioxin)
LOD Limit of Detection (DoD/DOE)
LOQ Limit of Quantitation (DoD/DOE)
MCL EPA recommended "Maximum Contaminant Level"
MDA Minimum Detectable Activity (Radiochemistry)
MDC Minimum Detectable Concentration (Radiochemistry)
MDL Method Detection Limit
ML Minimum Level (Dioxin)
MPN Most Probable Number
MQL Method Quantitation Limit
NC Not Calculated
ND Not Detected at the reporting limit (or MDL or EDL if shown)
NEG Negative / Absent
POS Positive / Present
PQL Practical Quantitation Limit
PRES Presumptive
QC Quality Control
RER Relative Error Ratio (Radiochemistry)
RL Reporting Limit or Requested Limit (Radiochemistry)
RPD Relative Percent Difference, a measure of the relative difference between two points
TEF Toxicity Equivalent Factor (Dioxin)
TEQ Toxicity Equivalent Quotient (Dioxin)
TNTC Too Numerous To Count
Eurofins Calscience LLC
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Login Sample Receipt Checklist
Client: EnviroApplications, Inc.Job Number: 570-31513-1
Login Number: 31513
Question Answer Comment
Creator: Soriano, Precy
List Source: Eurofins Calscience
List Number: 1
N/ARadioactivity wasn't checked or is </= background as measured by a survey
meter.
TrueThe cooler's custody seal, if present, is intact.
TrueSample custody seals, if present, are intact.
TrueThe cooler or samples do not appear to have been compromised or
tampered with.
TrueSamples were received on ice.
TrueCooler Temperature is acceptable.
TrueCooler Temperature is recorded.
TrueCOC is present.
TrueCOC is filled out in ink and legible.
TrueCOC is filled out with all pertinent information.
TrueIs the Field Sampler's name present on COC?
TrueThere are no discrepancies between the containers received and the COC.
TrueSamples are received within Holding Time (excluding tests with immediate
HTs)
TrueSample containers have legible labels.
TrueContainers are not broken or leaking.
TrueSample collection date/times are provided.
TrueAppropriate sample containers are used.
TrueSample bottles are completely filled.
TrueSample Preservation Verified.
TrueThere is sufficient vol. for all requested analyses, incl. any requested
MS/MSDs
TrueContainers requiring zero headspace have no headspace or bubble is
<6mm (1/4").
TrueMultiphasic samples are not present.
TrueSamples do not require splitting or compositing.
N/AResidual Chlorine Checked.
Eurofins Calscience
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471
Public Notification Package – 210 Pacific Coast Highway
Poster Visible from 2nd Street
472
Poster Visible from Pacific Coast Highway
473
City of Hermosa Beach PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, May 21, 2024 at 7:00 PM to consider the following:
1. PARKING PLAN (23-01) AND VARIANCE (23-03) FOR A NEW 975-SQUARE-FOOT SINGLE-
FAMILY DWELLING WITH A VARIANCE TO ALLOW A NINE-FOOT GARAGE SETBACK
INSTEAD OF 17 FEET AND A VARIANCE TO ALLOW THE REQUIRED OPEN SPACE TO BE
PROVIDED IN A DIFFERENT RATIO THAN REQUIRED; AND A PARKING PLAN TO ALLOW
A RECONFIGURED GUEST PARKING SPACE AT 435 8TH STREET IN THE MULTIPLE-FAMILY RESIDENTIAL ZONE.
2. CONDITIONAL USE PERMIT AMENDMENT REQUEST (APE22-05) TO ALLOW ONSITE
SERVICE OF BEER, WINE, AND SPIRITS IN THE FIRST-FLOOR LOUNGE AREA BETWEEN
7AM AND 10PM, AND ON THE THIRD-FLOOR DECK BETWEEN 9AM AND 9PM, TO GUESTS
AND REGISTERED GUESTS ANT THEIR GUESTS, AT AN EXISTING HOTEL (H2O HOTEL)
LOCATED AT 1429 HERMOSA AVENUE, AND DETERMINATION THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA).
3. A CONDITIONAL USE PERMIT (CUP23-13) TO ALLOW A 7,214-SQUARE-FOOT
PRESCHOOL AND DAYCARE WITH AN OUTDOOR PLAY AREA AT 210 PACIFIC COAST
HIGHWAY IN THE SPECIFIC PLAN AREA (SPA) - 7 ZONE, AND DETERMINE THE PROJECT
IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) PER SECTION 15303, CLASS 3 OF THE CEQA GUIDELINES FOR A PROJECT
INVOLVING THE CONVERSION OF EXISTING STRUCTURES FROM ONE USE TO
ANOTHER.
4. A ZONE TEXT AMENDMENT (TA 24-02) TO AMEND TITLE 17 OF THE HERMOSA BEACH
MUNICIPAL CODE FOR HOUSING ELEMENT-RELATED REGULATIONS PERTAINING TO
MIXED-USE DEVELOPMENT, REVIEW PROCESSES, AND MULTI-FAMILY RESIDENTIAL
PARKING REQUIREMENTS AND DETERMINE THAT THE ZONE TEXT AMENDMENT IS
CONSISTENT WITH THE PLAN HERMOSA ENVIRONMENTAL IMPACT REPORT
PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
Environmental Determination: Pursuant to the California Environmental Quality Act, the previously-adopted set of Housing-Element related Zoning Text Amendments were evaluated for consistency with the certified PLAN Hermosa Environmental Impact Report (EIR). An EIR
Addendum was prepared in September 2023, pursuant to CEQA Guidelines Section 15162. The evaluation found that the proposed ZTA would not trigger any of the conditions set forth in State CEQA Guidelines Section 15162, as the changes would not result in any new significant environmental impacts nor substantially increase the severity of any significant impacts described in the PLAN Hermosa EIR, certified on August 22, 2017. ZTA 24-02 was evaluated in accordance with the Addendum and found to be consistent with prior findings.
SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council Chambers
located at 1315 Valley Drive, Hermosa Beach, 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, email or letter
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:
474
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 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 prior to the meeting to ensure your public participation. 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 and visit the Agendas/Minutes/Videos page 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 email the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the above-listed departments at, or prior to, the public meeting. FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-0235 or CommunityDevelopment@hermosabeach.gov. Department hours are 7:00 AM to 6:00 PM, Monday-Thursday. A copy of the agenda and staff report(s) will be available for public review 72 hours in advance of the meeting on the City’s website at www.hermosabeach.gov. Carrie Tai, AICP Director of Community Development
475
476
477
From:Michael Moretti moretti4u@gmail.com
Subject:210 PCH
Date:November 8, 2023 at 3:44 PM
To:amir@pacificdevelopments.com
Hello Amir,
Just received your letter today and I do have some questions. I live at 835 2nd Street, so my
house is right next door to the lot you are wanting to develop. There is currently a large wall
that separates to two properties from each other and I'm curious about the plans for the
current building as well as the wall.
I would prefer the wall stay up as it would prevent noise coming from the preschool which is a
huge concern for me as I work from home. Part of my business is actually recording my voice
inside my office as well as other areas of my house, so noise is a big issue for me.
Are you planning to create a playground atmosphere as well?
Thank you for providing your information to contact you. It is very much appreciated.
--
- Michael Moretti
@moretti
Moretti.com
478
From:Amir Mikhail amir@pacificdevelopments.com
Subject:Re: 210 PCH
Date:November 8, 2023 at 3:53 PM
To:Michael Moretti moretti4u@gmail.com
Hi Michael,
Great to hear from you. We are planning to keep the wall to provide privacy to your residence and prevent any potential noise. The wall
goes as high as 16 ft and we understand the need to keep it. We are planning to utilize existing building (after remodels).
We are happy to work with you and make sure any future plans to consider you/other neighbors concerns. Feel free to contact my cell
directly if you have any questions.
- Amir
On Nov 8, 2023, at 3:43 PM, Michael Moretti <moretti4u@gmail.com> wrote:
Hello Amir,
Just received your letter today and I do have some questions. I live at 835 2nd Street, so my
house is right next door to the lot you are wanting to develop. There is currently a large wall
that separates to two properties from each other and I'm curious about the plans for the
current building as well as the wall.
I would prefer the wall stay up as it would prevent noise coming from the preschool which is
a huge concern for me as I work from home. Part of my business is actually recording my
voice inside my office as well as other areas of my house, so noise is a big issue for me.
Are you planning to create a playground atmosphere as well?
Thank you for providing your information to contact you. It is very much appreciated.
--
- Michael Moretti
@moretti
Moretti.com
479
From:Okells Fireplace
To:Amir Mikhail; aoropeza@hrmosabeach.gov; Johnathon Masi; richarddigiorgio
Subject:210 PCH
Date:Tuesday, February 13, 2024 11:42:10 AM
You don't often get email from info.okells@gmail.com. Learn why this is important
I'm Richard DiGiorgio, owner of Saint Rocke and Okell's property. Also owner of Okell's
Fireplace business.I don't see a problem with a Childrens Daycare going into Mike Felders former property.
I even agreed to let them use our parking lot for IN and OUT traffic, I believe this would be anice addition to the community.
Richard DiGiorgio
480
From:Dimitri Amiridis bravopainting@msn.com
Subject:Proposed CUP at 210 PCH
Date:February 15, 2024 at 4:15 PM
To:aoropeza@hermosabeach.gov
Cc:jmasi@hermosabeach.gov,amir@pacificdevelopments.com
Dear Alexis,
We’re the owners of the building located at 250 PCH and we’re writing to you to
express our support for the proposed CUP at 210 PCH. We are immediately adjacent to
210 PCH and we believe the preschool use is an excellent fit for the site and will
provide great service to the residents of our neighborhood.
Please consider approving this project as it has our full support.
Regards,
Dimitri Amiridis
310-922-1798
481
From:Johnathon Masi jmasi@hermosabeach.gov
Subject:RE: Proposed CUP at 210 PCH
Date:February 15, 2024 at 5:08 PM
To:Dimitri Amiridis bravopainting@msn.com,Alexis Oropeza aoropeza@hermosabeach.gov
Cc:amir@pacificdevelopments.com
Some people who received this message don't often get email from bravopainting@msn.com. Learn why this is
important
Hi Dimintri,
Thank you for providing a comment on the proposed project. When the item is scheduled for a public
hearing, your comment will be added to the public record for Planning Commission consideration.
Thanks,
Johnathon Masi | Assistant Planner
City of Hermosa Beach
o: 310-318-0243
e: jmasi@hermosabeach.gov
Office Hours: Monday – Thursday 7:00 AM – 6:00 PM
Planning Counter Hours: Monday – Thursday 7:00 AM – 6:00 PM
From: Dimitri Amiridis <bravopainting@msn.com>
Sent: Thursday, February 15, 2024 4:15 PM
To: Alexis Oropeza <aoropeza@hermosabeach.gov>
Cc: Johnathon Masi <jmasi@hermosabeach.gov>; amir@pacificdevelopments.com
Subject: Proposed CUP at 210 PCH
Dear Alexis,
We’re the owners of the building located at 250 PCH and we’re writing to you to
express our support for the proposed CUP at 210 PCH. We are immediately adjacent
to 210 PCH and we believe the preschool use is an excellent fit for the site and will
provide great service to the residents of our neighborhood.
Please consider approving this project as it has our full support.
Regards,
Dimitri Amiridis
310-922-1798
482
From:Okells Fireplace info.okells@gmail.com
Subject:210 PCH
Date:February 13, 2024 at 11:42 AM
To:Amir Mikhail amir@pacificdevelopments.com,aoropeza@hrmosabeach.gov,jmasi@hermosabeach.gov,richarddigiorgio
richarddigiorgio@yahoo.com
I'm Richard DiGiorgio, owner of Saint Rocke and Okell's property. Also owner of Okell's Fireplace business.
I don't see a problem with a Childrens Daycare going into Mike Felders former property.
I even agreed to let them use our parking lot for IN and OUT traffic, I believe this would be a nice addition to the community.
Richard DiGiorgio
483
From:Alexis Oropeza aoropeza@hermosabeach.gov
Subject:RE: 210 PCH
Date:February 13, 2024 at 5:30 PM
To:Okells Fireplace info.okells@gmail.com,Amir Mikhail amir@pacificdevelopments.com,Johnathon Masi jmasi@hermosabeach.gov
,richarddigiorgio richarddigiorgio@yahoo.com
Some people who received this message don't often get email from info.okells@gmail.com. Learn why this is
important
Richard DiGiorgio,
Thank you for taking the time to submit your comments on the proposed project. Your comment
will be added to the project file and forwarded to the Planning Commission for their
consideration once the project is scheduled for a public hearing.
Sincerely,
Alexis Oropeza |Planning Manager
City of Hermosa Beach
1315 Valley Dr., Hermosa Beach, CA 90254
o: 310-318-0241
e: aoropeza@hermosabeach.gov
hermosabeach.gov
Facebook | Instagram | LinkedIn | Twitter | YouTube
Download the Go Hermosa app for service requests.
Subscribe to E-Notifications
From: Okells Fireplace <info.okells@gmail.com>
Sent: Tuesday, February 13, 2024 11:46 AM
To: Amir Mikhail <amir@pacificdevelopments.com>; Alexis Oropeza
<aoropeza@hermosabeach.gov>; Johnathon Masi <jmasi@hermosabeach.gov>;
richarddigiorgio <richarddigiorgio@yahoo.com>
Subject: Fwd: 210 PCH
I'm Richard DiGiorgio, owner of Saint Rocke and Okell's property. Also owner of Okell's
Fireplace business.
I don't see a problem with a Childrens Daycare going into Mike Felders former property.
I even agreed to let them use our parking lot for IN and OUT traffic, I believe this would be
a nice addition to the community.
Richard DiGiorgio
484
Maddie O'Connor Guest
485
Rachel Hayes
486
Anna Simonenko
487
Amanda Hromadka
2nd street 210 PCH (on the corner of 2nd & PCH) into a childcare center, with plans
for up to 98 students being dropped off mainly at commute time We live on a one-way
street with no other EXIT how is this going to work? Traffic will be backed up the hill
during drop off and pick up.
488
Vincent Busam
489
Maddie O’Connor
The city's Staff Report identifies the proposed 70/77/98 childcare center at 210 PCH (old Auto body shop) "applicant" as Amir Mikhail of South Bay Equity LLC /Pacific Development (Santa Monica) which the Project Plans identify as the actual property/building owner even though Mr. Mikhail's address shown on the Plans does not seem to list his company
(?) https://www.bizapedia.com/addresses/1721-stewart-st-santa-monica-ca-90404.html
The Plans list Amir Caspian of Maple Tree School (SM) as the tenant who will run this childcare center for 6month - 6 year old children. It would be so helpful to know if this tenant (Amir Caspian) owns/runs any other childcare centers and if so where? I did find one in Los
Feliz/Hollywood: https://www.yelp.com/biz/maple-tree-academy-los-feliz-hollywood-los-
angeles?osq=Maple+Tree+Academy&override_cta=Request+a+consultation&rr=2 It appears Mr and Mrs Caspian started Maple Tree Academy in Sarasota Florida 2-3 years ago: https://www.floridacompanysearch.com/company/P22000006607/
Glancing at the Plans I was wondering why the Vicinity Map calls out the location of the Hermosa Beach school as 11827 Venice Blvd LA, does not list the Project's Traffic Engineer Mr Raju as one of the Project Professionals and states that the building will not have fire sprinklers? Has the city's Fire
Chief reviewed these Plans?
490
Teri Jones
491
Elizabeth Harsch
492
From: cynthia furnberg <cfurnberg@yahoo.com> Subject: 210 PCH, Hearing Tues Date: May 19, 2024 at 4:22:38 PM PDT
To: "mrice@hermosabeach.gov" <mrice@hermosabeach.gov>, "phoffman@hermosabeach.gov" <phoffman@hermosabeach.gov>, "sizant@hermosabeach.gov" <sizant@hermosabeach.gov>, "dpedersen@hermosabeach.gov" <dpedersen@hermosabeach.gov>, "khirsch@hermosabeach.gov" <khirsch@hermosabeach.gov>
Hi,
Attached is my opposition. Thank you for your consideration and attention to this matter,
Cynthia Furnberg
493
Honorable Commissioners:
This plan is not CEQA exempt:
HBMC§17.40.110 (3)(A) requires 1 parking sprot per 7 children and HBMC 17.40.110 (3)(C) also
requires “adequate space for loading and unloading of children shall be available or shall be
provided on the site”, and the applicant has not complied with subsection (3)(C).
On 4/18/24, Lucho Rodriquez from Public Works sent a letter to the applicant stating that 3 loading
spaces were insufficient, and it would cause queuing to occur on 2nd St. since there is no parking isle/for
drop-offs, causing back-ups on 2nd preventing Emergency vehicle access, which requires a CEQA
study.
The letter advises that the applicant should speak with the owner of the lot across the street at Saint
Rocke/O’Kelles to work with them to handle all the extra parking needed to drop off children, and that a
new traffic study is needed as drop-offs could be more that 5 min. (See attachment at the end.)
The image below represents what the traffic volume will be with the current plan with only 3 loading
spots, based on local count at Children’s Journey Daycare on PCH, that only has a max of 66 kids.
At Children’s Journey on 5/17, there were 8 employee cars and 14 cars for parents in their lot at 8:10.
These parent cars were there for an average of 8.8 min. Many of the cars where there for 10-14 min.
You also must add in all the residents on 2nd that have to use a one-way street that forces them to go
west to go to work:
A new traffic report was summitted modifying all the numbers, but the fact that parents for at least 77
children (and up to 98 kids per the initial application) are all going to arrive at rush hour on 2nd St and will
cause back- ups:
1. On PCH for those traveling South and turning left onto 2nd to enter the lot as the PCH left-hand
turn lane which is only 20 feet.
494
2. On PCH for those traveling North and turning right onto 2nd to enter the lot.
The initial part of 2nd is two-way street
where it meets PCH, and then becomes a
one-way street, but there isn’t room for
two-way traffic when cars are parked at the
mouth of 2nd street where it joins PCH.
As you can see in this photo looking west
on 2nd, where there is a silver car parked
on the left preventing the white Audi from
entering, when the cars are waiting for the
red light to turn green.
3. On 2nd St for those traveling East on 2nd crossing PCH to enter the lot on 2nd
4. On 2nd St for those traveling West on 2nd waiting to get into the lot along with residents leaving
on a one-way west street to go to work.
None of this was properly considered in the traffic report.
The applicant is not choosing to modify the building footprint at all to add parking in the front for loading
to comply with the law and make this safe for the residents on 2nd to obtain emergency city access at
peak times, but is asking permission from the city to remove 21 parking spots from the east end of
this huge lot!
With Children’s Journey Day Care on PCH, they followed the law and have the proper amount of
loading/unloading with a total of 22 parking spots for a max of 66 kids (per Winnie.com). This
equates to up to 9 spots for employees plus 13 more spots for loading/unloading, with one entrance
from a large two-way street (Pearl), and arrows directing for one exit onto PCH:
495
The applicant is comparing itself to the CUP for Our Lady of Guadalupe Church preschool. Again, look at
how much parking and all the room for loading and unloading on their lot, and their entrance is on 5th,
and the exit is on Massey:
The applicant has not proposed a plan that complies
with 17.40 C3 and is not exempt from CEQA, due
to traffic that will back up on 2nd preventing firetruck
access in the case of a fire, or paramedic access for
the for the residents on 2nd (connecting with PCH).
If there is a fire or 911 emergency and there is loss
of life or property, the city will be liable for
considering this project CEQA exempt and
approving the CUP when the loading does not
conform to the law or the normal standard for these
facilities.
Having the entrance and exit for loading all on 2nd St
with cars trying to crossover each other to enter
and back out into each other, as they try to leave
and re-enter 2nd St into a long line of cars queuing
on 2nd will cause chaos.
Once the CUP is given, the building parameters are
set and there is no room to add proper parking for
loading and unloading.
On 5/17, my husband monitored drop-offs at Childrens Journey from the hours of 7:53 to 8:32am (and
then my husband had to leave for work), there were at least 9 parent cars the whole time ranging up
to 14 parent cars. If this was on 2nd, it would cause a back-ups that entire time on 2nd (and probably up
496
to about 9:15). That is 40 min and probably and hour in the morning preventing emergency access, and
causing delays to the 2nd St residents to get to work.
The traffic report has fatal flaws, in that the peak is not from 7-8am and starts after 7:53, and the drop
offs are not 5 minutes.
The drop offs observed at Children’s Journey from 6:46 am to 8:32 am had 55 parent cars, and the drop
offs lasted up to 24 min (which was probably a new registration or a tour). Out of the 55 parent cars, 20
of them took 9 min or longer, 14 of them took 10-14 min. (This is the data in minutes of those cars:
3,4,4,4,5,5,5,5,6,6,6,6,6,6,6,6,7,7,7,7,7,8,8,8,8,9,9,9,9,9,10,10,10,10,10,11,11,11,11,12,12,13,13,14,24).
Not one parent walked their child to the facility, as assumed in the proposed CUP, and should be removed. The
whole reason parents use daycare is because they need to be at work, so they won’t take the time to walk to the
daycare, then walk home, and then try to get to work on time.
I advise that you do the same observation at Children’s Journey, and you’ll see what the true data is. This facility
only has 66 kids versus 77, so the numbers will be even worse on 2nd St.
This business would be doomed to fail with parents that need to do drop offs from 7:53 to 8:32 due to all the back
ups and lack of access to the facility.
The traffic report is based on including drop-offs on PCH. At the end of the report, it gives the alternative of
having all the loading/unloading on 2nd, which is the current option that is being presented to you to try to avoid
back-ups on PCH.
This switch to the drop offs on 2nd to avoid back-ups on PCH is an admission that the loading and unloading is
insufficient. Why would you need to change it otherwise. So, they want to transfer this burden of back-ups and
discriminate against the residents of 2nd St that must travel west to go to work, causing a hazard.
They didn’t think this through as there will still be back-ups on PCH for those traveling north on PCH turning right
onto 2nd and can’t enter due to parked cars not allowing enough room on 2nd to enter (See picture on pg 2),
except when the light changes, but there will be so much queuing on 2nd, that will be very difficult.
There will also be back-ups on PCH for those turning left on to 2nd with a 20’ left hand turn lane that is only for 2
cars. So, this switch to putting all the loading on 2nd does not achieve the intended goal.
For 77 kids, if you assume 1/3 infants (law requires 1:3 adult-infant ratio), 1/3, toddler (1:4), and 1/3 preschool
(1:8), it would require 18 staff members, not including teachers (1:24 ratio) or any admin staff (CA Code Regs Tit.
5 §18290). So, this is not a situation in which you should readily approve giving up 21 parking spots on a huge lot,
when the plan has insufficient parking for loading and unloading.
The HBMC requires 11 spots per 7 kids (which would be for staff) plus proper loading and unloading. It is two-
pronged requirement. For instance, the unincorporated areas of LA Co require a parking spot for each staff
member, plus a ratio per child, plus the proper loading and unloading area. The applicant is trying to double dip
and merge the loading space into the required parking spots, and still ask you to approve removing 21 parking
spots from the site.
497
Redondo Beach, RBMC 102.1706 (a) (1), also requires “one space per employee, PLUS drop-off and pick-up areas
as determined necessary based on the center’s maximum capacity.
Hermosa Beach explicitly wrote the law with 2 subsections (section a and c on pg 1), which prevents double
dipping of the parking requirement and the loading/unloading requirement. The applicant has not provided the
separate loading and unloading on top of the other parking requirement, so the application shouldn’t have even
made it to a hearing
In the first draft of CUP/Parking Plan Analysis & Findings, the applicant is wants to increase the day care to 98 kids
(and with the current plan would allow for 144 kids), but since the first draft, they deleted the end of the 2nd
sentence re: 98 kids, and even left it blank on your current copy (without moving up the next sentence):
What control measure will be put in place to prevent more than 77 kids at the daycare. This also needs to be part
of the CUP. They only want to get the interior square footage from the back of the building to grow the facility
larger, violating the CUP for 77 kids.
The CUP (4.c.) states that if there is substantiated complaints of excessive traffic, the city engineer “may” request
a hearing, which should be changed to “shall” request a hearing. Also, there should be a monitoring system in
which they have to show proof of enrollment to the city to stay in compliance.
Loading/unloading Amelioration:
A more appropriate plan would be to have all 5 spots for drop offs on PCH, along with 2-spots on 2nd. The two
front tandem spots would be for staff (minus 2 at the entrance to back parking lot to enter garages), along with
retaining the garages for staff for 12 spots.
In their plan, you can see
where there are existing
garages that they have
enclosed (and also build out
the front garage to extend all
the way to the east of the lot to
add even more interior space!)
They have a corridor behind
the garages leading to an exit
to the playground on the east
end and there is already a
metal door on the west end.
498
There is an entrance for the cars to access the garages on the West side with a pull up door on the cinderblock
fence. According to the CUP findings, staff would arrive prior to the opening of the business and play yard will
only be used from 10am – 4pm, and not that whole time (per CUP/Parking plan analysis and findings):
The applicant can install GeoGrid or similar “driveable grass” if they wanted
grass in front of the garages. Here is a sample picture to the left.
The apllicant only needs 2,695 interior sq ft for the day care for 77 kids (77 x
35 sq ft), so they do not need to be asking to enclose these 3 garages to get
7,214 sg ft.
Keeping the back garages allows for 12 spots (8 as tandem) for staff that is
sorely needed to free up spots in the front of the lot for unloading and
loading! This would still give the applicant more interior sq ft than is needed (4,094 sq ft). You’ll note that the
plans show that only the front of the building is needed for 80 kids.
The 7 loading spots in the front will still not be enough on at peak times, so the Okell’s lot should also be used for
the extra 7 loading spots that will be needed.
The owner of O’Kelles offered the use of his lot back in Feb (see email below), but the applicant has not
pursued this/made this part of the application.
This would require the applicant to get a signed lease to use this lot from
7:00am to 9:00am and from 4:30pm to 6:00pm, along with the continuation
of the lease being on file with the city as part of a condition to the CUP.
As you can see, Okell’s only provides up to 9 more spots, as there are
generally trucks on the South side of that lot, and some of the 9 will be
used by Okell’s patrons when kids will be picked up.
Otherwise, the applicant would need to demo the entire front part of the
building to add 12 more parking spots for loading, rather than asking the
city to give up 21 parking spots from this huge lot (three garages for
12 cars, and parking for at least 9 more cars) on the southeast
corner)!
499
The applicant is also proposing to cut into the cinderblock
fence (which will probably ruin it as it is so old) to create an
extra gate at the northeast corner, which is not needed. This
will reduce the sound amelioration and will encourage parents
to park illegally in the red on 2nd St to drop their kids off at that
gate. This should be removed from the plan, as there is
already a door on the cinderblock fence on the west side (as
depicted), and removing the stairway to the extra gate would
allow for more play area.
Additionally, the community petitioned previously to get more notice for these hearing and get the reports
sooner, for the commissioners and the residents, as the applicant files all this data with the city for
months in advance and gives an unfair advantage against the residents receiving such short notice.
The city clerk said there was no need for that, and that she promised to always load all projects onto the
community development part of the city’s website (which I’m sure you remember), well in advance of the
hearing. This of course was not done, leaving many residents in the dark. Again, the staff report is not
posted until the Thursday before the hearing, and should be posted much earlier for the benefit of the
commissioners/residents.
One neighbor got a letter from the developer, so he requested documents from the city in February and
didn’t get anything until 5/15, and still has not received the rest of what he asked for because the city
attorney is still reviewing the emails regarding the development. It’s just as bad as it ever was.
This application should be denied,
Cynthia Furnberg
500
Attachment:
501
From: Amir Mikhail <amir@pacificdevelopments.com>
Date: May 20, 2024 at 11:14:32 AM PDT
To: Peter Hoffman <phoffman@hermosabeach.gov>, Marie Rice <mrice@hermosabeach.gov>, David Pedersen
<dpedersen@hermosabeach.gov>, Kate Hirsh <khirsh@hermosabeach.gov>, Stephen Izant <sizant@hermosabeach.gov>
Subject: 210 PCH opposition letter
Good morning,
We received the attached opposition letter from planning, and although we are ready to address that during the hearing, below are a few important points that clarifies the concerns raised in the opposition letter:
• As mentioned in the staff report, the project is exempt from CEQA. Utilizing existing building and covert
to daycare would actually have a positive impact on the neighborhood (governor’s office of planning and research)
o under VMT Mitigation and Alternatives section that potential measures to reduce vehicle miles
traveled include the following:
Increase access to common goods and services, such as groceries, schools, and daycare.
o Retail use (allowed by right) generates more trips than a daycare use.
• The letter from Lucho Rodrigues was part of the back-and-forth review comments and it was addressed with a subsequent new traffic count/studay collected after that letter was issued
o The city engineer reviewed the updated report and were satisfied with the results
o The number of loading spaces is sufficient per traffic study prepared by a licensed traffic engineer
• The images, analysis, and narrative in the opposition letters are not accurate and professional studies prepared for the project addresses them;
o We have indicated that there will be a scheduled pick-up and drop-offs
o Not all parents are required to drop-off/pick-up at the same time like a typical school. We will arrange that by age groups, and time windows
o The 77 students is the maximum number per HBMC based on 11 parking spaces provided, this is not the number we anticipate every single day (usually lower)
We prepared the studies based on worst case scenario
o Many factors are considered such as walkability, more than one child in a single car
• The building area (sq. Footage) has not increased, it’s the same sq. footage. We relocated a detached small building to be built attached to the main building to create an open yard
o Open space is required for daycare by the state and is essential to operate daycare business
• The adjacent property owner (Okell's fireplace) offered to use their lot as a kind gesture
o We have sufficient parking onsite to accommodate the daycare use
o Double-dipping and use Okells required parking is not permitted
o Okell's owner would not give away their valuable parking rights permanently to anyone
• Ms Furnberg suggested the demolition of the front building, this is not needed and not feasible for any project
o All proposed work has been reviewed and approved by CA professional engineer (traffic, structural, acoustic….etc), in addition to the city engineer peer review.
Please let me know if you have any questions or concerns. Kind regards, Amir Mikhail
502
Honorable Commissioners:
This plan is not CEQA exempt:
HBMC§17.40.110 (3)(A) requires 1 parking sprot per 7 children and HBMC 17.40.110 (3)(C) also
requires “adequate space for loading and unloading of children shall be available or shall be
provided on the site”, and the applicant has not complied with subsection (3)(C).
On 4/18/24, Lucho Rodriquez from Public Works sent a letter to the applicant stating that 3 loading
spaces were insufficient, and it would cause queuing to occur on 2nd St. since there is no parking isle/for
drop-offs, causing back-ups on 2nd preventing Emergency vehicle access, which requires a CEQA
study.
The letter advises that the applicant should speak with the owner of the lot across the street at Saint
Rocke/O’Kelles to work with them to handle all the extra parking needed to drop off children, and that a
new traffic study is needed as drop-offs could be more that 5 min. (See attachment at the end.)
The image below represents what the traffic volume will be with the current plan with only 3 loading
spots, based on local count at Children’s Journey Daycare on PCH, that only has a max of 66 kids.
At Children’s Journey on 5/17, there were 8 employee cars and 14 cars for parents in their lot at 8:10.
These parent cars were there for an average of 8.8 min. Many of the cars where there for 10-14 min.
You also must add in all the residents on 2nd that have to use a one-way street that forces them to go
west to go to work:
A new traffic report was summitted modifying all the numbers, but the fact that parents for at least 77
children (and up to 98 kids per the initial application) are all going to arrive at rush hour on 2nd St and will
cause back- ups:
1. On PCH for those traveling South and turning left onto 2nd to enter the lot as the PCH left-hand
turn lane which is only 20 feet.
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2. On PCH for those traveling North and turning right onto 2nd to enter the lot.
The initial part of 2nd is two-way street
where it meets PCH, and then becomes a
one-way street, but there isn’t room for
two-way traffic when cars are parked at the
mouth of 2nd street where it joins PCH.
As you can see in this photo looking west
on 2nd, where there is a silver car parked
on the left preventing the white Audi from
entering, when the cars are waiting for the
red light to turn green.
3. On 2nd St for those traveling East on 2nd crossing PCH to enter the lot on 2nd
4. On 2nd St for those traveling West on 2nd waiting to get into the lot along with residents leaving
on a one-way west street to go to work.
None of this was properly considered in the traffic report.
The applicant is not choosing to modify the building footprint at all to add parking in the front for loading
to comply with the law and make this safe for the residents on 2nd to obtain emergency city access at
peak times, but is asking permission from the city to remove 21 parking spots from the east end of
this huge lot!
With Children’s Journey Day Care on PCH, they followed the law and have the proper amount of
loading/unloading with a total of 22 parking spots for a max of 66 kids (per Winnie.com). This
equates to up to 9 spots for employees plus 13 more spots for loading/unloading, with one entrance
from a large two-way street (Pearl), and arrows directing for one exit onto PCH:
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The applicant is comparing itself to the CUP for Our Lady of Guadalupe Church preschool. Again, look at
how much parking and all the room for loading and unloading on their lot, and their entrance is on 5th,
and the exit is on Massey:
The applicant has not proposed a plan that complies
with 17.40 C3 and is not exempt from CEQA, due
to traffic that will back up on 2nd preventing firetruck
access in the case of a fire, or paramedic access for
the for the residents on 2nd (connecting with PCH).
If there is a fire or 911 emergency and there is loss
of life or property, the city will be liable for
considering this project CEQA exempt and
approving the CUP when the loading does not
conform to the law or the normal standard for these
facilities.
Having the entrance and exit for loading all on 2nd St
with cars trying to crossover each other to enter
and back out into each other, as they try to leave
and re-enter 2nd St into a long line of cars queuing
on 2nd will cause chaos.
Once the CUP is given, the building parameters are
set and there is no room to add proper parking for
loading and unloading.
On 5/17, my husband monitored drop-offs at Childrens Journey from the hours of 7:53 to 8:32am (and
then my husband had to leave for work), there were at least 9 parent cars the whole time ranging up
to 14 parent cars. If this was on 2nd, it would cause a back-ups that entire time on 2nd (and probably up
505
to about 9:15). That is 40 min and probably and hour in the morning preventing emergency access, and
causing delays to the 2nd St residents to get to work.
The traffic report has fatal flaws, in that the peak is not from 7-8am and starts after 7:53, and the drop
offs are not 5 minutes.
The drop offs observed at Children’s Journey from 6:46 am to 8:32 am had 55 parent cars, and the drop
offs lasted up to 24 min (which was probably a new registration or a tour). Out of the 55 parent cars, 20
of them took 9 min or longer, 14 of them took 10-14 min. (This is the data in minutes of those cars:
3,4,4,4,5,5,5,5,6,6,6,6,6,6,6,6,7,7,7,7,7,8,8,8,8,9,9,9,9,9,10,10,10,10,10,11,11,11,11,12,12,13,13,14,24).
Not one parent walked their child to the facility, as assumed in the proposed CUP, and should be removed. The
whole reason parents use daycare is because they need to be at work, so they won’t take the time to walk to the
daycare, then walk home, and then try to get to work on time.
I advise that you do the same observation at Children’s Journey, and you’ll see what the true data is. This facility
only has 66 kids versus 77, so the numbers will be even worse on 2nd St.
This business would be doomed to fail with parents that need to do drop offs from 7:53 to 8:32 due to all the back
ups and lack of access to the facility.
The traffic report is based on including drop-offs on PCH. At the end of the report, it gives the alternative of
having all the loading/unloading on 2nd, which is the current option that is being presented to you to try to avoid
back-ups on PCH.
This switch to the drop offs on 2nd to avoid back-ups on PCH is an admission that the loading and unloading is
insufficient. Why would you need to change it otherwise. So, they want to transfer this burden of back-ups and
discriminate against the residents of 2nd St that must travel west to go to work, causing a hazard.
They didn’t think this through as there will still be back-ups on PCH for those traveling north on PCH turning right
onto 2nd and can’t enter due to parked cars not allowing enough room on 2nd to enter (See picture on pg 2),
except when the light changes, but there will be so much queuing on 2nd, that will be very difficult.
There will also be back-ups on PCH for those turning left on to 2nd with a 20’ left hand turn lane that is only for 2
cars. So, this switch to putting all the loading on 2nd does not achieve the intended goal.
For 77 kids, if you assume 1/3 infants (law requires 1:3 adult-infant ratio), 1/3, toddler (1:4), and 1/3 preschool
(1:8), it would require 18 staff members, not including teachers (1:24 ratio) or any admin staff (CA Code Regs Tit.
5 §18290). So, this is not a situation in which you should readily approve giving up 21 parking spots on a huge lot,
when the plan has insufficient parking for loading and unloading.
The HBMC requires 11 spots per 7 kids (which would be for staff) plus proper loading and unloading. It is two-
pronged requirement. For instance, the unincorporated areas of LA Co require a parking spot for each staff
member, plus a ratio per child, plus the proper loading and unloading area. The applicant is trying to double dip
and merge the loading space into the required parking spots, and still ask you to approve removing 21 parking
spots from the site.
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Redondo Beach, RBMC 102.1706 (a) (1), also requires “one space per employee, PLUS drop-off and pick-up areas
as determined necessary based on the center’s maximum capacity.
Hermosa Beach explicitly wrote the law with 2 subsections (section a and c on pg 1), which prevents double
dipping of the parking requirement and the loading/unloading requirement. The applicant has not provided the
separate loading and unloading on top of the other parking requirement, so the application shouldn’t have even
made it to a hearing
In the first draft of CUP/Parking Plan Analysis & Findings, the applicant is wants to increase the day care to 98 kids
(and with the current plan would allow for 144 kids), but since the first draft, they deleted the end of the 2nd
sentence re: 98 kids, and even left it blank on your current copy (without moving up the next sentence):
What control measure will be put in place to prevent more than 77 kids at the daycare. This also needs to be part
of the CUP. They only want to get the interior square footage from the back of the building to grow the facility
larger, violating the CUP for 77 kids.
The CUP (4.c.) states that if there is substantiated complaints of excessive traffic, the city engineer “may” request
a hearing, which should be changed to “shall” request a hearing. Also, there should be a monitoring system in
which they have to show proof of enrollment to the city to stay in compliance.
Loading/unloading Amelioration:
A more appropriate plan would be to have all 5 spots for drop offs on PCH, along with 2-spots on 2nd. The two
front tandem spots would be for staff (minus 2 at the entrance to back parking lot to enter garages), along with
retaining the garages for staff for 12 spots.
In their plan, you can see
where there are existing
garages that they have
enclosed (and also build out
the front garage to extend all
the way to the east of the lot to
add even more interior space!)
They have a corridor behind
the garages leading to an exit
to the playground on the east
end and there is already a
metal door on the west end.
507
There is an entrance for the cars to access the garages on the West side with a pull up door on the cinderblock
fence. According to the CUP findings, staff would arrive prior to the opening of the business and play yard will
only be used from 10am – 4pm, and not that whole time (per CUP/Parking plan analysis and findings):
The applicant can install GeoGrid or similar “driveable grass” if they wanted
grass in front of the garages. Here is a sample picture to the left.
The apllicant only needs 2,695 interior sq ft for the day care for 77 kids (77 x
35 sq ft), so they do not need to be asking to enclose these 3 garages to get
7,214 sg ft.
Keeping the back garages allows for 12 spots (8 as tandem) for staff that is
sorely needed to free up spots in the front of the lot for unloading and
loading! This would still give the applicant more interior sq ft than is needed (4,094 sq ft). You’ll note that the
plans show that only the front of the building is needed for 80 kids.
The 7 loading spots in the front will still not be enough on at peak times, so the Okell’s lot should also be used for
the extra 7 loading spots that will be needed.
The owner of O’Kelles offered the use of his lot back in Feb (see email below), but the applicant has not
pursued this/made this part of the application.
This would require the applicant to get a signed lease to use this lot from
7:00am to 9:00am and from 4:30pm to 6:00pm, along with the continuation
of the lease being on file with the city as part of a condition to the CUP.
As you can see, Okell’s only provides up to 9 more spots, as there are
generally trucks on the South side of that lot, and some of the 9 will be
used by Okell’s patrons when kids will be picked up.
Otherwise, the applicant would need to demo the entire front part of the
building to add 12 more parking spots for loading, rather than asking the
city to give up 21 parking spots from this huge lot (three garages for
12 cars, and parking for at least 9 more cars) on the southeast
corner)!
508
The applicant is also proposing to cut into the cinderblock
fence (which will probably ruin it as it is so old) to create an
extra gate at the northeast corner, which is not needed. This
will reduce the sound amelioration and will encourage parents
to park illegally in the red on 2nd St to drop their kids off at that
gate. This should be removed from the plan, as there is
already a door on the cinderblock fence on the west side (as
depicted), and removing the stairway to the extra gate would
allow for more play area.
Additionally, the community petitioned previously to get more notice for these hearing and get the reports
sooner, for the commissioners and the residents, as the applicant files all this data with the city for
months in advance and gives an unfair advantage against the residents receiving such short notice.
The city clerk said there was no need for that, and that she promised to always load all projects onto the
community development part of the city’s website (which I’m sure you remember), well in advance of the
hearing. This of course was not done, leaving many residents in the dark. Again, the staff report is not
posted until the Thursday before the hearing, and should be posted much earlier for the benefit of the
commissioners/residents.
One neighbor got a letter from the developer, so he requested documents from the city in February and
didn’t get anything until 5/15, and still has not received the rest of what he asked for because the city
attorney is still reviewing the emails regarding the development. It’s just as bad as it ever was.
This application should be denied,
Cynthia Furnberg
509
Attachment:
510
I am writing to express significant concerns regarding the environmental assessment for the
property at 210 PCH, Hermosa Beach, CA 90254, as outlined in the report titled
“SUPPLEMENTAL - Summary of Remedial Excavation and Confirmation Sampling.” This report is
Attachment 6 to the staff report recommending approval of the CUP for a proposed child care
center at this address.
APPLICANT DID NOT PERFORM OWN ENVIRONMENTAL ASSESSMENT
The environmental work/report was done for a prior owner, so there is no warranty now per
the report, for the applicant to make representation to the planning commission or to parents
and the city and applicant would be subject to liability from the parents:
This evaluation should not be relied upon by other parties without the express written consent
of EAI or Clients; therefor, any use of reliance upon this environmental evaluation by a party
other than the Client or the Reliance Parties, shall be soley at the risk of such third party and
without legal recourse agains EAI.
This is just some of what was found at the site, including high levels of lead and cadmium:
Additionally, no sampling was done where a lot of work was done on cars/painting
in the back garages.
From: Josh Krasnegor <josh@mavarx.com>Date: May 20, 2024 at 10:29:02 AM PDTTo: City Clerk <cityclerk@hermosabeach.gov>, Marie Rice <mrice@hermosabeach.gov>, Peter Hoffman <phoffman@hermosabeach.gov>, Stephen Izant <sizant@hermosabeach.gov>, David Pedersen <dpedersen@hermosabeach.gov>, khirsch@hermosabeach.gov
Subject: Letter of Concern for Conditional USE Permit (CUP 23-13) Dear Planning Commissioners,
Please find and read the attached leeter of concern in response to:
REPORT 24-0200 CONDITIONAL USE PERMIT (CUP 23-13) TO ALLOW A 7,214-SQUARE-FOOT PRESCHOOL AND DAYCARE WITH AN
OUTDOOR PLAY AREA AT 210 PACIFIC COAST HIGHWAY IN THE SPECIFIC PLAN AREA (SPA) - 7 ZONE, AND DETERMINE THE PROJECT
IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (Assistant Planner Johnathon Masi)
Thank you,
Josh Krasnegor
__________________________________________________________________________________________________________
511
Some of the chemicals found and listed in the report are carcinogenic/harmful to
humans, especially infants/children, and some of them were double the legal limit:
You can't put 6 month old babies and toddlers in a space right on top of areas that
has not been tested/remediated (in the two garage areas not tested).
512
VAGUE STATEMENTS BY ENVIRO APPLICATION INC OF SAN DIEGO (EAI) ABOUT
SPECIFIC USE
The December 4, 2023 statement by Enviro Applications (EAI), Inc., signed by Senior
Geologist Bernard Sentianin, claiming the property is suitable for "commercial use" is
vague and generic and fails to specify the intended use of the property as a 6month-
6 year old child care center.
Why did they not call out the specific use as a child care center for 6month-6 year old
children?
WORRYING STATEMENT BY EAI ABOUT AIR QUALITY AND PRIOR USE
EAI states “This sampling indicated that indoor air at the property is essentially
identical to ambient conditions in the site vicinity and does not appear to be
impacted by prior site use.”
Why do they use the word “appear” when describing the air quality? Why wouldn’t
they conclusively state that it is not impacted by prior use?
GENERAL COMMERCIAL USE VS. SPECIFIC USE: CHILD DAY CARE CENTER FOR 6
MONTH - 6 YEAR OLD CHILDREN
It is essential to distinguish between general commercial use and the specific
requirements of a facility intended to house infants and very young children. A child
care center has vastly different needs and safety considerations compared to a
generic commercial property. Infants and young children are particularly sensitive to
environmental hazards and react differently and more severely to harmful chemicals
than adults. The property's previous use as an auto body shop likely introduced
hazardous substances, such as solvents and paints, which contain dangerous
chemicals and that can linger and pose significant health risks to young children.
NO PERMITS ISSUED BY THE CITY OR STATE FOR ENVIRONMENTAL EXCAVATION OF
HYDRAULIC LIFT AND HAZARDOUS CHEMICALS
Through the report and open records requests with the City of Hermosa Beach, it
appears that no permits were obtained for the hydraulic lift excavation and Phase I,
513
and Phase II environmental assessments performed by other parties. In fact
GeoForward (one of the Contractors involved in aspects of this environmental work);
details on their own website the permit process required for hydraulic lift
removal: “activities typically require various permits for tasks such as grading,
excavation, and environmental cleanup. These permits ensure regulatory oversight
and confirm the removal of soil and groundwater contamination.” For instance, the
removal of in-ground hydraulic lifts involves multiple permits and certifications,
including those for heavy equipment operation and hazardous waste disposal
(GeoForward, https://www.geoforward.com/underground-hydraulic-lift-removal/).
NOT CATEGORICALLY EXEMPT FROM CEQA
The California Environmental Quality Act (CEQA) applies to child care centers in
commercially zoned areas bordering residential zones by requiring a thorough
environmental review to assess potential impacts on the surrounding environment
and community.
Here are key points on how CEQA applies in this context:
•Environmental Impact Assessment: CEQA mandates that any new
development, including child care centers, undergo an environmental impact
assessment to evaluate potential effects on air quality, traffic, noise, and
public health.
•Specific Considerations for child care centers: Given the vulnerable population
of infants and young children, the assessment must pay particular attention to
factors such as indoor and outdoor air quality, proximity to hazardous
materials, and potential exposure to pollutants.
•Public Involvement and Disclosure: CEQA requires public disclosure of the
environmental impacts and involves the community in the review process.
This includes providing opportunities for public comment and addressing
community concerns, particularly from adjacent residential areas.
•Mitigation Measure: If significant impacts are identified, CEQA requires the
implementation of mitigation measures to minimize or eliminate adverse
effects. This might include measures to reduce traffic congestion, improve air
quality, or mitigate noise levels.
514
•Categorical Exemptions: Some projects might be categorically exempt from
CEQA if they are considered to have no significant environmental impact.
However, given the sensitivity of child care centers, especially in areas
bordering residential zones, a full environmental review is often necessary to
ensure all potential impacts are adequately addressed.
In summary, CEQA ensures that the establishment of child care centers in
commercial zones adjacent to residential areas is carefully evaluated for
environmental and health impacts, with significant community involvement and
mitigation measures to protect both the children attending the center and the
surrounding residents.
CONCLUSION
Given the serious nature of these findings and the potential health risks involved, it is
clear that this project cannot be categorically exempt from the California
Environmental Quality Act (CEQA). A comprehensive and child-specific
environmental assessment must be conducted to ensure the safety and suitability of
the property for use as a child care center.
515
Josh Krasnegor
I have spent the past five days reviewing this project since the Staff Report was posted and I deeply opposed
to this project for the following reasons:
1. The project presents severe traffic and parking issues on 2nd Street and PCH that the city and
applicant have not addressed and found an adequate solution. It is unclear how emergency
services could adequately access emergency situation on 2nd Street,
2. The Environmental Studies presented are not thorough enough for use as a child care center use
where 6-month to 6-year old children. It appears that excavation was not properly permitted.
This was an auto body shop with many hazardous chemicals. The building was cited for violations
/ red tagged by the city during asbestos removal due to demolition.
3. The preschool is in extremely close to a major HWY, presenting health issues to children.
Proximity of Licensed Child Care Facilities to Near-Roadway Vehicle
Pollution https://www.ncbi.nlm.nih.gov/pmc/articles/PMC1551948/
Polluted Preschools: 169 LA childcare centers are too close to freeways https://laist.com/news/kpcc-
archive/pollution-near-preschools-is-impacting-nearly-10-0
Safe and Healthy Child Care Centers https://www.epa.gov/system/files/documents/2023-
02/SafeHealthy2012_ENGa.pdf
1. The noise study is assumptions and doesn't sufficiently explain in detail the play ground noise
levels directly adjacent to residential property.
2. This project is not categorically exempt from CEQA:
The California Environmental Quality Act (CEQA) applies to child care centers in commercially zoned areas
bordering residential zones by requiring a thorough environmental review to assess potential impacts on the
surrounding environment and community.
Here are key points on how CEQA applies in this context:
• Environmental Impact Assessment: CEQA mandates that any new development, including child care
centers, undergo an environmental impact assessment to evaluate potential effects on air quality, traffic,
noise, and public health.
• Specific Considerations for Child Care Centers: Given the vulnerable population of infants and young
children, the assessment must pay particular attention to factors such as indoor and outdoor air quality,
proximity to hazardous materials, and potential exposure to pollutants.
• Public Involvement and Disclosure: CEQA requires public disclosure of the environmental impacts and
involves the community in the review process. This includes providing opportunities for public comment and
addressing community concerns, particularly from adjacent residential areas.
• Mitigation Measure: If significant impacts are identified, CEQA requires the implementation of mitigation
measures to minimize or eliminate adverse effects. This might include measures to reduce traffic
congestion, improve air quality, or mitigate noise levels.
• Categorical Exemptions: Some projects might be categorically exempt from CEQA if they are considered to
have no significant environmental impact. However, given the sensitivity of child care centers, especially in
areas bordering residential zones, a full environmental review is often necessary to ensure all potential
impacts are adequately addressed.
516
In summary, CEQA ensures that the establishment of child care centers in commercial zones adjacent to
residential areas is carefully evaluated for environmental and health impacts, with significant community
involvement and mitigation measures to protect both the children attending the center and the surrounding
residents.
I'm all for SAFE child care in the right location but sadly, this project compromises child and resident safety
in the area. In short, this project is trying to put a square peg in a round hole, disregarding the safety of
residents and children in order to expand their business, which benefit themselves financially. It's not a
good trade off. There are plenty of other facilities available in the proximity that offer the proper safety
necessary for a project of this complexity, without the burden of convincing prospective parents of putting
their children in a renovated auto body shop.
517
From: Suzanne Zimmerman <suzanne.zimmerman.m2h0@statefarm.com> Date: May 20, 2024 at 12:24:14 PM PDT To: David Pedersen <dpedersen@hermosabeach.gov>, khirsch@hermosabeach.gov, Marie Rice
<mrice@hermosabeach.gov>, Peter Hoffman <phoffman@hermosabeach.gov>, Stephen Izant <sizant@hermosabeach.gov> Cc: cfurnberg@yahoo.com Subject: Blocked exit on 2nd St during rush hour for proposed Daycare on 2nd
Good morning-
As a resident of Hermosa Beach living on 2nd St, I oppose the current plans for this project as it has only 3 parking spots for loading and unloading of for 77 kids on 2nd St, which is a one-way street. This would cause back-ups blocking residents that need to get to work, and emergency vehicles. The
intersection of 2nd St and PCH, is offset and already extremely dangerous. During the periods when most parents will be dropping off and picking up their children PCH North and Southbound are already very congested. I believe this diagram clearly shows the potential complications and dangers of the pickup and drop off situation. These are small children who need to be walked into the facility by their parents. Parents wanting to pick up or drop off, backed up on 2nd St waiting for a car to exit the parking
lot so they can enter and park causing significant backups to occur on 2nd St and PCH. I am not opposed to development of this site and having it zoned for residential condos, small business such as a restaurant, boutique or doctor’s office, I am opposed to creating more of an impact on the already existing traffic issues and potential to not be able to exit my street during periods of pick up or drop off.
Thank you- Suzy
Suzy Zimmerman
License: CA-0I81281
Suzy Zimmerman- Google Review
4010 Palos Verdes Drive North, Suite 103 Rolling Hills Estates, CA 90274 Bus 310-377-9531 * Cell 310-200-5861 * Fax 310-377-0954 suzy@zimziminsurance.com
www.zimziminsurance.com
518
Carolyn Petty
First thing I want to mention is the reduction of public comment by 1/3 the time is a bad practice that should have never been approved. The planning commission deals with serious land use issues and if there is an item of concern to the residents, they should be given an appropriate amount of time to comment. 2 minutes is insufficient.
This item should be continued until more data is obtained. Issues that I would like to bring to your attention:
• The traffic study was commissioned by the applicant so there is an inherent conflict of interest. This is not an objective study as is clear when one reads it: 1. Page 1 - they say there are no traffic issues at PCH/2nd Street. How is that possible? I drive that area often and walk my dog on that street early morning (I don’t know why he wants to walk on PCH but he does), and from 6 am until 7pm it is nearly always gridlocked traffic. 2. The parking requirements are completely inadequate for the uses:
¬ Where will the employees park, and how many employees will actually work there? There are statutory guidelines governing the ratio of workers to children. For instance, 1adult: 4 children aged 0-2 years old, 1 adult to 12 children 2-6 years old. It is hard to believe that 77 students could be handled by only 8 employees. By the
way, if they claim that one employee will always be outside directing traffic, they are in potentially in violation of the worker ratio unless it is someone not counted towards that ratio. Of course they will need one or perhaps two managers. The employees should not be parking in the neighborhood.
¬ If any of you have children, you know that if 77 children are being dropped off and picked up, there is no way 3 spaces are sufficient for loading/unloading. Inevitably there will be a line of cars going up the street, which turns into a one way street. How are residents who live on that street going to be able to leave their homes during pick up and drop off? How will emergency vehicles get through the line of cars?
¬ Parking space turnover rate of 3-4 minutes. Much of their assumptions rest on this. It is totally unrealistic. Parents have to get their children out of carseats. Sometimes they have more than one child. Then they grab whatever items they may want to leave at the center for their child. Just that portion alone could take 3 minutes. What if they want a brief chat with the people at the daycare? That is not uncommon. Sometimes children are fussy and don’t want their parents to leave. The turnover rate should easily be double that number.
1. Where is the data that backs up their claim the number of trips would be lower? That also defies logic for everyone who has gone past the existing use. The place always looks empty - I actually thought it was closed. Plus the distribution of uses is completely different. At a retail, uses are throughout the day. Clearly for a daycare the intensity is completely different. I could write 10 pages analyzing the insufficiency of this proposal, but you would not read it due to time. But the other part that disturbs me is that a resident did a public records request for all correspondence pertaining to this item and staff is refusing to adequately respond within the statutory timeframe. As a public agency, all information
should be made available. When they hide this, it absolutely leads the residents to wonder what is going on and why staff is recommending this project. Until we know - without any redactions – what is going on behind the scenes, the approval process should stop.
Thank you,
Carolyn Petty
519
Dan Seaman
Why does the applicant keep lying about maxing out at 77 children when the building design clearly is meant for
98 kids? A simple solution is: - Dedicate the lot off of PCH for loading and unloading only;
• Hammer out an agreement with the property owner of Sainte Rock and O’Kells to handle any drop-off
and pick-up overflows in their parking lot on 2nd Street – the owner seems amenable to this
agreement;
• Provide at least 14 parking spaces on-site on the 2nd Street lot so that at least half of their
hardworking teachers and staff do not have to lug up the steep hill after a long day to get to their
cars. I interpret HBMC 17.40.110(A) to provide at least one parking space for every seven children to
mean that some parking exists on-site for staff and teachers to help alleviate any constraints with
street or off-site parking; and
• Reduce playground size to accommodate the required parking if space is a constraint, which I gather
may be the reason for intentionally misrepresenting full enrollment capacity.
Please deny this current project for the CUP and have the applicant try again.
520
From: Mike Glasman <mike@glasman.net>
Date: May 20, 2024 at 8:54:17 PM PDT
To: David Pedersen <dpedersen@hermosabeach.gov>, khirsch@hermosabeach.gov, Marie Rice
<mrice@hermosabeach.gov>, Peter Hoffman <phoffman@hermosabeach.gov>, Stephen Izant
<sizant@hermosabeach.gov>
Subject: proposed daycare on 2nd street
Hi Planning commission.
I dont have a lot of skin in the game on this one. I live way up the street at 1001 2nd street and do not drive during peak hours That stated, we are looking at another proposal with potentially devastating consequences for the neighbors, traffic flow and even the children
1. Cars routinely drive the wrong way on 2nd street. Additional signs have not resolved this situation. This
alone creates a unique hazzard 2. There is limited parking on the street as the street - one side only as it is a through street designated as needing Fire Department clearance
3. The traffic light is very slow and no right turn on red meaning cars will be queued up very quickly with no easy way to legally get off of 2nd street.
o It doesn't take much for cars to get backed up on 2nd street - 3 cars is enough
Once that happens cars will not even be able to get to the turn around on Okell's parking lot and will have trouble passing or turning with cars coming down the street. Excellent diagrams have been provided by Cynthia Furnbert that you should refer to. She also noted many other concerns and reasons why this CUP should be denied. 4. Not allowing drop off on PCH means every single car either goes east on 2nd street and attempts to turn around or comes down 2nd street from Hollowell or prospect. I am trying to imagine 70+ cars all dropping off and picking up at the time that is convenient for them. it doesn't matter what times you are allowed to drop off or pick up, what matters is the desired time that people want to drop off or pick up. 5. The children - let's put a play area 300' from the busiest street in the city so that the children can breathe in exhaust fumes all day long even when they are indoors. Look it up. It is not healthy.
In response to the staff report 24-0200 Version 1 Discussion:
• Sensitive Receptor: If Hermosa Beach describes daycare use as a sensitive receptor than Air quality should be looked at. It does not serve the community well to have Daycare next to one of the busiest streets in the city where children will be subjected to automotive exhaust.
• Traffic and Queueing -
o Comparing the existing use of auto sales makes no sense.
Existing use was an automotive body shop and auto sales
Everyone knows that Felder Body Shop did not maintain normal hours sold little to 0 cars per year and repaired no cars either. It was a show room for his private car collection
Even when looking at an auto sales use case or body shop - neither of those use case draws visits at peak morning and evening commute times. Find me the car dealer where people are buying cars at 8:30am. The concern here is not the 70 drop off and 70 pick ups =140 visits per day. The concern is that 70 will happen between 7:45 and 8:45 am and 70 will happen between 5:15 and 6:15pm. Precisely when there are the most cars on the road, the most people trying to get on PCH from their homes on 2nd street etc
o Parking Study recommendations:
We can't expect people to keep clear of the 2nd street parking lot entrance/exit- When that light turns green - which takes 3 minutes, i am not waiting for anyone get on PCH and certainly not a string of cars that just dropped off and did not wait their turn
Do not enter on PCH- Really? We have 2 giant sides at the bottom of second street
where it becomes a one way street, yet cars go up the street the wrong way all of the
521
time including - emergency vehicles that need to, postal workers that I have personally lectured and yes I I have even see traffic enforcement go up the street the wrong way.
Operating conditions - reduce bunching by having longer operating hours. Parents are going to pick up when it is convenient for them not when it will reduce bunching
• Section titled: The relationship of the proposed business-generated traffic volume and the size of
streets serving the area
• The study recommended the assigned loading/unloading parking spaces be solely located in the south parking lot, to minimize impacts to Pacific Coast Highway.
The solution is to dump all of the traffic on 2nd street? Really? That means more traffic up 3rd street, across Hollowell and Prospect. 2nd street is really not set up for that traffic.
• The study indicated the traffic generated by the use will not impact access for emergency services to the subject site, or adjacent properties Cynthia Ferburg has provided detailed diagrams that show how this will obstruct access to the site and adjacent properties. We have multiple elderly and impaired residents on 2nd street and this plan creates a potential life hazzard for those residents should an emergency occur during peak hours.
Similarly it affects emergency services ability to to respond to life and property incidents. This could affect residents ability to insure and reinsure which is already an issue in California and opens up the city to potential litigation.
Bottom line - The residents of 2nd and 3rd street would like to see an appropriate business at this one. An appropriate business is one that serves the community at the same time and doesn't burden the residents of the neighborhood with noise, traffic, or safety issues. LA Fire department should to be consulted before
anything that changes their ability to drive emergency vehicles up or down 2nd street Change of use should not be approved.
Thanks for your service and consideration
Mike Glasman
mike@glasman.net
310-798-2625
522
From: Katie Seaman <kmaeng@gmail.com>
Date: May 20, 2024 at 21:46:35 PDT
To: Planning Commission <Planningcommission@hermosabeach.gov>, David Pedersen
<dpedersen@hermosabeach.gov>, khirsch@hermosabeach.gov, Stephen Izant <sizant@hermosabeach.gov>, Marie Rice
<mrice@hermosabeach.gov>, Peter Hoffman <phoffman@hermosabeach.gov>
Subject: Planning Commission 5/21/24 - Public Hearing Item VI (c) - Report 24-0200- 210 PCH
Hello Commissioners:
Please see attached for our request to deny CUP 23-13 for the proposed facility at 210 Pacific Coast Hwy.
Please confirm receipt.
Thank you,
Katie and Dan Seaman
523
1
May 20, 2024
Dear Honorable Chair, Vice Chair, and Members of the Hermosa Beach Planning Commission:
In general, a preschool and daycare center at the former Felder’s auto repair site on 210 PCH would be a
great community-serving benefit and use of this site. Unfortunately, I oppose granting a Conditional Use
Permit for the current proposed project as it (1) fails to comply with HBMC 17.40.110(A) to provide at
least one parking space for every seven children, (2) fails to comply with HBMC 17.40.110(C) to provide
separate and additional loading and unloading areas on site, (3) provides inadequate circulation and
back-up/turning radius on site for vehicle egress, and (4) fails to ensure that tolerable noise threshold of
30 children maximum outdoors to mitigate negative impact to neighboring residents per the applicant’s
acoustic study.
The most significant problem is the omission of the site’s maximum enrollment capacity once the facility
meets its “start-up” goal of 77 children. The applicant would like to grow the capacity beyond 77 children
based on building plans, which results in underrepresenting minimum parking requirements, inaccurate
traffic study findings, and misrepresentation of circulation and loading/unloading needs.
The proposed project retains 5,806 square feet of the existing main building and will build two new
additions totaling 1,408 square feet for a total of 7,214 square feet. If the applicant truly intends to keep
enrollment at 77 children, they will not need to build additional new space.
Per California’s Title 22, which regulates childcare facilities and licensing, Regulation 101238.3 requires
that childcare facilities provide 35 square feet of indoor activity space per child. The three classrooms
and three daycare rooms proposed provides capacity for 118 children, which is a 53% increase over the
stated 77 children. Based on Building Code maximum occupancy for childcare rooms, which
coincidentally divides the room’s square feet by 35, and liberally factoring in teacher-to-child ratios, it
appears that the site’s maximum enrollment capacity is 98 children, which is 27% more than 77!
This enrollment number of 98 children aligns with an earlier version of the Conditional Use Permit and
Parking Plan for Maple Tree Academy, which states that the “applicant is anticipating an enrollment of 70
students, increasing up to 98 students within one year of operation.”
Parking requirements should be based on the site’s maximum enrollment capacity and not the licensing
capacity as stated by the applicant, as parking requirements follow building occupancy and use codes.
Future remedy will be severely handicapped once the project is built. With limited resources, the City
will be challenged in monitoring and ensuring compliance with the CUP.
In addition, this site will provide two playgrounds that allows up to 50 children to be outdoors at any
given time based on the Title 22 requirement of providing 75 square feet of outdoor activity space per
child. If capacity is truly limited to 77 children, I would like to understand the rationale for providing
outdoor space that accommodates 65% of enrollees when the site fails to meet the minimum parking
requirements and dedicated areas for loading/unloading.
The noise study dated April 8, 2024, assumes a maximum of 30 children playing outdoors at any given
time for its analysis. Fifty children playing outdoors simultaneously would negatively impact the quality
of life for neighboring residents as 30 children already reaches 56 dBA, which appears to reach the upper
threshold limit. However, with two outdoor playgrounds, it would be reasonable to assume that these
524
2
two playgrounds will be used simultaneously and will regularly exceed 30 children playing outside at any
given time.
The intention of having both HBMC 17.40.110 (A) and 17.40.110 (C) is to ensure that parking spaces shall
not be cannibalized for loading/unloading purposes. By allocating three parking spaces as loading /
unloading “areas,” dedicated parking count is reduced to eight, which fails to meet the minimum parking
requirements set forth in HBMC 17.40.110 (A). Based on the site’s maximum enrollment of 98 children,
14 parking spaces shall be required at minimum.
The applicant appears to falsely state their maximum enrollment based on their “start-up” year in order
to obtain approval for fewer parking spaces, demonstrating great inconsideration of their neighbors.
The project plan fails to comply with HBMC 17.40.110 (C) that requires “adequate space for loading and
unloading children shall be available or shall be provided on the site.” Three spaces to provide loading
and unloading greatly underserves the demand for this proposed preschool and daycare center and will
cause substantial queuing along 2nd Street and southbound on PCH at 2nd Street as cars wait for the left
turn signal light.
There is only 150 feet of bidirectional street length on 2nd Street as 2nd Street is mostly one way west-
bound from Prospect Ave towards PCH. As residents who live across the street from Our Lady of
Guadulupe School, we personally experience and observe queuing in both directions along Prospect Ave
as parents queue to turn onto Massey to pick up or drop off children at OLG school.
Contrary to the traffic study dated April 24, 2024, the neighborhood intrusion protection is ineffective at
preventing vehicles from illegally traveling east-bound up 2nd Street once it becomes a one-way,
westbound street. Vehicles brazenly travel up 2nd Street the wrong way, knowing that enforcement is
nonexistent, thereby creating a safety hazard for both pedestrians and vehicles.
Due to the steep hill, it is difficult to anticipate wrong-way traffic, and I have personally experienced
near-collision accidents as drivers speed up the wrong way. Any approved project plan should include
enforcement of the wrong-way violation, possibly the use of cameras to issue citations, as traffic will
increase on 2nd Street.
If loading and unloading are sufficient, why did the loading/unloading space in the parking area fronting
PCH get relocated to 2nd Street, where there may be greater circulation and congestion issues? Are staff
and applicant aware that there are issues related to loading and unloading and, hence, desire to contain
that problem to only 2nd Street, where they believe fewer people will complain? This issue will spill over
onto PCH, which will suffer congestion as cars get “stuck” on their way turning left onto 2nd Street as
there is no room to move forward.
Circulation is a real concern for the parking and loading/unloading areas adjacent to 2nd Street. Four
spaces are part of tandem parking, which may require two vehicles moving and backing out for egress. In
the same general area, there are three loading/unloading spaces within a constrained lot. During peak
hours, or whenever there are any vehicles waiting to enter the lot, circulation will be significantly
constrained with abnormal queuing on 2nd Street and at the intersection of PCH and 2nd Street as exiting
vehicles need to back-up and turn-around (or back out onto 2nd Street) to exit out of the lot.
525
3
The left-turn lane on southbound PCH onto 2nd Street tolerates a maximum queue of two vehicles. Any
additional vehicles would either block the left-turn lane on northbound PCH onto 2nd Street or a vehicle
lane on southbound PCH. Should the overflow vehicles queue on the northbound PCH left-turn lane,
then it likely will block one vehicle lane traveling northbound if vehicles block this lane in order to turn
left onto 2nd Street on northbound PCH.
Most parents are likely to drive to drop-off or pick-up on their way to and from work, especially during
peak hours, which the traffic study purports as 7:00AM – 8:00AM and 5:00PM – 6:00PM (note that
school is closed to children until 7:30AM and after 5:30PM). Based on 98 children, this project is
anticipated to generate 396 daily trips versus 321 per the traffic study, which is an increase of over 23%
in daily trips.
Using the traffic study’s assumptions but with 98 children, AM peak hour trips total 73 and PM peak
hour trips total 72. If we account for a 10% walk/bike rate, which is generous given that this site fronts a
major highway and sits between steep hills to the west and east, then 66 for AM peak hour trips and 65
for PM peak hour trips.
Within each peak time period, approximately 18 vehicles are able to use the three loading/unloading
areas, which falls significantly below the study’s 32 to 35 vehicles that will enter/exit during these peak
times. The site fails to provide adequate loading/unloading space on site in violation of HBMC
17.40.110(C).
I also want to understand why the daily vehicle trip numbers are significantly lower in the traffic study
dated April 24, 2024, versus the earlier one dated February 12, 2024, when they eliminated the 6AM –
7AM time period for drop-off. I would imagine that the numbers from this removed time period would
be redistributed to other time periods, but it appears that the numbers for all time periods have been
reduced in the later study (even though the ITE Trip Generation Manual, 11th Edition on which the
numbers are based has not changed) with the exception of time between 2:00PM and 3:00PM.
526
4
Table 2 from the February 12, 2024 report here:
Table 2 from the April 24, 2024 report here:
527
5
The report problematically distributes vehicle trips during hours when pick-up and drop-off are not
scheduled. Based on the school’s operating hours at other locations and the Conditional Use Permit and
Parking Plan, drop-off hours are between 7:30AM and 9:00AM and pick-up hours are between 4:00PM
and 5:30PM, which invalidates the traffic study’s assumptions and tabulated data presented in Table 2
from the report dated April 24, 2024.
Based on the traffic study dated February 12, 2024, the report tabulates the heaviest pick-up time
between 5:00PM and 6:00PM at 59 trips and drop-off time between 7:00AM and 8:00AM at 59 vehicle
trips. Is this report then suggesting that 76 trips will actually occur between 7:30AM and 8:00AM and 59
trips between 5:00PM and 5:30PM if we were to reflect the actual school hours? Notice the earlier
traffic study includes 6:00AM – 7:00AM as part of drop-off hours.
If these are truly peak hours, how will (3) spaces dedicated to loading and unloading accommodate 41
cars entering in the morning within a 30-minute period and 28 cars for pick up within a 30-minute period
in the evening?
As a parent who has done pick-up and drop-off, five minutes is highly unusual to unbuckle/buckle child in
car seat, walk child between car and class, sign in/out child, and return to vehicle and leave. A more
realistic loading/unloading average time would be closer to 10 minutes. The traffic study reports the 3 to
5 minute turnover based on observations. I would like to understand at what daycare centers and, if
true, were staff providing valet service so children were dropped off or picked up directly from or to the
vehicle?
I also question the assumption of using retail or auto sales as the last existing use of the site. The site
was primarily used for auto body repair with ancillary service of used-car sales. Having been a customer
of Felder’s on a handful of occasions during the last ten years in which Felder’s operated, I am confident
that this site did not generate 393 daily trips.
This study falsely represents this site as retail per Table 5 and appears to make car sales the primary use
in Table 6, which is inaccurate as it functioned as an auto body repair shop. Any auto sales would have
been rare as it functioned as a space primarily to showcase Mickey Felder’s classic cars.
I highly dispute the net daily trip numbers and would like to see this traffic study amended to reflect the
primary use of the site as an auto body repair shop to accurately determine whether the project will
meet or exceed the 110 net daily trip threshold to trigger the Vehicle Miles Traveled (VMT) study and
possibly, CEQA. I concur with Public Works’ Mr. Lucho Rodriguez’s concerns in his letter to Johnathon
Masi dated April 18, 2024, regarding abnormal congestion on 2nd Street, possible emergency response
challenges, inadequacy of loading/unloading areas, and possible CEQA impact.
We request that you deny the CUP for the proposed project as it currently stands.
Thank you,
Katie and Dan Seaman
528
From: cynthia furnberg <cfurnberg@yahoo.com>
Date: May 20, 2024 at 6:40:41 PM PDT
To: David Pedersen <dpedersen@hermosabeach.gov>, Kate Hirsh <khirsh@hermosabeach.gov>, Stephen Izant
<sizant@hermosabeach.gov>, Marie Rice <mrice@hermosabeach.gov>, Peter Hoffman
<phoffman@hermosabeach.gov>
Subject: 210 PCH, 5/21 Hearing
Honorable Commissioners, This is a supplemental response. On 4/22, the applicant was informed by the city that he needed to provide loading spaces and that they couldn't be part of the required parking (subsection a of the code, which would be the 11 spots).
He was told to either have the loading on site, if feasible, or get an agreement to have the loading on a
neighboring site (like O'Kelles) and get a property owner agreement, neither of which was done. The email also tells him to factor in the growth rate of the business. This was never done. They just changed to CUP to not have any expansion, and that it would only be for 77 kids.
Cynthia Furnberg <1716255476012blob.jpg>
529
From: Craig Rogers <craiger522@gmail.com> Subject: 210 PCH - 5/21 Hearing Date: May 20, 2024 at 6:04:56 PM PDT To: Commissioner Peter Hoffman <phoffman@hermosabeach.gov>, Commissioner Marie Rice <mrice@hermosabeach.gov>, Commissioner David Pedersen <dpedersen@hermosabeach.gov>,
khirsh@hermosabeach.gov, Commissioner Stephen Izant <sizant@hermosabeach.gov>
Hello,
My opposition letter is attached.
Thank you!
Craig Rogers
530
Honorable Commissioners,
RE: 210 PCH
As stated on page 11 of the traffic study it assumed a drop off time of 5 min. “based on a
turnover rate of 5 minutes per vehicle per space and assuming a uniform arrival pattern.”
To test this theoretical traffic projection against real-world data, on Friday 5/17, I monitored
and logged the drop-offs from 6:45am – 8:32am at a similar daycare facility at Children's
Journey Learning Center located at 332 S Pacific Coast Hwy, Redondo Beach.
During the period of 7:53am – 8:32am (39 minutes), there were a total of 55 vehicles dropping
off children. Of these drop-offs, 14 took 10-14 minutes, and 20 took 9 minutes or more. I
believe this is because of the required sign-in process.
Also, those who took longer probably had brief conversations with staff about their child’s
needs or behavior, or with other parents they know. (Some of these parent-parent
conversations occurred in the parking lot).
Also, many younger children have trouble with the drop off process. Here’s what many
experts have to say:
At the peak time (7:53am – 8:32am), the number of parent cars in the parking lot ranged from
9 to 14 cars. Similarly, the departures happened in clusters. This significantly exceeds the
estimates put forth in the applicant’s report.
This traffic volume would be disastrous for the 2nd Street residents AND the daycare
customers, and would present a serious problem for emergency vehicles trying to travel east
on 2nd St. from PCH.
Also, this congestion will impede cars traveling north on PCH from turning right on 2nd St,
thereby blocking the right lane of northbound traffic on PCH.
531
To add to the congestion, there is No Right Turn on Red at the signal going west from 2nd
turning on to PCH, which stops all flow until the light changes.
Also, the proposed “Keep Clear” road paint will make those traveling west on 2nd wait to
enter the lot and just allow those from PCH traveling east on 2nd to get in, once they
finally get into the mouth of 2nd.
When the light does change, there is only 17 seconds to turn left and there is generally
always a pedestrian in the sidewalk that you must wait for, which takes up a lot of that
17 seconds.
These concerns were also raised by Public Works, forcing a new traffic study.
There are still areas of the site that have not been tested and remediated, so this plan is
not CEQA exempt and a CEQA study must occur.
The environmental work/report was done for a prior owner, so there is no warranty now per
the report, for the applicant to make representation to the planning commission or to
parents and the city, and the applicant would be subject to liability from the parents:
This is just some of what was found at the site in the environmental report, including high
levels of lead and cadmium:
532
Additionally, no sampling was done
where a lot of work occurred on
cars/painting in the back garages,
nor in the area where the playground
is planned. You can see in the image
to the left there were multiple outdoor
work areas and painting booths where
the soil was not tested for
environmental hazards and
contaminants,
From the report, they only sampled
and remediated where the green
boxes are. The red circles are where
they temporarily laid the contaminated
soil. In the proposed play yard,
you can see where there were many car paint booths in the past.
The discolored area in the pic above left is of a prior paint booth area, and in the pic to the top
right is where the proposed sandbox will be located in the same spot. The pic in the top left
still looks to have dried chemicals on the cement.
533
There are numerous cracks in the
cement and a drain in the pic to the left
where outdoor autobody and painting
work occurred over several decades.
They sampled the tank and drain for
chemical on the other side of the lot,
but not this drain.
Hazardous chemicals and
solvents would have leached into
the soil through this drain and
cracks where they want to
excavate and plant grass and a
large tree, which will aerosolize
these chemicals, and leave them
in the soil.
The small square in this
pic appears to be an
area where soil was
tested on the front of
the lot, but not called
out in the Summary of
Remedial Excavation
and Confirmation
Sampling.
534
These are chemical
containers that seem to
have dried chemicals on
the concrete that is
currently in the proposed
play yard.
Below is an excerpt from the 210 PCH Master File from a prior hearing for the site.
Some of the chemicals found and listed in the environment report produced by the applicant
are carcinogenic/harmful to humans, especially infants/children, and some of them
were double the legal limit:
535
Considering there has been no sampling at any of the garages, paint booths or work lot,
this plan requires a CEQA study and would not be safe for infants and children.
This CUP should be denied,
Craig Rogers
536
From: Josh Krasnegor <josh@mavarx.com> Sent: Tuesday, May 21, 2024 4:21 PM To: City Clerk <cityclerk@hermosabeach.gov>; Melanie Hurtado <mhurtado@hermosabeach.gov> Subject: Presentation for HB Planning Commission Meeting 5/21/24 - 210 PCH CUP Agenda Item Dear City Clerk & Melanie, This is my presentation when I speak. I would like it played when it is my turn to speak. Additionally, please add this document and its contents to the public record. Josh Krasnegor
537
210 PCH CUP
Childcare is a good idea but this is a very bad plan and needs CEQA review.
538
Issues
Only 5 days to study and prepare while the applicant and city had
months and months.
Open Records Request regarding project was unfulfilled after over
three months.
Unclear who is responsible for the CUP.
539
Which Party is Responsible for the CUP
Amir Mikhail, Pacific Developments (No Address)?
Frank Bardi, South Bay Equity Partners, President of Spectrum
Medical Xray?
Owner of the proposed Preschool?
Manager of the preschool?
I would like to see a copy of the official letter from Frank Bardi
CEO/Owner of South Bay Equity Partners LLC and President of
Spectrum Medical Xray Company authorizing Mr. Amir Mikhail as his
representative in the CUP application for the proposed 6 month-
6year old childcare center at 210 PCH in Hermosa Beach.
540
Misrepresented Traffic Impact
Traffic study inaccurately categorizes site as retail/auto sales.
Inflates vehicle trip numbers affecting VMT and CEQA requirements.
Amended study needed to reflect true auto repair shop usage.
541
False Trip Generation Numbers
Claim of 393 daily trips by Felder's is incorrect.
Felder's was mainly an auto repair shop, not retail.
Felders was non-operational since 2018 and a place where Mick
could sell cars from his collection.
At the most, there may have been one to two visits per week and
auto body work was performed on his own cars.
542
Actual Daycare Traffic Data
55 vehicles observed in 39 minutes at similar facility.
Drop-offs took longer than the projected 5-minute turnover.
Sign-in processes and parent interactions prolong drop-off times.
543
Traffic Volume Challenges
Projected volume exceeds estimates, impacting residents and
customers.
Congestion will hinder northbound PCH traffic turning onto 2nd
Street.
"No Right Turn on Red" signal exacerbates the issue.
Emergency vehicles access.
544
Flawed Traffic Study
Distributes trips during non-operational hours.
Underestimates peak traffic periods.
Inadequate loading/unloading spaces increase congestion and
safety hazards.
545
Hazardous Site Conditions
High levels of lead and cadmium (and other chemicals detected).
Missing permits for sump and hydraulic lift.
Dates are wrong –1978 instead of 1968 (to 2018).
Heavy use of Chlorinated Solvents (PCE) were used in that time period.
Sump and floor drain, unlined, unknown pit.
Former paint booths and work lots not adequately tested.
Comprehensive CEQA study needed for child safety.
546
Environmental Issues -CEQUA
Based on visual observations during the Phase 1 ESA site reconnaissance and Phase 2 ESA
geophysical survey, the Subject Site has been equipped with: a sump and floor drain network
with an outbound sump;an unknown subsurface vertical unlined conduit (unknown pit)
potentially used for liquid-waste dumping; at least two (2) abandoned in place subsurface
hydraulic lifts; a potential subsurface storage tank or septic tank system with cesspool/leach
system; and a spray paint booth. Additional observations of these items were made based
on existing site marks from prior geophysical surveys by others, and interviews with site
managers. Each of these items were identified as recognized environmental conditions (REC)
for the Subject Site.
547
Insufficient Site Cleanup
Remediation efforts leave significant areas untested.
Playground areas planned on untested soil.
Concerns over safety of excavation and landscaping.
548
Non-Compliance with Regulations
Fails to meet HBMC 17.40.110(A) and (C) requirements.
Insufficient parking and loading/unloading areas.
Lack of proper vehicle circulation and safe egress.
Blocks emergency response / needs CEQA review.
549
Misleading Enrollment Numbers
States 77 children but plans for up to 98 and the building plans
capacity is nearly 150.
Discrepancy affects parking and traffic study accuracy.
Misrepresents circulation and loading/unloading needs.
550
Excessive Noise Impact
Two playgrounds exceed noise threshold for neighbors.
Noise study accounts for only 30 children outside at a time.
Potential negative impact on community from increased noise.
How will the CUP be enforced on noise level?
No designs for playground; how to do sound study with no existing
playground or design? How do you grant CUP with no design?
551
From: Peter Broussinos <peter.broussinos@aero.org>
Date: May 20, 2024 at 5:34:23 PM PDT
To: David Pedersen <dpedersen@hermosabeach.gov>, khirsch@hermosabeach.gov, Stephen Izant
<sizant@hermosabeach.gov>, Marie Rice <mrice@hermosabeach.gov>, Peter Hoffman
<phoffman@hermosabeach.gov>
Subject: Proposed daycare project at 201 Pacific Coast Highway (2nd St & PCH)
Dear Hermosa Beach Planning Commission, We live on 2nd Street in Hermosa Beach, between Prospect and PCH. We oppose the current plans for this project as it will negatively and unfairly impact us due to the significant traffic and parking problems that will result. The proposed location has only 3 parking spots for dropping off and picking up 70+ kids on 2nd St, which is a one-way street. The traffic caused by numerous cars/people dropping off kids every morning and then picking up every afternoon will results in a significant and inappropriate negative impact to our neighborhood. This project will also impede residents leaving for work or taking kids to school in the morning, as well as emergency vehicles. We respectfully urge you to reject this project.
Respectfully submitted,
Peter & Tracy Broussinos 1135 2nd St Hermosa Beach, CA, 90254
552
From: Max Siskin <msisk7@gmail.com>
Sent: Tuesday, May 21, 2024 6:11 PM
To: Planning Commission <Planningcommission@hermosabeach.gov>
Subject: Childcare at 210 PCH-CUP
Honorable planning commission members,
We are one of the residences of Hermosa Beach. We are writing in support of the proposed
CUP for childcare at 210 PCH. The city very much needs this service and it will help the local
community.
I hope you look favorably at this project and allow it to proceed. The current vacant auto
sales building would benefit greatly from the proposed upgrades and with recent closures of
daycares after COVID, we believe this should be approved
Kind regards, Max Siskin
553
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0226
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 21, 2024
REQUEST FOR A ZONE TEXT AMENDMENT (TA) 24-02 TO AMEND PORTIONS OF TITLE 17 OF
THE HERMOSA BEACH MUNICIPAL CODE FOR HOUSING ELEMENT-RELATED
REGULATIONS PERTAINING TO MIXED-USE DEVELOPMENT, REVIEW PROCESSES, AND
MULTI-FAMILY RESIDENTIAL PARKING REQUIREMENTS AND DETERMINE THAT THE ZONE
TEXT AMENDMENT IS CONSISTENT WITH THE PLAN HERMOSA ENVIRONMENTAL IMPACT
REPORT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(Community Development Director Carrie Tai)
Recommended Action:
Staff recommends Planning Commission adopt Resolution No.24-XX recommending City Council
approve Zone Text Amendment 24-02,thereby amending Hermosa Beach Municipal Code (HBMC)
related to standards for mixed-use developments,review processes,and reducing multi-family
residential parking requirements,and determine that the amendment is consistent with the PLAN
Hermosa Environmental Impact Report in accordance with the California Environmental Quality Act
(CEQA).
Executive Summary:
The City Council adopted the revised 2021-2029 Housing Element on August 8,2023 and has
submitted the Housing Element to the California Department of Housing and Community
Development (HCD)for certification several times.HCD issued a comment letter on April 5,2024,
indicating that the City must amend certain zoning regulations to comply with State law and
effectively implement the Housing Element.Staff presents these revisions,with an accompanying
resolution for recommendation to the City Council.
Background:
The City Council adopted the revised 2021-2029 Housing Element on August 8,2023.Because the
City is past the State deadline for certification of its Housing Element,State Law now requires the
City to complete zone changes prior to certification of the Housing Element.The Housing Element-
related zone changes were advanced in parallel during the revision and adoption of the Housing
Element.The Planning Commission conducted study sessions regarding Housing Element-related
zoning changes on March 21, 2023, June 20, 2023, July 18, 2023, and August 15, 2023.
At its October 24,2023 meeting,City Council conducted a public hearing and approved the
recommended Housing Element-related zoning changes,adopting Ordinance 23-1471 (Attachment
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REPORT 24-0226
recommended Housing Element-related zoning changes,adopting Ordinance 23-1471 (Attachment
3)on November 13,2024.At its December 12,2023 meeting,City Council conducted a public
hearing and approved the Land Value Recapture Program,adopting Ordinance 23-1473 on January
24, 2024.
On April 5,2024,the City received a comment letter from HCD requesting additional information and
analysis.HCD included comments about several aspects of the City’s Housing Element-related
zoning changes pertaining to:1)amount of residential development in mixed-use development
standards;2)review processes for affordable housing projects;and 3)multi-family parking
requirements.Staff proposes to amend several sections that were amended in Ordinance 23-1471 to
address HCD’s comments.
Past Board, Commission and Council Actions
Meeting Date Description
November 16, 2021 The Planning Commission conducted a public hearing and
considered the revised 2021-2029 Housing Element in
response to the comment letter received from California
Department of Housing and Community Development (HCD),
requesting added sites revisions, and forwarded a
recommendation to the City Council to adopt and authorize
submittal to HCD.
December 21, 2021 City Council conducted a public hearing, adopted the 2021-
2029 Housing Element, and authorized submission to HCD.
December 5, 2022 Planning Commission held a special meeting to review
Housing Element efforts, HCD comments, and discussed
integration of the Housing Element and Zoning Update efforts.
March 21, 2023 Planning Commission conducted a study session to discuss
rezoning approaches for Housing Element implementation.
June 20, 2023 Planning Commission conducted a public hearing,
recommended the City Council adopt the Housing Element,
and discussed zoning text amendments.
July 18, 2023 Planning Commission conducted a study session to discuss
the proposed Zoning Text Amendment for Housing Element
implementation.
August 8, 2023 City Council conducted a public hearing and adopted the
revised 2021-2029 Housing Element.
August 15, 2023 Planning Commission conducted a study session to discuss
the proposed Zoning Text Amendment for the Housing
Element implementation.
September 19, 2023 Planning Commission conducted a public hearing and
recommended the City Council adopt the Housing Element
General Plan Map Changes, Zoning Map Changes, and
Zoning Text Amendment, with several minor revisions.
October 17, 2023 Planning Commission reviewed minor revisions to the Zoning
Text Amendment discussed on September 19, 2023 and
adopted a resolution reflecting those revisions.
October 24, 2023 City Council approved Zone Change 23-01 and Zone Text
Amendment 23-02, moving Planning Commission
recommendation and deferred Section 17.39.050 from the
Draft Ordinance relating to Land Value Recapture.
November 14, 2023 City Council adopted Ordinance 23-1471 for Zone Text
Amendment 23-02.
December 12, 2024 City Council approved Zone Text Amendment 23-02-B,
approving the Land Value Recapture Program and amending
certain criteria for affordable housing in Section 17.30.050
January 24, 2024 City Council adopted Ordinance 23-1473 for Zone Text
Amendment 23-02b.
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Meeting Date DescriptionNovember 16, 2021 The Planning Commission conducted a public hearing andconsidered the revised 2021-2029 Housing Element inresponse to the comment letter received from CaliforniaDepartment of Housing and Community Development (HCD),requesting added sites revisions, and forwarded arecommendation to the City Council to adopt and authorizesubmittal to HCD.December 21, 2021 City Council conducted a public hearing, adopted the 2021-2029 Housing Element, and authorized submission to HCD.December 5, 2022 Planning Commission held a special meeting to reviewHousing Element efforts, HCD comments, and discussedintegration of the Housing Element and Zoning Update efforts.March 21, 2023 Planning Commission conducted a study session to discussrezoning approaches for Housing Element implementation.June 20, 2023 Planning Commission conducted a public hearing,recommended the City Council adopt the Housing Element,and discussed zoning text amendments.
July 18, 2023 Planning Commission conducted a study session to discuss
the proposed Zoning Text Amendment for Housing Element
implementation.
August 8, 2023 City Council conducted a public hearing and adopted the
revised 2021-2029 Housing Element.
August 15, 2023 Planning Commission conducted a study session to discuss
the proposed Zoning Text Amendment for the Housing
Element implementation.
September 19, 2023 Planning Commission conducted a public hearing and
recommended the City Council adopt the Housing Element
General Plan Map Changes, Zoning Map Changes, and
Zoning Text Amendment, with several minor revisions.
October 17, 2023 Planning Commission reviewed minor revisions to the Zoning
Text Amendment discussed on September 19, 2023 and
adopted a resolution reflecting those revisions.
October 24, 2023 City Council approved Zone Change 23-01 and Zone Text
Amendment 23-02, moving Planning Commission
recommendation and deferred Section 17.39.050 from the
Draft Ordinance relating to Land Value Recapture.
November 14, 2023 City Council adopted Ordinance 23-1471 for Zone Text
Amendment 23-02.
December 12, 2024 City Council approved Zone Text Amendment 23-02-B,
approving the Land Value Recapture Program and amending
certain criteria for affordable housing in Section 17.30.050
January 24, 2024 City Council adopted Ordinance 23-1473 for Zone Text
Amendment 23-02b.
Discussion:
Proposed Zoning Text Amendment Revisions
The following zoning changes were identified by HCD as needing revisions.
Section Topic Revision
17.40.180 Mixed-Use
Development
For (--HE Overlay sites) developed with mixed-
use, requires residential uses to occupy 50% of
the floor area. (State law consistency)
17.42.250 Work/live
developments
For (--HE Overlay sites) developed with mixed-
use, requires residential uses to occupy 50% of
the floor area. (State law consistency)
17.44.020(B)Parking
Requirements
Add reference to 17.44.020(F) for parking
requirements for affordable housing.
17.44.020(C)Parking
Requirements
For Multiple dwellings (three or more units),
eliminate guest parking requirements.Add
reference to 17.44.020(F) for parking
requirements for affordable housing.
17.44.020(F)Parking
Requirements -
Affordable Housing
Change threshold for qualified residential
projects with 15% or more very-low or low-
income units, or 25% or more moderate-income
units.
17.58.020(B)Review Authority -
By Right Housing
Developments
In the Precise Development Plan section,
indicate that residential projects with a minimum
of 20% lower-income units and density bonus
projects are subject to a non-discretionary PDP,
which are a staff level decision and exempt from
CEQA. (State law consistency)
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Section Topic Revision17.40.180 Mixed-UseDevelopment For (--HE Overlay sites) developed with mixed-use, requires residential uses to occupy 50% ofthe floor area. (State law consistency)
17.42.250 Work/live
developments
For (--HE Overlay sites) developed with mixed-
use, requires residential uses to occupy 50% of
the floor area. (State law consistency)
17.44.020(B)Parking
Requirements
Add reference to 17.44.020(F) for parking
requirements for affordable housing.
17.44.020(C)Parking
Requirements
For Multiple dwellings (three or more units),
eliminate guest parking requirements.Add
reference to 17.44.020(F) for parking
requirements for affordable housing.
17.44.020(F)Parking
Requirements -
Affordable Housing
Change threshold for qualified residential
projects with 15% or more very-low or low-
income units, or 25% or more moderate-income
units.
17.58.020(B)Review Authority -
By Right Housing
Developments
In the Precise Development Plan section,
indicate that residential projects with a minimum
of 20% lower-income units and density bonus
projects are subject to a non-discretionary PDP,
which are a staff level decision and exempt from
CEQA. (State law consistency)
A resolution with a draft ordinance for the revised sections has been included as Attachment 1.The
redlined sections displaying the changes to the affected sections of Ordinance 23-1471 are included
as Attachment 2.
Timing of Effectiveness of Housing Element-related Ordinances
The Housing Element-related zoning changes,memorialized in Ordinance 23-1471 and 23-1473,are
slated to take effect upon HCD’s certification of the Housing Element,which has not yet occurred.
Because Ordinance 23-1471 has not yet taken effect,the proposed Zoning Text Amendment would
not change any regulations currently in practice.If approved,the proposed Zoning Text Amendment
would alter Ordinance 23-1471 only and would not affect Ordinance 23-1473.
The proposed Zoning Text Amendment would also take effect upon HCD’s certification of the Housing
Element.Staff has included a section in the draft Ordinance indicating that the proposed Zoning Text
Amendment would amend Ordinance 23-1471 first,then collectively take effect.The language in the
proposed Zoning Text Amendment would prevail over language in Ordinance 24-1471 in the event of
any conflicts.
General Plan Consistency:
PLAN Hermosa,the City’s General Plan,was adopted by the City Council in August 2017.Since the
State requires General Plan Housing Elements in 8-year cycles,the last Housing Element for the
2014-2021 cycle had been recently updated and was not included in the development of PLAN
Hermosa.Upon adoption,the 2021-2029 Housing Element will become a component of the PLAN
Hermosa General Plan. The purpose of the Zoning Ordinance is to implement the General Plan.
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Environmental Determination:
Pursuant to the California Environmental Quality Act (CEQA),the City evaluated the proposed
General Map Change,Zoning Changes,and Zone Text Amendments against the PLAN Hermosa
Final Environmental Impact Report (EIR)(State Clearinghouse Number 2015081009),certified on
August 22,2017,and determined that an Addendum to the PLAN Hermosa Final EIR is the
appropriate document for disclosing changes to the PLAN Hermosa EIR in accordance with Section
15162 through of the CEQA State Guidelines,in that there are no significant effects not previously
discussed in the PLAN Hermosa Final EIR.
Public Notification:
For the May 21,2024 Planning Commission public hearing,a legal ad was published on May 9,2024
in the Easy Reader,a newspaper of general circulation.An email announcement was also sent to
subscribers of both the Housing Element topics and the Zoning Ordinance topics.Public notification
materials are included as Attachment 4.
Attachments:
1.Draft PC Resolution 24-XX and Draft Ordinance
2.Redlined Zoning Text Changes
3.Ordinance 23-1471
4.Link to the December 21, 2021 City Council Staff Report
5.Link to the June 20, 2023 Planning Commission Staff Report
6.Link to the July 11, 2023 City Council Staff Report
7.Link to the July 18, 2023 Planning Commission Staff Report
8.Link to the August 8, 2023 City Council Staff Report
9.Link to the August 15, 2023 Planning Commission Staff Report
10.Link to the September 19, 2023 Planning Commission Staff Report
11.Link to the October 10, 2023 Planning Commission Staff Report
12.Link to the October 24, 2023 City Council Staff Report
13.Link to November 14, 2023 Planning Commission Staff Report
14.Link to December 12, 2023 Planning Commission Staff Report
15.SUPPLEMENTAL - Laura Pena eComment 5/21/24
Respectfully Submitted by: Carrie Tai, AICP, Community Development Director
Concur: Alexis Oropeza, Planning Manager
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Director
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CITY OF HERMOSA BEACH
PC RESOLUTION NO. 24-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA RECOMMENDING CITY COUNCIL
APPROVE ZONE TEXT AMENDMENT (TA) 24-02 AND ORDINANCE TO
AMEND PORTIONS OF TITLE 17 OF THE HERMOSA BEACH MUNICIPAL CODE
FOR HOUSING ELEMENT-RELATED REGULATIONS PERTAINING TO MIXED
USE DEVELOPMENTS, REVIEW PROCESSES, AND MULTI-FAMILY RESIDENTIAL
PARKING REQUIREMENTS AND MAKE A DETERMINATION THAT THE
ZONING TEXT AMENDMENT IS CONSISTENT WITH THE PLAN HERMOSA
ENVIRONMENTAL IMPACT REPORT PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
WHEREAS, on August 8, 2023, the City Council conducted a public hearing
and adopted the revised 2021-2029 Housing Element; and
WHEREAS, State law now requires all required rezonings to implement the
Housing Element programs to be included in order for the California State
Department of Housing and Community Development (HCD) to certify the Housing
Element; and
WHEREAS, the Housing Element programs include implementation actions
that require changes and updates to the City’s Zoning Ordinance regulating
the development of residential uses; and
WHEREAS, on November 14, 2023, the City Council adopted Ordinance
23-1471 consisting of zoning changes necessary to implement the Housing
Element Programs; and
WHEREAS, Ordinance 23-1471 is slated to become effective upon HCD’s
certification of the Housing Element, which has not yet occurred; and
WHEREAS, during review of the City’s Housing Element and evaluation of
the Ordinance 23-1471, HCD issued on a comment letter on April 5, 2024, which
indicated that changes needed to the adopted Housing Element-related zoning
change (Ordinance 23-1471) to be consistent with State law and effectively
implement the 2021-2029 Housing Element; and
WHEREAS, the April 5, 2024 HCD comment letter indicated that the City must
revise the standards for mixed-use development, review processes for certain
affordable housing projects, and reduce parking requirements for certain
residential projects; and
559
WHEREAS, on May 21, 2024, the Planning Commission conducted a duly-
noticed public hearing to consider the proposed Zoning Text Amendment, and
after considering public testimony and discussion, recommended that the City
Council approve the Zoning Text Amendment with minor revisions; and
WHEREAS, pursuant to the California Environmental Quality Act, the City has
evaluated the revised Zone Text Amendment and concludes, based on substantial
evidence in the record, that the proposed changes would not trigger any of the
conditions set forth in State CEQA Guidelines Section 15162 in that the revisions
would not result in any new significant environmental impacts nor substantially
increase the severity of any significant impacts described in the PLAN Hermosa EIR
(State Clearinghouse Number 2015081009), certified on August 22, 2017.
Preparation of an EIR Addendum is appropriate, pursuant to CEQA Guidelines
Section 15162, and an EIR Addendum has been prepared, dated September 14,
2023, as the City has evaluated the Zone Text Amendment and concluded, based
on substantial evidence in the record, that the Zone Text Amendment would not
trigger any of the conditions set forth in State CEQA Guidelines Section 15162 or
result in any new significant environmental impacts nor substantially increase the
severity of any significant impacts described in the PLAN Hermosa EIR. The PLAN
Hermosa certified EIR, findings, Mitigation and Monitoring Program, and Statement
of Overriding Considerations, are hereby incorporated by reference.
THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA,
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Hermosa Beach hereby
recommends City Council adopt Ordinance 24-XX approving Zone Text
Amendment 24-02, as included in Exhibit A.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Planning Commission Resolution 24-XX is a true and
complete record of the action taken by the Planning Commission of the City of
560
Hermosa Beach, California at its regular meeting of May 21, 2024.
________________________________ ________________________________
Peter Hoffman Carrie Tai
Chair Secretary
________________________________
Date
561
Exhibit A
Draft Ordinance with Zoning Ordinance Amendments
(follows this page)
562
CITY OF HERMOSA BEACH
ORDINANCE NO. 24-XX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH,
CALIFORNIA APPROVING ZONE TEXT AMENDMENT (TA) 24-02 TO AMEND
PORTIONS OF TITLE 17 OF THE HERMOSA BEACH MUNICIPAL CODE FOR
HOUSING ELEMENT-RELATED REGULATIONS PERTAINING TO MIXED USE
DEVELOPMENTS, REVIEW PROCESSES, AND MULTI-FAMILY RESIDENTIAL
PARKING REQUIREMENTS AND MAKE A DETERMINATION THAT THE
ZONING TEXT AMENDMENT IS CONSISTENT WITH THE PLAN HERMOSA
ENVIRONMENTAL IMPACT REPORT PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1. Section 17.40.180 (B)(1) is hereby added to Title 17 (Zoning) of the
Hermosa Beach Municipal Code as follows:
1. Residential uses must occupy at least 50 percent of the floor area.
SECTION 2. Chapter 17.42.250 (C)(2) (Work/live developments.) is hereby
added to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as follows:
2. For project sites in the Housing Element (--HE) Overlay, a minimum of
50% of the total floor area must allowed for residential space.
SECTION 3. Section 17.44.020 (Off-street parking – Residential uses.) of
Chapter 17.44 (Off-Street Parking) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code shall be replaced as follows:
The aggregate amount of off-street automobile parking spaces provided in
connection with each of the following uses shall be not less than the following:
Residential Housing Type Parking Requirement
A. One (1) family dwelling; Two (2) off-street parking spaces
plus one (1) guest space.
563
B. Duplex or two (2) family dwelling;
Exceptions: Section 17.44.020(F)
Two (2) off-street parking spaces for
each unit plus one (1) guest space.
One (1) additional space of on-site
guest parking shall be provided for
each on-street space lost because
of new curb cuts and/or driveways.
C. Multiple dwellings (three (3) or
more units); Exception: Section
17.44.020(F)
Spaces per each dwelling unit:
Zero to one bedroom: 1.5 spaces
Two bedrooms: 2 spaces
Three+ bedrooms: 2.5 spaces; ; plus
one (1) additional space for each
on-street space lost because of new
curb cuts and/or driveways.
D. Supportive or transitional housing Parking requirement for residential
use. Exception: no parking required
if within ½ mile of public transit stop.
E. Junior accessory dwelling unit and
accessory dwelling unit
Refer to Section 17.21.050(F).
F. Density bonus projects; Projects
with 15% or more lower-income
affordable units; Projects with 25%
or more moderate-income
housing;
(Maximum Requirement per unit)
(1) Zero to one bedroom: one (1)
parking space.
(2) Two to three bedrooms: one and
a half (1.5) parking spaces.
(3) Four and more bedrooms: two
and one-half (2.5) parking spaces.
G. Residential Care Facilities – Small. Same as the Residential Housing
Type
H. Residential Care Facilities – Large;
Assisted Living Facility
1 for every 3 beds
I. Emergency Shelters; Low Barrier
Navigation Centers
One (1) space for each staff
member or employee on duty.
SECTION 4. Section 17.58.020(B)(2) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code shall be amended as follows:
B. Precise Development Plans shall be decided upon by the Planning
Commission with the following exceptions which shall be decided upon by
the Community Development Director or designee:
564
1. New residential projects with two (2) or more dwelling units including a
minimum of 20% lower-income units
2. Projects including minimum of 20% lower-income units that qualify for a
density bonus pursuant to Section 17.42.100
3. Review for projects subject to said non-discretionary precise
development plan shall:
a. Focus solely on physical design and ensuring conformance
with objective development standards; and
b. Not constitute a ‘project’ pursuant to the California
Environmental Quality Act (CEQA)
SECTION 5. Severability. If any section, subsection, subdivision, sentence,
clause, phrase, or portion of this ordinance is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such
decision will not affect the validity of the remainder of this ordinance. The City
Council hereby declares that it would have adopted this ordinance, and each and
every section, subsection, subdivision, sentence, clause, phrase, or portion thereof,
irrespective of the fact that any one or more sections, subsections, subdivisions,
sentences, clauses, phrases, or portions thereof is declared invalid or
unconstitutional.
SECTION 6. Effective Date. This Ordinance shall take effect thirty (30) days after
its passage and adoption pursuant to California Government Code section 36937,
or upon certification of the City’s 2021-2029 Housing Element (6th Cycle) by the
California Department of Housing and Community Development, whichever is
later.
SECTION 7. Relationship to Ordinance 24-1471 (adopted November 14, 2023).
This Ordinance shall apply to language in Ordinance 24-1471 prior to both
Ordinances taking effect at the same time. Whenever a conflict exists between this
ordinance and Ordinance 24-1471, this Ordinance shall prevail.
SECTION 8. Certification. The City Clerk is directed to certify the passage and
adoption of this Ordinance; cause it to be entered into the City’s book of original
ordinances; make a note of the passage and adoption in the records of this
meeting; and, within fifteen (15) days after the passage and adoption of this
Ordinance, cause it to be published or posted in accordance with California law.
565
PASSED, APPROVED and ADOPTED on this ________________ day of June, 2024.
Justin Massey
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA
ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________
Myra Maravilla Patrick Donegan
City Clerk City Attorney
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Page 1 of 11
For Reference Only - Legislative Digest – Zone Text Amendment 24-02
Section 17.40.180 (Mixed Use Development of Chapter 17.40 (Conditional Use
Permit and Other Permit Standards) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is hereby replaced as follows:
17.40.180 Mixed-use development
For uses allowed in the C-1 Zone and for Housing Element Sites Inventory Sites (--
HE) as part of a mixed-use development, the following conditions and standards
of development, in addition to any other deemed necessary or appropriate to
ensure compatibility with existing or permitted uses in the vicinity, shall be
required:
A. Mixed-Use Developments shall be subject to a Precise Development Plan
in accordance with Chapter 17.58.
B. Residential Development Standards. The residential portion of a mixed-use
development shall be subject to the following development standards:
1. Residential uses must occupy at least 50 percent of the floor area.
1.2. If the residential portion of a mixed-use development is a
condominium development, then the development shall be subject
to the condominium development standards as set forth in Chapter
17.22.
2.3. Rear and Side Yard setbacks shall be subject to Chapter 17.16.
3.4. Building design guidelines shall be subject to Chapter
17.42.260.
4.5. Building height shall be regulated by underlying zoning district
the site is located.
5.6. The placement of buildings shall conform to the standards set
forth in Chapter 17.16.050.
6.7. Any expansion of a structure that existed prior to (date of
codification), to implement a mixed-use configuration, is subject to
the standards of the underlying zone, and Chapter 17.52, relating to
nonconforming structures.
7.8. Applicability of other standards. All other standards shall be
governed by the sites underlying zoning district and the City zoning
ordinance.
C. Commercial Development Standards. In addition to the requirements of
the commercial zone, the following standards shall apply to the mixed-use
development.
1. Ground floor commercial spaces shall have a minimum average
depth of 30-feet.
2. Building frontage shall be used for commercial purposes with the
exception of entry-exit corridors and stairs for accessing the
residential units, and/or for driveways to access parking.
567
Page 2 of 11
D. General Development Standards
1. Noise: Residential uses shall be separate from commercial uses by
sound proofed floors and walls with minimum sound transmission
rating as required for condominiums as set forth in Chapter 17.22.
Commercial uses hours of operations shall be limited where
appropriate so that residents are not exposed to offensive noise or
activity.
2. Security: Entrances for residences shall be separate from non-
residential uses and be independently accessible to pedestrian and
parking areas.
3. Lighting: Outdoor lighting and lighting for signs associated with
commercial uses designed so as not to adversely impact residences.
No flashing, blinking or high intensity lighting. Adequate lighting to
illuminate parking areas and corridors to access parking and public
sidewalk. Lighting for signs may only be illuminated during business
hours.
E. Signs. Signs shall be limited to the commercial space frontage pursuant to
the requirements of Chapter 17.50.
F. Allowed Commercial Uses. Permitted commercial uses within a mixed-use
development shall be as permitted in the underlying commercial zone with
the following exceptions which shall not be permitted:
1. Late-night restaurants and bars;
2. Laundry and dry-cleaning businesses;
3. Parking lots and/or structures.
G. Limitations on hours of operation. The hours of operation for any
commercial use shall be limited to 8:00 a.m. to 10:00 p.m.
H. Parking and Transportation Storage
1. Vehicle parking shall be in accordance with Chapter 17.44.
a. Reduced vehicle parking may be planned in accordance
with Section 17.44.210 Parking Plans. Application fees for
Parking Plans that accompany a development for
affordable housing may be waived; all other application fees
apply.
2. Bicycle Parking Standards.
a. Spaces Required.
1. Residential Uses. A minimum of one bicycle parking
space shall be provided for every five units for
Residential, Group Residential, and Single Room
Occupancy.
2. Other Uses. Any establishment with 25 or more full time
equivalent employees shall provide bicycle parking at a
minimum ratio of one space per 25 vehicle spaces.
568
Page 3 of 11
b. Location. Bicycle parking must be located on the same lot as
the use it serves. In parking garages, long-term bicycle
parking must be located near an entrance to the facility.
c. Security. Long-term bicycle parking must be in:
1. An enclosed bicycle locker; or
2. A fenced, covered, locked or guarded bicycle storage
area; or
3. A rack or stand inside a building that is within view of an
attendant or security guard or visible from employee
work areas or within secure/restricted bicycle storage
room; or
4. Other secure area approved by the Director.
d. Size and Accessibility.
1. Each bicycle parking space shall accommodate a
variety of bicycle types, but generally be a minimum of
two feet in width and size feet in length.
2. Bicycles shall be accessible without moving another
bicycle.
3. Access to a bicycle parking area shall not be through
vehicle parking spaces.
e. Bicycle Parking Reductions and Modifications. A
modification for a reduction in the number of required
bicycle parking spaces or to other standards of this Section
may be granted pursuant to Section 17.44.210, Parking Plans,
if the review authority finds that:
1. Adequate site space is not available on an existing
development to provide bicycle parking; or
2. Reduced bicycle parking is justified by reasonably
anticipated demand; or
3. Other criteria based on unusual or specific
circumstances of the particular case as deemed
appropriate by the review authority.
I. Owner shall disclose separately and in writing upon sale or rental of the
subject property that it is a mixed- use development and permits
commercial and residential uses.
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Page 4 of 11
Chapter 17.42.250 (Work/live developments.) is hereby added to Title 17 (Zoning)
of the Hermosa Beach Municipal Code to read as follows:
A. Purpose. This purpose of this section is to allow and establish requirements
for work/live developments. Units within work/live developments are
intended to allow for a non-residential primary use, with an accessory
residential use, which together foster creative and innovative industrial
uses.
B. Applicability. Work/live units are allowed in the M-1 zoning district.
C. General Provisions.
1. Work/live units must be located in a development, building, or
structure approved and permitted for such use. This section is not
intended to allow conversion of non-residential spaces in a fully non-
residential building into full or partial residential spaces.
2. For project sites in the Housing Element (--HE) Overlay, a minimum of
50% of the total floor area must be allowed for residential space.
2.3. The non-residential component of work/live units must comply
with the uses set forth in Section 17.28.020 (Permitted uses).
3.4. The non-residential and the residential units must be occupied
by the same tenant.
4.5. Residential areas are permitted above or behind the non-
residential component, provided that there is internal access
between the residential and non-residential unit.
5.6. The non-residential component shall be operated indoors and
shall not be conducted in any required yard or parking area.
6.7. Signage intended to promote on-site non-residential uses shall
comply with Section 17.50.150.
7.8. The external access for the non-residential component shall be
oriented to the street and should have at least one external
entrance/exit separate from the residential space. The entrance to
the non-residential component shall be located on the ground level.
8.9. The work/live unit shall be required to provide parking in
accordance with Chapter 17.44 (Off-Street Parking).
9.10. The non-residential use shall not generate external noise, odor,
glare, vibration or electrical interference detectable to the normal
sensory perception by adjacent neighbors.
10.11. No explosive, toxic, combustible or flammable materials in
excess of what would be allowed incidental to normal residential use
shall be stored or used on the premises.
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D. Short term rentals prohibited. It shall be unlawful for any person to offer or
make available for rent or to rent (by way of a rental agreement, lease,
license or any other means, whether oral or written) for compensation or
consideration a residential dwelling, a dwelling unit or a room in a dwelling
for less than thirty (30) consecutive days. It shall be unlawful for any person
to occupy a residential dwelling, a dwelling unit or a room in a dwelling for
less than thirty (30) consecutive days pursuant to a rental agreement, lease,
license or any other means, whether oral or written, for compensation or
consideration.
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Section 17.44.020 (Off-street parking – Residential uses.) of Chapter 17.44 (Off-
Street Parking) of Title 17 (Zoning) of the Hermosa Beach Municipal Code shall be
replaced as follows:
The aggregate amount of off-street automobile parking spaces provided in
connection with each of the following uses shall be not less than the following:
Residential Housing Type Parking Requirement
A. One (1) family dwelling; Two (2) off-street parking spaces
plus one (1) guest space.
B. Duplex or two (2) family dwelling;
Exceptions: Section 17.44.020(F)
Density Bonus Projects
Two (2) off-street parking spaces for
each unit plus one (1) guest space.
One (1) additional space of on-site
guest parking shall be provided for
each on-street space lost because
of new curb cuts and/or driveways.
C. Multiple dwellings (three (3) or
more units); Exception: Section
17.44.020(F)Density Bonus Projects
Spaces per each dwelling unit:
Zero to one bedroom: 1.5 spaces
Two bedrooms: 2 spaces
Three+ bedrooms: 2.5 spaces; plus
one (1) guest space for each two
(2) dwelling units; plus one (1)
additional space for each on-street
space lost because of new curb
cuts and/or driveways.
D. Supportive or transitional housing Parking requirement for residential
use. Exception: no parking required
if within ½ mile of public transit stop.
E. Junior accessory dwelling unit and
accessory dwelling unit
Refer to Section 17.21.050(F).
F. Density bonus projects; Projects
with 15% or moreover 20% lower-
income affordable units; Projects
with 25% or more moderate-
income housing; Senior housing
(Maximum Requirement per unit)
(1) Zero to one bedroom: one (1)
parking space.
(2) Two to three bedrooms: one and
a half (1.5) parking spaces.
(3) Four and more bedrooms: two
and one-half (2.5) parking spaces.
G. Residential Care Facilities – Small. Same as the Residential Housing
Type
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H. Residential Care Facilities – Large;
Assisted Living Facility
1 for every 3 beds
I. Emergency Shelters; Low Barrier
Navigation Centers
One (1) space for each staff
member or employee on duty.
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Chapter 17.58 (Precise Development Plan) of Title 17 (Zoning) of the Hermosa
Beach Municipal Code shall be replaced as follows:
17.58.010 Purpose
This Chapter establishes the Precise Development Plan procedure to ensure that
new development supports the goals and objectives of the General Plan and
other adopted plans and guidelines. The specific purposes of the Precise
Development Plan process are to:
A. Promote excellence in design, layout, and other physical features of
development to achieve a reasonable level of quality, compatibility, in
harmony with the community’s social, economic and environmental
objectives;
B. Ensure that new and altered development will be compatible with the
existing and potential development of the surrounding area; and
C. Supplement other City regulations and standards in order to ensure control
of physical features of development that are not otherwise addressed.
17.58.020 Applicability and Review Authority
A. A Precise Development Plan review is required for all projects that require
a permit for new construction, rehabilitation, alteration, or other
improvements to the exterior of a structure, site or a parking area except
for:
1. Single-family (1 unit) residences; Projects with four (4) or less dwelling
units, including new construction, remodels or additions thereto; and
2. Remodels or additions of less than one thousand five hundred (1,500)
square feet in any zone.
B. Precise Development Plans shall be decided upon by the Planning
Commission with the following exceptions which shall be decided upon by
the Community Development Director or designee:
1. New residential projects with two (2) or more dwelling units including
a minimum of 20% lower-income units
2. Projects including minimum of 20% lower-income units that qualify for
a density bonus pursuant to Section 17.42.100
3. Review for projects subject to said non-discretionary precise
development plan shall:
a. Focus solely on physical design and ensuring conformance
with objective development standards; and
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b. Not constitute a ‘project’ pursuant to the California
Environmental Quality Act (CEQA)
1.
New construction, rehabilitation, alteration, or other improvements to the exterior
of a structure, site or a parking area for:
1. Projects with two (2) or more dwelling units with affordable units or
senior units (refer to section 17.42.100Projects that qualify for a density
bonus pursuant to Section 17.42.100 or are comprised entirely of
residential units restricted to be affordable to moderate- or lower-income
households shall be subject to a non-discretionary precise development
plan focusing solely on physical design and ensuring conformance with
objective development standards, rather than examining the
appropriateness of the use itself; said precise development plan process is
not a ‘project’ and is not subject to the California Environmental Quality
Act (CEQA).
C. Application. All applications for Precise Development Plan shall be filed with
the Community Development Department on forms prescribed by the
Community Development Director.
D. Concurrent Processing. When a development project requires a Use Permit,
Variance, or any other discretionary approval, the Precise Development
Plan application shall be submitted as a part of the application for the
underlying permit, Use Permit, or Variance., except as noted in Section
17.58.020(B)(1)(ii)(1).
E. Notification.
1. An application for a Precise Development Plan decided upon by the
Community Development Director or design shall require a mailed
notice to the applicant.
2. An application for a Precise Development Plan decided upon by
the Planning Commission shall require notice, pursuant to Chapter
17.68, Procedure, Hearings, Notices and Fees
F. Review Authority
1. Public Hearing is required for projects subject to Section 17.58.20(A).
An application for a Precise Development Plan shall require a public
hearing before the Planning Commission, pursuant to Chapter 17.68,
Procedure, Hearings, Notices and Fees
2. The Community Development Director shall act as the review
authority for projects subject to Section 17.58.020(B). No public
hearing shall be required.
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17.58.030 Scope of Precise Development Plan Review
A. Precise Development Plan Review Considerations. Precise Development
Plan review shall be based on consideration of the requirements of this
Chapter as they apply to the design of the site plan, structures,
landscaping, and other physical features of a proposed project, including:
1. Building proportions, massing, and architectural details.
2. Site design, orientation, location, and architectural design of
buildings relative to existing structures on or adjacent to the property,
topography, and other physical features of the natural and built
environment;
3. Size, location, design, development, and arrangement of site access
for modes of transportation, including on-site vehicle and bicycle
parking.
4. Height, materials, and design of fences, walls, and screen plantings;
5. Location and type of landscaping including selection and size of
plant materials, and design of hardscape; and
6. Size, location, design, color, lighting, and materials of all signs.
17.58.040 Required Findings
The review authority must make all of the following findings to approve or
conditionally approve a Precise Development Plan application. The inability to
make one or more of the findings is grounds for denial of an application.
A. The design, layout, and other physical features of the project comply with
all other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code;
B. 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
C. 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.
17.58.050 Conditions of Approval
In approving a Precise Development Plan, the review authority may impose
reasonable conditions or restrictions and/or require reasonable guarantees and
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evidence that such conditions are being, or will be, complied with, to achieve
the following outcomes:
A. Ensure that the proposal conforms in all significant respects with the
General Plan and with any other applicable plans or policies adopted by
the city council;
B. Achieve the general purposes of this Title or the specific purpose of the zone
in which the project is located;
C. Achieve the findings for a Precise Development Plan listed in Section
17.58.050, Required Findings; or;
D. Mitigate any potentially significant impacts identified because of
environmental review conducted in compliance with the California
Environmental Quality Act.
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CITY OF HERMOSA BEACH
ORDINANCE NO. 23-1471
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, AMENDING THE HERMOSA BEACH MUNICIPAL
CODE TO IMPLEMENT HOUSING ELEMENT POLICIES AND PROGRAMS,
AND DETERMINE PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT THAT THE PROJECT IS CONSISTENT WITH THE PLAN
HERMOSA ENVIRONMENTAL IMPACT REPORT
THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1. The alphabetical list of definitions in Section 17.04.040 (General
definitions) of Chapter 17.04 (Definitions) of Title 17 (zoning) is amended to include
the following definitions, in alphabetical order:
Emergency shelters shall include other interim interventions, including, but not
limited to, a navigation center, bridge housing, and respite or recuperative care
with minimal supportive services that limits occupancy by homeless persons to six
(6) months or less in any year, and does not deny occupancy due to a person’s
inability to pay.
Low Barrier Navigation Center. A Housing First, low barrier, service-enriched shelter
focused on moving people into permanent housing that provides temporary
living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing.
“Low Barrier” means best practices to reduce barriers to entry, and may include,
but is not limited to, the following:
a.The presence of partners if it is not a population-specific site, such as for
survivors of domestic violence or sexual assault, women, or youth.
b.Pets.
c.The storage of possessions.
d.Privacy, such as partitions around beds in a dormitory setting or in larger
rooms containing more than two beds, or private rooms.
Residential Care Facilities. A facility licensed by the state of California to provide
living accommodations, 24-hour care for persons requiring personal services,
supervision, protection, or assistance with daily tasks. Amenities may include
shared living quarters, with or without a private bathroom or kitchen facilities. This
use classification includes those both for and not-for-profit institutions, but
excludes Supportive Housing and Transitional Housing.
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Residential Care Facility, Small. A facility that is licensed by the state of California
to provide care for six or fewer persons.
Residential Care Facility, Large. A facility that is licensed by the state of California
to provide care for more than six persons.
Residential Facility, Assisted Living. A facility that provides a combination of
housing and supportive services for the elderly or functionally impaired, including
personalized assistance, congregate dining, recreational, and social activities.
These facilities may include medical services. Examples include assisted living
facilities, retirement homes, and retirement communities. These facilities typically
consist of individual units or apartments, with or without kitchen facility, and
common areas and facilities. The residents in these facilities require varying levels
of assistance.
Supportive Housing. Pursuant to Health and Safety Code 50675.14, “means
housing with no limit on length of stay, that is occupied by the target population,
and that is linked to onsite or offsite services that assist the supportive housing
resident in retaining the housing, improving their health status, and maximizing his
or her ability to live and, when possible, work in the community. For purposes of
this definition, "target population" means to people with low incomes who have
one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or
other chronic health condition, or individuals eligible for services provided
pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5
commencing with Section 4500) of the Welfare and Institutions Code) and may
include, among other populations, adults, emancipated minors, families with
children, elderly people, young adults aging out of the foster care system,
individuals exiting from institutional settings, veterans, and people experiencing
homelessness.
Transitional Housing: Transitional housing is a type of supportive housing and
configured as a rental housing development, but operated under program
requirements that require the termination of assistance and recirculating of the
assisted unit to another eligible program recipient at a predetermined future point
in time that shall be no less than six months from the beginning of the assistance.
Work/Live Unit. A Work/Live unit is defined as a single unit (e.g., studio, loft, or
one bedroom) consisting of both a non-residential and a residential component
that is occupied by the same resident.
SECTION 2. The following list of definitions in Section 17.04.040 (General
definitions) of Chapter 17.04 (Definitions) of Title 17 (zoning) is hereby deleted:
Medical or residential care facility means a nursing and convalescent home as
licensed by State Department of Public Health, and includes residential care
homes as licensed by State Department of Social Welfare Services, Community
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Care Licensing Division. This term also includes group living quarters housing
persons placed by an authorized agency for rehabilitation purposes and is
funded by or licensed by or is operated under the auspices of an appropriate
federal, state or county governmental agency.
Transitional housing and transitional housing development means buildings
configured as rental housing developments, but operated under federal, state or
local housing program requirements that call for the termination of assistance and
recirculation of the assisted unit to another eligible program recipient at some
predetermined future point in time, which shall be no less than six (6) months.
Transitional housing is a residential use subject to the same regulations and
procedures that apply to other residential uses of the same type in the same zone.
SECTION 3. Section 17.06.010 (Names of Zones) of Chapter 17.06
(Establishment of Zones) of Title 17 (Zoning) of the Hermosa Beach Municipal Code
is amended to read as follows:
In order to classify, regulate, restrict and segregate the uses of land and buildings,
to regulate and restrict the height and bulk of buildings and to regulate the area of
yards and other open spaces about buildings and to regulate the destiny of
population, eightteen (18) classes of zones are by this ordinance established to be
known as follows:
SPA Specific Plan Areas
R-1 Single-family residential zone.
R-1A Two dwelling units per lot zone.
R-2 Two-family residential zone.
R-2A Medium Density residential (22) zone.
R-2B Limited multiple-family residence zone.
R-3 Multiple-family residential zone.
MHP Mobilehome park development district.
R-P Residential professional zone.
C-1 Limited business and residential.
C-2 General commercial district.
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C-3 General and highway commercial district.
M-1 Light manufacturing zone.
PF Public facility zone.
RPD Residential planned development.
O-S Open space zone.
O-S-1 Restricted open space zone.
O-S-2 Restricted open space zone.
Where areas are shown upon the zoning map enclosed with an O, the areas thus
shown are intended to approximate the future location for that type of land use
indicated by the symbol therein enclosed within a circle. (See Chapter 17.42.)
Uncircumscribed symbols within such designated areas represent classification.
SECTION 4. Subsection (F), (J) and (N) of Section 17.08.020 (Permitted Uses)
of Chapter 17.08 (R-1 Single Family Residential Zone) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended to read as follows:
F. Supportive and Transitional Housing for six (6) or fewer persons.
J. Residential Care Facilities – Small.
N. Residential Facility, Assisted Living.
SECTION 5. Subsection (P) of Section 17.08.020 (Permitted Uses) of Chapter
17.08 (R-1 Single Family Residential Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is hereby added to read as follows:
P. Residential Care Facilities – Large
SECTION 6. Subsection (B) of Section 17.12.010 (Permitted Uses) of Chapter
17.12 (R-2 Two Family Residential Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is amended to read as follows:
B. Attached, and/or detached multiple-family dwelling units; (Refer to Chapter
17.58)
SECTION 7. Subsection (E) of Section 17.12.010 (Permitted Uses) of Chapter
17.12 (R-2 Two Family Residential Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is hereby added to read as follows:
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E. Supportive and Transitional Housing meeting requirements set forth in 17.42.220.
SECTION 8. Chapter 17.13 (R-2A – Medium Density Residential (22)) of Title
17 (Zoning) of the Hermosa Beach Municipal Code is hereby added to read as
follows:
17.13.010 Permitted uses.
The purpose of the R-2A zone is to allow the same uses as R-2, but allow for
development of a minimum density of 22 dwelling units per acre. In an R-2 zone
only the following uses that are hereinafter specifically provided and allowed are
permitted, subject to the provisions of Chapter 17.44 governing off-street parking
requirements:
A.Any use permitted in the R-1 (one-family) residential zone;
B.Attached, and/or detached multiple-family dwelling units;
C.Condominium developments consistent with the provisions of the
condominium ordinance of the City;
D.Conditional uses as set forth in Chapter 17.40.
E.Supportive and Transitional Housing meeting requirements set forth in
17.42.220
17.13.015 Short term vacation rentals prohibited.
It shall be unlawful for any person to offer or make available for rent or to rent (by
way of a rental agreement, lease, license or any other means, whether oral or
written) for compensation or consideration a residential dwelling, a dwelling unit
or a room in a dwelling for less than thirty (30) consecutive days. It shall be unlawful
for any person to occupy a residential dwelling, a dwelling unit or a room in a
dwelling for less than thirty (30) consecutive days pursuant to a rental agreement,
lease, license or any other means, whether oral or written, for compensation or
consideration.
17.13.020 Development standards.
A.Building Height. Any building shall not exceed a maximum of thirty (30) feet
in height.
B.Front Yard. Every lot shall have a front yard setback equal to at least five (5)
feet unless a greater than five (5) foot setback is indicated on the official
zoning map of the City, in which case, the larger figure shall apply.
C.Side Yards. Every lot shall have a side yard on each side of the lot equal to
ten (10) percent of the width of the lot, provided such side yard shall not be
less than three (3) feet in width and need not exceed five (5) feet in width.
D.Rear Yard. Every lot shall have a rear yard not less than five (5) feet in depth.
The second floor can be three (3) feet from the property line. On any alley
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the rear yard requirement is a depth of three (3) feet from the property line
on the first floor and one (1) foot from the property line on the second floor.
E.Additional Yard Regulations. R-2A zones shall be subject to additional yard
regulations as provided in Chapter 17.46.
17.13.030 Off-street parking.
Off-street parking requirements and regulations for the R-2 zone are provided in
Chapter 17.44.
17.13.040 Lot area.
The minimum lot area for new lots in the R-2 zone created by subdivision or other
means shall be four thousand (4,000) square feet.
17.13.050 Lot area per dwelling unit.
The minimum lot area per dwelling unit shall be not less than one thousand seven
hundred fifty (1,750) square feet.
17.13.060 Permissible lot coverage.
All buildings, including accessory buildings, shall not cover more than sixty-five (65)
percent of the area of the lot.
17.13.070 Placement of buildings.
Placement of buildings on any lot shall conform to the following:
A.No building may occupy any portion of the required yard.
B.Any building used for human habitation shall not be located closer to the
rear property line than a distance of five (5) feet; however, where a rear
yard abuts a street or alley, the building may be located three (3) feet from
the rear property line on the first floor and one (1) foot from the property
line on the second floor.
C.The distance between any buildings used for human habitation shall be not
less than six (6) feet. The distance between a main building and an
accessory building shall be not less than six (6) feet.
17.13.080 Open space.
There shall be a minimum of three hundred (300) square feet of usable open
space per dwelling unit.
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A.One hundred (100) square feet of the required open space shall be directly
accessible to and at the same floor level of the primary living area of each
unit.
B.Each qualifying open space area may be covered up to fifty (50) percent
but shall not be enclosed on more than two (2) sides by building walls or
guardrails greater than forty-two (42) inches in height. A trellis may be
allowed to cover an entire open area so long as the open areas between
the trellis beams is equal to or exceeds the area required to remain open
and uncovered.
C.The minimum dimension of open space areas shall be seven (7) feet by
seven (7) feet.
D.Open space areas may include pools, spas, gardens, play equipment,
decks over non-living areas, and decks over living areas of the same
dwelling unit but shall not include driveways, turning areas, parking areas
and required front, rear and side yard areas.
E.Roof Decks. A maximum of one hundred (100) square feet of required open
space may be provided on a roof deck, with minimum dimension of seven
(7) feet by seven (7) feet. For the purposes of this section, "roof deck" is
defined as the walkable or otherwise usable open space area located
above the roof framing of the building, the only access to which is from the
floors below.
F.When computing open space in conjunction with yard areas, only an area
which exceeds the minimum required yard area may be counted toward
open space and only if the overall dimension of the required setback and
the exceeding area together has a dimension of at least seven (7) feet in
width and length.
G.Circular, triangular, odd and/or unusual shaped open space areas shall
have a minimum of forty-nine (49) square feet in area as well as minimum
seven (7) foot dimensions.
H.Decks, balconies or similar areas which extend over more than one (1)
dwelling unit shall have a minimum S.T.C. rating of fifty-eight (58).
I.Each development of five (5) or more units shall provide one hundred (100)
square feet of common open space area or facility per unit in addition to
required open space. The common open space area may include play
area, pool, spa, recreation room, gym, garden and similar amenities for the
common use of all owners, but shall not include driveways, turning areas,
parking areas, and required front, rear and side yard areas.
17.13.090 Lot width.
Every lot shall have a width of not less than forty (40) feet at the rear line of the
required front yard.
17.13.100 Sign regulations.
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All signs in the R-2A zone shall conform to the requirements and regulations of this
code.
SECTION 9. Subsection (B) of Section 17.14.010 (Permitted Uses) of Chapter
17.14 (R-2B Limited Multiple-Family Residential Zone) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended to read as follows:
B. A two (2) family dwelling unit per lot; provided, that it is designed for families as
a duplex or condominium; a detached one (1) family dwelling will be allowed if
one (1) existed on the lot on the effective date of the ordinance codified in this
chapter, provided all yard requirements are conformed to; (Refer to Chapter
17.58 for multiple-family dwellings and 17.22 for condominiums)
SECTION 10. Subsection (E) of Section 17.14.010 (Permitted Uses) of Chapter
17.14 (R-2B Limited Multiple-Family Residential Zone) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is hereby added to read as follows:
E. Supportive and Transitional Housing meeting requirements set forth in 17.42.220.
SECTION 11. Subsection (B) of Section 17.16.010 (Permitted Uses) of Chapter
17.16 (R-3 Multiple-Family Residential Zone) of Title 17 (Zoning) of the Hermosa
Beach Municipal Code is amended to read as follows:
B. Multiple dwellings; (Refer to Chapter 17.58)
SECTION 12. Subsection (E) of Section 17.16.010 (Permitted Uses) of Chapter
17.16 (R-3 Multiple-Family Residential Zone) of Title 17 (Zoning) of the Hermosa
Beach Municipal Code is hereby added to read as follows:
F. Emergency shelters (Refer to Section 17.42.210)
SECTION 13. Section 17.16.020 (Height) of Chapter 17.16 (R-3 Multiple-Family
Residential Zone) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is
amended to read as follows:
Intent and Purpose. The intent and purpose of this section is to set a standard
height limit for most projects in scale with existing development and to minimize
view obstruction. However, to recognize that pre-existing development in some
neighborhoods and/or clusters of lots are already predominately built higher that
the height limit, this section also allows some projects to exceed the height limit to
enable property owners to enjoy the same rights to view, sunlight and air enjoyed
by those property owners with the higher buildings. This section further sets forth
the conditions and design criteria for determining whether a project is allowed to
exceed the height limit.
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A.No building shall exceed thirty (30) feet in height unless in compliance with
subsections (B), (C), or (D) of this section. Refer to Chapter 17.22 for
additional height requirements for condominium projects located
adjacent to walk streets.
B.The planning commission shall hold a public hearing and may grant or
conditionally grant an exception to allow a multiple- or single-family
building to exceed thirty (30) feet in height up to a maximum of thirty-five
(35) feet in height when all of the following conditions are met to the
satisfaction of the planning commission (subject to appeal to the city
council pursuant to Section 17.58.040):
1.An extension above the height limit is necessary to take advantage
of a scenic view over surrounding structures which are already
constructed above thirty (30) feet in height. Said structures already in
excess of thirty (30) feet would otherwise significantly obstruct the
proposed project’s view potential;
2.The proposed development is located between, and adjacent to,
two (2) or more contiguous lots with buildings constructed in excess
of the thirty (30) foot height limit;
3.The structural extension above thirty (30) feet will not adversely
impact the available views, and access to sunlight and air of
adjacent and surrounding properties;
4.If all the above conditions are satisfied, the following design features
of the portion of the building above thirty (30) feet shall also be
considered by the planning commission to determine if an exception
should be granted:
a.The style and pitch of the roof,
b.The mass and bulk of the proposed structure above thirty (30)
feet (in order to minimize bulk of the upper floor),
c.The architectural appearance, as exhibited by the type,
style, and shape of the structure and the proposed exterior
materials.
C.Application and public hearing requirements for processing exceptions to
the height limit shall be in accordance with procedures established by the
city council. Applicants for exceptions shall provide detailed topographical
surveys and spot elevations of existing buildings for determining if existing
building on adjacent lots exceed thirty (30) feet.
D.Projects utilizing criteria under Section 17.42.100(B) – State Affordable
Housing Density Bonus – may exceed the height limit per designated
criteria.
SECTION 14. Section 17.16.100 (Building Design Guidelines) of Chapter 17.16
(R-3 Multiple-Family Residential Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is added to read as follows:
All new development shall be subject to Section 17.42.250.
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SECTION 15. Section 17.20.100 (Building Design Guidelines) of Chapter 17.20
(R-P Residential Professional) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is added to read as follows:
All new development shall be subject to Section 17.42.250.
SECTION 16. Section 17.26.020 (Specific purposes) of Chapter 17.26 (C1, C2
and C3 Commercial Zones) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is amended to read as follows:
A. In addition to the general purposes listed in Chapter 17.02 the specific
purposes of the commercial zones are to:
1. Provide appropriately located areas consistent with the general plan
for a full range of office, retail commercial, and service commercial
uses needed by residents of, and visitors to, the City and region;
2. Strengthen the City’s economic base, and also protect small
businesses that serve City residents;
3. Create suitable environments for various types of commercial and
compatible residential uses, and protect them from the adverse
effects of inharmonious uses;
4. Minimize the impact of commercial development on adjacent
residential districts;
5. Ensure that the appearance and effects of commercial building and
uses are harmonious with the character of the area in which they are
located;
6. Ensure the provision of adequate off-street parking and loading
facilities;
7. Provide sites for public and semi-public uses needed to complement
commercial development or compatible with a commercial
environment;
B. The additional purposes of each zone are as follows:
1. C-1 Neighborhood Commercial Zone. To provide sites for a mix of
small local businesses appropriate for, and serving the daily needs of
nearby residential neighborhoods; while establishing land use
regulations that prevent significant adverse effects on abutting
residential uses.
2. C-2 Downtown Commercial Zone. To provide opportunities for a
pedestrian-oriented range of office, retail, and service commercial
uses specifically appropriate for the scale and character of the
downtown, along with mixed-use opportunities including residential
development, to form a resident and visitor serving downtown
district.
3. C-3 General Commercial Zone. To provide opportunities for the full
range of office, retail, service, mixed-use, and multi-family uses in a
scale deemed suitable for the City, and appropriate for the Pacific
Coast Highway and Aviation Boulevard commercial corridors.
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SECTION 17. Section 17.26.030 (C-1, C-2 and C-3 land use regulations) of
Chapter 17.26 (C1, C2 and C3 Commercial Zones) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended to read as follows:
C-1, C-2 and C-3 ZONES, LAND USE REGULATIONS
P = Permitted
-= Not Permitted
A = Administrative Permit
PDP = Precise Development Plan
U = Conditional Use or Other Permit Required (See Chapter 17.40)
Uses C1 C2 C3 See Section
Mixed-Uses (residential uses with
ground floor commercial use(s))
U
PDP**
PDP** PDP** 17.40.180
Residential PDP** PDP** PDP** 17.16
Low Barrier Navigation Center A A A 17.42.240
Residential Facility, Assisted Living A A A
Residential Care Facilities – Small. P P P
Residential Care Facilities – Large A A A 17.42.230
Supportive Housing, Up to 50 Units. A A A 17.42.220
Supportive Housing, Over 50 Units U U U 17.56 and
17.42.220
*Allowed by special permit by city council on public streets/right-of-way, pursuant
to Section 12.12.070, and permitted by right on private property in conjunction
with such a special permit.
** Housing Element Sites Inventory Overlay Sites (--HE) only
SECTION 18. Section 17.26.050 (Standards and limitations.) of Chapter 17.26
(C1, C2 and C3 Commercial Zones) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is added to read as follows:
J.Building design. Building design shall be provided as specified by Chapter
17.42.260.
SECTION 19. Section 17.28.010 (Specific purposes) of Chapter 17.28 (M-1
Light Manufacturing Zone) of Title 17 (Zoning) of the Hermosa Beach Municipal
Code is amended to read as follows:
In addition to the general purposes listed in Chapter 17.02, the specific
purposes of the light manufacturing zone is to:
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A.Provide appropriately located areas consistent with the general plan for a
range of light manufacturing, creative industrial, and “work/live”
residential, including certain appropriate service commercial uses.
B.Strengthen the City’s economic base and employment base by creating
flexible zoning for existing small businesses that are owned by, serve and
employ City residents.
C.Create and maintain suitable environments for various types of light
industrial use and compatible uses.
D.Minimize the impact of development in the M-1 zone by allowing for
creative transitions between small scale light industrial and adjacent
residential districts.
E.Ensure that the appearance and effects of buildings in the M-1 zone are
harmonious with the character of the area which they are located.
SECTION 20. Section 17.28.010 (Specific purposes) of Chapter 17.28 (M-1
Light Manufacturing Zone) of Title 17 (Zoning) of the Hermosa Beach Municipal
Code is hereby deleted:
E.Ensure the provision of adequate off-street parking and loading facilities.
SECTION 21. Section 17.28.020 (Permitted uses) of Chapter 17.28 (M-1 Light
Manufacturing Zone) of Title 17 (Zoning) of the Hermosa Beach Municipal Code
is amended as follows:
In the following matrix, the letter "P" designates use classifications permitted and
the letter "U" designates use classifications permitted by approval of a conditional
use permit. Use classifications not listed are prohibited. Section numbers listed
under "see section" reference additional regulations located elsewhere in the
Zoning Ordinance or Municipal Code.
Work/Live PDP** Chapter17.58
Residential Uses PDP** Chapter 17.16
** Housing Element Sites Inventory Overlay Sites (--HE) only
SECTION 22. Section 17.28.030 (Standards and limitations) of Chapter 17.28
(M-1 Light Manufacturing Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is amended as follows:
Every use permitted or maintained in the M-1 zone shall be subject to the
following:
A.Parking. Parking shall be provided as specified in Chapter 17.44.
B.Enclosures. All uses shall be conducted wholly within a building enclosed on
all sides, except for the following:
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1.Outdoor uses permitted by conditional use permit as stated in the
permitted use list;
2.Commercial parking lots;
3.Uses incidental to a use conducted primarily within a building
located on the premises; provided, that such incidental uses are not
conducted in whole or in part on sidewalks, public ways or within any
required front or rear yard; and provided further, that such incidental
uses are conducted within buildings. Where incidental uses are not
conducted within a building, no part of the area devoted to the
incidental uses shall be considered as part of the required parking
facilities. All outdoor storage shall be substantially screened from
public visibility, public streets, parks or other public places and
property.
C.Signs. Signs for this section are regulated by Section 17.50.140.
D.Building Height. Any building may have a maximum of thirty-five (35) feet in
height.
E.Front Yard Setback. No lot need provide a front yard except as may be
required by a precise plan.
F.Alley Setback. Any building located on an alley shall maintain a distance
of not less than three (3) feet from such alley.
G.Rear and Side Yard Setback Adjacent to Residential Zones. A minimum rear
and/or side yard setback of eight (8) feet shall be provided, and additional
two (2) feet of setback shall be provided for each story over the first story
for structures that abut residential zones, except where public rights-of-way,
twenty (20) feet or greater in width, separate the M-1 zone from the
residential zone.
H.Landscaping Adjacent to Residential Zones. The required rear and/or side
yard area shall be landscaped and provided with an automatic watering
system. Size, quantity and type of landscaping shall be subject to review
and approval by the planning director. Landscaping shall be appropriately
maintained, trimmed and void of weeds.
SECTION 23. Chapter 17.29 (Public Facility Zone) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is added as follows:
17.29.010 Intent
The PF Zone is intended to provide for a broad range of government, institutional,
educational, assembly, and community-serving uses. This Zone provides for
government-owned facilities, civic-related administrative offices, community
space, operational yards, educational or institutional facilities, and other public
and quasi-public uses. The PF Zone implements the Public Facility General Plan
Land Use Designation.
17.29.020 Permitted Uses
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USES P/U See Section
Assembly Hall PDP
Convention Hall PDP
Government Facilities P
Mini-Storage, Personal U 17.40.020
Monuments P
Office, General P
Parking Lot, and/or Structure (primary use) U
Public Service Facilities P
Residential PDP* 17.42.100
Wireless communication facility U 17.40.170
*Residential permitted uses shall be the same as those permitted in the R-
3, Multiple-Family Residential Zone, as contained in Section 17.16.010.
17.29.030 Development Standards
Development regulations shall be as specified by the precise development plan
in accordance with Chapter 17.58, provided that the need for a precise
development plan does not conflict with state law.
Building height limit is 35 feet. If it is determined a building was constructed prior
to the codification of this code section, the building shall be valid and considered
legal.
SECTION 24. Section 17.38.540 (Plan area no. 11) of Chapter 17.38 (Specific
Plan Areas) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is added
as follows:
Mixed Uses PDP** 17.42.100
** Housing Element Sites Inventory Overlay Sites (--HE) only
SECTION 25. Section 17.38.550(E) (Plan area no. 11 – Development
standards.) of Chapter 17.38 (Specific Plan Areas) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended as follows:
1.No building shall exceed a maximum height of thirty (30) feet.
SECTION 26. Chapter 17.39 (Housing Element Sites Inventory Overlay) is
hereby added to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read
as follows:
17.39.010 Intent and Purpose
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The purpose of the Housing Element Sites Inventory Overlay is to identify sites
designated by the City’s Housing Element for satisfying the City’s Regional Housing
Needs Assessment (RHNA). This Overlay implements the City’s Housing Element.
Overlay sites shall be identified on the City’s Zoning Map with a symbol of “—HE”
appended to the underlying zoning name (example: C2-HE).
17.39.020 Permitted Uses
A.Uses permitted by the underlying zoning district.
B.Uses permitted only for sites designated as a Housing Element Sites Inventory
Overlay.
17.39.030 Minimum Density
A.If a site designated as –HE is developed at a density that is below the
minimum residential density anticipated in the City’s Housing Element, the
City must either:
1.Make a finding that the remaining sites identified in the Housing
Element are adequate to meet the City’s remaining RHNA for the
Housing Element planning period by income category. This finding
should include a quantification of the remaining unmet need for the
City’s RHNA at each income level and the remaining capacity of
sites identified in the Housing Element, to accommodate that need
by income level; or
2.Make available sufficient sites to accommodate the remaining
unmet RHNA for the income category within 180 days or other time
frame as established by law, whichever is later.
17.39.040 Replacement Units
A.If an application for development includes demolition of any of the
following types of units existing within the past five (5) years, the application
must include provisions for replacement:
1.Subject to a recorded covenant, ordinance, or law that restricts rents
to levels affordable to persons and families of lower or very low-
income; or
2.Subject to some form of rent or price control through a public entity's
valid exercise of its police power; or
3.Occupied by lower or very low-income households.
B.Replacement units must be in accordance with Government Code Section
65915(c)(3), including equivalency provisions for income level, size, and
number.
17.39.060 Short term vacation rentals prohibited.
For any unit constructed on a (--HE) site after [date of Housing Element
certification], it shall be unlawful for any person to offer or make available for rent
or to rent (by way of a rental agreement, lease, license or any other means,
whether oral or written) for compensation or consideration a residential dwelling,
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a dwelling unit or a room in a dwelling for less than thirty (30) consecutive days. It
shall be unlawful for any person to occupy a residential dwelling, a dwelling unit
or a room in a dwelling for less than thirty (30) consecutive days pursuant to a
rental agreement, lease, license or any other means, whether oral or written, for
compensation or consideration. All developments must be accompanied by a
restrictive covenant prohibiting short-term vacation rentals.
SECTION 27. Section 17.40.010 (General Intent and purpose) of Chapter 17.40
(Conditional Use Permit and Other Permit Standards) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended as follows:
The lists of conditions found within this chapter for various uses are intended to be
standard conditions imposed on all such proposed uses as specified. These
conditions are not intended to be the only conditions imposed, and each
specific use noted may have additional conditions imposed by the decision-
making body.
Any additional conditions may be based on criteria found within this article for all
uses requiring a conditional use permit and/or factors related to the specific use
and location.
SECTION 28. Section 17.40.020 (General criteria for all uses) of Chapter 17.40
(Conditional Use Permit and Other Permit Standards) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is hereby deleted:
A.In considering the granting of any conditional use permit for any use, the
following criteria for granting said permit shall be considered:
B.Distance from existing residential uses;
C.The amount of existing or proposed off-street parking facilities, and its
distance from the proposed use;
D.Location of and distance to churches, schools, hospitals and public
playgrounds;
E.The combination of uses proposed;
F.Precautions taken by the owner or operator of the proposed establishment
to assure the compatibility of the use with surrounding uses;
G.The relationship of the proposed business-generated traffic volume and the
size of streets serving the area;
H.The proposed exterior signs and decor, and the compatibility thereof with
existing establishments in the area;
I.The number of similar establishments or uses within close proximity to the
proposed establishment;
J.Noise, odor, dust and/or vibration that may be generated by the proposed
use;
K.Impact of the proposed use to the City’s infrastructure, and/or services;
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L.Will the establishment contribute to a concentration of similar outlets in the
area;
M.Other considerations that, in the judgment of the planning commission, are
necessary to assure compatibility with the surrounding uses, and the City as
a whole.
SECTION 29. Section 17.40.180 (Mixed Use Development (C-1 zone)) of Chapter
17.40 (Conditional Use Permit and Other Permit Standards) of Title 17 (Zoning) of
the Hermosa Beach Municipal Code is hereby replaced as follows:
17.40.180 Mixed-use development
For uses allowed in the C-1 Zone and for Housing Element Sites Inventory Sites (--
HE) as part of a mixed-use development, the following conditions and standards
of development, in addition to any other deemed necessary or appropriate to
ensure compatibility with existing or permitted uses in the vicinity, shall be
required:
A.Mixed-Use Developments shall be subject to a Precise Development Plan
in accordance with Chapter 17.58.
B.Residential Development Standards. The residential portion of a mixed-use
development shall be subject to the following development standards:
1.If the residential portion of a mixed-use development is a
condominium development, then the development shall be subject
to the condominium development standards as set forth in Chapter
17.22.
2.Rear and Side Yard setbacks shall be subject to Chapter 17.16.
3.Building design guidelines shall be subject to Chapter 17.42.260.
4.Building height shall be regulated by underlying zoning district the site
is located.
5.The placement of buildings shall conform to the standards set forth in
Chapter 17.16.050.
6.Any expansion of a structure that existed prior to (date of
codification), to implement a mixed-use configuration, is subject to
the standards of the underlying zone, and Chapter 17.52, relating to
nonconforming structures.
7.Applicability of other standards. All other standards shall be
governed by the sites underlying zoning district and the City zoning
ordinance.
C.Commercial Development Standards. In addition to the requirements of
the commercial zone, the following standards shall apply to the mixed-use
development.
1.Ground floor commercial spaces shall have a minimum average
depth of 30-feet.
2.Building frontage shall be used for commercial purposes with the
exception of entry-exit corridors and stairs for accessing the
residential units, and/or for driveways to access parking.
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D.General Development Standards
1.Noise: Residential uses shall be separate from commercial uses by
sound proofed floors and walls with minimum sound transmission
rating as required for condominiums as set forth in Chapter 17.22.
Commercial uses hours of operations shall be limited where
appropriate so that residents are not exposed to offensive noise or
activity.
2.Security: Entrances for residences shall be separate from non-
residential uses and be independently accessible to pedestrian and
parking areas.
3.Lighting: Outdoor lighting and lighting for signs associated with
commercial uses designed so as not to adversely impact residences.
No flashing, blinking or high intensity lighting. Adequate lighting to
illuminate parking areas and corridors to access parking and public
sidewalk. Lighting for signs may only be illuminated during business
hours.
E.Signs. Signs shall be limited to the commercial space frontage pursuant to
the requirements of Chapter 17.50.
F.Allowed Commercial Uses. Permitted commercial uses within a mixed-use
development shall be as permitted in the underlying commercial zone with
the following exceptions which shall not be permitted:
1.Late-night restaurants and bars;
2.Laundry and dry-cleaning businesses;
3.Parking lots and/or structures.
G.Limitations on hours of operation. The hours of operation for any
commercial use shall be limited to 8:00 a.m. to 10:00 p.m.
H.Parking and Transportation Storage
1.Vehicle parking shall be in accordance with Chapter 17.44.
a.Reduced vehicle parking may be planned in accordance
with Section 17.44.210 Parking Plans. Application fees for
Parking Plans that accompany a development for
affordable housing may be waived; all other application fees
apply.
2.Bicycle Parking Standards.
a.Spaces Required.
1.Residential Uses. A minimum of one bicycle parking
space shall be provided for every five units for
Residential, Group Residential, and Single Room
Occupancy.
2.Other Uses. Any establishment with 25 or more full time
equivalent employees shall provide bicycle parking at a
minimum ratio of one space per 25 vehicle spaces.
b.Location. Bicycle parking must be located on the same lot as
the use it serves. In parking garages, long-term bicycle
parking must be located near an entrance to the facility.
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c.Security. Long-term bicycle parking must be in:
1.An enclosed bicycle locker; or
2.A fenced, covered, locked or guarded bicycle storage
area; or
3.A rack or stand inside a building that is within view of an
attendant or security guard or visible from employee
work areas or within secure/restricted bicycle storage
room; or
4.Other secure area approved by the Director.
d.Size and Accessibility.
1.Each bicycle parking space shall accommodate a
variety of bicycle types, but generally be a minimum of
two feet in width and size feet in length.
2.Bicycles shall be accessible without moving another
bicycle.
3.Access to a bicycle parking area shall not be through
vehicle parking spaces.
e.Bicycle Parking Reductions and Modifications. A
modification for a reduction in the number of required
bicycle parking spaces or to other standards of this Section
may be granted pursuant to Section 17.44.210, Parking Plans,
if the review authority finds that:
1.Adequate site space is not available on an existing
development to provide bicycle parking; or
2.Reduced bicycle parking is justified by reasonably
anticipated demand; or
3.Other criteria based on unusual or specific
circumstances of the particular case as deemed
appropriate by the review authority.
I.Owner shall disclose separately and in writing upon sale or rental of the
subject property that it is a mixed use development and permits
commercial and residential uses.
SECTION 30. Section 17.40.220 (Emergency shelters) of Chapter 17.40
(Conditional Use Permit and Other Permit Standards) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is hereby deleted:
17.40.220 Emergency shelters.
This section sets forth requirements for the establishment and operation of
emergency shelter facilities.
A.Permit and Operational Requirements. The approval and operation of an
emergency shelter shall be subject to the following requirements:
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1.Administrative Permit Required. Emergency shelters may be established
and operated in the C-3, SPA-7 and SPA-8 zoning districts subject to the
granting of an administrative permit in compliance with Chapter 17.55.
2.Management and Operations Plan. An application for an administrative
permit to establish and operate an emergency shelter shall be
accompanied by a management plan, which shall establish hours of
operation, staffing levels and training procedures, maximum length of stay,
size and location of exterior and interior onsite waiting and intake areas,
admittance and discharge procedures, provisions for on-site or off-site
supportive services, on-site and off-site security procedures, and protocols
for communications with local law enforcement agencies and
surrounding property owners.
B.Development Standards. Emergency shelters shall conform to the following
standards.
1.The maximum number of beds shall be ten (10). An additional four (4) beds
may be provided for children under the age of eighteen (18) with a parent
or guardian within designated family units.
2.A minimum separation of three hundred (300) feet, measured from the
property line, shall be maintained between all emergency shelters.
3.Separate private shower and toilet facilities shall be provided for men,
women and families.
4.Alcohol and narcotics use and consumption are prohibited both within the
facility and on the property. No amplified music or sound is allowed. No
animals are permitted (except guide dogs for the disabled or ordered by a
doctor for medical reasons).
5.One parking space per three (3) beds, plus one (1) space for each staff
member and volunteer on duty shall be provided.
6.Bicycle racks or bicycle lockers for three (3) bicycles shall be provided
onsite near the facility.
7.Stays at the facility shall be on a first-come first-served basis. Clients may be
admitted to the facility only between 6:00 p.m. and 8:00 a.m. The facility
may remain open twenty-four (24) hours a day only if providing
onsite accessory services. Clients have no guaranteed bed for the next
night. The maximum length of stay at the facility shall not exceed one
hundred eighty (180) days in a three hundred sixty-five (365) day period.
8.The facility may provide the following services in an area separate from
sleeping areas, such as counseling services, laundry facilities to serve the
clients at the shelter, client storage area such as for the storage of bicycles
or personal items, or similar services geared to homeless clients. All such
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areas and facilities shall be located within a building, with the exception of
bicycle parking.
9.A waiting area shall be provided which contains a minimum of ten (10)
square feet per bed provided at the facility. The waiting area shall be in a
location not adjacent to the public right of way, shall be visually separated
from public view by a minimum six (6) -foot tall screening of mature
landscaping or by a minimum six (6) foot tall decorative masonry wall, and
shall provide consideration of shade and protection from the elements.
10. Security and Safety. A staff member shall be on-premises at all times the
facility is open to clients. Security and safety shall be addressed for both on
and off-site needs, including provisions to address the separation of
male/female sleeping areas as well as any family areas within the facility.
At a minimum, the plan shall contain provisions addressing security and
safety.
11. Loitering Control. Measures regarding off-site controls to minimize the
congregation of clients in the vicinity of the facility during hours that clients
are not allowed on-site.
12. Management for Outdoor Areas. A system for daily admittance and
discharge procedures, including monitoring for waiting areas, shall be
developed to minimize disruption to nearby land uses.
13. Staff Training. A staff training program shall be maintained that provide
adequate knowledge and skills necessary to assist clients in obtaining
permanent shelter and income.
14. Communications. A communication and outreach plan shall be
developed to maintain good communication and response to operational
issues which may arise from the neighborhood, City staff, or the general
public.
15. Client Eligibility. A screening program to determine client eligibility is
required. The facility shall be required to utilize the Los
Angeles County region’s current Homeless Management Information
System.
16. Counseling Services. Provision of or links to counseling services are
encouraged. Identify and describe the counseling programs to be
provided as well as procedures that will be used to refer clients to outside
assistance agencies. An annual report to the City on this activity is required.
17. Facility rules shall be conspicuously displayed in English and Spanish.
18. Litter Control. Litter and trash removal attributable to facility operations and
its clients shall be provided. Graffiti shall be removed within twenty-four (24)
hours.
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19. Any other reasonable additional specific needs identified by the planning
director or police chief. (Ord. 13-1342 §7, 2013)
SECTION 31. Section 17.42.100 (Affordable housing density bonus and
incentive program) of Chapter 17.42 (General Provisions, Conditions and
Exceptional Uses) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is
hereby replaced as follows:
17.42.100 Affordable Housing
A.General Provisions.
1.Compliance with State Law. The provisions of this section shall be
governed by the requirements of Government Code Section 65915,
as that statute is amended from time-to-time. Where conflict occurs
between the provisions of this chapter and state law, the state law
provisions shall govern, unless otherwise specified.
2.Median Income Levels. For the purpose of determining the income
levels for households under this section, the City shall use the Los
Angeles County income limits found in Title 25, Section 6932 of the
California Code of Regulations, as regularly updated and published
by the State Department of Housing and Community Development,
or other income limits set forth in the general plan housing element
or adopted by the city council if the State Department of Housing
and Community Development fails to provide regular updates.
3.Compatibility. All affordable housing units shall be dispersed within
market-rate projects whenever feasible. Affordable housing units
within market-rate projects shall be comparable with the design and
use of market-rate units in appearance, use of materials, and finished
quality. The design and appearance of the affordable housing units
shall be compatible with the design of the total housing project and
consistent with the surrounding neighborhood. Forms, materials and
proportions that are compatible with the character of the
surroundings shall be used.
4.Availability. All affordable housing units shall be constructed
concurrently with, and made available for qualified occupants at
the same time as, the market-rate housing units within the same
project unless both the City and the developer agree in the
affordable housing agreement to an alternative schedule for
development.
5.Effect of Granting Density Bonus. The granting of a density bonus and
other incentives provided for by this section shall not by virtue of such
incentives require a general plan amendment, zone change,
variance or other discretionary approval, unless such approval would
otherwise be required.
B.State Affordable Housing Density Bonus.
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1.Density Bonus. Pursuant to Government Code Section 65915, the City
shall grant a density bonus over the otherwise allowable maximum
residential density permitted by this chapter and the general plan, in
accordance with Government Code Section 65915 to 65918,
inclusive.
2.Applicability. The provisions of subsection (B)(1) of this section shall be
applicable to residential projects of five (5) or more units, and senior
citizen housing developments of at least thirty-five (35) units.
3.Applicant May Request Smaller Density Bonus. Notwithstanding the
foregoing, the City may award a smaller density bonus than specified
in this section if the applicant so requests.
C.Affordable Housing Concessions and Incentives.
1.Number of Incentives or Concessions. In addition to a density bonus,
an applicant is entitled to receive incentives or concessions in
accordance with 65915.
2.Proposal of Incentives and Findings. An applicant may propose
specific incentives or concessions that would contribute significantly
to the economic feasibility of providing affordable units pursuant to
this chapter and state law. In addition to any increase in density to
which an applicant is entitled, the City shall grant one or more
incentives or concessions that an applicant requests, up to the
maximum number of incentives and concessions required pursuant
to subsection (C)(1) of this section, unless the City makes a written
finding that either:
a.The concession or incentive is not necessary in order to
provide the proposed targeted units; or
b.The concession or incentive would have a specific adverse
impact that can not be feasibly mitigated on public health
and safety or the physical environment or any property that
is listed in the California Register of Historical Resources.
3.Types of Affordable Housing Incentives. Affordable housing
incentives may be requested in accordance with Government Code
Section 65915. The City may allow for fast-track and priority
processing for a project with affordable housing.
a.Other Incentives. Other regulatory incentives or concessions
proposed by the developer or the City that result in
identifiable cost reductions or avoidance.
4.Additional Affordable Housing Incentives. The City may allow for
additional affordable housing incentives to be granted on a case-
by-case basis, when requested by an applicant when more than fifty
(50) percent of the affordable housing units provided contain three
(3) or more bedrooms to meet the needs of large families.
5.Lot Consolidation Bonus.
a.Multifamily residential developments proposed on lots zoned
R-3, C-1, PF, SPA-11 or the Housing Element Sites Inventory
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Overlay (--HE) or allowing an equivalent or higher density
meeting the minimum requirements for a density bonus
pursuant to Section 17.42.100 shall be granted an additional
density bonus as an incentive to acquire and combine two (2)
or more parcels into a single building site according to the
following formula:
Combined Parcel Size Base Density Increase
Less than 0.50 acre No increase
0.50 Acre to 0.99 Acre 5% Increase
1.00 Acre or More 10% Increase
This lot consolidation bonus incentive shall be calculated prior to
determining any density bonus pursuant to Section 17.42.100.
Such projects shall be restricted in compliance with Section
17.42.100(E).
b.Multifamily residential developments with less than five (5) units or
a senior citizen housing development of less than thirty-five (35)
units on lots zoned R-3, C-1, PF, SPA 11, or on the Housing Element
Sites Inventory Overlay (--HE) or allowing an equivalent or higher
density that otherwise meet the minimum requirements for a
density bonus pursuant to Section 17.42.100 shall be granted
reduced parking and lot development standards in Section
17.42.100(D)(3) as an incentive to acquire and combine two (2)
or more parcels into a single building site. Such projects shall be
restricted in compliance with Section 17.42.100(E).
c.Applications for lot consolidations pursuant to this section
processed concurrently with other land use entitlements shall be
granted expedited processing of planning and building
entitlements and no additional fee shall be charged for such
expedited processing.
D.Administration.
1.Application and Review Process. A preliminary review of
development projects proposed pursuant to this section is
encouraged to discuss and identify potential application issues,
including proposed modifications to development standards. The
applicant shall request in the application the incentives the
applicant wishes to obtain. The application shall include financial
data showing how the incentives are necessary to make the
affordable units feasible. Applications shall be reviewed and
processed according to the provisions of Chapter 17.58, Precise
Development Plans.
2.Duration of Affordability of Rental Units. All lower income and very
low income housing units shall be kept affordable for a minimum
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period of fifty-five (55) years or a longer period of time if required by
the construction or mortgage financing assistance program,
mortgage insurance program, or rental subsidy program, consistent
with state law.
3. Definition of Affordability. Those units targeted for lower income
households shall be affordable at a rent that does not exceed thirty
(30) percent of sixty (60) percent of the area median income. Units
targeted for very low income households shall be affordable at a rent
that does not exceed thirty (30) percent of fifty (50) percent of area
median income. Units targeted for moderate income households
shall be affordable at a rent that does not exceed thirty-five (35)
percent of one hundred ten (110) percent of area median income.
Median income levels shall be the income limits for Los Angeles
County households as provided for in subsection (A)(3) of this section,
Median Income Levels.
4. Affordable Housing Agreement Required. An affordable housing
agreement is required for all projects with affordable housing units,
including those granted a density bonus pursuant to this section. All
affordable housing projects shall be subject to the approval of an
affordable housing agreement conforming to the provisions of Title 7,
Division 1, Chapter 4, Article 2.5 of the Government Code, which shall
be recorded as a covenant on the title to the parcel or parcels on
which the affordable housing units will be constructed. The terms of
the agreement shall be reviewed and revised as appropriate by the
director and city attorney. This agreement shall include, but is not
limited to, the following:
a. Number of Units. The total number of units approved for the
projects, including the number of affordable housing units.
b. Target Units. The location, unit sizes (in square feet) and
number of bedrooms of the affordable housing units.
c. Target Group. A description of the household income groups
to be accommodated by the project and a calculation of
the affordable rent or sales price, or a commitment to
provide a senior citizen housing development.
d. Certification Procedures. The party responsible for certifying
rents or sales prices of inclusionary units, and the process that
will be used to certify renters or purchasers of such units.
e. Schedule. A schedule for the completion and occupancy of
the affordable housing units.
f. Remedies for Breach. A description of the remedies for
breach of the agreement by either party.
g. Required Term of Affordability. For moderate income, lower
income and very low income units, duration of affordability
of the housing units, pursuant to Government Code Section
65915 Provisions should also cover resale control and deed
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restrictions on targeted housing units that are binding on
property upon sale or transfer.
h. Expiration of Agreement. Provisions covering the expiration of
the agreement, including notice prior to conversion to
market rate units and right of first refusal option for the City
and/or the distribution of accrued equity for for-sale units.
i. Other Provisions. Other provisions to ensure implementation
and compliance with this chapter.
j. Condominium and Planned Unit Developments. In the case
of condominium and planned unit developments, the
affordable housing agreement shall provide for the following
conditions governing the initial sale and initial resale and use
of affordable housing units:
1. Target units shall, upon initial sale, be sold to eligible very
low, lower, or moderate income households at an
affordable sales price and housing cost, or to qualified
residents as defined by this chapter.
2. Target units shall be initially owner-occupied by eligible
very low, lower, or moderate income households.
3. Upon resale, the seller of a target unit shall retain the
value of any improvements, the down payment, and
the seller’s proportionate share of appreciation. The City
shall recapture its proportionate share of appreciation,
which shall be used to promote home ownership
opportunities as provided for in Health and Safety Code
Section 33334.2. The City’s proportionate share shall be
equal to the percentage by which the initial sale price
to the targeted household was less than the fair market
value of the dwelling unit at the time of initial sale.
k. Rental Housing Developments. In the case of rental housing
developments, the affordable housing agreement shall
provide for the following conditions governing the use of
target units during the use restriction period:
1. The rules and procedures for qualifying tenants,
establishing affordable rent rates, filling vacancies, and
maintaining target units for qualified tenants.
2. Provisions requiring owners to verify tenant incomes and
maintain books and records to demonstrate
compliance with this chapter.
3. Provisions requiring owners to submit an annual report to
the City, which includes the name, address, and income
of each person occupying target units, and which
identifies the bedroom size and monthly rent or cost of
each target unit.
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5. Notice of Conversions. Notice of conversions of affordable units to
market-rate units shall be provided pursuant to the following
requirements:
a. General. At least a one (1) year notice shall be required prior
to the conversion of any rental units for affordable
households to market-rate.
b. Required Notice. Notice shall be given to the following:
1. The City;
2. The State Housing and Community Development
Department (HCD);
3. The Los Angeles County Housing Authority;
4. The residents of the affordable housing units proposed to
be converted; and
5. Any other person deemed appropriate by the City.
6. Conversion of Affordable Rental Units. If an owner of a housing
development issues a notice-of-intent to convert affordable housing
rental units to market-rate housing, the City shall consider taking one
(1) or more of the following actions:
a. Meet with the owner to determine the owner’s financial
objectives;
b. Determine whether financial assistance to the current owner
will maintain the affordability of the rental housing
development or whether acquisition by another owner
dedicated to maintaining the affordability of the
development would be feasible; and
c. If necessary to maintain the affordability of the housing unit
or facilitate sale of the rental development, consider the use
of redevelopment housing set-aside funds or assistance in
accessing state or federal funding.
1.
SECTION 32. Section 17.42.120 (Housing accessibility – Reasonable
accommodation for disability.) of Chapter 17.42 (General Provisions, Conditions
and Exceptional Uses) of Title 17 (Zoning) of the Hermosa Beach Municipal Code
shall be replaced as follows:
17.42.120 Housing accessibility – Reasonable accommodation for disability
A. Purpose and Applicability.
1. This section provides a procedure to request reasonable
accommodation for persons with disabilities seeking equal access to
housing under the Fair Housing Laws in the application of zoning
laws, building codes, and other land use regulations, policies and
procedures. Fair Housing Laws means "Fair Housing Amendments Act of
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1988" (42 U.S.C. Section 3601, et seq.), including reasonable
accommodation required by 42 U.S.C. Section 3604(f)(3)(B), and the
"California Fair Employment and Housing Act" (California Government
Code Section 12900, et seq.), including reasonable accommodation
required specifically by California Government Code
Sections 12927(c)(1) and 12955(l), as any of these statutory provisions
now exist or may be amended from time to time.
2. A request for reasonable accommodation may be made by any person
with a disability, his/her representative, or any business
or property owner when the application of a zoning law, building code
provision or other land use regulation, policy or practice acts as a barrier
to fair housing opportunities. A person with a disability is a person who
has a physical or mental impairment that limits or substantially limits one
or more major life activities, anyone who is regarded as having such
impairment or anyone who has a record of such impairment, as those
terms are defined in the Fair Housing Laws.
3. A request for reasonable accommodation may include a modification
or exception to the rules, standards and practices for the siting,
development and use of housing or housing related facilities that would
eliminate regulatory barriers and provide a person with a disability equal
opportunity to housing of their choice. Requests for reasonable
accommodation shall be made in the manner prescribed by this
section.
4. It is the intent of this section that, notwithstanding time limits provided to
perform specific functions, application review, decision making and
appeals proceed expeditiously, especially where the request is time
sensitive, and so as to reduce impediments to equal access to housing.
B. Application Submittal.
1. Any person with a disability may request a reasonable accommodation
on a form supplied by the community development department
including the following information, accompanied by a fee established
by resolution of the city council:
a. The applicant’s or representative’s name, mailing address and
daytime phone number;
b. The address of the property for which the request is being made;
c. The specific code section, regulation, procedure or policy of the City
from which relief is sought;
d. A site plan or illustrative drawing showing the proposed
accommodation;
e. An explanation of why the specified code section, regulation,
procedure or policy is preventing, or will prevent, the applicant’s use
and enjoyment of the subject property;
f. The basis for the claim that the Fair Housing Laws apply to the
individual(s) and evidence satisfactory to the City supporting the
claim, which may include a letter from a medical doctor or other
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licensed health care professional, a disabled license, or any other
appropriate evidence;
g. A detailed explanation of why the accommodation is reasonable
and necessary to afford the applicant an equal opportunity to use
and enjoy a dwelling in the City;
h. Verification by the applicant that the property is the primary
residence of the person(s) for whom reasonable accommodation is
requested; and
i. Any other information required to make the findings required by
subsection (D) of this section consistent with the Fair Housing Laws.
2. A request for reasonable accommodation may be filed at any time that
the accommodation may be necessary to ensure equal access to
housing.
3. A reasonable accommodation does not affect or negate an
individual’s obligations to comply with other applicable regulations not
at issue in the requested accommodation.
4. If an individual needs assistance in making the request for reasonable
accommodation, the City shall provide assistance to ensure that
the process is accessible.
5. Should the request for reasonable accommodation be made
concurrently with a discretionary permit, then the fee for a reasonable
accommodation application may be waived provided that the
prescribed fee shall be paid for all other discretionary permits.
C. Reviewing Authority.
1. Applications for reasonable accommodation shall be reviewed by the
Community Development Director or designee.
D. Findings. The reviewing authority shall approve the request for a reasonable
accommodation if, based upon all of the evidence presented, the
following findings can be made:
1. The housing, which is the subject of the request for reasonable
accommodation, will be occupied by an individual with disabilities
protected under Fair Housing Laws;
2. The requested accommodation is reasonable and necessary to make
housing available to an individual with disabilities protected under the
Fair Housing Laws;
3. The requested accommodation will not impose an undue financial or
administrative burden on the City, as defined in the Fair Housing Laws
and interpretive case law; and
4. The requested accommodation will not require a fundamental
alteration in the nature of the City’s zoning or building laws, policies
and/or procedures, as defined in the Fair Housing Laws and interpretive
case law. The City may consider, but is not limited to, the following
factors in determining whether the requested accommodation would
require a fundamental alteration in the nature of the City’s zoning or
building program:
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a. Whether the requested accommodation would introduce uses not
otherwise permitted in the neighborhood; and
b. Whether granting the requested accommodation would
substantially undermine any express purpose of either the City’s
general plan or an applicable specific plan.
E. Decision.
1. The review authority shall consider an application, and issue a written
determination within forty (40) calendar days of the date of receipt
of a completed application.
2. If necessary to reach a determination on any request for reasonable
accommodation, the review authority may request further
information from the applicant consistent with this section, specifying
in detail what information is required. In the event a request for further
information is made, the applicable time period to issue a written
determination shall be stayed until the applicant reasonably
responds to the request.
3. The review authority’s written decision shall set forth the findings, any
conditions of approval, notice of the right to appeal, and the right to
request reasonable accommodation on the appeals process, if
necessary. The decision shall be mailed to the applicant.
4. The reasonable accommodation shall be subject to any reasonable
conditions imposed on the approval that are consistent with the
purposes of this section.
5. In making the approval findings in subsection (D) of this section, the
review authority may approve alternative reasonable
accommodations that provide an equivalent level of benefit to the
applicant.
6. The written decision of the reviewing authority shall be final unless
appealed in the manner set forth below.
7. While a request for reasonable accommodation is pending, all laws
and regulations otherwise applicable to the property that is the
subject of the request shall remain in full force and effect.
8. Where the improvements or modifications approved through a
reasonable accommodation would generally require a variance, a
variance shall not be required.
F. Appeals.
1. The decision on a reasonable accommodation may be appealed to
the city council within ten (10) calendar days of the issuance of a
written decision.
2. The appeal shall be made in writing including a statement of the
grounds for appeal, and accompanied by a fee established by
resolution of the city council.
3. The city council shall hear the matter and render a determination as
soon as reasonably practicable, but in no event later than sixty (60)
calendar days after an appeal has been filed. All determinations
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shall address and be based upon the same findings required to be
made in the original determination from which the appeal is taken.
4. The City shall provide notice of an appeal hearing to the applicant.
The council shall announce its findings within forty (40) calendar days
of the hearing, unless good cause is found for an extension, and the
decision shall be mailed to the applicant. The council’s action shall
be final.
5. If an individual needs assistance in filing an appeal on an adverse
decision, the City shall provide assistance to ensure that the appeals
process is accessible.
G. Waiver of Time Periods. Notwithstanding any provisions in this section
regarding the occurrence of any action within a specified period of time,
the applicant may request additional time beyond that provided for in this
section or may request a continuance regarding any decision or
consideration by the City of a pending appeal. Extensions of time sought
by applicants shall not be considered delay on the part of the City, shall
not constitute failure by the City to provide for prompt decisions on
applications and shall not be a violation of any required time period set
forth in this section.
H. Notice to the Public of Availability of Accommodation Process. The City
shall prominently display in the public areas of the community
development department at City Hall a notice advising those with
disabilities or their representatives that they may request a reasonable
accommodation in accordance with the procedures established in this
section. City employees shall direct individuals to the display whenever they
are requested to do so or reasonably believe that individuals with disabilities
or their representatives may be entitled to a reasonable accommodation.
I. Expiration, Time Extension, Violation, Discontinuance, and Revocation.
1. Any reasonable accommodation approved in accordance with the
terms of this section shall expire within twenty-four (24) months from
the effective date of approval or at an alternative time specified as
a condition of approval unless:
a. A building permit has been issued and construction has
commenced;
b. A certificate of occupancy has been issued;
c. The use is established; or
d. A time extension has been granted.
2. The community development director may approve a time extension
for a reasonable accommodation for good cause for a period or
periods not to exceed three (3) years. An application for a time
extension shall be made in writing to the community development
department no less than thirty (30) days or more than ninety (90) days
prior to the expiration date.
3. Notice of the director’s decision on a time extension shall be
provided as specified in subsection (E)(3) of this section.
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4. Any reasonable accommodation approved in accordance with the
terms of this code may be revoked if any of the conditions or terms
of such reasonable accommodation are violated, or if any law or
ordinance is violated in connection therewith.
5. An accommodation is granted to an individual and shall not run with
the land unless the director finds that the modification is physically
integrated on the property and cannot feasibly be removed or
altered. Any change in use or circumstances that negates the basis
for the granting of the approval may render the reasonable
accommodation null and void and/or revocable by the City, and
thereafter the reasonable accommodation may be required to be
removed or substantially conformed to the code if reasonably
feasible.
J. Amendments. A request for changes in conditions of approval of a
reasonable accommodation, or a change to plans that would affect a
condition of approval shall be treated as a new application and shall be
processed in accordance with the requirements of this section. The
community development director may waive the requirement for a new
application and approve the changes if the changes are minor, do not
involve substantial alterations or addition to the plan or the conditions of
approval, and are consistent with the intent of the original approval.
SECTION 33. Section 17.42.170 (Lot consolidation incentives for affordable
multifamily development) of Chapter 17.42 (General Provisions, Conditions and
Exceptional Uses) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is
hereby deleted:
A. Multifamily residential developments proposed on lots zoned R-3 or
allowing an equivalent or higher density meeting the minimum
requirements for a density bonus pursuant to Section 17.42.100 shall be
granted an additional density bonus as an incentive to acquire and
combine two (2) or more parcels into a single building site according to
the following formula:
Combined Parcel Size Base Density Increase
Less than 0.50 acre No increase
0.50 Acre to 0.99 Acre 5% Increase
1.00 Acre or More 10% Increase
This lot consolidation bonus incentive shall be calculated prior to determining any
density bonus pursuant to Section 17.42.100. Such projects shall be restricted in
compliance with Section 17.42.100(E).
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B. Multifamily residential developments with less than five (5) units or a senior
citizen housing development of less than thirty-five (35) units on lots zoned
R-3 or allowing an equivalent or higher density that otherwise meet the
minimum requirements for a density bonus pursuant to Section 17.42.100
shall be granted reduced parking and lot development standards in
Section 17.42.100(D)(3) as an incentive to acquire and combine two (2) or
more parcels into a single building site. Such projects shall be restricted in
compliance with Section 17.42.100(E).
C. Applications for lot consolidations pursuant to this section processed
concurrently with other land use entitlements shall be granted expedited
processing of planning and building entitlements and no additional fee
shall be charged for such expedited processing. (Ord. 13-1341 §10, 2013)
SECTION 34. Chapter 17.42.210 (Emergency shelters) is hereby added to Title
17 (Zoning) of the Hermosa Beach Municipal Code to read as follows:
This section sets forth requirements for the establishment and operation of
emergency shelter facilities.
A. Permit and Operational Requirements. The approval and operation of an
emergency shelter shall be subject to the following requirements:
1. Administrative Permit Required. Emergency shelters may be
established and operated in the R-3, C-3, SPA-7 and SPA-8 zoning
districts subject to the granting of an administrative permit in
compliance with Chapter 17.55.
2. Management and Operations Plan. An application for an
administrative permit to establish and operate an emergency shelter
shall be accompanied by a management plan, which shall establish
hours of operation, staffing levels and training procedures, maximum
length of stay, size and location of exterior and interior onsite waiting
and intake areas, admittance and discharge procedures, provisions
for on-site or off-site supportive services, on-site and off-site security
procedures, and protocols for communications with local law
enforcement agencies and surrounding property owners.
B. Development Standards. Emergency shelters shall conform to the following
standards.
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1. The maximum number of beds shall be ten (10). An additional four (4)
beds may be provided for children under the age of eighteen (18)
with a parent or guardian within designated family units.
2. A minimum separation of three hundred (300) feet, measured from
the property line, shall be maintained between all emergency
shelters.
3. Separate private shower and toilet facilities shall be provided for
men, women and families.
4. Alcohol and narcotics use and consumption are prohibited both
within the facility and on the property. No amplified music or sound
is allowed. No animals are permitted (except guide dogs for the
disabled or ordered by a doctor for medical reasons).
5. Bicycle racks or bicycle lockers for three (3) bicycles shall be
provided onsite near the facility.
6. Stays at the facility shall be on a first-come first-served basis. Clients
may be admitted to the facility only between 6:00 p.m. and 8:00 a.m.
The facility may remain open twenty-four (24) hours a day only if
providing onsite accessory services. Clients have no guaranteed bed
for the next night. The maximum length of stay at the facility shall not
exceed one hundred eighty (180) days in a three hundred sixty-five
(365) day period.
7. The facility may provide the following services in an area separate
from sleeping areas, such as counseling services, laundry facilities to
serve the clients at the shelter, client storage area such as for the
storage of bicycles or personal items, or similar services geared to
homeless clients. All such areas and facilities shall be located within
a building, with the exception of bicycle parking.
8. A waiting area shall be provided which contains a minimum of ten
(10) square feet per bed provided at the facility. The waiting area
shall be in a location not adjacent to the public right of way, shall be
visually separated from public view by a minimum six (6) -foot tall
screening of mature landscaping or by a minimum six (6) foot tall
decorative masonry wall, and shall provide consideration of shade
and protection from the elements.
9. Security and Safety. A staff member shall be on-premises at all times
the facility is open to clients. Security and safety shall be addressed
for both on and off-site needs, including provisions to address the
separation of male/female sleeping areas as well as any family areas
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within the facility. At a minimum, the plan shall contain provisions
addressing security and safety.
10. Loitering Control. Measures regarding off-site controls to minimize the
congregation of clients in the vicinity of the facility during hours that
clients are not allowed on-site.
11. Management for Outdoor Areas. A system for daily admittance and
discharge procedures, including monitoring for waiting areas, shall
be developed to minimize disruption to nearby land uses.
12. Staff Training. A staff training program shall be maintained that
provide adequate knowledge and skills necessary to assist clients in
obtaining permanent shelter and income.
13. Communications. A communication and outreach plan shall be
developed to maintain good communication and response to
operational issues which may arise from the neighborhood, City staff,
or the general public.
14. Client Eligibility. A screening program to determine client eligibility is
required. The facility shall be required to utilize the Los
Angeles County region’s current Homeless Management Information
System.
15. Counseling Services. Provision of or links to counseling services are
encouraged. Identify and describe the counseling programs to be
provided as well as procedures that will be used to refer clients to
outside assistance agencies. An annual report to the City on this
activity is required.
16. Facility rules shall be conspicuously displayed in English and Spanish.
17. Litter Control. Litter and trash removal attributable to facility
operations and its clients shall be provided. Graffiti shall be removed
within twenty-four (24) hours.
SECTION 35. Chapter 17.42.220 (Supportive Housing) is hereby added to Title
17 (Zoning) of the Hermosa Beach Municipal Code to read as follows:
A. Supportive and Transitional Housing. Pursuant to California Government
Code Section 65583(c)(3), transitional and supportive housing constitute a
residential use and are subject only to those restrictions that apply to other
residential uses of the same type in the same zoning district.
B. Up to 50 Units Permitted By Right. Pursuant to California Government Code
Section 65651, supportive housing development with up to 50 supportive
housing units shall be permitted by right in all zones where multi-family and
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mixed-use residential development are permitted provided the
development satisfies all of the following requirements:
1. All supportive housing units within the development are subject to a
recorded affordability restriction for 55 years.
2. One hundred percent of the units, excluding managers' units, within
the development are dedicated to lower income households and
are receiving public funding to ensure affordability of the housing to
lower income Californians. For purposes of this paragraph, “lower
income households” has the same meaning as defined in Section
50079.5 of the Health and Safety Code.
3. At least 25 percent of the units in the development or 12 units,
whichever is greater, are restricted to residents in supportive housing
who meet criteria of the target population. If the development
consists of fewer than 12 units, then 100 percent of the units,
excluding managers' units, in the development shall be restricted to
residents in supportive housing.
4. The developer shall provide the information required by California
Government Code Section 65652 to the Planning Division.
5. Nonresidential floor area shall be used for onsite supportive services
in the following amounts:
a. For a development with 20 or fewer total units, at least 90
square feet shall be provided for onsite supportive services.
6. For a development with more than 20 units, at least 3 percent of the
total nonresidential floor area shall be provided for onsite supportive
services that are limited to tenant use, including, but not limited to,
community rooms, case management offices, computer rooms, and
community kitchens.
7. The developer replaces any dwelling units on the site of the
supportive housing development in the manner provided in
paragraph (3) of subdivision (c) of Section 65915.
8. Units within the development, excluding managers' units, include at
least one bathroom and a kitchen or other cooking facilities,
including, at minimum, a stovetop, a sink, and a refrigerator.
9. Notwithstanding any other provision of this Section to the contrary,
the local government shall, at the request of the project owner,
reduce the number of residents required to live in supportive housing
if the project-based rental assistance or operating subsidy for a
supportive housing project is terminated through no fault of the
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project owner, but only if all of the following conditions have been
met:
a. The owner demonstrates that it has made good faith efforts
to find other sources of financial support.
b. Any change in the number of supportive service units is
restricted to the minimum necessary to maintain project's
financial feasibility.
c. Any change to the occupancy of the supportive housing
units is made in a manner that minimizes tenant disruption
and only upon the vacancy of any supportive housing units.
10. Over 50 units, a conditional use permit is required.
SECTION 36. Chapter 17.42.230 (Residential Care Facilities - Large) is hereby
added to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as
follows:
A. Permit and Operational Requirements. The approval and operation of an
emergency shelter shall be subject to the following requirements:
1. Administrative Permit Required. Emergency shelters may be established
and operated in the C-3, SPA-7 and SPA-8 zoning districts subject to the
granting of an administrative permit in compliance with Chapter 17.55.
2. Management and Operations Plan. An application for an administrative
permit to establish and operate an emergency shelter shall be
accompanied by a management plan, which shall establish hours of
operation, staffing levels and training procedures, maximum length of
stay, size and location of exterior and interior onsite waiting and intake
areas, admittance and discharge procedures, provisions for on-site or
off-site supportive services, on-site and off-site security procedures, and
protocols for communications with local law enforcement agencies and
surrounding property owners.
B. Requirements for a Large Residential Care Facility. Large residential care
facilities shall conform to the following requirements:
1. A Large Residential Care Facility may only be located within a zone that
permits them.
2. All facilities shall comply with the development standards of the zone
which they are located.
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3. Separation. Minimum distance from any other Residential Facility shall
be 300 feet as specified by State Health and Safety Code Section
1267.9
4. Parking shall be provided in accordance with the applicable
requirements of the primary residential use of the property. Refer to
Section 17.44.020.
5. Restrictions to ensure compliance with City noise regulations
(Municipal Code Chapter 8.24) may be placed on the operation of the
care facility, including but not limited to the time and location of
outdoor activities.
6. Adequate space for loading and unloading persons shall be available
or shall be provided on the site.
7. Management shall ensure that a manager is on duty at all times the
facility is operating.
8. The applicant shall submit a Programming Plan to detail daily
operations.
SECTION 37. Chapter 17.42.240 (Low Barrier Navigation Centers) is hereby
added to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as
follows:
A. The purpose of this chapter is to establish development standards for low-
barrier navigation centers and to ensure this use is constructed and
operated in a manner that is consistent with the requirements and
allowances of state law, specifically Article 12 of Chapter 3 of Division 1 of
Planning and Zoning Law commencing with California Government Code
Section 65660.
B. The provisions of this chapter shall apply to all low-barrier navigation center
projects.
C. An Administrative Permit in accordance with Chapter 17.55 is required prior
to establishment of any low-barrier navigation center project meeting
either of the following criteria. The permit shall be a ministerial action
without discretionary review or a hearing. The City shall notify a developer
whether the developer’s application is complete within 30 days, pursuant
to California Government Code Section 65943. Action shall be taken within
60 days of a complete application being filed.
D. A low-barrier navigation center development is a use by-right in areas
zoned for mixed-use and nonresidential zones permitting multifamily uses, if
it meets the following requirements:
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1.Connected Services. It offers services to connect people to permanent
housing through a services plan that identifies services staffing.
2.Coordinated Entry System. It is linked to a coordinated entry system, so
that staff in the interim facility or staff who co-locate in the facility may
conduct assessments and provide services to connect people to
permanent housing. “Coordinated entry system” means a centralized or
coordinated assessment system developed pursuant to Section
576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code
of Federal Regulations, as those sections read on January 1, 2020, and
any related requirements, designed to coordinate program participant
intake, assessment, and referrals.
3.Code Compliant. It complies with Chapter 6.5 (commencing with
Section 8255) of Division 8 of the Welfare and Institutions Code.
4.Homeless Management Information System. It has a system for entering
information regarding client stays, client demographics, client income,
and exit destination through the local Homeless Management
Information System, as defined by Section 578.3 of Title 24 of the Code
of Federal Regulations.
SECTION 38. Chapter 17.42.250 (Work/live developments.) is hereby added to
Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as follows:
A.Purpose. This purpose of this section is to allow and establish requirements
for work/live developments. Units within work/live developments are
intended to allow for a non-residential primary use, with an accessory
residential use, which together foster creative and innovative industrial
uses.
B.Applicability. Work/live units are allowed in the M-1 zoning district.
C.General Provisions.
1.Work/live units must be located in a development, building, or
structure approved and permitted for such use. This section is not
intended to allow conversion of non-residential spaces in a fully non-
residential building into full or partial residential spaces.
2.The non-residential component of work/live units must comply with
the uses set forth in Section 17.28.020 (Permitted uses).
3.The non-residential and the residential units must be occupied by the
same tenant.
4.Residential areas are permitted above or behind the non-residential
component, provided that there is internal access between the
residential and non-residential unit.
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5. The non-residential component shall be operated indoors and shall
not be conducted in any required yard or parking area.
6. Signage intended to promote on-site non-residential uses shall
comply with Section 17.50.150.
7. The external access for the non-residential component shall be
oriented to the street and should have at least one external
entrance/exit separate from the residential space. The entrance to
the non-residential component shall be located on the ground level.
8. The work/live unit shall be required to provide parking in accordance
with Chapter 17.44 (Off-Street Parking).
9. The non-residential use shall not generate external noise, odor, glare,
vibration or electrical interference detectable to the normal sensory
perception by adjacent neighbors.
10. No explosive, toxic, combustible or flammable materials in excess of
what would be allowed incidental to normal residential use shall be
stored or used on the premises.
D. Short term rentals prohibited. It shall be unlawful for any person to offer or
make available for rent or to rent (by way of a rental agreement, lease,
license or any other means, whether oral or written) for compensation or
consideration a residential dwelling, a dwelling unit or a room in a dwelling
for less than thirty (30) consecutive days. It shall be unlawful for any person
to occupy a residential dwelling, a dwelling unit or a room in a dwelling for
less than thirty (30) consecutive days pursuant to a rental agreement, lease,
license or any other means, whether oral or written, for compensation or
consideration.
SECTION 39. Chapter 17.42.260 (Building Design Guidelines.) is hereby added
to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as follows:
A. Articulation. No façade facing a public right-of-way shall run in a continuous
plane of more than 10 feet without incorporating one or more of the following:
1. A vertical wall shift at least two feet in depth.
2. A change in material. The material change shall be a minimum of three
feet wide and a minimum of one story.
3. A window or building entrance.
4. A projection such as a stoop, bay, or overhang.
5. Alternative designs to accommodate a complete architectural style
may be approved through the Modification process provided
adequate design features have been incorporated to create visual
variety and avoid a bulky or monolithic appearance.
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SECTION 40. Section 17.44.020 (Off-street parking – Residential uses.) of
Chapter 17.44 (Off-Street Parking) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code shall be replaced as follows:
The aggregate amount of off-street automobile parking spaces provided in
connection with each of the following uses shall be not less than the following:
Residential Housing Type Parking Requirement
A. One (1) family dwelling; Two (2) off-street parking spaces
plus one (1) guest space.
B. Duplex or two (2) family dwelling;
Exception: Density Bonus Projects
Two (2) off-street parking spaces for
each unit plus one (1) guest space.
One (1) additional space of on-site
guest parking shall be provided for
each on-street space lost because
of new curb cuts and/or driveways.
C. Multiple dwellings (three (3) or
more units); Exception: Density
Bonus Projects
Spaces per each dwelling unit:
Zero to one bedroom: 1.5 spaces
Two bedrooms: 2 spaces
Three+ bedrooms: 2.5 space; plus
one (1) guest space for each two
(2) dwelling units; plus
one (1) additional space for each
on-street space lost because of new
curb cuts and/or driveways.
D. Supportive or transitional housing Parking requirement for residential
use. Exception: no parking required
if within ½ mile of public transit stop.
E. Junior accessory dwelling unit and
accessory dwelling unit
Refer to Section 17.21.050(F).
F. Density bonus projects; Projects
with over 20% affordable units;
Senior housing
(Maximum Requirement per unit)
(1) Zero to one bedroom: one (1)
parking space.
(2) Two to three bedrooms: one and
a half (1.5) parking spaces.
(3) Four and more bedrooms: two
and one-half (2.5) parking spaces.
G. Residential Care Facilities – Small. Same as the Residential Housing
Type
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H. Residential Care Facilities – Large;
Assisted Living Facility
1 for every 3 beds
I. Emergency Shelters; Low Barrier
Navigation Centers
One (1) space for each staff
member or employee on duty.
SECTION 41. Section 17.44.030 (Off-street parking – Commercial and business
uses.) of Chapter 17.44 (Off-Street Parking) of Title 17 (Zoning) of the Hermosa
Beach Municipal Code shall be replaced as follows:
Required Number of Spaces by Use. The aggregate amount of off-street
automobile parking spaces provided for various uses shall not be less than the
following, unless a parking plan approved by the planning commission pursuant
to 17.44.210 allows for a reduction in the number of spaces required.
A.Assembly halls: one (1) space for each five (5) seats, permanent or removable,
or one (1) space for each fifty (50) square feet of gross floor area in the
assembly hall, whichever is greater.
B.Automobile or boat sales: one (1) space for each one thousand (1,000) square
feet of site area.
C.Bowling alleys: five (5) spaces for each lane plus one (1) space for each three
hundred (300) square feet of gross floor area except bowling alley lanes and
approach areas.
D.Clubs, fraternity and sorority houses, rooming and boarding houses and similar
uses having sleeping and guest rooms: two (2) covered spaces for each three
(3) guest rooms; in dormitories each fifty (50) square feet shall be considered
a guest room; two (2) spaces shall be required for each guest room with
kitchen facilities.
E.Commercial Uses.
1.Bars and cocktail lounges: one (1) space for each eighty (80) square
feet of gross floor area.
2.Beauty colleges: one (1) space for each one hundred (100) square feet
of gross floor area.
3.Business schools and trade schools: one (1) space for each one hundred
(100) square feet of gross floor area.
4.Furniture and hardware stores: one (1) space for each two hundred fifty
(250) square feet of gross floor area.
5.Offices, general: one (1) space for each two hundred fifty (250) square
feet of gross floor area.
6.Offices, Governmental and Public Utilities. Government offices that
generate high levels of contact with the public, or have high numbers
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of employees, including but not limited to employment offices, public
social services offices, Department of Motor Vehicle offices: one (1)
space per seventy-five (75) square feet of gross floor area for the first
twenty-thousand (20,000) square feet of the building(s), plus one (1)
space per two hundred fifty (250) square feet of gross floor area for the
remaining floor area.
7. Offices, medical: five (5) spaces for each one thousand (1,000) square
feet of gross floor area.
8. Restaurants: one (1) space for each one hundred (100) square feet of
gross floor area plus one (1) per 200 square feet of on-site outdoor
seating area in excess of 400 square feet.
9. Retail, general retail commercial uses: one (1) space for each two
hundred fifty (250) square feet of gross floor area.
10. Gymnasiums/health and fitness centers, as follows:
a. Less than or equal to three thousand (3,000) square feet and with
less than or equal to twenty (20) students at one time if classes are
offered: one (1) space per two hundred fifty (250) square feet of
gross floor area.
b. Greater than three thousand (3,000) square feet but not more
than six thousand (6,000) square feet, or with more than forty (40)
students at one time if classes are offered: one (1) space per two
hundred (200) square feet of gross floor area.
c. Greater than six thousand (6,000) square feet, or with more than
forty (40) students at one time if classes are offered: one (1) space
per one hundred (100) square feet of gross floor area.
F. Hospitals: two (2) spaces for each patient bed.
G. Hospitals (mental), convalescent homes, guest homes, rest homes, sanitariums,
assisted living facilities, and similar institutions: one (1) space for each three (3)
beds.
H. Hotels: one (1) space for each unit for the first fifty (50) units; one (1) space per
one (1) and one-half (1/2) units after fifty (50); and one (1) space per two (2)
units after one hundred (100) units. Hotels with facilities including restaurants,
banquet rooms, conference rooms, commercial retail uses and similar
activities shall provide parking for the various uses as computed separately in
accordance with the provisions of this chapter.
I. Industrial Uses. The parking requirements of this subsection apply only to
industrial uses; parking for commercial and other permitted uses in industrial
zones shall provide the number of spaces as otherwise specified by this
chapter.
1. Industrial uses of all types, except, public utility facilities and warehouses:
one (1) space for each vehicle used in conjunction with the use; plus
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one (1) space for each three hundred (300) square feet of gross floor
area.
2. Warehouses, buildings or portions of buildings used exclusively for
warehouse purposes: one (1) space for each one thousand (1,000)
square feet for the first twenty thousand (20,000) square feet; plus, one
(1) space for each two thousand (2,000) square feet for the second
twenty thousand (20,000) square feet; plus one (1) space for each four
thousand (4,000) square feet in excess of forty thousand (40,000) square
feet; plus one (1) space for each vehicle operated from the property.
Prior to approval of a warehouse use by the , a covenant shall be
recorded, guaranteeing the warehouse area, facility or building will not
be converted, remodeled or changed to a nonwarehouse use unless
the number of spaces otherwise required by this chapter are secured
and provided prior to such change or unless approved by planning
commission in accordance with this chapter.
J. Mobilehomes or trailer parks: two (2) spaces for each dwelling unit with at least
one (1) space adjacent to the trailer site.
K. Mortuaries or undertaking establishments: one (1) space for each seventy-five
(75) square feet of building area for the chapel or public assembly area.
L. Motels: one (1) space for each unit, plus two (2) for the manager’s unit.
M. Recreation or amusement establishments: one (1) space for each seventy-five
(75) square feet of gross floor area.
N. Service stations: one (1) space for each one thousand (1,000) square feet of
site area.
O. Snack Bar/Snack Shop. The parking requirements for a snack bar and/or snack
shop shall be the same as that for a restaurant.
P. Short-term vacation rentals in commercial zones: one (1) space per bedroom,
in no case less than one (1) space per unit and a maximum of two (2) spaces
per unit being required.
Q. Residential Uses – refer to 17.44.020
1. Supportive and Transitional Housing
2. Residential Care Facilities
3. Residential Care Facilities
4. Low Barrier Navigation Center
5. Emergency Shelters
SECTION 42. Chapter 17.55 (Administrative Permits) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code shall be replaced as follows:
17.55.010 Authority to grant.
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The community development department may grant administrative permits for
all such uses and matters required by this title to be reviewed and allowed only
upon the granting of an administrative permit.
17.55.020 Purpose.
The purpose of an administrative permit is to ensure that a proposed use or matter
for which an administrative permit is required complies with the standards,
limitations and other regulations applicable to the subject use or matter.
17.55.030 Application filing.
Prior to the establishment of any use or grant of any or entitlement for which an
administrative permit administered by this section is required by this title or Code,
an application for an administrative permit, signed by a property owner, lessee or
business owner shall be filed with the community development department upon
a form furnished by the department. The application shall include a site plan,
drawings and information in sufficient detail to demonstrate compliance with the
regulations applicable to the subject use or matter, accompanied by a fee set
by resolution of the city council.
17.55.030 Required Findings.
The review authority must make all of the following findings to approve or
conditionally approve an Administrative Permit application. The inability to make
one or more of the findings is grounds for denial of an application.
A.The proposed use is allowed within the applicable zone with Administrative
Permit approval, and complies with all other applicable provisions of this
Zoning Ordinance and the Municipal Code;
B.The proposed use is consistent with the General Plan and any applicable
specific plan;
C.The site is physically adequate for the type, density, and intensity (e.g.,
number of employees and customers) of use being proposed, including
provision of services (e.g., sanitation and water), public access, and the
absence of physical constraints;
D.The design, location, size, and operating characteristics of the proposed
use are compatible with the existing and future land uses on site and in the
vicinity of the subject property; and
E.The establishment, maintenance, or operation of the proposed use at the
location proposed will not endanger, jeopardize, or otherwise constitute a
menace to the public convenience, health, interest, safety, or the general
welfare of persons residing or working in the vicinity of the proposed use.
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17.55.040 Report of decision.
Except as set forth below, the community development director shall issue the
administrative permit no more than thirty (30) days following the filing of a
complete application therefor. Approval will be based upon determining the
request complies with the standards, limitations and other regulations in the
governing section, which may include the imposition of conditions and limitations
to ensure the permit is consistent with said requirements intended to protect the
public health, safety and welfare; otherwise, the director shall deny the
application and provide the applicant a written statement of the reasons the
permit cannot be issued. The applicant shall be advised in writing of the right to
appeal the director’s decision pursuant to Section 17.55.050.
Notwithstanding above, permits for accessory dwelling units and/or junior
accessory dwelling units shall be decided within one hundred twenty (120) days
of receipt of a complete application and subject to the provisions outlined
in Chapter 17.21.
17.55.050 Effective date–Appeals.
A. Notwithstanding 17.55.050(C), decisions of the community development
director may be appealed to the planning commission by filing an appeal
within fifteen (15) days of the director’s decision; provided, that upon
affixing the signature of the applicant to an issued permit, the permit shall
become effective and the right to appeal shall be waived. Appeals shall
be filed in writing with the community development department
accompanied by a fee set by resolution of the city council. Notice of
hearing shall be given to the applicant at least ten (10) days prior to the
hearing, unless the applicant agrees to waive the requirement so that the
matter may be heard at an earlier time. The commission’s review shall be
limited to a determination of whether the application complies with the
requirements of the applicable governing section(s). The filing of an appeal
within such time shall stay the effective date of the decision until the
commission has acted on the appeal. The commission’s decision shall be
final and conclusive, unless the governing section specifically provides for
a direct or subsequent appeal to the city council.
B. Appeals to the city council shall be filed with the city clerk accompanied
by a fee set by resolution of the city council. The filing of an appeal within
ten (10) days shall stay the effective date of the decision until the council
has acted on the appeal as hereinafter set forth in this title. Upon receipt of
a written appeal, the planning commission shall transmit to the council the
planning commission’s complete record of the case. Notice of hearing shall
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be given to the applicant at least ten (10) days prior to the hearing, unless
the applicant agrees to waive the requirement so that the matter may be
heard at an earlier time. The council shall hear the matter and render a
determination as soon as reasonably practicable, but in no event later than
sixty (60) days after an appeal has been filed unless requested by the
applicant. The council’s review shall be limited to a determination of
whether the application complies with the requirements of the governing
section. The council shall announce its findings within forty (40) calendar
days of the hearing, unless good cause is found for an extension, and the
decision shall be mailed to the applicant. The council’s decision shall be
final and conclusive.
C.Ministerial or non-discretionary Administrative Permits are not eligible for
appeal.
17.55.060 Reapplication upon denial.
After the denial of an administrative permit has become final, no further
application for the same administrative permit shall be filed for the
same property for the ensuing six months, unless the project has been revised so
as to eliminate the decision making body’s previous objections to the project.
Said revision shall require a completely new application process and payment of
fees.
17.55.070 Revocation.
Any administrative permit may be revoked by the director or the decision making
body for any of the following causes:
A.That any term or condition has not been complied with;
B.That the property for which the administrative permit has been granted is
used or maintained in violation of any statute, law, regulation or condition
of approval;
C.That the use for which the administrative permit was granted has not been
exercised for at least twelve (12) consecutive months, or has ceased to
exist, or has been abandoned;
D.The administrative permit has been issued for a short-term vacation rental,
which has received three (3) affirmed violations of the ordinance codified
in this section or any of the City’s quality of life ordinances, such as noise
violations, disturbing the peace, or creating a public nuisance, within a 12-
month period; or,
E.That the use for which the administrative permit was granted has been so
exercised as to be detrimental to the public health or safety or so as to
constitute a nuisance.
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A hearing to show cause why the permit should not be revoked shall be held by
the issuing body prior to the revocation of any administrative permit. Written
notice shall be provided the permit holder at least ten (10) days prior to the
hearing stating the reasons therefor. (Ord. 19-1395 §7, 2019)
17.55.080 Expiration.
An administrative permit shall expire at the conclusion of the permitted use or
activity, not to exceed one year from the effective date if no expiration or term is
stated therein, and the property shall thereafter be used in compliance with the
provisions of this Title and Code.
SECTION 43. Chapter 17.56 (Conditional Use Permits) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code shall be replaced as follows:
17.56.010 Authority to grant.
A.The planning commission may grant conditional use permits for residential
planned developments and commercial planned developments.
B.The planning commission may grant conditional use permits upon
application for all such matters as by this ordinance are required to be
reviewed and allowed only upon the granting of a conditional use permit.
17.56.020 Purpose.
The purpose of a conditional use permit shall be:
A.To assure that the degree of compatibility shall be maintained with respect
to the particular use on the particular site and in consideration of other
existing and potential uses within the general area in which such use is
proposed to be located; and
B.To recognize and compensate for variations and degree of
technological processes and equipment as related to the factors of noise,
smoke, dust, fumes, vibration, odors and hazards.
17.56.030 Applicability
Approval of a Use Permit is required for uses or developments specifically
identified in any section of this Title which requires a Use Permit.
17.56.040 Criteria for review.
In reviewing any conditional use permit for any use, the following criteria for
granting said permit shall be considered:
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A. Distance from existing residential uses;
B. The amount of existing or proposed off-street parking facilities, and its
distance from the proposed use;
C. Location of and distance to churches, schools, hospitals and public
playgrounds;
D. The combination of uses proposed;
E. Precautions taken by the owner or operator of the proposed establishment
to assure the compatibility of the use with surrounding uses;
F. The relationship of the proposed business-generated traffic volume and the
size of streets serving the area;
G. The proposed exterior signs and decor, and the compatibility thereof with
existing establishments in the area;
H. The number of similar establishments or uses within close proximity to the
proposed establishment;
I. Noise, odor, dust and/or vibration that may be generated by the proposed
use;
J. Impact of the proposed use to the City’s infrastructure, and/or services;
K. Will the establishment contribute to a concentration of similar outlets in the
area;
L. Other considerations that, in the judgment of the planning commission, are
necessary to assure compatibility with the surrounding uses, and the as a
whole.
17.56.050 Required findings.
The Planning Commission must make all of the following findings to approve or
conditionally approve a Use Permit application. The inability to make one or more
of the findings is grounds for denial of an application.
A. 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;
B. The proposed use is consistent with the General Plan and any applicable
specific plan;
C. 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;
D. 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
E. The site is physically suitable for the type of the use being proposed,
including access, utilities, and the absence of physical constraints.
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17.56.060 Notice and hearing on application.
Upon the filing of an application for a conditional use permit by a property owner,
or by a lessee with the written consent of the property owner, due notice of public
hearing shall be given at least ten calendar days prior to said hearing in
accordance with requirements to be established by resolution of the city council.
17.56.070 Report on findings and decision.
Not more than twenty (20) days following the public hearing on a conditional use
permit, nor more than twenty (20) days following the filing of an application for a
conditional use permit where no hearing is required, the planning commission
shall announce its findings by formal report and said report shall recite, among
other things, the facts and reasons which, in its opinion, make the granting or
denial of the conditional use permit necessary to carry out the provisions and
general purpose of this title, and shall order that the conditional use permit be
granted or denied, and if such report orders that the conditional use permit be
granted, it shall also recite such conditions and limitations as it may impose.
17.56.080 Report to be numbered and kept as permanent record.
The formal report of the planning commission announcing its decision on a
conditional use permit shall be numbered consecutively in the order of filing and
shall become a permanent record in the file of the planning commission.
17.56.090 Notice of decision to applicant.
Not later than ten days following the rendering of a decision ordering that a
conditional use permit be granted or denied, a copy of the report shall be mailed
to the applicant and his attorney at the address shown on the application filed
with the planning commission.
17.56.100 Effective date – Time limitation for appeal.
The order of the planning commission in granting or denying a
conditional use permit shall become final and effective ten days from the date
of the succeeding city council meeting at which it is determined whether or not
to review the decision of the planning commission pursuant to Section 2.52.040 of
this code until within such ten-day period an appeal in writing is filed with the
council by any person dissatisfied with the decision of the planning commission.
The filing of such appeal within such time shall stay the effective date of the order
of the planning commission until such time as the council has acted on the
appeal as hereinafter set forth in this title.
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17.56.110 Transmission of planning commission’s record to council.
Upon receipt of a written appeal filed with the council as provided herein, the
planning commission shall thereupon transmit to the council the planning
commission's complete record of the case.
17.56.120 Council to hold public hearing on appeal.
Within not to exceed forty (40) calendar days following filing of a written appeal,
the city council shall conduct a duly advertised public hearing, public notice of
which shall be given at least ten calendar days prior to said hearing in
accordance with requirements established by resolution of the council.
17.56.130 Council to announce findings and decision.
City council shall announce its findings and decision within a reasonable time, but
not to exceed sixty (60) days, following the close of the public hearing, unless
good cause is shown for the extension of time and the applicant or opponent or
both are notified of this extension and the reasons therefor. The findings and
decision shall recite the facts and reasons which in the opinion of the city council
make the approval or denial of the conditional use permit necessary to carry out
the general purpose of this title, and shall order that the conditional use permit be
granted, denied or modified subject to such conditions or limitations that it may
impose. City council may incorporate by reference all or part of any findings of
any commission, hearing officer or administrative officer without expressly setting
forth in full the findings of said commission, hearing officer or administrative officer
if the findings of said commission, hearing officer or administrative officer are in
writing and on file with the city clerk and made a part of the permanent record
of the .
If the city council does not announce its findings and decision, notice shall be
given by mail to the applicant or opponent, or to both if they be different parties,
of when the findings and decision will be made so that the applicant or opponent
or both may be present at the meeting when said findings and decision are
announced.
17.56.140 Decision of the council shall be final.
The action by the city council on such matters shall be by three affirmative votes
of the council, and shall be final and conclusive except:
A. The city council may approve, modify or disapprove the recommendation
of the planning commission; provided, that any modification of a proposed
conditional use permit, precise development plan, variance, height limit
exception, nonconforming remodel, parking plan, permitted use request or
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other similar discretionary land use matter, by the council may be referred
back to the planning commission for report and recommendation, and the
planning commission shall not be required to hold a public hearing thereon.
Failure of the planning commission to report to the city council within forty
(40)days after the reference, or such longer period as may be designated
by the city council, shall be deemed to be approval of the proposed
modification.
B.Upon return of the matter to the city council, the city council may by three
affirmative votes of the council, approve, modify or disapprove the final
recommendation of the planning commission on such matters.
17.56.150 Notice of decision of the council.
Not later than thirty (30) days following the final decision of the city council that a
conditional use permit be granted or denied, notice of such action shall be
mailed to the applicant or opponent, or both if they be different parties, and one
copy shall be attached to the planning commission's file of the case and said file
returned to the planning commission for permanent filing. Failure to give notice
shall not affect the decision rendered in these matters.
SECTION 44. Chapter 17.58 (Precise Development Plan) of Title 17 (Zoning) of
the Hermosa Beach Municipal Code shall be replaced as follows:
17.58.010 Purpose
This Chapter establishes the Precise Development Plan procedure to ensure that
new development supports the goals and objectives of the General Plan and
other adopted plans and guidelines. The specific purposes of the Precise
Development Plan process are to:
A.Promote excellence in design, layout, and other physical features of
development to achieve a reasonable level of quality, compatibility, in
harmony with the community’s social, economic and environmental
objectives;
B.Ensure that new and altered development will be compatible with the
existing and potential development of the surrounding area; and
C.Supplement other City regulations and standards in order to ensure control
of physical features of development that are not otherwise addressed.
17.58.020 Applicability and Review Authority
A.A Precise Development Plan review is required for all projects that require
a permit for new construction, rehabilitation, alteration, or other
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improvements to the exterior of a structure, site or a parking area except
for:
1.Projects with four (4) or less dwelling units, including new construction,
remodels or additions thereto;
2.Remodels or additions of less than one thousand five hundred (1,500)
square feet in any zone.
B.Precise Development Plans shall be decided upon by the Planning
Commission with the following exceptions which shall be decided upon by
the Community Development Director or designee:
1.New construction, rehabilitation, alteration, or other improvements to
the exterior of a structure, site or a parking area for:
a.Projects with two (2) or more dwelling units with
affordable units or senior units (refer to section 17.42.100).
1.Projects that qualify for a density bonus pursuant to
Section 17.42.100 or are comprised entirely of residential
units restricted to be affordable to moderate- or lower-
income households shall be subject to a non-
discretionary precise development plan focusing solely
on physical design and ensuring conformance with
objective development standards, rather than
examining the appropriateness of the use itself; said
precise development plan process is not a ‘project’ and
is not subject to the California Environmental Quality Act
(CEQA).
C.Application. All applications for Precise Development Plan shall be filed with
the Community Development Department on forms prescribed by the
Community Development Director.
D.Concurrent Processing. When a development project requires a Use Permit,
Variance, or any other discretionary approval, the Precise Development
Plan application shall be submitted as a part of the application for the
underlying permit, Use Permit, or Variance., except as noted in Section
17.58.020(B)(1)(ii)(1).
K.Notification.
1.An application for a Precise Development Plan decided upon by the
Community Development Director or design shall require a mailed
notice to the applicant.
2.An application for a Precise Development Plan decided upon by the
Planning Commission shall require notice, pursuant to Chapter 17.68,
Procedure, Hearings, Notices and Fees
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L.Review Authority
1.Public Hearing is required for projects subject to Section 17.58.20(A).
An application for a Precise Development Plan shall require a public
hearing before the Planning Commission, pursuant to Chapter 17.68,
Procedure, Hearings, Notices and Fees
2.The Community Development Director shall act as the review
authority for projects subject to Section 17.58.020(B). No public
hearing shall be required.
17.58.030 Scope of Precise Development Plan Review
A.Precise Development Plan Review Considerations. Precise Development
Plan review shall be based on consideration of the requirements of this
Chapter as they apply to the design of the site plan, structures,
landscaping, and other physical features of a proposed project, including:
1.Building proportions, massing, and architectural details.
2.Site design, orientation, location, and architectural design of
buildings relative to existing structures on or adjacent to the property,
topography, and other physical features of the natural and built
environment;
3.Size, location, design, development, and arrangement of site access
for modes of transportation, including on-site vehicle and bicycle
parking.
4.Height, materials, and design of fences, walls, and screen plantings;
5.Location and type of landscaping including selection and size of
plant materials, and design of hardscape; and
6.Size, location, design, color, lighting, and materials of all signs.
17.58.040 Required Findings
The review authority must make all of the following findings to approve or
conditionally approve a Precise Development Plan application. The inability to
make one or more of the findings is grounds for denial of an application.
A.The design, layout, and other physical features of the project comply with
all other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code;
B.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
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C.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.
17.58.050 Conditions of Approval
In approving a Precise Development Plan, the review authority may impose
reasonable conditions or restrictions and/or require reasonable guarantees and
evidence that such conditions are being, or will be, complied with, to achieve
the following outcomes:
A.Ensure that the proposal conforms in all significant respects with the
General Plan and with any other applicable plans or policies adopted by
the city council;
B.Achieve the general purposes of this Title or the specific purpose of the zone
in which the project is located;
C.Achieve the findings for a Precise Development Plan listed in Section
17.58.050, Required Findings; or;
D.Mitigate any potentially significant impacts identified because of
environmental review conducted in compliance with the California
Environmental Quality Act.
17.58.060 Appeals
A.Except as noted in Section 17.58.020(B)(1)(ii)(1), decisions of the community
development director/staff may be appealed to the
planning commission by filing an appeal within fifteen (15) days of the
director’s decision; provided, that upon affixing the signature of the
applicant to an issued permit, the permit shall become effective and the
right to appeal shall be waived. Appeals shall be filed in writing with the
community development department accompanied by a fee set by
resolution of the city council. Notice of hearing shall be given to the
applicant at least ten (10) days prior to the hearing, unless the applicant
agrees to waive the requirement so that the matter may be heard at an
earlier time. The commission’s review shall be limited to a determination of
whether the application complies with the requirements of the governing
section. The filing of an appeal within such time shall stay the effective date
of the decision until the commission has acted on the appeal. The
commission’s decision shall be final and conclusive, unless the governing
section specifically provides for a direct or subsequent appeal to the city
council.
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B.Appeals to the city council shall be filed with the city clerk accompanied
by a fee set by resolution of the city council. The filing of an appeal within
ten (10) days shall stay the effective date of the decision until the council
has acted on the appeal as hereinafter set forth in this title. Upon receipt of
a written appeal, the planning commission shall transmit to the council the
planning commission’s complete record of the case. notice of hearing shall
be given to the applicant at least ten (10) days prior to the hearing, unless
the applicant agrees to waive the requirement so that the matter may be
heard at an earlier time. The council shall hear the matter and render a
determination as soon as reasonably practicable, but in no event later than
sixty (60) days after an appeal has been filed unless requested by the
applicant. The council’s review shall be limited to a determination of
whether the application complies with the requirements of the governing
section. The council shall announce its findings within forty (40) calendar
days of the hearing, unless good cause is found for an extension, and the
decision shall be mailed to the applicant. The council’s decision shall be
final and conclusive.
SECTION 45. Severability. If any section, subsection, subdivision, sentence,
clause, phrase, or portion of this ordinance is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such
decision will not affect the validity of the remainder of this ordinance. The City
Council hereby declares that it would have adopted this ordinance, and each
and every section, subsection, subdivision, sentence, clause, phrase, or portion
thereof, irrespective of the fact that any one or more sections, subsections,
subdivisions, sentences, clauses, phrases, or portions thereof is declared invalid or
unconstitutional.
SECTION 46. Effective Date. This Ordinance shall take effect thirty (30) days
after its passage and adoption pursuant to California Government Code section
36937, or upon certification of the City’s 2021-2029 Housing Element (6th Cycle)
by the California Department of Housing and Community Development,
whichever is later.
SECTION 47. Certification. The City Clerk is directed to certify the passage
and adoption of this Ordinance; cause it to be entered into the City’s book of
original ordinances; make a note of the passage and adoption in the records of
this meeting; and, within fifteen (15) days after the passage and adoption of this
Ordinance, cause it to be published or posted in accordance with California
law.
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Mayor Justin Massey
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA
APPROVED AS TO FORM:
________________________________
Patrick Donegan,
ATTEST:
________________________________
Myra Maravilla,
City Clerk City Attorney
PASSED, APPROVED and ADOPTED on this 14th day of November, 2023.
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Intro: 10/24/2023
Adopt: 11/14/2023
ss
State of California )
County of Los Angeles )
City of Hermosa Beach )
December 19, 2023
Certification of Council Action
ORDINANCE NO. 23-1471
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, AMENDING THE HERMOSA BEACH MUNICIPAL
CODE TO IMPLEMENT HOUSING ELEMENT POLICIES AND PROGRAMS,
AND DETERMINE PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT THAT THE PROJECT IS CONSISTENT WITH THE PLAN
HERMOSA ENVIRONMENTAL IMPACT REPORT
I, Myra Maravilla, City Clerk of the City of Hermosa Beach, California, do hereby
certify that the above and foregoing Ordinance No. 23-1472 was duly approved
and adopted by the City Council of said City at its regular meeting thereof held
on the 14th day of November 2023 and passed by the following vote:
AYES: MAYOR MASSEY, MAYOR PRO TEM FRANCOIS, COUNCILMEMBERS
SAEMANN, DETOY, and JACKSON
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
_____________________________
Myra Maravilla,
City Clerk
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Laura Pena
Dear Planning Commissioners,
I am providing feedback for our Zoning Text Amendments that pertain to our Housing Element. It is essential that
we review potential barriers by streamlining our municipal code to ensure opportunities for housing have the capacity to be realized. Since a substantial amount of RHNA numbers now include sites in our commercial areas it
would be disingenuous to submit known issues without clarifying further. According to the staff report, the
recommendations for eliminating guest parking ONLY for “multiple dwellings (three or more units)” creates and
unnecessary barrier with parking requirements for mixed-use single or two residential units. Since requiring guest
parking for these smaller lot projects with existing businesses whose hours of operations are later in the evening do not allow for shared parking arrangements, the updates to eliminate guest parking requirements should be
consistent and include less than three units as well.
Further complicating the parking requirement issues are the constraints around tandem parking in non-residential zones. Section 14.44.110 Tandem Parking and Entry-Way Standards does not explicitly allow tandem parking for
mixed-use residential. Section A of the code states tandem parking is permissible in residential zones and section
B states it’s allowable for non-residential uses. However, the municipal code does not allow tandem parking in
non-residential zones, for residential uses. After speaking with Director Tai on this issue it was noted that certain
terminology in our code needs to be updated for consistency. I believe we have the opportunity to clarify and streamline our tandem parking code before we submit to HCD so there is no further confusion.
As always, I appreciate your thoughtful consideration.
Laura Pena
636
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0252
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of May 21, 2024
REQUEST FOR A ZONE TEXT AMENDMENT (TA) 24-01 TO AMEND TITLE 17 OF THE
HERMOSA BEACH MUNICIPAL CODE (HBMC) PERTAINING TO ADMINISTRATIVE
PROCEDURES, A PART OF THE COMPREHENSIVE ZONING CODE UPDATE, AND DETERMINE
THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.
(Alexis Oropeza, Planning Manager
Maricela Guillean, Associate Planner)
Recommended Action:
Staff recommends that the Planning Commission:
1.Receive a staff presentation;
2.Conduct a public hearing and solicit public comments; and
3.Adopt Resolution (Attachment 2)recommending that the City Council adopt Zone Text
Amendment (TA)24-01 to amend Title 17 of the Hermosa Beach Municipal Code (HBMC)
pertaining to Administrative Procedures,a part of the Comprehensive Zoning Code Update.
The proposed changes include:
a.Repealing and replacing the following chapters or sections of the Municipal Code:
1.Declaration Of Purpose
2.Variances
3.Precise Development Plans
4.Conditional Use Permit
5.Development Agreements
6.Administrative Permit
7.Amendments
8.Procedures, Hearings, Notices, And Fees
9.Housing Accessibility - Reasonable Accommodation For Disability;
b.Amending the Municipal Code to add procedures for the following:
1.Review Authorities
2.Common Procedures
3.General Plan Amendment
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4.Minor Exceptions
5.Temporary Use Permits
6.Minor Use Permits
7.Zoning Clearance
8.Specific Plans
9.Coastal Zoning Clearance
10.Parking Plans; and
c.Amending the zoning code to add and revise definitions.
d.Repealing procedures for Moving Buildings;
e.Environmental Determination:Pursuant to the California Environmental Quality Act
(CEQA)the proposed project is exempt pursuant to State CEQA guidelines section
15061(b)(3)as it can be seen with certainty that the subject modifications would not
have the potential for significant effect upon the environment,and therefore the activity
is not subject to CEQA.
Executive Summary:
The City initiated the Comprehensive Zoning Code and Subdivision Update (ZCU)in 2021;the
Administrative Procedures are the first part of the resumed effort to complete the ZCU.The main
objective of the Administrative Procedures is to provide a clear review path for processing zoning
applications that are understandable and clear to both staff and the public.Staff requests that the
Planning Commission receive public input,conduct a discussion,and recommend the City Council
adopt Zone Text Amendment (TA24-01)to amend Title 17 of the Hermosa Beach Municipal Code
(HBMC) pertaining to Administrative Procedures.
Background:
In 2017,the City Council adopted PLAN Hermosa,the City’s General Plan.In 2020,the City
completed an assessment report outlining areas of Title 16 Subdivisions Ordinance and Title 17
Zoning Ordinance of the Hermosa Beach Municipal Code (HBMC)that need to be revised to be
consistent with PLAN Hermosa.In 2021,the City launched the ZCU,and the Planning Commission
conducted a series of special meetings weighing in on the proposed zoning changes.
Past City Council and Planning Commission Actions
Meeting Date Description
March 4, 2020 Joint City Council/Planning Commission Study Session -
Introduction to the Zoning and Subdivision Ordinance
Assessment for Feedback
May 19, 2020 Planning Commission - The Final Zoning and Subdivision
Ordinance Assessment Presentation
February 17, 2021 Economic Development Stakeholders Advisory Working Group -
Introduction to the Targeted Parking Amendments
March 1, 2021 Economic Development Committee - Introduction to the Targeted
Parking Amendments to Receive Feedback
March 3, 2021 Joint City Council/Planning Commission Study Session -
Introduction to the ZCU for Feedback
August 10, 2021 City Council adopts Ordinance No. 21-1436 to amend Section
17.26.050, Chapter 17.44 and Section 17.52.035 of the HBMC
relating to off-street parking requirements in the commercial
zones.
February 2, 2022 Special Planning Commission Meeting to discuss Draft Land Use
Regulations
April 6, 2022 Special Planning Commission Meeting to discuss Draft Land Use
Regulations
June 7, 2022 Special Planning Commission Meeting to discuss Draft District
and Design Standards
August 8, 2022 Special Planning Commission Meeting to discuss Draft District
and Design Standards
September 22, 2022 Special Planning Commission Meeting to discuss Citywide
Standards
October 3, 2022 Special Planning Commission Meeting to discuss Citywide
Standards
November 2, 2022 Special Planning Commission Meeting to discuss Administrative
Procedures
December 13, 2022 City Council adopts Urgency Ordinance No. 22-1456U to amend
Chapter 17.21 (Accessory Dwelling Units) of the HBMC.
March 21, 2023 Planning Commission Meeting to discuss Rezoning Approach for
Housing Element Implementation.
July 11, 2023 City Council adopts Ordinance No. 23-1462 to amend Chapter
17.21 (Accessory Dwelling Units) of the HBMC.
September 26, 2023 City Council adopts Ordinance No. 23-1469 to amend portions of
HBMC Title 17 relating to commercial cannabis activities and
mobile cannabis dispensaries.
September 26, 2023 City Council adopts Ordinance No. 23-1468 to amend portions of
HBMC Title 17 relating to Short-Term Vacation Rentals Pilot
Program in Commercial Zones.
November 14, 2023 City Council adopts Ordinance No. 23-1471 to amend the HBMC
to implement Housing Policies and Programs.
March 19, 2024 Planning Commission Study Session, “IN-THE-ZONE" the
Zoning and Subdivisions Ordinance Update Planning
Commission relaunch
April 16, 2024 Planning Commission Study Session, “IN-THE-ZONE” the
Zoning and Subdivision Ordinance Update relating to
Administrative Procedures.
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Meeting Date Description
March 4, 2020 Joint City Council/Planning Commission Study Session -
Introduction to the Zoning and Subdivision Ordinance
Assessment for Feedback
May 19, 2020 Planning Commission - The Final Zoning and Subdivision
Ordinance Assessment Presentation
February 17, 2021 Economic Development Stakeholders Advisory Working Group -
Introduction to the Targeted Parking Amendments
March 1, 2021 Economic Development Committee - Introduction to the Targeted
Parking Amendments to Receive Feedback
March 3, 2021 Joint City Council/Planning Commission Study Session -
Introduction to the ZCU for Feedback
August 10, 2021 City Council adopts Ordinance No. 21-1436 to amend Section
17.26.050, Chapter 17.44 and Section 17.52.035 of the HBMC
relating to off-street parking requirements in the commercial
zones.
February 2, 2022 Special Planning Commission Meeting to discuss Draft Land Use
Regulations
April 6, 2022 Special Planning Commission Meeting to discuss Draft Land Use
Regulations
June 7, 2022 Special Planning Commission Meeting to discuss Draft District
and Design Standards
August 8, 2022 Special Planning Commission Meeting to discuss Draft District
and Design Standards
September 22, 2022 Special Planning Commission Meeting to discuss Citywide
Standards
October 3, 2022 Special Planning Commission Meeting to discuss Citywide
Standards
November 2, 2022 Special Planning Commission Meeting to discuss Administrative
Procedures
December 13, 2022 City Council adopts Urgency Ordinance No. 22-1456U to amend
Chapter 17.21 (Accessory Dwelling Units) of the HBMC.
March 21, 2023 Planning Commission Meeting to discuss Rezoning Approach for
Housing Element Implementation.
July 11, 2023 City Council adopts Ordinance No. 23-1462 to amend Chapter
17.21 (Accessory Dwelling Units) of the HBMC.
September 26, 2023 City Council adopts Ordinance No. 23-1469 to amend portions of
HBMC Title 17 relating to commercial cannabis activities and
mobile cannabis dispensaries.
September 26, 2023 City Council adopts Ordinance No. 23-1468 to amend portions of
HBMC Title 17 relating to Short-Term Vacation Rentals Pilot
Program in Commercial Zones.
November 14, 2023 City Council adopts Ordinance No. 23-1471 to amend the HBMC
to implement Housing Policies and Programs.
March 19, 2024 Planning Commission Study Session, “IN-THE-ZONE" the
Zoning and Subdivisions Ordinance Update Planning
Commission relaunch
April 16, 2024 Planning Commission Study Session, “IN-THE-ZONE” the
Zoning and Subdivision Ordinance Update relating to
Administrative Procedures.
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Meeting Date DescriptionMarch 4, 2020 Joint City Council/Planning Commission Study Session -Introduction to the Zoning and Subdivision OrdinanceAssessment for FeedbackMay 19, 2020 Planning Commission - The Final Zoning and SubdivisionOrdinance Assessment PresentationFebruary 17, 2021 Economic Development Stakeholders Advisory Working Group -Introduction to the Targeted Parking AmendmentsMarch 1, 2021 Economic Development Committee - Introduction to the TargetedParking Amendments to Receive FeedbackMarch 3, 2021 Joint City Council/Planning Commission Study Session -Introduction to the ZCU for FeedbackAugust 10, 2021 City Council adopts Ordinance No. 21-1436 to amend Section17.26.050, Chapter 17.44 and Section 17.52.035 of the HBMCrelating to off-street parking requirements in the commercialzones.February 2, 2022 Special Planning Commission Meeting to discuss Draft Land UseRegulationsApril 6, 2022 Special Planning Commission Meeting to discuss Draft Land UseRegulationsJune 7, 2022 Special Planning Commission Meeting to discuss Draft Districtand Design StandardsAugust 8, 2022 Special Planning Commission Meeting to discuss Draft Districtand Design StandardsSeptember 22, 2022 Special Planning Commission Meeting to discuss CitywideStandardsOctober 3, 2022 Special Planning Commission Meeting to discuss CitywideStandardsNovember 2, 2022 Special Planning Commission Meeting to discuss AdministrativeProceduresDecember 13, 2022 City Council adopts Urgency Ordinance No. 22-1456U to amendChapter 17.21 (Accessory Dwelling Units) of the HBMC.March 21, 2023 Planning Commission Meeting to discuss Rezoning Approach forHousing Element Implementation.July 11, 2023 City Council adopts Ordinance No. 23-1462 to amend Chapter17.21 (Accessory Dwelling Units) of the HBMC.September 26, 2023 City Council adopts Ordinance No. 23-1469 to amend portions of
HBMC Title 17 relating to commercial cannabis activities and
mobile cannabis dispensaries.
September 26, 2023 City Council adopts Ordinance No. 23-1468 to amend portions of
HBMC Title 17 relating to Short-Term Vacation Rentals Pilot
Program in Commercial Zones.
November 14, 2023 City Council adopts Ordinance No. 23-1471 to amend the HBMC
to implement Housing Policies and Programs.
March 19, 2024 Planning Commission Study Session, “IN-THE-ZONE" the
Zoning and Subdivisions Ordinance Update Planning
Commission relaunch
April 16, 2024 Planning Commission Study Session, “IN-THE-ZONE” the
Zoning and Subdivision Ordinance Update relating to
Administrative Procedures.
Zoning and subdivision regulations translate the policies of a general plan into parcel specific
regulations,including land use regulations and development standards.The type and intensity of
land uses that are permitted is critical to achieving PLAN Hermosa’s vision for neighborhood
preservation and enhancement,economic development,coastal resource protection,environmental
sustainability,and community health.The ZCU objective is to develop zoning and subdivision
ordinances that:
·Are consistent with and implement the General Plan/Coastal Land Use Plan;
·Are modern and reflects the City’s current uses, practices, and development patterns;
·Provide clear decision-making protocols and streamlined review processes,where
appropriate; and
·Are clear, concise, understandable, and easy to use.
Past ZCU Review
Between 2021 and 2022,the Planning Commission reviewed,and the City Council adopted,Zone
Text Amendments relating to off-street parking in commercial zones,Accessory Dwelling Units,Short-
Term Vacation Rentals,Home Occupations,and Cannabis Delivery.The Planning Commission
reviewed and discussed the Administrative Procedures on April 16,2021 and November 2,2022.In
2023,the City shifted its focus to updating the Housing Element to comply with state mandates and
the California Housing and Community Development HCD)requirements.The ZCU was then
reintroduced on March 19,2024 with a phased approach allowing for concrete progress towards the
implementation of PLAN Hermosa.The Administrative Procedures are introduced as the first phase
of the ZCU.
The following is an overview of the tentative schedules:
Summer 2024: Update land use regulations, definitions and standards for all zoning districts.
·Revise land uses to reflect contemporary uses.
·Revise land use definitions and regulations.
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·Update site development standards (lighting, landscaping, trash enclosures, fencing, etc).
·Create a Coastal Overlay with no proposed zone changes.
Fall 2024:Revise Citywide standards to comply with State and Federal regulations.including
revising solar and wireless standards.Other modifications will include revising home occupation
standards,landscape standards,reviewing live entertainment provisions and modifying Historic
Preservation standards.
Winter 2024/Spring 2025:Modify the Subdivision Ordinance for consistency with State law,
including updating submittal requirements and modifying procedures and application types as
needed.
Discussion:
The administrative processes and procedures serve as a framework for the comprehensive ZCU.
“Processes”refers to the overall path followed during the review of a project,while procedures
describe the specific rules and requirements.Establishing clear processes and procedures is
important for setting realistic expectations about review processes.The proposed changes to the
Administrative Procedures are included in Attachment 1.The code section numbers in Attachment 1
are placeholders and will be properly numbered once the later phases comprehensive ZCU is
completed.The following provides a summary of proposed chapters,highlights revisions,and a
discussion of amendments that aim to achieve the goals and policies of PLAN Hermosa.
Introductory Provisions
This section establishes that the purpose of the Zoning Ordinance is to implement the City’s General
Plan and to protect and promote the public health,and general welfare.The introductory provisions
replace Declaration of Purpose (HBMC 17.02)and clarify that the Zoning Ordinance is to all applies
to all non-public or right-of-way land owned by a private person,firm,corporation or organization,or
the City of Hermosa Beach or other local,State or Federal agencies.This section also clarifies
Zoning Ordinance is administered by the Hermosa Beach City Council,Planning Commission and
Community Development Department.
Review Authorities
This section establishes:1)the City Council,Planning Commission,and Community Development
Director (Director)as the designated review authorities for the Zoning Ordinance;2)defines their
review authority;and 3)the review authority’s oversight for the various legislative actions,quasi-
judicial (entitlement)actions,administrative permits,and ministerial (or by-right)actions established
in the Zoning Ordinance.The ultimate review pathway depends on the type of project,location of the
project and combination of requests.The table summarizing the notification radius has been
expanded to summarize the applicable notification methods and include the notification radius for
Minor Use Permits.As proposed,when there are multiple applications,all applications would be
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Minor Use Permits.As proposed,when there are multiple applications,all applications would be
reviewed by the highest review authority.A table summarizing the various applications,decision-
making authorities,and appeal body is provided in Attachment 3.The table includes a guide for
readers with notations identifying new procedures, and changes in the procedure title and/or change.
Administrative Procedures (Attachment 1, page 9-10)
1.Public Notices (Attachment 1, page 13)
Currently many of the public noticing practices are not codified in Title 17 and instead are
contained within City Council Resolutions 91-5433 and 09-6631.Staff proposes to codify
procedures to:1)specify the various notification radii;2)include a requirement to mail notices
to both the property owner and occupants within the notification radius;and 3)include local
agencies such as school districts.In addition,the form of public notification is expanded to
reflect the current practice of posting public notices to the City’s website and on the project
site.The following table is included in the draft Administrative Procedures and provides a
summary of the notification methods proposed.
Permit
Type/Approv
al
Notice Type Notification Method
Mailing Radius Web
site
Site
Posting
Newspape
r
Minor
Exception
Notice of
Pending
Action
ü Adja
cent
and
Abutt
ing*
Prop
ertie
s
ü None None
Minor Use
Permit
Notice of
Pending
Action
ü 100’ü None None
All
Other
Residential
Projects
Notice of
Hearing
ü 300’ü ü ü
Commercial
Projects
Notice of
Hearing
ü 500’ü ü ü
*Adjacent and abutting properties include properties
located across a street or alley.
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Additional provisions were added to include posting of public notices for Citywide projects in
accordance with State law.The proposed changes to the Zoning Code makes the standard
clear to all staff and the public,supporting transparency and predictability in the noticing
process.
2.Notice of Director Action (Attachment 1, page 17)
With the introduction of Director-level applications,such as Minor Exception Permits and Minor
Use Permits,a new section is required in order to detail a new type of public notice for the
pending action of the Director and the Notice of Action by the Director for an approval or
denial.Specifically,the Notice of Pending Action would be provided in writing and inform
recipients of the project description,the timing of the Director’s decision and explanation on
the appeal process.
3.Zoning and Similar Use Determination (Attachment 1, page 20-21)
The Zoning Ordinance is structured as a permissive set of regulations;uses that are not
specifically listed are prohibited.The Director’s authority to administer,interpret,and make
similar use determinations exists in the current Zoning Ordinance.When the Director
determines that a proposed land use is similar to a listed use,the proposed use will be treated
in the same manner as the listed use-specifically,where the use is allowed,what permits are
required,and what other standards and requirements of this Zoning Code apply.This update
relegates Similar Use Determinations from the Planning Commission to the Director as the
review authority and establishes the required findings and post-determination procedures.
This section now clarifies the Director’s ability to determine how to apply the zoning code:1)in
cases of ambiguity,at the request of an applicant;or 2)as part of the Director’s regular
responsibilities for administering the zoning code.
4.Minor Modification (Attachment 1, page 17-18)
This section establishes that minor modifications to approved projects,excluding late night
drinking establishments,may be approved by the Director provided the change is consistent
with the approved findings,environmental analysis,and conditions by the original review
authority.At the April 16,2024 Study Session,Planning Commission expressed concern with
the proposed threshold for minor modifications.In response,staff updated this section to
establish a maximum floor area expansion of 10 percent or 1,500 square feet,whichever is
less.
5.Appeals and Calls for Reviews (Attachment 1, page 19-20)
The City Council review of Planning Commission decisions is established within Title 2
Administration and Personnel of the HBMC.Staff recommends updating this section to
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Administration and Personnel of the HBMC.Staff recommends updating this section to
establish that an aggrieved member of the public,including the applicant,may file an appeal
within 15 days of the Planning Commission’s decision.However,the City Council may call up
the Planning Commission decision within the 15-day period or at the next available City
Council meeting,whichever time period is greater.In response to Planning Commission’s
direction a definition of “aggrieved”has been added as a new definition.This definition
pertains to an individual or entity who has made themselves known by providing written or
public testimony in response to a notice or at a public hearing.
6.Coastal Clearance - Approval in Concept (Attachment 1, page 54-55)
This section is proposed to reflect current processes and procedures for development in the
Coastal Zone which are not incorporated in the Zoning Ordinance today.The addition of this
section would help improve the public’s understanding of the development review process for
properties in the Coastal Zone.These procedures are temporary while the City pursues
obtaining local coastal review authority.
This section makes clear that the Approval in Concept procedure is strictly applied to public
and private development within the Coastal Zone as required under the California Coastal Act.
The issuance of an Approval in Concept confirms that a project complies with all local
regulations including confirming whether any entitlements are required.These procedures are
established by the California Coastal Commission (CCC)and are required for development in
the Coastal Zone.
This section would be further revised as part of the work on the city’s Local Coastal Program -
the means of obtaining local authority.
Applications
Staff assessed the existing procedure framework for each application type and created a new
standardized structure for each application section.The goal of the standardization is to provide a
predictable format and provide clear decision-making protocols.Some sections vary due to the
specific nature of each application.
1.Zoning Clearance (Attachment 1, page 22-23)
This section was initially introduced as part of the Comprehensive Zoning Update in 2022.The
intent of adding the Zoning Clearance is to define and describe review procedures and
processes staff routinely conducts for by-right ministerial reviews.The purpose of this section
is to establish procedures to verify that new or expanded uses,activities,or development
comply with all applicable requirements.Proposed application types processed through a
Zoning Clearance include special housing development projects such as ADUs,density bonus
projects,emergency shelters,supportive housing and residential care facilities.This process is
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projects,emergency shelters,supportive housing and residential care facilities.This process is
also designed to capture the planning review of business licenses,and accessory structures
or fences,that depending on size,may not require a building permit.As proposed,a Zoning
Clearance would be processed ministerially,and would not be appealable.Minor formatting
changes have been made since the April 16,2024 Planning Commission meeting to make the
table more clear and standardize procedures.Additionally,this section provides more
predictable and objective procedures to streamline special housing development projects and
process routine ministerial requests.
2.Administrative Permit (Attachment 1, page 23-26)
The Administrative Permit procedures were updated as part of the zone changes that
accompanied the Housing Element.The section is updated to standardize formatting,and no
substantive changes are being proposed to this section,The Planning Commission will have
an opportunity to review and recommend uses that would require an Administrative Permit.
3.Temporary Use Permit (Attachment 1, page 26-28)
This section was introduced as part of the Comprehensive Zoning Update progress in 2022.
The purpose of this section is to establish a process for review of uses that are intended to be
of limited duration of time and do not permanently alter the character or physical facilities of
the site.A Temporary Use Permit will act as a tool to process uses that are temporary in nature
and are not currently captured in other application types.The Temporary Use Permit section is
crafted to include Conditions of Approval to mitigate potential impacts to surrounding uses and
include standard formatting and clear procedures.The specific uses subject to a Temporary
Use Permit will be presented to the Planning Commission for its consideration at future
meetings.
4.Reasonable Accommodation (Attachment 1, page 28-32)
The reasonable accommodation procedures were updated as part of the zone changes that
accompanied the Housing Element.The section was updated to make the reasonable
accommodation standards objective and predictable in support of Fair Housing practices in the
City. There are no changes recommended at this time.
5.Certificate of Appropriateness (Attachment 1, page 9)
The Historic Resources Preservation section (HBMC 17.53)establishes the procedures to
protect and alter historic resources such as buildings,structures,sites,and places within the
City.The only proposed modification to this section is to change the review authority from City
Council to Planning Commission for Certificate of Appropriateness applications and is
reflected under review authority.This change would position the City to become a Certified
Local Government (CLG)by the California State Office of Historic Preservation.To be eligible
for certification,the city must establish a Historic Review Commission that consists of 5
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for certification,the city must establish a Historic Review Commission that consists of 5
members,including two professionals with a background in related areas such as history,
architecture,architectural history,and planning.The Planning Commission’s area of
responsibility as the advisor on land use matters makes this review authority more likely to
satisfy the eligibility criteria.Potential benefits of obtaining this certification include technical
assistance and grants.
6.Minor Exceptions (existing Administrative Variance HBMC 17.53.030)(Attachment 1,page 32-
34)
The Administrative Variance section (HBMC 17.54.030)outlines categories eligible for
consideration,however,the review authority is the Planning Commission.The Administrative
Variance is essentially the same as a Variance because the process,review authority and
required findings are the same.To differentiate the processes and provide a more streamlined
option,staff proposes to repeal the Administrative Variance and replace with a new Minor
Exception application type.
This section is intended to establish a process where an applicant may obtain a Minor
Exception,subject to Director review,for certain development standards,in common
situations.Applicants would be required to demonstrate that there are practical difficulties in
complying with all the requirements of the Zoning Code.
The Director must make specific findings and may impose project-specific conditions to
mitigate any potential negative impact to surrounding uses.Requests greater than the
maximum adjustment or an exception to a standard not listed would require a Variance
considered by the Planning Commission at a public hearing.Due to the limited scope of the
application,staff proposes noticing for the application be limited to the properties and
occupants directly adjacent to the subject project.The applicability section for Minor
Exceptions is a placeholder until development standards are discussed at a future meeting.
7.Minor Use Permit (MUP) (Attachment 1, Page 34-36)
A MUP was previously introduced as part of the Comprehensive ZCU progress in 2022.The
purpose of the Minor Use Permit is to create a streamlined review process for specified uses
when appropriate.As proposed,the Community Development Director would act as the review
authority for MUPs.MUPs require public notice to be given to owners and residents within a
300-foot radius of the subject site prior to Director action,but are not subject to a public
hearing.Notice of the Director’s decision would be mailed to interested parties and the
decision could be appealed to the Planning Commission.
8.Conditional Use Permit (CUP) (Attachment 1, page 36-40)
The Conditional Use Permit process (HBMC 17.56)was updated as part of the Housing
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The Conditional Use Permit process (HBMC 17.56)was updated as part of the Housing
Element-related Zone Text amendments to include objective findings and move Criteria for
Review from HBMC 17.40 to the appropriate section.At this time no substantive changes are
proposed.Sections outlining process and procedures will be reorganized to standardize
formatting.
The specific uses subject to a CUP or MUP will be presented to the Planning Commission for
consideration at future meetings.Staff is seeking direction from the Planning Commission on
uses that may fall within the applicability for a MUP or CUP.
9.Abandonment of Conditional Use Permit (Attachment 1, page 36-40)
HBMC Section 17.70.030 states that CUPs run with the land and are not considered
abandoned until and unless the property owner voluntarily abandons the use permitted by the
CUP no longer requires a CUP.Meanwhile,HBMC Section 17.70.010(C)requires that
Planning Commission use the revocation procedure to revoke a CUP when the approved use
ceased for over 12 months.HBMC Section 17.70.010(C)also provides several conditions
under which CUPs can be continued,generally pertaining to ongoing lease or sale activity.
Staff proposes to designate all CUPs granted after the effective date of the Ordinance to
expire one year after the use ceases.This provision is consistent with how the Zoning
Ordinance regulates nonconforming uses.HBMC Section 17.52.020 states all nonconforming
uses are deemed abandoned after 90 consecutive dates of discontinued use.Efforts to bring
the CUP abandonment criteria up to date with current practices reflect the desire to keep
CUPs reflective of the current environment.
10.Parking Plan (Attachment 1, page 40-42)
Parking Plans allow for an alternative or reduced parking configuration to comply with the Off-
Street Parking Chapter (HBMC 17.44).Although City staff regularly processes applications for
Parking Plan applications,there are currently no clear procedures or required findings to
process a Parking Plan application.Staff proposes a new section establishing the processes
and procedures for Parking Plans.Parking Plans allow for an alternative parking configuration
to comply with the Off-Street Parking Chapter (HBMC 17.44).Currently,there are no clear
procedures or required findings to process a Parking Plan application.This new section would
maintain the Planning Commission as the review authority and would establish clear noticing
and public hearing procedures,as well as required findings and parameters for imposing
project specific conditions of approval.Staff proposes to include required findings for Parking
Plan applications. The findings are listed below:
A.The Parking Plan conforms in all significant respects with the General Plan and with
any other applicable plans or policies adopted by the City Council;
B.The Parking Plan is consistent with the purposes of this Title and the specific purpose
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B.The Parking Plan is consistent with the purposes of this Title and the specific purpose
of the zone in which the project is located;
C.The Parking Plan satisfies all the applicable criteria for the Parking Plan configuration
requested in accordance with the Off-Street Parking Chapter of Title 17; and
D.The granting of the requested modification would not be detrimental to the public,
health, safety, or welfare of the public.
The required findings are intended to provide staff,the Planning Commission and the
applicant with a framework for preparing and evaluating a Parking Plan application.In
addition,Conditions of Approval were added as a tool for the Planning Commission to impose
reasonable conditions or restrictions to achieve the following outcomes:
A.Ensure that the proposal complies with the general purpose of Title 17 or the specific
procedures of the zone in which the project is located;
B.Achieve the findings for the Parking Plan listed in Section TBD, “Required Findings”.
C.A covenant with the city a party thereto,may be required limiting the use of
the property and/or designating the method by which the required parking will be
provided at the time that the Planning Commission determines that inadequate parking
exists.
The creation of this new section provides for a predictable and user-friendly set of
procedures for the processing of Parking Plans.As the contents and design of a Parking
Plan may vary from project to project based on the site conditions,this section is drafted to
provide clear standards as well as room for flexible design criteria.
11.Precise Development Plans (PDP) (Attachment 1, page 42-44)
The PDP is an entitlement review process established to promote “excellence in design,
layout,and other physical features of development to achieve a reasonable level of quality,
compatibility,in harmony with the community’s social,economic and environmental
objectives.”
Staff recommends revising the established PDP thresholds to streamline the review process
for non-residential projects involving interior remodels only,as well as for smaller residential
projects.Currently,an interior reconfiguration of 1,500 square feet or more requires a PDP in
addition to the building plan review process.The change is recommended to support the re-
tenanting of spaces by reducing the review process for new businesses in smaller tenant
spaces.Staff would continue to verify zoning compliance for interior tenant improvements of
3,000 square feet or less through the building plan review process,prior to building permit
issuance.
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Staff proposes changes to the thresholds for Planning Commission review of residential
development projects would allow the Planning Commission to retain review authority of
market-rate residential projects with five or more units,as well as all mixed-use residential
developments,regardless of the number of units proposed.At the April 16,2024 Planning
Commission meeting,staff proposed to shift the review of four or fewer residential units from
the Planning Commission to the Director.During the meeting,the Planning Commission
expressed that Planning Commission should retain the review authority for all residential
projects.
Since the meeting,staff has received comments from HCD regarding the Housing Element
zoning text amendments.Based on comments from HCD,staff is proposing the following
amendments under a separate Zoning Text Amendment,which are included here for
reference.
·New residential projects with two (2)or more dwelling units including a minimum of 20%
lower-income units
·Projects including minimum of 20%lower-income units that qualify for a density bonus
pursuant to Section 17.42.100
12.Moving Buildings (HBMC 17.62.020)
This is an existing code section that would be repealed and moved to Title 15 under Building
and Construction regulations at a future date.Along with relocating the regulations to Title 15,
the procedure would be changed to a ministerial procedure as a building permit.Staff would
review the proposed building with the development standards of the zone in accordance with
the destination location as part of the plan review process.
13.Variances (Attachment 1, page 44-46)
This existing section is modified to remove Administrative Variances (moved and renamed to
Minor Exception,Section TBD)and includes standardized formatting and clear procedures for
processing a Variance.
14.Development Agreements (Attachment 1, page 46-48)
Staff proposes to modify this code section include clear Development Agreement Amendment
and cancellation procedures.The section is clarified to include the Planning Commission as
the Advisory Board to the City Council who is the review authority for Development
Agreements.Required application content is introduced to provide the City and the applicant
with clear standards for assessing an application for completeness.In addition,required
findings were added as follows:
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A.The Development Agreement is in the best interests of the City,promoting the
public interest and welfare through public benefits; and
B.The Development Agreement is consistent with all applicable provisions of the
General Plan, any applicable specific plan, and this Zoning Ordinance.
Incorporating required findings assists Planning Commission and the City Council in the
review and justification for support or denial of a Development Agreement.
15.Specific Plans (Attachment 1, page 48-50)
Specific Plans are a planning tool authorized by the state to implement the General Plan.A
specific plan blends together policy and specific development standards and is applied to a
small geographic region.Like zoning,the Specific Plan must be consistent with the General
Plan.Currently there are ten Specific Plans and no clear procedures or required findings to
amend or add Specific Plans.
This new section would designate the Planning Commission as the Advisory Board to the City
Council who is the review authority for Specific Plan amendments.The establishment of
standardized procedures include adding application,public notice and public hearing
requirements,as well as required findings.Staff proposes to include the following required
findings:
A.The specific plan or amendment is consistent with the goals,objectives,and
policies of the General Plan;
B.The specific plan or amendment will not create conditions materially detrimental
to the public health, safety, and general welfare;
C.The specific plan or amendment is compatible with zoning on adjacent
properties,and ensures development of desirable character that will be harmonious
with surrounding properties;
D.The specific plan or amendment is suitable and appropriate for the location,
access, and topography for the development of the subject property;
Incorporating required findings guides the Planning Commission and City Council in the review
and justification for an amendment or creation of a Specific Plan Area.
16.Zoning Amendment (Attachment 1, page 50-52)
The Amendment section (HBMC 17.66)will be replaced with an updated Zoning Amendment
process.This section is intended to establish procedures by which changes may be made to
the text of the Zoning Ordinance or to the Zoning Map.
This section would designate the Planning Commission as the Advisory Board to the City
Council who is the review authority for Zoning Amendments.The establishment of
standardized procedures include adding application,public notice and public hearing
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standardized procedures include adding application,public notice and public hearing
requirements,as well as required findings.Staff proposes to include the following required
findings:
A.The amendment would not be detrimental to the public interest,health,safety,
convenience or welfare of the City;
B.The amendment is consistent with the intent of the vision,goals and objectives,
and policies of PLAN Hermosa, the city’s general plan; and
C.The amendment is consistent with the purpose of the Zoning Ordinance, Title 17.
The addition of required findings guides the Planning Commission and the City Council in the
review and justification for a Zoning Amendment.
17.General Plan Amendments (Attachment 1, page 52-54)
General Plan Amendment (GPA)is a new section establishing the process and procedures for
amendments to the General Plan text or maps.GPA is a process regulated by State law.
Adding this to the Zoning Ordinance provides ease of use and transparency.GPAs represent a
fundamental shift in land use.As proposed,an amendment to change PLAN Hermosa can
only be initiated by the City Council.As a legislative matter,the Planning Commission's role is
an advisory body to the City Council. The City Council is the final review authority for GPAs.
As a legislative action,the decision-making body is only required to make findings of internal
consistency for a GPA.However,findings establish the parameters which the reviewing
authority uses by which to evaluate a proposal.Establishing the State requirements for GPAs
into findings increases transparency of the decision-making process for the public.To ensure,
that GPAs are carefully considered and consistent with State law,GPA findings are added as
follows:
A.The proposed amendment would not be detrimental to the public interest,health,
safety,convenience or welfare of the city,as specified under Government Code
Section 65358(as);
B.That adoption of the proposed General Plan amendment will not exceed the
annual limit on amendments specified under Government Code Section 65358(b);
and
C.The amendment is consistent with the intent of the vision,goals and objectives,
and policies of the General Plan and internally consistent.
This section includes standardized formatting and clear procedures for processing a General
Plan Amendment.
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Next Steps
The City Council is the decision-making body for Zone Text Amendments along with the associated
environmental review.The Planning Commission’s action on the Administrative Procedures will serve
as a recommendation to the City Council.
Next month,the Planning Commission will hold a study session on the next phase of the ZCU
focused on non-residential land use regulations, definitions and standards for all zoning districts.
·Revise land use definitions and regulations.
·Coastal Overlay Zone
·Update site development standards (lighting, landscaping, trash enclosures, fencing, etc).
·Create a Coastal Overlay with no proposed zone changes
·Minor Special Event regulations
General Plan Consistency:
PLAN Hermosa,the City’s General Plan,was adopted by the City Council in August 2017.The
purpose of the ZCU is to implement the General Plan and the current code changes align with the
following PLAN Hermosa implementation actions:
·Governance Goal 1.A high degree of transparency and integrity in the decision-making
process.
·Governance Goal 2. The community is active and engaged in the decision-making process.
·Governance Goal 5. Small beach town character is reflected throughout Hermosa Beach.
o Policy 5.1 Residential and commercial compatibility.Provide a balance between
residential and commercial uses and strive to ensure their compatibility.
o Policy 5.2 Development decisions.Strive to conduct the development review process
in a consistent and predictable manner.
o Policy 5.3 Clear regulations.Establish clear,unambiguous regulations and policies to
clearly communicate the City’s expectations
·Land Use 1-Amend the Zoning Map to bring consistency between PLAN Hermosa Land Use
Designations and Zoning Ordinance Zoning Districts and review development standards for
non-conforming Uses.
Land Use 2 -Establish development standards within the zoning code to establish any new land use
designations and modify existing development standards to articulate the appropriate building form,
scale, and massing for each established character area and applicant density standards.
Environmental:
Pursuant to the California Environmental Quality Act (CEQA)the proposed project is exempt
pursuant to State CEQA Guidelines section 15061(b)(3)(Common Sense Exemption)of the State
CEQA Guidelines (Chapter 3 of Division 6 of Title 14 of the California Code of Regulations).The
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CEQA Guidelines (Chapter 3 of Division 6 of Title 14 of the California Code of Regulations).The
activity is covered by the Common Sense Exemption that CEQA applies only to projects which have
the potential for causing a significant effect on the environment.There is no possibility that the
proposed change to the zoning code may have a significant effect on the environment,therefore the
activity is not subject to CEQA.No special circumstances exist that the proposed change would
create a significant adverse effect on the environment (i.e.no sensitive species or habitats,no
hazardous sites, no scenic highways, no historic resources, etc.).
Public Notification:
For the current agenda item, the City published an ad in the Easy Reader on May 9, 2024 and sent
an e-blast to community members on May 8, 2024. The public may sign up for notifications on the
webpage here:www.hermosabeach.gov/zoning <http://www.hermosabeach.gov/zoning>. The
interested parties lists include 1,958 email addresses to date. Staff met with representatives from the
Hermosa Beach Chamber of Commerce on May 9, 2024. As of the writing of the report, staff has
received one public comment from the Chamber of Commerce (Attachment 3).
Attachments:
1.Administrative Procedures Annotated Draft
2.Draft Resolution with Ordinance and Administrative Procedures
3.Review Authority Chart
4.Public Comments
5.Public Notification Package
6.Link to the 2020 Zoning Code Assessment
7.Link to the March 4, 2020 Joint City Council/Planning Commission Study Session
8.Link to the May 19, 2020 Planning Commission Meeting
9.Link to the February 17, 2021 Economic Development Stakeholders Advisory Working Group
10.Link to the March 1, 2021 Economic Development Committee Meeting
11.Link to the March 3, 2021 Joint City Council/Planning Commission Study Session
12.Link to the August 10, 2021 City Council Meeting
13.Link to the February 2, 2022 Special Planning Commission Meeting
14.Link to the April 6, 2022 Special Planning Commission Meeting
15.Link to the June 7, 2022 Special Planning Commission Meeting
16.Link to the August 8, 2022 Special Planning Commission Meeting
17.Link to the September 22, 2022 Special Planning Commission Meeting
18.Link to the October 3, 2022 Special Planning Commission Meeting
19.Link to the November 2, 2022 Special Planning Commission Meeting
20.Link to the December 13, 2022 City Council Meeting
21.Link to the March 21, 2023 Planning Commission Meeting
22.Link to the July 11, 2023 City Council Meeting
23.Link to the September 26, 2023 City Council Meeting
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24.Link to the November 14, 2023 City Council Meeting
25.Link to the March 19, 2024 Planning Commission Meeting
26.Link to the April 16, 2024 Planning Commission Meeting
27.SUPPLEMENTAL - Raymond Dussault eComment 5/21/24
Respectfully Submitted by:Alexis Oropeza,Planning Manager and Maricela Guillean,Associate
Planner
Legal Review: Patrick Donegan, City Attorney
Approved: Carrie Tai, AICP, Community Development Director
City of Hermosa Beach Printed on 5/21/2024Page 18 of 18
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City of Hermosa Beach
Zoning and Subdivision
Ordinance Update
Draft
ADMINISTRATIVE
PROCEDURES
May 2024
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NOTE TO READER:
• The code section numbers are intended to be placeholders. Renumbering
will occur once the comprehensive Zoning Ordinance Update is
completed.
• This draft contains yellow text boxes to aid the reader's review and will not
be apart of the final adopted draft. The text boxes identify notable
changes, recently adopted language, and state laws.
Table of Contents
CHAPTER 17.01 INTRODUCTORY PROVISIONS ......................................................................... 4
CHAPTER 17.02 ZONING REVIEW AUTHORITIES ....................................................................... 7
CHAPTER 17.03 ADMINISTRATIVE PROCEDURES .................................................................... 10
CHAPTER 17.04 ZONING CLEARANCE ................................................................................... 22
CHAPTER 17.05 ADMINISTRATIVE PERMIT .............................................................................. 23
CHAPTER 17.06 TEMPORARY USE PERMITS ............................................................................. 26
CHAPTER 17.07 HOUSING ACCESSIBILITY - REASONABLE ACCOMMODATION FOR
DISABILITY ............................................................................................................................... 28
CHAPTER 17.08 MINOR EXCEPTIONS ..................................................................................... 32
CHAPTER 17.09 MINOR USE PERMITS...................................................................................... 34
CHAPTER 17.10 CONDITIONAL USE PERMITS ......................................................................... 36
CHAPTER 17.11 PARKING PLAN ............................................................................................. 40
CHAPTER 17.12 PRECISE DEVELOPMENT PLANS..................................................................... 42
CHAPTER 17.13 VARIANCES ................................................................................................... 44
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CHAPTER 17.14 DEVELOPMENT AGREEMENTS ....................................................................... 46
CHAPTER 17.15 SPECIFIC PLANS ............................................................................................ 48
CHAPTER 17.16 ZONING AMENDMENTS ................................................................................ 50
CHAPTER 17.17 GENERAL PLAN AMENDMENT ....................................................................... 52
CHAPTER 17.18 COASTAL CLEARANCE ................................................................................. 54
CHAPTER 17.19 DEFINITIONS .................................................................................................. 55
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Chapter 17.01 Introductory Provisions
17.01.010 Title
Title 17 of the Hermosa Beach Municipal Code shall be known and cited as the “Hermosa
Beach Zoning Ordinance”, “Zoning Ordinance of the City of Hermosa Beach”, or “Zoning
Ordinance”.
17.01.020 Purpose
The purpose of the Zoning Ordinance is to implement the City’s General Plan and to
protect and promote the public health, safety, peace, comfort, convenience, prosperity,
and general welfare. More specifically, the Zoning Ordinance is adopted to achieve the
following objectives:
A. Provide standards for the orderly growth and development of the City, and guide
and control the use of land to provide a safe, harmonious, attractive, and
sustainable community.
B. Achieve the arrangement of land uses depicted in the Hermosa Beach General
Plan, consistent with the goals and policies of the General Plan.
C. Enhance the appearance of the City and promote high-quality design.
D. Preserve and enhance the quality of life and character of residential
neighborhoods.
E. Promote economic growth and the creation of jobs.
F. Facilitate the appropriate location of community facilities, institutions,
transportation, and parks and recreational areas.
G. Allow for public participation in government decision-making regarding land use
and development in a manner consistent with State law.
H. Define duties and powers of administrative bodies and officers responsible for
implementation of the Zoning Ordinance.
17.01.030 Authority
The Hermosa Beach Zoning Ordinance is adopted pursuant to the authority contained in
Section 65850 of the California Government Code.
17.01.040 Relationship to the General Plan
This Zoning Ordinance implements the goals and policies of PLAN Hermosa, the Hermosa
Beach General Plan, and Coastal Land Use Plan, by regulating the use of land and
structures within the City. This Zoning Ordinance and the General Plan shall be consistent
with one another. Any permit, license, or approval issued pursuant to this Zoning
Ordinance must be consistent with the General Plan and all applicable specific plans.
17.01.050 Applicability
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A. Applicability to Property. This Zoning Ordinance shall apply, to the extent
permitted by law, to all property within the corporate limits of the City of Hermosa
Beach and to property for which applications for development and/or
subdivisions have been submitted to the City of Hermosa Beach, including all uses,
structures, and land owned by any private person, firm, corporation or
organization, or the City of Hermosa Beach or other local, State, or Federal
agencies. Any governmental agency shall be exempt from the provisions of this
Zoning Ordinance only to the extent that such property may not be lawfully
regulated by the City.
B. Minimum Requirements. The provisions of this Zoning Ordinance shall be minimum
requirements for the promotion of the public health, safety, and general welfare.
Where this Zoning Ordinance provides for more discretion on the part of a City
official or body, that discretion may be exercised to impose more stringent
requirements than set forth in this Zoning Ordinance as may be necessary to
promote orderly land use development and the purposes of this Zoning
Ordinance.
C. Compliance with Regulations. No land shall be used, and no structure shall be
constructed, occupied, enlarged, altered, demolished, or moved in any zone,
except in accordance with the provisions of this Zoning Ordinance, including the
development and performance standards herein, and any permit issued pursuant
hereto. The temporary or transitory nature of a use does not exempt it from this
requirement.
D. Conflicting Regulations. The regulations of this Zoning Ordinance and requirements
or conditions imposed pursuant to this Zoning Ordinance shall not supersede any
other regulations or requirements adopted or imposed by the Hermosa Beach City
Council, the State of California, or any Federal agency that has jurisdiction by law
over uses and development authorized by this Zoning Ordinance. All uses and
development authorized by this Zoning Ordinance shall comply with all other such
regulations and requirements. Where conflict occurs between the provisions of the
Zoning Ordinance and any other City ordinance, chapter, resolution, guideline, or
regulation, the more restrictive provisions shall control, unless otherwise legally
required.
E. Private Agreements. This Zoning Ordinance shall not interfere with or annul any
recorded easement, covenant, or other agreement now in effect, provided that
where this Zoning Ordinance imposes a greater restriction than imposed by an
easement, covenant, or agreement, this Zoning Ordinance shall control. The City
of Hermosa Beach shall not be responsible for monitoring or enforcing private
agreements.
F. Prior Ordinance. The provisions of this Zoning Ordinance supersede all prior
ordinances codified in Title 17 of the Hermosa Beach Municipal Code and any
amendments. No provisions of this Zoning Ordinance shall validate any land use
or structure established, constructed, or maintained in violation of the prior Zoning
Ordinance, unless such validation is specifically authorized by this Zoning
Ordinance and is in conformance with all other regulations.
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G. Effect on Previously Approved Projects and Projects in Progress.
1. Building Permit. Any building or structure for which a Building Permit has
been issued may be completed and used in accordance with the plans,
specifications, and permits on which said Building Permit was granted,
provided at least one inspection has been requested and posted for the
primary structure on the site where the permit is issued and provided
construction is diligently pursued and completed within six months of permit
issuance. No extensions of time except as provided for in the Building Code
shall be granted for commencement of construction, unless the applicant
has secured an allowed permit extension from the Community
Development Department.
2. Previously Approved Land Use Authorization. This Zoning Ordinance shall
not interfere with, repeal, abrogate, or annul any previously granted land
use authorization. All allowances, requirements, and conditions of approval
of previous land use authorizations shall apply until the applicable review
authority specifically repeals the allowance, requirement of this Title, or
condition.
3. Land Use Authorization in Process. An application for a discretionary land
use authorization that has been accepted by the Community
Development Department as complete for processing prior to the
adoption of this Zoning Ordinance or any applicable amendment shall be
processed according to the requirements of this Zoning Ordinance or the
prior Zoning Ordinance upon written request from the project applicant.
The written request shall be made no later than 30 days after the effective
date of this Zoning Ordinance and at least one action must be taken by
the review authority within 210 days of the effective date of this Zoning
Ordinance.
H. Application During Local Emergency. The City Council may authorize a deviation
from a provision of this Zoning Ordinance during a local emergency declared and
ratified under the Hermosa Beach Municipal Code. The City Council may
authorize a deviation by resolution without notice or public hearing.
17.01.060 Responsibility for Administration
The Zoning Ordinance shall be administered by the Hermosa Beach City Council,
Planning Commission, and Community Development Department as established in
Chapter TBD, Planning Authorities.
17.01.070 Severability
If any section, subsection, paragraph, sentence, clause, or phrase of this Zoning
Ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this Zoning Ordinance. The Hermosa Beach City Council hereby declares that
it would have passed this Zoning Ordinance, and each section, subsection, sentence,
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clause, and phrase thereof, regardless of the fact that any or one or more sections,
subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.
17.01.080 Fees
The City Council shall establish by resolution, and may amend and revise from time to
time, fees for processing the discretionary entitlement applications and other permits
authorized or required by this Zoning Ordinance. All fees shall be paid at the time an
application is filed, and no processing shall commence until the fees are paid in full.
Chapter 17.02 Zoning Review Authorities
17.02.010 Purpose
This Chapter lays out the basic roles, responsibilities, and functions of all planning
authorities under this Title, including the City Council, Planning Commission, and
Community Development Director (Director).
17.02.020 City Council
The powers and responsibilities of the City Council include, but are not limited to the
following:
A. Consider and adopt, deny, or modify proposed General Plan Amendments, Local
Coastal Program, Specific Plans, and environmental documents related to any of
the foregoing, pursuant to Chapter TBD, Amendments.
B. Consider and adopt, reject or modify proposed amendments to the Zoning
Ordinance and Zoning Map and environmental documents related to any of the
foregoing, pursuant to Chapter TBD, Amendments.
C. Consider and adopt, reject, or modify Development Agreements, following a
public hearing and recommended action by the Planning Commission, pursuant
to Chapter TBD, Development Agreements.
D. Hear and decide appeals from decisions of the Planning Commission pursuant to
Section TBD, Appeals and Calls for Review.
E. Establish, by resolution, a Master Fee Scheule charges, and deposits for various
applications and services provided, pursuant to Title 2.
17.02.030 Planning Commission
The powers and responsibilities of the Planning Commission include, but are not limited to
the following:
A. Annually review progress towards implementation of the General Plan and make
recommendations to the City Council based on any new legislation, development
trends, or changing economic, social, and environmental conditions.
B. Approve, modify, or deny Precise Development Plans, Conditional Use Permits,
Variances, and Certificates of Appropriateness.
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C. Make recommendations to the City Council on Development Agreements.
D. Make recommendations to City Council on proposed amendments to the
General Plan, Specific Plan(s), Zoning Ordinance and Zoning Map and
environmental documents related to any of the foregoing.
E. Hear and decide appeals from decisions of the Community Development
Director.
F. Hear and decide proposals to revoke permits, pursuant to Section TBD, Revocation
of Permits.
G. Make environmental determinations on any approvals that are subject to
environmental review under the California Environmental Quality Act, pursuant to
State law.
H. Such other powers and responsibilities as assigned or directed by the City Council.
17.02.040 Community Development Director
The powers and responsibilities of the Community Development Director (“the Director”),
or their designee, include, but are not limited to the following:
A. Maintain and administer the Zoning Ordinance, including the processing of
applications, abatements, and other enforcement actions.
B. Assist in the use of the Zoning Ordinance for members of the public and other City
departments.
C. Review applications for permits and licenses for conformance with this Title and
issue a Zoning Clearance when the proposed use, activity or building is allowed
by right and conforms to all applicable development and use standards.
D. Approve, modify, or deny Minor Use Permits, pursuant to Chapter TBD, Use Permits.
E. Approve, modify, or deny Temporary Use Permits, pursuant to Chapter TBD,
Temporary Use Permits.
F. Approve, modify, or deny a modification, pursuant to Chapter TBD, Modifications.
G. Approve, modify, or deny requests for Reasonable Accommodation for land use
projects, pursuant to Chapter TBD, Reasonable Accommodation.
H. Decide requests for Minor Revisions to Approved Permits, pursuant to Section TBD,
Revisions to an Approved Permit.
I. Refer items to the Planning Commission where, in the Director’s determination, the
public interest would be better served by a Planning Commission public hearing
and action.
J. Oversee the preparation of environmental review for various entitlements and
make environmental determinations for any discretionary review for which the
Community Development Director is the review authority in accordance with the
California Environmental Quality Act, pursuant to State law.
K. Make recommendations to the Planning Commission and City Council on all
applications, appeals, and other matters upon which they have the authority and
the responsibility to act under this Title.
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L. Investigate and report to the Planning Commission on permit violations when the
City has initiated revocation procedures, pursuant to Section TBD, Revocation of
Permits.
M. Delegate administrative functions to members of the Community Development
Department.
N. Other duties and powers as may be assigned by the City Manager or may be
established through legislation.
17.02.050 Review Authorities for Decisions and Appeals
Summary of Review Authorities for Decisions and Appeals, summarizes the powers and
duties that each review authority has under this Title. Where a project requires more than
one type of application, all permit requests shall be reviewed and decided on by the
highest review authority established for any of the applications.
The Community Development Director may refer any item for which the Director makes
a determination to the Planning Commission where, in the Director’s opinion, the public
interest would be better served by a Planning Commission public hearing and action.
SUMMARY OF REVIEW AUTHORITIES FOR DECISIONS AND
APPEALS
Decision Type Advisory Body Review
Authority *
Appeal
Body
Public
Notification
Ministerial Action
Zoning Clearance - Staff/Director N/A No
Administrative Action
Administrative Permit - Director Planning
Commission
No
Temporary Use Permit Director Planning
Commission
No
Reasonable Accommodation - Director Planning
Commission
No
Minor Modification Director N/A No
Quasi-Judicial Action
Certificate of Appropriateness Director Planning
Commission
N/A Yes
Conditional Use Permit - Planning
Commission
City Council Yes
Minor Use Permit - Director Planning
Commission
Yes
Variance - Planning
Commission
City Council Yes
Minor Exception - Director Planning
Commission
Yes
Parking Plan - Planning
Commission
City Council Yes
Amendment to Planning
Entitlement - Planning
Commission
City Council Yes
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Time Extension Request by
original Review Authority - Planning
Commission
City Council Yes
Precise Development Plan - Planning
Commission
City Council Yes
Determination of Legality of
Nonconforming Residential
Buildings
-
Planning
Commission
City Council Yes
Zoning Interpretation - Director Planning
Commission
No
Similar Use Determination - Director Planning
Commission
No
Legislative Action
General Plan Amendment Planning
Commission
City Council N/A Yes
Specific Plan Amendment Planning
Commission
City Council N/A Yes
Zoning
Amendments
Zone Text
Amendment
Planning
Commission
City Council N/A Yes
Zone Change Planning
Commission
City Council N/A Yes
Development Agreement Planning
Commission
City Council N/A Yes
Historic Landmark Nomination Planning
Commission
City Council N/A Yes
Chapter 17.03 Administrative Procedures
17.03.010 Purpose
This Chapter establishes uniform procedures for the preparation, filing, and processing of
any land use permits and approvals provided for in this Title, unless superseded by a
specific requirement of this Title or State law.
17.03.020 Application Forms and Fees
A. Applicant. The owner of property or the owner’s authorized agent. If the
application is made by someone other than the owner or the owner’s agent, proof
of the right to use and possess the property as applied for, satisfactory to the
Community Development Director, shall accompany the application.
B. Application Materials.
1. Application Forms. The Director shall prepare and issue application forms
and lists that specify the information that will be required from applicants
for projects subject to the provisions of this Title. The Director shall publish
and make available a list of submittal requirements, including required
application fees, on the City’s website and at the Community
Development Department office.
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2. Supporting Materials. The Director may require the submission of supporting
materials as part of the application, including but not limited to: statements,
photographs, plans, drawings, renderings, models, material samples,
technical studies, and other items necessary to describe existing conditions
and the proposed project and determine the level of environmental review
pursuant to the California Environmental Quality Act (CEQA).
3. Availability of Materials. All submitted material becomes the property of the
City, may be distributed to the public, and shall be made available for
public inspection. At any time, upon reasonable request, and during
normal business hours, any person may examine application materials in
support of or in opposition at the Community Development Department
office. Unless prohibited by law or superseded by specific permit
confidentiality requirements, copies of application materials shall be made
available. The City shall charge fees for copies in accordance with the fee
resolution adopted by City Council.
C. Multiple Applications.
1. Concurrent Filing. An applicant for a project which requires more than one
permit (e.g., Conditional Use Permit, Variance, and Precise Development
Plan, etc.), shall file all related applications concurrently, together with all
application fees. The concurrent filing requirements may be reduced in in
accordance with the fee resolution adopted by the City Council.
2. Concurrent Processing. Multiple permits for the same project shall be
processed concurrently and shall be reviewed and decided on by the
highest review authority designated for any of the applications, unless
prohibited by State law.
D. Application Fees.
1. Fee Schedule. The Council shall approve by resolution a Master Fee
Schedule that establishes fees for permits, informational materials,
penalties, copying, and other such items in accordance with Title 2.
2. Fee Payment. No application shall be deemed complete, and processing
shall not commence on any application until all required fees or deposits
have been paid.
3. Refund of Fees. Application fees are non-refundable regardless of the
review authority's decision. Filing fees cover the costs incurred by the City
for staff’s review of the application materials, preparation of required
finings, notices, and postings. In the case of an application withdrawal prior
to the public hearing notice, the Director, at the request of the applicant,
may authorize a partial refund in accordance with department policy.
17.03.030 Review of Applications
A. Initial Completeness Review. The Director shall determine whether an application
is complete within 30 days of the date the application is filed and required fee
received.
Clarification
added to
concurrent is not
permitted when in
conflict with State
law.
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1. Incomplete Application. If an application is deemed incomplete, the
Director shall provide written notification to the applicant listing the
applications for permit(s), forms, information, and any additional fees that
are necessary to complete the application and specify a time limit for
submittal of the requested information. The time limit to submit additional
information shall be at least 30 days.
a. Zoning Ordinance Violations. An application shall not be found
complete if conditions exist on the site in violation of this Title or any
permit or other approval granted in compliance with this Title,
unless the proposed project includes the correction of the
violations or, in the sole discretion of the Director, the application is
deemed complete notwithstanding the violation.
b. Appeal of Determination. Determinations of incompleteness are
subject to the provisions of Section TBD, Appeals and Calls for
Review, except there shall be a final written determination on the
appeal no later than 60 days after receipt of the appeal. The fact
that an appeal is permitted to both the Planning Commission and
the City Council does not extend the 60-day period.
c. Expiration of Application. If an applicant fails to correct the
specified deficiencies within the specific time limit pursuant to
Section TBD, A.1, the application shall expire and be deemed
withdrawn, unless an extension is granted by the Director. After the
expiration of an application, review shall require the submittal of a
new, complete application, along with all required fees.
2. Complete Application. When an application is deemed complete, the
Director shall make a record of that date. If an application requires a public
hearing, the Director shall schedule it and notify the applicant of the date
and time, pursuant to Section TBD, Public Notice.
B. Referral of Application. At the discretion of the Director, or where otherwise
required by this Title, State or Federal law, any application filed in compliance with
this Title may be referred to any City department, public agency, or interest group
that may be affected by or have an interest in the proposed land use project.
C. Extensions. The Director may, upon written request and for good cause, grant
extensions of any time limit for review of applications imposed by this Title.
17.03.040 Environmental Review
All discretionary projects shall be reviewed for compliance or exemption with the
California Environmental Quality Act (CEQA). The designated planning authority for the
entitlement shall be responsible for taking action on the corresponding exemption or
environmental review. Environmental review will be conducted pursuant to Title 14 of the
California Code of Regulations (CEQA Guidelines). If Title 14 of the California Code is
amended, such amendments will govern City procedures.
17.03.050 Public Notice
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Unless otherwise specified, whenever the provisions of this Title require public notice, the
City shall provide notice as required by this section and by the California Government
Code.
A. Notification Method. Public Notice shall be provided a minimum of 10-days, but
no more than 45-days, prior to the public hearing or to a Director’s decision.
Permit Type
Notice
Type
Notification Method Mailing Radius Website Site Posting Newspaper Minor Exception
Notice of
Pending
Action ✓
Adjacent
and
Abutting*
Properties
✓ None
None
Minor Use Permit
Notice of
Pending
Action
✓ 100’
✓ None
None
All
Other
Residential
Projects
Notice of
Hearing ✓ 300’ ✓ ✓
✓
Commercial
Projects
Notice of
Hearing
✓ 500’ ✓ ✓ ✓
*Adjacent and Abutting properties include properties located across a street or
alley.
B. Mailed Notice. At least ten (10) days before the date of the public hearing or the
date of action when no public hearing is required, the Director (or the City Clerk
for City Council hearings) shall provide notice by First-Class mail delivery to the
following:
1. The applicant, the owner, and any occupant of the subject property;
2. The occupants and tenants with the specific notification radius for the
permit type or approval;
3. All neighborhood and community organizations that have previously filed
a written request for notice of projects in the area where the site is located;
4. Any person or group who has filed a written request for notice regarding
the specific application;
Table has
been
expanded
to include
noticing for
Minor Use
Permits
and
summarize
notification
type and
methods.
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5. School districts and any other local agency expected to provide essential
facilities or services to the property which is the subject of the application,
whose ability to provide those facilities and services may be affected; and
6. Blind, Aged, and Disabled Communities. Whenever a hearing is held
regarding a permit for a drive-through facility, or modification of an existing
drive-through facility permit, notice procedures shall incorporate the blind,
aged, and disabled communities in order to facilitate their participation.
C. Alternative Method for Large Mailings. If the number of owners to whom notice
would be mailed or delivered is greater than 1,000, instead of a mailed notice,
notice may be provided by providing notice by placing a display advertisement
of at least one-eighth page in at least one newspaper of general circulation in the
City and posted in three public locations at least 10 days prior to the hearing or
the date of action when a public hearing is required.
D. Newspaper Notice. At least ten (10) days before the date of the public hearing or
the date of action when no public hearing is required, the City shall publish a
notice in at least one newspaper of general circulation in the City.
E. Internet Notice. At least ten (10) days before the date of the public hearing or the
date of action when no public hearing is required, the Director (or the City Clerk
for City Council hearings) shall provide notice on the City’s website.
F. Site Posting. At least ten (10) days before the date of the public hearing a
minimum of one public notice shall be posted on the project site in a conspicuous
place along the property frontage abutting the public-right-of way.
G. Additional Notice. The Director may provide additional notice of the hearing in a
manner deemed appropriate.
H. Content of Public Notice. The notice shall include the following information:
1. The location of the real property, if any, that is the subject of the
application;
2. Name of applicant.
3. A general description of the proposed project or action;
4. The City’s assigned file numbers to the application.
5. A statement indicating if the project is located within the Coastal Zone.
6. The date, time, location, and purpose of the public hearing or the date of
action when no public hearing is required;
7. The identity of the review authority;
8. The names of the applicant and the owner of the property that is the
subject of the application;
9. A statement indicating the level of environmental review, if any, is
applicable to the project. The location and times of any environmental
impact assessment prepared in connection with the application, may be
viewed by the public;
10. A statement that any interested person or authorized agent may appear
and be heard;
11. A statement describing how to submit written comments; and
12. For City Council hearings, the Planning Commission recommendation.
Content reordered and expanded to include name of applicant
and indication if the project is located within the Coastal Zone
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I. Failure to Notify Individual Properties. The validity of the proceedings shall not be
affected by the failure of any property owner, resident, or community organization
to receive a mailed notice.
17.03.060 Conduct of Public Hearings
Whenever the provisions of this Title require a public hearing, the hearing shall be
conducted in compliance with the requirements of State law as follows.
A. Generally. Hearings shall be conducted pursuant to procedures adopted by the
hearing body. Hearings are not required to be conducted according to technical
rules relating to evidence and witnesses.
B. Scheduling. Hearings before the City Council shall be scheduled by the City Clerk.
All other hearings shall be scheduled by the Director of Community Development.
C. Public Hearing Testimony. Any person may appear at a public hearing and submit
oral or written evidence, either individually or as a representative of a person or
an organization.
D. Time Limits. The City Council may establish time limits for individual testimony.
E. Continuance of Public Hearing by the Planning Commission. The body conducting
the public hearing may by motion continue the public hearing to a fixed date,
time and place without additional hearing notice or may continue the item to an
undetermined date and provide notice of the continued hearing.
F. Decision. The public hearing shall be closed before a vote is taken.
17.03.070 Findings and Notice of Action
When deciding to approve, approve with conditions, modify, revoke or deny any
discretionary permit under this Title, the review authority shall issue a Notice of Action and
make findings of fact as required by this Title.
A. Findings. Findings, when required by State law or this Title, shall be based upon
consideration of the application, plans, testimony, reports, and other materials
that constitute the administrative record and shall be stated in writing in the
resolution or record of the action on the permit.
B. Date of Action. The review authority shall decide to approve, modify, revoke, or
deny any discretionary permit following the close of the public hearing, or if no
public hearing is required, within 30 days of the date the City has determined an
application to be complete.
C. Notice of Action. After the Director or Planning Commission takes any action to
approve, modify, or deny an application that is subject to appeal under the terms
of this Title, the Director shall issue a Notice of Action. The Notice shall describe the
action taken, including any applicable conditions, and shall list the findings that
were the basis for the decisions.
1. Council Report of Planning Commission Action. Pursuant to Section
2.52.040, City Council Review of Decisions of the Planning Commission, of
the Hermosa Beach Municipal Code, all Planning Commission actions shall
Section name update and reordered.
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be placed as a report item on the City Council’s agenda at the next regular
City Council meeting following the Commission’s action.
2. Director’s Action. The Director shall mail the Notice to the applicant and to
any other person or entity that has filed a written request for such
notification with the Community Development Department within the 10-
day public notice of the decision being made. The notice shall include
information regarding the appeals process.
17.03.080 Scope of Approval
A. Scope. The scope of approvals includes only those uses and activities proposed in
the application, excluding other uses and activities. Unless otherwise specified, the
approval of a new use shall terminate all rights and approvals for previous uses no
longer occupying the same site or location.
B. Conditions. The site plan, floor plans, building elevations, and/or any additional
information or representation, whether oral or written, indicating the proposed
structure or manner of operation submitted with an application or submitted
during the approval process shall be deemed conditions of approval. Any
approval may be subject to requirements that the applicant guarantees,
warranties, or ensures compliance with submitted plans and conditions in all
respects.
C. Actions Voiding Approval. If the construction of a building or structure or the use
established is contrary to the description or illustration in the application, to either
violate any provision of this Title or require additional permits, then the approval
shall be deemed null and void.
D. Periodic Review. All approvals may be subject to periodic review to determine
compliance with the permit and applicable conditions. If a condition specifies
that activities or uses allowed under the permit are subject to periodic reporting,
monitoring, or assessments, it shall be the responsibility of the permit holder, the
property owner, or successor property owners to comply with such conditions.
17.03.090 Effective Dates: Expiration and Extension
A. Effective Dates. A decision shall be effective on the date of action except as
provided below. No building permit or business license shall be issued until after
the effective date.
1. Planning Commission Decisions. All Planning Commission actions shall
become effective after the following, whichever is later:
a. The next regular City Council meeting following the Planning
Commission’s action unless the City Council initiates review
pursuant to Section 2.52.040, City Council Review of Decisions of
the Planning Commission, of the Hermosa Beach Municipal Code.
b. After the expiration of the 15-day appeal period following the date
of action, unless an appeal is filed pursuant to Section TBD, Appeals
and Calls for Review.
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2. Director Decisions Subject to Appeal. A Director’s decision on an
application for any approval subject to appeal shall become effective
after the expiration of the 15-day appeal period following the date of
action, unless an appeal is filed pursuant to Section TBD, Appeals and Calls
for Review.
3. Amendments to the Zoning Ordinance or Zoning Map. Amendments to the
Zoning Ordinance or Zoning Map shall take effect 30 days after the second
reading of the ordinance, unless adopted by urgency in accordance with
applicable law.
B. Expiration. The review authority, in the granting of any permit, may specify a time,
consistent with the purposes of the use and necessary to safeguard the public
safety, health and welfare, within which the proposed use must be undertaken
and actively and continuously pursued. If no time period is specified, any permit
granted under this Title shall automatically expire when no project or use has been
exercised or extended within two years after the date of the approval, except as
provided below.
1. Extension for Permit Where a Coastal Development Permit is Required. The
time limits for any permit for development that also requires a Coastal
Development Permit shall be automatically extended to be the same as
the term of such Coastal Development Permit.
2. Extension for Permit Granted in Conjunction with Tentative Map. The time
limits for any permit granted in conjunction with an approved tentative
tract map shall be automatically extended to be the same as the term of
such tentative Tract Map.
3. Extensions for Permits Associated with Development Agreements. The time
limits for any permit granted in conjunction with a Development Agreement
shall be extended to the same as the term of such Development
Agreement.
4. Other Extensions. The approving body may approve a one-year extension
of any permit or approval granted under this Title upon receipt of a written
application with the required fee at least 30 days prior to the expiration
date.
C. Exercise of Permit.
1. Exercise of Planning Approval or Permit. An approval or permit for the use
of a building or property is exercised when, if required, a valid City business
license has been issued, and the permitted use has commenced on the
site.
2. Exercise of Building Permit. A permit for the construction of a building or
structure is exercised when a valid City building permit, if required, is issued,
and construction has lawfully commenced.
17.03.100 Minor Modification
No revision in the use or structure for which a permit or other approval has been issued is
permitted unless the permit is revised as provided for in this Title.
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A. Minor Modifications. The Community Development Director may approve minor
revisions to approved plans and permits, excluding late-night establishments and
outdoor uses when it can be found that the modification is consistent with the
original application findings, environmental analysis, and conditions approved by
the original Review Authority. The modifications may not substantially expand or
intensify the use or approved floor area by an amount greater than ten percent
or 1,500 square feet, whichever is less.
17.03.110 Revocation of Permits
Any permit granted under this Title may be revoked or revised for cause if any of the
conditions or terms of the permit are violated or if any law or ordinance is violated.
A. Initiation of Proceeding. Revocation proceedings may be initiated by the City
Council, Planning Commission, or Director.
B. Public Notice, Hearings, and Action. After conducting a duly-noticed public
hearing, the Planning Commission shall act on the proposed revocation, pursuant
to Chapter TBD, Public Notice.
C. Required Findings. The Planning Commission may revoke or modify the permit if it
makes any of the following findings:
1. That the approval was obtained by fraud or material misrepresentation that
vitiates one of the required findings of the permit;
2. That the use or activity for which such approval was granted has
permanently ceased to exist as evidenced by demolition, alteration,
subsequent use of the space, or similar conditions;
3. That the use or activity for which such approval was granted has been
suspended or dormant for longer than 12 consecutive months, as
demonstrated by any form of evidence or documentation.
4. That the permit or variance granted is being, or recently has been,
exercised contrary to the terms or conditions of such approval, or in
violation of any statute, ordinance, law or regulation;
5. That the use for which the approval was granted was or is so exercised as
to be detrimental to the public health or safety, or so as to constitute a
nuisance;
6. That the circumstances under which the permit was granted have been
changed by the owner or operator to such a degree that one or more of
the findings contained in the permit is no longer valid and the public health,
safety, and welfare merit revocation of the permit; or
7. That the conditions of approval are found to be inadequate to mitigate the
impacts of the use allowed by the permit, and the public health, safety and
welfare merit modification of the permit.
8. For a restaurant with on-sale alcoholic beverages, the business is not
operating as a restaurant because the primary function of the operation is
the sale or offering for sale of alcoholic beverages and not the sale or
offering for sale of food. A food to alcohol sales ratio provides a
Added 1,500 sq. ft. maximum allowed addition
based on Planning Commission comments.
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quantitative tool to help evaluate whether the business is operating as a
restaurant whose primary function is the sale or offering for sale of food, as
opposed to a business whose primary purpose is the sale of alcoholic
beverages. For purposes of determining whether this finding can be made,
an on-sale restaurant that maintains a minimum of 50 percent of the total
gross sales, computed monthly, from the sale of prepared food is presumed
to be a restaurant. An on-sale restaurant that does not meet these
percentages has the burden of demonstrating that it operates as a
restaurant, as that term is defined in Section TBD, Commercial Uses. Refusal
to provide the information requested under this subsection within 60 days
shall be deemed prima facie evidence that the business is not operating
as a restaurant.
D. Notice of Action. Following Planning Commission action to revoke or modify a
permit, the Director shall issue a Notice of Action within five business days. The
Notice shall describe the Commission’s action with its findings. The Director shall
mail notice to the permit holder and to any person or entity who requested the
revocation proceeding.
17.03.120 Appeals and Calls for Review
A. City Council Calls for Review. Two members of the City Council may initiate review
of all actions of the Planning Commission pursuant to Section 2.52.040, City Council
Review of Decisions of the Planning Commission, of the Hermosa Beach Municipal
Code.
B. Appeals.
1. Applicability. Any action by the Director or Planning Commission in the
administration or enforcement of the provisions of this Title may be
appealed in accordance with this Section.
a. Appeals of Director Decisions. Decisions of the Director may be
appealed to the Planning Commission by filing a written appeal
with the Community Development Department. The Planning
Commission’s decision is final and may not be appealed to City
Council.
b. Appeals of Planning Commission Decisions. Decisions of the
Planning Commission may be appealed to the City Council by
filing a written appeal with the City Clerk. The City Council’s
decision is final.
c. Appeal of Planning Commission Recommendations.
Recommendations of the Planning Commission may not be
appealed.
2. Rights of Appeal. Appeals may be filed by the applicant, by the owner of
property, or by any other person aggrieved by a decision that is subject to
appeal under the provisions of this Ordinance.
3. Time Limits. Unless otherwise specified in State or Federal law, an aggrieved
member of the public, including the applicant may file an appeal in writing
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fifteen (15) calendar days following the date which the action was taken.
However, the City Council may call up a Planning Commission decision
within the 15-day period or at the next available City Council meeting,
whichever time period is greater. In the event an appeal period ends on a
Saturday, Sunday, or any other day the City is closed, the appeal period
shall end at the close of business on the next consecutive business day.
4. Procedures.
a. Filing. The appeal shall identify the decision being appealed and
shall clearly and concisely state the reasons for the appeal. The
appeal shall be accompanied by the required fee.
b. Proceedings Stayed by Appeal. The timely filing of an appeal shall
stay all proceedings in the matter appealed including, but not
limited to, the issuance of City building permits and business
licenses.
c. Transmission of Record. The Director, or in the case of appeals to
the City Council, City Clerk, shall schedule the appeal for
consideration by the authorized hearing body within 60 days of the
date that a complete appeal application is filed. The Director shall
forward the appeal, the Notice of Action, and all other documents
that constitute the record to the hearing body. The Director shall
also prepare a staff report that responds to the issues raised by the
appeal and may include a recommendation for action.
5. Standards of Review. When reviewing any decision on appeal, the appeal
body shall use the same standards for decision-making required for the
original decision. The appeal body may revise or adopt the same decision
and findings as were originally approved; it also may request or require
changes to the application as a condition of approval.
6. Public Notice and Hearing. Public notice shall be provided, and the hearing
conducted by the applicable appeal body pursuant to Section TBD, Public
Notice. Notice of the hearing shall also be given to the applicant and party
filing the appeal and any other interested person who has filed with the City
Clerk a written request for such notice. In the case of an appeal of a
Planning Commission decision, notice of such appeal shall also be given to
the Planning Commission. The Planning Commission may be represented at
the hearing.
7. Action. An action to grant an appeal shall require a majority vote of the
hearing body members. A tie vote shall have the effect of rejecting the
appeal.
17.03.130 Zoning Determination and Similar Use Determinations
Requests for determinations of this Title and verifications relating to prior approvals or
permits may be made to the Director. Requests shall be in writing.
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A. Zoning Determination. A request for an interpretation of the Zoning Ordinance
may be made for provisions that are unclear.
1. Community Development Director Interpretations:
a. Director’s Administrative Zoning Determination. As part of the
director’s administrative authority, the Director may initiate a code
interpretation whenever necessary to clarify a conflicting provision
or procedure of the code.
b. Director’s Formal Zoning Determination. The Director may respond
to formal inquiries regarding code provisions. The interpretation
shall be in writing and will be made available by the Community
Development Department pursuant to this section. Formal
Director’s Interpretations are binding and may be appealed. A fee
for a formal interpretation shall be assessed in accordance with
City’s Master Fee Schedule.
2. Procedures. The Community Development Director shall file a formal
Zoning Determination with the Planning Commission within 60-days of the
determination. Following the acceptance of the determination the
Community Development Director shall:
a. Publish the determination to the City’s website; and
b. Update the Zone Code to reflect the determination within a
reasonable timeframe.
B. Similar Use Determination. A request for a Similar Use Determination may be made
for a use not listed in the Zone.
1. Findings. The Community Development Director may find a use that is not
listed in the zone is allowed provided the following findings can affirmatively
be made:
a. The characteristics of, and activities associated with, the proposed
use are not more intense than those uses listed in the zoning district
as allowable, and will not involve a greater level of activity,
population density, intensity, traffic generation, parking, dust, odor,
noise, or similar impacts than comparable uses in the zone;
b. The proposed use will meet the purpose of the zone that is applied
to the location of the use;
c. The proposed use will be consistent with the goals, objectives, and
policies of the General Plan, or any applicable Specific Plan; and
d. The proposed use is not specifically prohibited.
2. Procedures. The Community Development Director shall file the use
determination findings with the Planning Commission within 60-days of the
determination. Following the acceptance of the determination the
Community Development Director shall:
a. Publish the determination to the city’s website; and
b. Update the Zone Code to reflect the determination within a
reasonable timeframe.
This section clarifies the Director’s
authority to: 1) administer the Zoning
Ordinance; and 2) adds procedures
and establish findings for Similar Use
Determinations.
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Chapter 17.04 Zoning Clearance
17.04.010 Purpose.
The purpose of a Zoning Clearance is to ensure that a proposed use, structure, or matter
requiring ministerial review complies with the standards, limitations, and other applicable
regulations of the Title.
17.04.020 Applicability
A Zoning Clearance is required for any proposed construction or the establishment of a
use – as specified in the Title.
17.04.030 Review Authority
The Community Development Director or their designee may grant a Zoning Clearance
when required by this Title.
17.04.040 Procedures.
A. Application. Applications for Zoning Clearance shall be filed with the Community
Development Department on the prescribed application forms pursuant to
Section TBD “Application Forms and Fees” and Section TBD "Review of
Applications.”
B. Report of Decision and Findings. Except as set forth below, the Community
Development Director shall issue the Zoning Clearance no more than thirty
(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall
deny the application and provide the applicant a written statement of the
reasons the permit cannot be issued. The applicant shall be advised in writing of
the right to appeal the Director’s Decision pursuant to Section TBD, Appeals and
Calls for Review.
Notwithstanding above, permits for accessory dwelling units and or junior
accessory dwelling units shall be decided within one hundred twenty (120) days
of receipt of a complete application and subject to the provisions outlined in
Chapter 17.21.
17.04.050 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Ministerial or non-discretionary Zoning Clearances are not eligible for
appeal, unless otherwise provided below or when required by state law
1. Accessory Dwelling Unit Permit pursuant to HBMC Section 17.21.050.
Language was simplified for clarity.
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B. Revocation. Any Zoning Clearance may be revoked by the Director or the review
authority body for any of the following causes:
1. That any term or condition has not been complied with;
a. That the property for which the Zoning Clearance was granted is
used or maintained in violation of any statute, law, regulation,
condition of approval or this Title;
b. That the use for which the Zoning Clearance was granted has not
operated for at least twelve (12) consecutive months, or has
ceased to exist, or has been abandoned;
c. That the use for which the Zoning Clearance was granted is
deemed detrimental to the public health or safety or constitutes a
nuisance.
C. Expiration. A Zoning Clearance shall expire at the conclusion of the permitted use
or activity, not to exceed one year from the effective date if no expiration or term
is stated therein, and the property shall thereafter be used in compliance with the
provisions of this Title and Code.
Chapter 17.05 Administrative Permit
17.05.010 Purpose
The purpose of an Administrative Permit is to ensure that a proposed use or matter for
which an Administrative Permit is required complies with the standards, limitations and
other regulations applicable to the subject use or matter.
17.05.020 Applicability
Approval of an Administrative Permit is required for uses or developments specifically
identified in any section of this Title.
17.05.030 Review Authority
The Community Development Department may grant Administrative Permits for all such
uses and matters required by this Title to be reviewed and allowed only upon the granting
of an Administrative Permit.
17.05.040 Procedures
A. Application Filing. Applications for Administrative Permits shall be filed with the
Community Development Department on the prescribed application forms
pursuant to Section TBD “Application Forms and Fees” and Section TBD Review of
Applications. The application for an Administrative Permit shall include data or
other evidence in support of the applicable findings required by Section TBD,
Required Findings.
B. Report of Decisions and Findings. Except as set forth below, the Community
Development Director shall issue the Administrative Permit no more than thirty
The administrative section (HBMC 17.55) was adopted by City
Council in November 2023 as part of the Housing Element zone
changes. As proposed, this section will be retitled to Zoning
Clearance with no other substantive change.
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(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall
deny the application and provide the applicant a written statement of the
reasons the permit cannot be issued. The applicant shall be advised in writing of
the right to appeal the Director’s Decision pursuant to Section TBD, Appeals and
Calls for Review.
17.05.050 Required Findings
The Director or their designee must make all of the following findings to approve or
conditionally approve an Administrative Permit application. The inability to make one or
more of the findings is grounds for denial of an application. Written findings shall be
prepared when a denial decision is rendered.
A. The proposed use is allowed within the applicable zone with Administrative Permit
approval, and complies with all other applicable provisions of this Zoning
Ordinance and the Municipal Code;
B. The proposed use is consistent with the General Plan and any applicable specific
plan;
C. The site is physically adequate for the type, density, and intensity (e.g., number of
employees and customers) of use being proposed, including provision of services
(e.g., sanitation and water), public access, and the absence of physical
constraints;
D. The design, location, size, and operating characteristics of the proposed use are
compatible with the existing and future land uses on site and in the vicinity of the
subject property; and
E. The establishment, maintenance, or operation of the proposed use at the location
proposed will not endanger, jeopardize, or otherwise constitute a menace to the
public convenience, health, interest, safety, or the general welfare of persons
residing or working in the vicinity of the proposed use.
17.05.060 Conditions of Approval
The Community Development Director may impose reasonable conditions deemed
necessary to ensure compliance with the findings for an Administrative Permit listed in
Section TBD, Required Finding.
17.05.070 Appeals, Expiration, Revocation, etc.
A. Effective Date – Appeals. Decisions of the Community Development Director may
be appealed to the Planning Commission by filing an appeal within fifteen
(15) days of the Director’s decision; provided, that upon affixing the signature of
the applicant to an issued permit, the permit shall become effective and the right
to appeal shall be waived. Appeals shall be filed in writing with the Community
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Development Department accompanied by a fee set by resolution of
the City Council. Notice of hearing shall be given to the applicant at least ten (10)
days prior to the hearing, unless the applicant agrees to waive the requirement so
that the matter may be heard at an earlier time. The Commission’s review shall be
limited to a determination of whether the application complies with the
requirements of the governing section. The filing of an appeal within such time
shall stay the effective date of the decision until the Commission has acted on the
appeal. The Commission’s decision shall be final and conclusive, unless the
governing section specifically provides for a direct or subsequent appeal to the
City Council.
Appeals to the City Council shall be filed with the City Clerk accompanied by a
fee set by resolution of the City Council. The filing of an appeal within ten (10) days
shall stay the effective date of the decision until the council has acted on the
appeal as hereinafter set forth in this Title. Upon receipt of a written appeal, the
Planning Commission shall transmit to the Council the Planning Commission’s
complete record of the case. notice of hearing shall be given to the applicant at
least ten (10) days prior to the hearing, unless the applicant agrees to waive the
requirement so that the matter may be heard at an earlier time. The Council shall
hear the matter and render a determination as soon as reasonably practicable,
but in no event later than sixty (60) days after an appeal has been filed unless
requested by the applicant. The Council’s review shall be limited to a
determination of whether the application complies with the requirements of the
governing section. The council shall announce its findings within forty (40) calendar
days of the hearing, unless good cause is found for an extension, and the decision
shall be mailed to the applicant. The council’s decision shall be final and
conclusive.
B. Revocation. Any Administrative Permit may be revoked by the Director or the
decision-making body for any of the following causes:
1. That any term or condition has not been complied with;
2. That the property for which the Administrative Permit has been granted is
used or maintained in violation of any statute, law, regulation or condition
of approval;
3. That the use for which the Administrative Permit was granted has not been
exercised for at least twelve (12) consecutive months, or has ceased to
exist, or has been abandoned;
4. The Administrative Permit has been issued for a short-term vacation rental,
which has received three (3) affirmed violations of the ordinance codified
in this section or any of the City’s quality of life ordinances, such as noise
violations, disturbing the peace, or creating a public nuisance, within a 12-
month period; or,
5. That the use for which the Administrative Permit was granted has been so
exercised as to be detrimental to the public health or safety or so as to
constitute a nuisance.
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A hearing to show cause why the permit should not be revoked shall be held by
the issuing body prior to the revocation of any administrative permit. Written notice
shall be provided the permit holder at least ten (10) days prior to the hearing
stating the reasons therefor.
C. Expiration. An Administrative Permit shall expire at the conclusion of the
permitted use or activity, not to exceed one year from the effective date if no
expiration or term is stated therein, and the property shall thereafter be used in
compliance with the provisions of this Title and Code.
Chapter 17.06 Temporary Use Permits
17.06.010 Purpose
This Chapter establishes a process for review and approval of uses that are intended to
be of limited duration of time and will not permanently alter the character or physical
facilities of the site where they occur.
17.06.020 Applicability
Approval of a Temporary Use Permit is required for uses or developments specifically
identified in any section of this Title which requires a Temporary Use Permit.
17.06.030 Review Authority
The Community Development Director shall act as the review authority for Temporary Use
Permits based on consideration of the requirements of this Chapter and Section TBD,
Temporary Uses.
17.06.040 Procedures
A. Application. An application for a Temporary Use Permit shall be submitted at least
30 days before the use is intended to begin with the Community Development
Department on the prescribed application forms pursuant to Section TBD,
Application Forms and Fees and Section TBD, Review of Applications. The
application for a Temporary Use Permit shall include data or other evidence in
support of the applicable findings required by Section TBD, Required Findings.
B. Report of Decision and Findings. Except as set forth below, the Community
Development Director shall issue the Temporary Use Permit no more than thirty
(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall
deny the application and provide the applicant a written statement of the
reasons the permit cannot be issued. The applicant shall be advised in writing of
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the right to appeal the Director’s decision pursuant to Section TBD, Appeals and
Calls for Review.
17.06.050 Required Findings
The Community Development Director must make both of the following findings to
approve or conditionally approve a Temporary Use Permit application. The inability to
make one or more of the findings is grounds for denial of an application.
A. The proposed use will not unreasonably affect adjacent properties, their owners
and occupants, or the surrounding neighborhood, and will not in any other way
constitute a nuisance or be detrimental to the health, safety, peace, comfort, or
general welfare of persons residing or working in the area of such use or to the
general welfare of the City; and
B. The proposed use will not unreasonably interfere with pedestrian or vehicular
traffic or circulation in the area surrounding the proposed use and will not create
a demand for additional parking that cannot be safely and efficiently
accommodated by existing parking areas.
17.06.060 Conditions of Approval
The Community Development Director may impose reasonable conditions deemed
necessary to ensure compliance with the findings for a Temporary Use Permit listed in
Section TBD, Required Findings, including the items below.
A. Provision of a certificate of insurance acceptable to the City’s risk manager.
B. Submission of a performance bond or other surety devices, if necessary, to ensure
that any temporary facilities or structures used will be removed from the site within
a reasonable time following the event and that the property will be restored to its
former condition, to the satisfaction of the Community Development Director.
C. Prior to the event, the applicant shall provide a statement to the City stating that
the organizers of the event agree to indemnify, hold harmless, and defend the
City, its officers, agents and employees from any and all liability or claims that may
be brought against the City arising out of its approval of the Temporary Use Permit,
or arising out of the operation of the use or uses allowed under the permit, save
and except that caused solely by the City’s active negligence.
D. Each site occupied by a temporary use shall be cleaned of debris, litter, or other
evidence of the temporary activity on completion or removal of the activity, and
shall thereafter be used in compliance with the provisions of this Title.
E. Other conditions determined by the Community Development Director to ensure
the operation of the proposed temporary use in a compatible, efficient,
harmonious, nuisance-free, orderly, and safe, manner, including, but not limited to
the following:
1. Regulation of ingress, egress, and traffic circulation.
2. Regulation of fire protection and access for fire vehicles.
3. Regulation of lighting and signage.
4. Regulation of hours of operation, staffing, or other aspects of the use.
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5. Provisions for sanitary facilities and waste collection and disposal.
6. Safety and security measures.
7. Measures for removal of the activity and site restoration, to ensure that no
changes to the site would limit the range of possible future land uses
otherwise allowed by this Title.
17.06.070 Appeals, Expiration, Revocation, etc.
A. Appeals. Temporary Use Permit decisions are subject to the appeal provisions of
Section TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Temporary Use Permit approval is effective
and may only be extended or revised as provided for in Chapter TBD, Effective
Dates: Expiration and Extension.
C. Revocation. Temporary Use Permit approval may be revoked pursuant to Section
TBD, Revocation, if any of the conditions or terms of the approval are violated or
if any law or ordinance is violated.
Chapter 17.07 Housing Accessibility - Reasonable
Accommodation for Disability
17.07.010 Purpose and Applicability.
This section provides a procedure to request reasonable accommodation
for persons with disabilities seeking equal access to housing under the Fair Housing Laws
in the application of zoning laws, building codes, and other land use regulations, policies
and procedures. Fair Housing Laws means "Fair Housing Amendments Act of 1988"
(42 U.S.C. Section 3601, et seq.), including reasonable accommodation required
by 42 U.S.C. Section 3604(f)(3)(B), and the "California Fair Employment and Housing Act"
(California Government Code Section 12900, et seq.), including reasonable
accommodation required specifically by California Government Code
Sections 12927(c)(1) and 12955(l), as any of these statutory provisions now exist or may be
amended from time to time.
A request for reasonable accommodation may be made by any person with a disability,
his/her representative, or any business or property owner when the application of a
zoning law, building code provision or other land use regulation, policy or practice acts
as a barrier to fair housing opportunities. A person with a disability is a person who has a
physical or mental impairment that limits or substantially limits one or more major life
activities, anyone who is regarded as having such impairment or anyone who has a
record of such impairment, as those terms are defined in the Fair Housing Laws.
This section was adopted by City Council
in November 2023 as part of the Housing
Element Zone Text changes.
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A request for reasonable accommodation may include a modification or exception to
the rules, standards and practices for the siting, development and use of housing or
housing related facilities that would eliminate regulatory barriers and provide a person
with a disability equal opportunity to housing of their choice. Requests for reasonable
accommodation shall be made in the manner prescribed by this section.
It is the intent of this section that, notwithstanding time limits provided to perform specific
functions, application review, decision making and appeals proceed expeditiously,
especially where the request is time sensitive, and so as to reduce impediments to equal
access to housing.
A. Application Submittal. Any person with a disability may request a reasonable
accommodation on a form supplied by the community development department
including the following information, accompanied by a fee established by
resolution of the city council:
1. The applicant’s or representative’s name, mailing address and daytime
phone number;
2. The address of the property for which the request is being made;
3. The specific code section, regulation, procedure or policy of the City from
which relief is sought;
4. A site plan or illustrative drawing showing the proposed accommodation;
5. An explanation of why the specified code section, regulation, procedure
or policy is preventing, or will prevent, the applicant’s use and enjoyment
of the subject property;
6. The basis for the claim that the Fair Housing Laws apply to the individual(s)
and evidence satisfactory to the City supporting the claim, which may
include a letter from a medical doctor or other licensed health care
professional, a disabled license, or any other appropriate evidence;
7. A detailed explanation of why the accommodation is reasonable and
necessary to afford the applicant an equal opportunity to use and enjoy
a dwelling in the City;
8. Verification by the applicant that the property is the primary residence of
the person(s) for whom reasonable accommodation is requested; and
9. Any other information required to make the findings required by subsection
(D) of this section consistent with the Fair Housing Laws.
A request for reasonable accommodation may be filed at any time that the
accommodation may be necessary to ensure equal access to housing.
A reasonable accommodation does not affect or negate an individual’s obligations to
comply with other applicable regulations not at issue in the requested accommodation.
If an individual needs assistance in making the request for reasonable accommodation,
the City shall provide assistance to ensure that the process is accessible.
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Should the request for reasonable accommodation be made concurrently with a
discretionary permit, then the fee for a reasonable accommodation application may be
waived provided that the prescribed fee shall be paid for all other discretionary permits.
B. Reviewing Authority.
1. Applications for reasonable accommodation shall be reviewed by the
Community Development Director or designee.
C. Findings. The reviewing authority shall approve the request for a reasonable
accommodation if, based upon all of the evidence presented, the following
findings can be made:
1. The housing, which is the subject of the request for reasonable
accommodation, will be occupied by an individual with disabilities
protected under Fair Housing Laws;
2. The requested accommodation is reasonable and necessary to make
housing available to an individual with disabilities protected under the Fair
Housing Laws;
3. The requested accommodation will not impose an undue financial or
administrative burden on the City, as defined in the Fair Housing Laws and
interpretive case law; and
4. The requested accommodation will not require a fundamental alteration in
the nature of the City’s zoning or building laws, policies and/or procedures,
as defined in the Fair Housing Laws and interpretive case law. The City may
consider, but is not limited to, the following factors in determining whether
the requested accommodation would require a fundamental alteration in
the nature of the City’s zoning or building program:
a. Whether the requested accommodation would introduce uses not
otherwise permitted in the neighborhood; and
b. Whether granting the requested accommodation would
substantially undermine any express purpose of either the City’s
General Plan or an applicable Specific Plan.
D. Decision.
1. The review authority shall consider an application and issue a written
determination within forty (40) calendar days of the date of receipt of a
completed application.
2. If necessary to reach a determination on any request for reasonable
accommodation, the review authority may request further information from
the applicant consistent with this section, specifying in detail what
information is required. In the event a request for further information is
made, the applicable time period to issue a written determination shall be
stayed until the applicant reasonably responds to the request.
3. The review authority’s written decision shall set forth the findings, any
conditions of approval, notice of the right to appeal, and the right to
request reasonable accommodation on the appeals process, if necessary.
The decision shall be mailed to the applicant.
4. The reasonable accommodation shall be subject to any reasonable
conditions imposed on the approval that are consistent with the purposes
of this section.
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5. In making the approval findings in subsection (D) of this section, the review
authority may approve alternative reasonable accommodations that
provide an equivalent level of benefit to the applicant.
6. The written decision of the reviewing authority shall be final unless appealed
in the manner set forth below.
7. While a request for reasonable accommodation is pending, all laws and
regulations otherwise applicable to the property that is the subject of the
request shall remain in full force and effect.
8. Where the improvements or modifications approved through a reasonable
accommodation would generally require a variance, a variance shall not
be required.
E. Appeals.
1. The decision on a reasonable accommodation may be appealed to the
City Council within ten (10) calendar days of the issuance of a written
decision.
2. The appeal shall be made in writing including a statement of the grounds
for appeal and accompanied by a fee established by resolution of the City
Council.
3. The City Council shall hear the matter and render a determination as soon
as reasonably practicable, but in no event later than sixty (60) calendar
days after an appeal has been filed. All determinations shall address and
be based upon the same findings required to be made in the original
determination from which the appeal is taken.
4. The City shall provide notice of an appeal hearing to the applicant. The
Council shall announce its findings within forty (40) calendar days of the
hearing, unless good cause is found for an extension, and the decision shall
be mailed to the applicant. The council’s action shall be final.
5. If an individual needs assistance in filing an appeal on an adverse decision,
the City shall provide assistance to ensure that the appeals process is
accessible.
F. Waiver of Time Periods. Notwithstanding any provisions in this section regarding the
occurrence of any action within a specified period of time, the applicant may
request additional time beyond that provided for in this section or may request a
continuance regarding any decision or consideration by the City of a pending
appeal. Extensions of time sought by applicants shall not be considered delay on
the part of the City, shall not constitute failure by the City to provide for prompt
decisions on applications and shall not be a violation of any required time period
set forth in this section.
G. Notice to the Public of Availability of Accommodation Process. The City shall
prominently display in the public areas of the Community Development
Department at City Hall a notice advising those with disabilities or their
representatives that they may request a reasonable accommodation in
accordance with the procedures established in this section. City employees shall
direct individuals to the display whenever they are requested to do so or
reasonably believe that individuals with disabilities or their representatives may be
entitled to a reasonable accommodation.
H. Expiration, Time Extension, Violation, Discontinuance, and Revocation.
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1. Any reasonable accommodation approved in accordance with the terms
of this section shall expire within twenty-four (24) months from the effective
date of approval or at an alternative time specified as a condition of
approval unless:
a. A building permit has been issued and construction has
commenced;
b. A certificate of occupancy has been issued;
c. The use is established; or
d. A time extension has been granted.
2. The Community Development Director may approve a time extension for a
reasonable accommodation for good cause for a period or periods not to
exceed three (3) years. An application for a time extension shall be made
in writing to the Community Development Department no less than thirty
(30) days or more than ninety (90) days prior to the expiration date.
3. Notice of the Director’s Decision on a time extension shall be provided as
specified in subsection (E)(3) of this section.
4. Any reasonable accommodation approved in accordance with the terms
of this code may be revoked if any of the conditions or terms of such
reasonable accommodation are violated, or if any law or ordinance is
violated in connection therewith.
5. An accommodation is granted to an individual and shall not run with the
land unless the Director finds that the modification is physically integrated
on the property and cannot feasibly be removed or altered. Any change
in use or circumstances that negates the basis for the granting of the
approval may render the reasonable accommodation null and void
and/or revocable by the City, and thereafter the reasonable
accommodation may be required to be removed or substantially
conformed to the code if reasonably feasible.
I. Amendments. A request for changes in conditions of approval of a reasonable
accommodation, or a change to plans that would affect a condition of approval
shall be treated as a new application and shall be processed in accordance with
the requirements of this section. The Community Development Director may waive
the requirement for a new application and approve the changes if the changes
are minor, do not involve substantial alterations or addition to the plan or the
conditions of approval, and are consistent with the intent of the original
approval.
Chapter 17.08 Minor Exceptions
17.08.010 Purpose
The purpose of this Chapter is to establish a means of granting relief from locational,
developmental, and operational standards where doing so would be consistent with this
Title and the General Plan, and where it is not possible or practical to approve a
Variance.
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17.08.020 Applicability
Section Reserved.
17.08.030 Review Authority
Community Development Director. However, the Director may refer any application for
a Minor Exception for a project that may generate substantial public controversy or
involve significant land use policy decisions to the Planning Commission for decision.
Concurrent Processing. If a request for a Minor Exception is being submitted in
conjunction with an application for another approval, permit, or entitlement that requires
Planning Commission action, it shall be heard and acted upon at the same time and in
the same manner as that application.
17.08.040 Procedures
A. Application. An application for a Minor Exception shall be filed to the Community
Development Department on the prescribed application forms pursuant to
Section TBD, Application Forms and Fees and Section TBD, Review of Applications.
The application for a Minor Exception shall include data or other evidence in
support of the applicable findings required by Section TBD, Required Findings.
B. Public Notice. An application for a Minor Exception shall require a public notice
prior to the Director's decision pursuant to Section, TBD Public Notice.
C. Report of Decisions and Findings. Except as set forth below, the Community
Development Director shall issue the Minor Exception no more than thirty
(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall
deny the application and provide the applicant a written statement of the
reasons the permit cannot be issued. The applicant shall be advised in writing of
the right to appeal the Director’s Decision pursuant to Section TBD, Appeals and
Calls for Review.
17.08.050 Required Findings
The Community Development Director must make all of the following findings to approve
or conditionally approve a minor exception application. The inability to make one or
more of the findings is grounds for denial of an application.
1. The requested minor exception is warranted by practical difficulties;
2. The requested minor exception is warranted by an unnecessary hardship;
3. The requested minor exception is necessary to avoid inconsistencies with the
general intent of this Title; or
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4. The requested minor exception for the same development standard has not
been approved within the last 10 years.
17.08.060 Conditions of Approval
In approving a Minor Exception, the review authority may impose reasonable conditions
or restrictions and/or require reasonable guarantees and evidence that such conditions
are being, or will be, complied with, to achieve the findings for a Minor Exception.
17.08.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Minor Exception decisions are subject to the appeal provisions of Section
TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Minor Exception approval is effective and
may only be extended or revised as provided for in Section TBD, Effective Dates:
Expiration and Extension.
C. Revocation. The Minor Exception approval may be revoked pursuant to Section
TBD, Revocation, if any of the conditions or terms of the approval are violated or
if any law or ordinance is violated.
Chapter 17.09 Minor Use Permits
17.09.010 Purpose
The Minor Use Permit review and approval process is intended to apply to uses that are
consistent with the with the goals, objectives, and policies of the General Plan and
purposes of the zone where they are proposed but require special consideration to
ensure that based on the specifics can be designed, located, and operated in a manner
that will be compatible with the surrounding area and uses.
17.09.020 Applicability
Approval of a Minor Use Permit is required for uses or developments specifically identified
in any section of this Title which requires a Minor Use Permit.
17.09.030 Review Authority
The Community Development Director or designee shall be the review authority for Minor
Use Permits. However, the Director may refer any application for a Minor Use Permit for a
project that may generate substantial public controversy or involve significant land use
policy decisions to the Planning Commission for decision. In that case, the application
shall be processed as a Conditional Use Permit.
17.09.040 Procedures
A. Application. Applications for Minor Use Permits shall be filed with the Community
Development Department on the prescribed application forms pursuant to
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Section TBD, Application Forms and Fees and Section TBD, Review of Applications.
The application for a Minor Use Permit shall include data or other evidence in
support of the applicable findings required by Section TBD, Required Findings.
B. Public Notice and Hearing. All applications for Minor Use Permits shall require a
public notice prior to the Director or designee decision, pursuant to Section TBD,
Public Notice.
C. Report of Decisions and Findings. Except as set forth below, the Community
Development Director shall issue the Minor Use Permit no more than thirty
(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall
deny the application and provide the applicant a written statement of the
reasons the permit cannot be issued. The applicant shall be advised in writing of
the right to appeal the Director’s decision pursuant to Section TBD, Appeals and
Calls for Review.
17.09.050 Required Findings
The Community Development Director or designee must make all of the following findings
to approve or conditionally approve a Minor Use application. The inability to make one
or more of the findings is grounds for denial of an application.
A. 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;
B. The proposed use is consistent with the General Plan and any applicable specific
plan;
C. 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;
D. 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
E. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
17.09.060 Conditions of Approval
In approving a Minor Use Permit, the review authority may impose reasonable conditions
or restrictions and/or require reasonable guarantees and evidence that such conditions
are being, or will be, complied with, to achieve the following outcomes:
A. Ensure that the proposal conforms in all significant respects with the General Plan
and with any other applicable plans or policies adopted by the City Council;
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B. Achieve the general purposes of this Title or the specific purpose of the zone in
which the project is located;
C. Achieve the findings for a Use Permit listed in Section TBD, Required Findings; or
D. Mitigate any potentially significant impacts identified because of environmental
review conducted in compliance with the California Environmental Quality Act.
17.09.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Minor Use Permit decisions are subject to the appeal provisions of Section
TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Minor Use Permit approval is effective and
may only be extended or revised as provided for in Section TBD, Effective Dates:
Expiration and Extension.
C. Reapplication Upon Denial. After the denial of a Minor Use Permit has become
final, no further application for the same use shall be filed for the same property
for the ensuing 12 months, unless the project is revised to resolve the review
authority’s previous objections to the project. Said revision shall require a new
application process and payment of fees.
D. Revocation. Minor Use Permit approval may be revoked pursuant to Section TBD,
Revocation, if any of the conditions or terms of the approval are violated or if any
law or ordinance is violated.
Chapter 17.10 Conditional Use Permits
17.10.010 Purpose.
The purpose of a Conditional Use Permit shall be to provide the individual review of
certain uses, which due to the nature of the use, size, or intensity of the use require a
Planning Commission review.
17.10.020 Applicability
Approval of a Conditional Use Permit is required for uses or developments specifically
identified in any section of this Title which requires a Conditional Use Permit.
17.10.030 Review Authority
The Planning Commission may grant Conditional Use Permits to determine if the use
proposed, or the location of that use, is compatible with the surrounding uses, or may be
made compatible with the imposition of conditions of approval.
17.10.040 Procedures
A. Application. Applications for Conditional Use Permits shall be filed with the
Community Development Department on the prescribed application forms
pursuant to Section TBD, Application Forms and Fees and Section TBD, Review of
Applications. The application for a Conditional Use Permit shall include data or
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other evidence in support of the applicable findings required by Section TBD,
Required Findings.
B. Public Notice. An application for a Conditional Use Permit shall require a public
notice prior to the Planning Commission decision, pursuant to Section TBD, Public
Notice.
C. Public Hearing. An application for a Conditional Use Permit shall require a public
hearing before the Planning Commission pursuant to Section TBD Conduct of
Public Hearings.
D. Report on Findings and Decision. Not more than twenty (20) days following the
public hearing on a Conditional Use Permit, the Planning Commission shall
announce its findings by formal report and said report shall recite, among other
things, the facts and reasons which, in its opinion, make the granting or denial of
the Conditional Use Permit and when granted, shall recite such conditions and
limitations as it may impose.
E. Report to be Numbered and Kept as Permanent Record. The formal report of the
Planning Commission announcing its decision on a Conditional Use Permit shall be
numbered consecutively in the order of filing and shall become a permanent
record in the file of the Planning Commission.
F. Notice of decision to applicant. Not later than ten days following the rendering of
a decision ordering that a Conditional Use Permit be granted or denied, a copy
of the report shall be mailed to the applicant and their attorney at the address
shown on the application filed with the Planning Commission.
G. Effective date – Time limitation for appeal. The order of the Planning Commission
in granting or denying a Conditional Use Permit shall become final and effective
ten days from the date of the succeeding City Council meeting at which it is
determined whether or not to review the decision of the Planning Commission
pursuant to Section 2.52.040 of this code until within such ten-day period an
appeal in writing is filed with the Council by any person dissatisfied with the
decision of the Planning Commission. The filing of such appeal within such time
shall stay the effective date of the order of the Planning Commission until such
time as the Council has acted on the appeal as hereinafter set forth in this Title.
H. Transmission of Planning Commission’s record to City Council. Upon receipt of a
written appeal filed with the City Clerk as provided herein, the Planning
Commission shall thereupon transmit to the City Council the Planning Commission's
complete record of the case.
I. Council to hold public hearing on appeal. Not more than forty (40) calendar days
following filing of a written appeal, the City Council shall conduct a duly
advertised public hearing, public notice of which shall be given at least ten
calendar days prior to said hearing in accordance with requirements established
by resolution of the Council.
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J. Council to announce findings and decision. City Council shall announce its
findings and decision not more than sixty (60) days, following the close of the
public hearing, unless good cause is shown for the extension of time and the
applicant or opponent, or both, are notified of this extension and the reasons
therefor. The findings and decision shall recite the facts and reasons which in the
opinion of the City Council make the approval or denial of the conditional use
permit necessary to carry out the general purpose of this Title, and shall order that
the Conditional Use Permit be granted, denied or modified subject to such
conditions or limitations that it may impose. City Council may incorporate by
reference all or part of any findings of the commission.
If the City Council does not announce its findings and decision, notice shall be
given by mail to the applicant or opponent, or to both if they are different parties,
of when the findings and decision will be made so that the applicant or opponent
or both may be present at the meeting when said findings and decision are
announced.
K. Decision of the council shall be final. The action by the City Council on such
matters shall be by a majority vote of the Council, and shall be final and conclusive
except:
1. The City Council may approve, modify or disapprove the recommendation
of the Planning Commission; provided, that any modification of a proposed
Conditional Use Permit by the Council may be referred back to the
Planning Commission for report and recommendation, and the Planning
Commission shall not be required to hold a public hearing thereon. Failure
of the planning commission to report to the city council within forty (40)
days after the reference, or such longer period as may be designated by
the city council, shall be deemed to be approval of the proposed
modification.
2. Upon return of the matter to the City Council, the City Council may by
majority vote, approve, modify or disapprove the final recommendation of
the Planning Commission on such matters.
L. Notice of Decision of the Council. Not later than thirty (30) days following the final
decision of the City Council that a Conditional Use Permit be granted or denied,
notice of such action shall be mailed to the applicant or opponent, or both if they
be different parties, and one copy shall be attached to the Planning Commission's
file of the case and said file returned to the Planning Commission for permanent
filing. Failure to give notice shall not affect the decision rendered in these matters.
17.10.050 Scope of Conditional Use Permit Review
A. Criteria for review. In reviewing any Conditional Use Permit for any use, the
following criteria for granting said permit shall be considered:
1. Distance from existing residential uses;
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2. The amount of existing or proposed off-street parking facilities, and its
distance from the proposed use;
3. Location of and distance to churches, schools, hospitals and public
playgrounds;
4. The combination of uses proposed;
5. Site specific operation and design features;
6. The relationship of the proposed business-generated traffic volume and the
size of streets serving the area;
7. The proposed exterior signs and decor, and the compatibility thereof with
existing establishments in the area;
8. The number of similar establishments or uses within close proximity to the
proposed establishment;
9. Noise, odor, dust and/or vibration that may be generated by the proposed
use;
10. Impact of the proposed use to the City’s infrastructure, and/or services;
11. Will the establishment contribute to a concentration of similar outlets in the
area;
12. Other considerations that, in the judgment of the Planning Commission, are
necessary to assure compatibility with the surrounding uses, and the as a
whole.
17.10.060 Required findings.
The Planning Commission must make all of the following findings to approve a
Conditional Use Permit application. The inability to make one or more of the findings is
grounds for denial of an application.
A. 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;
B. The proposed use is consistent with the General Plan and any applicable specific
plan;
C. 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;
D. 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
E. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
17.10.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Conditional Use Permit decisions are subject to the appeal provisions of
Section TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Conditional Use Permit approval is effective
and may only be extended or revised as provided for in Section TBD, Effective
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Dates: Expiration and Extension or the following, whichever the strictest standards
apply.
1. A Conditional Use Permit shall expire and become null and void, when any
of the following apply:
a. Permit Not Issued. If the Conditional Use Permit is not used within two
(2) years after the granting of the Permit; provided that the Director
may grant an extension of the Permit for an additional period as
provided in this Title.
b. Discontinuation of Use. If there is a discontinuation of the Conditional
Use Permit after it has been effectuated for a period of 12 months or
more the Permit shall be expired. The Community Development
Director shall make a written determination of expiration based on
evidence of abandonment including documentation of business
closure including but not limited to inactive City business license
issued in accordance with Title 5 of HBMC.
C. Reapplication Upon Denial. After the denial of a Conditional Use Permit has
become final, no further application for the same use shall be filed for the same
property for the ensuing 12 months, unless the project is revised to resolve the
review authority’s previous objections to the project. Said revision shall require a
new application process and payment of fee
D. Revocation. The Conditional Use Permit approval may be revoked pursuant to
Section TBD, Revocation, if any of the conditions or terms of the approval are
violated or if any law or ordinance is violated.
Chapter 17.11 Parking Plan
17.11.010 Purpose
The purpose of this section is to allow for an alternative configuration of parking to wholly
or partially satisfy the Off-Street Parking Chapter of Title 17.
17.11.020 Applicability
Parking Plans may be requested by a property owner in accordance with the Off-Street
Parking Chapter of Title 17.
17.11.030 Review Authority
The Planning Commission shall act as the review authority for all Parking plans.
17.11.040 Procedures
A. Application. Applications for Parking Plans shall be filed with the Community
Development Department on the prescribed application forms pursuant to
Section TBD, Application Forms and Fees and Section TBD, Review of Applications.
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The application for a Parking Plan shall include data or other evidence in support
of the applicable findings required by Section TBD, Required Findings.
B. Public Notice. An application for a Parking Plan shall require a public notice prior
to the Planning Commission decision, pursuant to Section TBD, Public Notice.
C. Public Hearing. An application for a Parking Plan shall require a public hearing
before the Planning Commission pursuant to Section TBD, “Conduct of Public
Hearings”.
17.11.050 Required Findings
The Planning Commission must make all of the following findings to approve or
conditionally approve a Parking Plan application. The inability to make one or more the
findings is ground for denial of an application.
A. The Parking Plan conforms in all significant respects with the General Plan and with
any other applicable plans or policies adopted by the City Council;
B. The Parking Plan is consistent with the purposes of this Title and the specific purpose
of the Zone in which the project is located;
C. The Parking Plan satisfies all the applicable criteria for the Parking Plan
configuration requested in accordance with the Off-Street Parking Chapter of Title
17.
D. The granting of the requested modification would not be detrimental to the
public, health, safety or welfare of the public.
17.11.060 Conditions of Approval
In approving a Parking Plan, the review authority may impose reasonable conditions or
restrictions and/or require reasonable guarantees and evidence that such conditions are
being, or will be, complied with, to achieve the following outcomes:
A. Ensure that the proposal complies with the general purpose of Title 17 or the
specific procedures of the zone in which the project is located;
B. Achieve the findings for the Parking Plan listed in Section TBD, “Required Findings”.
C. A covenant with the City a party thereto, may be required limiting the use of
the property and/or designating the method by which the required parking will be
provided at the time that the Planning Commission determines that inadequate
parking exists.
17.11.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Parking Plan decisions are subject to the appeal provisions of Section
TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Parking Plan approval is effective and may
only be extended or revised as provided for in Chapter TBD, Effective Dates:
Expiration and Extension.
C. Reapplication Upon Denial. After the denial of a Parking Plan has become final,
no further application for the same Parking Plan shall be filed for the same property
for the ensuing six months, unless the project is revised to resolve the review
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authority’s previous objections to the project. Said revision shall require a new
application process and payment of fee
D. Revocation. The Parking Plan approval may be revoked pursuant to Section TBD,
Revocation, if any of the conditions or terms of the approval are violated or if any
law or ordinance is violated.
Chapter 17.12 Precise Development Plans
17.12.010 Purpose
This Chapter establishes Precise Development Plan procedures to ensure that new
development supports the goals and objectives of the General Plan and other adopted
plans and guidelines. The specific purposes of the Precise Development Plan process are
to:
A. Promote excellence in design, layout, and other physical features of development
to achieve a reasonable level of quality, compatibility, in harmony with the
community’s social, economic and environmental objectives;
B. Ensure that new and altered development will be compatible with the existing
and potential development of the surrounding area; and
C. Supplement other City regulations and standards in order to ensure control of
physical features of development that are not otherwise addressed.
17.12.020 Applicability
Precise Development Plan is required for all projects that require a permit for new
construction, reconstruction, rehabilitation, alteration, or other improvements to a
structure, site, or a parking area except for:
A. New construction or additions of less than 1,500 square foot addition any zone.
B. Interior remodel of 3,000 square feet or less in any zone.
C. Single Family (one unit) residential projects.
D. New residential projects with two (2) or more dwelling units including a minimum
of 20% lower-income units.
E. Projects including minimum of 20% lower-income units that qualify for a density
bonus pursuant to Section 17.42.100.
17.12.030 Review Authority
The Planning Commission shall act as the review authority for all Precise Development
Plans.
17.12.040 Procedures
Items D and E are added exemptions to
comply with HCD comments regarding
the Housing Element related zoning text
amendments.
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A. Application. Applications for Precise Development Plan shall be filed with the
Community Development Department on the forms prescribed application forms
pursuant to Section TBD, Application Forms and Fees and Section TBD, Review of
Applications. The application for a Precise Development Plan shall include data
or other evidence in support of the applicable findings required by Section TBD,
Required Findings.
B. Public Notice. An application for a Precise Develop Plan shall require a public
notice prior to the Planning Commission decision, pursuant to Section TBD, Public
Notice.
C. Reapplication Upon Denial. After the denial of a Parking Plan has become final,
no further application for the same Parking Plan shall be filed for the same property
for the ensuing 12 months, unless the project is revised to resolve the review
authority’s previous objections to the project. Said revision shall require a new
application process and payment of fee.
D. Public Hearing. An application for a Precise Development Plan shall require a
public hearing before the Planning Commission pursuant to Section TBD, Conduct
of Public Hearings.
17.12.050 Scope of Precise Development Plan Review
A. Precise Development Plan Review Considerations. Precise Development Plan
review shall be based on consideration of the requirements of this Chapter as they
apply to the design of the site plan, structures, landscaping, and other physical
features of a proposed project, including:
1. Building proportions, massing, and architectural details;
2. Site design, orientation, location, and architectural design of buildings
relative to existing structures on or adjacent to the property, topography,
and other physical features of the natural and built environment;
3. Size, location, design, development, and arrangement of on-site parking
and other paved areas;
4. Height, materials, and design of fences, walls, and screen plantings;
5. Location and type of landscaping including selection and size of plant
materials, and design of hardscape; and
6. Size, location, design, color, lighting, and materials of all signs.
17.12.060 Required Findings
The review authority must make all of the following findings to approve or conditionally
approve a Precise Development Plan application. The inability to make one or more of
the findings is grounds for denial of an application.
A. The design, layout, and other physical features of the project complies with all
other applicable provisions of this Title and all other Titles of the Hermosa Beach
Municipal Code;
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B. The design, layout, and other physical features of the project is consistent with the
General Plan, and any applicable specific plan or design guidelines;
C. The design, layout, and other physical features of the project complies with any
design or development standards applicable to the zone or the use in question,
unless waived or modified pursuant to the provisions of this Title; and
D. The design, layout, and other physical features of the project are compatible with
the desired form and character of the area, as established in the General Plan.
17.12.070 Conditions of Approval
In approving a Precise Development Plan, the review authority may impose reasonable
conditions or restrictions and/or require reasonable guarantees and evidence that such
conditions are being, or will be, complied with, to achieve the following outcomes:
A. Ensure that the proposal conforms in all significant respects with the General Plan
and with any other applicable plans or policies adopted by the City Council;
B. Achieve the general purposes of this Title or the specific purpose of the zone in
which the project is located;
C. Achieve the findings for a Precise Development Plan listed in Section TBD, Required
Findings; and
D. Mitigate any potentially significant impacts identified because of environmental
review conducted in compliance with the California Environmental Quality Act.
17.12.080 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Precise Development Plan decisions are subject to the appeal provisions
of Section TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Precise Development Plan approval is
effective and may only be extended or revised as provided for in Section TBD,
Effective Dates: Expiration and Extension.
C. Reapplication Upon Denial. After the denial of a Precise Development Plan has
become final, no further application for the same Parking Plan shall be filed for the
same property for the ensuing six months, unless the project is revised to resolve
the review authority’s previous objections to the project. Said revision shall require
a new application process and payment of fee
D. Revocation. Precise Development Plan approval may be revoked pursuant to
Section TBD, Revocation, if any of the conditions or terms of the approval are
violated or if any law or ordinance is violated.
Chapter 17.13 Variances
17.13.010 Purpose
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This Chapter is intended to provide a mechanism for relief from the strict application of
this Title where it would deprive the property owner of privileges enjoyed by similar
properties because of the subject property’s unique and special conditions.
17.13.020 Applicability
Variances may be granted to vary or modify dimensional and performance standards
but may not be granted to allow uses or activities that this Title does not authorize for a
specific lot or site.
17.13.030 Review Authority
The Planning Commission shall act as the review authority for Variance applications
based on consideration of the requirements of this Chapter.
17.13.040 Procedures
A. Application. Applications for a Variance shall be filed with the Community
Development Department on the prescribed application forms in accordance
with the procedures in Section TBD, Application Forms and Fees and Section TBD,
Review of Applications. The application for a Variance shall include data or other
evidence in support of the applicable findings required by Section TBD, Required
Findings.
B. Public Notice. An application for a Variance shall require a public notice prior to
the Planning Commission decision, pursuant to Section TBD, Public Notice.
C. Public Hearing. An application for a Variance shall require a public hearing before
the Planning Commission, pursuant to Section TBD, Conduct of Public Hearings.
17.13.050 Required Findings
After conducting a public hearing, the Planning Commission must make all of the
following findings in order to approve or conditionally approve a Variance application.
The Commission shall deny an application for a Variance if it is unable to make any of
the required findings, in which case it shall state the reasons for that determination.
A. There are exceptional or extraordinary physical circumstances or conditions
applicable to the property involved that do not apply generally to property in the
vicinity and identical zone, and that the granting of a Variance will not constitute
a granting of a special privilege inconsistent with the limitations on the property in
the vicinity and identical zone;
B. The granting of the Variance is necessary to prevent a physical hardship which is
not of the applicant’s own actions or the actions of a predecessor in interest;
C. The granting of the Variance will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare or convenience; and
D. The granting of the Variance will be consistent with the general purposes and
objectives of this Title, any applicable specific plans, and the General Plan.
17.13.060 Conditions of Approval
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In approving a Variance, the review authority may impose reasonable conditions or
restrictions and/or require reasonable guarantees and evidence that such conditions are
being, or will be, complied with, to achieve the following outcomes:
A. Ensure that the proposal conforms in all significant respects with the General Plan
and with any other applicable plans or policies adopted by the City Council;
B. Achieve the general purposes of this Title or the specific purposes of the zone in
which the project is located;
C. Achieve the findings for a Variance granted; or
D. Mitigate any potentially significant impacts identified because of review
conducted in compliance with the California Environmental Quality Act (CEQA).
17.13.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Variance decisions are subject to the appeal provisions of Section TBD,
Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Variance approval is effective and may only
be extended or revised as provided for in Chapter TBD, Effective Dates: Expiration
and Extension.
C. Reapplication Upon Denial. After the denial of a Variance has become final, no
further application for the same Variance shall be filed for the same property for
the ensuing 12 months, unless the project is revised to resolve the review authority’s
previous objections to the project. Said revision shall require a new application
process and payment of fee.
D. Revocation. Variance approval may be revoked pursuant to Section TBD,
Revocation, if any of the conditions or terms of the approval are violated or if any
law or ordinance is violated.
Chapter 17.14 Development Agreements
17.14.010 Purpose
This Chapter establishes procedures and requirements for considering and entering into
a voluntary legally binding agreements, with applicants for development projects, as
authorized in Government Code Sections 65864-65869.5. The development agreement
is intended to provide assurance to the City that a proposed project will proceed to its
completion in compliance with the plans submitted and provides assurance to the
applicant that the project can proceed to its completion in accordance with the rules
and regulations in effect at the time of project approval.
17.14.020 Applicability
A voluntary agreement that may be initiated by a property owner for a complex or multi-
phase development project that is consistent with the General Plan.
17.14.030 Review Authority
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The Planning Commission shall act as the advisory body for all Development Agreements
and provide its recommendation to the City Council. The City Council shall act as the
review authority, and after receiving recommendations from the Planning Commission,
may adopt, reject, or modify a Development Agreement.
17.14.040 Procedures
A. Processing Proposed Development Agreements. A Development Agreement
which may be proposed by the City or any person having a legal or equitable
interest in real property shall be processed in the manner of a Zone Change as
provided in Article 15 and shall conform to the requirements of Article 2.5
(commencing with Section 65864) Division 1, of the Government Code entitled
"Development Agreements."
B. Development Agreement Content All development agreements shall contain the
following provisions:
1. Duration of the agreement;
2. Permitted uses for the subject property;
3. Density or intensity of the permitted uses;
4. Approved site plans, elevations, floor plans and sections, including the
maximum height and size of proposed buildings;
5. Provisions, if any, for reservation or dedication of land for public purposes or
other contribution to public improvements and amenities of benefit to the
City;
6. Protection from either a future growth control ordinance or a future
increase in development impact fees;
7. Provisions that address the applicable environmental review for the project;
8. Provisions requiring periodic review of the Development Agreement under
Section; TBD
9. Provisions that would necessitate a reconsideration or amendment of the
development agreement if any health and safety issues of compelling
public necessity are discovered (i.e., a new environmental health hazard is
discovered);
10. Provisions which are appropriate and acceptable to the City Attorney, that
the developer shall commence construction or satisfy other requirements
within a specified timeframe; and
11. Any other terms determined to be appropriate and necessary including
provisions for payment to the City.
C. Periodic Review Requirement.
1. The Planning Commission shall review the Development Agreement every
12 months, unless otherwise specified in the Development Agreement, after
the approval of the agreement for the life of the project to determine
whether the contracting party or the successor has complied in good faith
with the terms and conditions of the Development Agreement.
2. The applicant shall initiate the review by filing a request for review along
with the corresponding fee established by City Council within 60 days prior
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to the anniversary of the date of approval. The applicant shall submit
evidence demonstrating the applicant’s good-faith compliance with the
Development Agreement.
3. If as a result of this review, the Planning Commission finds and determines
time of annual review, on the basis of substantial evidence, that the
contracting party or the successor in interest has not complied with, a
report shall be made the City Council, and referred to the City Attorney’s
office for action.
17.14.050 Required Findings
The following findings shall be made before approval of a Development Agreement or
amendment:
A. The Development Agreement is in the best interests of the City, promoting the
public interest and welfare through public benefits; and
B. The Development Agreement is consistent with all applicable provisions of the
General Plan, any applicable specific plan, and this Zoning Ordinance.
17.14.060 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Development Agreements may not be appealed as the Planning
Commission review authority is advisory.
B. Expiration, Extensions and Revisions. A Development Agreement approval is
effective and may only be extended or revised as provided for in Chapter TBD,
Effective Dates: Expiration and Extension.
C. Amendment or Cancellation Procedure. A Development Agreement may be
amended or canceled, in whole or in part, by mutual consent of all parties to the
agreement, or their successor-in-interest, in compliance with state law
(Government Code Section 65868), or as set forth in the agreement. The
requested amendment or cancellation shall be processed in the same manner
specified by this chapter for the adoption of a development agreement.
Chapter 17.15 Specific Plans
17.15.010 Purpose
This Chapter establishes procedures for the consideration, adoption, and implementation
of specific plans for the purpose of implementing PLAN Hermosa (“General Plan”) on an
area-specific basis.
17.15.020 Applicability
A. The procedures in this Chapter shall apply to all proposals to establish a Specific
Plan Area, amend or a Specific Plan Area. When changes to the Zoning
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Ordinance or zone or boundary line shown on the Zoning Map are required, a
Zoning Amendment shall also be required.
B. Initiation of Amendment. A Specific Plan or amendment to a Specific Plan may
be initiated by an applicant or by a motion of the City Council or Planning
Commission.
17.15.030 Review Authority
The Planning Commission shall act as the advisory body for all proposed Specific Plans
and Specific Plan Amendments. The Planning Commission shall provide
recommendations to the City Council. The City Council shall act as the final review
authority and upon receiving a recommendation from the Planning Commission, may
adopt, reject, or modify a Specific Plan.
17.15.040 Procedures
A. Application. Applications for Specific Plans shall be filed with the Community
Development Department on the prescribed application forms pursuant to
Section TBD “Application Forms and Fees” and Section TBD Review of Applications.
The application for a Specific Plans shall include data or other evidence in support
of the applicable findings required by Section TBD, Required Findings.
B. Public Hearing and Notice. All Specific Plan and Specific Plan Amendments shall
be referred to the Planning Commission, which shall conduct at least one public
hearing on any proposed amendment prior to submitting a recommendation
report to the City Council. At least ten (10) days before the date of any public
hearing, the City shall provide notice as provided for in Section TBD, Public Notice.
C. Planning Commission Hearing. Before submitting a recommendation to the City
Council, the Planning Commission shall conduct at least one public hearing.
D. Recommendation to City Council. Following the public hearing, the Planning
Commission shall make a recommendation on the Specific Plan to the City
Council. Such recommendation shall include the reasons for the
recommendation, findings related to General Plan consistency, and a discussion
of the relationship of the proposed amendment to other adopted documents. The
recommendation shall be transmitted to the City Council with a copy of the
approved minutes from the Planning Commission hearing.
1. Approval. If the Planning Commission has recommended approval of the
proposed amendment, the City Council is required to take final action
pursuant to Section TBD, City Council Hearing and Action.
2. Denial. If the Planning Commission has recommended against the
proposed amendment, the City Council is not required to take any further
action unless an appeal is filed in accordance with Section TBD, Appeals
and Calls for Review.
E. City Council Hearing and Action
1. City Council Hearing. After receiving the recommendation from the
Planning Commission, the City Council shall hold a hearing in accordance
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with Section TBD, Conduct of Public Hearings. The notice for the hearing
shall include a summary of the Planning Commission recommendation.
2. City Council Action. After the conclusion of the hearing, the City Council
may approve, modify, or deny the proposed Specific Plan or Specific Plan
amendment.
17.15.050 Required Findings
The following findings shall be made prior to approval of any specific plan or specific plan
amendment:
A. The specific plan or amendment is consistent with the goals, objectives, and
policies of the General Plan;
B. The specific plan or amendment will not create conditions materially detrimental
to the public health, safety, and general welfare;
C. The specific plan or amendment is compatible with zoning on adjacent properties,
and ensures development of desirable character that will be harmonious with
surrounding properties;
D. The specific plan or amendment is suitable and appropriate for the location,
access, and topography for the development of the subject property;
Chapter 17.16 Zoning Amendments
17.16.010 Purpose
This Chapter establishes procedures by which changes may be made to the text of this
Zoning Ordinance and to the Zoning Map, whenever the public necessity, convenience,
general welfare, or good practice justify such amendment, consistent with the General
Plan.
17.16.020 Applicability
A. The procedures in this Chapter shall apply to all proposals to change the text of
this Zoning Ordinance or to revise a zone or boundary line shown on the Zoning
Map.
B. Initiation of Amendment. An amendment to the Zoning Ordinance or Zoning Map
may be initiated by any applicant or by a motion of the City Council or Planning
Commission.
17.16.030 Review Authority
The Planning Commission shall act as the advisory body for all amendments to the Zoning
Ordinance and Zoning Map and provide recommendations to the City Council. The City
Council shall act as the final review authority and upon receiving a recommendation
from the Planning Commission, may adopt, reject, or modify all zoning amendments.
17.16.040 Procedures
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A. Application. Applications for Zoning Amendments shall be filed with the
Community Development Department on the prescribed application forms
pursuant to Section TBD, Application Forms and Fees and Section TBD, Review of
Applications. The application for a Zoning Amendment shall include data or other
evidence in support of the applicable findings required by Section TBD, Required
Findings.
B. Public Hearing and Notice. All amendments to the Zoning Ordinance and Zoning
Map shall be referred to the Planning Commission, which shall conduct at least
one public hearing on any proposed amendment prior to submitting a
recommendation report to the City Council. At least 10 days before the date of
any public hearing, the City shall provide notice as provided for in Section TBD,
Public Notice.
C. Planning Commission Hearing and Recommendation
1. Planning Commission Hearing. Before submitting a recommendation to the
City Council, the Planning Commission shall conduct at least one public
hearing.
2. Recommendation to City Council. Following the public hearing, the
Planning Commission shall make a recommendation on the proposed
amendment to the City Council. Such recommendation shall include the
reasons for the recommendation, findings related to General Plan
consistency, and a discussion of the relationship of the proposed
amendment to other adopted documents. The recommendation shall be
transmitted to the City Council with a copy of the approved minutes from
the Planning Commission hearing.
a. Approval. If the Planning Commission has recommended approval
of the proposed amendment, the City Council is required to take
final action pursuant to Section TBD, City Council Hearing and
Action.
b. Denial. If the Planning Commission has recommended against the
proposed amendment, the City Council is not required to take any
further action unless an appeal is filed in accordance with Section
TBD, Appeals and Calls for Review.
c. Reapplication Upon Denial. After the denial of a Zoning Amendment
has become final, no further application for the same Zoning
Amendment shall be filed for the same property for the ensuing 12
months, unless the project is revised to resolve the review authority’s
previous objections to the project. Said revision shall require a new
application process and payment of fee.
D. City Council Hearing and Action
1. City Council Hearing. After receiving the recommendation from the
Planning Commission, the City Council shall hold a hearing in accordance
with Section TBD, Conduct of Public Hearings. The notice for the hearing
shall include a summary of the Planning Commission recommendation.
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2. City Council Action. After the conclusion of the hearing, the City Council
may approve, modify, or deny the proposed amendment. If the Council
proposes any substantial revision not previously considered by the Planning
Commission during its hearings, the proposed revision shall first be referred
to the Planning Commission for report and recommendation, but the
Planning Commission shall not be required to hold a public hearing. The
failure of the Planning Commission to report within 45 days after the referral
shall be deemed a recommendation for approval and the amendment
shall be returned to Council for adoption.
17.16.050 Required Findings
The following findings shall be made prior to approval of any Zoning Amendment:
A. The amendment would not be detrimental to the public interest, health, safety,
convenience or welfare of the City;
B. The amendment is consistent with the intent of the vision, goals and objectives,
and policies of PLAN Hermosa, the city’s general plan; and
C. The amendment is consistent with the purpose of the Zoning Ordinance, Title 17.
Chapter 17.17 General Plan Amendment
17.17.010 Purpose
This chapter establishes procedures for making changes to the General Plan as provided
for in State Law when there are necessary reasons to do so as a result of changes in
conditions or circumstances unforeseen at the time of adoption or last amendment of
the General Plan. These circumstances include, but are not limited to, changes in State
or Federal law and problems and opportunities that were unanticipated at the time of
adoption or last amendment.
17.17.020 Applicability
The procedures in this Chapter shall apply to all proposals to change the text of the
General Plan or to change a general plan designation or boundary line as shown on the
General Plan Map.
17.17.030 Initiation of Amendment. An amendment to the General Plan or General Plan
map may only be initiated at the direction of the City Council. The City Council is the final
review authority for General Plan Amendments.
17.17.040 Review Authority
The Planning Commission shall act as the advisory body for all amendments to City’s
General Plan and General Plan Map and provide recommendations to the City Council.
The City Council shall act as the final review authority and upon receiving a
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recommendation from the Planning Commission, may adopt, reject, or modify all
general plan or general plan map amendments.
17.17.050 Procedures
A. Application. Applications for General Plan Amendment shall be filed with the
Community Development Department on the prescribed application forms
pursuant to Section TBD, Application Forms and Fees and Section TBD Review of
Applications. The application for a General Plan Amendment shall include data
or other evidence in support of the applicable findings required by Section TBD,
Required Findings.
B. Public Hearing and Notice. All amendments to the General Plan and General Plan
Land Use Map shall be referred to the Planning Commission, which shall conduct
at least one public hearing on any proposed amendment prior to submitting a
recommendation report to the City Council. At least ten (10) days before the date
of any public hearing, the City shall provide notice as provided for in Section TBD,
Public Notice.
C. Planning Commission Hearing and Recommendation. Before submitting a
recommendation to the City Council, the Planning Commission shall conduct at
least one public hearing.
D. Recommendation to City Council. Following the public hearing, the Planning
Commission shall make a recommendation on the proposed amendment to the
City Council. Such recommendation shall include the reasons for the
recommendation, findings related to General Plan consistency, and a discussion
of the relationship of the proposed amendment to other adopted documents. The
recommendation shall be transmitted to the City Council with a copy of the
approved minutes from the Planning Commission hearing.
1. Approval. If the Planning Commission has recommended approval of the
proposed amendment, the City Council is required to take final action
pursuant to Section TBD, City Council Hearing and Action.
2. Denial. If the Planning Commission has recommended against the
proposed amendment, the City Council is not required to take any further
action unless an appeal is filed in accordance with Section TBD, Appeals
and Calls for Review.
E. City Council Hearing and Action.
1. City Council Hearing. After receiving the recommendation from the
Planning Commission, the City Council shall hold a hearing in accordance
with Section TBD, Conduct of Public Hearings. The notice for the hearing
shall include a summary of the Planning Commission recommendation.
2. City Council Action. After the conclusion of the hearing, the City Council
may approve, modify, or deny the proposed amendment. If the Council
proposes any substantial revision not previously considered by the Planning
Commission during its hearings, the proposed revision shall first be referred
to the Planning Commission for report and recommendation, but the
Planning Commission shall not be required to hold a public hearing. The
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failure of the Planning Commission to report within 45 days after the referral
shall be deemed a recommendation for approval and the amendment
shall be returned to Council for adoption.
17.17.060 Required Findings
A. The proposed amendment would not be detrimental to the public interest, health,
safety, convenience or welfare of the city, as specified under Government Code
Section 65358(as);
B. That adoption of the proposed General Plan amendment will not exceed the
annual limit on amendments specified under Government Code Section 65358(b);
and
C. The amendment is consistent with the intent of the vision, goals and objectives,
and policies of the General Plan and internally consistent.
Chapter 17.18 Coastal Clearance
17.18.010 Purpose
The purpose of this section is to ensure all public and private development in the Coastal
Zone receives a clearance confirming the development conforms to all provisions of Title
16, Title 17, and any Land Use Plan or Coastal Development Permit.
17.18.020 Applicability
This Section shall apply to all development in the Coastal Zone, as defined by the Coastal
Act.
17.18.030 Review Authority
A request for Coastal Clearance may be submitted with another application. The review
authority shall be in accordance with the Section TBD, Review Authorities for Decisions
and Appeals.
17.18.040 Procedure
A. Application. Applications for a Coastal Clearance shall be filed with the
Community Development Department on the prescribed application form in
accordance with the procedures in Section TBD, Application Forms and Fees and
Section TBD, Review of Applications.
B. Conditions of Approval. Prior to permit issuance of any development within the
Coastal Zone the applicant shall demonstrate an approval, wavier or exemption
by the California Coastal Commission.
Coastal Clearance is a new section intended to provide clarity on the current
review process for development located in the Coastal Zone
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C. Post-Approval. Before permit issuance, the Community Development Director or
designee shall review the California Coastal Commission’s approval, waiver, or
exemption for consistency with the Director’s approval in concept.
Chapter 17.19 Definitions
Aggrieved “Aggrieved person” any person who, in person or through a representative,
appeared at a public hearing or responded to a public notice, in connection with a city
decision or action, or who, by other appropriate means before a hearing, decision or
action by the review authority made their concern known or who for good cause was
unable to do either.
New Definition
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CITY OF HERMOSA BEACH
PC RESOLUTION NO. 24-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH, CALIFORNIA RECOMMENDING CITY COUNCIL
APPROVE ZONE TEXT AMENDMENT (TA) 24-01 AND ORDINANCE TO AMEND
TITLE 17 OF THE HERMOSA BEACH MUNICIPAL CODE (HBMC) PERTAINING
TO ADMINISTRATIVE PROCEDURES, A PART OF THE COMPREHENSIVE
ZONING CODE UPDATE.
WHEREAS, the City Council adopted the City’s General Plan, PLAN Hermosa
on August 22, 2017; and
WHEREAS, pursuant to Government Code Section 65860, in the event that a
zoning ordinance becomes inconsistent with a general plan by reason of
amendment to the general plan, or to any element of the plan, the zoning
ordinance shall be amended within a reasonable time so that it is consistent with
the general plan, as amended; and
WHEREAS, there is a need to comprehensively amend the Title 17 of the
Hermosa Beach Municipal Code (Zoning Ordinance) to be consistent with PLAN
Hermosa; and
WHEREAS, the City initiated the Comprehensive Zoning Code Update in
March 2020 by conducting a Zoning and Subdivision Ordinance Assessment; and
WHEREAS, the City conducted study session and discussion meetings with
the Planning Commission and Economic Development stakeholders on March
4, 2020, May 19, 2020, February 17, 2021, March 1, 2021, March 3, 2021, February
2, 2022, April 6, 2022, June 7, 2022, August 8, 2022, September 22, 2022, October
3,2022, November 2, 2022, March 19, 2024, and April 16, 2024; and
WHEREAS, a portion of the recommended zoning changes identified in
the Zoning and Subdivision Ordinance Assessment were included in Zoning Text
Amendment 23-02, approved as a part of the Housing Element related zoning
changes in Ordinance 23-1471; and
WHEREAS, the Planning Commission held a duly noticed public hearing on
May 21, 2024 to consider amending Title 17 of the Hermosa Beach Municipal
Code (TA 24-01); and
WHEREAS, the proposed zone text amendment is a project subject to the
California Environmental Quality Act (CEQA) and qualifies for an exemption from
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CEQA pursuant to Section 15061(b)(3) (Common Sense Exemption) of the State
CEQA Guidelines (Chapter 3 of Division 6 of Title 14 of the California Code of
Regulations). The activity is covered by the Common Sense Exemption that CEQA
applies only to projects which have the potential for causing a significant effect on
the environment. There is no possibility that the proposed change to the zoning
code may have a significant effect on the environment, therefore the activity is not
subject to CEQA. No special circumstances exist that the proposed change would
create a significant adverse effect on the environment (i.e. no sensitive species or
habitats, no hazardous sites, no scenic highways, no historic resources, etc.).
THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA,
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Hermosa Beach hereby
recommends City Council adopt Ordinance 24-XX approving Zone Text
Amendment 24-01, as included in Exhibit A.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
CERTIFICATION
I hereby certify the foregoing Planning Commission Resolution 24-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 May 21, 2024.
________________________________ ________________________________
Peter Hoffman Carrie Tai
Chair Secretary
________________________________
Date
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Exhibit A to Resolution 24-___
Draft Ordinance with Zoning Ordinance Amendments
(follows this page)
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CITY OF HERMOSA BEACH
ORDINANCE NO. 24-XX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, TO AMEND PORTIONS OF TITLE 17 OF THE HERMOSA BEACH
MUNICIPAL CODE PERTAINING TO ADMINISTRATIVE PROCEDURES, PART
OF THE COMPREHENSIVE ZONING CODE UPDATE, AND DETERMINE THAT
THE PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT.
THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1. The following Chapters and Sections of Title 17 (Zoning) of the
Hermosa Beach Municipal Code are hereby deleted:
1. Chapter 17.02 Declaration of Purpose
2. Section 17.26.040 Similar Use Permitted
3. Section 17.42.120 Housing accessibility – Reasonable accommodation
for disability
4. Chapter 17.54 Variances
5. Chapter 17.55 Administrative Permits
6. Chapter 17.56 Conditional use Permits
7. Chapter 17.58 Precise Development Plans
8. Chapter 17.62 Planning Commission Authority – Building Code
9. Chapter 17.64 Development Agreements
10. Chapter 17.66 Amendments
11. Chapter 17.68 Procedure, Hearings, Notices and Fees
12. Chapter 17.70 Revocation and Expiration
SECTION 2. Section 17.04.040 (General definitions) of Chapter 17.04
(Definitions) of Title 17 (zoning) is amended to include the following definition in
alphabetical order:
Aggrieved “Aggrieved person” any person who, in person or through a
representative, appeared at a public hearing or responded to a public notice, in
connection with a city decision or action, or who, by other appropriate means
before a hearing, decision or action by the review authority made their concern
known or who for good cause was unable to do either.
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SECTION 3. The following Chapters and Sections of Title 17 (Zoning) of the
Hermosa Beach Municipal Code, referenced in “Exhibit A” are hereby added.
SECTION 4. Severability. If any section, subsection, subdivision, sentence,
clause, phrase, or portion of this ordinance is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such
decision will not affect the validity of the remainder of this ordinance. The City
Council hereby declares that it would have adopted this ordinance, and each and
every section, subsection, subdivision, sentence, clause, phrase, or portion thereof,
irrespective of the fact that any one or more sections, subsections, subdivisions,
sentences, clauses, phrases, or portions thereof is declared invalid or
unconstitutional.
SECTION 5. Effective Date. This Ordinance shall take effect nor sooner than
thirty (30) days after to the certification of the City’s 2021-2029 Housing Element (6th
Cycle) by the California Department of Housing and Community Development or
the adoption of the residential and non-residential final zoning map changes to
implement the City’s General Plan PLAN Hermosa, whichever is later.
SECTION 6. Certification. The City Clerk is directed to certify the passage and
adoption of this Ordinance; cause it to be entered into the City’s book of original
ordinances; make a note of the passage and adoption in the records of this
meeting; and, within fifteen (15) days after the passage and adoption of this
Ordinance, cause it to be published or posted in accordance with California law.
PASSED, APPROVED and ADOPTED on this ________________ day of June, 2024.
Justin Massey
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA
ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________
Myra Maravilla Patrick Donegan
City Clerk City Attorney
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Exhibit A to Ordinance 24-_____
Zoning Ordinance Amendments
(follows this page)
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Chapter 17.01 Introductory Provisions
17.01.010 Title
Title 17 of the Hermosa Beach Municipal Code shall be known and cited as the “Hermosa
Beach Zoning Ordinance”, “Zoning Ordinance of the City of Hermosa Beach”, or “Zoning
Ordinance”.
17.01.020 Purpose
The purpose of the Zoning Ordinance is to implement the City’s General Plan and to protect
and promote the public health, safety, peace, comfort, convenience, prosperity, and
general welfare. More specifically, the Zoning Ordinance is adopted to achieve the
following objectives:
A. Provide standards for the orderly growth and development of the City, and guide
and control the use of land to provide a safe, harmonious, attractive, and
sustainable community.
B. Achieve the arrangement of land uses depicted in the Hermosa Beach General
Plan, consistent with the goals and policies of the General Plan.
C. Enhance the appearance of the City and promote high-quality design.
D. Preserve and enhance the quality of life and character of residential
neighborhoods.
E. Promote economic growth and the creation of jobs.
F. Facilitate the appropriate location of community facilities, institutions,
transportation, and parks and recreational areas.
G. Allow for public participation in government decision-making regarding land use
and development in a manner consistent with State law.
H. Define duties and powers of administrative bodies and officers responsible for
implementation of the Zoning Ordinance.
17.01.030 Authority
The Hermosa Beach Zoning Ordinance is adopted pursuant to the authority contained in
Section 65850 of the California Government Code.
17.01.040 Relationship to the General Plan
This Zoning Ordinance implements the goals and policies of PLAN Hermosa, the Hermosa
Beach General Plan, and Coastal Land Use Plan, by regulating the use of land and
structures within the City. This Zoning Ordinance and the General Plan shall be consistent
with one another. Any permit, license, or approval issued pursuant to this Zoning Ordinance
must be consistent with the General Plan and all applicable specific plans.
17.01.050 Applicability
A. Applicability to Property. This Zoning Ordinance shall apply, to the extent permitted
by law, to all property within the corporate limits of the City of Hermosa Beach and
to property for which applications for development and/or subdivisions have been
submitted to the City of Hermosa Beach, including all uses, structures, and land
owned by any private person, firm, corporation or organization, or the City of
Hermosa Beach or other local, State, or Federal agencies. Any governmental
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agency shall be exempt from the provisions of this Zoning Ordinance only to the
extent that such property may not be lawfully regulated by the City.
B. Minimum Requirements. The provisions of this Zoning Ordinance shall be minimum
requirements for the promotion of the public health, safety, and general welfare.
Where this Zoning Ordinance provides for more discretion on the part of a City
official or body, that discretion may be exercised to impose more stringent
requirements than set forth in this Zoning Ordinance as may be necessary to
promote orderly land use development and the purposes of this Zoning Ordinance.
C. Compliance with Regulations. No land shall be used, and no structure shall be
constructed, occupied, enlarged, altered, demolished, or moved in any zone,
except in accordance with the provisions of this Zoning Ordinance, including the
development and performance standards herein, and any permit issued pursuant
hereto. The temporary or transitory nature of a use does not exempt it from this
requirement.
D. Conflicting Regulations. The regulations of this Zoning Ordinance and requirements
or conditions imposed pursuant to this Zoning Ordinance shall not supersede any
other regulations or requirements adopted or imposed by the Hermosa Beach City
Council, the State of California, or any Federal agency that has jurisdiction by law
over uses and development authorized by this Zoning Ordinance. All uses and
development authorized by this Zoning Ordinance shall comply with all other such
regulations and requirements. Where conflict occurs between the provisions of the
Zoning Ordinance and any other City ordinance, chapter, resolution, guideline, or
regulation, the more restrictive provisions shall control, unless otherwise legally
required.
E. Private Agreements. This Zoning Ordinance shall not interfere with or annul any
recorded easement, covenant, or other agreement now in effect, provided that
where this Zoning Ordinance imposes a greater restriction than imposed by an
easement, covenant, or agreement, this Zoning Ordinance shall control. The City of
Hermosa Beach shall not be responsible for monitoring or enforcing private
agreements.
F. Prior Ordinance. The provisions of this Zoning Ordinance supersede all prior
ordinances codified in Title 17 of the Hermosa Beach Municipal Code and any
amendments. No provisions of this Zoning Ordinance shall validate any land use or
structure established, constructed, or maintained in violation of the prior Zoning
Ordinance, unless such validation is specifically authorized by this Zoning Ordinance
and is in conformance with all other regulations.
G. Effect on Previously Approved Projects and Projects in Progress.
1. Building Permit. Any building or structure for which a Building Permit has been
issued may be completed and used in accordance with the plans,
specifications, and permits on which said Building Permit was granted,
provided at least one inspection has been requested and posted for the
primary structure on the site where the permit is issued and provided
construction is diligently pursued and completed within six months of permit
issuance. No extensions of time except as provided for in the Building Code
shall be granted for commencement of construction, unless the applicant
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has secured an allowed permit extension from the Community Development
Department.
2. Previously Approved Land Use Authorization. This Zoning Ordinance shall not
interfere with, repeal, abrogate, or annul any previously granted land use
authorization. All allowances, requirements, and conditions of approval of
previous land use authorizations shall apply until the applicable review
authority specifically repeals the allowance, requirement of this Title, or
condition.
3. Land Use Authorization in Process. An application for a discretionary land use
authorization that has been accepted by the Community Development
Department as complete for processing prior to the adoption of this Zoning
Ordinance or any applicable amendment shall be processed according to
the requirements of this Zoning Ordinance or the prior Zoning Ordinance upon
written request from the project applicant. The written request shall be made
no later than 30 days after the effective date of this Zoning Ordinance and
at least one action must be taken by the review authority within 210 days of
the effective date of this Zoning Ordinance.
H. Application During Local Emergency. The City Council may authorize a deviation
from a provision of this Zoning Ordinance during a local emergency declared and
ratified under the Hermosa Beach Municipal Code. The City Council may authorize
a deviation by resolution without notice or public hearing.
17.01.060 Responsibility for Administration
The Zoning Ordinance shall be administered by the Hermosa Beach City Council, Planning
Commission, and Community Development Department as established in Chapter TBD,
Planning Authorities.
17.01.070 Severability
If any section, subsection, paragraph, sentence, clause, or phrase of this Zoning Ordinance
is for any reason held to be invalid or unconstitutional by the decision of any court of
competent jurisdiction, such decision shall not affect the validity of the remaining portions
of this Zoning Ordinance. The Hermosa Beach City Council hereby declares that it would
have passed this Zoning Ordinance, and each section, subsection, sentence, clause, and
phrase thereof, regardless of the fact that any or one or more sections, subsections,
sentences, clauses, or phrases be declared invalid or unconstitutional.
17.01.080 Fees
The City Council shall establish by resolution, and may amend and revise from time to time,
fees for processing the discretionary entitlement applications and other permits authorized
or required by this Zoning Ordinance. All fees shall be paid at the time an application is
filed, and no processing shall commence until the fees are paid in full.
Chapter 17.02 Zoning Review Authorities
17.02.010 Purpose
This Chapter lays out the basic roles, responsibilities, and functions of all planning authorities
under this Title, including the City Council, Planning Commission, and Community
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Development Director (Director).
17.02.020 City Council
The powers and responsibilities of the City Council include, but are not limited to the
following:
A. Consider and adopt, deny, or modify proposed General Plan Amendments, Local
Coastal Program, Specific Plans, and environmental documents related to any of
the foregoing, pursuant to Chapter TBD, Amendments.
B. Consider and adopt, reject or modify proposed amendments to the Zoning
Ordinance and Zoning Map and environmental documents related to any of the
foregoing, pursuant to Chapter TBD, Amendments.
C. Consider and adopt, reject, or modify Development Agreements, following a public
hearing and recommended action by the Planning Commission, pursuant to
Chapter TBD, Development Agreements.
D. Hear and decide appeals from decisions of the Planning Commission pursuant to
Section TBD, Appeals and Calls for Review.
E. Establish, by resolution, a Master Fee Scheule charges, and deposits for various
applications and services provided, pursuant to Title 2.
17.02.030 Planning Commission
The powers and responsibilities of the Planning Commission include, but are not limited to
the following:
A. Annually review progress towards implementation of the General Plan and make
recommendations to the City Council based on any new legislation, development
trends, or changing economic, social, and environmental conditions.
B. Approve, modify, or deny Precise Development Plans, Conditional Use Permits,
Variances, and Certificates of Appropriateness.
C. Make recommendations to the City Council on Development Agreements.
D. Make recommendations to City Council on proposed amendments to the General
Plan, Specific Plan(s), Zoning Ordinance and Zoning Map and environmental
documents related to any of the foregoing.
E. Hear and decide appeals from decisions of the Community Development Director.
F. Hear and decide proposals to revoke permits, pursuant to Section TBD, Revocation
of Permits.
G. Make environmental determinations on any approvals that are subject to
environmental review under the California Environmental Quality Act, pursuant to
State law.
H. Such other powers and responsibilities as assigned or directed by the City Council.
17.02.040 Community Development Director
The powers and responsibilities of the Community Development Director (“the Director”),
or their designee, include, but are not limited to the following:
A. Maintain and administer the Zoning Ordinance, including the processing of
applications, abatements, and other enforcement actions.
B. Assist in the use of the Zoning Ordinance for members of the public and other City
departments.
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C. Review applications for permits and licenses for conformance with this Title and issue
a Zoning Clearance when the proposed use, activity or building is allowed by right
and conforms to all applicable development and use standards.
D. Approve, modify, or deny Minor Use Permits, pursuant to Chapter TBD, Use Permits.
E. Approve, modify, or deny Temporary Use Permits, pursuant to Chapter TBD,
Temporary Use Permits.
F. Approve, modify, or deny a modification, pursuant to Chapter TBD, Modifications.
G. Approve, modify, or deny requests for Reasonable Accommodation for land use
projects, pursuant to Chapter TBD, Reasonable Accommodation.
H. Decide requests for Minor Revisions to Approved Permits, pursuant to Section TBD,
Revisions to an Approved Permit.
I. Refer items to the Planning Commission where, in the Director’s determination, the
public interest would be better served by a Planning Commission public hearing and
action.
J. Oversee the preparation of environmental review for various entitlements and make
environmental determinations for any discretionary review for which the Community
Development Director is the review authority in accordance with the California
Environmental Quality Act, pursuant to State law.
K. Make recommendations to the Planning Commission and City Council on all
applications, appeals, and other matters upon which they have the authority and
the responsibility to act under this Title.
L. Investigate and report to the Planning Commission on permit violations when the
City has initiated revocation procedures, pursuant to Section TBD, Revocation of
Permits.
M. Delegate administrative functions to members of the Community Development
Department.
N. Other duties and powers as may be assigned by the City Manager or may be
established through legislation.
17.02.050 Review Authorities for Decisions and Appeals
Summary of Review Authorities for Decisions and Appeals, summarizes the powers and
duties that each review authority has under this Title. Where a project requires more than
one type of application, all permit requests shall be reviewed and decided on by the
highest review authority established for any of the applications.
The Community Development Director may refer any item for which the Director makes a
determination to the Planning Commission where, in the Director’s opinion, the public
interest would be better served by a Planning Commission public hearing and action.
SUMMARY OF REVIEW AUTHORITIES FOR DECISIONS AND APPEALS
Decision Type Advisory Body Review
Authority *
Appeal
Body
Public
Notification
Ministerial Action
Zoning Clearance - Staff/Director N/A No
Administrative Action
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Administrative Permit - Director Planning
Commission
No
Temporary Use Permit Director Planning
Commission
No
Reasonable
Accommodation - Director Planning
Commission
No
Minor Modification Director N/A No
Quasi-Judicial Action
Certificate of
Appropriateness
Director Planning
Commission
N/A Yes
Conditional Use Permit - Planning
Commission
City Council Yes
Minor Use Permit - Director Planning
Commission
Yes
Variance - Planning
Commission
City Council Yes
Minor Exception - Director Planning
Commission
Yes
Parking Plan - Planning
Commission
City Council Yes
Amendment to Planning
Entitlement - Planning
Commission
City Council Yes
Time Extension Request by
original Review Authority - Planning
Commission
City Council Yes
Precise Development Plan - Planning
Commission
City Council Yes
Determination of Legality of
Nonconforming Residential
Buildings
-
Planning
Commission
City Council Yes
Zoning Interpretation - Director Planning
Commission
No
Similar Use Determination - Director Planning
Commission
No
Legislative Action
General Plan Amendment Planning
Commission
City Council N/A Yes
Specific Plan Amendment Planning
Commission
City Council N/A Yes
Zoning
Amendment
s
Zone Text
Amendment
Planning
Commission
City Council N/A Yes
Zone Change Planning
Commission
City Council N/A Yes
Development Agreement Planning
Commission
City Council N/A Yes
Historic Landmark
Nomination
Planning
Commission
City Council N/A Yes
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Chapter 17.03 Administrative Procedures
17.03.010 Purpose
This Chapter establishes uniform procedures for the preparation, filing, and processing of
any land use permits and approvals provided for in this Title, unless superseded by a specific
requirement of this Title or State law.
17.03.020 Application Forms and Fees
A. Applicant. The owner of property or the owner’s authorized agent. If the application
is made by someone other than the owner or the owner’s agent, proof of the right
to use and possess the property as applied for, satisfactory to the Community
Development Director, shall accompany the application.
B. Application Materials.
1. Application Forms. The Director shall prepare and issue application forms and
lists that specify the information that will be required from applicants for
projects subject to the provisions of this Title. The Director shall publish and
make available a list of submittal requirements, including required
application fees, on the City’s website and at the Community Development
Department office.
2. Supporting Materials. The Director may require the submission of supporting
materials as part of the application, including but not limited to: statements,
photographs, plans, drawings, renderings, models, material samples,
technical studies, and other items necessary to describe existing conditions
and the proposed project and determine the level of environmental review
pursuant to the California Environmental Quality Act (CEQA).
3. Availability of Materials. All submitted material becomes the property of the
City, may be distributed to the public, and shall be made available for public
inspection. At any time, upon reasonable request, and during normal business
hours, any person may examine application materials in support of or in
opposition at the Community Development Department office. Unless
prohibited by law or superseded by specific permit confidentiality
requirements, copies of application materials shall be made available. The
City shall charge fees for copies in accordance with the fee resolution
adopted by City Council.
C. Multiple Applications.
1. Concurrent Filing. An applicant for a project which requires more than one
permit (e.g., Conditional Use Permit, Variance, and Precise Development
Plan, etc.), shall file all related applications concurrently, together with all
application fees. The concurrent filing requirements may be reduced in in
accordance with the fee resolution adopted by the City Council.
2. Concurrent Processing. Multiple permits for the same project shall be
processed concurrently and shall be reviewed and decided on by the
highest review authority designated for any of the applications, unless
prohibited by State law.
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D. Application Fees.
1. Fee Schedule. The Council shall approve by resolution a Master Fee Schedule
that establishes fees for permits, informational materials, penalties, copying,
and other such items in accordance with Title 2.
2. Fee Payment. No application shall be deemed complete, and processing
shall not commence on any application until all required fees or deposits
have been paid.
3. Refund of Fees. Application fees are non-refundable regardless of the review
authority's decision. Filing fees cover the costs incurred by the City for staff’s
review of the application materials, preparation of required finings, notices,
and postings. In the case of an application withdrawal prior to the public
hearing notice, the Director, at the request of the applicant, may authorize a
partial refund in accordance with department policy.
17.03.030 Review of Applications
A. Initial Completeness Review. The Director shall determine whether an application is
complete within 30 days of the date the application is filed and required fee
received.
1. Incomplete Application. If an application is deemed incomplete, the Director
shall provide written notification to the applicant listing the applications for
permit(s), forms, information, and any additional fees that are necessary to
complete the application and specify a time limit for submittal of the
requested information. The time limit to submit additional information shall be
at least 30 days.
a. Zoning Ordinance Violations. An application shall not be found
complete if conditions exist on the site in violation of this Title or any
permit or other approval granted in compliance with this Title, unless
the proposed project includes the correction of the violations or, in
the sole discretion of the Director, the application is deemed
complete notwithstanding the violation.
b. Appeal of Determination. Determinations of incompleteness are
subject to the provisions of Section TBD, Appeals and Calls for
Review, except there shall be a final written determination on the
appeal no later than 60 days after receipt of the appeal. The fact
that an appeal is permitted to both the Planning Commission and
the City Council does not extend the 60-day period.
c. Expiration of Application. If an applicant fails to correct the specified
deficiencies within the specific time limit pursuant to Section TBD, A.1,
the application shall expire and be deemed withdrawn, unless an
extension is granted by the Director. After the expiration of an
application, review shall require the submittal of a new, complete
application, along with all required fees.
2. Complete Application. When an application is deemed complete, the
Director shall make a record of that date. If an application requires a public
hearing, the Director shall schedule it and notify the applicant of the date
and time, pursuant to Section TBD, Public Notice.
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B. Referral of Application. At the discretion of the Director, or where otherwise required
by this Title, State or Federal law, any application filed in compliance with this Title
may be referred to any City department, public agency, or interest group that may
be affected by or have an interest in the proposed land use project.
C. Extensions. The Director may, upon written request and for good cause, grant
extensions of any time limit for review of applications imposed by this Title.
17.03.040 Environmental Review
All discretionary projects shall be reviewed for compliance or exemption with the California
Environmental Quality Act (CEQA). The designated planning authority for the entitlement
shall be responsible for taking action on the corresponding exemption or environmental
review. Environmental review will be conducted pursuant to Title 14 of the California Code
of Regulations (CEQA Guidelines). If Title 14 of the California Code is amended, such
amendments will govern City procedures.
17.03.050 Public Notice
Unless otherwise specified, whenever the provisions of this Title require public notice, the
City shall provide notice as required by this section and by the California Government
Code.
A. Notification Method. Public Notice shall be provided a minimum of 10-days, but no
more than 45-days, prior to the public hearing or to a Director’s decision.
Permit Type
Notice
Type
Notification Method Mailing Radius Website Site Posting Newspaper Minor Exception
Notice of
Pending
Action ü
Adjacent
and
Abutting*
Properties
ü None
None
Minor Use Permit
Notice of
Pending
Action
ü 100’
ü None
None
All
Other
Residential
Projects
Notice of
Hearing ü 300’ ü ü
ü
Commercial
Projects
Notice of
Hearing
ü 500’ ü ü ü
*Adjacent and Abutting properties include properties located across a street or
alley.
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B. Mailed Notice. At least ten (10) days before the date of the public hearing or the
date of action when no public hearing is required, the Director (or the City Clerk for
City Council hearings) shall provide notice by First-Class mail delivery to the following:
1. The applicant, the owner, and any occupant of the subject property;
2. The occupants and tenants with the specific notification radius for the permit
type or approval;
3. All neighborhood and community organizations that have previously filed a
written request for notice of projects in the area where the site is located;
4. Any person or group who has filed a written request for notice regarding the
specific application;
5. School districts and any other local agency expected to provide essential
facilities or services to the property which is the subject of the application,
whose ability to provide those facilities and services may be affected; and
6. Blind, Aged, and Disabled Communities. Whenever a hearing is held
regarding a permit for a drive-through facility, or modification of an existing
drive-through facility permit, notice procedures shall incorporate the blind,
aged, and disabled communities in order to facilitate their participation.
C. Alternative Method for Large Mailings. If the number of owners to whom notice
would be mailed or delivered is greater than 1,000, instead of a mailed notice,
notice may be provided by providing notice by placing a display advertisement of
at least one-eighth page in at least one newspaper of general circulation in the City
and posted in three public locations at least 10 days prior to the hearing or the date
of action when a public hearing is required.
D. Newspaper Notice. At least ten (10) days before the date of the public hearing or
the date of action when no public hearing is required, the City shall publish a notice
in at least one newspaper of general circulation in the City.
E. Internet Notice. At least ten (10) days before the date of the public hearing or the
date of action when no public hearing is required, the Director (or the City Clerk for
City Council hearings) shall provide notice on the City’s website.
F. Site Posting. At least ten (10) days before the date of the public hearing a minimum
of one public notice shall be posted on the project site in a conspicuous place along
the property frontage abutting the public-right-of way.
G. Additional Notice. The Director may provide additional notice of the hearing in a
manner deemed appropriate.
H. Content of Public Notice. The notice shall include the following information:
1. The location of the real property, if any, that is the subject of the application;
2. Name of applicant.
3. A general description of the proposed project or action;
4. The City’s assigned file numbers to the application.
5. A statement indicating if the project is located within the Coastal Zone.
6. The date, time, location, and purpose of the public hearing or the date of
action when no public hearing is required;
7. The identity of the review authority;
8. The names of the applicant and the owner of the property that is the subject
of the application;
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9. A statement indicating the level of environmental review, if any, is applicable
to the project. The location and times of any environmental impact
assessment prepared in connection with the application, may be viewed by
the public;
10. A statement that any interested person or authorized agent may appear and
be heard;
11. A statement describing how to submit written comments; and
12. For City Council hearings, the Planning Commission recommendation.
I. Failure to Notify Individual Properties. The validity of the proceedings shall not be
affected by the failure of any property owner, resident, or community organization
to receive a mailed notice.
17.03.060 Conduct of Public Hearings
Whenever the provisions of this Title require a public hearing, the hearing shall be
conducted in compliance with the requirements of State law as follows.
A. Generally. Hearings shall be conducted pursuant to procedures adopted by the
hearing body. Hearings are not required to be conducted according to technical
rules relating to evidence and witnesses.
B. Scheduling. Hearings before the City Council shall be scheduled by the City Clerk.
All other hearings shall be scheduled by the Director of Community Development.
C. Public Hearing Testimony. Any person may appear at a public hearing and submit
oral or written evidence, either individually or as a representative of a person or an
organization.
D. Time Limits. The City Council may establish time limits for individual testimony.
E. Continuance of Public Hearing by the Planning Commission. The body conducting
the public hearing may by motion continue the public hearing to a fixed date, time
and place without additional hearing notice or may continue the item to an
undetermined date and provide notice of the continued hearing.
F. Decision. The public hearing shall be closed before a vote is taken.
17.03.070 Findings and Notice of Action
When deciding to approve, approve with conditions, modify, revoke or deny any
discretionary permit under this Title, the review authority shall issue a Notice of Action and
make findings of fact as required by this Title.
A. Findings. Findings, when required by State law or this Title, shall be based upon
consideration of the application, plans, testimony, reports, and other materials that
constitute the administrative record and shall be stated in writing in the resolution or
record of the action on the permit.
B. Date of Action. The review authority shall decide to approve, modify, revoke, or
deny any discretionary permit following the close of the public hearing, or if no
public hearing is required, within 30 days of the date the City has determined an
application to be complete.
C. Notice of Action. After the Director or Planning Commission takes any action to
approve, modify, or deny an application that is subject to appeal under the terms
of this Title, the Director shall issue a Notice of Action. The Notice shall describe the
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action taken, including any applicable conditions, and shall list the findings that
were the basis for the decisions.
1. Council Report of Planning Commission Action. Pursuant to Section 2.52.040,
City Council Review of Decisions of the Planning Commission, of the Hermosa
Beach Municipal Code, all Planning Commission actions shall be placed as a
report item on the City Council’s agenda at the next regular City Council
meeting following the Commission’s action.
2. Director’s Action. The Director shall mail the Notice to the applicant and to
any other person or entity that has filed a written request for such notification
with the Community Development Department within the 10-day public
notice of the decision being made. The notice shall include information
regarding the appeals process.
17.03.080 Scope of Approval
A. Scope. The scope of approvals includes only those uses and activities proposed in
the application, excluding other uses and activities. Unless otherwise specified, the
approval of a new use shall terminate all rights and approvals for previous uses no
longer occupying the same site or location.
B. Conditions. The site plan, floor plans, building elevations, and/or any additional
information or representation, whether oral or written, indicating the proposed
structure or manner of operation submitted with an application or submitted during
the approval process shall be deemed conditions of approval. Any approval may
be subject to requirements that the applicant guarantees, warranties, or ensures
compliance with submitted plans and conditions in all respects.
C. Actions Voiding Approval. If the construction of a building or structure or the use
established is contrary to the description or illustration in the application, to either
violate any provision of this Title or require additional permits, then the approval shall
be deemed null and void.
D. Periodic Review. All approvals may be subject to periodic review to determine
compliance with the permit and applicable conditions. If a condition specifies that
activities or uses allowed under the permit are subject to periodic reporting,
monitoring, or assessments, it shall be the responsibility of the permit holder, the
property owner, or successor property owners to comply with such conditions.
17.03.090 Effective Dates: Expiration and Extension
A. Effective Dates. A decision shall be effective on the date of action except as
provided below. No building permit or business license shall be issued until after the
effective date.
1. Planning Commission Decisions. All Planning Commission actions shall
become effective after the following, whichever is later:
a. The next regular City Council meeting following the Planning
Commission’s action unless the City Council initiates review pursuant
to Section 2.52.040, City Council Review of Decisions of the Planning
Commission, of the Hermosa Beach Municipal Code.
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b. After the expiration of the 15-day appeal period following the date
of action, unless an appeal is filed pursuant to Section TBD, Appeals
and Calls for Review.
2. Director Decisions Subject to Appeal. A Director’s decision on an application
for any approval subject to appeal shall become effective after the
expiration of the 15-day appeal period following the date of action, unless
an appeal is filed pursuant to Section TBD, Appeals and Calls for Review.
3. Amendments to the Zoning Ordinance or Zoning Map. Amendments to the
Zoning Ordinance or Zoning Map shall take effect 30 days after the second
reading of the ordinance, unless adopted by urgency in accordance with
applicable law.
B. Expiration. The review authority, in the granting of any permit, may specify a time,
consistent with the purposes of the use and necessary to safeguard the public
safety, health and welfare, within which the proposed use must be undertaken and
actively and continuously pursued. If no time period is specified, any permit granted
under this Title shall automatically expire when no project or use has been exercised
or extended within two years after the date of the approval, except as provided
below.
1. Extension for Permit Where a Coastal Development Permit is Required. The
time limits for any permit for development that also requires a Coastal
Development Permit shall be automatically extended to be the same as the
term of such Coastal Development Permit.
2. Extension for Permit Granted in Conjunction with Tentative Map. The time
limits for any permit granted in conjunction with an approved tentative tract
map shall be automatically extended to be the same as the term of such
tentative Tract Map.
3. Extensions for Permits Associated with Development Agreements. The time
limits for any permit granted in conjunction with a Development Agreement
shall be extended to the same as the term of such Development Agreement.
4. Other Extensions. The approving body may approve a one-year extension of
any permit or approval granted under this Title upon receipt of a written
application with the required fee at least 30 days prior to the expiration date.
C. Exercise of Permit.
1. Exercise of Planning Approval or Permit. An approval or permit for the use of
a building or property is exercised when, if required, a valid City business
license has been issued, and the permitted use has commenced on the site.
2. Exercise of Building Permit. A permit for the construction of a building or
structure is exercised when a valid City building permit, if required, is issued,
and construction has lawfully commenced.
17.03.100 Minor Modification
No revision in the use or structure for which a permit or other approval has been issued is
permitted unless the permit is revised as provided for in this Title.
A. Minor Modifications. The Community Development Director may approve minor
revisions to approved plans and permits, excluding late-night establishments and
outdoor uses when it can be found that the modification is consistent with the
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original application findings, environmental analysis, and conditions approved by
the original Review Authority. The modifications may not substantially expand or
intensify the use or approved floor area by an amount greater than ten percent or
1,500 square feet, whichever is less.
17.03.110 Revocation of Permits
Any permit granted under this Title may be revoked or revised for cause if any of the
conditions or terms of the permit are violated or if any law or ordinance is violated.
A. Initiation of Proceeding. Revocation proceedings may be initiated by the City
Council, Planning Commission, or Director.
B. Public Notice, Hearings, and Action. After conducting a duly-noticed public
hearing, the Planning Commission shall act on the proposed revocation, pursuant to
Chapter TBD, Public Notice.
C. Required Findings. The Planning Commission may revoke or modify the permit if it
makes any of the following findings:
1. That the approval was obtained by fraud or material misrepresentation that
vitiates one of the required findings of the permit;
2. That the use or activity for which such approval was granted has permanently
ceased to exist as evidenced by demolition, alteration, subsequent use of the
space, or similar conditions;
3. That the use or activity for which such approval was granted has been
suspended or dormant for longer than 12 consecutive months, as
demonstrated by any form of evidence or documentation.
4. That the permit or variance granted is being, or recently has been, exercised
contrary to the terms or conditions of such approval, or in violation of any
statute, ordinance, law or regulation;
5. That the use for which the approval was granted was or is so exercised as to
be detrimental to the public health or safety, or so as to constitute a nuisance;
6. That the circumstances under which the permit was granted have been
changed by the owner or operator to such a degree that one or more of the
findings contained in the permit is no longer valid and the public health,
safety, and welfare merit revocation of the permit; or
7. That the conditions of approval are found to be inadequate to mitigate the
impacts of the use allowed by the permit, and the public health, safety and
welfare merit modification of the permit.
8. For a restaurant with on-sale alcoholic beverages, the business is not
operating as a restaurant because the primary function of the operation is
the sale or offering for sale of alcoholic beverages and not the sale or offering
for sale of food. A food to alcohol sales ratio provides a quantitative tool to
help evaluate whether the business is operating as a restaurant whose
primary function is the sale or offering for sale of food, as opposed to a
business whose primary purpose is the sale of alcoholic beverages. For
purposes of determining whether this finding can be made, an on-sale
restaurant that maintains a minimum of 50 percent of the total gross sales,
computed monthly, from the sale of prepared food is presumed to be a
restaurant. An on-sale restaurant that does not meet these percentages has
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the burden of demonstrating that it operates as a restaurant, as that term is
defined in Section TBD, Commercial Uses. Refusal to provide the information
requested under this subsection within 60 days shall be deemed prima facie
evidence that the business is not operating as a restaurant.
D. Notice of Action. Following Planning Commission action to revoke or modify a
permit, the Director shall issue a Notice of Action within five business days. The Notice
shall describe the Commission’s action with its findings. The Director shall mail notice
to the permit holder and to any person or entity who requested the revocation
proceeding.
17.03.120 Appeals and Calls for Review
A. City Council Calls for Review. Two members of the City Council may initiate review
of all actions of the Planning Commission pursuant to Section 2.52.040, City Council
Review of Decisions of the Planning Commission, of the Hermosa Beach Municipal
Code.
B. Appeals.
1. Applicability. Any action by the Director or Planning Commission in the
administration or enforcement of the provisions of this Title may be appealed
in accordance with this Section.
a. Appeals of Director Decisions. Decisions of the Director may be
appealed to the Planning Commission by filing a written appeal with
the Community Development Department. The Planning
Commission’s decision is final and may not be appealed to City
Council.
b. Appeals of Planning Commission Decisions. Decisions of the Planning
Commission may be appealed to the City Council by filing a written
appeal with the City Clerk. The City Council’s decision is final.
c. Appeal of Planning Commission Recommendations.
Recommendations of the Planning Commission may not be
appealed.
2. Rights of Appeal. Appeals may be filed by the applicant, by the owner of
property, or by any other person aggrieved by a decision that is subject to
appeal under the provisions of this Ordinance.
3. Time Limits. Unless otherwise specified in State or Federal law, an aggrieved
member of the public, including the applicant may file an appeal in writing
fifteen (15) calendar days following the date which the action was taken.
However, the City Council may call up a Planning Commission decision within
the 15-day period or at the next available City Council meeting, whichever
time period is greater. In the event an appeal period ends on a Saturday,
Sunday, or any other day the City is closed, the appeal period shall end at
the close of business on the next consecutive business day.
4. Procedures.
a. Filing. The appeal shall identify the decision being appealed and
shall clearly and concisely state the reasons for the appeal. The
appeal shall be accompanied by the required fee.
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b. Proceedings Stayed by Appeal. The timely filing of an appeal shall
stay all proceedings in the matter appealed including, but not
limited to, the issuance of City building permits and business licenses.
c. Transmission of Record. The Director, or in the case of appeals to the
City Council, City Clerk, shall schedule the appeal for consideration
by the authorized hearing body within 60 days of the date that a
complete appeal application is filed. The Director shall forward the
appeal, the Notice of Action, and all other documents that
constitute the record to the hearing body. The Director shall also
prepare a staff report that responds to the issues raised by the
appeal and may include a recommendation for action.
5. Standards of Review. When reviewing any decision on appeal, the appeal
body shall use the same standards for decision-making required for the
original decision. The appeal body may revise or adopt the same decision
and findings as were originally approved; it also may request or require
changes to the application as a condition of approval.
6. Public Notice and Hearing. Public notice shall be provided, and the hearing
conducted by the applicable appeal body pursuant to Section TBD, Public
Notice. Notice of the hearing shall also be given to the applicant and party
filing the appeal and any other interested person who has filed with the City
Clerk a written request for such notice. In the case of an appeal of a Planning
Commission decision, notice of such appeal shall also be given to the
Planning Commission. The Planning Commission may be represented at the
hearing.
7. Action. An action to grant an appeal shall require a majority vote of the
hearing body members. A tie vote shall have the effect of rejecting the
appeal.
17.03.130 Zoning Determination and Similar Use Determinations
Requests for determinations of this Title and verifications relating to prior approvals or
permits may be made to the Director. Requests shall be in writing.
A. Zoning Determination. A request for an interpretation of the Zoning Ordinance may
be made for provisions that are unclear.
1. Community Development Director Interpretations:
a. Director’s Administrative Zoning Determination. As part of the
director’s administrative authority, the Director my initiate a code
interpretation whenever necessary to clarify a conflicting provision or
procedure of the code.
b. Director’s Formal Zoning Determination. The Director may respond to
formal inquiries regarding code provisions. The interpretation shall be
in writing and will be made available by the Community
Development Department pursuant to this section. Formal Director’s
Interpretations are binding and may be appealed. A fee for a formal
interpretation shall be assessed in accordance with City’s Master Fee
Schedule.
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2. Procedures. The Community Development Director shall file a formal Zoning
Determination with the Planning Commission within 60-days of the
determination. Following the acceptance of the determination the
Community Development Director shall:
a. Publish the determination to the City’s website; and
b. Update the Zone Code to reflect the determination within a
reasonable timeframe.
B. Similar Use Determination. A request for a Similar Use Determination may be made
for a use not listed in the Zone.
1. Findings. The Community Development Director may find a use that is not
listed in the zone is allowed provided the following findings can affirmatively
be made:
a. The characteristics of, and activities associated with, the proposed
use are not more intense than those uses listed in the zoning district
as allowable, and will not involve a greater level of activity,
population density, intensity, traffic generation, parking, dust, odor,
noise, or similar impacts than comparable uses in the zone;
b. The proposed use will meet the purpose of the zone that is applied
to the location of the use;
c. The proposed use will be consistent with the goals, objectives, and
policies of the General Plan, or any applicable Specific Plan; and
d. The proposed use is not specifically prohibited.
2. Procedures. The Community Development Director shall file the use
determination findings with the Planning Commission within 60-days of the
determination. Following the acceptance of the determination the
Community Development Director shall:
a. Publish the determination to the city’s website; and
b. Update the Zone Code to reflect the determination within a
reasonable timeframe.
Chapter 17.04 Zoning Clearance
17.04.010 Purpose.
The purpose of a Zoning Clearance is to ensure that a proposed use, structure, or matter
requiring ministerial review complies with the standards, limitations, and other applicable
regulations of the Title.
17.04.020 Applicability
A Zoning Clearance is required for any proposed construction or the establishment of a use
– as specified in the Title.
17.04.030 Review Authority
The Community Development Director or their designee may grant a Zoning Clearance
when required by this Title.
17.04.040 Procedures.
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A. Application. Applications for Zoning Clearance shall be filed with the Community
Development Department on the prescribed application forms pursuant to Section
TBD “Application Forms and Fees” and Section TBD "Review of Applications.”
B. Report of Decision and Findings. Except as set forth below, the Community
Development Director shall issue the Zoning Clearance no more than thirty
(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall deny
the application and provide the applicant a written statement of the reasons the
permit cannot be issued. The applicant shall be advised in writing of the right to
appeal the Director’s Decision pursuant to Section TBD, Appeals and Calls for
Review.
Notwithstanding above, permits for accessory dwelling units and or junior accessory
dwelling units shall be decided within one hundred twenty (120) days of receipt of a
complete application and subject to the provisions outlined in Chapter 17.21.
17.04.050 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Ministerial or non-discretionary Zoning Clearances are not eligible for
appeal, unless otherwise provided below or when required by state law
1. Accessory Dwelling Unit Permit pursuant to HBMC Section 17.21.050.
B. Revocation. Any Zoning Clearance may be revoked by the Director or the review
authority body for any of the following causes:
1. That any term or condition has not been complied with;
a. That the property for which the Zoning Clearance was granted is
used or maintained in violation of any statute, law, regulation,
condition of approval or this Title;
b. That the use for which the Zoning Clearance was granted has not
operated for at least twelve (12) consecutive months, or has ceased
to exist, or has been abandoned;
c. That the use for which the Zoning Clearance was granted is deemed
detrimental to the public health or safety or constitutes a nuisance.
C. Expiration. A Zoning Clearance shall expire at the conclusion of the permitted use or
activity, not to exceed one year from the effective date if no expiration or term is
stated therein, and the property shall thereafter be used in compliance with the
provisions of this Title and Code.
Chapter 17.05 Administrative Permit
17.05.010 Purpose
The purpose of an Administrative Permit is to ensure that a proposed use or matter for which
an Administrative Permit is required complies with the standards, limitations and other
regulations applicable to the subject use or matter.
1
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7.05.020 Applicability
Approval of an Administrative Permit is required for uses or developments specifically
identified in any section of this Title.
17.05.030 Review Authority
The Community Development Department may grant Administrative Permits for all such
uses and matters required by this Title to be reviewed and allowed only upon the granting
of an Administrative Permit.
17.05.040 Procedures
A. Application Filing. Applications for Administrative Permits shall be filed with the
Community Development Department on the prescribed application forms
pursuant to Section TBD “Application Forms and Fees” and Section TBD Review of
Applications. The application for an Administrative Permit shall include data or other
evidence in support of the applicable findings required by Section TBD, Required
Findings.
B. Report of Decisions and Findings. Except as set forth below, the Community
Development Director shall issue the Administrative Permit no more than thirty
(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall deny
the application and provide the applicant a written statement of the reasons the
permit cannot be issued. The applicant shall be advised in writing of the right to
appeal the Director’s Decision pursuant to Section TBD, Appeals and Calls for
Review.
17.05.050 Required Findings
The Director or their designee must make all of the following findings to approve or
conditionally approve an Administrative Permit application. The inability to make one or
more of the findings is grounds for denial of an application. Written findings shall be
prepared when a denial decision is rendered.
A. The proposed use is allowed within the applicable zone with Administrative Permit
approval, and complies with all other applicable provisions of this Zoning Ordinance
and the Municipal Code;
B. The proposed use is consistent with the General Plan and any applicable specific
plan;
C. The site is physically adequate for the type, density, and intensity (e.g., number of
employees and customers) of use being proposed, including provision of services
(e.g., sanitation and water), public access, and the absence of physical constraints;
D. The design, location, size, and operating characteristics of the proposed use are
compatible with the existing and future land uses on site and in the vicinity of the
subject property; and
E. The establishment, maintenance, or operation of the proposed use at the location
proposed will not endanger, jeopardize, or otherwise constitute a menace to the
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public convenience, health, interest, safety, or the general welfare of persons
residing or working in the vicinity of the proposed use.
17.05.060 Conditions of Approval
The Community Development Director may impose reasonable conditions deemed
necessary to ensure compliance with the findings for an Administrative Permit listed in
Section TBD, Required Finding.
17.05.070 Appeals, Expiration, Revocation, etc.
A. Effective Date – Appeals. Decisions of the Community Development Director may
be appealed to the Planning Commission by filing an appeal within fifteen
(15) days of the Director’s decision; provided, that upon affixing the signature of the
applicant to an issued permit, the permit shall become effective and the right to
appeal shall be waived. Appeals shall be filed in writing with the Community
Development Department accompanied by a fee set by resolution of
the City Council. Notice of hearing shall be given to the applicant at least ten (10)
days prior to the hearing, unless the applicant agrees to waive the requirement so
that the matter may be heard at an earlier time. The Commission’s review shall be
limited to a determination of whether the application complies with the
requirements of the governing section. The filing of an appeal within such time shall
stay the effective date of the decision until the Commission has acted on the
appeal. The Commission’s decision shall be final and conclusive, unless the
governing section specifically provides for a direct or subsequent appeal to the City
Council.
Appeals to the City Council shall be filed with the City Clerk accompanied by a fee
set by resolution of the City Council. The filing of an appeal within ten (10) days shall
stay the effective date of the decision until the council has acted on the appeal as
hereinafter set forth in this Title. Upon receipt of a written appeal, the Planning
Commission shall transmit to the Council the Planning Commission’s complete
record of the case. Notice of hearing shall be given to the applicant at least ten (10)
days prior to the hearing, unless the applicant agrees to waive the requirement so
that the matter may be heard at an earlier time. The Council shall hear the matter
and render a determination as soon as reasonably practicable, but in no event later
than sixty (60) days after an appeal has been filed unless requested by the
applicant. The Council’s review shall be limited to a determination of whether the
application complies with the requirements of the governing section. The council
shall announce its findings within forty (40) calendar days of the hearing, unless good
cause is found for an extension, and the decision shall be mailed to the applicant.
The council’s decision shall be final and conclusive.
B. Revocation. Any Administrative Permit may be revoked by the Director or the
decision-making body for any of the following causes:
1. That any term or condition has not been complied with;
2. That the property for which the Administrative Permit has been granted is
used or maintained in violation of any statute, law, regulation or condition of
approval;
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3. That the use for which the Administrative Permit was granted has not been
exercised for at least twelve (12) consecutive months, or has ceased to exist,
or has been abandoned;
4. The Administrative Permit has been issued for a short-term vacation rental,
which has received three (3) affirmed violations of the ordinance codified in
this section or any of the City’s quality of life ordinances, such as noise
violations, disturbing the peace, or creating a public nuisance, within a 12-
month period; or,
5. That the use for which the Administrative Permit was granted has been so
exercised as to be detrimental to the public health or safety or so as to
constitute a nuisance.
A hearing to show cause why the permit should not be revoked shall be held by the
issuing body prior to the revocation of any administrative permit. Written notice shall
be provided the permit holder at least ten (10) days prior to the hearing stating the
reasons therefor.
C. Expiration. An Administrative Permit shall expire at the conclusion of the
permitted use or activity, not to exceed one year from the effective date if no
expiration or term is stated therein, and the property shall thereafter be used in
compliance with the provisions of this Title and Code.
Chapter 17.06 Temporary Use Permits
17.06.010 Purpose
This Chapter establishes a process for review and approval of uses that are intended to be
of limited duration of time and will not permanently alter the character or physical facilities
of the site where they occur.
17.06.020 Applicability
Approval of a Temporary Use Permit is required for uses or developments specifically
identified in any section of this Title which requires a Temporary Use Permit.
17.06.030 Review Authority
The Community Development Director shall act as the review authority for Temporary Use
Permits based on consideration of the requirements of this Chapter and Section TBD,
Temporary Uses.
17.06.040 Procedures
A. Application. An application for a Temporary Use Permit shall be submitted at least
30 days before the use is intended to begin with the Community Development
Department on the prescribed application forms pursuant to Section TBD,
Application Forms and Fees and Section TBD, Review of Applications. The
application for a Temporary Use Permit shall include data or other evidence in
support of the applicable findings required by Section TBD, Required Findings.
B. Report of Decision and Findings. Except as set forth below, the Community
Development Director shall issue the Temporary Use Permit no more than thirty
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(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall deny
the application and provide the applicant a written statement of the reasons the
permit cannot be issued. The applicant shall be advised in writing of the right to
appeal the Director’s decision pursuant to Section TBD, Appeals and Calls for
Review.
17.06.050 Required Findings
The Community Development Director must make both of the following findings to approve
or conditionally approve a Temporary Use Permit application. The inability to make one or
more of the findings is grounds for denial of an application.
A. The proposed use will not unreasonably affect adjacent properties, their owners and
occupants, or the surrounding neighborhood, and will not in any other way
constitute a nuisance or be detrimental to the health, safety, peace, comfort, or
general welfare of persons residing or working in the area of such use or to the
general welfare of the City; and
B. The proposed use will not unreasonably interfere with pedestrian or vehicular traffic
or circulation in the area surrounding the proposed use and will not create a
demand for additional parking that cannot be safely and efficiently
accommodated by existing parking areas.
17.06.060 Conditions of Approval
The Community Development Director may impose reasonable conditions deemed
necessary to ensure compliance with the findings for a Temporary Use Permit listed in
Section TBD, Required Findings, including the items below.
A. Provision of a certificate of insurance acceptable to the City’s risk manager.
B. Submission of a performance bond or other surety devices, if necessary, to ensure
that any temporary facilities or structures used will be removed from the site within a
reasonable time following the event and that the property will be restored to its
former condition, to the satisfaction of the Community Development Director.
C. Prior to the event, the applicant shall provide a statement to the City stating that the
organizers of the event agree to indemnify, hold harmless, and defend the City, its
officers, agents and employees from any and all liability or claims that may be
brought against the City arising out of its approval of the Temporary Use Permit, or
arising out of the operation of the use or uses allowed under the permit, save and
except that caused solely by the City’s active negligence.
D. Each site occupied by a temporary use shall be cleaned of debris, litter, or other
evidence of the temporary activity on completion or removal of the activity, and
shall thereafter be used in compliance with the provisions of this Title.
E. Other conditions determined by the Community Development Director to ensure
the operation of the proposed temporary use in a compatible, efficient, harmonious,
nuisance-free, orderly, and safe, manner, including, but not limited to the following:
1. Regulation of ingress, egress, and traffic circulation.
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2. Regulation of fire protection and access for fire vehicles.
3. Regulation of lighting and signage.
4. Regulation of hours of operation, staffing, or other aspects of the use.
5. Provisions for sanitary facilities and waste collection and disposal.
6. Safety and security measures.
7. Measures for removal of the activity and site restoration, to ensure that no
changes to the site would limit the range of possible future land uses otherwise
allowed by this Title.
17.06.070 Appeals, Expiration, Revocation, etc.
A. Appeals. Temporary Use Permit decisions are subject to the appeal provisions of
Section TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Temporary Use Permit approval is effective and
may only be extended or revised as provided for in Chapter TBD, Effective Dates:
Expiration and Extension.
C. Revocation. Temporary Use Permit approval may be revoked pursuant to Section
TBD, Revocation, if any of the conditions or terms of the approval are violated or if
any law or ordinance is violated.
Chapter 17.07 Housing Accessibility - Reasonable Accommodation for Disability
17.07.010 Purpose and Applicability.
This section provides a procedure to request reasonable accommodation for persons with
disabilities seeking equal access to housing under the Fair Housing Laws in the application
of zoning laws, building codes, and other land use regulations, policies and procedures. Fair
Housing Laws means "Fair Housing Amendments Act of 1988" (42 U.S.C. Section 3601, et
seq.), including reasonable accommodation required by 42 U.S.C. Section 3604(f)(3)(B),
and the "California Fair Employment and Housing Act" (California Government Code
Section 12900, et seq.), including reasonable accommodation required specifically by
California Government Code Sections 12927(c)(1) and 12955(l), as any of these statutory
provisions now exist or may be amended from time to time.
A request for reasonable accommodation may be made by any person with a disability,
his/her representative, or any business or property owner when the application of a zoning
law, building code provision or other land use regulation, policy or practice acts as a barrier
to fair housing opportunities. A person with a disability is a person who has a physical or
mental impairment that limits or substantially limits one or more major life activities, anyone
who is regarded as having such impairment or anyone who has a record of such
impairment, as those terms are defined in the Fair Housing Laws.
A request for reasonable accommodation may include a modification or exception to the
rules, standards and practices for the siting, development and use of housing or housing
related facilities that would eliminate regulatory barriers and provide a person with a
disability equal opportunity to housing of their choice. Requests for reasonable
accommodation shall be made in the manner prescribed by this section.
It is the intent of this section that, notwithstanding time limits provided to perform specific
functions, application review, decision making and appeals proceed expeditiously,
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especially where the request is time sensitive, and so as to reduce impediments to equal
access to housing.
A. Application Submittal. Any person with a disability may request a reasonable
accommodation on a form supplied by the community development department
including the following information, accompanied by a fee established by resolution
of the city council:
1. The applicant’s or representative’s name, mailing address and daytime
phone number;
2. The address of the property for which the request is being made;
3. The specific code section, regulation, procedure or policy of the City from
which relief is sought;
4. A site plan or illustrative drawing showing the proposed accommodation;
5. An explanation of why the specified code section, regulation, procedure or
policy is preventing, or will prevent, the applicant’s use and enjoyment of the
subject property;
6. The basis for the claim that the Fair Housing Laws apply to the individual(s)
and evidence satisfactory to the City supporting the claim, which may
include a letter from a medical doctor or other licensed health care
professional, a disabled license, or any other appropriate evidence;
7. A detailed explanation of why the accommodation is reasonable and
necessary to afford the applicant an equal opportunity to use and enjoy
a dwelling in the City;
8. Verification by the applicant that the property is the primary residence of the
person(s) for whom reasonable accommodation is requested; and
9. Any other information required to make the findings required by subsection
(D) of this section consistent with the Fair Housing Laws.
A request for reasonable accommodation may be filed at any time that the
accommodation may be necessary to ensure equal access to housing.
A reasonable accommodation does not affect or negate an individual’s obligations to
comply with other applicable regulations not at issue in the requested accommodation.
If an individual needs assistance in making the request for reasonable accommodation,
the City shall provide assistance to ensure that the process is accessible.
Should the request for reasonable accommodation be made concurrently with a
discretionary permit, then the fee for a reasonable accommodation application may be
waived provided that the prescribed fee shall be paid for all other discretionary permits.
B. Reviewing Authority.
1. Applications for reasonable accommodation shall be reviewed by the
Community Development Director or designee.
C. Findings. The reviewing authority shall approve the request for a reasonable
accommodation if, based upon all of the evidence presented, the following findings
can be made:
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1. The housing, which is the subject of the request for reasonable
accommodation, will be occupied by an individual with disabilities protected
under Fair Housing Laws;
2. The requested accommodation is reasonable and necessary to make
housing available to an individual with disabilities protected under the Fair
Housing Laws;
3. The requested accommodation will not impose an undue financial or
administrative burden on the City, as defined in the Fair Housing Laws and
interpretive case law; and
4. The requested accommodation will not require a fundamental alteration in
the nature of the City’s zoning or building laws, policies and/or procedures,
as defined in the Fair Housing Laws and interpretive case law. The City may
consider, but is not limited to, the following factors in determining whether the
requested accommodation would require a fundamental alteration in the
nature of the City’s zoning or building program:
a. Whether the requested accommodation would introduce uses not
otherwise permitted in the neighborhood; and
b. Whether granting the requested accommodation would substantially
undermine any express purpose of either the City’s General Plan or an
applicable Specific Plan.
D. Decision.
1. The review authority shall consider an application and issue a written
determination within forty (40) calendar days of the date of receipt of a
completed application.
2. If necessary to reach a determination on any request for reasonable
accommodation, the review authority may request further information from
the applicant consistent with this section, specifying in detail what information
is required. In the event a request for further information is made, the
applicable time period to issue a written determination shall be stayed until
the applicant reasonably responds to the request.
3. The review authority’s written decision shall set forth the findings, any
conditions of approval, notice of the right to appeal, and the right to request
reasonable accommodation on the appeals process, if necessary. The
decision shall be mailed to the applicant.
4. The reasonable accommodation shall be subject to any reasonable
conditions imposed on the approval that are consistent with the purposes of
this section.
5. In making the approval findings in subsection (D) of this section, the review
authority may approve alternative reasonable accommodations that
provide an equivalent level of benefit to the applicant.
6. The written decision of the reviewing authority shall be final unless appealed
in the manner set forth below.
7. While a request for reasonable accommodation is pending, all laws and
regulations otherwise applicable to the property that is the subject of the
request shall remain in full force and effect.
8. Where the improvements or modifications approved through a reasonable
accommodation would generally require a variance, a variance shall not be
required.
E. Appeals.
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1. The decision on a reasonable accommodation may be appealed to the City
Council within ten (10) calendar days of the issuance of a written decision.
2. The appeal shall be made in writing including a statement of the grounds for
appeal and accompanied by a fee established by resolution of the City
Council.
3. The City Council shall hear the matter and render a determination as soon as
reasonably practicable, but in no event later than sixty (60) calendar days
after an appeal has been filed. All determinations shall address and be based
upon the same findings required to be made in the original determination
from which the appeal is taken.
4. The City shall provide notice of an appeal hearing to the applicant. The
Council shall announce its findings within forty (40) calendar days of the
hearing, unless good cause is found for an extension, and the decision shall
be mailed to the applicant. The council’s action shall be final.
5. If an individual needs assistance in filing an appeal on an adverse decision,
the City shall provide assistance to ensure that the appeals process is
accessible.
F. Waiver of Time Periods. Notwithstanding any provisions in this section regarding the
occurrence of any action within a specified period of time, the applicant may
request additional time beyond that provided for in this section or may request a
continuance regarding any decision or consideration by the City of a pending
appeal. Extensions of time sought by applicants shall not be considered delay on
the part of the City, shall not constitute failure by the City to provide for prompt
decisions on applications and shall not be a violation of any required time period
set forth in this section.
G. Notice to the Public of Availability of Accommodation Process. The City shall
prominently display in the public areas of the Community Development Department
at City Hall a notice advising those with disabilities or their representatives that they
may request a reasonable accommodation in accordance with the procedures
established in this section. City employees shall direct individuals to the display
whenever they are requested to do so or reasonably believe that individuals with
disabilities or their representatives may be entitled to a reasonable
accommodation.
H. Expiration, Time Extension, Violation, Discontinuance, and Revocation.
1. Any reasonable accommodation approved in accordance with the terms of
this section shall expire within twenty-four (24) months from the effective date
of approval or at an alternative time specified as a condition of approval
unless:
a. A building permit has been issued and construction has commenced;
b. A certificate of occupancy has been issued;
c. The use is established; or
d. A time extension has been granted.
2. The Community Development Director may approve a time extension for a
reasonable accommodation for good cause for a period or periods not to
exceed three (3) years. An application for a time extension shall be made in
writing to the Community Development Department no less than thirty (30)
days or more than ninety (90) days prior to the expiration date.
3. Notice of the Director’s Decision on a time extension shall be provided as
specified in subsection (E)(3) of this section.
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4. Any reasonable accommodation approved in accordance with the terms of
this code may be revoked if any of the conditions or terms of such reasonable
accommodation are violated, or if any law or ordinance is violated in
connection therewith.
5. An accommodation is granted to an individual and shall not run with the land
unless the Director finds that the modification is physically integrated on the
property and cannot feasibly be removed or altered. Any change in use or
circumstances that negates the basis for the granting of the approval may
render the reasonable accommodation null and void and/or revocable by
the City, and thereafter the reasonable accommodation may be required to
be removed or substantially conformed to the code if reasonably feasible.
I. Amendments. A request for changes in conditions of approval of a reasonable
accommodation, or a change to plans that would affect a condition of approval
shall be treated as a new application and shall be processed in accordance with
the requirements of this section. The Community Development Director may waive
the requirement for a new application and approve the changes if the changes are
minor, do not involve substantial alterations or addition to the plan or the conditions
of approval, and are consistent with the intent of the original approval.
Chapter 17.08 Minor Exceptions
17.08.010 Purpose
The purpose of this Chapter is to establish a means of granting relief from locational,
developmental, and operational standards where doing so would be consistent with this
Title and the General Plan, and where it is not possible or practical to approve a Variance.
17.08.020 Applicability
Section Reserved.
17.08.030 Review Authority
Community Development Director. However, the Director may refer any application for a
Minor Exception for a project that may generate substantial public controversy or involve
significant land use policy decisions to the Planning Commission for decision.
Concurrent Processing. If a request for a Minor Exception is being submitted in conjunction
with an application for another approval, permit, or entitlement that requires Planning
Commission action, it shall be heard and acted upon at the same time and in the same
manner as that application.
17.08.040 Procedures
A. Application. An application for a Minor Exception shall be filed to the Community
Development Department on the prescribed application forms pursuant to Section
TBD, Application Forms and Fees and Section TBD, Review of Applications. The
application for a Minor Exception shall include data or other evidence in support of
the applicable findings required by Section TBD, Required Findings.
B. Public Notice. An application for a Minor Exception shall require a public notice prior
to the Director’s decision pursuant to Section, TBD Public Notice.
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C. Report of Decisions and Findings. Except as set forth below, the Community
Development Director shall issue the Minor Exception no more than thirty
(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall deny
the application and provide the applicant a 34riten statement of the reasons the
permit cannot be issued. The applicant shall be advised in writing of the right to
appeal the Director’s Decision pursuant to Section TBD, Appeals and Calls for
Review.
17.08.050 Required Findings
The Community Development Director must make all of the following findings to approve
or conditionally approve a minor exception application. The inability to make one or more
of the findings is grounds for denial of an application.
1. The requested minor exception is warranted by practical difficulties;
2. The requested minor exception is warranted by an unnecessary hardship;
3. The requested minor exception is necessary to avoid inconsistencies with the
general intent of this Title; or
4. The requested minor exception for the same development standard has not
been approved within the last 10 years.
17.08.060 Conditions of Approval
In approving a Minor Exception, the review authority may impose reasonable conditions or
restrictions and/or require reasonable guarantees and evidence that such conditions are
being, or will be, complied with, to achieve the findings for a Minor Exception.
17.08.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Minor Exception decisions are subject to the appeal provisions of Section
TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Minor Exception approval is effective and may
only be extended or revised as provided for in Section TBD, Effective Dates:
Expiration and Extension.
C. Revocation. The Minor Exception approval may be revoked pursuant to Section TBD,
Revocation, if any of the conditions or terms of the approval are violated or if any
law or ordinance is violated.
Chapter 17.09 Minor Use Permits
17.09.010 Purpose
The Minor Use Permit review and approval process is intended to apply to uses that are
consistent with the with the goals, objectives, and policies of the General Plan and
purposes of the zone where they are proposed but require special consideration to ensure
that based on the specifics can be designed, located, and operated in a manner that will
be compatible with the surrounding area and uses.
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17.09.020 Applicability
Approval of a Minor Use Permit is required for uses or developments specifically identified
in any section of this Title which requires a Minor Use Permit.
17.09.030 Review Authority
The Community Development Director or designee shall be the review authority for Minor
Use Permits. However, the Director may refer any application for a Minor Use Permit for a
project that may generate substantial public controversy or involve significant land use
policy decisions to the Planning Commission for decision. In that case, the application shall
be processed as a Conditional Use Permit.
17.09.040 Procedures
A. Application. Applications for Minor Use Permits shall be filed with the Community
Development Department on the prescribed application forms pursuant to Section
TBD, Application Forms and Fees and Section TBD, Review of Applications. The
application for a Minor Use Permit shall include data or other evidence in support of
the applicable findings required by Section TBD, Required Findings.
B. Public Notice and Hearing. All applications for Minor Use Permits shall require a public
notice prior to the Director or designee decision, pursuant to Section TBD, Public
Notice.
C. Report of Decisions and Findings. Except as set forth below, the Community
Development Director shall issue the Minor Use Permit no more than thirty
(30) days following the filing of a complete application therefor. Approval will be
based upon determining the request complies with the standards, limitations and
other regulations in the governing section, which may include the imposition of
conditions and limitations to ensure the permit is consistent with said requirements
and protects the public health, safety and welfare; otherwise, the Director shall deny
the application and provide the applicant a written statement of the reasons the
permit cannot be issued. The applicant shall be advised in writing of the right to
appeal the Director’s decision pursuant to Section TBD, Appeals and Calls for
Review.
17.09.050 Required Findings
The Community Development Director or designee must make all of the following findings
to approve or conditionally approve a Minor Use application. The inability to make one or
more of the findings is grounds for denial of an application.
A. 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;
B. The proposed use is consistent with the General Plan and any applicable specific
plan;
C. 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;
D. 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
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E. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
17.09.060 Conditions of Approval
In approving a Minor Use Permit, the review authority may impose reasonable conditions
or restrictions and/or require reasonable guarantees and evidence that such conditions
are being, or will be, complied with, to achieve the following outcomes:
A. Ensure that the proposal conforms in all significant respects with the General Plan
and with any other applicable plans or policies adopted by the City Council;
B. Achieve the general purposes of this Title or the specific purpose of the zone in which
the project is located;
C. Achieve the findings for a Use Permit listed in Section TBD, Required Findings; or
D. Mitigate any potentially significant impacts identified because of environmental
review conducted in compliance with the California Environmental Quality Act.
17.09.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Minor Use Permit decisions are subject to the appeal provisions of Section
TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Minor Use Permit approval is effective and may
only be extended or revised as provided for in Section TBD, Effective Dates:
Expiration and Extension.
C. Reapplication Upon Denial. After the denial of a Minor Use Permit has become final,
no further application for the same use shall be filed for the same property for the
ensuing 12 months, unless the project is revised to resolve the review authority’s
previous objections to the project. Said revision shall require a new application
process and payment of fees.
D. Revocation. Minor Use Permit approval may be revoked pursuant to Section TBD,
Revocation, if any of the conditions or terms of the approval are violated or if any
law or ordinance is violated.
Chapter 17.10 Conditional Use Permits
17.10.010 Purpose.
The purpose of a Conditional Use Permit shall be to provide the individual review of certain
uses, which due to the nature of the use, size, or intensity of the use require a Planning
Commission review.
17.10.020 Applicability
Approval of a Conditional Use Permit is required for uses or developments specifically
identified in any section of this Title which requires a Conditional Use Permit.
17.10.030 Review Authority
The Planning Commission may grant Conditional Use Permits to determine if the use
proposed, or the location of that use, is compatible with the surrounding uses, or may be
made compatible with the imposition of conditions of approval.
17.10.040 Procedures
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A. Application. Applications for Conditional Use Permits shall be filed with the
Community Development Department on the prescribed application forms
pursuant to Section TBD, Application Forms and Fees and Section TBD, Review of
Applications. The application for a Conditional Use Permit shall include data or other
evidence in support of the applicable findings required by Section TBD, Required
Findings.
B. Public Notice. An application for a Conditional Use Permit shall require a public
notice prior to the Planning Commission decision, pursuant to Section TBD, Public
Notice.
C. Public Hearing. An application for a Conditional Use Permit shall require a public
hearing before the Planning Commission pursuant to Section TBD Conduct of Public
Hearings.
D. Report on Findings and Decision. Not more than twenty (20) days following the
public hearing on a Conditional Use Permit, the Planning Commission shall
announce its findings by formal report and said report shall recite, among other
things, the facts and reasons which, in its opinion, make the granting or denial of the
Conditional Use Permit and when granted, shall recite such conditions and
limitations as it may impose.
E. Report to be Numbered and Kept as Permanent Record. The formal report of the
Planning Commission announcing its decision on a Conditional Use Permit shall be
numbered consecutively in the order of filing and shall become a permanent record
in the file of the Planning Commission.
F. Notice of decision to applicant. Not later than ten days following the rendering of a
decision ordering that a Conditional Use Permit be granted or denied, a copy of the
report shall be mailed to the applicant and their attorney at the address shown on
the application filed with the Planning Commission.
G. Effective date – Time limitation for appeal. The order of the Planning Commission in
granting or denying a Conditional Use Permit shall become final and effective ten
days from the date of the succeeding City Council meeting at which it is determined
whether or not to review the decision of the Planning Commission pursuant to
Section 2.52.040 of this code until within such ten-day period an appeal in writing is
filed with the Council by any person dissatisfied with the decision of the Planning
Commission. The filing of such appeal within such time shall stay the effective date
of the order of the Planning Commission until such time as the Council has acted on
the appeal as hereinafter set forth in this Title.
H. Transmission of Planning Commission’s record to City Council. Upon receipt of a
written appeal filed with the City Clerk as provided herein, the Planning Commission
shall thereupon transmit to the City Council the Planning Commission’s complete
record of the case.
I. Council to hold public hearing on appeal. Not more than forty (40) calendar days
following filing of a written appeal, the City Council shall conduct a duly advertised
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public hearing, public notice of which shall be given at least ten calendar days prior
to said hearing in accordance with requirements established by resolution of the
Council.
J. Council to announce findings and decision. City Council shall announce its findings
and decision not more than sixty (60) days, following the close of the public hearing,
unless good cause is shown for the extension of time and the applicant or opponent,
or both, are notified of this extension and the reasons therefor. The findings and
decision shall recite the facts and reasons which in the opinion of the City Council
make the approval or denial of the conditional use permit necessary to carry out
the general purpose of this Title, and shall order that the Conditional Use Permit be
granted, denied or modified subject to such conditions or limitations that it may
impose. City Council may incorporate by reference all or part of any findings of the
commission.
If the City Council does not announce its findings and decision, notice shall be given by
mail to the applicant or opponent, or to both if they are different parties, of when the
findings and decision will be made so that the applicant or opponent or both may be
present at the meeting when said findings and decision are announced.
K. Decision of the council shall be final. The action by the City Council on such matters
shall be by a majority vote of the Council, and shall be final and conclusive except:
1. The City Council may approve, modify or disapprove the recommendation
of the Planning Commission; provided, that any modification of a proposed
Conditional Use Permit by the Council may be referred back to the Planning
Commission for report and recommendation, and the Planning Commission
shall not be required to hold a public hearing thereon. Failure of the planning
commission to report to the city council within forty (40) days after the
reference, or such longer period as may be designated by the city council,
shall be deemed to be approval of the proposed modification.
2. Upon return of the matter to the City Council, the City Council may by
majority vote, approve, modify or disapprove the final recommendation of
the Planning Commission on such matters.
L. Notice of Decision of the Council. Not later than thirty (30) days following the final
decision of the City Council that a Conditional Use Permit be granted or denied,
notice of such action shall be mailed to the applicant or opponent, or both if they
be different parties, and one copy shall be attached to the Planning Commission’s
file of the case and said file returned to the Planning Commission for permanent
filing. Failure to give notice shall not affect the decision rendered in these matters.
17.10.050 Scope of Conditional Use Permit Review
A. Criteria for review. In reviewing any Conditional Use Permit for any use, the following
criteria for granting said permit shall be considered:
1. Distance from existing residential uses;
2. The amount of existing or proposed off-street parking facilities, and its
distance from the proposed use;
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3. Location of and distance to churches, schools, hospitals and public
playgrounds;
4. The combination of uses proposed;
5. Site specific operation and design features;
6. The relationship of the proposed business-generated traffic volume and the
size of streets serving the area;
7. The proposed exterior signs and décor, and the compatibility thereof with
existing establishments in the area;
8. The number of similar establishments or uses within close proximity to the
proposed establishment;
9. Noise, odor, dust and/or vibration that may be generated by the proposed
use;
10. Impact of the proposed use to the City’s infrastructure, and/or services;
11. Will the establishment contribute to a concentration of similar outlets in the
area;
12. Other considerations that, in the judgment of the Planning Commission, are
necessary to assure compatibility with the surrounding uses, and the as a
whole.
17.10.060 Required findings.
The Planning Commission must make all of the following findings to approve a Conditional
Use Permit application. The inability to make one or more of the findings is grounds for denial
of an application.
A. 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;
B. The proposed use is consistent with the General Plan and any applicable specific
plan;
C. 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;
D. 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
E. The site is physically suitable for the type of the use being proposed, including
access, utilities, and the absence of physical constraints.
17.10.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Conditional Use Permit decisions are subject to the appeal provisions of
Section TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Conditional Use Permit approval is effective and
may only be extended or revised as provided for in Section TBD, Effective Dates:
Expiration and Extension or the following, whichever the strictest standards apply.
1. A Conditional Use Permit shall expire and become null and void, when any of
the following apply:
a. Permit Not Issued. If the Conditional Use Permit is not used within two
(2) years after the granting of the Permit; provided that the Director
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may grant an extension of the Permit for an additional period as
provided in this Title.
b. Discontinuation of Use. If there is a discontinuation of the Conditional
Use Permit after it has been effectuated for a period of 12 months or
more the Permit shall be expired. The Community Development
Director shall make a written determination of expiration based on
evidence of abandonment including documentation of business
closure including but not limited to inactive City business license issued
in accordance with Title 5 of HBMC.
C. Reapplication Upon Denial. After the denial of a Conditional Use Permit has become
final, no further application for the same use shall be filed for the same property for
the ensuing 12 months, unless the project is revised to resolve the review authority’s
previous objections to the project. Said revision shall require a new application
process and payment of fee
D. Revocation. The Conditional Use Permit approval may be revoked pursuant to
Section TBD, Revocation, if any of the conditions or terms of the approval are
violated or if any law or ordinance is violated.
Chapter 17.11 Parking Plan
17.11.010 Purpose
The purpose of this section is to allow for an alternative configuration of parking to wholly
or partially satisfy the Off-Street Parking Chapter of Title 17.
17.10.020 Applicability
Parking Plans may be requested by a property owner in accordance with the Off-Street
Parking Chapter of Title 17.
17.11.030 Review Authority
The Planning Commission shall act as the review authority for all Parking plans.
17.11.040 Procedures
A. Application. Applications for Parking Plans shall be filed with the Community
Development Department on the prescribed application forms pursuant to Section
TBD, Application Forms and Fees and Section TBD, Review of Applications. The
application for a Parking Plan shall include data or other evidence in support of the
applicable findings required by Section TBD, Required Findings.
B. Public Notice. An application for a Parking Plan shall require a public notice prior to
the Planning Commission decision, pursuant to Section TBD, Public Notice.
C. Public Hearing. An application for a Parking Plan shall require a public hearing
before the Planning Commission pursuant to Section TBD, “Conduct of Public
Hearings”.
17.11.050 Required Findings
The Planning Commission must make all of the following findings to approve or conditionally
approve a Parking Plan application. The inability to make one or more the findings is ground
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for denial of an application.
A. The Parking Plan conforms in all significant respects with the General Plan and with
any other applicable plans or policies adopted by the City Council;
B. The Parking Plan is consistent with the purposes of this Title and the specific purpose
of the Zone in which the project is located;
C. The Parking Plan satisfies all the applicable criteria for the Parking Plan configuration
requested in accordance with the Off-Street Parking Chapter of Title 17.
D. The granting of the requested modification would not be detrimental to the public,
health, safety or welfare of the public.
17.11.060 Conditions of Approval
In approving a Parking Plan, the review authority may impose reasonable conditions or
restrictions and/or require reasonable guarantees and evidence that such conditions are
being, or will be, complied with, to achieve the following outcomes:
A. Ensure that the proposal complies with the general purpose of Title 17 or the specific
procedures of the zone in which the project is located;
B. Achieve the findings for the Parking Plan listed in Section TBD, “Required Findings”.
C. A covenant with the City a party thereto, may be required limiting the use of
the property and/or designating the method by which the required parking will be
provided at the time that the Planning Commission determines that inadequate
parking exists.
17.11.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Parking Plan decisions are subject to the appeal provisions of Section TBD,
Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Parking Plan approval is effective and may only
be extended or revised as provided for in Chapter TBD, Effective Dates: Expiration
and Extension.
C. Reapplication Upon Denial. After the denial of a Parking Plan has become final, no
further application for the same Parking Plan shall be filed for the same property for
the ensuing six months, unless the project is revised to resolve the review authority’s
previous objections to the project. Said revision shall require a new application
process and payment of fee
D. Revocation. The Parking Plan approval may be revoked pursuant to Section TBD,
Revocation, if any of the conditions or terms of the approval are violated or if any
law or ordinance is violated.
Chapter 17.12 Precise Development Plans
17.12.010 Purpose
This Chapter establishes Precise Development Plan procedures to ensure that new
development supports the goals and objectives of the General Plan and other adopted
plans and guidelines. The specific purposes of the Precise Development Plan process are
to:
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A. Promote excellence in design, layout, and other physical features of development
to achieve a reasonable level of quality, compatibility, in harmony with the
community’s social, economic and environmental objectives;
B. Ensure that new and altered development will be compatible with the existing and
potential development of the surrounding area; and
C. Supplement other City regulations and standards in order to ensure control of
physical features of development that are not otherwise addressed.
17.12.020 Applicability
Precise Development Plan is required for all projects that require a permit for new
construction, reconstruction, rehabilitation, alteration, or other improvements to a structure,
site, or a parking area except for:
A. New construction or additions of less than 1,500 square foot addition any zone.
B. Interior remodel of 3,000 square feet or less in any zone.
C. Single Family (one unit) residential projects.
D. New residential projects with two (2) or more dwelling units including a minimum of
20% lower-income units.
E. Projects including minimum of 20% lower-income units that qualify for a density
bonus pursuant to Section 17.42.100.
17.12.030 Review Authority
The Planning Commission shall act as the review authority for all Precise Development Plans.
17.12.040 Procedures
A. Application. Applications for Precise Development Plan shall be filed with the
Community Development Department on the forms prescribed application forms
pursuant to Section TBD, Application Forms and Fees and Section TBD, Review of
Applications. The application for a Precise Development Plan shall include data or
other evidence in support of the applicable findings required by Section TBD,
Required Findings.
B. Public Notice. An application for a Precise Develop Plan shall require a public notice
prior to the Planning Commission decision, pursuant to Section TBD, Public Notice.
C. Reapplication Upon Denial. After the denial of a Parking Plan has become final, no
further application for the same Parking Plan shall be filed for the same property for
the ensuing 12 months, unless the project is revised to resolve the review authority’s
previous objections to the project. Said revision shall require a new application
process and payment of fee.
D. Public Hearing. An application for a Precise Development Plan shall require a public
hearing before the Planning Commission pursuant to Section TBD, Conduct of Public
Hearings.
17.12.050 Scope of Precise Development Plan Review
A. Precise Development Plan Review Considerations. Precise Development Plan review
shall be based on consideration of the requirements of this Chapter as they apply to
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the design of the site plan, structures, landscaping, and other physical features of a
proposed project, including:
1. Building proportions, massing, and architectural details;
2. Site design, orientation, location, and architectural design of buildings
relative to existing structures on or adjacent to the property, topography, and
other physical features of the natural and built environment;
3. Size, location, design, development, and arrangement of on-site parking and
other paved areas;
4. Height, materials, and design of fences, walls, and screen plantings;
5. Location and type of landscaping including selection and size of plant
materials, and design of hardscape; and
6. Size, location, design, color, lighting, and materials of all signs.
17.12.060 Required Findings
The review authority must make all of the following findings to approve or conditionally
approve a Precise Development Plan application. The inability to make one or more of the
findings is grounds for denial of an application.
A. The design, layout, and other physical features of the project complies with all other
applicable provisions of this Title and all other Titles of the Hermosa Beach Municipal
Code;
B. The design, layout, and other physical features of the project is consistent with the
General Plan, and any applicable specific plan or design guidelines;
C. The design, layout, and other physical features of the project complies with any
design or development standards applicable to the zone or the use in question,
unless waived or modified pursuant to the provisions of this Title; and
D. The design, layout, and other physical features of the project are compatible with
the desired form and character of the area, as established in the General Plan.
17.12.070 Conditions of Approval
In approving a Precise Development Plan, the review authority may impose reasonable
conditions or restrictions and/or require reasonable guarantees and evidence that such
conditions are being, or will be, complied with, to achieve the following outcomes:
A. Ensure that the proposal conforms in all significant respects with the General Plan
and with any other applicable plans or policies adopted by the City Council;
B. Achieve the general purposes of this Title or the specific purpose of the zone in which
the project is located;
C. Achieve the findings for a Precise Development Plan listed in Section TBD, Required
Findings; and
D. Mitigate any potentially significant impacts identified because of environmental
review conducted in compliance with the California Environmental Quality Act.
17.12.080 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Precise Development Plan decisions are subject to the appeal provisions
of Section TBD, Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Precise Development Plan approval is effective
and may only be extended or revised as provided for in Section TBD, Effective Dates:
Expiration and Extension.
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C. Reapplication Upon Denial. After the denial of a Precise Development Plan has
become final, no further application for the same Parking Plan shall be filed for the
same property for the ensuing six months, unless the project is revised to resolve the
review authority’s previous objections to the project. Said revision shall require a new
application process and payment of fee
D. Revocation. Precise Development Plan approval may be revoked pursuant to
Section TBD, Revocation, if any of the conditions or terms of the approval are
violated or if any law or ordinance is violated.
Chapter 17.13 Variances
17.13.010 Purpose
This Chapter is intended to provide a mechanism for relief from the strict application of this
Title where it would deprive the property owner of privileges enjoyed by similar properties
because of the subject property’s unique and special conditions.
17.13.020 Applicability
Variances may be granted to vary or modify dimensional and performance standards but
may not be granted to allow uses or activities that this Title does not authorize for a specific
lot or site.
17.13.030 Review Authority
The Planning Commission shall act as the review authority for Variance applications based
on consideration of the requirements of this Chapter.
17.13.040 Procedures
A. Application. Applications for a Variance shall be filed with the Community
Development Department on the prescribed application forms in accordance with
the procedures in Section TBD, Application Forms and Fees and Section TBD, Review
of Applications. The application for a Variance shall include data or other evidence
in support of the applicable findings required by Section TBD, Required Findings.
B. Public Notice. An application for a Variance shall require a public notice prior to the
Planning Commission decision, pursuant to Section TBD, Public Notice.
C. Public Hearing. An application for a Variance shall require a public hearing before
the Planning Commission, pursuant to Section TBD, Conduct of Public Hearings.
17.13.050 Required Findings
After conducting a public hearing, the Planning Commission must make all of the following
findings in order to approve or conditionally approve a Variance application. The
Commission shall deny an application for a Variance if it is unable to make any of the
required findings, in which case it shall state the reasons for that determination.
A. There are exceptional or extraordinary physical circumstances or conditions
applicable to the property involved that do not apply generally to property in the
vicinity and identical zone, and that the granting of a Variance will not constitute a
granting of a special privilege inconsistent with the limitations on the property in the
vicinity and identical zone;
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B. The granting of the Variance is necessary to prevent a physical hardship which is not
of the applicant’s own actions or the actions of a predecessor in interest;
C. The granting of the Variance will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety,
general welfare or convenience; and
D. The granting of the Variance will be consistent with the general purposes and
objectives of this Title, any applicable specific plans, and the General Plan.
17.13.060 Conditions of Approval
In approving a Variance, the review authority may impose reasonable conditions or
restrictions and/or require reasonable guarantees and evidence that such conditions are
being, or will be, complied with, to achieve the following outcomes:
A. Ensure that the proposal conforms in all significant respects with the General Plan
and with any other applicable plans or policies adopted by the City Council;
B. Achieve the general purposes of this Title or the specific purposes of the zone in
which the project is located;
C. Achieve the findings for a Variance granted; or
D. Mitigate any potentially significant impacts identified because of review conducted
in compliance with the California Environmental Quality Act (CEQA).
17.13.070 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Variance decisions are subject to the appeal provisions of Section TBD,
Appeals and Calls for Review.
B. Expiration, Extensions and Revisions. Variance approval is effective and may only be
extended or revised as provided for in Chapter TBD, Effective Dates: Expiration and
Extension.
C. Reapplication Upon Denial. After the denial of a Variance has become final, no
further application for the same Variance shall be filed for the same property for the
ensuing 12 months, unless the project is revised to resolve the review authority’s
previous objections to the project. Said revision shall require a new application
process and payment of fee.
D. Revocation. Variance approval may be revoked pursuant to Section TBD,
Revocation, if any of the conditions or terms of the approval are violated or if any
law or ordinance is violated.
Chapter 17.14 Development Agreements
17.14.010 Purpose
This Chapter establishes procedures and requirements for considering and entering into a
voluntary legally binding agreements, with applicants for development projects, as
authorized in Government Code Sections 65864-65869.5. The development agreement is
intended to provide assurance to the City that a proposed project will proceed to its
completion in compliance with the plans submitted and provides assurance to the
applicant that the project can proceed to its completion in accordance with the rules and
regulations in effect at the time of project approval.
17.14.020 Applicability
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A voluntary agreement that may be initiated by a property owner for a complex or multi-
phase development project that is consistent with the General Plan.
17.14.030 Review Authority
The Planning Commission shall act as the advisory body for all Development Agreements
and provide its recommendation to the City Council. The City Council shall act as the
review authority, and after receiving recommendations from the Planning Commission,
may adopt, reject, or modify a Development Agreement.
17.14.040 Procedures
A. Processing Proposed Development Agreements. A Development Agreement which
may be proposed by the City or any person having a legal or equitable interest in
real property shall be processed in the manner of a Zone Change as provided in
Article 15 and shall conform to the requirements of Article 2.5 (commencing with
Section 65864) Division 1, of the Government Code entitled "Development
Agreements."
B. Development Agreement Content All development agreements shall contain the
following provisions:
1. Duration of the agreement;
2. Permitted uses for the subject property;
3. Density or intensity of the permitted uses;
4. Approved site plans, elevations, floor plans and sections, including the
maximum height and size of proposed buildings;
5. Provisions, if any, for reservation or dedication of land for public purposes or
other contribution to public improvements and amenities of benefit to the
City;
6. Protection from either a future growth control ordinance or a future increase
in development impact fees;
7. Provisions that address the applicable environmental review for the project;
8. Provisions requiring periodic review of the Development Agreement under
Section; TBD
9. Provisions that would necessitate a reconsideration or amendment of the
development agreement if any health and safety issues of compelling public
necessity are discovered (i.e., a new environmental health hazard is
discovered);
10. Provisions which are appropriate and acceptable to the City Attorney, that
the developer shall commence construction or satisfy other requirements
within a specified timeframe; and
11. Any other terms determined to be appropriate and necessary including
provisions for payment to the City.
C. Periodic Review Requirement.
1. The Planning Commission shall review the Development Agreement every 12
months, unless otherwise specified in the Development Agreement, after the
approval of the agreement for the life of the project to determine whether
the contracting party or the successor has complied in good faith with the
terms and conditions of the Development Agreement.
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2. The applicant shall initiate the review by filing a request for review along with
the corresponding fee established by City Council within 60 days prior to the
anniversary of the date of approval. The applicant shall submit evidence
demonstrating the applicant’s good-faith compliance with the Development
Agreement.
3. If as a result of this review, the Planning Commission finds and determines time
of annual review, on the basis of substantial evidence, that the contracting
party or the successor in interest has not complied with, a report shall be
made the City Council, and referred to the City Attorney’s office for action.
17.14.050 Required Findings
The following findings shall be made before approval of a Development Agreement or
amendment:
A. The Development Agreement is in the best interests of the City, promoting the public
interest and welfare through public benefits; and
B. The Development Agreement is consistent with all applicable provisions of the
General Plan, any applicable specific plan, and this Zoning Ordinance.
17.14.060 Appeals; Expiration, Extensions, and Revisions; Revocation
A. Appeals. Development Agreements may not be appealed as the Planning
Commission review authority is advisory.
B. Expiration, Extensions and Revisions. A Development Agreement approval is
effective and may only be extended or revised as provided for in Chapter TBD,
Effective Dates: Expiration and Extension.
C. Amendment or Cancellation Procedure. A Development Agreement may be
amended or canceled, in whole or in part, by mutual consent of all parties to the
agreement, or their successor-in-interest, in compliance with state law (Government
Code Section 65868), or as set forth in the agreement. The requested amendment
or cancellation shall be processed in the same manner specified by this chapter for
the adoption of a development agreement.
Chapter 17.15 Specific Plans
17.15.010 Purpose
This Chapter establishes procedures for the consideration, adoption, and implementation
of specific plans for the purpose of implementing PLAN Hermosa (“General Plan”) on an
area-specific basis.
17.15.020 Applicability
A. The procedures in this Chapter shall apply to all proposals to establish a Specific Plan
Area, amend or a Specific Plan Area. When changes to the Zoning Ordinance or
zone or boundary line shown on the Zoning Map are required, a Zoning Amendment
shall also be required.
B. Initiation of Amendment. A Specific Plan or amendment to a Specific Plan may be
initiated by an applicant or by a motion of the City Council or Planning Commission.
17.15.030 Review Authority
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The Planning Commission shall act as the advisory body for all proposed Specific Plans and
Specific Plan Amendments. The Planning Commission shall provide recommendations to
the City Council. The City Council shall act as the final review authority and upon receiving
a recommendation from the Planning Commission, may adopt, reject, or modify a Specific
Plan.
17.15.040 Procedures
A. Application. Applications for Specific Plans shall be filed with the Community
Development Department on the prescribed application forms pursuant to Section
TBD “Application Forms and Fees” and Section TBD Review of Applications. The
application for a Specific Plans shall include data or other evidence in support of
the applicable findings required by Section TBD, Required Findings.
B. Public Hearing and Notice. All Specific Plan and Specific Plan Amendments shall be
referred to the Planning Commission, which shall conduct at least one public
hearing on any proposed amendment prior to submitting a recommendation report
to the City Council. At least ten (10) days before the date of any public hearing, the
City shall provide notice as provided for in Section TBD, Public Notice.
C. Planning Commission Hearing. Before submitting a recommendation to the City
Council, the Planning Commission shall conduct at least one public hearing.
D. Recommendation to City Council. Following the public hearing, the Planning
Commission shall make a recommendation on the Specific Plan to the City Council.
Such recommendation shall include the reasons for the recommendation, findings
related to General Plan consistency, and a discussion of the relationship of the
proposed amendment to other adopted documents. The recommendation shall be
transmitted to the City Council with a copy of the approved minutes from the
Planning Commission hearing.
1. Approval. If the Planning Commission has recommended approval of the
proposed amendment, the City Council is required to take final action
pursuant to Section TBD, City Council Hearing and Action.
2. Denial. If the Planning Commission has recommended against the proposed
amendment, the City Council is not required to take any further action unless
an appeal is filed in accordance with Section TBD, Appeals and Calls for
Review.
E. City Council Hearing and Action
1. City Council Hearing. After receiving the recommendation from the Planning
Commission, the City Council shall hold a hearing in accordance with Section
TBD, Conduct of Public Hearings. The notice for the hearing shall include a
summary of the Planning Commission recommendation.
2. City Council Action. After the conclusion of the hearing, the City Council may
approve, modify, or deny the proposed Specific Plan or Specific Plan
amendment.
17.15.050 Required Findings
The following findings shall be made prior to approval of any specific plan or specific plan
amendment:
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A. The specific plan or amendment is consistent with the goals, objectives, and policies
of the General Plan;
B. The specific plan or amendment will not create conditions materially detrimental to
the public health, safety, and general welfare;
C. The specific plan or amendment is compatible with zoning on adjacent properties,
and ensures development of desirable character that will be harmonious with
surrounding properties;
D. The specific plan or amendment is suitable and appropriate for the location, access,
and topography for the development of the subject property;
Chapter 17.16 Zoning Amendments
17.16.010 Purpose
This Chapter establishes procedures by which changes may be made to the text of this
Zoning Ordinance and to the Zoning Map, whenever the public necessity, convenience,
general welfare, or good practice justify such amendment, consistent with the General
Plan.
17.16.020 Applicability
A. The procedures in this Chapter shall apply to all proposals to change the text of this
Zoning Ordinance or to revise a zone or boundary line shown on the Zoning Map.
B. Initiation of Amendment. An amendment to the Zoning Ordinance or Zoning Map
may be initiated by any applicant or by a motion of the City Council or Planning
Commission.
17.16.030 Review Authority
The Planning Commission shall act as the advisory body for all amendments to the Zoning
Ordinance and Zoning Map and provide recommendations to the City Council. The City
Council shall act as the final review authority and upon receiving a recommendation from
the Planning Commission, may adopt, reject, or modify all zoning amendments.
17.16.040 Procedures
A. Application. Applications for Zoning Amendments shall be filed with the Community
Development Department on the prescribed application forms pursuant to Section
TBD, Application Forms and Fees and Section TBD, Review of Applications. The
application for a Zoning Amendment shall include data or other evidence in support
of the applicable findings required by Section TBD, Required Findings.
B. Public Hearing and Notice. All amendments to the Zoning Ordinance and Zoning
Map shall be referred to the Planning Commission, which shall conduct at least one
public hearing on any proposed amendment prior to submitting a recommendation
report to the City Council. At least 10 days before the date of any public hearing,
the City shall provide notice as provided for in Section TBD, Public Notice.
C. Planning Commission Hearing and Recommendation
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1. Planning Commission Hearing. Before submitting a recommendation to the
City Council, the Planning Commission shall conduct at least one public
hearing.
2. Recommendation to City Council. Following the public hearing, the Planning
Commission shall make a recommendation on the proposed amendment to
the City Council. Such recommendation shall include the reasons for the
recommendation, findings related to General Plan consistency, and a
discussion of the relationship of the proposed amendment to other adopted
documents. The recommendation shall be transmitted to the City Council
with a copy of the approved minutes from the Planning Commission hearing.
a. Approval. If the Planning Commission has recommended approval of
the proposed amendment, the City Council is required to take final
action pursuant to Section TBD, City Council Hearing and Action.
b. Denial. If the Planning Commission has recommended against the
proposed amendment, the City Council is not required to take any
further action unless an appeal is filed in accordance with Section TBD,
Appeals and Calls for Review.
c. Reapplication Upon Denial. After the denial of a Zoning Amendment
has become final, no further application for the same Zoning
Amendment shall be filed for the same property for the ensuing 12
months, unless the project is revised to resolve the review authority’s
previous objections to the project. Said revision shall require a new
application process and payment of fee.
D. City Council Hearing and Action
1. City Council Hearing. After receiving the recommendation from the Planning
Commission, the City Council shall hold a hearing in accordance with Section
TBD, Conduct of Public Hearings. The notice for the hearing shall include a
summary of the Planning Commission recommendation.
2. City Council Action. After the conclusion of the hearing, the City Council may
approve, modify, or deny the proposed amendment. If the Council proposes
any substantial revision not previously considered by the Planning
Commission during its hearings, the proposed revision shall first be referred to
the Planning Commission for report and recommendation, but the Planning
Commission shall not be required to hold a public hearing. The failure of the
Planning Commission to report within 45 days after the referral shall be
deemed a recommendation for approval and the amendment shall be
returned to Council for adoption.
17.16.050 Required Findings
The following findings shall be made prior to approval of any Zoning Amendment:
A. The amendment would not be detrimental to the public interest, health, safety,
convenience or welfare of the City;
B. The amendment is consistent with the intent of the vision, goals and objectives, and
policies of PLAN Hermosa, the city’s general plan; and
C. The amendment is consistent with the purpose of the Zoning Ordinance, Title 17.
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Chapter 17.17 General Plan Amendment
17.17.010 Purpose
This chapter establishes procedures for making changes to the General Plan as provided
for in State Law when there are necessary reasons to do so as a result of changes in
conditions or circumstances unforeseen at the time of adoption or last amendment of the
General Plan. These circumstances include, but are not limited to, changes in State or
Federal law and problems and opportunities that were unanticipated at the time of
adoption or last amendment.
17.17.020 Applicability
The procedures in this Chapter shall apply to all proposals to change the text of the General
Plan or to change a general plan designation or boundary line as shown on the General
Plan Map.
17.17.030 Initiation of Amendment. An amendment to the General Plan or General Plan
map may only be initiated at the direction of the City Council. The City Council is the final
review authority for General Plan Amendments.
17.17.040 Review Authority
The Planning Commission shall act as the advisory body for all amendments to City’s
General Plan and General Plan Map and provide recommendations to the City Council.
The City Council shall act as the final review authority and upon receiving a
recommendation from the Planning Commission, may adopt, reject, or modify all general
plan or general plan map amendments.
17.17.050 Procedures
A. Application. Applications for General Plan Amendment shall be filed with the
Community Development Department on the prescribed application forms
pursuant to Section TBD, Application Forms and Fees and Section TBD Review of
Applications. The application for a General Plan Amendment shall include data or
other evidence in support of the applicable findings required by Section TBD,
Required Findings.
B. Public Hearing and Notice. All amendments to the General Plan and General Plan
Land Use Map shall be referred to the Planning Commission, which shall conduct at
least one public hearing on any proposed amendment prior to submitting a
recommendation report to the City Council. At least ten (10) days before the date
of any public hearing, the City shall provide notice as provided for in Section TBD,
Public Notice.
C. Planning Commission Hearing and Recommendation. Before submitting a
recommendation to the City Council, the Planning Commission shall conduct at
least one public hearing.
D. Recommendation to City Council. Following the public hearing, the Planning
Commission shall make a recommendation on the proposed amendment to the
City Council. Such recommendation shall include the reasons for the
recommendation, findings related to General Plan consistency, and a discussion of
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the relationship of the proposed amendment to other adopted documents. The
recommendation shall be transmitted to the City Council with a copy of the
approved minutes from the Planning Commission hearing.
1. Approval. If the Planning Commission has recommended approval of the
proposed amendment, the City Council is required to take final action
pursuant to Section TBD, City Council Hearing and Action.
2. Denial. If the Planning Commission has recommended against the proposed
amendment, the City Council is not required to take any further action unless
an appeal is filed in accordance with Section TBD, Appeals and Calls for
Review.
E. City Council Hearing and Action.
1. City Council Hearing. After receiving the recommendation from the Planning
Commission, the City Council shall hold a hearing in accordance with Section
TBD, Conduct of Public Hearings. The notice for the hearing shall include a
summary of the Planning Commission recommendation.
2. City Council Action. After the conclusion of the hearing, the City Council may
approve, modify, or deny the proposed amendment. If the Council proposes
any substantial revision not previously considered by the Planning
Commission during its hearings, the proposed revision shall first be referred to
the Planning Commission for report and recommendation, but the Planning
Commission shall not be required to hold a public hearing. The failure of the
Planning Commission to report within 45 days after the referral shall be
deemed a recommendation for approval and the amendment shall be
returned to Council for adoption.
17.17.060 Required Findings
A. The proposed amendment would not be detrimental to the public interest, health,
safety, convenience or welfare of the city, as specified under Government Code
Section 65358(as);
B. That adoption of the proposed General Plan amendment will not exceed the annual
limit on amendments specified under Government Code Section 65358(b); and
C. The amendment is consistent with the intent of the vision, goals and objectives, and
policies of the General Plan and internally consistent.
Chapter 17.18 Coastal Clearance
17.18.010 Purpose
The purpose of this section is to ensure all public and private development in the Coastal
Zone receives a clearance confirming the development conforms to all provisions of Title
16, Title 17, and any Land Use Plan or Coastal Development Permit.
17.18.020 Applicability
This Section shall apply to all development in the Coastal Zone, as defined by the Coastal
Act.
17.18.030 Review Authority
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A request for Coastal Clearance may be submitted with another application. The review
authority shall be in accordance with the Section TBD, Review Authorities for Decisions and
Appeals.
17.18.040 Procedure
A. Application. Applications for a Coastal Clearance shall be filed with the
Community Development Department on the prescribed application form in
accordance with the procedures in Section TBD, Application Forms and Fees and
Section TBD, Review of Applications.
B. Conditions of Approval. Prior to permit issuance of any development within the
Coastal Zone the applicant shall demonstrate an approval, wavier or exemption
by the California Coastal Commission.
C. Post-Approval. Before permit issuance, the Community Development Director or
designee shall review the California Coastal Commission’s approval, waiver, or
exemption for consistency with the Director’s approval in concept.
Chapter 17.19 Definitions
Aggrieved “Aggrieved person” any person who, in person or through a representative,
appeared at a public hearing or responded to a public notice, in connection with a city
decision or action, or who, by other appropriate means before a hearing, decision or
action by the review authority made their concern known or who for good cause was
unable to do either.
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SUMMARY OF REVIEW AUTHORITIES FOR DECISIONS AND APPEALS
Table Annotations Decision Type Advisory Body Review Authority * Appeal Body Public
Notification
Ministerial Action
Zoning Clearance - Staff/Director N/A No New Procedure
Administrative Action
Administrative Permit - Director Planning Commission No
Temporary Use Permit - Director Planning Commission No
Reasonable Accommodation - Director Planning Commission
No
Review authority updated as part of the Housing Element Update
Minor Modification Director N/A No New Procedure
Quasi-Judicial Action
Certificate of Appropriateness Director Planning Commission N/A
Yes
Review Authority revised from City Council to Planning Commission
Conditional Use Permit - Planning Commission City Council
Yes
Minor Use Permit - Director Planning Commission
Yes
New Procedure
Variance - Planning Commission City Council Yes
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SUMMARY OF REVIEW AUTHORITIES FOR DECISIONS AND APPEALS
Table Annotations Decision Type Advisory Body Review Authority * Appeal Body Public
Notification
Minor Exception - Director Planning Commission
Yes
Updated Procedure, previously titled Administrative Variance
Parking Plan - Planning Commission City Council Yes
Amendment to Planning Entitlement - Planning Commission City Council Yes
Time Extension Request by original Review Authority - Planning Commission City Council Yes
Precise Development Plan -
Planning
Commission
City Council
Yes
Tiering to allow for Community Development Director review of certain projects eliminated. Determination of Legality of Nonconforming Residential Buildings - Planning Commission City Council Yes Existing Process
Zoning Interpretation - Director Planning Commission No Renamed Procedures
Similar Use Determination - Director Planning Commission No Renamed Procedures
Legislative Action
General Plan Amendment Planning Commission City Council N/A Yes
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SUMMARY OF REVIEW AUTHORITIES FOR SUBDIVISION APPLICATIONS
(For reference only; Future discussion pending)
Table Annotations
Decision Type Advisory Body Review Authority * Appeal Body Public
Notification
Urban Lot Split - Director N/A No
Lot Line Adjustment - Director N/A No
Certificate of Compliance - Director Planning Commission No
SUMMARY OF REVIEW AUTHORITIES FOR DECISIONS AND APPEALS
Table Annotations Decision Type Advisory Body Review Authority * Appeal Body Public
Notification
Specific Plan Amendment Planning Commission City Council N/A Yes
Zoning Amendments Zone Text
Amendment Planning Commission City Council N/A Yes
Zone Change Planning
Commission City Council N/A Yes
Development Agreement Planning Commission City Council N/A Yes
Historic Landmark Nomination Planning Commission City Council N/A Yes
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SUMMARY OF REVIEW AUTHORITIES FOR SUBDIVISION APPLICATIONS
(For reference only; Future discussion pending)
Table Annotations
Decision Type Advisory Body Review Authority * Appeal Body Public
Notification
Tentative Parcel Map - Planning Commission City Council Yes Consider administrative approval for 100% affordable projects. Vesting Tentative Map -
Planning Commission City Council Yes
Tentative Map Extensions - Director Planning Commission No
Merger of Parcels -
Director Planning Commission
No
Tentative Tract Map -
Planning Commission City Council Yes
Final Maps - City Council N/A No
*Director is defined as the City’s Director of Community Development of their designee
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Hb Zoning Draft Regulations: Administrative Procedures Feedback (LP)
May 9, 2024
It is essential we make updates to our Zoning Ordinance regarding our Administrative Provisions and
Procedures as straightforward and streamlined as possible. First, I want to convey how challenging this
material is to digest for those in the public who are reviewing it for the first time. If we want to elicit
public engagement we need to demonstrate how each section fits into the broader picture of our Zoning
process. I recommend bringing back the Info Graphic that was deleted from the city website.
Currently, the Zone-In web page displays an Overview of the process with links to different reports but
the page fails to visually engage the audience and demonstrate how the meetings, documents, and
public input opportunities shape the final result. Let’s agree on our goals for this process. We want to
streamline code, increase certainty, improve clarity, create objective standards, and make our municipal
code user friendly.
Second, I have recommendations that are both structural in nature and content related.
A. Format Recommendations
1.Introduction: Provide a short introduction on the significance of the following sections in
Chapter 17. The last version of the Administrative Provisions (Oct 2022) contained a brief
summary that provided helpful information to guide the reader through this material. It will
further assist the user to understand how the different sections relate to each other.
2.Table of Contents: In the last version, Martha Miller presented a table of contents that helped
the reader navigate the lengthly document to easily find information of interest.
3.Consistent Subheadings: There are several sections in the document that use different
wordings to describe the same action. I recommend consistent subheadings so the reader can
easily navigate each section.
a. 17.10.20 Conditional Use Permits: the Subheading “Authority to Grant” is different
from Review Authority
b. 17.11.40 Minor Use Permits / Procedures: Sometimes ‘Public Notice’ and ‘Public
Hearings are combined whereas in Chapter 17.12.30 Parking Plan they are separated.
c. 17.17.80 Findings: the Subheading “Findings” is different from Required Findings.
4.Insert Links: Provide links to Ordinances so updates to the Municipal Code are easier to
understand. Also, where the code includes language on permits, handouts, applications, and
forms provide links to the city website so information can be easily located.
5.Timelines: Insert timelines for processes/procedures where appropriate. For example, if there is
a stated timeframe on the city website for applications (i.e., Universal Planning Application –
30 days of acceptance to determine if the application is complete).
B. Content Recommendations
1. 17.5.80 Fees – “It is stated all fees shall be paid at the time an application is filed..”. What is the
rationale for making it financially burdensome to open a business or update a permit in our city?
RECOMMENDATION: Review which fees cover actual costs versus those that could be charged
at various intervals in the project. Let us support best practices that can right size the cost of
applying for permits with actual work performed.
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2. 17.6.50 Time Extension Request – Are there standardized time extension periods? If we can
streamline with definitive time frames (ex: 1 year, 2 year), can the review authority be placed at
the Director level in order to save time, cost, and resources?
RECOMMENDATION: Streamline the time extension request process by creating definite time
periods for permits. In doing so, standard requests can be reviewed at the Director level.
3. 17.6.50 Review Authorities for Decisions and Appeals: What is the “Certificate of
Appropriateness?” Which projects would be subject to this decision type? What is the basis for the
level of review authority?
4. 17.7.20 D3. Refund of fees – The costs of application fees can be enormous. Why aren’t partial
refunds made on projects that aren’t started? For those whose applications are cancelled or redrawn
before actual work is performed, what is the time frame for refunds?
RECOMMENDATION: Include a rationale for why entire applications fees are not eligible for
partial refunds if minimal city costs were incurred. In order to improve communication, include a
time line of when refunds will be processed.
5. 17.7.60 E. Conduct of Public Hearings: Continuance of Public Hearing by the Planning
Commission. The description is incomplete and does not make any sense.
6. 17.7.80 Scope of Approval: As stated, “a new use shall terminate all rights and approvals for
previous uses no longer occupying the same site or location.” What is the rationale for creating this
potential barrier to renting spaces in our commercial districts? This provision may have the
unintended consequences of increasing vacancies and stagnation. It may take longer to fill spaces.
RECOMMENDATION: Include a rationale for this specific provision. Allow market forces to
create the demand for businesses in our city.
----
7. 17.7.110 Revocation of Permits: As stated, “if no time period is specified, any permit granted
under this title shall automatically expire when no project or use has been exercised...”. How are
you measuring whether a permit has been exercised? What if there are funding issues and that is
the reason for delay?
RECOMMENDATION: If the review authority hasn’t specified any time frame include next steps
beyond stating that the permit shall expire two years after the date of approval. Improve the
communication process (ex: check-in dates, project status reminders, etc) so there is ample
consideration for unforeseen obstacles.
8. 17.4.120 Interpretations and Determinations: Section A. Is not a clear sentence. As stated, “a
request for an interpretation from the may be made for a use not listed in the Zone.”
B. Findings: Under section B. it states, the Director may find a use that is not listed in the zone is
allowed provided that following findings can affirmatively be made:
768
1. The characteristics of, and activities associated with, the proposed use are not more intense than
those uses listed in the zoning district as allowable, and will involve a greater level of activity,
population density, intensity, traffic generation, than uses listed in the zoning district.
RECOMMENDATION: We have to ask ourselves do we want to attract more visitors or NOT. A
few weeks ago we had a city meeting where we wanted active uses and thus need more foot traffic.
We should not be creating code that states the potential opposite.
9. 17.55.070 Revocation: Section C. The use for which the administrative permit was granted has
not been exercised for at least 12 consecutive months, or has ceased to exist, or has been
abandoned. What is the purpose of the 12 month clock? How do you know its been abandoned or
exercised?
10. 17.55.080 Expiration: We need more certainty if we want to stimulate investment. What is the
rationale for the admin permit expiring?
11. 17.15.60 Periodic Review Requirement (Development Agreements) – What is the purpose of
having the Planning Commission review these agreements every 12 months? Why does the
applicant need to initiate the review 60 days prior to the anniversary date of approval?
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1
Maricela Guillean
To:Alexis Oropeza
Subject:RE: Administrative Procedures feedback - Municipal Code and Zoning Group
From: Tony Cordi <tony@theinnategroup.com>
Sent: Friday, May 10, 2024 3:58 PM
To: Carrie Tai <CTai@hermosabeach.gov>; Alexis Oropeza <aoropeza@hermosabeach.gov>
Cc: Laura Pina <lpskin415@gmail.com>; jon415pier@gmail.com; Kathy Dunbabin <kathydunbabin@gmail.com>; Adam
Malovani <malovani@worldofsoundproductions.com>; Aaron Olko, AIA, NCARB <aaron@telluris-arch.com>; Stacy
Straus <stacy@esrour.com>; President HB Chamber <president@hbchamber.net>
Subject: Administrative Procedures feedback - Municipal Code and Zoning Group
Hi,
Thank you again for the opportunity to meet you on Teams and to discuss the
Administrative Procedures elements of the municipal code and zoning updates.
I think the meeting yesterday was helpful for us, especially in regards to how we can
best share our thoughts with you. Our overall objectives are to help streamline the
application/approval processes as much as possible and to offer ideas on how all things
code and zoning related are presented to the community. Stated another way, we want
to make it as easy, fast, and economical as possible for businesses or property owners
to go through the various application and approval processes.
We are including feedback and suggestions in this email pertaining to the actual
Administrative Procedures as well as to the broad category of presenting/communicating
code and zoning information to the public. Finally, we are also adding some thoughts on
development and design standards as graciously provided by a local architect who has
recently joined our group.
I invite any members of the group to add to this as appropriate.
Administrative Procedures
Attached please find specific feedback from Laura Pena.
Here are some thoughts I had by Action category:
Ministerial Action
Zoning Clearance (17.8)
- My initial thought is that there should be an easy way for new business owners
and real estate agents to determine what type of use is allowed for a given location. I
appreciate that this is really only applicable for business owners wishing to change the
current use of a space to something else (a small percentage of tenant changes). For
example, Beckers, a retailer, is out and a wellness-type business is being
proposed. This represents a change of use. I am not the agent representing the new
tenant and so I do not know if the new tenant is aware of what lies ahead for them with
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respect to the change in use process. Another example of change in use would be Drive
taking over Rose Cleaners.
- Would it be possible to add a section to the city website or perhaps build on the
current Guide to Starting a Business section of the site that has easy to follow links to
the zoning map and to the use table from the Municipal Code? I am not sure that a lot
of new tenants or prospective tenants know what they might be getting into if they want
to change the current use of a space. My concern relates to what I will know refer to as
a Lease-Use conundrum. Some new tenants may be signing leases before they know for
sure that their use would be allowed at a given location. This can be problematic at
best.
- Would it be possible to have a list of prohibited uses that is easily accessed?
- Would it be possible to build on the use list or at least have a path forward to do
so? I am not thinking to the very extensive list used by the city of LA, but more
comprehensive nonetheless.
- Are pre-meetings a requirement for this? If not, they should at least be strongly
encouraged so as to prevent confusion, misunderstandings, etc. Perhaps this might
prevent some groups from attempting to move forward with their proposed use, possibly
saving them time and money.
Administrative Action
No comments at this time.
Quasi-Judicial Action
CUP (17.10)
- Same thoughts about presentation and information access as provided above in
Zoning Clearance. Likewise, for pre-application meetings.
- Is the Planning Director (17.10.150) the same as the Community Development
Director?
- Any chance the Planning Commission would consider allowing the Director to
authorize the entitlement of a restaurant use to get a beer and wine license for locations
under 2,000 sq ft? Redondo Beach allows for this in certain zones.
- What is the cut-off with respect to operating hours for a restaurant to be
considered late night? If it is not 11 pm, is there a way to make it so?
- Is there a way to rethink the food to alcohol ratios that appear in certain
CUPs? There are examples of neighboring restaurant spaces being held to different
standards on this.
- Is there still discussion around lifting the parking requirements for changes in
use under 3,000 sq ft? Having this take effect would be hugely helpful.
Minor CUP (17.11)
- Is there a way to better define what constitutes a minor use change? For
example, what if a restaurant wants to add an hour of operation in the morning? Or
change the hours of the day they can use their patio or how many TV monitors they are
allowed, etc.? Or how about the food/alcohol ratios?
Legislative Action
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No comments at this time.
Presentation and Communication
Guide to starting a business section of city website:
- Provide more context for the application forms section/link under Planning
Division
- Perhaps add a link to the zoning map
- Perhaps add a link to prohibited uses
- Have a link to the uses table and perhaps build on the types of uses
- Business licenses are for non-bricks and mortar businesses as well
- There is a broken link under Building Permit
- Perhaps add the ABC matrix under Alcohol Licensing section with some context
From Laura Pena:
Here are my thoughts on Communication (written, presented material) - Not all areas are related to
the Admin Provisions but since we have a captive audience I thought I would add a few points. There are
several areas where communication could be improved in our city.
a. Legal Obligation vs. Comprehension Focused: The municipal code is a collection of laws passed by our
local governing body. Most community members (business or resident) aren't familiar with how to read or
comprehend how the code relates to their inquiry. If we can provide an introduction and table of contents
for each main section that would be helpful. Use infographics that incorporate a how-to-guide with
examples on how to answer most frequently asked questions regarding the code. Clearly defining terms in
the beginning of each section has been incredibly useful. Create links to the ordinances so the user can
understand the context of the code updates.
b. Visual Aids: Incorporate color coding to assist the user navigate our fee charts. Manhattan
Beach's Community Development Fee Schedule categorizes material according to the Planning Fees,
Traffic Engineering, Building Division, Permits, Mechanical, Electrical, Plumbing, Right of Way, and New
Construction examples. The material builds on how you would use the information. The chart has
consistent formatting so comprehension is greatly enhanced.
c. Powerpoint presentations: Include powerpoint documents in the staff report so the reader can
understand highlighted material and follow along easier.
d. Pre-Application Meetings: Create guides on how to consolidate necessary information (see Zoning Best
Practices attached). The current Universal Planning Application is comprehensive but maybe unnecessary
for simple inquiries.
e. Guide to Starting A Business: Here is an example of a visual user guide to navigate the reader through
the process. Create a survey for users to measure effectiveness and what areas need to be improved. We
have a Business Liaison in our city. The name and contact information should be on the first page, not just
an email address. In addition, the Chamber of Commerce information is on the last page of this document.
One of the benefits of joining the Chamber is not just for marketing assistance but we are a tremendous
resource to answer questions in the beginning of a business' interest in our city. Perform periodic checks
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on the user guide to ensure links are accurate. For example, the Building Permit link creates a "Server Error
in '/' Application.
f. Best Feedback Practices: Clarify how your audience can provide constructive feedback. It's not enough to
ask users to provide ecomments or public comments at city meetings because we don't receive any
feedback on our submissions. In order to enhance better feedback loops - 1) Build relationships with key
leaders and organizations (Chamber, Ad hoc Committee, Advisory Body) for important strategic goals that
could impact our general plan; 2) Utilize a Town Hall format for important issues so community members
can ask questions and receive feedback in a timely manner; 3) Know your target audience. For our
Housing Element we only had 26 people fill out the survey. Now, we know more people are interested in
housing related issues. Investigate apps like CitizenLab to engage our community and enhance
participation; 4) Eliminate barriers and be sensitive to constraints. Our parking permits can no longer be
handled at City Hall. Community members must use the online site. Communicate exceptions since not
everyone has access to a computer; and 5) Communicate results to our community on a regular basis. In
2022, our city allocated 100k for a citywide internal audit program that would focus on maintaining and
implementing best management practices in order for the city to provide a high value of services to its
community members in a cost-efficient manner. I'm still waiting on the results of this audit. Communicate
the results!!
Development and Design Standards
From an architect in the group:
I did some research into the Development & Design Standards for neighboring communities as well as City of
Pasadena. In summary, each community provides similar information to Hermosa Beach, however some
communities make the information accessible and easier to digest.
· Manhattan Beach: It appears that Manhattan has a variety of handouts to help the community understand
what can and cannot be built. They have diagrams on the handouts, but altogether are a bit disjointed in
their presentation.
· Redondo Beach: Redondo Beach appears to have a more cohesive Development Standard
document (Design Standards). The document covers all Residential development, including ADUs and
Multi-Family.
· City of Lawndale: Lawndale has tabulated information for both Residential and Commercial, as well as a
Residential Development Standards and Design Guidelines document, which is intended to make the
development standards palatable.
· City of Pasadena: Pasadena has been lauded for their successful planning and development approach
and has a well-organized website to assist with development. I recommend spending a few minutes poking
around to see their structure and the information they provide. To convey their Development
Standards, they provide a very clean and concise document for Design Guidelines for Commercial and
Multi-Family Districts.
In terms of combining both Development Standards and Design Standards, the document from the City of
Lawndale may be the most comprehensive by how it covers both aspects of development.
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Regards,
Tony Cordi
President, The Innate Group
310-213-2703
CA DRE #01783119
www.theinnategroup.com
tony@theinnategroup.com
774
Public Notification Package - ZONE TEXT AMENDMENT (TA24-01)
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City of Hermosa Beach PUBLIC HEARING NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, May 21, 2024 at 7:00 PM to consider the following:
A ZONE TEXT AMENDMENT (TA24-01) TO AMEND TITLE 17 OF THE HERMOSA BEACH
MUNICIPAL CODE (HBMC) PERTAINING TO ADMINISTRATIVE PROCEDURES A PART OF THE
COMPREHENSIVE ZONING CODE UPDATE. THE PROPOSED CHANGES INCLUDE:
1) REPEALING AND REPLACING THE FOLLOWING CHAPTERS OR SECTION OF THE MUNICIPAL CODE:
a. DECLARATION OF PURPOSE b. VARIANCES c. PRECISE DEVELOPMENT PLANS d. CONDITIONAL USE PERMIT e. DEVELOPMENT AGREEMENTS f. ADMINISTRATIVE PERMIT g. AMENDMENTS h. PROCEDURES, HEARINGS, NOTICES, AND FEES i. HOUSING ACCESSIBILITY – REASONABLE ACCOMMODATION FOR DISABILITY;
2) REPEALING PROCEDURES FOR MOVING BUILDINGS;
3) AMENDING THE MUNICIPAL CODE TO ADD PROCEDURES FOR THE FOLLOWING:
a. REVIEW AUTHORITIES b. COMMON PROCEDURES c. GENERAL PLAN AMENDMENT
d. MINOR EXCEPTIONS e. TEMPORARY USE PERMITS f. MINOR USE PERMITS g. ZONING CLEARANCE
h. SPECIFIC PLANS i. COASTAL ZONING CLEARANCE
j. PARKING PLANS; AND
4) AMENDING THE ZONING CODE TO ADD AND REVISE DEFINITIONS.
ENVIRONMENTAL DETERMINATION: PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) THE PROPOSED PROJECT IS EXEMPT PURSUANT TO STATE CEQA
GUIDELINES SECTION 15061(B)(3) AS IT CAN BE SEEN WITH CERTAINTY THAT THE SUBJECT
MODIFICATIONS WOULD NOT HAVE THE POTENTIAL FOR SIGNIFICANT EFFECT UPON THE
ENVIRONMENT, AND THEREFORE THE ACTIVITY IS NOT SUBJECT TO CEQA.
SAID PUBLIC MEETING is open to the public and being held in-person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, 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, email or letter for an item on the agenda.
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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 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 prior to the meeting to ensure your public participation. 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 and visit the Agendas/Minutes/Videos page 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 email the Office of the City Clerk at (310) 318-0204 or at cityclerk@hermosabeach.gov at least 48 hours before the meeting. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the above-listed departments at, or prior to, the public meeting. FOR FURTHER INFORMATION, please contact the Community Development Department at (310) 318-0235 or CommunityDevelopment@hermosabeach.gov. Department hours are 7:00 AM to 6:00 PM, Monday-Thursday. A copy of the agenda and staff report(s) will be available for public review 72 hours in advance of the meeting on the City’s website at www.hermosabeach.gov. Carrie Tai, AICP Director of Community Development
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Raymond Dussault
To the Hermosa Beach Planning Commission:
The City has proposed changes to how Conditional Use Permits (CUPs) are approved and overseen. At some point,
staff suggested putting a five-year expiration on new CUPs. This is a bad idea as it will discourage businesses from investing in Hermosa.
For example, before Vista, which I love despite their minor renovation of the Mermaid property, another business
met with the property owner. They intended to invest $5 million in a complete renovation to create an upscale restaurant. However, the property owner would only agree to a five-year lease, leading the business to withdraw
as they couldn't amortize their investment over such a short period. This proposal may have been removed from
the City's current plans, but I reached out to the city and received no response. Regardless, there is no
justification for creating such a barrier to investment.
Second, an earlier version of the proposal appeared to shift CUP oversight from the Planning Commissioners to
the City Manager and Chief of Police. Again, I reached out to the city for confirmation but received no response.
The Planning Commission has previously rejected this idea, and I urge you to ensure it is not part of the current
proposed changes.
Five-Year Expiration on CUPs: Implementing a five-year expiration on new CUPs is detrimental. Such a policy will
deter businesses from making significant investments due to the short amortization period. A notable case was the withdrawal of a business willing to invest $5 million in a full renovation of the Mermaid property, which was halted due to the property's five-year lease limitation. This policy, if enacted, will lead to missed opportunities
and stagnation in business growth and development. We need policies that attract and sustain long-term
investments, ensuring economic vitality in Hermosa Beach.
Shifting CUP Oversight: The suggestion to transfer CUP oversight from the Planning Commission to the City
Manager and Chief of Police is equally concerning. The Planning Commission, with its specific mandate and
experience, is best suited for this role. This shift could lead to less transparency, reduced community input, and
potential conflicts of interest. The Planning Commission's role is crucial in maintaining a balanced and fair approach to business development in Hermosa Beach. Ensuring that CUP oversight remains with the Planning Commission is essential for maintaining community trust and effective governance.
In conclusion, I strongly urge the Planning Commission to reject the five-year expiration proposal for CUPs and to ensure that oversight remains with the Planning Commission. These changes are crucial for fostering a positive
business environment and encouraging long-term investments in Hermosa Beach.
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0223
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting May 21, 2024
PLANNING COMMISSION TENTATIVE FUTURE AGENDA
(Administrative Assistant Melanie Hurtado)
Recommended Action:
Staff recommends Planning Commission receive and file the June 18,2024 Planning Commission
tentative future agenda.
Attachments:
Planning Commission June 18, 2024 Tentative Future Agenda
Respectfully Submitted by: Melanie Hurtado, Administrative Assistant
Approved: Carrie Tai, Community Development Director
City of Hermosa Beach Printed on 5/15/2024Page 1 of 1
powered by Legistar™781
F:\B95\CD\PC\2024\06-18-24\Planning Commission Tentative Agenda for June 18 2024.docx Revised 05/01/2024 9:35 AM
Tentative Future Agenda
PLANNING COMMISSION City of Hermosa Beach
June 18, 2024 Regular Meeting
7:00 PM
Project Title Public Notice Meeting
Date
138 1st Street (Public Hearing) PDP for a Duplex 6/8/24 6/18/24
703 Pier Avenue (Public Hearing) CUP and PDP 6/8/24 6/18/24
Tri-Annual Report for Nov. 1, 2023 to Apr. 30, 2024
(Staff Item) n/a 6/18/24
Zoning Code Update: Commercial and Industrial Zoning Regulations (Staff Item) n/a 6/18/24
Upcoming and Pending Projects
⇒ Tri-Annual Report for Nov. 1, 2023 to Apr. 30, 2024
(Public Hearing in July)
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Page 1 of 57 ORD #23-1471
CITY OF HERMOSA BEACH
ORDINANCE NO. 23-1471
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, AMENDING THE HERMOSA BEACH MUNICIPAL
CODE TO IMPLEMENT HOUSING ELEMENT POLICIES AND PROGRAMS,
AND DETERMINE PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT THAT THE PROJECT IS CONSISTENT WITH THE PLAN
HERMOSA ENVIRONMENTAL IMPACT REPORT
THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY ORDAIN
AS FOLLOWS:
SECTION 1. The alphabetical list of definitions in Section 17.04.040 (General
definitions) of Chapter 17.04 (Definitions) of Title 17 (zoning) is amended to include
the following definitions, in alphabetical order:
Emergency shelters shall include other interim interventions, including, but not
limited to, a navigation center, bridge housing, and respite or recuperative care
with minimal supportive services that limits occupancy by homeless persons to six
(6) months or less in any year, and does not deny occupancy due to a person’s
inability to pay.
Low Barrier Navigation Center. A Housing First, low barrier, service-enriched shelter
focused on moving people into permanent housing that provides temporary
living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing.
“Low Barrier” means best practices to reduce barriers to entry, and may include,
but is not limited to, the following:
a.The presence of partners if it is not a population-specific site, such as for
survivors of domestic violence or sexual assault, women, or youth.
b.Pets.
c.The storage of possessions.
d.Privacy, such as partitions around beds in a dormitory setting or in larger
rooms containing more than two beds, or private rooms.
Residential Care Facilities. A facility licensed by the state of California to provide
living accommodations, 24-hour care for persons requiring personal services,
supervision, protection, or assistance with daily tasks. Amenities may include
shared living quarters, with or without a private bathroom or kitchen facilities. This
use classification includes those both for and not-for-profit institutions, but
excludes Supportive Housing and Transitional Housing.
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Residential Care Facility, Small. A facility that is licensed by the state of California
to provide care for six or fewer persons.
Residential Care Facility, Large. A facility that is licensed by the state of California
to provide care for more than six persons.
Residential Facility, Assisted Living. A facility that provides a combination of
housing and supportive services for the elderly or functionally impaired, including
personalized assistance, congregate dining, recreational, and social activities.
These facilities may include medical services. Examples include assisted living
facilities, retirement homes, and retirement communities. These facilities typically
consist of individual units or apartments, with or without kitchen facility, and
common areas and facilities. The residents in these facilities require varying levels
of assistance.
Supportive Housing. Pursuant to Health and Safety Code 50675.14, “means
housing with no limit on length of stay, that is occupied by the target population,
and that is linked to onsite or offsite services that assist the supportive housing
resident in retaining the housing, improving their health status, and maximizing his
or her ability to live and, when possible, work in the community. For purposes of
this definition, "target population" means to people with low incomes who have
one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or
other chronic health condition, or individuals eligible for services provided
pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5
commencing with Section 4500) of the Welfare and Institutions Code) and may
include, among other populations, adults, emancipated minors, families with
children, elderly people, young adults aging out of the foster care system,
individuals exiting from institutional settings, veterans, and people experiencing
homelessness.
Transitional Housing: Transitional housing is a type of supportive housing and
configured as a rental housing development, but operated under program
requirements that require the termination of assistance and recirculating of the
assisted unit to another eligible program recipient at a predetermined future point
in time that shall be no less than six months from the beginning of the assistance.
Work/Live Unit. A Work/Live unit is defined as a single unit (e.g., studio, loft, or
one bedroom) consisting of both a non-residential and a residential component
that is occupied by the same resident.
SECTION 2. The following list of definitions in Section 17.04.040 (General
definitions) of Chapter 17.04 (Definitions) of Title 17 (zoning) is hereby deleted:
Medical or residential care facility means a nursing and convalescent home as
licensed by State Department of Public Health, and includes residential care
homes as licensed by State Department of Social Welfare Services, Community
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Care Licensing Division. This term also includes group living quarters housing
persons placed by an authorized agency for rehabilitation purposes and is
funded by or licensed by or is operated under the auspices of an appropriate
federal, state or county governmental agency.
Transitional housing and transitional housing development means buildings
configured as rental housing developments, but operated under federal, state or
local housing program requirements that call for the termination of assistance and
recirculation of the assisted unit to another eligible program recipient at some
predetermined future point in time, which shall be no less than six (6) months.
Transitional housing is a residential use subject to the same regulations and
procedures that apply to other residential uses of the same type in the same zone.
SECTION 3. Section 17.06.010 (Names of Zones) of Chapter 17.06
(Establishment of Zones) of Title 17 (Zoning) of the Hermosa Beach Municipal Code
is amended to read as follows:
In order to classify, regulate, restrict and segregate the uses of land and buildings,
to regulate and restrict the height and bulk of buildings and to regulate the area of
yards and other open spaces about buildings and to regulate the destiny of
population, eightteen (18) classes of zones are by this ordinance established to be
known as follows:
SPA Specific Plan Areas
R-1 Single-family residential zone.
R-1A Two dwelling units per lot zone.
R-2 Two-family residential zone.
R-2A Medium Density residential (22) zone.
R-2B Limited multiple-family residence zone.
R-3 Multiple-family residential zone.
MHP Mobilehome park development district.
R-P Residential professional zone.
C-1 Limited business and residential.
C-2 General commercial district.
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C-3 General and highway commercial district.
M-1 Light manufacturing zone.
PF Public facility zone.
RPD Residential planned development.
O-S Open space zone.
O-S-1 Restricted open space zone.
O-S-2 Restricted open space zone.
Where areas are shown upon the zoning map enclosed with an O, the areas thus
shown are intended to approximate the future location for that type of land use
indicated by the symbol therein enclosed within a circle. (See Chapter 17.42.)
Uncircumscribed symbols within such designated areas represent classification.
SECTION 4. Subsection (F), (J) and (N) of Section 17.08.020 (Permitted Uses)
of Chapter 17.08 (R-1 Single Family Residential Zone) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended to read as follows:
F. Supportive and Transitional Housing for six (6) or fewer persons.
J. Residential Care Facilities – Small.
N. Residential Facility, Assisted Living.
SECTION 5. Subsection (P) of Section 17.08.020 (Permitted Uses) of Chapter
17.08 (R-1 Single Family Residential Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is hereby added to read as follows:
P. Residential Care Facilities – Large
SECTION 6. Subsection (B) of Section 17.12.010 (Permitted Uses) of Chapter
17.12 (R-2 Two Family Residential Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is amended to read as follows:
B. Attached, and/or detached multiple-family dwelling units; (Refer to Chapter
17.58)
SECTION 7. Subsection (E) of Section 17.12.010 (Permitted Uses) of Chapter
17.12 (R-2 Two Family Residential Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is hereby added to read as follows:
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E. Supportive and Transitional Housing meeting requirements set forth in 17.42.220.
SECTION 8. Chapter 17.13 (R-2A – Medium Density Residential (22)) of Title
17 (Zoning) of the Hermosa Beach Municipal Code is hereby added to read as
follows:
17.13.010 Permitted uses.
The purpose of the R-2A zone is to allow the same uses as R-2, but allow for
development of a minimum density of 22 dwelling units per acre. In an R-2 zone
only the following uses that are hereinafter specifically provided and allowed are
permitted, subject to the provisions of Chapter 17.44 governing off-street parking
requirements:
A.Any use permitted in the R-1 (one-family) residential zone;
B.Attached, and/or detached multiple-family dwelling units;
C.Condominium developments consistent with the provisions of the
condominium ordinance of the City;
D.Conditional uses as set forth in Chapter 17.40.
E.Supportive and Transitional Housing meeting requirements set forth in
17.42.220
17.13.015 Short term vacation rentals prohibited.
It shall be unlawful for any person to offer or make available for rent or to rent (by
way of a rental agreement, lease, license or any other means, whether oral or
written) for compensation or consideration a residential dwelling, a dwelling unit
or a room in a dwelling for less than thirty (30) consecutive days. It shall be unlawful
for any person to occupy a residential dwelling, a dwelling unit or a room in a
dwelling for less than thirty (30) consecutive days pursuant to a rental agreement,
lease, license or any other means, whether oral or written, for compensation or
consideration.
17.13.020 Development standards.
A.Building Height. Any building shall not exceed a maximum of thirty (30) feet
in height.
B.Front Yard. Every lot shall have a front yard setback equal to at least five (5)
feet unless a greater than five (5) foot setback is indicated on the official
zoning map of the City, in which case, the larger figure shall apply.
C.Side Yards. Every lot shall have a side yard on each side of the lot equal to
ten (10) percent of the width of the lot, provided such side yard shall not be
less than three (3) feet in width and need not exceed five (5) feet in width.
D.Rear Yard. Every lot shall have a rear yard not less than five (5) feet in depth.
The second floor can be three (3) feet from the property line. On any alley
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the rear yard requirement is a depth of three (3) feet from the property line
on the first floor and one (1) foot from the property line on the second floor.
E.Additional Yard Regulations. R-2A zones shall be subject to additional yard
regulations as provided in Chapter 17.46.
17.13.030 Off-street parking.
Off-street parking requirements and regulations for the R-2 zone are provided in
Chapter 17.44.
17.13.040 Lot area.
The minimum lot area for new lots in the R-2 zone created by subdivision or other
means shall be four thousand (4,000) square feet.
17.13.050 Lot area per dwelling unit.
The minimum lot area per dwelling unit shall be not less than one thousand seven
hundred fifty (1,750) square feet.
17.13.060 Permissible lot coverage.
All buildings, including accessory buildings, shall not cover more than sixty-five (65)
percent of the area of the lot.
17.13.070 Placement of buildings.
Placement of buildings on any lot shall conform to the following:
A.No building may occupy any portion of the required yard.
B.Any building used for human habitation shall not be located closer to the
rear property line than a distance of five (5) feet; however, where a rear
yard abuts a street or alley, the building may be located three (3) feet from
the rear property line on the first floor and one (1) foot from the property
line on the second floor.
C.The distance between any buildings used for human habitation shall be not
less than six (6) feet. The distance between a main building and an
accessory building shall be not less than six (6) feet.
17.13.080 Open space.
There shall be a minimum of three hundred (300) square feet of usable open
space per dwelling unit.
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A.One hundred (100) square feet of the required open space shall be directly
accessible to and at the same floor level of the primary living area of each
unit.
B.Each qualifying open space area may be covered up to fifty (50) percent
but shall not be enclosed on more than two (2) sides by building walls or
guardrails greater than forty-two (42) inches in height. A trellis may be
allowed to cover an entire open area so long as the open areas between
the trellis beams is equal to or exceeds the area required to remain open
and uncovered.
C.The minimum dimension of open space areas shall be seven (7) feet by
seven (7) feet.
D.Open space areas may include pools, spas, gardens, play equipment,
decks over non-living areas, and decks over living areas of the same
dwelling unit but shall not include driveways, turning areas, parking areas
and required front, rear and side yard areas.
E.Roof Decks. A maximum of one hundred (100) square feet of required open
space may be provided on a roof deck, with minimum dimension of seven
(7) feet by seven (7) feet. For the purposes of this section, "roof deck" is
defined as the walkable or otherwise usable open space area located
above the roof framing of the building, the only access to which is from the
floors below.
F.When computing open space in conjunction with yard areas, only an area
which exceeds the minimum required yard area may be counted toward
open space and only if the overall dimension of the required setback and
the exceeding area together has a dimension of at least seven (7) feet in
width and length.
G.Circular, triangular, odd and/or unusual shaped open space areas shall
have a minimum of forty-nine (49) square feet in area as well as minimum
seven (7) foot dimensions.
H.Decks, balconies or similar areas which extend over more than one (1)
dwelling unit shall have a minimum S.T.C. rating of fifty-eight (58).
I.Each development of five (5) or more units shall provide one hundred (100)
square feet of common open space area or facility per unit in addition to
required open space. The common open space area may include play
area, pool, spa, recreation room, gym, garden and similar amenities for the
common use of all owners, but shall not include driveways, turning areas,
parking areas, and required front, rear and side yard areas.
17.13.090 Lot width.
Every lot shall have a width of not less than forty (40) feet at the rear line of the
required front yard.
17.13.100 Sign regulations.
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All signs in the R-2A zone shall conform to the requirements and regulations of this
code.
SECTION 9. Subsection (B) of Section 17.14.010 (Permitted Uses) of Chapter
17.14 (R-2B Limited Multiple-Family Residential Zone) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended to read as follows:
B. A two (2) family dwelling unit per lot; provided, that it is designed for families as
a duplex or condominium; a detached one (1) family dwelling will be allowed if
one (1) existed on the lot on the effective date of the ordinance codified in this
chapter, provided all yard requirements are conformed to; (Refer to Chapter
17.58 for multiple-family dwellings and 17.22 for condominiums)
SECTION 10. Subsection (E) of Section 17.14.010 (Permitted Uses) of Chapter
17.14 (R-2B Limited Multiple-Family Residential Zone) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is hereby added to read as follows:
E. Supportive and Transitional Housing meeting requirements set forth in 17.42.220.
SECTION 11. Subsection (B) of Section 17.16.010 (Permitted Uses) of Chapter
17.16 (R-3 Multiple-Family Residential Zone) of Title 17 (Zoning) of the Hermosa
Beach Municipal Code is amended to read as follows:
B. Multiple dwellings; (Refer to Chapter 17.58)
SECTION 12. Subsection (E) of Section 17.16.010 (Permitted Uses) of Chapter
17.16 (R-3 Multiple-Family Residential Zone) of Title 17 (Zoning) of the Hermosa
Beach Municipal Code is hereby added to read as follows:
F. Emergency shelters (Refer to Section 17.42.210)
SECTION 13. Section 17.16.020 (Height) of Chapter 17.16 (R-3 Multiple-Family
Residential Zone) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is
amended to read as follows:
Intent and Purpose. The intent and purpose of this section is to set a standard
height limit for most projects in scale with existing development and to minimize
view obstruction. However, to recognize that pre-existing development in some
neighborhoods and/or clusters of lots are already predominately built higher that
the height limit, this section also allows some projects to exceed the height limit to
enable property owners to enjoy the same rights to view, sunlight and air enjoyed
by those property owners with the higher buildings. This section further sets forth
the conditions and design criteria for determining whether a project is allowed to
exceed the height limit.
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A.No building shall exceed thirty (30) feet in height unless in compliance with
subsections (B), (C), or (D) of this section. Refer to Chapter 17.22 for
additional height requirements for condominium projects located
adjacent to walk streets.
B.The planning commission shall hold a public hearing and may grant or
conditionally grant an exception to allow a multiple- or single-family
building to exceed thirty (30) feet in height up to a maximum of thirty-five
(35) feet in height when all of the following conditions are met to the
satisfaction of the planning commission (subject to appeal to the city
council pursuant to Section 17.58.040):
1.An extension above the height limit is necessary to take advantage
of a scenic view over surrounding structures which are already
constructed above thirty (30) feet in height. Said structures already in
excess of thirty (30) feet would otherwise significantly obstruct the
proposed project’s view potential;
2.The proposed development is located between, and adjacent to,
two (2) or more contiguous lots with buildings constructed in excess
of the thirty (30) foot height limit;
3.The structural extension above thirty (30) feet will not adversely
impact the available views, and access to sunlight and air of
adjacent and surrounding properties;
4.If all the above conditions are satisfied, the following design features
of the portion of the building above thirty (30) feet shall also be
considered by the planning commission to determine if an exception
should be granted:
a.The style and pitch of the roof,
b.The mass and bulk of the proposed structure above thirty (30)
feet (in order to minimize bulk of the upper floor),
c.The architectural appearance, as exhibited by the type,
style, and shape of the structure and the proposed exterior
materials.
C.Application and public hearing requirements for processing exceptions to
the height limit shall be in accordance with procedures established by the
city council. Applicants for exceptions shall provide detailed topographical
surveys and spot elevations of existing buildings for determining if existing
building on adjacent lots exceed thirty (30) feet.
D.Projects utilizing criteria under Section 17.42.100(B) – State Affordable
Housing Density Bonus – may exceed the height limit per designated
criteria.
SECTION 14. Section 17.16.100 (Building Design Guidelines) of Chapter 17.16
(R-3 Multiple-Family Residential Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is added to read as follows:
All new development shall be subject to Section 17.42.250.
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SECTION 15. Section 17.20.100 (Building Design Guidelines) of Chapter 17.20
(R-P Residential Professional) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is added to read as follows:
All new development shall be subject to Section 17.42.250.
SECTION 16. Section 17.26.020 (Specific purposes) of Chapter 17.26 (C1, C2
and C3 Commercial Zones) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is amended to read as follows:
A. In addition to the general purposes listed in Chapter 17.02 the specific
purposes of the commercial zones are to:
1. Provide appropriately located areas consistent with the general plan
for a full range of office, retail commercial, and service commercial
uses needed by residents of, and visitors to, the City and region;
2. Strengthen the City’s economic base, and also protect small
businesses that serve City residents;
3. Create suitable environments for various types of commercial and
compatible residential uses, and protect them from the adverse
effects of inharmonious uses;
4. Minimize the impact of commercial development on adjacent
residential districts;
5. Ensure that the appearance and effects of commercial building and
uses are harmonious with the character of the area in which they are
located;
6. Ensure the provision of adequate off-street parking and loading
facilities;
7. Provide sites for public and semi-public uses needed to complement
commercial development or compatible with a commercial
environment;
B. The additional purposes of each zone are as follows:
1. C-1 Neighborhood Commercial Zone. To provide sites for a mix of
small local businesses appropriate for, and serving the daily needs of
nearby residential neighborhoods; while establishing land use
regulations that prevent significant adverse effects on abutting
residential uses.
2. C-2 Downtown Commercial Zone. To provide opportunities for a
pedestrian-oriented range of office, retail, and service commercial
uses specifically appropriate for the scale and character of the
downtown, along with mixed-use opportunities including residential
development, to form a resident and visitor serving downtown
district.
3. C-3 General Commercial Zone. To provide opportunities for the full
range of office, retail, service, mixed-use, and multi-family uses in a
scale deemed suitable for the City, and appropriate for the Pacific
Coast Highway and Aviation Boulevard commercial corridors.
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SECTION 17. Section 17.26.030 (C-1, C-2 and C-3 land use regulations) of
Chapter 17.26 (C1, C2 and C3 Commercial Zones) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended to read as follows:
C-1, C-2 and C-3 ZONES, LAND USE REGULATIONS
P = Permitted
-= Not Permitted
A = Administrative Permit
PDP = Precise Development Plan
U = Conditional Use or Other Permit Required (See Chapter 17.40)
Uses C1 C2 C3 See Section
Mixed-Uses (residential uses with
ground floor commercial use(s))
U
PDP**
PDP** PDP** 17.40.180
Residential PDP** PDP** PDP** 17.16
Low Barrier Navigation Center A A A 17.42.240
Residential Facility, Assisted Living A A A
Residential Care Facilities – Small. P P P
Residential Care Facilities – Large A A A 17.42.230
Supportive Housing, Up to 50 Units. A A A 17.42.220
Supportive Housing, Over 50 Units U U U 17.56 and
17.42.220
*Allowed by special permit by city council on public streets/right-of-way, pursuant
to Section 12.12.070, and permitted by right on private property in conjunction
with such a special permit.
** Housing Element Sites Inventory Overlay Sites (--HE) only
SECTION 18. Section 17.26.050 (Standards and limitations.) of Chapter 17.26
(C1, C2 and C3 Commercial Zones) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is added to read as follows:
J.Building design. Building design shall be provided as specified by Chapter
17.42.260.
SECTION 19. Section 17.28.010 (Specific purposes) of Chapter 17.28 (M-1
Light Manufacturing Zone) of Title 17 (Zoning) of the Hermosa Beach Municipal
Code is amended to read as follows:
In addition to the general purposes listed in Chapter 17.02, the specific
purposes of the light manufacturing zone is to:
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A.Provide appropriately located areas consistent with the general plan for a
range of light manufacturing, creative industrial, and “work/live”
residential, including certain appropriate service commercial uses.
B.Strengthen the City’s economic base and employment base by creating
flexible zoning for existing small businesses that are owned by, serve and
employ City residents.
C.Create and maintain suitable environments for various types of light
industrial use and compatible uses.
D.Minimize the impact of development in the M-1 zone by allowing for
creative transitions between small scale light industrial and adjacent
residential districts.
E.Ensure that the appearance and effects of buildings in the M-1 zone are
harmonious with the character of the area which they are located.
SECTION 20. Section 17.28.010 (Specific purposes) of Chapter 17.28 (M-1
Light Manufacturing Zone) of Title 17 (Zoning) of the Hermosa Beach Municipal
Code is hereby deleted:
E.Ensure the provision of adequate off-street parking and loading facilities.
SECTION 21. Section 17.28.020 (Permitted uses) of Chapter 17.28 (M-1 Light
Manufacturing Zone) of Title 17 (Zoning) of the Hermosa Beach Municipal Code
is amended as follows:
In the following matrix, the letter "P" designates use classifications permitted and
the letter "U" designates use classifications permitted by approval of a conditional
use permit. Use classifications not listed are prohibited. Section numbers listed
under "see section" reference additional regulations located elsewhere in the
Zoning Ordinance or Municipal Code.
Work/Live PDP** Chapter17.58
Residential Uses PDP** Chapter 17.16
** Housing Element Sites Inventory Overlay Sites (--HE) only
SECTION 22. Section 17.28.030 (Standards and limitations) of Chapter 17.28
(M-1 Light Manufacturing Zone) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code is amended as follows:
Every use permitted or maintained in the M-1 zone shall be subject to the
following:
A.Parking. Parking shall be provided as specified in Chapter 17.44.
B.Enclosures. All uses shall be conducted wholly within a building enclosed on
all sides, except for the following:
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1.Outdoor uses permitted by conditional use permit as stated in the
permitted use list;
2.Commercial parking lots;
3.Uses incidental to a use conducted primarily within a building
located on the premises; provided, that such incidental uses are not
conducted in whole or in part on sidewalks, public ways or within any
required front or rear yard; and provided further, that such incidental
uses are conducted within buildings. Where incidental uses are not
conducted within a building, no part of the area devoted to the
incidental uses shall be considered as part of the required parking
facilities. All outdoor storage shall be substantially screened from
public visibility, public streets, parks or other public places and
property.
C.Signs. Signs for this section are regulated by Section 17.50.140.
D.Building Height. Any building may have a maximum of thirty-five (35) feet in
height.
E.Front Yard Setback. No lot need provide a front yard except as may be
required by a precise plan.
F.Alley Setback. Any building located on an alley shall maintain a distance
of not less than three (3) feet from such alley.
G.Rear and Side Yard Setback Adjacent to Residential Zones. A minimum rear
and/or side yard setback of eight (8) feet shall be provided, and additional
two (2) feet of setback shall be provided for each story over the first story
for structures that abut residential zones, except where public rights-of-way,
twenty (20) feet or greater in width, separate the M-1 zone from the
residential zone.
H.Landscaping Adjacent to Residential Zones. The required rear and/or side
yard area shall be landscaped and provided with an automatic watering
system. Size, quantity and type of landscaping shall be subject to review
and approval by the planning director. Landscaping shall be appropriately
maintained, trimmed and void of weeds.
SECTION 23. Chapter 17.29 (Public Facility Zone) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is added as follows:
17.29.010 Intent
The PF Zone is intended to provide for a broad range of government, institutional,
educational, assembly, and community-serving uses. This Zone provides for
government-owned facilities, civic-related administrative offices, community
space, operational yards, educational or institutional facilities, and other public
and quasi-public uses. The PF Zone implements the Public Facility General Plan
Land Use Designation.
17.29.020 Permitted Uses
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USES P/U See Section
Assembly Hall PDP
Convention Hall PDP
Government Facilities P
Mini-Storage, Personal U 17.40.020
Monuments P
Office, General P
Parking Lot, and/or Structure (primary use) U
Public Service Facilities P
Residential PDP* 17.42.100
Wireless communication facility U 17.40.170
*Residential permitted uses shall be the same as those permitted in the R-
3, Multiple-Family Residential Zone, as contained in Section 17.16.010.
17.29.030 Development Standards
Development regulations shall be as specified by the precise development plan
in accordance with Chapter 17.58, provided that the need for a precise
development plan does not conflict with state law.
Building height limit is 35 feet. If it is determined a building was constructed prior
to the codification of this code section, the building shall be valid and considered
legal.
SECTION 24. Section 17.38.540 (Plan area no. 11) of Chapter 17.38 (Specific
Plan Areas) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is added
as follows:
Mixed Uses PDP** 17.42.100
** Housing Element Sites Inventory Overlay Sites (--HE) only
SECTION 25. Section 17.38.550(E) (Plan area no. 11 – Development
standards.) of Chapter 17.38 (Specific Plan Areas) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended as follows:
1.No building shall exceed a maximum height of thirty (30) feet.
SECTION 26. Chapter 17.39 (Housing Element Sites Inventory Overlay) is
hereby added to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read
as follows:
17.39.010 Intent and Purpose
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The purpose of the Housing Element Sites Inventory Overlay is to identify sites
designated by the City’s Housing Element for satisfying the City’s Regional Housing
Needs Assessment (RHNA). This Overlay implements the City’s Housing Element.
Overlay sites shall be identified on the City’s Zoning Map with a symbol of “—HE”
appended to the underlying zoning name (example: C2-HE).
17.39.020 Permitted Uses
A.Uses permitted by the underlying zoning district.
B.Uses permitted only for sites designated as a Housing Element Sites Inventory
Overlay.
17.39.030 Minimum Density
A.If a site designated as –HE is developed at a density that is below the
minimum residential density anticipated in the City’s Housing Element, the
City must either:
1.Make a finding that the remaining sites identified in the Housing
Element are adequate to meet the City’s remaining RHNA for the
Housing Element planning period by income category. This finding
should include a quantification of the remaining unmet need for the
City’s RHNA at each income level and the remaining capacity of
sites identified in the Housing Element, to accommodate that need
by income level; or
2.Make available sufficient sites to accommodate the remaining
unmet RHNA for the income category within 180 days or other time
frame as established by law, whichever is later.
17.39.040 Replacement Units
A.If an application for development includes demolition of any of the
following types of units existing within the past five (5) years, the application
must include provisions for replacement:
1.Subject to a recorded covenant, ordinance, or law that restricts rents
to levels affordable to persons and families of lower or very low-
income; or
2.Subject to some form of rent or price control through a public entity's
valid exercise of its police power; or
3.Occupied by lower or very low-income households.
B.Replacement units must be in accordance with Government Code Section
65915(c)(3), including equivalency provisions for income level, size, and
number.
17.39.060 Short term vacation rentals prohibited.
For any unit constructed on a (--HE) site after [date of Housing Element
certification], it shall be unlawful for any person to offer or make available for rent
or to rent (by way of a rental agreement, lease, license or any other means,
whether oral or written) for compensation or consideration a residential dwelling,
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a dwelling unit or a room in a dwelling for less than thirty (30) consecutive days. It
shall be unlawful for any person to occupy a residential dwelling, a dwelling unit
or a room in a dwelling for less than thirty (30) consecutive days pursuant to a
rental agreement, lease, license or any other means, whether oral or written, for
compensation or consideration. All developments must be accompanied by a
restrictive covenant prohibiting short-term vacation rentals.
SECTION 27. Section 17.40.010 (General Intent and purpose) of Chapter 17.40
(Conditional Use Permit and Other Permit Standards) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is amended as follows:
The lists of conditions found within this chapter for various uses are intended to be
standard conditions imposed on all such proposed uses as specified. These
conditions are not intended to be the only conditions imposed, and each
specific use noted may have additional conditions imposed by the decision-
making body.
Any additional conditions may be based on criteria found within this article for all
uses requiring a conditional use permit and/or factors related to the specific use
and location.
SECTION 28. Section 17.40.020 (General criteria for all uses) of Chapter 17.40
(Conditional Use Permit and Other Permit Standards) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is hereby deleted:
A.In considering the granting of any conditional use permit for any use, the
following criteria for granting said permit shall be considered:
B.Distance from existing residential uses;
C.The amount of existing or proposed off-street parking facilities, and its
distance from the proposed use;
D.Location of and distance to churches, schools, hospitals and public
playgrounds;
E.The combination of uses proposed;
F.Precautions taken by the owner or operator of the proposed establishment
to assure the compatibility of the use with surrounding uses;
G.The relationship of the proposed business-generated traffic volume and the
size of streets serving the area;
H.The proposed exterior signs and decor, and the compatibility thereof with
existing establishments in the area;
I.The number of similar establishments or uses within close proximity to the
proposed establishment;
J.Noise, odor, dust and/or vibration that may be generated by the proposed
use;
K.Impact of the proposed use to the City’s infrastructure, and/or services;
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L.Will the establishment contribute to a concentration of similar outlets in the
area;
M.Other considerations that, in the judgment of the planning commission, are
necessary to assure compatibility with the surrounding uses, and the City as
a whole.
SECTION 29. Section 17.40.180 (Mixed Use Development (C-1 zone)) of Chapter
17.40 (Conditional Use Permit and Other Permit Standards) of Title 17 (Zoning) of
the Hermosa Beach Municipal Code is hereby replaced as follows:
17.40.180 Mixed-use development
For uses allowed in the C-1 Zone and for Housing Element Sites Inventory Sites (--
HE) as part of a mixed-use development, the following conditions and standards
of development, in addition to any other deemed necessary or appropriate to
ensure compatibility with existing or permitted uses in the vicinity, shall be
required:
A.Mixed-Use Developments shall be subject to a Precise Development Plan
in accordance with Chapter 17.58.
B.Residential Development Standards. The residential portion of a mixed-use
development shall be subject to the following development standards:
1.If the residential portion of a mixed-use development is a
condominium development, then the development shall be subject
to the condominium development standards as set forth in Chapter
17.22.
2.Rear and Side Yard setbacks shall be subject to Chapter 17.16.
3.Building design guidelines shall be subject to Chapter 17.42.260.
4.Building height shall be regulated by underlying zoning district the site
is located.
5.The placement of buildings shall conform to the standards set forth in
Chapter 17.16.050.
6.Any expansion of a structure that existed prior to (date of
codification), to implement a mixed-use configuration, is subject to
the standards of the underlying zone, and Chapter 17.52, relating to
nonconforming structures.
7.Applicability of other standards. All other standards shall be
governed by the sites underlying zoning district and the City zoning
ordinance.
C.Commercial Development Standards. In addition to the requirements of
the commercial zone, the following standards shall apply to the mixed-use
development.
1.Ground floor commercial spaces shall have a minimum average
depth of 30-feet.
2.Building frontage shall be used for commercial purposes with the
exception of entry-exit corridors and stairs for accessing the
residential units, and/or for driveways to access parking.
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D.General Development Standards
1.Noise: Residential uses shall be separate from commercial uses by
sound proofed floors and walls with minimum sound transmission
rating as required for condominiums as set forth in Chapter 17.22.
Commercial uses hours of operations shall be limited where
appropriate so that residents are not exposed to offensive noise or
activity.
2.Security: Entrances for residences shall be separate from non-
residential uses and be independently accessible to pedestrian and
parking areas.
3.Lighting: Outdoor lighting and lighting for signs associated with
commercial uses designed so as not to adversely impact residences.
No flashing, blinking or high intensity lighting. Adequate lighting to
illuminate parking areas and corridors to access parking and public
sidewalk. Lighting for signs may only be illuminated during business
hours.
E.Signs. Signs shall be limited to the commercial space frontage pursuant to
the requirements of Chapter 17.50.
F.Allowed Commercial Uses. Permitted commercial uses within a mixed-use
development shall be as permitted in the underlying commercial zone with
the following exceptions which shall not be permitted:
1.Late-night restaurants and bars;
2.Laundry and dry-cleaning businesses;
3.Parking lots and/or structures.
G.Limitations on hours of operation. The hours of operation for any
commercial use shall be limited to 8:00 a.m. to 10:00 p.m.
H.Parking and Transportation Storage
1.Vehicle parking shall be in accordance with Chapter 17.44.
a.Reduced vehicle parking may be planned in accordance
with Section 17.44.210 Parking Plans. Application fees for
Parking Plans that accompany a development for
affordable housing may be waived; all other application fees
apply.
2.Bicycle Parking Standards.
a.Spaces Required.
1.Residential Uses. A minimum of one bicycle parking
space shall be provided for every five units for
Residential, Group Residential, and Single Room
Occupancy.
2.Other Uses. Any establishment with 25 or more full time
equivalent employees shall provide bicycle parking at a
minimum ratio of one space per 25 vehicle spaces.
b.Location. Bicycle parking must be located on the same lot as
the use it serves. In parking garages, long-term bicycle
parking must be located near an entrance to the facility.
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c.Security. Long-term bicycle parking must be in:
1.An enclosed bicycle locker; or
2.A fenced, covered, locked or guarded bicycle storage
area; or
3.A rack or stand inside a building that is within view of an
attendant or security guard or visible from employee
work areas or within secure/restricted bicycle storage
room; or
4.Other secure area approved by the Director.
d.Size and Accessibility.
1.Each bicycle parking space shall accommodate a
variety of bicycle types, but generally be a minimum of
two feet in width and size feet in length.
2.Bicycles shall be accessible without moving another
bicycle.
3.Access to a bicycle parking area shall not be through
vehicle parking spaces.
e.Bicycle Parking Reductions and Modifications. A
modification for a reduction in the number of required
bicycle parking spaces or to other standards of this Section
may be granted pursuant to Section 17.44.210, Parking Plans,
if the review authority finds that:
1.Adequate site space is not available on an existing
development to provide bicycle parking; or
2.Reduced bicycle parking is justified by reasonably
anticipated demand; or
3.Other criteria based on unusual or specific
circumstances of the particular case as deemed
appropriate by the review authority.
I.Owner shall disclose separately and in writing upon sale or rental of the
subject property that it is a mixed use development and permits
commercial and residential uses.
SECTION 30. Section 17.40.220 (Emergency shelters) of Chapter 17.40
(Conditional Use Permit and Other Permit Standards) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code is hereby deleted:
17.40.220 Emergency shelters.
This section sets forth requirements for the establishment and operation of
emergency shelter facilities.
A.Permit and Operational Requirements. The approval and operation of an
emergency shelter shall be subject to the following requirements:
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1.Administrative Permit Required. Emergency shelters may be established
and operated in the C-3, SPA-7 and SPA-8 zoning districts subject to the
granting of an administrative permit in compliance with Chapter 17.55.
2.Management and Operations Plan. An application for an administrative
permit to establish and operate an emergency shelter shall be
accompanied by a management plan, which shall establish hours of
operation, staffing levels and training procedures, maximum length of stay,
size and location of exterior and interior onsite waiting and intake areas,
admittance and discharge procedures, provisions for on-site or off-site
supportive services, on-site and off-site security procedures, and protocols
for communications with local law enforcement agencies and
surrounding property owners.
B.Development Standards. Emergency shelters shall conform to the following
standards.
1.The maximum number of beds shall be ten (10). An additional four (4) beds
may be provided for children under the age of eighteen (18) with a parent
or guardian within designated family units.
2.A minimum separation of three hundred (300) feet, measured from the
property line, shall be maintained between all emergency shelters.
3.Separate private shower and toilet facilities shall be provided for men,
women and families.
4.Alcohol and narcotics use and consumption are prohibited both within the
facility and on the property. No amplified music or sound is allowed. No
animals are permitted (except guide dogs for the disabled or ordered by a
doctor for medical reasons).
5.One parking space per three (3) beds, plus one (1) space for each staff
member and volunteer on duty shall be provided.
6.Bicycle racks or bicycle lockers for three (3) bicycles shall be provided
onsite near the facility.
7.Stays at the facility shall be on a first-come first-served basis. Clients may be
admitted to the facility only between 6:00 p.m. and 8:00 a.m. The facility
may remain open twenty-four (24) hours a day only if providing
onsite accessory services. Clients have no guaranteed bed for the next
night. The maximum length of stay at the facility shall not exceed one
hundred eighty (180) days in a three hundred sixty-five (365) day period.
8.The facility may provide the following services in an area separate from
sleeping areas, such as counseling services, laundry facilities to serve the
clients at the shelter, client storage area such as for the storage of bicycles
or personal items, or similar services geared to homeless clients. All such
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areas and facilities shall be located within a building, with the exception of
bicycle parking.
9.A waiting area shall be provided which contains a minimum of ten (10)
square feet per bed provided at the facility. The waiting area shall be in a
location not adjacent to the public right of way, shall be visually separated
from public view by a minimum six (6) -foot tall screening of mature
landscaping or by a minimum six (6) foot tall decorative masonry wall, and
shall provide consideration of shade and protection from the elements.
10. Security and Safety. A staff member shall be on-premises at all times the
facility is open to clients. Security and safety shall be addressed for both on
and off-site needs, including provisions to address the separation of
male/female sleeping areas as well as any family areas within the facility.
At a minimum, the plan shall contain provisions addressing security and
safety.
11. Loitering Control. Measures regarding off-site controls to minimize the
congregation of clients in the vicinity of the facility during hours that clients
are not allowed on-site.
12. Management for Outdoor Areas. A system for daily admittance and
discharge procedures, including monitoring for waiting areas, shall be
developed to minimize disruption to nearby land uses.
13. Staff Training. A staff training program shall be maintained that provide
adequate knowledge and skills necessary to assist clients in obtaining
permanent shelter and income.
14. Communications. A communication and outreach plan shall be
developed to maintain good communication and response to operational
issues which may arise from the neighborhood, City staff, or the general
public.
15. Client Eligibility. A screening program to determine client eligibility is
required. The facility shall be required to utilize the Los
Angeles County region’s current Homeless Management Information
System.
16. Counseling Services. Provision of or links to counseling services are
encouraged. Identify and describe the counseling programs to be
provided as well as procedures that will be used to refer clients to outside
assistance agencies. An annual report to the City on this activity is required.
17. Facility rules shall be conspicuously displayed in English and Spanish.
18. Litter Control. Litter and trash removal attributable to facility operations and
its clients shall be provided. Graffiti shall be removed within twenty-four (24)
hours.
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19. Any other reasonable additional specific needs identified by the planning
director or police chief. (Ord. 13-1342 §7, 2013)
SECTION 31. Section 17.42.100 (Affordable housing density bonus and
incentive program) of Chapter 17.42 (General Provisions, Conditions and
Exceptional Uses) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is
hereby replaced as follows:
17.42.100 Affordable Housing
A.General Provisions.
1.Compliance with State Law. The provisions of this section shall be
governed by the requirements of Government Code Section 65915,
as that statute is amended from time-to-time. Where conflict occurs
between the provisions of this chapter and state law, the state law
provisions shall govern, unless otherwise specified.
2.Median Income Levels. For the purpose of determining the income
levels for households under this section, the City shall use the Los
Angeles County income limits found in Title 25, Section 6932 of the
California Code of Regulations, as regularly updated and published
by the State Department of Housing and Community Development,
or other income limits set forth in the general plan housing element
or adopted by the city council if the State Department of Housing
and Community Development fails to provide regular updates.
3.Compatibility. All affordable housing units shall be dispersed within
market-rate projects whenever feasible. Affordable housing units
within market-rate projects shall be comparable with the design and
use of market-rate units in appearance, use of materials, and finished
quality. The design and appearance of the affordable housing units
shall be compatible with the design of the total housing project and
consistent with the surrounding neighborhood. Forms, materials and
proportions that are compatible with the character of the
surroundings shall be used.
4.Availability. All affordable housing units shall be constructed
concurrently with, and made available for qualified occupants at
the same time as, the market-rate housing units within the same
project unless both the City and the developer agree in the
affordable housing agreement to an alternative schedule for
development.
5.Effect of Granting Density Bonus. The granting of a density bonus and
other incentives provided for by this section shall not by virtue of such
incentives require a general plan amendment, zone change,
variance or other discretionary approval, unless such approval would
otherwise be required.
B.State Affordable Housing Density Bonus.
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1.Density Bonus. Pursuant to Government Code Section 65915, the City
shall grant a density bonus over the otherwise allowable maximum
residential density permitted by this chapter and the general plan, in
accordance with Government Code Section 65915 to 65918,
inclusive.
2.Applicability. The provisions of subsection (B)(1) of this section shall be
applicable to residential projects of five (5) or more units, and senior
citizen housing developments of at least thirty-five (35) units.
3.Applicant May Request Smaller Density Bonus. Notwithstanding the
foregoing, the City may award a smaller density bonus than specified
in this section if the applicant so requests.
C.Affordable Housing Concessions and Incentives.
1.Number of Incentives or Concessions. In addition to a density bonus,
an applicant is entitled to receive incentives or concessions in
accordance with 65915.
2.Proposal of Incentives and Findings. An applicant may propose
specific incentives or concessions that would contribute significantly
to the economic feasibility of providing affordable units pursuant to
this chapter and state law. In addition to any increase in density to
which an applicant is entitled, the City shall grant one or more
incentives or concessions that an applicant requests, up to the
maximum number of incentives and concessions required pursuant
to subsection (C)(1) of this section, unless the City makes a written
finding that either:
a.The concession or incentive is not necessary in order to
provide the proposed targeted units; or
b.The concession or incentive would have a specific adverse
impact that can not be feasibly mitigated on public health
and safety or the physical environment or any property that
is listed in the California Register of Historical Resources.
3.Types of Affordable Housing Incentives. Affordable housing
incentives may be requested in accordance with Government Code
Section 65915. The City may allow for fast-track and priority
processing for a project with affordable housing.
a.Other Incentives. Other regulatory incentives or concessions
proposed by the developer or the City that result in
identifiable cost reductions or avoidance.
4.Additional Affordable Housing Incentives. The City may allow for
additional affordable housing incentives to be granted on a case-
by-case basis, when requested by an applicant when more than fifty
(50) percent of the affordable housing units provided contain three
(3) or more bedrooms to meet the needs of large families.
5.Lot Consolidation Bonus.
a.Multifamily residential developments proposed on lots zoned
R-3, C-1, PF, SPA-11 or the Housing Element Sites Inventory
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Overlay (--HE) or allowing an equivalent or higher density
meeting the minimum requirements for a density bonus
pursuant to Section 17.42.100 shall be granted an additional
density bonus as an incentive to acquire and combine two (2)
or more parcels into a single building site according to the
following formula:
Combined Parcel Size Base Density Increase
Less than 0.50 acre No increase
0.50 Acre to 0.99 Acre 5% Increase
1.00 Acre or More 10% Increase
This lot consolidation bonus incentive shall be calculated prior to
determining any density bonus pursuant to Section 17.42.100.
Such projects shall be restricted in compliance with Section
17.42.100(E).
b.Multifamily residential developments with less than five (5) units or
a senior citizen housing development of less than thirty-five (35)
units on lots zoned R-3, C-1, PF, SPA 11, or on the Housing Element
Sites Inventory Overlay (--HE) or allowing an equivalent or higher
density that otherwise meet the minimum requirements for a
density bonus pursuant to Section 17.42.100 shall be granted
reduced parking and lot development standards in Section
17.42.100(D)(3) as an incentive to acquire and combine two (2)
or more parcels into a single building site. Such projects shall be
restricted in compliance with Section 17.42.100(E).
c.Applications for lot consolidations pursuant to this section
processed concurrently with other land use entitlements shall be
granted expedited processing of planning and building
entitlements and no additional fee shall be charged for such
expedited processing.
D.Administration.
1.Application and Review Process. A preliminary review of
development projects proposed pursuant to this section is
encouraged to discuss and identify potential application issues,
including proposed modifications to development standards. The
applicant shall request in the application the incentives the
applicant wishes to obtain. The application shall include financial
data showing how the incentives are necessary to make the
affordable units feasible. Applications shall be reviewed and
processed according to the provisions of Chapter 17.58, Precise
Development Plans.
2.Duration of Affordability of Rental Units. All lower income and very
low income housing units shall be kept affordable for a minimum
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period of fifty-five (55) years or a longer period of time if required by
the construction or mortgage financing assistance program,
mortgage insurance program, or rental subsidy program, consistent
with state law.
3. Definition of Affordability. Those units targeted for lower income
households shall be affordable at a rent that does not exceed thirty
(30) percent of sixty (60) percent of the area median income. Units
targeted for very low income households shall be affordable at a rent
that does not exceed thirty (30) percent of fifty (50) percent of area
median income. Units targeted for moderate income households
shall be affordable at a rent that does not exceed thirty-five (35)
percent of one hundred ten (110) percent of area median income.
Median income levels shall be the income limits for Los Angeles
County households as provided for in subsection (A)(3) of this section,
Median Income Levels.
4. Affordable Housing Agreement Required. An affordable housing
agreement is required for all projects with affordable housing units,
including those granted a density bonus pursuant to this section. All
affordable housing projects shall be subject to the approval of an
affordable housing agreement conforming to the provisions of Title 7,
Division 1, Chapter 4, Article 2.5 of the Government Code, which shall
be recorded as a covenant on the title to the parcel or parcels on
which the affordable housing units will be constructed. The terms of
the agreement shall be reviewed and revised as appropriate by the
director and city attorney. This agreement shall include, but is not
limited to, the following:
a. Number of Units. The total number of units approved for the
projects, including the number of affordable housing units.
b. Target Units. The location, unit sizes (in square feet) and
number of bedrooms of the affordable housing units.
c. Target Group. A description of the household income groups
to be accommodated by the project and a calculation of
the affordable rent or sales price, or a commitment to
provide a senior citizen housing development.
d. Certification Procedures. The party responsible for certifying
rents or sales prices of inclusionary units, and the process that
will be used to certify renters or purchasers of such units.
e. Schedule. A schedule for the completion and occupancy of
the affordable housing units.
f. Remedies for Breach. A description of the remedies for
breach of the agreement by either party.
g. Required Term of Affordability. For moderate income, lower
income and very low income units, duration of affordability
of the housing units, pursuant to Government Code Section
65915 Provisions should also cover resale control and deed
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restrictions on targeted housing units that are binding on
property upon sale or transfer.
h. Expiration of Agreement. Provisions covering the expiration of
the agreement, including notice prior to conversion to
market rate units and right of first refusal option for the City
and/or the distribution of accrued equity for for-sale units.
i. Other Provisions. Other provisions to ensure implementation
and compliance with this chapter.
j. Condominium and Planned Unit Developments. In the case
of condominium and planned unit developments, the
affordable housing agreement shall provide for the following
conditions governing the initial sale and initial resale and use
of affordable housing units:
1. Target units shall, upon initial sale, be sold to eligible very
low, lower, or moderate income households at an
affordable sales price and housing cost, or to qualified
residents as defined by this chapter.
2. Target units shall be initially owner-occupied by eligible
very low, lower, or moderate income households.
3. Upon resale, the seller of a target unit shall retain the
value of any improvements, the down payment, and
the seller’s proportionate share of appreciation. The City
shall recapture its proportionate share of appreciation,
which shall be used to promote home ownership
opportunities as provided for in Health and Safety Code
Section 33334.2. The City’s proportionate share shall be
equal to the percentage by which the initial sale price
to the targeted household was less than the fair market
value of the dwelling unit at the time of initial sale.
k. Rental Housing Developments. In the case of rental housing
developments, the affordable housing agreement shall
provide for the following conditions governing the use of
target units during the use restriction period:
1. The rules and procedures for qualifying tenants,
establishing affordable rent rates, filling vacancies, and
maintaining target units for qualified tenants.
2. Provisions requiring owners to verify tenant incomes and
maintain books and records to demonstrate
compliance with this chapter.
3. Provisions requiring owners to submit an annual report to
the City, which includes the name, address, and income
of each person occupying target units, and which
identifies the bedroom size and monthly rent or cost of
each target unit.
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5. Notice of Conversions. Notice of conversions of affordable units to
market-rate units shall be provided pursuant to the following
requirements:
a. General. At least a one (1) year notice shall be required prior
to the conversion of any rental units for affordable
households to market-rate.
b. Required Notice. Notice shall be given to the following:
1. The City;
2. The State Housing and Community Development
Department (HCD);
3. The Los Angeles County Housing Authority;
4. The residents of the affordable housing units proposed to
be converted; and
5. Any other person deemed appropriate by the City.
6. Conversion of Affordable Rental Units. If an owner of a housing
development issues a notice-of-intent to convert affordable housing
rental units to market-rate housing, the City shall consider taking one
(1) or more of the following actions:
a. Meet with the owner to determine the owner’s financial
objectives;
b. Determine whether financial assistance to the current owner
will maintain the affordability of the rental housing
development or whether acquisition by another owner
dedicated to maintaining the affordability of the
development would be feasible; and
c. If necessary to maintain the affordability of the housing unit
or facilitate sale of the rental development, consider the use
of redevelopment housing set-aside funds or assistance in
accessing state or federal funding.
1.
SECTION 32. Section 17.42.120 (Housing accessibility – Reasonable
accommodation for disability.) of Chapter 17.42 (General Provisions, Conditions
and Exceptional Uses) of Title 17 (Zoning) of the Hermosa Beach Municipal Code
shall be replaced as follows:
17.42.120 Housing accessibility – Reasonable accommodation for disability
A. Purpose and Applicability.
1. This section provides a procedure to request reasonable
accommodation for persons with disabilities seeking equal access to
housing under the Fair Housing Laws in the application of zoning
laws, building codes, and other land use regulations, policies and
procedures. Fair Housing Laws means "Fair Housing Amendments Act of
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1988" (42 U.S.C. Section 3601, et seq.), including reasonable
accommodation required by 42 U.S.C. Section 3604(f)(3)(B), and the
"California Fair Employment and Housing Act" (California Government
Code Section 12900, et seq.), including reasonable accommodation
required specifically by California Government Code
Sections 12927(c)(1) and 12955(l), as any of these statutory provisions
now exist or may be amended from time to time.
2. A request for reasonable accommodation may be made by any person
with a disability, his/her representative, or any business
or property owner when the application of a zoning law, building code
provision or other land use regulation, policy or practice acts as a barrier
to fair housing opportunities. A person with a disability is a person who
has a physical or mental impairment that limits or substantially limits one
or more major life activities, anyone who is regarded as having such
impairment or anyone who has a record of such impairment, as those
terms are defined in the Fair Housing Laws.
3. A request for reasonable accommodation may include a modification
or exception to the rules, standards and practices for the siting,
development and use of housing or housing related facilities that would
eliminate regulatory barriers and provide a person with a disability equal
opportunity to housing of their choice. Requests for reasonable
accommodation shall be made in the manner prescribed by this
section.
4. It is the intent of this section that, notwithstanding time limits provided to
perform specific functions, application review, decision making and
appeals proceed expeditiously, especially where the request is time
sensitive, and so as to reduce impediments to equal access to housing.
B. Application Submittal.
1. Any person with a disability may request a reasonable accommodation
on a form supplied by the community development department
including the following information, accompanied by a fee established
by resolution of the city council:
a. The applicant’s or representative’s name, mailing address and
daytime phone number;
b. The address of the property for which the request is being made;
c. The specific code section, regulation, procedure or policy of the City
from which relief is sought;
d. A site plan or illustrative drawing showing the proposed
accommodation;
e. An explanation of why the specified code section, regulation,
procedure or policy is preventing, or will prevent, the applicant’s use
and enjoyment of the subject property;
f. The basis for the claim that the Fair Housing Laws apply to the
individual(s) and evidence satisfactory to the City supporting the
claim, which may include a letter from a medical doctor or other
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licensed health care professional, a disabled license, or any other
appropriate evidence;
g. A detailed explanation of why the accommodation is reasonable
and necessary to afford the applicant an equal opportunity to use
and enjoy a dwelling in the City;
h. Verification by the applicant that the property is the primary
residence of the person(s) for whom reasonable accommodation is
requested; and
i. Any other information required to make the findings required by
subsection (D) of this section consistent with the Fair Housing Laws.
2. A request for reasonable accommodation may be filed at any time that
the accommodation may be necessary to ensure equal access to
housing.
3. A reasonable accommodation does not affect or negate an
individual’s obligations to comply with other applicable regulations not
at issue in the requested accommodation.
4. If an individual needs assistance in making the request for reasonable
accommodation, the City shall provide assistance to ensure that
the process is accessible.
5. Should the request for reasonable accommodation be made
concurrently with a discretionary permit, then the fee for a reasonable
accommodation application may be waived provided that the
prescribed fee shall be paid for all other discretionary permits.
C. Reviewing Authority.
1. Applications for reasonable accommodation shall be reviewed by the
Community Development Director or designee.
D. Findings. The reviewing authority shall approve the request for a reasonable
accommodation if, based upon all of the evidence presented, the
following findings can be made:
1. The housing, which is the subject of the request for reasonable
accommodation, will be occupied by an individual with disabilities
protected under Fair Housing Laws;
2. The requested accommodation is reasonable and necessary to make
housing available to an individual with disabilities protected under the
Fair Housing Laws;
3. The requested accommodation will not impose an undue financial or
administrative burden on the City, as defined in the Fair Housing Laws
and interpretive case law; and
4. The requested accommodation will not require a fundamental
alteration in the nature of the City’s zoning or building laws, policies
and/or procedures, as defined in the Fair Housing Laws and interpretive
case law. The City may consider, but is not limited to, the following
factors in determining whether the requested accommodation would
require a fundamental alteration in the nature of the City’s zoning or
building program:
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a. Whether the requested accommodation would introduce uses not
otherwise permitted in the neighborhood; and
b. Whether granting the requested accommodation would
substantially undermine any express purpose of either the City’s
general plan or an applicable specific plan.
E. Decision.
1. The review authority shall consider an application, and issue a written
determination within forty (40) calendar days of the date of receipt
of a completed application.
2. If necessary to reach a determination on any request for reasonable
accommodation, the review authority may request further
information from the applicant consistent with this section, specifying
in detail what information is required. In the event a request for further
information is made, the applicable time period to issue a written
determination shall be stayed until the applicant reasonably
responds to the request.
3. The review authority’s written decision shall set forth the findings, any
conditions of approval, notice of the right to appeal, and the right to
request reasonable accommodation on the appeals process, if
necessary. The decision shall be mailed to the applicant.
4. The reasonable accommodation shall be subject to any reasonable
conditions imposed on the approval that are consistent with the
purposes of this section.
5. In making the approval findings in subsection (D) of this section, the
review authority may approve alternative reasonable
accommodations that provide an equivalent level of benefit to the
applicant.
6. The written decision of the reviewing authority shall be final unless
appealed in the manner set forth below.
7. While a request for reasonable accommodation is pending, all laws
and regulations otherwise applicable to the property that is the
subject of the request shall remain in full force and effect.
8. Where the improvements or modifications approved through a
reasonable accommodation would generally require a variance, a
variance shall not be required.
F. Appeals.
1. The decision on a reasonable accommodation may be appealed to
the city council within ten (10) calendar days of the issuance of a
written decision.
2. The appeal shall be made in writing including a statement of the
grounds for appeal, and accompanied by a fee established by
resolution of the city council.
3. The city council shall hear the matter and render a determination as
soon as reasonably practicable, but in no event later than sixty (60)
calendar days after an appeal has been filed. All determinations
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shall address and be based upon the same findings required to be
made in the original determination from which the appeal is taken.
4. The City shall provide notice of an appeal hearing to the applicant.
The council shall announce its findings within forty (40) calendar days
of the hearing, unless good cause is found for an extension, and the
decision shall be mailed to the applicant. The council’s action shall
be final.
5. If an individual needs assistance in filing an appeal on an adverse
decision, the City shall provide assistance to ensure that the appeals
process is accessible.
G. Waiver of Time Periods. Notwithstanding any provisions in this section
regarding the occurrence of any action within a specified period of time,
the applicant may request additional time beyond that provided for in this
section or may request a continuance regarding any decision or
consideration by the City of a pending appeal. Extensions of time sought
by applicants shall not be considered delay on the part of the City, shall
not constitute failure by the City to provide for prompt decisions on
applications and shall not be a violation of any required time period set
forth in this section.
H. Notice to the Public of Availability of Accommodation Process. The City
shall prominently display in the public areas of the community
development department at City Hall a notice advising those with
disabilities or their representatives that they may request a reasonable
accommodation in accordance with the procedures established in this
section. City employees shall direct individuals to the display whenever they
are requested to do so or reasonably believe that individuals with disabilities
or their representatives may be entitled to a reasonable accommodation.
I. Expiration, Time Extension, Violation, Discontinuance, and Revocation.
1. Any reasonable accommodation approved in accordance with the
terms of this section shall expire within twenty-four (24) months from
the effective date of approval or at an alternative time specified as
a condition of approval unless:
a. A building permit has been issued and construction has
commenced;
b. A certificate of occupancy has been issued;
c. The use is established; or
d. A time extension has been granted.
2. The community development director may approve a time extension
for a reasonable accommodation for good cause for a period or
periods not to exceed three (3) years. An application for a time
extension shall be made in writing to the community development
department no less than thirty (30) days or more than ninety (90) days
prior to the expiration date.
3. Notice of the director’s decision on a time extension shall be
provided as specified in subsection (E)(3) of this section.
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4. Any reasonable accommodation approved in accordance with the
terms of this code may be revoked if any of the conditions or terms
of such reasonable accommodation are violated, or if any law or
ordinance is violated in connection therewith.
5. An accommodation is granted to an individual and shall not run with
the land unless the director finds that the modification is physically
integrated on the property and cannot feasibly be removed or
altered. Any change in use or circumstances that negates the basis
for the granting of the approval may render the reasonable
accommodation null and void and/or revocable by the City, and
thereafter the reasonable accommodation may be required to be
removed or substantially conformed to the code if reasonably
feasible.
J. Amendments. A request for changes in conditions of approval of a
reasonable accommodation, or a change to plans that would affect a
condition of approval shall be treated as a new application and shall be
processed in accordance with the requirements of this section. The
community development director may waive the requirement for a new
application and approve the changes if the changes are minor, do not
involve substantial alterations or addition to the plan or the conditions of
approval, and are consistent with the intent of the original approval.
SECTION 33. Section 17.42.170 (Lot consolidation incentives for affordable
multifamily development) of Chapter 17.42 (General Provisions, Conditions and
Exceptional Uses) of Title 17 (Zoning) of the Hermosa Beach Municipal Code is
hereby deleted:
A. Multifamily residential developments proposed on lots zoned R-3 or
allowing an equivalent or higher density meeting the minimum
requirements for a density bonus pursuant to Section 17.42.100 shall be
granted an additional density bonus as an incentive to acquire and
combine two (2) or more parcels into a single building site according to
the following formula:
Combined Parcel Size Base Density Increase
Less than 0.50 acre No increase
0.50 Acre to 0.99 Acre 5% Increase
1.00 Acre or More 10% Increase
This lot consolidation bonus incentive shall be calculated prior to determining any
density bonus pursuant to Section 17.42.100. Such projects shall be restricted in
compliance with Section 17.42.100(E).
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B. Multifamily residential developments with less than five (5) units or a senior
citizen housing development of less than thirty-five (35) units on lots zoned
R-3 or allowing an equivalent or higher density that otherwise meet the
minimum requirements for a density bonus pursuant to Section 17.42.100
shall be granted reduced parking and lot development standards in
Section 17.42.100(D)(3) as an incentive to acquire and combine two (2) or
more parcels into a single building site. Such projects shall be restricted in
compliance with Section 17.42.100(E).
C. Applications for lot consolidations pursuant to this section processed
concurrently with other land use entitlements shall be granted expedited
processing of planning and building entitlements and no additional fee
shall be charged for such expedited processing. (Ord. 13-1341 §10, 2013)
SECTION 34. Chapter 17.42.210 (Emergency shelters) is hereby added to Title
17 (Zoning) of the Hermosa Beach Municipal Code to read as follows:
This section sets forth requirements for the establishment and operation of
emergency shelter facilities.
A. Permit and Operational Requirements. The approval and operation of an
emergency shelter shall be subject to the following requirements:
1. Administrative Permit Required. Emergency shelters may be
established and operated in the R-3, C-3, SPA-7 and SPA-8 zoning
districts subject to the granting of an administrative permit in
compliance with Chapter 17.55.
2. Management and Operations Plan. An application for an
administrative permit to establish and operate an emergency shelter
shall be accompanied by a management plan, which shall establish
hours of operation, staffing levels and training procedures, maximum
length of stay, size and location of exterior and interior onsite waiting
and intake areas, admittance and discharge procedures, provisions
for on-site or off-site supportive services, on-site and off-site security
procedures, and protocols for communications with local law
enforcement agencies and surrounding property owners.
B. Development Standards. Emergency shelters shall conform to the following
standards.
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1. The maximum number of beds shall be ten (10). An additional four (4)
beds may be provided for children under the age of eighteen (18)
with a parent or guardian within designated family units.
2. A minimum separation of three hundred (300) feet, measured from
the property line, shall be maintained between all emergency
shelters.
3. Separate private shower and toilet facilities shall be provided for
men, women and families.
4. Alcohol and narcotics use and consumption are prohibited both
within the facility and on the property. No amplified music or sound
is allowed. No animals are permitted (except guide dogs for the
disabled or ordered by a doctor for medical reasons).
5. Bicycle racks or bicycle lockers for three (3) bicycles shall be
provided onsite near the facility.
6. Stays at the facility shall be on a first-come first-served basis. Clients
may be admitted to the facility only between 6:00 p.m. and 8:00 a.m.
The facility may remain open twenty-four (24) hours a day only if
providing onsite accessory services. Clients have no guaranteed bed
for the next night. The maximum length of stay at the facility shall not
exceed one hundred eighty (180) days in a three hundred sixty-five
(365) day period.
7. The facility may provide the following services in an area separate
from sleeping areas, such as counseling services, laundry facilities to
serve the clients at the shelter, client storage area such as for the
storage of bicycles or personal items, or similar services geared to
homeless clients. All such areas and facilities shall be located within
a building, with the exception of bicycle parking.
8. A waiting area shall be provided which contains a minimum of ten
(10) square feet per bed provided at the facility. The waiting area
shall be in a location not adjacent to the public right of way, shall be
visually separated from public view by a minimum six (6) -foot tall
screening of mature landscaping or by a minimum six (6) foot tall
decorative masonry wall, and shall provide consideration of shade
and protection from the elements.
9. Security and Safety. A staff member shall be on-premises at all times
the facility is open to clients. Security and safety shall be addressed
for both on and off-site needs, including provisions to address the
separation of male/female sleeping areas as well as any family areas
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within the facility. At a minimum, the plan shall contain provisions
addressing security and safety.
10. Loitering Control. Measures regarding off-site controls to minimize the
congregation of clients in the vicinity of the facility during hours that
clients are not allowed on-site.
11. Management for Outdoor Areas. A system for daily admittance and
discharge procedures, including monitoring for waiting areas, shall
be developed to minimize disruption to nearby land uses.
12. Staff Training. A staff training program shall be maintained that
provide adequate knowledge and skills necessary to assist clients in
obtaining permanent shelter and income.
13. Communications. A communication and outreach plan shall be
developed to maintain good communication and response to
operational issues which may arise from the neighborhood, City staff,
or the general public.
14. Client Eligibility. A screening program to determine client eligibility is
required. The facility shall be required to utilize the Los
Angeles County region’s current Homeless Management Information
System.
15. Counseling Services. Provision of or links to counseling services are
encouraged. Identify and describe the counseling programs to be
provided as well as procedures that will be used to refer clients to
outside assistance agencies. An annual report to the City on this
activity is required.
16. Facility rules shall be conspicuously displayed in English and Spanish.
17. Litter Control. Litter and trash removal attributable to facility
operations and its clients shall be provided. Graffiti shall be removed
within twenty-four (24) hours.
SECTION 35. Chapter 17.42.220 (Supportive Housing) is hereby added to Title
17 (Zoning) of the Hermosa Beach Municipal Code to read as follows:
A. Supportive and Transitional Housing. Pursuant to California Government
Code Section 65583(c)(3), transitional and supportive housing constitute a
residential use and are subject only to those restrictions that apply to other
residential uses of the same type in the same zoning district.
B. Up to 50 Units Permitted By Right. Pursuant to California Government Code
Section 65651, supportive housing development with up to 50 supportive
housing units shall be permitted by right in all zones where multi-family and
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mixed-use residential development are permitted provided the
development satisfies all of the following requirements:
1. All supportive housing units within the development are subject to a
recorded affordability restriction for 55 years.
2. One hundred percent of the units, excluding managers' units, within
the development are dedicated to lower income households and
are receiving public funding to ensure affordability of the housing to
lower income Californians. For purposes of this paragraph, “lower
income households” has the same meaning as defined in Section
50079.5 of the Health and Safety Code.
3. At least 25 percent of the units in the development or 12 units,
whichever is greater, are restricted to residents in supportive housing
who meet criteria of the target population. If the development
consists of fewer than 12 units, then 100 percent of the units,
excluding managers' units, in the development shall be restricted to
residents in supportive housing.
4. The developer shall provide the information required by California
Government Code Section 65652 to the Planning Division.
5. Nonresidential floor area shall be used for onsite supportive services
in the following amounts:
a. For a development with 20 or fewer total units, at least 90
square feet shall be provided for onsite supportive services.
6. For a development with more than 20 units, at least 3 percent of the
total nonresidential floor area shall be provided for onsite supportive
services that are limited to tenant use, including, but not limited to,
community rooms, case management offices, computer rooms, and
community kitchens.
7. The developer replaces any dwelling units on the site of the
supportive housing development in the manner provided in
paragraph (3) of subdivision (c) of Section 65915.
8. Units within the development, excluding managers' units, include at
least one bathroom and a kitchen or other cooking facilities,
including, at minimum, a stovetop, a sink, and a refrigerator.
9. Notwithstanding any other provision of this Section to the contrary,
the local government shall, at the request of the project owner,
reduce the number of residents required to live in supportive housing
if the project-based rental assistance or operating subsidy for a
supportive housing project is terminated through no fault of the
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project owner, but only if all of the following conditions have been
met:
a. The owner demonstrates that it has made good faith efforts
to find other sources of financial support.
b. Any change in the number of supportive service units is
restricted to the minimum necessary to maintain project's
financial feasibility.
c. Any change to the occupancy of the supportive housing
units is made in a manner that minimizes tenant disruption
and only upon the vacancy of any supportive housing units.
10. Over 50 units, a conditional use permit is required.
SECTION 36. Chapter 17.42.230 (Residential Care Facilities - Large) is hereby
added to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as
follows:
A. Permit and Operational Requirements. The approval and operation of an
emergency shelter shall be subject to the following requirements:
1. Administrative Permit Required. Emergency shelters may be established
and operated in the C-3, SPA-7 and SPA-8 zoning districts subject to the
granting of an administrative permit in compliance with Chapter 17.55.
2. Management and Operations Plan. An application for an administrative
permit to establish and operate an emergency shelter shall be
accompanied by a management plan, which shall establish hours of
operation, staffing levels and training procedures, maximum length of
stay, size and location of exterior and interior onsite waiting and intake
areas, admittance and discharge procedures, provisions for on-site or
off-site supportive services, on-site and off-site security procedures, and
protocols for communications with local law enforcement agencies and
surrounding property owners.
B. Requirements for a Large Residential Care Facility. Large residential care
facilities shall conform to the following requirements:
1. A Large Residential Care Facility may only be located within a zone that
permits them.
2. All facilities shall comply with the development standards of the zone
which they are located.
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3. Separation. Minimum distance from any other Residential Facility shall
be 300 feet as specified by State Health and Safety Code Section
1267.9
4. Parking shall be provided in accordance with the applicable
requirements of the primary residential use of the property. Refer to
Section 17.44.020.
5. Restrictions to ensure compliance with City noise regulations
(Municipal Code Chapter 8.24) may be placed on the operation of the
care facility, including but not limited to the time and location of
outdoor activities.
6. Adequate space for loading and unloading persons shall be available
or shall be provided on the site.
7. Management shall ensure that a manager is on duty at all times the
facility is operating.
8. The applicant shall submit a Programming Plan to detail daily
operations.
SECTION 37. Chapter 17.42.240 (Low Barrier Navigation Centers) is hereby
added to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as
follows:
A. The purpose of this chapter is to establish development standards for low-
barrier navigation centers and to ensure this use is constructed and
operated in a manner that is consistent with the requirements and
allowances of state law, specifically Article 12 of Chapter 3 of Division 1 of
Planning and Zoning Law commencing with California Government Code
Section 65660.
B. The provisions of this chapter shall apply to all low-barrier navigation center
projects.
C. An Administrative Permit in accordance with Chapter 17.55 is required prior
to establishment of any low-barrier navigation center project meeting
either of the following criteria. The permit shall be a ministerial action
without discretionary review or a hearing. The City shall notify a developer
whether the developer’s application is complete within 30 days, pursuant
to California Government Code Section 65943. Action shall be taken within
60 days of a complete application being filed.
D. A low-barrier navigation center development is a use by-right in areas
zoned for mixed-use and nonresidential zones permitting multifamily uses, if
it meets the following requirements:
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1.Connected Services. It offers services to connect people to permanent
housing through a services plan that identifies services staffing.
2.Coordinated Entry System. It is linked to a coordinated entry system, so
that staff in the interim facility or staff who co-locate in the facility may
conduct assessments and provide services to connect people to
permanent housing. “Coordinated entry system” means a centralized or
coordinated assessment system developed pursuant to Section
576.400(d) or Section 578.7(a)(8), as applicable, of Title 24 of the Code
of Federal Regulations, as those sections read on January 1, 2020, and
any related requirements, designed to coordinate program participant
intake, assessment, and referrals.
3.Code Compliant. It complies with Chapter 6.5 (commencing with
Section 8255) of Division 8 of the Welfare and Institutions Code.
4.Homeless Management Information System. It has a system for entering
information regarding client stays, client demographics, client income,
and exit destination through the local Homeless Management
Information System, as defined by Section 578.3 of Title 24 of the Code
of Federal Regulations.
SECTION 38. Chapter 17.42.250 (Work/live developments.) is hereby added to
Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as follows:
A.Purpose. This purpose of this section is to allow and establish requirements
for work/live developments. Units within work/live developments are
intended to allow for a non-residential primary use, with an accessory
residential use, which together foster creative and innovative industrial
uses.
B.Applicability. Work/live units are allowed in the M-1 zoning district.
C.General Provisions.
1.Work/live units must be located in a development, building, or
structure approved and permitted for such use. This section is not
intended to allow conversion of non-residential spaces in a fully non-
residential building into full or partial residential spaces.
2.The non-residential component of work/live units must comply with
the uses set forth in Section 17.28.020 (Permitted uses).
3.The non-residential and the residential units must be occupied by the
same tenant.
4.Residential areas are permitted above or behind the non-residential
component, provided that there is internal access between the
residential and non-residential unit.
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5. The non-residential component shall be operated indoors and shall
not be conducted in any required yard or parking area.
6. Signage intended to promote on-site non-residential uses shall
comply with Section 17.50.150.
7. The external access for the non-residential component shall be
oriented to the street and should have at least one external
entrance/exit separate from the residential space. The entrance to
the non-residential component shall be located on the ground level.
8. The work/live unit shall be required to provide parking in accordance
with Chapter 17.44 (Off-Street Parking).
9. The non-residential use shall not generate external noise, odor, glare,
vibration or electrical interference detectable to the normal sensory
perception by adjacent neighbors.
10. No explosive, toxic, combustible or flammable materials in excess of
what would be allowed incidental to normal residential use shall be
stored or used on the premises.
D. Short term rentals prohibited. It shall be unlawful for any person to offer or
make available for rent or to rent (by way of a rental agreement, lease,
license or any other means, whether oral or written) for compensation or
consideration a residential dwelling, a dwelling unit or a room in a dwelling
for less than thirty (30) consecutive days. It shall be unlawful for any person
to occupy a residential dwelling, a dwelling unit or a room in a dwelling for
less than thirty (30) consecutive days pursuant to a rental agreement, lease,
license or any other means, whether oral or written, for compensation or
consideration.
SECTION 39. Chapter 17.42.260 (Building Design Guidelines.) is hereby added
to Title 17 (Zoning) of the Hermosa Beach Municipal Code to read as follows:
A. Articulation. No façade facing a public right-of-way shall run in a continuous
plane of more than 10 feet without incorporating one or more of the following:
1. A vertical wall shift at least two feet in depth.
2. A change in material. The material change shall be a minimum of three
feet wide and a minimum of one story.
3. A window or building entrance.
4. A projection such as a stoop, bay, or overhang.
5. Alternative designs to accommodate a complete architectural style
may be approved through the Modification process provided
adequate design features have been incorporated to create visual
variety and avoid a bulky or monolithic appearance.
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SECTION 40. Section 17.44.020 (Off-street parking – Residential uses.) of
Chapter 17.44 (Off-Street Parking) of Title 17 (Zoning) of the Hermosa Beach
Municipal Code shall be replaced as follows:
The aggregate amount of off-street automobile parking spaces provided in
connection with each of the following uses shall be not less than the following:
Residential Housing Type Parking Requirement
A. One (1) family dwelling; Two (2) off-street parking spaces
plus one (1) guest space.
B. Duplex or two (2) family dwelling;
Exception: Density Bonus Projects
Two (2) off-street parking spaces for
each unit plus one (1) guest space.
One (1) additional space of on-site
guest parking shall be provided for
each on-street space lost because
of new curb cuts and/or driveways.
C. Multiple dwellings (three (3) or
more units); Exception: Density
Bonus Projects
Spaces per each dwelling unit:
Zero to one bedroom: 1.5 spaces
Two bedrooms: 2 spaces
Three+ bedrooms: 2.5 space; plus
one (1) guest space for each two
(2) dwelling units; plus
one (1) additional space for each
on-street space lost because of new
curb cuts and/or driveways.
D. Supportive or transitional housing Parking requirement for residential
use. Exception: no parking required
if within ½ mile of public transit stop.
E. Junior accessory dwelling unit and
accessory dwelling unit
Refer to Section 17.21.050(F).
F. Density bonus projects; Projects
with over 20% affordable units;
Senior housing
(Maximum Requirement per unit)
(1) Zero to one bedroom: one (1)
parking space.
(2) Two to three bedrooms: one and
a half (1.5) parking spaces.
(3) Four and more bedrooms: two
and one-half (2.5) parking spaces.
G. Residential Care Facilities – Small. Same as the Residential Housing
Type
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H. Residential Care Facilities – Large;
Assisted Living Facility
1 for every 3 beds
I. Emergency Shelters; Low Barrier
Navigation Centers
One (1) space for each staff
member or employee on duty.
SECTION 41. Section 17.44.030 (Off-street parking – Commercial and business
uses.) of Chapter 17.44 (Off-Street Parking) of Title 17 (Zoning) of the Hermosa
Beach Municipal Code shall be replaced as follows:
Required Number of Spaces by Use. The aggregate amount of off-street
automobile parking spaces provided for various uses shall not be less than the
following, unless a parking plan approved by the planning commission pursuant
to 17.44.210 allows for a reduction in the number of spaces required.
A.Assembly halls: one (1) space for each five (5) seats, permanent or removable,
or one (1) space for each fifty (50) square feet of gross floor area in the
assembly hall, whichever is greater.
B.Automobile or boat sales: one (1) space for each one thousand (1,000) square
feet of site area.
C.Bowling alleys: five (5) spaces for each lane plus one (1) space for each three
hundred (300) square feet of gross floor area except bowling alley lanes and
approach areas.
D.Clubs, fraternity and sorority houses, rooming and boarding houses and similar
uses having sleeping and guest rooms: two (2) covered spaces for each three
(3) guest rooms; in dormitories each fifty (50) square feet shall be considered
a guest room; two (2) spaces shall be required for each guest room with
kitchen facilities.
E.Commercial Uses.
1.Bars and cocktail lounges: one (1) space for each eighty (80) square
feet of gross floor area.
2.Beauty colleges: one (1) space for each one hundred (100) square feet
of gross floor area.
3.Business schools and trade schools: one (1) space for each one hundred
(100) square feet of gross floor area.
4.Furniture and hardware stores: one (1) space for each two hundred fifty
(250) square feet of gross floor area.
5.Offices, general: one (1) space for each two hundred fifty (250) square
feet of gross floor area.
6.Offices, Governmental and Public Utilities. Government offices that
generate high levels of contact with the public, or have high numbers
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of employees, including but not limited to employment offices, public
social services offices, Department of Motor Vehicle offices: one (1)
space per seventy-five (75) square feet of gross floor area for the first
twenty-thousand (20,000) square feet of the building(s), plus one (1)
space per two hundred fifty (250) square feet of gross floor area for the
remaining floor area.
7. Offices, medical: five (5) spaces for each one thousand (1,000) square
feet of gross floor area.
8. Restaurants: one (1) space for each one hundred (100) square feet of
gross floor area plus one (1) per 200 square feet of on-site outdoor
seating area in excess of 400 square feet.
9. Retail, general retail commercial uses: one (1) space for each two
hundred fifty (250) square feet of gross floor area.
10. Gymnasiums/health and fitness centers, as follows:
a. Less than or equal to three thousand (3,000) square feet and with
less than or equal to twenty (20) students at one time if classes are
offered: one (1) space per two hundred fifty (250) square feet of
gross floor area.
b. Greater than three thousand (3,000) square feet but not more
than six thousand (6,000) square feet, or with more than forty (40)
students at one time if classes are offered: one (1) space per two
hundred (200) square feet of gross floor area.
c. Greater than six thousand (6,000) square feet, or with more than
forty (40) students at one time if classes are offered: one (1) space
per one hundred (100) square feet of gross floor area.
F. Hospitals: two (2) spaces for each patient bed.
G. Hospitals (mental), convalescent homes, guest homes, rest homes, sanitariums,
assisted living facilities, and similar institutions: one (1) space for each three (3)
beds.
H. Hotels: one (1) space for each unit for the first fifty (50) units; one (1) space per
one (1) and one-half (1/2) units after fifty (50); and one (1) space per two (2)
units after one hundred (100) units. Hotels with facilities including restaurants,
banquet rooms, conference rooms, commercial retail uses and similar
activities shall provide parking for the various uses as computed separately in
accordance with the provisions of this chapter.
I. Industrial Uses. The parking requirements of this subsection apply only to
industrial uses; parking for commercial and other permitted uses in industrial
zones shall provide the number of spaces as otherwise specified by this
chapter.
1. Industrial uses of all types, except, public utility facilities and warehouses:
one (1) space for each vehicle used in conjunction with the use; plus
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one (1) space for each three hundred (300) square feet of gross floor
area.
2. Warehouses, buildings or portions of buildings used exclusively for
warehouse purposes: one (1) space for each one thousand (1,000)
square feet for the first twenty thousand (20,000) square feet; plus, one
(1) space for each two thousand (2,000) square feet for the second
twenty thousand (20,000) square feet; plus one (1) space for each four
thousand (4,000) square feet in excess of forty thousand (40,000) square
feet; plus one (1) space for each vehicle operated from the property.
Prior to approval of a warehouse use by the , a covenant shall be
recorded, guaranteeing the warehouse area, facility or building will not
be converted, remodeled or changed to a nonwarehouse use unless
the number of spaces otherwise required by this chapter are secured
and provided prior to such change or unless approved by planning
commission in accordance with this chapter.
J. Mobilehomes or trailer parks: two (2) spaces for each dwelling unit with at least
one (1) space adjacent to the trailer site.
K. Mortuaries or undertaking establishments: one (1) space for each seventy-five
(75) square feet of building area for the chapel or public assembly area.
L. Motels: one (1) space for each unit, plus two (2) for the manager’s unit.
M. Recreation or amusement establishments: one (1) space for each seventy-five
(75) square feet of gross floor area.
N. Service stations: one (1) space for each one thousand (1,000) square feet of
site area.
O. Snack Bar/Snack Shop. The parking requirements for a snack bar and/or snack
shop shall be the same as that for a restaurant.
P. Short-term vacation rentals in commercial zones: one (1) space per bedroom,
in no case less than one (1) space per unit and a maximum of two (2) spaces
per unit being required.
Q. Residential Uses – refer to 17.44.020
1. Supportive and Transitional Housing
2. Residential Care Facilities
3. Residential Care Facilities
4. Low Barrier Navigation Center
5. Emergency Shelters
SECTION 42. Chapter 17.55 (Administrative Permits) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code shall be replaced as follows:
17.55.010 Authority to grant.
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The community development department may grant administrative permits for
all such uses and matters required by this title to be reviewed and allowed only
upon the granting of an administrative permit.
17.55.020 Purpose.
The purpose of an administrative permit is to ensure that a proposed use or matter
for which an administrative permit is required complies with the standards,
limitations and other regulations applicable to the subject use or matter.
17.55.030 Application filing.
Prior to the establishment of any use or grant of any or entitlement for which an
administrative permit administered by this section is required by this title or Code,
an application for an administrative permit, signed by a property owner, lessee or
business owner shall be filed with the community development department upon
a form furnished by the department. The application shall include a site plan,
drawings and information in sufficient detail to demonstrate compliance with the
regulations applicable to the subject use or matter, accompanied by a fee set
by resolution of the city council.
17.55.030 Required Findings.
The review authority must make all of the following findings to approve or
conditionally approve an Administrative Permit application. The inability to make
one or more of the findings is grounds for denial of an application.
A.The proposed use is allowed within the applicable zone with Administrative
Permit approval, and complies with all other applicable provisions of this
Zoning Ordinance and the Municipal Code;
B.The proposed use is consistent with the General Plan and any applicable
specific plan;
C.The site is physically adequate for the type, density, and intensity (e.g.,
number of employees and customers) of use being proposed, including
provision of services (e.g., sanitation and water), public access, and the
absence of physical constraints;
D.The design, location, size, and operating characteristics of the proposed
use are compatible with the existing and future land uses on site and in the
vicinity of the subject property; and
E.The establishment, maintenance, or operation of the proposed use at the
location proposed will not endanger, jeopardize, or otherwise constitute a
menace to the public convenience, health, interest, safety, or the general
welfare of persons residing or working in the vicinity of the proposed use.
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17.55.040 Report of decision.
Except as set forth below, the community development director shall issue the
administrative permit no more than thirty (30) days following the filing of a
complete application therefor. Approval will be based upon determining the
request complies with the standards, limitations and other regulations in the
governing section, which may include the imposition of conditions and limitations
to ensure the permit is consistent with said requirements intended to protect the
public health, safety and welfare; otherwise, the director shall deny the
application and provide the applicant a written statement of the reasons the
permit cannot be issued. The applicant shall be advised in writing of the right to
appeal the director’s decision pursuant to Section 17.55.050.
Notwithstanding above, permits for accessory dwelling units and/or junior
accessory dwelling units shall be decided within one hundred twenty (120) days
of receipt of a complete application and subject to the provisions outlined
in Chapter 17.21.
17.55.050 Effective date–Appeals.
A. Notwithstanding 17.55.050(C), decisions of the community development
director may be appealed to the planning commission by filing an appeal
within fifteen (15) days of the director’s decision; provided, that upon
affixing the signature of the applicant to an issued permit, the permit shall
become effective and the right to appeal shall be waived. Appeals shall
be filed in writing with the community development department
accompanied by a fee set by resolution of the city council. Notice of
hearing shall be given to the applicant at least ten (10) days prior to the
hearing, unless the applicant agrees to waive the requirement so that the
matter may be heard at an earlier time. The commission’s review shall be
limited to a determination of whether the application complies with the
requirements of the applicable governing section(s). The filing of an appeal
within such time shall stay the effective date of the decision until the
commission has acted on the appeal. The commission’s decision shall be
final and conclusive, unless the governing section specifically provides for
a direct or subsequent appeal to the city council.
B. Appeals to the city council shall be filed with the city clerk accompanied
by a fee set by resolution of the city council. The filing of an appeal within
ten (10) days shall stay the effective date of the decision until the council
has acted on the appeal as hereinafter set forth in this title. Upon receipt of
a written appeal, the planning commission shall transmit to the council the
planning commission’s complete record of the case. Notice of hearing shall
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be given to the applicant at least ten (10) days prior to the hearing, unless
the applicant agrees to waive the requirement so that the matter may be
heard at an earlier time. The council shall hear the matter and render a
determination as soon as reasonably practicable, but in no event later than
sixty (60) days after an appeal has been filed unless requested by the
applicant. The council’s review shall be limited to a determination of
whether the application complies with the requirements of the governing
section. The council shall announce its findings within forty (40) calendar
days of the hearing, unless good cause is found for an extension, and the
decision shall be mailed to the applicant. The council’s decision shall be
final and conclusive.
C.Ministerial or non-discretionary Administrative Permits are not eligible for
appeal.
17.55.060 Reapplication upon denial.
After the denial of an administrative permit has become final, no further
application for the same administrative permit shall be filed for the
same property for the ensuing six months, unless the project has been revised so
as to eliminate the decision making body’s previous objections to the project.
Said revision shall require a completely new application process and payment of
fees.
17.55.070 Revocation.
Any administrative permit may be revoked by the director or the decision making
body for any of the following causes:
A.That any term or condition has not been complied with;
B.That the property for which the administrative permit has been granted is
used or maintained in violation of any statute, law, regulation or condition
of approval;
C.That the use for which the administrative permit was granted has not been
exercised for at least twelve (12) consecutive months, or has ceased to
exist, or has been abandoned;
D.The administrative permit has been issued for a short-term vacation rental,
which has received three (3) affirmed violations of the ordinance codified
in this section or any of the City’s quality of life ordinances, such as noise
violations, disturbing the peace, or creating a public nuisance, within a 12-
month period; or,
E.That the use for which the administrative permit was granted has been so
exercised as to be detrimental to the public health or safety or so as to
constitute a nuisance.
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A hearing to show cause why the permit should not be revoked shall be held by
the issuing body prior to the revocation of any administrative permit. Written
notice shall be provided the permit holder at least ten (10) days prior to the
hearing stating the reasons therefor. (Ord. 19-1395 §7, 2019)
17.55.080 Expiration.
An administrative permit shall expire at the conclusion of the permitted use or
activity, not to exceed one year from the effective date if no expiration or term is
stated therein, and the property shall thereafter be used in compliance with the
provisions of this Title and Code.
SECTION 43. Chapter 17.56 (Conditional Use Permits) of Title 17 (Zoning) of the
Hermosa Beach Municipal Code shall be replaced as follows:
17.56.010 Authority to grant.
A.The planning commission may grant conditional use permits for residential
planned developments and commercial planned developments.
B.The planning commission may grant conditional use permits upon
application for all such matters as by this ordinance are required to be
reviewed and allowed only upon the granting of a conditional use permit.
17.56.020 Purpose.
The purpose of a conditional use permit shall be:
A.To assure that the degree of compatibility shall be maintained with respect
to the particular use on the particular site and in consideration of other
existing and potential uses within the general area in which such use is
proposed to be located; and
B.To recognize and compensate for variations and degree of
technological processes and equipment as related to the factors of noise,
smoke, dust, fumes, vibration, odors and hazards.
17.56.030 Applicability
Approval of a Use Permit is required for uses or developments specifically
identified in any section of this Title which requires a Use Permit.
17.56.040 Criteria for review.
In reviewing any conditional use permit for any use, the following criteria for
granting said permit shall be considered:
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A. Distance from existing residential uses;
B. The amount of existing or proposed off-street parking facilities, and its
distance from the proposed use;
C. Location of and distance to churches, schools, hospitals and public
playgrounds;
D. The combination of uses proposed;
E. Precautions taken by the owner or operator of the proposed establishment
to assure the compatibility of the use with surrounding uses;
F. The relationship of the proposed business-generated traffic volume and the
size of streets serving the area;
G. The proposed exterior signs and decor, and the compatibility thereof with
existing establishments in the area;
H. The number of similar establishments or uses within close proximity to the
proposed establishment;
I. Noise, odor, dust and/or vibration that may be generated by the proposed
use;
J. Impact of the proposed use to the City’s infrastructure, and/or services;
K. Will the establishment contribute to a concentration of similar outlets in the
area;
L. Other considerations that, in the judgment of the planning commission, are
necessary to assure compatibility with the surrounding uses, and the as a
whole.
17.56.050 Required findings.
The Planning Commission must make all of the following findings to approve or
conditionally approve a Use Permit application. The inability to make one or more
of the findings is grounds for denial of an application.
A. 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;
B. The proposed use is consistent with the General Plan and any applicable
specific plan;
C. 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;
D. 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
E. The site is physically suitable for the type of the use being proposed,
including access, utilities, and the absence of physical constraints.
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17.56.060 Notice and hearing on application.
Upon the filing of an application for a conditional use permit by a property owner,
or by a lessee with the written consent of the property owner, due notice of public
hearing shall be given at least ten calendar days prior to said hearing in
accordance with requirements to be established by resolution of the city council.
17.56.070 Report on findings and decision.
Not more than twenty (20) days following the public hearing on a conditional use
permit, nor more than twenty (20) days following the filing of an application for a
conditional use permit where no hearing is required, the planning commission
shall announce its findings by formal report and said report shall recite, among
other things, the facts and reasons which, in its opinion, make the granting or
denial of the conditional use permit necessary to carry out the provisions and
general purpose of this title, and shall order that the conditional use permit be
granted or denied, and if such report orders that the conditional use permit be
granted, it shall also recite such conditions and limitations as it may impose.
17.56.080 Report to be numbered and kept as permanent record.
The formal report of the planning commission announcing its decision on a
conditional use permit shall be numbered consecutively in the order of filing and
shall become a permanent record in the file of the planning commission.
17.56.090 Notice of decision to applicant.
Not later than ten days following the rendering of a decision ordering that a
conditional use permit be granted or denied, a copy of the report shall be mailed
to the applicant and his attorney at the address shown on the application filed
with the planning commission.
17.56.100 Effective date – Time limitation for appeal.
The order of the planning commission in granting or denying a
conditional use permit shall become final and effective ten days from the date
of the succeeding city council meeting at which it is determined whether or not
to review the decision of the planning commission pursuant to Section 2.52.040 of
this code until within such ten-day period an appeal in writing is filed with the
council by any person dissatisfied with the decision of the planning commission.
The filing of such appeal within such time shall stay the effective date of the order
of the planning commission until such time as the council has acted on the
appeal as hereinafter set forth in this title.
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17.56.110 Transmission of planning commission’s record to council.
Upon receipt of a written appeal filed with the council as provided herein, the
planning commission shall thereupon transmit to the council the planning
commission's complete record of the case.
17.56.120 Council to hold public hearing on appeal.
Within not to exceed forty (40) calendar days following filing of a written appeal,
the city council shall conduct a duly advertised public hearing, public notice of
which shall be given at least ten calendar days prior to said hearing in
accordance with requirements established by resolution of the council.
17.56.130 Council to announce findings and decision.
City council shall announce its findings and decision within a reasonable time, but
not to exceed sixty (60) days, following the close of the public hearing, unless
good cause is shown for the extension of time and the applicant or opponent or
both are notified of this extension and the reasons therefor. The findings and
decision shall recite the facts and reasons which in the opinion of the city council
make the approval or denial of the conditional use permit necessary to carry out
the general purpose of this title, and shall order that the conditional use permit be
granted, denied or modified subject to such conditions or limitations that it may
impose. City council may incorporate by reference all or part of any findings of
any commission, hearing officer or administrative officer without expressly setting
forth in full the findings of said commission, hearing officer or administrative officer
if the findings of said commission, hearing officer or administrative officer are in
writing and on file with the city clerk and made a part of the permanent record
of the .
If the city council does not announce its findings and decision, notice shall be
given by mail to the applicant or opponent, or to both if they be different parties,
of when the findings and decision will be made so that the applicant or opponent
or both may be present at the meeting when said findings and decision are
announced.
17.56.140 Decision of the council shall be final.
The action by the city council on such matters shall be by three affirmative votes
of the council, and shall be final and conclusive except:
A. The city council may approve, modify or disapprove the recommendation
of the planning commission; provided, that any modification of a proposed
conditional use permit, precise development plan, variance, height limit
exception, nonconforming remodel, parking plan, permitted use request or
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other similar discretionary land use matter, by the council may be referred
back to the planning commission for report and recommendation, and the
planning commission shall not be required to hold a public hearing thereon.
Failure of the planning commission to report to the city council within forty
(40)days after the reference, or such longer period as may be designated
by the city council, shall be deemed to be approval of the proposed
modification.
B.Upon return of the matter to the city council, the city council may by three
affirmative votes of the council, approve, modify or disapprove the final
recommendation of the planning commission on such matters.
17.56.150 Notice of decision of the council.
Not later than thirty (30) days following the final decision of the city council that a
conditional use permit be granted or denied, notice of such action shall be
mailed to the applicant or opponent, or both if they be different parties, and one
copy shall be attached to the planning commission's file of the case and said file
returned to the planning commission for permanent filing. Failure to give notice
shall not affect the decision rendered in these matters.
SECTION 44. Chapter 17.58 (Precise Development Plan) of Title 17 (Zoning) of
the Hermosa Beach Municipal Code shall be replaced as follows:
17.58.010 Purpose
This Chapter establishes the Precise Development Plan procedure to ensure that
new development supports the goals and objectives of the General Plan and
other adopted plans and guidelines. The specific purposes of the Precise
Development Plan process are to:
A.Promote excellence in design, layout, and other physical features of
development to achieve a reasonable level of quality, compatibility, in
harmony with the community’s social, economic and environmental
objectives;
B.Ensure that new and altered development will be compatible with the
existing and potential development of the surrounding area; and
C.Supplement other City regulations and standards in order to ensure control
of physical features of development that are not otherwise addressed.
17.58.020 Applicability and Review Authority
A.A Precise Development Plan review is required for all projects that require
a permit for new construction, rehabilitation, alteration, or other
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improvements to the exterior of a structure, site or a parking area except
for:
1.Projects with four (4) or less dwelling units, including new construction,
remodels or additions thereto;
2.Remodels or additions of less than one thousand five hundred (1,500)
square feet in any zone.
B.Precise Development Plans shall be decided upon by the Planning
Commission with the following exceptions which shall be decided upon by
the Community Development Director or designee:
1.New construction, rehabilitation, alteration, or other improvements to
the exterior of a structure, site or a parking area for:
a.Projects with two (2) or more dwelling units with
affordable units or senior units (refer to section 17.42.100).
1.Projects that qualify for a density bonus pursuant to
Section 17.42.100 or are comprised entirely of residential
units restricted to be affordable to moderate- or lower-
income households shall be subject to a non-
discretionary precise development plan focusing solely
on physical design and ensuring conformance with
objective development standards, rather than
examining the appropriateness of the use itself; said
precise development plan process is not a ‘project’ and
is not subject to the California Environmental Quality Act
(CEQA).
C.Application. All applications for Precise Development Plan shall be filed with
the Community Development Department on forms prescribed by the
Community Development Director.
D.Concurrent Processing. When a development project requires a Use Permit,
Variance, or any other discretionary approval, the Precise Development
Plan application shall be submitted as a part of the application for the
underlying permit, Use Permit, or Variance., except as noted in Section
17.58.020(B)(1)(ii)(1).
K.Notification.
1.An application for a Precise Development Plan decided upon by the
Community Development Director or design shall require a mailed
notice to the applicant.
2.An application for a Precise Development Plan decided upon by the
Planning Commission shall require notice, pursuant to Chapter 17.68,
Procedure, Hearings, Notices and Fees
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L.Review Authority
1.Public Hearing is required for projects subject to Section 17.58.20(A).
An application for a Precise Development Plan shall require a public
hearing before the Planning Commission, pursuant to Chapter 17.68,
Procedure, Hearings, Notices and Fees
2.The Community Development Director shall act as the review
authority for projects subject to Section 17.58.020(B). No public
hearing shall be required.
17.58.030 Scope of Precise Development Plan Review
A.Precise Development Plan Review Considerations. Precise Development
Plan review shall be based on consideration of the requirements of this
Chapter as they apply to the design of the site plan, structures,
landscaping, and other physical features of a proposed project, including:
1.Building proportions, massing, and architectural details.
2.Site design, orientation, location, and architectural design of
buildings relative to existing structures on or adjacent to the property,
topography, and other physical features of the natural and built
environment;
3.Size, location, design, development, and arrangement of site access
for modes of transportation, including on-site vehicle and bicycle
parking.
4.Height, materials, and design of fences, walls, and screen plantings;
5.Location and type of landscaping including selection and size of
plant materials, and design of hardscape; and
6.Size, location, design, color, lighting, and materials of all signs.
17.58.040 Required Findings
The review authority must make all of the following findings to approve or
conditionally approve a Precise Development Plan application. The inability to
make one or more of the findings is grounds for denial of an application.
A.The design, layout, and other physical features of the project comply with
all other applicable provisions of this Title and all other titles of the Hermosa
Beach Municipal Code;
B.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
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C.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.
17.58.050 Conditions of Approval
In approving a Precise Development Plan, the review authority may impose
reasonable conditions or restrictions and/or require reasonable guarantees and
evidence that such conditions are being, or will be, complied with, to achieve
the following outcomes:
A.Ensure that the proposal conforms in all significant respects with the
General Plan and with any other applicable plans or policies adopted by
the city council;
B.Achieve the general purposes of this Title or the specific purpose of the zone
in which the project is located;
C.Achieve the findings for a Precise Development Plan listed in Section
17.58.050, Required Findings; or;
D.Mitigate any potentially significant impacts identified because of
environmental review conducted in compliance with the California
Environmental Quality Act.
17.58.060 Appeals
A.Except as noted in Section 17.58.020(B)(1)(ii)(1), decisions of the community
development director/staff may be appealed to the
planning commission by filing an appeal within fifteen (15) days of the
director’s decision; provided, that upon affixing the signature of the
applicant to an issued permit, the permit shall become effective and the
right to appeal shall be waived. Appeals shall be filed in writing with the
community development department accompanied by a fee set by
resolution of the city council. Notice of hearing shall be given to the
applicant at least ten (10) days prior to the hearing, unless the applicant
agrees to waive the requirement so that the matter may be heard at an
earlier time. The commission’s review shall be limited to a determination of
whether the application complies with the requirements of the governing
section. The filing of an appeal within such time shall stay the effective date
of the decision until the commission has acted on the appeal. The
commission’s decision shall be final and conclusive, unless the governing
section specifically provides for a direct or subsequent appeal to the city
council.
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B.Appeals to the city council shall be filed with the city clerk accompanied
by a fee set by resolution of the city council. The filing of an appeal within
ten (10) days shall stay the effective date of the decision until the council
has acted on the appeal as hereinafter set forth in this title. Upon receipt of
a written appeal, the planning commission shall transmit to the council the
planning commission’s complete record of the case. notice of hearing shall
be given to the applicant at least ten (10) days prior to the hearing, unless
the applicant agrees to waive the requirement so that the matter may be
heard at an earlier time. The council shall hear the matter and render a
determination as soon as reasonably practicable, but in no event later than
sixty (60) days after an appeal has been filed unless requested by the
applicant. The council’s review shall be limited to a determination of
whether the application complies with the requirements of the governing
section. The council shall announce its findings within forty (40) calendar
days of the hearing, unless good cause is found for an extension, and the
decision shall be mailed to the applicant. The council’s decision shall be
final and conclusive.
SECTION 45. Severability. If any section, subsection, subdivision, sentence,
clause, phrase, or portion of this ordinance is for any reason held to be invalid or
unconstitutional by the decision of any court of competent jurisdiction, such
decision will not affect the validity of the remainder of this ordinance. The City
Council hereby declares that it would have adopted this ordinance, and each
and every section, subsection, subdivision, sentence, clause, phrase, or portion
thereof, irrespective of the fact that any one or more sections, subsections,
subdivisions, sentences, clauses, phrases, or portions thereof is declared invalid or
unconstitutional.
SECTION 46. Effective Date. This Ordinance shall take effect thirty (30) days
after its passage and adoption pursuant to California Government Code section
36937, or upon certification of the City’s 2021-2029 Housing Element (6th Cycle)
by the California Department of Housing and Community Development,
whichever is later.
SECTION 47. Certification. The City Clerk is directed to certify the passage
and adoption of this Ordinance; cause it to be entered into the City’s book of
original ordinances; make a note of the passage and adoption in the records of
this meeting; and, within fifteen (15) days after the passage and adoption of this
Ordinance, cause it to be published or posted in accordance with California
law.
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Mayor Justin Massey
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA
APPROVED AS TO FORM:
________________________________
Patrick Donegan,
ATTEST:
________________________________
Myra Maravilla,
City Clerk City Attorney
PASSED, APPROVED and ADOPTED on this 14th day of November, 2023.
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Intro: 10/24/2023
Adopt: 11/14/2023
ss
State of California )
County of Los Angeles )
City of Hermosa Beach )
December 19, 2023
Certification of Council Action
ORDINANCE NO. 23-1471
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, AMENDING THE HERMOSA BEACH MUNICIPAL
CODE TO IMPLEMENT HOUSING ELEMENT POLICIES AND PROGRAMS,
AND DETERMINE PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT THAT THE PROJECT IS CONSISTENT WITH THE PLAN
HERMOSA ENVIRONMENTAL IMPACT REPORT
I, Myra Maravilla, City Clerk of the City of Hermosa Beach, California, do hereby
certify that the above and foregoing Ordinance No. 23-1472 was duly approved
and adopted by the City Council of said City at its regular meeting thereof held
on the 14th day of November 2023 and passed by the following vote:
AYES: MAYOR MASSEY, MAYOR PRO TEM FRANCOIS, COUNCILMEMBERS
SAEMANN, DETOY, and JACKSON
NOES: NONE
ABSTAIN: NONE
ABSENT: NONE
_____________________________
Myra Maravilla,
City Clerk
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