HomeMy WebLinkAboutPC Resolution 25-26 - 960 6th Street
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CITY OF HERMOSA BEACH PC RESOLUTION NO. 25-26
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT
PLAN (PDP 23-06) TO REMODEL AN EXISTING TWO-STORY SINGLE-FAMILY RESIDENCE AND REMODEL AN EXISTING TWO-CAR GARAGE WITH SECOND FLOOR WORKSHOP INTO A RESIDENCE WITH FOUR GARAGE PARKING SPACES, AND DETERMINATION THAT THE PROJECT IS
CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 15301, CLASS 1 OF THE CEQA GUIDELINES.
WHEREAS, on March 08, 2023, the applicant, Geri Ooi Sandahl, filed an
application for a Precise Development Plan, to remodel to remodel an existing
two-story single-family residence and remodel an existing two-car garage with
second floor workshop into a residence with four garage parking spaces at 960
6th Street; and
WHEREAS, the Planning Commission, at its public meeting of November 18,
2025, conducted a public hearing, and considered all testimony and evidence,
both oral and written, that was presented to the Planning Commission; and
WHEREAS, the proposed project is Categorically Exempt from the California
Environmental Quality Act as defined in Section 15301, Existing Facilities, of the
State CEQA Guidelines (“Class 1”) as it consists of internal and exterior
modification of an existing building. Moreover, none of the exceptions to the
categorical exemption(s) apply. The project would not result in a significant
cumulative impact of successive projects of the same type in the same place
over time, have a significant effect on the environment due to unusual
circumstances, or damage a scenic highway or scenic resources within a state
scenic highway as no scenic state highway exist in the vicinity of the project.
Additionally, the project is not located on a hazardous waste site and will not
cause a substantial adverse change in the significance of a historical resource.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. Based on the testimony and evidence received, the Planning
Commission hereby further finds, determines, and declares the following
pertaining to the application for a Precise Development Plan, pursuant to section
17.58.040 of the HBMC:
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1. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title [Title 17, Zoning] and all other titles
of the Hermosa Beach Municipal Code;
The project is located in the Limited Multiple Family Residential (R-2B) Zone.
The proposed project would remodel a 3,457-square-foot two-story single-
family residence and remodel of attached 642-square foot garage with
second floor workshop into a single-family residence with four garage
parking spaces. The project has been reviewed for compliance, and the design, layout, and physical features of the proposed development would
comply with all applicable provisions of the Municipal Code. The HBMC
requires that a minimum lot area per dwelling unit not be less than 1,750
square feet per unit, where the project provides 3,269 square feet per unit.
The project complies with a maximum lot coverage, which cannot exceed
65 percent of the lot per HBMC Section 17.14.060, as the project proposes
49.6 percent. Off-street parking is provided entirely on-site as required in
HBMC section 17.120.030. The development provides two tandem garages
and one guest parking space. The project also provides 1,504 square feet
of open space where a minimum of 300 square feet per dwelling is required
2. The design, layout, and other physical features of the project are consistent
with the General Plan, and any applicable specific plan or design guidelines; The subject property has a General Plan land use designation
Medium Density, and is not subject to a specific plan. The purpose of the
Medium Density designation is to provide for the enhancement and
reinvestment in mixed scale residential neighborhoods. This designation
permits property owners to construct two residential units on a single lot. Its
purpose is to provide a transition between higher density residential or
commercial uses and single-family neighborhoods. The site is also located
within the Hermosa Hills neighborhood. This area transitions from high-and-
medium density uses adjacent to Pacific Coast Highway and lower density
single-family uses closer to Prospect Avenue. The intent of the
neighborhood is to improve key pedestrian throughfares to enhance
connectivity and access while preserving the single-family development
pattern of this area. The proposed project would remodel a 3,457-square-
foot two-story single-family residence and remodel of attached 642-
square-foot garage with second floor workshop into a single-family
residence above a four garage parking spaces. The identified density range for the land use designation is 13.1-25.0 dwelling units per acre
pursuant to PLAN Hermosa. This would allow up to 4 units on the subject
property. The proposed project would result in two units which results in 13.1
units per acre. Therefore, the proposed project is consistent with the
General Plan.
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3.The design, layout, and other physical features of the project comply withany design or development standards applicable to the zone, unlesswaived or modified pursuant to the provisions of this Title. The proposed
project would remodel a 3,457-square-foot two-story single-family
residence and remodel of attached 642-square foot garage with second
floor workshop into a single-family residence with four garage parking
spaces. The development proposes a contemporary architectural style
and would utilize several materials, such as clay tile roof, stucco exterior,
metal railings, and wood garage doors to break the monotony and create
visual interest. Moreover, the project complies with all design development
standards for the R-2B zone as detailed in the project staff report.
SECTION 2. Based on the foregoing, the Planning Commission hereby
approves the subject Precise Development Plan (PDP 23-06) to remodel an
existing two-story single-family residence and remodel an existing two-car garage
with second floor workshop into a residence with four garage parking spaces
located at 960 6th Street, as set forth in Planning Commission Resolution 25-26,
subject to the following Conditions of Approval:
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable urban form and land use patterns that support a robust economy and high-quality life
for residents Policy 1.3 Access to daily activities.
Strive to create sustainable
development patterns such that the
majority of residents are within walking
distance to a variety of neighborhood
goods and services
The proposed project is located
within walking distance of Pacific
Coast Highway which provides
numerous commercial businesses.
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and resources are maintained or enhanced Policy 5.7 Light pollution. Preserve
skyward nighttime views and lessen
glare by minimizing lighting levels along
the shoreline.
Nighttime views would be
protected by a condition of
approval requiring all exterior
lighting to be downcast to minimize
light pollution
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General Conditions
1. The development and continued use of the property shall be in conformance
with submitted plans received and reviewed by the Planning Commission at
its meeting of November 18, 2025, in accordance with the conditions below.
The Community Development Director may approve minor modifications
that do not otherwise conflict with the HBMC or requirements of this approval.
2. The project shall fully comply with all requirements of the Limited Multiple
Family Residential (R-2B) Zone as applicable of the Municipal Code, including
but not limited to:
a. Height, including all required roof-mounted equipment, shall fully
comply with the 30-foot height limit. Precise building height
compliance shall be reviewed at the time of the building plan review,
to the satisfaction of the Community Development Director.
b. Architectural treatments and accessory facilities shall be as shown on
building elevations, site, and floor plans.
3. The project shall comply with all requirements of the City of Hermosa Beach
Building Division, Public Works Department, Los Angeles County Fire
Department, and the HBMC.
4. This approval shall not be effective for any purposes until the permittee, Geri
Ooi Sandahl, and the owners of the property involved have filed at the office
of the Planning Division of the Community Development Department signed
affidavits stating that they are aware of, and agree to accept, all the
conditions of this grant. The Conditional Use Permit and Precise Development
Plan shall be recorded, and proof of recordation shall be submitted to the
Community Development Department prior to the issuance of a building
permit.
5. Approval of this permit shall expire twenty-four (24) months from the date of
approval by the Planning Commission unless significant construction or
improvements or the use authorized hereby has commenced. One or more
extensions of time may be requested. No extension shall be considered unless
requested, in writing to the Community Development Director including the
reason therefore, at least 60 days prior to the expiration date. No additional
notice of expiration shall be provided.
6. The Planning Commission may review this Precise Development Plan and may
amend the subject conditions or impose any new conditions if deemed
necessary to mitigate detrimental effects on the surrounding neighborhood. 7. The subject property shall be developed, maintained, and operated in full
compliance with the conditions of this permit and any law, statute,
ordinance, or other regulation applicable to any development or activity on
the subject property. Failure of the permittee to cease any development or
activity not in full compliance shall be a violation of these conditions.
8. To the extent permitted by law, permittee shall defend, indemnify and hold
harmless the City of Hermosa Beach, its City Council, its officers, employees
and agents (the “indemnified parties”) from and against any claim, action,
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or proceeding brought by any party against the indemnified parties to
attack, set aside, or void any permit or approval for this project authorized by
the City, including (without limitation) reimbursing the City its actual attorney’s
fees and costs in defense of the litigation. The City may, in its sole discretion,
elect to defend any such action with attorneys of its choice. The permittee
shall reimburse the City for any court and attorney's fees which the City may
be required to pay as a result of any claim or action brought against the City
because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense
in the defense of the action, but such participation shall not relieve the
permittee of any obligation under this condition.
9. Each of the above conditions is separately enforced, and if one of the
conditions of approval is found to be invalid by a court of law, all the other
conditions shall remain valid and enforceable.
Planning
10. All Conditions of Approval shall be printed verbatim on all plans submitted for
plan review to the Community Development Department. These conditions
shall be indexed on the cover sheet and referenced on the site plan.
11. Landscaping: Any proposed onsite landscaping shall comply with HBMC
chapter 8.60, Water Efficient Landscaping and HBMC section 8.44.095(F)(1)
and must be submitted to the Community Development Department and be
approved prior to issuance of the building permit.
12. Walls/Fences: All walls, or fences, including the visible surface of retaining
walls, shall be constructed of, or treated with, an aesthetically pleasing
material approved by the Community Development Director, including, but
not limited to, masonry block designed and manufactured to be exposed
(e.g., split-face, scored, textured or striated); surface treated masonry (e.g.
stucco or paint); wrought iron or simulated wrought iron; brick; wood; stucco
or paint. Plain gray untreated block not designed or manufactured to be exposed and chain link fences are prohibited (HBMC Section 17.46.130.E).
13. Lighting: All lighting shall be directed downward, fully shielded and
illumination shall be contained within the property boundaries. Lighting shall
be energy conserving and motion detector lighting shall be used for all
lighting except low-level (3 feet or less in height) securing lighting and porch
lights. Exterior lighting shall not be deemed finally approved until 30 days after
installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or
impacting to nearby properties.
14. All proposed mechanical equipment shall be located outside of required
setbacks in accordance with the Hermosa Beach Municipal Code. All
mechanical equipment must be screened from public view subject to the
review and approval of the Community Development Director or designee.
15. Construction projects within the city shall demonstrate compliance with all
applicable standards of the Southern California Air Quality Management
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District, including the following provisions of District Rule 403:
All unpaved demolition and construction areas shall be wetted at least
twice daily during excavation and construction, and temporary dust
covers shall be used to reduce dust emissions and meet SCAQMD Rule
403. Wetting could reduce fugitive dust by as much as 50 percent.
The construction area shall be kept sufficiently dampened to control
dust caused by grading and hauling, and at all times provide reasonable
control of dust caused by wind. All clearing, earth moving, or excavation activities shall be discontinued
during periods of high winds (i.e., greater than 15 mph), to prevent
excessive amounts of dust.
All dirt/soil loads shall be secured by trimming, watering, or other
appropriate means to prevent spillage and dust.
All dirt/soil materials transported off-site shall be required to cover their
loads as required by California Vehicle Code Section 23114 to prevent
excessive amount of dust.
General contractors shall maintain and operate construction
equipment to minimize exhaust emissions.
Trucks having no current hauling activity shall not idle but shall be
turned off.
16. 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.
17. The project shall comply with South Coast Air Quality Management District
Rule 1113, limiting the volatile organic compound content of architectural
coatings.
18. Construction projects within the city shall install odor-reducing equipment in
accordance with South Coast Air Quality Management District Rule 1138.
19. Project applicants shall identify all measures to reduce air pollutant emissions
below SCAQMD thresholds prior to the issuance of building permits. Should
attainment of SCAQMD thresholds be determined to be infeasible,
construction contractors shall provide evidence of this to the City and will be
encouraged to apply for SCAQMD SOON funds.
20. As a standard condition of approval for future development projects
implemented under PLAN Hermosa that involve ground disturbance or excavation:
For any project where earthmoving or ground disturbance activities are
proposed at depths that encounter older Quaternary terrace deposits, a
qualified paleontologist shall be present during excavation or
earthmoving activities.
If paleontological resources are discovered during earthmoving
activities, the construction crew shall immediately cease work in the
vicinity of the find and notify the City. The project applicant(s) shall retain
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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.
Building
The following items will require plan review and approval, prior to permit
issuance:
21. Submit all architectural, structural, grading, and associated plans for plan
review and approval and acquire all required permits.
22. At time of plan check submittal the plans shall include electrical calculations,
single line and placement of any utility equipment (as required per the utility
providers.)
23. At time of plan check submittal the plans shall include all sump pumps on
private property and location of proposed utilities, sewer lines, and main
water line, etc.
24. Separate submittal and plan approval required from LA County Fire Land
Development Unit, prior to permit issuance. Separate submittal and plan
approval required from LA County Fire Sprinkler Unit prior to framing approval.
25. Complete and file the Assumption of Risk for Surface Water
26. The building submittal will need to meet the requirements for a duplex, to
include fire ratings, egress, and sound/insulation requirements.
Public Works
27. No new walls or foundation footing will be allowed to be constructed on or
over the public right-of-way.
28. A Residential Encroachment permit is required for non-confirming structures
located over or within the public right-of-way.
29. If Public Improvements are required. The following items are required, Items
3-8. Prior to issuance of a Building Permit, an approved civil engineering plans
prepared by a licensed civil engineer, and approved by Public Works, addressing grading, undergrounding of all utilities, pavement, sidewalk, curb
and gutter improvements, on-site and off-site drainage (no sheet flow
permitted), installation of utility laterals, and all other improvements necessary
to comply with the Municipal Code and Public Works specifications, shall be
filed with the Community Development Department.
30. Civil engineering plans shall include adjacent properties/structures, sewer
laterals, and storm drain main lines on the street.
31. Project construction shall protect private and public property in compliance
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with Sections 15.04.070 and 15.04.140. No work in the public right of way shall
commence unless and until all necessary permits are attained from the Public
Works Department including, if required, an approved Residential or
Commercial Encroachment Permit.
32.Sewer manhole rim/lid elevations must be submitted prior to grading and
plan check.
33.Sewer lateral video must be submitted with plan check submittal if the
developer plans to use the existing sewer lateral. Sewer lateral work may berequired after reviewing the sewer lateral video.
34.The project must comply with Storm Water and Urban Runoff Pollution Control
Regulations (HBMC Ch. 8.44). Implement required Low Impact Development
Standards, provide calculations and documents i.e. Appendix D and E of the
Storm Water LID Guidelines, submit at time of grading and plan check along
with an erosion control plan.
SECTION 3. Pursuant to the Code of Civil Procedure Section 1094.6, any
legal challenge to the decision of the Planning Commission, after exhaustion of
any available administrative remedies, must be made within 90 days after the
final decision by the City Council. The Hermosa Beach City Council may, on its
own initiative, review all actions of the Planning Commission. If the City Council
does not initiate review of this decision as set forth in Hermosa Beach Municipal
Code Section 2.52.040, this decision will become final.
PASSED, APPROVED, and ADOPTED on this 18th day of November 2025.
_____________________________________________________________________________
AYES: CHAIRPERSON HIRSH, VICE CHAIRPERSON IZANT and COMMISSIONERS FLAHERTY, HOFFMAN, and MCNALLY
NOES:
ABSTAIN:
ABSENT:
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CERTIFICATION
I hereby certify the foregoing PC Resolution 25-26 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 November 18, 2025.
Kate Hirsh Alison Becker
Chair Secretary
Date
Docusign Envelope ID: 91FED267-0F03-841E-8019-AD54A4BECED9
5/26/2026