Hermosa Beach City Council
May 27, 2025

you, because this is your college,” Thames said. (Melissa Palmer | The Union) Employers and companies at the fair from the South Bay and Los Angeles region included the Los Angeles and Torrance unified school districts, the City of Gardena and the Los Angeles County Sheriff’s Department.

Other booths represented vocational, medical, engineering and services-based professions.

Brenda Thames, president of El Camino College, spoke during the Job Fair at El Camino College on Wednesday, April 30 in the Student Services Plaza. “For those of you visiting our campus for the first time, let me be the first to welcome you to El Camino College. That’s the last time I’m going to welcome

The Los Angeles Port Police recruiters were on hand at El Camino College’s 25th Annual Job Fair to answer questions about career opportunities within the agency Wednesday, April 30. (Melissa Palmer | The Union)
Dylan Brunkhardt, Associated Students Organization senator of business and outreach ambassador, said over 20 high schools with prospective ECC students toured the campus and attended the fair.

ECC students can access counseling, workshops and other resources throughout the semester at Career Services.

NEWS
South Bay Workforce Investment Board
FOR IMMEDIATE RELEASE South Bay Workforce Investment Board 11539 Hawthorne Blvd., Suite 500
Hawthorne, CA 90250
May 1, 2025 Contact: Jan Vogel 310-970-7700
Over 1,400 Students and 100+ Employers Participate in the 25th Annual Job Fair Presented by the South Bay Workforce Investment Board at El Camino College HAWTHORNE, CA – On Wednesday, April 30th, over 1,400 high school and college-age students gathered at El Camino College (ECC) for the 25th Annual Blueprint for Workplace Success Youth & Young Adult Job Fair, presented by the South Bay Workforce Investment Board (SBWIB) in partnership with ECC. The event saw participation from students representing more than 20 local high schools in the South Bay region, as well as several hundred students from El Camino College.

In total, over 100 businesses were registered, offering a wide range of employment opportunities to local youth.

The job fair provided students with the chance to connect directly with employers, resulting in more than 150 students being offered employment on the spot and over 3,000 job leads provided to attendees. Many of these students were also scheduled for second interviews, significantly increasing their chances of securing meaningful, long-term employment.

SBWIB Executive Director Jan Vogel addressed the attendees, stressing the importance of making a strong first impression. “Look the interviewer in the eye, shake their hand, and take this opportunity to learn about the career pathways that could lead to future employment,” Vogel said.

Dr. Brenda Thames, President of El Camino College, also welcomed participants, emphasizing the value of the event for young job seekers. “This job fair process continues to be successful in enabling young job seekers to gain first-time employment,” Thames said. This year marked the third consecutive year that SBWIB brought the event to the ECC campus.

Torrance City Councilmember Sharon Kalani reminded students that while landing a job is a goal, the journey itself is just as important. "Today, you’ve already taken the first step by attending this job fair," Kalani remarked. "The skills you’re developing and the connections you’re making will serve you well as you move forward in your career."

Beyond meeting employers, students participated in interactive workshops led by major organizations like Disneyland and the FBI. These workshops allowed participants to explore career paths and learn firsthand about the skills and qualifications needed to succeed in these exciting industries.

The Youth Job Fair not only provides immediate employment opportunities but also serves as an important resource for students looking to build long-term career pathways. Many of the employers attending the event were seeking entry-level employees, offering young people a chance to develop essential skills and gain valuable work experience. For many teens, this job fair represents their first real-world job experience, a crucial steppingstone to future success.

This annual event is a cornerstone of SBWIB's commitment to helping young people in the South Bay region develop the skills and experience necessary for career success. By facilitating connections between students and employers, the Job Fair offers a valuable opportunity for youth to learn about different industries, explore career options, and secure their first job – all in one day.

About South Bay Workforce Investment Board (SBWIB)
The South Bay Workforce Investment Board (SBWIB) is a regional workforce development organization that works with businesses, educational institutions, and community partners to help individuals find employment, develop skills, and build sustainable careers. SBWIB offers a variety of programs and services for youth, adults, and businesses, with a focus on providing local talent to meet the needs of the region’s employers.
# # #

Photo caption: Over 1,400 high school and college-age students gathered at El Camino College for the 25th Annual Blueprint for Workplace Success Youth & Young Adult Job Fair presented by the South Bay Workforce Investment Board on Wednesday, April 30th, 2025.

Lawndale High school students at South Bay Workforce Investment Board’s 25th Annual Blueprint for Workplace Success Youth & Young Adult Job Fair at El Camino College.

Hawthorne High school students at South Bay Workforce Investment Board’s 25th Annual Blueprint for Workplace Success Youth & Young Adult Job Fair at El Camino College.

City of Hermosa Beach | Page 1 of 9
Meeting Date: May 27, 2025
Staff Report No. 25-CDD-062
Honorable Mayor and Members of the Hermosa Beach City Council REQUEST FOR A ZONING TEXT AMENDMENT (TA 25-01), PERTAINING TO THE

REGULATION OF TEMPORARY USES AND EVENTS ON PRIVATE PROPERTY, AMENDING HERMOSA BEACH MUNICIPAL CODE (HBMC):
1) CHAPTER 17.04 REGARDING DEFINITIONS; 2) CHAPTER 17.28 REGARDING M1 LIGHT MANUFACTURING ZONE; AND 3) CHAPTER 17.42 REGARDING GENERAL PROVISIONS, CONDITIONS, AND EXCEPTIONAL USES.

CEQA: The project qualifies for a Categorical Exemption per Section 15061(b)(3) of the California Environmental Quality Act Guidelines.
(Community Development Director Alison Becker)
Recommended Action:

Staff recommends City Council:

1. Conduct a public hearing to consider amendments to Hermosa Beach Municipal Code pertaining to temporary uses and temporary events; and

2. Introduce by title only and waive first reading of an Ordinance of the City of Hermosa Beach, California approving Zone Text Amendment (25-01) (Attachment 1).

Executive Summary:

At its April 8, 2025 meeting, City Council held a public hearing to consider zone text amendment (TA 25-01) pertaining to temporary use and temporary event regulations. The City Council made modifications to several sections of the proposed Ordinance adopting TA 25-01: 1) the number of temporary events and limited event days and numbers; 2) the number of seasonal sales; 3) the location of temporary events in the M-1 zone; and 4) the restriction on moving lights as part of temporary events. This is the first reading of the proposed Ordinance as modified by the City Council.

Background:

On November 12, 2024, the City Council directed staff to proceed with a focused zoning text amendment for temporary minor special events in response to public requests.

On December 16, 2024, the Planning Commission held a study session on temporary uses and events and directed staff to address: 1) the quantity of minor special events allowed, 2) provisions for allowing modifications or additional dates; 3) exempting ancillary uses from a temporary minor special event permit; and 4) allowing appropriate parking flexibility.

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On February 18, 2025, the Planning Commission conducted a public hearing, considered public testimony, and recommended that the City Council approve a Zone Text Amendment with several additional amendments. The Planning Commission also recommended City Council amend the fee schedule to allow for a partial refund of fees in cases where a permit is denied. At its April 8, 2025, meeting, City Council conducted a public hearing and first reading of a proposed Zone Text Amendment, and approved further modifications to: 1) the number of temporary events and limited event days and numbers; 2) the number of seasonal sales; 3) the location of temporary events in the M1 zone; and 4) eliminated the restriction on moving lights as part of temporary events.

The following table provides an overview of past discussions and amendments to the regulations pertaining to temporary uses and temporary events.

Past Board, Commission, and Council Actions
Meeting Date Description Votes
November 20, 2012
Planning Commission discussion on options
for regulating temporary events in
conjunction with commercial and
nonresidential uses
March 19, 2013
Planning Commission recommended
adoption of a Negative Declaration and
amendment to the Municipal Code to allow
and regulate minor special events on private
property
June 25, 2013
City Council adopted a Negative Declaration
and introduced and waived first reading of
an ordinance to allow and regulate minor
special events on private property
July 9, 2013
City Council adopted a Negative Declaration
and Ordinance No. 13-1341 amending the
Zoning Ordinance to allow and regulate
minor special events on private property
January 21, 2020
Planning Commission recommended
amending the Zoning Code to add Limited
Events Permits to the M-1 Light
Manufacturing Zone
August 10, 2021
City Council adopts Ordinance No. 21-1436
to amend Chapter 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
Planning Commission reviewed and
discussed the comprehensive Zoning Code
Update, including temporary uses

City of Hermosa Beach | Page 3 of 9
Meeting Date Description Votes
March 12, 2024
City Council received an information item on
the City’s current regulations for temporary
minor special events permits
November 12, 2024
City Council directed staff to address the
minor special events as an item separate
from the comprehensive zoning code
update
December 16, 2024
The Planning Commission conducted a
Study Session regarding updates to
temporary use and event regulations.

February 18, 2025
Planning Commission recommended City
Council approval of a Zone Text Amendment
pertaining to Temporary Uses and
Temporary Events.

April 8, 2025
City Council held a public hearing and first
reading of amendments to the Temporary
Uses and Temporary Event regulations, and
approved further modifications to the
proposed amendments.

Vote: (3-2)
Ayes: Detoy,
Jackson, Francois
Noes: Keegan,
Saeman
Discussion:

The City recognizes that short-term uses and event activities on private property may be beneficial for property redevelopment and supports local businesses. While these temporary activities may not completely adhere to all zoning standards, temporary operating standards and regulations are established to control and minimize impacts.

Temporary uses and temporary event regulations are contained in Hermosa Beach Municipal Code (HBMC) Chapter 17.42 pertaining to General Provisions, Conditions, and Exceptional Uses and are permitted as Administrative Permits in accordance with HBMC Chapter 17.55 (Attachment 2). Administrative permits are reviewed by staff and do not require a public hearing or public notification. The regulations reference various zoning districts. A zoning map is included for reference as (Attachment 3).

There are currently five separate sections within HBMC Chapter 17.42 of the code addressing temporary activities. Staff recommends merging all temporary uses and event into a single section broadly titled as “Temporary Uses and Minor Special Events.” This proposed change would simplify the code and help users of the zoning code. The following discussion provides a summary of the new section changes to the current regulations as well as the changes made by City Council on April 8, 2025 (Attachment 4).

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TEMPORARY USES
This new sub-section introduces various short-term uses that may be permitted with the approval of an Administrative Permit. Generally, these temporary uses are designed to support the redevelopment of a site and require approval to ensure that any impacts are managed and the duration is limited. The following temporary uses are proposed:
 Construction yard, located off-site from the location where construction is occurring.
 Mobile homes as temporary residences with a valid building permit for a new single-family home.
o Maximum duration of two years
 Storage containers in combination with a building permit for work off-site.  Work trailers for employees of a business with a current building permit.  Other similar uses as determined by the Community Development Director.

Temporary Use Exemptions
An exemption section was added to clarify situations where a use would require an alternative City permit. For example, garage sales on residential properties within commercial zones require a permit in accordance with Chapter 5.44 of the Municipal Code and on-site construction yards and temporary real estate offices would be allowed with a valid building permit instead of requiring an Administrative Permit for a temporary use.

TEMPORARY EVENTS
This sub-section groups the four event types: 1) Limited Events, 2) Temporary Minor Special Events, 3) Seasonal Sale Lots, and 4) Outdoor Sales into a single section.

Temporary events allow for the activation of property, both indoors and outdoors, that may not typically be permitted by the underlying zone and may not comply with all development standards of the zone.

Limited Events, applicable to the Cypress District—M-1 Zone The limited events permit was designed for indoor activities that showcase the art or goods produced on site. These standards were first added to the Zoning Code in 2020.

The modifications would make the regulations of the events more flexible. The following summarizes the recommended operating standards for a limited events:
 Events are limited to the interior of the building. Any outdoor event would be required to obtain a Temporary Minor Special Event.
 Events have a maximum duration of five hours. This is an increase from the current three-hour limit for Limited Events.
 Limited Events may occur up to three times per month, with no more than two events in a seven-day period.

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 Events may also occur for a total of 72 days, for a maximum of 24 events a year (as amended by City Council)
 Amplified sound would be permitted in accordance with Noise Ordinance. Under the current code amplified sound is not permitted as part of a Limited Event.  Alcohol sale, service, and consumption would now be allowed with a license from the Department of Alcoholic Beverage Control during an event. Under the current code alcohol sale and service is not permitted as part of a Limited Event.  A parking plan is no longer required for a Limited Temporary Event.  Temporary Minor Special Events dates may be restricted at the discretion of the Police Chief to ensure there are adequate resources to maintain public safety. In addition, events would be automatically prohibited on the following celebrations and holidays: St. Patrick’s Day, Cinco De Mayo, Memorial Day weekend, Fourth of July, and Labor Day weekend dates due to history of increase in calls for service.

The amendments provide greater flexibility to the programming of limited events but remain consistent with its original intent for lower-intensity, indoor-only events.

Temporary Minor Special Events
The temporary minor special event category has the broadest applicability of the temporary events. Temporary minor special events allow for a variety of public assembly and entertainment such as concerts, festivals, sports, cultural, philanthropic and/or educational events, and other commercial events deemed similar by the Community Development Director.

The City Council revised the standards to allow a total of 72 days for events with a maximum allowance of 24 events in a 12-month period. The following summarizes the standard related to event frequency, spacing and duration of events:
 A maximum of two events per month.
 No more than three consecutive days for any event.
 No less than five days between events.

The following highlights other provisions applicable to temporary minor special events that have been added or amended:

 Temporary minor special events within the M-1 Zone must be both indoors and outdoors, with the indoor portion of the event not being less than 50% of the outdoor areas. (as amended by City Council)
 Temporary event dates may be amended because of inclement weather or additional dates added to an application, with the Director’s approval.  Temporary sanitation facilities may be permitted as part of a temporary event.

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 The restriction on moving lights was eliminated while the prohibition on strobe lights was maintained. (as amended by City Council)
 Clarification that temporary signs associated with an event may be permitted in accordance with the sign ordinance and would not require a separate application and fee.
 Temporary Minor Special Events dates may be restricted at the discretion of the Police Chief to ensure there are adequate resources to maintain public safety. In addition, events would be automatically prohibited on the following celebrations and holidays: St. Patrick’s Day, Cinco De Mayo, Memorial Day weekend, Fourth of July, and Labor Day weekend dates due to history of increase in calls for service.  Maintains a requirement that any deviation from the specified standards requires a Conditional Use Permit.
 Temporary events often occur within parking lots temporarily displacing the onsite parking. Depending on the size of the parking lot and size of the result this can result in spillover impacts into surrounding neighborhood and potentially impact surrounding neighborhoods. In consideration of those concerns parking requirement were revised to allow parking to be displaced based on the size of the parking lot as follows:
a. All existing accessible parking must be maintained on-site in accordance with the Americans with Disabilities Act;
b. In parking lots with five or fewer spaces, no additional parking shall be required, provided those alternative modes of transit (such as biking, walking, ride-share, etc.) are prominently promoted as part of any event advertising;
c. In a parking lot with six or more parking spaces, the displacement of more than five spaces shall be off-set by implementing a temporary parking demand management plan. This plan is subject to the review and approval of the Community Development Director. The plan may include private off-site parking (with the property owner's authorization and off-set hours), valet parking, shared parking, bicycle parking, ride-sharing options, and shuttle services; and
d. Based on the characteristics and type of event the Community Development Director may require additional parking to address the anticipated demand generated from an event in any sized parking lot.

Outdoor Sales and Seasonal Sale Lots
Outdoor sales events and seasonal sale lots are existing event types that are proposed to be retained. Minor changes were made to clarify that conditions of approval may be added to any permit along with internal references to other related sections of the code.

In addition, at the direction of the City Council the maximum number of seasonal sales per lot was reduced from four to one sale per year.

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Temporary Event Exemptions
To assist users of the code, an exemption from temporary minor special events section was added to clarify where an event does not require a permit or is covered under a different type of permit. An exemption for incidental business uses was added. This exemption would delineate that uses such as party games, book signings, and other similar activities are not deemed events. Incidental uses are complimentary to a business, do not alter the intensity of the use, and do authorize a use not permitted in the zone or requiring a discretionary approval (CUP).

Finally, the Planning Commission recommended City Council consider updating the fee schedule to provide a reduced fee for date changes and amending the fees to allow a partial refund of fees when an application for temporary use or a temporary event is denied. If the City Council desires to consider this change, it may choose to direct staff to agendize the matter at a future meeting or provide direction to staff as it considers the updates to the fee schedule under the separate agenda item.

General Plan Consistency:

PLAN Hermosa, the City’s General Plan, was adopted by the City Council in August 2017.

The proposed zoning code amendments pertaining to temporary uses and temporary events align with PLAN Hermosa goals and policies listed below.

Governance Element
Goal 5. Small Beach town Character is reflected throughout Hermosa Beach.

Policies:
 5.1 Residential and commercial compatibility. Provide a balance between residential and commercial uses and strive to ensure their compatibility.  5.3 Clear regulations. Establish clear, unambiguous regulations and policies to clearly communicate the City’s expectations for new development.

The proposed Temporary Use and Temporary Event regulations consolidate temporary activity regulations into a single section. The regulation adds flexibility while maintaining limitations regarding event duration, frequency, hours, entertainment, and alcohol to ensure compatibility between residential and commercial uses.

Land Use and Design Element
Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents.

Policies:

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 1.4 Diverse commercial areas. Promote the development of diversified and unique commercial districts with locally owned businesses and job- or revenuegenerating uses.  1.5 Balance resident and visitor needs. Ensure land uses and businesses provide for the needs of residents as well as visitors.  1.7 Compatibility of uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses.  1.8 Respond to unique characteristics. Enhance the unique character and identity of the city’s neighborhoods, districts and corridors through land use and design decisions. Allow policies and programs to be focused on each unique character area of the city.

To support a strong economy, the temporary event regulations would be updated to allow for a greater number of temporary minor special events along with regulations and procedures to ensure compatibility between uses.

Goal 3. A series of unique, destination-oriented districts throughout Hermosa Beach.

Policy:
 3.1 Unique districts. Encourage the development of local and city-wide districts and centers that address different community needs and market sectors and complement surrounding neighborhoods.

The draft regulation recognizes the uniqueness of the district within the city and maintains a Limited Event permit specific to the Cypress District within the M-1 Zone.

Goal 5. Scenic vistas, viewpoints, and resources are maintained or enhanced.

Policy:
 5.7 Light pollution. Preserve skyward nighttime views and lessen glare by minimizing lighting levels along the shoreline.

The draft regulation aims to provide flexibility and allowances for temporary events.

However, consistent with the general plan policy, strobe lights have not been included as an allowable feature for these events, as they would contribute to light pollution, even if temporarily.

Goal 11. A proud and visible identity as an arts and cultural community.

Policy:
 11.6 Temporary Installations. Support ongoing temporary artwork installations and performance-based arts events in areas with strong pedestrian and vehicular traffic.

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Temporary events can serve to promote art-related activities within the city. The draft regulations allow for increased flexibility in organizing events, accompanied by reasonable regulations and procedures to ensure compatibility between different uses.

Environmental Determination:

The proposed zone text amendment is a project subject to the California Environmental Quality Act (CEQA) and qualifies for an exemption from CEQA pursuant to Section 15061(b)(3) (Common Sense Exemption) of the State CEQA Guidelines (Chapter 3 of Division 6 of Title 14 of the California Code of Regulations). The activity is covered by the Common Sense Exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. There is no possibility that the proposed change to the zoning code may have a significant effect on the environment, therefore the activity is not subject to CEQA. No special circumstances exist that the proposed change would create a significant adverse effect on the environment (i.e. no sensitive species or habitats, no hazardous sites, no scenic highways, no historic resources, etc.).

Public Notification:

A notice was published on May 17, 2025 in the Daily Breeze for the May 27, 2025 City Council meeting. On May 15, 2025, notices were posted at City Hall, the Library, and Community Resources.

Fiscal Impact:

There is no fiscal impact associated with the recommended actions.

Attachments:

1. Draft Ordinance

2. HBMC Chapter 17.55—Administrative Permits and Excerpts of HBMC Chapter

17.42 3. Existing Zoning Map

4. Annotated Zoning Text Amendment with Redlined Changes Respectfully Submitted by: Alexis Oropeza, Planning Manager Concur: Alison Becker, AICP, Community Development Director Noted for Fiscal Impact: Henry Chao, Finance Manager
Concur: Brandon Walker, Administrative Services Director Legal Review: Todd Leishman, Interim City Attorney
Reviewed by: Leo Zalyan, Interim Deputy City Manager
Approved: Joe SanClemente, Interim City Manager / Public Works Director

CITY OF HERMOSA BEACH
ORDINANCE NO. ORD-25-XX

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, AMENDING HERMOSA BEACH MUNICIPAL CODE:
1) CHAPTER 14.04 GENERAL DEFINITIONS; 2) CHAPTER 17.28
REGARDING M-1 LIGHT MANUFACTURING ZONE; AND 3) CHAPTER

17.42 REGARDING GENERAL PROVISIONS, CONDITIONS AND

EXCEPTIONAL USES, PERTAINING TO TEMPORARY USES AND EVENTS (TA25-01), AND DETERMINE THE PROJECT IS EXEMPT UNDER THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO SECTION 21080.17 OF THE CALIFORNIA PUBLIC RESOURCES CODE.

THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. The City Council on November 12, 2024, directed staff to update the temporary minor special events as a targeted zoning text amendment; SECTION 2. The Planning Commission conducted a study session on temporary uses and temporary event regulations, including temporary minor special events on December 16, 2024, and February 2, 2022;
SECTION 3. The Planning Commission held a duly noticed public hearing on February 18, 2025, and recommended the City Council amend Title 17 of the Hermosa Beach Municipal Code (TA25-01);
SECTION 4. The proposed project is exempt under the California Environmental Quality Act (CEQA) and qualifies for an exemption from CEQA pursuant to Section 15061(b)(3) (Common Sense Exemption) of the State CEQA Guidelines (Chapter 3 of Division 6 of Title 14 of the California Code of Regulations). The activity is covered by the Common Sense Exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. There is no possibility that the proposed change to the zoning code may have a significant effect on the environment, therefore the activity is not subject to CEQA. No special circumstances exist that the proposed change would create a significant adverse effect on the environment (i.e. no

sensitive species or habitats, no hazardous sites, no scenic highways, no historic resources, etc.);
SECTION 5. On April 8, 2025 and May 27, 2025, the City Council held a duly noticed public hearing and finds the proposed amendments are consistent with the City’s General Plan; and
SECTION 6. The following 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:

Coastal Zone. That land and water area, which includes parts of the City of Hermosa, specified on the maps identified and set forth in Section 17 of Chapter 1330 of the Statutes of 1976, extending seaward to the state's outer limit of jurisdiction, including all offshore islands, and extending inland generally 1,000 yards from the mean high tide line of the sea. In significant coastal estuarine, habitat, and recreational areas it extends inland to the first major ridgeline paralleling the sea or five miles from the mean high tide line of the sea, whichever is less, and in developed urban areas the zone generally extends inland less than 1,000 yards. The Coastal Zone Boundaries are depicted in General Plan Figure 2.0 Local Setting.

Incidental use. A use is customarily incidental to, related, and clearly subordinate to a principal use established on the same parcel, which does not fundamentally alter the intensity of the principal use and does not allow a use requiring an entitlement unless approved by the decision-making body or uses regulated by separate license or permit process.

Temporary activity. shall mean both “temporary uses” and “temporary events.” Temporary event. An activity allowed on private property for a limited duration beyond what is permitted in the zone and does not directly conflict with any existing approved entitlement (Conditional Use Permit, Parking Plan, etc). Public assembly and entertainment of a temporary nature for activities such as concerts, festivals, sports, cultural, philanthropic and/or educational events; and other commercial events deemed similar by the decision maker.

Temporary use. shall mean the use of a property that is not meant to be permanent.

SECTION 7. The “Event, Limited” row in the matrix Titled, “M-1 Zone, Land Use Regulations” of Section 17.28.020 (Permitted Uses) shall hereby amended as:

Use See Section
Events, limited P 17.42.150
SECTION 8. The following list of sections of Chapter 17.42 (General Provisions, Conditions and Exceptional Uses) are hereby deleted: Section 17.42.060 (Temporary real estate office) and Section 17.42.070 (Temporary constructions buildings).

SECTION 9. The following section, 17.42.150 (Temporary Minor Special Events) of Chapter 17.42 (General Provisions, Conditions and Exceptional Uses), of the Hermosa Beach Municipal Code is hereby repealed and replaced as follows:

17.42.150 Temporary Uses and Temporary events. The City recognizes that short-term activities can promote development, businesses, and provide benefits to the community.

As activities permitted on a limited basis, an activity may not comply with all development standards in the Zone but is consistent with the general purpose of the zone. Standards are needed to ensure basic public health, safety, and welfare standards are maintained during its temporary operation. Temporary activities established in this section may be allowed on private property, subject to the issuance of an Administrative Permit by the Community Development Director. Conditions may be imposed to minimize impacts and ensure compliance with the required findings set forth in Chapter 17.55. Uses other than the following shall comply with the use and development regulations and permit requirements that otherwise apply to the property.

A. Temporary Uses. The following temporary uses may be allowed upon approval of the Administrative Permit issued in accordance with Chapter 17.55 by the Community Development Director and the following:

1. Construction Yards, Off-Site. Contractor construction yards, including storing building materials, located off-site from an approved construction project within the city. The permit shall expire upon completion of the construction project or expiration of the building permit, whichever occurs first.

2. Residence. A mobile home as a temporary residence of the property owner in conjunction with a valid building permit for a new single-family or multifamily dwelling. In addition, a mobile home may be used as a temporary residence of the property owner when a valid building permit

has been issued for the remodel of a single-family dwelling and the building official has determined that the extent of such remodel would prevent the safe occupancy of the dwelling. The temporary use permit may be approved for up to two (2) years or upon expiration of the building permit, whichever occurs first. The permit may be renewed upon reapplication and subject to the Community Development Director’s determination that the applicant has made a good faith effort to complete construction.

3. Storage Containers. Storage containers, in conjunction with an approved construction project within the City of Hermosa Beach. The permit shall expire upon completion of the construction project or the expiration of the building permit authorizing the construction project.

4. Work Trailers. A trailer or mobile home as a temporary work site for employees of a business may be allowed when a valid building permit within the city has been issued for up to one year, or upon expiration of the building permit, whichever occurs first.

5. Similar Temporary Uses. Similar temporary uses that, in the opinion of the Community Development Director, are compatible with the zoning district and surrounding land uses. The use would be limited to the standards of the temporary activity it was most similar to.

B. Exempt Temporary Uses. The following temporary uses shall be exempt from the provisions of an Administrative Permit:

1. Garage Sales. Garage sales in a residential zone or on residential properties in a commercial zone, subject to Chapter 5.44;

2. Construction Yards, On-Site. A contractor’s construction yard, located on a site with an approved construction project.

3. Public Special Events. Temporary Uses on private property approved by City Council as part of a Special Event on Public Property in accordance with Chapter

12.30;

4. Food Truck. Mobile food truck in conjunction with an approved construction project and only during the time when construction workers are working on-site; or

5. Temporary Real Estate Office. A real estate sales office with an approved building permit, may be established within a residential development project area to sell homes on-site.

C. Temporary Events. The following events may be allowed on private property upon approval of an Administrative Permit by the Community Development Director or designee and as summarized in Table 17-42.150-1 below:

1. Limited Events, Cypress District (M-1 Zone). An indoor event permitting the showcasing of art or the goods produced by a business located in the Cypress District Character Area in the M-1 zone. The Cypress District is comprised of properties located on Cypress Avenue, Valley Drive, and 6th Street as established in the General Plan. Limited Events shall be subject to the following:
a. Zone. Only within the Cypress District, Character Area of the General Plan and M-1 Zone.
b. Location. Indoors.
c. Frequency. Events may occur up to seventy-two (72) days in a year, six (6) per month for a maximum of five (5) hours each, but no more than two (2) in a seven (7) day period.
d. Restricted Days. A temporary event may be restricted from operating on any date when the Chief of Police or designee determines the accumulation of activities in the city may exceed its capacity to protect public safety adequately. Events are prohibited on the following days: St. Patrick’s Day, Cinco De Mayo, Memorial Day weekend, Labor Day weekend, Fourth of July, or New Year’s Eve.
e. Permit Duration. A limited event permit is effective for two (2) years.
f. Hours. Within the hours of 8:00 a.m. and 10:00 p.m.
g. Entertainment. Amplified entertainment is limited to 8:00 a.m. to 10:00 p.m. for not more than five (5) hours in any day. Noise levels shall not exceed eighty (80) dBA at the property line. At no time may noise levels constitute a nuisance or violate the noise control ordinance in Chapter 8.24.

h. Maximum Occupancy. The number of attendees shall not exceed the maximum occupancy load of the business’ interior at any time.

The business must post a sign stating the maximum occupancy and monitor the number.
i. Alcohol. The sale, service, or consumption of alcoholic beverages shall obtain and display the appropriate Department of Alcoholic Beverage Control approval.
j. Retail. Accessory retail is limited to products related to primary business use during limited event periods. Limited events may not be appropriate for distribution businesses or contractor uses, for example.
k. Limitations. If the subject property is governed by a conditional use permit or parking plan, the administrative permit shall not be approved unless the proposed use is timed and designed so it does not conflict with the purpose and requirements of the conditional use permit or parking plan.

2. Temporary Minor Special Events. A temporary minor special event for the use of a premise for an activity that exceeds the scope of the business licensed and approved for such premises. Special events may be indoors or outdoors and include entertainment and assembly events, flea markets, rummage sales, fairs, festivals, and car shows. Special events shall be subject to the following:
a. Uses.
i. Uses permitted by right in the zone, and uses requiring an entitlement such as a CUP to operate in the Zone.
ii. Uses prohibited include those uses prohibited by a
discretionary approval, Title 17, adult uses.
iii. Uses determined by the Community Development
Director to be incompatible with the surrounding area
due to safety, health or welfare concerns that cannot
be mitigated.
b. Zone. Temporary Minor Special Events are allowed within 1) the C-1, C-2, and C-3 zones; 2) the M-1 zone; 3) SPA zones that allow non-residential uses; and 4) in Residential zones
on property developed with legal nonconforming-nonresidential uses.

The use is additionally allowed without an administrative permit in OS zones accessory use to Hermosa
Beach City School District facilities compliant with the regulations in this section, provided the use is approved by the Hermosa Beach City School District.
c. Location. All elements of the use shall be contained on private property.

Zones Location
C-1, C-2, C-3, SPA zones that
allow non-residential uses,
and R zones developed with a
non-residential use
Indoor, outdoors, or
combination of the two
M-1 Events shall be conducted
indoors and outdoors. The
indoor portion of the event
shall not be less than 50%
of the outdoor event area.
d. Frequency. Events may occur up to seventy-two (72) days in any twelve-month period, with a maximum of eighteen events. Events shall last no more than three (3) consecutive days, with no more than two events a month and a minimum of five (5) days between events.
e. Restricted Days. A temporary event may be restricted from operating on any date when the Chief of Police or designee determines the accumulation of activities in the city may exceed its capacity to protect public safety adequately. Events are prohibited on the on the following days: St. Patrick’s Day, Cinco De Mayo, Memorial Day weekend, Labor Day weekend, Fourth of July, or New Year’s Eve.
f. Permit Duration. An administrative permit for a temporary minor special event shall not exceed twelve (12) months from the first approved event.
g. Hours.

Zones Hours
C-2, C-3, SPA zones that allow
non-residential uses
8:00 a.m. to 10:00 p.m.*

C-1, M-1, and R zones developed
with a non-residential use
8:00 a.m. to 10:00 p.m.*
h. Management.
i. The event may only be issued to the property owner,
business owner, or business licensee holder, and the
permit holder shall be present on the property for the
duration of the use including set up and breakdown.
ii. The Permittee shall have control over attendance.

Advertising and media to attract people to the event
shall be moderated to reduce potential for impacts.

Adequate security should be provided.
i. Entertainment. Amplified entertainment is limited to 10:00 a.m. to 9:00 p.m. for not more than four (4) hours in any day. Noise levels shall not exceed eighty (80) dBA at the property line. At no time may noise levels constitute a nuisance or violate the noise control ordinance in Chapter 8.24.
j. Sanitary Facilities. For events longer than one (1) hour in duration or where food is provided, restroom access for both employees and customers shall be provided. Portable restroom facilities may be permitted in combination with hand washing stations. k. Lighting. Any lighting shall be shielded, downcast and directed onto the subject property. No strobe light or beacons are permitted.
l. Maximum Occupancy. The occupancy of any structures or spaces, whether indoor or outdoor, shall be consistent with building and fire codes and safety protocols as determined by the Community Development Director or designee.
m. Alcohol. The sale, service, or consumption of alcoholic beverages shall obtain and display the appropriate Department of Alcoholic Beverage Control approval. Outdoor activities involving alcoholic beverages shall be located at least three hundred (300) feet from any public-school property between 7:00 a.m. and 6:00 p.m. on school days unless the Hermosa Beach City School District has been consulted and any concerns are mitigated to the city's satisfaction.

n. Food Trucks. May only operate in conjunction with a temporary minor special event, unless exempt under Section 17.42.150.B.4. o. Signs. A temporary sign shall be allowed with a temporary special event in accordance with Section 17.50.210.
p. Additional Permits.
i. Special events may be subject to additional permits
and other city or agency approvals, licenses, and
inspections required by applicable laws and
regulations.
ii. A Temporary Use Permit may not conflict with the
governing entitlement (CUP, Parking Plan, etc.).
q. Parking.
i. All existing accessible parking must be maintained
on-site in Americans with Disabilities Act;
ii. In parking lots with five (5) or fewer spaces, no
additional parking shall be required, provided that
alternative modes of transit (such as biking, walking,
ride-share, etc.) are prominently promoted as part of
any event advertising.
iii. In a parking lot with six (6) or more parking spaces, where more than five spaces would be displaced, the
applicant must offset any displaced parking greater
than five spaces by implementing a temporary
parking demand management plan. This plan is
subject to the review and approval of the Community
Development Director. The plan may include
temporary non-public off-site parking (with the
property owner's authorization), valet parking, shared
parking, bicycle parking, ride-sharing options, and
shuttle services; and
iv. IV. Based on the characteristics and type of event, the Community Development Director may require
additional parking to address the anticipated demand
generated from an event in any size parking lot.
r. Removal. The site shall be restored within two (2) business days of the event.

s. Exceptions. Any deviation from these standards and limitations of this section shall require approval of a Conditional Use Permit in compliance with Chapter 17.40.
t. Conditions.
i. The use may be subject to conditions to mitigate
impacts on the surrounding area and ensure adequate
provision of services., relating to the number of
people, traffic, line of sight, type, and volume of
amplified music or entertainment, day of week and
hours, sanitation, environment, concentration of
activity and events during the same time period,
availability of city services to protect the health, safety, and welfare of the public and property, compliance
with other provisions of law, and other similar
considerations.
ii. The Temporary Minor Special Event shall comply with the limitations of the conditions of approval for any
approved entitlement.
u. Modification.
i. If, due to inclement weather or other similar,
unforeseen circumstances, it is necessary to change
the approved event date(s), the Community
Development Director may, after review, approve
alternative date(s) subject to the timely filing of the request. The applicant must pay a reasonable
administrative fee for an amendment in accordance
with the adopted fee schedule.
ii. If an applicant elects to add dates to a previously approved permit within the maximum total allowed,
the Community Development Director may approve
alternative date(s) subject to the timely filing of the request. The applicant must pay a reasonable
administrative fee for an amendment in accordance
with the adopted fee schedule.
iii. If substantial changes to the event location and
programming approved as part of the original permit

are requested, the applicant must pay the permit
application fee.
v. Revocation.
i. An administrative permit may be revoked or modified
with only a twenty-four hour notice to the holder of
the administrative permit: provided, however, that an
administrative permit may be immediately revoked
and the event ordered concluded at any time during
the course of the event by the highest ranking police
officer on duty at the time upon their determination
that the event is violating state law or is violating one (1) or more conditions of approval, or determination
that the event has become a threat to public safety.
ii. If the administrative permit has been revoked or
documented problems have occurred or not abated,
the Community Development Director may deny a
future application for a similar event on the same
property for a one (1) year period.

3. Outdoor Sales Events. Temporary outdoor sale of merchandise related to an existing licensed business on-site with temporary outdoor sale of merchandise:
a. Location. Located in a non-residential zone on a lot developed with non-residential use.
b. Frequency. A maximum of four (4) times in a twelve-month period for up to four (4) days per event.
c. Hours. 9:00 a.m. to 8:00 p.m.
d. Removal. The site shall be restored within one (1) business day. e. Conditions. Conditions may be imposed to minimize impacts and ensure compliance with the required findings set forth in Chapter 17.55.

4. Seasonal Sales Lots. Seasonal sales activities, for example, pumpkin patches and tree lots, including temporary security trailers, on nonresidential properties, in compliance with the following:
a. Location. In a non-residential zone on a lot developed with nonresidential use.
b. Frequency. A maximum of one (1) annually, for a maximum of 45 days each.

c. Hours. 9:00 a.m. to 8:00 p.m.
d. Parking/Loading Spaces. Parking shall be provided to the satisfaction of the Community Development Director.
e. Temporary Fencing. Temporary fencing in accordance Section

17.46.130.
f. Removal. The site shall be restored within seven (7) days following event.
g. Conditions. Conditions may be imposed to minimize impacts and ensure compliance with the required findings set forth in Chapter 17.55.

5. Similar Temporary. Similar temporary events that, in the opinion of the director, are compatible with the zoning district and surrounding land uses.

The use would be limited to the number of occurrences and standards of the temporary activity it was most similar to.

D. Exempt Temporary Events. The following temporary activities shall be exempt from the provisions of an Administrative Permit:

1. Public School. Temporary Minor Special Events located within the Hermosa Beach City School District facilities are compliant with the regulations in Section 17.42.150, provided the use is approved by the Hermosa Beach City School District; or

2. Special Events on Public Property. Temporary Events on private property approved by City Council as part of a Special Event on Public Property in accordance with Chapter 12.30.

3. Incidental Use. Incidental uses that are customary to the primary use, such as parlor games, book signings, poetry readings, or other similar uses that are held within the building and operated as part of the licensed business on-site. Incidental uses must comply with all HBMC standards and any condition of an applicable entitlement. Incidental uses do not include uses requiring an entitlement or regulated by a separate licensing or permit process.

SECTION 10. The following list of sections of Chapter 17.42 (General Provisions, Conditions and Exceptional Uses) are hereby repealed: Section 17.160 (Temporary seasonal sales lots.) and Section 17.42.200 (Events, Limited).

SECTION 11.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 12. Effective Date. This Ordinance shall take effect thirty (30) days after its passage and adoption pursuant to California Government Code section 36937.

SECTION 13.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 Table 17.42-050-1 – Temporary Event Table
Temporary Event Type
Maximum Days Per
Event
Maximum Per Year
Limited Events 6 per month for a
maximum of 5 hours
each, but no more
than 2 in a 7-
day period
72 days
Temporary
Minor
Special
Event
Indoors,
Outdoors, or
combination
of both 3 days
72 days for a
maximum of 24
events, with no
more than 2 events
per month, with a
minimum of 5 days
between events
Outdoor sales events 4 days 4 events
Seasonal sales lots 45 days 1 event

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 27th day of May, 2025.

Mayor Rob Saemann
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:
______________________________ ____________________________ Myra Maravilla Todd Leishman
City Clerk City Attorney

MUNICIPAL CODE
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HERMOSA BEACH, CA MUNICIPAL CODE
TITLE 17 ZONING
Chapter 17.55 Administrative Permits
Contents:

17.55.010 Authority to grant.

17.55.020 Purpose.

17.55.030 Application filing.

17.55.035 Required Findings.

17.55.040 Report of decision and findings.

17.55.050 Effective date–Appeals.

17.55.060 Reapplication upon denial.

17.55.070 Revocation.

17.55.080 Expiration.

17.55.010 Authority to grant.

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.

17.55.035 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;

Hermosa Beach, CA | Municipal Code Date Printed: 12/2/2024 | pg. 2 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. (Ord. # 23-1471 §42, adopted 11/14/2023, effective 08/05/2024) Effective on: 8/5/2024

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.
(Ord. 18-1385 §7, 2018)
(Ord. # 23-1471 §42, adopted 11/14/2023, effective 08/05/2024) Effective on: 8/5/2024

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 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

Hermosa Beach, CA | Municipal Code Date Printed: 12/2/2024 | pg. 3 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. (Ord. # 23-1471 §42, adopted 11/14/2023, effective 08/05/2024) Effective on: 8/5/2024

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.

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. (Ord. 13-1341, § 6, July 2013)

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HERMOSA BEACH, CA MUNICIPAL CODE
TITLE 17 ZONING
Chapter 17.42 General Provisions, Conditions and Exceptional Uses

17.42.150 Temporary minor special events.

Minor special events allowed pursuant to this section may be permitted with an administrative permit pursuant to Chapter 17.55 subject to the requirements of this section.

A. Definitions.

1. Related use: A use that promotes, benefits or is related to the onsite use and is conducted during the normal business hours of the onsite use, as determined by the community development director.

2. Unrelated use: A use that does not promote or benefit or is unrelated to the onsite use, or is not conducted during the normal business hours of the onsite use, as determined by the community development director.

B. Uses Allowed.

1. The types of uses allowed shall be generally limited to uses and activities allowed in commercial zones as permitted or conditional uses, as determined by the community development director.

2. Uses prohibited include those uses prohibited by Title 17, adult uses, and uses determined by the community development director to be incompatible with the surrounding area due to safety, health or welfare concerns that cannot be mitigated.

C. Administrative Permit Required.

1. Minor special events allowed pursuant to this section may be permitted with an administrative permit pursuant to Chapter 17.55 in the C-1, C-2 and C-3 zones, M-1 zone, SPA zones that allow C-3 uses, SPA-11 zone, and in R zones on property developed with nonresidential uses. The use is additionally allowed without an administrative permit in OS zones accessory to Hermosa Beach City School District facilities compliant with the regulations in this section, provided the use is approved by the school principal.

2. The application shall specify the specific days and hours for which the use is requested.

3. The administrative permit shall be issued only to the property owner, business owner or business license holder, and the permit holder shall be physically present on the property for the duration of the use including set up and break down.

4. The proposed use may be conditioned to mitigate impacts to the surrounding area and provision of services, relating to number of people, traffic generated, type and volume of amplified music or entertainment, day of week and hours, sanitation, environment, concentration of activity and events during the same time period, availability of city services to protect the health, safety and welfare of the public and property, compliance with other provisions of law, and other similar considerations.

5. If the subject property is governed by a conditional use permit or parking plan, the administrative permit shall not be approved unless the proposed use is timed and designed so it does not conflict with the purpose of the conditional use permit or parking plan.

Hermosa Beach, CA | Municipal Code Date Printed: 12/2/2024 | pg. 2

6. The duration of any issued administrative permit shall not exceed one hundred eighty (180) calendar days.

7. The administrative permit may be revoked or modified with only a twenty-four (24) hour notice to the holder of the administrative permit; provided, however, that an administrative permit may be immediately revoked and the event ordered concluded at any time during the course of the event by the highest ranking police officer on duty at the time upon his/her determination that the event is causing a violation of state law or is violating one (1) or more conditions of approval, or a determination that the event has become a threat to public safety.

8. In the event an administrative permit has been revoked or documented problems have occurred or not been timely abated, the community development director may deny a future application for a similar event on the same property within a one (1) year period.

9. Any deviation from the standards and limitations in subsection (D) of this section shall require a conditional use permit in compliance with Chapter 17.40.

D. Standards and Limitations. Minor special events may be permitted with an administrative permit in compliance with the following standards and limitations:

1. All elements of the use shall be contained on the subject site.

2. Frequency and Duration of Use.
a. Outdoor entertainment and assembly events, such as carnivals, concerts, fairs, farmers’ markets, festivals, food events, fundraisers, live entertainment, outdoor sporting events, public relations activities, flea markets or rummage sales, and other similar outdoor events, when unrelated to the established onsite use: Maximum of four (4) times per year, limited to a maximum of seven (7) days each. b. Outdoor display or exhibit events, such as art, cultural, and educational displays, arts and crafts exhibits, when unrelated to the established onsite use: Maximum of four (4) times per year, limited to a maximum of seven (7) days each.
c. Outdoor sales events related to an existing onsite business: Maximum of four (4) sales per year, each limited to three (3) consecutive days each.
d. Special events that include an activity that normally requires a discretionary permit in the subject zone or is currently limited or prohibited by a discretionary permit or license granted on the site (such as amplified music, outdoor tents, provision or sale of alcoholic beverages, other conditional uses):

Maximum of four (4) times per year at any site, limited to three (3) consecutive days each. e. Indoor activities promoting or related to the established onsite use. May include limited outdoor display or activity to attract people to the business, where crowds are not anticipated. May include an activity that normally requires a discretionary permit in the subject zone: Maximum of twelve (12) times per year at any site, limited to three (3) consecutive days each. f. Similar temporary special events determined by the decision making body to be compatible with the zoning district and surrounding land uses: Limited to the number of occurrences and days applicable to the similar type of activity.
g. Mobile food vendors proposed in conjunction with a minor special event shall be described in the application for the minor special event and shall comply with the requirements of this section.

3. Hours.
a. In the C-2, C-3, SPA zones that allow C-3 uses, and SPA-11 zone when related to the established onsite use: Same as the customary operating hours of the use. When unrelated to the onsite use or not within a building: 8:00 a.m. to 10:00 p.m.
b. C-1, M-1, and R zones developed with nonresidential uses: 10:00 a.m. to 9:00 p.m.

Hermosa Beach, CA | Municipal Code Date Printed: 12/2/2024 | pg. 3 c. Uses that may attract crowds or extend beyond allowed hours pursuant to a conditional use permit may be restricted from operating on St. Patrick’s Day, July 4th, Cinco de Mayo, New Year’s Eve or any other date where the police department determines the accumulation of activities in the city may exceed its capacity to adequately protect public safety.

4. Alcoholic Beverages. The sale, service or consumption of alcoholic beverages shall obtain and display the appropriate Department of Alcoholic Beverage Control license or approval. Outdoor activities involving alcoholic beverages shall be located a minimum of three hundred (300) feet from any public school property between 7:00 a.m. and 6:00 p.m. on school days unless the school principal has been consulted and any concerns are mitigated to the satisfaction of the city.

5. Entertainment. Amplified entertainment is limited to 10:00 a.m. to 9:00 p.m. for not more than four (4) hours in any day. Noise levels shall not exceed eighty (80) dBA at the property line. At no time may noise levels constitute a nuisance or violate the noise control ordinance in Chapter 8.24.

6. Pedestrian Access. The use shall be designed to provide safe, accessible pedestrian ways a minimum of four (4) feet wide, without encroaching on landscaping, required parking spaces and vehicular ways. A physical barrier or layout plan may be may be required to reduce conflicts to the satisfaction of the community development director.

7. Parking.
a. A use that occupies required parking spaces shall not reduce existing parking by more than ten (10) percent excluding disabled spaces. When there are eleven (11) spaces or less excluding disabled spaces, the use may occupy one (1) parking space, provided at least five (5) spaces including one (1) disabled space remain unencumbered by the use.
b. When the use is related to the onsite use, no additional parking is required unless the particular event is likely to create parking problems as determined by the community development director. c. When the use is unrelated to the onsite use, parking adequate for the use, but not less than ten (10) spaces, shall be provided excluding disabled spaces.

8. Occupancy. The occupancy of any buildings, structures or spaces, whether indoor or outdoor, shall be consistent with building and fire codes and safety protocols as determined by the community development director. Temporary structures such as tents shall be securely fastened and comply with city codes.

9. Control over attendance is the responsibility of the permittee. Advertising and media to attract people to the event shall be moderated to reduce the potential for impacts. Adequate security shall be provided.

10. Temporary signs may be provided during the event, not to exceed one (1) sign per one hundred (100) feet of street frontage with a maximum of two (2) signs per frontage, not to exceed sixteen (16) square feet per sign.

Additional temporary signage may be permitted with a sign permit issued in compliance with Chapter 17.50.

11. Any lighting shall be shielded, downcast and directed onto the subject property. No strobes or moving lights are permitted.

12. If the duration of the use exceeds one (1) hour or if seating is provided, then restroom access for both employees and customers shall be provided on the property or a contiguous property for the duration of the use with directional signs thereto. No portable restrooms are allowed.

13. The use shall provide refuse containers proximate to the use adequate to contain all refuse generated by the operation of the use. The operator shall pick up all refuse generated by such operation prior to vacating the site.

14. The site shall be cleaned of litter and any other evidence of the use on completion or removal of the use, and shall thereafter be used in compliance with the provisions of this title.

Hermosa Beach, CA | Municipal Code Date Printed: 12/2/2024 | pg. 4

15. The use shall otherwise comply with all applicable state and local laws. Where regulations conflict, the most restrictive shall apply.

16. The use shall comply with Chapter 8.44 and shall not discharge liquid or solid waste to the environment or municipal storm water system.

17. The provision of food of beverages shall comply with Chapter 8.64 and shall not be dispensed in polystyrene food service ware. (Ord. 13-1341 § 2, 2013)

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HERMOSA BEACH, CA MUNICIPAL CODE
TITLE 17 ZONING
Chapter 17.42 General Provisions, Conditions and Exceptional Uses

17.42.060 Temporary real estate office.

One temporary real estate office and one temporary real estate billboard may be located on any new subdivision in any zone; provided, that such office and billboard if in any R zone shall be removed at the end of one (1) year from the date of recording of the map of the subdivision upon which said office and billboard are located. (Prior code Appx. A, § 1106)

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HERMOSA BEACH, CA MUNICIPAL CODE
TITLE 17 ZONING
Chapter 17.42 General Provisions, Conditions and Exceptional Uses

17.42.070 Temporary construction buildings.

Temporary structures for the housing of tools and equipment or containing supervisory offices in connection with major construction on major construction projects may be established and maintained during the progress of such construction on such project; provided that such temporary structure may not be maintained for a period exceeding one (1) year. (Prior code Appx. A, § 1107)

MUNICIPAL CODE
Hermosa Beach, CA | Municipal Code Date Printed: 12/2/2024 | pg. 1

HERMOSA BEACH, CA MUNICIPAL CODE
TITLE 17 ZONING
Chapter 17.42 General Provisions, Conditions and Exceptional Uses

17.42.160 Temporary seasonal sales lots.

Outdoor retail sales of holiday trees or seasonal produce may be allowed with an administrative permit in the C-3 zone or zones that allow C-3 uses in conjunction with holidays or seasonal harvests for the following periods: Christmas trees:

Thanksgiving Day to December 26th; pumpkin sales lots: September 30th to November 1st; fresh produce stands: not to exceed a ninety (90) day period between May 1st and October 30th. (Ord. 13-1341 § 3, 2013)

MUNICIPAL CODE
Hermosa Beach, CA | Municipal Code Date Printed: 12/2/2024 | pg. 1

HERMOSA BEACH, CA MUNICIPAL CODE
TITLE 17 ZONING
Chapter 17.42 General Provisions, Conditions and Exceptional Uses

17.42.190 Entertainment, limited live.

A. Definition.

1. Entertainment, limited live as defined in Chapter 17.04.

B. Administrative Permit Required.

1. Limited live entertainment allowed pursuant to this section may be permitted with an administrative permit pursuant to Chapter 17.55 in the C-1, C-2 and C-3 zones. No permit term shall extend past two (2) years from the effective date of the ordinance codified in this section.

2. The appeal procedures found in Section 17.55.050 and the revocation procedures found in Section 17.55.070 shall apply to any administrative permit issued for limited live entertainment.

C. Standards and Limitations.

1. Hours. During normal business hours but no earlier than 8:00 a.m. or later than 9:00 p.m. daily.

2. Noise. Cannot be audible on the exterior of the business premises and not permitted on outside patios, entries or sidewalks. All exterior doors and windows shall be closed during entertainment.

3. Uses. Limited live entertainment may include one (1) or two (2) performers/hosts using amplification, playing games, open mic, musical performances, poetry readings or other similar use that is not more objectionable than the listed uses. The community development director is authorized to compare a proposed use and measure it against those listed for determining similarity.

4. Operations/Seating. The activity must be confined to completely enclosed premises and does not result in the need for additional seating or change in an approved floor plan to accommodate the limited live entertainment and/or accommodate a stage for the entertainment, dancing or hosting of an activity or event.

5. Limited live entertainment is an accessory use to the main business.

6. There shall be a maximum of two (2) performers or hosts using amplification.

7. Prizes. Any prizes awarded during an activity permitted by a limited live entertainment administrative permit shall be limited to the prize limits stated in Section 5.12.100.

8. Must comply with all other applicable laws and agencies, including but not limited to California Department of Alcoholic Beverage Control and California Bureau of Gambling Control.

9. No organized alcohol drinking games are permitted.

10. Established maximum occupant load of the premises shall apply.

11. Upon permit issuance, advertising of approved entertainment is permitted. (Ord. 18-1388 §3, 2018)

MUNICIPAL CODE
Hermosa Beach, CA | Municipal Code Date Printed: 12/2/2024 | pg. 1

HERMOSA BEACH, CA MUNICIPAL CODE
TITLE 17 ZONING
Chapter 17.42 General Provisions, Conditions and Exceptional Uses

17.42.200 Events, limited.

A. Definition. "Events, limited" is as defined in Chapter 17.04.

B. Administrative Permit Required.

1. Limited events allowed pursuant to this section may be permitted with an administrative permit pursuant to Chapter 17.28 in the Cypress District M-1 light manufacturing zone. The Cypress District is comprised of properties located in the M-1 light industrial zone located on Cypress Avenue, Valley Drive, and 6th Street.

2. The appeal procedures found in Section 17.55.050 and the revocation procedures found in Section 17.55.070 shall apply to any administrative permit issued for limited events.

3. A limited events permit is effective for two (2) years.

C. Standards and Limitations.

1. Noise. No music or speaking shall be amplified at any time and event noise cannot be audible at the property line.

2. Established maximum occupancy of events shall not exceed the maximum occupancy load of the interior of the business. Events should be focused on interior. The business must post a sign stating the maximum occupancy. Events are not permitted on city sidewalks or streets.

3. There shall be no alcohol service or consumption during limited events. If alcohol is proposed, a temporary minor special events permit is required per Section 17.42.150.

4. Limited events frequency shall be limited to three (3) per month for maximum of three (3) hours each, but no more than two (2) in a seven (7) day period.

5. Hours. During normal business hours but no earlier than 10:00 a.m. or later than 9:00 p.m. daily.

6. Limited events are an accessory use to the main business as determined by the community development director.

7. Parking. A parking management plan, including any shared parking details and approvals, must be provided and approved for the permit. Carpooling should be encouraged.

8. Limited events are restricted from operating on St. Patrick’s Day, July 4th, Cinco de Mayo, New Year’s Eve or any other date when the police department determines the accumulation of activities in the city may exceed its capacity to adequately protect public safety.

9. Accessory retail is limited to products related to the primary business use during limited event periods. Limited events are intended to allow retail accessory to the primary design or production use as determined by the community development director. Limited events may not be appropriate for distribution businesses or contractor uses, for example. (Ord. 20-1412 §3, 2020)

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R-3
R-2
R-1
R-3
R-2B
R-2
R-1
R-1
R-3
R-2
R-1
R-1
R-1
R-3
R-2
R-2
SPA-8
C-3
R-3
R-3
R-2B
R-2B
SPA-7
R-2B
R-1
R-1
R-2
R-1
R-1
R-3
R-2
R-2B
R-1
R-1
R-1
R-2B
R-1
C-2
R-3
R-3
R-1
R-1
R-1
R-1
OS
R-1
R-1
R-3
R-1
R-2B
R-3
R-3
C-3
R-2
R-1
R-2B
R-1
R-2
R-1
R-1
R-3
R-1
R-2
C-3
R-2B
R-1
R-3
R-2
R-1
R-3
R-2
R-3
R-1
R-3
R-1
R-1
R-1
R-3
R-3
R-1
R-1
R-2
R-3
R-1
R-3
R-2
R-1
R-3
R-3
R-1
R-3
OS-1
R-2
R-1
C-3
R-2B
R-3
R-1
R-3
R-1
R-1
R-1
R-2B
R-1
R-3
R-1
C-1
R-1
R-2B
R-2B
R-3
R-1
R-1A
R-3
R-2
R-1
R-2
R-2
R-1
R-3
R-3
R-2B
SPA-9
R-3
R-3
R-1
R-1
C-2
R-2
R-3
R-1
R-1
R-2
R-1
R-2
R-1
R-3
R-1
R-2
R-2
R-2
R-1
SPA-7
R-2
C-2
R-3
R-2
R-1
R-1
R-1
R-3
SPA-8
R-2B
R-1
R-1
R-1
R-2
R-2
R-3
R-2
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-2B
R-1
R-2B
R-1
R-3
R-3
R-3
R-2B
R-1
R-3
R-2
R-3
R-2
R-1
R-1
R-1
R-1
R-1
R-2
R-3
R-1
R-2
R-2B
C-2
R-3
R-1
SPA-8
R-1
R-1
R-1
R-1
R-3
R-3
R-1
R-1
R-2
R-1
R-1
R-1
R-3
R-1
R-1A
C-2
R-1
R-1
R-3
R-1
R-2
R-2
R-2B
R-3
R-1
C-2
R-3
R-2
R-1
R-3
R-2
R-3
R-2B
R-2
R-2
R-1
R-2B
R-1
R-1
R-2B
R-2B
R-2
R-1
R-1
R-1
C-3
R-1
R-1
R-1
R-P
R-3
R-3
R-2
R-1
R-1
R-2B
R-1
R-1
R-1
R-1
R-1
C-2
R-3
R-3
R-2B
R-1
M-1
R-3
R-2B
R-2
R-2B
R-2B
R-1
R-1
C-1
R-1
R-1
OS
R-2
R-1
R-1
R-2B
R-1
R-3
R-3
C-2
R-1
R-2
R-1
R-1
R-1
R-1
R-3
R-3
R-2
R-3
R-2
R-1
R-1
R-2
R-1
R-1
R-1
R-2
R-3
R-3
R-2
R-3
R-1
R-1A
R-3
R-1
R-1
R-2
R-1
R-1
R-1
R-3
R-1
R-1
SPA-2
R-1
R-3
R-1
SPA-7
R-3
M-1
R-2
R-2
R-2
C-2
R-1
R-1
R-1
R-2
R-2B
R-1
R-1
R-1
R-2
R-2
R-1
R-1
R-2
R-1
R-3
R-3
C-3
R-1
R-1
R-2B
SPA-7
R-2
R-1
R-1
R-3
R-2
R-2B
R-1
R-1
R-1
R-2
R-2
R-1
R-1
SPA-7
R-1
R-1
R-2
R-2 R-2B
R-1
R-3
R-1
R-3
R-1
R-1
R-1
R-3
R-2B
R-3
R-2
R-2
R-1
R-1
R-2B
R-3
R-1
R-1
R-1
R-1
M-1
R-2
R-2B
R-2
R-1
R-1
R-2
R-1
R-1
R-2
R-3
R-1
R-1
R-1
R-3
R-2
R-1
R-3
C-2
R-1
R-1
R-1
R-3
R-1
R-1
OS-O
R-2
R-1
R-2
R-2
R-3
R-2
OS-O
R-2
C-2
R-1
R-1A
R-2B
R-3
R-2
R-3
R-1
R-2
R-3
R-2B
R-3
R-1
R-1
R-2
R-3
R-3
R-1
R-1
R-2B
R-3
R-1
C-3
R-1
R-2
R-1
R-1
R-P
R-1
R-1
C-3
R-2
R-1
R-2
R-2B
R-1
R-2B
R-1
R-1
R-2
R-3
R-2
R-2
R-1
R-2
R-1
R-1
C-3
R-2B
R-2
R-1
R-P
R-1
R-1
R-2B
R-1
R-1
R-2
R-3
R-3
R-2
SPA-7
R-3
R-1
R-2
R-2
R-1
R-2
R-3
R-2
R-3
R-1
R-1
R-1
R-1
C-3
R-2
R-1
R-1
R-1
R-1
R-3
R-3
R-1
R-1
C-3
R-1
R-2B
M-1
R-1
SPA-11
R-2B
R-3
R-2
R-1
R-3
R-2
R-1
R-2B
R-3
R-3
R-3
R-1
R-2B
R-3
R-3
R-3
R-2B
R-2B
R-2
R-2
R-1
R-1
R-2
R-2
R-1
R-3
R-2
R-1
R-1
C-2
R-1
R-1
SPA-2
R-1
R-1
R-2
R-1
R-3
R-1
C-2
R-2B
R-3
R-3
R-1
R-1
R-2
R-3
R-3
R-1
R-1
R-1
R-2
R-3
R-1
R-3
R-1
R-1
R-1
R-1
R-1
C-2
R-2
R-2B
R-2
R-2
R-2
R-1
R-1
R-1
R-1
R-1
R-2
C-2
R-2
R-1
R-1
R-1
R-2
R-1
R-3
R-3
R-1
R-3
R-2
R-1
R-2
R-1
R-1
R-1
R-1
R-1
R-1
R-1A
R-3
R-3
R-2
R-3
R-1
R-3
R-1
R-1
R-1
R-1
R-1
R-3
R-1
R-1
R-2
R-2
M-1
R-2
R-2
R-1
R-3
R-3
R-1
R-3
R-1
C-1
R-1
R-1
R-2
R-3
R-3
R-3
R-1
R-3
R-1
R-3
R-1
R-1
R-2
R-1
R-3
R-1
R-1
R-1
R-1
R-1
OS
R-1
R-2
R-2
M-1
R-1
R-1
R-3
R-1
R-1
R-3
R-1
R-1
R-2B
R-1
R-1
R-1
R-2
R-1
OS-O
R-1
R-P
R-2
R-1
R-1
R-1
R-1
R-2
R-3
R-1
M-1
R-2
R-3
R-1
R-2
R-2B
R-1
SPA-8
R-3
R-1
R-1
R-3
R-2B
R-1
R-1
R-1
C-2
R-2
R-2
R-2
R-1
R-1
R-1
R-1
R-2
R-2
R-3
R-3
R-1
R-2
R-2
C-2
C-3
R-1
R-1
R-1
R-1
R-1
R-3
R-1
R-1
R-2
R-3
R-2
R-1
R-1
R-1
R-2B
R-1
R-1
R-1
R-2
R-2
R-3
R-1
R-1
R-1
R-1
R-1
R-1
R-3
R-3
R-2
R-1
R-3
R-1
R-2B
R-2
R-1
R-1
R-1
R-1
R-1
R-2
R-2B
R-1
R-2B
R-2B
R-1
R-1
R-1
R-2
R-1
R-1
R-3
R-1
R-1
R-1
R-1
R-2
R-1
R-3
R-2
R-3
R-3
R-3
R-2
R-1
R-2B
R-1
R-3
R-1
R-3
C-2
R-1
R-1
R-3
R-1
R-1
R-2B
R-2B
R-1
R-2
R-1
R-3
R-1
R-2
R-2
R-2B
R-1
R-2B
R-1
R-3
SPA-7
R-1
R-1
SPA-7
R-P
R-1
R-1
R-1
R-1
R-1
R-1
R-3
R-1
R-1
R-1
R-2
R-2B
R-1
R-2B
R-3
SPA-2
R-3
R-3
R-1
R-1
C-1
M-1
R-2
R-1
R-3
R-1
R-1A
R-2
R-2B
R-2
R-3
R-2B
R-2
R-3
R-1
R-2B
R-1
R-3
R-3
R-1
R-3
R-2
R-3
R-1
R-3
R-3
R-1
R-2B
R-3
R-1
R-3
R-2B
R-1
R-1
R-1
R-1
R-3
R-3
R-1
R-3
R-1
R-1
R-1
R-1A
R-P
R-1
R-1
R-3
C-2
R-3
R-3
R-1
R-1
SPA-8
R-2
R-1
R-3
R-2
R-1
R-3
R-1
R-2
R-3
R-2
R-1
R-1
R-2
R-1
R-2
R-1
R-1
R-1
R-1
R-1
R-3
SPA-7
R-2
R-2
R-3
R-1
R-2B
R-1A
R-2
R-2B
R-2
R-2
R-1
R-1
R-3
R-3
R-1
R-3
R-1
R-2
R-2
R-2B
R-2
R-1
R-2
R-3
R-1
R-1
R-1
R-1
R-2
R-1
R-1
R-1
R-2B
R-3
R-1
R-1
R-1
R-1
R-1
R-1
R-3
R-1
R-1
R-1
R-1
R-2B
R-1
C-2
R-1
R-2
R-2
R-2B
R-1
R-1
R-P
R-2
R-1
R-3
R-1
R-1
R-2B
R-1
SPA-10
R-2
R-2
R-1
C-2
R-2B
R-3
R-1
R-1
R-3
R-3
R-3
R-3
R-1
R-1
SPA-7
R-1
R-1
R-1
C-2
R-1
R-1
R-2
R-1
R-3
R-1
R-3
R-1
R-2
R-1
C-1
R-1
R-1
R-2
R-2
R-1
OS-O
R-3
OS-O
OS-O
R-3
OS-O
OS-O
OS-O
OS-O
C-2
OS-O
OS-O
OS-O
OS-O
R-2B
OS-O
OS-O
OS-O
OS-O
OS-O
OS-O
OS-O
OS-O
OS
24th St
21st St
Lyndon St
23rd St
1st St
34th Pl
C o
chise
Ave
Loma Walk
Longfellow Ave
26th St
30th Pl
25th St
3rd St
Power St
4th St
19th St
The Strand
5th St
6th St
7th St
8th St
20th St
9th St
19th St
18th St
16th St
17th St
Pier Plaza
31st St
30th St
Highland
Ave
Herondo St
22nd St
Aubrey Ct
22nd Ct
Pa
rk
Ave
28th St
21st St
Barn
ey
Ct
Ocean View Ave
3rd St
Morningside Dr
29th St
Palm Dr
Ingleside Dr
14th St
Palm Dr
Harper Ave
15th St
10th St
Beach Dr
Beach Dr
2nd St
Marlita Pl
30th Pl
Ozone Ct
7th Pl
Gravley Ct
21st St
Bonnie Brae St
11th St
Morningside
Dr
Mira St
16th St
11th St
Vista Dr
15th Pl
Alley
6th St
Cochise Ave
26th St
Crest Dr
Joy St
24th St
Palm Dr
35th St
21st St
25th St
31st St
Beach Dr
Bay View Dr
30th St
15th St
14th St
28th St
33rd St
29th St
27th St
30th St
16th St
10th St
26th St
33rd St
21st St
25th
St
6th St
4th St
19th St
Loma Dr
34th St
24th St
5th St
C
ul
pe
r
Ct
33rd Pl
4th St
6th St
Reynolds Ln
Circle Ct
Lyndon St
Palm Dr
31st Pl
Ocean Dr
3rd Ct
30th St
Aubrey
Park
Ct
28th Ct
1st St
29th Ct
33rd Pl
30th Pl
31st Pl
32nd Pl
35th Pl
Hollowell Ave
Rhodes St
Meyer
Ct
18th St
Alley
Ocean Dr
31st St
Amby Pl
Hillcrest Dr
Cypress Ave
4th Ct
20th St
Loma Dr
32nd Pl
9th St
11th Pl
6th St
La Carlita Pl
Oak St
Power St
Reynolds Ln
5th St
17th St
11th St
5th Ct
17th St
Hopkins St
Borden Ave
Harper Ave
Tennyson Pl
Alley
Myrtle Ave
Bard St
Montgomery Dr
Alley
6th Ct
Palm
Dr
3rd St
Porter Ln
21st Ct
7th Ct
4th St
Pine St
Neptune
Raymond Ave
11th Pl
8th Ct
34th Pl
B
r
a
eh
olm
Pl
H
e
rm
osa
View
Dr
20th St
19th St
9th Ct
10th St
Circle
Dr
Morningside
Dr
10th Ct
Val
l
ey
Pa
rk
Ave
20th Ct
12th Ct
11th Ct
15th Ct
Bard St
Silver St
25th St
Campana St
11th Pl
7th St
4th St
13th Ct
Hill
St
13th St
8th St
14th Ct
19th Ct
1st Ct
Alley
7th St
24th St
Bayview Dr
Loma Dr
14th St
Massey Ave
28th Ct
18th St
16th Ct
18th Ct
29th Ct
8th Pl
17th Ct
E
l
O
e
s
t
e
D
r
Gentry St
21st St
Sunset Dr
Loma Dr
Ava Ave
Bayview Dr
Bayview Dr
Palm Dr
Palm Dr
Sunset Dr
Oak St
27th Ct
Golden Ave
20th Pl
Corona St
Springfield Ave
11th St
16th St
10th St
20th St
11th St
9th St
8th Pl
1st Pl
19th St
Silverstrand Ave
10th St
15th St
6th St
13th St
Owosso Ave
1st St
3rd St
Cypress Ave
1st Pl
1st St
24th St
4th St
24th Pl
5th St
9th St
Gould
Ter
8th St
7th St
Hill
crest
Dr
24th Pl
Manhattan
Ave
1st St
22nd St
Valley Dr
Hermosa Ave
Longfellow Ave
Monterey Blvd
2nd St
Monterey Blvd
Manhattan Ave
Monterey Blvd
Manhattan Ave
Longfellow Ave
Pro
s
p
e
c
t
Av
e
P
a
cifi
c
Co
a
st
H
wy
Ardmore Ave
Valley Dr
Manhattan Ave
Ardmore
Ave
Pier Ave
Hermosa Ave
8th St
Hermosa Ave
27th St
Aviation
Blvd
2nd St
Gould Ave
G
r
e
enwich
Village
Artesia Blvd
Valley
Dr
Last updated April 2021
Unclass UNCLASSIFIED (SCHOOL DISTRICT)

ZONING DESIGNATIONS
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 USES)

SPA SPECIFIC PLAN AREA (COMMERCIAL USES)

OTHER DESIGNATIONS

COASTAL ZONE APPEALABLE AREA (WEST OF LINE)

DOWNTOWN DISTRICT

COASTAL ZONE BOUNDARY

WALK STREETS
# FRONT YARD SETBACKS
1 VALLEY PARK
2 CLARK STADIUM
3 COMMUNITY/CIVIC CENTER
4 EDITH RODAWAY FRIENDSHIP PARK
5 SEA VIEW PARK
6 FORT LOTS-OF-FUN/PROSPECT SCHOOL
7 MOONDUST PARK
8 GREENWOOD PARK
9 BI-CENTENNIAL PARK
10 KAY-ETOW PARK
11 SHAFFER PARK
12 4TH & PROSPECT PARK
13 8TH & VALLEY PARK
14 SCOUT PARK
15 ARDMORE PARK
16 GREENBELT
17 BEACH/STRAND/BIKE PATH
18 NOBLE PARK
19 SOUTH PARK
20 RECREATIONAL VEHICLE PARK
21 CITY YARD
4 10
10 10
2 6
3 3
5 1
2 2
10 10
3 0
2 2
5 5
3 2
2 5
3 10
2 3
3 2
2 0
10 5
5 3
10 10
0 2
5 5
5 5
5 3
3 5
2 2
3 10
10 5
10 5
3 5
3 5
3 5
2 0
5 5
3 5
5 5
5 0
0 5
3 0
2 2
5 3
5 5
3 5
5 5
4 2
2 3
2 0
3 2
2 5
2 5
3 0
2 2
2 0
0 0
5 0
5 5
2 3
5 5
3 2
10 10
10 10
10 11
16 1
5 18
10 16
19 9
15 21
13 2
3 3
20 8
14 4
12 6
7 17
17 2
Unclass
Unclass
Vista School
Hermosa View School
Hermosa Valley School
Valley Park
Beach
Beach
South Park
Clark Stadium
Community Center
Civic
Center
Hermosa

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS

NOTE TO READER
This is an annotated and redline draft of the Zone Text Amendment pertaining to Temporary Uses and Temporary Regulations considered by the Planning Commission and recommended for City Council approval with amendments on February 18, 2025.
o Text boxes on the right side of the page highlight notable changes from the current regulations or Planning Commission’s
discussion to aid the reader's review.
o Planning Commission’s last recommended text changes are indicated by underlining text, and text to be deleted is shown with strikethrough.

17.42.150 Temporary Uses and Temporary Events.

The City recognizes that short-term activities can promote development, businesses, and provide benefits to the
community. As activities permitted on a limited basis, an activity may not comply with all development standards in the Zone but is consistent with the general purpose of the zone. Standards are needed to ensure basic public health, safety, and welfare standards are maintained during its temporary operation.

Temporary activities established in this section may be allowed on private property, subject to the issuance of an Administrative Permit by the Community Development Director. Conditions may be imposed to minimize impacts and ensure compliance with the required findings set forth in Chapter 17.55. Uses other than the following shall comply with the use and development regulations and permit requirements that otherwise apply to the property.

A. Temporary Uses. The following temporary uses may be allowed upon approval of the Administrative Permit issued in accordance with Chapter 17.55 by the Community Development Director and the following:

1. Construction Yards, Off-Site. Contractor construction yards including storing of building materials, located off-site from the an approved construction project within the city. The permit shall expire upon completion of the construction project or expiration of the building permit, whichever occurs first.

2. Residence. A mobile home as a temporary residence of the property owner in conjunction with a valid building permit for a new single-family or multi-family dwelling. In addition, a mobile home may be used as a temporary residence of the property owner when a valid building permit has been issued for
the remodel of a single-family dwelling and the
building official has determined that the extent of
such remodel would prevent the safe occupancy
of the dwelling. The temporary use permit may be
approved for up to two (2) one (1) years or upon
expiration of the building permit, whichever
For user convenience,
temporary uses and events are
consolidated into a single
section.

In recognition of the average
construction timeline, the permit
duration has been extended, with
renewals at the Director's discretion

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS occurs first. The permit may be renewed upon reapplication and subject to the Community Development Director’s determination that the applicant has made a good faith effort to complete construction.

3. Storage Containers. Storage containers, in conjunction with an approved construction project within the City of Hermosa Beach. The permit shall expire upon completion of the construction project or the expiration of the building permit authorizing the construction project.

4. Work Trailers. A trailer or mobile home as a temporary work site for employees of a business may be allowed when a valid building permit within the city has been issued for up to one year, or upon expiration of the building permit, whichever occurs first.

5. Similar Temporary Uses. Similar temporary uses that, in the opinion of the Community Development Director, are compatible with the zoning district and surrounding land uses.

The use would be limited to the standards of the temporary activity it was most similar to.

B. Exempt Temporary Uses. The following temporary activities shall be exempt from the provisions of an Administrative Permit:

1. Garage Sales. Garage sales in a residential zone or on residential properties in a commercial zone, subject to Chapter 5.44;

2. Construction Yards, On-Site. A contractor’s construction yard, located on a site with an approved construction project;

3. Public Special Events. Temporary Uses on private property approved by City Council as part of a Special Event on Public Property in accordance with Chapter 12.30; or

4. Food Truck. Mobile food truck in conjunction with an approved construction project and only during the time when construction workers are
working on-site; or

5. Temporary Real Estate Office.

A temporary real estate sales office, with an
approved building permit, may be established
within a residential development project area to sell
homes on-site.

C. Temporary Events. The following events may be allowed on private property upon approval of an Administrative Permit by the Community Development Director or designee and as summarized in Table 17-150-1 below:

1. Limited Events, Cypress District (M-1 Zone). An indoor event permitting the showcasing of art or the goods produced by a business located in the Cypress District Character Area in the M-1 zone. The Cypress District is comprised of properties located on Cypress Avenue, Valley Drive, and 6th Street as established in the General Plan.

Limited Events shall be subject to the following:
a. Zone. Only within the Cypress District, Character Area of the General Plan and M1 Zone. b. Location. Indoors.

Allows temporary real estate office in
a development with an approved
building permit and no longer
requires a separate application.

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS c. Frequency. Three (3) per month for a maximum of three (3) five (5)hours each, but no more than two (2) in a seven (7) day period.
d. Restricted Days. A temporary event may be restricted from operating on any date when the Chief of Police or designee
determines the accumulation of activities in
the city may exceed its capacity to protect
public safety adequately. This includes but
is not limited to Events are prohibited on the
on the following days: St. Patrick’s Day,
Cinco De Mayo, Memorial Day weekend,
Labor Day weekend, Fourth of July, or New
Year’s Eve.
e. Permit Duration. A limited event permit is effective for two (2) years. f. Hours. Within the hours of 8:00 a.m. and 10:00 p.m. During normal business hours, but not earlier than 10:00 a.m. or at least not later than 9:00 p.m. g. Entertainment. No music or speaking shall
be amplified at any time and event noise
cannot be audible at the property line.

Amplified entertainment is limited to 8:00
a.m. to 10:00 p.m. for not more than five (5)
hours in any day. Noise levels shall not
exceed eighty (80) dBA at the property line.

At no time may noise levels constitute a nuisance or violate the noise control ordinance in Chapter 8.24.
h. Maximum Occupancy. The number of
attendees shall not exceed the maximum
occupancy load of the business’ interior at
any time. The business must post a sign
stating the maximum occupancy and
monitor the number.
i. Alcohol. No alcohol service or consumption
during limited events. If alcohol is proposed, a temporary minor special events permit is required per Section 17.42.050.D. The sale, service, or consumption of alcoholic beverages shall obtain and display the appropriate Department of Alcoholic Beverage Control approval.
j. Retail. Accessory retail is limited to products related to primary business use during limited event periods. Limited events may not be appropriate for distribution businesses or contractor uses, for example.

Parking. A parking management plan, including any shared parking details and approvals, must be provided and approved for the permit. Carpooling should be encouraged.
k. Limitations. If the subject property is governed by a conditional use permit or parking plan, the administrative permit shall not be approved unless the proposed use is timed and designed so it does not conflict with the purpose and requirements of the conditional use permit or parking plan.

Planning Commission found it would
be appropriate to allow alcohol sales
and consumption when offered with
an ABC license.

Planning Commission found
amplified sound within the building
and in accordance with the noise
ordinance was appropriate in the M-1
Zone.

Due to impacts on public safety
resources during certain celebrations
and holidays a standing restriction for
temporary uses is included in the
proposed draft.

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS

2. Temporary Minor Special Events. A temporary minor special event for the use of a premise for an activity that exceeds the scope of
the business licensed and approved for such
premises. Special events may be indoors or
outdoors and include entertainment and assembly
events, flea markets, rummage sales, fairs,
festivals, and car shows. Special events shall be
subject to the following:
a. Use.
i. Uses permitted by right in the zone, and uses requiring an entitlement such as a CUP to operate in the Zone.
ii. Uses prohibited include those uses prohibited by a discretionary approval, Title 17, adult uses.
iii. Uses determined by the Community Development Director to be incompatible with the surrounding area due to safety, health or welfare concerns that cannot be mitigated.
b. Zone. Temporary Minor Special Events are allowed within 1) the C-1, C-2, and C3 zones; 2) the M-1 zone; 3) SPA zones that allow non-residential uses; and 4) in Residential zones on property developed with legal non-conforming nonresidential uses.

The use is additionally allowed without an administrative permit in OS zones as an accessory use to Hermosa Beach City School District facilities compliant with the regulations in this section, provided the use is approved by the Hermosa Beach City School District.
c. Location. Event may be indoors, outdoors, or a combination of both settings. All elements of the use shall be contained on private property I accordance with Zones Location
C-1, C-2, C-3, SPA zones that
allow non-residential uses, and R
zones developed with a nonresidential use
Indoor, outdoors, or a
combination of the two.

M-1 All events shall be conducted
indoors and outdoors. The
indoor portion of the event
shall not be less than 50% of
the outdoor event area.
d. Frequency. Events may occur up to thirty-six (36) eighteen (18) days in any twelve-month period, with a maximum of eighteen events. Events shall last no more than three (3) consecutive days, with no more than two events a month and a minimum of five (5) days between events.
e. Restricted Days. A temporary event may be restricted from operating on any date when the Chief of Police or designee determines the accumulation of activities in the city may exceed its capacity to protect public safety adequately. This includes Due to impacts on public safety
resources during certain celebrations
and holidays a standing restriction for
temporary events is included in the
proposed draft.

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS but is not limited to Events are prohibited on the on the following days: St. Patrick’s Day, Cinco De Mayo, Memorial Day weekend, Labor Day weekend, Fourth of July, or New Year’s Eve.
f. Permit Duration. An administrative permit for a temporary minor special event shall not exceed 12 months from the first approved event. g. Hours.

Zones Hours
C-2, C-3, SPA zones that allow nonresidential uses
8:00 a.m. to 10:00 p.m.*
C-1, M-1, and R zones developed with
a non-residential use
810:00 a.m. to 109:00 p.m.*
h. Management.
i. The event may only be issued to the property owner, business owner, or business licensee holder, and the permit holder shall be present on the property for the duration of the use including set up and breakdown. ii. The Permittee shall have control over attendance. Advertising and media to attract people to the event shall be moderated to reduce potential for impacts. Adequate security should be provided.
i. Entertainment. Amplified entertainment is limited to 10:00 a.m. to 9:00 p.m. for not more than four (4) hours in any day. Noise levels shall not exceed eighty (80) dBA at the property line. At no time may noise levels constitute a nuisance or violate the noise control ordinance in Chapter 8.24.
j. Sanitary Facilities. For events longer than one (1) hour in duration or where food is provided, restroom access for both employees and customers shall be provided. Portable restroom facilities may be
permitted in combination with hand washing
stations.
k. Lighting. Any lighting shall be shielded,
downcast and directed onto the subject
property. No strobes or moving lights are
permitted.
l. Maximum Occupancy. The occupancy of any structures or spaces, whether indoor or outdoor, shall be consistent with building and fire codes and safety protocols as determined by the Community Development Director or designee. m. Alcohol. The sale, service, or consumption of
alcoholic beverages shall obtain and display
the appropriate Department of Alcoholic
Beverage Control approval. Outdoor activities
involving alcoholic beverages shall be located
Language updated to specify that the
permit may be issued on a rolling
basis over a 12-month calendar from
date of first approved event.

Standards added to allow for temporary
restroom facility

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS at least three hundred (300) feet from any
public-school property between 7:00
a.m. and 6:00 p.m. on school days unless
the Hermosa Beach City School District
has been consulted and any concerns
are mitigated to the city's satisfaction.
n. Food Trucks. May only operate in conjunction with a temporary minor special event, unless exempt under Section 17.42.XX(B).
o. Signs. A temporary sign shall be allowed with a temporary special event in accordance with Section 17.50.210.
p. Additional Permits.
i. Special events may be subject to additional permits and other city or agency approvals, licenses, and inspections required by applicable laws and regulations.
ii. A Temporary Use Permit may not conflict with the governing entitlement (CUP, Parking Plan, etc.).
q. Parking.
i. All existing accessible parking must be maintained on-site in accordance with the Americans with Disabilities Act;
ii. In parking lots with five (5) or fewer spaces, no additional parking shall be required, provided that alternative modes of transit (such as biking, walking, ride-share, etc.) are prominently
promoted as part of any event advertising.
iii. In a parking lot with six (6) or more parking
spaces, where more than five spaces
would be displaced, the applicant must
offset any displaced parking greater than
five spaces by implementing a temporary
parking demand management plan. This
plan is subject to the review and approval
of the Community Development Director.

The plan may include temporary nonpublic off-site parking (with the property owner's authorization), valet parking,
shared parking, bicycle parking, ridesharing options, and shuttle services; and iv. Based on the characteristics and type of
event the Community Development Director may require additional parking to address the anticipated demand generated from an event in any sized parking lot.
r. Removal. The Site shall be restored within two (2) business days of the event.

Temporary signs may be allowed with an
administrative permit without needing a
separate permit or fee.

Temporary parking relief is
provided based on size of
parking lot and the likely
intensity of the use.

A parking management plan is
required to offset displaced
parking for events utilizing
more than 5 parking spaces on
site.

Accessible parking must be
provided in accordance with
the American with Disabilities
Act in all cases.

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS s. Exceptions. Any deviation from these standards and limitations of this section shall require approval of a Conditional Use Permit in compliance with Chapter

17.40. t. Conditions.
i. The use may be subject to conditions to mitigate impacts on the surrounding area and ensure adequate provision of services., relating to the number of people, traffic, line of sight, type, and volume of amplified music or entertainment, day of week and hours, sanitation, environment, concentration of activity and events during the same time period, availability of city services to protect the health, safety, and welfare of the public and property, compliance with other provisions of law, and other similar considerations.
ii. The Temporary Minor Special Event shall comply with the limitations of the conditions of approval for any approved entitlement.
u. Modification.
i. If, due to inclement weather or other similar, unforeseen circumstances, it is necessary to change the approved event date(s), the Community Development Director may, after review, approve alternative date(s) subject to the timely filing of the request. The applicant must pay a reasonable administrative fee for an amendment in accordance with the adopted fee schedule.
ii. If an applicant elects to add dates to a
previously approved permit within the
maximum total allowed, the Community
Development Director may approve
alternative date(s) subject to the timely
filing of the request. The applicant must
pay a reasonable administrative fee for an amendment in accordance with the adopted fee schedule.
iii. If substantial changes to the event location and programming approved as part of the original permit are requested, the applicant must pay the permit application fee.
v. Revocation.
i. An administrative permit may be revoked or modified with only a twentyfour hour notice to the holder of the administrative permit: provided, however, that an administrative permit may be immediately revoked and the event ordered concluded at any time during the course of the event by the highest ranking police officer on duty at the time upon their determination that the event is violating state law or is violating one (1) or more conditions of approval, or determination that the event has become a threat to public safety.
ii. If the administrative permit has been revoked or documented problems have occurred or not abated, the Community Development Director may deny a future application for a similar event on the same property for a one (1) year period.

Standards added to clarify that date
changes may be accommodated for
inclement weather or additional dates
for similar events.

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS

3. Outdoor Sales Events. Temporary outdoor sale of merchandise related to an existing licensed business on-site with temporary outdoor sale of merchandise:
a. Location. Located in a non-residential zone on a lot developed with nonresidential use. b. Frequency. A maximum of four (4) times in a twelve-month period for up to four (4) days per event.
c. Hours. 9:00 a.m. to 8:00 p.m.
d. Removal. The site shall be restored within one (1) business day. e. Conditions. Conditions may be imposed to minimize impacts and ensure compliance with the required findings set forth in Chapter 17.55

4. Seasonal Sales Lots. Seasonal sales activities, for example, pumpkin patches and tree lots, including temporary security trailers, on non-residential properties, in compliance with the following:
a. Location. In a non-residential zone on a lot developed with nonresidential use. b. Frequency. A maximum of four (4) one (1) annually, for a maximum of 45 days each.
c. Hours. 9:00 a.m. to 8:00 p.m.
d. Parking/Loading Spaces. Parking shall be provided to the satisfaction of the Community Development Director.
e. Temporary Fencing. Temporary fending in accordance Section 17.46.130. f. Removal. The site shall be restored within seven (7) days following event. g. Conditions. Conditions may be imposed to minimize impacts and ensure compliance with the required findings set forth in Chapter 17.55.

5. Similar Temporary. Similar temporary events that, in the opinion of the director, are compatible with the zoning district and surrounding land uses. The use would be limited to the number of occurrences and standards of the temporary activity it was most similar to.

B. Exemptions Temporary Events. The following temporary activities shall be exempt from the provisions of a Temporary Event Administrative Permit:

1. Public School. Temporary Minor Special Events located within the Hermosa Beach City School District facilities are compliant with the regulations in Section 17.42.XX, provided the use is approved by the Hermosa Beach City School District; or

2. Special Events on Public Property. Temporary Events on private property approved by City Council as part of a Special Event on Public Property in accordance with Chapter

12.30. 3. Incidental Use. Incidental uses that are customary to the primary use, such as party games, book signings, poetry readings, or other similar uses that are held within the building and operated as part of the licensed business on-site. Incidental uses must comply with all HBMC standards and any condition of an applicable approved entitlement.

Incidental uses do not include uses requiring an entitlement or regulated by a separate licensing or permit process.

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS Table 17.42-050.1 – Temporary Event Table
Temporary Event Type Maximum Days Per
Event
Maximum Number of
Days Per Year
Limited Events 63 per month for a
maximum of 53 hours
each, but no more than 2
in a 7-day period
36 72 days
Temporary
Minor
Special
event
Indoors,
Outdoors, or
combination
of both
3 consecutive days
72 36 18 days for a
maximum of 2418
events, with a
maximum of 2 events
per month, with a
minimum of 5 days
between events
Outdoor sales events 4 days 4
Seasonal sales lots 45 days 4 1

17.04.040 General Definitions.
“Coastal Zone.” That land and water area, which includes parts of the City of Hermosa, specified on the maps identified and set forth in Section 17 of Chapter 1330 of the Statutes of 1976, extending seaward to the state's outer limit of jurisdiction, including all offshore islands, and extending inland generally 1,000 yards from the mean high tide line of the sea. In significant coastal estuarine, habitat, and recreational areas it extends inland to the first major ridgeline paralleling the sea or five miles from the mean high tide line of the sea, whichever is less, and in developed urban areas the zone generally extends inland less than 1,000 yards. The Coastal Zone Boundaries are depicted in General Plan Figure 2.0 Local Setting. “Temporary activity.” shall mean either or both “temporary uses” and “temporary events.” “Temporary event.” shall mean an activity allowed on private property for a limited duration beyond what is permitted in the zone and does not directly conflict with any existing approved entitlement (Conditional Use Permit, Parking Plan, etc). Public assembly and entertainment of a temporary nature for activities such as concerts, street fairs, festivals, sports, cultural,

ANNOTATED and REDLINED DRAFT TEMPORARY USES AND EVENT REGULATIONS philanthropic and/or educational events; and other commercial events deemed similar by the decision maker.
“Temporary use.” shall mean the use of a property that is not meant to be permanent. “Incidental Use.” A use is customarily related, and clearly subordinate to a principal use established on the same parcel, which does not fundamentally alter the its intensity of the principal use. It and does not allow a use requiring an entitlement, unless approved by the decision-making body or uses regulated by separate license, or permit process without prior approval by the decision-maker or permit issuer.

ZONE TEXT AMENDMENT:

TEMPORARY USES AND

TEMPORARY EVENT

REGULATIONS
May 27, 2025 - City Council Meeting

Request
Staff recommends the City Council:

1. Conduct a public hearing, receive a staff report, and public comments;

2. Determine that the project is exempt from CEQA; and

3. Adopt an Ordinance approving Zone Text
Amendment (TA25-01) pertaining to Temporary Uses and
Events on private property, amending Title 17 of the
Hermosa Beach Municipal Code.

Background
• October 2024 – City Council (CC) directed staff to
undertake a Zone Text Amendment addressing temporary
special event regulations
• December 2024 – Planning Commission study session
• February 2025 – Planning Commission public hearing
• March 2025 – CC item continued
• April 2025 – CC approved ZTA with amendments

Discussion
• HBMC Chapter 17.42 allows temporary uses and
temporary events on private property with an
Administrative Permit Chapter 17.55
• Allows uses and events on private property on a shortterm basis • Temporary activity may not comply with all zoning
standards as required for other uses
• Standards prevent/minimize impacts on adjacent
properties, areas, businesses, residences

Discussion
• Off-site Construction Yard
• Temp. Residence*
• Storage Containers
• Work Trailer
• Other Similar Uses

TEMPORARY USES TEMPORARY EVENTS
• Limited Events, M-1 (Cypress District)*
• Temporary Minor Special Events*
• Seasonal Sale Lots*
• Outdoor Sale Events
• Other Similar events

Discussion
• Permits the showcasing of art or
goods produced by a business
located on–site
• Indoor and outdoor required
o Indoor event shall not be less than 50% of the
outdoor event area*
• Alcohol with ABC license
• Amplified Sound

LIMITED EVENTS
(CYPRESS DISTRICT – M-1 ZONE)

TEMPORARY MINOR SPECIAL EVENT
• Temporary events on private property
beyond the scope of the zone
• Include entertainment and assembly
events, dances, flea markets fairs,
festivals, and car shows.
• Indoor or Outdoors
• Alcohol with ABC license
• Amplified Sound

Discussion
• 72 days, max. 6 events per mo.*
• Max duration – 5 hrs
• 8 a.m. – 10 p.m.
• 2-year permit
LIMITED EVENTS, M-1 DISTRICT
(CYPRESS DISTRICT – M-1 ZONE)

TEMPORARY MINOR SPECIAL EVENT
• 72 days, 24 events*
• Max. 3 consecutive days, 2 events per
month, min. 5 days between events
• 8 a.m. – 10 p.m.
• 12-month permit

Discussion
No additional parking required

TEMPORARY MINOR SPECIAL EVENT
Accessible parking spaces maintained
Lots with 5 or fewer spaces, no additional
parking shall be required, provided that
alternative modes of promoted.

Lots with 6 or more parking spaces, temporary
parking demand management plan required
when more than 5 spaces displaced.

Additional parking may be required based on
anticipated demand.

LIMITED EVENTS, M-1 DISTRICT
(CYPRESS DISTRICT – M-1 ZONE)

Discussion

TEMPORARY MINOR SPECIAL EVENTS
• Modifications permitted
o Inclement weather
o Additional date(s)
• Restricted Days – Events may be restricted from operating on certain dates to ensure public safety

Discussion
• Allowance for temporary restroom facilities
• Temporary signs subject to sign ordinance
o Allow as part of TMSE approval
• Lighting shielded; no strobe or beacon lights
permitted*

Discussion
• Garage Sales
• Construction Yards, Onsite
• Food truck at
construction sites
• Real Estate Office

TEMPORARY USE EXCEPTIONS TEMPORARY EVENT EXCEPTIONS
• City School District facilities
• Temporary events as part of a City
Council-approved “Special Event” on
private property
• Incidental business uses

CEQA
• Project is exempt from the California Quality Act
(CEQA) pursuant to State CEQA Guidelines section
15061(b)(3) (Common Sense Exemption).
• No special circumstances exist that would create a
significant adverse effect on the environment.

Recommendation
Staff recommends City Council:

1. Determine the Project Exempt from CEQA; and

2. Adopt an Ordinance approving Zone Text Amendment
(TA25-01) pertaining to Temporary Uses and Events on
private property, amending Title 17 of the Hermosa
Beach Municipal Code.

Contact us.

Alexis Oropeza, Planning Manager
(310) 318-0242
[email protected]
THANK YOU!

ZONE TEXT AMENDMENT:

TEMPORARY USES AND

TEMPORARY EVENT

REGULATIONS
May 27, 2025 - City Council Meeting

Limited Event
Permits the showcasing
of art or the goods
produced by a business
located in the Cypress
District.

Temporary Minor Special Event
Permits an activity that exceeds the scope of the business licensed and approved for such premises. Special events may be indoors or outdoors and include entertainment and
assembly events, flea markets, rummage sales, fairs, festivals, and car shows.

Zone M-1 C-1, C-2, C-3, M-1, SPA zones allowing non-residential uses, and Residential zones developed with non-residential zones, O-S zone with School District approval
Location Indoors Only Indoors and/or Outdoors
Max. Days Annually 72 days a year
Event Length 5 hours 3 consecutive days
Frequency No more than 2 in a 7-
day period
2 events per month, maximum 24 events in a year, with a minimum of 5 days between events
Hours 8 a.m. to 10 p.m.

Permit Duration 24 months 12 months

Existing TMSEP
Outdoor Outdoor Outdoor Discretionary Indoor
Types of
Events
Entertainment,
assembly, festivals,
food, fundraisers,
sporting events,
flea markets
Display / exhibit
(art, cultural,
educational,)
Sales
Amplified music,
alcohol, outdoor
tents, other
conditional uses
Promotions or
related to indoor
use
Relation to
onsite use Unrelated Unrelated Related Related or
unrelated Related
Max number
per year 4 4 4 4 12
Max number
of days each 7 7 3 3 3

Discussion
• Incidental Use Exempt from Permit Requirement
o Uses customary to the primary use held within the building and operated as part of the licensed business on-site and does not alter the intensity of the use.
o Incidental uses must comply with all HBMC standards and any condition of any approved entitlement
o Incidental uses do not include uses requiring entitlement or regulated by a separate licensing or permit process

City of Hermosa Beach | Page 1 of 10
Meeting Date: May 27, 2025
Staff Report No. 25-CDD-068
Honorable Mayor and Members of the Hermosa Beach City Council

CITY COUNCIL REVIEW OF A PLANNING COMMISSION APPROVAL TO MODIFY A PREVIOUSLY APPROVED SHARED PARKING PLAN (PARK25-01) AT 1601 PACIFIC COAST HIGHWAY IN THE SPECIFIC PLAN AREA 8 (SPA-8) ZONE
CEQA: Determine that the project is categorically exempt from the California Environmental Quality Act
(Community Development Director Alison Becker)
Recommended Action:

Staff recommends City Council:

1. Consider Parking Plan Amendment (PARK25-01) to allow for the consolidation of four retail tenant units totaling 5,368 square feet into two units, and to allow the activation of 1,203 square feet of previously non-leased common space into new leasable office or retail space without providing additional parking at 1601 Pacific Coast Highway in the Specific Plan Area 8 zone, subject to conditions of approval, and provide direction as desired; and

2. Determine that the project is categorically exempt from the California Environmental Quality Act (CEQA); and

3. Adopt a Resolution (Attachment 1) approving Parking Plan Amendment (PARK25-01), subject to conditions of approval.

Executive Summary:

The Planning Commission (PC) approved a shared parking plan for the commercial property at 1601 Pacific Coast Highway (commonly known as the Hermosa Pavilion) in 1986 through PC Resolution 86-40. The original parking plan has been amended several times for new mixes of uses to occupy tenant spaces in the building and to allow for their expansion. The property owner of Hermosa Pavilion, 1601 PCH LP (the applicant), requested approval of Parking Plan Amendment (PARK25-01), an amendment to the parking plan to allow for the consolidation of four retail tenant units into two office or retail suites and to convert 1,203 square feet of non-leased common space into leasable space without increasing parking (the project). The Planning Commission approved this request at its regularly scheduled meeting on March 18, 2025. Pursuant to Hermosa Beach Municipal Code (HBMC) Section 2.52.040, the City Council initiated a review of the Planning Commission’s action on the Parking Plan Amendment and scheduled a de novo public hearing. Staff recommends the City Council provide direction as desired and approve the requested Parking Plan Amendment subject to conditions of approval.

Background:

City of Hermosa Beach | Page 2 of 10
The property involved in the request is a multi-tenant shopping center, with 128,069- square-feet of leasable area as well as a six-level parking structure containing 496 marked spaces, collectively known as Hermosa Pavilion, located at the corner of Pacific Coast Highway and 16th Street (the site). The site is designated as Community Commercial (CC) in the General Plan and is zoned Specific Plan Area 8 (SPA-8) (Attachment 2).The site is located outside of the Coastal Zone boundary.

The Planning Commission first approved a parking plan for the Hermosa Pavilion in 1986 through PC Resolution 86-40. The original parking plan has been amended several times to allow different types of uses to occupy the building’s tenant spaces and to accommodate their expansion. The site was first approved for development as a theater, restaurant, and shopping complex. The most recent modification to the parking plan occurred in 2016 with the Planning Commission’s approval of PC Resolution 16-2 allowing for an expansion to an existing tutoring/educational facility.

The Planning Commission approved Parking Plan Amendment (PARK25-01), allowing for the consolidation of four retail tenant units totaling 5,368 square feet into two units, and to allow the activation of 1,203 square feet of previously non-leased common space into new leasable office or retail space without providing additional parking, at its regularly scheduled meeting on March 18, 2025. Pursuant to HBMC Section 2.52.040, the City Council initiated a review of the Planning Commission’s action on the Parking Plan Amendment and scheduled a de novo public hearing. The City Council raised concerns regarding the existing parking validation system, as well as how the parking arrangement at the subject property would affect the adjacent property at 703 Pier Avenue, commonly referred to as Plaza Hermosa. Three Councilmembers initiated a review of the Planning Commission’s decision, and the action was supported by the Council at-large unanimously.

The site is governed by various entitlements, some governing the site at large, and others governing individual uses within the shopping complex. The relevant entitlements currently governing the parking plan at the site are CC Resolution 06-6482 (requiring free parking for the first validated two hours), PC Resolution 08-23 (modifying the allocation of uses), and PC Resolution 16-2 (sustaining the prior allocation of uses) (Attachments 5, 6, and 7). A summary table of prior meetings and actions regarding parking plan management and amendments are included below for reference.

Past Board, Commission, and Council Actions
Meeting Date Description
July 15, 1986 Planning Commission approves a Conditional Use Permit and Parking Plan for a theater, restaurant, and shopping complex

City of Hermosa Beach | Page 3 of 10
Meeting Date Description
May 7, 1991 Planning Commission denies a Conditional Use Permit and Parking Plan Amendment for a Billard’s Hall with a
restaurant, and on-sale alcohol service
January 19, 1999 Planning Commission approves a Precise Development Plan and Parking Plan Amendment for an expansion and
remodel to the Hermosa Pavilion and to accommodate a
new allocation of uses within the center
February 19, 2002 Planning Commission approves a Precise Development Plan, Parking Plan, and Variance to expand and remodel
the Hermosa Pavilion to accommodate a new mix of uses,
and to allow the enclosure of an upper floor open deck
above the parking structure exceeding the 35-foot height limit
April 9, May 28, and
June 11, 2002
City Council sustains the PC’s decision to approve a
Precise Development Plan, Parking Plan, and Variance to expand and remodel the Hermosa Pavilion to
accommodate a new mix of uses, and to allow the
enclosure of an upper floor open deck above the parking structure exceeding the 35-foot height limit
August 19, 2003 Planning Commission approves a Precise Development Plan and Parking Plan to expand and remodel Hermosa
Pavilion and to accommodate new uses within the center
April 18, 2006 Planning Commission modifies the Conditions of Approval in the existing Parking Plan to require two-hours of free parking for validated patrons of the businesses within the Hermosa Pavilion
July 11, 2006 City Council sustains the Planning Commission’s decision to modify the Conditions of Approval in the existing Parking Plan to require two-hours of free parking for validated patrons of the businesses and offices within the Hermosa Pavilion
August 15, 2006 Planning Commission approves a Conditional Use Permit to allow on-sale general alcohol in conjunction with a
restaurant and approves a Parking Plan Amendment to
modify the allocation of uses within the Hermosa Pavilion December 12, 2006 City Council sustains the Planning Commission’s decision to allow on-sale general alcohol in conjunction with a

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Meeting Date Description
restaurant and approve a Parking Plan Amendment to
modify the allocation of uses within the Hermosa Pavilion April 15, 2008 Planning Commission approves a Parking Plan Amendment to modify the allocation of uses to include a personal wine storage facility in the Hermosa Pavilion
August 18, 2009 Planning Commission denies a request by property ownership to amend an existing Conditional Use Permit
and Parking Plan to eliminate the two-hour free validated parking Conditions of Approval
January 18, 2011 Planning Commission approves a Conditional Use Permit and Parking Plan Amendment to allow a
Tutoring/Educational Facility with a maximum of 35
students
January 19, 2016 Planning Commission approves a Conditional Use Permit and Parking Plan Amendment to expand an existing
Tutoring/Educational Facility
March 18, 2025 Planning Commission approves Parking Plan (PARK 25- 01) to allow for the consolidation of four retail tenant units totaling 5,368 square feet into two units, and to allow the activation of 1,203 square feet of previously non-leased common space into new leasable office or retail space
without providing additional parking
March 25, 2025 City Councilmembers Keegan, Saemann, and Mayor Francois take action to schedule a review of the Planning Commission’s decision regarding Parking Plan (PARK 25-
01) with all members voting unanimously in support of the review
Site Information Table:

The following table describes the existing site characteristics.

Site Information
General Plan Community Commercial (CC)
Zoning Specific Plan Area 8 (SPA-8)
Lot Size 83,268 square feet

City of Hermosa Beach | Page 5 of 10
Site Information
Existing Leasable Square
Footage 128,089 square feet
Surrounding Zoning
North: Multiple-Family Residential (R-3)
East: Specific Plan Area 8 (SPA-8)
South: Specific Plan Area 8 (SPA-8)
West: Multiple-Family Residential (R-3)
Surrounding Uses
North: Residential
East: Commercial
South: Commercial
West: Residential
The purpose of the proposed Parking Plan Amendment is to allow the City the opportunity to review the parking demand analysis based on the proposed allocation of space and on-site uses and determine whether the evidence is sufficient to support the proposed uses and building space allocation without adding additional parking. Based on the parking demand analysis dated February 19, 2025, prepared by Minegar & Associates, the proposed amendment was supported by the Planning Commission because there would be sufficient on-site parking for the proposed allocation of uses under existing conditions. Please refer to the section titled “Parking Study Analysis” below for additional details (Attachment 4).

Project Description:

The applicant proposes to amend the Parking Plan for the Hermosa Pavilion to allow for the consolidation of four retail tenant units totaling 5,368 square feet into two office or retail units, and to allow the activation of 1,203 square feet of previously non-leased common space into new leasable space. The applicant proposes to satisfy the demand for parking through the shared parking plan instead of providing additional parking (Attachment 3). The applicant has provided a updated parking study dated February 19, 2025, prepared by Minagar & Associates, Inc. to evaluate the parking demand of this proposal on the availability and utilization of on-site parking.

Discussion:

Development Standards
Hermosa Beach Municipal Code (HBMC) Section 17.44.015 (D)(2) requires that when a building is expanded by greater than 10 percent or more than 500 square feet, (whichever is greater) parking shall be provided as specified in Chapter 17.44. Given that the proposed project will expand the leasable square footage of the property by 1,203 square feet, additional parking is required. In accordance with HBMC Section 17.44.030 an office or retail use requires one parking space per 250 square feet of gross floor area. As a result, five new parking spaces would typically be required to accommodate this proposed

City of Hermosa Beach | Page 6 of 10
expansion. However, pursuant to HBMC Section 17.44.210, a parking plan may be approved by the Planning Commission to allow for a reduction in the number of parking spaces required with appropriate studies documenting that adequate parking would be provided due to the specific characteristics and circumstances of the development. It has been the City’s practice that parking plans and amendments to existing parking plans are accompanied by a parking study to demonstrate the peak parking demand for a site and recommend any operational changes.

Parking Study Analysis
The Parking Study dated February 19, 2025 shows parking data in the Hermosa Beach Pavilion pertaining to a collection period spanning 21 days from January 15, 2025 to February 5, 2025 utilizing 24-hour daily monitoring. The observed peak parking demand occurred at 10:00 AM on a Saturday, with 433 spaces occupied out of the available 496.

This demonstrates a surplus of 63 spaces (12.7 percent) even during peak conditions.

The study revealed distinct patterns in parking utilization across weekdays and weekends. Weekday utilization demonstrated a typical office-use pattern ranging from a low of approximately 18.15 percent during early morning hours to peak occupancy during mid-day business hours and followed by evening declines. Weekend patterns showed later morning peaks with more sustained afternoon usage.

If the proposed 1,203-square-foot expansion were allowed to occur, parking ratios for office spaces under the HBMC would assume an additional parking demand of five parking spaces. This would result in a peak utilization of 88 percent of the existing parking supply (438 spaces out of 496) when taking into account existing office vacancies on site.

Based on a very conservative set of assumptions, the parking analysis examined potential conditions under which the entire Hermosa Beach Pavilion would be fully occupied. Under these conditions, the analysis projected that there would be one morning hour on Saturday where there would be a deficit of one parking space, amounting to a 100.2 percent utilization rate. Both the planning staff and the City’s Traffic Engineer reviewed and found that such a conservative estimate is unlikely, as it assumes no variability of business operations or vacancies.

Because the parking study demonstrates that the Hermosa Beach Pavilion provides sufficient parking for existing businesses and the proposed additional office spaces, even during peak utilization periods, the applicant proposes to satisfy the demand for parking through the shared parking plan instead of providing additional parking. HBMC Section

17.44.060(A) provides the following general criteria for the City’s considerations for shared parking arrangements (or Common Parking Facilities):

1. Whether the affected requirements are those of permanent buildings, or those of mere occupancies;

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The project would accommodate a new tenant suite configuration onsite as well as a 1,203-square-foot expansion of leasable space that would require maintaining the shared parking arrangement.

2. The peak as well as normal days and hours of operation of such buildings and of the structures and occupancies with which it is proposed to share multiple-use parking areas;
The applicant provided an addendum to the prior parking study prepared by Minegar and Associates dated February 19, 2025 describing the changes in hourby-hour parking demand. Specifically, when the converted common space is evaluated as an office use, the total projected peak parking demand (10 am on a Saturday) would reach 438 parking spaces required out of the existing 496 spaces available on site. This number is derived by taking the current peak parking demand under existing conditions (433 spaces used at the peak hour during a 7- day week) and adding five utilized spots to this total which represents the theoretical parking demand generated by the proposed 1,203-square-foot expansion based on the City’s existing parking ratios for office space (1 space per 250 square feet). This amounts to an 88 percent utilization rate of the existing parking supply when considering existing office vacancies on site. When the analysis considered conservative, future conditions under which the entire Hermosa Beach Pavilion would be at full occupancy, the analysis projected that there would be a deficit of one parking space during one morning hour in a sevenday week, amounting to a 100.2 percent utilization rate. However, this analysis is based on a very conservative set of assumptions. Planning staff and the city’s traffic engineer both reviewed these conditions and concluded that this very conservative estimate is unlikely to occur, given the variability of business operating hours and days as well as vacancies. (Attachment 4, Pages 19-20)

3. Whether the proposed multiple-use parking area is normally or frequently used by the patrons, customers or employees of other buildings or occupancies which will share such parking area at the same time as the applicant’s patrons, customers and employees will normally or frequently utilize such parking area;
The project maintains the shared use of parking by both employees and customers. The Parking Study considers the parking demand by both employees and customers within its calculations and finds an adequate supply to allow a 1,203-square-foot expansion in leasable space under existing vacancy conditions and further finds that in a future scenario in which the Hermosa Beach Pavilion is at full occupancy levels, there shall be one hour in a given 7 day week where there is projected to be a deficit of one parking space. However, this analysis is based on a very conservative set of assumptions under which the entire Hermosa Beach Pavilion would be at full occupancy, which does not account for variability in business operations and market conditions.

City of Hermosa Beach | Page 8 of 10

4. The certainty that the multiple-use parking area(s) will be available for satisfying such parking requirements to the extent approved, and the permanency of such availability; and
The project maintains the shared parking arrangement previously approved by the Planning Commission as recently as 2016, with minor changes in tenant suite configuration and an expansion of 1,203 square feet of leasable space. The applicant will be required to record a copy of the approved resolution describing the shared parking arrangement, as well as an affidavit of acceptance demonstrating the applicant acknowledges the entitlement in its entirety (See Condition of Approval #7).

5. The proximity and accessibility of the multiple-use parking area(s).

The project proposes no change to site circulation or use of tandem parking.

Additionally, the project will not change the location of provided parking in relation to uses on all engaged sites or means of access.

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 property will continue to provide
enough parking to accommodate the
combination of uses onsite. Further, the
shared parking arrangement provides
enough shared parking during peak hours
of operation, to ensure all parking will be
onsite and no spillover into adjacent
residential neighborhoods is expected
under existing occupancy conditions.

Policy 1.7 Compatibility of uses.

Ensure the placement of new uses
does not create or exacerbate
nuisances between different types of
land uses.

Goal 4. A variety of corridors
throughout the city provide
opportunities for shopping,
recreation, commerce, employment
and circulation.

The Community Commercial General Plan
Designation is intended to provide
commercial goods and services that
primarily serve the local market and
community. The proposed tenant space
reconfiguration and leasable area
expansion would amend the type of
office/retail offerings in the community for
added employment and commerce
opportunities in the area.

Policy 4.1 Shared parking. Facilitate
park-once and shared parking
policies among private
developments that contribute to a
shared parking supply and
interconnect with adjacent parking
facilities.

Goal 13. Land uses patterns that
improve the health of residents.

The project proposes the reconfiguration of
commercial tenant spaces as well as a

City of Hermosa Beach | Page 9 of 10
General Plan Consistency
Policy 13.2 Social and health needs.

Support the continuation of existing
and new uses that enhance the
social and health needs of residents.
1,203-square-foot expansion permitted
under a shared parking arrangement.

Shared parking promotes efficient use of
land, reduces traffic, and encourages
walking. The reconfiguration would amend
the type of office/retail offerings in the
community for added employment and
commerce opportunities.

Policy 13.4 Private health uses. Allow
for the development of private
recreation, cultural, educational,
institutional and health care uses
along Corridors and in Districts,
where they are compatible with
existing uses.

Environmental Determination:

Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 1 categorical exemption for Existing Facilities as defined in section 15301 (e)(1) of the CEQA Guidelines, as it consists of an expansion of less than 50 percent of the existing floor area before the addition and less than 2,500 square feet total.

Moreover, none of the exceptions to the categorical exemption(s) in State CEQA Guidelines, section 15300.2 apply.

Public Notification:

For the originally scheduled May 13, 2025, City Council hearing, a total of 953 public hearing notices were mailed to the applicant, occupants, and property owners of properties within a 500-foot radius on April 30, 2025. A legal ad was published on May 3, 2025 in the Daily Breeze, a newspaper of general circulation. This item was then continued to a date certain of May 27, 2025 which does not require re-noticing. The applicant received notice posters to post on-site reflecting the May 27, 2025 date 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 8. As of the writing of the report, staff has received no public comments.

Fiscal Impact:

There is no fiscal impact associated with the recommended actions.

Attachments:

1. Draft Resolution

2. Zoning Map

3. Project Plans

4. Updated Parking Study dated Feb 19, 2025

5. CC Resolution 06-6482

6. PC Resolution 08-23

7. PC Resolution 16-2

8. Public Notification Package

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9. Minutes from Planning Commission Meeting on March 18, 2025

10.Applicant Narrative on Parking Management
Respectfully Submitted by: Jake Whitney, Associate Planner Concur: Alexis Oropeza, Planning Manager
Concur: Alison Becker, AICP, Community Development Director Noted for Fiscal Impact: Henry Chao, Finance Manager
Concur: Brandon Walker, Administrative Services Director Legal Review: Todd Leishman, Interim City Attorney
Reviewed by: Leo Zalyan, Interim Deputy City Manager
Approved: Joe SanClemente, Interim City Manager / Public Works Director

CC Resolution 25-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, SUSTAINING THE PLANNING COMMISSION’S APPROVAL OF A PARKING PLAN AMENDMENT (PARK 25-01) AT 1601 PACIFIC COAST HIGHWAY IN THE SPECIFIC PLAN AREA 8 (SPA-8)

ZONE AND DETERMINING THAT THE PROJECT IS CATEGORICALLY

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA).

The City Council of the City of Hermosa Beach does hereby resolve, and order as follows:

Section 1. An application was filed by Margaret Taylor and John Farrace on November 26, 2024 on behalf of the property owner 1601 PCH LP (the applicant) requesting approval of Parking Plan Amendment (PARK25-01) to amend an existing Parking Plan to accommodate the consolidation of four existing retail tenant units totaling 5,368 square feet into two office or retail units, and to allow the activation of 1,203 square feet of previously non-leased common space into new leasable office or retail space without providing additional parking at the site’s shared parking structure, at 1601 Pacific Coast Highway in the Specific Plan Area 8 (SPA-8) Zone (the project).

Section 2. The applicant provided an updated parking study prepared by Minegar and Associates dated February 19, 2025 to analyze the parking impacts to the site based on the above listed scope of the Parking Plan Amendment (PARK25-01).

Section 3. The Planning Commission (PC) first approved a parking plan for the site (commonly known as the Hermosa Pavilion) in 1986 through PC Resolution 86-40. The original parking plan has been amended several times to allow different types of uses to occupy the building’s tenant spaces and to accommodate their expansion. The site was first approved for development as a theater, restaurant, and shopping complex. The most recent modification to the parking plan occurred in 2016 with the Planning Commission’s approval of PC Resolution 16-2 allowing for an expansion to an existing tutoring/educational facility. The site is governed by various entitlements, some governing the site at large, and others governing individual uses within the shopping complex. The relevant entitlements currently governing the parking plan at the site are CC Resolution 06-6482 (requiring free parking for the first validated two hours), PC Resolution 08-23 (modifying the allocation of uses), and PC Resolution 16-2 (sustaining the prior allocation of uses).

Section 4. The Planning Commission conducted a duly noticed public hearing to consider the applicant’s project on March 18, 2025, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission.

Following the public hearing, the Planning Commission approved Parking Plan Amendment (PARK25-01).

Section 5. Pursuant to Hermosa Beach Municipal Code (HBMC) Section 2.52.040, the City Council initiated a review of the Planning Commission’s action on the project at its regularly scheduled meeting on March 25, 2025 and scheduled a de novo public hearing to reconsider the project on May 27, 2025, at which time testimony and evidence, both written and oral, was presented to the Council.

Section 6. The proposed project is found by the City Council to be Categorically Exempt from the California Environmental Quality Act (CEQA) as defined under State CEQA Guidelines, section 15301 (e)(1), Class 1, “Existing Facilities.” The project consists of the operation or minor alteration of existing private structures or facilities, involving negligible or no expansion of existing use, as the project consists of an expansion of less than 50 percent of the existing floor area before the addition and less than 2,500 square feet total. Moreover, none of the exceptions to the categorical exemption(s) in State CEQA Guidelines, section 15300.2 apply:
a) The Project does not qualify for an exception due to its location because it is not situated in a particularly sensitive environment. The Project site is within an area that has already been developed with commercial uses.
b) The Project does not qualify for an exception due to significant cumulative impacts of the same type of project in the same place over time. The proposed Project proposes the consolidation of four retail tenant units totaling 5,368 square feet into two units, and to allow the activation of 1,203 square feet of previously nonleased common space into new leasable office or retail space without providing additional parking. The likelihood of successive similar projects at this location is low. Therefore, there is no foreseeable cumulative impact. c) The Project does not qualify for an exception due to unusual circumstances because the proposed commercial use of the site is consistent with the permitted uses in the area. The Project does not introduce any unusual characteristics that would result in a potentially significant environmental effect. d) The Project does not qualify for an exception due to scenic resources because the Project site is not located within an officially designated state scenic highway

corridor, and no significant scenic resources such as historic buildings, trees, or rock outcroppings will be damaged or removed.
e) The Project does not qualify for an exception due to hazardous waste sites because the site is not included on any hazardous waste site list compiled pursuant to Section 65962.5 of the Government Code.
f) The Project does not qualify for an exception due to historical resources, as the Project site is not located on a historic property or surrounded by historic structures, and the project will not cause a substantial adverse chance in the significance of a historical resource.

Section 7. Based on the testimony and evidence received, the City Council hereby further finds, determines, and declares the following pertaining to the application for a Parking Plan, pursuant to the review criteria for Parking Plans pursuant to HBMC Section

17.44.060(A)

1. Whether the affected requirements are those of permanent buildings, or those of mere occupancies;
The project would accommodate a new tenant suite configuration onsite as well as a 1,203-square-foot expansion of leasable space that would require maintaining the shared parking arrangement.

2. The peak as well as normal days and hours of operation of such buildings and of the structures and occupancies with which it is proposed to share multipleuse parking areas; The applicant provided an addendum to the prior parking study prepared by Minegar and Associates dated February 19, 2025 (the parking study) describing the changes in hour-by-hour parking demand. Specifically, when the converted common space is evaluated as an office use, the total projected peak parking demand (10 am on a Saturday) would reach 438 parking spaces required out of the existing 496 spaces available on site. This number is derived by taking the current peak parking demand under existing conditions (433 spaces used at the peak hour during a 7-day week) and adding five (5) utilized spots to this total which represents the theoretical parking demand generated by the proposed 1,203-square-foot expansion based on the City’s existing parking ratios for office space (1 space per 250 square feet). This amounts to an 88 percent utilization rate of the existing parking supply when taking into account existing office vacancies on site. When

the analysis considered conservative, future conditions under which the entire Hermosa Beach Pavilion would be at full occupancy, the analysis projected that there would be a deficit of one parking space during one morning hour in a sevenday week, amounting to a 100.2 percent utilization rate. However, this analysis is based on a very conservative set of assumptions. Planning staff and the city’s traffic engineer both reviewed and agree this very conservative estimate is unlikely to occur given the variability of business operating hours and days as well as vacancies.

3. Whether the proposed multiple-use parking area is normally or frequently used by the patrons, customers or employees of other buildings or occupancies which will share such parking area at the same time as the applicant’s patrons, customers and employees will normally or frequently utilize such parking area;
The project maintains the shared use of parking by both employees and customers.

The parking study considers the parking demand by both employees and customers within its calculations and finds an adequate supply to allow a 1,203- square-foot expansion in leasable space under existing vacancy conditions and further finds that in a future scenario in which the Hermosa Beach Pavilion is at full occupancy levels, there shall be one hour in a given 7 day week where there is projected to be a deficit of one parking space. However, this analysis is based on a very conservative set of assumptions under which the entire Hermosa Beach Pavilion would be at full occupancy, which does not account for variability in business operations and market conditions.

4. The certainty that the multiple-use parking area(s) will be available for satisfying such parking requirements to the extent approved, and the permanency of such availability; and
The project maintains the shared parking arrangement previously approved by the Planning Commission as recently as 2016, with minor changes in tenant suite configuration and an expansion of 1,203 square feet of leasable space. The applicant will be required to record a copy of the approved resolution describing the shared parking arrangement, as well as an affidavit of acceptance demonstrating the applicant acknowledges the entitlement in its entirety (See Condition of Approval #7).

5. The proximity and accessibility of the multiple-use parking area(s).

The project proposes no change to site circulation or use of tandem parking.

Additionally, the project will not change the location of provided parking in relation to uses on all engaged sites or means of access.

Section 8. Based on the evidence received at the public meeting, the City Council hereby further finds, determines, and declares that the project is consistent with the City’s General Plan (PLAN Hermosa) because the Parking Plan Amendment is consistent with Land Use Policies 1.7, 4.1, 13.2 and 13.4 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.

Policy:

1.7 Compatibility of uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses.

Conformity:

The property will continue to provide enough parking to accommodate the combination of uses onsite. Further, the shared parking arrangement provides enough shared parking during existing peak hours of operation, to ensure all parking will be onsite and no spillover into adjacent residential neighborhoods is expected under existing occupancy conditions.

Goal 4. A variety of corridors throughout the city provide opportunities for shopping, recreation, commerce, employment and circulation.

Policy:

4.1 Shared parking. Facilitate park-once and shared parking policies among private developments that contribute to a shared parking supply and interconnect with adjacent parking facilities.

Conformity:

The Community Commercial General Plan Designation is intended to provide commercial goods and services that primarily serve the local market and community. The proposed tenant space reconfiguration and leasable area expansion would amend the type of office/retail offerings in the community for added employment and commerce opportunities in the area.

Goal 13. Land uses patterns that improve the health of residents.

Policies:

13.2 Social and health needs. Support the continuation of existing and new uses that enhance the social and health needs of residents.

13.4 Private health uses. Allow for the development of private recreation, cultural, educational, institutional and health care uses along Corridors and in Districts, where they are compatible with existing uses.

Conformity:

The project proposes the reconfiguration of commercial tenant spaces as well as a 1,203 square foot expansion permitted under a shared parking arrangement.

Shared parking promotes efficient use of land, reduces traffic, and encourages walking. The reconfiguration would amend the type of office/retail offerings in the community for added employment and commerce opportunities.

Section 9. Based on the foregoing, the City Council hereby sustains the Planning Commission’s approval of the subject Parking Plan Amendment Case No. PARK 25-01 subject to the following Conditions of Approval.

Conditions of Approval:

1. The proposed modifications to the building, allocation of uses, and square footages shall be consistent with those identified in the Updated Parking Analysis, prepared by Minegar and Associates Inc., dated February 19, 2025, and shall be substantially consistent with the plans and application submitted and approved by the Planning Commission on March 18, 2025. The Community Development Director shall review and may approve minor modifications that do not otherwise conflict with the Municipal Code or requirements of this approval.

2. Any material change to the allocation of uses that increases parking demand shall require a Parking Plan Amendment. Modifications that do not increase parking demand pursuant to HBMC 17.44 (Off-Street Parking) may be approved by the Community Development Director.

3. The use shall be subject to and bound by all other restrictions pertaining to the building and parking structure as well as any parking management program applicable to a use in the building generally. The use and management of parking at the Hermosa Beach Pavilion shall continue to be subject to the programs set forth in City Council Resolution 06-6482, and Planning Commission Resolution 08-23, in addition to the specific approvals set forth in resolutions applied to various tenant spaces. Meanwhile the allocation of commercial uses shall be subject to the allocation specified in Condition #1.

4. All parking shall be shared among all uses within the Hermosa Beach Pavilion and shall be available within the structure for employees and customers of all tenants in the building. All parking shall be available on a first come, first served basis (i.e., no assigned or reserved spaces for any person, tenant space or use, except that tandem spaces may be assigned to employees).

5. A minimum of two-hour free validated parking within the Hermosa Beach Pavilion parking structure shall be provided for employees and patrons of the businesses. Signs shall be prominently displayed at all entry locations and in all public areas of the Hermosa Pavilion to promote the two-hour free validated parking program.

6. The Parking Plan Amendment shall not be effective unless and until the tenant space and its use conform to all codes, and Conditions of Approval have been complied with. Approval of these permits 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 will be provided.

7. Prior to issuance of the building permit, 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. 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 Parking Plan Amendment shall be recorded, and proof of recordation shall be submitted to the Community Development Department.

Section 10. This resolution shall take effect immediately. The City Clerk shall certify to the passage and adoption of this Resolution, and shall make a minute of the passage and adoption thereof in the minutes of the City Council meeting at which the same is passed and adopted.

Section 11. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the City Council must be made within 90 days after the final decision by the City Council.

PASSED, APPROVED, and ADOPTED on this 27th day of May, 2025.

Rob Saemann
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:

Myra Maravilla Todd Leishman
City Clerk Interim City Attorney

Project Zoning Map
City Council
May 13, 2025
Description
APN: 4184-025-21 l
1601 Pacific Coast Highway
Zone: SPA-8 Specific Plan Area 8
� R- l Single Family Residential
� R-l A Limited Single-Family Residential
� R-2 Two Family Residential
1111 R-2B Limited Multiple Family Residential
1111 R-3 Multiple Family Residential
� R-P Residential-Professional
� RPD Residential Planned Development
R-3PD Multiple Family Planned Development
� C- l Limited Business and Residential
� C-2 General Commercial
1111 C-3 General and Highway Commercial
1111 M-1 Light Manufacturing
� OS Open Space
� OS-1 Restricted Open Space
1111 OS-2 Restricted Open Space
� OS-O Open Space Overlay
� MHP Mobile Home Park
!22] SPA Specific Plan Area (Residential)
1111 SPA Specific Plan Area (Commercial)
� 500' Notification Radius

155 OFFICE 165 OFFICE PROJECT SUMMARY THE PROJECT CONSISTS OF TENANT IMPROVEMENT DESCRIPTION OF ALTERATIONS WORK: CONSOLIDATION OF 4 EXISTING RETAIL TENANT SITES AND PORTION OF EXISTING ARCADE COMMON SPACE INTO 2 SPEC OFFICE SUITES NEW PARTITIONS AND ELECTRICAL EXISTING SF FOR EACH SUITE: SUITE #155 - 853 SF SUITE #160 - 663 SF SUITE #165 - 1,173 SF SUITE #170 - 2,623 SF EXISTING COMMON SPACE: 4,275 SF AMOUNT OF SF BEING ADDED TO EACH EXISTING SUITE: SUITE #155 - 811 SF SUITE #165 - 392 SF NEW TOTAL SF FOR EACH SUITE: SUITE #155 - 2,254 SF SUITE #165 - 4,317 SF FIRE SUPPRESSION SPRINKLERS: ALTER EXISTING SYSTEM AND ADD NEW CONSTRUCTION, KEEPING EXISTING IN OPERATION. FIRE ALARM: ALTER EXISTING SYSTEM AND ADD NEW CONSTRUCTION, KEEPING EXISTING IN OPERATION. TELEPHONE: ALTER EXISTING SYSTEM AND ADD NEW CONSTRUCTION, KEEPING EXISTING IN OPERATION. KEY PLAN VICINITY MAP BUBRDLM BLKG BDBOLLD BLDG &AVG AUTO ARCH APPL ANOD ANNUNC ALT ALAFF ACOUS ACCES BUILT UP BROADLOOM BLOCKING BOARD BOLLARD BUILDING AND AVERAGE AUTOMATIC ARCHITECT(URAL) APPLIANCE ANODIZED ANNUNCIATOR ALTERNATE ALUMINUM ABOVE FINISHED FLOOR ACOUSTIC(AL) ACCESSORY WTRPRF WT W/O WDW WD WC W/ VIF VERT VEH U.N.O. UTIL UNDRLAY TYP T&G TRTD TRANS TRAF TLT THK SYS SUSP SURF STRUCT STRFR STL STD SST SIMSHORG SGL SFSECUR SCR WATERPROOFING WEIGHT WITHOUT WINDOW WOOD WATER CLOSET WITH VERIFY IN FIELD VERTICAL VEHICLE UNLESS NOTED OTHERWISE UTILITY UNDERLAYMENT TYPICAL TONGUE AND GROOVE TREATED TRANSPARENT TRAFFIC TOILET THICK SYSTEM(S) SUSPENDED SURFACE STRUCTURAL STOREFRONT STEEL STANDARD STAINLESS STEEL SIMILAR SHORING SINGLE SQUARE FEET SECURITY SCRIBE CABINET CARPET CEMENT(ITIOUS) CERAMIC CEILING COATING COILING CONCRETE CONSTRUCTION CONTINUOUS(ATION) CONTRACT(OR) COVER CONCRETE MASONRY UNIT DOUBLE DEPARTMENT DESIGN(ED) DETAIL DRINKING FOUNTAIN DIAMETER DIFFUSER DIMENSION DISPENSER DIVISION CAB CPT CEM CER CLG COATG COILG CONC CONSTR CONT CONTR COV CMU DBL DEPT DES DET DFDIA DIFF DIM DISP DIV DOWN DOLLAR (US CURRENCY) DOOR DISCONNECT DRAWER ELASTOMERIC ELECTRICAL EMBEDD(ED)(ING) ENGINEER(ED) ENTRANCE EQUAL EQUIPMENT EXISTING EXPANSION JOINT DN $DRDSCON DWR ELAST ELEC EMBED ENGR ENTR EQEQUIP EXIST EXP JT EXTERIOR FABRICATION FLOOR DRAIN FIRE EXTINGUISHER FIRE EXTINGUISHER CABINET FIRE HOSE CABINET FINISH FOLDING FIREPLACE FIRE RAT(ING)(ED) FRAMING FIXED FIXTURE FLOOR(ING) FURNITURE FABRIC WALL COVERING GAUGE GLASS FIBER REINFORCED GLASS FIBER REINFORCED GLASS FIBER REINFORCED GLASS GRAD(E)(ING) GYPSUM EXT FAB FDFEFEC FHC FIN FLDG FPLC FRFRMG FXD FXTR FLR FURN FWC GAGFRC GFRG GFRP GL GRGYP PLASTER GYPSUM CONCRETE EXPS EXPOSE(D) AIR CONDITIONING JAN INFILTR INT INTLK INSUL INSTRUM INFO HVAC HORIZ HMHDWE HDWD HD JANITOR INFILTRATION INTERIOR INTERLOCK(ING) INSULATION INSTRUMENT(ATION) INFORMATION HEATING, VENTILATING, AND HORIZONTAL HOLLOW METAL HARDWARE HARDWOOD HEAD KITCHEN LAVATORY POUND KIT LAV LB LIGHT LEVELING LOUVER MAXIMUM MANUFACTURED MANUFACTURER MECHANICAL METAL MEMBRANE MEZZANINE MINIMUM MISCELLANEOUS MILLWORK MOISTURE MOTOR(IZED) MOUNTED LTLVLG LVR MAX MFD MFR MECH MET MEMB MEZZ MIN MISC MLWK MOIST MOT MTD NOT IN CONTRACT NUMBER NOT TO SCALE ORNAMENTAL OVERFLOW OVERHEAD OPENING(S) OPERABLE PARTITION PEDESTRIAN PARTICLE BOARD PANEL POLYSTYRENE PORTABLE PREFINISHED PREFABRICATED PLASTIC LAMINATE PLASTER PLASTIC PLYWOOD PROTECTION READER RECESSED RECEPTACLE REFER(ENCE) REFLECTED REFRIGERATOR REQUIRED RESIST(ANT)(IVE) NIC NONTS ORNA OVFL OVHD OPNG OPR PTN PEDTR PBD PNL POLYST PORT PREFIN PREFAB PLAM PLAS PLSTC PLYWD PRTECN RDR RECES RECPT REF REFL REFR REQ'D RESIS RESILIENT ROOFING ROOM ROUGH OPENING RESIL RFG RMROREINF REINFORCE(D)(ING)(MENT) APPLICABLE CODES PROJECT DIRECTORY TRUE NORTH PLAN NORTH ABBREVIATIONS AN APPROVED SEISMIC GAS SHUTOFF VALVE SHALL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING. PER ORDINANCE 170,158) (INCLUDES COMMERCIAL ADDITIONS AND TI WORK OVER $10,000) SEPARATE PLUMBING PERMIT IS REQUIRED. SEISMIC GAS VALVE: THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND UNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITIES (POWER POLES, PULL-BOXES, TRANSFORMERS, VAULTS, PUMPS, VALVES, METERS, APPURTENANCES, ETC) OR TO THE LOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BE WITHIN TEN-FEET OF ANY POWER LINES - WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND / OR ADDITIONAL EXPENSE. CONSTRUCTION IN RIGHT-OF-WAY: DESIGN-BUILD NOTES: 1. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DRAWINGS, CALCULATIONS, GOVERNMENTAL AGENCY APPROVALS AND FEES TO COMPLETE THIS WORK FOR ALL SPRINKLER AND FIRE/LIFE SAFETY WORK/SCOPE. 2. ARCHITECTURAL DRAWINGS SUPERSEDE ALL ENGINEERING DRAWINGSW FOR QUANTITY AND LOCATION OF MATERIALS AND FIXTURES. 3. THE GENERAL CONTRACTOR AND/OR THEIR SUBCONTRACTORS ARE RESPONSIBLE FOR ANY REQUIRED CERTIFIED CALCULATIONS AND/OR DRAWINGS REQUIRED TO SATISFY INSPECTION REQUIREMENTS THAT RESULT FROM ON-SITE CONDITIONS OR WORK PERFORMED. FIRE SPRINKLERS, FIRE ALARM, LOW VOLTAGE MEP UNDER SEPARATE PERMITS DEFERRED SUBMITTALS: A0-00 COVER SHEET N/A SRMGM PROJECT NAME & LOCATION: NUMBER SEALS & SIGNATURES PROJECT NO.: 1264 DESCRIPTION DATE ISSUED: SCALE: SHEET SIZE: 30X42 DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:
1 ISSUE FOR CLIENT REVIEW 01/05/24

ISSUED FOR PLAN CHECK
N No. C 21600

LICENSED

ARCHITECT

GUIL LER
M
O
MONTER

STATEOF

CALIFORNIA
R E N . 4 - 3
0 - 2 5 SIGNED ON JULY 26, 2024
Telephone: (562) 355-0879
design collective 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA 1601 PCH STREET LEVEL SPEC SUITES 2 ISSUE FOR PRICING 03/06/243 ISSUE FOR PLAN CHECK 07/26/24 C:\Users\ShannonRoseMcShea\Desktop\1601
PCH\6-DWG\ARCHITECTURAL\CD\LARGE\A\A0-00-COVER
SHEET.dwg 1601 PCH STREET LEVEL SPEC SUITES 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA BUILDING MANAGEMENT: CBRE, INC. BUILDING OWNER 1601 PCH LP C/O HIDDEN HARBOR CAPITAL MANAGEMENT 1601 PACIFIC COAST HIGHWAY, SUITE 290 HERMOSA BEACH, CA 90254 TEL. (310) 612-3594 INTERIOR DESIGNER ONE design collective TEL. (562) 355-0879 CONTACT: SHANNON MCSHEA APPLICABLE CODES 2022 CBC (BASED ON 2021 IBC) 2022 CPC (BASED ON 2021 UPC) 2022 CEC (BASED ON 2021 NEC) 2022 CMC (BASED ON 2021 UMC) 2022 CBC ENERGY CODE TITLE 24, PART 6 2022 CGBC *2023 CITY OF HERMOSA BEACH, CA AMENDMENTS PER ORDINANCE 16-425 2019 CALIFORNIA FIRE CODE CHAPTER 3 USE AND OCCUPANCY CLASSIFICATION CLASSIFICATION 1. GROUP B: BUSINESS TOTAL USABLE SPACE: 6,571 USF TOTAL AREA OF WORK: 6,571 USF ACCESSIBLE RESTROOMS: YES NUMBER OF STORIES: 2 CONSTRUCTION TYPE: TYPE 1-FR SPRINKLERED BUILDING: YES PROJECT AREA INTERIOR DESIGN: A0-00 COVER SHEET A0-01 GENERAL NOTES A0-02 GENERAL NOTES A0-03 GENERAL NOTES A0-04 GENERAL NOTES PARKING STRUCTURE PLANS A2.1 AS-BUILT PARKING P2 LEVEL FLOOR PLAN A2.2 AS-BUILT PARKING P3 LEVEL FLOOR PLAN A2.3 P4 LEVEL FLOOR PLAN A2.4 P5 LEVEL FLOOR PLAN A2.5 AS-BUILT PARKING P6 LEVEL FLOOR PLAN INTERIOR DESIGN A1-00 DEMOLITION PLAN A1-01 PARTITION PLAN A3-00 DEMOLITION REFLECTED CEILING PLAN A3-01 REFLECTED CEILING PLAN A4-01 FINISH PLAN A5-01 EGRESS PLAN A6-01 ELEVATIONS A7-01 DETAILS A7-03 GLAZING DETAILS DA-01 PATH OF TRAVEL DA-02 EXISTING ACCESSIBLE RESTROOMS DA-03 ACCESSIBLE NOTES DA-04 ACCESSIBLE NOTES DRAWING INDEX "AMERICAN WITH DISABILITIES ACT (ADA) ARE FEDERAL OBLIGATIONS ONLY AND IS NOT REVIEWED BY LOCAL ENFORCEMENT AGENCIES. THIS PROJECT SHALL COMPLY WITH THE DISABLED ACCESS PROVISIONS SET FORTH IN THE CURRENT CALIFORNIA BUILDING CODE (CBC). IT IS THE PROPERTY OWNER'S AND THEIR AGENT'S RESPONSIBILITY TO COMPLY WITH ALL FEDERAL, STATE AND LOCAL CODES."

PROJECT NAME & LOCATION: NUMBER SEALS & SIGNATURES PROJECT NO.: 1264 DESCRIPTION DATE ISSUED: SCALE: SHEET SIZE: 30X42 DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:
1 ISSUE FOR CLIENT REVIEW 01/05/24

ISSUED FOR PLAN CHECK
N No. C 21600

LICENSED

ARCHITECT

GUIL LER
M
O
MONTER

STATEOF

CALIFORNIA
R E N . 4 - 3
0 - 2 5 SIGNED ON JULY 26, 2024
Telephone: (562) 355-0879
design collective 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA 1601 PCH STREET LEVEL SPEC SUITES 2 ISSUE FOR PRICING 03/06/24 DEMOLITION PLAN 3 ISSUE FOR PLAN CHECK 07/26/24 EXISTING PARTITIONS TO BE DEMOLISHED EXISTING PARTITIONS TO REMAIN EXISTING DOOR TO BE DEMOLISHED 1. REFER TO "A0.00" , 'A0.01", "A0.02", "A0.03"' "A0.04" AND "A0.05" DRAWINGS FOR ADDITIONAL NOTES AND INFORMATION. 2. SEE REFLECTED CEILING PLAN FOR ANY REQUIRED CEILING DEMOLITION. 3. PATCH AND SKIM COAT WALLS TO RECEIVE SPECIFIED WALL FINISH. 4. SAVE DOORS, FRAMES AND HARDWARE FOR RELOCATION OR RETURN TO BUILDING STOCK. COORDINATE STORAGE WITH BUILDING MANAGEMENT. 5. EXISTING WINDOW COVERINGS TO BE REMOVED, CLEANED AND REINSTALLED AFTER COMPLETION OF CONSTRUCTION. CHECK BUILDING STOCK BEFORE GENERATING NEW ORDER FOR MISSING ITEMS. 6. REMOVE ALL EXISTING FLOORING FINISHES ( CARPET & PAD) AND BASE. CONFIRM REMOVAL OF HARD SURFACE FLOORING, WOOD, TILE, VCT & STONE WITH ONE design collective. PREP DECK FOR NEW SCHEDULED FINISH. SUITE 155 DEMO EXISTING STOREFRONT THROUGHOUT. DEMO ALL WALLS, DOORS/FRAMES, ALL MILLWORK/DISPLAY CABINETS. DEMO ALL EXISTING CEILING, SOFFITS, LIGHTING AND HVAC. DEMO ALL KITCHEN EQUIPMENT AND PLUMBING THROUGHOUT. DEMO ALL FLOORING. SUITE 160 DEMO EXISTING STOREFRONT THROUGHOUT. DEMO ALL WALLS, DOORS/FRAMES AND ANY MILLWORK. DEMO ALL EXISTING CEILING, SOFFITS, LIGHTING AND HVAC. DEMO ALL FLOORING. SUITE 165 DEMO EXISTING STOREFRONT THROUGHOUT. DEMO ALL WALLS, DOORS, SLIDING DOORS TYP.

DEMO ALL EXISTING CEILING, SOFFITS, LIGHTING AND HVAC. DEMO ALL EXISTING MILLWORK AND PLUMBING THROUGHOUT. DEMO ALL FLOORING. SUITE 170 DEMO EXISTING STOREFRONT THROUGHOUT. DEMO ALL WALLS, MIRRORS, DOORS TYP.DEMO ALL EXISTING CEILING, SOFFITS, LIGHTING AND HVAC. DEMO ALL EXISTING MILLWORK AND RESTROOM PLUMBING THROUGHOUT. DEMO ALL FLOORING, SPORTS MATS. DEMO EXISTING TERRAZZO TILE FLOOR IN HATCHED AREA ONLY. TRY TO SALVAGE TILES IN GOOD CONDITION FOR POSSIBLE REUSE/FILL IN AFTER REMODEL. DEMO FAUX TREE TRUNKS IN ARCADE. DEMO FAUX TREE TRUNK - COLUMN TO REMAIN. DEMOLITION KEY NOTES PARTITIONS 1 SCALE 1/8" = 1'-0"
1 DEMOLITION NOTES
C:\Users\ShannonRoseMcShea\Desktop\1601
PCH\6-DWG\ARCHITECTURAL\CD\LARGE\A\A-1_Partition_&_Demolition_Plans.dwg A1-00 DEMOLITION PLAN 1/8"=1'-0" SRMGM 2 3 SUITE 155 853 SF SUITE 160 663 SF SUITE 165 1,173 SF SUITE 170 2,623 SF 3 2 1
4 4
5 5
5 5
67 6 7 EXISTING COMMON SPACE 4,275 SF

155 OFFICE 165 OFFICE 100 COMMON SPACE 01 A6.01 A6.01 02 155 A a A a 170 81'-10" 45'-7" 51'-4"
63'-5" DOOR SCHEDULE DOOR FRAMES TO MATCH EXISTING WITH CONTINUOUS MUTES U.N.O ASSEMBLIES MORE THAN 20 MINUTES OR DOUBLE EGRESS USE HOLLOW METAL WELDED FRAMES WITH 2" FRAME PROFILE PAINTEDSELECT COLOR, WITH 8 SILENCERS . A STRUCTURAL GLASS PAIR: 80" X 96 X 12", SATIN, POLISHED STAINLESS STEEL, 4 FLOOR DOOR STOPS 2 HEADER MOUNTED STOPS DOORS TO MATCH EXISTING, SEE DOOR ELEVATIONS FOR HANDLE LOCATIONS AND CR LAURENCE PATCH TYPES. * HARDWARE SCHEDULE ALL HARDWARE TO BE US26 (626) FINISH - SATIN CHROME U.N.O. a SUITE ENTRY PAIR LOCKSET; TO MATCH EXISTING * HARDWARE SPECIFICATIONS ALL HARDWARE TO BE SATIN CHROME FINISH UON. ALL LEVERS TO BE L-03 WITH ESCUTCHEON UON DEVICE MANUFACTURER CLOSER LCN LCN 1461 SMOOTH SLIM LINE COVER US26D, INSTALL ON INTERIOR SIDE OF DOORS. COORDINATOR IVES COR MATCH DOOR FRAME FINISH WITH FL FILLER BARS AS REQUIRED. AUTO FLUSH BOLTS IVES FB41P WITH DUST PROOF STRIKE DP1 AT THRESHOLD, DP2 AT FLOOR MATCH HARDWARE FINISH. THRESHOLD PEMKO 1665A MILL FINISH ALUMINUM HINGES HAGER BB NRP 1279 BALL BEARING NON REMOVABLE PIN 4-1/2' X 4-1/2" BB 1279 BALL BEARING 4-1/2' X 4-1/2" BB 1279 1279 STANDARD 4-1/2' X 4-1/2" ETW ELECTRONIC TRANSFER 4-1/2' X 4-1/2" DOOR STOP MOCKETT DS3 CLEAR ANODIZED ALUMINUM COAT HOOK MOCKETT CH23 METALLIC SILVER (23) END TYPE 'A' 8'-0" TEMPERED GLASS
3'-10" PARTITION PLAN PROJECT NAME & LOCATION: NUMBER SEALS & SIGNATURES PROJECT NO.: 1264 DESCRIPTION DATE ISSUED: SCALE: SHEET SIZE: 30X42 DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER: 1 ISSUE FOR CLIENT REVIEW 01/05/24 ISSUED FOR PLAN CHECK N No. C 21600 LICENSEDARCHITECT GUIL LERMO MONTER STATEOFCALIFORNIA R E N . 4 - 3 0 - 2 5 SIGNED ON JULY 26, 2024 Telephone: (562) 355-0879
design collective 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA 1601 PCH STREET LEVEL SPEC SUITES 2 ISSUE FOR PRICING 03/06/24 3 ISSUE FOR PLAN CHECK 07/26/24 EXISTING PARTITIONS TO REMAIN 1 HOUR RATED PARTITION, SEE DETAIL DETAIL NUMBER SHEET SHEET ELEVATION NUMBER ROOM NAME 1. REFER TO 'A0.00", 'A0.01', 'A0.02', 'A0.03', 'A0.04' AND 'A0.05' DRAWINGS FOR ADDITIONAL NOTES AND INFORMATION. 2. ALL TRADES TO INSPECT EXISTING SITE CONDITIONS PRIOR TO SUBMITTING BIDS. CONTRACTOR TO NOTIFY DESIGNER OF ANY CONFLICTS WITH THE WORK. 3. REPAIR AND PATCH ALL SURFACES WHERE WALLS HAVE BEEN REMOVED OR SCARRED FROM DEMOLITION. 4. REPAIR AND SKIM COAT ALL EXISTING PARTITIONS TO RECEIVE NEW FINISHES. 5. CONTRACTOR TO PREPARE ALL FLOORING SURFACES TO RECEIVE NEW FINISHES. FLASH PATCH AS REQUIRED FOR SMOOTH FINISH. PATCH ALL HOLES IN THE SLAB TO MATCH EXISTING CONDITION. 6. CONTRACTOR TO REVIEW PARTITION TYPES AGAINST MECHANICAL DRAWINGS TO COORDINATE AREAS OF PLENUM AND NON-PLENUM CEILINGS. 7. CONTRACTOR SHALL FURR OUT AND OR REMOVE PORTIONS OF EXISTING WALL CONSTRUCTION AS REQUIRED TO INSTALL NEW OUTLETS, SWITCHES, CONDUITS, PIPING, THERMOSTATS, ETC. AND REFINISH AS REQUIRED TO RECEIVE NEW FINISH. 8. EXTEND AND/OR MODIFY THE H.V.A.C., FIRE LIFE SAFETY & SPRINKLER SYSTEMS AS NEEDED TO ACCOMMODATE CURRENT CONSTRUCTION AND REVISED PARTITION CONFIGURATIONS. REFER TO ENGINEERING DRAWINGS 9. REPLACE ALL WINDOW COVERINGS WHICH WERE REMOVED DURING DEMOLITION. 10. PROVIDE NEW BUILDING WINDOW COVERINGS AT EXTERIOR WINDOWS WHERE REQUIRED BASED ON NEW LAYOUT 11. FIRE / LIFE SAFETY & SPRINKLER ENGINEERING SHALL BE DESIGN BUILD, AND G.C. MUST INCLUDE ENGINEERING COSTS IN THE BID. CONTACT BUILDING MANAGEMENT REGARDING LIST OF MANDATORY/ SUGGESTED SUB-CONTRACTORS AND BUILDING STANDARDS. 12. PATCH DRYWALL AT ALL ABANDONED OUTLET LOCATIONS. 13. ALL LOCKSETS SHALL BE CODED AND/OR KEYED IN ACCORDANCE WITH BUILDING REQUIREMENTS. CODES AND/OR KEYS ARE TO BE DELIVERED TO TENANT PROPERLY TESTED AND/OR TAGGED. THE NUMBER OF MASTER AND PASS KEYS SHALL BE COORDINATED WITH BUILDING MANAGEMENT UNLESS OTHERWISE NOTED. 14. EGRESS DOORS SHALL BE READILY OPERABLE FROM THE EGRESS SIDE OF THE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. SLAB TO SLAB PARTITION TO BE CONFIRMED WITH BUILDING ENGINEER. RATING CONFIRMATION REQUIRED. EXISTING RESTROOMS TO BE SHARED WITH THE ENTIRE BUILDING. FIRE EXTINGUISHER CABINET USE LARSEN'S ARCHITECTURAL SERIES, PAINTED STEEL VERTICAL DUO PAINT TO MATCH PARTITION WITHOUT LOCK SEMI-RECESSED 2409-R3 , R.O. 1012" W X 3" D X 25" H WITH 2A-10BC FIRE EXTINGUISHER WITH SFM TAG.. VERIFY LOCATION AND COUNTS WITH FIRE INSPECTOR PRIOR TO CLOSING WALLS PARTITION NOTES SECTION DESIGNATION SHEET 1A-5 1 A7-00 3 A7-01 GLASS PARTITION, SEE DETAIL 1 A7-02 DOOR NUMBER 101 DOOR NUMBER HARDWARE PER SCHEDULE DOOR TYPE PER SCHEDULE 000D h FEC 1 A-6 01 PARTITION KEYNOTES EQUIPMENT SYMBOLS 00 OFFICE 100 ROOM NUMBER SQUARE FOOTAGE PARTITIONS DOOR, FRAME AND HARDWARE TYPES SCALE 1/8" = 1'-0" 1 A1-01 PARTITION PLAN 1/8"=1'-0" SRMGM SLAB TO SLAB NON RATED PARTITION, SEE DETAIL 2 A7-01 SUITE 165 - 4,317 SF SUITE 155 - 2,254 SF 2 2 2 SF ADDED TO SUITE 155 - 811 SF SF ADDED TO SUITE 165 - 392 SFPage 908 of 1107 REFLECTED CEILING DEMOLITION PLAN PROJECT NAME & LOCATION: NUMBER SEALS & SIGNATURES PROJECT NO.: 1264 DESCRIPTION DATE ISSUED: SCALE: SHEET SIZE: 30X42 DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER: 1 ISSUE FOR CLIENT REVIEW 01/05/24 ISSUED FOR PRICING N Telephone: (562) 355-0879
design collective 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA 1601 PCH STREET LEVEL SPEC SUITES 1 ISSUE FOR PRICING 03/06/24 SCALE 1/8" = 1'-0" 1 REFLECTED CEILING PLAN SYMBOLS MATCH EXISTING LAMP APPEARANCE CLASSIFICATION. IF NEW THROUGHOUT ALL LAMPS SHALL HAVE CRI OF MIN 80 + 3500K ( 835) CLASSIFICATION. EXISTING DEMO EXISTING TO REMAIN SPECIFICATION EXISTING TO REMAIN SPEC E D A2-00 REFLECTED CEIL'G DEMO PLAN 1/8"=1'-0" SRMGM DEMO LIGHT FIXTURES AND CEILING IN AREA SHOWN REFLECTED CEILING NOTES REFLECTED CEILING KEY NOTES 1. SEE 'A0-00', 'A0-01', 'A0-02', 'A0-03', 'A0-04' AND 'A0-05' DRAWINGS FOR ADDITIONAL NOTES AND INFORMATION. 2. EXISTING CEILING GRID, TILE AND FIXTURES TO REMAIN U.N.O. 1 Y:\PROJECTS\1200\1264 - 1601
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155 OFFICE 170 OFFICE CEILING PLAN PROJECT NAME & LOCATION: NUMBER SEALS & SIGNATURES PROJECT NO.: 1264 DESCRIPTION DATE ISSUED: SCALE: SHEET SIZE: 30X42 DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER: 1 ISSUE FOR CLIENT REVIEW 01/05/24 ISSUED FOR PRICING N Telephone: (562) 355-0879
design collective 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA 1601 PCH STREET LEVEL SPEC SUITES 1 ISSUE FOR PRICING 03/06/24 EXISTING LIGHTING TO REMAIN THROUGHOUT ARCADE. ALTERNATE - REPLACE ALL EXISTING LIGHTING IN ARCADE PER THE SPECIFICATIONS. MATCH NEW DRYWALL SOFFIT HEIGHT TO THE ADJACENT SOFFIT HEIGHT. EXPOSED CEILING THROUGHOUT NEW OFFICE SPEC SUITES. REFLECTED CEILING NOTES REFLECTED CEILING KEY NOTES REFLECTED CEILING PLAN SYMBOLS 1. SEE 'A0-00', 'A0-01', 'A0-02', 'A0-03', 'A0-04' AND 'A0-05' DRAWINGS FOR ADDITIONAL NOTES AND INFORMATION. 2. ALL LIGHTING FIXTURES SHOWN ON PLAN ARE EXISTING UNLESS OTHERWISE NOTED. 3. REFER TO ENGINEERING FOR NEW FIXTURES AND DAYLIGHT CONTROLS 4. REFER TO MEP DRAWINGS FOR RELOCATION OR RECONFIGURATION OF EXISTING BUILDING RISERS, DUCTS OR PIPING IN RENOVATED AREAS. 5. RE-WORK/ADD HVAC AS REQUIRED PER ENGINEERING DRAWINGS. 6. CONTRACTOR TO RE-USE EXISTING HVAC AND REDISTRIBUTE AND ADD NEW AS REQUIRED FOR NEW LAYOUT, CODES AND BUILDING STANDARD.REFER TO MECHANICAL DRAWINGS. 7. ALL CEILING MOUNTED DEVICES; SENSORS, FIRE LIFE SAFETY ETC. TO BE WHITE. 8. RE-WORK EXISTING FIRE/LIFE/SAFETY DEVICES AND PROVIDE NEW AS REQUIRED TO COMPLY WITH BUILDING STANDARD, LOCAL CODE AND NEW LAYOUT. THIS WORK SHALL BE FILED UNDER SEPARATE PERMIT. 9. RE-WORK EXISTING SPRINKLER SYSTEM AS REQUIRED. THIS WORK TO BE FILED UNDER SEPARATE PERMIT. PROVIDE CONCEALED HEADS IN AREAS OF GYP. BOARD CONSTRUCTION. 10. REPLACE MISSING OR DAMAGED/STAINED SPRINKLER COVERS THROUGHOUT SUITE. 11. PROVIDE NEW TENANT STANDARD 2'X2' ACOUSTIC CEILING GRID AND TILES IN AREAS OF CONSTRUCTION/NEW CEILING. GC TO CONSOLIDATE EXISTING CEILING TILES WITH EXISTING AND NEW TILES WITH NEW. MATCH EXISTING LAMP APPEARANCE CLASSIFICATION. IF NEW THROUGHOUT ALL LAMPS SHALL HAVE CRI OF MIN 80 + 3500K ( 835) CLASSIFICATION. REFLECTED CEILING PLAN SYMBOLS +00'-00" CEILING HEIGHT FROM FINISH FLOOR 1 NEW SPECIFICATION A SCALE 1/8" = 1'-0" 1 Y:\PROJECTS\1200\1264 - 1601
PCH\6-DWG\ARCHITECTURAL\CD\LARGE\A\A-2_Ceiling_Plan.dwg NEW ACOUSTICAL CEILING TILE TO MATCH EXISTING (GC TO CONFIRM SPEC) A2-01 REFLECTED CEILING PLAN 1/8"=1'-0" SRMGM HE WILLIAMS - AT2 LED ARCHITECTURAL TROFFER - CURVED DEEP CENTER BC HE WILLIAMS - 4DR LED 4.5" DOWNLIGHT - ROUND LEDI LIGHTING INSPIRE MUD-IN COVE CHANNEL HE WILLIAMS LED LLM ARCHITECTURAL SLIMLINE - EMERGENCY LIGHTING +11'-00" +11'-06" +12'-00" +11'-00" +11'-00" +11'-00"+12'-00" +12'-00" +12'-00" +11'-06" +11'-00" 23 1 1 1 1 1 1 1 1 1 1 2 2 2 2 2 2 2 2 3 3 3 MATCH EXISTING D 4 4 4 Page 910 of 1107 155 OFFICE 170 OFFICE P1 CON1B1 P1 CON1B1 P- FINISH SCHEDULE NO MATERIAL MFG. MFG. NO COLOR REMARKS REMARKS CONTACT WALL FINISHES P-1 PAINT DUNN EDWARDS DEW383 COOL DECEMBER ALL SURFACES UON 100% ACRYLIC GLOSS UNITS NOT TO EXCEED 18 FOR WALL SURFACES, 5 FOR CEILINGSARCHITECTURAL PAINTS, COATINGS AND PRIMERS APPLIED TO INTERIOR WALLS AND CEILINGS: DO NOT EXCEED THE VOC CONTENT LIMITS ESTABLISHED IN GREEN SEAL STANDARD GS-11, PAINTS, FIRST EDITION, MAY 20, 1993. FLATS: 50 G/L NON-FLATS: 150 G/L 1. ASTM E84 SURFACE-BURNING CHARACTERISTICS A. FLAME SPREAD: 15 B. SMOKE DEVELOPED: 0 C. CLASS A P-2 PAINT DUNN EDWARDS MATCH EXISTING MATCH EXISTING CEILING PAINT BASE B-1 4" RUBBER BASE JOHNSONITE 08 ICICLE USE WITH P-1, COVED AT HARD SURFACE, STRAIGHT AT CARPET ASTM E 648 (NFPA 253): CRITICAL RADIANT FLUX – CLASS I ASTM E 84/NFPA 255 (FLAME/SMOKE) – CLASS B, < 450 USE ROLLED GOODS FOR ALL UON . USE ADHESIVE THAT COMPLIES WITH SCAQMD DISTRICT RULE #1168. FLOORING CON-1 CONCRETE HARD SCRAPE TS-1 RUBBER TRANSITION STRIP TBD CARPET TO CONCRETE TRANSITION XXXXXX FINISH PLAN SCALE 1/8" = 1'-0" 1 EXISTING FLOORING AND FINISHES TO REMAIN THROUGHOUT ARCADE. IN ARCADE - GC TO INFILL WITH EXISTING, SALVAGED FLOOR TILE IF POSSIBLE. ALTERNATE - GC TO MATCH EXISTING FIELD TILE FOR NEW FLOOR LAYOUT IN THIS AREA ONLY. GC TO MATCH ARCADE PAINT COLOR AND APPLY AT NEW CONSTRUCTED WALLS. 1. SEE 'A0-00', 'A0-01', 'A0-02', 'A0-03', 'A0-04',' AND 'A0-05' DRAWINGS FOR ADDITIONAL NOTES AND INFORMATION. 2. ALL TRADES TO INSPECT EXISTING SITE CONDITIONS PRIOR TO SUBMITTING BIDS. CONTRACTOR TO NOTIFY DESIGNER OF ANY CONFLICTS WITH THE WORK. 3. GC TO PROVIDE CERTIFIED INSTALLERS FOR ALL FLOORINGS. 4. ALL EXTERIOR GLASS AND WINDOW MULLIONS TO BE CLEANED UPON COMPLETION OF CONSTRUCTION AS A PART OF THE GENERAL CONSTRUCTION CLEAN-UP. 5. GC TO VERIFY EXISTING WINDOW SHADES MAY BE RE-INSTALLED (CORRECT SIZES) AT AREAS OF NEW OFFICE CONSTRUCTION. GC TO PROVIDE NEW IF REQUIRED FINISH NOTES FINISH KEY NOTES: 1 Y:\PROJECTS\1200\1264 - 1601
PCH\6-DWG\ARCHITECTURAL\CD\LARGE\A\A-4_Finish_Plan
OPT 1.dwg A4-01 FINISH PLAN 1/8"=1'-0" SRMGM PROJECT NAME & LOCATION: NUMBER SEALS & SIGNATURES PROJECT NO.: 1264 DESCRIPTION DATE ISSUED: SCALE: SHEET SIZE: 30X42 DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER: 1 ISSUE FOR CLIENT REVIEW 01/05/24 ISSUED FOR PRICING N Telephone: (562) 355-0879
design collective 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA 1601 PCH STREET LEVEL SPEC SUITES 1 ISSUE FOR PRICING 03/06/24 23 1 1 1 2 2 3 3 3 4 4 4 1 Page 911 of 1107

SOUTH ELEVATION
1 EAST ELEVATION
2 3 SCALE 3/8" = 1'-0" SCALE 3/8" = 1'-0" SCALE 3/8" = 1'-0" 4 SCALE 3/8" = 1'-0"
-- A6-01 ELEVATIONS AS NOTED SRMGM PROJECT NAME & LOCATION: NUMBER SEALS & SIGNATURES PROJECT NO.: 1264 DESCRIPTION DATE ISSUED: SCALE: SHEET SIZE: 30X42 DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:
1 ISSUE FOR CLIENT REVIEW 01/05/24

ISSUED FOR PRICING
N Telephone: (562) 355-0879
design collective 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA 1601 PCH STREET LEVEL SPEC SUITES 1 ISSUE FOR PRICING 03/06/24
Y:\PROJECTS\1200\1264 - 1601
PCH\6-DWG\ARCHITECTURAL\CD\LARGE\A\A6-ELEVATIONS.dwg

FINAL PARKING STUDY
for the
Conversion of 1,203 SF of Hallway Space Use to Office/Retail Use for the
Hermosa Beach Pavilion
at 1601 Pacific Coast Highway
City of Hermosa Beach
Community Development Department
Civic Center – 1315 Valley Drive
Hermosa Beach, CA 90254
MINAGAR & ASSOCIATES, INC.

Transportation Planning – Traffic Engineering – ITS Consultants 23282 Mill Creek Drive, East Tower, Suite 120
Laguna Hills, CA 92653
Tel: (949)707-1199
PRESENTED TO:

PREPARED BY:

FINAL PARKING STUDY
FOR
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE

FOR THE

HERMOSA BEACH PAVILION
AT
1601 PACIFIC COAST HIGHWAY
Prepared for:

CITY OF HERMOSA BEACH
Date:

FEBRUARY 19, 2025
I, Fred Minagar do hereby certify that this Parking Study was performed under my supervision. The enclosed memorandum summarizes the results of a parking utilization survey conducted for the existing Hermosa Beach Pavilion site located at 1601 Pacific Coast Highway, in the City of Hermosa Beach. The parking study identifies the existing parking supply and demand, and addresses the potential parking impacts associated with the requested conversion of 1,203 SF of Hallway Space Use to Office/Retail Use.

The following analyses were performed in compliance with local, state, national and industry wide standard principles, methodologies and best practices for parking accumulation and utilization studies, and shared parking demand forecasting. The field survey data presented in this report illustrate the true and accurate conditions of the HBP parking structure study site during the time periods described herein.

Fred Minagar, MS, RCE, PE, Registration No. 53466
Project Manager

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 3 MINAGAR & ASSOCIATES, INC.

Table of Contents

1.0 Introduction 5

2.0 Existing Parking Conditions 9

2.1 Existing Parking Supply 9

2.2 Existing Parking Requirement (City Code) 9

2.3 Existing Weekday Parking Utilization 10

2.4 Shared Parking at HBP Site 15

3.0 Proposed Parking Conditions 17

3.1 Proposed Conversion of 1,203 SF of Hallway Space Use to Office/Retail Use 17

3.2 Parking Requirement: Proposed Conversion of 1,203 SF Hallway Space Use Facility to Office/Retail Building 17

3.2.1 Parking Requirement (City Code) 17

3.2.2 Parking Requirement (Shared Parking Analysis) 18

3.2.3 Sensitivity Assessment 21

4.0 Conclusions and Recommendations 23

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 4 MINAGAR & ASSOCIATES, INC.

List of Figures
1-1 Vicinity Map 6
1-2 Project Site 7
2-1 Existing HBP Parking Utilization—Weekdays 11
2-2 Existing HBP Parking Utilization—Weekend 12
List of Tables
1-1 Existing and Proposed Tenant Use By Suite 8
2-0 Parking Availability at the HBP Parking Structure 9 2-1 Existing-Occupied Use Parking Requirement per City Code 10 2-2 Existing-Vacant Use Parking Requirement (Theoretical) 10 3-1 Existing-Vacant Use Under Shared Parking Requirement (Theoretical) 19 3-2 Shared Parking Demand (Proposed Condition) 19
3-3 Future Condition: Full Occupancy of HBP 20
3-4 Future Condition: Adjusted Full Occupancy of HBP 21 Attachments
A Proposed Hermosa Beach Pavilion Conversion to Office/Retail Use Site Plans B City of Hermosa Beach Applicable Parking Rates (Municipal Code) C As-Built Parking Plan
D Parking Site Occupancy Data

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 5 MINAGAR & ASSOCIATES, INC.

1.0 INTRODUCTION
Minagar & Associates, Inc. was requested by the City of Hermosa Beach to conduct a parking utilization study for the Hermosa Beach Pavilion (HBP), a Mixed-Use Use commercial development located at 1601 Pacific Coast Highway (PCH) at the corner of PCH and 16th Street, in the City of Hermosa Beach. The HBP is a two-story building and home to various office, retail, and health & fitness businesses operating out of leased suites on both floors. The vicinity of the site with respect to the local street system is shown in Figure 1-1.

The HBP owner/manager is planning to convert 1,203 square feet of first floor common area to spec suites (office/retail use). For reference, a summary of the existing suites within the building is provided below:

Existing-Occupied (92,347 square feet):
• 1st floor: Mixed-Use office and retail accumulating an area of 58,999 square feet (suites 101, 145, 150, 180).
• 2nd floor: Mixed-Use office and retail accumulating an area of 33,438 square feet (suites 245, 265-B, 280, 285, E)
Existing-Vacant (24,236 square feet):
• 1st floor: Mixed-Use office and retail suites accumulating an area of 13,170 square feet (suites 140,155,160, 165, 170, and 175)
• 2nd floor: Mixed-Use office and retail suites accumulating an area of 11,066 square feet (suites 265-A, E)
Minagar & Associates, Inc. conducted a study to evaluate whether the HBP can sufficiently accommodate the additional parking demands caused by the conversion of 1,203 square feet Hallway Space Use to Office/Retail Use with respect to the existing parking conditions at the HBP.

The HBP currently provides a cumulative 128,089 rentable square feet, or 116,583 square feet usable gross floor area. Attached to the main building is a six-level parking structure with covered parking spaces for employees and customers of the HBP. The parking structure contains 496 marked parking spaces and provides elevators, escalators, and stairwells at various levels to allow patrons to access the main storefront.

As shown in Figure 1-2, vehicular access to the parking structure is provided from two entranceways on 16th Street.

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF HALLWAY SPACE USE TO OFFICE/RETAIL USE 6 MINAGAR & ASSOCIATES, INC.

Figure 1-1. Vicinity Map
Project Site

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF HALLWAY SPACE USE TO OFFICE/RETAIL USE 7 MINAGAR & ASSOCIATES, INC.

Figure 1-2. Project Site
Minagar & Associates, Inc. conducted parking accumulation surveys at the existing parking structure site, estimated the probable shared-use parking demand of proposed developments at the HBP, and then compared the results with the City’s Municipal/Parking Code requirements.

The results of the parking analyses are described in the sections below. Table 1-1 summarizes the existing and proposed uses of the HBP site.

Street Access to Parking Structure
Delivery Entrance
Upper 4F access; Up to 5F/6F Lower 4F access; Down to 2F/3F In
Out

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF HALLWAY SPACE USE TO OFFICE/RETAIL USE 8 MINAGAR & ASSOCIATES, INC.

TABLE 1-1: Shared Parking Demand
Existing and Proposed Tenant Use by Suite*
N/C: No Change
*The list is updated as of February 5, 2025 Rent Roll
Vacant/For Lease
[1]Per Hermosa Beach’s Parking Code 17.44.030-0 (October 2021) 1/250 (general retail commercial) used in place of restaurant (1/100).
[2]“Service” Use based on related uses per Hermosa Beach’s Parking Code 17.44.030, such as General Retail (1/250), General Office (1/250), and Gym/Health & Fitness Center <3,000 SF (1/250). [3] 1,203 Square Feet is the Total Area of Proposed Conversion (Occupied+Vacant) per Plan Set in Appendix A [4] 92,347 Square Feet is the Total Area of Existing-Occupied (Proposed Conversion + Unchanged) Suites

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 9 MINAGAR & ASSOCIATES, INC.

2.0 EXISTING CONDITIONS

2.1 Existing Parking Supply
The Hermosa Beach Pavilion site provides 496 parking spaces within the existing parking structure. Parking spaces consist of a mix of standard and compact sized, handicap accessible stalls, motorcycle stalls, designated spaces for bicycles with bike racks, and several signed/marked stalls for customers and employees of specific tenants within the HBP. A breakdown of the total number of available marked parking spaces at each level of the parking structure is listed below:

Table 2-0
Parking Availability at the HBP Parking Structure
■ Level 2 122 spaces
■ Level 3 118 spaces
■ Level 4 81 spaces
■ Level 5 93 spaces
■ Level 6 82 spaces
Total: 496 available spaces
The parking structure is accessible at the street level at Level 4 via the public parking entrances on 16th Street. Parking Levels 2 and 3 are located underground, while Levels 5 and 6 are located aboveground.

2.2 Existing Requirement Per City Code
In accordance with the City of Hermosa Beach’s Municipal Code, Chapter 17.44 (030), “Off Street Parking-Commercial and Business Uses,” the owner of the site must provide the minimum number of required parking spaces to accommodate all of the site’s existing and anticipated proposed parking demands. This requirement is determined initially on the basis of the City’s Parking Code, which provides a schedule of parking rates to apply to individual land use types. In applying the City’s parking rates to the individual existing uses within the HBP, the cumulative number of required off-street parking spaces calculates to 787 (686 occupied + 96 (theoretical) +5 proposed). Table 2-1, shown below, summarizes this code-based requirement for the existing active tenant uses at the HBP. Subsequently, Table 2-2 highlights the theoretical projected

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 10 MINAGAR & ASSOCIATES, INC.
parking demand for the existing vacant spaces based on the square footage of the existing suites.

Table 2-1: Existing-Occupied Use Parking Requirement per City Code EXISTING SITE Required Parking
(496 provided on-site)
Ste. Tenant Land Use Size
(SF) Parking Ratio[1] # ofSpaces
101 24-Hour Fitness Gym/health
center 50,765 1 space per 100 SF 508
145 Absolute Laser Tattoo Removal Retail 1,662 1 space per 250 SF 7 150 Pacific Crest Multi Specialty
Surgery
Office
(Medical) 3,702 1 space per 200 SF 19
180 South Bay Golf Club Gym/health
center 2,870 1 space per 250 SF 12
245 Walker Law Firm, Inc Office 2,865 1 space per 250 SF 12 265-B Fusion Academy Office
(General) 6,478 1 space per 250 SF 26
280 Salon Republic Service [2] 16,179 1 space per 250 SF 65 285 Massage Envy Health Center 3,666 1 space per 250 SF 15 E (various office suites) Office
(General) 4,160 1 space per 250 SF 17
New Office Suites Office
(General) 1,203 1 space per 250 SF 5
Parking Requirement, Existing Uses (City Code based): 686 Spaces (28.0% shortage) Actual Peak Parking Demand [3]: 433 Spaces (13.7% surplus) [1] Per City of Hermosa Beach Municipal/Parking Code
[2] “Service” Use based on related uses per Hermosa Beach’s Parking Code 17.44.030 (October 2021), such as General Retail (1/250), General Office (1/250), and Gym/Health & Fitness Center <3,000 SF (1/250). [3] Based on peak-day/peak-hour parking accumulation surveys conducted at the HBP site by Metropolis Table 2-2: Existing-Vacant Use Parking Requirement (Theoretical) EXISTING SITE Required Parking
(496 provided on-site)
Ste. Tenant Land Use[2] Size
(SF) Parking Ratio[1] # ofSpaces
140 Vacant N/A 1,662 1 space per 250 SF 7
155 Vacant N/A 1,102 1 space per 250 SF 4
160 Vacant N/A 831 1 space per 250 SF 3
165 Vacant N/A 1,480 1 space per 250 SF 6
170 Vacant N/A 3,357 1 space per 250 SF 13
175 Vacant N/A 4,738 1 space per 250 SF 19
265-A Vacant N/A 4,800 1 space per 250 SF 19
E Vacant N/A 6,266 1 space per 250 SF 25
Total Projected Parking Demand: 96 Spaces

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 11 MINAGAR & ASSOCIATES, INC.
[1] Assumption of 1 space per 250 SF based on City of Hermosa Beach’s Parking Code 17.44.030 General Office (1/250)
[2]
Land Use not available due to vacancy status
Given the supply of 496 spaces and the calculated requirement for 787 (686 occupied + 96 (theoretical) vacant) spaces, there is a shortfall of 291 spaces. This shortfall is based on theoretical/city code data and represents current uses, intended to show the minimum demand for additional parking spaces based strictly on the City of Hermosa Beach’s Municipal Code parking rates. It does not reflect growth, increases in demand, or the actual field-survey demand as discussed below.

Due to the lack of land use data, a parking ratio of 1 space per 250 SF was assumed per the municipal code for all vacant suites for the purpose of this calculation.

2.3 Existing Weekday & Weekend Parking Utilization
Minagar & Associates, Inc. performed a comprehensive parking utilization analysis utilizing hourly occupancy data provided by Metropolis. The study encompassed a 21- day period from January 15, 2025, to February 5, 2025, with continuous 24-hour daily monitoring.

According to the provided site occupancy data:
7-day peak occupancy (occurred at 10:00 AM on a Saturday): 433 spaces Corresponding available spaces during the peak occupancy: 496 The analysis reveals a contrast between the City's Municipal Code parking requirements and the actual observed peak usage. While the code-based calculations indicate a parking shortage, the real-world utilization data demonstrates a marginal surplus in parking capacity. This disparity highlights the effectiveness of shared parking in Mixed-Use developments like the Hermosa Beach Pavilion, where complementary peak hours among different uses allow for more efficient use of parking resources.

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 12 MINAGAR & ASSOCIATES, INC.

The Mixed-Use commercial center's shared parking utilization on typical weekdays ranged from 18.15% to 79%, with an overall peak parking utilization/occupancy of

79.03% (392 out of 496 spaces occupied). This weekday peak utilization, typically occurring around 4:00 p.m. on weekdays, leaves 21.97% of spaces available even during periods of highest demand. The data shows a surplus of 104 spaces during peak demand, representing a 21.97% surplus in parking capacity (not accounting for the parking demand generated by future occupied vacant suites.).

The Mixed-Use commercial center's shared parking utilization on typical weekends ranged from 24.40% to 87%, with an overall peak parking utilization/occupancy of

87.3% (433 out of 496 spaces occupied). This weekend peak utilization, typically occurring around 10:00 a.m. on weekends, leaves 12.7% of spaces available even during periods of highest demand. The data shows a surplus of 63 spaces during peak demand, representing a 12.7% surplus in parking capacity based on the existing land use/space occupancy, existing parking supply (not accounting for the parking demand generated by future occupied vacant suites.) This observed parking behavior demonstrates the benefits of Mixed-Use development in optimizing parking utilization. The staggered peak hours of various uses within the Hermosa Beach Pavilion contribute to a more balanced and efficient use of the parking facilities throughout the day. Figures 2-1 and 2-2 provide a visual summary of the existing parking utilization data for the site.

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 13 MINAGAR & ASSOCIATES, INC.

FIGURE 2-1 WEEKDAY PARKING UTILIZATION
Time Occupied Parking
Spaces Vacant Parking Spaces Percent
Occupancy:
7:00 AM 255.0 241.0 51.41%
8:00 AM 277.0 219.0 55.85%
9:00 AM 338.0 158.0 68.15%
10:00 AM 346.0 150.0 69.76%
11:00 AM 344.0 152.0 69.35%
12:00 PM 329.0 167.0 66.33%
1:00 PM 348.0 148.0 70.16%
2:00 PM 361.0 135.0 72.78%
3:00 PM 386.0 110.0 77.82%
4:00 PM 392.0 104.0 79.03%
5:00 PM 390.0 106.0 78.63%
6:00 PM 369.0 127.0 74.40%
7:00 PM 314.0 182.0 63.31%
Average 342 154 69.00%
Peak Hour Weekday 7AM-7PM Parking Utilization
EXISTING PARKING SUPPLY = 496 Spaces

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 14 MINAGAR & ASSOCIATES, INC.

FIGURE 2-2 WEEKEND PARKING UTILIZATION
Time Occupied Parking
Spaces Vacant Parking Spaces Percent
Occupancy:
7:00 AM 157.0 339.0 31.65%
8:00 AM 276.0 220.0 55.65%
9:00 AM 396.0 100.0 79.84%
10:00 AM 433.0 63.0 87.30%
11:00 AM 411.0 85.0 82.86%
12:00 PM 379.0 117.0 76.41%
1:00 PM 370.0 126.0 74.60%
2:00 PM 332.0 164.0 66.94%
3:00 PM 309.0 187.0 62.30%
4:00 PM 271.0 225.0 54.64%
5:00 PM 262.0 234.0 52.82%
6:00 PM 243.0 253.0 48.99%
7:00 PM 197.0 299.0 39.72%
Average 311 186 62.59%
Peak Hour
EXISTING PARKING SUPPLY = 496 Spaces
Weekend 7AM-7PM Average Parking Utilization

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 15 MINAGAR & ASSOCIATES, INC.

2.4 Shared Parking Demand at the Hermosa Beach Pavilion The City of Hermosa Beach offers a multitude of attractions for visitors. During the Spring and Summer seasons, particularly on sunny days and on weekends, locals and visitors are drawn to the beach located just a few blocks to the west of Pacific Coast Highway. Beachgoers also visit local retail stores, restaurants, conduct business and vice versa. Thus, multiple land uses are visited, yet only one parking space is needed.

This type of shared parking activity, where the use of a parking space serves two or more individual land uses without conflict or encroachment, is seen at the Hermosa Beach Pavilion as a result of two key observed factors:
1) The complementary relationships between land uses within the HBP, resulting in multiple trip purposes for visitors on the same "parked" trip (e.g., office employees using the 24-hour fitness upon arriving or departing from the HBP, etc.);
2) The demand for HBP uses varied during different times of the day. For example, the 24-hour fitness experienced peak patronage before and after typical weekday work hours. When considered for all of the different uses within the center, these arrival variations and staggered business activities lend to the shared parking qualities of the HBP.

Mixed-Use developments like the HBP are often able to capitalize on the benefits of shared parking by developing a variety of diverse, but complementary land use types on a single site. This usually results in a parking demand for the overall site that is appreciably lower than the sum of individual parking demands for each land use when considered as separate, freestanding developments. The Institute of Transportation Engineers (ITE) calls these types of trips with primary/secondary visit purposes “internal trips/capture,” for which trip and parking reductions can be taken.

In reducing the number of parking spaces required to such uses, shared parking provides spatial benefits to the community, especially for the surrounding built-out beach neighborhood and downtown district of Hermosa Beach where public parking during peak periods comes at a premium. After conducting several field visits and reviewing the proposed tenant uses of the Hermosa Beach Pavilion, it was determined that the site does currently provide, and will continue to provide, opportunities for shared

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 16 MINAGAR & ASSOCIATES, INC.
parking resulting in the need to consider an appropriate discount to the overall parking requirement to reflect more realistic shared parking demands.

While the relationship between complementary land uses might reduce the overall parking demand, there are limits to the influence of captive market effects, such as the relative proximity of land uses to one another, and also to available parking facilities.

Minagar & Associates, Inc.’s field visits, however, verified that with respect to such physical constraints there are indeed high incentives for shared parking at the HBP, due to several factors such as:
• Connectivity and proximity of each land use within the HBP. The shops are located side-by-side and enclosed in an indoor mall type of environment; • Direct indoor access from the parking structure to the shops, and vice versa, within the HBP;
• Use of a vertical parking structure that minimizes walk times from user vehicles to the shops, and the added convenience for visitors and employees of being able to access each level via escalator, elevator or stairwell; and • Convenient pedestrian accessibility to the HBP from adjacent streets and sidewalks.

As described in Section 3.3.2, a shared parking analysis and forecast was conducted using the above observations, in order to estimate a more realistic potential for peak shared parking demand at the Hermosa Beach Pavilion under the proposed condition.

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 17 MINAGAR & ASSOCIATES, INC.

3.0 PROPOSED PARKING CONDITIONS

3.1 Proposed Conversion of 1,203 SF Hallway Space Use to Office/Retail Use The HBP owner/manager is planning to convert 1203 square feet of first floor common area to spec suites (office use). The proposed action plan will impact the following suites (per plan set provided in Appendix A):

Existing-Vacant (6,770 square feet):
• 1st floor: Mixed-Use office and retail suites (suites 155, 160, 165, 170)

3.2 Parking Requirement: Proposed Conversion of 1203 SF Hallway Space Use to Office/Retail Use

3.2.1 Required Parking per City Code
The City of Hermosa Beach’s Parking Code (October 2021) requires that a site’s proposed parking demand be determined on the basis of square footage, in accordance with established parking ratios and the proposed land use types for the project site.

Using the City’s municipal code parking rate requirements for the conversion of MixedUse Space Hermosa Beach Pavilion to an Office Use Space, the HBP will be required to provide an additional 5 parking spaces to accommodate the proposed 1203 SF office conversion.

The total required parking for the HBP site under the proposed conditions, calculated by adding the estimated City Code-based parking requirement for the proposed use to the baseline observed peak parking demand of the site, is therefore 534 parking spaces (433 peak weekend demand + 96 (vacant) + 5 new spaces). This estimation method represents the state-of-the-practice for evaluating the updated parking requirement of a Mixed-Use development, and is the accepted practice in beach communities of Los Angeles County, Orange County, and other coastline cities throughout the State of California.

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 18 MINAGAR & ASSOCIATES, INC.

3.2.2 Shared Parking Requirement (ULI Shared Parking Analysis) A shared parking analysis was conducted to provide an alternative, more practical estimate of the projected peak parking demands of the HBP. As stated in Section 2.4, multiple field visits, site observations and parking survey data collected at the HBP confirmed that the Pavilion experiences shared parking characteristics on typical weekdays and weekends. Due to the location and complementary nature of the interior office, retail and service businesses, the HBP under the proposed condition will continue to be consistent with the Mixed-Use nature of the site and benefit from shared parking.

Empirical data on this has been collected by ITE, and shared time-of-day parking rates have been developed for specific land uses. The Urban Land Institute (ULI) Shared Parking Manual was used to evaluate time-of-day parking reductions for the HBP under the proposed condition. This methodology first estimates the "stand-alone" peak parking requirements for each land use, then applies a combination of reduction factors to account for shared parking effects such as seasonality, time-of-day variations, modal splits—and as needed—locally-developed parking requirements and considerations.

Each of these factors is then incorporated into pre-developed calculation worksheets which apply the factors to the selected land uses comprising the development. A projected peak shared parking requirement is then calculated for the peak time-of-day, day-of-week, and season during the year in which shared parking activity at the site will reach a maximum.

For this analysis, Minagar & Associates, Inc. considered the "proposed" site condition to consist of the pre-existing peak period baseline demand (based on the field-measured parking accumulation surveys from Metropolis) parking generation estimates were determined using ULI- and ITE-derived parking data for each land use.

Table 3-1 depicts the theoretical parking demand generated by the vacant suites based on the ULI parking demand ratio of 1 space for every 350 SF of office use.

Table 3-2, below, summarizes the results of the shared parking analysis for the proposed condition excluding the parking demand for vacant suites. The total number of shared parking spaces for each land use is listed in the table.

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 19 MINAGAR & ASSOCIATES, INC.

Table 3-1: Existing-Vacant Use Under Shared Parking Requirement (Theoretical) EXISTING SITE Required Parking
(496 provided on-site)
Ste. Tenant Land Use Size
(SF) Parking Ratio # ofSpaces
140 Vacant N/A 1,662 1 space per 350 SF 4
155 Vacant N/A 1,102 1 space per 350 SF 3
160 Vacant N/A 831 1 space per 350 SF 2
165 Vacant N/A 1,480 1 space per 350 SF 4
170 Vacant N/A 3,357 1 space per 350 SF 9
175 Vacant N/A 4,738 1 space per 350 SF 13
265-A Vacant N/A 4,800 1 space per 350 SF 13
E Vacant N/A 6,266 1 space per 350 SF 18
Total Projected Parking Demand: 66 Spaces
TABLE 3-2: Shared Parking Demand
Proposed Conversion of 1,203 SF Hallway Space Use to Office/Retail Use (excluding existing vacant office suites)
As shown in Table 3-2, the peak shared parking demand occurs at 10:00 AM, with a total of 438 spaces required. This includes 433 spaces from existing occupied uses and 5 spaces from the new 1,203 SF office/retail conversion. The shared parking analysis

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 20 MINAGAR & ASSOCIATES, INC.
demonstrates that the HBP can accommodate the proposed changes within the existing 496-space supply, with a surplus of 58 spaces during peak demand. With the addition of the converted HBP space, the HBP will be parked at 88% utilization (438 / 496 spaces).

TABLE 3-3: Shared Parking Demand
Future Condition: Full Occupancy of HBP
The results shown in Table 3-3 reveal that the future peak parking demand will occur at 10:00 AM during the peak weekend, for a total accumulation of 497 spaces. In comparing the findings of the shared parking analysis using the ITE/ULI parking rates, it is seen that the parking demand for the full occupancy condition is not met given the current supply of parking spaces at 496. The HBP parking structure will operate at a utilization rate of 100.2% during the peak hour with an insignificant deficit of only 1 parking space during the worst hour and day of a typical 7-day week when the entire building is fully occupied.

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 21 MINAGAR & ASSOCIATES, INC.

3.2.3 Sensitivity Assessment for Rectifying Only One (1) Parking Space Deficit The results from the shared parking analysis indicates that at full occupancy, the HBP parking structures would not be able to support the parking demand during the worst one AM hour of a Saturday of a typical 7-day week. A sensitivity assessment was conducted to determine possible mitigation measures that would allow for the proposed conversion to be approved. The analysis determined that the HBP parking structures can support the peak parking demand (at 10:00 AM on a Saturday) at full occupancy under the condition in which 1,486 SF of executive suite space is prohibited from being occupied during weekend peak hours. Table 3-4 summarizes the findings of the analysis.

TABLE 3-4: Sensitivity Assessment
Future Condition: Adjusted Full Occupancy of HBP*
*Adjusted Full Occupancy of HBP is defined as the conditon in which only 1,486 SF of the Executive Suite Spaces ) out of the enitre building are prohibited to be occupied during the peak weekend hour.

The results shown in Table 3-4 reveal that the total shared parking demand under the conditon stated above would result in 496 occupied parking spaces. Given the existing supply of 496 spaces, the HBP parking structure will operate at capacity with no parking space deficits during peak weekend hours.

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 22 MINAGAR & ASSOCIATES, INC.

4.0 CONCLUSIONS AND RECOMMENDATIONS
Minagar & Associates, Inc. conducted a comprehensive parking study for the Hermosa Beach Pavilion (HBP) with respect to the proposed conversion of 1,203 SF first floor spec suites (office or retail). The parking study included an analysis of hourly parking utilization data over a 21-day period from January 15, 2025 to February 5, 2025, and an assessment of relevant City Code parking requirements. Based upon the composite results of these analyses, the following conclusions were derived:

1. The existing, attached six-level enclosed parking structure provides the HBP with a total of 496 available parking spaces. During the peak weekend, a maximum of 433 of these parking spaces are occupied during the peak hour (87.29% maximum utilization), leaving 63 vacant parking spaces remaining under the existing conditions. Peak parking activity at the HBP site was observed to occur typically around 10:00 a.m. on weekends.

2. Using the City of Hermosa Beach's Municipal Code "parking rates" to directly determine off-street parking space requirements, the existing HBP site is required to provide 686 spaces to accommodate the parking of its existing tenant land uses.

3. The difference of 253 parking spaces between the City's 686-space requirement and the actual surveyed maximum accumulation of 433 parked vehicles is attributable to the prevailing shared parking activities observed at the HBP. At its most fundamental level, shared parking is demonstrated when one parking space is used to serve two or more land uses, and is the result of motorists using a single auto trip and parking space to visit multiple land uses.

4. The proposed interior developments include the 1203 SF conversion of first floor common area to office/retail use spec suites at HBP. City Code-based parking requirements for the HBP site under this condition are represented by the baseline peak parking demand from the parking utilization data (433 spaces), plus the theoretical parking demand from the vacant suites (96 spaces) plus the calculated parking demand of the proposed conversion (5 spaces) through the direct application of the City of Hermosa Beach's parking ratio formulas (1 space per 250 SF for office or retail use). This results in a total parking requirement of

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 23 MINAGAR & ASSOCIATES, INC.
534 spaces. Given the existing supply of 496 spaces, this yields a theoretical deficit of 38 spaces.

6. Consistent with the ITE/ULI shared parking methodology, Minagar & Associates, Inc. conducted a shared parking analysis to more realistically estimate the parking demand requirements of the HBP under the proposed conditions at full occupancy. Shared parking demand projections for the "proposed" condition (i.e., HBP conversion of 1,203 SF first floor spec suites to office/retail use) reveals the peak shared-parking demand for the HBP to be 497 parking spaces.

7. Given the existing parking supply of 496 parking spaces within the attached parking structure, it is determined that the HBP does provide an adequate supply of off-street parking spaces to accommodate the proposed conversion of 1,203 SF of hallway space to office or retail use contingent upon the condition in which 1,486 SF of executive office space is not occupied during peak weekend hours.

FINAL PARKING STUDY FEBRUARY 19, 2025
HERMOSA BEACH PAVILION AT 1601 PACIFIC COAST HIGHWAY
CONVERSION OF 1,203 SF OF HALLWAY SPACE USE TO OFFICE/RETAIL USE 24 MINAGAR & ASSOCIATES, INC.

Appendix A
Proposed Hermosa Beach Pavilion Site Plans

155 OFFICE 165 OFFICE PROJECT SUMMARY THE PROJECT CONSISTS OF TENANT IMPROVEMENT DESCRIPTION OF ALTERATIONS WORK: CONSOLIDATION OF 4 EXISTING RETAIL TENANT SITES AND PORTION OF EXISTING ARCADE COMMON SPACE INTO 2 SPEC OFFICE SUITES NEW PARTITIONS AND ELECTRICAL EXISTING SF FOR EACH SUITE: SUITE #155 - 853 SF SUITE #160 - 663 SF SUITE #165 - 1,173 SF SUITE #170 - 2,623 SF EXISTING COMMON SPACE: 4,275 SF AMOUNT OF SF BEING ADDED TO EACH EXISTING SUITE: SUITE #155 - 811 SF SUITE #165 - 392 SF NEW TOTAL SF FOR EACH SUITE: SUITE #155 - 2,254 SF SUITE #165 - 4,317 SF FIRE SUPPRESSION SPRINKLERS: ALTER EXISTING SYSTEM AND ADD NEW CONSTRUCTION, KEEPING EXISTING IN OPERATION. FIRE ALARM: ALTER EXISTING SYSTEM AND ADD NEW CONSTRUCTION, KEEPING EXISTING IN OPERATION. TELEPHONE: ALTER EXISTING SYSTEM AND ADD NEW CONSTRUCTION, KEEPING EXISTING IN OPERATION. KEY PLAN VICINITY MAP BUBRDLM BLKG BDBOLLD BLDG &AVG AUTO ARCH APPL ANOD ANNUNC ALT ALAFF ACOUS ACCES BUILT UP BROADLOOM BLOCKING BOARD BOLLARD BUILDING AND AVERAGE AUTOMATIC ARCHITECT(URAL) APPLIANCE ANODIZED ANNUNCIATOR ALTERNATE ALUMINUM ABOVE FINISHED FLOOR ACOUSTIC(AL) ACCESSORY WTRPRF WT W/O WDW WD WC W/ VIF VERT VEH U.N.O. UTIL UNDRLAY TYP T&G TRTD TRANS TRAF TLT THK SYS SUSP SURF STRUCT STRFR STL STD SST SIMSHORG SGL SFSECUR SCR WATERPROOFING WEIGHT WITHOUT WINDOW WOOD WATER CLOSET WITH VERIFY IN FIELD VERTICAL VEHICLE UNLESS NOTED OTHERWISE UTILITY UNDERLAYMENT TYPICAL TONGUE AND GROOVE TREATED TRANSPARENT TRAFFIC TOILET THICK SYSTEM(S) SUSPENDED SURFACE STRUCTURAL STOREFRONT STEEL STANDARD STAINLESS STEEL SIMILAR SHORING SINGLE SQUARE FEET SECURITY SCRIBE CABINET CARPET CEMENT(ITIOUS) CERAMIC CEILING COATING COILING CONCRETE CONSTRUCTION CONTINUOUS(ATION) CONTRACT(OR) COVER CONCRETE MASONRY UNIT DOUBLE DEPARTMENT DESIGN(ED) DETAIL DRINKING FOUNTAIN DIAMETER DIFFUSER DIMENSION DISPENSER DIVISION CAB CPT CEM CER CLG COATG COILG CONC CONSTR CONT CONTR COV CMU DBL DEPT DES DET DFDIA DIFF DIM DISP DIV DOWN DOLLAR (US CURRENCY) DOOR DISCONNECT DRAWER ELASTOMERIC ELECTRICAL EMBEDD(ED)(ING) ENGINEER(ED) ENTRANCE EQUAL EQUIPMENT EXISTING EXPANSION JOINT DN $DRDSCON DWR ELAST ELEC EMBED ENGR ENTR EQEQUIP EXIST EXP JT EXTERIOR FABRICATION FLOOR DRAIN FIRE EXTINGUISHER FIRE EXTINGUISHER CABINET FIRE HOSE CABINET FINISH FOLDING FIREPLACE FIRE RAT(ING)(ED) FRAMING FIXED FIXTURE FLOOR(ING) FURNITURE FABRIC WALL COVERING GAUGE GLASS FIBER REINFORCED GLASS FIBER REINFORCED GLASS FIBER REINFORCED GLASS GRAD(E)(ING) GYPSUM EXT FAB FDFEFEC FHC FIN FLDG FPLC FRFRMG FXD FXTR FLR FURN FWC GAGFRC GFRG GFRP GL GRGYP PLASTER GYPSUM CONCRETE EXPS EXPOSE(D) AIR CONDITIONING JAN INFILTR INT INTLK INSUL INSTRUM INFO HVAC HORIZ HMHDWE HDWD HD JANITOR INFILTRATION INTERIOR INTERLOCK(ING) INSULATION INSTRUMENT(ATION) INFORMATION HEATING, VENTILATING, AND HORIZONTAL HOLLOW METAL HARDWARE HARDWOOD HEAD KITCHEN LAVATORY POUND KIT LAV LB LIGHT LEVELING LOUVER MAXIMUM MANUFACTURED MANUFACTURER MECHANICAL METAL MEMBRANE MEZZANINE MINIMUM MISCELLANEOUS MILLWORK MOISTURE MOTOR(IZED) MOUNTED LTLVLG LVR MAX MFD MFR MECH MET MEMB MEZZ MIN MISC MLWK MOIST MOT MTD NOT IN CONTRACT NUMBER NOT TO SCALE ORNAMENTAL OVERFLOW OVERHEAD OPENING(S) OPERABLE PARTITION PEDESTRIAN PARTICLE BOARD PANEL POLYSTYRENE PORTABLE PREFINISHED PREFABRICATED PLASTIC LAMINATE PLASTER PLASTIC PLYWOOD PROTECTION READER RECESSED RECEPTACLE REFER(ENCE) REFLECTED REFRIGERATOR REQUIRED RESIST(ANT)(IVE) NIC NONTS ORNA OVFL OVHD OPNG OPR PTN PEDTR PBD PNL POLYST PORT PREFIN PREFAB PLAM PLAS PLSTC PLYWD PRTECN RDR RECES RECPT REF REFL REFR REQ'D RESIS RESILIENT ROOFING ROOM ROUGH OPENING RESIL RFG RMROREINF REINFORCE(D)(ING)(MENT) APPLICABLE CODES PROJECT DIRECTORY TRUE NORTH PLAN NORTH ABBREVIATIONS AN APPROVED SEISMIC GAS SHUTOFF VALVE SHALL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING. PER ORDINANCE 170,158) (INCLUDES COMMERCIAL ADDITIONS AND TI WORK OVER $10,000) SEPARATE PLUMBING PERMIT IS REQUIRED. SEISMIC GAS VALVE: THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND UNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITIES (POWER POLES, PULL-BOXES, TRANSFORMERS, VAULTS, PUMPS, VALVES, METERS, APPURTENANCES, ETC) OR TO THE LOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BE WITHIN TEN-FEET OF ANY POWER LINES - WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND / OR ADDITIONAL EXPENSE. CONSTRUCTION IN RIGHT-OF-WAY: DESIGN-BUILD NOTES: 1. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DRAWINGS, CALCULATIONS, GOVERNMENTAL AGENCY APPROVALS AND FEES TO COMPLETE THIS WORK FOR ALL SPRINKLER AND FIRE/LIFE SAFETY WORK/SCOPE. 2. ARCHITECTURAL DRAWINGS SUPERSEDE ALL ENGINEERING DRAWINGSW FOR QUANTITY AND LOCATION OF MATERIALS AND FIXTURES. 3. THE GENERAL CONTRACTOR AND/OR THEIR SUBCONTRACTORS ARE RESPONSIBLE FOR ANY REQUIRED CERTIFIED CALCULATIONS AND/OR DRAWINGS REQUIRED TO SATISFY INSPECTION REQUIREMENTS THAT RESULT FROM ON-SITE CONDITIONS OR WORK PERFORMED. FIRE SPRINKLERS, FIRE ALARM, LOW VOLTAGE MEP UNDER SEPARATE PERMITS DEFERRED SUBMITTALS: A0-00 COVER SHEET N/A SRMGM PROJECT NAME & LOCATION: NUMBER SEALS & SIGNATURES PROJECT NO.: 1264 DESCRIPTION DATE ISSUED: SCALE: SHEET SIZE: 30X42 DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:
1 ISSUE FOR CLIENT REVIEW 01/05/24

ISSUED FOR PLAN CHECK
N No. C 21600

LICENSED

ARCHITECT

GUIL LER
M
O
MONTER

STATEOF

CALIFORNIA
R E N . 4 - 3
0 - 2 5 SIGNED ON JULY 26, 2024
Telephone: (562) 355-0879
design collective 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA 1601 PCH STREET LEVEL SPEC SUITES 2 ISSUE FOR PRICING 03/06/243 ISSUE FOR PLAN CHECK 07/26/24 C:\Users\ShannonRoseMcShea\Desktop\1601
PCH\6-DWG\ARCHITECTURAL\CD\LARGE\A\A0-00-COVER
SHEET.dwg 1601 PCH STREET LEVEL SPEC SUITES 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA BUILDING MANAGEMENT: CBRE, INC. BUILDING OWNER 1601 PCH LP C/O HIDDEN HARBOR CAPITAL MANAGEMENT 1601 PACIFIC COAST HIGHWAY, SUITE 290 HERMOSA BEACH, CA 90254 TEL. (310) 612-3594 INTERIOR DESIGNER ONE design collective TEL. (562) 355-0879 CONTACT: SHANNON MCSHEA APPLICABLE CODES 2022 CBC (BASED ON 2021 IBC) 2022 CPC (BASED ON 2021 UPC) 2022 CEC (BASED ON 2021 NEC) 2022 CMC (BASED ON 2021 UMC) 2022 CBC ENERGY CODE TITLE 24, PART 6 2022 CGBC *2023 CITY OF HERMOSA BEACH, CA AMENDMENTS PER ORDINANCE 16-425 2019 CALIFORNIA FIRE CODE CHAPTER 3 USE AND OCCUPANCY CLASSIFICATION CLASSIFICATION 1. GROUP B: BUSINESS TOTAL USABLE SPACE: 6,571 USF TOTAL AREA OF WORK: 6,571 USF ACCESSIBLE RESTROOMS: YES NUMBER OF STORIES: 2 CONSTRUCTION TYPE: TYPE 1-FR SPRINKLERED BUILDING: YES PROJECT AREA INTERIOR DESIGN: A0-00 COVER SHEET A0-01 GENERAL NOTES A0-02 GENERAL NOTES A0-03 GENERAL NOTES A0-04 GENERAL NOTES PARKING STRUCTURE PLANS A2.1 AS-BUILT PARKING P2 LEVEL FLOOR PLAN A2.2 AS-BUILT PARKING P3 LEVEL FLOOR PLAN A2.3 P4 LEVEL FLOOR PLAN A2.4 P5 LEVEL FLOOR PLAN A2.5 AS-BUILT PARKING P6 LEVEL FLOOR PLAN INTERIOR DESIGN A1-00 DEMOLITION PLAN A1-01 PARTITION PLAN A3-00 DEMOLITION REFLECTED CEILING PLAN A3-01 REFLECTED CEILING PLAN A4-01 FINISH PLAN A5-01 EGRESS PLAN A6-01 ELEVATIONS A7-01 DETAILS A7-03 GLAZING DETAILS DA-01 PATH OF TRAVEL DA-02 EXISTING ACCESSIBLE RESTROOMS DA-03 ACCESSIBLE NOTES DA-04 ACCESSIBLE NOTES DRAWING INDEX "AMERICAN WITH DISABILITIES ACT (ADA) ARE FEDERAL OBLIGATIONS ONLY AND IS NOT REVIEWED BY LOCAL ENFORCEMENT AGENCIES. THIS PROJECT SHALL COMPLY WITH THE DISABLED ACCESS PROVISIONS SET FORTH IN THE CURRENT CALIFORNIA BUILDING CODE (CBC). IT IS THE PROPERTY OWNER'S AND THEIR AGENT'S RESPONSIBILITY TO COMPLY WITH ALL FEDERAL, STATE AND LOCAL CODES."

PROJECT NAME & LOCATION: NUMBER SEALS & SIGNATURES PROJECT NO.: 1264 DESCRIPTION DATE ISSUED: SCALE: SHEET SIZE: 30X42 DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER:
1 ISSUE FOR CLIENT REVIEW 01/05/24

ISSUED FOR PLAN CHECK
N No. C 21600

LICENSED

ARCHITECT

GUIL LER
M
O
MONTER

STATEOF

CALIFORNIA
R E N . 4 - 3
0 - 2 5 SIGNED ON JULY 26, 2024
Telephone: (562) 355-0879
design collective 1601 PACIFIC COAST HIGHWAY HERMOSA BEACH, CA 1601 PCH STREET LEVEL SPEC SUITES 2 ISSUE FOR PRICING 03/06/24 DEMOLITION PLAN 3 ISSUE FOR PLAN CHECK 07/26/24 EXISTING PARTITIONS TO BE DEMOLISHED EXISTING PARTITIONS TO REMAIN EXISTING DOOR TO BE DEMOLISHED 1. REFER TO "A0.00" , 'A0.01", "A0.02", "A0.03"' "A0.04" AND "A0.05" DRAWINGS FOR ADDITIONAL NOTES AND INFORMATION. 2. SEE REFLECTED CEILING PLAN FOR ANY REQUIRED CEILING DEMOLITION. 3. PATCH AND SKIM COAT WALLS TO RECEIVE SPECIFIED WALL FINISH. 4. SAVE DOORS, FRAMES AND HARDWARE FOR RELOCATION OR RETURN TO BUILDING STOCK. COORDINATE STORAGE WITH BUILDING MANAGEMENT. 5. EXISTING WINDOW COVERINGS TO BE REMOVED, CLEANED AND REINSTALLED AFTER COMPLETION OF CONSTRUCTION. CHECK BUILDING STOCK BEFORE GENERATING NEW ORDER FOR MISSING ITEMS. 6. REMOVE ALL EXISTING FLOORING FINISHES ( CARPET & PAD) AND BASE. CONFIRM REMOVAL OF HARD SURFACE FLOORING, WOOD, TILE, VCT & STONE WITH ONE design collective. PREP DECK FOR NEW SCHEDULED FINISH. SUITE 155 DEMO EXISTING STOREFRONT THROUGHOUT. DEMO ALL WALLS, DOORS/FRAMES, ALL MILLWORK/DISPLAY CABINETS. DEMO ALL EXISTING CEILING, SOFFITS, LIGHTING AND HVAC. DEMO ALL KITCHEN EQUIPMENT AND PLUMBING THROUGHOUT. DEMO ALL FLOORING. SUITE 160 DEMO EXISTING STOREFRONT THROUGHOUT. DEMO ALL WALLS, DOORS/FRAMES AND ANY MILLWORK. DEMO ALL EXISTING CEILING, SOFFITS, LIGHTING AND HVAC. DEMO ALL FLOORING. SUITE 165 DEMO EXISTING STOREFRONT THROUGHOUT. DEMO ALL WALLS, DOORS, SLIDING DOORS TYP.