Agenda packet — Hermosa Beach City Council, September 30, 2025 (part 4 of 10)

10. STRs have affected the availability of housing in
your neighborhood.

Answer Choices Responses
Agree 49.07% 847
Disagree 50.93% 879
Total Responses 1,726

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11. STRs in your community have changed the
character or dynamics of your neighborhood.

Answer Choices Responses
Agree 47.39% 818
Disagree 52.61% 908
Total Responses 1,726

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12. Do you believe prohibiting STRs would increase the
availability of long-term rentals or homeownership
opportunities for local residents?
Answer Choices Responses
Yes 55.10% 951
No 44.90% 775
Total Responses 1,726
Note: According to the Supplemental Supply Survey (Question 4), only 4% of owners would consider converting their STVR units to longterm rentals if regulations prohibited short-term rental use.

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13. What challenges do you foresee in converting
existing STRs into long-term housing units (e.g.,
employment, transportation, environmental)?
Most common themes include:
▪ Loss of Income for Owners: Many responses highlight that STRs generate higher revenue compared to long-term rentals, and owners rely on this income to cover mortgages, taxes, and other expenses. Converting to long-term rentals would reduce their income, potentially making it financially unsustainable for some owners to maintain their properties. ▪ Affordability Issues for Local Residents: Several responses note that even if STRs are converted to long-term rentals, the resulting rental prices would likely remain unaffordable for local residents due to high property costs, taxes, and maintenance fees. M any STRs are high-end or located in expensive areas, making them unsuitable as affordable housing options. ▪ Resistance from Owners and Legal/Political Challenges: A significant number of responses mention resistance from STR owners, particularly those who are non-residents or investors, who may lobby or pursue legal action to protect their ability to operate STRs. Additionally, concerns about property rights and government overreach are frequently cited as barriers to enforcing suc h conversions.
▪ Impact on Employment and Local Economy: Numerous responses emphasize that converting STRs to long-term rentals could lead to job losses in sectors like housekeeping, property management, and tourism-related services, as STRs generate employment opportunities and tourist spending supports local businesses. This reduction in economic activity could negatively affect the community's financial stability.

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14. The presence of STRs has impacted your decision
or ability to rent or purchase a home.

Answer Choices Responses
Agree 38.18% 659
Disagree 61.82% 1,067
Total Responses 1,726

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15. Have you experienced any noise, traffic, or
disruption associated with STRs?
Answer Choices Responses
No 60.66% 1,047
Yes* 39.34% 679
Total Responses 1,726
*This disruption is often described as daily or weekly, with limited enforcement of regulations. Respondents consistently express concern that STR occupants do not integrate with or respect the character and norms of residential neighborhoods, leading to a decline in quality of life, community cohesion, and safety.

Additionally, these disruptions are often compounded during peak tourist seasons or holidays, and many note the ineffectiveness of reporting mechanisms or county enforcement, contributing to frustration and loss of confidence in governance.

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16. Do you perceive any benefits from STRs, such as
increased local economic activity?
Answer Choices Responses
Yes 60.14% 1,038
No 39.86% 688
Total Responses 1,726

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17. Do STRs in your area place strain on local
infrastructure (e.g., parking, accessibility)?
Answer Choices Responses
Yes 42.53% 734
No 57.47% 992
Total Responses 1,726

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18. In your opinion, how do STRs influence local
culture and traditions in your area?
The majority of responses (approximately 60 percent) indicate that short-term rentals (STRs) have a negative or negligible influence on local culture and traditions in Hawai'i, particularly in areas like Kailua-Kona, Waikoloa, and Puna. Common concerns include:
▪ Lack of respect or understanding from visitors, who are often seen as prioritizing vacation enjoyment over cultural sensitivity, leading to behaviors like littering, overcrowding sacred sites, or disregarding local customs. ▪ STRs contribute to housing shortages, driving locals out and eroding community cohesion, which they view as integral to sustaining Hawai'ian culture.

However, a significant minority (approximately 30 percent) argue STRs can positively impact local culture when managed responsibly, especially through hosted rentals. Some mentioned:
▪ STRs allow visitors to engage more authentically with Hawai'ian life compared to hotels, fostering cultural exchange through interactions with local hosts, participation in events like farmers' markets or festivals, and support for small businesses. ▪ Others emphasize economic benefits, suggesting that STR income enables locals to stay in Hawai'i, preserving cultural practices indirectly.

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19. Do you feel that interactions between residents
and visitors have changed due to STRs?
Answer Choices Responses
Yes 48.32% 834
No 51.68% 892
Total Responses 1,726

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20. Have STRs impacted the use or preservation of
natural resources in your community?
Answer Choices Responses
Yes 42.82% 739
No 57.18% 987
Total Responses 1,726

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Supply Survey
688 Responses

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1. During the past three years, have you owned or operated at least one short-term vacation rental (or made part of your living unit available for short-term vacation rental) in Hawai’i County?
Answer Choices Responses
Yes 94.62% 651
No 5.38% 37
Total Responses 688

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2. Do you own or operate more than one short-term
vacation rental?
Answer Choices Responses
Yes 23.98% 112
No 76.02% 355
Answered 467
Skipped 221

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3. Which of the following describes the living unit (or part thereof) that you make available for short-term vacation rental?
Answer Choices Responses
I own the living unit that I make available, and it is my primary residence 27.62% 129 I own the living unit that I make available, and it is my secondary/parttime residence 40.47% 189 I am a renter of the living unit I make available 0.64% 3 The unit I make available is owned as an investment property and is managed for the purposes of renting to visitors 19.49% 91 Other (please specify)* 11.78% 55
Answered 467
Skipped 221 0 00
5 00
10 00
15 00
20 00
25 00
30 00
35 00
40 00
45 00
I own the living unit
that I make available,
and it is my primary
residence
I own the living unit
that I make available,
and it is my
secondary par t‐ me
residence
I am a renter of the
living unit I make
available
The unit I make
available is owned as
an investment
property and is
managed for the
purposes of ren ng to
visitors
Other (please specify) Percent of Responses
Which of the following describes the living unit (or part thereof) that you make available for short term vaca on rental
*Other include the following:
▪ Many live on the property and rent an ohana unit, attached studio, or separate dwelling for supplemental income.
▪ Some use the property part-time as a vacation or retirement home and rent it when not in use.
▪ Others own fully dedicated investment properties rented year-round with little or no personal use.
▪ A few rent their primary home temporarily while away for work or during transitional periods. ▪ Some mix personal, family, or cultural use with rental activity when the unit is unoccupied. Page 866 of 1878 | hunden.com | ©2025 Hunden 97

4. Which of the following best describes when the living unit is made available for short-term vacation rental?
Answer Choices Responses
I typically make my living unit available for rental only when I am not there myself 44.54% 208
I typically rent a room within my living unit; I am
typically present when visitors are renting 21.63% 101
The unit is solely available for rent by visitors and is not otherwise occupied 33.83% 158
Answered 467
Skipped 221
0 00
5 00
10 00
15 00
20 00
25 00
30 00
35 00
40 00
45 00
50 00
I typically make my living unit
available for rental only when
I am not there myself
I typically rent a room within
my living unit; I am typically
present when visitors are
ren ng
The unit is solely available for
rent by visitors and is not
otherwise occupied
Percent of Responses
Which of the following best describes when the living
unit is made available for short term vaca on rental

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5. Which of the following best describes how you
manage your short-term vacation rental?
Answer Choices Responses
Self-managed 68.74% 321
Managed by a local property management company 21.41% 100 Managed by a national vacation rental company 5.35% 25
Other (please specify)* 4.50% 21
Answered 467
Skipped 221
0 00
10 00
20 00
30 00
40 00
50 00
60 00
70 00
80 00
Self‐managed Managed by a local
property management
company
Managed by a
na onal vaca on
rental company
Other (please specify) Percent of Responses
Which of the following best describes how you
manage your short term vaca on rental
*Other include the following:
▪ Many self-manage their STRs, often with help from a local contact or caretaker. ▪ Some rely on national platforms like Airbnb or VRBO for bookings but handle operations themselves.
▪ Several hire local property managers or friends living nearby to oversee day-to-day operations. ▪ A few combine national and local management, using professional teams for on-site support. ▪ Others involve family members or former tenants in property upkeep and guest services.

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6. Please indicate the reason(s) you consider making your living unit available for rental to visiting guests through a home or vacation rental site. (Please select all that apply) Answer Choices Responses
Rent living unit in periods between other
longer-term leases/renters 6.85% 32
Make incremental income 55.03% 257
Meet housing costs gaps (without the rental
income, I may not be able to live in this unit) 54.39% 254 Meet and interact with unique people 23.34% 109
Other (please specify)* 23.55% 110
Answered 467
Skipped 221
0 00
10 00
20 00
30 00
40 00
50 00
60 00
Rent living unit in
periods between other
longer‐term
leases renters
Make incremental
income
Meet housing costs
gaps (without the rental
income, I may not be
able to live in this unit)
Meet and interact with
unique people
Other (please specify) Percent of Responses
Please indicate the reason(s) you consider making your living unit available for rental to visi ng guests through a home or vaca on rental site. (Please select all that apply)
*Other include the following:
▪ STR income helps cover high living costs, mortgages, property taxes, and retirement expenses, making it essential for many owners to remain in Hawaii.
▪ Many use STRs to sustain second homes, future retirement residences, or vacation properties when not in personal use. ▪ STRs allow owners to keep properties occupied, secure, and maintained while generating supplemental income. ▪ Some rely on STRs as their primary livelihood, particularly after career changes, job loss, or to support family, medical, or educational needs. ▪ Several offer STRs in underserved areas to fill lodging gaps, support local businesses, and promote cultural connection and responsible tourism.

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7. Over the next year, do you anticipate changes in the level to which you make your living unit available through a home or vacation rental site? Please choose the response that most accurately describes your expectations.

Answer Choices Responses
I will make my living unit available for rental more
often than in previous years 6.42% 30
I will make my living unit available for rental less
often than in previous years 4.71% 22
I will make my living unit available for rental about
the same amount than in previous years 78.16% 365
I do not know/have not decided 10.71% 50
Answered 467
Skipped 221
0 00
10 00
20 00
30 00
40 00
50 00
60 00
70 00
80 00
90 00
I will make my living unit
available for rental more
o en than in previous
years
I will make my living unit
available for rental less
o en than in previous
years
I will make my living unit
available for rental about
the same amount than in
previous years
I do not know have not
decided
Percent of Responses
Over the ne t year, do you an cipate changes in the level to which you make your living unit available through a home or vaca on rental site Please choose the response that most accurately describes your e pecta ons.

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8. On average over the past three years, for how many nights per year did you rent your living unit to visiting guests as a short-term vacation rental through a home or vacation rental site (based on average operation if you own multiple units)? Please provide your most accurate recollection.

Answer Choices Average Responses
# of nights in 2022 163.69 430
# of nights in 2023 169.33 442
# of nights in 2024 177.68 466
Answered 467
Skipped 221
88 00
90 00
92 00
94 00
96 00
98 00
100 00
102 00
of nights in 2022 of nights in 2023 of nights in 2024
Percent of Responses
On average over the past three years, for how many nights per year did you rent your living unit to visi ng guests as a short term vaca on rental through a home or vaca on rental site (based on average opera on if you own mul ple units)

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9. During what months of the year have you observed the highest demand for your short-term vacation rental? (Please select up to 3 months)
Answer Choices Responses
January 76.66% 358
February 67.45% 315
March 42.61% 199
April 16.92% 79
May 6.85% 32
June 18.63% 87
July 25.05% 117
August 15.63% 73
September 7.07% 33
October 18.63% 87
November 19.91% 93
December 61.67% 288
Answered 467
Skipped 221
0 00
10 00
20 00
30 00
40 00
50 00
60 00
70 00
80 00
90 00
Percent of Responses
During what months of the year have you observed the
highest demand for your short term vaca on rental
(Please select up to 3 months)

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10. Thinking of your five most recent rentals, what was the average nightly rate you charged your visiting guests (based on your most expensive unit, if you own multiple)? Please provide your most accurate recollection.

Answer Choices Average Responses
Room Rate $301.64 466
Total of other fees (e.g., cleaning fees) $214.25 447
Answered 467
Skipped 221

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11. What have been some challenges you have experienced working with the rental platforms (Airbnb, Homeaway, Vrbo, Clear Stay, FlipKey, etc.)? Please state any ideas for how Hawai’i County can address these.

Most common themes include:
▪ High Fees Charged by Platforms: Many hosts expressed frustration with the high fees imposed by platforms like Airbnb and Vrbo, which affect both hosts and guests. These fees increase the cost of rentals, reduce hosts’ profits, and make rentals less competitive.
▪ Complex Tax Collection and Reporting: A significant number of responses highlighted difficulties with managing and remitting Hawai’i’s General Excise Tax (GET), Transient Accommodations Tax (TAT), and County taxes. Hosts noted that platforms often do not automatically collect or remit these taxes, creating a bookkeeping burden. ▪ Guest-Related Issues (Cancellations, Damage, and Behavior): Hosts frequently reported challenges with guests, including lastminute cancellations, property damage, and disrespectful behavior. ▪ Poor Customer Service and Platform Support: Several responses pointed to inadequate customer service from platforms, particularly Vrbo, with issues like long hold times, unhelpful support, and lack of accountability. ▪ Competition from Illegal or Unregulated Rentals: Hosts expressed concern about competition from illegal or unregistered STRs listed on platforms, which often undercut legal rentals by not paying taxes or permit fees.

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12. Generally, what is the average party size of the visiting guests who stay at your living unit(s) during a short-term vacation rental? Answer Choices Responses
1 guest 1.50% 7
2 guests 41.76% 195
3 guests 11.78% 55
4 guests 23.77% 111
5 guests 6.64% 31
6 guests 8.57% 40
7 guests 1.28% 6
8 or more guests 4.71% 22
Answered 467
Skipped 221
0 00
5 00
10 00
15 00
20 00
25 00
30 00
35 00
40 00
45 00
1 guest 2 guests 3 guests 4 guests 5 guests 6 guests 7 guests 8 or more guests
Percent of Responses
enerally, what is the average party si e of the visi ng guests who stay at your living unit(s) during a short term vaca on rental
Average Response: ~3.50 Guests

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13. What party types do you most commonly accommodate? (Select all that apply.)
Answer Choices Responses
Single travelers 1.50% 7
Couples 42.40% 198
Individual families 42.61% 199
2 or more families renting as a group 4.28% 20
Groups of friends 2.36% 11
Other (please specify)* 6.85% 32
Answered 467
Skipped 221
0 00
5 00
10 00
15 00
20 00
25 00
30 00
35 00
40 00
45 00
Single t ravelers Couples Individual
families
2 or more
families ren ng
as a group
Groups of
friends
Other (please
specify) Percent of Responses
What party types do you most commonly
accommodate (Select all that apply)
*Other include the following:
▪ Many STRs host couples and individual families, often with one or two children. ▪ Several report accommodating multigenerational families gathering for reunions or extended stays.
▪ Groups of friends and multiple families traveling together are also frequent guests. ▪ Some properties serve single travelers, including business travelers. ▪ A few STRs are used by companies housing workers or contractors temporarily on the island.

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14. Generally speaking, what is the average length of stay for visiting short-term vacation rental guests staying at your living unit(s)? Answer Choices Responses
1-2 nights 7.28% 34
3-7 nights 73.23% 342
8-12 nights 16.92% 79
13-17 nights 0.43% 2
18-21 nights 0.43% 2
3 weeks or more 1.71% 8
Answered 467
Skipped 221
Average Response: ~6.04 Days

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15. Generally speaking, from where do your visiting short-term vacation guests originate? (Please allocate percentages accordingly so that the total equals 100%.)
Answer Choices Average
Number Responses
United States (Mainland) 73.57% 99.79% 466
United States (from within Hawai'i) 10.49% 69.81% 326
Canada 10.75% 74.52% 348
Japan 4.66% 48.82% 228
Other Asia (China, Korea, Taiwan, Hong
Kong, Singapore, etc.) 6.73% 53.32% 249
Oceania (Australia, New Zealand, etc.) 3.33% 43.68% 204 Other* 8.50% 46.25% 216
Answered 467
Skipped 221
*Other include the following:
▪ Mauna Lani is the most frequently cited location.
▪ Hawi and North Kohala appear repeatedly.
▪ Puako is mentioned several times.
▪ Lower Puna, Kehena, Kalapana, and Kurtistown represent strong activity in the Puna District. ▪ Other locations such as Hōlualoa, Keauhou, Honaunau, Kona Paradise, and Hakalau show STR spread across both Kona and Hamakua regions.

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16. In which area of Hawai’i County is your short-term vacation rental unit located? (Select all that apply.)
Answer Choices Responses
Nāʻālehu 1.93% 9
Captain Cook 5.14% 24
Kailua-Kona 40.04% 187
Kamuela (Waimea) 6.42% 30
Kealakekua 0.64% 3
Waikōloa 10.92% 51
Kapa'au 0.64% 3
Honokaʻa 0.86% 4
Paʻauilo 0.21% 1
Pāpaʻaloa 0.43% 2
Pāpaʻikou 1.07% 5
Hilo 6.42% 30
Keaʻau 6.21% 29
Mountain View 1.28% 6
Volcano 6.00% 28
Pāhoa 7.71% 36
Oceanview 1.28% 6
Other (please specify) 7.71% 36
Answered 467
Skipped 221

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17. What is the ZIP code of the unit
you make available for rental?
(Select all that apply.)
Answer Choices Responses
96704 Captain Cook 5.57% 26
96710 Hakalau 0.43% 2
96719 Hāwī 1.28% 6
96720 Hilo 6.85% 32
96725 Hōlualoa 1.07% 5
96726 Hōnaunau 0.43% 2
96727 Honoka'a 0.86% 4
96728 Honomū 0.00% 0
96737 Ocean View 1.07% 5
96738 Waikoloa 10.49% 49
96740 Kailua Kona 39.40% 184
96743 Kamuela 9.64% 45
96749 Kea'au 6.00% 28
96750 Kealakekua 0.43% 2
96755 Kapa'au 0.64% 3
96760 Kurtistown 0.86% 4
96764 Laupāhoehoe 0.00% 0
96771 Mountain View 1.50% 7
96772 Nāʻālehu 1.07% 5
96773 Ninole 0.21% 1
96774 ʻOʻōkala 0.21% 1
96776 Paʻauilo 0.21% 1
96777 Pāhala 0.21% 1
96778 Pāhoa 8.35% 39
96780 Pāpaʻaloa 0.21% 1
96781 Pāpaʻikou 0.86% 4
96783 Pepeʻekeo 0.43% 2
96785 Volcano 5.57% 26
Answered 467

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18. How many bedrooms are there in the unit you make available for rentals (based on your most expensive unit, if you own multiple)? Answer Choices Responses
1 bedroom 33.62% 157
2 bedrooms 31.48% 147
3 bedrooms 24.63% 115
4 bedrooms 7.71% 36
5 or more bedrooms 2.57% 12
Answered 467
Skipped 221

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19. What is your approximate household income?
Answer Choices Responses
Less than $25,000 3.21% 15
Between $25,000 and $39,999 6.21% 29
Between $40,000 and $59,999 7.28% 34
Between $60,000 and $79,999 13.49% 63
Between $80,000 and $99,999 7.28% 34
Between $100,000 and $124,999 11.13% 52
Between $125,000 and $149,999 3.85% 18
Between $150,000 and $174,999 2.14% 10
Between $175,000 and $199,999 1.93% 9
Between $200,000 and $249,999 2.57% 12
Over $250,000 6.21% 29
Prefer not to answer 34.69% 162
Answered 467
Skipped 221

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Supplemental
Supply Survey
319 Responses

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1. During the past three years, have you owned or operated at least one short-term vacation rental (or made part of your living unit available for short-term vacation rental) in Hawai’i County? Answer Choices Responses
Yes 97.18% 310
No 2.82% 9
Answered 319
Skipped 0

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2. Does the living unit that you make available for short-term vacation rental have agriculture on the property?
Answer Choices Responses
Yes 7.29% 21
No 86.11% 248
Not currently, but planning to in the future 2.78% 8
Other (please specify)* 3.82% 11
Answered 288
Skipped 31
*Other include the following:
▪ Zoned Agricultural but Inactive
▪ Personal-Use Cultivation
▪ Native Vegetation
▪ Not Agricultural Land
▪ Uncertainty or No Activity

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3. Please specify the number of individuals you employ to help operate or maintain your STR property (e.g., housekeepers, landscapers, property managers, etc.). Type 0 if you do not employ anyone.

Answer Choices Average Responses
Full-time employees (please specify how many): 1.60 145 Part-time employees (please specify how many): 3.95 266 Answered 288
Skipped 31

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4. If regulations no longer allow you to operate this property as a short-term rental, would you consider offering it as a long-term rental?
Answer Choices Responses
Yes, I would convert the unit to a long-term rental 3.82% 11 No, I would not convert the unit to a long-term
rental 67.71% 195
Unsure 18.75% 54
Other (please specify)* 9.72% 28
Answered 288
Skipped 31
*Other include the following:
▪ Would Sell Property
▪ Not Suitable for Long-Term Use
▪ Reserved for Personal or Family Use
▪ Income Gap Between STR and LTR
▪ Owners or Managers Require
Flexibility
▪ Already Long-Term or Mixed Use
▪ Business/Employment Impact

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Demand Survey
102 Responses

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1. What type of accommodation did you use during your most recent visit to Hawai’i? (Check 1 box only.)
Answer Choices Responses
Hotel/Condo Hotel 35.29% 36
Private home of a friend or family member 5.88% 6
Home that I own 0.00% 0
Timeshare that I own/timeshare exchange 13.73% 14
Bed & Breakfast 0.98% 1
Vacation rental (could be a condo, apartment,
house/villa, or shared accomodation) 38.24% 39
Other (please specify)* 5.88% 6
Answered 102
Skipped 0
*Other include the following:
▪ Retreat property
▪ Airbnb (mentioned 3 times – included in Vacation rental responses) ▪ Cruise Ship
▪ Relative’s house

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2. If you stayed in an STVR, what were your primary reasons for choosing this option? (Select all that apply.)
Answer Choices Responses
N/A – I did not stay in an STVR 55.88% 57
Less than the cost of a hotel of comparable quality and positioning 26.47% 27
Hotels were sold out 0.00% 0
Traveling with a large group/family 13.73% 14
Allows me to be stay in locations outside of traditional hotel zones 17.65% 18
Enjoy the individuality, community spirit, and local
guides/input that come with short-term vacation rentals 12.75% 13 Provides more flexible arrangements for larger parties
(such as more bedrooms/beds, couches, kitchen, outdoor
spaces, etc.)

16.67% 17
Wanted to try alternative accommodations such as
Airbnb (or similar) for the first time 1.96% 2
I am a frequent user of alternative short-term vacation rental accommodations such as Airbnb (or similar) 15.69% 16 Other (please specify) 0.00% 0
Answered 102
Skipped 0

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3. If you indicated that paying a lower price than a traditional hotel with comparable quality and positioning influenced your decision to book a short-term vacation rental during your visit(s) to Hawai‘i, please answer the following (if not, respond “N/A”): We are interested in understanding the average price point at which visitors to Hawai‘i begin to consider short-term vacation rentals instead of hotels. At what average nightly rate do you begin to consider booking a short-term vacation rental? A traditional hotel?
N/A Less than
$100/night
$100-
$150/night
$151-
200/night
$201-
250/night
$251-
300/night
$300-
350/night
$351-
400/night
More than
$400/night Total Weighted Average
Short-term vacation
rental offered via a
vacation rental site

47.00% 47 6.00% 6 11.00% 11 13.00% 13 11.00% 11 5.00% 5 5.00% 5 1.00% 1 1.00% 1 100 2.34 Traditional Hotel 35.37% 29 0.00% 0 13.41% 11 12.20% 10 7.32% 6 6.10% 5 12.20% 10 4.88% 4 8.54% 7 82 3.34 Answered 102
Skipped 0

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4. On average over the past 24 months, how many nights per year did you spend in a short-term vacation rental booked through a home or vacation rental site in Hawai‘i? Please provide your most accurate estimate.

Answer Choices Average Responses
# of nights in a short-term vacation rental in the past 12 months 4.52 102
# of nights in a short-term vacation rental in the past 13-24 months 6.13 96
Answered 102
Skipped 0

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5. What activities were involved in your trip to Hawai'i? (Select all that apply.)
Answer Choices Responses
Hiking 73.53% 75
Watersports 63.73% 65
Nature-based experiences 75.49% 77
Agri-tourism 17.65% 18
Triathlon 1.96% 2
Cultural Event 27.45% 28
Other (please specify)* 20.59% 21
Answered 102
Skipped 0
*Other include the following:
▪ Golf
▪ Pickleball
▪ Work/Business/Conference
▪ Fishing
▪ Scuba
▪ Sightseeing
▪ Farmers Market
▪ Relaxation

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6. If you stayed in an STVR, was the property a
Answer Choices Responses
N/A – I did not stay in a STVR 52.94% 54
Whole house/unit 36.27% 37
Hosted unit 7.84% 8
Shared unit 0.98% 1
Other (please specify)* 1.96% 2
Answered 102
Skipped 0
*Other include the following:
▪ “Tiny house”
▪ Condo

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7. For your most recent trip to Hawai’i, If STVRs were not available during your visit, where would you have stayed? (Check 1 box only.) Answer Choices Responses
N/A – I did not stay in a STVR 0.00% 0
Luxury hotel/condo hotel (i.e. Four Seasons, Fairmont
Orchid, Mauna Lani, Mauna Kea) 21.57% 22
Full-service hotel/condo hotel (i.e. Marriott, Hilton,
Westin) 27.45% 28
Select-service hotel/condo hotel (i.e. Courtyard, Hilton Garden Inn) 14.71% 15
Friends or family member’s home 4.90% 5
Rented a timeshare or condo 13.73% 14
Home that I own 0.00% 0
None, I would have not made the trip or chosen a
destination outside Hawai’i Island 15.69% 16
Other (please specify)* 1.96% 2
Answered 102
Skipped 0
*Other include the following:
▪ “Would have had to drive across the island for 3 days” ▪ “We stayed in a resort”

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8. How did your stay in an STVR influence your engagement with local businesses and communities? (Check 1 box only.)
Answer Choices Responses
More likely to visit local shops, restaurants, and
attractions 39.22% 40
Less likely to visit local businesses compared to a hotel stay 0.00% 0
No significant difference 12.75% 13
N/A – I did not stay in an STVR 48.04% 49
Answered 102
Skipped 0

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9. Thinking back to your most recent visit to Hawai'i, please select the option that best describes your party. (Check 1 box only.) Answer Choices Responses
N/A – I did not stay in a STVR 0.00% 0
Single traveler 5.88% 6
Couple 48.04% 49
Individual family 24.51% 25
2 or more families renting as a group 11.76% 12
Group of friends 7.84% 8
Other (please specify)* 1.96% 2
Answered 102
Skipped 0
*Other include the following:
▪ “Co-workers”
▪ “1 large family (parents, 2 brothers + spouses & 2 babies)”

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10. Thinking back to your most recent visit to Hawai'i, how many people stayed in the accommodation with you (including yourself)? (Check 1 box only.)
Answer Choices Responses
N/A – I did not stay in a STVR 0.00% 0
1 guest 14.71% 15
2 guests 41.18% 42
3 guests 5.88% 6
4 guests 18.63% 19
5 guests 5.88% 6
6 guests 4.90% 5
7 guests 1.96% 2
8 or more guests 6.86% 7
Answered 102
Skipped 0
Average Response: ~3.22 Guests

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11. Thinking back to your most recent trip to Hawai’i, how many nights did you stay? (Check 1 box only.)
Answer Choices Responses
N/A – I did not stay in a STVR 0.00% 0
1-2 nights 2.94% 3
3-7 nights 62.75% 64
8-12 nights 27.45% 28
13-17 nights 5.88% 6
18-21 nights 0.98% 1
3 weeks or more 0.00% 0
Answered 102
Skipped 0
Average Response: 7.00 Days

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12. During what months of the year have you visited Hawai'i? (Select all months that apply.)
Answer Choices Responses
N/A – I did not stay in a STVR 0.98% 1
January 22.55% 23
February 22.55% 23
March 26.47% 27
April 24.51% 25
May 35.29% 36
June 17.65% 18
July 18.63% 19
August 17.65% 18
September 15.69% 16
October 23.53% 24
November 16.67% 17
December 19.61% 20
Answered 102
Skipped 0

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13. Thinking back to your most recent trip to Hawai’i, where did you stay? (Select all that apply.)
Answer Choices Responses
Kailua-Kona 47.06% 48
Other (please specify)* 27.45% 28
Waikoloa 9.80% 10
Hilo 8.82% 9
Kamuela (Waimea) 7.84% 8
Oceanview 6.86% 7
Captain Cook 2.94% 3
Kapa'au 1.96% 2
Volcano 1.96% 2
Nāʻālehu 0.98% 1
Honokaʻa 0.98% 1
Paʻauilo 0.98% 1
Mountain View 0.98% 1
Pahoa 0.98% 1
Kealakekua 0.00% 0
Pāpaʻaloa 0.00% 0
Pāpaʻikou 0.00% 0
Keaʻau 0.00% 0
Answered 102
Skipped 0
*Other include the following:
▪ Maui is the most frequently mentioned island, with specific areas like Lahaina, Kaanapali, and Kihei cited multiple times.
▪ Oʻahu is also commonly referenced, particularly locations like Honolulu, Waikiki, Kapolei, Ko Olina, and Kunia. ▪ Kauaʻi appears several times, especially Poʻipū, Princeville, and Līhuʻe. ▪ A few respondents mention Hawaiʻi Island locations like Pāhala, Hōlualoa, and Mauna Lani.

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14. Thinking back to your most recent trip to Hawai’i, what was the primary purpose of your visit? (Check 1 box only.)
Answer Choices Responses
Sightseeing/tourism/vacation 75.49% 77
Visiting friends/family 15.69% 16
Wedding 0.00% 0
Honeymoon 0.00% 0
Group tour/package 0.00% 0
Business travel 3.92% 4
Convention/conference/trade show, etc. 1.96% 2
Government/military assignment 0.00% 0
Concert/sporting event/festival, etc. 0.98% 1
Extension of stay before/after business purpose 0.00% 0 Other (please specify) 1.96% 2
Answered 102
Skipped 0
*Other include the following:
▪ “Creative writing”
▪ “Sales club”

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15. During your most recent visit to Hawai'i, what was the average rate you paid per night for the short-term vacation rental in which you stayed? Please include any cleaning and booking fees, etc., in the figure. (Please list rate in $US – if N/A please put 0.) Average Response: $204.28

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16. Have you visited Hawai'i County?
Answer Choices Responses
Yes 74.51% 76
No 25.49% 26
Answered 102
Skipped 0

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17. If you answered "No" to the previous question, have you or would you consider a trip to Hawai'i County?
Answer Choices Responses
Yes 22.55% 23
No 7.84% 8
I answered "Yes" to the previous question 69.61% 71
Answered 102
Skipped 0

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18. Thinking back to your most recent trip to Hawai’i when you stayed at a short-term vacation rental, select the situation which best describes the short-term vacation rental category: (Check 1 box only.)
Answer Choices Responses
I booked the entire home/apartment; the unit
owner was not present 41.18% 42
I booked space within a home/apartment; the unit
owner was present in another part of the home 3.92% 4
N/A – I did not stay at an STVR 52.94% 54
Other (please specify)* 1.96% 2
Answered 102
Skipped 0
*Other include the following:
▪ “I rented to Mauna Lani for the last 20 years”
▪ “I booked a tiny home on the property of the owner. He occupied the house.”

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19. Are you a Hawai’i Island resident or visitor? (Check 1 box only.) Answer Choices Responses
Hawai’i Island resident 2.04% 2
Visitor to Hawai’i Island 97.96% 96
Answered 98
Skipped 4

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20. What is your approximate household income? (Check 1 box only.)
Answer Choices Responses
Less than $25,000 3.06% 3
Between $25,000 and $39,999 2.04% 2
Between $40,000 and $59,999 3.06% 3
Between $60,000 and $79,999 9.18% 9
Between $80,000 and $99,999 4.08% 4
Between $100,000 and $124,999 9.18% 9
Between $125,000 and $149,999 12.24% 12
Between $150,000 and $174,999 12.24% 12
Between $175,000 and $199,999 5.10% 5
Between $200,000 and $249,999 6.12% 6
Over $250,000 23.47% 23
Prefer not to answer 10.20% 10
Answered 98
Skipped 4

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21. If you are a visitor, how many times have you visited Hawai’i Island in the past five years? (Check 1 box only.)
Answer Choices Responses
I am a Hawai’i Island resident 2.04% 2
First-time visitor 34.69% 34
2-3 times 41.84% 41
4-5 times 4.08% 4
More than 5 times 17.35% 17
Answered 98
Skipped 4

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22. If you are a resident, how long have you lived on Hawai’i Island? (Check 1 box only)
Answer Choices Responses
I am a visitor to Hawai’i Island 97.96% 96
Less than 1 year 0.00% 0
1-5 years 1.02% 1
6-10 years 1.02% 1
More than 10 years 0.00% 0
Yes (please specify how frequently) 0.00% 0
Answered 98
Skipped 4

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23. Which area of Hawai‘i Island do you reside in (for residents) or typically stay in when visiting (for visitors)? (Check 1 box only.) Answer Choices Responses
Nāʻālehu 1.02% 1
Captain Cook 3.06% 3
Kailua-Kona 51.02% 50
Kamuela (Waimea) 7.14% 7
Kealakekua 0.00% 0
Waikōloa 16.33% 16
Kapa'au 1.02% 1
Honokaʻa 1.02% 1
Paʻauilo 0.00% 0
Pāpaʻaloa 0.00% 0
Pāpaʻikou 0.00% 0
Hilo 8.16% 8
Keaʻau 1.02% 1
Mountain View 0.00% 0
Volcano 4.08% 4
Pāhoa 1.02% 1
Oceanview 7.14% 7
Other (please specify)* 23.47% 23
Answered 93
Skipped 4
*Other include the following:
▪ Maui is frequently mentioned, including specific areas like Kāʻanapali, Kīhei, and Westin properties. ▪ Oʻahu is also common, with mentions of Honolulu, Waikīkī, Hawaiʻi Kai, Ko Olina, and Kunia. ▪ Kauaʻi appears several times, especially Poʻipū and Kōloa. ▪ A few mentioned the Big Island, with Mauna Lani and Hōlualoa cited.

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312.643.2500 | hunden.com
213 W. Institute Place, Suite 707
Chicago, IL 60610

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CITY OF HERMOSA BEACH CITY COUNCIL MEETING
March 25, 2025
Otter.ai Transcript of Agenda Item 17.d
Patrick Donegan, City Attorney
The item tonight is for an informational item on the City's regulation of Short Term Vacation Rentals or S-T-V-Rs. Next slide please.

Patrick Donegan, City Attorney
As February 25 2025 City Council meeting, Mayor Francois Council evening member Keegan, supporting support of future agenda item, requesting some update on the City's current short term vacation rental regulations and possible options moving forward for legislative changes. Next slide please
Patrick Donegan, City Attorney
So The City's substantive regulations pertaining to STVRs are found in Section 17.4, 2.180, of the Hermosa Beach Municipal Code short term vacation rental use is defined as the rental dwelling unit or minimum wage loan for compensation for a period of less than 30 days. We prohibit STVRs use in the City, including all residential zones, except in non conforming residential units in certain commercial zones listed there on the slide. Further, the advertisement of Short Term Vacation Rentals and violation of the above restrictions is also prohibited and cited by the City. Next slide please.

Patrick Donegan, City Attorney
Further, Section 17.42180, Subsection A, requires the application and issuance of a permit prior to any STVR use in those permitted areas with certain operational standards. Madam planning manager can correct me if I am wrong, but I believe there are approximately 145 dwelling units in the aftermath and commercial zones that are eligible for STVR use. We have 10 active licenses for approximately 20 STVRs in the City currently, as we sit today.

Next slide please.

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Patrick Donegan, City Attorney
So the City short term vacation regulatory program, which it is, is not a ban, as mentioned.

We allow in certain commercial zones, we just prohibited the residential zones in certain other zones. That of course, the policy decision by the City Council, like other City laws, citations issued under these have been subject to appeal to hearing officers with varying results based on the unique results of kind of each case that is the City is not batting 1000 on every appeal. While a wide variety of legislative actions are available to the council. As madam coming back to the item that the planning manager just had, HCD, the State agency responsible for regulating the City's housing element process, has taken an interest in this topic, once again, they haven't given us anything concrete. They have requested that any proposed legislation change to this be kind of run by them. Once again, they don't have the explicit approval. But of course, we do not want to get sideways with them, as brought up by Mr. Mayor at that February 25 meeting. Some jurisdictions do allow for natural persons to short term vacation rental use in a room or rooms in their primary residence, as long as they're living and residing there. Ie so if you're a primary or if your primary residence is in the City and you want to rent out a room or two and you want to be present during the rental period, I believe West Hollywood, San Francisco, maybe a handful of others has a program like that. But once again, that's entirely a legislative policy choice. Next slide, please.

Patrick Donegan, City Attorney
So that kind of concludes my report, Mr. Mayor, recommendation is to receive this report, discuss and provide any direction, and of course, I'm available for any questions. Thank you, Mr. Mayor.

Dean Francois, Mayor
Thank you very much. With regards to if we were to adopt a policy that would allow those owners to be present, could we adopt it to requiring that they are present the whole time it's being rented? Or before we could adopt what the other cities have done in San Francisco, for example, so many days we could adjust that any way we wanted if we had the fear that people were not present in the homes when they were renting the bedrooms out, Patrick Donegan, City Attorney
Mr. Mayor, you are 100%. Correct. You guys can impose any kind of operational standard that you want. IE, you must physically be present. I do need to the staff report. I do apologize for having some computer issues. That primary residence. There's a certain number of days, I think it's the 260s per year that you have to have to reside there, once again, that's to potentially avoid the issue of supplementing just for renting a place, only only showing up when it's most lucrative for them, but being in the in the structure of vacation until it's really geared toward your long-term primary residence, once again, the policy choice for you all.

Dean Francois, Mayor
Do you see any issues with enforcement if we were to adopt something like that?

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Patrick Donegan, City Attorney
I mean, so there's, there's, I'll be honest with you, it's kind of a whack a mole as it is right now. So, you know, enforcement is always a challenge. However, this, this would, I don't see much difference in a if the legislative policy change was to allow the primary resident no because when you still say you have to come get a get a permit. Now, of course, you know, it's probably a little bit difficult to make sure that that individual doesn't spend weekend in palm Springs, but you know, would still be regulated and permitted, so maybe slightly lower than the current regulatory regime. I wouldn't see I wouldn't say it's going to be a huge reward, right to me that, of course, the biggest risk is the person not trying to comply at all, basically saying, I'm not going to get a permit See you later. I'm going to do my own thing.

Someone gets permitted and decides, hey, I'm going to spend the night in Palm Springs. You know, that's, that's probably a warm up as compared to the more nefarious. And I'm just going to, you know, not get up from a while. I'm not paying any TOT and just rent it whenever I want.

Dean Francois, Mayor
So, when we review the ads on the platforms, it can be readily seen that the advertisements are for vendors, as opposed to whole units,
Patrick Donegan, City Attorney
Correct. And then, once again, we have had varying results with the receptiveness of the platforms to ensure our regulations are compliant with so yes, but we could say, if the if the bill was out, I believe that we couldn't create a piece of legislation that says any advertiser for this must be clear that it's only a room, or rooms, mind you that some of the Those other jurisdictions. So if you have a five bedroom house, you're going to rent out each room you or each foor, whole units, correct. And then, once again, we have had varied results with the receptiveness of the platforms to ensure our regulations are compliant with so yes, but we could say, if the if the bill was out, I believe that we couldn't create a piece of legislation that says any advertiser for this must be clear that it's only a room or rooms, mind you that some of the Those other jurisdictions. So, if you have a five-bedroom house, you're going rent out each floor of the rooms.

Dean Francois, Mayor
Yeah, okay. And I believe we got an email from one platform that they can cooperate with that and require to have their permits shown in order to advertise

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Patrick Donegan, City Attorney
Correct. And so I spoke to that. I believe that same individual, and once again, it was I believe they're being me as an X 100 billion dollar company. So he doesn't speak authoritatively for it, he kind of gave me the indication that, hey, the more the City allows short term vacation rental, the more willing they are to ensure whatever rules we have are enforced. So that makes sense? kind of more or less sliding scale. So I can't say if I can represent Yes. If you guys decide to allow the primary resident one room to rent, that they're going to become gung-ho and say, you got it Hermosa Beach, that's probably, you know, probably not going to be the case.

Dean Francois, Mayor
Then of course, if there are registered we'd be able to collect the TOT tax on it Patrick Donegan, City Attorney
Correct that is, that is the kind of the quid pro quo, the benefit of it that you start paying taxes.

Dean Francois, Mayor
And then one more question. For those that may be concerned that the supply of available housing is threatened by making this change, if we were to adopt something, we could get confirmation from the state or from HCD, something along those line to figure out... whether they have concerns about...

Patrick Donegan, City Attorney
Exactly, I think the latter way you described it, as more astute. We don't, you know, I'm not going to sit up here and say, before you guys make any change, you must get HCD to explicitly sign on. Then they're at the City Council. You guys are, however, if, if, the if a change in our short term vacation and regulation is going to lead to the parade of horribulls that we were discussing in the in the in the housing, that would be pertinent information from you guys to obey against any policy change. So I don't want to say we're going to get that and they're going to sign off and say you can do it, but if that's the direction, we'll be sure to flush that out as much as we possibly can with HCD and any static or pushback we get, we'll be sure to alert you guys you can make the best decision value, Dean Francois, Mayor
Right? So in other words, we would they would know what we might do tonight, and there would be time before second readings and all that
Patrick Donegan, City Attorney
Correct, so yes this is the zoning code so the if there is, it goes to planning right long comes the long process.

Dean Francois, Mayor
Okay. Those are all the questions I have someone else have any questions. Okay.

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Myra Maravilla, City Clerk
Yes, we have two separate cards. Let me go ahead and activate the request to speak. The first one is Jonah.

Jonah Breslau, Public Comments
Good evening. My name is Jonah Breslau, and I'm speaking on behalf of Unite Here, local 11, the hospitality workers union in Southern California, and I urge the council to consider the negative impacts of unhosted Short Term Rentals. You know, the impacts of unrestricted Short Term Rentals fall very hard on our members who are struggling for housing, but also impact the entire community. When whole homes turn into Short Term Rentals, it exacerbates the housing crisis. It undermines neighborhood character, and we encourage you to limit Short Term Vacation Rentals and which can allow you to continue to preserve existing housing and prevent the various problems that unhosted Short Term Vacation Rentals invariably introduce, including nuisances, loss of privacy, potential safety concerns and enforcement challenges. if the City decides to move forward with amending the current regulations, we encourage you to maintain your policies on Short Term Vacation Rentals outside of the coastal zone and move forward with the policy that requires hosts on site and limits the Short Term Vacation Rentals to 1% of the housing stock within the coastal zone and use all the strong enforcement tools that are available to the City, including electronic verification and a private right of action. Electronic verification systems have an affirmative verification approach so that platforms have to check the registration status of a listing before a booking transaction is complete. It's very common sense, that's how it should work, but that's becoming the law, and more and more cities, a private right of action would also allow interested parties, whether that's neighbors or others, to help the City enforce the law, to pursue legal action against illegal short term rental operators and platforms that violate the City's ordinance. And cities like Santa Monica and West Hollywood and San Francisco have also already adopted this enforcement mechanism, and the City of Los Angeles is in the process of putting it into place right now. So please add these enforcement tools, and don't let housing get swallowed up by Short Term Vacation Rentals Dean Francois, Mayor
Thank you very much. Thank you Next one,
Jonah, Translating for Kenna, Public Comments
Honorable members of the City Council, my name is Kenna. I have been a housekeeper for Westin Hotels for 20 years, I'm a proud member of United local 11. Renters deserve stability, but illegal Short Term Rentals are taking that away. When apartments are turned into Short Term Rentals, it is one less unit for working people to rent, and because of that, many workers have to live an hour or two away from where they work, and so many of us you know live paycheck to paycheck, the City should enforce the rules to ensure renters aren't pushed out by speculators. Please vote to protect renters and keep housing available for those who need it.

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Dean Francois, Mayor
Thank you. Thank you very much. Anyone else in the chambers motion to comment this evening. Is there anyone else wishing to comment this evening? Step right up. Good evening.

David Grahat Public Comments
Good evening. David Grahat and Hermosa Beach resident. I don't claim to know a whole lot about Short Term Rentals, but I've been thinking about this and seeing some other things that have been said in these chambers on the subject, and I hope I hope I can add some value to the discussion. Speaking as a resident, my concern would be the disturbances that might be created by the short term renters, particularly because they're short term and they don't have a stake in the community, and there's less accountability because they don't have to see their neighbors on a daily basis, and develop relationships and have sort of that give and take among neighbors. So that's my concern. And presumably, by having the on site owner there, I'm assuming that one reason we might make an exception for that is the idea that that owner who's there does have to provide some accountability. And then, along with that, then I think that also implies that they need to be. We talked about enforceability, that would be relying on them to be the enforcers of sorts. So there's part of me that you know, have heard some people come up here and say, you know, they've had some good experiences, and they felt like everything's gone smoothly. I'm still not convinced. I have some concerns as to whether you know the extent to which those owner residents would actually be able to enforce one thing, if you use the examples from the other cities, if they're not there, you know, if it's only 270 days, three months a year, they're not there. So right away, I don't see that working. Maybe you can do something where they have to be on site.

Then it comes down to, can they truly enforce it? I think some people are going to be really sincere and really effective and considerate. There still might be some people that when it comes down to it, it's a choice between making a buck and having to confront their renters.

And you know, do I want to have to kick them out? Or I don't know what it could come down to. What comes to blows? I don't think it's going to happen. Let's just say I have my reservations about what fraction of the owners will actually be able to truly enforce which is what I think we're really counting on in order to make this a successful thing for all that are involved. Thank you
Dean Francois, Mayor
Thank you. Anyone else in the motion to comment?
Claudia Aguilera, Public Comments
Hi Good evening. My name is Claudia Aguilera in LA when rent increased by more than 800 a year because of Stort Term rentals, I'm worried about this happening here in Hermosa Beach . Please don't allow Short Term Rentals. Don't allow the rentals when owners doesn't live on site, and don't allow more than 1% of homes in the coastal zone to be used for Short Term Rentals. Thank you.

Dean Francois, Mayor
Thank you. Thank you. Anyone else?

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Unknown Public Comments Speaker
Apologize again. One quick question, is there a difference of each coastal zone versus the inland past the Green Belt way? Because, again, I'm concerned that we're going to come up with some sort of policy, and then the state goes Nyet, and it's all overruled again. So is there a difference? Is there not? Do we really have control, or do we really have to follow the state rules? Thank you.

Dean Francois, Mayor
Thank you, we will go over that when we are done with our questions and bring it back to the council. Is there anyone else wishing to speak this evening? Attorney, Frank Angel, Public Speaker
Unable to connect or speak from off site.
(Transcript paused for a few minutes while attempting to connect with speaker) Dean Francois, Mayor
Okay, bring it back to the Council for questions and deliberations. Maybe we could start with the question from public regarding Hermosa Beach. We have a coastal zone, and then we have a portion of Hermosa Beach that's outside the coastal zone. We could do it City wide, or do it within the coastal zone. We have the flexibility to maneuver, how we want the within the coastal zones. We can go over the implications of the it.

Patrick Donegan, City Attorney
Correct, So you guys, as the City Council, if you would like, to create different regulatory environments within the coastal zone, without the coastal zone, that is You guys prerogative. You guys. You guys can do that. As I'm sure someone saw, or potentially, if not, on the agenda, the ability for the City to regulate Short Term Vacation Rentals in the coastal zone, and we are subject to another lawsuit. This is not the first time we have been sued under this the other time was back in 2018 where the City was triumphant in that so as of right now, it is my position if the City short term vacation rental is valid and enforceable in the coastal zone as as presently constructed. Similarly, if you guys wanted to make a change, I would have that same position. Once again. I must reiterate, though we are subject to a lawsuit, things can happen. Laws can change. The legislator could maybe come in and do something. But as of right now, that is my answer, Mr. Mayor.

Dean Francois, Mayor
Thank you. The lawsuit has nothing to do with what we might do here? Patrick Donegan, City Attorney
No, correct, not.

Dean Francois, Mayor
Okay. Thank you. Open up for comments, questions, deliberations. Councilor Keegan.

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Michael D. Keegan, Councilmember
I probably wouldn't be opposed to trying out a small area of town to have owner occupied.

Um Short Term Rentals, where the occupant has to be there, and maybe even with a limit to go, to try and open it up for people who maybe need income or want to improve their standard of living and have extra rooms and might want to change their lifestyle, but I don't think I want it City wide. I think that would be in a limited basis and on a trial basis.

Dean Francois, Mayor
Okay, interesting comment. Council member, Decoy.

Mike Detoy, Councilmember
Thank you. I do find it a bit ironic that right after hearing about the housing element, which focuses on long term housing solutions, we pivot to possibly expanding our short term vacation rental. on top of that, we're layering layering another layer of bureaucracy, of enforcing whether someone is truly at home, while renting out a room seems extremely burdensome and nearly impossible to manage. We already have issues with compliance, and we already allow Short Term Vacation Rentals in our commercial zone, as the City Attorney mentioned, and with that in mind, I move that we receive and file.

Dean Francois, Mayor
Okay, there's been a motion and a second to receive and file.

Mayor Pro tem. Michael D. Keegan, Councilmember
Over the years, the Planning Commission and the City Council worked long and hard to craft a sensible and workable short term rental program. Short term rental in a residential neighborhood is the same for a house or a bedroom. It creates the same problems and doesn't seem to have a solution that is acceptable. So I was about to move to receive this report and make note and make no changes. And so it's already been moved and seconded.

So I, I agree with that.

Dean Francois, Mayor
Okay, any other yes Councilman Jackson,
Ray Jackson, Councilmember
I didn't plan on making any comment, but I I will, because I think council member Detoys comments were spot on. You know, we heard from Mr. Higgins, who sent the letter to HCD, raising concerns about Short Term Rentals in Hermosa Beach. In his letter, he referenced the recent Easy Reader article that there appears to be an effort to force Short Term Rentals into already overcrowded and overpriced residential areas in North and South Hermosa. He emphasized that housing is already scarce and that allowing Short Term Rentals would further reduce supply and drive up costs. He also wrote, it's ridiculous the City is trying to advance a short term rental program throughout the coastal zone. It's worth the record to be straight, the claim that the City is trying to advance a short term rental program throughout the coastal zone is false. This issue is only being pushed by two individuals,

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Ray Jackson, Councilmember (continued)
Dean Francois and Michael Keegan, not the City and not the majority of this Council. We know that with a council member who runs properties, and according to some neighbors, as rented them for less than 30 days, he supported the mayor's request to reopen this discussion. That's the only reason we're here, and the discussion was opened because a gentleman who has been illegally renting his house was cited, and now he's suing the City.

So, Mayor Pro tem's comments about the planning commission and the City, taking a lot of time, being very deliberate in. weighing the needs for folks who want to visit and stay here, and the needs of residents. We heard last meeting from the resident I mentioned, who said he was operating in a legal short term rental. So again, the housing is the concern. So I am not sure why we have two council members who appear to be interested in expanding Short Term Rentals, despite the well documented harm that they caused by reducing housing inventory. And for those who are unfamiliar, and I'm going to take a few minutes here, so please indulge me. You have to understand our approach. As you heard, we do not ban Short Term Rentals outright. The City struck a balance allowing those in the commercial zones with while preserving residential neighborhoods for long term housing. The City has 148 Short Term Rentals right now. Excuse me, eligible properties, 148 potential properties that could apply for, and be permitted for Short Term Rentals. That's 148. yet only 20 are legally licensed. That means that every other Airbnb in this City, outside of those 20 operates illegally, and enforcement is always a challenge, because we're playing Whack a Mole. And for those who understand our City. You understand where our commercial zones are, but those who are outside of promotion beach, you know we're not talking about some undesirable outposts, some on the outskirts of our City. We are 1.4 square miles, and our commercial areas are stone's throw from some of the best beaches in the world, short term rental operators are being banished to the middle of nowhere. They have a fair and well placed opportunity to operate legally. Yet in that easy reader report, it talked about 300 short term rental listings assist existing in Hermosa Beach, operating illegally, ignoring regulations, safety standards and ADA compliance. Are all these operators paying taxes? Are they reporting our earnings? For most of beach, like every other City, needs more long term housing, but instead of housing, residents, these 300 plus homes are being used as illegal Short Term Rentals prioritizing profits over community needs. That's 300 homes that could be rented by people who live, work, play and send their kids to schools here, strengthening our neighborhoods. Not long ago, young people had the option to rent rooms small apartments or share larger homes with roommates. But today, illegal Short Term Rentals have drastically reduced affordable options, making it even harder for those looking to put down roots in Hermosa Beach. Economists all agree housing is the economic driver that cities need, and it's something we don't have to wait decades to build. So I would encourage Mr. Higgins and anyone else who wants to help protect and expand our housing stock direct to HCD, urging them to join us in the fight, in fighting this lawsuit, those seeking to operate outside our existing ordinance do so at the expense of long term housing, and we need to stand together to defend our community. And if Sacramento is serious, we you know we talked about HCD and its housing element and the unfunded mandate, and we are not the only City reporting zeros, because, as you know, we can't control what is built. So you talk to

Page 921 of 1878 ends

Ray Jackson, Councilmember (continued)
those folks that have done this for years and years and years, and they will tell you the same thing, but we have to do what HCD tells us to do.

But again, if Sacramento's here is about solving California's housing housing crisis. It must stand up to the powerful special interests that are profiting from these rentals at the expense of long term housing. So many Short Term Rentals operated illegally violating municipal codes by passing safety inspections and invading tax. Conservative estimates suggest that there are over 100,000 close to 200,000 Short Term Rentals in California.

That's 200,000 homes that are effectively removed from the long term housing market and building that many new homes in the next decade is unrealistic. Instead, the state must empower cities to regulate Short Term Rentals within the jurisdiction, including coastal zones, local communities.

Dean Francois, Mayor
Council member Keegan, do you want to make a point of order? Ray Jackson, Councilmember
I don't know why you're trying to interrupt.

Dean Francois, Mayor
He was attempting to make a point of order.

Mike Detoy, Councilmember
It wasn't for you. And where did you get the speech from? Ray Jackson, Councilmember
It doesn't matter. it's my speech I wrote it so I have the right to read it without interruption.

Ray Jackson, Councilmember
It is time for action. if Sacramento is really serious about housing, California cannot afford to let unregulated Short Term Rentals hollow out its housing stock. Cities must have the power to regulate Short Term Rentals in a way that prioritizes housing for residents over corporate profits. If Sacramento truly wants to address the housing crisis, must take bold action against the unchecked expansion of Short Term Rentals that's being pushed this evening and put housing back in the hands of residents, not corporations, it's time to get those 300 plus homes back on the long term rental market. Hermosa Beach doesn't need, nor does it want, more or many hotels scattered throughout our neighborhood.

Page 922 of 1878 ends

Dean Francois, Mayor
Thank you very much. I originally brought this up because I was kind of surprised that right now, bedrooms in Hermosa Beach was part of this violation, and that's why I brought it up. I think it's best that our colleagues stick to the issues and not try to characterize motives as to why someone else has a different position than they do, because I think we've made a lot of strides for improving the professionalism of our dialog, and I think that it's best to continue on that road and avoid those types of characterizations so that we can continue professional dialog and deliberation.

Ray Jackson, Councilmember
There's nothing...

Dean Francois, Mayor
Council member, Jackson, do you want the floor? Okay, I'll give you the floor.

Ray Jackson, Councilmember
Thank you, czar. There's nothing unprofessional about me pointing out council members only that push this agenda is Item. That's all I pointed out, Dean Francois, Mayor
Council Jackson, you made your point to make characterizations of your colleagues on this panel, that is unprofessional...

Ray Jackson, Councilmember
That is certainly within my right, I know you like to do bang the gavel. We know you are the Czar. Do you want to bang the gavel to Show how big your are?.

Dean Francois, Mayor
Do you have a question?
Mike Detoy, Councilmember
I like to speak to that, I just want to clarify that the item that was brought forward wasn't to allow Short Term Rentals throughout the City. It was never approached that way. It was asked the management of staff to bring back an item to help out people who might want to do owner occupied rentals. So that was the whole item tonight. We didn't need to talk about the state's condition of Short Term Rentals. We're talking about a pilot program, maybe allowing a few doing a test. This isn't something I'm going to spend hours discussing.

There's not an interest in allowing homeowners to rent some of their rooms by three of us.

I'm fine with that result. So I'm going to call the question.

Dean Francois, Mayor
We don't need to vote on calling the question, we can go right to a vote. Thank you on receiving and file this report..

Dean Francois, Mayor
Okay, the results are on the screen. Madam City Clerk, could you announce the results?

Page 923 of 1878 ends

Myra Maravilla, City Clerk
Motion carries with the forward vote. Council member key and voting, no. Okay. Thank you very much.

Dean Francois, Mayor
Moving on. What's next on the agenda? item 17 b capital improvement program status report. As of March, 13. Transcribed by https://otter.ai

Page 924 of 1878 ends

City of Hermosa Beach | Page 1 of 1
Meeting Date: September 30, 2025
Staff Report No. 25-CDD-133
Honorable Mayor and Members of the Hermosa Beach City Council

REPORT ON RECENT ACTIONS BY THE PLANNING COMMISSION FOR POSSIBLE

DISCUSSION AND CONSIDERATION OF CALL UP DE NOVO REVIEW UNDER HBMC SECTION 2.52.040
(Community Development Director Alison Becker)
Recommended Action:

Staff recommends City Council receive and file the action minutes of the Planning Commission Special Meeting of September 8, 2025, and the Regular Meeting of September 16, 2025.

Attachments:

1. Special Meeting Minutes for September 8, 2025

2. Regular Meeting Minutes for September 16, 2025
Respectfully Submitted by: Alison Becker, Community Development Director Approved: Steve Napolitano, Interim City Manager

Page 925 of 1878 ends

1 CITY OF HERMOSA BEACH
Planning Commission
Special Meeting Minutes
September 8, 2025
Open Session 6:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
_____________________________________________________________________ PLEASE TAKE NOTICE that the Chair of the City of Hermosa Beach Planning Commission called a Special Meeting to take place at 6:00 p.m. on Monday, September 8, 2025, to consider and take action on only those matters set forth on the agenda below.

1. CALL TO ORDER
Chairperson Hirsh called the meeting to order at 6:07 p.m.

2. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Chairperson Kate Hirsh.

3. ROLL CALL
Administrative Assistant Melanie Hurtado announced a quorum.

4. APPROVAL OF AGENDA
Motion: To approve the agenda.

Members Present: Chairperson Kate Hirsh, Commissioner Greg McNally, Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty

Page 926 of 1878 ends

2 Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
A voice vote was taken on this item.

Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Motion Carried

5. PUBLIC COMMENT
There were no public comments.

6. CONSENT CALENDAR
Motion: To approve the consent calendar.

6.a ACTION MINUTES OF THE PLANNING COMMISSION REGULAR
MEETING OF AUGUST 19, 2025 - 25-CDD-125
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Greg McNally
A voice vote was taken on this item.

Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Motion Carried

7. PUBLIC HEARINGS

7.a CONDITIONAL USE PERMIT (CUP 24-11), PRECISE DEVELOPMENT PLAN (PDP 24-12), AND TENTATIVE PARCEL MAP (TPM NO.84586) TO ALLOW TWO NEW 30-FOOT-TALL RESIDENTIAL CONDOMINIUM
BUILDINGS AT 624 1st PLACE IN THE TWO-FAMILY RESIDENTIAL (R2) ZONE - 25-CDD-124 Assistant Planner DeDe Tran provided a presentation.

Public Comment was provided by:
 Stacy Straus (in-person)
 Christopher J. Tesar (in-person)
Motion: To adopt a resolution approving Conditional Use Permit (CUP 24- 11), Precise Development Plan (24-12) and Tentative Parcel Map No. 84586 allowing two new residential condominium buildings in the Two Family Residential zone (R-2) subject to conditions; and determine the

Page 927 of 1878 ends

3 project is categorically exempt from the California Environmental Quality Act (CEQA).

Moved by: Commissioner Peter Hoffman
Seconded by: Vice Chairperson Stephen Izant
A voice vote was taken on this item.

Ayes (5): Chairperson Kate Hirsh, Commissioner Greg McNally, Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, and Commissioner Michael Flaherty
Motion Carried

7.b PRECISE DEVELOPMENT PLAN TO REMODEL AND DIVIDE AN
EXISTING 4,750-SQUARE-FOOT COMMERCIAL BUILDING INTO A
MULTI-TENANT COMMERCIAL BUILDING, LOCATED AT 700 PCH IN

THE GENERAL AND HIGHWAY ZONE AND HOUSING ELEMENT
OVERLAY - 25-CDD-117
Contract Planner Kaneca Pompey provided a presentation.

Public Comment was provided by:
 Pouya Payan (in-person)
 Christopher J. Tesar (in-person)
 David Grethen (in-person)
 Branden McBirney (virtually)
 Maurice Refoua (in-person)
Motion: To adopt a resolution approving Precise Development Plan (PDP 24-14) for the interior and exterior remodel to divide existing 4,750 squarefoot commercial building into a multi-tenant commercial building located at 700 Pacific Coast Highway, subject to conditions of approval; and determine the project is categorically exempt from the California Environmental Quality Act (CEQA).

Moved by: Commissioner Peter Hoffman
Seconded by: Commissioner Michael Flaherty
A voice vote was taken on this item.

Ayes (4): Chairperson Kate Hirsh, Commissioner Greg McNally, Commissioner Peter Hoffman and Commissioner Michael Flaherty Noes (1): Vice Chairperson Stephen Izant
Motion Carried

8. STAFF ITEMS

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4 8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT
Community Development Director Alison Becker announced that the Institute for Local Government is hosting a one-hour Lunch and Learn event titled "Unlocking Housing Solutions: How CEQA Reform is Re-Shaping California Development" on September 25th (Thursday) for anyone that is interested in participating. The representative that will be speaking is from Best Best & Krieger LLP.

9. PLANNING COMMISSION COMMENTS

10. FUTURE AGENDA ITEMS

11. ADJOURNMENT
Motion: To adjourn the meeting.

Moved by: Commissioner Greg McNally
Seconded by: Commissioner Michael Flaherty
A voice vote was taken on this item.

Ayes (5): Chairperson Kate Hirsh, Commissioner Peter Hoffman, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Motion Carried
The meeting was adjourned at 7:58 p.m.

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1 CITY OF HERMOSA BEACH
Planning Commission
Meeting Minutes
September 16, 2025
Open Session 6:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
Members Present: Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, Commissioner Greg McNally Members Absent: Commissioner Peter Hoffman
_____________________________________________________________________

1. CALL TO ORDER
Chairperson Hirsh called the meeting to order at 6:03 p.m.

2. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Chairperson Hirsh.

3. ROLL CALL
City Clerk Myra Maravilla announced a quorum noting the absence of Commissioner Peter Hoffman.

4. APPROVAL OF AGENDA
Moved by: Commissioner Stephen Izant
Seconded by: Commissioner Greg McNally
To approve the order of the agenda.

Page 930 of 1878 ends

2 Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman
Motion Carried

5. PUBLIC COMMENT
In-Person Public Comment:
 Laura Pena

6. CONSENT CALENDAR
Commissioner Peter Hoffman left the meeting at 6:08 pm.

Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
To approve the consent calendar.

Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman
Motion Carried

6.a ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL
MEETING OF SEPTEMBER 8, 2025 - 25-CDD-129
Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
To receive and file the action minutes of the Planning Commission special meeting of September 8, 2025.

Motion Carried

7. PUBLIC HEARING

7.a PRECISE DEVELOPMENT PLAN (PDP24-18), CONDITIONAL USE PERMIT (CUP24-15), AND VESTING TENTATIVE PARCEL MAP 84662 FOR A NEW TWO-UNIT RESIDENTIAL BUILDING, 30-FEET IN HEIGHT, DEVELOPED AS CONDOMINIUMS, AT 1011 MANHATTAN AVENUE -
25-CDD-128
Assistant Planner DeDe Tran provided a presentation.

Commissioners disclosed site visits.

Page 931 of 1878 ends

3 The applicant provided information about the proposed project.

In-Person Public Comment:
 Christine Dosland
Virtual Public Comment:
 Anthony Higgins
The applicant provided responses to the comments provided.

Commissioner Flaherty asked if the project included a roof deck.

Commissioner McNally provided comments.

Commissioner Flaherty provided comments.

Commissioner McNally provided comments.

Chairperson Hirsh provided comments.

Vice Chairperson Izant provided comments.

Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
To determine the project is categorically exempt from the California Environmental Quality Act (CEQA); and adopt a Resolution approving Conditional Use Permit (CUP 24-15), Precise Development Plan (24-18) and Vesting Tentative Parcel Map No. 84662 allowing two new residential condominium buildings in the Multiple-Family Residential zone (R-3) and Coast Zone subject to conditions.

Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman
Motion Carried

7.b RECOMMENDATION TO APPROVE PRECISE DEVELOPMENT PLAN
(PDP24-08) TO ALLOW A NEW 50.5 FOOT-TALL FIVE-UNIT
APARTMENT BUILDING AT 3415 PALM DRIVE IN THE MULTIPLE
FAMILY RESIDENTIAL (R-3) ZONE TO COMPLY WITH THE HOUSING ACCOUNTABILITY ACT – 25-CDD-082
Associate Planner Jake Whitney provided a presentation.

Vice Chairperson Izant asked whether the Commission has the legal right to approve an alternative plan or design.

Page 932 of 1878 ends

4 Deputy City Attorney Sarah Locklin provided information.

Commissioner Flaherty asked if the Fire Department conditions were addressed in the proposed resolution and asked other questions.

Associate Planner Jake Whitney provided information.

Planning Manager Alexis Oropeza provided information.

Commissioner McNally provided comments.

Chairperson Hirsh requested information about a low-income unit that was previously submitted. Additional questions were provided about the shadow study that was conducted.

Associate Planner Whitney and Planning Manager Oropeza provided information.

Chairperson Hirsh requested information about the Coastal Commission review process.

Deputy City Attorney Locklin provided information about the Coastal Commission review process.

The applicant's representative, Michael Shaw, provided a presentation.

In-Person Public Comment:
 Betty Lou Bender
 Brian Jung
 Anna Jung
 Elka Worner
 Jim Hamilton
 Rory Barish
 John Stiegler
 Brian T.
 Richard M.
 Eric Horne
 Carolyn Petty
 Andre Sharp
 Gary Brown
 Alysa Brennan

Page 933 of 1878 ends

5  Michele Wachtfogel
 Ann Gotthoffer
 Nancy Schwappach
 Paul Francis
 Gray Davis
 Laura Pena
Virtual Public Comment:
 Kent Allen
 John Burry
 Mike
 Anthony Higgins
 Isabel
The applicant was invited back to the podium and provided a response to the public comment provided.

Commissioner Flaherty asked for clarification about the application submitted.

Deputy City Attorney Sarah Locklin provided information about the Builder's Remedy.

Commissioner Flaherty provided comments.

Vice Chairperson Izant provided comments.

Commissioner McNally provided comments.

Chairperson Hirsh provided comments.

Community Development Director Alison Becker provided information.

Sarah Locklin provided updated language for the Commission to consider in the resolution.

Planning Manager Oropeza provided information about the height of the project.

Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner McNally
To determine that the project is categorically exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines § 15303; and approve the application and adopt a Resolution approving Precise

Page 934 of 1878 ends

6 Development Plan 24-08 for a new five-unit apartment building at 3415 Palm Drive, subject to conditions, as amended to reflect the Project Alternative as presented and submitted by the project applicant to the Planning Department on September 15, 2025 and presented to the Planning Commission at its public hearing on the project on September 16, 2025, with four units and a maximum height of 35 feet, including approval of a Coastal Development Permit by the California Coastal Commission.

Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman
Motion Carried

8. STAFF ITEMS

8.a COMMUNITY DEVELOPMENT DIRECTOR REPORT

9. PLANNING COMMISSION COMMENTS
Vice Chairperson Izant asked question about SB 79.

Director Becker provided information.

10. FUTURE AGENDA ITEMS

10.a PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 25-CDD130 Moved by: Vice Chairperson Stephen Izant
Seconded by: Commissioner Michael Flaherty
To receive and file the tentative future agenda for the Planning Commission special meeting of October 13th and regular meeting of October 21st.

Ayes (4): Chairperson Kate Hirsh, Vice Chairperson Stephen Izant, Commissioner Michael Flaherty, and Commissioner Greg McNally Absent (1): Commissioner Peter Hoffman
Motion Carried

11. ADJOURNMENT
The meeting was adjourned at 8:57 p.m.

Page 935 of 1878 ends

FINAL DRAFT
1 PC Resolution 25-04

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN (PDP 24-08), TO ALLOW A NEW FOUR-UNIT APARTMENT BUILDING WITH FOUR PARKING SPACES AT 3415 PALM DRIVE IN THE MULTIPLE FAMILY RESIDENTIAL (R-3) ZONE TO COMPLY WITH THE HOUSING ACCOUNTABILITY ACT, GOVERNMENT CODE SECTION 65589.5,

CONDITIONED ON COASTAL COMMISSION APPROVAL OF A COASTAL DEVELOPMENT PERMIT; AND DETERMINING THAT THE ACTION IS

CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT UNDER CEQA GUIDELINES § 15303.

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

Section 1. Findings. The Planning Commission makes the following findings:

1.1.A preliminary application in accordance with the Housing Crisis Act of 2019 (Government Code Section 65941.1) was filed on February 7, 2024, by the applicant Tony and Renada Ferraro, for development of the property located at 3415 Palm Drive for a five-unit residential project including one low-income housing unit (20 percent) under the Government Code Section 65589.5 subdivision (d), commonly referred to as the “Builder’s Remedy.”

1.2. The City’s Housing Element was not certified until later, on August 1, 2024.

1.3.Under Government Code section 65589.5, subdivision (o), paragraph (1), the filing of the Preliminary Application on February 7, 2024, effectively froze the regulations in place at the time of submission including the status of the City’s Housing Element.

1.4. The applicant filed a formal Precise Development Plan application for a substantially similar project before the statutory 180-day deadline (Gov.

Code § 65941.1, subd. (e)(1)) and before the Housing Element was certified. The PDP application was deemed determined to be complete on October 3, 2024.

1.5. California Assembly Bill 1893 was signed into law and went into effect on January 1, 2025. Among other things, the new law eliminated previously mandated affordability requirements for certain Builders Remedy projects by amending the definition of a project providing housing for very low-, low-, or moderate-income households. (Gov. Code § 65589.5, subds. (h)(3)(A), (h)(3)(C), (h)(11)(A).) The bill further allowed for a development

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FINAL DRAFT
2 proponent to elect to be subject to the provisions of AB 1893 even if the Builder’s Remedy application was deemed complete before the new law took effect. (Gov. Code § 65589.5, subd. (f)(7)(A).)

1.6.On January 7, 2025, the applicant requested that processing of the application be temporarily placed on hold.

1.7.On January 15, 2025, the applicant filed a revised application proposing to eliminate the previously proposed low-income unit to pursue a fully market-rate development, relying on the new exemption from statemandated affordability requirements. (Gov. Code § 65589.5, subd. (h)(3)(A), (h)(3)(C), (h)(11)(A).)

1.8. The Planning Commission conducted a duly noticed public hearing to consider the subject application on March 18, 2025, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Due to outstanding questions on the project’s impacts, the public hearing was continued to May 20, 2025.

1.9. The applicant requested further continuances to address questions raised by the Planning Commission and members of the public. A subsequent duly noticed public hearing to consider the application was held on September 16, 2025, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission.

1.10. The project applicant's representatives submitted plans for a four-unit residential Project Alternative to the Planning Commission on September 15, 2025. At that time, the applicant's representative indicated that the project applicant would be amenable to a condition of approval that requires modification of the current project in a manner consistent with the Project Alternative with sufficient flexibility to allow minor adjustments for any additional requirements that may be revealed during the subsequent permitting process. The project applicant's representative provided a presentation on the Project Alternative at the September 16, 2025 Planning Commission meeting. At that time, the applicant's representative indicated that the applicant would agree to a condition of approval that requires modification of the current project in a manner consistent with the Project Alternative.

Section 2. CEQA. The Planning Commission finds that the proposed project is categorically exempt from the California Environmental Quality Act under CEQA Guidelines section 15303, Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal consists of a multi-family residential project that is less than six units in an urbanized area. Section 15300.2 of the CEQA Guidelines lists exceptions to the exemption. These exceptions to the

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FINAL DRAFT
3 exemptions define circumstances that prevent the application of the categorical exemption.

Specifically, the exceptions to the exemptions are:
• The project is located in a sensitive environment such that the project may impact an officially mapped and designated environmental resource of hazardous or critical concern;
• The cumulative effect of successive projects of the same type in the same place, over time, is significant;
• The project may have a significant environmental impact due to unusual circumstances;
• The project may damage scenic resources (i.e. trees, historic buildings, or rock outcroppings) within an official state scenic highway; • The project is located on a listed hazardous waste site; or • The project may cause substantial adverse change in the significance of a historical resource.

None of the above exceptions apply. The project is not located in a sensitive environment, such that the project may impact an officially mapped and designated environmental resource of hazardous or critical concern. There is little to no chance of successive projects of the same type in the same place over time because this project is the result of the “builder’s remedy” under the Housing Accountability Act, which is only available if the application is submitted when the City does not have a certified General Plan Housing Element — and the City’s Housing Element is now certified. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway as no scenic state highways exist in the vicinity of the project.

Additionally, the project would not impact locally designated prominent public viewpoints as established in the City’s General Plan (PLAN Hermosa, Figure 5.2, page 167). The Los Angeles County Fire Department, in a letter dated May 23, 2025, determined that adequate resources are available through County resources and mutual aid agreements with neighboring municipalities. In a memorandum from the Hermosa Beach Department of Public Works dated April 22, 2025 verified that there was no sewer capacity issue in the main on Hermosa Avenue to which the project would connect. The project is not located on a listed hazardous waste site. Finally, a historical assessment was prepared by Kaplan Chen Kaplan on May 16, 2024 and found the existing development was not considered a historical resource.

Section 3. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines, and declares the following pertaining to the application for Precise Development Plan (PDP 24-08), using the review criteria that were in effect on February 7, 2024, when the applicant submitted a preliminary application under Government Code Section 65941.1.

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FINAL DRAFT
4 (See also Gov. Code § 65589.5(o).)
While the standards for review for a Precise Development Plan have since changed, the applicable findings for a Precise Development Plan as of February 7, 2024 were:

1. Distance from existing residential uses in relation to negative effects;

2. The amount of existing or proposed off-street parking in relation to actual need;

3. The combination of uses proposed, as they relate to compatibility;

4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area;

5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area;

6. Building and driveway orientation in relation to sensitive uses, e.g., residences and schools;

7. Noise, odor, dust and/or vibration that may be generated by the proposed use;

8. Impact of the proposed use to the City’s infrastructure, and/or services;

9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; and

10. Other considerations that, in the judgment of the Planning Commission, are necessary to assure compatibility with the surrounding uses, and the City as a whole.

While the Planning Commission finds some of the above findings can be met for the project, the proposed project is inconsistent with various underlying zoning and general plan standards such as maximum lot coverage, height, density, lot area per dwelling unit, parking, and open space, these inconsistencies do not rise to the threshold needed to deny this project because there is no evidence that any of the inconsistencies create a specific, adverse impact to public health or to public safety, under written objective standards that were in effect at the time of submittal.

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FINAL DRAFT
5 Criteria Required Provided

LOT STANDARDS
Minimum Lot Area per
dwelling unit 1,320 per dwelling unit 637.93 per dwelling unit Lot Coverage Maximum 65% maximum 66%
HEIGHT: 30 ft maximum 30 ft- 35.27 ft
YARDS:

Front 10 ft 1.5 ft
Side 3 ft 3.33 ft
Rear,
abutting
alley
1st Floor 3 ft 6.63 ft
2nd Floor 1ft 1.02 ft
PARKING AND DRIVEWAYS:

Total Parking Spaces
Minimum 10 spaces 4 spaces
Garage Spaces Minimum 8 spaces 4 spaces
Guest Space Minimum 2 spaces 0 spaces
Driveway Slope Maximum 20% 2%
OPEN SPACE:

Private Open Space: 1,500 sf (300 sf per unit) 865 countable sf (216.3 av/sf per unit)
DESIGN ELEMENTS:

Solid Waste Area (Per Unit) 15 waste bins (3 per 15 waste bins (3 per unit)

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FINAL DRAFT
6 Section 4. Based on the foregoing, the Planning Commission hereby approves the subject Precise Development Plan 24-08, for the construction of a four-unit residential project pursuant to California Government Code Section 65589.5 subdivision (d), commonly referred to as the “Builder’s Remedy” subject to the following Conditions of Approval:

General:

1. The development and continued use of the property shall be in conformance with submitted plans for the Project Alternative submitted by the applicant, with a maximum height of 35.27 feet, and received and reviewed by the Planning Commission at its meeting of September 16, 2025, attached hereto Criteria Required Provided

LOT STANDARDS
unit)
General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 2: Neighborhoods provide for
diverse needs of residents of all ages
and abilities and are organized to
support healthy and active lifestyles.

Policy 2.3 Balanced neighborhoods.

Promote a diverse range of housing unit
types and sizes, within allowed density.

Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of
buildings.

The proposed project is a four-unit
apartment building and would
contribute to a diverse neighborhood
with various housing types and unit
sizes for residents of different income
levels. However, this would not be
done within the allowable density for
the property. Under PLAN Hermosa
the maximum density allowed at this
site would be 33.0 dwelling units per
acre, meanwhile the current proposal
of four units consists of 68.2 dwelling
units per acre

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7 as Exhibit A to this Resolution, and revised in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC, state law, or requirements of this approval.

2. The project shall fully comply with the following requirements of the R-3 Zone as applicable:
a) Designated, screened solid waste storage areas, a minimum of 2.5’ x

2.5’ (length times width) each, for three solid waste storage bins shall be shown on the site plan compliance with Chapter 8.12.
b) All parking dimensions shall comply with Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans.
c) Driveway transitions shall comply with Section 17.44.120(D). d) Any satellite dish antennas or similar equipment shall comply with Section 17.46.210.
e) Architectural treatments shall be as shown on building elevations, site and floor plans.

3. The project shall comply with all requirements of the Building Division, Public Works Department, and Fire Department.

4. The applicant shall comply with all applicable Mitigations Measures of the General Plan Program EIR (SCH No. 201581009) as adopted by the City Council including:
a) Construction projects within the city shall demonstrate compliance with all applicable standards of the Southern California Air Quality Management District, including the following provisions of District Rule 403:
i. All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule 403. Wetting could reduce fugitive dust by as much as 50 percent.
ii. The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind.

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8 iii. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust.
iv. All dirt/soil loads shall be secured by trimming, watering, or other appropriate means to prevent spillage and dust.
v. All dirt/soil materials transported off-site shall be required to cover their loads as required by California Vehicle Code Section 23114 to prevent excessive amount of dust.
vi. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.
vii. Trucks having no current hauling activity shall not idle but shall be turned off (MM 4.2-2A).
b) In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to 5 minutes at any location (MM 4.2-2b).
c) Construction projects within the city shall comply with South Coast Air Quality Management District Rule 1113 limiting the volatile organic compound content of architectural coatings (MM 4.2-2c).

For any project where earthmoving or ground disturbance activities are proposed at depths that encounter older Quaternary terrace deposits (depths between 15 and 35 feet), a qualified paleontologist shall be present during excavation or earthmoving activities (MM 4.4- 3).
d) If paleontological resources are discovered during earthmoving activities, the construction crew shall immediately cease work in the vicinity of the find and notify the City. The project applicant(s) shall retain a qualified paleontologist to evaluate the resource and prepare a recovery plan in accordance with Society of Vertebrate Paleontology guidelines (1996). The recovery plan may include, but is not limited to, a field survey, construction monitoring, sampling and data recovery procedures, museum storage coordination for any specimen recovered, and a report of findings. Recommendations in the recovery plan that are determined by the lead agency to be necessary and feasible shall be implemented before construction activities can resume at the site where the paleontological resources were discovered (MM 4.4-3).
e) For development located at a distance within which acceptable vibration standards pursuant to the Table 4.11-10 of the General Plan Program EIR, included below, the applicant at the time of plan check submittal shall submit a report prepared by a qualified structural

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9 engineer demonstrating the following:
i. Vibration level limits based on building conditions, soil conditions, and planned demolition and construction methods to ensure vibration levels would not exceed acceptable levels where damage to structures using vibration levels in Draft EIR Table

4.11-4 as standards.
ii. Specific measures to be taken during construction to ensure the specified vibration level limits are not exceeded.
iii. A monitoring plan to be implemented during demolition and construction that includes post‐ construction and post‐ demolition surveys of existing structures that would be impacted.

Examples of measures that may be specified for implementation during demolition or construction include but are not limited to:

1. Prohibition of certain types of impact equipment.

2. Requirement for lighter tracked or wheeled equipment.

3. Specifying demolition by non‐impact methods, such as sawing concrete.

4. Phasing operations to avoid simultaneous vibration
sources.

5. Installation of vibration measuring devices to guide decision-making for subsequent activities (MM 4.11-2).

General Plan Program EIR TABLE 4.22-10
Typical Vibration Source Levels for Construction
Equipment
Equipment
Vibration Velocity
Level at 25 Feet,
in/sec
Distance from
Equipment Within
Which Standard is
Exceeded
Pile driver (impact) 0.158 158 feet
Pile driver (sonic) 0.045 68 feet
Clam shovel drop
(slurry wall) 0.050 74 feet
Hydro mill (slurry wall) 0.002-0.006 9-17 feet
Vibratory roller 0.050 74 feet
Hoe ram 0.022 43 feet
Large bulldozer 0.022 43 feet
Caisson drilling 0.022 43 feet

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10 Equipment
Vibration Velocity
Level at 25 Feet,
in/sec
Distance from
Equipment Within
Which Standard is
Exceeded
Loaded trucks 0.020 40 feet
Jackhammer 0.009 24 feet
Small bulldozer 0.001 5 feet
Building Plans:

5. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity, and characteristics of landscape materials shall be submitted to the Community Development Department for review and approval prior to the issuance of Building Permits. The Final Plan shall also include the following:
a) A landscape plan to comply with Sections 17.22.060(H), 8.60.060, and

8.60.070 to the satisfaction of the Community Development Director and Public Works Director.
b) An automatic landscape sprinkler system consistent with Section

17.22.060(H) shall be provided and shall be shown on plans (Building Permits are required).

6. The plans shall comply with Section 8.44.095 and install permeable surfaces in the driveway, guest parking space and other non-landscaped areas to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in

8.44.095 to the extent practicable to infiltrate the volume of runoff produced by an 0.80-inch twenty-four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall designate the exact location of the subsurface infiltration system, the applicant shall enter into a maintenance agreement with the City (prior to Final map approval) for the ongoing infiltration and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is achieved. The amount of the bond shall be determined by the Building Division. All other drainage shall be routed to an off-site facility or on-site permeable area approved by the City.

To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk.

If the drainage of surface waters onto the property requires a sump pump to discharge said waters onto the street, the property owner(s) shall record an

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11 agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy.

7. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices set forth in Section 8.56.070 shall be complied with and noted on construction plans.

8. Two copies of final construction plans, including site, elevation, and floor plans, which are consistent with the conditions of approval of this precise development plan, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check.

9. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the recycler and County landfill at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled.

10. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the time of building permit issuance.

Public Works

11.No new walls or foundation footing will be allowed to be constructed on or over the public right-of-way.

12.A Residential Encroachment Permit is required for any non-conforming structures located over or within the public-right-of way.

13.Prior to issuance of a Building Permit, an approved civil engineering plans prepared by a licensed civil engineer, and approved by Public Works, addressing grading, undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on-site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the Municipal Code and Public Works specifications, shall be filed with the Community Development Department.

14.Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street.

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12 15.Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential or Commercial Encroachment Permit.

16.Sewer manhole/lid elevations must be submitted prior to grading and plan check.

17.Sewer lateral video must be submitted with plan check submittal if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video.

18. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and must implement Low Impact Development Standards and submit at time of grading and plan check along with an erosion control plan.

Construction

19.Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction.
a) The procedures for notification shall be provided by the Building and Safey Division of the Community Development Department. b) Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice.

20.Project construction shall conform to the Noise Control Ordinance requirements in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site.

21. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare.

22.A construction sign shall be posted conspicuously during the course of construction at the project site.

Fire:

23.Replacement fire hydrants shall meet the dimensions of, and construction requirements outlined by AWWA standard C503.

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13 24.Relocation of fire hydrants shall include required vehicular clearance be maintained, as provided by California Vehicle Code Chapter 9, Section 22514.

25.In lieu of the required 5 feet firefighter walking access on each side of the apartment building, the installation of a fire sprinkler system in compliance with NFPA 13 standards, LA County Fire Code section 903.3.1.1, is required.

26. The Fire Department recommends changing the building main address from Palm Drive to having the address of Hermosa Avenue as the infrastructure such as an access road and water supply are all located off Hermosa Ave.

27. Fire Department Connections (FDC) shall be located on the street-address side of buildings; facing approved fire apparatus access roads; within 150 feet (via vehicular access) of an accessible public fire hydrant; as close to the street curb face as possible; fully visible; and recognizable from the street, fire apparatus access road or nearest point of fire department vehicle access; or as otherwise approved by the fire code official. FDC shall be located a minimum
Other:

28.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.

29. The Planning Commission may review this Precise Development Plan and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use.

30. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions.

31. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project

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14 authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice.

The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition.

Section 5. This permit 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 an Affidavit of Acceptance stating that they are aware of, and agree to and accept, all the conditions of this permit.

The Precise Development Plan shall be recorded with the Affidavit of Acceptance, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit.

Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable.

Section 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council.

PASSED, APPROVED, and ADOPTED on this 16th day of September, 2025.

VOTE: AYES:

NOES:

ABSTAIN:

ABSENT:

Page 949 of 1878 ends

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15 CERTIFICATION
I hereby certify the foregoing Resolution P.C. 25-04 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of September 16, 2025.

Kate Hirsh, Chair Alison Becker, Secretary
____________________
Date

Page 950 of 1878 ends

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1000 Wilshire Boulevard
Suite 1500
Los Angeles, CA 90017
213.891.0700 Phone
213.896.0400 Fax
BN 93886840v1
213.891.5257 Direct September 12, 2025 [email protected] VIA E-MAIL ([email protected])
Kate Hirsh, Chair
and Members
City of Hermosa Beach Planning Commission
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
Re: 3415 Palm Drive: Application for Residential Development Project Dear Chair Hirsh and Members of the Planning Commission, This office continues to represent Tony and Renarda L. Ferraro (“Owners”) with respect to the above-referenced, five-unit Builder’s Remedy housing development proposed at 3415 Palm Drive (APN 4181-033-017) (“Project”) in the City of Hermosa Beach, California (“City”).

As you are aware, members of the community expressed concerns about the Project at the previous Planning Commission hearing on March 18, 2025, and there has been additional extensive public discussion of the Project since then. The principal concerns are the proposed building height and the number of units. As noted in the Staff Report for the September 16, 2025, Planning Commission hearing (“Staff Report”), the Owners carefully considered those concerns. In response, the Owners devoted significant time and resources to work with their architect to explore potential changes to the design that would reduce the building height and the number of units. The Staff Report features an early conceptual elevation of a reduced project alternative, with one unit removed and a commensurate reduction in height (“Conceptual Alternative”). The Conceptual Alternative was preliminary and intended only to provide a concept-level architectural rendering of a reduced project elevation.

Since the Owners submitted the Conceptual Alternative to the City, they have worked on developing a more focused version of that plan. The plan, as further developed, is presented with this letter (“Project Alternative”). A conceptual elevation of the Project Alternative is presented here:

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Kate Hirsh, Chair
September 12, 2025

Page 2 ends

BN 93886840v1
As with the Conceptual Alternative, the removal of one unit results in the same number of units and parking spaces as the current building on the site. The building profile is similar to that of the existing building, as can be seen in the elevation presented below.

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BN 93886840v1
Kate Hirsh, Chair
September 12, 2025

Page 3 ends

The Project Alternative is substantially the same as the earlier Conceptual Alternative, but presents a more finalized design incorporating structural adjustments driven in part by lot dimensions. As one example, the height was slightly adjusted higher by 12 inches from the Conceptual Alternative to accommodate the driveway slope required by code for proper drainage. The height of the Project Alternative, as currently presented, does not exceed 35.27 feet, with both the front and rear of the building coming in below 30 feet. This falls significantly under the height of the adjacent building at 3410 Hermosa Avenue, which measures 48.5 feet in height from Hermosa Avenue.

The Owners, along with their representatives, will be on hand at the September 16, 2025, Planning Commission hearing to discuss -- and answer questions about -- the Project, as currently before the Commission. Without waiver of any of the Owners’ rights, if the Commissioners are to consider the Project Alternative presented with this letter to be preferable to the currently proposed project, the Owners would be open to a condition of approval that requires modification of the current project in a manner consistent with the Project Alternative presented here with sufficient flexibility to allow minor adjustments for any additional requirements that may be revealed during the subsequent permitting process.

Representatives of the Owners will be on hand at the September 16, 2025, Planning Commission hearing to answer any questions.

Very truly yours,

BUCHALTER
A Professional Corporation
Michael W. Shonafelt
Shareholder
MWS:mt
cc:

Alison Becker, Community Development Director
Todd Leishman, Esq., City Attorney
Tony and Renarda L. Ferraro, [email protected]
Brandon Straus, Srour and Associates, [email protected] Enclosures

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SHEET NUMBER

DRAWING

PRINT DATE

PROJECT NUMBER

REVISIONS
STAMP

PROJECT
9/12/2025 5:57:27 PM
COVER
25016
3D IMAGES
A NEW 4 UNIT

RESIDENCE
3415 PALM DRIVE

HERMOSA BEACH
CALIFORNIA 90254

NEW RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH, CA 90254
A NEW 4 UNIT RESIDENCE

REVISION SCHEDULE

NUMBER DESCRIPTION DATE

Page 954 of 1878 ends

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ROOM NAME

ROOM ELEVATION
AREA=150 SF
FLR FINISH=TILE
A.01
A
EGRESS
1 NORTH
1 1
A.00
SIM

ROOM TAG

ELEVATION TAG

SHEET NUMBER

ELEVATION DESIGNATION

WINDOW LETTER DESIGNATION

DOOR NUMBER

DESIGNATION

SKYLIGHT LETTER

DESIGNATION

NORTH ARROW

DESIGNATION

REVISION DESIGNATION

EXTENT OF REVISION

SECTION NUMBER

SHEET NUMBER

TOP/BOTTOM RISER
UP
1 Ref
1Ref
Ref 1
1 Ref
A
20R @ RISER HEIGHT
18T @ TREAD DEPTH

SHEET NUMBER

DRAWING

PRINT DATE

PROJECT NUMBER

REVISIONS
STAMP

PROJECT
9/12/2025 5:57:27 PM
G.00
25016

PROJECT

INFORMATION
A NEW 4 UNIT

RESIDENCE
3415 PALM DRIVE

HERMOSA BEACH
CALIFORNIA 90254

SYMBOL LEGEND PROJECT DATA

PROPERTY OWNERS

TONY FERRARO
3417 PALM DRIVE
HERMOSA BEACH, CA 90254

LEGAL DESCRIPTION
LOT 4, BLOCK 101

SHAKESPEARE
M.B. 9-190
APN 4181-033-017

OCCUPANCY AND ZONING
OCCUPANCY:

ZONING:

CONSTRUCTION TYPE:

AREA DISTRICT:

NUMBER OF UNITS:

NUMBER OF STORIES:

CITY, STATE, NATIONALLY APPLICABLE
CODES

CONSULTANTS

CIVIL SURVEY CONSULTANT

NEW RESIDENCE
3415 PALM DRIVE
HERMOSA BEACH, CA 90254
A NEW 4 UNIT RESIDENCE

AREA CALCULATIONS
UNIT #1 = 1,162 SF
UNIT #2 = 876 SF
UNIT #3 = 825 SF
UNIT #4 = 1,713 SF
TOTAL LIVING AREA = 4,576 SF

HEIGHT CALCULATIONS

0.00' NW + 0.00' NE + 0.00' SW + 0.00' SE = 0.00'

0.00' / 4 = 0.00'

0.00' + X' =0.00'
MAXIMUM ALLOWABLE HEIGHT =
ACTUAL HEIGHT =
OPEN SPACE CALCS.

UNIT #1 = 0 SF
UNIT #2 = 160 SF
UNIT #3 = 0 SF
UNIT #4 = 300 SF
TOTAL OPEN SPACE = 460 SF
NAME

ADDRESS

CITY, CA ZIP
T.310.000.0000

CIVIL CONSULTANT
NAME

ADDRESS

CITY, CA ZIP
T.310.000.0000

STRUCTURAL CONSULTANT
NAME

ADDRESS

CITY, CA ZIP
T.310.000.0000

GEO-TECHNICAL CONSULTANT
NAME

ADDRESS

CITY, CA ZIP
T.310.000.0000

ENERGY CONSULTANT
NAME

ADDRESS

CITY, CA ZIP
T.310.000.0000

INTERIOR DESIGNER
NAME

ADDRESS

CITY, CA ZIP
T.310.000.0000

LIGHTING CONSULTANT
NAME

ADDRESS

CITY, CA ZIP
T.310.000.0000
2022 CRC, 2022 CBC, 2022 CMC, 2022 CPC, 2022 CEC, STATE OF CALIFORNIA, AND THE

CITY OF MANHATTAN BEACH

VICINITY MAP
NORTH

HERMOSA BEACH, CA

PROJECT SITE

ABBREVIATION
A.H. ACTUAL HEIGHT
A.W. AWNING WINDOW
B.O.W. BOTTOM OF WALL
C.H. CRITICAL HEIGHT
CLG. CEILING
CLR. CLEAR
COL. COLUMN
CONC. CONCRETE
C.W. CASEMENT WINDOW
DIM. DIMENSION
DN. DOWN
E.G. EXISTING GRADE
ELEV. ELEVATION
F.A. FROM ABOVE
F.G. FINISH GRADE
FLR. FLOOR
F.S. FINISH SURFACE

FX FIXED
HORZ. HORIZONTAL
HT. HEIGHT
LAND. LANDING
LT.WT. LIGHT WEIGHT CONCRETE
MAX. MAXIMUM
MIN. MINIMUM
NEIGH. NEIGHBOR GRADE
OP. OPERABLE
PL. PROPERTY LINE
REQ. REQUIRED
SECT. SECTION
S.F.E SUB FLOOR ELEVATION
SHT. SHEET
SK. SKEWED
SL. SLOPED
T.O.C. TOP OF CURB
T.O.F TOP OF FENCE
T.O.W. TOP OF WALL

REVISION SCHEDULE

NUMBER DESCRIPTION DATE

GENERAL NOTES

1. BUILDING COMPLIES WITH 2019 CBC, 2019 CMC, 2019 CPC, 2019 CEC, AND CITY OF HERMOSA BEACH.

2. AQMD NOTIFICATION IS REQUIRED 10 DAYS BEFORE BEGINNING ANY DEMOLITION WORK. REQUIRED FORM IS AVAILABLE AT THE COMMUNITY DEVELOPMENT DEPARTMENT. PROVIDE PROOF OF NOTIFICATION (MAIL WITH RETURN RECEIPT) 10

DAYS BEFORE BUILDING PERMIT IS ISSUED, OR COMPLETE ASBESTOS NOTIFICATION WAIVER.

3. ALL BUILDING FEATURES PROJECTING INTO REQUIRED SETBACKS ARE INDICATED ON SITE/PLOT PLAN.

4. SOILS REPORT SHALL BE PROVIDED TO THE BUILDING DEPARTMENT FOR ALL CUTS, FILLS, AND EARTHWORK AS REQUIRED BY CBC SECTION 1804.

5. STUMPS AND ROOTS SHALL BE REMOVED TO A DEPTH OF 12" IN THE AREA OCCUPIED BY THE BUILDING.

6. INSTALLATION OF INTERIOR AND EXTERIOR WALL AND CEILING COVERINGS SHALL CONFORM TO CHAPTER 25 UBC.

7. ALL WATER CLOSETS TO FLUSH WITH 1.6 GALLON MAX. AND ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES.

8. ALL HOSE BIBS MUST BE PROTECTED BY BACK FLOW PREVENTION AND HAVE AN ANTI-SIPHON DEVICE.

9. PROVIDE APPROVED BACKWATER VALVE FOR ALL PLUMBING FIXTURES LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE.

PROVIDE CAST IRON WASTE PIPE RISERS.

10. ALL WINDOW COVERINGS REQUIRED BY CFIR. FORM SHALL BE POSTED PRIOR TO FINAL INSPECTION.

11. WRITTEN APPROVAL FROM THE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQMD). (714)396:2000 PER RULE 1403 FOR THE PROPER DISPOSAL OF ASBESTOS.

12. ONLY LOS ANGELES COUNTY HEALTH DEPARTMENT APPROVED DEVICES MAY BE UTILIZED FOR LANDSCAPE IRRIGATION BACK FLOW PREVENTION DEVICES.

13. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA NON-EROSIVE DEVICE PER HBMC.

14. PROVIDE DRIP PAN OR SIMILAR DEVICE FOR LAUNDRY ROOM, WATER HEATER, AND DISHWASHER.

15. PROVIDE SURVEY STAKES PRIOR TO FOUNDATION INSPECTION TO VERIFY LOT LINES.

16. THE ARCHITECT IS NOT RESPONSIBLE FOR SITE GRADING OR DRAINAGE.

17. IAPMO APPROVAL REQUIRED FOR ONE PIECE LAVATORY.

18. POST INSULATION COMPLIANCE CARD IN CONSPICUOUS LOCATION IN DWELLING PRIOR TO FINAL INSPECTION.

19. IT IS THE GENERAL CONTRACTORS RESPONSIBILITY TO VERIFY THAT THE BUILDING IS WITHIN THE HEIGHT LIMIT PRIOR TO FRAMING THE ROOF RAFTERS. CONTACT THE CIVIL SURVEY CONSULTANTS.

20. CONTROL VALVE FOR SHOWERS AND TUB/SHOWERS SHALL BE OF THE PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE. UPC. SECT. 410.7.

21. VERIFY CLEARANCES WITH OVERHEAD UTILITY LINES FROM ALL PERMANENT AND

TEMPORARY STRUCTURE INCLUDING SCAFFOLDING AND OTHER WORKING AREAS DURING CONSTRUCTION. CLEARANCE TO BE 8 FT. HORIZONTAL AND 12 FT. VERTICAL.

VERIFY WITH SOUTHERN ALIFORNIA EDISON CO. BEFORE COMMENCING CONSTRUCTION.

22. PROVIDE PROTECTION TO PEDESTRIANS PER UBC SECTION 3303 DURING CONSTRUCTION.

23. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CBC SEC. 501.

24. THE STRUCTURE SHALL COMPLY WITH THE SECURITY REQUIREMENTS OF "APPENDIX CHAPTER 10 SECURITY" OF HBMC.

25. COOKING EQUIPMENT MUST BE LISTED FOR RESIDENTIAL USE.

26. ALL DOORS PROVIDING DIRECT ACCESS TO THE POOL SHALL BE EQUIPPED WITH A

SELF CLOSING, SELF LATCHING DEVICE WITH A RELEASE MECHANISM PLACED NO LOWER THAN 54" AFF. ALL THESE DOORS SHALL BE EQUIPPED WITH EXIT ALARMS.

CBC SECTION 3109.4.1.8.

27. UNDERGROUND ELECTRICAL SERVICE REQUIRED FOR ALL REPAIRS, REMODELS OR

EXPANSION EXCEPT WHERE THE BUILDING VALUATION OF SUCH REPAIRS OR

REMODELS IN A FIVE-YEAR PERIOD DOES NOT EXCEED FIFTY PERCENT OF THE EXISTING VALUATION PRIOR TO CONSTRUCTION.

28. ALL WATER FIXTURES SHALL BE WATER CONSERVING CPC 402.0

29. DRAINAGE FIXTURE LOCATED BELOW THE NEXT UPSTREAM MANHOLE OR BELOW THE

MAIN SEWER LEVEL REQUIRES INVESTIGATION TO ASCERTAIN THE NECESSITY FOR SEWER BACKWATER DEVICE CPC 710.0

EXCAVATION NOTES

1. PROVIDE CONTINUOUS INSPECTION DURING EXCAVATION OF SHORING AND INSTALLATION OF SHORING MEMBERS.

2. AN EXCAVATION/CONSTRUCTION PERMIT SHALL BE OBTAINED PRIOR TO CONSTRUCTION OF ANY IMPROVEMENTS WITHIN PUBLIC RIGHT-OF-WAY. THIS

INCLUDES, BUT IS NOT LIMITED TO, STANDARD SIDEWALKS, CURBS, GUTTERS, DRIVEWAY APPROACHES, OR UNDERGROUNDING OF UTILITIES.

3. CONTRACTOR TO PROVIDE EVIDENCE OF PERMIT FROM

CALIFORNIA STATE DEPARTMENT OF INDUSTRIAL SAFETY FOR EXCAVATION 5'-0" OR DEEPER. CALL 213.736.3041.

4. IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT "DIG ALERT" PRIOR TO ANY EXCAVATION IN THE PUBLIC RIGHT-OF-WAY. (800) 227-2600

5. PROVIDE TEMPORARY SHORING OF ADJACENT PROPERTY. QUALIFIED PERSONS REGISTERED WITH THE STATE SHALL DESIGN SHORING.

6. A PERMIT IS REQUIRED FROM THE STATE DIVISION OF INDUSTRIAL SAFETY FOR TRENCHES OR EXCAVATION 5' (1.52 METERS) OR DEEPER OR
BUILDING/STRUCTURE OVER 3 STORIES HIGH, OR BUILDING OVER 36' (11 METERS) HIGH.

ENCROACHMENT NOTES

1. ALL PLANT MATERIALS IN THE PLANNED LANDSCAPE SHALL NOT BE

HAZARDOUS TO HEALTH AND SAFETY, SUCH AS PLANTS THAT CONTAIN

THORNS, SPINES, TOXIC FRUITS OR LEAVES, AND THOSE THAT DROP EXCESSIVE SLIPPERY FRUITS AND FLOWERS, AND SURFACE ROOTING.

2. ALL LANDSCAPE AREAS SHALL BE ON A FULLY AUTOMATED IRRIGATION SYSTEM SUPPLIED BY HOME OWNER.

3. ALL WORKMANSHIP AND MATERIALS SHALL CONFORM WITH LOCAL BUILDING, PLUMBING AND ALL OTHER APPLICABLE CODES HAVING JURISDICTION.

4. HEIGHTS OF WALLS, FENCES AND ALL OTHER ELEMENTS SHALL COMPLY WITH CITY ENCROACHMENT REGULATIONS.

5. UTILITIES AND VISUAL OBSTRUCTIONS MAX. 42" HIGH SHALL GENERALLY BE

AVOIDED SO AS TO MAINTAIN ACCESS TO UNDERGROUND UTILITIES AND TO PROTECT VISTAS FROM NEIGHBORING PROPERTIES.

6. PLANT MATERIALS SHALL NOT EXCEED 42" IN HEIGHT. TREES AND SHRUBS MAY BE PERMITTED WITH A SEPARATE LANDSCAPE PLAN.

PLAN REQUIREMENTS

1. ALL PLANS FOR NEW AND/ OR ADDITIONS OVER FOUR HUNDRED (400) SQUARE

FEET MUST BE SUBMITTED TO THE PUBLIC WORKS DEPARTMENT, PRIOR TO CONSTRUCTION, FOR PUBLIC RIGHT OF WAY REQUIRED IMPROVEMENTS.

2. AN ENGINEERING PLAN SHOWING PROPOSED STORMWATER CONTROL FOR THE PROJECT SHALL BE MADE A PART OF THE PLAN. THIS PLAN SHALL SHOW

THE EXISTING STREET CROSS SECTIONS, ELEVATIONS AND EXISTING CURB AND GUTTER ELEVATIONS FOR A DISTANCE OF ONE HUNDRED FEET (100') ON

EACH SIDE OF THE PROPOSED PROJECT, AND THE PROPOSED ELEVATIONS FOR THE PLANNED PROJECT.

3. A SURVEY OF THE PROJECT WILL BE REQUIRED WITH SURVEY POINTS SET AT

THE CENTER LINE OF THE STREET AND OFFSET POINTS EITHER ON THE TOP OF THE CURB OR IN THE SIDEWALK. ALL SURVEY POINTS SHALL BE REESTABLISHED IF THEY ARE REMOVED OR DESTROYED DURING CONSTRUCTION.

PERMIT REQUIREMENTS

1. A SEWER CAP PERMIT MUST BE ACQUIRED BEFORE A DEMOLITION PERMIT WILL BE ISSUED.

2. ALL WORK DONE WITHIN THE PUBLIC RIGHT-OF-WAY SHALL BE DONE BY A CURRENTLY LICENSED CONTRACTOR WITH A CLASS ``A", ``C-12" OR ``C-34" LICENCE FOR ALL TRENCHING AND PAVING OR A CLASS "C-08" LICENSE FOR ALL CONCRETE WORK. A CLASS ``B" LICENSE MAY BE ACCEPTABLE FOR MINOR

CURB, GUTTER AND SIDEWALK WORK CONSTRUCTED IN CONJUNCTION WITH SINGLE FAMILY RESIDENTIAL STRUCTURE.

3. ALL CONTRACTORS WORKING ON PUBLIC WORKS PROJECTS MUST HAVE A CURRENT CITY OF HERMOSA BEACH BUSINESS LICENSE .

4. PUBLIC WORKS PERMITS SHALL BE REQUIRED FOR ANY SCAFFOLDING, UTILITY TRENCHING, LUMBER DROPS, CRANES, DUMPSTERS, ETC. ON PUBLIC PROPERTY. THE PUBLIC WORKS PERMIT MUST BE ON THE JOB SITE AND AVAILABLE FOR REVIEW BY CITY OFFICIALS AT ALL TIMES. ANY OF THE WORK

REQUIRING PERMIT(S) AND STARTED WITHOUT NECESSARY PERMIT(S) SHALL

RESULT IN THE JOB BEING STOPPED UNTIL THE PERMIT(S) ARE OBTAINED AND A DOUBLE FEE FOR PERMIT(S) WILL BE CHARGED.

5. A CASH DEPOSIT WILL BE REQUIRED FOR ALL WORK WITHIN THE CITY RIGHTOF-WAY. THE AMOUNT OF THE SAID DEPOSIT WILL BE DETERMINED BY THE ENGINEERING DEPARTMENT (THE MINIMUM DEPOSIT IS SET AT $1,600). THE

CASH DEPOSIT WILL BE REQUIRED FOR EACH PROJECT AND WILL NOT BE TRANSFERRED FROM ON PROJECT TO ANOTHER. AFTER ALL IMPROVEMENTS ARE IN PLACE AND APPROVED THE CASH DEPOSIT WILL BE REFUNDED.

6. ANYTHING EXISTING OR TO BE CONTRUCTED ON CITY RIGHT-OF-WAY OTHER

THAN REQUIRED CITY IMPROVEMENTS WILL REQUIRE AN ENCROACHMENT PERMIT.

7. A CONSTRUCTION PERMIT WILL NOT BE ISSUED UNTIL PROPER PERMITS HAVE

BEEN ISSUED FROM OTHER AGENCIES SUCH AS CALTRANS, LOS ANGELES COUNTY, SANITATION DISTRICT, WATER QUALITY CONTROL BOARD, ETC. IF SAID PERMITS ARE REQUIRED.

8. APPLICANT SHALL MAINTAIN AND KEEP IN FORCE AT ALL TIMES DURING

CONSTRUCTION A POLICY OF LIABILITY INSURANCE, NAMING THE CITY AS ADDITIONALLY INSURED IN THE AMOUNT OF ONE MILLION DOLLARS ($1,000,000) MINIMUM.

9. SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT I.D. NUMBER CALL UNDERGROUND SERVICE ALERT AT (800) 227-2600 TWO WORKING DAYS BEFORE YOU DIG.

CONSTRUCTION REQUIREMENTS

1. ALL EXISTING CURB, GUTTER, CONCRETE DRAINAGE SWALE, SIDWALK AND

DRIVEWAY WITHIN THE PROPERTY LIMITS SHALL BE REMOVED AND REPLACED,

UNLESS IT IS DETERMINED BY THE CITY PUBLIC WORKS INSPECTOR THAT THEY MEET THE CURRENT CITY STANDARDS.

2. IF THE CURB, GUTTER, CONCRETE DRAINAGE SWALE, SIDEWALK OR DRIVEWAY DO NOT EXIST THEY SHALL BE CONSTRUCTED.

3. CURB AND GUTTER SHALL BE POURED MONOLITHICALLY, BUT SEPARATE FROM SIDEWALK.

4. ALL DRIVEWAY SLOPES TO BE 2% FROM TOP OF CURB OR LIP OF SWALE TO RIGHT-OF-WAY.

5. WHEELCHAIR RAMPS ARE REQUIRED ON CORNER LOTS AND MAY BE REQUIRED AT OTHER LOCATIONS.

6. GRAFFITI IN FRESHLY POURED CONCRETE SHALL BE REMOVED BY

WHATEVER MEANS NECESSARY UP TO AND INCLUDING REMOVE AND REPLACEMENT.

7. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY MIST HAVE AN AUTOMATIC IRRIGATION SYSTEM.

8. ALL LANDSCAPE IRRIGATION MUST MEET CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA NON-EROSIVE DEVICE PER HBMC.

9. SUMP PUMPS REQUIRE 2" ABS. DISCHARGE LINE PER PUMP TO TERMINATE AT CURB.

10. SEWER LATERALS MUST BE A MINIMUM 4" V.C.P. PIPE FOR SINGLE FAMILY HOMES ONE LATERAL PER UNIT.

11. SEWER LATERALS FOR CONDOMINIUMS SHALL BE A MINIMUM 6" V.C.P. PIPE WITH A MINIMUM OF 4 UNITS PER LATERAL.

12. EXISTING SEWER LATERALS MAY BE USED IF THE CRITERIA OUTLINED IN NOTES (10) AND (11) ARE MET AND A VIDEO TAPE HAS BEEN PROVIDED TO THE

PUBLIC WORKS DEPARTMENT AND IF THE VIDEO SHOW THE LATERAL TO BE IN GOOD CONDITION.

DAMAGE TO PUBLIC PROPERTY

1. ANY ASPHALT OR CONCRETE STREET WITHIN THE PROPERTY LIMITS THAT IS

DAMAGED PRIOR TO CONSTRUCTION SHALL BE REMOVED AND REPLACED TO MEET CURRENT CITY STANDARDS.

2. ANY PUBLIC PROPERTY DAMAGED DURING CONSTRUCTION SHALL BE

REPLACED IN KIND TO THE SATISFACTION OF THE CITY PUBLIC WORKS INSPECTOR. THE CITY SHALL AT ITS DISCRETION AND IN THE INTEREST OF

PUBLIC SAFETY, MAKE ANY REPAIRS DEEMED NECESSARY, THE COST OF WHICH WILL BE DEDUCTED FROM THE DEPOSIT HELD BY THE CITY.

JOB SAFETY REQUIREMENTS

1. PROPER BARRICADES SHALL BE PLACED AROUND ANY CONSTRUCTION SITE WITHIN THE PUBLIC RIGHT-OF-WAY. THESE BARRICADES SHALL COMPLY WITH

THE REQUREMENTS OF THE WORK AREA TRAFFIC CONTROL HANDBOOK (W.A.T.C.H.) MANUAL.

2. ANYTIME A STREET OR ALLEY IS GOING TO BE CLOSED THE APPROVAL OF THE PUBLIC WORKS DEPARTMENT IS REQUIRED. ALSO THE POLICE AND FIRE DEPARTMENT DISPATCHER, SHALL BE NOTIFIED (310) 318-0313.

3. STREET, ALLEY AND SIDEWALK CLOSURES REQUIRE PROPER SIGNAGE AND BARRICADES AS REQUIRED BY THE (W.A.T.C.H.) MANUAL.

4. ALL CONSTRUCTION FENCES ARE TO BE BEHIND THE SIDEWALK AND ALL CONSTRUCTION MATERIAL WITHOUT PERMITS ARE TO BE BEHIND THE FENCE.

SIDEWALKS ARE TO BE ACCESSIBLE TO PEDESTREANS AT ALL TIMES.

5. IF SCAFFOLDING IS NEEDED ON THE PUBLIC RIGHT OF WAY, A PERMIT WILL BE REQUIRED AND ALL PROVISIONS OF THE 1997 UNIFORM BUILDING CODE SECTION 3303 OR THE LATEST EDITION MUST BE MET.

6. NO CONSTRUCTIO0N EQUIPMENT, CONSTRUCTION MATERIAL, PORTABLE TOILETS, DUMPSTERS, ETC. SHALL BE LEFT ON PUBLIC PROPERTY OVERNIGHT WITHOUT PROPER PERMITS. THESE OBSTRUCTIONS MUST HAVE PROPER BARRICADES WITH FLASHING YELLOW LIGHTS OPERATING AFTER DARK.

7. NO OVERNIGHT CLOSURES WILL BE ALLOWED WITHOUT THE APPROVAL OF THE DIRECTOR OF PUBLIC WORKS.

8. ANY PUBLIC SIDEWALK DAMAGE TO THE POINT OF CAUSING A TRIP HAZARD

DURING CONSTRUCTION, THAT PANEL OF CONCRETE SHALL BE REMOVED

IMMEDIATELY AND PATCHED WITH TEMPORARY ASPHALT PATCH WHICH MUST BE KEPT IN GOOD REPAIR UNTIL THE PERMANENT SIDEWALK IS CONSTRUCTED.

9. ALL VEHICLES THAT INTRUDE INTO A NORMAL TRAFFIC LANE MUST HAVE PROPER SIGNAGE AND BARRICADES AS REQUIRED BY THE (WATCH) MANUAL.

10. ALL WORK VEHICLES ARE SUBJECT TO ALL APPLICABLE PARKING RESTRICTIONS.

11. MATERIAL DROPOFF IS NOT ALLOWED ON THE PUBLIC RIGHT OF WAY WITHOUT FIRST OBTAINING A PERMIT FORM THE PUBLIC WORKS DEPARTMENT.

12. FLAGMEN ARE REQUIRED FOR ANY VEHICLES THAT BLOCK THE TRAVEL LANE AND REQUIRE TRAFFIC TO USE THE OPPOSING LANES TO PASS.

13. PEDESTRIAN PROTECTION SHALL COMPLY WITH UBC. SECTION 3303 DURING CONSTRUCTION.

14. ALL ACTIVITIES PERFORMED IN PUBLIC RIGHT OF WAY DURING THE COURSE OF CONSTRUCTION REQUIRE PUBLIC WORKS PERMIT.

STORM RUNOFF REQUIREMENTS

1. PRECAUTIONS SHALL BE TAKEN TO PREVENT ANY CONSTRUCTION MATERIAL

DEBRIS OR RUNOFF FROM ENTERING ANY CITY RIGHT- OF-WAY OR COUNTY STORM DRAIN. A SAW CUT RESIDUE MUST BE RETAINED WITH BERMS OR SAND

BAGS AND VACUMMED TO PREVENT IT FROM ENTERING INTO ANY STORM DRAIN SYSTEM.

2. SANDBAGS ARE REQUIRED FOR EROSION CONTROL DURING THE RAINY SEASON, OCTOBER 15th THROUGH APRIL 15th AND MAY BE REQUIRED AT OTHER TIMES.

3. A POLLUTION PREVENTION PLAN IS REQUIRED FOR CONSTRUCTION SITES TWO ACRES OR MORE.

4. STORM WATER MITIGATION PLANS ARE REQUIRED FOR THE FOLLOWING PROJECTS:

A. SINGLE FAMILY HILLSIDE DEVELOPMENTS WITH A SLOPE GREATER THAN 25%.

B. 10+ HOME DEVELOPMENTS.

C. PARKING LOTS, 25 SPACES OR MORE.

D. RESTAURANTS
E. SERVICE STATIONS.

F. AUTO REPAIR FACILITIES.

G. 100,000 SQUARE FEET COMMERCIAL DEVELOPMENTS.

SUCH PROJECTS MUST CAPTURE AND TREAT THE FIRST 3/4" INCH OF RAIN RUNOFF FROM THEIR SITE.

INSPECTION REQUIREMENTS

1. CALL FOR INSPECTION 24 HOURS IN ADVANCE (310) 318-0214.

2. INSPECTIONS WILL ONLY BE DONE MONDAY THROUGH THURSDAY 8:30 AM TO 12:30 PM AND 1:30 PM TO 4:30 PM OFFICE COUNTER HELP WILL BE AVAILABLE FROM 7:00 AM TO 8:30 AM AND 4:30 PM TO 6:00 PM.

3. ALL FORMS AND COMPACTION SHALL BE INSPECTED PRIOR TO ANY CONCRETE BEING POURED OR ASPHALT BEING PLACED.

4. SEWER LATERAL PERMITS WILL NOT BE FINAL UNLESS A SEWER LATERAL DIAGRAM HAS BEEN COMPLETED AND APPROVED.

CITY OF HERMOSA BEACH DEPT.

OF PUBLIC WORKS PUBLIC RIGHT

OF WAY REQUIREMENTS

THE FOLLOWING STANDARD CONDITIONS APPLY TO ALL PROJECTS REQUIRING A

BUILDING PERMIT UNLESS IT IS DETERMINED UNNECESSARY BY THE PUBLEC WORKS DIRECTOR. A GRADING PLAN IS REQUIRED FOR ANY PROJECT REQUIRING A BUILDING PERMIT UNLESS WAIVED BY THE DIRECTOR OF PUBLIC WORKS. ALL

CONSTRUCTION MUST COMPLY WITH THE CITY OF HERMOSA BEACH AND LOS ANGELES COUNTY STANDARDS.

UTILITY REQUIREMENTS

1. ANY UTILITY CUT WITHIN CITY STREETS SHALL BE EITHER PERPENDICULAR OR PARALLEL TO THE CENTER OF THE STREET. DIAGONAL CUTS WILL NOT BE ALLOWED.

2. BACKFILL OF TRENCHES SHALL BE DONE IN LIFTS OF NO MORE THAN TWO FEET (2) WITH WATER JET AND APPROPRIATE COMPACTION TOOL USED BETWEEN EACH LIFT. ONE SACK SLURRY MIX CAN BE USED IN PLACE OF NATIVE SOIL.

3. AFTER BACKFILLING THE TRENCH A TEMPORARY ASPHALT PATCH SHALL BE PLACED OVER THE TRENCH AND REMAIN FOR A MINIMUM OF TWO (2) WEEKS.

4. THE PERMANENT PATCH WILL REQUIRE A ONE FOOT (1) MINIMUM OVERCUT ON

EACH SIDE OF THE TRENCHLINE PRIOR TO THE FINAL PATCH, THE FINAL PATCH SHALL BE A MINIMUM OF FIVE INCHES (5) THICK OR ONE INCH (1) THICKER THAN THE EXISTING PAVEMENT.

5. THE FINAL PATCH IN ASPHALT STREETS TO BE DONE IN TWO LIFTS, A BASE OF 3" MINIMUM 3/4 AGGREGATE AND A TOP LIFE OF 2" OF 3/8" AGGREGATE. ALL

EDGES OF THE CUT ASPHALT TO BE PACKED THOUOUGHLY AND THE PATCH

COMPACTED BY MECANICAL MEANS TO A HEIGHT SLIGHTLY HIGHER THAN THE EXISTING ASPHALT AND ALL EDGES TO BE TACKLED.

6. THE FINAL PATCH ON CONCRETE STREETS TO BE CLASS 3500 P.S.I. (7 SACK), EXISTING CONCRETE TO BE DRILLED TWO AND HALF INCHES (2 1/2") BELOW THE SURFACE TO A DEPTH OF 6" MINIMUM AND DOWELLED WITH #5 REBAR ON 18" SPACING. FINISH TO MATCH EXISTING OR MEDIUM BROOM.

7. ALL UTILITY BOXES ARE TO BE NEW AND ADJUSTED TO THE NEW GRADE. KEEP

ALL UTILITY BOXES OUT OF DRAINAGE FLOW LINES, CURB RETURNS, DRIVEWAY APPROACH AND WHEEL CHAIR RAMPS IF AT ALL POSSIBLE.

8. ALL UTILITIES SHALL BE UNDER GROUND. CONTRACTOR TO CONTACT THE S OUTHERN CALIFORNIA EDISON COMPANY FOR THEIR REVIEW.

SHEET INDEX
SHEET # SHEET NAME
A.11 Unnamed
COVER 3D IMAGES
G.00 PROJECT INFORMATION
C.01 CIVIL SURVEY
A.00 AREA CALCULATIONS
A.01 SITE PLAN
A.02 BASEMENT FLOOR PLAN
A.03 FIRST & SECOND FLOOR PLANS
A.04 THIRD FLOOR & ROOF PLANS
A.05 ELEVATIONS
A.06 ELEVATIONS
A.07 SECTIONS
A.08 SECTIONS
A.09 SECTIONS

Page 955 of 1878 ends

FINAL DRAFT
400
403
405
407
410 97.71
411

97.58 412
413 97.61
414
415
416
417
418 97.77
419 97.73
420
421
422
423 97.96
424
425
426
429
430
433
435 86.62
436 86.50
437
438
439
440
441
443442
444
445446
448 86.33
447
449 86.24
451
455
454
453
456
457
459458
460
461
462 86.54
463 86.64
464
467
468 469
470
471
474473
472
477
481
485
486
487
488
489
490
491
492
493
494
501
504
505
511

97.96 98.00 PC

86.55 97.66

97.70 PC
WM 97.64 FL
WV

97.15 97.02 FL

97.22 97.72
PP
EBOX

97.84 FL

98.01 98.00
WM

98.48 98.25 FL

98.38 98.37

98.14 98.51

6.80 86.78 TC

86.41 FL

86.48 86.27

86.18 FL

86.52 TC

85.88 EG

85.63 FL

86.26 TC

86.34 CATV
PM

86.53 PC

86.36 TC

85.89 FL

86.03 EG

86.34 TX

86.41 TX

86.42 TC

85.98 FL

86.06 EG 86.58
CATV
GM

86.71 PC

86.47 TX

86.55 TX

86.08 FL

86.18 EG 86.80

86.62 86.64 FL

86.97 TC

86.58 86.50

87.88 87.90

89.88 89.90

92.60 92.53

86.39 86.49

87.54 88.52 TW

89.42 91.01

91.27 92.49

93.75 98.8
TP=PEN X
TP=PEN X
EL
GAR
FL
FL
FL
FC
FL
HS
HS
TS

L&T NO TAG
L&T RCE22024
TP
TC FL
TCFL
EG
FL
TC
BSW
CC
EG
FLTC
TX
TX
FL
TC
EG
NWCW
TX
TX
FL
EG
BSW
FL
FL
TW
BS
TS
BS
TS
BS
TS
HS BS
HS
HS
HS
TW

HS PROD TS
BS
SECW
N 65°02'45"E 84.92'
N 24°53'19"W 30.07'
N 65°04'10"E 84.91'
N 24°53'19"W 219.52'

7.50'

7.50'
N 24°54'01"W 223.82'
N 24°54'01"W 30.03'

20.00'

20.00'
113.75' 30.03' 80.05'

80.15' 30.07' 109.30'

1.0'
61 SET L&T/PC
520
521
57 58
522
523

PALM DRIVE

HERMOSA AVENUE
15'

7.5' 7.5'
90'
70' 20'
FOUND L&T RCE 22024

1.00' W'LY & 0.05' N'LY
OF PROP. CORNER
TAG ELEV.=86.50'

FOUND L&T NO TAG

1.00' W'LY & 0.06' N'LY
OF PROP. CORNER
TAG ELEV.=86.62'
SET L&T RCE 30826
ON PROP. CORNER
TAG ELEV.=97.70'
FOUND L&T LS 3447

0.17' E'LY & 0.04' S'LY
OF PROP. CORNER
TAG ELEV.=98.00'

EXISTING RESIDENCE

EXISTING RESIDENCE EXISTING GARAGE
CONC. GUTTER

DRIVEWAY
CONC. SIDEWALK
SSMH
STA.2+13.26
ELEV 97.58'
DN DN

DN DN DN DN
E
A.08
E
A.08
1 1
2 2
3 3
4 4
5 5
A A
B B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
1 A.11
1 A.11

GARAGE GARAGE
NEW 4 UNIT RESIDENCE
BASEMENT SLAB = 87.00'
FIRST FLOOR = 96.48' GARAGE =98.25'
SECOND FLOOR = 106.98'
THIRD FLOOR = 116.46'

PALM DRIVE

HERMOSA AVENUE

SHEET NUMBER

DRAWING

PRINT DATE

PROJECT NUMBER

REVISIONS
STAMP

PROJECT
9/12/2025 5:57:31 PM
A.01
25016

SITE PLAN
A NEW 4 UNIT

RESIDENCE
3415 PALM DRIVE

HERMOSA BEACH
CALIFORNIA 90254

KEYNOTE LEGEND
SYM. DESCRIPTION

REVISION SCHEDULE

NUMBER DESCRIPTION DATE
1 Revision 1 Date 1
SCALE: 1/4" = 1'-0"

SITE PLAN
NORTH

Page 956 of 1878 ends

FINAL DRAFT
UP UP
DN
UP
UP
3 1/2"
E
A.08
E
A.08
1 1
2 2
3 3
4 4
5 5
A A
B B
GARAGE UNIT #1
UNIT #1 LIVING ROOM

ACCESSIBLE UNIT
UNIT #1 BEDROOM B
UNIT #1 BEDROOM A
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08

88.52' 93.00' TOW
12'-11" 3 1/2" 2'-0" 3 1/2" 5'-2" 3 1/2" 14'-7 1/4"
ELEV
WINDOW
WELL
TO PL
3'-9 1/4"
3'-2"
3'-2"
5'-0"
22'-8 1/4"
3'-0" 2'-8"
11'-9 1/4"
15'-11 3/4"
PANTRY
1 A.11
1 A.11

LAUNDRY POWDER ROOM
BATH A
BATH B

CLOSET B
3'-7"
4'-2"
4'-8 5/8"

ACCESSIBLE BATHROOM
2'-6"
3 1/2" 20'-2 23/256" 3 1/2" 3'-3" 3 1/2" 15'-0 3/4" 3 1/2" 20'-2 1/8"
GARAGE UNIT #2
REF.
3'-3"

MECH ROOM
UNIT #2 ENTRY

BUILT-IN
3 TRASH CANS - UNIT 1

ACCESSIBLE ENTRANCE
21'-2 7/8" 3'-9" TO PL
TO PL
2'-1 1/8"
TO PL
3'-4 3/4" 3'-6" TO PL
TO PL
2'-2 1/4"
TO PL
6'-8 3/8"
TO PL
6'-8 1/8"

SHEET NUMBER

DRAWING

PRINT DATE

PROJECT NUMBER

REVISIONS
STAMP

PROJECT
9/12/2025 5:57:32 PM
A.02
25016

BASEMENT

FLOOR PLAN
A NEW 4 UNIT

RESIDENCE
3415 PALM DRIVE

HERMOSA BEACH
CALIFORNIA 90254

KEYNOTE LEGEND
SYM. DESCRIPTION
SCALE: 1/4" = 1'-0"

BASEMENT FLOOR PLAN

REVISION SCHEDULE

NUMBER DESCRIPTION DATE

Page 957 of 1878 ends

FINAL DRAFT
DN DN
DN
DN
DN
DN
W D
DN
UP DN
E
A.08
E
A.08
1 1
2 2
3 3
4 4
5 5
A A
B B
24'-3 151/256" 15'-0 3/4" 34'-8 1/4" 7'-8"
22'-8 1/4"
UNIT #2 LIVING ROOM
UNIT #2 BEDROOM B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
UNIT #2 BEDROOM A 20'-0" GARAGE
UNIT #3 & #4 ENTRY
1'-6"
TO PL
2'-2"
3'-9 35/128"
3'-4 35/128"
18'-8 1/4"
18'-3 1/4"
5'-0" 2'-8"
10'-7"
12'-4 3/4"
21'-5 3/8"
1 A.11
1 A.11

GLASS RAIL
3'-5"
9'-7 7/8" 3 1/2" 4'-10"
3'-1"
UNIT #2 BATHROOM
WINDOW
WELL
3 TRASH CANS - UNIT 4
3 TRASH CANS - UNIT 2 3 TRASH CANS - UNIT 3

OPEN TO ABOVE
7'-0"
1'-6"

SIDE DISCHARGE

STACKED AC UNITS

FIREPLACE
TO PL
6'-7 1/2"
TO PL
6'-7 1/4"
TO PL
3'-10 1/4"
TO PL
3'-5 1/2"
TO PL
3'-9 7/8"
TO PL
3'-6"
E
A.08
E
1 A.08
1 2
2 3
3 4
4 5
5 A A
B B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
UNIT #3 BEDROOM A
UNIT #3 BATH
UNIT #4
5'-8"
3'-0 5/8"
11'-2"
5'-0"
11'-2 7/8"
5'-0"
1 A.11
1 A.11
6'-0"
3'-5 3/4" 5'-0"
6'-0" 6'-10 3/4"
10'-0 1/8"

FIREPLACE
UNIT 3 LIVING AREA
UNIT #3 BEDROOM B
UNIT #4 BEDROOM

OPEN TO BELOW
UNIT #3 & #4 LOBBY

LOW LINEN CAB

UNDER WINDOW
TO PL
3'-10 1/4"
TO PL
3'-2 5/8"
TO PL
1'-0 3/8"
TO PL
TO PL
1'-0 1/8"
3'-2"
TO PL
3'-2"
TO PL
TO PL
3'-6"
5'-7 1/4"
TO PL
5'-7 1/8"

SHEET NUMBER

DRAWING

PRINT DATE

PROJECT NUMBER

REVISIONS
STAMP

PROJECT
9/12/2025 5:57:33 PM
A.03
25016

FIRST &

SECOND FLOOR
PLANS
A NEW 4 UNIT

RESIDENCE
3415 PALM DRIVE

HERMOSA BEACH
CALIFORNIA 90254
SCALE: 1/4" = 1'-0"

FIRST FLOOR PLAN
SCALE: 1/4" = 1'-0"

SECOND FLOOR PLAN

KEYNOTE LEGEND
SYM. DESCRIPTION

REVISION SCHEDULE

NUMBER DESCRIPTION DATE

Page 958 of 1878 ends

FINAL DRAFT
DN
E
A.08
E
A.08
1 1
2 2
3 3
4 4
5 5
A A
B B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
UNIT #4 KITCHEN
POWDER
DINING
3'-0"
1 A.11
1 A.11
LEDGE
3'-3"
PANTRY

FIREPLACE
BELOW
TO PL
3'-2 5/8"
TO PL
3'-2 1/8"
TO PL
3'-2"
TO PL
3'-6"
TO PL
3'-2"
TO PL
1'-0 1/8"
TO PL
1'-0 3/8"
TO PL
9'-3 1/4"
TO PL
7'-1"
E
A.08
E
A.08
1 1
2 2
3 3
4 4
5 5
A A
B B
A
A.07
A
A.07
G
A.09
G
A.09
H
A.09
H
A.09
F
A.08
F
A.08
D
A.08
D
A.08
1 A.11
1 A.11

FIREPLACE
BELOW
6'-0" OVERHANG
3'-0"
TO PL
2'-6 1/8"
TO PL
2'-6 5/8"
TO PL
1'-0 3/8"
TO PL
1'-0 1/8" TO PL
2'-6"
TO PL
2'-6"

SHEET NUMBER

DRAWING

PRINT DATE

PROJECT NUMBER

REVISIONS
STAMP

PROJECT
9/12/2025 5:57:33 PM
A.04
25016

THIRD FLOOR &

ROOF PLANS
A NEW 4 UNIT

RESIDENCE
3415 PALM DRIVE

HERMOSA BEACH
CALIFORNIA 90254

KEYNOTE LEGEND
SYM. DESCRIPTION
SCALE: 1/4" = 1'-0"

THIRD FLOOR PLAN
SCALE: 1/4" = 1'-0"

ROOF PLAN

REVISION SCHEDULE

NUMBER DESCRIPTION DATE

Page 959 of 1878 ends

FINAL DRAFT

BASEMENT FLOOR

87.00'

BASEMENT FLOOR

87.00'

FIRST FLOOR

96.48'

FIRST FLOOR

96.48'

SECOND FLOOR
106.98'

THIRD FLOOR
116.46'

THIRD FLOOR
116.46'
ROOF
125.46'
ROOF
125.46'
E
A.08

97.70' PC

86.53' PC
5 4 3 G 2 1
A.09
H
A.09
F
A.08
D
A.08

98.80' NEIGH

97.66' NEIGH

92.49' NEIGH

91.27' NEIGH

89.42' NEIGH

93.75' NEIGH

88.52' TOW

89.83' TOW

90.83' TOW

93.00' TOW

94.83' TOW

91.83' TOW INTERPOLATED LINE FROM

PROPERTY CORNERS

HEIGHT FROM INTERPOLATED LINE
35'-3 1/4"

PROPERTY LINEPROPERTY LINE
6'-0" MAX
6'-0" ACTUAL
6'-6"

97.65' TOW
102.98' TOW
30' ABOVE INTEROPLATED GRADE
TO PL
6'-7 5/8" TO NEIGHBOR PL
21'-7 1/2"

PROPERTY LINE
TO PL
9'-2"
TO PL
9'-11 1/8"
TO PL
41'-5 3/8"

BASEMENT FLOOR

87.00'

BASEMENT FLOOR

87.00'

FIRST FLOOR

96.48'

FIRST FLOOR

96.48'

SECOND FLOOR
106.98'

THIRD FLOOR
116.46'

THIRD FLOOR
116.46'
ROOF
125.46'
ROOF
125.46'

86.53' PC 86.71' PC
A A B
A.07
1 A.11

PROPERTY LINEPROPERTY LINE

SHEET NUMBER

DRAWING

PRINT DATE

PROJECT NUMBER

REVISIONS
STAMP

PROJECT
9/12/2025 5:57:35 PM
A.05
25016

ELEVATIONS
A NEW 4 UNIT

RESIDENCE
3415 PALM DRIVE

HERMOSA BEACH
CALIFORNIA 90254

KEYNOTE LEGEND
SYM. DESCRIPTION
SCALE: 1/4" = 1'-0"

NORTH ELEVATION

REVISION SCHEDULE

NUMBER DESCRIPTION DATE
SCALE: 1/4" = 1'-0"

WEST ELEVATION

Page 960 of 1878 ends

FINAL DRAFT

BASEMENT FLOOR

87.00'

BASEMENT FLOOR

87.00'

FIRST FLOOR

96.48'

SECOND FLOOR
106.98'

THIRD FLOOR
116.46'

THIRD FLOOR
116.46'
ROOF
125.46'
E
A.08

86.71' PC

98.00' PC
12345
G
A.09
H
A.09
F
A.08
D
A.08

86.50' NEIGH

87.88' NEIGH

87.90' NEIGH

89.88' NEIGH

89.90' NEIGH

92.60' NEIGH 92.53' NEIGH

95.81' NEIGH

98.14' NEIGH
GARAGE

98.25'

89.73' TOW
9'-5 3/4"
9'-0" ROUGH PLATE HT. 1'-5 3/4" 7'-11 253/256" ROUGH PLATE HT. 1'-5 195/256" 7'-3" ROUGH PLATE HT. 1'-5 3/4" 7'-11 253/256" ROUGH PLATE HT. 1'-5 195/256" 9'-0 1/4" ROUGH PLATE HT. 11 3/4" 8'-6" ROUGH PLATE HT.

UNIT 1
UNIT 2
UNIT 3
UNIT 4

PROPOSED GRADE ON

SUBJECT LOT
8'-7 49/256"
2'-7 113/256"
4'-0"
3'-1 41/64"
3'-9"

90.50' FS

92.23' FS

93.95' FS

95.67' FS

88.69' FS

PROPERTY LINEPROPERTY LINE

INTERPOLATED LINE FROM

PROPERTY CORNERS

HEIGHT FROM INTERPOLATED LINE
35'-0 3/8"

AC UNITS
6'-0"
103.60' TOW
101.67' TOW

99.95' TOW

98.23' TOW

96.50' TOW

94.69' TOW

92.73' TOW
6'-0"
5'-9"
7'-9 3/4"
6'-0"
3'-0"
6'-0"
5'-9"
6'-0" 30' ABOVE INTEROPLATED GRADE

BASEMENT FLOOR

87.00'

BASEMENT FLOOR

87.00'

SECOND FLOOR
106.98'

THIRD FLOOR
116.46'

THIRD FLOOR
116.46'
ROOF
125.46'
ROOF
125.46'

98.00' PC 97.70' PC B A A
A.07
GARAGE

98.25'
GARAGE

98.25'

98.25' LIP
1 A.11
5'-6"

PROPERTY LINEPROPERTY LINE

SHEET NUMBER

DRAWING

PRINT DATE

PROJECT NUMBER

REVISIONS
STAMP

PROJECT
9/12/2025 5:57:36 PM
A.06
25016

ELEVATIONS
A NEW 4 UNIT

RESIDENCE
3415 PALM DRIVE

HERMOSA BEACH
CALIFORNIA 90254
SCALE: 1/4" = 1'-0"

SOUTH ELEVATION

KEYNOTE LEGEND
SYM. DESCRIPTION

REVISION SCHEDULE

NUMBER DESCRIPTION DATE
SCALE: 1/4" = 1'-0"

EAST ELEVATION

Page 961 of 1878 ends

City of Hermosa Beach | Page 1 of 1
Meeting Date: September 30, 2025
Staff Report No. 25-CDD-131
Honorable Mayor and Members of the Hermosa Beach City Council

PLANNING COMMISSION TENTATIVE FUTURE AGENDA
(Community Development Director Alison Becker)
Recommended Action:

Staff recommends City Council receive and file the tentative agendas for the October 13, 2025 Special Meeting and the October 21, 2025 Regular Meeting.

Attachment:

Planning Commission Tentative Agenda
Respectfully Submitted by: Alison Becker, AICP, Community Development Director Approved: Steve Napolitano, Interim City Manager

Page 962 of 1878 ends

C:\Program Files\eSCRIBE\TEMP\18581627529\18581627529,,,Attachment 1. Planning Commission Tentative Agenda.docx Revised 09/24/2025 6:58 PM
Tentative Future Agendas

PLANNING COMMISSION
City of Hermosa Beach
Monday, October 13, 2025
Special Meeting
6:00 PM
Project Title Public
Notice
Meeting
Date
3232 Hermosa Avenue 4 unit PDP Remodel; Convex Slope
(Public Hearing) 10/3/25 10/13/25
74 Pier Avenue Conditional Use Permit Modification;
Revocation (Public Hearing)
10/3/25 10/13/25
1100 Pacific Coast Highway (Trader Joes) Precise
Development Plan; Commercial Remodel (Public Hearing) 10/3/25 10/13/25 Tuesday, October 21, 2025
Regular Meeting
6:00 PM
Project Title Public
Notice
Meeting
Date
901 Hermosa Avenue Precise Development Plan
(Public Hearing) 10/11/25 10/21/25
1102 & 1110 21st Street Lot Line Adjustment (Public Hearing) 10/11/25 10/21/25 620 11th Street 2 Unit Condominium (Public Hearing) 10/11/25 10/21/25 Housing and Land Value Recapture (Study Session) n/a 10/21/25 Upcoming and Pending
960 6th Street 2-Unit Precise Development Plan (Public Hearing) 3201 Pacific Coast Highway Skechers Parking Plan & Precise Development Plan (Public Hearing)
Zoning Code More Study Sessions upcoming
Planning Commission Chair Rotation Occurs December 1st
(Chair to Izant, Vice Chair to Flaherty)

Page 963 of 1878 ends

C:\Program Files\eSCRIBE\TEMP\18581627529\18581627529,,,Attachment 1. Planning Commission Tentative Agenda.docx Revised 09/24/2025 6:58 PM Page 964 of 1878
City of Hermosa Beach | Page 1 of 1
Meeting Date: September 30, 2023
Staff Report No. 25-PW-076
Honorable Mayor and Members of the Hermosa Beach City Council

PUBLIC WORKS COMMISSION MINUTES
(Public Works Director Joe SanClemente)
Recommended Action:

Staff recommends City Council receive and file the action minutes of the Public Works Commission meeting of July 16, 2025.

Attachment:

Action Minutes of the July 16, 2025 Public Works Commission Meeting Respectfully Submitted by: Joe SanClemente, Public Works Director Approved: Steve Napolitano, Interim City Manager

Page 965 of 1878 ends

1 CITY OF HERMOSA BEACH

PUBLIC WORKS COMMISSION MEETING MINUTES
July 16, 2025
Open Session 6:00 PM
Council Chambers
1315 Valley Drive
Hermosa Beach, CA 90254
Members Present: Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Thor Legvold, Commissioner Janice Brittain, Commissioner Kathy Dunbabin
Staff Present: Joe SanClemente, Andrew Nguyen, Saad Malim _____________________________________________________________________

1. CALL TO ORDER
Chairperson Hayes called the Open Session to order at 6:04 p.m.

2. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Commissioner Brittain.

3. ROLL CALL
Andrew Nguyen announced a quorum.

4. APPROVAL OF AGENDA
Chairperson Hayes approves agenda as is. There are no changes to the agenda.

5. ANNOUNCEMENTS—UPCOMING CITY EVENTS
Commissioner Dunbabin announced the following:

On July 26, Sister City is having a fundraising gala at St. Cross Episcopal Church from 4:00pm - 8:00pm.

On August 16, The Historical Museum will host a fundraiser at St. Cross Episcopal Church.

On July 17, the Historical Museum is hosting an opening of a Jazz and Punk exhibition from 6:00pm - 8:00pm.

On July 30, Loretto Student Exchange Picnic at the Park.

Page 966 of 1878 ends

2 6. PRESENTATIONS
No Presentations.

7. PUBLIC WORKS DIRECTOR REPORT

7.a Director's Update
Public Works Director Joe SanClemente announced the following:

On August 12, there will be a dedication for the Greenbelt Accessible Trail at 10:30am.

Engineering staffing vacancies for the Assistant and Senior Engineer positions.

7.b Activity Reports
Commissioner Dunbabin had follow-up questions and comments regarding Valley Park restrooms and the HBPD substation.

Vice Chairperson Grethen had follow-up questions and comments regarding the HVAC for the A/V system in the Council Chambers.

7.b.1 Activity Report May 2025

7.c CIP Status Report
City Engineer Saad Malim presented a CIP Status update
Chairperson Hayes, Vice Chairperson Grethen, Commissioner Brittain, Commissioner Dunbabin, and Commissioner Legvold had questions and comments.

8. PUBLIC COMMENT
None.

9. COMMISSIONER COMMENTS

9.a Response to Public Comments/Questions for Clarification None.

9.b Brief Announcements
None.

9.c Reports on liaison or subcommittee roles, activities, or meetings attended.

Commissioner Grethen provided an update for the North School Neighborhood Transportation Management Plan meeting.

Page 967 of 1878 ends

3 9.d Brief comments on matters within subject matter jurisdiction of the Commission.

Chairperson Hayes had a question about a stop sign on Monterey Blvd and Herondo St requesting rectangular rapid flashing beacons (RRFB); however, staff clarified a majority of the intersection is outside of Hermosa Beach City limits and the RRFB is not compatible with stop signs.

Commissioner Legvold had a question about the intersection on PCH and Pier, which falls under Caltrans jurisdiction.

10. CONSENT CALENDAR
To approve the consent calendar.

10.a Action Meeting Minutes for the March 19, 2025 Public Works Commission Meeting
Moved by: Vice Chairperson David Grethen
Seconded by: Chairperson Scott Hayes
Motion to approve the minutes.

Ayes (3): Chairperson Scott Hayes, Vice Chairperson David Grethen, and Commissioner Janice Brittain
Abstained (2): Commissioner Thor Legvold, and Commissioner Kathy Dunbabin
Motion Carried

10.b Action Meeting Minutes for the May 21, 2025 Public Works Commission Meeting
Moved by: Vice Chairperson David Grethen
Seconded by: Commissioner Kathy Dunbabin
Motion to approve the minutes.

Ayes (4): Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Janice Brittain, and Commissioner Kathy Dunbabin Abstained (1): Commissioner Thor Legvold
Motion Carried

11. ITEMS REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE

DISCUSSION
None.

12. PUBLIC HEARINGS

Page 968 of 1878 ends

4 12.a REQUEST TO REMOVE AND REPLACE ONE TREE IN THE PUBLIC RIGHT-OF-WAY AT 1838 VALLEY PARK AVENUE - 25-PW-042
Moved by: Commissioner Janice Brittain
Seconded by: Commissioner Kathy Dunbabin
Motion to continue this item to a later meeting.

Ayes (5): Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Thor Legvold, Commissioner Janice Brittain, and Commissioner Kathy Dunbabin
Motion Carried

13. MATTERS FOR COMMISSION CONSIDERATION

13.a City Yard Project Delivery - 25-PW-045
Engineer Consultant John Oskoui presented the item and answered questions from Commission. Commission deliberated on the different delivery methods for the City Yard project.

Moved by: Chairperson Scott Hayes
Seconded by: Commissioner Thor Legvold
Motion to recommend to City Council to proceed with a Design, Bid, Build procurement method for the City Yard.

Ayes (4): Chairperson Scott Hayes, Vice Chairperson David Grethen, Commissioner Thor Legvold, and Commissioner Kathy Dunbabin Noes (1): Commissioner Janice Brittain
Motion Carried

14. FUTURE AGENDA ITEMS
Chairperson Hayes brought up a future City Council agenda item about the Public Works Commission's roles and responsibilities. Director SanClemente stated that the item will be brought Council soon and that a future agenda item about tree removal citation fees will be brought to Commission and Council.

15. PUBLIC COMMENT
Bill Hallett made a public comment regarding tree removal on Loma Dr, which had been removed from the agenda for this Commission meeting.

16. ADJOURNMENT
The meeting was adjourned at 9:17 p.m.

Page 969 of 1878 ends

City of Hermosa Beach | Page 1 of 3
Meeting Date: September 30, 2025
Staff Report No. 25-CCO-041
Honorable Mayor and Members of the Hermosa Beach City Council OPPOSITION TO SENATE BILL 707 (DURAZO)
(City Clerk Myra Maravilla)
Recommended Action:

Staff recommends City Council consider taking a position in opposition of Senate Bill 707 (SB 707) and authorize the Mayor to sign a letter expressing the City’s position (Attachment 1).

Executive Summary:

The City of Hermosa Beach regularly expresses its support or opposition regarding legislative matters that would impact the City. Staff requests that City Council consider taking a position in opposition to Senate Bill 707, which amends the rules governing local agencies’ public meetings under the Ralph M. Brown Act. SB 707 has the potential of adding a significant burden to the City by imposing unfunded mandates that would increase costs for staffing, equipment, cybersecurity, and compliance.

Background:

On April 2, 2025, Senator Durazo introduced Senate Bill 707, which amends the rules governing local agencies' public meetings under the Ralph M. Brown Act. SB 707 would amend Sections 54952.7, 54953, 54953.5, 54953.7, 54954.2, 54954.3, 54956, 54956.5, 54957.6, 54957.9, and 54957.95 of, to amend and repeal Section 54952.2 of, to add Sections 54953.8, 54953.8.1, 54953.8.2, and 54957.96 to, and to add and repeal Sections 54953.4, 54953.8.3, 54953.8.4, 54953.8.5, 54953.8.6, and 54953.8.7 of, the Government Code, relating to local government.

The League of California Cities and the California Municipal Clerks Association have taken a position of opposition to the proposed bill unless it is amended, citing significant costs and the administrative burdens. Additionally, many local agencies across California have taken a formal position in opposition to the proposed bill.

If passed, the provisions outlined in SB 707 would take effect on July 1, 2026, and until January 1, 2030, force certain eligible legislative bodies like Hermosa Beach, to comply with various rules to include:
 Provide two-way telephonic or audiovisual for all meetings and halt business during service disruptions.

Page 970 of 1878 ends

City of Hermosa Beach | Page 2 of 3
 Translate agendas into “applicable languages” spoken by 20% or more of residents with limited English proficiency.
 Provide a space for community-submitted translations, even if they are inaccurate or misleading.
 Create and maintain multi-language webpages with agendas, instructions, and meeting procedures.

On September 18, 2025, SB 707 was enrolled and sent to the Governor’s desk to sign or veto. The Governor has until October 12, 2025, to sign or veto the bill, making staff’s request timely for the Council’s consideration.

Analysis:

Definition of Legislative Body
SB 707 defines “legislative body” as “a commission, committee, board, or other body of a local agency, whether permanent or temporary, decision-making or advisory, created by charter, ordinance, or resolution, or formal action of a legislative body.” However, it would not include advisory committees composed solely of the members of the legislative body that are less than a quorum of the legislative body, except for specified standing committees of a legislative body.

The overly broad definition of “legislative body” in SB 707 would burden the City of Hermosa Beach by making it mandatory to provide real-time remote public comment by two-way telephonic or audiovisual methods and forces all the City’s legislative bodies to pause from acting on agenda items until any technological issues are resolved.

Agenda Translations
Agendas would need to be translated into all “applicable languages,” defined as those spoken by 20% or more of the local population with limited English proficiency. This would mandate a fully accessible, multilingual webpage that translates agendas and procedures for accessing them and assists members of the public seeking translation or interpretation, even if the translation provided by another member of the public is inaccurate.

Currently, this provision would not apply to the City since it does not have a local population of 20% or more with limited English proficiency. However, the City could be subject to this requirement in the future should its population makeup change to 20% of the population having limited English proficiency.

Fiscal Impact:

There is no fiscal impact with the recommended actions. If SB 707 is passed, costs to comply with the bill would be budgeted in future City budgets.

Page 971 of 1878 ends

City of Hermosa Beach | Page 3 of 3
Attachments:

1. Letter Opposing SB 707

2. SB 707 Text
Respectfully Submitted by: Myra Maravilla, City Clerk
Noted for Fiscal Impact: Brandon Walker, Administrative Services Director Legal Review: Jason Baltimore, Interim City Attorney
Approved: Steve Napolitano, Interim City Manager

Page 972 of 1878 ends

September 30, 2025
The Honorable Gavin Newsom
Governor of California
1021 O Street, Suite 9000
Sacramento, California 95814
Re: Senate Bill 707 (Durazo) — Request for Veto
Dear Governor Newsom,
On behalf of the City of Hermosa Beach, we respectfully request your veto of Senate Bill 707 (“Bill”).

While we fully support the intent of the Bill to enhance transparency and public participation in local government, we are concerned that the Bill imposes broad and inflexible mandates that would create significant operational and fiscal challenges (particularly for smaller cities like ours). The Bill’s one-sizefits-all approach does not adequately account for the varied capacities and resources of local agencies as noted below:
 The Bill would require real-time, two-way public participation through telephonic or audiovisual platforms for all meetings of newly defined “legislative bodies”. This requirement will necessitate substantial and ongoing investments in staffing, equipment, cybersecurity, and compliance (costs not reimbursable under Government Code section 17556).  While well-intentioned, the mandate to translate agendas into all “applicable languages” spoken by 20% or more of the local population with limited English proficiency raises practical concerns.

The allowance for public posting of alternative translations (over which agencies have no control) may unintentionally lead to confusion, despite agencies not being held liable.  The Bill’s implementation deadline of July 1, 2026, also presents a significant challenge. The timeline does not allow adequate time for smaller or under-resources jurisdictions to plan, budget, and train staff to meet these requirements effectively.

We believe the goals of transparency and inclusion are best advanced through practical, scalable solutions that consider the unique needs and limitations of local communities. For these reasons, the Hermosa Beach City Council respectfully urges you to veto the Bill.

Please feel free to contact me directly at [email protected] if you have any questions.

Sincerely,
Rob Saemann, Mayor
City Council
City of Hermosa Beach
cc: Brady Borcherding, Deputy Legislative Secretary, Office of Governor Gavin Newsom 1315 Valley Drive, Hermosa Beach, CA 90254 | hermosabeach.gov Page 973 of 1878 | HermosaBeachCity HermosaBchCity As Amends the Law Today
SB-707 Open meetings: meeting and teleconference requirements. (2025-2026) SECTION 1. Section 54952.2 of the Government Code, as amended by Section 1 of Chapter 89 of the Statutes of 2020, is amended to read:
54952.2. (a) As used in this chapter, “meeting” means any congregation of a majority of the members of a legislative body at the same time and location, including teleconference location as permitted by Section 54953, to hear, discuss, deliberate, or take action on any item that is within the subject matter jurisdiction of the legislative body.
(b) (1) A majority of the members of a legislative body shall not, outside a meeting authorized by this chapter, use a series of communications of any kind, directly or through intermediaries, to discuss, deliberate, or take action on any item of business that is within the subject matter jurisdiction of the legislative body. (2) Paragraph (1) shall not be construed as preventing an employee or official of a local agency, from engaging in separate conversations or communications outside of a meeting authorized by this chapter with members of a legislative body in order to answer questions or provide information regarding a matter that is within the subject matter jurisdiction of the local agency, if that person does not communicate to members of the legislative body the comments or position of any other member or members of the legislative body. (3) (A) Paragraph (1) shall not be construed as preventing a member of the legislative body from engaging in separate conversations or communications on an internet-based social media platform to answer questions, provide information to the public, or to solicit information from the public regarding a matter that is within the subject matter jurisdiction of the legislative body provided that a majority of the members of the legislative body do not use the internet-based social media platform to discuss among themselves business of a specific nature that is within the subject matter jurisdiction of the legislative body. A member of the legislative body shall not respond directly to any communication on an internet-based social media platform regarding a matter that is within the subject matter jurisdiction of the legislative body that is made, posted, or shared by any other member of the legislative body.
(B) For purposes of this paragraph, all of the following definitions shall apply:
(i) “Discuss among themselves” means communications made, posted, or shared on an internet-based social media platform between members of a legislative body, including comments or use of digital icons that express reactions to communications made by other members of the legislative body. (ii) “Internet-based social media platform” means an online service that is open and accessible to the public. (iii) “Open and accessible to the public” means that members of the general public have the ability to access and participate, free of charge, in the social media platform without the approval by the social media platform or a person or entity other than the social media platform, including any forum and chatroom, and cannot be blocked from doing so, except when the internet-based social media platform determines that an individual violated its protocols or rules.
(c) Nothing in this section shall impose the requirements of this chapter upon any of the following:

Home Bill Information California Law Publications Other Resources My Subscriptions My Favorites

Page 974 of 1878 ends

(1) Individual contacts or conversations between a member of a legislative body and any other person that do not violate subdivision (b).
(2) The attendance of a majority of the members of a legislative body at a conference or similar gathering open to the public that involves a discussion of issues of general interest to the public or to public agencies of the type represented by the legislative body, provided that a majority of the members do not discuss among themselves, other than as part of the scheduled program, business of a specified nature that is within the subject matter jurisdiction of the local agency. Nothing in this paragraph is intended to allow members of the public free admission to a conference or similar gathering at which the organizers have required other participants or registrants to pay fees or charges as a condition of attendance. (3) The attendance of a majority of the members of a legislative body at an open and publicized meeting organized to address a topic of local community concern by a person or organization other than the local agency, provided that a majority of the members do not discuss among themselves, other than as part of the scheduled program, business of a specific nature that is within the subject matter jurisdiction of the legislative body of the local agency.
(4) The attendance of a majority of the members of a legislative body at an open and noticed meeting of another body of the local agency, or at an open and noticed meeting of a legislative body of another local agency, provided that a majority of the members do not discuss among themselves, other than as part of the scheduled meeting, business of a specific nature that is within the subject matter jurisdiction of the legislative body of the local agency.
(5) The attendance of a majority of the members of a legislative body at a purely social or ceremonial occasion, provided that a majority of the members do not discuss among themselves business of a specific nature that is within the subject matter jurisdiction of the legislative body of the local agency. (6) The attendance of a majority of the members of a legislative body at an open and noticed meeting of a standing committee of that body, provided that the members of the legislative body who are not members of the standing committee attend only as observers.
(d) This section shall remain in effect only until January 1, 2026, and as of that date is repealed.

SEC. 2. Section 54952.2 of the Government Code, as added by Section 2 of Chapter 89 of the Statutes of 2020, is repealed.
54952.2. (a) As used in this chapter, “meeting” means any congregation of a majority of the members of a legislative body at the same time and location, including teleconference location as permitted by Section 54953, to hear, discuss, deliberate, or take action on any item that is within the subject matter jurisdiction of the legislative body.
(b) (1) A majority of the members of a legislative body shall not, outside a meeting authorized by this chapter, use a series of communications of any kind, directly or through intermediaries, to discuss, deliberate, or take action on any item of business that is within the subject matter jurisdiction of the legislative body. (2) Paragraph (1) shall not be construed as preventing an employee or official of a local agency, from engaging in separate conversations or communications outside of a meeting authorized by this chapter with members of a legislative body in order to answer questions or provide information regarding a matter that is within the subject matter jurisdiction of the local agency, if that person does not communicate to members of the legislative body the comments or position of any other member or members of the legislative body. (c) Nothing in this section shall impose the requirements of this chapter upon any of the following:
(1) Individual contacts or conversations between a member of a legislative body and any other person that do not violate subdivision (b).
(2) The attendance of a majority of the members of a legislative body at a conference or similar gathering open to the public that involves a discussion of issues of general interest to the public or to public agencies of the type represented by the legislative body, provided that a majority of the members do not discuss among themselves, other than as part of the scheduled program, business of a specified nature that is within the subject matter jurisdiction of the local agency. Nothing in this paragraph is intended to allow members of the public free admission to a conference or similar gathering at which the organizers have required other participants or registrants to pay fees or charges as a condition of attendance.

Page 975 of 1878 ends

(3) The attendance of a majority of the members of a legislative body at an open and publicized meeting organized to address a topic of local community concern by a person or organization other than the local agency, provided that a majority of the members do not discuss among themselves, other than as part of the scheduled program, business of a specific nature that is within the subject matter jurisdiction of the legislative body of the local agency.
(4) The attendance of a majority of the members of a legislative body at an open and noticed meeting of another body of the local agency, or at an open and noticed meeting of a legislative body of another local agency, provided that a majority of the members do not discuss among themselves, other than as part of the scheduled meeting, business of a specific nature that is within the subject matter jurisdiction of the legislative body of the local agency.
(5) The attendance of a majority of the members of a legislative body at a purely social or ceremonial occasion, provided that a majority of the members do not discuss among themselves business of a specific nature that is within the subject matter jurisdiction of the legislative body of the local agency. (6) The attendance of a majority of the members of a legislative body at an open and noticed meeting of a standing committee of that body, provided that the members of the legislative body who are not members of the standing committee attend only as observers.
(d) This section shall become operative on January 1, 2026.

SEC. 3. Section 54952.7 of the Government Code is amended to read:
54952.7. A legislative body of a local agency may require that shall provide a copy of this chapter be given to each member of the legislative body and to any person elected or appointed to serve as a member of the legislative body who has not assumed the duties of office. An elected legislative body of a local agency may require that a copy of this chapter be given to each member of each legislative body all or a majority of whose members are appointed by or under the authority of the elected legislative body. a legislative body of the local agency.

SEC. 4. Section 54953 of the Government Code, as amended by Section 2 of Chapter 534 of the Statutes of 2023, is amended to read:
54953. (a) All meetings of the legislative body of a local agency shall be open and public, and all persons shall be permitted to attend any meeting of the legislative body of a local agency, except as otherwise provided in this chapter.
(b) (1) Notwithstanding any other provision of law, the legislative body of a local agency may use teleconferencing for the benefit of the public and the legislative body of a local agency in connection with any meeting or proceeding authorized by law. The teleconferenced meeting or proceeding shall comply with all otherwise applicable requirements of this chapter and all otherwise applicable provisions of law relating to a specific type of meeting or proceeding.
(2) Teleconferencing, as authorized by this section, may be used for all purposes in connection with any meeting within the subject matter jurisdiction of the legislative body. If the legislative body of a local agency elects to use teleconferencing, the legislative body of a local agency shall comply with all of the following:
(A) All votes taken during a teleconferenced meeting shall be by rollcall. (B) The teleconferenced meetings shall be conducted in a manner that protects the statutory and constitutional rights of the parties or the public appearing before the legislative body of a local agency. (C) The legislative body shall give notice of the meeting and post agendas as otherwise required by this chapter. (D) The legislative body shall allow members of the public to access the meeting and the agenda shall provide an opportunity for members of the public to address the legislative body directly pursuant to Section 54954.3. (3) If the legislative body of a local agency elects to use teleconferencing, it shall post agendas at all teleconference locations. Each teleconference location shall be identified in the notice and agenda of the meeting or proceeding, and each teleconference location shall be accessible to the public. During the teleconference, at least a quorum of the members of the legisla

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the territory over which the local agency exercises jurisdiction, except as expressly provided in subdivisions (d) and (e). this chapter.
(4) The teleconferencing requirements of this subdivision shall not apply to remote participation described in subdivision (c).
(c) (1) Nothing in this chapter shall be construed to prohibit a member of a legislative body with a disability from participating in any meeting of the legislative body by remote participation as a reasonable accommodation pursuant to any applicable law.
(2) A member of a legislative body participating in a meeting by remote participation pursuant to this subdivision shall do both of the following:
(A) The member shall participate through both audio and visual technology, except that any member with a disability, as defined in Section 12102 of Title 42 of the United States Code, may participate only through audio technology if a physical condition related to their disability results in a need to participate off camera. (B) The member shall disclose at the meeting before any action is taken, whether any other individuals 18 years of age or older are present in the room at the remote location with the member, and the general nature of the member’s relationship with any of those individuals.
(3) Remote participation under this subdivision shall be treated as in-person attendance at the physical meeting location for all purposes, including any requirement that a quorum of the legislative body participate from any particular location. The provisions of subdivision (b) and Sections 54953.8 to 54953.8.7, inclusive, shall not apply to remote participation under this subdivision.
(c) (d) (1) No legislative body shall take action by secret ballot, whether preliminary or final. (2) The legislative body of a local agency shall publicly report any action taken and the vote or abstention on that action of each member present for the action.
(3) (A) Prior to taking final action, the legislative body shall orally report a summary of a recommendation for a final action on the salaries, salary schedules, or compensation paid in the form of fringe benefits of a local agency executive, as defined in subdivision (d) of Section 3511.1, either of the following during the open meeting in which the final action is to be taken. This paragraph shall not affect the public’s right under the California Public Records Act (Division 10 (commencing with Section 7920.000) of Title 1) to inspect or copy records created or received in the process of developing the recommendation. taken:
(d) (i) (1) A Notwithstanding the provisions relating to a quorum in paragraph (3) of subdivision (b), if a health authority conducts a teleconference meeting, members who are outside the jurisdiction of the authority may be counted toward the establishment of a quorum when participating in the teleconference if at least 50 percent of the number of members that would establish a quorum are present within the boundaries of the territory over which the authority exercises jurisdiction, and the health authority provides a teleconference number, and associated access codes, if any, that allows any person to call in to participate in the meeting and the number and access codes are identified in the notice and agenda of the meeting. local agency executive, as defined in subdivision (d) of Section 3511.1.
(2) (ii) Nothing in this subdivision shall be construed as discouraging health authority members from regularly meeting at a common physical site within the jurisdiction of the authority or from using teleconference locations within or near the jurisdiction of the authority. A teleconference meeting for which a quorum is established pursuant to this subdivision shall be subject to all other requirements of this section. A department head or other similar administrative officer of the local agency.
(B) This paragraph shall not affect the public’s right under the California Public Records Act (Division 10 (commencing with Section 7920.000) of Title 1) to inspect or copy records created or received in the process of developing the recommendation.
(3) (e) For purposes of this subdivision, a health authority means any entity created pursuant to Sections 14018.7, 14087.31, 14087.35, 14087.36, 14087.38, and 14087.9605 of the Welfare and Institutions Code, any joint powers authority created pursuant to Article 1 (commencing with Section 6500) of Chapter 5 of Division 7 for the purpose of contracting pursuant to Section 14087.3 of the Welfare and Institutions Code, and any advisory committee to a county-sponsored health plan licensed pursuant to Chapter 2.2 (commencing with

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Section 1340) of Division 2 of the Health and Safety Code if the advisory committee has 12 or more members. section, both of the following definitions apply:
(e) (1) The legislative body of a local agency may use teleconferencing without complying with the requirements of paragraph (3) of subdivision (b) if the legislative body complies with the requirements of paragraph (2) of this subdivision in either of the following circumstances:
(A) The legislative body holds a meeting during a proclaimed state of emergency for the purpose of determining, by majority vote, whether as a result of the emergency, meeting in person would present imminent risks to the health or safety of attendees.
(B) The legislative body holds a meeting during a proclaimed state of emergency and has determined, by majority vote, pursuant to subparagraph (A), that, as a result of the emergency, meeting in person would present imminent risks to the health or safety of attendees. (2) A legislative body that holds a meeting pursuant to this subdivision shall do all of the following:
(A) In each instance in which notice of the time of the teleconferenced meeting is otherwise given or the agenda for the meeting is otherwise posted, the legislative body shall also give notice of the means by which members of the public may access the meeting and offer public comment. The agenda shall identify and include an opportunity for all persons to attend via a call-in option or an internet-based service option. (B) In the event of a disruption that prevents the legislative body from broadcasting the meeting to members of the public using the call-in option or internet-based service option, or in the event of a disruption within the local agency’s control that prevents members of the public from offering public comments using the call-in option or internet-based service option, the legislative body shall take no further action on items appearing on the meeting agenda until public access to the meeting via the call-in option or internet-based service option is restored.

Actions taken on agenda items during a disruption that prevents the legislative body from broadcasting the meeting may be challenged pursuant to Section 54960.1.
(C) The legislative body shall not require public comments to be submitted in advance of the meeting and must provide an opportunity for the public to address the legislative body and offer comment in real time. (D) Notwithstanding Section 54953.3, an individual desiring to provide public comment through the use of an internet website, or other online platform, not under the control of the local legislative body, that requires registration to log in to a teleconference may be required to register as required by the third-party internet website or online platform to participate.
(E) (i) A legislative body that provides a timed public comment period for each agenda item shall not close the public comment period for the agenda item, or the opportunity to register, pursuant to subparagraph (D), to provide public comment until that timed public comment period has elapsed. (ii) A legislative body that does not provide a timed public comment period, but takes public comment separately on each agenda item, shall allow a reasonable amount of time per agenda item to allow public members the opportunity to provide public comment, including time for members of the public to register pursuant to subparagraph (D), or otherwise be recognized for the purpose of providing public comment. (iii) A legislative body that provides a timed general public comment period that does not correspond to a specific agenda item shall not close the public comment period or the opportunity to register, pursuant to subparagraph (D), until the timed general public comment period has elapsed. (3) If a state of emergency remains active, in order to continue to teleconference without compliance with paragraph (3) of subdivision (b), the legislative body shall, not later than 45 days after teleconferencing for the first time pursuant to subparagraph (A) or (B) of paragraph (1), and every 45 days thereafter, make the following findings by majority vote:
(A) The legislative body has reconsidered the circumstances of the state of emergency. (B) The state of emergency continues to directly impact the ability of the members to meet safely in person. (4) This subdivision shall not be construed to require the legislative body to provide a physical location from which the public may attend or comment. Page 978 of 1878 (f) The legislative body shall have and implement a procedure for receiving and swiftly resolving requests for reasonable accommodation for individuals with disabilities, consistent with the federal Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132), and resolving any doubt in favor of accessibility. In each instance in which notice of the time of the meeting is otherwise given or the agenda for the meeting is otherwise posted, the legislative body shall also give notice of the procedure for receiving and resolving requests for accommodation. (g) The legislative body shall conduct meetings subject to this chapter consistent with applicable civil rights and nondiscrimination laws.
(h) (1) Nothing in this section shall prohibit a legislative body from providing the public with additional teleconference locations.
(2) Nothing in this section shall prohibit a legislative body from providing the public with additional physical locations in which the public may observe and address the legislative body by electronic means. (i) For the purposes of this section, the following definitions shall apply:
(1) “State of emergency” means a state of emergency proclaimed pursuant to Section 8625 of the California Emergency Services Act (Article 1 (commencing with Section 8550) of Chapter 7 of Division 1 of Title 2). “Disability” means a physical disability or a mental disability as those terms are defined in Section 12926 and used in Section 12926.1, or a disability as defined in Section 12102 of Title 42 of the United States Code. (2) (A) “Teleconference” means a meeting of a legislative body, the members of which are in different locations, connected by electronic means, through either audio or video, or both. (j) (B) This section shall become operative January 1, 2026. Notwithstanding subparagraph (A), “teleconference” does not include one or more members watching or listening to a meeting via webcasting or any other similar electronic medium that does not permit members to interactively speak, discuss, or deliberate on matters.
(3) “Remote participation” means participation in a meeting by teleconference at a location other than any physical meeting location designated in the notice of the meeting.

SEC. 5. Section 54953.4 is added to the Government Code, to read:
54953.4. (a) The Legislature finds and declares that public access, including through translation of agendas as required by this section, is necessary for an informed populace. The Legislature encourages local agencies to adopt public access requirements that exceed the requirements of this chapter by translating additional languages, employing human translators, and conducting additional outreach. (b) (1) In addition to any other applicable requirements of this chapter, a meeting held by a eligible legislative body pursuant to this chapter shall comply with both of the following requirements:
(A) (i) (I) (ia) All open and public meetings shall include an opportunity for members of the public to attend via a two-way telephonic service or a two-way audiovisual platform, except if adequate telephonic or internet service is not operational at the meeting location. If adequate telephonic or internet service is operational at the meeting location during only a portion of the meeting, the legislative body shall include an opportunity for members of the public to attend via a two-way telephonic service or a two-way audiovisual platform during that portion of the meeting.
(ib) (Ia) On or before July 1, 2026, an eligible legislative body shall approve at a noticed public meeting in open session, not on the consent calendar, a policy regarding disruption of telephonic or internet service occurring during meetings subject to this sub-subclause. The policy shall address the procedures for recessing and reconvening a meeting in the event of disruption and the efforts that the eligible legislative body shall make to attempt to restore the service.
(Ib) If a disruption of telephonic or internet service that prevents members of the public from attending or observing the meeting via the two-way telephonic service or two-way audiovisual platform occurs during the meeting, the eligible legislative body shall recess the open session of the meeting for at least one hour and make a good faith attempt to restore the service. The eligible legislative body may meet in closed session during this period. The eligible legislative body shall not reconvene the open session of the meeting until at least one hour following the disruption, or until telephonic or iPage 979 of 1878 nternet service is restored, whichever is earlier. (Ic) Upon reconvening the open session, if telephonic or internet service has not been restored, the eligible legislative body shall adopt a finding by rollcall vote that good faith efforts to restore the telephonic or internet service have been made in accordance with the policy adopted pursuant to sub-sub-subclause (Ia) and that the public interest in continuing the meeting outweighs the public interest in remote public access. (II) Subclause (I) does not apply to a meeting that is held to do any of the following:
(ia) Attend a judicial or administrative proceeding to which the local agency is a party. (ib) Inspect real or personal property provided that the topic of the meeting is limited to items directly related to the real or personal property.
(ic) Meet with elected or appointed officials of the United States or the State of California, solely to discuss a legislative or regulatory issue affecting the local agency and over which the federal or state officials have jurisdiction.
(id) Meet in or nearby a facility owned by the agency, provided that the topic of the meeting is limited to items directly related to the facility.
(ie) Meet in an emergency situation pursuant to Section 54956.5. (ii) If an eligible legislative body elects to provide a two-way audiovisual platform, the eligible legislative body shall publicly post and provide a call-in option, and activate any automatic captioning function during the meeting if an automatic captioning function is included with the two-way audiovisual platform. If an eligible legislative body does not elect to provide a two-way audiovisual platform, the eligible legislative body shall provide a two-way telephonic service for the public to participate in the meeting, pursuant to subclause (I). (B) (i) All open and public meetings for which attendance via a two-way telephonic service or a two-way audiovisual platform is provided in accordance with paragraph (1) shall provide the public with an opportunity to provide public comment in accordance with Section 54954.3 via the two-way telephonic or two-way audiovisual platform, and ensure the opportunity for the members of the public participating via a two-way telephonic or two-way audiovisual platform to provide public comment with the same time allotment as a person attending a meeting in person.
(2) (A) An eligible legislative body shall reasonably assist members of the public who wish to translate a public meeting into any language or wish to receive interpretation provided by another member of the public, so long as the interpretation is not disrupting to the meeting, as defined in Section 54957.95. The eligible legislative body shall publicize instructions on how to request assistance under this subdivision. Assistance may include any of the following, as determined by the eligible legislative body:
(i) Arranging space for one or more interpreters at the meeting location. (ii) Allowing extra time during the meeting for interpretation to occur. (iii) Ensuring participants may utilize their personal equipment or reasonably access facilities for participants to access commercially available interpretation services.
(B) This section does not require an eligible legislative body to provide interpretation of any public meeting, however, an eligible legislative body may elect to provide interpretation of any public meeting. (C) The eligible legislative body is not responsible for the content or accuracy of any interpretation facilitated, assisted with, or provided under this subdivision. An action shall not be commenced or maintained against the eligible legislative body arising from the content or accuracy of any interpretation facilitated, assisted with, or provided under this subdivision.
(3) An eligible legislative body shall take the following actions to encourage residents, including those in underrepresented communities and non-English-speaking communities, to participate in public meetings:
(A) Have in place a system for electronically accepting and fulfilling requests for meeting agendas and documents pursuant to Section 54954.1 through email or through an integrated agenda management platform.

Information about how to make a request using this system shall be accessible through a prominent direct link posted on the primary internet website home pPage 980 of 1878 age of the eligible legislative body. (B) (i) Create and maintain an accessible internet webpage dedicated to public meetings that includes, or provides a link to, all of the following information:
(I) A general explanation of the public meeting process for the eligible legislative body. (II) An explanation of the procedures for a member of the public to provide in-person or remote oral public comment during a public meeting or to submit written public comment. (III) A calendar of all public meeting dates with calendar listings that include the date, time, and location of each public meeting.
(IV) The agenda posted online pursuant to paragraph (2) of subdivision (a) of Section 54954.2. (ii) The eligible legislative body shall include a link to the webpage required by subparagraph (A) on the home page of the eligible legislative body’s internet website. (C) (i) Make reasonable efforts, as determined by the legislative body, to invite groups that do not traditionally participate in public meetings to attend those meetings, which may include, but are not limited to, all the following:
(I) Media organizations that provide news coverage in the jurisdiction of the eligible legislative body, including media organizations that serve non-English-speaking communities. (II) Good government, civil rights, civic engagement, neighborhood, and community group organizations, or similar organizations that are active in the jurisdiction of the eligible legislative body, including organizations active in non-English-speaking communities.
(ii) Legislative bodies shall have broad discretion in the choice of reasonable efforts they make under this subparagraph. No action shall be commenced or maintained against an eligible legislative body arising from failing to provide public meeting information to any specific group pursuant to this subparagraph. (c) (1) (A) The agenda for each meeting of an eligible legislative body shall be translated into all applicable languages, and each translation shall be posted in accordance with Section 54954.2. Each translation shall include instructions in the applicable language describing how to join the meeting by the telephonic or internetbased service option, including any requirements for registration for public comment. (B) The accessible internet webpage provided under subparagraph (B) of paragraph (3) of subdivision (b) shall be translated into all applicable languages, and each translation shall be accessible through a prominent direct link posted on the primary internet website home page of the eligible legislative body. (2) A translation made using a digital translation service shall satisfy the requirements of paragraph (1). (3) The eligible legislative body shall make available a physical location that is freely accessible to the public in reasonable proximity to the physical location in which the agenda and translations are posted as described in paragraph (1), and shall allow members of the public to post additional translations of the agenda in that location.
(4) The eligible legislative body is not responsible for the content or accuracy of any translation provided pursuant to this subdivision. No action shall be commenced or maintained against an eligible legislative body arising from the content, accuracy, posting, or removal of any translation provided by the eligible legislative body or posted by any person pursuant to this subdivision.
(5) For the purposes of this section, the agenda does not include the entire agenda packet. (d) This section shall not be construed to affect or supersede any other applicable civil rights, nondiscrimination, or public access laws.
(e) For purposes of this section, all of the following definitions apply:
(1) (A) “Applicable languages” means languages, according to data from the most recent American Community Survey, spoken jointly by 20 percent or more of the applicable population, provided that 20 percent or more of the population that speaks that language in that city or county speaks English less than “very well.” (B) For the purposes of subparagraph (A), the applicable population shall be determined as follows:

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(i) For an eligible legislative body that is a city council or county board of supervisors, the applicable population shall be the population of the city or county.
(ii) For an eligible legislative body of a special district, the applicable population shall be either of the following, at the discretion of the board of directors of the special district:
(I) The population of the county with the greatest population within the boundaries of the special district. (II) The population of the service area of the special district, if the special district has the data to determine what languages spoken by the population within its service area meet the requirements of paragraph (A). (C) If more than three languages meet the criteria set forth in subparagraph (A), “applicable languages” shall mean the three languages described in subparagraph (A) that are spoken by the largest percentage of the population.
(D) An eligible legislative body may elect to determine the applicable languages based upon a source other than the most recent American Community Survey if it makes a finding, based upon substantial evidence, that the other source provides equally or more reliable data for the territory over which the eligible legislative body exercises jurisdiction.
(2) “Eligible legislative body” means any of the following:
(A) A city council of a city with a population of 30,000 or more. (B) A county board of supervisors of a county, or city and county, with a population of 30,000 or more. (C) A city council of a city located in a county with a population of 600,000 or more. (D) The board of directors of a special district that has an internet website and meets any of the following conditions:
(i) The boundaries of the special district include the entirety of a county with a population of 600,000 or more, and the special district has over 200 full-time equivalent employees. (ii) The special district has over 1,000 full-time equivalent employees. (iii) The special district has annual revenues, based on the most recent Financial Transaction Report data published by the California State Controller, that exceed four hundred million dollars ($400,000,000), adjusted annually for inflation commencing January 1, 2027, as measured by the percentage change in the California Consumer Price Index from January 1 of the prior year to January 1 of the current year, and the special district employs over 200 full-time equivalent employees.
(3) “Two-way audiovisual platform” means an online platform that provides participants with the ability to participate in a meeting via both an interactive video conference and a two-way telephonic service. (4) “Two-way telephonic service” means a telephone service that does not require internet access and allows participants to dial a telephone number to listen and verbally participate. (f) This section shall become operative on July 1, 2026. (g) This section shall remain in effect only until January 1, 2030, and as of that date is repealed.

SEC. 6. Section 54953.5 of the Government Code is amended to read:
54953.5. (a) Any person attending an open and public meeting of a legislative body of a local agency shall have the right to record the proceedings with an audio or video recorder or a still or motion picture camera in the absence of a reasonable finding by the legislative body of the local agency that the recording cannot continue without noise, illumination, or obstruction of view that constitutes, or would constitute, a persistent disruption of the proceedings.
(b) Any audio or video recording of an open and public meeting made for whatever purpose by or at the direction of the local agency shall be subject to inspection pursuant to the California Public Records Act (Division 10 (commencing with Section 7920.000) of Title 1), but, notwithstanding Section 34090, may be erased or destroyed 30 days after the recording. Any inspection of an audio or video recording shall be provided without charge on equipment made available by the local agency.

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SEC. 7. Section 54953.7 of the Government Code is amended to read:
54953.7. Notwithstanding any other provision of law, legislative bodies of local agencies may impose requirements upon themselves which allow greater access to their meetings than prescribed by the minimal standards set forth in this chapter. In addition thereto, an elected legislative body of a local agency may impose such those requirements on those appointed legislative bodies of the local agency of which all or a majority of the members are appointed by or under the authority of the elected legislative body. agency.

SEC. 8. Section 54953.8 is added to the Government Code, to read:
54953.8. (a) The legislative body of a local agency may use teleconferencing as authorized by subdivision (b) of Section 54953 without complying with the requirements of paragraph (3) of subdivision (b) of Section 54953 in any of the circumstances described in Sections 54953.8.1 to 54953.8.7, inclusive. (b) A legislative body that holds a teleconference meeting pursuant to this section shall, in addition to any other applicable requirements of this chapter, comply with all of the following:
(1) The legislative body shall provide at least one of the following as a means by which the public may remotely hear and visually observe the meeting, and remotely address the legislative body:
(A) A two-way audiovisual platform.
(B) A two-way telephonic service and a live webcasting of the meeting. (2) In each instance in which notice of the time of the teleconference meeting held pursuant to this section is otherwise given or the agenda for the meeting is otherwise posted, the legislative body shall also give notice of the means by which members of the public may access the meeting and offer public comment. The agenda shall identify and include an opportunity for all persons to attend via a call-in option or an internet-based service option.
(3) In the event of a disruption that prevents the legislative body from broadcasting the meeting to members of the public using the call-in option or internet-based service option, or in the event of a disruption within the local agency’s control that prevents members of the public from offering public comments using the call-in option or internet-based service option, the legislative body shall take no further action on items appearing on the meeting agenda until public access to the meeting via the call-in option or internet-based service option is restored.

Actions taken on agenda items during a disruption that prevents the legislative body from broadcasting the meeting may be challenged pursuant to Section 54960.1.
(4) The legislative body shall not require public comments to be submitted in advance of the meeting and must provide an opportunity for the public to address the legislative body and offer comment in real time. (5) Notwithstanding Section 54953.3, an individual desiring to provide public comment through the use of an internet website, or other online platform, not under the control of the local legislative body, that requires registration to log in to a teleconference may be required to register as required by the third-party internet website or online platform to participate.
(6) (A) A legislative body that provides a timed public comment period for each agenda item shall not close the public comment period for the agenda item, or the opportunity to register, pursuant to paragraph (5), to provide public comment until that timed public comment period has elapsed. (B) A legislative body that does not provide a timed public comment period, but takes public comment separately on each agenda item, shall allow a reasonable amount of time per agenda item to allow public members the opportunity to provide public comment, including time for members of the public to register pursuant to paragraph (5), or otherwise be recognized for the purpose of providing public comment. (C) A legislative body that provides a timed general public comment period that does not correspond to a specific agenda item shall not close the public comment period or the opportunity to register, pursuant to paragraph (5), until the timed general public comment period has elapsed. (7) Any member of the legislative body who participates in a teleconference meeting from a remote location pursuant to this section and the specific provision of law that the member relied upon to permit their participation by teleconferencing shall be listed in the minutes of the meeting.

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(8) The legislative body shall have and implement a procedure for receiving and swiftly resolving requests for reasonable accommodation for individuals with disabilities, consistent with the federal Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132), and resolving any doubt in favor of accessibility. In each instance in which notice of the time of the meeting is otherwise given or the agenda for the meeting is otherwise posted, the legislative body shall also give notice of the procedure for receiving and resolving requests for accommodation. (9) The legislative body shall conduct meetings subject to this chapter consistent with applicable civil rights and nondiscrimination laws.
(c) A local agency shall identify and make available to legislative bodies a list of one or more meeting locations that may be available for use by the legislative bodies to conduct their meetings. (d) (1) Nothing in this section shall prohibit a legislative body from providing the public with additional teleconference locations.
(2) Nothing in this section shall prohibit a legislative body from providing the public with additional physical locations in which the public may observe and address the legislative body by electronic means. (e) A member of a legislative body who participates in a teleconference meeting from a remote location pursuant to this section shall publicly disclose at the meeting before any action is taken whether any other individuals 18 years of age or older are present in the room at the remote location with the member, and the general nature of the member’s relationship with those individuals.
(f) The teleconferencing provisions described in Section 54953 and Sections 54953.8.1 to 54953.8.7, inclusive, are cumulative. A legislative body may elect to use any teleconferencing provisions that are applicable to a meeting, regardless of whether any other teleconferencing provisions would also be applicable to that meeting. (g) For purposes of this section, the following definitions apply:
(1) “Remote location” means a location from which a member of a legislative body participates in a meeting pursuant to paragraph (7) of subdivision (b), other than any physical meeting location designated in the notice of the meeting. Remote locations need not be accessible to the public. (2) “Teleconference” means a meeting of a legislative body, the members of which are in different locations, connected by electronic means, through either audio or video, or both. (3) “Two-way audiovisual platform” means an online platform that provides participants with the ability to participate in a meeting via both an interactive video conference and a two-way telephonic service. A two-way audiovisual platform may be structured to disable the use of video for the public participants. (4) “Two-way telephonic service” means a telephone service that does not require internet access and allows participants to dial a telephone number to listen and verbally participate. (5) “Webcasting” means a streaming video broadcast online or on television, using streaming media technology to distribute a single content source to many simultaneous listeners and viewers.

SEC. 9. Section 54953.8.1 is added to the Government Code, to read:
54953.8.1. (a) A health authority may conduct a teleconference meeting pursuant to Section 54953.8, provided that it complies with the requirements of that section. (b) Nothing in this section or Section 54953.8 shall be construed as discouraging health authority members from regularly meeting at a common physical site within the jurisdiction of the authority or from using teleconference locations within or near the jurisdiction of the authority. (c) For purposes of this section, a health authority means any entity created pursuant to Sections 14018.7, 14087.31, 14087.35, 14087.36, 14087.38, and 14087.9605 of the Welfare and Institutions Code, any joint powers authority created pursuant to Article 1 (commencing with Section 6500) of Chapter 5 of Division 7 for the purpose of contracting pursuant to Section 14087.3 of the Welfare and Institutions Code, and any advisory committee to a county-sponsored health plan licensed pursuant to Chapter 2.2 (commencing with Section 1340) of Division 2 of the Health and Safety Code if the advisory committee has 12 or more members.

SEC. 10. Section 54953.8.2 is added to the Go

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54953.8.2. (a) A legislative body of a local agency may conduct a teleconference meeting pursuant to Section 54953.8 during a proclaimed state of emergency or local emergency, provided that it complies with the requirements of that section and the teleconferencing is used in either of the following circumstances:
(1) For the purpose of determining, by majority vote, whether as a result of the emergency, meeting in person would present imminent risks to the health or safety of attendees. (2) After a determination described in paragraph (1) is made that, as a result of the emergency, meeting in person would present imminent risks to the health or safety of attendees. (b) If the state of emergency or local emergency remains active, in order to continue to teleconference pursuant to this section, the legislative body shall, no later than 45 days after teleconferencing for the first time pursuant to this section, and every 45 days thereafter, make the following findings by majority vote:
(1) The legislative body has reconsidered the circumstances of the state of emergency or local emergency. (2) The state of emergency or local emergency continues to directly impact the ability of the members to meet safely in person.
(c) This section shall not be construed to require the legislative body to provide a physical location from which the public may attend or comment.
(d) Notwithstanding paragraph (1) of subdivision (b) of Section 54953.8, a legislative body conducting a teleconference meeting pursuant to this section may elect to use a two-way telephonic service without a live webcasting of the meeting.
(e) For purposes of this section, the following definitions apply:
(1) “Local emergency” means a condition of extreme peril to persons or property proclaimed by the governing body of the local agency affected, in accordance with Section 8630 of the California Emergency Services Act (Chapter 7 (commencing with Section 8550) of Division 1 of Title 2), as defined in Section 8680.9, or a local health emergency declared pursuant to Section 101080 of the Health and Safety Code. Local emergency, as used in this section, refers only to local emergencies in the boundaries of the territory over which the local agency exercises jurisdiction.
(2) “State of emergency” means state of emergency proclaimed pursuant to Section 8625 of the California Emergency Services Act (Chapter 7 (commencing with Section 8550) of Division 1 of Title 2).

SEC. 11. Section 54953.8.3 is added to the Government Code, to read:
54953.8.3. (a) A legislative body of a local agency may conduct a teleconference meeting pursuant to Section 54953.8 if, during the teleconference meeting, at least a quorum of the members of the legislative body participates in person from a singular physical location clearly identified on the agenda, which location shall be open to the public and situated within the boundaries of the territory over which the local agency exercises jurisdiction, provided that the legislative body complies with the requirements of Section 54953.8 and all of the following additional requirements:
(1) A member of the legislative body notifies the legislative body at the earliest opportunity possible, including at the start of a regular meeting, of their need to participate remotely for just cause, including a general description of the circumstances relating to their need to appear remotely at the given meeting. (2) The member shall participate through both audio and visual technology. (3) (A) The provisions of this subdivision shall not serve as a means for any member of a legislative body to participate in meetings of the legislative body solely by teleconference from a remote location for just cause for more than the following number of meetings, as applicable:
(i) Two meetings per year, if the legislative body regularly meets once per month or less. (ii) Five meetings per year, if the legislative body regularly meets twice per month. (iii) Seven meetings per year, if the legislative body regularly meets three or more times per month. (B) For the purpose of counting meetings attended by teleconference under this paragraph, a “meeting” shall be defined as any number of meetings of the legislative body of a local agency that begin on the same calendar day.

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(b) The minutes for the meeting shall identify the specific provision in subdivision (c) that each member relied upon to participate remotely. This subdivision shall not be construed to require the member to disclose any medical diagnosis or disability, or any personal medical information that is otherwise exempt under existing law, including, but not limited to, the Confidentiality of Medical Information Act (Chapter 1 (commencing with Section 56) of Part 2.6 of Division 1 of the Civil Code).
(c) For purposes of this section, “just cause” means any of the following:
(1) Childcare or caregiving need of a child, parent, grandparent, grandchild, sibling, spouse, or domestic partner that requires them to participate remotely. “Child,” “parent,” “grandparent,” “grandchild,” and “sibling” have the same meaning as those terms do in Section 12945.2.
(2) A contagious illness that prevents a member from attending in person. (3) A need related to a physical or mental condition that is not subject to subdivision (c) of Section 54953. (4) Travel while on official business of the legislative body or another state or local agency. (5) An immunocompromised child, parent, grandparent, grandchild, sibling, spouse, or domestic partner of the member that requires the member to participate remotely. (6) A physical or family medical emergency that prevents a member from attending in person. (7) Military service obligations that result in a member being unable to attend in person because they are serving under official written orders for active duty, drill, annual training, or any other duty required as a member of the California National Guard or a United States Military Reserve organization that requires the member to be at least 50 miles outside the boundaries of the local agency. (d) This section shall remain in effect only until January 1, 2030, and as of that date is repealed.

SEC. 12. Section 54953.8.4 is added to the Government Code, to read:
54953.8.4. (a) An eligible neighborhood council may conduct a teleconference meeting pursuant to Section 54953.8, provided that it complies with the requirements of that section and all of the following have occurred:
(1) (A) The city council for a city described in paragraph (2) of subdivision (b) considers whether to adopt a resolution to authorize eligible neighborhood councils to use teleconferencing as described in this section at an open and regular meeting.
(B) If the city council adopts a resolution described in subparagraph (A), an eligible neighborhood council may elect to use teleconferencing pursuant to this section if a majority of the eligible neighborhood council votes to do so. The eligible neighborhood council shall notify the city council if it elects to use teleconferencing pursuant to this section and its justification for doing so.
(C) Upon receiving notification from an eligible neighborhood council described in subparagraph (B), the city council may adopt a resolution to prohibit the eligible neighborhood council from using teleconferencing pursuant to this section.
(2) After completing the requirements of subparagraph (A) of paragraph (1), an eligible neighborhood council that holds a meeting pursuant to this subdivision shall do all of the following:
(A) At least a quorum of the members of the eligible neighborhood council shall participate from locations within the boundaries of the city in which the eligible neighborhood council is established. (B) At least once per year, at least a quorum of the members of the eligible neighborhood council shall participate in person from a singular physical location that is open to the public and within the boundaries of the eligible neighborhood council.
(3) If the meeting is during regular business hours of the offices of the city council member that represents the area that includes the eligible neighborhood council, the eligible neighborhood council shall provide a publicly accessible physical location from which the public may attend or comment, which shall be the offices of the city council member who represents the area where the eligible neighborhood council is located, unless the eligible neighborhood council identifies an alternative lPage 986 of 1878 ocation. (4) If the meeting is outside regular business hours, the eligible neighborhood council shall make reasonable efforts to accommodate any member of the public that requests an accommodation to participate in the meeting. (b) For purposes of this section, the following definitions apply:
(1) “Accommodation” means providing a publicly accessible physical location for the member of the public to participate from, providing access to technology necessary to participate in the meeting, or identifying locations or resources available that could provide the member of the public with an opportunity to participate in the meeting.
(2) “Eligible neighborhood council” means a neighborhood council that is an advisory body with the purpose to promote more citizen participation in government and make government more responsive to local needs that is established pursuant to the charter of a city with a population of more than 3,000,000 people that is subject to this chapter.
(c) This section shall remain in effect only until January 1, 2030, and as of that date is repealed.

SEC. 13. Section 54953.8.5 is added to the Government Code, to read:
54953.8.5. (a) An eligible community college student organization may conduct a teleconference meeting pursuant to Section 54953.8, provided that it complies with the requirements of that section and all of the following additional requirements:
(1) An eligible community college student organization may only use teleconferencing as described in Section 54953.8 after all the following have occurred:
(A) The board of trustees for a community college district considers whether to adopt a resolution to authorize eligible community college student organizations to use teleconferencing as described in this section at an open and regular meeting.
(B) If the board of trustees for a community college district adopts a resolution described in subparagraph (A), an eligible community college student organization may elect to use teleconferencing pursuant to this section if a majority of the eligible community college student organization votes to do so. The eligible community college student organization shall notify the board of trustees if it elects to use teleconferencing pursuant to this section and its justification for doing so.
(C) Upon receiving notification from an eligible community college student organization as described in subparagraph (B), the board of trustees may adopt a resolution to prohibit the eligible community college student organization from using teleconferencing pursuant to this section. (D) (i) Except as specified in clause (ii), at least a quorum of the members of the eligible community college student organization shall participate from a singular physical location that is accessible to the public and is within the community college district in which the eligible community college student organization is established. (ii) The requirements described in clause (i) shall not apply to the California Online Community College. (iii) Notwithstanding the requirements of clause (i), a person may count toward the establishment of a quorum pursuant to clause (i) regardless of whether the person is participating at the in-person location of the meeting or remotely if the person meets any of the following criteria:
(I) The person is under 18 years of age.
(II) The person is incarcerated.
(III) The person is unable to disclose the location that they are participating from because of either of the following circumstances:
(ia) The person has been issued a protective court order, including, but not limited to, a domestic violence restraining order.
(ib) The person is participating in a program that has to remain confidential, including, but not limited to, an independent living program.
(IV) The person provides childcare or caregiving to a child, parent, grandparent, grandchild, sibling, spouse, or domestic partner that requires them to participate remotely. For purposes of this subclause, “child,” “parent,”

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“grandparent,” “grandchild,” and “sibling” have the same meaning as those terms are defined in Section 12945.2.
(2) An eligible community college student organization that holds a meeting by teleconference as described in Section 54953.8 shall do the following, as applicable:
(A) (i) Except as specified in subparagraph (B), if the meeting is during regular business hours of the offices of the board of trustees of the community college district, the eligible community college student organization shall provide a publicly accessible physical location from which the public may attend or comment, which shall be the offices of the board of trustees of the community college district, unless the eligible community college student organization identifies an alternative location.
(ii) Except as specified in subparagraph (B), if the meeting is outside regular business hours, the eligible community college student organization shall make reasonable efforts to accommodate any member of the public that requests an accommodation to participate in the meeting. For the purposes of this subparagraph, “accommodation” means providing a publicly accessible physical location for the member of the public to participate from, providing access to technology necessary to participate in the meeting, or identifying locations or resources available that could provide the member of the public with an opportunity to participate in the meeting.
(B) The requirements described in subparagraph (A) shall not apply to the California Online Community College. (b) For purposes of this section, “eligible community college student organization” means a student body association organized pursuant to Section 76060 of the Education Code, or any other student-run community college organization that is required to comply with the meeting requirements of this chapter, that is in any community college recognized within the California Community Colleges system and includes the Student Senate for California Community Colleges.
(c) This section shall remain in effect only until January 1, 2030, and as of that date is repealed.

SEC. 14. Section 54953.8.6 is added to the Government Code, to read:
54953.8.6. (a) An eligible subsidiary body may conduct a teleconference meeting pursuant to Section 54953.8, provided that it complies with the requirements of that section and all of the following additional requirements:
(1) The eligible subsidiary body shall designate one physical meeting location within the boundaries of the legislative body that created the eligible subsidiary body where members of the subsidiary body who are not participating remotely shall be present and members of the public may physically attend, observe, hear, and participate in the meeting. At least one staff member of the eligible subsidiary body or the legislative body that created the eligible subsidiary body shall be present at the physical meeting location during the meeting. The eligible subsidiary body shall post the agenda at the physical meeting location, but need not post the agenda at a remote location.
(2) (A) A member of the eligible subsidiary body shall visibly appear on camera during the open portion of a meeting that is publicly accessible via the internet or other online platform, except if the member has a physical or mental condition not subject to subdivision (c) of Section 54953 that results in a need to participate off camera.
(B) The visual appearance of a member of the eligible subsidiary body on camera may cease only when the appearance would be technologically infeasible, including, but not limited to, when the member experiences a lack of reliable broadband or internet connectivity that would be remedied by joining without video. (C) If a member of the eligible subsidiary body does not appear on camera due to challenges with internet connectivity, the member shall announce the reason for their nonappearance prior to turning off their camera. (3) An elected official serving as a member of an eligible subsidiary body in their official capacity shall not participate in a meeting of the eligible subsidiary body by teleconferencing pursuant to this section unless the use of teleconferencing complies with the requirements of paragraph (3) of subdivision (b) of Section 54953. (4) (A) In order to use teleconferencing pursuant to this section, the legislative body that established the eligible subsidiary body by charter, ordinance, resolution, or other formal action shall make the following findings by majority vote before the eligible subsidiary body uses teleconferencing pursuant to this section for the first time, and every six months thereafter:

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(i) The legislative body has considered the circumstances of the eligible subsidiary body. (ii) Teleconference meetings of the eligible subsidiary body would enhance public access to meetings of the eligible subsidiary body, and the public has been made aware of the type of remote participation, including audio-visual or telephonic, that will be made available at a regularly scheduled meeting and has been provided the opportunity to comment at an in-person meeting of the legislative body authorizing the subsidiary body to meet entirely remotely.
(iii) Teleconference meetings of the eligible subsidiary body would promote the attraction, retention, and diversity of eligible subsidiary body members.
(B) (i) An eligible subsidiary body authorized to use teleconferencing pursuant to this section may request to present any recommendations it develops to the legislative body that created it. (ii) Upon receiving a request described in clause (i), the legislative body that created the subsidiary body shall hold a discussion at a regular meeting held within 60 days after the legislative body receives the request, or if the legislative body does not have another regular meeting scheduled within 60 days after the legislative body receives the request, at the next regular meeting after the request is received. (iii) The discussion required by clause (ii) shall not be placed on a consent calendar, but may be combined with the legislative body’s subsequent consideration of the findings described in subparagraph (A) for the following 12 months.
(iv) The legislative body shall not take any action on any recommendations included in the report of a subsidiary body until the next regular meeting of the legislative body following the discussion described in clause (ii). (C) After the legislative body makes the findings described in subparagraph (A), the eligible subsidiary body shall approve the use of teleconferencing by majority vote before using teleconference pursuant to this section. (D) The legislative body that created the eligible subsidiary body may elect to prohibit the eligible subsidiary body from using teleconferencing pursuant to this section at any time. (b) (1) For purposes of this section, “eligible subsidiary body” means a legislative body that meets all of the following:
(A) Is described in subdivision (b) of Section 54952.
(B) Serves exclusively in an advisory capacity.
(C) Is not authorized to take final action on legislation, regulations, contracts, licenses, permits, or any other entitlements, grants, or allocations of funds.
(D) Does not have primary subject matter jurisdiction, as defined by the charter, an ordinance, a resolution, or any formal action of the legislative body that created the subsidiary body, that focuses on elections, budgets, police oversight, privacy, removing from, or restricting access to, materials available in public libraries, or taxes or related spending proposals.
(2) An eligible subsidiary body may include members who are elected officials, members who are not elected officials, or any combination thereof.
(c) This section shall remain in effect only until January 1, 2030, and as of that date is repealed.

SEC. 15. Section 54953.8.7 is added to the Government Code, to read:
54953.8.7. (a) An eligible multijurisdictional body may conduct a teleconference meeting pursuant to Section 54953.8, provided that it complies with the requirements of that section and all of the following additional requirements:
(1) The eligible multijurisdictional body has adopted a resolution that authorizes the eligible multijurisdictional body to use teleconferencing pursuant to this section at a regular meeting in open session. (2) At least a quorum of the members of the eligible multijurisdictional body shall participate from one or more physical locations that are open to the public and within the boundaries of the territory over which the local agency exercises jurisdiction.

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(3) A member of the eligible multijurisdictional body who receives compensation for their service on the eligible multijurisdictional body shall participate from a physical location that is open to the public. For purposes of this paragraph, “compensation” does not include reimbursement for actual and necessary expenses. (4) A member of the eligible multijurisdictional body may participate from a remote location provided that:
(A) The eligible multijurisdictional body identifies each member of the eligible multijurisdictional body who plans to participate remotely in the agenda.
(B) The member shall participate through both audio and visual technology. (5) A member of the eligible multijurisdictional body shall not participate in a meeting remotely pursuant to this section, unless the location from which the member participates is more than 20 miles each way from any physical location of the meeting described in paragraph (2). (6) The provisions of this section shall not serve as a means for any member of a legislative body to participate in meetings of the legislative body solely by teleconference from a remote location for more than the following number of meetings, as applicable:
(A) Two meetings per year, if the legislative body regularly meets once per month or less. (B) Five meetings per year, if the legislative body regularly meets twice per month. (C) Seven meetings per year, if the legislative body regularly meets three or more times per month. (D) For the purpose of counting meetings attended by teleconference under this paragraph, a “meeting” shall be defined as any number of meetings of the legislative body of a local agency that begin on the same calendar day. (b) For the purposes of this section, both of the following definitions apply:
(1) “Eligible multijurisdictional body” means a multijurisdictional board, commission, or advisory body of a multijurisdictional, cross-county agency, the membership of which board, commission, or advisory body is appointed, and the board, commission, or advisory body is otherwise subject to this chapter. (2) “Multijurisdictional” means either of the following:
(A) A legislative body that includes representatives from more than one county, city, city and county, or special district.
(B) A legislative body of a joint powers entity formed pursuant to an agreement entered into in accordance with Article 1 (commencing with Section 6500) of Chapter 5 of Division 7 of Title 1. (c) This section shall remain in effect only until January 1, 2030, and as of that date is repealed.

SEC. 16. Section 54954.2 of the Government Code, as amended by Section 92 of Chapter 131 of the Statutes of 2023, is amended to read:
54954.2. (a) (1) At least 72 hours before a regular meeting, the legislative body of the local agency, or its designee, shall post an agenda that meets all of the following requirements:
(A) The agenda shall contain a brief general description of each item of business to be transacted or discussed at the meeting, including items to be discussed in closed session. A brief general description of an item generally need not exceed 20 words.
(B) The agenda shall specify the time and location of the regular meeting and shall be posted in a location that is freely accessible to members of the public and on the local agency’s internet website, if the local agency has one. (C) (i) If requested, the agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12132), and the federal rules and regulations adopted in implementation thereof. (a) (ii) (1) At least 72 hours before a regular meeting, the legislative body of the local agency, or its designee, shall post an agenda containing a brief general description of each item of business to be transacted or discussed at the meeting, including items to be discussed in closed session. A brief general description of an item generally need not exceed 20 words. The agenda shall specify the time and location of the regular meeting and shall be

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posted in a location that is freely accessible to members of the public and on the local agency’s internet website, if the local agency has one. If requested, the agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C.

Sec. 12132), and the federal rules and regulations adopted in implementation thereof. The agenda shall include information regarding how, to whom, and when a request for disability-related modification or accommodation, including auxiliary aids or services, may be made by a person with a disability who requires a modification or accommodation in order to participate in the public meeting. (2) For a meeting occurring on and after January 1, 2019, of a legislative body of a city, county, city and county, special district, school district, or political subdivision established by the state that has an internet website, the following provisions shall apply:
(A) An online posting of an agenda shall be posted on the primary internet website home page of a city, county, city and county, special district, school district, or political subdivision established by the state that is accessible through a prominent, direct link to the current agenda. The direct link to the agenda shall not be in a contextual menu; however, a link in addition to the direct link to the agenda may be accessible through a contextual menu. (B) An online posting of an agenda, including, but not limited to, an agenda posted in an integrated agenda management platform, shall be posted in an open format that meets all of the following requirements:
(i) Retrievable, downloadable, indexable, and electronically searchable by commonly used internet search applications.
(ii) Platform independent and machine readable.
(iii) Available to the public free of charge and without any restriction that would impede the reuse or redistribution of the agenda.
(C) A legislative body of a city, county, city and county, special district, school district, or political subdivision established by the state that has an internet website and an integrated agenda management platform shall not be required to comply with subparagraph (A) if all of the following are met:
(i) A direct link to the integrated agenda management platform shall be posted on the primary internet website home page of a city, county, city and county, special district, school district, or political subdivision established by the state. The direct link to the integrated agenda management platform shall not be in a contextual menu.

When a person clicks on the direct link to the integrated agenda management platform, the direct link shall take the person directly to an internet website with the agendas of the legislative body of a city, county, city and county, special district, school district, or political subdivision established by the state. (ii) The integrated agenda management platform may contain the prior agendas of a legislative body of a city, county, city and county, special district, school district, or political subdivision established by the state for all meetings occurring on or after January 1, 2019.
(iii) The current agenda of the legislative body of a city, county, city and county, special district, school district, or political subdivision established by the state shall be the first agenda available at the top of the integrated agenda management platform.
(iv) All agendas posted in the integrated agenda management platform shall comply with the requirements in clauses (i), (ii), and (iii) of subparagraph (B).
(D) The provisions of this paragraph shall not apply to a political subdivision of a local agency that was established by the legislative body of the city, county, city and county, special district, school district, or political subdivision established by the state.
(D) (E) For the purposes of this paragraph, both of the following definitions shall apply:
(i) (1) “Integrated agenda management platform” means an internet website of a city, county, city and county, special district, school district, or political subdivision established by the state dedicated to providing the entirety of the agenda information for the legislative body of the city, county, city and county, special district, school district, or political subdivision established by the state to the public. (ii) (2) “Legislative body” has the same meaning as that term is used in means a legislative body that meets the definition of subdivision (a) of Section 54952.

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(E) The provisions of this paragraph shall not apply to a political subdivision of a local agency that was established by the legislative body of the city, county, city and county, special district, school district, or political subdivision established by the state.
(3) No action or discussion shall be undertaken on any item not appearing on the posted agenda, except that members of a legislative body or its staff may briefly respond to statements made or questions posed by persons exercising their public testimony rights under Section 54954.3. In addition, on their own initiative or in response to questions posed by the public, a member of a legislative body or its staff may ask a question for clarification, make a brief announcement, or make a brief report on their own activities. Furthermore, a member of a legislative body, or the body itself, subject to rules or procedures of the legislative body, may provide a reference to staff or other resources for factual information, request staff to report back to the body at a subsequent meeting concerning any matter, or take action to direct staff to place a matter of business on a future agenda. (b) Notwithstanding subdivision (a), the legislative body may take action on items of business not appearing on the posted agenda under any of the conditions stated below. Prior to discussing any item pursuant to this subdivision, the legislative body shall publicly identify the item. (1) Upon a determination by a majority vote of the legislative body that an emergency situation exists, as defined in Section 54956.5.
(2) Upon a determination by a two-thirds vote of the members of the legislative body present at the meeting, or, if less than two-thirds of the members are present, a unanimous vote of those members present, that there is a need to take immediate action and that the need for action came to the attention of the local agency subsequent to the agenda being posted as specified in subdivision (a). (3) The item was posted pursuant to subdivision (a) for a prior meeting of the legislative body occurring not more than five calendar days prior to the date action is taken on the item, and at the prior meeting the item was continued to the meeting at which action is being taken. (c) This section is necessary to implement and reasonably within the scope of paragraph (1) of subdivision (b) of Section 3 of Article I of the California Constitution.
(d) For purposes of subdivision (a), the requirement that the agenda be posted on the local agency’s internet website, if the local agency has one, shall only apply to a legislative body that meets either of the following standards:
(1) A legislative body as that term is defined by subdivision (a) of Section 54952. (2) A legislative body as that term is defined by subdivision (b) of Section 54952, if the members of the legislative body are compensated for their appearance, and if one or more of the members of the legislative body are also members of a legislative body as that term is defined by subdivision (a) of Section 54952. (e) This section shall become operative January 1, 2026.

SEC. 17. Section 54954.3 of the Government Code is amended to read:
54954.3. (a) (1) Every agenda for regular meetings shall provide an opportunity for members of the public to directly address the legislative body on any item of interest to the public, before or during the legislative body’s consideration of the item, that is within the subject matter jurisdiction of the legislative body, provided that no action shall be taken on any item not appearing on the agenda unless the action is otherwise authorized by subdivision (b) of Section 54954.2. However, the agenda need not provide an opportunity for members of the public to address the legislative body on any item that has already been considered by a committee, composed exclusively of members of the legislative body, at a public meeting wherein all interested members of the public were afforded the opportunity to address the committee on the item, before or during the committee’s consideration of the item, unless the item has been substantially changed since the committee heard the item, as determined by the legislative body. Every notice for a special meeting shall provide an opportunity for members of the public to directly address the legislative body concerning any item that has been described in the notice for the meeting before or during consideration of that item. (2) (A) Notwithstanding paragraph (1), the agenda need not provide an opportunity for members of the public to address the legislative body on any item that has already been considered by a committee, composed exclusively of members of the legislative body, at a public meeting wherein all interested members of the public were

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afforded the opportunity to address the committee on the item, before or during the committee’s consideration of the item.
(B) Subparagraph (A) shall not apply if any of the following conditions are met:
(i) The item has been substantially changed since the committee heard the item, as determined by the legislative body.
(ii) When considering the item, a quorum of the committee members did not participate from a singular physical location, that was clearly identified on the agenda, open to the public, and situated within the boundaries of the territory over which the local agency exercises jurisdiction. (iii) The committee has primary subject matter jurisdiction, as defined by the charter, an ordinance, a resolution, or any formal action of the legislative body that created the subsidiary body, that focuses on elections, budgets, police oversight, privacy, removing from, or restricting access to, materials available in public libraries, or taxes or related spending proposals. This clause shall not apply to an item if the local agency has adopted a law applicable to the meeting of the committee at which the item that was considered prohibits the committee from placing a limit on the total amount of time for public comment on the item. (3) Every notice for a special meeting shall provide an opportunity for members of the public to directly address the legislative body concerning any item that has been described in the notice for the meeting before or during consideration of that item.
(b) (1) The legislative body of a local agency may adopt reasonable regulations to ensure that the intent of subdivision (a) is carried out, including, but not limited to, regulations limiting the total amount of time allocated for public testimony on particular issues and for each individual speaker. (2) Notwithstanding paragraph (1), when the legislative body of a local agency limits time for public comment, the legislative body of a local agency shall provide at least twice the allotted time to a member of the public who utilizes a translator to ensure that non-English speakers receive the same opportunity to directly address the legislative body of a local agency.
(3) Paragraph (2) shall not apply if the legislative body of a local agency utilizes simultaneous translation equipment in a manner that allows the legislative body of a local agency to hear the translated public testimony simultaneously.
(c) The legislative body of a local agency shall not prohibit public criticism of the policies, procedures, programs, or services of the agency, or of the acts or omissions of the legislative body. Nothing in this subdivision shall confer any privilege or protection for expression beyond that otherwise provided by law.

SEC. 18. Section 54956 of the Government Code is amended to read:
54956. (a) (1) A special meeting may be called at any time by the presiding officer of the legislative body of a local agency, or by a majority of the members of the legislative body, by delivering written notice to each member of the legislative body and to each local newspaper of general circulation and radio or television station requesting notice in writing and posting a notice on the local agency’s Internet Web site, internet website, if the local agency has one. The notice shall be delivered personally or by any other means and shall be received at least 24 hours before the time of the meeting as specified in the notice. The call and notice shall specify the time and place of the special meeting and the business to be transacted or discussed. No other business shall be considered at these meetings by the legislative body. The written notice may be dispensed with as to any member who at or prior to the time the meeting convenes files with the clerk or secretary of the legislative body a written waiver of notice. The waiver may be given by telegram. telephone or electronic mail. The written notice may also be dispensed with as to any member who is actually present at the meeting at the time it convenes.
(2) The call and notice shall be posted at least 24 hours prior to the special meeting in a location that is freely accessible to members of the public.
(b) Notwithstanding any other law, a legislative body shall not call a special meeting regarding the salaries, salary schedules, or compensation paid in the form of fringe benefits, of the legislative body or of a local agency executive, as defined in subdivision (d) of Section 3511.1. However, this subdivision does not apply to a local agency calling a special meeting to discuss the local agency’s budget.

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(c) For purposes of subdivision (a), the requirement that the agenda be posted on the local agency’s Internet Web site, if the local agency has one, shall only apply to a legislative body that meets either of the following standards:
(1) A legislative body as that term is defined by subdivision (a) of Section 54952. (2) A legislative body as that term is defined by subdivision (b) of Section 54952, if the members of the legislative body are compensated for their appearance, and if one or more of the members of the legislative body are also members of a legislative body as that term is defined by subdivision (a) of Section 54952.

SEC. 19. Section 54956.5 of the Government Code is amended to read:
54956.5. (a) For purposes of this section, “emergency situation” means both of the following:
(1) An emergency, which shall be defined as a work stoppage, crippling activity, or other activity that severely impairs public health, safety, or both, as determined by a majority of the members of the legislative body. (2) A dire emergency, which shall be defined as a crippling disaster, mass destruction, terrorist act, or threatened terrorist activity that poses peril so immediate and significant that requiring a legislative body to provide onehour notice before holding an emergency meeting under this section may endanger the public health, safety, or both, as determined by a majority of the members of the legislative body. (b) (1) Subject to paragraph (2), in the case of an emergency situation involving matters upon which prompt action is necessary due to the disruption or threatened disruption of public facilities, a legislative body may hold an emergency meeting without complying with either the 24-hour notice requirement or the 24-hour posting requirement of Section 54956 or both of the notice and posting requirements. (2) Each local newspaper of general circulation and radio or television station that has requested notice of special meetings pursuant to Section 54956 shall be notified by the presiding officer of the legislative body, or designee thereof, one hour prior to the emergency meeting, or, in the case of a dire emergency, at or near the time that the presiding officer or designee notifies the members of the legislative body of the emergency meeting. (A) Except as provided in subparagraph (B), the notice required by this paragraph shall be given by telephone and all telephone numbers provided in the most recent request of a newspaper or station for notification of special meetings shall be exhausted. In the event that telephone services are not functioning and the legislative body is not a school board, the functioning, the notice requirements of this paragraph shall be deemed waived, and the legislative body, or designee of the legislative body, shall notify those newspapers, radio stations, or television stations of the fact of the holding of the emergency meeting, the purpose of the meeting, and any action taken at the meeting as soon after the meeting as possible. (B) For an emergency meeting held by a school board pursuant to this section, the presiding officer of the school board, legislative body, or designee thereof, may send the notifications required by this paragraph by email instead of by telephone, as provided in subparagraph (A), to all local newspapers of general circulation, and radio or television stations, that have requested those notifications by email, and all email addresses provided by representatives of those newspapers or stations shall be exhausted. In the event that internet services and telephone services are not functioning, the notice requirements of this paragraph shall be deemed waived, and the school board, legislative body, or designee of the school board, legislative body, shall notify those newspapers, radio stations, or television stations of the fact of the holding of the emergency meeting, the purpose of the meeting, and any action taken at the meeting as soon after the meeting as possible. (c) During a meeting held pursuant to this section, the legislative body may meet in closed session pursuant to Section 54957 if agreed to by a two-thirds vote of the members of the legislative body present, or, if less than two-thirds of the members are present, by a unanimous vote of the members present. (d) All special meeting requirements, as prescribed in Section 54956 shall be applicable to a meeting called pursuant to this section, with the exception of the 24-hour notice requirement. (e) The minutes of a meeting called pursuant to this section, a list of persons who the presiding officer of the legislative body, or designee of the legislative body, notified or attempted to notify, a copy of the rollcall vote, and any actions taken at the meeting shall be posted for a minimum of 10 days in a public place as soon after the meeting as possible.

SEC. 20. Section 54957.6 of the Government Code is amended to read:

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54957.6. (a) Notwithstanding any other provision of law, a legislative body of a local agency may hold closed sessions with the local agency’s designated representatives regarding the salaries, salary schedules, or compensation paid in the form of fringe benefits of its represented and unrepresented employees, and, for represented employees, any other matter within the statutorily provided scope of representation. representation, subject to all of the following conditions:

However, (1) prior Prior to the closed session, the legislative body of the local agency shall hold an open and public session in which it identifies its designated representatives.

Closed (2) sessions of a legislative body of a local agency, as permitted in this section, The closed session shall be for the purpose of reviewing its position and instructing the local agency’s designated representatives.

Closed (3) sessions, as permitted in this section, The closed session may take place prior to and during consultations and discussions with representatives of employee organizations and unrepresented employees.

Closed (4) sessions Any closed session with the local agency’s designated representative regarding the salaries, salary schedules, or compensation paid in the form of fringe benefits may include discussion of an agency’s available funds and funding priorities, but only insofar as these discussions relate to providing instructions to the local agency’s designated representative.

Closed (5) sessions held pursuant to this section The closed session shall not include final action on the proposed compensation of one or more unrepresented employees. (6) For the purposes enumerated in this section, a legislative body of a local agency may also meet with a state conciliator who has intervened in the proceedings.
(b) For the purposes of this section, the term “employee” shall include an officer or an independent contractor who functions as an officer or an employee, but shall not include any elected official, member of a legislative body, or other independent contractors.

SEC. 21. Section 54957.9 of the Government Code is amended to read:
54957.9. In the event that any meeting is willfully interrupted by a group or groups of persons so as to render the orderly conduct of such the meeting unfeasible and order cannot be restored by the removal of individuals who are willfully interrupting the meeting, the members of the legislative body conducting the meeting may order the meeting room cleared and continue in session. Only matters appearing on the agenda may be considered in such a session. Representatives of the press or other news media, except those participating in the disturbance, shall be allowed to attend any session held pursuant to this section. Nothing in this section shall prohibit the legislative body from establishing a procedure for readmitting an individual or individuals not responsible for willfully disturbing the orderly conduct of the meeting.

SEC. 22. Section 54957.95 of the Government Code is amended to read:
54957.95. (a) (1) In addition to authority exercised pursuant to Sections 54954.3 and 54957.9, the presiding member of the legislative body conducting a meeting or their designee may remove, or cause the removal of, an individual for disrupting the meeting, including any teleconferenced meeting. (2) Prior to removing an individual, the presiding member or their designee shall warn the individual that their behavior is disrupting the meeting and that their failure to cease their behavior may result in their removal. The presiding member or their designee may then remove the individual if they do not promptly cease their disruptive behavior. This paragraph does not apply to any behavior described in subparagraph (B) of paragraph (1) of subdivision (b).
(b) As used in this section:
(1) “Disrupting” means engaging in behavior during a meeting of a legislative body that actually disrupts, disturbs, impedes, or renders infeasible the orderly conduct of the meeting and includes, but is not limited to, one of the following:
(A) A failure to comply with reasonable and lawful regulations adopted by a legislative body pursuant to Section 54954.3 or any other law. Page 995 of 1878
(B) Engaging in behavior that constitutes use of force or a true threat of force. (2) “True threat of force” means a threat that has sufficient indicia of intent and seriousness, that a reasonable observer would perceive it to be an actual threat to use force by the person making the threat.

SEC. 23. Section 54957.96 is added to the Government Code, to read:
54957.96. (a) The existing authority of a legislative body or its presiding officer to remove or limit participation by persons who engage in behavior that actually disrupts, disturbs, impedes, or renders infeasible the orderly conduct of the meeting, including existing limitations upon that authority, shall apply to members of the public participating in a meeting via a two-way telephonic service or a two-way audiovisual platform. (b) For purposes of this section, the following definitions apply:
(1) “Two-way audiovisual platform” means an online platform that provides participants with the ability to participate in a meeting via both an interactive video conference and a two-way telephonic service. A two-way audiovisual platform may be structured to disable the use of video for the public participants. (2) “Two-way telephonic service” means a telephone service that does not require internet access and allows participants to dial a telephone number to listen and verbally participate.

SEC. 24. The Legislature finds and declares that Section 4 of this act, which amends Section 54953 of, Section 5 of this act, which adds Section 54953.4 to, Sections 8 to 15, inclusive, of this act, which add Sections 54953.8 to 54953.8.7, respectively, to, Section 19 of this act, which amends Section 54956.5 of, Section 22 of this act, which amends Section 54957.95 of, and Section 23 of this act, which adds Section 54957.96 to, the Government Code, impose a limitation on the public’s right of access to the meetings of public bodies or the writings of public officials and agencies within the meaning of Section 3 of Article I of the California Constitution. Pursuant to that constitutional provision, the Legislature makes the following findings to demonstrate the interest protected by this limitation and the need for protecting that interest:
(a) This act is necessary to provide opportunities for public participation in meetings of specified public agencies and to promote the recruitment and retention of members of those agencies. (b) This act is necessary to ensure minimum standards for public participation and notice requirements allowing for greater public participation in meetings.
(c) This act is necessary to modernize the Ralph M. Brown Act to reflect recent technological changes that can promote greater public access to local officials.
(d) The exclusively virtual nature of the California Online Community College presents unique barriers to the requirements for an in-person quorum, a physical location for public participation, and certain accommodations.

Participating students of the online community college come from all across the state and necessitating travel for these requirements would pose a significant and exclusionary barrier.

SEC. 25. The Legislature finds and declares that Sections 1 and 2 of this act, which amend and repeal Section 54952.2, respectively, of, Section 3 of this act, which amends Section 54952.7 of, Section 4 of this act, which amends Section 54953 of, Section 5 of this act, which adds Section 54953.4 to, Section 6 of this act, which amends Section 54953.5 of, Section 7 of this act, which amends Section 54953.7 of, Sections 8 to 15, inclusive, of this act, which add Sections 54953.8 to 54953.8.7, respectively, to, Section 16 of this act, which amends Section 54954.2 of, Section 17 of this act, which amends Section 54954.3 of, Section 18 of this act, which amends Section 54956 of, Section 19 of this act, which amends Section 54956.5 of, Section 20 of this act, which amends Section 54957.6 of, Section 21 of this act, which amends Section 54957.9 of, Section 22 of this act, which amends Section 54957.95 of, and Section 23 of this act, which adds Section 54957.96 to, the Government Code, further, within the meaning of paragraph (7) of subdivision (b) of Section 3 of Article I of the California Constitution, the purposes of that constitutional section as it relates to the right of public access to the meetings of local public bodies or the writings of local public officials and local agencies. Pursuant to paragraph (7) of subdivision (b) of Section 3 of Article I of the California Constitution, the Legislature makes the following findings:
(a) This act is necessary to provide opportunities for public participation in meetings of specified public agencies and to promote the recruitment and retention of members of those agencies. Page 996 of 1878 (b) This act is necessary to ensure minimum standards for public participation and notice requirements allowing for greater public participation in meetings.
(c) This act is necessary to modernize the Ralph M. Brown Act to reflect recent technological changes that can promote greater public access to local officials.
(d) The exclusively virtual nature of the California Online Community College presents unique barriers to the requirements for an in-person quorum, a physical location for public participation, and certain accommodations.

Participating students of the online community college come from all across the state and necessitating travel for these requirements would pose a significant and exclusionary barrier.

SEC. 26. The Legislature finds and declares that adequate public access to meetings is a matter of statewide concern and is not a municipal affair as that term is used in Section 5 of Article XI of the California Constitution.

Therefore, this bill would apply to all cities, including charter cities.

SEC. 27. No reimbursement is required by this act pursuant to Section 6 of Article XIII B of the California Constitution because the only costs that may be incurred by a local agency or school district under this act would result from a legislative mandate that is within the scope of paragraph (7) of subdivision (b) of Section 3 of Article I of the California Constitution.

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City of Hermosa Beach | Page 1 of 2
Meeting Date: September 30, 2025
Staff Report No. 25-PW-065
Honorable Mayor and Members of the Hermosa Beach City Council CAPITAL IMPROVEMENT PROGRAM STATUS REPORT AS OF SEPTEMBER 17, 2025
(Public Works Director Joe SanClemente)
Recommended Action:

Staff recommends City Council receive and file the Capital Improvement Program Status Report as of September 17, 2025.

Number of Projects by Phase # of Projects
Study/Conceptual Planning 15
Preliminary Design 6
Final Engineering Design 1
Project Approvals/ Bidding 2
Construction 6
Closeout 4
Completed 2
Total Projects 36
Number of Projects by Completion Timeline # of Projects Completed in FY 25–26 16
Completed after FY 25–26 18
TBD 2
Total Projects 36
Number of Projects by Category # of Projects
Street & Highway Improvements 13
Sewer & Storm Drain Improvements 4
Park Improvements 3
Public Building & Ground Improvements 16
Total Projects 36

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City of Hermosa Beach | Page 2 of 2
Number of Projects by Manager # of Projects
Joe SanClemente 2
John Oskoui 5
Saad Malim 1
Heecheol Kwon 2
Brandon Araujo 3
Ken Bates 1
Andrew Nguyen 4
Laney Wilson 1
Briana Aube 3
Karla Vargas 3
Magvern By 3
TBD 6
Complete 2
Total Projects 36

Attachments:

1. Capital Improvement Program Status Report as of September 17, 2025

2. Estimated CIP Project Schedule FY 2025-2026 – Updated September 17, 2025 Respectfully Submitted by: Joe SanClemente, Public Works Director Approved: Steve Napolitano, Interim City Manager

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City of Hermosa Beach
Updated 09-17-2025 UPDATED FY 2025-26 CAPITAL IMPROVEMENT PROGRAM STATUS REPORT Light Blue indicates project milestone updates. ADA Component CIP No. Project Name
Project Category
Project Budget1 Project Manager
Conceptual Planning
Preliminary Design
Final Engineering Design
Project Approvals/Bidding
Construction
Closeout
Project Initiation Date Estimated Project
Completion Date2 Current Project Status Project Description X 105 Annual Street Improvements SH $3,580,665.00 Briana Aube X 04/24 10/25 Combined with CIP 695. Construction completed on July 25, 2025 (5 months ahead of original schedule). Project closeout underway, Notice of Completion submitted to County for recordation.

Project advertised on 12/12/24 (4 months ahead of schedule), bid opening on 01/15/25. Construction contract awarded by Council on February 25, 2025. Pre-construction meeting was on March 19, 2025. NTP and start of construction April 7, 2025.

This project provided for pavement rehabilitation of various streets throughout the city including paving and striping of approximately 2 miles of streets. The project also repaired/replaced deteriorated portions of sidewalk, curb and gutter, and curb ramps.

This work will be performed following the sewer and storm drain repairs identified in the Sewer and Drainage Master Plans.

X 106 Annual Street Improvements (New) SH $3,625,257.00 Heecheol Kwon X 07/25 05/27 In May 2025, staff applied a construction grant for $2,560,000 in funding from Southern California Association of Governments (SCAG) STBG/CMAQ grant program. The project has been ranked "Highly Recommended" and is awaiting final decision for this grant anticipated by end of 2025. Survey work for the preliminary design has started and will be completed by Oct. to Nov. 2025. Staff is evaluating streets for this project.

This project provides for pavement rehabilitation of various streets throughout the city. The project will also repair/replace deteriorated portions of sidewalk, curb and gutter, and curb ramps. This work will be performed following the sewer and storm drain repairs identified in the Sewer and Drainage Master Plans. 107 Annual Slurry Seal (New) SH $450,000.00 Magvern By X 07/25 07/26 Staff has started the preliminary design, which is approximately 30% complete, and working to finalize street segments. This project includes slurry seal of various roadways throughout the city to preserve pavement conditions and to extend its service life.
109 Utility Box Wrappings SH $36,227.00 Karla Vargas X 07/21 10/25 Art has been designed and installed on 20 of the 24 utility boxes. Designs have been finalized for 2 of the remaining 4 boxes, with installation to follow. The schedule has been extended to allow additional necessary time for PW staff to prepare electronic art work, paint and repair utility boxes and schedule wrapping.

This project will add decorative paint and/or wraps to city-owned utility boxes throughout the city. The City is engaging a local artist cooperative to create the artwork that will either be painted or applied via vinyl wrap to the boxes. City Yard staff, who have been trained in wrap application, will be involved in this project. 111 Gateway and Wayfinding Signs
Conceptual Design SH $75,000.00 Joe SanClemente X 07/21 02/26 Project timeline extended due to staffing availability and contract agreement expiration. Staff procured a new contract agreement in fall 2024, that was then executed in December 2024. Staff has since completed a more detailed existing conditions inventory assessment and finalized initial comments on the draft preliminary designs that have been sent to the design consultant for consideration.Staff is working with the design consultant on the revisions and anticipates bringing an item to Public Works Commission in November for consideration.

The adopted budget for Fiscal Year 2024–25 identifies the next phase of the project under the Deferred and Unfunded Future Project list and would need to be considered for funding as part of a future budget cycle; CIP 111 is preliminary design only and does not include any funding for final design or implementation.

This project will evaluate gateway signage, downtown wayfinding and a marquee at the Community Center. Recommendations will include potential locations, preliminary design, and order of magnitude cost estimates for final design, sign fabrication, and installation which will require additional funding.
114 Greenwich Village North Undergrounding
District SH $4,031,600.00 Brandon Araujo X 07/25 12/26
City Council awarded the contract at the July 22, 2025 meeting. The City obtained the bond proceeds to fund the project on 8/14/2025. Construction contract executed on August 16, 2025. Pre-construction meeting with the contractor scheduled for midSeptember 2025. Execution of agreements with SCE and Frontier to be completed in September 2025.

This project will consist of the undergrounding of the existing overhead utility lines within the Greenwich Village North Underground Utilities Assessment District.
164 Hermosa Avenue Green Street SH $368,286.00 Briana Aube X 02/18 06/26 The City of Torrance is the lead agency for the project and awarded a construction contract to Excel Paving Inc. in May 2025. A preconstruction meeting was held on June 11, 2025, at the City of Torrance. Construction started in City of Torrance portion of the project in July 2025. Construction in Hermosa Beach is tentatively scheduled to begin in November 2025 to January 2026.

This project will install permeable gutters to increase stormwater infiltration on Hermosa Avenue, Beach Drive, Herondo Street, 6th Street, 2nd Street, 1st Street, and adjacent streets.

This project is part of a multi-city green street project led by the City of Torrance and funded by Measure W. 421 Annual Sewer Improvements - Phase 2 SD $3,865,610.00 Andrew Nguyen X 11/19 12/25 Pre-construction CCTV camera work completed. CCTV and access hole base repairs completed. Sewer main point repairs completed; removal and replacement of main sewer underway. Redesign of sewer main relocation required on Loma Dr between 16th St and 19th St was required due to unknown utility conflicts. Redesign completed and construction is near completion on Loma Dr. with grinding and paving scheduled to be completed in September. Project is approximately 90% complete. Anticipated completion September 2025, with closeout through December.

Anticipated completion date has been pushed back due to a number of delays: redesign on Loma Dr, soil conditions and utility conflicts that necessitate extensive handdigging, undisclosed concrete encasements that impeded timely sewer removal and replacement, an emergency sewer collapse on 11th Street in mid-April, the discovery of over a dozen laterals on 11th Street between Prospect Avenue and Harper Avenue that were not shown on the Plans that needed to be reconnected to the new sewer main, a residential emergency backup on 17th Street that was tangentially related to our project.

Contract awarded on July 9, 2024. Construction Agreement was fully executed on August 15, 2024. Construction started September 16, 2024.

Phase 1 of this project, which included lining, was completed. Phase 2 of this project includes design and construction of sewer improvements and repairs based on the Sewer Master Plan. Improvements will include approximately 128 sewer pipe point repairs, approximately 7,315 linear feet of CIPP sewer lining rehabilitation, approximately 1725 linear feet of sewer pipe removal and replacement, and approximately 16 maintenance access hole rehabilitations.

Sewer repairs will take place at various locations throughout the city as part of this project. 438 Stormwater Dry Wells Assessment SD $175,000.00 Heecheol Kwon X 10/23 TBD Staff met with the EWMP consultant, Geosyntec, on August 18, 2025 to discuss the number of drywells and altanative locations, design concept and funding application options. Staff is evaluating options to advance and enhanced feasibility study.

Staff assessed the option of collaborating with the City of Redondo Beach on seeking outside funding to advance the design and construction however this doesn't seem to be feasible going forward. Measure W committee will soon begin accepting new funding applications. The City is tentatively planning to submit the funding application in June 2026.

As required by the region’s Enhanced Watershed Management Plan (EWMP), this project will assess the implementation of a series of drywells east of Pacific Coast Highway (PCH) between 1st Street and 10th Street to capture storm water and dry weather flows within 118 acres of the Herondo Drain (SMB-6-1) watershed. 504 Playground Equipment Replacement
Project (New) PK $450,000.00 John Oskoui X 07/25 09/26
Staff is evaluating contract requirements with vendor through cooperative purchase agreement and other available options. This project will provide playground enhancements in three City Parks. Work will include a full replacement of the two-to-fiveyear old play structure with a new unit that has integrated shade and a new rubberized mat at Valley Park. Repairs will also be made to the existing 5 to 12 year old structure and incorporate an integrated shade sail. Seaview Park will receive a full replacement of the existing play structure with a new unit with an integrated shade sail and rubberized mat. South Park will receive a replacement rubberized mat at center playfield area.

ACTIVE PROJECTS
1 of 4

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City of Hermosa Beach
Updated 09-17-2025 UPDATED FY 2025-26 CAPITAL IMPROVEMENT PROGRAM STATUS REPORT Light Blue indicates project milestone updates. ADA Component CIP No. Project Name
Project Category
Project Budget1 Project Manager
Conceptual Planning
Preliminary Design
Final Engineering Design
Project Approvals/Bidding
Construction
Closeout
Project Initiation Date Estimated Project
Completion Date2 Current Project Status Project Description 603 South Park Slope, Irrigation, and
Landscape Improvements PK $609,526.00 Magvern By X 07/21 11/25 Construction substantial completion on July 30, 2025. 90 day establishment period underway. Project closeout is ongoing.

Staff secured $189,849 of supplemental funding from California State Parks. Staff also secured $96,242 from the West Basin Turf Removal Grant program.

Bid package advertised for construction November 21, 2024. Bids opened January 23, 2025. Construction contract awarded by Council on February 25, 2025. NTP and start of construction was April 14, 2025.

This project will address repairs needed throughout the north side of the park including installing a new irrigation system and landscaping including on the sloped areas.

X 615 New Corporate Yard Facilities 3 PB $1,000,000.00 Joe SanClemente X 07/15 09/28
At the May 13, 2025 CIP Study Session, Council directed staff to hold a joint study session with PW Commission to discuss desired project delivery method (i.e., design build vs design-bid-build). Project delivery method options presented to PW Commission on July 16, 2025. Staff updated Council with PW Commission recommendation to advance the project with traditional design-bid-build method at its September 9, 2025 meeting. Staff recommended to move forward with selecting an Owner Representative through RFQ, hiring an architect to determine project programming needs and moving forward with updated environmental assessments. The RFQ for the owners representative was advertised on September 10, 2025.

Current project funding for design only; construction funding will need to be identified.

This project is for the design and construction of a new City Yard. The current City Yard is in need of reconstruction. A new City Yard will provide a safe and functional area for City maintenance crews and staging. 619 Kelly Courts Improvements PB $1,175,149.00 Laney Wilson X 07/22 05/26 Bids opened on August 28, 2025, and currently being reviewed for potential contract award at the September 30, 2025, City Council Meetin., with anticipated start of construction as soon as November 2025.

Bid package was updated based on Council requests to ready it for re-advertisement for construction on July 24, 2025. Bid opening scheduled for August 28, 2025, with start of construction anticipated early November 2025.

At its February 25, 2025 meeting, City Council rejected all bids for the first advertisement for the project and requested staff to take the item to Parks, Recreation and Community Resources Commission and the Public Works Commission for additional consideration. Both Parks, Recreation and Community Resources Commission and the Public Works Commission recommended to move the project forward for construction. Council directed staff to re-advertize the project at April 22, 2025 Special Council Meeting.

This project will resurface and reconfigure the Kelly Courts at Clark Field and restore all four pickleball courts. The courts will be restriped and reconfigured and the lights and fencing relocated and updated to meet current design standards. 623 Pier Structural Inspection and Evaluation PB $3,704,987.00 John Oskoui X 07/24 08/27 Notice to Proceed was issued on August 12, 2025 for an on-call structural engineer to prepare construction plans, specifications and estimates for construction and obtain necessary permits through Coastal Commission, US Army Corps of Engineers and California Water Board related to high priority repairs identified by the Fall 2024 structural investigations report.

A full detailed inspection of the entire structure including above and below water including full review the deck panels started October 14, 2024. Structural engineering team completed the below deck inspection with boom lift and scaffolding equipment, additional deck surface inspections, and underwater inspection in December 2024. Sensor-based, ambient vibration testing completed in March 2025 to further inform scoping of the next round of repairs and cost-benefit analysis. Staff is working with structural engineer to finalize inspection and cost-benefit report and anticipates bringing an item to the Public Works Commission in November.

An emergency partial inspection and evaluation was performed in coordination with CIP 629 and CIP 660, the results of which identified high priority repairs which were completed through CIP 629.

Following completion of construction of CIP 629 and CIP 660, a full above and below water structural inspection of the pier is required to meet requirements for marine structures. Based on this inspection, it is anticipated that additional pier structural repairs will be required primarily on the pier deck. This project will also include design and permitting. Construction funding will be identified as part of a future CIP.

X 626 CDBG Sidewalk Improvements (New) SH $184,000.00 Magvern By X 07/25 07/26 Staff is developing scope of project for curb ramp and sidewalk improvements along Monterey Ave based on available CDBG funds.

This project provides improvements to sidewalks and curb ramps on Monterey Boulevard in order to comply with the Americans with Disabilities Act (ADA) and meet the latest Federal Standards. 630 Community Center Gas Repairs PB $350,000.00 John Oskoui X 03/25 05/26 Bid package advertised for construction on July 7, 2025. Bids opened on August 12, 2025 and Council awarded contract at the September 9, 2025 City Council Meeting. Anticipated start of construction is October 2025 and completion in December 2025.

The project includes the design and installation of a new natural gas service connection to the Community Center. Staff identified leaks in the existing gas service which needed to be shut off to ensure safety and can not be easily repaired. The project will restore service.
633 Base 3 Electrical Improvements PB $300,000.00 John Oskoui X 03/25 02/26 Bid package advertised for construction May 22, 2025. Bids opened June 25, 2025 and awarded to Delta Electrical, LLC under City Manager contract authority. Contract executed. NTP issued September 8, 2025. Start of construction is September 15, 2025 and anticipated completion of construction in December 2025.

The project includes the design and construction of electrical upgrades and repairs to the City's Community Services building (Base 3) at 1035 Valley Drive. These necessary improvements will allow for safe reopening of the facility that has been closed for use following the electrical fire that occurred October 2025. 635 Community Center Windows (New) PB $300,000.00 John Oskoui X 07/25 10/27 City's consultant, Westgroupdesigns, is preparing a preliminary needs assessment study for the windows. This project will evaluate windows replacement for the entire facility to address deferred maintenance needs. The existing windows present safety and security concerns due to poor conditions. This project is currently funded for design and permitting only; additional funding will be required for installation once costs are further defined. 2 of 4

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Hermosa Beach City CouncilSeptember 30, 2025

Hermosa Beach City Council
September 30, 2025