Agenda packet — Hermosa Beach City Council, January 27, 2026 (part 2 of 7)

City of Hermosa Beach | Page 3 of 13
Site Information
General Plan Community Commercial (CC)
Zoning Downtown Commercial (C-2), Coastal
Zone
Lot Size 8,177 square feet
Surrounding Zoning North: C-2
East: C-2
South: C-2 and R-2 (Two-Family
Residential)
West: R-2
Surrounding Uses North: Residential
East: Restaurant
South: Restaurant and Residential
West: Residential
Pursuant to HBMC Section 17.58.020, Precise Development Plan review is required for remodels of 1,500 square feet or more in any zone. Precise Development Plans shall be decided upon by the Planning Commission. Additionally, pursuant to HBMC Section

17.58.010 the purpose of Precise Development Plans is to ensure that new development supports the goals and objectives of the General Plan and other adopted plans and guidelines. The applicant proposes the interior and exterior remodel of a 12,012-squarefoot, two-story, multi-tenant commercial building. Therefore, the project requires the approval of a Precise Development Plan.

Project Description:

The proposed project would renovate the existing 12,012-square-foot, two-story, multitenant building. The project would also include decommissioning approximately 1,340 square feet on the second floor and adding a 4,058-square-foot third story to the building for office use. The project would result in the square footage of the building increasing by 793 square feet. A transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll-up door on 10th court. To comply with Southern California Edison guidelines, a 160-square-foot area on the second floor above the transformer will be clear and open. The property currently does not have a trash enclosure on site. The proposed project would include a trash room and loading room on the first floor both accessible from 10th Court. The project also includes a lot line adjustment to merge the three parcels the existing building is developed over into one parcel.

Development Standards
Lot Standards Required Provided
Height 30 ft 28 ft, 9.6 inch
Yards:

Front Not Required 0 feet
Side 5ft 0 ft (existing, no
change)

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Development Standards
Rear 5 ft 1
st floor: 2 ft, 11 in
(existing, no change)
2 nd floor: 5 ft, 10 inch
3 rd floor: 5ft, 10 inch
Parking
Total Parking Spaces
Minimum
0 existing
No additional stalls required
if building square footages
not exceed 10%
0 stalls
Legal Nonconforming Structure
The building is currently nonconforming as it does not meet required parking, setbacks, and the north, west, and east sides of the building sit over property lines. Pursuant to HBMC Section 17.52.030(B)(1)(b), any existing nonconforming portions of the structure (e.g. a wall nonconforming to a yard requirement, or a roof non-conforming to height requirements) may be partially modified or altered only to the extent necessary to satisfy the Uniform Building Code as recommended by a certified structural engineer but shall not be completely removed and replaced, and if completely removed must be brought into compliance with current requirements.

A licensed structural engineer prepared a memo to clarify that the north wall of the property does not meet basic performance objectives (Attachment 5). The existing wall will not be entirely abandoned. The proposed alterations to the wall will mitigate the performance deficiency and will meet current building code.

Site/Floor Plan
The project proposes decreasing square footage on the first and second floors to accommodate the third-story addition. The proposed project would decrease the 7,653 square-foot first floor to 5,980 square feet and decrease the 4,359-square-foot second floor to 2,767 square feet. The project would also include decommissioning approximately 1,340 square feet on the second floor and adding a 4,058-square-foot third story to the building for office use. The project would result in the square footage of the building increasing by 793 square feet. Staff recommend a special condition of approval expressly prohibiting the use of the decommissioned area. Additionally, the transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll-up door on 10th Court. To comply with Southern California Edison guidelines, a 160-squarefoot area on the second floor above the transformer will be kept clear and open. The property currently does not have a trash enclosure; the project incorporates a room for trash and recycling on the north side of the building that would be accessible from 10th Court.

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Floor Area
Pursuant to HBMC Section 17.44.010, the definition of “gross floor area” is the total area occupied by a building or structure, excepting therefrom only the area of any inner courts, exterior corridors, open balconies, open stairways, and designated garages. Such total area shall be calculated by measuring along the outside dimensions of the exterior surfaces of such building or the total of each floor level. Certain utilitarian spaces, such as mechanical/utility rooms, elevators, stairways, and loading/parking areas are excluded, as these spaces do not contribute to the functional intensity of the building.

The existing second floor includes movable floors and staircases, along with open areas that are not counted toward floor area. Figures 1 and 2 illustrate the existing floor area; areas shaded in green, yellow, and blue are usable and permitted areas that count towards the existing floor area of the building. Areas shown in white were not counted towards the building floor area
Figure 1. Diagram of Existing First Floor

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Figure 2. Diagram of Existing Second Floor
Figures 3 through 5 illustrate proposed floor area; areas that have not been counted toward floor area appear in white. The proposed second floor includes a 1,340 squarefoot decommissioned space. The applicant has provided a letter from their structural engineer from Labib Funk and Associates (Attachment 5) justifying the need to keep the decommissioned area as it is structurally critical for seismic transfer of lateral forces to the lateral force resisting system
Figure 3. Diagram of Proposed First Floor

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Figure 4. Diagram of Proposed Second Floor
Figure 5. Diagram of Proposed Third Floor

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Parking/Loading
The property currently has no off-street parking. Pursuant to HBMC Section 17.44.015, additions greater than ten (10) percent or 500 square feet, additional parking in accordance with this Chapter shall be provided for any alteration which would change the building square footage on site by more than ten (10) percent or 500 square feet, whichever is greater. The existing commercial building is 12,012 square feet. The project would include decommissioning approximately 1,340 square feet on the second floor and adding a 4,058-square-foot third story. After accounting for the uninhabitable and utilitarian areas of the building, the proposed project would increase the square footage of the building by 793 square feet or six and a half percent. Therefore, the proposed project would not increase the usable square footage by more than 10 percent and would not require additional parking.

Landscaping
The project proposes a green roof and four raised gardens (see images below) on the third floor to be utilized as a visual aesthetic for the enjoyment of future tenants. The gardens would not be utilized or accessible by the tenants and is a visual amenity to the office spaces. The Planning Commission’s approval includes a condition of approval requiring maintenance of the gardens and green roof. All proposed landscaping is subject to HBMC Chapter 8.60, Water Efficient Landscaping.

Figure 6. Proposed Raised Gardents (Third Floor Cross-Section)

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Design
The development proposes a contemporary architectural style and would utilize several materials, such as metal paneling, aluminum, and glass on the storefront, and incorporates stucco, aluminum, and glass curtain walls to create visual interest. The pedestrian entryway closest to the walk street would be redesigned to be arched, thus keeping consistent with the other windows and entryways on the east side of the building.

Additional service doors would be installed on the north side of the building off Tenth Court. Additional windows would be installed on the south side of the building.

Historic Assessment
The City’s General Plan identified the property as a potential historic resource in the windshield survey prepared as part of the General Plan Program Environmental Impact Report. All proposed alterations and demolitions of buildings identified on the City’s survey of potential historic resources are required to be evaluated by a qualified historic preservationist to determine if the proposed demolition or alteration would result in the degradation of a historically significant site. As such, a historic resource assessment was prepared for the property by Page & Turnbull in April 2024 (Attachment 7). The historic resource assessment found that 901 Hermosa Avenue is not currently listed on any local, state, or federal register of historic resources. The structure is a local example of a 1920s automobile showroom. The building is a modest representation of the Mission Revival architectural style, as it is less elaborate and ornamented than other high-style examples

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in the region. In addition, some of the original features, such as windows and doors, have been replaced or infilled. The assessment finds that the building does not possess a level of architectural distinction, nor is it associated with events or individuals of significance; the property does not meet the eligibility criteria for the National or California Register of Historical Resources. The city’s Historic Preservation Ordinance has been implemented voluntarily, and this building has not been locally designated. The assessment concludes that the project is not a historic resource for the purposes of CEQA.

Lot Line Adjustment
A lot line adjustment is the process under the State Subdivision Map Act that is used to change the property lines of existing parcels. The process can be used to do a number of things, such as: combine up to four adjacent parcels into one parcel, alter the boundary between up to four parcels, or reconfigure the shapes of up to four parcels.

The property is a corner lot consisting of three parcels, lots 25-27, and has the following dimensions.

Existing Lot Configuration
Lot Width Length
25 30 ft 95 ft
26 26 ft-2 in 95 ft
27 30 ft 95 ft
The project would adjust the lot lines to create a single parcel with dimensions of 86 feet 2 inches wide by 95 feet long, totaling 8,177 square feet (Attachment 6).

Findings:

Pursuant to Hermosa Beach Municipal Code Section 17.58.020, remodels of 1,500 square feet or more in any zone shall be subject to a Precise development Plan (PDP).

Pursuant to Hermosa Beach Municipal Code Section 17.58.040, all projects requiring a Precise Development plan must make the following findings to approve the PDP.

1. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code; The proposed project would renovate the existing 12,012-squarefoot two-story multi-tenant building and would include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058 square-foot third story to the building for office use, and would result in the square footage of the building increasing by 793 square feet. A transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll-up door on 10th court. To comply with southern California Edison guidelines, a 160-square-foot area on the second floor above the transformer will be clear and open. The project has been reviewed for

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compliance, and the design, layout, and physical features of the proposed development would comply with all applicable provisions of the Municipal Code.

2. The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; The subject property has a General Plan land use designation of Community Commercial.

The purpose of this designation is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The site is also located within the Downtown District character area. The vision of this district is to enhance building form and orientation and maintain the pedestrian realm along Pier Avenue while transforming the realm on Hermosa Avenue.

The Downtown District intended uses would be services and activities associated with the local beach culture to residents as well as visitors to the city. Additionally, The Downtown character district areas specifies a desired character and building area form that includes 1) Many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm and 2) Buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures. The general plan states the maximum floor area ratio (FAR) for a community commercial land use designation is 1.25. The property is currently nonconforming with a FAR of approximately 1.5. The proposed project would maintain this nonconforming FAR.

The proposed project would revitalize the existing building and incorporate a more modern aesthetic, inclusive of a variety of materials to create interest and break monotony. The large arched storefront windows on the first floor would be maintained.

The modern aesthetic would largely come into play in the new thirdfloor addition with the installation of numerous windows and the incorporation of different materials.

Additionally, the Planning Commission’s conditions of approval prohibit tinting and reflective glass. The proposed project is consistent with the General Plan.

General Plan Consistency
Goals & Policies Findings
Land Use Element
Goal 1: Create a sustainable
urban form and land use patterns
that support a robust economy
and high-quality life for residents
Policy 1.3 Access to daily
activities. Strive to create
sustainable development patterns
such that the majority of residents
are within walking distance to a
variety of neighborhood goods and
services
The proposed project will increase
access to services in the
community and contribute to more
options for residents to have
access to daily activities. All future
uses will be subject to compliance
with the permitted uses of the C-2
zone per the city’s municipal code.

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General Plan Consistency
Policy 1.7 Compatibility of
Uses. Ensure the placement of new
uses does not create or exacerbate
nuisances between different types
of land uses
Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints,
and resources are maintained or
enhanced
Policy 5.7 Light pollution. Preserve
nighttime skyward views and reduce
glare by minimizing shoreline lighting
levels.

Nighttime views would be protected by
a condition of approval requiring all
exterior lighting to be downcast to
minimize light pollution.

3. The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of this Title. The proposed project would renovate the existing 12,012-square-foot two-story multi-tenant building and would include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058 square-foot third story to the building for office use, and would result in the square footage of the building increasing by 793 square feet. The development proposes a contemporary architectural style and would utilize several materials, such as metal paneling, aluminum and glass on the storefront, and incorporate stucco, aluminum and glass curtain walls to create visual interest. The proposed design will be compatible with buildings in the surrounding area. Moreover, the project complies with all design development standards.

Additionally, Pursuant to the state Subdivision Map Act (California Government Code Section 66412(d)), a tentative map, parcel map, or final map shall not be required as a condition to the approval of a lot line adjustment between four or fewer existing adjoining parcels, where the land taken from one parcel is added to an adjoining parcel, and where a greater number of parcels than originally existed is not thereby created, if the lot line adjustment is approved by the City.

The City must limit its review and approval to a determination of whether the parcels resulting from the adjustment will conform to the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances. Conditions and exactions placed on approval must be limited to those necessary to comply with the local general plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances, to require the prepayment of real property taxes prior to the approval of the lot line adjustment, or to facilitate the relocation of existing utilities, infrastructure, or easements. In addition, the City cannot require a record of survey for a

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lot line adjustment unless otherwise required by law. The proposed lot line adjustment consolidates three existing lots into a single 8,177-square-foot lot (86 feet 2 inches wide by 95 feet) that is consistent with the General Plan, Zoning, applicable Coastal Plan, and building regulations.

Environmental Analysis:

Pursuant to the California Environmental Quality Act (CEQA), the proposed project qualifies for a Class 1 categorical exemption, existing facilities as defined in section 15301 of the CEQA Guidelines, as it consists of internal and exterior modification of an existing building. The proposed project also qualifies for a Class 5 categorical exemption, minor alterations in land use limitations, as defined in section 15305, as the project consists of a minor lot line adjustment. Additionally, a historic resource assessment was prepared for the project by Page & Turnbull in April 2024, and it was determined that the property is not considered a historic resource for the purposes of CEQA.

Attachments:

1. Resolution

2. Zoning Map

3. Project Plans

4. 3D Sections and View

5. Structural Engineer Letters

6. Lot Line Adjustment

7. Historic Resources Assessment

8. October 21, 2025 Planning Commission Staff Report and Attachments

9. December 16, 2025 Planning Commission Staff Report and Attachments

10.Public Notification Package
Respectfully Submitted by: Kaneca Pompey, Contract Planner Concur: Alexis Oropeza, Planning Manager
Concur: Alison Becker, Community Development Director
Noted for Fiscal Impact: Brandon Walker, Administrative Services Director Legal Review: Jason Baltimore, Interim City Attorney
Approved: Steve Napolitano, City Manager

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CITY OF HERMOSA BEACH
RESOLUTION NO. 26-XXXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

HERMOSA BEACH, CALIFORNIA, SUSTAINING THE PLANNING
COMMISSION’S APPROVAL OF A PRECISE DEVELOPMENT PLAN
(PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO
REMODEL AN EXISTING 12,012 SQUARE-FOOT TWO-STORY

COMMERCIAL BUILDING AND CONSOLIDATE THREE EXISTING
PARCELS INTO A SINGLE LOT AT 901 HERMOSA AVENUE, AND

DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

RECITALS
WHEREAS, Kyle Ransford (“Applicant”) filed an application for a Precise Development Plan (“PDP”) and Lot Line Adjustment (“LLA”) to remodel and add to an existing 14,021 square-foot two-story commercial building (“Project”) located at 901 Hermosa Avenue, Hermosa Beach, California (“Site”) on May 30, 2023; and WHEREAS, the Project proposes to add a third story to the exiting building increasing the building height to 28 feet 9.6 inches, reconfigure the existing building layout resulting in a decrease of 194 square feet of usable floor area for a remodeled multi-tenant commercial building, and consolidate three existing parcels at the Site into a single lot; and
WHEREAS, the Planning Commission approved PDP 23-04 and LLA 23-03 at a duly noticed public meeting to consider the Applicant’s Project on December 16, 2025; and
WHEREAS, the City Council initiated a review of the Planning Commission’s action on the Project at its regularly scheduled meeting on December 23, 2025, and scheduled a de novo public hearing on January 27, 2026, to reconsider the Project pursuant to Hermosa Beach Municipal Code (“HBMC”) section 2.52.040.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. Recitals. The recitals above are true and correct, and are hereby incorporated herein by reference.

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SECTION 2. PDP Findings. The City Council (“Council”) hereby further finds the following pertaining to the application for PDP 23-04 regarding the design, layout, and other physical features of the Project pursuant to HBMC section 17.58.040:
a. Compliance with HBMC Title 17. The Project complies with all other applicable provisions of HBMC Title 17 and all other HBMC Titles. The proposed Project would (1) renovate the existing 12,012-square-foot two-story multi-tenant building; (2) include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058-square-foot third story to the building for office use; and (3) result in the square footage of the building increasing by 793 square feet. A transformer would be located in a 172-square-foot enclosed space on the first floor with access from a roll up door on 10th court. To comply with Southern California Edison guidelines, a 160- square-foot area on the second floor above the transformer will be clear and open. The Project has been reviewed for compliance; and the design, layout, and physical features of the proposed development would comply with all applicable provisions of the HBMC. b. Compliance with the General Plan. The Project is consistent with the General Plan and any applicable specific plan or design guidelines. The Property has a General Plan land use designation of community commercial. The purpose of this designation is to provide opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The Site is also located within the downtown district character area. The vision of this district is to enhance building form and orientation, and maintain the pedestrian realm along Pier Avenue while transforming the realm on Hermosa Avenue. The downtown district intended uses are services and activities associated with the local beach culture to residents as well as visitors to the City. Additionally, the downtown district areas specifies a desired character and building area form that includes (1) “many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm”; and (2) “buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures.” The General Plan states the maximum floor area ratio (“FAR”) for a community commercial land use designation is 1.25. The Property is currently nonconforming with a FAR of approximately 1.5, and the proposed Project would maintain this nonconforming FAR. c. Revitalize Existing Building. The proposed Project would revitalize the existing building and incorporate a more modern aesthetic inclusive of a variety of materials to create interest and break monotony. The large arched storefront windows on the first floor would be maintained. The modern aesthetic would largely come into play in the new third floor addition with the installation of numerous windows and the

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incorporation of different materials. Additionally, the Planning Commission’s conditions of approval prohibit tinting and reflective glass. The proposed Project is consistent with the General Plan.

Policy 1.7 Compatibility of Uses. Ensure
the placement of new uses does not create
or exacerbate nuisances between different
types of land uses
The proposed project will increase access
to services in the community and
contribute to more options for residents to
have access to daily activities
All future uses will be subject to
compliance with the permitted uses of the
C-2 zone per the HBMC.

Parks & Open Space Element
Goal 5. Scenic vistas, viewpoints, and
resources are maintained or enhanced
Policy 5.7 Light Pollution. Preserve
skyward nighttime views and lessen glare
by minimizing lighting levels along the
shoreline.

Nighttime views would be protected by a
condition of approval requiring all exterior
lighting to be downcast to minimize light
pollution.
d. Compliance with Zone. The Project complies with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of HBMC Title 17. The Property has a Zoning Designation of Downton Commercial (C-2). The proposed Project would (1) renovate the existing 12,012-squarefoot two-story multi-tenant building; (2) include decommissioning approximately 1,340 square feet on the second floor, adding a 4,058 square-foot third story to the building for

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office use; and (3) result in the square footage of the building increasing by 793 square feet. The development proposes a contemporary architectural style and would utilize several materials such as metal paneling, aluminum, and glass on the storefront; and incorporate stucco, aluminum, and glass curtain walls to break the monotony and create visual interest. The design will be compatible with buildings in the surrounding area.

Moreover, the Project complies with all design development standards of the C-2 Zone.

SECTION 3. LLA Findings. The City Council hereby finds the following pertaining to the application for LLA 23-03 pursuant to the Subdivision Map Act of California Government Code section 66412(d):
a. A tentative map, parcel map, or final map shall not be required as a condition to the approval of a lot line adjustment if the lot line adjustment is approved by the City (1) between four or fewer existing adjoining parcels; (2) where the land taken from one parcel is added to an adjoining parcel; and (3) where a greater number of parcels than originally existed is not thereby created.
b. The City must limit its review and approval to a determination of whether the parcels resulting from the adjustment will conform to the local General Plan, any applicable specific or coastal plan, and zoning and building ordinances. c. Conditions and exactions placed on approval must be limited to those necessary to comply with the local General Plan, any applicable specific plan, any applicable coastal plan, and zoning and building ordinances to require the prepayment of real property taxes prior to the approval of the LLA; or to facilitate the relocation of existing utilities, infrastructure, or easements. In addition, the City cannot require a record of survey for a lot line adjustment unless otherwise required by law. The proposed LLA consolidates three existing lots into a single 8,177-square- foot lot (86 feet 2 inches wide by 95 feet) that is consistent with the General Plan, zoning, applicable coastal plan, and building regulations.

SECTION 4. PDP Conditions of Approval. The City Council hereby approves PDP 23- 04 to remodel and add to an existing 12, 012- square-foot two-story commercial building at the Site subject to the following conditions:
a. General Conditions
(1) The development and continued use of the property
shall be in conformance with submitted plans received and reviewed by the City Council

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at its meeting of January 27, 2026, in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC or requirements of this approval. (2) The Project shall fully comply with all requirements of the Downtown Commercial (C- 2) Zone as applicable of the HBMC, including but not limited to: (a) height, including all required roof-mounted equipment, shall fully comply with the 30-foot height limit (precise building height compliance shall be reviewed at the time of the building plan review to the satisfaction of the Community Development Director); and (b) architectural treatments and accessory facilities shall be as shown on building elevations, site, and floor plans.
(3) The Project shall comply with all requirements of the City’s Building Division, Public Works Department, Los Angeles County Fire Department, and the HBMC.
(4) This approval shall not be effective for any purposes until the Applicant and the owners of the Property involved have filed at the office of the Planning Division of the Community Development Department signed affidavits stating that they are aware of, and agree to accept, all the conditions of this grant. The PDP shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit.
(5) Approval of this permit shall expire 24 months from the date of approval by the Planning Commission unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration shall be provided. (6) The Planning Commission may review this PDP and may amend the subject conditions or impose any new conditions deemed necessary to mitigate detrimental effects on the surrounding neighborhood. (7) The Property shall be developed, maintained, and
operated in full compliance with the conditions of this permit; and any law, statute, ordinance, or other regulation applicable to any development or activity on the Property.

Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions.

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(8) Permittee shall defend, indemnify, and hold harmless the City (its City Council, its officers, employees, and agents (“Indemnified Parties”)) to the greatest extent permitted by law from and against any claim, action, or proceeding brought by any party against the Indemnified Parties to attack, set aside, or void any permit or approval for this Project authorized by the City (including without limitation reimbursing the City its actual attorney’s fees and costs in defense of the litigation). The City may (in its sole discretion) elect to defend any such action with attorneys of its choice.

The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may (at its sole discretion) participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition.
(9) Each of the above conditions is separately enforced and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable.
b. Planning
(1) All conditions of approval shall be printed verbatim on all plans submitted for plan review to the Community Development Department. These conditions shall be indexed on the cover sheet and referenced on the site plan. (2) The Property is located in the coastal zone. As such, California Coastal Commission (“Commission”) approval is required prior to submittal of the building plan check. A verbatim copy of the Commission’s approval along with any conditions of approval shall be incorporated into the plan check set of plans. If the Applicant chooses to submit for building plan check prior to Commission approval, they may do so and provide the Community Development Department a waiver of liability. (3) The floor plans shall be maintained and used in
accordance with the floor plans incorporated as Exhibit A of this Resolution. Any revision to the floor plan configuration shall be reviewed and approved by the Planning Commission. Minor changes that do not materially change the project may be approved by the Community Development Director.
(4) All landscaped areas shall be maintained and strictly prohibited from use without approval of a PDP modification by the Planning Commission.

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(5) Any proposed onsite landscaping shall comply with
HBMC Chapter 8.60 and section 8.44.095(F)(1), and must be submitted to the Community Development Department and be approved prior to issuance of the building permit. (6) All walls or fences (including the visible surface of retaining walls) shall be constructed of, or treated with, an aesthetically pleasing material approved by the Community Development Director including but not limited to masonry block designed and manufactured to be exposed (e.g., split-face, scored, textured or striated), surface treated masonry (e.g. stucco or paint), wrought iron or simulated wrought iron, brick, wood, stucco, or paint. Plain gray untreated block not designed or manufactured to be exposed and chain link fences are prohibited (HBMC section 17.46.130.E).
(7) Outdoor lighting and lighting for signs associated with commercial uses shall be designed so as not to adversely impact residences. No flashing, blinking, or high intensity lighting. Adequate lighting to illuminate parking areas and corridors to access parking and public sidewalk. Lighting for signs may only be illuminated during business hours.
(8) All lighting shall be directed downward, fully shielded, and illumination shall be contained within the Property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low level (three feet or less in height) securing lighting and porch lights. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. (9) Signs shall be limited to the commercial space frontage pursuant to the requirements of HBMC Chapter 17.50.
(10) All proposed mechanical equipment shall be located outside of required setbacks in accordance with the HBMC. All mechanical equipment must be screened from public view subject to the review and approval of the Community Development Director or designee.
(11) Use of the second-floor decommissioned area shall be strictly prohibited from use.
(12) At the time of plan check approval, the Applicant shall

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submit a building permit. The Applicant shall remit a construction plan, which shall include a plan for how it will maintain the existing perimeter walls throughout the various construction phases.
(13) Reflective window tints shall be prohibited on all windows. The ground floor street-facing windows shall provide a minimum visible light transparency transmittance level of 50%.
(14) Construction projects within the City shall demonstrate compliance with all applicable standards of the Southern California Air Quality Management District (“SCAQMD”), including the following provisions of SCAQMD Rule 403: (a) 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%; (b) 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; (c) all clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), to prevent excessive amounts of dust; (d) all dirt/soil loads shall be secured by trimming, watering, or other appropriate means to prevent spillage and dust; (e) 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; (f) general contractors shall maintain and operate construction equipment to minimize exhaust emissions; and (g) trucks having no current hauling activity shall not idle but shall be turned off.
(15) In accordance with Section 2485 to 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 five minutes at any location.
(16) The Project shall comply with SCAQMD Rule 1113,
limiting the volatile organic compound content of architectural coatings. (17) Construction projects within the City shall install odorreducing equipment in accordance with SCAQMD Rule 1138. (18) Project applicants shall identify all measures to reduce air pollutant emissions below SCAQMD thresholds prior to the issuance of building permits. Should attainment of SCAQMD thresholds be determined to be infeasible,

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construction contractors shall provide evidence of this to the City and will be encouraged to apply for SCAQMD Source Oriented Optimization Network funds. (19) As a standard condition of approval for future
development projects implemented under the General Plan that involve ground disturbance or excavation: (a) for any project where earthmoving or ground disturbance activities are proposed at depths that encounter older Quaternary terrace deposits, a qualified paleontologist shall be present during excavation or earthmoving activities; and (b) 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.
c. Building
(1) The previously provided Localized Forecast Analysis (“LFA”) Report dated October 8, 2024 states that the existing wall will not be entirely abandoned and that alterations will be made to mitigate structural deficiencies. Structural plans have not yet been reviewed to determine the extent of this work and how it may encroach into the public right-of-way. No new walls or foundation footings (including underpinning) will be allowed within the public right-of-way without the approval of Public Works. (2) Must reference all gross square footage on page G202, to include square footage that is being designated and labeled as “deactivated space”.
(3) Must clarify access areas on page G-202/G-203/G-204:
(a) it appears that the access path to the proposed electrical room is less than three feet; (b) the South egress path and door swing appear to swing out onto the encroachment area, subject to the approval of Public Works; and (c) the doors on the North side of the building for the proposed fire room and trash room appear to swing into the public right of way, subject to the approval of Public Works.

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(4) Must acquire approval from Public Works if the existing wall encroaching on the Public Way is to be maintained in that location. (5) Referencing page AD-111: Any work that exceeds 50%
demolition of the existing framing will be considered new and is subject to the development and building standards of a new building.
(6) The following items will require plan review and
approval, prior to permit issuance: (a) pedestrian and adjacent property protection plans will be required for review and approval; (b) submit all architectural, geotechnical reports, low impact development (“LID”), Site drainage, energy sheets/calculations, and structural plans for plan review and approval and acquire all required permits; (c) submittal and plan approval required to the Los Angeles County Fire Land Development Unit for the site plans and floor plans; and (d) submittal and plan approval required to the Los Angeles County Fire for Fire Sprinklers and Fire Alarm Systems. d. Public Works
(1) No new walls or foundation footing will be allowed to be constructed on or over the public right-of way.
(2) A Residential Encroachment permit is required for nonconfirming structures located over or within the public right-of-way. (3) Prior to issuance of a Building Permit, 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 HBMC and Public Works specifications) shall be filed with the Community Development Department. (4) Civil engineering plans shall include adjacent properties and structures, sewer laterals, and storm drain main lines on the street. (5) Project construction shall protect private and public property in compliance with HBMC sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including, if required, an approved Residential or Commercial Encroachment Permit.

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(6) Sewer manhole rim/lid elevations must be submitted
prior to grading and plan check.
(7) 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 reviewing the sewer lateral video.
(8) The Project must comply with Storm Water and Urban
Runoff Pollution Control Regulations (HBMC Chapter 8.44), implement required Low Impact Development Standards, provide calculations and documents (i.e., Appendix D and E of the Storm Water LID Guidelines), submit at time of grading, and plan check along with an erosion control plan.

SECTION 5. LLA Conditions of Approval. The City Council hereby approves LLA 23-03 which consolidates three existing parcels into a single lot, subject to the following:
a. General Conditions
(1) The Property shall be developed, maintained, and
operated in full compliance with the conditions of this permit; and any law, statute, ordinance, or other regulation applicable to any development or activity on the Property.

Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions.
(2) Permittee shall defend, indemnify, and hold harmless the City (its City Council, its officers, employees, and agents (“Indemnified Parties”)) to the greatest extent permitted by law from and against any claim, action, or proceeding brought by any party against the Indemnified Parties to attack, set aside, or void any permit or approval for this Project authorized by the City (including without limitation reimbursing the City its actual attorney’s fees and costs in defense of the litigation). The City may (in its sole discretion) elect to defend any such action with attorneys of its choice.

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other conditions shall remain valid and enforceable.
(4) The Property is located in the coastal zone. As such, Commission approval is required prior to submittal of the building plan check. A verbatim copy of the Commission’s project approval, along with any conditions of approval, shall be incorporated into the plan check set of plans. If the Applicant chooses to submit for building plan check prior to Commission approval, they may do so at risk and provide the Community Development Department with a waiver of liability. b. Planning
(1) Prepayment of all taxes as required California
Government Code section 66412 and any fees required by the City shall be evidenced prior to recordation of the Certificate of Compliance.
(2) A Certificate of Compliance and legal descriptions in a form approved by the City and compliant with the Subdivision Map Act shall be submitted consistent with the plans approved by the Planning Commission, approved by the Community Development Director and City Attorney, and recorded with the Office of the Los Angeles County Recorder; and evidence of recording shall be submitted to the Community Development Department within one year of this approval.

SECTION 6. California Environmental Quality Act (“CEQA”). The City Council finds that this Resolution is not subject to CEQA (Title 14 of the California Code of Regulations) pursuant to the following CEQA Guidelines sections: (a) section 15301 (Class 1, Existing Facilities) as the Project consists of internal and exterior modification of an existing building; (b) section 15305 (Class 5 categorical exemption, Minor Alterations in land use limitations) as the Project consists of a minor lot line adjustment; (c) 15064.5(a) as the property is not considered a historical resource for the purposes of CEQA and will not cause a substantial adverse change in the significance of a historical resource based upon a historic resource assessment prepared for the Project by Page & Turnbull in July 2024, and the fact that the Site is not currently listed in a local register of historic resources or in the California Register and is not eligible for listing in the California Register; and (d) section 15300.2 as the Project is not located in a particularly sensitive environment such that its impact on the environment will be significant, will not result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances. In addition, the Project will not damage a scenic highway or scenic resources within a state scenic highway as no scenic state highway exist in the vicinity of the Project, nor is the Project

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located on a hazardous waste site.

SECTION 7. Severability. If any section or provision of this Resolution is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, or contravened by reason of any preemptive legislation, the remaining sections and/or provisions of this Resolution shall remain valid. The City Council hereby declares that it would have adopted this Resolution, and each section or provision thereof, regardless of the fact that any one or more section(s) or provision(s) may be declared invalid or unconstitutional or contravened via legislation.

SECTION 8. Certification. The City Clerk shall certify to the passage and adoption of this Resolution; cause the same to be entered among the original resolutions of the City; and make a minute of the passage and adoption thereof in the records of the proceedings of the Council in the minutes of the meeting at which time same is passed and adopted.

SECTION 9. Effective Date. This Resolution is effective immediately upon adoption.

SECTION 10. Pursuant to the Code of Civil Procedure section 1094.6, any legal challenge to the decision of the Council after exhaustion of any available administrative remedies must be made within 90 days after the final decision by the Council.

PASSED, APPROVED and ADOPTED on this 27th day of January 2026.

AYES:

NOES:

ABSTAIN:

ABSENT:
______________________________________________________________________________ Mayor Rob Saemann
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:
_______________________________ ________________________________ Reanna Guzman Jason Baltimore
Interim City Clerk Interim City Attorney

Page 198 of 893 ends

H
ermosa
Ave
11th
St
The Strand
10th St
13th
St
9th St
Beach Dr
7th St
11th St
8th St
Beach Dr
6th St
11th St
Pier Ave
Palm Dr
Loma Dr
Manhatta
n
Ave
Bayview
Dr
13th St
7th Ct
8th Ct
9th Ct
10th Ct
12th Ct
11th Ct
Sunset Dr
13th Ct
Pier Plaza
Monterey Blvd
Zoning Map
City Council Meeting
January 27, 2026
703 Pier Ave
APN: 4185-001-015
Zone: SPA-8 Specific Planning Area 8
Conditional Use Permit (CUP 25-16)
Description
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
-HE Housing Element Overlay
500' Notification Radius

Page 199 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET17OF141
G-101

COVERSHEET

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]
11-06-23PLANNINGSUBMITTAL

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

DIMENSIONTOFACE

DIMENSIONTOCENTERLINE

REVISIONNUMBER

NEWELEVATION

BUILDINGSECTION

WALLSECTION

DETAIL INTERIO

RELEVATION-MULTIPLEWALLS

GRIDLINETOFACEOFSTRUCTURE

EXISTINGELEVATION

CONTROLPOINT/DATUM
ALIGN

FINISHDESIGNATION

EQUIPMENTMARK

PLUMBINGFIXTURES

NEWWALL

EXISTINGWALL INTERIOR ELEVATIO
N-1WALL

EXTERIORELEVATION

ROOMNAME

ROOMNUMBER

WALLTYPE

WINDOWMARK

DIRECTIONOFSLOPETODRAIN

DOORMARK

DASHEDLINES INDICATEHIDDEN,

OVERHEADOR ITEMSTOBEREMOVED

PROPERTYLINE

BUILDINGFLOORORELEVATION

SOLIDLINE

BREAKLINE-MATERIALTOCONTINUE

EXHAUSTFAN

GRIDLINEONCENTEROFCOLUMN

FIRESPRINKLER

SMOKEDETECTOR

KEYNOTE

DIMMER/VACANCYSENSOR

WALKSTREET

SETBACK
100A
100
1S

DWSSBSP
PL-01
PT01
APP-01
1 COVERSHEET&GENERALINFO

DIAGRAMS

SURVEY-MAPPING

DEMOLITIONSITE

DEMOLITIONPLANS
CIVIL
G-101
G-102
G-201
G-202
G-203
G-204
V101
AD-101
AD-111
AD-112
AD-113
C-000
C-100
C-210
C-300
C-400

COVERSHEET

GENERALNOTES

SITEPHOTOS

CURRENTVSPROPOSEDSQFT

CODEREPORT

CODEPLANS&SECTIONS

SURVEYPLAN

DEMOLITIONSITEPLAN
DEMOLITION1stFLOORPLAN
DEMOLITION2ndFLOORPLAN

DEMOLITIONROOFPLAN

TITLESHEET

EROSIONCONTROLPLAN

GRADINGANDDRAINAGEPLAN

LOW IMPACTDEVELOPMENTPLAN

UTILITYPLAN

SITEPLANS

FLOORPLANS

ELEVATIONS

SECTIONS

ENLARGEDPLANS

ASSEMBLYDETAILS

SCHEDULES
A-101
A-111
A-112
A-113
A-114
A-115
A-201
A-202
A-203
A-204
A-301
A-302
A-303
A-401
A-402
A-403
A-404
A-405
A-501
A-502
A-601
A-602
A-603

SITEPLAN

FOUNDATIONPLAN
1stFLOORPLAN
2ndFLOORPLAN
3rdFLOORPLAN

ROOFPLAN

EXISTINGELEVATIONS

PROPOSEDELEVATIONS

BUILDINGSECTIONS

BUILDINGSECTION

WALLSECTIONS
STAIR01PLAN&SECTION
STAIR02PLAN&SECTION
STAIR03&ELEVATOR02PLAN&SECTION

ENLARGEDBATHROOMPLANS&ELEVATIONS

ENLARGEDKITCHENPLANS&ELEVATIONS

DETAILS-WALLASSEMBLIES

DETAILS-FLOOR/ROOF/CEILINGASSEMBLIES

FINISHSCHEDULE&MATERIALLEGEND
DOOR+WINDOWSCHEDULES

CURTAINWALLSCHEDULE

PROJECTINFORMATIONPROJECTDIRECTORYABBREVIATIONS

DEFERREDSUBMITTALSRELEVANTCODES

FIRESPRINKLERNOTE

SYMBOLS

VICINITYMAP
OTHER

SHEETINDEX

PROJECTADDRESS
901HERMOSA

LEGALDESCRIPTION
LOT25,26AND27,BLOCK10.HERMOSABEACH,M.B.1-25-26
APN#
4187-003-028
ZONE
C2(DOWNTOWNCOMMERCIALZONE)

LOTAREA(NET)
8,180SF

OCCUPANCYGROUP

MERCANTILEOFFICE&STORAGE

CONSTRUCTIONTYPE
TYPEV
NO.OFSTORIES

THREESTORIES

FIRESPRINKLERS

SPRINKLERSTHROUGHOUT

PARKING
N/A

SCOPEOFWORK

MAJORREMODELOFEXISTINGTWO-STORYCOMMERCIAL
STRUCTURE.PROPOSEDWORK INCLUDES:

REMOVEEXISTINGEXTERIORWALLFINISHAND INSTALL

NEWFINISHOVERSUBSTRATE

REMOVEEXISTINGEXTERIORDOORSANDREPLACEWITH
NEW

REMOVEEXISTINGEXTERIORWINDOWSANDREPLACE

WITHNEW
RECONFIGUREEXISTING INTERIORSPACESPERPLANS.GC

TOREMOVEDRYWALLATALLSURFACESASNEEDEDTO
ACCOMMODATEREMODEL.

EXISTING INTERIORANDEXTERIORLIGHTINGTOBE

REMOVEDANDREPLACED

EXISTINGMECHANICALEQUIPMENTANDDUCTWORKTOBE

REMOVEDANDREPLACED
EXISTINGROOFANDROOFDRAINAGETOBERENEWED.GC

TOAPPLYNEWFINISHTOEXISTINGROOF

EXISTINGFLOORANDWALLFINISHESTOBEREMOVED

THROUGHOUT

EXISTINGLOWVOLTAGEANDA/VSYSTEMSTOBEREMOVED

ANDREPLACEDWITHNEW

EXISTINGPLUMBINGFIXTURESTOBEREMOVEDAND
REPLACEDWITHNEW.GCTOREWORKEXISTINGPIPINGAS

NEEDEDFORNEWCONFIGURATION

EXISTINGHARDSCAPE,SOFTSCAPE,ANDPLANTERSTOBE
REMOVED.GCTO INSTALLNEWHARDSCAPE,SOFTSCAPE,

ANDPLANTERSPERPLANS

REWORKEXISTINGDRAINAGEASNEEDED
2022CALIFORNIABUILDINGCODE,2022

CALIFORNIAGREENBUILDINGSTANDARDSCODE,
2022CMC,2022CEC,2022CPC,2022CRC
CLIENT

KYLERANSFORD
901HERMOSAPARTNERSLLC
2301ROSECRANSAVENUE,SUITE4130ELSEGUNDOCA
90254USA

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC.
725CYPRESSAVEHERMOSABEACHCA90254
[email protected]
(310)870-7175

SURVEYOR

DENNENGINEERS
3914DELAMOBLVD,SUITE921,TORRANCE,CA,90503
(310)542-9491
STRUCTURE+CIVIL
LABIBFUNK+ASSOCIATES
319MAINSTREET,ELSEGUNDO,CA90245
(213)239-9700

GEO-TECHNICALENGINEER

NORCALENGINEERING
10641HUMBOLTSTREET,LOSALAMITOS,CA90720
(526)799-9469
MEP

NATIONALENGINEERING&CONSULTING, INC
30THOMAS I, IRVINE,CA92618
(714)495-8004
@AT
A.F.F.ABOVEFINISHFLOOR

AFGABOVEFINISHGRADE

ACOUSACOUSTICAL

ADJADJUSTABLE

ALUMALUMINUM

ANCHANCHOR

APPROXAPPROXIMATELY

ATTENATTENUATION

BDBOARD

BLDGBUILDING

BLKBLOCK
BMBEAM
B.O.BOTTOMOF
(C)COMPACTPARKINGSTALL

CACLEARANODIZED

CABCABINET

CERCERAMIC

CJCONTROLJOINT

CLCLOSET
C.L.CENTERLINE

CLGCEILING

CLRCLEAR

CMUCONCRETEMASONRYUNIT

COLCOLUMN

CONCCONCRETE

CONSTCONSTRUCTION

CONTCONTINUOUS

DBLDOUBLE

DTLDETAIL

DIADIAMETER

DIAGDIAGONAL

DIMDIMENSION
DNDOWN

DSDOWNSPOUT

DWGDRAWING
EAEACH

ELELEVATION

ELECTELECTRICAL

EQEQUAL

EQUIPEQUIPMENT
(E)EXISTING

EPELECTRICPANEL

EXTEXTERIOR

FDFLOORDRAIN
FIN.FINISH
F.F.E.FINISHFLOORELEVATION

FLRFLOOR

FLUORFLUORESCENT
F.O.FACEOF
FTFOOT

FTGFOOTING

FVFIELDVERIFY

GAGAUGE

GI GALVANIZED IRON

GALVGALVANIZED

GLGLASS

GYPBDGYPSUMBOARD
HDHEAD

HDWDHARDWOOD

HORIZHORIZONTAL

HTHEIGHT ID INSIDE DIA

METER IN INCH INSUL INSULATION INT INTERIOR LAM LAMINATE LAV LAVATORY LT FXT LIGHT FIXTURE MAX MAXIMUM MEMB MEMBRANE MECH MECHANICAL MTL METAL MIN MINIMUM (N) NEW NIC NOT IN CONTRACT OC ON CENTER OD OUTSIDE DIAMETE R
P.C.PROPERTYCORNER
P.L.PROPERTYLINE

PLTPLATE

PLASPLASTER

PLWDPLYWOOD

RRISERS

RDROOFDRAIN
R.O.ROUGHOPENING

RADRADIUS

RDLROOFDRAINLEADER

RECRECESSED

REINFREINFORCED

REQ'DREQUIRED

RESRESISTANT

RESILRESILIENT

RETRETAINING
REV.REVERSE
RMROOM
S.S.STAINLESSSTEEL

SVSHEETVINYL

SCHEDSCHEDULE

SECTSECTION

SAMSELFADHERINGMEMBRANE

SFRSINGLEFAMILYRESIDENCE

SHTSHEET

SIMSIMILAR

SPECSQUARE

STDSTANDARD

STLSTEEL

STRUCTSTRUCTURAL

SUSPSUSPENDED

TTREADS

T&BTOPANDBOTTOM

T&GTONGUEANDGROOVE
T.O.TOPOF
T.O.C.TOPOFCONCRETE

TOPTOPPING

TELETELEPHONE

TEMPTEMPERED
T.S.TUBESTEEL

TYPTYPICAL

UNOUNLESSNOTEDOTHERWISE

URMUNREINFORCEDMASONRY

VCTVINYLCOMPOSITIONTILE
W/WITH

WCWATERCLOSET

WFWIDEFLANGE

WPWATERPROOF
WDWOOD

WRBWEATHERRESISTANTBARRIER
±PLUSORMINUS
#NUMBER
-ANYEXISTINGFIRESPRINKLERORFIREALARMSYSTEMS
MUSTSUBMITFORSEPARATEPLANREVIEW.
-FIRESPRINKLERSSHALLBEUNDERSEPARATEPLAN
CHECKPERMIT.
-PROPERTYADDRESS(S)MUSTBEPERMANENTLYAFFIXED
TOBUILDING INACCORDANCEWITHMBFC505.1PRIORTO
FINALFIRE INSPECTION.[MBMC3.16.20].
-AUTOMATICCOMMERCIALFIRESPRINKLERSYSTEMSHALL

BE INSTALLED INTHEBUILDINGAND INOTHERAREASAS
REQUIREDBYTHEFIRECODEOFFICIAL.
-AUTOMATICCOMMERCIALFIRESPRINKLERSSHALL

COMPLYWITHTHEHERMOSABEACHFIREDEPARTMENT
MINIMUMREQUIREMENTSFORNFPA13DFIRESPRINKLER
SYSTEMS.
-HORN/STROBEALARMDEVICESSHALLBEPLACEDONTHE

ADDRESSSIDEOFTHEBUILDINGUNLESSOTHERWISE
SPECIFIEDBYFIREDEPARTMENTPERSONNEL.
-ALLWATERPIPESTOSINKSANDLAUNDRYFACILITIES

SHALLBE INSTALLEDWITHSOUNDDEADENINGMATERIALS
TOPREVENTTHETRANSFEROFNOISE.
-ALLVOIDSAROUNDPIPESSHALLBEPACKEDWITHROCK

WOOLOREQUIVALENTSOUND-DEADENINGMATERIALSTO
PREVENTTHETRANSFEROFNOISE.
-NOPLUMBINGVENTSORSIMILAREQUIPMENTSHALLBE

PLACEDBACKTOBACKBETWEENSEPARATEDWELLING
UNITS.
•FIRESPRINKLERSANDALARMS

A)DEFERREDSUBMITTALSTOBEREVIEWEDBYPROJECT

ARCHITECTORENGINEEROFRECORDANDCERTIFIED
PRIORTOSUBMITTALFORPLANREVIEW.THEENGINEEROF

RECORDFORTHEBUILDINGPROJECTSHALLPROVIDEA

NOTEONTHEDEFERREDPLANSORASHOPDRAWING

APPROVALSTAMPSTATINGTHATTHEPLANSARE IN

GENERALCONFORMANCEWITHTHEDESIGNOFTHE
BUILDINGS.(CBC106.3.4.2)

ANAUTOMATICCOMMERCIALFIRESPRINKLERSYSTEM

SHALLBE INSTALLED INTHEBUILDINGAND INOTHER
AREASASREQUIREDBYTHEFIRECODEOFFICIAL.

AUTOMATICCOMMERCIALFIRESPRINKLERSSHALLCOMPLY

WITHTHEHERMOSABEACHFIREDEPARTMENTMINIMUM
REQUIREMENTSFORNFPA13DFIRESPRINKLERSYSTEMS.

FIRESPRINKLERSSHALLBEUNDERSEPARATEPLAN
CHECKANDPERMIT[R313CRC,903.2.8.2CFCASAMENDED
BYMBMC3.16.020]

Page 200 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 18 OF 141
G-102

GENERAL NOTES

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

HERMOSA BCH CITY BEST MANAGEMENT

PRACTICES

BUILDING & SAFETY PUBLIC WORKS

CITY OF HERMOSA BEACH

PLANNING
A) CONSTRUCTION DOCUMENTS: THE CONTRACTOR SHALL BE RESPONSIBLE FOR READING AND COMPLYING WILL ALL NOTES INCLUDED IN THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL BRING ANY AND ALL DISCREPANCIES OR CONFLICTS TO THE ATTENTION OF THE ARCHITECT. THE

CONTRACTOR SHALL THOROUGHLY REVIEW THE CONSTRUCTION DRAWINGS, SPECIFICATIONS,

ADDENDUMS, AND ANY REVISIONS ISSUED AND SHALL REPORT ANY DISCREPANCIES TO THE ARCHITECT FOR WRITTEN CLARIFICATION.

B) CONSTRUCTION DOCUMENTS; THE CONSTRUCTION DRAWINGS AND SPECIFICATIONS ARE REPRESENTATIONAL OF THE FINISHED STRUCTURE AND DO NOT INDICATE THE MEANS + METHODS OF CONSTRUCTION, TECHNIQUES, SEQUENCING, OR PROCEDURES REQUIRED FOR CONSTRUCTION.

C) APPROVED DRAWING SET: THE CONTRACTOR SHALL KEEP AND MAINTAIN THE CITY APPROVED RECORD SET OF DRAWINGS AT THE JOB SITE AT ALL TIMES. THE CONTRACTOR SHALL KEEP THE SET CURRENT WITH ANY APPROVED REVISIONS OR ADDENDA.

D) MINIMUM STANDARDS OF WORK: IF ANY CONFLICT EXISTS IN QUALITY OF WORK OR CODE REQUIREMENTS, THE HIGHER QUALITY AND MORE RESTRICTIVE SHALL APPLY.

E) NOT IN SCOPE: WORK INDICATED ON THE DRAWINGS OR IN THE SPECIFICATIONS AS N.I.C. OR

BY SEPARATE CONTRACTORS, IS NOT INCLUDED WITHIN THE CONTRACT OR CONSTRUCTION DOCUMENTS FOR THE PROJECT. CONTRACTOR SHALL COOPERATE FULLY WITH ALL SEPARATE CONTRACTORS CONTRACTED WITH THE OWNER.

F) CODE COMPLIANCE: THE WORK SHALL BE COMPLIANT WITH ALL APPLICABLE CODE,

ORDINANCES, AND REGULATIONS LISTED IN THE CONSTRUCTION DOCUMENTS AND AS REQUIRED BY THE LOCAL AUTHORITY HAVING JURISDICTION.

G) OSHA COMPLIANCE: WORK SHALL COMPLY WITH PERTINENT HEALTH AND SAFETY

REGULATIONS FOR REQUIRED METHODS TO PROTECT ALL PERSONS INVOLVED WITH THE WORK OR VISITING THE SITE DURING THE CONSTRUCTION PERIOD.

H) SITE MEASUREMENTS: CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL DIMENSIONS IN THE FIELD PRIOR TO STARTING ANY WORK. THE CONTRACTOR SHALL REPORT ANY

DISCREPANCIES BETWEEN FIELD CONDITIONS AND THE DRAWINGS TO THE ARCHITECT PRIOR TO CONTINUING WORK.

I) DIMENSIONS: THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY CONFLICTING DIMENSIONS BETWEEN ARCHITECTURAL + ENGINEERING DRAWINGS. THE CONTRACTOR SHALL NOT SCALE ANY DIMENSIONS OFF OF THE DRAWINGS.

J) DETAILS: DETAILS PROVIDED WITHIN THE CONSTRUCTION DOCUMENTS ARE INTENDED TO SHOW THE INTENT OF THE DESIGN. MINOR MODIFICATIONS MAY BE REQUIRED PER FIELD CONDITIONS. CONTRACTOR TO NOTIFY ARCHITECT OF SUCH REVISIONS.

K) SUBSTITUTIONS: NO SUBSTITUTIONS ARE ALLOWED UNLESS SPECIFICATIONS ARE SUBMITTED TO AND APPROVED BY THE OWNER AND ARCHITECT.

L) CONTRACT DEVIATIONS: ANY VALUE ENGINEERING OR SUBSTITUTION OF REQUIREMENTS

NOTED IN THE CONTRACT DOCUMENTS TAKEN WITHOUT WRITTEN CONSENT FROM THE ARCHITECT, SHALL RELEASE THE ARCHITECT FROM ANY AND ALL LIABILITY FOR THAT PORTION OF THE PROJECT.

M) COORDINATION WITH CONTRACTORS/CONSULTANTS: THE CONTRACTOR SHALL COORDINATE

THEIR WORK WITH ALL OTHER TRADES, CONSULTANTS, AND SUB-CONTRACTORS WORKING ON THE PROJECT WHETHER UNDER CONTRACT OF THE CONTRACTOR OR OWNER.

N) DIMENSIONS: ALL DIMENSIONS ARE TO FACE OF STUD (F.O.S.) UNLESS NOTED OTHERWISE.

CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DIMENSIONAL CONFLICTS WITHIN THE CONTRACT DOCUMENTS.

O) SITE ACCESS: THE CONTRACTOR SHALL GIVE THE CLIENT, ARCHITECT, CONSULTANTS, AND

INSPECTORS ACCESS TO THE JOB SITE DURING NORMAL BUSINESS HOURS FOR THE DURATION OF CONSTRUCTION.

P) SITE OBSERVATION: ANY SITE OBSERVATION BY THE ARCHITECT DURING CONSTRUCTION IS

FOR THE SOLE PURPOSE OF REVIEWING THE WORK FOR COMPLIANCE WITH THE CONTRACT DOCUMENTS. THE ARCHITECT IS NOT RESPONSIBLE FOR INSPECTION OF PROTECTIVE MEASURE OR THE CONSTRUCTION PROCEDURES OR FOR GUARANTEEING THE CONTRACTOR'S WORK.

Q) DAMAGES: CONTRACTOR TO PROTECT ALL AREAS ADJACENT TO CONSTRUCTION AREAS FROM DAMAGE CAUSED BY MOVEMENT OF MATERIALS OR DUST. ALL DAMAGE INCURRED SHALL BE REPAIRED AT THE CONTRACTOR'S EXPENSE.

R) SITE EGRESS: ALL EXIT DOORS, EXIT ACCESS, AND CORRIDORS SHALL REMAIN UNOBSTRUCTED AT ALL TIMES. MATERIALS SHALL NOT BE STORED OR STOCKPILED IN A MANNER WHICH BLOCKS EGRESS OF CREATES AN UNSAFE CONDITION.

S) SITE CLEANLINESS: CONTRACTOR SHALL MAINTAIN A CLEAN JOB SITE FREE OF TRASK AND DEBRIS. WORK AREAS SHALL BE MAINTAINED IN A BROOM CLEAN CONDITIONS AT THE END OF EACH WORK DAY/SHIFT.

T) STORING + DISPOSING OF MATERIALS: ALL CONSTRUCTION WORK INCLUDING MATERIALS OF

CONSTRUCTION AND PROCEDURES FOR STORING, DISPOSING OF, AND INSTALLING MATERIALS SHALL CONFORM TO THE LATEST ADOPTED CODES OF THE LOCAL AUTHORITY HAVING JURISDICTION.

U) ROUGH UTILITIES: CONTRACTOR SHALL FURNISH AND INSTALL ROUGH PLUMBING AND ELECTRICAL AND FINAL HOOK-UP FOR ALL SPECIFIED FIXTURES, APPLIANCES, AND EQUIPMENT.

V) ACCESS PANELS: CONTRACTOR SHALL INCLUDE IN THE BASE BID ALL ACCESS PANELS

REQUIRED IN CEILINGS, WALLS, OR FLOORS FOR ACCESS TO ALL EQUIPMENT AS REQUIRED PER APPLICABLE CODE.

W) EQUIPMENT STANDARDS: ALL ELECTRICAL, MECHANICAL AND PLUMPING FIXTURES/ EQUIPMENT SHOULD BE LISTED AND LABELED BY AN APPROVED TESTING AGENCY.

X) SUBMITTALS: THE CONTRACTOR SHALL SUBMIT TO THE ARCHITECT SUBMITTALS FOR REVIEW DURING CONSTRUCTION PRIOR TO COMMENCEMENT OF SPECIFIC WORK. SUBMITTALS INCLUDE,

BUT ARE NOT LIMITED TO, MATERIAL DATA SHEETS, PHYSICAL SAMPLES, AND SHOP DRAWINGS AND SHALL BE SUPPLIED TO THE ARCHITECT AS REQUESTED.

A) BACK FLOW DEVICES: ALL LANDSCAPE IRRIGATION BACK FLOW DEVICES MUST MEET CURRENT CITY REQUIREMENTS FOR PROPER INSTALLATION.

B) WASTE REMOVAL: NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. NO REFUSE OF ANY KIND GENERATED ON A

CONSTRUCTION SITE MAY BE DEPOSITED IN RESIDENTIAL, COMMERCIAL, OR PUBLIC REFUSE CONTAINERS AT ANY TIME. THE UTILIZATION OF WEEKLY REFUSE COLLECTION SERVICE BY THE CITY'S HAULER FOR ANY REFUSE GENERATED AT THE CONSTRUCTION SITE IS STRICTLY PROHIBITED.

FULL DOCUMENTATION OF ALL MATERIALS/TRASK LANDFILLED AND RECYCLED MUST BE SUBMITTED

TO THE PERMITS DIVISION IN COMPLIANCE OF THE CITY'S CONSTRUCTION AND DEMOLITION RECYCLING ORDINANCE.

C) SEWER CLEANOUT: A PROPERTY LINE CLEANOUT MUST BE INSTALLED ON A 6 DEGREE SANITARY SEWER LATERAL. IF THERE IS NO 6 DEGREE LATERAL, THEN A NEW ONE MUST BE INSTALLED WITHIN THE PROPERTY LINES. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICAL CONSTRUCTION DETAILS.

D) BACKWATER VALVE: A BACKWATER VALVE IS REQUIRED ON THE SANITARY SEWER LATERAL IF

THE DISCHARGES FROM FIXTURES WITH FLOOD LEVEL RIMS ARE LOCATED BELOW THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC SEWER. SEE LOCAL PUBLIC WORKS DEPARTMENT FOR TYPICAL CONSTRUCTION DETAILS.

E) EXISTING SEWER LATERAL: IF AN EXISTING SEWER LATERAL IS USED, IT MUST BE TELEVISED TO VERIFY ITS STRUCTURAL INTEGRITY. THE TAPE MUST BE MADE AVAILABLE FOR REVIEW BY THE PUBLIC WORKS DEPARTMENT. THE LOCAL PUBLIC WORKS DEPARTMENT WILL REVIEW THE TAPE AND

DETERMINE AT THAT TIME IF THE SANITARY LATERAL NEEDS REPAIRING, REPLACING, OR THAT IT IS STRUCTURALLY SOUND AND CAN BE USED IN ITS PRESENT CONDITION.

F) UNUSED LATERALS: ANY UNUSED WATER OR SANITARY SEWER LATERALS MUST BE ABANDONED AT THE CITY MAIN.

G) PROTECTION OF PROPERTY: IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT

ALL THE STREET SIGNS, STREET LAMPS/LIGHTS, PARKING METERS, AND/OR TREES AROUND THE PROPERTY. IF THEY ARE DAMAGED, LOST OR REMOVED, IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REPLACE THEM AT THE CONTRACTOR'S EXPENSE. THE CONTRACTOR IS ALSO

RESPONSIBLE FOR ANY STREET MARKINGS THAT ARE DAMAGED OR REMOVED BY THE CONTRACTOR'S OPERATIONS. CONTACT THE PUBLIC WORKS INSPECTOR FOR SIGN SPECIFICATION AND SUPPLIERS.

H) WATER METERS: WATER METERS MUST REMAIN ACCESSIBLE FOR METER READERS DURING CONSTRUCTION. WATER METERS SHALL BE PLACED NEAR THE PROPERTY LINE AND OUT OF THE DRIVEWAY APPROACH WHENEVER POSSIBLE. THE WATER METER BOX MUST BE PURCHASED FROM THE CITY AND MUST HAVE A TRAFFIC RATED LID IF THE BOX IS LOCATED IN THE DRIVEWAY.

I) PARKWAY TREES: IF ANY PARKWAY TREES ARE REMOVED, THEY MUST BE REPLACED WITH

TREES SELECTED FROM THE CITY'S APPROVED PARKWAY TREE LIST AND PLANTED IN ROOT BARRIER BOXES.

J) BEST MANAGEMENT PRACTICES: EROSION AND SEDIMENT CONTROL DEVICES BMP'S (BEST

MANAGEMENT PRACTICES) MUST BE IMPLEMENTED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGE TO THE STREET AND ADJACENT PROPERTIES. CONTROL MEASURES MUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER FROM ENTERING THE SITE.

K) DRAIN LINES: ALL DRAIN LINES INSTALLED WITHIN THE STREET RIGHT-OF-WAY MUST BE CONSTRUCTED OF DUCTILE IRON PIPE. DRAINS MUST BE SHOWN ON PLANS.

L) RUNOFF DISCHARGE: ALL RUNOFF WATER FROM THE ROOF, SIDE YARDS, AND PATIOS MUST DISCHARGE ONTO STREET.

A) TYPE OF CONSTRUCTION: ALL PERSONS WORKING ON THE SITE SHOULD OBTAIN, READ, AND

UNDERSTAND THE BEST MANAGEMENT PRACTICES PAMPHLET FOR THE TYPE(S) OF CONSTRUCTION BEING DONE.

B) SITE WASH-OFF: STOCKPILES OF SOILS, DEMOLITION DEBRIS, CEMENT, SAND, TOPSOIL, ETC.,

MUST BE COVERED WITH WATERPROOF MATERIALS OR BERMED TO PREVENT BEING WASHED OFF SITE.

C) LIQUID MATERIALS: FUELS, OILS, PAINTS, SOLVENTS, AND OTHER LIQUID MATERIALS MUST NOT BE WASHED INTO THE STREET.

D) CONCRETE WASTE: WASTE CONCRETE MUST NOT BE WASHED INTO STREET, STORM DRAIN CATCH BASINS, OR PUBLIC RIGHT-OF-WAY. ALL DUST AND SLURRY FROM CONCRETE CUTTING MUST BE REMOVED USING WET-DRY VACUUM OR EQUIVALENT.

E) SOLID WASTE: TRASH AND OTHER CONSTRUCTION SOLID WASTE MUST BE PLACED IN A COVERED TRASH RECEPTACLE.

F) ERODED SOIL: ERODED SOIL FROM DISTURBED SLOPED MUST BE CONTAINED USING BERMS, SILT FENCES, SETTING BASINS, OR GOOD EROSION MANAGEMENT PRACTICES SUCH AS RESEEDING.

G) WASH WATER: WASH WATER FROM CLEANING CONSTRUCTION VEHICLES AND EQUIPMENT MUST BE KEPT ON-SITE WITHIN A CONTAINMENT AREA.

H) CONCRETE DRIVEWAY: CONSTRUCT NEW COMMERCIAL CONCRETE DRIVEWAY TYPE WHERE NOTED ON SITE PLAN. NEW CONCRETE SHALL BE CLASS 520-C-2500.

I) PREFABRICATED BEAMS: SUBMIT CERTIFICATE OF PREFABRICATED BEAMS TO BUILDING INSPECTOR PRIOR TO INSTALLATION OF SUCH BEAMS.

X)
A) CONSTRUCTION TIMES: CONTRACTOR SHALL CONFIRM HOURS FOR CONSTRUCTION ACTIVITY WITH LOCAL AGENCY AND ONLY OPERATE DURING APPROVED HOURS. NO CONSTRUCTION IS PERMITTED OUTSIDE OF THOSE HOURS.

B) CONSTRUCTION SIGNS: CONTRACTOR SHALL CONFIRM REQUIREMENTS FOR CONSTRUCTION SITE SIGNAGE WITH LOCAL AGENCY. CONTRACTOR SHALL PROVIDE AND MAINTAIN REQUIRED SIGNAGE AT PROJECT SITE AT ALL TIMES.

C) CONSTRUCTION FENCE: CONTRACTOR SHALL PROVIDE CONSTRUCTION FENCE PER CBC 3303 AT PUBLIC RIGHT-OF-WAY FOR PEDESTRIAN PROTECTION IF ANY WORK IS TO BE PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO PUBLIC RIGHT-OF-WAY.

D) DEMOLITION: NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION PERMIT. WORK COMMENCES WITHOUT A VALID PERMIT MAY BE SUBJECT TO A SPECIAL INVESTIGATION BEFORE A PERMIT MAY BE ISSUED.

E) GRADING PERMIT: A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION INVOLVES A CUT OR FILL DEPTH OF 3' OR MORE AND/OR 200 CUBIC YARDS. SUBMIT GRADING PLAN AND SOILS REPORT TO THE BUILDING DEVISION FOR REVIEW AND APPROVAL. DUST

SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED MEANS OF EXCAVATING. CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION.

F) SHORING PERMIT: A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL THAT IS EQUAL TO OR GREATER THAN 5' IN HEIGHT. ENGINEERED SHORING PLANS AND

CALCULATIONS AND SOILS REPORT MUST BE SUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL PER SECTION 3301.2 OF THE CBC. THE HOLDER OF A SHORING

PERMIT SHALL NOTIFY IN WRITING ALL THE OWNER'S OF ADJOINING PROPERTIES NOT LESS THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO REQUIRED - A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DEVISION. SHORING CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION.

G) SANDBLASTING: THE SANDBLASTING MUST BE WET SANDBLASTING AND ALL THE

PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT LIFE AND PROPERTY OF NEIGHBORS, RESIDENTS AND THE PUBLIC. ADJACENT PROPERTY OWNERS MUST BE NOTIFIED AT LEAST (2) DAYS PRIOR TO SANDBLASTING.

H) SITE DRAINAGE: PROVIDE ROOF GUTTERS AND DOWNSPOUTS OR CONCRETE

PAVEMENT/SWALE ON GROUND TO DIVERT OR CARRY SURFACE WATER AWAY FROM

BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO STREET AND STORM DRAIN SYSTEM.

I) STAIRWAYS: WIDTH OF STAIRWAYS SHALL BE 36" MIN CLEAR TAKEN FROM FACE OF FINISH. GUARDRAILS OR HANDRAIL PICKETS SHALL HAVE A MAXIMUM 4" SPACING BETWEEN PICKETS.

J) GARAGE DOOR: GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7' MINIMUM AND 18' WIDE. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE APPROVED AND WITH MANUFACTURER'S LABEL. DOOR LEADING FROM GARAGE TO DWELLING UNIT SHALL BE A 20 MINUTE FIRE RATED, 1-3/8" SOLID WOOD, SELF-CLOSING, AND TIGHT FITTING DOOR.

K) NAILS: ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILINGS ON

VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR SHEATHINGS RESPECTIVELY.

L) REBAR WELDING: WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1.

CONTRACTOR TO SUBMIT WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/SPECIAL

INSPECTIONS IN ACCORDANCE WITH SPECIAL INSPECTION PROGRAM TO THE BUILDING DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORK.

M) FUTURE UTILITIES: CONTRACTOR TO PROVIDE UNDERGROUND CONDUIT FOR FUTURE ELECTRICAL LINES AT THE PRONT PROPERTY LINES. CONTRACTOR TO COORDINATE WITH INSPECTOR FOR ADDITIONAL COMMENTS.

A) SEPARATE PERMITS: SEPARATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR PANELS, DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS.

B) VERTICAL PROJECTIONS IN SETBACKS: FENCE, WALL, AND HANDRAIL HEIGHTS AS MEASURED

FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE A MAXIMUM OF 42" IN THE FRONT YARD SETBACK, AND 72" AT ALL OTHER LOCATIONS ON SITE UNLESS LOCATED IN A LINE-OF-SIGHT OR DRIVEWAY VISIBILITY AREA. CONTRACTOR TO CONFIRM HEIGHT

LIMITATIONS WITH THE LOGAL PLANNING DEPARTMENT
C) ADDRESS NUMBERS: BUILDING ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND AND BE 4" MINIMUM HIGH WITH A MINIMUM STROKE WIDTH OF 0.5" PER CBC R319.9.

D) ON SITE PARKING: PARKING IS NOT PERMITTED IN REQUIRED YARDS OR OPEN SPACE EXCEPT FOR A 20' WIDE FRONT YARD DRIVEWAY.

E) FUTURE SOLAR WATER HEATING: A "CAPPED TEE" FITTING MUST BE INSTALLED OVER THE COLD WATER SUPPLY LINE ABOVE THE WATER HEATER FOR FUTURE SOLAR WATER HEATING. PIT RELIEF VALVE SHALL TERMINATE OUTSIDE THE BUILDING.

F) UNDERGROUND CONDUIT: ROUTE UNDERGROUND CONDUIT TO POWER POLE PER PUBLIC WORKS STANDARD DETAILS. STUB OUT FOR PROPERTY LINE FOR FUTURE UNDER-GROUNDING OF UTILITIES WHEN APPLICABLE.

G) MECHANICAL EQUIPMENT SCREENING: PROVIDE VISUAL SCREENING FOR PROPOSED MECHANICAL EQUIPMENT AND UTILITY METERS. TOP NEED NOT TO BE SCREENED IF LOCATED ON INTERIOR SIDE OF DWELLING.

H) METER CLEARANCE: GAS AND ELECTRIC METERS MUST CLEAR PROPERTY LINES BY 3'-0".

I) CESSPOOL LOCATIONS: IF THERE IS AN EXISTING CESSPOOL ON SITE, IT MUST BE LOCATED BY CITY PERSONNEL BEFORE DEMOLITION OR BUILDING PERMITS CAN BE ISSUED. CONTRACTOR TO

VERIFY EXISTENCE OF CESSPOOL WITH LOCAL AUTHORITY HAVING JURISDICTION PRIOR TO PROCEEDING WITH DEMOLITION OR CONSTRUCTION ACTIVITIES.

Page 201 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 19 OF 141
G-201

SITE PHOTOS

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

WEST VIEW NORTHEAST VIEW NORTHWEST VIEW

SOUTHEAST VIEW SOUTHWEST VIEW

Page 202 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 20 OF 141
G-202

CURRENT VS PROPOSED SQ
FT

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

LOWER FLOOR
ONLY
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
887 sq ft
2,520 sq ft 476 sq ft 476 sq ft
OPEN
TO
BELOW
817 sq ft
146 sq ft
987654321
10 11
12131415161718
UP
18 RISERS (6 23/32")
4'-9 1/2"
2,360 sq ft
1,973 sq ft
684 sq ft
RETAIL
104
RETAIL
105

WINE STORAGE
112

LOADING ZONE
115
OFFICE
110

STORAGE
113
ELEVATOR 01
RSTRM
106
RSTRM
103
STAIR 02
114
STAIR 01
121

FIRE (ASR) RM
118

RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE
111
RETAIL
101
HALL
102

ELEV RM
121

ELECTRIC RM
120

TRANSFORMER
121
OPEN
TO
ABOVE
123456
7 8
UP
20 RISERS (7")
RESTRM
108
ACC. RSTRM
109

TRASH RM
119
499 sq ft
DN
2,268 sq ft
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW

DEACTIVATED SPACE
(NOT ACCESSIBLE)
OPEN
TO
ABOVE
OPEN
TO
BELOW
OFFICE
207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02
209
LOBBY
203

STORAGE UNITS
210

HALLWAY
208

SPACE NOT USED
211
DN
1234567
UP
12 RISERS (6 1/2")
123456789101112131415
16 UP
16 RISERS (6 25/32")
OPEN
TO
ABOVE
3,906 sq ft
SK-1
SK-2
SK-3
F DW F
45"
CLR
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
ELEVATOR 01
STAIR 02
324

MECHANICAL PLATFORM
312
OFFICE
305

GARDEN PATIO
303 OFFICE
301
OFFICE
315
OFFICE
308
OFFICE
310

COURTYARD
318
GARDEN
316

CONFERENCE RM
314
OFFICE
309
OFFICE
304
RSTRM
321

KITCHEN
319
ELEVATOR 02
RSTRM
322

OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN
323

VESTIBULE
306

STAIRWELL EXIT
325

RESTROOM CORRIDOR
324
MECH. PLATFORM
302
STAIR 01
327
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
DN
DN
41 sq ft
111 sq ft
OPEN
TO
ABOVE
OPEN
TO
ABOVE

GREEN ROOF
307

GROSS SQUARE FOOTAGE

EXISTING SQ FT PROPOSED SQ FT NET PROPOSED

EXPANSION SQ FT
FIRST FLOOR 7653 5980 -1673
STORAGE 3,560 2,360 -1,200
RETAIL 4,093 1,973 -2,120
RETAIL STORAGE 0 817 817
OFFICE 0 684 684
UTILITIES/STAIRS 0 146 146
SECOND FLOOR 4359 2767 -1592
STORAGE 3,472 2268 -1204
RETAIL STORAGE 0 0 0
OFFICE 887 499 -388
THIRD FLOOR 0 4058 4058
OFFICE 0 3906 3906
STAIRS 0 152 152
TOTAL 12012 12805 793
F.A.R. (8180 SF SITE) 1.47 1.57
2 10
10 1 NOT TO SCALE
EXISTING FIRST FLOOR 2 NOT TO SCALE

EXISTING SECOND FLOOR
3 NOT TO SCALE
PROPOSED FIRST FLOOR 4 NOT TO SCALE
PROPOSED SECOND FLOOR 5 NOT TO SCALE

PROPOSED THIRD FLOOR
6 NOT TO SCALE

GROSS SQUARE FOOTAGE

Page 203 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 21 OF 141
G-203

CODE REPORT

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

ZONING SUMMARY
APPLICABLE CODE: HERMOSA BEACH MUNICIPAL CODE (HBMC)
ZONING DESIGNATION: COMMUNITY COMMERCIAL - CC (GENERAL PLAN) GENERAL COMMERCIAL - C2 (HBMC)
CHARACTER AREA: DOWNTOWN CENTER
NEIGHBORING ZONING: LOT TO NORTH = C2 (GENERAL COMMERCIAL) LOT TO EAST = C2 (GENERAL COMMERCIAL)
LOT TO SOUTH = R2/C2 (TWO-FAMILY RESIDENTIAL & GENERAL COMMERCIAL) LOT TO WEST = R2 (TWO-FAMILY RESIDENTIAL)
PARCEL NUMBER: 4187003028
SITE AREA: 8180 SQFT
BUILDING AREA PROPOSED: 14,018 SQFT
1ST FLOOR PROPOSED: 7,531 SQFT
2ND FLOOR PROPOSED: 2,833 SQFT
3RD FLOOR PROPOSED: 3,654 SQFT

ZONING ANALYSIS
HBMC 17.26.050 STANDARDS AND LIMITATIONS
FRONT: N/A
PROPOSED: NO CHANGE TO EXISTING
REAR: N/A (EXISTING BUILDING PER 17.26.050.H.3)
PROPOSED: NO CHANGE TO EXISTING
SIDE: N/A (EXISTING BUILDING PER 17.26.050.H.3)
PROPOSED: NO CHANGE TO EXISTING

GENERAL PLAN INTENSITY RANGE (FAR)
MAX FAR: 1.25 FOR COMMUNITY COMMERCIAL

1.25 * 8,180 SF = 10,225 SF
MIN FAR: .5 FOR COMMUNITY COMMERCIAL
.5 * 8,180 SF = 4,090 SF
PROPOSED: EXEMPTION: THE PROJECT BUILDING IS EXISTING AND FALLS OUTSIDE FAR MAX; SEE SHEET G201 HBMC 17.26.050 STANDARDS AND LIMITATIONS
THE DESIGN OF ALL SIGNS SHALL BE IN CONFORMANCE WITH THE DESIGN STANDARDS REFERENCED IN HBMC 17.50.130.

HBMC 17.26.050(E) BUILDING HEIGHT
MAX BUILDING HEIGHT: 30'-0"
EXISTING: 16.71' MIN - 23.82' MAX
PROPOSED: 28.81' MIN - 29.97' MAX (SEE ROOF PLAN SHEET FOR CALCS) HBMC 17.26.050(F,G,H) SETBACKS
FRONT YARD SETBACK: N/A PROPOSED: EXISTING BUILDING FOOTPRINT ALLEY SETBACK: SHALL CONFORM W/ SECTION 17.44.130 PROPOSED: EXISTING BUILDING FOOTPRINT REAR YARD SETBACK: 5' SETBACK PROPOSED: EXISTING BUILDING FOOTPRINT EXISTING: ZERO LOT-LINE CONDITIONS AT NORTH, EAST, & SOUTH; WEST PROP LINE SETBACK OF 2.8' HBMC 17.46.010 HEIGHT OF ROOF STRUCTURES
A. ELEMENTS LISTED IN 17.46.010.A MAY BE CONSTRUCTED ABOVE THE HEIGHT LIMIT, PROVIDED THEY DO NOT EXCEED THE HEIGHT LIMIT BY MORE THAN 8 FEET AND COVER NO MORE THAN 5 PERCENT OF THE TOTAL ROOF AREA.

HBMC 17.44.015 OFF-STREET PARKING (APPLICABILITY)
D.1 ADDITIONS LESS THAN 10 PERCENT OR 500 SF. NO ADDITIONAL PARKING IS REQUIRED FOR ALTERATIONS TO EXISTING BUILDINGS THAT DO NOT CHANGE THE BUILDING SQUARE FOOTAGE ON SITE BY MORE THAN 10 PERCENT OR 500 SF,

WHICHEVER IS GREATER, PROVIDED THE USE IS OTHER THAN A LATE NIGHT ALCOHOL ESTABLISHMENT PARKING PROPOSED: N/A - EXISTING SITE WILL REMAIN WITH ZERO PARKING SPACES HBMC 17.46.220 SOLAR ENERGY SYSTEMS-HEIGHT LIMIT EXCEPTION AND STREAMLINED PERMITTING C1. SOLAR COLLECTORS AND SOLAR ENERGY SYSTEMS MAY EXCEED THE HEIGHT LIMITS MANDATED BY THIS CODE TO THE

MINIMUM EXTENT NECESSARY FOR THEIR SAFE AND EFFICIENT OPERATION IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE AND OTHER APPLICABLE PROVISIONS OF STATE LAW.

HBMC 12.36.060 PERMIT REQUIREMENT FOR TREE REMOVAL
E. A PERMIT TO REMOVE A TREE SHALL BE CONDITIONED ON REPLACEMENT OF THE TREE, EITHER ON SITE OR ELSEWHERE AS DESCRIBED BY THE CITY. ON-SITE REPLACEMENT IS REQUIRED UNLESS ON-SITE REPLACEMENT IS INFEASIBLE. REMOVED TREES SHALL BE REPLACED AT A MIN 2:1 RATIO WITH A TREE FROM THE CITY'S OFFICIAL LIST OF APPROVED PARKWAY TREES.

TREES REMOVED: 1 TREE
TREES PROPOSED: 4TREES
987654321
10 11
12131415161718
UP
18 RISERS (6 23/32")
29'-0"
51'-5"
EXIT 8
RETAIL
104
RETAIL
105

WINE STORAGE
112

LOADING ZONE
115
OFFICE
110

STORAGE
113
ELEVATOR 01
RSTRM
106
RSTRM
103
STAIR 02
114
STAIR 01
121

FIRE (ASR) RM
118

RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE
111
RETAIL
101
HALL
102

ELEV RM
121

ELECTRIC RM
120

TRANSFORMER
121
123456
7 8
UP
20 RISERS (7")
RESTRM
108
ACC. RSTRM
109

TRASH RM
119
DN
81'-4"
OFFICE
207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02
209
LOBBY
203

STORAGE UNITS
210

HALLWAY
208

SPACE NOT USED
211
DN
1234567
UP
12 RISERS (6 1/2")
12345678910111213141516
UP
16 RISERS (6 25/32")
SK-1
SK-2
SK-3
F DW F
45"
CLR
103'-5"
ELEVATOR 01
STAIR 02
324

MECHANICAL PLATFORM
312
OFFICE
305

GARDEN PATIO
303 OFFICE
301
OFFICE
315
OFFICE
308
OFFICE
310

COURTYARD
318
GARDEN
316

CONFERENCE RM
314
OFFICE
309
OFFICE
304
RSTRM
321

KITCHEN
319
ELEVATOR 02
RSTRM
322

OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN
323

VESTIBULE
306

STAIRWELL EXIT
325

RESTROOM CORRIDOR
324
MECH. PLATFORM
302
STAIR 01
327
DN
DN

GREEN ROOF
307

BUILDING CODE SUMMARY
APPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC)
2022 CALIFORNIA FIRE CODE (CFC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 HERMOSA BEACH MUNICIPAL CODE (HBMC)
OCCUPANCY CLASSIFICATION (302):

BUSINESS: B
MERCANTILE: M
STORAGE: S-1
CONSTRUCTION TYPE FOR EXISTING AND NEW PORTIONS OF PROJECT (601):

TYPE: VB - 0 HOUR
FIRE SPRINKLER REQUIREMENTS (903):

PER 903.2.7 - M OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM PER 903.2.9 - S1 OCCUPANCY: OUR BUILDING DOES NOT MEET CONDITIONS FOR REQUIRING A SPRINKLER SYSTEM REQUIRED: FIRE SPRINKLER NOT REQUIRED
PROPOSED: NFPA 13 SPRINKLER PROVIDED

GENERAL CODE
CHAPTER 5: BUILDING HEIGHT AND AREA
504 - 506 TABLE: ALLOWABLE BUILDING HEIGHTS, STORIES ABOVE GRADE PLAN, AND AREAS:

TYPE VB CONSTRUCTION / SPRINKLERED / B OCCUPANCY: 60' H / 3-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / M OCCUPANCY: 60' H / 2-STORIES / 27,000 SF TYPE VB CONSTRUCTION / SPRINKLERED / S-1 OCCUPANCY: 60' H / 2-STORIES / 27,000 SF EXISTING HEIGHT / STORIES / AREA: 23.32' MIN - 24.48' MAX / 2 STORIES / 13,943 SF PROPOSED HEIGHT / STORIES / AREA: 28.81' MIN - 29.97' MAX / 3 STORIES / 13,885 SF CHAPTER 6: TYPES OF CONSTRUCTION
601 TABLE: FIRE RESISTANCE RATING REQUIREMENTS FOR BUILDING ELEMENTS (HOURS):

PRIMARY STRUCTURAL FRAME 0 HR
EXTERIOR BEARING WALLS 0 HR
INTERIOR BEARING WALLS 0 HR
INTERIOR NONBEARING WALLS AND PARTITIONS 0 HR
FLOOR CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR
ROOF CONSTRUCTION & ASSOCIATED SECONDARY MEMBERS 0 HR
CHAPTER 7: FIRE AND SMOKE PROTECTION FEATURES
705.2: PROJECTIONS

PROJECTS SHALL NOT EXTEND ANY CLOSER TO THE LINE USED TO DETERMINE THE FIRE SEPARATION DISTANCE THAN SHOWN IN TABLE 705.2
705.2.2: TYPE III, IV, OR V CONSTRUCTION

PROJECTIONS FROM WALLS OF TYPE III, IV, OR V CONSTRUCTION SHALL BE OF ANY APPROVED MATERIAL 705.5 FIRE-RESISTANCE RATINGS
EXTERIOR WALLS SHALL BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH SECTION 601 AND 602. THE REQUIRED FIRERESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF GREATER THAN 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE. THE REQUIRED FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTANCE OF LESS THAN OR EQUAL TO 10' SHALL BE RATED FOR EXPOSURE TO FIRE FROM BOTH SIDES.

TABLE: FIRE-RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE (HOURS):

GROUP B / TYPE VB
LESS THAN 5'-0" 0 HR
5'-0" TO LESS THAN 10'-0" 0 HR
10'-0" TO LESS THAN 30'-0" 0 HR
GREATER THAN 30'-0" 0 HR
GROUP M & S-1 / TYPE VB
LESS THAN 5'-0" 2 HR
5'-0" TO LESS THAN 10'-0" 1 HR
10'-0" TO LESS THAN 30'-0" 0 HR
GREATER THAN 30'-0" 0 HR
EXISTING SEPARATION DISTANCE (SEE SITE PLAN A101)
705.8: OPENINGS
OPENINGS IN EXTERIOR WALLS SHALL COMPLY WITH SECTION 705.8.1 THROUGH 705.8.6 705.8.1: ALLOWABLE AREA OF OPENINGS
EXCEPTION 2: BUILDINGS WHOSE EXTERIOR BEARING WALLS, EXTERIOR NONBEARING WALLS AND EXTERIOR PRIMARY

STRUCTURAL FRAME ARE NOT REQUIRED TO BE FIRE-RESISTANCE RATED SHALL BE PERMITTED TO HAVE UNLIMITED UNPROTECTED OPENINGS.
705.8.5: VERTICAL SEPARATION OF OPENINGS
EXCEPTION 2: THIS SECTION SHALL NOT APPLY TO BUILDINGS THAT ARE THREE STORIES OR LESS ABOVE GRADE PLAN EXCEPTION 3: THIS SECTION SHALL NOT APPLY TO BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.1.2
705.11: PARAPETS

PARAPETS SHALL BE PROVIDED ON EXTERIOR WALLS OF BUILDINGS EXCEPTION: A PARAPET NEED NOT BE PROVIDED ON AN EXTERIOR WALL WHERE ANY OF THE FOLLOWING CONDITIONS ARE MET - THE WALL IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED IN ACCORDANCE WITH TABLE 705.5 BECAUSE OF FIRE

SEPARATION DISTANCE
708.6: OPENINGS (EXTERIOR WALL)
OPENINGS IN A FIRE PARTITIONS SHALL BE PROTECTED IN ACCORDANCE WITH SECTION 716 708.7: PENETRATIONS (EXTERIOR WALL)
PENETRATIONS IN A FIRE PARTITION SHALL COMPLY WITH SECTION 714 708.9: DUCTS AND AIR TRANSFER OPENINGS (EXTERIOR WALL)
PENETRATIONS IN A FIRE PARTITION BY DUCTS AND AIR TRANSFER OPENINGS SHALL COMPLY WITH SECTION 717 711.2.3: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES)

THE SUPPORTING CONSTRUCTION SHALL BE PROTECTED TO AFFORD THE REQUIRED FIRE-RESISTANCE RATING OF THE

HORIZONTAL ASSEMBLY SUPPORTED
EXCEPTION: IN BUILDINGS OF TYPE IIB, IIIB, OR VB CONSTRUCTION, THE CONSTRUCTION SUPPORTING THE HORIZONTAL ASSEMBLY IS NOT REQUIRED TO BE FIRE-RESISTANCE RATED AT THE FOLLOWING:
- HORIZONTAL ASSEMBLIES AT THE SEPARATIONS OF INCIDENTAL USES AS SPECIFIED BY TABLE 509.1 PROVIDED THAT THE REQUIRED FIRE-RESISTANCE RATING DOES NOT EXCEED 1 HOUR. - HORIZONTAL ASSEMBLIES AT SMOKE BARRIERS CONSTRUCTED IN ACCORDANCE WITH SECTION 709 711.2.4.1: SUPPORTING CONSTRUCTION (HORIZONTAL ASSEMBLIES)

WHERE THE HORIZONTAL ASSEMBLY SEPARATES MIXED OCCUPANCIES, THE ASSEMBLY SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN THAT REQUIRED BY SECTION 508.4 BASED ONT HE OCCUPANCIES BEING SEPARATED ALLOWABLE: NO SEPARATION REQUIREMENT REQUIRED
711.3: NONFIRE-RESISTANCE-RATED FLOOR AND ROOF ASSEMBLIES

NONFIRE-RESISTANCE-RATED FOOR, FLOOR/CEILING, ROOF AND ROOF/CEILING ASSEMBLIES SHALL COMPLY WITH SECTIONS 711.3.1 AND 711.3.2
713.4: FIRE-RESISTANCE RATING (SHAFT WALLS)
SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 2 HOURS WHERE CONNECTING FOUR STORIES OR MORE, AND NOT LESS THAN 1 HOUR WHERE CONNECTING LESS THAN FOUR STORIES. THE NUMBER OF STORIES CONNECTED BY THE SHAFT ENCLOSURE SHALL INCLUDE ANY BASEMENTS BUT NOT ANY MEZZANINES. SHAFT ENCLOSURES SHALL HAVE A FIRE-RESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURES SHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1
713.6: EXTERIOR WALLS (SHAFT WALLS)

WHERE EXTERIOR WALLS SERVE AS A PART OF A REQUIRED SHAFT ENCLOSURE, SUCH WALLS SHALL COMPLY WITH THE REQUIREMENTS OF SECTION 705 FOR EXTERIOR WALLS AND THE FIRE-RESISTANCE-RATED ENCLOSURE REQUIREMENTS SHALL NOT APPLY.

CHAPTER 9: FIRE PROTECTION SYSTEMS
906.1: PORTABLE FIRE EXTINGUISHERS
EXTINGUISHERS REQUIRED PER SECTION 906.1
906.2: GENERAL REQUIREMENTS

PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3.
906.3 TABLE: SIZE AND DISTRIBUTIONS

LOW HAZARD OCCUPANCY
MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER
MAX FLOOR AREA FOR UNIT 3,000 SF
MAX FLOOR AREA FOR EXTINGUISHER 11250 SF
FIRERESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED BUT NOT EXCEED 2 HOURS. SHAFT ENCLOSURES SHALL MEET THE REQUIREMENTS OF SECTION 703.2.1.1
713.6: EXTERIOR WALLS (SHAFT WALLS)

CHAPTER 9: FIRE PROTECTION SYSTEMS
906.1: PORTABLE FIRE EXTINGUISHERS
EXTINGUISHERS REQUIRED PER SECTION 906.1
906.2: GENERAL REQUIREMENTS

PORTABLE FIRE EXTINGUISHERS SHALL BE SELECTED AND INSTALLED IN ACCORDANCE WITH THIS SECTION AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1, CHAPTER 3.
906.3 TABLE: SIZE AND DISTRIBUTIONS

LOW HAZARD OCCUPANCY
MIN-RATED SINGLE EXTINGUISHER 2-A EXTINGUISHER
MAX FLOOR AREA FOR UNIT 3,000 SF
MAX FLOOR AREA FOR EXTINGUISHER 11,250 SF
MAX DISTANCE OF TRAVEL TO EXTINGUISHER 75'-0"
REQUIRED:

PROVIDED:
906.5: CONSPICUOUS LOCATION

PORTABLE FIRE EXTINGUISHERS SHALL BE LOCATED IN CONSPICUOUS LOCATIONS WHERE THEY WILL HAVE READY ACCESS AND BE IMMEDIATELY AVAILABLE FOR USE. THESE LOCATIONS SHALL BE ALONG NORMAL PATHS OF TRAVEL, UNLESS THE FIRE CODE OFFICIAL DETERMINES THAT THE HAZARD POSED INDICATES THE NEED FOR PLACEMENT AWAY FROM NORMAL PATHS OF TRAVEL. 907: FIRE ALARM AND DETECTION SYSTEMS
GROUP B, M, & S: MANUAL FIRE ALARM BOXES ARE NOT REQUIRED WHERE THE BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE WITH SECTION 903.3.1.1 AND THE OCCUPANT NOTIFICATION APPLIANCES WILL AUTOMATICALLY ACTIVATE THROUGHOUT THE NOTIFICATION ZONES UPON SPRINKLER WATER FLOW. 911: FIRE COMMAND CENTER
NOT REQUIRED FOR S-1 OCCUPANCY WITH A SIZE LESS THAN 500,000 SF CHAPTER 10: MEANS OF EGRESS
1003.2: CEILING HEIGHT
THE MEANS OF EGRESS SHALL HAVE A CEILING HEIGHT OF NOT LESS THAN 7'-6" ABOVE THE FINISHED FLOOR EXCEPTIONS:
- SLOPED CEILINGS IN ACCORDANCE WITH SECTION 1208.2
- ALLOWABLE PROJECTIONS IN ACCORDANCE WITH SECTION 1003.3 - STAIR HEADROOM IN ACCORDANCE WITH SECTION 1011.3
- DOOR HEIGHT IN ACCORDANCE WITH SECTION 1010.1.1
- RAMP HEADROOM IN ACCORDANCE WITH SECTION 1012.5.2
- AREAS ABOVE AND BELOW MEZZANINE FLOORS IN ACCORDANCE WITH SECTION 505.2 1004.4: MULTIPLE OCCUPANCIES

WHERE A BUILDING CONTAINS TWO OR MORE OCCUPANCIES, THE MEANS OF EGRESS REQUIREMENTS SHALL APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY OF THAT SPACE. WHERE TWO OR MORE OCCUPANCIES UTILIZE PORTIONS OF

THE SAME MEANS OF EGRESS SYTEMS, THOSE EGRESS COMPONENTS SHALL MEET THE MORE STRINGENT REQUIREMENTS OF ALL OCCUPANCIES THAT ARE SERVED.
1004.5: AREAS WITHOUT FIXED SEATING

THE NUMBER OF OCCUPANTS SHALL BE COMPUTED AT THE RATE OF ONE OCCUPANT PER UNIT OF AREA AS PRESCRIBED IN TABLE 1004.5 FOR AREAS WITHOUT FIXED SEATING, THE OCCUPANT LOAD SHALL BE NOT LESS THAN THAT NUMBER DETERMINED BY

DIVIDING THE FLOOR AREA UNDER CONSIDERATION BY THE OCCUPANT LOAD FACTOR ASSIGNED TO THE FUNCTION OF THE SPACE AS SET FORTH IN TABLE 1004.5 WHERE AN INTENDED FUNCTION IS NOT LISTED IN TABLE 1004.5, THE BUILDING OFFICIAL SHALL ESTABLISH A FUNCTION BASED ON A LISTED FUNCTION THAT MOST NEARLY RESEMBLES THE INTENDED FUNCTION.

PER TABLE 1004.5
OFFICE SPACE, (BUSINESS AREAS) B: 150 GROSS/OCCUPANT
RETAIL, M: 60 GROSS/OCCUPANT
RETAIL STORAGE, M: 300 GROSS/OCCUPANT
SELF-STORAGE, S-1: N/A (USING 500 GROSS FOR CALCULATIONS) PROPOSED: SEE SHEET PLANS - G203 & G204
1004.9 POSTING OF OCCUPANT LOAD

EVERY ROOM OR SPACE WHICH IS USED FOR ASSEMBLY, CLASSROOM, DINING, DRINKING OR SIMILAR PURPOSES HAVING AN OCCUPANT LOAD OF 50 OR MORE SHALL HAVE THE OCCUPANT LOAD OF THE ROOM OR SPACE POSTED IN A CONSPICUOUS PLACE, NEAR THE MAIN EXIT OR EXIT ACCESS DOORWAY FROM THE ROOM OR SPACE, FOR THE INTENDED CONFIGURATIONS. POSTED

SIGNS SHALL BE OF AN APPROVED LEGIBLE PERMANENT DESIGN AND SHALL BE MAINTAINED BY THE OWNER OR THE OWNER'S AUTHORIZED AGENT.
1005.3: REQUIRED CAPACITY BASED ON OCCUPANT LOAD

THE REQUIRED CAPACITY, IN INCHES (MM), OF THE MEANS OF EGRESS FOR ANY ROOM, AREA, SPACE OR STORY SHALL BE NOT LESS THAN THAT DETERMINED IN ACCORDANCE WITH SECTIONS 1005.3.1 AND 1005.3.2. 1005.3.1: STAIRWAYS

THE CAPACITY, IN INCHES, OF MEANS OF EGRESS STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH STAIRWAYS BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.3 INCH (7.6MM) PER OCCUPANT. WHERE STAIRWAYS

SERVE MORE THAN ONE STORY, ONLY THE OCCUPANT LOAD OF EACH STORY CONSIDERED INDIVIDUALLY SHALL BE USED IN CALCULATING THE REQUIRED CAPACITY OF THE STAIRWAYS SERVING THAT STORY.

REQ'D STAIR WIDTH: 36" MIN
PROPOSED STAIR WIDTH: 38.5" MIN
1005.3.2: OTHER EGRESS COMPONENTS

THE CAPACITY, IN INCHES, OF MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS SHALL BE CALCULATED BY MULTIPLYING THE OCCUPANT LOAD SERVED BY SUCH COMPONENT BY A MEANS OF EGRESS CAPACITY FACTOR OF 0.2 INCH (5.1MM) PER OCCUPANT.

PROPOSED: XXX OCCUPANTS / XXX EXITS = XXX XXX*.02= XXX MIN ALLOWED: 44" PER 1028.4 THE MIN WIDTH OR REQUIRED CAPACITY OF THE EXIT DISCHARGE SHALL BE NOT LESS THAN THE MINIMUM WIDTH OR REQUIRED CAPACITY OF THE EXITS BEING SERVED.
1005.7.1 DOORS
DOORS, WHEN FULLY OPENED, SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN 7 INCHES (178MM). DOORS IN ANY POSITION SHALL NOT REDUCE THE REQUIRED WIDTH BY MORE THAN ONE-HALF. 1006.1: NUMBER OF EXITS AND EXIT ACCESS DOORWAYS:

MAXIMUM OCCUPANT LOAD OF SPACE: SEE SHEET G204
MAXIMUM COMMON PATH OF EGRESS TRAVEL DISTANCE:

A/M OCCUPANCY : 75' (W/ SPRINKLER SYSTEM)
B OCCUPANCY: 100' (W/ SPRINKLER SYSTEM)
S OCCUPANCY: 100' (W/ SPRINKLER SYSTEM)
1006.3.3: EGRESS BASED ON OCCUPANT LOAD

EACH STORY AND OCCUPIED ROOF SHAL HAVE THE MIN NUMBER OF SEPARATE AND DISTINCT EXITS, OR ACCESS TO EXITS, AS SPECIFIED IN TABLE 1006.3.3. A SINGLE EXIT OR ACCESS TO A SINGLE EXIT SHALL BE PERMITTED IN ACCORDANCE WITH SECTION 1006.3.4. THE REQUIRED NUMBER OF EXITS, OR EXIT ACCESS STAIRWAYS OR RAMPS PROVIDING ACCESS TO EXITS, FROM ANY STORY OR OCCUPIED ROOF SHALL BE MAINTAINED UNTIL ARRIVAL AT THE EXIT DISCHARGE OR A PUBLIC WAY. 1-500 OCC LOAD
EXIT(S) PER STORY: 2 EXITS REQ'D
PROPOSED: 2 EXITS
1007.1.1: TWO EXITS OR EXIT ACCESS DOORWAYS

WHERE TWO EXITS, EXIT ACCESS DOORWAYS, EXIT ACCESS STAIRWAYS OR RAMPS, OR ANY COMBINATION THEREOF, ARE REQUIRED FROM ANY PORTION OF THE EXIT ACCESS, THEY SHALL BE PLACED A DISTANCE APART EQUAL TO NOT LESS THAN ONEHALF OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE BUILDING OR AREA TO BE SERVED MEASURED IN A STRAIGHT LINE BETWEEN THEM. INTERLOCKING OR SCISSOR STAIRWAYS SHALL BE COUNTED AS ONE EXIT STAIRWAY.

EXCEPTION 2: WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA SERVED.

SEE SHEET G205 FOR EGRESS DIAGRAMS
1008.2: ILLUMINATION REQUIRED

THE MEANS OF EGRESS SERVING A ROOM OR SPACE SHALL BE ILLUMINATED AT ALL TIMES THAT THE ROOM OR SPACE IS OCCUPIED.
1008.2: ILLUMINATION LEVEL UNDER NORMAL POWER
THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL BE NOT LESS THAN 1 FOOTCANDLE (11 LUX) AT THE WALKING SURFACE.

ALONG EXIT ACCESS STAIRWAYS, EXIT STAIRWAYS, AND AT THEIR REQUIRED LANDINGS, THE ILLUMINATION LEVEL SHALL NOT BE LESS THAN 10 FOOTCANDLES (108 LUX) AT THE WALKING SURFACE WHEN THE STAIRWAY IS IN USE. 1008.3: EMERGENCY POWER FOR ILLUMINATION

THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. EMERGENCY ILLUMINATION TO BE IN ACCORDANCE WITH SECTION 1008.3.1-5 1008.3.3 ROOMS AND SPACES

IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE ALL OF THE FOLLOWING AREAS:

ELECTRICAL EQUIPMENT ROOMS, FIRE COMMAND CENTERS, FIRE PUMP ROOMS, GENERATOR ROOMS, PUBLIC RESTROOMS WITH AN AREA GREATER THAN 300 SF
1008.3.4 DURATION
THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702.
1 SCALE: 3/32" = 1'-0"

EXIT SEPARATION - FIRST FLOOR
2 SCALE: 3/32" = 1'-0"

EXIT SEPARATION - SECOND FLOOR
3 SCALE: 3/32" = 1'-0"

EXIT SEPARATION - THIRD FLOOR
EXIT SEPARATION:

DIAGONAL = 81'-4"
PROPOSED = 39'-7"
ALLOWABLE MINIMUM = 27'-1"
DOOR SEPARATION:

DIAGONAL = 51'-5"
PROPOSED = 29'-0"
ALLOWABLE MINIMUM = 17'-1"
EXIT SEPARATION:

DIAGONAL = 103'-5"
PROPOSED = 67'-9"
ALLOWABLE MINIMUM = 34'-5"
*CBC 2022 1007.1.1 EXCEPTION #2

WHERE A BUILDING IS EQUIPPED

THROUGHOUT WITH AN AUTOMATIC

SPRINKLER SYSTEM IN ACCORDANCE
WITH SECTION 903.3.1.1 OR 903.3.1.2, THE

SEPARATION DISTANCE SHALL BE NOT

LESS THAN ONE-THIRD OF THE LENGTH

OF THE MAXIMUM OVERALL DIAGONAL
DIMENSION OF THE AREA SERVED.

Page 204 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 22 OF 141
G-204

CODE PLANS & SECTIONS

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
8 06-27-25 PLANNING SUBMITTAL
9 10-08-25 PLANNING COM. HEARING
10 12-02-25 PLANNING COM. HEARING
987654321
10 11
12131415161718
UP
18 RISERS (6 23/32")
5 G-204
5 G-204
6'-0" 6'-0" 6'-0"
6'-0"
7'-6 1/4"
5'-0"
5'-0"
5'-3"
2'-10 1/4"
2'-10 1/4"
2'-10 1/4"
3'-3 1/4"
3'-2 1/4"
TRAVEL DISTANCE = 79'-0"
TRAVEL DISTANCE = 87'-0"
EXIT 1
EXIT 2
EXIT 3
EXIT 4
EXIT 5EXIT 6EXIT 7
EXIT 9
EXIT 8
TRAVEL DISTANCE = 29'-0"
TRAVEL DISTANCE = 23'-0"
RETAIL
104
RETAIL
105

WINE STORAGE
112

LOADING ZONE
115
OFFICE
110

STORAGE
113
ELEVATOR 01
RSTRM
106
RSTRM
103
STAIR 02
114
STAIR 01
121

FIRE (ASR) RM
118

RESTRM CORRIDOR
107
ELEVATOR 02
OFFICE
111
RETAIL
101
HALL
102

ELEV RM
121

ELECTRIC RM
120

TRANSFORMER
121
4 G-204
4 G-204
123456
7 8
UP
20 RISERS (7")
RESTRM
108
ACC. RSTRM
109

TRASH RM
119
DN
5 G-204
5 G-204
5'-0"
3'-8"
25'-0"
5'-0"
5'-0"
4'-1"
3'-8"
EXIT
ACCESS
TRAVEL

DISTANCE
= 44'-5"

OPEN TO BELOW OPEN TO BELOW

OPEN TO BELOW
EXIT A
C
CESS TRAVEL DISTANCE = 71'-9"
EXIT A
C

CESS TRAVEL
DISTANCE = 59'-0"
TRAVEL DISTANCE = 33'-6"

OPEN TO BELOW
OFFICE
207
OFFICE
206
OFFICE
205
ELEVATOR 01
ELEVATOR 02
STAIR 01
204
STAIR 02
209
LOBBY
203

STORAGE UNITS
210

HALLWAY
208

SPACE NOT USED
211
4 G-204
4 G-204
DN
1234567
UP
12 RISERS (6 1/2")
12345678910111213141516
UP
16 RISERS (6 25/32")
SK-1
SK-2
SK-3
F DW F
5 G-204
5 G-204
4 G-204
4 G-204
5'-0"
3'-6"
5'-0"
3'-0"
3'-2 1/2"
45"
CLR
2'-8"
EXIT ACCESS TRAVEL DISTANCE = 79'-0"
ELEVATOR 01
STAIR 02
324

MECHANICAL PLATFORM
312
OFFICE
305

GARDEN PATIO
303 OFFICE
301
OFFICE
315
OFFICE
308
OFFICE
310

COURTYARD
318
GARDEN
316

CONFERENCE RM
314
OFFICE
309
OFFICE
304
RSTRM
321

KITCHEN
319
ELEVATOR 02
RSTRM
322

OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN
323

VESTIBULE
306

STAIRWELL EXIT
325

RESTROOM CORRIDOR
324
MECH. PLATFORM
302
STAIR 01
327
DN
DN

GREEN ROOF
307

LIFE SAFETY LEGEND

EXIT ACCESS TRAVEL DISTANCE
1 HOUR RATED SEPARATION
2 HOUR RATED SEPARATION
3 HOUR RATED SEPARATION
EXIT

EXITS PER OCCUPANT LOAD
EXIT 1:
2 OCCUPANTS
EXIT 2:
2 OCCUPANTS
EXIT 3:
31/2 = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3
6 TOTAL OCCUPANTS FROM BUSINESS LEVEL 2
1 TOTAL OCCUPANTS FROM BUSINESS LEVEL 1
23 TOTAL OCCUPANTS
EXIT 4:
14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105
3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112

8.5 OCCUPANTS = 9 TOTAL OCCUPANTS
EXIT 5:
14/2 = 7 TOTAL OCCUPANTS FROM RETAIL 105
3/2 = 1.5 TOTAL OCCUPANTS FROM STORAGE 112

8.5 OCCUPANTS = 9 TOTAL OCCUPANTS
EXIT 6:
9 OCCUPANTS
EXIT 7:
12 OCCUPANTS
EXIT 8:
10/2 EXITS = 5 OCCUPANTS FROM STORAGE LEVEL 2
12 TOTAL OCCUPANTS FROM STORAGE 113
17 TOTAL OCCUPANTS
EXIT 9:
31/2 EXITS = 16 TOTAL OCCUPANTS FROM BUSINESS LEVEL 3
10/2 EXITS = 5 TOTAL OCCUPANTS FROM STORAGE LEVEL 2
21 TOTAL OCCUPANTS
EXIT #

GENERAL NOTES
*ALL DOORS TO BE SIZED IN ACCORDANCE TO SECTION 1005.3.2 OF CBC *DEAD END CORRIDORS NOT TO EXCEED 50' IN ACCORDANCE TO SECTION 1020.5 OF CBC *TRAVEL DISTANCE SHALL NOT EXCEED 205 FT. FOR BUILDINGS SPRINKLED THROUGHOUT PER CBC SECTION 1004.2.3.2.2
(M) MERCANTILE

OCCUPANT LEGEND
(B) BUSINESS
(S-1) STORAGE

FOUNDATION
-3.13'
1ST FLOOR
±0.00'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - OFFICE
+11.67'
3RD FLOOR
+18.17'

GARDEN ROOF
+23.17'
ROOF
+28.79'
-3.13'

FOUNDATION
-3.13'

FOUNDATION
±0.00'
1ST FLOOR
±0.00'
1ST FLOOR
+9.13'
2ND FLOOR - STORAGE
+9.13'
2ND FLOOR - STORAGE
+11.67'
2ND FLOOR - OFFICE
+11.67'
2ND FLOOR - OFFICE
+18.17'
3RD FLOOR
+18.17'
3RD FLOOR
+23.17'

GARDEN ROOF
+23.17'

GARDEN ROOF
+28.79'
ROOF
+28.79'
ROOF
1 SCALE: 3/32" = 1'-0"

FIRST FLOOR LIFE SAFETY PLAN
2 SCALE: 3/32" = 1'-0"

SECOND FLOOR LIFE SAFETY PLAN
3 SCALE: 3/32" = 1'-0"

THIRD FLOOR LIFE SAFETY PLAN
5 SCALE: 1/8" = 1'-0"

BUILDING SECTION - NORTH/SOUTH
0 4' 8' 16'
4 SCALE: 1/8" = 1'-0"

BUILDING SECTION - EAST/WEST
0 4' 8' 16'
RETAIL 105 (M)
817 SF
817/60 = 14 OCCUPANTS
RETAIL 104 (M)
528 SF
528/60 = 9 OCCUPANTS
RETAIL 101 (M)
708 SF
708/60 = 12 OCCUPANTS
OFFICE 110 (B)
249SF
249/150 = 2 OCCUPANTS
OFFICE 111 (B)
245 SF
245/150 = 2 OCCUPANTS
LOBBY 107 (B)
122 SF
122/150 = 1 OCCUPANTS
STORAGE 112 (S-1)
769 SF
769/300 = 3 OCCUPANTS
TOTAL TRAVEL DISTANCE: 79'-0"
STORAGE 02 (S-1)
2,685 SF
2,685/300 = 9 OCCUPANTS
TOTAL TRAVEL DISTANCE: 87'-0"
OFFICE 207 (B)
161 SF
161/150 = 2 OCCUUPANTS
OFFICE 206 (B)
156 SF
156/150 = 2 OCCUUPANTS
OFFICE 205 (B)
154 SF
154/150 = 2 OCCUUPANTS
STORAGE 210 (S-1)
2,687 SF
2,687/300 = 9 OCCUUPANTS
TOTAL TRAVEL DISTANCE: 86'-0"

OFFICE (B)
4,611 SF
4,611/150 = 31 OCCUUPANTS
TOTAL TRAVEL DISTANCE: 79'-0"
*ALL DOORS TO BE SIZED IN

ACCORDANCE TO SECTION
1005.3.2

Page 205 of 893 ends

ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN

CONSENT OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY

LIABILITY OR DAMAGE RESULTING FROM SUCH CHANGES OR

MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED.

CONCRETE
BRICK
106.76 EXISTING ELEVATION

BLOCK WALL
LEGEND
100

EXISTING CONTOUR

X EXISTING FENCE

EXISTING

BUILDING
WOOD
DECK

THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR

UNDER MY DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS

OF PROFESSIONAL LAND SURVEYORS' ACT
GARY J. ROEHL R.C.E. 30826
3914 DEL AMO BLVD, SUITE 921
TORRANCE, CA 90503 (310) 542-9433

E N G I N E E R S

JOB ADDRESS

LEGAL DESCRIPTION
FOR

DRAWN BY CHECK BY
SHEET 1 OF 1

DRAWN ON

REVISIONS

BCR BEGINNING OF CURB RETURN

CATV CABLE TV PULL BOX
CONC. CONCRETE

CHMNY CHIMNEY

CEFB CITY ENGINEERS FIELD BOOK

C/L CENTERLINE
C.L.F. / W.I.F. CHAIN LINK FENCE / WROUGHT IRON FENCE

E'LY EASTERLY

EG EDGE OF GUTTER

EM ELECTRIC METER

FF FINISH FLOOR

FH FIRE HYDRANT

FL FLOW LINE

GFF GARAGE FINISH FLOOR

GM GAS METER

GUY / GW GUY WIRE
I.P. IRON PIPE MONUMENT

L&T LEAD AND TACK / TAG MONUMENT

MH MANHOLE ( SANITARY SEWER / STORM DRAIN)

N'LY NORTHERLY

N&T NAIL AND TAG MONUMENT

PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT

PB (CONT) TELEPHONE / CABLE TV)
PC PROPERTY CORNER / PROP. CORNER
PL PROPERTY LINE / PROP. LINE

PP / UP POWER POLE / UTILITY POLE

PPT PARAPET

PWFB PUBLIC WORKS FIELD BOOK
R.R. RAIL ROAD

RDFB ROAD DEPARTMENT FIELD BOOK
R.S. RECORD OF SURVEY

SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT

S'LY SOUTHERLY

SSCO SANITARY SEWER CLEANOUT

STK / STK&T STAKE / STAKE AND TAG MONUMENT

STLT / LT STREET LIGHT POLE / LIGHT POLE

TC TOP OF CURB

TX / BX TOP OF APRON / BOTTOM OF APRON

W'LY WESTERLY

WM WATER METER

BOUNDARY MONUMENTS ARE NOT NECESSARILY
SET ON PROPERTY CORNERS. PLEASE REFER TO

THE NOTATION ON THIS SURVEY PLAT FOR OFFSET
DIMENSIONS. IF THERE ARE ANY QUESTIONS,

PLEASE DO NOT HESITATE TO CONTACT DENN
ENGINEERS FOR CLARIFICATION BY PHONE AT:
(310) 542-9433, M-F 8:00 AM TO 5:00 PM.

NOTE: ALL SETBACK DIMENSIONS SHOWN

ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
901 HERMOSA AVENUE
HERMOSA BEACH, CA 90254
LOT 25,26 AND 27, BLOCK 10

HERMOSA BEACH
M.B. 1-25-26
APN 4187-003-028

SURVEY AND

TOPOGRAHY
FM GR
SCALE 1" = 8'
FEBRUARY 10, 2022

REVISIONS
NORTH
22-006

CARDINAL INVESTMENTS
2301 ROSECRANS AVENUE, SUITE 4130
EL SEGUNDO, CA, 90254
PHONE
N 77°25'58"E 86.17' N 12°10'00"W 95.11'
N 77°26'20"E 86.16' N 12°10'00"W 95.10'
N 77°25'58"E 334.16' N 12°10'00"W 135.11'
N 77°26'20"E 323.80'
10TH COURT
9TH STREET HERMOSA AVENUE 10.00' 30.00' 30.00'

KYLE RANSFORD
SET L&T RCE 30826

3.00' E'LY OF CORNER
ON PROP. LINE PROD.

TAG ELEV.=16.40'
SET L&T RCE 30826

3.00' E'LY OF CORNER
ON PROP. LINE PROD.

TAG ELEV.=16.00'
FOUND N&T RCE 30826

0.95' N'LY & 0.11' W'LY
OF PROP. CORNER
TAG ELEV.=15.24'
FOUND L&T RCE 30826

23.00' S'LY OF CORNER
ON PROP. LINE PROD.

TAG ELEV.=15.19'
217.63'

20.00'

20.00'
227.99'

16.26 16.49

15.29 15.1115.78 TC 15.20 FL
CATV

15.30 ED BOX 16.22 TC 15.59 FL
CATV

15.81 16.54 TC

16.06 FL

16.20 16.21 TX

15.88 FL

15.98 EG
SIGN

PARKING METER

15.89 2"GUARD POST 16.17
2"GUARD POST 16.12
2"GUARD POST 16.09
2"GUARD POST 16.08
2"GUARD POST 16.14
2"GUARD POST 16.08
8"POST

16.99 16.07

16.12 16.04

16.04 16.35 TX

16.01 FL

16.13 EG

PARKING METER

16.29 16.09

16.06 16.56 FF

16.05 16.05

15.92 FF
8"TREE 15.62

15.75 15.22

15.31 15.41

17.54 TW

15.44 PC

15.90 15.92

39.26 PARAPET

36.61 PARAPET

32.46 PARAPET

16.57 FF

16.40 TC

16.10 FL

PARKING METER

16.42 15.24 15.21 16.56 PC

16.44 SIGN

16.37 16.25

16.36 FL

16.44 TC

16.13 FL

16.26 EG
WV

16.35 WV

16.41 FH

16.47 SSMH

16.29 15.93 FF

15.53 TEL BOX

15.34 WM

15.21 15.24

15.44 15.52
EBOX 3*4

15.32 15.40 16.36

15.65 15.83 15.81

15.91 17.03

17.03 16.02

22.87 TW

15.54 16.99

17.04 16.50

15.70 N 16°33'18"W 135.40' BEACH DRIVE CONC. GUTTER CONC. SIDEWALK 100'
20' 80'
FOUND PK NAIL PER R.S. 134-78
STA. 0+00.00 STA. 0+38.19

2.8' 20' 10' 10' 60' 30' 30'
20'
10' 10'
FOUNT 4 PM's IN MANHOLE RIM
PER PWFB 0616-1732,1733
STA. 3+34.16
FOUND L&T 5909 ACCEPTED AS
C/L INT. PER PWFB 0616-1732,1733
FOUND NAIL PER R.S. 134-78
CONC. CURB
BUILDING IS 0.05' S'LY OF PROP. LINE.

BUILDING IS 0.29' N'LY OF PROP. LINE BUILDING IS 0.27' N'LY OF PROP. LINE BUILDING IS 0.14' E'LY OF PROP. LINE
BUILDING IS 0.09' E'LY OF PROP. LINE

EXISTING RESIDENCE

EXISTING RESIDENCE
58 10TH COURT
APN 4187-003-027
LOT 24 LOT 25 LOT 26 LOT 27 30.00' 95.11' 10.00'
106.17'
106.17'
NOTE:

A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY. THEREFORE, DENN ENGINEERS DOES

NOT GUARANTEE THE LEGAL DESCRIPTION OF THIS PROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY EASEMENTS THAT MAY BE ON SAID PROPERTY.

Page 206 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET27OF141
AD-101

DEMOLITIONSITEPLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]
11-06-23PLANNINGSUBMITTAL

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

HERMOSAAVENUE
10TH COURT9TH STREET
(E)NEIGHBORINGBUILDING
(E) NEIGHBORING BUILDING (E) NEIGHBORING BUILDING (E) NEIGHBORING BUILDING ABV
PL
PL
PL
PL
PL
PL
08 901HERMOSAAVE
(E)BUILDINGFOOTPRINT
7,756SQFT
01 02
03 04
05 06
07 08
09 EXISTINGAWNINGTOBEREMOVED

EXISTINGWALLTOBEREMOVED

EXISTINGCONCRETECURBTOBE

REMOVED

EXISTINGCOLUMNTOBEREMOVED

EXISTINGPLANTERBOXTOBEREMOVED

EXISTINGHARDSCAPETOBEREMOVED
EXISTINGUTILITYBOXTOBEREMOVED.

UTILITIESTOBERELOCATED.

EXISTINGTREETOBEREMOVED

EXISTINGBOLLARDSTOBEREMOVED
1 SCALE:3/16"=1'-0"

DEMOSITEPLAN
04'8'12'

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SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET28OF141
AD-111
DEMOLITION1stFLOORPLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]
11-06-23PLANNINGSUBMITTAL

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

PROJECTADDRESS
901HERMOSAAVE
HERMOSABEACH,CA90254
10-09-24PLANNINGSUBMITTAL
12-03-24PLANNINGSUBMITTAL
12-18-24BIDPROGRESSSET
806-27-25PLANNINGSUBMITTAL
910-08-25PLANNINGCOM.HEARING
1012-02-25PLANNINGCOM.HEARING
#DrgID
#LayID
1 PERM
1 A-201
2 A-201
4'-2"
7"
10'-5" 4'-7 1/2" 8'-2" 2'-0" 8'-2"
1'-9"
4'-2 1/4"
9'-2 1/2" 3'-5 1/4" 26'-9 1/2"
21 '-0"
VIF13'-2"
0114
02 04
03 03
03 03
03 0303
07 07
04 04
04 04
04 07
07 04
04 04
16 19
19 19
19 13
13 01
07 16
1616
16 16
15 19
07 08
08 VIF
VIF
PL
PL
SB
PL
PL
PL
PL
01 02
03 04
05 06
07 08
09 11
10 12
13 14
15 16
17 18
19 ALL INTERIORWALLSTOBEREMOVED

DOORTOBEREMOVED
REMOVEEXISTINGWINDOWORDOORSYSTEM.

NEWWINDOWORDOORSYSTEMTOBE INSTALLED IN SAME LOCATION EXISTING WALL TO REMAIN. MAINTAIN STRUCTURAL INTEGRITY EXISTING ROOF TO BE REMOVED EXISTING AWNING TO BE REMOVED EXISTING WALL TO BE REMOVED. SEE PROPOSED PLAN/ELEVATIONS FOR DIMS EXISTING STAIRS TO BE REMOVED NOT USED NOT USED NOT USED NOT USED EXISTING WALL CORNER TO BE REMOVED. REPAIR TO MATCH ADJACENT. EXISTING ROLLUP DOOR SYSTEM TO BE REMOVED / REPLACED EXISTING UTILITIES TO BE RELOCATED. OPEN TO ABOVE NOT USED NOT USED EXISTING EXTERIOR STUCCO WALL FINISH AND

WRBTOBEREMOVEDANDREPLACEDPER
WALLASSEMBLIES;TYP

WALLSTOREMAIN

WALLSTOBEDEMO'D

NEWWALLS
10 10
1 SCALE:1/4"=1'-0"
1stFLOORDEMOLITIONPLAN
02'4'8'

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CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET29OF141
AD-112
DEMOLITION2ndFLOOR
PLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]
11-06-23PLANNINGSUBMITTAL

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

PROJECTADDRESS
901HERMOSAAVE
HERMOSABEACH,CA90254
10-09-24PLANNINGSUBMITTAL
12-03-24PLANNINGSUBMITTAL
12-18-24BIDPROGRESSSET
806-27-25PLANNINGSUBMITTAL
910-08-25PLANNINGCOM.HEARING
1012-02-25PLANNINGCOM.HEARING
#DrgID
#LayID
1 PERM
1 A-201
2 A-201
04 01
04 03
03 04
03 04
13 03
04 03
03 07
07 03
01 01
01 01
19 19
19 08
08 PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
01 02
03 04
05 06
07 08
09 11
10 12
13 14
15 16
17 18
19 ALL INTERIORWALLSTOBEREMOVED

DOORTOBEREMOVED
REMOVEEXISTINGWINDOWORDOORSYSTEM.

WRBTOBEREMOVEDANDREPLACEDPER
WALLASSEMBLIES;TYP

WALLSTOREMAIN

WALLSTOBEDEMO'D

NEWWALLS
10 10
1 SCALE:1/4"=1'-0"
2ndFLOORDEMOLITIONPLAN
02'4'8'

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MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 30 OF 141
AD-113

DEMOLITION ROOF PLAN

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
8 06-27-25 PLANNING SUBMITTAL
9 10-08-25 PLANNING COM. HEARING
10 12-02-25 PLANNING COM. HEARING
PL
PL
PL
PL
1 A-201
2 A-201
1 PERM
#DrgID
#LayID
04 05
06 05
05 PL
PL
01 02
03 04
05 06
07 08
09 11
10 12
13 14
15 16
17 18
19 ALL INTERIOR WALLS TO BE REMOVED

DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.

NEW WINDOW OR DOOR SYSTEM TO BE

INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN

STRUCTURAL INTEGRITY

EXISTING ROOF TO BE REMOVED

EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE

PROPOSED PLAN/ELEVATIONS FOR DIMS

EXISTING STAIRS TO BE REMOVED

NOT USED

EXISTING WALL CORNER TO BE
REMOVED. REPAIR TO MATCH ADJACENT.

EXISTING ROLLUP DOOR SYSTEM TO BE

REMOVED / REPLACED
EXISTING UTILITIES TO BE RELOCATED.

OPEN TO ABOVE

NOT USED

EXISTING EXTERIOR STUCCO WALL FINISH AND

WRB TO BE REMOVED AND REPLACED PER
WALL ASSEMBLIES; TYP

WALLS TO REMAIN

WALLS TO BE DEMO'D

NEW WALLS
1 SCALE: 1/4" = 1'-0"

DEMOLITION ROOF PLAN

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CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET31OF141
C-000
11 22
33 44
55 66
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TITLESHEET

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

CD - WIP CONSTRUCTION DOCUMENTS

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powers
DRAWN BY: RP
COPYRIGHT: ABCDE 11 22 33 44 55 66 BIMcloud: Laney LA - BIMcloud Basic for ARCHICAD 24/22007 - 901 Hermosa Ave - Powers

PROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT

KYLE RANSFORD
#Client Phone Number

PROJECT ADDRESS -
-, - -

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]

MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023 IFO L NR OF C TE ATS A IA
No. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-000
TITLE SHEET NN “ ” “ ” “ ” “ ”
” ” “ ” “ ”

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PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET32OF141
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EROSIONCONTROLPLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

95.11' N 12°10'00"W N 77°26'20"E 86.16'

95.10' N 12°10'00"W N 77°25'58"E 334.16'
135.11' N 12°10'00"W N 77°26'20"E 323.80'

10.00'

30.00'

30.00' 20.00' 20.00' 16.26

16.49 15.29

15.11 15.78 TC

15.20 FL CATV 15.30 ED BOX

16.22 TC

15.59 FL CATV 15.81

16.54 TC16.06 FL 16.20 15.98 EG 15.88 FL 16.21 TX SIGN PARKING METER15.89 2"GUARD POST 16.17 2"GUARD POST 16.12 2"GUARD POST 2"GUARD POST 16.09 16.08 2"GUARD POST 16.14 2"GUARD POST 16.08 8"POST 16.99 16.07 16.12

16.04 16.04 16.13 EG 16.01 FL 16.35 TX PARKING METER16.29 16.09 16.06 16.56 FF 16.05 16.05 15.92 FF 8"TREE 15.62 15.75

15.22 15.31

15.41 17.54 TW

15.44 PC

15.90 15.92

39.26 PARAPET

36.61 PARAPET

32.46 PARAPET

16.57 FF 16.10 FL 16.40 TC PARKING METER16.42 15.24 15.21

16.56 PC 16.44 SIGN 16.37 16.25 16.36 FL 16.44 TC 16.13 FL 16.26 EG WV 16.35 WV16.41 FH 16.47 SSMH 16.29 15.93 FF 15.53 TEL BOX 15.34 WM15.21 15.24 15.44 15.52 EBOX 3*4 15.32 15.40 16.3615.65

15.83 15.81 16.02 17.03 17.03 15.91 22.87 TW

15.54 16.99 17.04

16.50 15.70 100' 20' 80' 2.8'
20'
10' 10' 60'
30' 30'

30.00' 95.11' 10.00' 106.17' 106.17' 5008 LT NT 16.22 5010 LT NT 16.24
5028

16.22 5032

16.61 CD - WIP CONSTRUCTION DOCUMENTS

SHEET TITLE

PROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT

KYLE RANSFORD
#Client Phone Number

PROJECT ADDRESS -
-, - -

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]

MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023 IFO L NR OF C TE ATS A IA
No. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-100

EROSION CONTROL PLAN

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CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET33OF141
C-210
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GRADINGANDDRAINAGE
PLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

30.00'

16.26 15.29

15.11 15.78 TC

15.20 FL CATV 15.30 ED BOX

16.22 TC

15.59 FL CATV 15.81

16.04 16.04 16.13 EG 16.01 FL 16.35 TX PARKING METER16.29 16.09 16.06 16.56 FF 16.05 16.05 15.92 FF 8"TREE 15.62 15.75

15.22 15.31

15.41 17.54 TW

15.44 PC

15.90 15.92

39.26 PARAPET

36.61 PARAPET

32.46 PARAPET

16.57 FF 16.10 FL 16.40 TC PARKING METER16.42 15.24 15.21

16.56 PC 16.44 SIGN 16.37 16.25 16.36 FL 16.44 TC 16.13 FL 16.26 EG WV 16.35 WV16.41 SSMH 16.29 15.93 FF 15.53 TEL BOX 15.34 WM15.21 15.24 15.44 15.52 EBOX 3*4 15.32 15.40

16.36 15.65

15.83 15.81 16.02 17.03 17.03 15.91 22.87 TW

15.54 16.99 17.04

16.50 15.70 2.8' 5008 LT NT 16.22
5010
LT NT 16.24
5028

16.22 5032

16.61 CD - WIP CONSTRUCTION DOCUMENTS

SHEET TITLE

PROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT

KYLE RANSFORD
#Client Phone Number

PROJECT ADDRESS -
-, - -

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]

MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023 IFO L NR OF C TE ATS A IA
No. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-210

GRADING AND DRAINAGE
PLAN

Page 213 of 893 ends

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SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET34OF141
C-300
11 22
33 44
55 66
/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln

LOW IMPACTDEVELOPMENT
PLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

30.00'

16.26 16.49

15.29 15.11

15.78 TC

15.20 FL CATV 15.30 ED BOX

16.22 TC

15.59 FL CATV 15.81

16.04 16.04 16.13 EG 16.01 FL 16.35 TX PARKING METER16.29 16.09 16.06 16.56 FF 16.05 16.05 15.92 FF 8"TREE 15.62 15.75

15.22 15.31

15.41 17.54 TW

15.44 PC

15.90 15.92

39.26 PARAPET

36.61 PARAPET

32.46 PARAPET

16.57 FF 16.10 FL 16.40 TC PARKING METER16.42 15.24 15.21

16.56 PC 16.44 SIGN 16.37 16.25 16.36 FL 16.44 TC 16.13 FL 16.26 EG WV 16.35 WV16.41 FH 16.47 SSMH 16.29 15.93 FF 15.53 TEL BOX 15.34 WM15.21 15.24 15.44 15.52 EBOX 3*4 15.32 15.40 16.3615.65

15.83 15.81 16.02 17.03 17.03 15.91 22.87 TW

15.54 16.99 17.04

16.50 15.70 2.8' 5008 LT NT 16.22
5010
LT NT 16.24
5028

16.22 5032

16.61 CD - WIP CONSTRUCTION DOCUMENTS

SHEET TITLE

PROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT

KYLE RANSFORD
#Client Phone Number

PROJECT ADDRESS -
-, - -

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]

MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023 IFO L NR OF C TE ATS A IA
No. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-300

LOW IMPACT

DEVELOPMENT PLAN

Page 214 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET35OF141
C-400
11 22
33 44
55 66
/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln

UTILITYPLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

30.00'

16.26 16.49

15.29 15.11

15.78 TC

15.20 FL CATV 15.30 ED BOX

16.22 TC

15.59 FL CATV 15.81

16.04 16.04 16.13 EG 16.01 FL 16.35 TX PARKING METER16.29 16.09 16.06 16.56 FF 16.05 16.05 15.92 FF 8"TREE 15.62 15.75

15.22 15.31

15.41 17.54 TW

15.44 PC

15.90 15.92

39.26 PARAPET

36.61 PARAPET

32.46 PARAPET

16.57 FF 16.10 FL 16.40 TC PARKING METER16.42 15.24 15.21

16.56 PC 16.44 SIGN 16.37 16.25 16.36 FL 16.44 TC 16.13 FL 16.26 EG WV 16.35 WV16.41 FH 16.47 SSMH 16.29 15.93 FF 15.53 TEL BOX 15.34 WM15.21 15.24 15.44 15.52 EBOX 3*4 15.32 15.40 16.3615.65

15.83 15.81 16.02 17.03 17.03 15.91 22.87 TW

15.54 16.99 17.04

16.50 15.70 2.8' 5008 LT NT 16.22
5010
LT NT 16.24
5028

16.22 5032

16.61 CD - WIP CONSTRUCTION DOCUMENTS

SHEET TITLE

PROJECT NAME
901 HERMOSA AVE, HERMOSA
BEACH, CA, 90254
CLIENT

KYLE RANSFORD
#Client Phone Number

PROJECT ADDRESS -
-, - -

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]

MARK DATE DESCRIPTION
319 Main Street
El Segundo, CA 90245
T: 213.239.9700
LFA Job No. 22079
08/28/2023 IFO L NR OF C TE ATS A IA
No. C75121
CIVIL
SIGN DATE 08/08/2025
Exp. 12/31/2025
C-400

UTILITY PLAN

Page 215 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET65OF141
A-101
11 22
33 44
55 66
/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln

SITEPLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

PROPOSEDCONCRETEPLANTERNOTTO
EXCEED42"
(E)CATVBOX
(E)ELECTRICALBOX
(E)TELEPHONEBOX

PROPOSEDCONCRETEBENCHNOTTOEXCEED
20"
(N)TRANSFORMERENCLOSURE
CL
CL
PC15.44' P
C15.24' PC 15.98' 11"
83'-4"
95'-11/4"
8'-1"

WALKSTREET
21'-101/2"ENCROACHMENT
86'-2"

16.35TX
EG15.59
06 07
01 02
04 10

16.01FL
5X5
10TH COURT
5X5
5X5
5X5
5X5
5X10
5X5
5X5
5X105X10
5 X
5 5X55X55X5
5X105X105X105X105X105X105X10
5X10
5X10
5X10
5X5
5X5
5X5
5X105X10
5X105X10
5X105X10
5X5
5X5
5X15
2%SLOPE
MAX

ENTRYENTRYENTRY
ENTRY

ENTRY ENTRY ENTRY
ENTRY
OPEN
TO
ABOVE
SIM

HERMOSAAVE
5 X
5 9TH STREET
PL
PL
PL
PL
WS
WS
SB
SB
PL
PL
PL
PL
PC16.56' 39.26' TO PARAPET

39.26' TOPARAPET
FF16.56' F
F16.57' F
F15.93' 32.46' FF 16.56' 16.09' 16.06' 10'-
0"
2'-11"
20'-1/2"
29'-111/2"
5'-10"
24'-3 1/4"
FF16.56' 32.46' TO

PARAPET
FF16.56' FF 16.56' 0
3 THIRDSTORY

SETBACK
ABOVE
05 12
11 08
14 SECONDSTORY

SETBACK
ABOVE
901HERMOSAAVE
(E)BUILDINGFOOTPRINT
7,756SQFT
(E)NEIGHBORINGBUILDING
(
E
)
C
O
N
C
R
E
T
E
S
I
D
E
WA
L
K
(E) NEIGHBORING BUILDING (E) NEIGHBORING BUILDING (E) NEIGHBORING BUILDING 1 SCALE:3/16"=1'-0"

SITEPLAN
04'8'12'

Page 216 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET66OF141
A-111
11 22
33 44
55 66
/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln

FOUNDATIONPLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

ELEV.

PIT
ELEV.

PIT
2'-4 1/2" 2'-7 1/2"
3'-0"
3'-0"
2'-0"
3'-3/4"
1'-13/42"'-
41/4"
1'-3/4" 2'-5 1/4"
5'-5"5'-5"
6'-91/4"6'-83/4"
1'-3/4" 2'-5 1/4"
6'-9"6'-9"
1'-1/2" 2'-5 1/2"
7'-113/4"
1'-1/4" 11 3/4"
7'-11 3/4"
8 1/4"
2'-11 1/2" 3'-
2"2'-10"
3'-3/4"
6'-0"
1'-10 1/2"
2'-0"2'-0"
PL
PL
PL
PL
SB
SB3
3 EEDDCCBB
22 FFAA
44 11
1 A-302
1 A-301
1 A-301
2 A-303
2 A-301
2 A-301

GRADEBEAM,SEESTRUCTUALSET

CONCRETEWALL,SEESTRUCTURALSET

TURNDOWNSLABEDGE,SEESTRUCTURALSET

TYPICALCONCRETEFOOTING,SEE

STRUCTURALSET

EXISTINGFOUNDATION

STRUCTURALWALL&COLUMNTAG,

SEESTRUCTURALSET INDICATES CHANGE IN
FLOOR

ELEVATION,SEESTRUCTURALSET
xx
1 SCALE:1/4"=1'-0"

FOUNDATIONPLAN
02'4'8'

Page 217 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET67OF141
A-112
11 22
33 44
55 66
/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln 1stFLOORPLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

0.97' =15.53' 3'-8" CLR 2'-0" 3'-1 1/2" R.O. 14'-1/4" 6'-8 3/4" 3'-9" 5'-1 1/2" F.F. 0.00' = 16.56' 6'-11 1/2" 12'-1/4" 55'-0" 9'-3 1/4" 10'-11" VIF 7'-2" 9'-2 1/2"
RO
1'-7" 8'-6 3/4" 5'-5" 14'-11" 14'-11"
EG15.75
EG15.53
20'-2"4'-81/2"3'-11/2"
R.O.
1'-3/4"
9'-1/4"
1'-1/4"
3'-41/4"19'-9"3'-31/2"
R.O.
10'-9"7'-1/2"
8'-2" R.O. 2'-0" 8'-2" R.O. 6'-1 1/4" 4'-7 1/2" 10'-5"
R.O.
4'-2 1/2"
9 1/2"
10" 2'-1/2"
10'-7 1/2"
RO
1'-4" 10'-7 1/2"
RO
2'-8"
21 '-0" RO VIF
21'-1/2"RO
VIF
3'-3"1'-11"
F.F.0.00' =16.56' F
.F.0.00' =16.56' F.F. 0.00' = 16.56' 3'-8" CLEAR
3'-2 1/2"
R.O.
8 1/2"
11'-3/4" 3'-2 1/4"
R.O.
14'-63/4"
F.F.0.00' =16.56' 2'-10 1/4"
6 3/4"
4'-7"
RO
5'-1 1/4"
26'-8 1/2" 11'-5" 28'-1/2" 15'-9"
2'-10 3/4"
RO
5'-8"
0 3/4" 3'-2 1/4"
R.O.
7'-10 3/4" 4'-2"
R.O.
4"
8'-43/4"
5'-111/2"
8'-4"
CLR
3"
3'-0"
CLEAR
3'-0"
CLEAR
4'-61/2"
CLEAR
F.F.0.00' =16.50' WT02-C WT07-B WT07-B WT07-B WT08-B WT05 WT09-C WT10-A WT07-B WT07-B WT12 WT06 WT07-B WT07-B WT07-A WT07-B WT10-A WT02- A WT02-A WT11 WT07-B WT07-A ALIGN ALIGN WT07-B WT07-B WT06 WT11 WT11 WT06 WT06 WT06 WT02-C WT02-C WT10-B WT09-B ALIGN WT03-A WT02-B ALIGN WT02-C WT09-C WT03-B WT02-A WT02-A WT06 WT02-C WT02-C WT06 WT13 WT13 WT06 WT06 WT06 WT06 5X5 10TH COURT
5X5
5X5
5X5
5X5
5X10
5X5
5X5
5X105X10
5 X
5 5X55X55X5
5X105X105X105X105X105X105X10
5X10
5X10
5X10
5X5
5X5
5X5
5X105X10
5X105X10
5X105X10
5X5
5X5
METER/
DIST.

METER/
DIST.

PULL/
MAIN
5X15
EP
2%SLOPE
MAX
OPEN
TO
ABOVE
WIRE
WAY
METER/
DIST.

SIM

CONTROLLER
5 X
5 6'x8' RETAIL 104
RETAIL
105

WINESTORAGE
112

LOADINGZONE
115
OFFICE
110

STORAGE
113
ELEVATOR01
RSTRM
106
RSTRM
103
STAIR02
114
STAIR01
121

FIRE(ASR)RM
118

RESTRMCORRIDOR
107
ELEVATOR02
OFFICE
111
RETAIL
101
HALL
102
ELEVRM
121

ELECTRICRM
120

TRANSFORMER
121
3 A-203
#DrgID
#LayID
105.3
112.1
123456
78 UP
20RISERS(7")
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
33 EEDDCCBB
22 FFAA
44 11
1 A-401
1 A-402
2 A-404
3 A-404
1 A-404
5 A-908
12 A-908
13 A-908
2 A-203
1 A-302
1 A-301
1 A-301
2 A-303
2 A-301
2 A-301
3'-6 3/4" 15'-8" RO
VIF
2'-4 3/4" 8'-2"
R.O.
18'-1 1/2" 4'-1 3/4" 3'-1 1/2"
R.O.
6"
24'-1"23'-93/4"
1'-1"
03 03
03 W
T
1 1
03 02
04 W
T
1 7
WT03-B
131
3 13
13 RESTRM
108
ACC.RSTRM
109

TRASHRM
119
01 02
03 04
05 06
07 08
09 10
11 12
13 14

TRASHENCLOSURE

OPENTOBELOW

CURTAINWALLSYSTEM
STUCCO

CURBMOUNTEDSKYLIGHT

LINEOFFLOORBELOW

PLANTEDROOFTOP

STORAGESYSTEMBYOTHERS

ROOFDRAINWITHOVERFLOW

HOUSEEP

TELEPHONEBACKBOARD

OPENTOBELOW

NEWAPERTURESTOBERECESSED
BEHINDPROPERTYLINE;DOORSNOT

TOPROJECTOVERPROPERTYLINE

METALTRELLIS
1 SCALE:1/4"=1'-0"
1stFLOORPLAN
02'4'8'

Page 218 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET68OF141
A-113
11 22
33 44
55 66
/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln 2ndFLOORPLAN

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

PROJECTADDRESS
901HERMOSAAVE
HERMOSABEACH,CA90254
11-06-23PLANNINGSUBMITTAL
10-09-24PLANNINGSUBMITTAL
12-03-24PLANNINGSUBMITTAL
12-18-24BIDPROGRESSSET
806-27-25PLANNINGSUBMITTAL
910-08-25PLANNINGCOM.HEARING
1012-02-25PLANNINGCOM.HEARING
101.B
104.A
105.A
105.B
101.A
DN
55 2
A-401
2 A-402
5 A-403
2 A-204
1 A-204
1 A-203
3 A-203
29'-2 1/4"
3'-8 3/4"
VIF
15'-8"
VIF
40'-1" 5'-2 1/4"
7 1/2"
12'-11 3/4" 4'-5 1/4"
6'-3"
VIF
11'-8 1/2" 12'-2 1/2" 12'-4" 14'-1 1/2" 5'-1 1/4"
3'-8"
CLR
F.F.11.67' = 28.17' 82'-6 3/4" 2'-10" 7 1/2" 3 1/2" 94'-2" 6'-11 1/2" 12'-1/4" 55'-0" 9'-3/4" 11'-1 1/2" VIF F.F. 9.17' = 25.67' 10 1/2" 3'-2 1/4" R.O. 15'-11 1/2" 4'-3 1/4" 4'-9" 5 1/2" F.F. 11.67' = 28.17' F.F. 11.67' = 28.17' F.F. 11.67' = 28.17' F.F. 9.17' = 25.67' 26'-8 3/4" 11'-5" 28'-1/2" 15'-9" 4'-5" WT10-B WT07-B WT07-B WT11 WT10-A WT07-B WT07-B WT07-B WT03-B WT02-A WT06 WT12 WT06 WT05 WT11 42"GUARDRAIL
WT09-B
WT07-B
WT10-B WT09-C
WT09-C
WT07-A
WT07-A
WT07-B
WT02-B
WT02-C
WT04-B
WT08-B
WT06
WT01
WT14-B
OPEN
TO
BELOW
5X5
5X10
5X10
5X10
5X55X5
5X105X105X105X10
5X105X105X105X105X10
5X5
5X5
5X105X105X105X105X10
5X5
5X5
5X5
5X5
5X5
5X5
5X5
5X10
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
5X5
5X5
5X55X55X55X15
5X5
5X5
OPENTO

TRANSFORMER
BELOW
5X6

DECOMISISONEDAREA
1340SF
OFFICE
207
OFFICE
206
OFFICE
205
ELEVATOR01
ELEVATOR02
STAIR01
204
STAIR02
209
LOBBY
203

STORAGEUNITS
210

HALLWAY
208

SPACENOTUSED
211
#DrgID
#LayID
DN
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
33 EEDDCCBB
22 FFAA
44 11
2 A-203
1 A-302
1 A-301
1 A-301
2 A-303
2 A-301
2 A-301
209.1
1234567
UP
12RISERS(61/2")
1234567
8910111213141516
UP
16 RIS
ER
S(6
25 /32"
)
5 A-908
6 A-90309
05 03
03 WT06
WT17
01 02
03 04
05 06
07 08
09 10
11 12
13 14

TRASHENCLOSURE

OPENTOBELOW

CURTAINWALLSYSTEM
STUCCO

CURBMOUNTEDSKYLIGHT

LINEOFFLOORBELOW

PLANTEDROOFTOP

STORAGESYSTEMBYOTHERS

ROOFDRAINWITHOVERFLOW

HOUSEEP

TELEPHONEBACKBOARD

OPENTOBELOW

NEWAPERTURESTOBERECESSED
BEHINDPROPERTYLINE;DOORSNOT

TOPROJECTOVERPROPERTYLINE

METALTRELLIS
1 SCALE:1/4"=1'-0"
2NDFLOORPLAN
02'4'8'

Page 219 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 69 OF 141
A-114
3rd FLOOR PLAN

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
8 06-27-25 PLANNING SUBMITTAL
9 10-08-25 PLANNING COM. HEARING
10 12-02-25 PLANNING COM. HEARING
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1 310.1 309.1
318.A
303.A
303.C
312.1
318.B
306.A
306.1
305.A
305.1
323.A
316.1
325.1
320.B
321.1
322.1
325.2
311.B
304.A 303.B 303.B 303.B 301.A
304.1 303.1 301.1
311.A
311.C
317.A
317.B
317.1
317.C
314.A
315.A
314.1
314.2
SK-1
SK-2
SK-3
5 5
F DW F
4 A-404
1 A-405
2 A-405
3 A-908
5 A-908
9 A-908
9 A-908
2 A-204
1 A-204
1 A-203
3 A-203
#DrgID
#LayID
19'-8" 7'-2 1/2" 28'-1/4" 2'-2" 15'-11" 9'-6 3/4"
81'-11"
94'-2"
PC 15.24'
PC 15.44'
13'-6 1/2" 18'-1/4" 27'-7 1/4" 10'-4 3/4" 15'-4 1/4" 4'-7 3/4" 6'-11 1/2" 12'-1/4" 55'-0" 9'-3/4" 11'-1 1/2"
4'-2"
3'-1/2" 11'-5 3/4" 9'-3 3/4" 6'-2"
R.O.
2'-7 1/2" 3'-3"
R.O.
3 3/4"
5'-9"
6 1/2"
2'-8 1/2"
RO
15'-3 1/4"
9'-3" 6'-2"
7'-1/2"
18'-9 3/4" 15'-8 1/2" 4'-9" 4'-1 1/2" 2'-1" 7'-6 1/4"
48'-3 3/4"
F.F. = 18.17'
= 34.67'
45"
CLR
2'-7 1/4" 4'-2"
RO
2'-1 1/2"
FF =18.25'
= 34.75'
28'-1" 5'-0"
27'-7" 5'-6 1/2"
VIF
13'-10 3/4"
26'-8 1/2" 11'-5" 28'-1/2" 15'-9"
10'-10 1/2"
R.O.
16'-11 1/4" 12'-11" 5'-3"
6'-2 1/2" 2'-10" 3'-7 1/2" 5'-6 1/4" 5'-5 3/4"
3'-0"
FF = 18.17'
= 34.67'
14'-0"
RO
WT07-B
WT07-B
WT04-A
WT07-A
WT11
W
T07-B
W
T07-B
W
T11
WT11
WT12
WT12
WT04-A WT07-B
WT06
ALIG
N
WT14-B
WT14-B
W
T14-B
W
T14-B W
T14-B W
T14-B
W
T06
WT15-A
WT14-A
W
T14-A
WT07-B
W
T07-A
WT04-A
W
T07-B
W
T07-B
W
T07-B
W
T04-A
WT16 WT16
WT16
W
T16
WT16
WT14-B
WT14-B
W
T16 W
T16 W
T16
WT14-A
WT07-B
W
T07-B
W
T11
W
T12
W
T09-C
W
T15-B
W
T14-A
WT14-A
W
T14-A

OPEN TO
ABOVE

OPEN TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
OPEN
TO
ABOVE
ELEVATOR 01
STAIR 02
324

MECHANICAL PLATFORM
312
OFFICE
305

GARDEN PATIO
303 OFFICE
301
OFFICE
315
OFFICE
308
OFFICE
310

COURTYARD
318
GARDEN
316

CONFERENCE RM
314
OFFICE
309
OFFICE
304
RSTRM
321

KITCHEN
319
ELEVATOR 02
RSTRM
322

OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN
323

VESTIBULE
306

STAIRWELL EXIT
325

RESTROOM CORRIDOR
324
MECH. PLATFORM
302
STAIR 01
327
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2 A-203
1 A-302
1 A-301
1 A-301
2 A-303
2 A-301
2 A-301
DN
DN
#DrgID
#LayID
3 A-402
3 A-403
3 A-907
319.1
308.B
309.B
PC 15.56'
7'-2 3/4" 4'-3 1/2" 7'-5" 4'-8 1/2"
5'-3/4"
VIF
6'-10 3/4" 8'-0" 4'-6 1/4" 8'-0" 4'-4 3/4" 8'-0"
09 09
09 09
09 05
06 06
06 06
07 07
07 WT04-A
WT14-B
W
T15-B W
T09-C
OPEN
TO
ABOVE
465 SQ FT

LID PLANTER

GREEN ROOF
307
01 02
03 04
05 06
07 08
09 10
11 12
13 14

TRASH ENCLOSURE

OPEN TO BELOW

CURTAIN WALL SYSTEM
STUCCO

CURB MOUNTED SKYLIGHT

LINE OF FLOOR BELOW

PLANTED ROOFTOP

STORAGE SYSTEM BY OTHERS

ROOF DRAIN WITH OVERFLOW

HOUSE EP

TELEPHONE BACKBOARD

OPEN TO BELOW

NEW APERTURES TO BE RECESSED
BEHIND PROPERTY LINE; DOORS NOT

TO PROJECT OVER PROPERTY LINE

METAL TRELLIS
1 SCALE: 1/4" = 1'-0"
3RD FLOOR PLAN
0 2' 4' 8'

Page 220 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 70 OF 141
A-115

ROOF PLAN

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

TRASH ENCLOSURE

OPEN TO BELOW

CURTAIN WALL SYSTEM
STUCCO

CURB MOUNTED SKYLIGHT

LINE OF FLOOR BELOW

PLANTED ROOFTOP

STORAGE SYSTEM BY OTHERS

ROOF DRAIN WITH OVERFLOW

HOUSE EP

TELEPHONE BACKBOARD

OPEN TO BELOW

NEW APERTURES TO BE RECESSED
BEHIND PROPERTY LINE; DOORS NOT

TO PROJECT OVER PROPERTY LINE

METAL TRELLIS
5 5
2 A-204
1 A-204
1 A-203
3 A-203
#DrgID
#LayID
2 3'-5 1/4" 2
9'-11 1/2" 21'-11 1/2"
68'-9"
3'-1/4" 17'-4 1/4" 17'-9 1/4"
6 1/4"
4 2'-4 1/4"
27'-4 1/2"
3'-2 1/4"
T
O
P
L
81'-11"
7 1/2"
3 1/2"
94'-2"
PC 16.07'
PC 16.56'
PC 15.24'
PC 15.44'
3'-7 3/4" 43'-6 1/4" 21'-2 1/4" 21'-9 1/4" 4'-3/4"
6'-11 1/2" 12'-1/4" 55'-0" 9'-3/4" 11'-1 1/2"
CP F
PROPOSED: 45.93'
ALLOWED: 53.78'
26'-8 3/4" 11'-5" 28'-1/2" 15'-9"

LOWEST POINT ON SITE
OPEN
TO
BELOW
SLOPE 1/4":12"
MIN.

SLOPE 1/4":12"
MIN.

SLOPE 1/4":12"
MIN.
520 SQ FT

SOLAR ZONE AREA
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2 A-203
1 A-302
1 A-301
1 A-301
2 A-303
2 A-301
2 A-301
CP A PROPOSED: 45.29'
ALLOWED: 45.32'
CP B PROPOSED: 45.29'
ALLOWED: 45.47'
CP C PROPOSED: 45.29'
ALLOWED: 46.48'
CP D1 PROPOSED: 45.29'
ALLOWED: 46.15'
CP D2 PROPOSED: 45.29'
ALLOWED: 45.93'
CP E1
PROPOSED: 48.60'
ALLOWED: 53.78'
CP E2 PROPOSED: 48.60'
ALLOWED: 53.53'
01 01
01 01
06 06
06 01
07 06
06 14
14 14

ELEVATOR

OVERRUN

ELEVATOR

OVERRUN
SLOPE 1/4":12"
MIN.
10 10
1 SCALE: 1/4" = 1'-0"

ROOF PLAN
0 2' 4' 8'
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’ P.C. Elevation 16.56 (Point A) (Point C)
West East
Lot Length = 95.10’ Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B) Lot Width = 86.16’ (Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be referenc Length A-B 95.1 Distance from A to B (lot length)
Length A-AB' 4.35 Distance from A to Critical Point along Line AB Elev. AB': 15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be referen Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be ref Length C-D 95.11 Distance from C to D (lot length)
Length C-CD' 4.35 Distance from C to Critical Point along Line CD Elev.CD': 16.54
Length AB'-CD' 86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1: 15.32
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP A: 45.32
Prop. Ht. @ CP A: 45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’ P.C. Elevation 16.56 (Point A) (Point C)
West East
Lot Length = 95.10’ Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B) Lot Width = 86.16’ (Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be reference as B Length A-B 95.1 Distance from A to B (lot length)
Length A-AB' 4.35 Distance from A to Critical Point along Line AB Elev. AB': 15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be reference as C from hereon Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be reference as D Length C-D 95.11 Distance from C to D (lot length)
Length C-CD' 4.35 Distance from C to Critical Point along Line CD Elev.CD': 16.54
Length AB'-CD' 86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1: 15.32
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP A: 45.32
Prop. Ht. @ CP A: 45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’ P.C. Elevation 16.56 (Point A) (Point C)
West East
Lot Length = 95.10’ Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B) Lot Width = 86.16’ (Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be referenc Length A-B 95.1 Distance from A to B (lot length)
Length A-AB' 90.83 Distance from A to Critical Point along Line AB Elev. AB': 15.43
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be referen Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be ref Length C-D 95.11 Distance from C to D (lot length)
Length C-CD' 90.83 Distance from C to Critical Point along Line CD Elev.CD': 16.09
Length AB'-CD' 86.16 Lot width at Critical Point
Length AB'-CP1 5 Distance from Line AB to Critical Point (width) Elev. CP1: 15.47
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP B: 45.47
Prop. Ht. @ CP B: 45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’ P.C. Elevation 16.56 (Point A) (Point C)
West East
Lot Length = 95.10’ Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B) Lot Width = 86.16’ (Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be referenc Length A-B 95.1 Distance from A to B (lot length)
Length A-AB' 4.35 Distance from A to Critical Point along Line AB Elev. AB': 15.25
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be referen Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be ref Length C-D 95.11 Distance from C to D (lot length)
Length C-CD' 4.35 Distance from C to Critical Point along Line CD Elev.CD': 16.54
Length AB'-CD' 86.16 Lot width at Critical Point
Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width) Elev. CP1: 16.48
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP C: 46.48
Prop. Ht. @ CP C: 45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’ P.C. Elevation 16.56 (Point A) (Point C)
West East
Lot Length = 95.10’ Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B) Lot Width = 86.16’ (Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be referenc Length A-B 95.1 Distance from A to B (lot length)
Length A-AB' 73.13 Distance from A to Critical Point along Line AB Elev. AB': 15.39
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be referen Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be ref Length C-D 95.11 Distance from C to D (lot length)
Length C-CD' 73.13 Distance from C to Critical Point along Line CD Elev.CD': 16.18
Length AB'-CD' 86.16 Lot width at Critical Point
Length AB'-CP1 82.42 Distance from Line AB to Critical Point (width) Elev. CP1: 16.15
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP D1: 46.15
Prop. Ht. @ CP D1: 45.29
901 HERMOSA AVE
North
P.C. Elevation 15.24 Lot Width = 86.17’ P.C. Elevation 16.56 (Point A) (Point C)
West East
Lot Length = 95.10’ Lot Length = 95.11’
P.C. Elevation 15.44 P.C. Elevation 16.07
(Point B) Lot Width = 86.16’ (Point D)
South
Dotted Lines = Property Lines
Critical Height Calculation For: 901 HERMOSA AVE
Elev. Pt. A 15.24 Lowest property corner (PC) elevation, this elevation will be reference as A Elev. Pt. B 15.44 PC elevation of corner at end of length, this elevation point will be referen Length A-B 95.1 Distance from A to B (lot length)
Length A-AB' 90.83 Distance from A to Critical Point along Line AB Elev. AB': 15.43
Elev. Pt. C 16.56 PC elevation of corner across width of A, this elevation point will be refere Elev. Pt. D 16.07 PC elevation of corner at end of length of C, this elevation point will be ref Length C-D 95.11 Distance from C to D (lot length)
Length C-CD' 90.83 Distance from C to Critical Point along Line CD Elev.CD': 16.09
Length AB'-CD' 86.16 Lot width at Critical Point
Length AB'-CP1 65.52 Distance from Line AB to Critical Point (width) Elev. CP1: 15.93
Height Limit 30 Allowable height limit in the R-3 zone (25' limit for R-1 zone) Max. Ht. @ CP D2: 45.93
Prop. Ht. @ CP D2: 45.29

Page 221 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 77 OF 141
A-201

EXISTING ELEVATIONS

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

16.09'

15.54'
05 02
06 03
04 02
06 02
03 03
04 07
07 07
PL
PL
2ND FLOOR
+24.50'
1ST FLOOR
+16.50'
ROOF
+34.00'
T.O. PARAPET
+39.80"

39.26'

36.61'

EXISTING GRADE

EXISTING SLAB

ON GRADE

EXISTING STEP INTO PROPERTY
01 02
03 04
05 06
07 08
09 11
10 ALL INTERIOR WALLS TO BE REMOVED

DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.

NEW WINDOW OR DOOR SYSTEM TO BE

INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN

STRUCTURAL INTEGRITY

EXISTING ROOF TO BE REMOVED

EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE

PROPOSED PLAN/ELEVATIONS FOR DIMS

EXISTING STAIRS TO BE REMOVED

NOT USED

NOT USED
05 05
04 EXISTING GRADE

EXISTING SLAB
PL PL
2ND FLOOR
+24.50
1ST FLOOR
+16.50
ROOF
+34.00'
T.O. PARAPET
+39.80'

15.46' 15.50'
1 SCALE: 1/4" = 1'-0"

SOUTH ELEVATION - EXISTING
0 2' 4' 8'
2 SCALE: 1/4" = 1'-0"

WEST ELEVATION - EXISTING
0 2' 4' 8'

Page 222 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 78 OF 141
A-202

EXISTING ELEVATIONS

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
8 06-27-25 PLANNING SUBMITTAL
9 10-08-25 PLANNING COM. HEARING
10 12-02-25 PLANNING COM. HEARING
03 03 03
06 03
04 04
04 04
04 (E) STEP INTO ENTRY
03 07
PL PL
2ND FLOOR
+24.50'
1ST FLOOR
+16.50'
ROOF
+34.00'
T.O. PARAPET
+39.80'

16.05'

16.09' 16.56'

39.26'

36.61'
1'-0"

15.44'
05 04
02 02
03 04
07 07 07 07 07
07 PL PL
2ND FLOOR
+24.50'
1ST FLOOR
+16.50'"
ROOF
+34.00'
T.O. PARAPET
+39.80'

16.50'
(E) ALLEY (E) BUILDING SLAB
(E) DOOR
1' ABOVE GRADE
01 02
03 04
05 06
07 08
09 11
10 ALL INTERIOR WALLS TO BE REMOVED

DOOR TO BE REMOVED
REMOVE EXISTING WINDOW OR DOOR SYSTEM.

NEW WINDOW OR DOOR SYSTEM TO BE

INSTALLED IN SAME LOCATION
EXISTING WALL TO REMAIN. MAINTAIN

STRUCTURAL INTEGRITY

EXISTING ROOF TO BE REMOVED

EXISTING AWNING TO BE REMOVED
EXISTING WALL TO BE REMOVED. SEE

PROPOSED PLAN/ELEVATIONS FOR DIMS

EXISTING STAIRS TO BE REMOVED

NOT USED

NOT USED
2 SCALE: 1/4" = 1'-0"

EAST ELEVATION - EXISTING
0 2' 4' 8'
1 SCALE: 1/4" = 1'-0"

NORTH ELEVATION - EXISTING
0 2' 4' 8'

Page 223 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 79 OF 141
A-203

PROPOSED ELEVATIONS

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
8 06-27-25 PLANNING SUBMITTAL
9 10-08-25 PLANNING COM. HEARING
10 12-02-25 PLANNING COM. HEARING
1 2 3 4 5
6 A-908
8 A-908
10 A-908
13 A-908
12 A-908
9'-1 1/2" 9'-1/2" 10'-7 1/2"
2'-6 1/2" 6'-6" 5'-0" 5'-7 1/2"
CP B 45.29' CP D2 45 CP D1 45.29'.29'
10'-0"

19.17'
CP E1 48.50'
4'-7"
10'-2 1/2" R
O
8'-0"
M
A
X
E
L
E
V
H
T
09 04
107.1

MAXIMUM ROOF

HEIGHT SLOPE
111.2 110.2 111.1 110.1
111.A 110.A

CW-A CW-B
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-4
GL-4
CW-C
PL PL
7 A-908
11 A-908
PC15.44'
PC16.07'
PC46.07'

45.44'
CO-4
CO-4
CO-2
01 02
03 04
05 06
07 08
09 10
11 12
13 TRASH ENCLOSURE

OPEN TO BELOW

CURTAIN WALL SYSTEM
STUCCO

CURB MOUNTED SKYLIGHT

LINE OF FLOOR BELOW

PLANTED ROOFTOP

STORAGE SYSTEM BY OTHERS

ROOF DRAIN WITH OVERFLOW

HOUSE EP

TELEPHONE BACKBOARD

OPEN TO BELOW

NEW APERTURES TO BE RECESSED
BEHIND PROPERTY LINE; DOORS NOT

TO PROJECT OVER PROPERTY LINE

PL A B C D E F PL

FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'

GARDEN ROOF
+39.67'
ROOF
+45.29'
3'-11" 4'-7"
2 8'-9 1/2"
CP A 45.29' CP B 45.29'
CP E2 48.50' CP E1 48.50'
09 STC-1
MT-3
(E) SLAB
(N) GRADE

MAXIMUM ROOF
HEIGHT
(E) GRADE

CW-K CW-L
STC-1
MTL-3 MTL-3
MTL-5
GL-1
MTL-5
GL-1
MTL-3
MTL-3
312.1
MTL-5
PC15.24' PC15.44'

45.35'

45.44'
1'-0"
9'-1 1/2" 2'-6 1/2" 6'-6" 5'-0" 5'-7 1/2"

FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'

GARDEN ROOF
+39.67'
ROOF
+45.29'
9'-1 1/2" 2'-6 1/2" 6'-6" 5'-0" 5'-7 1/2"
CP D2 45.29' CP D1 45.29'
6 1/4"
1'-6" 12'-10"
VIF
105.2
105.B
SLOPE

PER CIVIL
CW-D
STC-1
MTL-5
MTL-4
GL-1
GL-4
2 8'-9 1/2"
2 SCALE: 1/4" = 1'-0"

SOUTH ELEVATION
0 2' 4' 8'
3 SCALE: 1/4" = 1'-0"

WEST ELEVATION
0 2' 4' 8'
1 SCALE: 1/4" = 1'-0"

SOUTHWEST ELEVATION
0 2' 4' 8'

Page 224 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 80 OF 141
A-204

PROPOSED ELEVATIONS

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

PL F E D C B A PL

FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'

GARDEN ROOF
+39.67'
ROOF
+45.29'
1 A-904
2 A-904
9 A-904
11 A-904
7 A-904
5 A-904
4 A-904
3 A-904
1'-6"
VIF
9'-1 1/2" 2'-6 1/2" 6'-6" 5'-0" 5'-7 1/2"
2 8'-9 1/2"
CP D2 45.29' CP D1 45.29' CP C 45.29'
12'-11 1/2"
VIF
CP E1 48.50' CP E2 48.50'
CP F 45.93'
04 09
105.1 105.A 104.A 101.B

MAXIMUM ROOF
HEIGHT
104.1 101.1

CW-D CW-F
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-3 MTL-3
CW-E
PC16.05'
PC16.56
5 4 3 2 1

FOUNDATION
+13.38'
1ST FLOOR
+16.50'
2ND FLOOR - STORAGE
+25.63'
2ND FLOOR - OFFICE
+28.17'
3RD FLOOR
+34.67'

GARDEN ROOF
+39.67'
ROOF
+45.29'
1'-3"
9'-1 1/2" 2'-6 1/2" 6'-6" 5'-0" 5'-7 1/2"
2 8'-9 1/2"
CP C 45.29'
CP A 45.29'

24.13'
CP F 45.93'
8 CP E2 48.50'
'-0"
M
A
X
E
L
E
V
H
T
8'-10 1/2"
R.O.
+24.13'
09 04
115.2

MAXIMUM ROOF
HEIGHT
119.1
114.1

CW-G CW-H CW-I
STC-1
MTL-5
MTL-4
GL-1
GL-4
MTL-3
10 CW-F CW-J
MTL-5
121.1 118.1
115.3
PL PL
PC15.24'
PC16.56'

45.24'

46.56'
7'-8" R
O
7'-8" R
O
7'-8" R
O
7'-8" R
O
(E) ALLEY
(E) BUILDING SLAB

HEAD HEIGHT TO MATCH
7'-0" AFF
01 02
03 04
05 06
07 08
09 10
11 TRASH ENCLOSURE

OPEN TO BELOW

CURTAIN WALL SYSTEM
STUCCO

CURB MOUNTED SKYLIGHT

LINE OF FLOOR BELOW

PLANTED ROOFTOP

STORAGE SYSTEM BY OTHERS

ROOF DRAIN WITH OVERFLOW

HOUSE EP

TELEPHONE BACKBOARD
2 SCALE: 1/4" = 1'-0"

EAST ELEVATION
0 2' 4' 8'
1 SCALE: 1/4" = 1'-0"

NORTH ELEVATION
0 2' 4' 8'

Page 225 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET82OF141
A-301
11 22
33 44
55 66
/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln

BUILDINGSECTIONS

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

TRASHENCLOSURE

OPENTOBELOW
BENCH

CONCRETEPLANTER

CURTAINWALLSYSTEM
STUCCO

CURBMOUNTEDSKYLIGHT

LINEOFFLOORBELOW

PLANTEDROOFTOP

STORAGESYSTEMBYOTHERS

ROOFDRAINWITHOVERFLOW

HOUSEEP

DGGROUT
SLOPENOTTOEXCEED6.67%

CONCRETEPAVER

TELEPHONEBACKBOARD

OPENTOBELOW

CONCRETESLAB

ATGRADEPLANTER

PAD-MOUNTEDTRANSFORMERPERSCE
(E)BOLLARDSTOBEREPLACEDWITH

REMOVABLEBOLLARDS
1 A-905
3 A-905
3 A-904
8 A-904
1 A-904
1 A-902
1 A-902
4 A-902
2 A-902
2 A-902
4 A-902
4 A-906

FOUNDATION
-3.13'
1STFLOOR
±0.00'
2NDFLOOR-STORAGE
+9.13'
2NDFLOOR-OFFICE
+11.67'
3RDFLOOR
+18.17'

GARDENROOF
+23.17'
ROOF
+28.79'
5 A-904
6 A-904
7 A-904
4 A-904
28'-9 1/2"
9'-1 1/2" 2'-6 1/2" 6'-6" 5'-0" 5'-7 1/2"
F
T
0 4
F
T
0 4
F
T
0 4
F
T
0 4
R
T
0 2
F
T
0 2
F
T
0 2
R
T
0 1
R
T
0 1
R
T
0 1
R
T
0 5
SIM
SIM
SIM
SIM
SIM
OFFICE
301
STAIR02
114

LOADINGZONE
115
ELEVATOR02

STORAGEUNITS
113
RETAIL
101
STAIR02
209

STORAGEUNITS
210

STORAGEUNITS
210
GARDEN
316
OFFICE
315

CONFERENCERM
314
STAIR EXIT 325
STAIR02
324

TRANSFORMER
121
9 A-904
4 A-906
F
T
0 1
F
T
0 1
F
T
0 1
F
T
0 1
R
T
0 2
2 A-904
1 A-904
1 A-902
1 A-902
1 A-902
1 A-906
1 A-906
3 A-902
4 A-902
3 A-905
5 A-902
1 A-906

FOUNDATION
-3.13'
1STFLOOR
±0.00'
2NDFLOOR-STORAGE
+9.13'
2NDFLOOR-OFFICE
+11.67'
3RDFLOOR
+18.17'

GARDENROOF
+23.17'
ROOF
+28.79'
5 A-904
28'-9 1/2"
9'-1 1/2" 2'-6 1/2" 6'-6" 5'-0" 5'-7 1/2"
4'-0"
FT04
FT04FT07
FT07
RT02
FT02
FT01FT01
FT04
RT01RT01RT01

LIDPLANTER
BEYOND

LIDPLANTER
BEYOND
FT02

PERGOLA
SIM
SIMSIM
SIM
SIM
GARDEN
323

COURTYARD
318

RECEPTION
317

GARDENPATIO
303
RSTRM

CORRIDOR
324
STAIR02
209

STORAGEUNITS
210
RETAIL
104

STORAGEUNITS
113
SIM
1 SCALE:1/4"=1'-0"

BUILDINGSECTION-E/W
02'4'8'
2 SCALE:1/4"=1'-0"

BUILDINGSECTION-COURTYARDSE/W
02'4'8'

Page 226 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET83OF141
A-302
11 22
33 44
55 66
/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln

BUILDINGSECTION

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

FOUNDATION
-3.13'

FOUNDATION
-3.13'
1STFLOOR
±0.00'
1STFLOOR
±0.00'
2NDFLOOR-STORAGE
+9.13'
2NDFLOOR-STORAGE
+9.13'
2NDFLOOR-OFFICE
+11.67'
2NDFLOOR-OFFICE
+11.67'
3RDFLOOR
+18.17'
3RDFLOOR
+18.17'

GARDENROOF
+23.17'

GARDENROOF
+23.17'
ROOF
+28.79'
ROOF
+28.79'
28'-9 1/2"
9'-1 1/2" 2'-6 1/2" 6'-6" 5'-0" 5'-7 1/2"
4'-6 1/2"
FT03FT06
FT07
FT02
FT01
FT04FT04
RT02
FT01
FT02
FT01
FT02
FT01FT01
RT01
RT01
RT03
SIM
SIM

COURTYARD
318
OFFICE
308
OFFICE
205

SPACENOTUSED

STORAGEUNITS
210
LOBBY
107

RESTROOM
109

WINESTORAGE
112

STORAGEUNITS
113

LOADINGZONE
115

CONFERENCERM
314
SIM
SIM
SIM
SIM 3
A-906
1 SCALE:1/4"=1'-0"

BUILDINGSECTIONN/S
02'4'8'

Page 227 of 893 ends

ARKDATEDESCRIPTION

SHEETTITLE

CONSULTANTS
PROJECTNO:22007
MODELFILE:
22007-901HermosaAve-Powerscourt_Hearing2.pln
DRAWNBY:

SHEET84OF141
A-303
11 22
33 44
55 66
/Users/selinagottloeber/Laney LA Dropbox/Selina Gottloeber/2022/22007 - Powers - 901 HB/03 Design/04 Archicad/02 Current/22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln

WALLSECTIONS

ARCHITECT

ANTHONYLANEYAIA
LANEYLA, INC. 725 CYPRESS AV
E
HERMOSABEACHCA90254
(310)870-7175
[email protected]

PROJECTNAME
901HERMOSA

PROJECTNUMBER
22007
CLIENT
901HERMOSAPARTNERSLLC

2.896 0.914 1.854 1.346 1.829

HSSCOLUMNBEYOND

FIRESTOPPING
WALLTBDPERT24

ROOFDRAIN
2NDFLOOR-STORAGE
+12'-1.5"
3RDFLOOR-OFFICE
+19.58' ROOF G
ARDEN
+24.00' 2ND FL

OOR-STORAGE
+9'-2"
1STFLOOR
+0.00' ROOF +30.00' 3
A-904
1STFLOOR
±0.00'
2NDFLOOR-STORAGE
+9.13'
2NDFLOOR-OFFICE
+11.67'
3RDFLOOR
+18.17'

GARDENROOF
+23.17'
ROOF
+28.79'
FT03
FT06
FT02
FT01
FT01
1 SCALE:1/2"=1'-0"

WALLSECTIONC
01'2'4'
2 SCALE:1/2"=1'-0"

WALLSECTIONA-COORDINATION
01'2'4'

Page 228 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 85 OF 141
A-401
STAIR 01 PLAN & SECTION

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

OPEN
TO
ABOVE
ELEVATOR 01 STAIR 01
121

RESTRM CORRIDOR
107
123456
7 8
UP
20 RISERS (7")
1 A-302
7 A-401
6 A-401
5 A-401
10 A-401
44"
ACC. RSTRM
109
4 A-401
8 A-401
9 A-401
44"
44" CLR 44" CLR
44"
CLR
ELEVATOR 01
STAIR 01
204
LOBBY
203
DN
7 A-401
6 A-401
5 A-401
10 A-401
1234567
UP
12 RISERS (6 1/2")
4 A-401
8 A-401
9 A-401
44" CLR
OPEN
TO
BELOW
OPEN
TO
BELOW
ELEVATOR 01
GARDEN
311

VESTIBULE
306
STAIR 01
327
7 A-401
6 A-401
5 A-401
10 A-401
DN
4 3
5 A-903
16 A-903
8 A-903
34" - 38"
42" MIN
G
U
A
R
D
AIL
42" MIN
G
U
A
R
D
AIL
FT05
FT01
FT03
SIM
F E D
4 A-903
7 A-903
34" - 38"
12"
FT01
FT06 FT03
SIM
F E D
3 A-903
1 A-903
4 A-903
+13.38'

FOUNDATION
+16.50'
1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'
2ND FLOOR - OFFICE
+34.67'
3RD FLOOR
+39.67'

GARDEN ROOF
+45.29'
ROOF
34" - 38"
12"
11"
42"
G
U
A
R
D
R
AIL
FT06 FT03
FT05
FT01 FT01
2 A-903
34" - 38"

PL F E D
8 A-903
+4.077

FOUNDATION
+5.029
1ST FLOOR
+7.811
2ND FLOOR - STORAGE
+8.585
2ND FLOOR - OFFICE
+10.566
3RD FLOOR
+12.090

GARDEN ROOF
+13.805
ROOF
FT06 FT03
FT01
RT05
RT01 RT01
FT05
D E F
+160 1/2"

FOUNDATION
+198"
1ST FLOOR
+307 1/2"
2ND FLOOR - STORAGE
+338"
2ND FLOOR - OFFICE
+416"
3RD FLOOR
+476"

GARDEN ROOF
+543 1/2"
ROOF
FT03 FT06
FT05
D E F
FT01
FT03 FT06
FT05
FT01
3 4
+160 1/2"

FOUNDATION
+198"
1ST FLOOR
+307 1/2"
2ND FLOOR - STORAGE
+338"
2ND FLOOR - OFFICE
+416"
3RD FLOOR
+476"

GARDEN ROOF
+543 1/2"
ROOF
FT05
FT01
1 SCALE: 1/4" = 1'-0"
1ST FLOOR STAIR / ELEVATOR 01 PLAN
0 2' 4' 8'
2 SCALE: 1/4" = 1'-0"
2ND FLOOR STAIR / ELEVATOR 01 PLAN
0 2' 4' 8'
3 SCALE: 1/4" = 1'-0"
3RD FLOOR STAIR / ELEVATOR 01 PLAN
0 2' 4' 8'
7 SCALE: 1/4" = 1'-0"
STAIR 01 SECTION SOUTH
0 2' 4' 8' 6 SCALE: 1/4" = 1'-0"
STAIR 01 SECTION WEST
0 2' 4' 8'
5 SCALE: 1/4" = 1'-0"
STAIR 01 SECTION WEST
0 2' 4' 8' 10 SCALE: 1/4" = 1'-0"

ELEVATOR SECTION
0 2' 4' 8'
4 SCALE: 1/4" = 1'-0"
STAIR 01 SECTION EAST
8 SCALE: 1/4" = 1'-0"
STAIR 01 SECTION EAST
9 SCALE: 1/4" = 1'-0"
STAIR 01 SECTION NORTH
0 2' 4' 8'

Page 229 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 86 OF 141
A-402
STAIR 02 PLAN & SECTION

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
8 06-27-25 PLANNING SUBMITTAL
9 10-08-25 PLANNING COM. HEARING
10 12-02-25 PLANNING COM. HEARING
987654321
10 11
12131415161718
UP
18 RISERS (6 23/32")
4 A-402
5 4
A-402
5"
CLR
12"
5X10
5X5 5X5 5X5 5X5 5X5
STAIR 02
114
PL
SB
C B A
1 1
A-301
2 A-301
6 A-402
13 DN
4 A-402
5 A-402
12"
45"
CLEA
R
45"
CLEA
R
R 45"
5X10
STAIR 02
209
PL
SB
C B A
1 1
A-301
2 A-301
6 A-402
12345678910
111213141516
UP
16 RISERS (6 25/32")
4 A-402
5 A-402
4 A-403
45"
CLR
15"-16"
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
STAIR 02
324
GARDEN

STAIRWELL EXIT
325
PL
SB
C B
2 A
1 1
A-301
2 A-301
6 A-402
DN

PLA B C
9 A-903
12 A-903
11 A-903
+16.50'
1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'
2ND FLOOR - OFFICE
+34.67'
3RD FLOOR
+39.67'

GARDEN ROOF
+45.29'
ROOF
7'-1/4"
3'-0"

PLA B C
12 A-903
11 A-903
9 A-903
+16.50'
1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'
2ND FLOOR - OFFICE
+34.67'
3RD FLOOR
+39.67'

GARDEN ROOF
+45.29'
ROOF
7'-7"
3'-0"
SIM
SIM
SIM
10 A-903
+16.50'
1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'
2ND FLOOR - OFFICE
+34.67'
3RD FLOOR
+39.67'

GARDEN ROOF
+45.29'
ROOF
1 SCALE: 1/4" = 1'-0"
1ST FLOOR STAIR PLAN
0 2' 4' 8'
2 SCALE: 1/4" = 1'-0"
2ND FLOOR STAIR PLAN
0 2' 4' 8'
3 SCALE: 1/4" = 1'-0"
3RD FLOOR STAIR PLAN
0 2' 4' 8'
4 SCALE: 1/4" = 1'-0"
STAIR 02 SECTION
0 2' 4' 8'
5 SCALE: 1/4" = 1'-0"
STAIR 02 SECTION
0 2' 4' 8'
6 SCALE: 1/4" = 1'-0"
STAIR 02 SECTION
0 2' 4' 8'

Page 230 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 87 OF 141
A-403
STAIR 03 & ELEVATOR 02

PLAN & SECTION

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

CONTROLLER

FIRE (ASR) RM
118
ELEVATOR 02

ELEV RM
121

TRASH RM
119
4 A-403
4'-2"
RO MIN.
7'-9 1/2"
CLR
8'-4"
CLR
5X10 5X10
5X5 5X5
5X5
5X5
5X6
ELEVATOR 02

STORAGE UNITS
210
4 A-403
7'-9 1/2"
CLR
36"

DBL DOOR

TALL CABINET
30"

DBL DOOR

BASE CABINET
36" 30" 36"
170 7/8"

OVERALL
24"
1 1/2"
8'-4"
CLR
OPEN
TO
ABOVE
ELEVATOR 02

STAIRWELL EXIT
325
MECH. PLATFORM
302
2 +13.38'

FOUNDATION
+16.50'
1ST FLOOR
+25.63'
2ND FLOOR - STORAGE
+28.17'
2ND FLOOR - OFFICE
+34.67'
3RD FLOOR
+39.67'

GARDEN ROOF
+45.29'
ROOF
1 SCALE: 1/4" = 1'-0"
1ST FLOOR ELEVATOR 02 PLAN
0 2' 4' 8'
5 SCALE: 1/4" = 1'-0"
2ND FLOOR ELEVATOR 02 PLAN
0 2' 4' 8'
3 SCALE: 1/4" = 1'-0"
3RD FLOOR ELEVATOR 02 PLAN
0 2' 4' 8'
4 SCALE: 1/4" = 1'-0"
ELEVATOR 2 SECTION
0 2' 4' 8'

Page 231 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 88 OF 141
A-404

ENLARGED BATHROOM

PLANS & ELEVATIONS

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

SURFACE MOUNTED

TOILET PAPER
DISPENSER; MOUNT

UNDER GRAB BAR
(MIN CLR 1-1/2")
TL-1
MIRROR
48" 40" M
A
X
29" MIN
11"
MIN
8"
MIN
9"
MIN
TL-1

ACCESSIBLE SINK &

FAUCET W/ INSUL

DRAIN PIPE BELOW
PT-1
48" M
A
X
18"

RECESSED PAPER

TOWEL DISPENSER

AND RECEPTACLE
PT-1
TL-1

TO LOBBY CL
+0'-0" A.F.F.
+8'-0" A.F.F.

V.I.F. TO EXISTING CEILING HT.
12"
MAX
54" MIN
24" MIN
19" MIN
1 1/2"
M
A
X
7"-9"
PT-1
TL-1
10 9.1
108.1

CL CL CL
C
CL L
1A
1B
1C
1D A-404
1E
1F
1G
1H A-404
18" 18"
2 2"
2 2"
18" 18"
10 6.1
LC
LC
2A
2B
2C
2D A-404
18"
18"
22"
103.1
CL
CL
2B
2A
2D
2C A-404
12" 48" 12"
SIM
320.A
320.1
323.A
316.1
320.B
321.1
322.1
3A
3B
3D
3C A-404
3H
3E
3F
3G A-404
2 1/2"
MAX
3" M
A
X
1 1/2" M
A
X
15"-16"
OPEN
TO
ABOVE
OPEN
TO
ABOVE
48" M
A
X
28"
PT01
TL01
MIRROR
CL
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.

V.I.F. TO EXISTING
CEILING HT.
40" M
A
X.
17"-18"
17"-19" RECESSED TOILET
PAPER DISPENSER;

MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")

RECESSED PAPER

TOWEL DISPENSER

AND RECEPTACLE
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.

V.I.F. TO EXISTING
CEILING HT.
33"-36"
PT01
TL01
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.

V.I.F. TO EXISTING
CEILING HT.
34" M
A
X.
29" MIN.
9"
MIN.
11"
MIN.
8"
MIN.

PT01
TL01

ACCESSIBLE SINK &

FAUCET W/ INSUL

DRAIN PIPE BELOW

TO RESTROOM

CORRIDOR
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.

V.I.F. TO EXISTING
CEILING HT.
33"-36"
12"
MAX.
42"MIN.
19"
MIN.
54"MIN.
7"-9"
1 1/2"
M
A
X.
24" MIN.

PT01

ACCESSIBLE TOILET
W/ FLUSH CTRL @

OPEN SIDE OF TOILET
TL01
8"
MIN
48" M
A
X
18"
TL-1

TO LOBBY
+0'-0" A.F.F.
+8'-0" A.F.F.

V.I.F. TO EXISTING CEILING HT.

PT-1
29" MIN
11"
MIN
9"
MIN

ACCESSIBLE SINK &

FAUCET W/ INSUL

DRAIN PIPE BELOW

RECESSED PAPER

TOWEL DISPENSER

AND RECEPTACLE
+0'-0" A.F.F.
+8'-0" A.F.F.

V.I.F. TO EXISTING CEILING HT.

TL-1
PT-1
+0'-0" A.F.F.
+8'-0" A.F.F.

V.I.F. TO EXISTING CEILING HT.
33"-36"
36"MIN.
24" MIN 12"
MIN
17"-18"
17"-19
18 "" MIN
40" M
A
X 48"
31"
PT01

RECESSED TOILET
PAPER DISPENSER;

MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
TL-1
MIRROR
CL
CL
+0'-0" A.F.F.
+8'-0" A.F.F.

V.I.F. TO EXISTING CEILING HT.
11"
1"
54" MIN.

PT01
27"MIN. (K
NEE)
9MIN. (T
OE)
8"MIN. (KNEE) 6"MAX. (TOE)
17"MIN.
+0'-0" A.F.F.

PT01
CL
+0'-0" A.F.F.
+8'-0" A.F.F.

V.I.F. TO EXISTING CEILING HT.
17"-18"
24" MIN 12"
MIN
36" MIN
33"-36"
17"-19"
32"
PT-1

RECESSED TOILET
PAPER DISPENSER;

MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")
TL-1
MIRROR
48" 40" M
A
X
+0'-0" A.F.F.
+8'-0" A.F.F.

V.I.F. TO EXISTING CEILING HT.
29"
2 1/2"
2 1 8 1/2"MAX./2"
PT01
+0'-0" A.F.F.
+8'-0" A.F.F.

V.I.F. TO EXISTING CEILING HT.

PT01
TL01

TO RETAIL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.

V.I.F. TO EXISTING CEILING HT.
36"
48" M
A
X
33" MIN
16" MIN
27" MAX
PT01
MIRROR
6" MAX

SHOWER CONTROL

BOUNDARY LOCATION
40" M
A
X 48"
15"
6'8"-7'-0"
T
Y
P.S
H
O
WER
HEA
D
H
T.
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.

V.I.F. TO EXISTING CEILING HT.

PT01
TL01
CL
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.

V.I.F. TO EXISTING CEILING HT.
34" M
A
X
12" 24" MIN
MIN
36" MIN
33"-36"
17"-18"
29" MIN
11"
MIN
8"
MIN
9"
MIN
17"-19"
48" M
A
X
PT-1

RECESSED TOILET
PAPER DISPENSER;

MOUNT UNDER GRAB
BAR (MIN CLR 1-1/2")

ACCESSIBLE SINK &

FAUCET W/ INSUL

DRAIN PIPE BELOW

RECESSED PAPER

TOWEL DISPENSER

AND RECEPTACLE
CL
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.

V.I.F. TO EXISTING CEILING HT.
24"
42" MIN 12"
MAX
54" MIN
24" MIN
33"-36"
19" MIN
1 1/2"
M
A
X
7"-9"
PT-1

WALL BEHIND
PT-1

ACCESSIBLE TOILET
W/ FLUSH CTRL @

OPEN SIDE OF TOILET
TL-1
1A SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
1B SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
1C SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
1D SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
1 SCALE: 3/8" = 1'-0"

LOBBY RESTROOM
2 SCALE: 3/8" = 1'-0"
RETAIL RESTROOM 106
3 SCALE: 3/8" = 1'-0"
RETAIL RESTROOM 103
4 SCALE: 3/8" = 1'-0"

OFFICE RESTROOM
3E
OFFICE RESTROOM 3G
OFFICE RESTROOM 3H
OFFICE RESTROOM 3F

OFFICE RESTROOM
1H SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
1G SCALE: 3/8" = 1'-0"
RESTROOM ELEVATION 1E SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
1F SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
2A SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
2B SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
2C SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
2D SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
3A SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
3B SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
3C SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION
3D SCALE: 3/8" = 1'-0"

RESTROOM ELEVATION

Page 232 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 89 OF 141
A-405

ENLARGED KITCHEN PLANS
& ELEVATIONS

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

V.I.F. TO EXISTING
CEILING HT.
169 3/8"

OVERALL
2 1/4"
84" 84"
5/8"
36" 69 1/2"
105 1/2"
CL
76" 29 1/2"
329 3/4"

OVERALL
105 1/2"
O
VER
ALL
17" 10" 10"
40" 29 1/2" 36"
7 1/2"7 1/2"7 1/2"7 1/2"
1/4"
161"
7 1/2" 161"
+0'-0" A.F.F.
+8'-9 1/2" A.F.F.

V.I.F. TO EXISTING
CEILING HT.

DW
CL
F DW F
1A
59" 36" 24"
DRAWER
24"
DRAWER
36"
SINK
24" 24"
DRAWER
36" 59"
322 1/2"

OVERALL
24"
1 9/16"
F F
319.1
2A
36"

DBL DOOR

TALL CABINET
30"

DBL DOOR

BASE CABINET
36" 30" 36"
170 7/8"

OVERALL
24"
1 1/2"
2A SCALE: 1/2" = 1'-0"

BAR ELEVATION
1A SCALE: 1/2" = 1'-0"

KITCHEN ELEVATION
1 SCALE: 1/2" = 1'-0"

ENLARGED PLAN - KITCHEN
2 SCALE: 1/2" = 1'-0"

ENLARGED PLAN - BAR

Page 233 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 90 OF 141
A-501

DETAILS - WALL ASSEMBLIES

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

PROJECT ADDRESS
901 HERMOSA AVE
HERMOSA BEACH, CA 90254
10-09-24 PLANNING SUBMITTAL
12-03-24 PLANNING SUBMITTAL
12-18-24 BID PROGRESS SET
8 06-27-25 PLANNING SUBMITTAL
9 10-08-25 PLANNING COM. HEARING
10 12-02-25 PLANNING COM. HEARING
W WT02 T07
WT13 WT03
WT09
WT11
WT04
WT10
WT01
WT05
WT06
WT08
WT12
WT14
WT15
WT16
WT17 TYP FURR'G WALL
@ EXIST PERIM

TYP INT WALL

TYP SHAFT WALL CONC FURR'G WALL
@ EXIST PERIM

CONC INT WALL
ELEV 01 EXT/INT WALL

TYP EXT MTL

STUD WALL

TYP INT DOUBLE

STUD WALL

EXT/EXT STUD
WALL @ ROOF

TYP UNCONDITIONED

STUD WALL

TYP UNCONDITIONED /

INT STUD WALL

CONC EXT/INT WALL
ELEVATOR 02 WALL

CONC LID PLANTER
WALL @ 3RD FLOOR
EXT STUD WALL @ 3RD

FLOOR CLERESTORY

CONC FURR'G WALL
@ 3RD FLOOR LID
PLANTER @ EXIST
PERIM

CONC EXT WALL

TYP EXT BUILD UP

SECTION
FIRE RATING:

STC RATING:
2 HOUR (GA FILE NO. WP 8191)
N/A
A: 6" STL STUD
B: 10" STL STUD
C: 12" STL STUD
SECT TYPE:ION
FIRE RATING:

STC RATING:

N/A
N/A
A: 2X4 STUD
B: 2X6 STUD
C: 2X10 STUD
TYPE:

SECTION
FIRE RATING:

STC RATING:
1 HOUR (GA FILE NO. WP 6852)
N/A
A: N/A
B: N/A
C: N/A
TYPE: SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: 8" THICK
B: 10" THICK
C:

TYPE:

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: 8"
B: 10"
C: 12"
TYPE:

SECTION
FIRE RATING:

STC RATING:
1 HOUR (GA FILE NO. WP 1072)
N/A
A: N/A
B:

TYPE:

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: 6" STL STUD
B: 10" STL STUD
C: N/A
TYPE:
(N) 3-PART STUCCO SYSTEM;

FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED

BOARDS TO BE REPLACED AS REQ'D W/

APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-19 MINERAL WOOL INSUL
(N) 5/8" GWB
(N) FINISH PER SCHED
5/8" GWB; BACKERBOARD AS REQ'D

FOR TILE

FINISH PER SCHED
5/8" GWB; BACKERBOARD AS REQ'D

FOR TILE

FINISH PER SCHED
MINERAL WOOL INSUL; FOR SOUND
ATTENUATION; FILL CAVITY
PLYWD SHEATH'G AS REQ'D; PER STRUCT
(3) 5/8" GWB

FINISH PER SCHED

INTERIOR INTERIOR
SHAFT

INTERIOR INTERIOR

EXTERIOR INTERIOR
2X STUD WALL; PER PLAN
2-1/2" LT GA STL STUD

EXTERIOR ELEV SHAFT
5/8" GWB TYP X

FINISH PER SCHEDULE
(N) 3/8" DRAINAGE LAYER
(N) WRB

EXTERIOR INTERIOR
(N) METAL SIDING
(N) SHEATH'G PER STRUCT
(N) 2X STUD WALL
(N) MINERAL WOOL INSUL; R-19
(N) 5/8" GWB
(N) FINISH PER SCHEDULE

FINISH PER SCHED
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) 3/8" STUCCO DRAIN MAT
(N) LT GA STL STUD WALL; PER TYPE
(N) 3-PART STUCCO FINISH;

FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS

TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-15 MINERAL WOOL INSUL
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB

INTERIOR
(N) 3/8" STUCCO DRAIN MAT
(N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR
BARRIER; TO BE BURRIED IN WALL; REMOVE (E)
1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT

WALL FACE
REMOVE (E) 1X6 ANGLED BOARD SHEATH'G AS
REQ'D @ INT WALL FACE
(N) FINISH PER SCHED

EXTERIOR
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB

INTERIOR
(N) FINISH PER SCHED

INTERIOR

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: 1/2" AIR GAP
B: 3" AIR GAP
C:

TYPE:

INTERIOR INTERIOR
(2) 4" LT GA STL STUD WALL
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
5/8" GWB

FINISH PER SCHEDULE
MINERAL WOOL INSUL; FOR SOUND ATTENUATION

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) 3/8" STUCCO DRAINAGE MAT
(N) WRB

EXTERIOR EXTERIOR
(N) 3-COAT STUCCO SYSTEM; FINISH

COLOR PER SCHEDULE
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED

BOARDS TO BE REPLACED AS REQ'D W/

APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) PLYWD SHEATH'G PER STRUCT

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB

UNCONDITIONED
(N) 5/8 GWB; EXT RATED
(N) 2X STUD WALL

UNCONDITIONED
(N) FINISH PER SCHEDULE
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) WRB
(N) 5/8 GWB; EXT RATED
(N) FINISH PER SCHEDULE

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB

INTERIOR
(N) 5/8 GWB; EXT RATED
(N) 2X STUD WALL

UNCONDITIONED
(N) FINISH PER SCHEDULE
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) PLYWD SHEATH'G AS REQ'D; PER STRUCT
(N) 5/8 GWB
(N) FINISH PER SCHEDULE
(N) R-15 MINERAL WOOL INSUL

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: 8" THICK
B: 10" THICK
C:

TYPE:
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB

INTERIOR
(N) FINISH PER SCHED

EXTERIOR
(N) MTL FINISH PER SCHED
(N) WRB
(N) 3/8" STUCCO DRAIN MAT

AIR GAP
5/8" GWB; EXT RATED TYP X
FIRE RATING:

STC RATING:
1 HOUR (GA FILE NO. WP 1072)
N/A
A: N/A
B:

TYPE:

INTERIOR ELEV SHAFT
5/8" GWB TYP X

FINISH PER SCHEDULE

FINISH PER SCHED
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
5/8" GWB TYP X
2X FRAM'G PER STRUCT
2X FRAM'G PER STRUCT
NOTE:
- THIS CONDITION WILL OCCUR AT ALL
EXISTING EXPOSED PARAPET WALLS.
- PER DEMO SHEETS; ALL EXISTING EXTERIOR

SIDING AND WRB TO BE REMOVED AND

REPLACED PER TYP EXTERIOR BUILD UP
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR

SIDING AND WRB TO BE REMOVED AND

REPLACED PER TYP EXTERIOR BUILD UP
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR

SIDING AND WRB TO BE REMOVED AND

REPLACED PER TYP EXTERIOR BUILD UP

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: 6" THICK
B: 8" THICK
C:

TYPE:

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B: N/A
C: N/A
TYPE:
(N) WRB

EXTERIOR INTERIOR

PLANTER
(N) EXT SHEATH'G PER STRUCT
(N) 2X STUD WALL
(N) AIR GAP PER TYPE
(N) FINISH PER SCHEDULE
(N) 5/8" GWB
(N) CONC WALL; PER STRUCT
(N) 5/8" GWB

PLANTER
(N) FINISH PER SCHED
(N) WRB
(N) 1" RIGID INSULATION

INTERIOR
(N) 1/2" FURR'G CHANNEL
(N) MINERAL WOOL INSUL; R19

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A:

TYPE:
(N) 3-PART STUCCO FINISH;

FINISH COLOR PER SCHED
(N) WRB
(E) 1X6 ANGLED BOARD SHEATH'G; DAMAGED BOARDS

TO BE REPLACED AS REQ'D W/ APPROVAL BY ARCH
(E) 2X6 STUD WALL
(N) R-15 MINERAL WOOL INSUL
(N) CONC WALL; PER STRUCT

PLANTER
(N) 3/8" STUCCO DRAIN MAT
(N) 3/4" CONC FORMWORK; W/O MEMB OR VAPOR
BARRIER; TO BE BURRIED IN WALL; REMOVE (E)
1X6 ANGLED BOARD SHEATH'G AS REQ'D @ INT

WALL FACE
(N) WRB

EXTERIOR
NOTE:
- PER DEMO SHEETS; ALL EXISTING EXTERIOR

SIDING AND WRB TO BE REMOVED AND

REPLACED PER TYP EXTERIOR BUILD UP
WRB

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B:

TYPE:
(N) 10" CONC WALL; PER STRUCT

EXTERIOR EXTERIOR

Page 234 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 91 OF 141
A-502

DETAILS - FLOOR / ROOF /

CEILING ASSEMBLIES

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

CONC O/ MTL DECK
@ STORAGE

CONC O/ MTL DECK
@ 2ND FLR OFFICE

TYP SOG INFILL

CONC O/ MTL DECK
@ 3RD FLR OFFICE

TYP ROOF
TYP ROOF @

LID PLANTER

GREEN ROOF
EXT. WALKWAY
@ 2ND FLOOR

EXT COURTYARD
@ 3RD FLOOR

CONC O/ MTL DECK
@ 3RD FLR LANDING/
ENTRY
ROOF @ 3RD FLOOR
MECH. DECK

ELEVATOR ROOF
1 1/2" PER
S
T
R
U
C
T
VA
RIES
N
T
S
VA
RIES
PER
S
T
R
U
C
T
PER
S
T
R
U
C
T
PER
S
T
R
U
C
T
PER
S
T
R
U
C
T
PER
S
T
R
U
C
T
PER
S
T
R
U
C
T
PER
S
T
R
U
C
T
PER
S
T
R
U
C
T
PER
S
T
R
U
C
T
PER
S
T
R
U
C
T
VA
RIES
PER
S
T
R
U
C
T
VA
RIES
PER
S
T
R
U
C
T
F.F.E.

SECTION
FIRE RATING:

STC RATING:

N/A
N/A

SECTION
FIRE RATING:

STC RATING:

N/A
N/A

SECTION
FIRE RATING:

STC RATING:

N/A
N/A

SECTION
FIRE RATING:

STC RATING:

A: N/A
B:

TYPE:

N/A
N/A
A: N/A
B:

TYPE:

A: N/A
B:

TYPE:

A: N/A
B:

TYPE:

SLOPE INSUL TO DRAIN

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B:

TYPE:

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B:

TYPE:

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B:

TYPE:

FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"

AIR/VAPOR BARRIER

PLYWD SHEATH'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB

FINISH PER SCHED

SECONDARY FULLY- ADHERED MEMB ROOF'G
1/2" COVERBOARD
1/2" DRAINAGE MAT
PRIMARY; FULLY-ADHERED 60 MIL MEMB ROOF'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB

FINISH PER SCHED

SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB

FINISH PER SCHED

MTL DECK'G PER STRUCT
DRAINAGE LAYER; PER GREEN ROOF MFR
PEDESTAL SYSTEM; PER MFR
EXTENSIVE TRAY GREEN ROOF SYSTEM; INSTALLED

BY OTHERS
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION (NO
INSUL @ STORAGE CEILING; TYP)
1/2" RESILIENT CHANNEL
5/8" GWB (NO GWB @ STORAGE CEILING; TYP)

FINISH PER SCHED

MTL DECK'G PER STRUCT

FINISH PER SCHED
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB

FINISH PER SCHED

MTL DECK'G PER STRUCT
1-1/2" CONC TOPP'G SLAB
REINFORCED CONC SLAB; PER STRUCT; TIE

INTO (E) FOUNDATION AS SPEC'D BY STRUCT
1-1/2" TOPP'G SLAB; TO FLUSH OUT W/
(E) SLAB AS REQ'D

FINISH PER SCHED
10 MIL VAPOR RETARDER; 12" MIN
OVERLAP @ SEAMS; TAPED
2" MIN RIGID INSUL (R10); AS REQ'D
6" FREE-DRAINING CLEAN GRAVEL
(1/4" MIN - 2" MAX DIA AGGREGATE)
COMPACT SUBGRADE; STRUCT

FILL WHERE REQ'D
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB (NO GWB @ STORAGE CEILING; TYP)

FINISH PER SCHED

MTL DECK'G PER STRUCT
1-1/2" CONC TOPP'G SLAB
1/4" ACOUSTIC UNDERLAYMENT

FINISH FLOOR AS SCHEDULED

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B:

TYPE:

SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"

AIR/VAPOR BARRIER
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL

FINISH PER SCHED
PEDESTAL SYSTEM; PER MFR
PAVER O/ PEDESTAL SYSTEM PER SCHED;

INSTALLED PER MFR
1/2" RESILIENT CHANNEL
5/8" GWB
1" RIGID INSUL
WICKING GEO-TEXTILE; PER MFR

PERMAVOID STRUCTURAL CELLS

PLANTING MEDIUM PER LANDSCAPE PLANS
WICKING GEO-TEXTILE; PER MFR

SECTION
FIRE RATING:

STC RATING:

N/A
N/A
A: N/A
B:

TYPE:

SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1" MIN RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"

AIR/VAPOR BARRIER
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL

FINISH PER SCHED
PEDESTAL SYSTEM; PER MFR

PAVER O/ PEDESTAL SYSTEM PER SCHED
1/2" RESILIENT CHANNEL
5/8" GWB

EXTERIOR

INTERIOR

EXTERIOR

INTERIOR

SECTION
FIRE RATING:

STC RATING:

A: N/A
B:

TYPE:

N/A
N/A
STRUCT CONC O/ MTL DECK; PER STRUCT
JOIST; PER STRUCT
MINERAL WOOL INSUL; FOR SOUND ATTENUATION
1/2" RESILIENT CHANNEL
5/8" GWB; EXT RATED AS REQ'D

FINISH PER SCHED

MTL DECK'G PER STRUCT
RIGID INSUL; FILL AS REQ'D TO FLUSH

OUT TOPP'G SLAB
1-1/2" CONC TOPP'G SLAB; FLUSH OUT W/

INT OFFICE FLR

EXTERIOR

INTERIOR
STRUCT CONC O/ MTL DECK; PER STRUCT

MTL DECK'G PER STRUCT

SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"

AIR/VAPOR BARRIER

PLYWD SHEATH'G
JOIST; PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
R-38 MINERAL WOOL INSUL
1/2" RESILIENT CHANNEL
5/8" GWB

FINISH PER SCHED

MTL DECK'G PER STRUCT

SECTION
FIRE RATING: N/A
N/A
A: N/A
B:

TYPE:

SLOPE INSUL TO DRAIN
FULLY- ADHERED 60 MIL MEMB ROOF
1/2" COVERBOARD
1" MIN.RIGID INSUL; SLOPED TO DRAIN; MIN 1/4":12"

AIR/VAPOR BARRIER

PLYWD SHEATH'G

HOIST BEAM, PER STRUCT
3" CLOSED CELL SPRAY FOAM INSUL
2X STL STUDS

SECTION
FIRE RATING: N/A
N/A
A: N/A
B:

TYPE:

STRUCT CONC O/ MTL DECK; PER STRUCT

MTL DECK'G PER STRUCT

AIR/VAPOR BARRIER
STRUCT CONC O/ MTL DECK; PER STRUCT

Page 235 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 92 OF 141
A-601

FINISH SCHEDULE &

MATERIAL LEGEND

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

GARDEN PATIO
OFFICE
OFFICE

VESTIBULE

GREEN ROOF
OFFICE
OFFICE
OFFICE
GARDEN

MECHANICAL

PLATFORM

CONFERENCE
RM
OFFICE
GARDEN

OUTDOOR
ROOM

COURTYARD

KITCHEN
GARDEN
RSTRM
RSTRM
GARDEN

RESTROOM

CORRIDOR
STAIR 02

STAIRWELL
EXIT
STAIR 01
GL-2
GL-2
PL-1 / GL-2
GL-2
GL-2
GL-2
PL-1 / GL-2
PT-1
STC-1
PL-1 / GL-1
PL-1 / GL-1
GL-1
GL-2
MT-1 / GL-2
WD-3
MT-3
PL-1
TL-1 / GL-2
MT-3
PL-1
PT-1
PT-1
N/A
PL-1 / GL-1
PL-1 / GL-1
PL-1 / GL-1
MT-1 / GL-3
PL-1 / GL-2
PL-1
PL-1
PT-1
STC-1
PL-1
PL-1 / GL-2
PL-1 / GL-2
GL-2
MT-1 / GL-2
GL-2
MT-3
PL-1
PL-1
MT-3
PL-1
PT-1
PT-1
MT-1
GL-2
PL-1
PL-1 / GL-1
MT-1
PL-1
PL-1
PL-1
PT-1
STC-1
GL-2
GL-2
PL-1 / GL-2
GL-2
MT-1 / GL-2
WD-3
PL-1 / GL-2
PL-1
PL-1
PL-1 / GL-2
PL-1
PT-1
PT-1
N/A
GL-2
GL-2
PL-2
MT-1 / GL-3
PL-1
PL-1
PL-1 / GL-1
PT-1
N/A
PL-1 / WD-3
PL-1
PL-1 / GL-2
GL-2
MT-1 / GL-2
PL-1 / WD-3
PL-1 / GL-2
PL-1
PL-1
MT-3
PL-1
PT-1
PT-1
MT-1 / GL-3
N/A
N/A
TM-2
TM-1
N/A
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
N/A
N/A
TM-2
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
N/A
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
TM-1
N/A
TM-2
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
N/A
N/A
N/A
TM-2
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
N/A
N/A
N/A
TM-2
TM-1
TM-2
TM-2
TM-2
TM-5
N/A
TM-2
TM-2
N/A
N/A
N/A
TM-1
N/A
TM-3
TM-3
N/A
TM-2
TM-5
TM-5
TM-1 / GL-3
WD-1
WD-1
WD-1
CO-2
WD-1
WD-1
WD-1
WD-1
N/A
WD-1
WD-1
N/A
WD-1
WD-1
TL-1
TL-1
WD-1
CO-1
CO-1
CO-2
OTS
PL-1
PL-1
MT-1
OTS
PL-1
PL-1
PL-1
PT-1
PT-1
PL-1
PL-1
OTS
PL-1
OTS
PL-1
OTS
PL-1
PL-1
OTS
PL-1
PT-1
PT-1
MT-1
ST-1
ST-1

SEE LANDSCAPE PLANS

SEE LANDSCAPE PLANS, SEE ELEVATIONS

SEE INTERIOR ELEVATION

SEE LANDSCAPE PLANS

SEE INTERIOR ELEVATION

SEE LANDSCAPE PLANS

FINISH SCHEDULE
ROOM
NUMBER
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
118
119
120
121
121
121
203
204
205
206
207
208
209
210
211
301
302
303
NAME
ELEVATOR 01
ELEVATOR 02
RETAIL
HALL
RSTRM
RETAIL
RETAIL
RSTRM
RESTRM

CORRIDOR
RESTRM
ACC. RSTRM
OFFICE
OFFICE

WINE STORAGE

STORAGE
STAIR 02

LOADING ZONE

FIRE (ASR) RM

TRASH RM

ELECTRIC RM

ELEV RM
STAIR 01

TRANSFORMER
LOBBY
STAIR 01
OFFICE
OFFICE
OFFICE

HALLWAY
STAIR 02

STORAGE
UNITS

SPACE NOT
USED
OFFICE
MECH.

PLATFORM

GARDEN PATIO
WALL
NORTH
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
N/A
PT-1
PT-1
PT-1
PL-1 / GL-1
PT-1
GL-2
EAST
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
STC-1
PT-1
PT-1
PT-1
PL-1 / GL-1
PT-1
PL-1 / GL-1
SOUTH
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
STC-1
MT-1
PL-1
PL-1
PL-1
STC-1
PT-1
PT-1
PT-1
GL-2
PT-1
GL-2
WEST
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-2
PT-1
PT-1
MT-1
MT-1
MT-1
PL-1
PL-1
PL-1
N/A
PT-1
PT-1
PT-1
GL-2
PT-1
GL-2
BASE
NORTH
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
TM-2
TM-5
N/A
EAST
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
TM-2
TM-5
N/A
SOUTH
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
TM-5
N/A
TM-5
N/A
WEST
TM-4
TM-4
TM-5
TM-4
TM-4
TM-5
TM-1
TM-3
TM-3
TM-2
TM-2
TM-4
TM-5
TM-5
TM-5
TM-5
TM-1
TM-5
TM-5
TM-1
TM-1
MT-1
TM-2
TM-2
TM-2
N/A
TM-5
TM-5
N/A
TM-5
N/A
FLOOR
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-2
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-1
CO-2
CO-2
CO-2
CO-1
CO-1
CO-1
CO-3
CO-1
CO-1
CO-1
WD-1
CO-1
WD-1

CEILING
PT-1
PT-1
PT-1
PT-1
PT-1
PT-1
MT-1
PT-1
PT-1
PL-1
PL-1
PT-1
OTS
PT-1
OTS
OTS
OTS
OTS
OTS
MT-1
MT-1
MT-1
PL-1
PL-1
OTS
PT-1
OTS
PTS
PL-1
PT-1
OTS

COUNTERTOP &

BACKSPLASH

REMARKS
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN
BASE TRIM TO BE 6" MIN

SEE STORAGE UNIT SPECS FOR WALL FINISH

SEE LANDSCAPE PLANS

FINISH SCHEDULE
ROOM

NUMBER NAME
WALL

NORTH EAST SOUTH WEST
BASE

NORTH EAST SOUTH WEST

FLOOR CEILING

COUNTERTOP &

BACKSPLASH

REMARKS

FINISH LEGEND

TAG DESCRIPTION VENDOR/MANUFACTURER MODEL FINISH/COLOR SIZE LOCATION NOTES CO-1 CONCRETE FLOOR TBD TBD TBD TBD 101 - 106, 108 - 120, 201, 202, 205 - 207, 209 - 211 TOPPING SLAB CO-2 CONCRETE FLOOR - BUSH HAMMERED 107, 121, 319 TOPPING SLAB BUSH HAMMERED CO-3 CONCRETE PEDESTAL SYSTEM 208 PAVERS TO MATCH CO-2
CO-4 TEXTURED CONCRETE EXTERIOR PLANTERS
GL-1 GLASS CURTAIN WALL ARCADIA TBD TBD TBD SEE ELEVATIONS GL-2 GLASS PARTITION WALL ARCADIA TBD TBD TBD SEE PLANS GL-3 GLASS RAILING ARCADIA TBD TBD TBD 306
GL-4 GLASS STOREFRONT ARCADIA TBD TBD TBD SEE ELEVATIONS MT-1 METAL PANELING - DECORATIVE TBD TBD TBD TBD 107, 121, 203, 204, 306, 327 MT-2 METAL PANELING - PROTECTION TBD TBD TBD TBD 119 TRASH ROOM MT-3 METAL PANELING - EXTERIOR 312, 320, 323 EXTERIOR GRADE MT-4 ALUMINUM STOREFRONT LIGHT CHAMPAGNE 101, 104, 105 STOREFRONT / 110, 111 IN 1ST FLOOR OFFICE MT-5 ALUMINUM CURTAIN WALL MEDIUM BRONZE 2ND FLOOR AND 3RD FLOOR

OTS OPEN TO STRUCTURE
PL-1 PLASTER - LEVEL 5 FINISH TBD TBD TBD TBD 110, 111, 205, 206, 207 PT-1 PAINT 101 - 106, 108, 109, 112, 114, 116 - 118, 120, 201, 202, 209, 211, 311, 324 - 326 ST-1 GRANITE COUNTER TOP TBD TBD TBD TBD 314, 319
STC-1 3 PART STUCCO - EXTERIOR COAT TBD TBD TBD TBD SEE ELEVATIONS TL-1 TILE TBD TBD TBD TBD 321, 322
WD-1 WOOD FLOOR TBD TBD TBD TBD 301, 302, 304, 305, 308 - 311, 314, 315, 317, 324 WD-2 WOOD WALL TBD TBD TBD TBD
WD-3 WOOD MILLWORK TBD TBD TBD TBD 314, 319
TM-1 BASE TRIM - METAL TBD TBD TBD TBD 107, 119, 121, 203, 204, 306, 327 TM-2 BASE TRIM - 3/8" REVEAL TBD TBD TBD TBD 110, 111, 205, 206, 207, 301, 304, 305, 308, 309, 310, 314, 315, 317, 324 TM-3 BASE TRIM - TILE 6" TBD TBD TBD TBD 108, 109, 321, 322 TM-4 BASE TRIM - WOOD TBD TBD TBD TBD 101, 102, 104, 105, 112, TM-5 BASE TRIM - RUBBER TBD TBD TBD TBD 103, 106, 112 - 118, 120, 201, 202, 209, 210, 211, 311, 324, 325, 326 2 SCALE: 1' = 1'-0"

FINISH SCHEDULE CONTINUED
1 SCALE: 1' = 1'-0"

FINISH SCHEDULE
3 SCALE: 1' = 1'-0"

FINISH LEGEND

Page 236 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 93 OF 141
A-602
DOOR + WINDOW

SCHEDULES

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

INTERIOR DOOR SCHEDULE
ID
102.1
102.2
103.1
105.3
106.1
108.1
109.1
112.1
209.1
301.1
304.1
305.1
308.1
309.1
310.1
314.1
314.2
321.1
322.1
325.1
325.2

ROOM NAME
RETAIL
RETAIL
HALL

RESTRM CORRIDOR
RSTRM

RESTRM CORRIDOR
ACC. RSTRM

WINE STORAGE
STAIR 02
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE

CONFERENCE RM
OFFICE
RSTRM

RESTROOM CORRIDOR

STAIRWELL EXIT

STAIRWELL EXIT
TYPE
D
D
D
D
D
D
D
D
M
B
B
B
B
B
B
B
B
C
C
C
I

OPERATION
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
INT. SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
SWING
INT. SWING

NET FRAME
WIDTH
3'-1/2"
3'-1/2"
3'-1/2"
3'-2 1/2"
3'-1/2"
2'-10 1/2"
3'-1/2"
3'-2 1/2"
3'-4"
3'-2"
3'-0"
3'-0"
3'-0"
3'-0"
3'-0"
3'-0"
3'-3 1/4"
2'-8"
2'-9 1/2"
3'-2"
3'-0"

NET FRAME
HEIGHT
8'-1 1/4"
8'-1 1/4"
6'-9 1/4"
7'-1 1/4"
8'-1 1/4"
6'-9 1/4"
6'-9 1/4"
7'-1 1/4"
6'-10"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
6'-10"
MATL
HM
HM
HM
HM
HM
HM
HM
HM
HM

ALUM / GLASS

SC WOOD

SC WOOD
HM
HM
FRAME
MATL
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
WD
WD
HM
HM
DETAIL
HEAD
4/908
4/908
4/908
4/908
4/908
4/908
4/908
4/908
4/908
JAMB
5/908
5/908
5/908
5/908
5/908
5/908
5/908
5/908
5/908
HDWR.

SET
2 2
3 3
3 3
3 3
6 2
2 2
2 2
2 2
2 3
3 2
3 ACCESORIES

RATINGS
FIRE
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated

1.5 hours
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
Unrated
45 minutes
Unrated
STC
Manufacturer

ARCADIA

REMARKS

EXTERIOR DOOR SCHEDULE
ID
101.1
104.1
105.1
105.2
107.1
110.1
110.2
111.1
111.2
114.1
115.1
115.2
115.3
119.1
120.1
121.1
303.1
306.1
312.1
316.1
316.1
317.1
319.1
320.1

ROOM NAME
RETAIL
RETAIL
RETAIL
RETAIL

RESTRM CORRIDOR
OFFICE
OFFICE
OFFICE
OFFICE
STAIR 02

LOADING ZONE

STORAGE

GARDEN PATIO

VESTIBULE
GARDEN
GARDEN

OUTDOOR ROOM

COURTYARD
GARDEN
TYPE
H
H
H
H
K
L
H
L
H
E
E
F
E
F
F
E
B
A
C
B
B
J
J
B

OPERATION
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. DOUBLE SWING
EXT. PIVOT
EXT. SWING
EXT. BI-FOLD
EXT. SWING
EXT. BI-FOLD
EXT. SWING
EXT. SWING
EXT. ROLL-UP
EXT. SWING
EXT. ROLL-UP
EXT. ROLL-UP
EXT. SWING
SWING
PIVOT
SWING
SWING
SWING
EXT. SLIDING
EXT. SLIDING
SWING

NET FRAME
WIDTH
5'-9 1/2"
5'-9 1/2"
5'-9 1/2"
5'-9 1/2"
9'-1 1/2"
3'-6"
7'
3'-6"
6'-11 1/2"
3'-4"
3'
10'-4"
3'
8'-2"
14'-2 1/4"
3'
3'
6'-1 1/2"
3'
2'
2'
14'
26'-5"
2'-1/8"

NET FRAME
HEIGHT
9'-10"
9'-10"
9'-10"
9'-10"
10'
10'
7'-4"
10'
7'-4"
6'-10"
7'
7'-8 1/4"
7'
7'-8"
7'
7'
8'-9 1/2"
8'-9 1/2"
8'-9 1/2"
6'-9 1/4"
6'-9 1/4"
8'-10"
8'-10"
6'-9 1/4"
MATL

ALUM / GLASS

SC WOOD

ALUM / GLASS

ALUM / GLASS
HM
HM
HM
HM
HM
HM
HM

ALUM / GLASS

ALUM / GLASS
HM

ALUM / GLASS

ALUM / GLASS
FRAME
MATL
HM
HM
HM
HM
WD
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
DETAIL
HEAD
8/904
8/904
8/904
8/904
10/908
6/908
6/908
6/908
6/908
4/908
4/908
4/908
4/908
---
4/908
1/902
1/908
4/908
1/902
1/902
1/908
1/908
1/902
JAMB
11/904
11/904
11/904
11/904
12/908
7/908
8/908
8/908
8/908
5/908
5/908
5/908
5/908
---
5/908
3/908
3/908
5/908
3/908
3/908
9/908
9/908
3/908
HDWR.

SET
1 1
1 1
1 1
3 1
3 6
6 5
6 5
5 6
2 1
3 2
2 2
2 3

ACCESORIES

RATINGS
FIRE
Unrated
Unrated
Unrated
Unrated
1 hour
1 hour
1 hour
1 hour
1 hour

1.5 hours
45 minutes
1 hour
20 minutes
1 hour
1 hour
20 minutes
Unrated
Unrated
30 minutes
Unrated
Unrated
Unrated
Unrated
Unrated
STC
---
Manufacturer

ARCADIA

ARCADIA
CUSTOM

ARCADIA

ARCADIA
JANUS
JANUS
JANUS

ARCADIA

REMARKS
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
10" BOTTOM RAILS W/ ADA THRESHOLD
8" LEAF / STEEL W/ CLADDING (PLASTER)
10" BOTTOM RAIL W/ ADA THRESHOLD
10" BOTTOM RAIL W/ ADA THRESHOLD

GARAGE DOOR

GARAGE DOOR
1 FIXED, 2 SLIDING PER SIDE
1 FIXED, 2 SLIDING PER SIDE

GARDEN DOOR TO SWING INTO HALLWAY

TYPE A TYPE B TYPE C TYPE D TYPE E TYPE F
VIEW
OPERATION PIVOT SWING SWING INT. SWING EXT. SWING EXT. ROLL-UP DOOR

TYPE G TYPE H TYPE I TYPE J TYPE K TYPE L TYPE M
EXT. SWING EXT. DOUBLE SWING INT. SWING EXT. SLIDING EXT. PIVOT EXT. SWING INT. SWING DOOR
1 HARDWARE SCHEDULE

HARDWARE
GROUP

FUNCTION MANUFACTURER MODEL FINISH NOTES
2 3
4 5
ENTRY

PASSAGE

PRIVACY

COVER PANEL
GARAGE

TBD TBD TBD

TYPE A B C D
VIEW

OPERATION FIX FIX FIX FIX

WINDOW LEGEND WINDOW SCHEDULE
STORY
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
1ST FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR
3RD FLOOR

GARDEN ROOF

LOCATION
OFFICE
OFFICE
RETAIL
RETAIL
RETAIL
RETAIL
RETAIL
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
TYPE
C
C
A
D
D
D
D
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
B
ID
110.A
111.A
101.A
101.B
104.A
105.A
105.B
301.A
303.A
303.B
303.B
303.B
303.C
304.A
305.A
306.A
308.A
309.A
309.B
310.A
314.A
315.A
317.A
317.B
317.C
318.A
318.B
308.B
310.B
311.A
311.B
311.C
316.A
316.B
316.C
320.A
320.B
323.A

UNIT SIZE
7'-0"×2'-8"
6'-11 3/4"×2'-8"
15'-8"×13'-3"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
21'-0"×15'-2 1/2"
5'-4 3/4"×8'-9 1/2"
14'-11 3/4"×9'-0"
6'-9 1/2"×8'-9 1/2"
6'-9 1/2"×8'-9 1/2"
10'-8"×8'-9 1/2"
14'-11 3/4"×8'-9 1/2"
12'-0"×8'-9 1/2"
3'-3 1/2"×8'-9 1/2"
4'-3 1/2"×8'-9 1/4"
7'-8 1/4"×8'-9 1/4"
9'-1/2"×8'-9 1/2"
12'-3 1/2"×3'-9 1/4"
1'-4 1/4"×8'-9 1/2"
12'-7 3/4"×8'-9 1/2"
10'-9 1/2"×8'-9 1/2"
5'-5 1/4"×8'-9 1/2"
11'-11 1/2"×8'-9 1/2"
5'-5 1/4"×8'-9 1/2"
15'-8"×8'-9 1/2"
15'-8"×8'-9 1/4"
10'-9 3/4"×3'-9 1/4"
12'-2"×3'-9 1/4"
5'-3"×6'-9 1/4"
16'-4 1/2"×6'-9 1/2"
16'-3 3/4"×6'-9 1/2"
9'-1 1/4"×6'-9 1/4"
7'-1/4"×6'-9 1/4"
11'-4 1/2"×6'-9 1/4"
3'-0"×6'-9 1/4"
7'-1"×6'-9 1/4"
4'-9 1/2"×6'-10"
Nominal Surface Area

18.67 18.63
207.64
319.55
319.55
319.55
319.55

47.43 134.82

59.71 59.71

93.78 131.70
105.41

28.96 37.69

67.35 79.51

46.32 11.95
111.23

94.88 47.77
105.13

47.77 137.73
137.40

40.75 45.84

35.60 111.20
110.85

61.64 47.52

77.08 20.29

48.00 32.70
MODEL
<Undefined>
N/A
N/A
N/A
N/A
N/A
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>

UNDEFINED
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>

MANUFACTURER

ARCADIA

ARCADIA
CUSTOM
CUSTOM
CUSTOM
CUSTOM
CUSTOM

ARCADIA

ARCADIA
<Undefined>

ARCADIA

ARCADIA
<Undefined>
<Undefined>
<Undefined>
<Undefined>

ARCADIA

ARCADIA
FRAME MAT.

HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM
HM

FRAME FINISH OPERATION
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX
FIX

HW SET REMARKS
SCALE: 1' = 1'-0"
2 DOOR SCHEDULE
SCALE: 1' = 1'-0"
1 HARDWARE SCHEDULE
SCALE: 1' = 1'-0"
3 WINDOW SCHEDULE

TRASH ROOM

RESTROOM CORRIDOR

Page 237 of 893 ends

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt_Hearing 2.pln
DRAWN BY:

SHEET 94 OF 141
A-603

CURTAIN WALL SCHEDULE

ARCHITECT

ANTHONY LANEY AIA
LANEY LA, INC.
725 CYPRESS AVE
HERMOSA BEACH CA 90254
(310) 870-7175
[email protected]
11-06-23 PLANNING SUBMITTAL

PROJECT NAME
901 HERMOSA

PROJECT NUMBER
22007
CLIENT
901 HERMOSA PARTNERS LLC

CURTAIN WALL SCHEDULE
Element ID
CW-A
CW-B
CW-D
CW-E
CW-F
CW-G
CW-H
CW-I
CW-J
CW-K
CW-L
Number of Panels
26 6
14 8
10 2
3 5
9 5
6 MODEL
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
<Undefined>
MFG

ARCADIA

MATERIAL

ALUM / GLASS

ALUM / GLASS
FINISH

POWDER COATED - DARK BRONZE

SURFACE AREA
581.59
132.45
386.49
221.57
284.70

58.54 89.71
125.76
226.99
147.24
176.10

REMARKS
D E

34.67'

45.29'
2'-0" 8'-7 1/2"
5'-6"
2"
8'-5 1/2"
14'-1"
ZONE L

36.67'

31.17'

CW-K CW-L
2 3 4

45.29'
8'-7 1/2"
8'-6"
2"
8'-5 1/2"
37'-7"
ZONE A
16'-8"
ZONE B
3'-0"
ZONE C
17'-1 1/2"

CW-A CW-B
207.1 206.1 205.1

34.67'

45.29'
2'-0" 8'-7 1/2"
24'-2"
ZONE D.1

36.67'
CW-D.1
C B

34.67'

45.29'
10'-7 1/2"
19'-1"
ZONE D.2
27'-11"
ZONE E
20'-6 1/2"
ZONE F.1

36.67'
2'-0" 8'-7 1/2"

CW-D CW-F CW-E
4 3 2

34.67'

45.29'
2'-0"
7'-5"
ZONE G
11'-4"
ZONE H
16'-0"
ZONE I
23'-7"
ZONE J.1
16'-2"
ZONE F.2

36.67'

CW-F CW-G CW-H CW-I CW-J
B C

34.67'

45.29'
2'-0"
6'-10"
ZONE J.2

36.67'
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1 310.1 309.1
318.A
303.A
303.C
312.1
318.B
306.A
306.1
305.A
305.1
323.A
316.1
325.1
320.B
321.1
322.1
325.2
311.B
304.A 303.B 303.B 303.B 301.A
304.1 303.1 301.1
311.A
311.C
317.A
317.B
317.1
317.C
314.A
315.A
314.1
314.2
SK-1
SK-2
SK-3
F DW F
4 A-404
1 A-405
3 A-908
9 A-908
9 A-908
1 A-203
4'-2"
3'-1/2" 11'-5 3/4" 9'-3 3/4" 6'-2"
R.O.
2'-7 1/2" 3'-3"
R.O.
3 3/4"
5'-9"
6 1/2"
2'-8 1/2"
RO
15'-3 1/4"
9'-3" 6'-2"
7'-1/2"
18'-9 3/4" 15'-8 1/2" 4'-9" 4'-1 1/2" 2'-1" 7'-6 1/4"
48'-3 3/4"
F.F. = 18.17'
= 34.67'
45"
CLR
2'-7 1/4" 4'-2"
RO
2'-1 1/2"
FF =18.25'
= 34.75'
28'-1" 5'-0"
10'-10 1/2"
R.O.
16'-11 1/4" 12'-11" 5'-3"
6'-2 1/2" 2'-10" 3'-7 1/2" 5'-6 1/4" 5'-5 3/4"
3'-0"
FF = 18.17'
= 34.67'
14'-0"
RO
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-B
WT07-B
WT11
WT11
WT12
WT12
WT04-A WT07-B
WT06
ALIGN
WT14-B
WT14-B
WT14-B
WT14-B WT14-B WT14-B
WT06
WT15-A
WT14-A
WT14-A
WT07-B
WT07-A
WT04-A
WT07-B
WT07-B
WT07-B
WT04-A
WT16 WT16
WT16
WT16
WT16
WT14-B
WT14-B
WT16 WT16 WT16
WT14-A
WT07-B
WT07-B
WT11
WT12
WT09-C WT15-B
WT14-A
WT14-A
WT14-A

OPEN TO
ABOVE

OPEN TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
OPEN
TO
ABOVE
ELEVATOR 01
STAIR 02
324

MECHANICAL PLATFORM
312
OFFICE
305

GARDEN PATIO
303 OFFICE
301
OFFICE
315
OFFICE
308
OFFICE
310

COURTYARD
318
GARDEN
316

CONFERENCE RM
314
OFFICE
309
OFFICE
304
RSTRM
321

KITCHEN
319
ELEVATOR 02
RSTRM
322

OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN
323

VESTIBULE
306

STAIRWELL EXIT
325

RESTROOM CORRIDOR
324
MECH. PLATFORM
302
STAIR 01
327
DN
DN
3 A-907
319.1
308.B
309.B
7'-2 3/4" 4'-3 1/2" 7'-5" 4'-8 1/2"
5'-3/4"
VIF
6'-10 3/4" 8'-0" 4'-6 1/4" 8'-0" 4'-4 3/4" 8'-0"
09 09
09 09
09 05
06 07
07 07
WT04-A
WT14-B
WT15-B WT09-C
OPEN
TO
ABOVE
465 SQ FT

LID PLANTER

GREEN ROOF
307
8 SCALE: 1' = 1'-0"

CURTAIN WALL SCHEDULE
2 SCALE: 1/4" = 1'-0"

CURTAIN WALL ELEVATION - ZONE K & L
0 2' 4' 8'
5 SCALE: 1/4" = 1'-0"

CURTAIN WALL ELEVATION - ZONE A, B & C
0 2' 4' 8'
4 SCALE: 1/4" = 1'-0"
CURTAIN WALL ELEVATION - ZONE D.1
0 2' 4' 8'
6 SCALE: 1/4" = 1'-0"
CURTAIN WALL ELEVATION - ZONE D.2, E, & F.1
0 2' 4' 8'
7 SCALE: 1/4" = 1'-0"
CURTAIN WALL ELEVATION - ZONE F.2, G, H, I, & J.1
0 2' 4' 8'
1 SCALE: 1/4" = 1'-0"
CURTAIN WALL ELEVATION - ZONE J.2
0 2' 4' 8'
3 SCALE: 3/32" = 1'-0"

CURTAIN WALL KEY

Page 238 of 893 ends

901 HERMOSA | Roof Gardens
12/3/25
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1 310.1 309.1
318.A
303.A 303.C
312.1
318.B
306.A
306.1
305.A
305.1
323.A
316.1
325.1
320.B
321.1
322.1
325.2
311.B
304.A 303.B 303.B 303.B 301.A
304.1 303.1 301.1
311.A
311.C
317.A
317.B
317.1
317.C
314.A
315.A
314.1 314.2
SK-1
SK-2
SK-3
5 5
F DW F
4 A-404
1 A-405
2 A-405
3 A-908
5 A-908
9 A-908
9 A-908
2 A-204
1 A-204
1 A-203
3 A-203
19'-8" 7'-2 1/2" 28'-1/4" 2'-2" 15'-11" 9'-6 3/4"
81'-11"
94'-2"
13'-6 1/2" 18'-1/4" 27'-7 1/4" 10'-4 3/4" 15'-4 1/4" 4'-7 3/4" 6'-11 1/2" 12'-1/4" 55'-0" 9'-3/4" 11'-1 1/2"
4'-2"
3'-1/2"
R.O.
11'-5 3/4" 9'-3 3/4" 6'-2"
2'-7 1/2" 3'-3"
R.O.
3 3/4"
5'-9"
6 1/2"
2'-8 1/2"
RO
15'-3 1/4"
9'-3" 6'-2"
7'-1/2"
18'-9 3/4" 15'-8 1/2" 4'-9" 2'-1" 7'-6 1/4" 4'-1 1/2"
48'-3 3/4"
45"
CLR
2'-7 1/4" 4'-2"
RO
2'-1 1/2"
28'-1" 5'-0"
13'-10 3/4" 27'-7" 5'-6 1/2"
VIF
26'-8 1/2" 11'-5" 28'-1/2" 15'-9"
10'-10 1/2"
R.O.
16'-11 1/4" 12'-11" 5'-3"
6'-2 1/2" 2'-10" 3'-7 1/2" 5'-6 1/4" 5'-5 3/4"
3'-0"
14'-0"
RO
PC 15.24' PC 15.44'
F.F. = 18.17'
= 34.67'
FF =18.25'
= 34.75'
FF = 18.17'
= 34.67'
#DrgID
#LayID
WT07-B
WT07-B
WT04-A
WT07-A
WT11
WT07-B
WT07-B
WT11
WT11
WT12
WT12
WT04-A WT07-B
WT06
ALIGN
WT14-B
WT14-B
WT14-B
WT14-B WT14-B WT14-B
WT06
WT15-A
WT14-A
WT14-A
WT07-B
WT07-A
WT04-A
WT07-B
WT07-B
WT07-B
WT04-A
WT16 WT16
WT16
WT16
WT16
WT14-B
WT14-B
WT16 WT16 WT16
WT14-A
WT07-B
WT07-B
WT11
WT12
WT09-C WT15-B
WT14-A
WT14-A
WT14-A

OPEN TO
ABOVE

OPEN TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
ABOVE
OPEN
TO
BELOW
OPEN
TO
BELOW
OPEN
TO
ABOVE
OPEN
TO
ABOVE
ELEVATOR 01
STAIR 02
324

MECHANICAL PLATFORM
312
OFFICE
305

GARDEN PATIO
303 OFFICE
301
OFFICE
315
OFFICE
308
OFFICE
310

COURTYARD
318
GARDEN
316

CONFERENCE RM
314
OFFICE
309
OFFICE
304
RSTRM
321

KITCHEN
319
ELEVATOR 02
RSTRM
322

OUTDOOR ROOM
317
GARDEN
311
GARDEN
320
GARDEN
323

VESTIBULE
306

STAIRWELL EXIT
325

RESTROOM CORRIDOR
324
MECH. PLATFORM
302
STAIR 01
327
PL
PL
PL
PL
SB
SB
PL
PL
PL
PL
3 3
E
E
D
D
C
C
B
B
2 2
F
F
A
A
4 4
1 1
2 A-203
1 A-302
1 A-301
1 A-301
2 A-303
2 A-301
2 A-301
DN
DN
#DrgID
#LayID
3 A-402
3 A-403
3 A-907
7'-2 3/4" 4'-3 1/2" 7'-5" 4'-8 1/2"
6'-10 3/4" 8'-0" 4'-6 1/4" 8'-0" 4'-4 3/4" 8'-0" 5'-3/4" VIF
PC 15.56'
319.1
308.B
309.B
09 09
09 09
09 05
06 06
06 06
07 07
07 WT04-A
WT14-B
WT15-B WT09-C
OPEN
TO
ABOVE
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303 OFFICE
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327
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1 A-302
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1 A-301
2 A-303
2 A-301
2 A-301
DN
DN
#DrgID
#LayID
3 A-402
3 A-403
3 A-907
7'-2 3/4" 4'-3 1/2" 7'-5" 4'-8 1/2"
6'-10 3/4" 8'-0" 4'-6 1/4" 8'-0" 4'-4 3/4" 8'-0" 5'-3/4" VIF
PC 15.56'
319.1
308.B
309.B
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2 A-303
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DN
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#DrgID
#LayID
3 A-402
3 A-403
3 A-907
7'-2 3/4" 4'-3 1/2" 7'-5" 4'-8 1/2"
6'-10 3/4" 8'-0" 4'-6 1/4" 8'-0" 4'-4 3/4" 8'-0" 5'-3/4" VIF
PC 15.56'
319.1
308.B
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901 HERMOSA | Offices + Green Roof
12/3/25
316.A
316.1
316.B
316.C
320.A
320.1
310.B
308.A
309.A
310.A
308.1 310.1 309.1
318.A
303.A 303.C
312.1
318.B
306.A
306.1
305.A
305.1
323.A
316.1
325.1
320.B
321.1
322.1
325.2
311.B
304.A 303.B 303.B 303.B 301.A
304.1 303.1 301.1
311.A
311.C
317.A
317.B
317.1
317.C
314.A
315.A
314.1 314.2
SK-1
SK-2
SK-3
5 5
F DW F
4 A-404
1 A-405
2 A-405
3 A-908
5 A-908
9 A-908
9 A-908
2 A-204
1 A-204
1 A-203
3 A-203
19'-8" 7'-2 1/2" 28'-1/4" 2'-2" 15'-11" 9'-6 3/4"
81'-11"
94'-2"
13'-6 1/2" 18'-1/4" 27'-7 1/4" 10'-4 3/4" 15'-4 1/4" 4'-7 3/4" 6'-11 1/2" 12'-1/4" 55'-0" 9'-3/4" 11'-1 1/2"
4'-2"
3'-1/2"
R.O.
11'-5 3/4" 9'-3 3/4" 6'-2"
2'-7 1/2" 3'-3"
R.O.
3 3/4"
5'-9"
6 1/2"
2'-8 1/2"
RO
15'-3 1/4"
9'-3" 6'-2"
7'-1/2"
18'-9 3/4" 15'-8 1/2" 4'-9" 2'-1" 7'-6 1/4" 4'-1 1/2"
48'-3 3/4"
45"
CLR
2'-7 1/4" 4'-2"
RO
2'-1 1/2"
28'-1" 5'-0"
13'-10 3/4" 27'-7" 5'-6 1/2"
VIF
26'-8 1/2" 11'-5" 28'-1/2" 15'-9"
10'-10 1/2"
R.O.
16'-11 1/4" 12'-11" 5'-3"
6'-2 1/2" 2'-10" 3'-7 1/2" 5'-6 1/4" 5'-5 3/4"
3'-0"
14'-0"
RO
PC 15.24' PC 15.44'
F.F. = 18.17'
= 34.67'
FF =18.25'
= 34.75'
FF = 18.17'
= 34.67'
#DrgID
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WT07-B
WT07-B
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WT06
ALIGN
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WT14-B
WT14-B
WT14-B WT14-B WT14-B
WT06
WT15-A
WT14-A
WT14-A
WT07-B
WT07-A
WT04-A
WT07-B
WT07-B
WT07-B
WT04-A
WT16 WT16
WT16
WT16
WT16
WT14-B
WT14-B
WT16 WT16 WT16
WT14-A
WT07-B
WT07-B
WT11
WT12
WT09-C WT15-B
WT14-A
WT14-A
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DN
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#DrgID
#LayID
3 A-402
3 A-403
3 A-907
7'-2 3/4" 4'-3 1/2" 7'-5" 4'-8 1/2"
6'-10 3/4" 8'-0" 4'-6 1/4" 8'-0" 4'-4 3/4" 8'-0" 5'-3/4" VIF
PC 15.56'
319.1
308.B
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9 01HERMOSA | Aerial View
12/3/25 Page 243 of 893
P a g e 1 of 1 3 1 9 M a i n S t r e e t
E l S e g u n d o , C a l i f o r n i a 9 0 2 4 5
( 2 1 3 ) 2 3 9 9 7 0 0
i n f o @ l a b i b f u n k . c o m | w w w . l a b i b f u n k . c o m MEMO
Date: December 03, 2025
To: City of Hermosa Beach
Associate Planner
Community Development Department | Planning Division, City of Hermosa Beach From: John Labib, SE, Principal
Re: PDP23-04 (Precise Development Plan)
901 Hermosa Ave., Hermosa Beach, CA 90254
Structural Memo
LFA Job No. 22079
To whom it may concern,
This memo is intended to confirm that the diaphragm in the area highlighted in red below is structurally critical for seismic transfer of lateral forces to the lateral force resisting system. cc: Peter Behnam, LFA

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EXHIBIT “A1”
EXISTING LEGAL DESCRIPTION: (APN 4187-003-028)
LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA

BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

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NORTH

86.2' 95'

86.2' 95'
10TH COURT
9TH STREET HERMOSA AVENUE BEACH DRIVE
58 10TH COURT
APN 4187-003-027
LOT 24
LOT 25 LOT 26 LOT 27
EXHIBIT "A2"

EXISTING
30' 26.2' 30'
30' 26.2' 30'

NOT - A - PART

PARCEL A
901 HERMOSA AVENUE
APN: 4187-003-028
(EXISTING & PROPOSED)
50'
50' 10' 10' 10' 2 0' 10' 2 0' 30' 30' 6 0' 30' 30' 6 0' AREA = 8,189 SF
Prepared By: Denn Engineers - Gary J. Roehl
R.C.E. No. 30826, Expires: March 31, 2025
Owner: Cardinal Investments, Kyle Ransford
Address: 901 Hermosa Avenue, Hermosa Beach
Legal Description: Lot 25, 26 & 27, Block 10
Map of Hermosa Beach
M.B. 1-25-26
APN: 4187-003-028

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EXHIBIT “B1”
PROPOSED LEGAL DESCRIPTION:

LOTS 25, 26, AND 27, BLOCK 10, HERMOSA BEACH TRACT, IN THE CITY OF HERMOSA

BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1, PAGES 25 AND 26 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

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86.2' 95'

86.2' 95'
10TH COURT
9TH STREET HERMOSA AVENUE BEACH DRIVE
58 10TH COURT
APN 4187-003-027
LOT 24
LOT 25 LOT 26 LOT 27
EXHIBIT "B2"

PROPOSED
30' 26.2' 30'
30' 26.2' 30'

NOT - A - PART

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901 HERMOSA AVENUE

HISTORIC RESOURCES ASSESSMENT

HERMOSA BEACH, CALIFORNIA
[24017]

PREPARED FOR
901 HERMOSA PARTNERS LLC
April 17, 2024

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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL i April 17, 2024

TABLE OF CONTENTS
I. INTRODUCTION .................................................................................................................................1 Methodology ...................................................................................................................................................2 Summary of Findings .....................................................................................................................................3 II. EXISTING HISTORIC STATUS.............................................................................................................4 National Register of Historic Places .............................................................................................................4 California Register of Historical Resources .................................................................................................4 California Historical Resource Status Codes...............................................................................................4 Hermosa Beach Landmarks..........................................................................................................................5 2017 City of Hermosa Beach General Plan Update ...................................................................................6 III. PROPERTY DESCRIPTION ................................................................................................................8 Building Description.......................................................................................................................................9 Site Features..................................................................................................................................................15 Surrounding Neighborhood........................................................................................................................15 IV. HISTORIC CONTEXT .......................................................................................................................17 Hermosa Beach History...............................................................................................................................17 Automotive Retailing and Repair (1915 – 1930) .......................................................................................21 V. SITE HISTORY ..................................................................................................................................24 Site Development.........................................................................................................................................24 Construction Chronology.........................................................................................................................27 Ownership and Occupant History..............................................................................................................28 Select Owner and Occupant Biographies..............................................................................................29 VI. EVALUATION..................................................................................................................................31 National Register of Historic Places ...........................................................................................................31 California Register of Historical Resources ...............................................................................................32 Hermosa Beach Landmarks........................................................................................................................34 Integrity......................................................................................................................................................36 California Environmental Quality Act (CEQA)............................................................................................39 Status as a Historical Resource under CEQA ........................................................................................39 VII. CONCLUSION................................................................................................................................41 VIII. REFERENCES.................................................................................................................................42 IX. APPENDICES...................................................................................................................................44 Appendix A – Preparer Qualifications........................................................................................................44 Appendix B – 2014 DPR Form for 901 Hermosa Avenue ........................................................................45

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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 1 April 17, 2024
I. INTRODUCTION
This Historic Resource Assessment (HRA) has been prepared at the request of the City of Hermosa Beach for property owners 901 Hermosa Partners LLC to evaluate the potential historic significance of the property at 901 Hermosa Avenue (APN# 4187-003-028) in Hermosa Beach, California (Figure 1). The building sits on the west side of Hermosa Avenue, the city’s main commercial corridor, and is bordered by 10th Court to the north and 9th Street to the south. (Figure 2). 10th Court is a driving street while 9th Street is a pedestrian only walking street. The property has a high-bay, one-story, 7,780-square-foot commercial building with a rectangular footprint. Designed in a commercial vernacular style with modest references to the Mission Revival style, it was erected in 1922 as an automobile showroom and repair facility for Lincoln, Ford, and Fordson vehicles by business owner George L. Stiles. The former showroom area, facing Hermosa Avenue, has since been subdivided to accommodate smaller retail businesses. The former repair area, comprising the west side of the building behind the showroom, has been subdivided with a mezzanine to serve as a storage facility.

Figure 1: The location of the subject property is shaded red. Source: Los Angeles County office of the Assessor.

Edited by Page & Turnbull.

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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 2 April 17, 2024
Figure 2: Aerial view of 901 Hermosa Avenue, the subject property outlined in red. Source: Google Earth 2024.

Edited by Page & Turnbull.

This report provides an examination of the current historic status for 901 Hermosa Avenue, as well as a property description; historic contexts for Hermosa Beach and early twentieth century automobile retailing; a site history; and a biography for the developer and first owner for the subject property. The report also includes an evaluation of the building’s eligibility for individual listing in the National Register of Historic Places (National Register), the California Register of Historical Resources (California Register), and as a Hermosa Beach Landmark. The 2017 Hermosa Beach General Plan Update identified 901 Hermosa Avenue as a potential local historic resource with a California Historical Resource Status Code of 5S3 (appears to be individually eligible for local listing or designation through survey evaluation) and as a representative example of a 1920s commercial building.
1 It appears that the property has not previously been evaluated for eligibility for listing in the National Register or the California Register as an individual property or as a contributor to an eligible district.

Methodology
Page & Turnbull staff prepared this report using research collected at various local repositories including the Los Angeles County Hermosa Beach Library and the Hermosa Beach Historical Society.

Online resources included the Los Angeles County Office of the Assessor Property Assessment Information System for property information, the Los Angeles County Public Works Land Records 1 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-20, 7-21, 7-29.

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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 3 April 17, 2024
Information portal for historic tract maps, the Los Angeles Public Library Collection for digital Sanborn maps, HistoricAerials.com, Newspapers.com, and Ancestry.com. Page & Turnbull staff submitted a public record request to the City of Hermosa Beach for building permits and to the Los Angeles County Assessor for property records; these provided information on construction and alterations to the property and on past ownership from approximately 1946 through 2023.

Historical narratives chronicling the development of Hermosa Beach reference the historic context in the 2017 Hermosa Beach General Plan.2 The current building owner, 901 Hermosa Partners LLC, provided Page & Turnbull staff with a Phase 1 Environmental Site Assessment Report prepared by Partner Engineering and Science, Inc. for the subject property in July 2022. 3 This document provided
historic owner and occupant information that supplemented Page & Turnbull staff research.

Page & Turnbull staff conducted a site visit 901 Hermosa Avenue January 31, 2024. All photographs within this report were taken at that time, unless otherwise noted.

Summary of Findings
901 Hermosa Avenue is not currently listed on any local, state, or federal register of historic resources. The property was previously identified as potentially eligible for local landmark designation in a 2014 windshield survey, and it is Page & Turnbull’s professional opinion that the property does appear to be eligible for local listing as a Hermosa Beach Landmark under Hermosa Beach Criterion C (Architecture) as a local example of a 1920s automobile showroom that is also one of the few remaining early commercial buildings in Hermosa Beach. This Historic Resource Assessment finds that the property does not appear to be individually eligible for listing in the National Register or California Register.

Per California Environmental Quality Act (CEQA) Guidelines (14 CCR § 15064.5(a)), as 901 Hermosa Avenue is not currently listed in a local register of historic resources or in the California Register, and is not eligible for listing in the California Register, the property is not a historic resource for the purposes of the CEQA.
4 2 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-3 to 7-16.
3 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, Prepared for Powerscourt Partners LLC, July 22, 2022.
4 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of Regulations (CCR), Title 14 § 15000 et seq.

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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 4 April 17, 2024
II. EXISTING HISTORIC STATUS
The following section examines the national, state, and local historic status currently assigned to the commercial building at 901 Hermosa Avenue.

National Register of Historic Places
The National Register of Historic Places (National Register) is the nation’s most comprehensive inventory of historic resources. The National Register is administered by the National Park Service and includes buildings, structures, sites, objects, and districts that possess historic, architectural, engineering, archaeological, or cultural significance at the national, state, or local level.

The subject property is not listed in the National Register of Historic Places individually, or as part of a registered historic district.

California Register of Historical Resources
The California Register of Historical Resources (California Register) is an inventory of significant architectural, archaeological, and historical resources in the State of California. Resources can be listed in the California Register through a number of methods. State Historical Landmarks and National Register-listed properties are automatically listed in the California Register. Properties can also be nominated to the California Register by local governments, private organizations, or citizens.

The evaluative criteria used by the California Register for determining eligibility are closely based on those developed by the National Park Service for the National Register of Historic Places.

The subject property is not listed in the California Register of Historical Resources individually, or as part of a registered historic district.

California Historical Resource Status Codes
Properties listed or under review by the State of California Office of Historic Preservation are listed within the Built Environment Resource Directory (BERD) and are assigned a California Historical Resource Status Code (Status Code) of “1” to “7” to establish their historical significance in relation to the National Register of Historic Places (National Register) or California Register of Historical Resources (California Register).5 Properties with a Status Code of “1” or “2” are either eligible for listing in the California Register or the National Register, or are already listed in one or both of the registers. Properties assigned Status Codes of “3” or “4” appear to be eligible for listing in either 5 California State Office of Historic Preservation, Built Environment Resource Directory (BERD), Los Angeles County, updated September 2022.

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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 5 April 17, 2024
register, but normally require more research to support this rating. Properties assigned a Status Code of “5” have typically been determined to be locally significant or to have contextual importance. Properties with a Status Code of “6” are not eligible for listing in either register. Finally, a Status Code of “7” means that the resource has not been evaluated for the National Register or the California Register or needs reevaluation.
901 Hermosa Avenue is not currently listed in the BERD database for Los Angeles County with a status code. This means the property has not been formally evaluated using California Historical Resource Status Codes and submitted to the California Office of Historic Preservation. The most recent update to the BERD database was in September 2022. 6 Hermosa Beach Landmarks
The City of Hermosa Beach adopted a Historical Resources Preservation Ordinance in 1998 (Municipal Code Chapter 17.53). The ordinance is intended to identify and ensure the long-term protection and use of historic resources that reflect special elements of the City’s architectural, artistic, cultural, historical, political, and social heritage. A historic resource must be at least 50 years old, or at least 30 years old if the City Council determines it is exceptional or threatened by demolition, removal, relocation, or inappropriate alteration. Nomination of a historic resource as a landmark is made by the City or by application of the property owners.

The ordinance has a Certificate of Appropriateness process for alterations, restorations, demolitions, removal, or relocation of any interior or exterior features for landmark or potential landmark properties. Potential landmark properties are those on a list of historic resources established by City Council being considered for landmark status. Designated landmarks can benefit from certain incentives, such as the Mills Act program, and the State Historic Building Code.

As of February 2024, four buildings have been designated or identified for protection under the City’s Historic Resources Preservation Ordinance:
• The Bijou Theater, a 1923 theater at 1229-1235 Hermosa Avenue, as a local landmark; • The Hermosa Beach Community Center, a 1939 Art Deco complex at 710 Pier Avenue originally built as a school, as a local landmark;
• Bank of America building at 90 Pier Avenue as a potential landmark warranting further study; and
6 California Office of Historic Preservation. Technical Assistance Bulletin No. 8: User’s Guide to the California Historical Resource Status Codes & Historic Resources Inventory Directory (Sacramento: California Office of State Publishing. November 2004).

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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 6 April 17, 2024
• Hermosa Hotel at 710 Pier Avenue as a potential landmark warranting further study.7 901 Hermosa Avenue is not currently listed as a Hermosa Beach Landmark. 2017 City of Hermosa Beach General Plan Update
The 2017 Hermosa Beach General Plan Update incorporates the results of a 2014 windshield survey of approximately 3,600 Hermosa Beach properties that were over 45 years old at that time (2014 survey). Based solely on their architecture, the survey identified about 220 potential historic and cultural resources, including residential and commercial buildings, public facilities, and landscape features such as parks and walk streets closed to vehicular traffic. Among the resources were 14 one- to three-story commercial buildings dispersed throughout the city, including several in the area around Pier Plaza and south to 9th Street. These vary in style from brick utilitarian to beach cottage, Mission Revival, Renaissance Revival, Midcentury Modern, New Formalist, and roadside vernacular.

They do not comprise a coherent district by location or type. Each potentially eligible resource was documented with a Department of Parks and Recreation (DPR) 523A (Primary Record) form. Each of these resources that was found to be potentially eligible for individual local listing or designation through survey evaluation was given status codes of “5S3.” However, the 2014 windshield survey did not conduct property-specific historic research on the identified properties, and no DPR 532B (Building, Structure, Object) evaluation forms were prepared.

As such, the surveyed properties were expected to require additional research and evaluation as historic resources for the purposes of CEQA review. The 2014 windshield survey was not submitted to the California Office of Historic Preservation (OHP) or State Historic Resources Inventory and DPR 523B evaluation forms were not prepared; as such, the survey does not meet the requirements of Public Resources Code (PRC) Section 5024.1(g) as it relates to the thresholds for historical resources for the purposes of CEQA.8
Based on this 2014 windshield survey, the 2017 Hermosa Beach General Plan Update identified 901 Hermosa Avenue as a potential local historic resource with a California Historical Resource Status Code of 5S3 (appears to be individually eligible for local listing or designation through survey evaluation) as a representative example of a 1920s commercial building (Appendix B). 9 7
“Historic Resources,” City of Hermosa Beach, accessed February 15, 2024, https://www.hermosabeach.gov/ourgovernment/city-departments/community-development/historic-resources. 8 CEQA Guidelines, 14 CCR § 15064.5.
9 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-20, 7-21, 7-29.

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Hermosa Beach City CouncilJanuary 27, 2026

Hermosa Beach City Council
January 27, 2026