Agenda packet — Hermosa Beach City Council, January 27, 2026 (part 4 of 7)

MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:

SHEET 88 OF 136
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

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
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
ID
110.A
111.A
101.A
101.B
104.A
105.A
105.B
301.A
303.A
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"
24'-4"×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"
10'-5 1/4"×8'-9 1/2"
11'-11 1/2"×8'-9 1/2"
10'-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
213.93
131.70
105.41

28.96 37.69

67.35 79.51

46.32 11.95
111.23

94.88 91.72
105.13

91.72 137.73
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>

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

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

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 357 of 893 ends

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.

Page 358 of 893 ends

NOT TO SCALE
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

Page 359 of 893 ends

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.

Page 360 of 893 ends

NOT TO SCALE
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 "B2"

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

NOT - A - PART

Page 361 of 893 ends

901 HERMOSA AVENUE

HISTORIC RESOURCES ASSESSMENT

HERMOSA BEACH, CALIFORNIA
[24017]

PREPARED FOR
901 HERMOSA PARTNERS LLC
April 17, 2024

Page 362 of 893 ends

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

Page 363 of 893 ends

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.

Page 364 of 893 ends

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.

Page 365 of 893 ends

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.

Page 366 of 893 ends

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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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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• 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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III. PROPERTY DESCRIPTION
The property at 901 Hermosa Avenue is a rectangular parcel that contains a high-bay one-story, 7,780-square-foot commercial building built in 1922 (Figure 3). The building occupies the majority of its flat site which measures approximately 115 feet in width and 86 feet in depth. The east side of the building faces, and is set back from, Hermosa Avenue behind a pedestrian sidewalk; its north side is built out to the site perimeter at 10th Court; its west side faces a narrow, concrete-paved pedestrian alley and a two-story apartment building at 58 10th Court; its south side is set back approximately twenty feet from 9th Street and faces onto a concrete-paved strip that historically served as a driveway. The property boundary on the south side is defined by a low curb that separates the driveway from the street.

Figure 3: Aerial view of 901 Hermosa Avenue, outlined in red. Source Google Earth 2024. Edited by Page & Turnbull.

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Building Description
901 Hermosa Avenue is occupied by a high-bay, one-story wood-frame building with box-like massing and a rectangular footprint except at its southeast corner where the façade is angled at forty-five-degrees (Figure 4). The design of the building is typical of one-part vernacular commercial construction that provides a sizable wall area between windows and cornice for signage, a feature that also makes the façade appear larger.10 The subject property’s stucco finish and arched window openings modestly reference the Mission Revival style popular in 1920s Southern California.

Figure 4: Primary (east) façade of 901 Hermosa Avenue, view northwest.

The subject property has a combination of flat and projecting truss roof forms, covered with asphaltcoated rolled roofing, which are hidden behind a combination stepped and flat parapet. The stepped section of the parapet wraps the building’s primary (east) façade and continues onto the east ends of the north and south façades. The building’s undecorated stucco walls are painted.

Fenestration includes punched arched openings with recessed, wood-framed, multi-light display windows, and rectangular steel-framed garage door openings. Each three-part display window is framed with tall lower panes surmounted by an arched upper transom. The lower panes and their wood frames and thin mullions are non-original in each opening. The transoms are generally original, featuring a centered row of narrow vertical panes flanked by arched corner fanlights; some 10 Richard Longstreth, The Buildings of Main Street (Washington DC: Preservation Press, 1987), 54-65.

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of the central sashes have been replaced. The rectangular garage openings at the side facades have metal roll-up doors.

The overall building massing is organized as three bays. A narrow rectangular bay with a flat roof along the east front of the building is oriented north-south and contains the former showroom, which is currently used as retail spaces. Behind the front bay, to the west, are two adjacent rectangular bays; these contain the former auto repair area, which has been retrofitted to serve as storage space. These rear bays have projecting wood truss roofs. The north side of the south bay’s roof is straight rather than sloped; though currently covered, it is likely this face served as a glazed clerestory for natural daylighting.

Primary (East) Façade
The primary (east) facade consists of two parts: the main storefront parallel to Hermosa Avenue and an angled southeast façade at the corner. The southeast and east-facing façades have stepped parapets (Figure 5).

Figure 5: Primary façade (right) and southeast angled corner façade (left), view northwest.

The angled southeast corner wall features a triangular wood-framed canopy over a single-panel entry door flanked by square, fixed wood-frame windows (Figure 6 and Figure 7). The long edge of the canopy is attached to the angled wall and its southeast corner is supported by a wood-encased round metal column seated on a round concrete base. The fenestration is situated on the north

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(right) half of the wall, where its perimeter is surrounded with horizontally-layered tree branch segments that form a rustic frame.

Figure 6: Southwest corner, view west. Figure 7: Southwest corner, view north.

Figure 8: East façade, view northwest Figure 9: East façade, view southwest The storefront portion of the primary façade has three window bays, each with an arched opening and multi-light display window (Figure 8 and Figure 9). The middle section of the south (left) transom has been subdivided to accommodate a new center mullion flanked by metal-frame singlelight sliding windows. The center window retains its original configuration except for new paired metal-frame entry doors. The north (right) window retains its original configuration. A small number of transom lites have been replaced with new glass. Sign boards are attached to the wall above the center of each window opening.

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North Façade
The north façade is organized in three sections, the east and center of which are located beneath the stepped parapet (Figure 10 and Figure 11). The east (left) section features a typical arched display window; the center section of its transom has been covered with an opaque panel. The middle section of the façade is penetrated by a rectangular garage door opening with concrete wheel guards at its base. The long, west (right) section has an infilled rectangular opening at its center; its proportions suggest that it was formerly a second garage door. A single metal panel door is located at the far west end.

Figure 10: North façade, view southwest. Figure 11: North façade, view southeast.

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Rear (West) Façade
The west façade currently has no openings. Five recessed stucco panels, evenly arranged across the center of the wall plane, are infilled former window openings (Figure 12).

Figure 12: Rear (west) elevation, view south.

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South Façade
The south façade is organized in two sections, which are located to the west of the angled southwest corner wall (Figure 13 and Figure 14). The west (left) section of the façade has a large rectangular plaster patch covering an infilled window opening. The center of the wall currently features a metalframed three-part fixed and sliding window with an interior security grille. The window is framed with a simple painted wood surround (Figure 13). The east section has stepped parapet and is penetrated by a wide garage door opening with concrete wheel guards at its base and a cloth awning above. The opening has been subdivided to accommodate a single panel entry door with a glass-block transom on its west side and a smaller rolling security door on its east side (Figure 14).

Figure 13: South façade, view northwest. Figure 14: South façade, east end, view north.

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Site Features
The curb between the public sidewalk and Hermosa Avenue at the southwest front of the property features a long curb cut, which formerly allowed vehicle access. The open area along the south property boundary is paved with scored concrete and separated from the adjacent walking street by a raised curb. Both site features indicate that this area was formerly used as a driveway to access the zone under the canopy and the garage door (Figure 15). The area is now used as a seating area with outdoor furniture and potted plants.

Figure 15: Streetside curb cut, curb, and driveway, view west.

Surrounding Neighborhood
The neighborhood surrounding 901 Hermosa Avenue is a mix of property types and uses. Hermosa Avenue to the north and south of the subject property is a Main Street-type commercial thoroughfare that was once a streetcar route (Figure 16 and Figure 17). Properties along Hermosa Avenue are primarily one- and two-story commercial buildings, most of which are from the mid- to early twenty-first century. Two- and three-story commercial buildings are located directly across Hermosa Avenue from the subject property. Several 1920s-era commercial buildings remain on the street, including a former automobile repair building one-half block south of the subject property at 832 Hermosa Avenue, identified as potentially historic in the 2017 General Plan. 11 Also nearby,
11 PCR Services, “7.0 Cultural Resources, Technical Background Report,” in 2017 City of Hermosa Beach PLAN Hermosa, August 2017, 7-21.

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around Pier Avenue and Hermosa Avenue, are three of the four buildings receiving protection under the City’s Historic Resources Preservation Ordinance: the former Bijou Theatre that is now a Chase bank and retail store, the Bank of America Building, and the Hermosa Hotel.

Figure 16: Typical commercial buildings along
Hermosa Avenue, view north.

Figure 17: Typical commercial buildings along
Hermosa Avenue, view south.

The blocks along 9
th Street and 10th Court between Hermosa Avenue and Beach Drive are primarily residential with early one-story beach bungalows, mid- and late-twentieth century single-family residences and two-story apartment buildings (Figure 18 and Figure 19).

Figure 18: Typical residential buildings along 9th
Street, view west.

Figure 19: Typical residential buildings along 10th Court, view west.

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IV. HISTORIC CONTEXT
Hermosa Beach History
Hermosa Beach is one of a string of beach cities in the southwest corner of Los Angeles County. 12 Prior to the founding of Hermosa Beach, the area was part of Rancho Sausal Redondo. Granted to Antonio Ignacio Avila in 1822 during the Mexican era, Rancho Sausal Redondo encompassed over 22,000 acres. It extended along the coast from present-day Marina del Rey south to Redondo Beach and east to Inglewood and Lawndale. Avila’s ownership of the land was upheld in the transition to United States rule after the Mexican-American War ended in 1848, but his heirs sold the rancho lands after Avila’s death in 1858. A Scottish baron, Robert Burnett, purchased Rancho Sausal Redondo and the adjacent Rancho Aguaje de la Centinela in the 1860s.13 In the 1870s, Canadian Daniel Freeman and his wife, Catherine, leased both ranchos where they grew barley and grazed sheep; the Freemans purchased the land in 1885.14 Freeman started to sell parts of the rancho and, in 1900, the Hermosa Land and Water Company purchased 1,500 acres of the former rancho.

Railway barons Moses Sherman and Eli Clark started the Hermosa Land and Water Company in anticipation of a resort settlement at the coast and growth from the City of Los Angeles. The land was surveyed in 1901 starting with Santa Fe Avenue (now Pier Avenue) running from the Santa Fe Railroad (at today’s Valley Drive) to the beach. The survey also laid out a boardwalk along the beach (now The Strand), while Hermosa Avenue, the second thoroughfare, ran parallel to the beach. In 1901, the original Hermosa Beach tract was subdivided between the boardwalk and Hermosa Avenue. Numbered streets started with 1st Street at the south and extended north; Santa Fe Avenue corresponded to 12th Street. The “First Addition to Hermosa Beach” was surveyed later in 1901, extending north to 26th Street and east to Loma Drive. The “Second Addition” was surveyed in 1902 and extended east from Loma Drive to the eastern border just beyond present day Prospect Avenue.

The rapid pace of surveying and subdividing meant that residential development was sporadic in the first few decades. As a beach resort, Hermosa Beach was initially a seasonal community with a small permanent population that attracted many visitors on the weekends and in the summer.15 In 1904, the first Hermosa Beach Pier was constructed of wood. By 1906, Hermosa Beach had a population of around 300 people and only a few public buildings existed: a post office, schoolhouse, grocery, 12 Unless otherwise cited, this section is summarized from the PCR Services, “7.0 Historic Resources.” Hermosa Beach General Plan Updated, 2014; and Chris Miller, Jerry Roberts, and Hermosa Beach Historical Society, Images of America: Hermosa Beach (Charleston, SC: Arcadia Publishing, 2005).
13 Lorietta Louise Scheerer, “The History of the Sausal Redondo Rancho” (MA Thesis, University of Southern California, 1938),

20. 14 Scheerer, “The History of the Sausal Redondo Rancho,” 22-3. 15 Patricia A. Gazin, Footnotes on the Sand (Hermosa Beach: Myron Gazin, 1991), 10.

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general store, and a few boarding houses.16 In January 1907, Hermosa Beach incorporated as the nineteenth city in Los Angeles County.

Figure 20: Late 1910s photograph of the corner of Santa Fe (now Pier) Avenue and Hermosa Avenue, looking northwest. Source: Roger Creighton in Images of America: Hermosa Beach.

Greater growth would come with the arrival of the Pacific Electric rail line (Figure 20). By 1910, Hermosa Beach was a stop on the Pacific Electric’s “Balloon Route Excursion” that ran along Hermosa Avenue. The train brought more tourists and potential new residents to the beach community. The Berth family built the first hotel at 10th Street and the Strand in 1907. The new city spent thousands of dollars on street and lighting improvements to attract new residents. Many of the early residences were summer homes for those in Los Angeles and Pasadena.17 Most of the housing stock was the vernacular beach cottages or bungalows that could be built for a modest amount. Development was denser near the coast and toward the southern end of the city, though even in the 1920s, many blocks had several undeveloped lots. In the hills inland, Greek and Japanese farmers grew carnations, chrysanthemums, and other flowers (Figure 21). 18 16 Scheerer, “The History of the Sausal Redondo Rancho,” 28. 17 Gazin, Footnotes on the Sand, 17, 26.
18 Gazin, Footnotes on the Sand, 16-17.

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Figure 21: Map of Hermosa Beach in 1915 with concentrated development near the coast and scattered elsewhere. The approximate location of 901 Hermosa Avenue is marked with a red dot.

Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach.

In 1913, the city approved plans to replace its wood boardwalk with a concrete “Strand.” That same year the extant wooden pier was replaced with a concrete pier. At the entrance of the new pier was a Mission Revival-style building (since demolished) with an archway that had an upper-level viewing deck (Figure 22).
19 In 1917, the Hermosa Beach Bathhouse Company announced plans for a bathhouse at The Strand, just south of the pier. The Spanish Colonial Revival-style building provided a private place for beach visitors to change and store their belongings.

Figure 22: Mission Revival-style building at entrance to the Hermosa Beach Pier, circa 1940, demolished 1960s. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach. 19 “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided,” Los Angeles Times, January 4, 1914.

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With the economic boom of the 1920s, Hermosa Beach saw greater residential and commercial development, much of the expansion serving tourists (Figure 23). In 1923, the Surf and Sand Club announced plans for a clubhouse on The Strand located north of the pier, between 14th and 15th streets. Designed by prominent Southern California architect, Myron Hunt, the four-story building had a ballroom, indoor swimming pool, and 124 rooms with private bathrooms. The building became the Hermosa Biltmore Hotel (since demolished) in the 1930s. Also constructed in the 1920s was the Metropolitan (later Bijou) Theatre (extant, Hermosa Beach Landmark).

Figure 23: View of storefronts along Pier Plaza, circa 1925. Source: Hermosa Beach Historical Society in Images of America: Hermosa Beach.

Development in Hermos aBeach was modest during the Great Depression and World War II. Like much of Southern California, Hermosa Beach boomed in the post-World War II years. The lots near the ocean that had not yet been developed were finally infilled, while previously industrial and argicultural lands further inland were subdivided for new housing. A new civic center with a Modernist style city hall, police station, fire station, and library opened in 1962. Many of Hermosa Beach’s earliest notable buildings and features were demolished in the 1960s, including the arch and pavililon buildings at the pier entrance, the former Surf and Sand Club (Hermosa Biltmore Hotel), and the Pacific Eletric rail line.

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Automotive Retailing and Repair (1915 – 1930)
California’s early and rapid embrace of the automobile made it a pioneer in automobile ownership and retailing.20 The earliest automobile sales were conducted through livery stable, carriage dealer, or bicycle shops. Purpose-built auto dealerships emerged just before World War I, typically fitting into central retail districts with conventional storefronts, except for large entry doors and windows.

By the late 1910s, sales facilities became more elaborate, and dealers frequently constructed impressive buildings in traditional styles with opulent sales salons to convey a reputable experience.

Since most potential customers did not yet own automobiles, dealerships were located close to streetcar lines. Auto manufacturers were often corporate sponsors of the initial buildings; these sales rooms served as examples of the new form and distinctive quality manufacturers encouraged locally owned and built dealerships to emulate.21
In the early 1920s, urban dealerships began to combine auto servicing and repair with sales (Figure 24). This required the construction of larger, often multi-story, facilities with ramps and the volume to accommodate multiple vehicles. Façades continued to feature historicist detailing with the only feature identifying the buildings as auto service facilities being factory sash windows and vehiclesized openings. 22 Figure 24: 1050 Hope Street (Los Angeles) was built as a showroom and service center for the Willys-Overland Company in 1916 and served as such through 1932, photo circa 2015. Source: Survey-LA. 20 This section is adapted using relevant information from the Daniel Prosser and Daniel Herrick, “Commercial Development, 1850-1980: Commercial Development and the Automobile, 1910-1970” in Survey-LA Los Angeles Historic Resources Survey, Los Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles Department of City Planning, August 2016. 21 Prosser and Herrick, “Commercial Development, “ 35-36. 22 Prosser and Herrick, “Commercial Development, “ 35-36.

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Outlying business districts continued to build small single-story outlets on local main streets (Figure 25). The suburban showrooms adopted a common three-bay façade composition consisting of an elaborate center entrance with symmetrically flanking show windows placed directly on the street without setback. These were essentially single-story versions of the more elaborate central business district dealerships, and they maintained a footprint similar to that of an early livery stable. The suburban buildings typically adopted the period revival styles popular at the time.23 Figure 25: Former showroom and repair facility (Hollywood) built in 1925, photo circa 2015. Source: Survey-LA.

By the 1930s, as many potential customers owned cars, there was no longer a need to be located close to streetcar lines. Instead, ease of access and adequate parking meant that the few new showrooms constructed during the Great Depression moved to outer arterial roads. The new facilities at these locations were typically designed with a showroom in the front, still positioned directly on the sidewalk without a setback, and service bays to the rear with generous perimeter parking and driveways. These buildings frequently adopted the new Streamline Moderne and Art Deco styles of the decade.

After World War II, the showroom typology shrank in size in favor of larger parts and service departments. By the 1960s, automobile retailing shifted again to facilities in the far suburbs with onsite showrooms at the back of the lot used as offices and for display of select models, the buying experience focused instead on vast outdoor sales lots.24 These shifts meant that early automobile 23 Prosser and Herrick, “Commercial Development, “ 36.
24 Prosser and Herrick, “Commercial Development, “ 36-39.

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retail buildings were quickly outdated. Some were repurposed for other uses. Some continued as brand-specific repair facilities, as satellite space for relocated dealerships, or as independent businesses providing a specialized automobile-related service. Many were demolished and early examples are increasingly rare.

The Sanborn Map Company fire insurance map of Hermosa Beach (Sheet 15, January 1927 – September 1946) showed four automobile sales and repair businesses on Hermosa Avenue between Pier Avenue and Second Street in this period. Three were located opposite 901 Hermosa Avenue on the east side of the street. These included an auto sales and repair facility at 900-910 Hermosa Avenue (demolished), an auto repair facility at 832-842 Hermosa Avenue (extant and converted to co-working space), and an auto service business between them (demolished). These businesses were likely accessed from the rear alley, Palm Drive, or through the auto service business. The remaining building at 832-842 Hermosa Avenue was built in 1913 and represents the previous decade in automotive history when buildings for both retail and repair were industrial in character without the accommodation for auto circulation and display evident at 901 Hermosa Avenue built in 1922 (Figure 26).

Figure 26: 832-842 Hermosa Avenue, built in 1913, circa 2022. Source: Google Street View.

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V. SITE HISTORY
Site Development
The property at 901 Hermosa Avenue is located within the original Hermosa Beach tract that was surveyed and subdivided in 1901. The tract map for that year shows that lots 25, 26, and 27, which comprise the subject property, at the northwest corner of Ninth Street and Hermosa Avenue were part of the city’s original plan (Figure 27).

Figure 27: 1901 Tract Map of Hermosa Beach. Source: Los Angeles County Public Works Land Records Information. Edited by Page & Turnbull.

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According to historic Los Angeles County Assessor map books, the first improvement on 901 Hermosa Avenue occurred around 1922. No original building permit for the subject property is on file at the City of Hermosa Beach, and research has not identified the architect or builder. By late 1922, the parcel was owned by George L. Stiles. A newspaper article announced his construction of a $25,000 Lincoln–Ford–Fordson dealership and repair facility at the corner of Hermosa Avenue and 9 th Street, stating it would be built of “brown stucco of the Mission type of architecture so appropriate for western landscapes.”
25 The article further noted that it would provide a larger floor space for Lincoln-Ford-Fordson products and repair than at other nearby dealers, and be open by November 1922. The accompanying rendering portrayed a building that is largely consistent with the appearance of 901 Hermosa Avenue in 2024, with overall massing fenestration, roof form, windows, and parapet intact (Figure 28).

Figure 28: Proposed design of 901 Hermosa Avenue, October 1922. Source: “New $25,000 Lincoln – Ford – Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6.

A 1927 Sanborn Map Company fire insurance map showed the footprint of the auto sales and repair building, including the angled façade and canopy. The map indicated that the building had a wood truss roof and concrete floor, and also showed the residential buildings to the west and commercial buildings along Hermosa Avenue (Figure 29).
25 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6.

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Figure 29: Sanborn Map Company fire insurance map of Hermosa Beach, Sheet 15, January 1927 – September 1946. The location of the subject property is outlined in red. Source: Los Angeles Public Library.

Edited by Page & Turnbull.

Building permits indicated that, in 1946, the subject property was reroofed and that windows on the north and south of the building were plastered over in 1975. In 1986, the exterior was water blasted (likely meaning pressure washed) and the building was reroofed again in 1991 and in 2010. An interior stair and emergency fire exit were constructed in 1998; this was likely the exit door at the west end of the north façade. Assessor notes dated September 17, 1956 (added to a September 3, 1947 Los Angeles County Assessor Building Description Blank Form) indicate that the rear west wall had been converted to a firewall by that time. It is likely that the windows on the rear wall were infilled as part of this change.

A comparison of the building rendering from 1922 with staff observations made during the Page & Turnbull site visit on January 31, 2024, reveals other visible alterations that are not recorded in building permits or assessor documentation. These changes include: replacement glazing in the

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lower sections of the east façade windows and in the southeast façade windows; removal and enclosure of a door on the south half of the southeast façade; substitution of original wood panel doors on the south and north façades with metal rolling doors; and infill of a ribbon of windows at the west end of the south façade.

Building permits and assessor records suggest that the building continued to serve automotive uses through the late 1960s before being converted to warehouse and general retail use.

CONSTRUCTION CHRONOLOGY
The following table provides the building permit information for construction activity at 901 Hermosa Avenue based on applications on file with the City of Hermosa Beach Planning Division.

Cancelled and expired permits are not included.

TABLE 1. PERMIT HISTORY FOR 901 HERMOSA AVENUE
Date Filed Permit
App. #
Owner Contractor Work
1946 3963 Not listed Not listed Reroofing
1975 16370 John Haworth Not listed
Plaster up existing windows on north and
south of building
1976 16550 John Haworth Not listed
Construct non-bearing partition wall 61’ x
12’ high with 3’ door dividing rear area
1977 Not listed John K. Haworth Not listed Interior partition walls 1980 Not listed Greg Dahle Not listed Remodel existing storage use 1986 20209 Greg Dahle Not listed Water blast building exterior 1987 20913 Greg Dahle Not listed Install awnings
1991 22214 Greg Dahle
A-1 All American
Roofing
Remove roof and install three-ply cap roof
1997 Not listed Not listed Not listed
Hermosa Fire Department letter noting no
record of any permit for two level storage
1998 Not listed
Gregg and Kay J.

Dahle
Not listed Add stairs and emergency fire exit
2010 Not listed
Gregg and Kay J.

Dahle
Shoreline Roof
Co.

Apply four-layer built-up roof system over
existing one-layer flat roof

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Ownership and Occupant History
The following tables provide a summary of the ownership and occupancy history of 901 Hermosa Avenue beginning with the year of construction, compiled from historic newspaper articles, building permits, and data in the Phase 1 Environmental Site Assessment Report (2022) prepared by Partner Engineering and Science, Inc..
26 TABLE 2. OWNERSHIP HISTORY FOR 901 HERMOSA AVENUE
Date(s) Owner(s) Occupation
1922- 1923 George L. Stiles Owner, Lincoln-Ford-Fordson Dealership and Garage 1923-1943 Unknown Unknown
1943–1980 John Haworth
Owner, Haworth Chevrolet Company, auto parts warehouse and auto glass replacement service, other retail
1980-2022 Melvin Greg Dahle
TABLE 3. OCCUPANT HISTORY FOR 901 HERMOSA AVENUE
Date(s) Occupant(s)
1923 Hufford & Haggett Lincoln and Ford
1927 Haggett Lincoln Autos
1931-1936 Nelson & Stickney Autos
1939 Haworth Jones Chevrolet
1941-1954 Haworth Chevrolet Company Autos
1954 Butler Buick
1960 John Haworth
1968 John Haworth (auto parts warehouse and auto glass replacement service, other retail) 1971 Gene’s Restaurant Equipment, Sedillo Sheet Metal
1978 Cadene Ozzie, The First Time, The Grab Bag, TK & Company 1981
Dar Es Salam, Dial A Sign Inc, The Gazelle, Greenpeace Southern California, Iris Creation, Jamal Farida
1981-1985 Maya
1981-2024 Bay Self Storage
1985
Executive Communique, Intimate Impression, Maya, Murphy’s Graphics, SJ & Company, Studio 9, Tattiahas Original, Things Oriental, West Coast Plants, Word Magic, Write Now Computer
1985-1995 Bradford GM & Associates
1990
Champ Awards, Jim Searcy Glass Etching, South Bay Hng GA FU, Sun International, Treasure House, Universal Cash Register
1995 Inta Sport, Keppler Entertainment, Woods of Holly Glory 26 Partner Engineering and Science, Inc., Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue, prepared for Powerscourt Partners LLC, July 22, 2022, 8-9, 14.

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Date(s) Occupant(s)
1995-2003 Antique Eddy’s
1995-2020 Grizzly Clothing
2003 Bearsmouth Entertainment, Meg Co
2003-2008 Let There Be Light
2003-2020 Meg Company
2008 Hermosa Hair Studio, Lucinda Messer Lecovin MD, Sol Baby 2008-2016 David Frederickson Law Office
2008-2024 Glow Hair & Skin Therapy, Ogden Photography
2012 Sole Searching
2012-2020 By Hand
2016 Hermosa Beadworks
2020 Lily Pad, Meg Co
2021-2024 Trick E-bikes

SELECT OWNER AND OCCUPANT BIOGRAPHIES
George Leslie Stiles (1880 – 1935)
George Leslie Stiles was born in Buffalo, New York in 1880 and died in Los Angeles in 1935. 27 By 1900, his family had relocated to Oklahoma City, Oklahoma, where George and his brother, Charles, worked at the family-run Stiles Floral Company, a wholesale florist and grower business established in 1899.
28 George married Katherine Gran Jervey in Oklahoma City in 1912 and continued working at the floral company through early 1922.29 The business filed for bankruptcy in March of that year and, in June, George and Katherine moved to Los Angeles, likely to the community of Redondo Beach where directories placed them in 1925. 30 Within months, George
became an active member of the Hermosa Beach area Chamber of Commerce, chairing their membership committee and networking to bring new businesses to the city.31 In October 1922, the local newspaper announced Stiles’ construction of a $25,000 Lincoln-FordFordson vehicle dealership and garage in Hermosa Beach, noting that sales were already underway and that the building would be ready for occupancy by mid-November 1922.32 His association with the new business was brief as, in July 1923, Stiles sold the dealership to the Hufford & Haggett 27 California United States Death Index 1880-1935, via Ancestry.com. 28 1900 United States Census, Oklahoma County, Oklahoma, digital image s.v. “George L. Stiles,” via Ancestry.com; and “Oklahoma City Pays $300,000 Annually To Say It With Flowers,” The Daily Oklahoman (Oklahoma City, OK), November 6, 1921,

9. 29 Oklahoma County Marriage Records 1889-1951 Book 19, 460, s.v. “George Leslie Stiles,” via Ancestry.com. 30 “Notice of First Meeting of Creditors,” The Daily Law Journal-Record (Oklahoma City, OK), March 9, 1922, 3; and Sadie Anderson, “Society,” Oklahoma City Times, June 16, 1922, 7. 31 “Agitate for Hotel,” Redondo Reflex, October 20, 1922, 11. 32 “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach,” Redondo Reflex, October 13, 1922, 6.

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Lincoln and Ford company.
33 By 1925, George and Charles Stiles, with partner John Zeller, took over an existing Hudson-Essex sales and repair business in Redondo Beach, forming Zeller-Stiles Motors.
34 In 1927, Stiles moved to Pasadena and refocused his business interests on real estate. He worked for architect and developer Frank Meline as the manager for his Miramar Sales Corporation’s Miramar Estates in Santa Monica (now Castellammare in Pacific Palisades) and subsequently as a sales representative for a Chandler Improvement Company project to develop a winter resort in Arizona to be designed by architect John Byers.35 33 “Hermosa News,” Redondo Reflex, July 20, 1923, 5.
34 “Locates in Redondo,” Redondo Reflex, Jun12, 1925, 8. 35 “Completion of New Boulevard Lends Impetus,” Los Angeles Times, July 31, 1927,78; and “Winter Resort in Desert Will Be Cooperative,” Los Angeles Times, February 23, 1920, 62.

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VI. EVALUATION
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 districts, sites, buildings, structures, and objects significant in American history, architecture, archeology, engineering, and culture. These resources contribute to an understanding of the historical and cultural foundations of the Nation at the national, state, or local level. Typically, properties over fifty years of age may be eligible for listing in the National Register if they meet any one of the four significance criteria and if they retain sufficient historic integrity to convey that significance. However, properties under fifty years of age may be determined eligible if it can be demonstrated that they are of “exceptional importance.” Other criteria considerations apply to cemeteries, birthplaces, graves of historical figures, properties owned by religious institutions or used for religious purposes, structures that have been moved from their original locations, reconstructed buildings, and properties primarily commemorative in nature. National Register criteria are defined in depth in National Register Bulletin Number 15: How to Apply the National Register Criteria for Evaluation.

The National Register has four basic criteria under which a property may be considered eligible for listing. It can be found significant under one or more of the following criteria. • Criterion A (Events): Properties associated with events that have made a significant contribution to the broad patterns of our history.
• Criterion B (Person): Properties associated with the lives of persons significant in our past. • Criterion C (Architecture): Properties that embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant distinguishable entity whose components lack individual distinction.
• Criterion D (Information Potential): Properties that have yielded, or may be likely to yield, information important in prehistory or history.

A property may be considered significant on a national, state, or local level to American history, architecture, archaeology, engineering, and culture.

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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.

In order for a property to be eligible for listing in the California Register, it must be found significant under one or more of the following criteria.
• Criterion 1 (Events): Resources that are associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States.
• Criterion 2 (Persons): Resources that are associated with the lives of persons important to local, California, or national history.
• Criterion 3 (Architecture): Resources that embody the distinctive characteristics of a type, period, region, or method of construction, or represent the work of a master, or possess high artistic values.
• Criterion 4 (Information Potential): Resources or sites that have yielded or have the potential to yield information important to the prehistory or history of the local area, California, or the nation.36
The following section examines the eligibility of 901 Hermosa Avenue for individual listing in the National Register and the California Register.

CRITERION A/1 (EVENTS)
901 Hermosa Avenue does not appear eligible for listing in the National Register or California Register under Criterion A/1.
36 California Office of Historic Preservation, Technical Assistance Bulletin No. 7: How to Nominate a Resource to the California Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11.

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Research did not associate 901 Hermosa Avenue with any events that have made a significant impact in history. The building was built in 1922 and was among the group of early commercial buildings along Hermosa Avenue that arrived with the introduction of the Pacific Electric streetcar line in 1910 and the rise in automobile ownership. Although the streetcar increased access to Hermosa Beach, it was never a streetcar suburb of Los Angeles and remained a seasonal beach destination until after World War II. 901 Hermosa Beach does not appear to have played a unique or significant role in development of the Hermosa Avenue commercial corridor.

CRITERION B/2 (PERSONS)
901 Hermosa Avenue does not appear eligible for listing in the National Register or California Register under Criterion B/2.

The subject property was commissioned by George Stiles who owned the building for less than one year before selling. He appears to have been a serial entrepreneur whose next investment in a Redondo Beach automobile dealership was equally brief before he shifted his attention to real estate sales outside the beach cities area. Stiles lived in Hermosa Beach for only five years before moving to Pasadena. Research on his contributions to the city indicate that they did not rise above participation in various Chamber of Commerce activities. Stiles has no history as a leader or innovator in the automotive industry, the construction industry, or as an individual of note in shaping the new Hermosa Beach community.

CRITERION C/3 (ARCHITECTURE)
901 Hermosa Avenue does not appear to be eligible for listing in the National Register or California Register under Criterion C/3.
901 Hermosa Avenue is a modest example of an early automobile showroom and repair facility, typical of those located on suburban main streets adjacent to streetcar lines in the 1920s. The subject property illustrates the simplest version of the building typology prevalent in outlying areas in the decade before California’s exploding car culture led to larger showrooms further from downtown areas. It features a characteristic single-story three-bay glazed façade composition. The subject property’s massing, with a stylized streetside showroom fronting a functional rear repair area, illustrates how this early typology complemented and functioned within a typical early twentieth century streetscape. Its siting, which accommodates a driveway, angled corner, and passage through the building for cars, reveals how this early architectural form was manipulated to accommodate automobile circulation. Like other automobile sales and service buildings of the period, its design references a popular local style of the era, Mission Revival; here, it is executed with less elaboration and ornamentation than on more high-style examples. Further, original features

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such as side windows and doors have been replaced or infilled. No builder or architect was identified in the course of research, and the property does not possess high artistic value. The modest design of 901 Hermosa Avenue does not rise to the level of architectural distinction required for state or national eligibility under Criterion C/3.

CRITERION D/4 (INFORMATION POTENTIAL)
901 Hermosa Beach does not appear to be eligible under Criterion 4 as a principal source of important construction-related information.

The “potential to yield information important to the prehistory or history of California” typically relates to archeological resources, rather than built resources. When California Register Criterion 4 (Information Potential) does relate to built resources, it is relevant for cases when the building itself is the principal source of important construction-related information. Page & Turnbull’s evaluation of this property was limited to age-eligible resources above ground and did not involve survey or evaluation of the subject property for the purposes of archaeological information.

Hermosa Beach Landmarks
To be listed as a Hermosa Beach Landmark, a property must be at least 50 years old and meet one or more of the following criteria:

A. It exemplifies or reflects special elements of the City’s cultural, social, economic, political, aesthetic, engineering, or architectural history; or
B. It is identified with persons or events significant in local, state, or national history; or C. It embodies distinctive characteristics of a style, type, period, or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship; or D. It is representative of the notable work of a builder, designer, or architect; or E. Its unique location or singular physical characteristic(s) represents an established and familiar visual feature or landmark of a neighborhood, community, or the City.

A property that is at least 30 years old may become a Landmark if the City Council determines it is exceptional or threatened by demolition, removal, relocation, or inappropriate alteration.

The following section examines the eligibility of 901 Hermosa Avenue for individual listing as a Hermosa Beach Landmark.

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HERMOSA BEACH CRITERION A (SPECIAL ELEMENTS OF THE CITY’S HISTORY) 901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion A.

Research did not show that the building played a role in Hermosa Beach’s cultural, social, political, or engineering history. It was one among many commercial establishments along Hermosa Avenue, including three auto sales and service businesses located directly across the avenue, that served the local community without making automotive services a significant economic generator for the city.

The subject property is not an exceptional example of the Mission Revival aesthetic and does not contribute to the overall architectural history of Hermosa Beach.

HERMOSA BEACH CRITERION B (PERSONS OR EVENTS)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion B.

The original owner, George L. Stiles, appears to be a serial entrepreneur whose association with the subject property and Hermosa Beach was brief and uneventful. General research on subsequent owners did not reveal that any made contributions significant to local, state, or national history.

Research did not connect the building to events of significance to local, state, or national history.

HERMOSA BEACH CRITERION C (ARCHITECTURE)
901 Hermosa Avenue appears to be eligible under Hermosa Beach Criterion C. 901 Hermosa Avenue is one of the few remaining commercial properties that date to the early period of Hermosa Beach development and to the 1920s era of automobile retailing. It is an example of an increasingly rare early main street showroom and repair facility in an outlying town.

Further, it exhibits site and architectural characteristics of a modest vernacular automotive building form specific to the 1920s, the transitional decade in which auto retailing discarded its previously industrial aesthetic and before it shifted to larger and more suburban facilities. It is distinct from the other remaining automotive building at 832 Hermosa Avenue that represents the industrial appearance associated with automobile service in the nineteen-teens. 901 Hermosa Avenue illustrates how automotive buildings fit into an early twentieth century commercial and streetcar setting, adjusted their form to meet the needs of automobile circulation, developed a distinctive appearance—single-story three-bay façade composition with an extensively glazed display in the front and service at the rear—to convey their business function, and asserted their status by adopting a current architectural style, here a minimal version of Mission Revival. The building continues to convey its original function, form, and aesthetic to illustrate the history of automobile and main street commercial retailing. While the property does not appear to rise to the level of significance for listing in the National Register or California Register, the property is a rare and

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distinctive example of a former 1920s automobile showroom and repair facility in Hermosa Beach where very few early twentieth century commercial properties remain extant.

HERMOSA BEACH CRITERION D (BUILDER OR ARCHITECT)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion D.

Research did not uncover any information about a particular architect or builder associated with the building.

HERMOSA BEACH CRITERION E (UNIQUE LOCATION OR SINGULAR PHYSICAL

CHARACTERISTIC)
901 Hermosa Avenue does not appear to be eligible under Hermosa Beach Criterion E.

While part of the City’s downtown commercial streetscape near the ocean and pier, the building has a modest scale. Its angled southeast façade, while a unique response to the need for automotive circulation and service, is not a singular physical characteristic that has made the building an established or familiar visual landmark in the neighborhood or city.

INTEGRITY
In order to qualify for listing in any local, state, or national historic register, a property or landscape must possess significance under at least one evaluative criterion as described above and retain integrity. Integrity is defined by the California Office of Historic Preservation as “the authenticity of an historical resource’s physical identity evidenced by the survival of characteristics that existed during the resource’s period of significance,” or more simply defined by the National Park Service as “the ability of a property to convey its significance.”37 In order to evaluate whether the subject property retains sufficient integrity to convey its historic significance, Page & Turnbull used established integrity standards outlined by the National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Seven variables, or aspects, that define integrity are used to evaluate a resource’s integrity—location, setting, design, materials, workmanship, feeling, and association. A property must possess most, or all, of these aspects in 37 California Office of Historic Preservation, Technical Assistance Series No. 7: How to Nominate a Resource to the California Register of Historical Resources (Sacramento: California Office of State Publishing, September 4, 2001), 11; and National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: U.S.

Department of the Interior, National Park Service, 1995), 44.

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order to retain overall integrity. If a property does not retain integrity, it can no longer convey its significance and is therefore not eligible for listing in local, state, or national registers.

The seven aspects that define integrity are defined as follows:

Location is the place where the historic property was constructed or the place where the historic event occurred;
Setting addresses the physical environment of the historic property inclusive of the landscape and spatial relationships of the building(s); Design is the combination of elements that create the form, plan, space, structure, and style of the property;
Materials refer to the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form the historic property; Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory;
Feeling is the property’s expression of the aesthetic or historic sense of a particular period of time; and
Association is the direct link between an important historic event or person and the historic property.

LOCATION
901 Hermosa Avenue retains integrity of location. The subject property has not been moved from its original site.

SETTING
901 Hermosa Avenue retains integrity of setting. Hermosa Avenue remains a commercial strip and both 9
th Street and 10th Court continue to be residential. Although the scale and design of the surrounding properties has changed and the Pacific Electric streetcar line has been removed, these alterations, which are typical of commercial corridor development, have not dramatically altered the spatial relationship of 901 Hermosa Avenue to its setting. The building retains its spatial relationship with Hermosa Avenue, which was key to its original use for automobile service.

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DESIGN
901 Hermosa Avenue retains integrity of design. The building continues to exhibit the original footprint, massing, roof form, fenestration, and parapet profile illustrated in the 1922 news article announcing its completion. It retains its position on the sidewalk without a setback, division into front and rear sections, three-bay façade composition, arched window openings, unique glazing pattern, and features reflecting automobile circulation such as service doors, driveway, canopy, and curb cut. Some alterations to the subject property were observed at the time of the site visit including the infill of side and rear windows. These changes are reversible and do not diminish the building’s essential qualities as a showroom and repair facility.

MATERIALS
901 Hermosa Avenue retains integrity of materials. The original architectural palette of stucco cladding and glazing within arched openings is intact. Some alterations to the subject property were observed at the time of the site visit including the updating of some glazing, window frames, and doors, within original openings. New wood window framing for the lower units replicates the layout of the original; replaced glazing within the new frames replicates the original window pattern. Door replacement has occurred within original frames and does not detract from the original openings.

These changes are reversible and do not diminish the building’s essential qualities as a showroom and repair facility.

WORKMANSHIP
The majority of the building’s original materials and method of assembly are still visible to illustrate construction of a modest retail building in the early twentieth century. The building has a reasonable level of original workmanship, and early twentieth century details such as the arched fanlight transoms remain extant.

FEELING
901 Hermosa Avenue retains integrity of feeling. With auto circulation accommodated by an angled corner and extant driveway and an intact front showroom façade, it continues to express the aesthetics and form of an early automobile retail and repair facility in a main street retail district.

ASSOCIATION
901 Hermosa Avenue retains integrity of association. It maintains its relationship to the street with its distinctive three-part façade and angled corner continues to convey its original use as an automobile-related business.

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Overall, 901 Hermosa Avenue retains all seven aspects of integrity for local listing.

California Environmental Quality Act (CEQA)
The California Environmental Quality Act (CEQA) is state legislation (Pub. Res. Code §21000 et seq.) that provides for the development and maintenance of a high-quality environment for the presentday and future through the identification of significant environmental effects.38 CEQA applies to “projects” proposed to be undertaken or requiring approval from state or local government agencies.39 “Projects” are defined as “activities which have the potential to have a physical impact on the environment and may include the enactment of zoning ordinances, the issuance of conditional use permits and the approval of tentative subdivision maps.”40 Historic and cultural resources are considered to be part of the environment. In general, the lead agency must complete the environmental review process as required by CEQA. In the case of a proposed project at 901 Hermosa Avenue, the City of Hermosa Beach will act as the lead agency.

STATUS AS A HISTORICAL RESOURCE UNDER CEQA
In completing an analysis of a project under CEQA, it must first be determined if the project site possesses a historical resource. A site may qualify as a historical resource if it falls within at least one of four categories listed in California Code of Regulations (CCR), Title 14, Section 15064.5(a). The four categories are:

1. A resource listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (Pub. Res. Code SS5024.1, Title 14 CCR, Section 4850 et seq.).

2. A resource included in a local register of historical resources, as defined in Section 5020.1(k) of the Public Resources Code or identified as significant in an historical resource survey meeting the requirements of section 5024.1 (g) of the Public Resources Code, shall be presumed to be historically or culturally significant. Public agencies must treat any such resource as significant unless the preponderance of evidence demonstrates that it is not historically or culturally significant.

3. Any object, building, structure, site, area, place, record, or manuscript which a lead agency determines to be historically significant or significant in the architectural, engineering, 38 Public Resources Code (PRC), Section 21000 et seq.
39 Guidelines for Implementation of the California Environmental Quality Act (CEQA Guidelines), California Code of Regulations (CCR), Title 14, Section 15000 et seq.
40 14 CCR § 15378: Project.

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scientific, economic, agricultural, educational, social, political, military, or cultural annals of California may be considered to be an historical resource, provided the lead agency’s determination is supported by substantial evidence in light of the whole record. Generally, a resource shall be considered by the lead agency to be “historically significant” if the resource meets the criteria for listing on the California Register of Historical Resources (Pub. Res.

Code SS5024.1, Title 14 CCR, Section 4852).

4. The fact that a resource is not listed in, or determined to be eligible for listing in the California Register of Historical Resources, not included in a local register of historical resources (pursuant to section 5020.1(k) of the Pub. Resources Code), or identified in an historical resources survey (meeting the criteria in section 5024.1(g) of the Pub. Resources Code) does not preclude a lead agency from determining that the resource may be an historical resource as defined in Pub. Resources Code sections 5020.1(j) or 5024.1.

In general, a resource that meets any of the four criteria listed in CEQA Guidelines Section 15064.5(a) is considered to be a historical resource unless “the preponderance of evidence demonstrates” that the resource “is not historically or culturally significant.”41 The subject property at 901 Hermosa Avenue is not currently listed in the California Register and this HRA finds that the property is not eligible for listing in the California Register. The property is not included in a local register of historic resources, nor has it been included in a survey meeting the requirements of PRC § 5024.1(g).
42 Therefore, 901 Hermosa Avenue does not appear to meet the thresholds for status as a historical resource under CEQA. 41 14 CCR § 15064.5(a)(2).
42 Refer also to Section II. Existing Historic Status of this report relative to 14 CCR § 15064.5(a)(2) and PRC § 5024.1(g).

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VII. CONCLUSION
Constructed in 1922 as a vernacular commercial automobile showroom and repair facility with Mission Revival style features, 901 Hermosa Avenue was previously identified as potentially eligible for local landmark designation in a 2014 windshield survey. This HRA finds that the property remains eligible for local listing. However, the property does not rise to the level of significance require to meet the eligibility criteria for individual listing in the National Register or the California Register.

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VIII. REFERENCES
Published Works & Reports
California Office of Historic Preservation. Technical Assistance Bulletin No. 7: How to Nominate a Resource to the California Register of Historical Resources. Sacramento: California Office of State Publishing, September 4, 2001.

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.

Gazin, Patricia A. Footnotes on the Sand. Hermosa Beach: Myron Gazin, 1991.

Longstreth, Richard. The Buildings of Main Street. Washington DC: Preservation Press, 1987.

Miller, Chris Ann and Jerry Roberts. Images of America: Hermosa Beach. Charleston, SC: Arcadia Publishing, 2005.

National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: U.S. Department of the Interior, National Park Service, 1995.

Partner Engineering and Science, Inc. Phase 1 Environmental Site Assessment Report, 901 Hermosa Avenue. Prepared for Powerscourt Partners LLC, July 2022.

PCR Services. “7.0 Cultural Resources, Technical Background Report.” In 2017 City of Hermosa Beach PLAN Hermosa. Prepared for the City of Hermosa Beach, August 2017.

Prosser, Daniel, and Daniel Herrick. “Commercial Development, 1850-1980: Commercial Development and the Automobile, 1910-1970.” In Survey LA Los Angeles Historic Resources Survey, Los Angeles Citywide Historic Context Statement, prepared for the City of Los Angeles Department of City Planning, August 2016.

Scheerer, Lorietta Louise. “The History of the Sausal Redondo Rancho.” MA thesis, University of Southern California, 1938.

Newspapers & Periodicals
Anderson, Sadie. “Society,” Oklahoma City Times. June 16, 1922.

Daily Law Journal-Record (Oklahoma City, OK). “Notice of First Meeting of Creditors.” March 9, 1922.

Daily Oklahoman (Oklahoma City, Oklahoma). “Oklahoma City Pays $300,000 Annually To Say It With Flowers.” November 6, 1921.

Los Angeles Times. “Handsome Archway: Hermosa Beach Is Adding Decorative Additions to Its Pleasure Pier, Rest Rooms Provided.” January 4, 1914.
_________. “Completion of New Boulevard Lends Impetus.” July 31, 1927. _________. “Winter Resort in Desert Will Be Cooperative” February 23, 1930.

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Redondo Reflex (Redondo, California). “New $25,000 Lincoln-Ford-Fordson Agency at Hermosa Beach.” October 13, 1922.
_________. “Agitate for Hotel.” October 20, 1922.
_________. “Hermosa News.” July 20, 1923.
_________. “Locates in Redondo.” Jun12, 1925.

Public Records
California Code of Regulations (CCR). Accessed online April 17, 2024, https://casetext.com/regulation/california-code-of-regulations.

Public Resources Code (PRC). Accessed online April 17, 2024, https://leginfo.legislature.ca.gov/faces/codesTOCSelected.xhtml?tocCode=PRC&tocTitle=+Pu blic+Resources+Code+-+PRC.

California State Office of Historic Preservation. Built Environment Resource Directory (BERD), Los Angeles County. September 2022.

Archival Records
California United States Death Index, 1880-1995. Accessed through Ancestry.com.

Oklahoma County Marriage Records, 1889-1951. Accessed through Ancestry.com.

Parcel Maps. Accessed through the Los Angeles County Assessor.

Tract Maps. Accessed through the Los Angeles County Public Works. 1900 United States Federal Census. Accessed through Ancestry.com.

Internet Sources
City of Hermosa Beach. “Historic Resources.” Accessed February 15, 2024. https://www.hermosabeach.gov/our-government/city-departments/communitydevelopment/historic-resources.

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[24017] Hermosa Beach, CA
PAGE & TURNBULL 44 April 17, 2024
IX. APPENDICES
Appendix A – Preparer Qualifications
This Historic Resource Evaluation was prepared by Page & Turnbull of Los Angeles, California. Page & Turnbull staff responsible for this report include Christina Dikas, Principal-in-charge; Hannah Simonson, Senior Associate, Cultural Resources Planner, project manager; and Stephanie Hodal, Cultural Resources Planner, primary author, all of whom meet the Secretary of the Interior’s Professional Qualification Standards for Architectural History.

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Historic Resources Assessment (HRA) 901 Hermosa Avenue
[24017] Hermosa Beach, CA
PAGE & TURNBULL 45 April 17, 2024
Appendix B – 2014 DPR Form for 901 Hermosa Avenue

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State of California – The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
NRHP Status Code 5S3
Other Listings
Review Code __________ Date _______________ Reviewer ____________________________

PRIMARY RECORD
c. Address: 901 Hermosa Ave City Hermosa Beach Zip 90254 a. County Los Angeles
P1. Other Identifier:

Not for Publication Unrestricted
b. USGS 7.5' Quad Date T R 1/4 of 1/4 of Sec B.M.

Zone mE/ mN
Parcel No. 4187-003-028
P3b. Resource Attributes: HP 6. 1-3 story commercial building Building Structure Object Site District Element of District Other (Isolates, etc.) Prehistoric Historic Both
1928
PCR Services
201 Santa Monica Blvd, Ste 500
Santa Monica, CA 90401
P9. Date Recorded: 1/1/2014
Windshield Reconnaissance
Hermosa Beach General Plan Update, 2014
NONE
Location Map
Sketch Map
Continuation Sheet
Building, Structure, and Object Record
Archaeological Record
District Record
Linear Feature Record
Milling Station Record
Rock Art Record
Artifact Record
Photograph Record
P2. Location:
and (P2b and P2c or P2d. Attach a Location Map as necessary.) Attachments:

Other: (List)
P4. Resources Present:

P11. Report Citation: (Cite survey report and other sources, or enter "none.") d. UTM: (Give more than one for large and/or linear resources) P5b Description of Photo:

P6. Date Constructed/Age and Sources:
e. Other Locational Data (e.g. Parcel #, directions to resource, elevation, etc., as appropriate) (Assigned by recorder)
P10. Survey Type: (Describe)
P8. Recorded by:
(Name, affiliation, and address)
P7. Owner Address:
;;
;
(Describe resources and its major elements. Include design, materials, condition, alterations, size, and boundaries) (List attributes and codes)
(View, date, accession #)
;
North West, 12/12/13
P3 Description:

This one-story commercial building maintains its integrity and is potentially eligible as a good example of the Art Deco/Moderne style.

Page of Resource Name or #:

DPR 523B (1/95) PCR Services Corporation Page 409 of 893 Imagining change in historic environments through
design, research, and technology
170 MAIDEN LANE, 5TH FLOOR SAN FRANCISCO, CALIFORNIA 94108 TEL 415-362-5154 523 WEST 6TH STREET, SUITE 1013 LOS ANGELES, CALIFORNIA 90014 TEL 213-221-1200 1007 7TH STREET, #404 SACRAMENTO, CALIFORNIA 95814 TEL 916-930-9903 75 EAST SANTA CLARA STREET, SUITE 900 SAN JOSE, CALIFORNIA 95113 TEL 408-320-7911

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MARK DATE DESCRIPTION

SHEET TITLE

CONSULTANTS
PROJECT NO: 22007
MODEL FILE:
22007 - 901 Hermosa Ave - Powerscourt
DRAWN BY:

SHEET 89 OF 136
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"
16'-2"
ZONE F.2
7'-5"
ZONE G
11'-4"
ZONE H
16'-0"
ZONE I
23'-7"
ZONE J.1

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 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"
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"
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
F.F. = 18.17'
= 34.67'
FF =18.25'
= 34.75'
FF = 18.17'
= 34.67'
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
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
319.1
308.B
309.B
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

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Public Notification Package- 901 Hermosa Avenue

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Community Development Department
Planning Division
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254

IMPORTANT PUBLIC NOTICE
901 Hermosa Avenue, Hermosa Beach, CA 90254
Assessor Parcel Number 4187-003-028
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach will hold a Public Hearing on Tuesday, October 21, 2025, at 6:00 p.m. to consider the request described below.

A PRECISE DEVELOPMENT PLAN (PDP 23-04) AND LOT LINE ADJUSTMENT (LLA 23-03) TO REMODEL AND ADD TO AN EXISTING TWO-STORY COMMERCIAL BUILDING THAT MEASURES 14,021 SQUARE FEET. THE PROJECT ADDS A THIRD STORY WITH A HEIGHT OF 28 FEET 9.6 INCHES AND RECONFIGURES THE EXISTING BUILDING LAYOUT, RESULTING IN A DECREASE OF 194 SQUARE FEET OF USABLE FLOOR AREA FOR A REMODELED MULTI-TENANT COMMERCIAL BUILDING AT 901 HERMOSA AVENUE IN THE GENERAL COMMERCIAL (C-2) ZONE. THE LOT LINE ADJUSTMENT CONSOLIDATES THREE EXISTING PARCELS INTO A SINGLE LOT. CEQA: THE PROJECT QUALIFIES FOR A CLASS 1 CATEGORICAL EXEMPTION PER SECTION 15301 AND CLASS 5 CATEGORICAL EXEMPTION PER SECTION 15305 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES.

AMERICANS WITH DISABILITIES ACT OF 1990 To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) are available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0204 or at [email protected] at least 48 hours before the meeting.

PARTICIPATION AND VIEWING OPTIONS - Hermosa Beach Planning Commission meetings are open to the public and are being held in person in the City Hall Council Chambers located at 1315 Valley Drive, Hermosa Beach, CA 90254.

Public comment is only guaranteed to be taken in person at City Hall during the meeting or prior to the meeting by submitting an eComment for an item on the agenda. As a courtesy only, the public may view and participate on action items listed on the agenda via the following:

Zoom - https://us02web.zoom.us/j/82539742028?pwd=ountrdnvd2l6tzbptdljc2x6bgfwdz09 Meeting ID: 825 3974 2028 Password: 207860
Phone - Toll Free: (833) 548-0276 Meeting ID: 825 3974 2028, then #; Passcode: 207860 eComment - Submit an eComment by 3:00 p.m. on the meeting date.

Supplemental Email - Supplemental emails are available for agenda items only and must be sent to Community Development at [email protected]. Supplemental emails should indicate the agenda item plus meeting date in the subject line and must be received by 3:00 p.m. on the meeting date. Emails received after the deadline but before the meeting ends will be posted to the agenda the next business day. Please be advised that while the City will endeavor to ensure remote participation methods are available, the City does not guarantee that they will be technically feasible or work all the time. Further, the City reserves the right to terminate these remote participation methods (subject to Brown Act restrictions) at any time and for whatever reason. Please attend in person or by submitting an eComment to ensure participation. Similarly, as a courtesy, the City will also broadcast the meeting via the following listed mediums. However, these are done as a courtesy only and not guaranteed to be technically feasible. To guarantee live time viewing and/or public participation, members of the public shall attend in Council Chambers. If you experience technical difficulties while viewing a meeting on any of our digital platforms, please try another viewing option. View staff reports and attachments at www.hermosabeach.gov/agenda.

Cable TV - Spectrum (channel 8) and Frontier (channel 31) in Hermosa Beach YouTube - https://www.youtube.com/c/cityofhermosabeach90254 Live Stream - www.hermosabeach.gov/agenda
Alison Becker
Community Development Director Page 416 of 893

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City of Hermosa Beach | Page 1 of 11
Meeting Date: December 16, 2025
Staff Report No. 25-CDD-183
Honorable Chair and Members of the Hermosa Beach Planning Commission LOCATION: 901 HERMOSA AVENUE

A PRECISE DEVELOPMENT PLAN AND LOT LINE ADJUSTMENT TO REMODEL AND ADD A THIRD STORY TO AN EXISTING COMMERCIAL BUILDING AT 901

HERMOSA AVENUE IN THE DOWNTOWN COMMERCIAL ZONE AND COASTAL ZONE
CEQA: Determine the project is exempt from the California Environmental Quality Act. (Contract Planner Kaneca Pompey)
Recommended Action:

Staff recommends the Planning Commission:

1. Determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to section 15301, class 1 and section 15305, class 5 of the CEQA guidelines.

2. Adopt a Resolution approving Precise Development Plan (PDP23-04) and Lot Line Adjustment (LLA 23-03) to remodel and add to an existing two-story commercial building that measures 12,012 square feet located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot, subject to conditions of approval (Attachment 1), including approval of a Coastal Development Permit by the California Coastal Commission.

Executive Summary:

This is a request for approval of a Precise Development Plan (PDP) and Lot Line Adjustment (LLA) to remodel and add to an existing two-story commercial building that measures 12,021 square feet. The project adds a third story with a height of 28 feet, 9.6 inches and reconfigures the existing building layout, resulting in a decrease of 194 square feet of usable floor area for a remodeled multi-tenant commercial building located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot. The Planning Commission considered this request at its October 21, 2025 meeting and continued the item to a date uncertain to give the applicant time to address questions and concerns raised during the meeting. Staff recommends that the Planning Commission approve the project subject to conditions of approval and determine that the project is categorically exempt from the California Environmental Quality Act.

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City of Hermosa Beach | Page 2 of 11
Background:

The project site is an existing 8,177-square-foot corner lot located in the southwestern portion of the City, between Ninth Street and Tenth Court and is adjacent to a walk-street.

The site is designated Community Commercial (CC) in the General Plan and is zoned Downtown Commercial (C-3) (Attachment 2). The site is currently developed with a 12,021-square-foot two-story multi-tenant commercial building across three parcels. The current development has no surface parking. The site was developed in 1928.

On October 21, 2025, the Planning Commission held a public hearing to consider the current application, at which time project-specific questions from Planning Commissioners remained unanswered (Attachment 6). To give the applicant and staff time to address these questions and concerns raised, the Planning Commission continued the item to a date uncertain.

Since that time, staff have met with the applicant several times, including conducting a site visit. The applicant has provided revised plans (Attachment 3), 3D sectionals (Attachment 4), and a structural engineer letter (Attachment 5), which clarify building design.

Past Board, Commission, and Council Actions
Meeting Date Description
October 21, 2025 Planning Commission holds a public hearing for a remodel and third story addition to an existing commercial building and continues the matter to a date uncertain.

Site Information Table:

The following table describes the existing site characteristics:

Site Information
General Plan Community Commercial (CC)
Zoning General 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

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City of Hermosa Beach | Page 3 of 11
Authorization: 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 square-foot 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.

Discussion:

At the October 21st meeting the Planning Commission indicated a need for additional information on floor area of the existing and proposed building to better inform its deliberation on the request.

Site/Floor plan:

The applicant has submitted revised project plans to reflect the accurate floor area. 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. Overall, 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 this area without accounting for parking and would be walled off to prevent use of the 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 square-foot area on the second floor above the transformer will be kept clear and open. The property currently does not have a trash enclosure and incorporates a room for trash and recycling on the north side of the building that will be accessible from 10th Court.

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City of Hermosa Beach | Page 4 of 11
October 21, 2025 Planning Commission Meeting:

The Planning Commission raised questions regarding the floor plans, and indicated detailed assessment of the existing building floor area and new floor area was needed to better inform its deliberation. The following provides a discussion of the existing floor area:
1) Clarification on the existing floor area on record and the existing floor area the applicant has reported
The Planning Commission raised concerns regarding potential discrepancies in the existing floor area reported by various sources.

Since the public hearing, staff conducted a site visit and reviewed past permits and plans.

Staff found inconsistencies between the second-floor square footage stated on the previous plans and the square footage approved by the City. The previous second-floor plan included movable floors and staircases, along with open areas as countable floor area in error. The existing building floor area for the first and second floors has now been revised to reflect a reduction in existing floor area from 14,021 square feet to 12,012 square feet. Figures 1 and 2 illustrate the corrected 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.

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City of Hermosa Beach | Page 5 of 11
Figure 1. Diagram of Existing First Floor
Figure 2. Diagram of Existing Second Floor
2) Countable Floor area Clarification
The Planning Commission requested clarification on which areas were included in the floor area calculation and on the programming of the various spaces shown on the proposed building plan.

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City of Hermosa Beach | Page 6 of 11
Pursuant to HBMC Section 174.44.010, the definition of gross floor area means 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. Staff finds that certain utilitarian spaces, such as mechanical/utility rooms, elevators, stairways, and loading/parking areas should also be excluded, as these spaces do not contribute to the functional intensity of the building. In Figures 3 through 5, areas that have not been counted toward floor area appear in white.

Figure 3. Diagram of Proposed First Floor

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City of Hermosa Beach | Page 7 of 11
Figure 4. Diagram of Proposed Second Floor
Figure 5. Diagram of Proposed Third Floor

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City of Hermosa Beach | Page 8 of 11
3) Justification of the second-floor decommissioned area The Planning Commission questioned the reasoning for the decommissioned area and brought forward concerns that the area could be converted to usable space. The applicant has provided a letter (Attachment 5) from their structural engineer from Labib Funk and Associates 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.

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 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. Staff have added a condition of approval requiring maintenance of the gardens and green roof.

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City of Hermosa Beach | Page 9 of 11
Figure 6. Proposed raised gardens (Third Floor Cross-Section) 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;

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; and

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 third-floor gardens
are intended as visual
amenities; access to
the space is provided
for maintenance. The
planter beds are raised
and open to the sky.

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City of Hermosa Beach | Page 10 of 11
After reviewing the revised plans and additional information, staff still recommends that the project meets the required findings for the approval of a Precise Development Plan as detailed in the draft resolution (Attachment 1).

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.

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.

Public Notification:

For the December 16, 2025, Planning Commission hearing, a total of 694 public hearing notices were mailed to the applicant, occupants, and property owners of properties within a 500-foot radius on December 2, 2025. A legal ad was published on December 4, 2025, in the Daily Breeze, a newspaper of general circulation. Additionally, the applicant received a notice poster to post on-site and provided proof of posting a minimum of ten days in advance of the public hearing, in accordance with HBMC Section 17.68.050.

Public notification materials are included as Attachment 7. As of the writing of the report, one public comment was received (Attachment 8).

Attachments:

1. Resolution 25-XX

2. Zoning Map

3. Revised Plans

4. 3D Sections and Views

5. Structural Engineer Letter

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

7. Public Notification Package

8. Public Comment

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City of Hermosa Beach | Page 11 of 11
Respectfully Submitted by: Kaneca Pompey, Contract Planner Concur: Alexis Oropeza, Planning Manager
Legal Review: Sarah Locklin, Interim Assistant City Attorney Approved: Alison Becker, Community Development Director

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P a g e 1 of 13

CITY OF HERMOSA BEACH
RESOLUTION NO. 25-XX

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

HERMOSA BEACH, CALIFORNIA, APPROVING 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 (CEQA) PURSUANT TO SECTION 15301, CLASS 1 AND SECTION 15305, CLASS 5 OF THE CEQA GUIDELINES.

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

WHEREAS, on May 30, 2023, the applicant, Kyle Ransford, filed an application for a Precise Development Plan and Lot Line Adjustment, to remodel and add to an existing 14,021 square-foot two-story commercial building (the “Project”) located at 901 Hermosa Avenue (the “site”). The project proposes to add a third story to the exiting building, increasing the building height to 28 feet 9.6 inches, and reconfigure the existing building layout, resulting in a decrease of 194 square feet of usable floor area for a remodeled multi-tenant commercial building. Additionally, the lot line adjustment will consolidate three existing parcels at the project site into a single lot; and WHEREAS, the Planning Commission, at its public meeting of October 21, 2025, conducted a public hearing, and continued the item to a date uncertain to give the applicant time to address questions and concerns raised during the meeting. At the October 21st meeting the Planning Commission indicated a need for additional information on floor area of the existing and proposed building to better inform its deliberation on the request. The applicant has submitted revised project plans to reflect the accurate floor area of 12,012 square feet; and
WHEREAS, the Planning Commission, at its public meeting of December 16, 2025, conducted a public hearing, and considered all testimony and evidence, both oral and written, that was presented to the Planning Commission; and WHEREAS, the proposed project is Categorically Exempt from the California Environmental Quality Act as defined in section 15301, Class 1, Existing Facilities as the

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project 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 July 2024 and determined that 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, as per CEQA Guidelines (14 CCR § 15064.5(a)), 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. Moreover, none of the exceptions to the categorical exemption(s) apply under section 15300.2. The project is not located in a particularly sensitive environment such that its impact on the environment will be significant, and 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.

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 located on a hazardous waste site.

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

SECTION 1. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines, and declares the following pertaining to the application for a Precise Development Plan (PDP 23-04), pursuant to section 17.58.040 of the Hermosa Beach Municipal Code (“HBMC”):

1. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title [Title 17, Zoning] and all other titles of the Hermosa Beach Municipal Code; The 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 decreasing by 194 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 Municipal Code.

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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 are 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 (F.A.R.) for a community commercial land use designation is 1.25. The property is currently nonconforming with a FAR of 1.7, and 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 third floor addition with the installation of numerous windows and the incorporation of different materials. Additionally, staff proposes a condition of approval prohibiting tinting and reflective glass. Therefore, 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 The proposed project will increase

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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 subject property has a Zoning Designation of Downton Commercial (C-2). 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 decreasing by 194 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 proposed 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 2. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines, and declares the following pertaining to the application for a Lot Line Adjustment (LLA 23-03) pursuant to the Subdivision Map Act, California Government Code Section 66412(d):

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

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

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

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P a g e 5 of 13

1. 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.

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

SECTION 3. Based on the foregoing, the Planning Commission hereby approves the subject Lot Line Adjustment (LLA 23-03) located at 901 Hermosa Avenue. The lot line adjustment consolidates three existing parcels into a single lot as set forth in Planning Commission Resolution 25-XX, subject to the following Conditions of Approval:

General Conditions

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

2. To the extent permitted by law, permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by 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

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P a g e 6 of 13
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.

3. 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.

4. The property is located in the Coastal Zone. As such, California Coastal Commission project approval is required prior to submittal of the building plan check. A verbatim copy of the California Coastal Commission’s project approval along with any conditions of approval shall be incorporated into the plan check set of plans.

Planning

5. 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.

6. 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 (1) year of this approval.

SECTION 4. Based on the foregoing,the Planning Commission hereby approves the subject Precise Development Plan (PDP 23-04) to remodel and add to an existing 12, 012- square-foot two-story commercial building located at 901 Hermosa Avenue, as set forth in Planning Commission Resolution 25-XX, subject to the following Conditions of Approval:

General Conditions

1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Planning Commission at its meeting of October 21, 2025, in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the HBMC or requirements of this approval.

2. The project shall fully comply with all requirements of the Downtown Commercial (C2) Zone as applicable of the Municipal Code, including but not limited to:

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a. Height, including all required roof-mounted equipment, shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of the building plan review, to the satisfaction of the Community Development Director.
b. Architectural treatments and accessory facilities shall be as shown on building elevations, site, and floor plans.

3. The project shall comply with all requirements of the City of Hermosa Beach Building Division, Public Works Department, Los Angeles County Fire Department, and the HBMC.

4. This approval shall not be effective for any purposes until the permittee, Kyle Ransford, 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 Precise Development Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit.

5. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration shall be provided.

6. The Planning Commission may review this Precise Development Plan and may amend the subject conditions or impose any new conditions deemed necessary to mitigate detrimental effects on the surrounding neighborhood.

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

8. To the extent permitted by law, permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, 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

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against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition.

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

Planning

10. All Conditions of Approval shall be printed verbatim on all plans submitted for plan review to the Community Development Department. These conditions shall be indexed on the cover sheet and referenced on the site plan.

11. The property is located in the Coastal Zone. As such, California Coastal Commission project approval is required prior to submittal of the building plan check. A verbatim copy of the California Coastal Commission’s project approval along with any conditions of approval shall be incorporated into the plan check set of plans.

12. Floor Plans: 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.

13. Landscaping: All landscaped areas shall maintained and shall be strictly prohibited from use without approval of a modification to the approved Precise Development Plan by the Planning Commission.

14. Landscaping: Any proposed onsite landscaping shall comply with HBMC chapter 8.60, Water Efficient Landscaping and HBMC section 8.44.095(F)(1) and must be submitted to the Community Development Department and be approved prior to issuance of the building permit.

15. Walls/Fences: All walls, or fences, including the visible surface of retaining walls, shall be constructed of, or treated with, an aesthetically pleasing material approved by the Community Development Director, including, but not limited to, masonry block designed and manufactured to be exposed (e.g., split-face, scored, textured or striated); surface treated masonry (e.g. stucco or paint); wrought iron or simulated wrought iron; brick; wood; stucco or paint. Plain gray untreated block not designed or manufactured to be exposed and chain link fences are prohibited (HBMC Section 17.46.130.E).

16. Lighting: Outdoor lighting and lighting for signs associated with commercial uses designed so as not to adversely impact residences. No flashing, blinking, or highPage 442 of 893 P a g e 9 of 13
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.

17. Lighting: All lighting shall be directed downward, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) securing lighting and porch lights. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties.

18. Signs: Signs shall be limited to the commercial space frontage pursuant to the requirements of HBMC Chapter 17.50, Signs.

19. All proposed mechanical equipment shall be located outside of required setbacks in accordance with the Hermosa Beach Municipal Code. All mechanical equipment must be screened from public view subject to the review and approval of the Community Development Director or designee.

20. Use of the second-floor decommissioned area shall be strictly prohibited from use.

21. At the time of plan check approval, the applicant shall 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.

22. Window Treatments. 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 percent.

23. Construction projects within the city shall demonstrate compliance with all applicable standards of the Southern California Air Quality Management District, including the following provisions of District Rule 403:
· All unpaved demolition and construction areas shall be wetted at least twice daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD Rule 403. Wetting could reduce fugitive dust by as much as 50 percent.
· The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind.
· All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), to prevent excessive amounts of dust.
· All dirt/soil loads shall be secured by trimming, watering, or other appropriate

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means to prevent spillage and dust.
· All dirt/soil materials transported off-site shall be required to cover their loads as required by California Vehicle Code Section 23114 to prevent excessive amount of dust.
· General contractors shall maintain and operate construction equipment to minimize exhaust emissions.
· Trucks having no current hauling activity shall not idle but shall be turned off.

24. In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel-fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to 5 minutes at any location.

25. The project shall comply with South Coast Air Quality Management District Rule 1113, limiting the volatile organic compound content of architectural coatings.

26. Construction projects within the city shall install odor-reducing equipment in accordance with South Coast Air Quality Management District Rule 1138.

27. Project applicants shall identify all measures to reduce air pollutant emissions below SCAQMD thresholds prior to the issuance of building permits. Should attainment of SCAQMD thresholds be determined to be infeasible, construction contractors shall provide evidence of this to the City and will be encouraged to apply for SCAQMD SOON funds.

28. As a standard condition of approval for future development projects implemented under PLAN Hermosa that involve ground disturbance or excavation:
· For any project where earthmoving or ground disturbance activities are proposed at depths that encounter older Quaternary terrace deposits, a qualified paleontologist shall be present during excavation or earthmoving activities. · If paleontological resources are discovered during earthmoving activities, the construction crew shall immediately cease work in the vicinity of the find and notify the City. The project applicant(s) shall retain 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.

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Building

29. The previously provided LFA Report dated 10/8/24 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 PROW. No new walls or foundation footings (including underpinning) will be allowed within the public right-of-way without the approval of Public Works.

30. Must reference all gross square footage on page G-202, to include square footage that is being designated and labeled as “deactivated space”.

31. 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 3 feet. b. The South egress path and door swing appear to swing out onto the encroachment area, subject to the approval of Public Works. 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.

32. Must acquire approval from Public Works if the existing wall encroaching on the Public Way is to be maintained in that location.

33. 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.

The following items will require plan review and approval, prior to permit issuance:

34. Pedestrian and adjacent property protection plans will be required for review and approval.

35. Submit all Architectural, Geotechnical Reports, LID, Site Drainage, Energy Sheets/Calculations, and Structural Plans for plan review and approval and acquire all required permits.

36. Submittal and plan approval required to LA County Fire Land Development Unit for the site plans and floor plans

37. Submittal and plan approval required to LA County Fire for Fire Sprinklers and Fire Alarm Systems.

Public Works

38. No new walls or foundation footing will be allowed to be constructed on or over the

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public right-of-way.

39. A Residential Encroachment permit is required for non-confirming structures located over or within the public right-of-way.

The following conditions of approval shall be satisfied, subject to the satisfaction of the Public Works Director or designee.

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

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

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

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

44. 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.

45. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44). Implement required Low Impact Development Standards, provide calculations and documents i.e. Appendix D and E of the Storm Water LID Guidelines, submit at time of grading and plan check along with an erosion control plan.

SECTION 5. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after exhaustion of any available administrative remedies, must be made within 90 days after the final decision by the City Council. The Hermosa Beach City Council may on its own initiative review all actions of the Planning Commission. If the City Council does not initiate review of this decision as set forth in Hermosa Beach Municipal Code Section 2.52.040, this decision will become final.

PASSED, APPROVED, and ADOPTED on the 16th of December, 2025.

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______________________________________________________________________________ VOTE:

AYES:

NOES:

ABSTAIN:

ABSENT:

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

Kate Hirsh, Chair Alison Becker, Secretary
Date

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Palm Dr
Manhattan Ave
Beach Dr
9th St
7th St
11th St
10th St
Hermosa Ave
Beach Dr
8th St
6th St
Pier Ave
The Strand
7th Ct
8th Ct
Sunset Dr
9th Ct
10th Ct
12th Ct
11th Ct
Monterey Blvd
Pier Plaza
Bayview
Dr
Project Zoning Map
Planning Commission
December 16, 2025
Description
901 Hermosa Avenue
APN: 4187-003-028
Zone: C-2 Downtown Commercial
Precise Development Plan
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)
500' Notification Radius

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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 449 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 450 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 451 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 452 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 453 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 454 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 455 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'

Page 456 of 893 ends

ARKDATEDESCRIPTION

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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SHEETTITLE

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
/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

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

SHEET32OF141
C-100
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

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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SHEETTITLE

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

SHEET33OF141
C-210
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

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 462 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 463 of 893 ends

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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

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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'

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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'

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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 467 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 468 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 469 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 470 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 471 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 472 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 473 of 893 ends

Hermosa Beach City CouncilJanuary 27, 2026

Hermosa Beach City Council
January 27, 2026