CA-BA-2003 (12-20)
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P. HIRED AUTO PHYSICAL DAMAGE
If hired "autos" are covered "autos" for Liability
Coverage and if Physical Damage Coverage of
Comprehensive, Specified Causes of Loss, or
Collision are provided under this Coverage Form
for any "auto" you own, then the Physical
Damage Coverages provided are extended to
"autos" you hire of like kind and use subject to the
following limit:
The most we will pay for any one “loss” is the
lesser of the following:
1. $100,000 per “accident”;
2. Actual Cash Value; or
3. The cost of repair.
The deductible will be equal to the largest
deductible applicable to any owned "auto" for that
coverage. No deductible applies to "loss" caused
by fire or lightning. This Hired Auto Physical
Damage coverage is excess over any other
collectible insurance. Subject to the above limit,
deductible and excess provisions, we will provide
coverage equal to the broadest coverage
applicable to any covered "auto" you own.
Q. EXTENDED EMPLOYEE HIRED AUTO
PHYSICAL DAMAGE
SECTION IV — BUSINESS AUTO
CONDITIONS, B. General Conditions, 5. Other
Insurance, Paragraph b. is replaced by the
following:
b. For Hired Auto Physical Damage Coverage,
the following are deemed to be covered
"autos" you own:
(1) Any covered "auto" you lease, hire, rent
or borrow; and
(2) Any covered "auto" hired or rented by
your "employee" under a contract in that
individual "employee's" name, with your
permission, while performing duties
related to the conduct of your business.
However, any "auto" that is leased, hired,
rented or borrowed with a driver is not a
covered "auto".
R. EXTRA EXPENSE – STOLEN AUTOS
SECTION III – PHYSICAL DAMAGE
COVERAGE, A. Coverage, 4. Coverage
Extensions is amended by the addition of the
following:
Extra Expense – Stolen Autos
We will pay the extra expense of returning a
stolen covered “auto” to you if:
(1) The Declarations indicates that
Comprehensive Coverage is provided for the
stolen covered “auto”; or
(2) The Declarations indicates that Specified
Causes of Loss is provided for the stolen
covered “auto”.
However, the most we will pay for any extra
expense under this Coverage Extension is
$1,000.
S. PARKED AUTO COLLISION WAIVER OF
DEDUCTIBLE
SECTION III – PHYSICAL DAMAGE
COVERAGE, Paragraph D. Deductible is
amended by the addition of the following:
The deductible does not apply to "loss" caused by
collision to a covered "auto" of the private
passenger type or light weight truck with a
maximum gross vehicle weight of 10,000 lbs. or
less as defined by the manufacturer while it is:
1. In the charge of an "insured";
2. Legally parked; and
3. Unoccupied.
The "loss" must be reported to the police within
24 hours of known damage.
The total amount of the damage to the covered
"auto" must exceed the deductible shown in the
Declarations.
This provision does not apply to any "loss" if the
covered "auto" is in the charge of any person or
organization in the automobile business.
T. DUTIES IN EVENT OF ACCIDENT, CLAIM,
SUIT OR LOSS
SECTION IV — BUSINESS AUTO
CONDITIONS, A. Loss Conditions, 2. Duties In
The Event Of Accident, Claim, Suit Or Loss,
Paragraph a. is replaced by the following:
a. In the event of "accident", claim, "suit" or
"loss", you, your insurance manager or any
other person you designate must give us or
our authorized representative prompt notice
of such "accident" or "loss". Include:
(1) How, when and where the "accident" or
"loss" occurred;
(2) The "insured's" name and address; and
(3) To the extent possible, the names and
addresses of any injured persons and
witnesses.
Knowledge of an "accident", claim, "suit" or
"loss" by your agent, servant or "employee"
shall not be considered knowledge by you
unless you, your insurance manager or any
other person you designate has received
notice of the "accident", claim, "suit" or "loss"
from your agent, servant, or "employee".
DocuSign Envelope ID: 3FC673D4-DD05-4040-87E9-019A2D4C6165
CA-BA-2003 (12-20)
© , 2020
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U. WAIVER OF SUBROGATION
SECTION IV — BUSINESS AUTO
CONDITIONS, A. Loss Conditions, 5. Transfer
Of Rights Of Recovery Against Others To Us
is amended as follows:
This condition does not apply to any person or
organization to which you waived this condition
by written contract or agreement, but only to the
extent that subrogation is waived prior to the
"accident" or "loss" under a contract with that
person or organization.
V. CANCELLATION CONDITION
Subject to any statute or regulation requiring a
longer time period, if we cancel for any reason
other than nonpayment of premium, we will mail
or deliver to the first Named Insured written notice
of cancellation at least 90 days prior to the
effective date of cancellation.
W. UNINTENTIONAL FAILURE TO DISCLOSE
HAZARDS
SECTION IV — BUSINESS AUTO
CONDITIONS, B. General Conditions, 2.
Concealment, Misrepresentation Or Fraud is
amended by the addition of the following:
Any unintentional failure to disclose all exposures
or hazards existing as of the effective date of this
Coverage Form or at any time during the policy
period will not invalidate or adversely affect the
coverage for such exposure or hazard. However,
you must report the undisclosed exposure or
hazard to us as soon as reasonably possible after
its discovery.
X. POLICY PERIOD, COVERAGE TERRITORY
SECTION IV — BUSINESS AUTO
CONDITIONS, B. General Conditions, 7.
Policy Period, Coverage Territory is replaced
by:
7. Policy Period, Coverage Territory
Under this Coverage Form, we cover
"accidents" and "losses" occurring:
a. During the policy period shown in the
Declarations; and
b. Within the coverage territory.
The coverage territory is:
(1) The United States of America;
(2) The territories and possessions of
the United States of America;
(3) Puerto Rico;
(4) Canada; and
(5) Anywhere else in the world if a
covered "auto" is leased, hired,
rented or borrowed for a period of 30
days or less,
provided that the "insured's" responsibility to
pay damages is determined in a "suit" on the
merits, in the United States of America, the
territories and possessions of the United
States of America, Puerto Rico or Canada, or
in a settlement we agree to.
We also cover "loss" to, or "accidents"
involving, a covered "auto" while being
transported between any of these places.
Y. DEFINITION OF BODILY INJURY AMENDED
SECTION V — DEFINITIONS, Paragraph C. is
replaced the following:
C. "Bodily injury" means bodily injury, sickness
or disease sustained by a person, including
mental anguish, injury or illness or emotional
distress and/or death resulting from any of
these at any time.
None of the extensions provided under this coverage
endorsement apply if coverage is more specifically
identified elsewhere in the policy or endorsements,
for which a premium charge is made or a higher limit
is identified. Under no circumstances is any limit
provided under this extension to be combined with a
limit provided elsewhere in the policy or
endorsements.
All other terms and conditions of this policy remain
unchanged.
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COMMERCIAL GENERAL LIABILITY
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THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
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CONTRACTORS BLANKET ADDITIONAL INSURED
ENDORSEMENT
This endorsement modifies insurance provided under the following:
COMMERCIAL GENERAL LIABILITY COVERAGE PART
A. WHO IS AN INSURED (Section II) is amended to
include as an insured any person or organization
(called additional insured) whom you are required
to add as an additional insured on this policy
under a written contract or written agreement; but
the written contract or written agreement must be:
1. Currently in effect or becoming effective
during the term of this policy; and
2. Executed prior to the “bodily injury”, “property
damage” or “personal and advertising injury”.
B. The insurance provided to the additional insured
is limited as follows:
1. That person or organization is an additional
insured only with respect to liability for “bodily
injury”, “property damage” or “personal and
advertising injury” caused in whole or in part,
by:
a. Your acts or omissions; or
b. The acts or omissions of those acting on
your behalf.
in the performance of your operations for the
additional insured.
2. The Limits of Insurance applicable to the
additional insured are those specified in the
written contract or written agreement or in the
Declarations of this policy, whichever is less.
These Limits of Insurance are inclusive of,
and not in addition to, the Limits of Insurance
shown in the Declarations.
3. The coverage provided to the additional
insured by this endorsement and paragraph f.
of the definition of “insured contract” under
DEFINITIONS (SECTION V) do not apply to
“bodily injury” or “property damage” arising
out of the “products-completed operations
hazard” unless required by the written
contract or written agreement.
4. The insurance provided to the additional
insured does not apply to:
“Bodily injury”, “property damage”, or
“personal and advertising injury” arising out of
the rendering of, or failure to render, any
professional architectural, engineering or
surveying services, including:
a. The preparing, approving, or failure to
prepare or approve maps, shop drawings,
opinions, reports, surveys, field orders,
change orders or drawings and
specifications; and
b. Supervisory, inspection, architectural or
engineering activities.
5. We have no duty to defend or indemnify an
additional insured under this endorsement:
a. For any liability due to negligence
attributable to any person or entity other
than you or those acting on your behalf in
the performance of your operations for
the additional insured.
b. For any loss which occurs prior to our
named insured commencing operations
at the location of the loss.
c. Until we receive written notice of a claim
or “suit” from the additional insured as
required in the Duties In The Event of
Occurrence, Offense Claim or Suit
Condition.
C. As respects the coverage provided under this
endorsement, the COMMERCIAL GENERAL
LIABILITY CONDITIONS (SECTION IV) are
amended as follows:
1. The following is added to the Duties In The
Event of Occurrence, Offense, Claim or
Suit Condition:
An additional insured under this endorsement
will as soon as practicable:
Policy Number: CGA1414883
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or an offense to us which may result
in a claim or “suit” under this
insurance;
(2) Agree to trigger or activate any other
insurance which the additional
insured has, which is primary, for a
loss we cover under this Coverage
Part by tendering the defense to the
insurers of all such other insurance.
2. As respects the coverage provided under this
endorsement, Paragraph 4.b. of the Other
Insurance Condition is deleted and replaced
by the following:
4. Other Insurance
b. Excess Insurance
This insurance is excess over any
other insurance naming the additional
insured as an insured whether
primary, excess, contingent or on any
other basis unless the written contract
or agreement described in A. above
specifically requires that this
insurance be provided on either a
primary basis or a primary and
noncontributory basis.
Policy Number: CGA1414883
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COMMERCIAL GENERAL LIABILITY
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PREMIER GENERAL LIABILITY COVERAGE
EXTENSION
This endorsement modifies insurance provided under the following:
COMMERCIAL GENERAL LIABILITY COVERAGE FORM
A. REASONABLE FORCE
Paragraph 2.a. Expected or Intended Injury
under COVERAGE A BODILY INJURY AND
PROPERTY DAMAGE LIABILITY of SECTION I
— COVERAGES within the COMMERCIAL
GENERAL LIABILITY COVERAGE FORM is
replaced by:
a. Expected or Intended Injury
"Bodily injury" or "property damage" expected
or intended from the standpoint of the insured. This exclusion does not apply to "bodily injury" or "property damage" resulting from the use of reasonable force to protect any
person or property.
B. CONTRACTUAL LIABILITY
Paragraph 2.b. Contractual Liability under
COVERAGE A. BODILY INJURY AND PROPERTY DAMAGE LIABILITY of SECTION I — COVERAGES within the COMMERCIAL GENERAL LIABILITY COVERAGE FORM is replaced by:
b. Contractual Liability
"Bodily injury" or "property damage" for which
the insured is obligated to pay damages by
reason of the assumption of liability in a contract or agreement. This exclusion does not apply to liability for damages:
(1) That the insured would have had in the
absence of the contract or agreement; or
(2) Assumed in a contract or agreement that
is an "insured contract", provided the
"bodily injury" or "property damage" occurs subsequent to the execution of the contract or agreement.
C. NON OWNED WATERCRAFT
Paragraph 2.g.(2) in the Aircraft, Auto Or Watercraft exclusion under COVERAGE A. BODILY
INJURY AND PROPERTY DAMAGE LIABILITY
of SECTION I — COVERAGES within the COMMERCIAL GENERAL LIABILITY COVERAGE FORM is replaced by:
g. Aircraft, Auto Or Watercraft
(2) A watercraft you do not own that is:
(a) less than 75 feet long; and
(b) Not being used to carry persons or
property for a charge.
D. ELECTRONIC DATA LIABILITY
1. Paragraph 2.p. Electronic Data under COVERAGE A. BODILY INJURY AND PROPERTY DAMAGE LIABILITY of SECTION I — COVERAGES within the COMMERCIAL GENERAL LIABILITY COVERAGE FORM is replaced by:
p. Electronic Data
Damages arising out of the loss of, loss of
use of, damage to, corruption of, inability
to access, or inability to manipulate "electronic data" that does not result from physical injury to tangible property.
However, this exclusion does not apply to
liability for damages because of "bodily
injury".
2. The following definition is added to SECTION V — DEFINITIONS:
"Electronic data" means information, facts or
programs stored as or on, created or used on,
or transmitted to or from computer software,
hard or floppy disks, CD-ROMS, tapes,
drives, cells, data processing devices or any
other media which are used with electronically
controlled equipment.
3. For purposes of the coverage provided for
"Electronic Data", Paragraph 17. in SECTION V — DEFINITIONS is replaced by:
17. "Property damage" means:
a. Physical injury to tangible property,
including all resulting loss of use of
that property. All such loss of use
shall be deemed to occur at the time
of the physical injury that caused it; or
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b. Loss of use of tangible property that
is not physically injured. All such loss
of use shall be deemed to occur at
the time of the "occurrence" that
caused it; or
c. Loss of, loss of use of, damage to,
corruption of, inability to access, or
inability to properly manipulate "electronic data", resulting from physical injury to tangible property. All such
loss of "electronic data" shall be
deemed to occur at the time of the
"occurrence" that caused it.
For purposes of this insurance, "electronic data" is not tangible property.
E. DAMAGE TO PREMISES RENTED TO YOU
1. The last paragraph after the listed exclusions
under COVERAGE A. BODILY INJURY AND
PROPERTY DAMAGE LIABILITY of SECTION I — COVERAGES within the COMMERCIAL GENERAL LIABILITY COVERAGE FORM is replaced by:
Exclusions c. through n. do not apply to
"property damage" by fire; smoke from a
"hostile fire"; explosion; lightning; smoke resulting from such explosion or lightning; collision by "mobile equipment" or leakage from fire protection systems to premises while
rented to you or temporarily occupied by you
with permission of the owner. A separate limit
of insurance applies to this coverage as described in SECTION III — LIMITS OF INSURANCE.
2. Paragraph 6. of SECTION III — LIMITS OF
INSURANCE within the COMMERCIAL
GENERAL LIABLITY COVERAGE FORM is
replaced by:
6. Subject to Paragraph 5. above, the Damage To Premises Rented To You Limit is the most we will pay in any one event under COVERAGE A. BODILY INJURY AND PROPERTY DAMAGE for damages
because of "property damage" from fire;
smoke from a "hostile fire"; explosion;
lightning; smoke resulting from such explosion or lightning; collision by "mobile equipment" or leakage from fire protection
systems to premises while rented to you
or temporarily occupied by you with permission of the owner.
F. MEDICAL PAYMENTS
1. Paragraph 1.a. under COVERAGE
C. MEDICAL PAYMENTS of SECTION I —
COVERAGES within the COMMERCIAL
GENERAL LIABILITY COVERAGE FORM is
replaced by:
1. Insuring Agreement
a. We will pay medical expenses as described below for "bodily injury" caused by an accident:
(1) On premises you own or rent;
(2) On ways next to premises you
own or rent; or
(3) Because of your operations:
Provided that:
(a) The accident takes place in
the "coverage territory" and
during the policy period;
(b) The expenses are incurred
and reported to us within
three years of the date of the
accident; and
(c) The injured person submits to
examination, at our expense,
by physicians of our choice
as often as we reasonable
require.
G. SUPPLEMENTARY PAYMENTS
SUPPLEMENTARY PAYMENTS — COVERAGES A AND B of SECTION I COVERAGES within the COMMERCIAL GENERAL LIABILITY COVERAGE FORM is replaced by:
1. We will pay, with respect to any claim we
investigate or settle, or any "suit" against an
insured we defend:
a. All expenses we incur.
b. Up to $5,000 for cost of bail bonds required because of accidents or traffic law violations arising out of the use of any
vehicle to which the Bodily Injury Liability
Coverage applies. We do not have to furnish these bonds. c. The cost of bonds to release attachments, but only for bond amounts within the applicable limit of insurance. We do
have to furnish these bonds.
d. All reasonable expenses incurred by the
insured at our request to assist us in the
investigation or defense of the claim or
"suit", including actual loss of earnings up
to $500 a day because of time off from
work.
e. All costs taxed against the "insured" in
any "suit".
f. Prejudgment interest awarded against the
insured on that part of the judgment we
pay. If we make an offer to pay the applicable limit of insurance, we will not pay any prejudgment interest based on that
period of time after the offer.
Policy Number: CGA1414883
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g. All interest on the full amount of any
judgment that accrues after entry of the
judgment and before we have paid, offered to pay, or deposited in court the part of the judgment that is within the applicable limit of insurance.
These payments will not reduce the limits of
insurance.
2. If we defend an insured against a "suit" and an
indemnitee of the insured is also named as a
party to the "suit", we will defend that indemnitee if all of the following conditions are met:
a. The "suit" against the indemnitee seeks
damages for which the insured has assumed the liability of the indemnitee in a contract or agreement that is an "insured
contract";
b. This insurance applies to such liability assumed by the insured; c. The obligation to defend, or the cost of
the defense of, that indemnitee, has also
been assumed by the insured in the same
"insured contract";
d. The allegations in the "suit" and the information we know about the "occurrence" are such that no conflict appears to exist between the interests of the insured and the interests of the indemnitee; e. The indemnitee and the insured ask us to
conduct and control the defense of that indemnitee against such "suit" and agree that we can assign the same counsel to defend
the insured and the indemnitee; and
f. The indemnitee:
(1) Agrees in writing to:
(a) Cooperate with us in the investigation, settlement or defense of the "suit";
(b) Immediately send us copies of
any demands, notices, summonses or legal papers received in connection with the "suit";
(c) Notify any other insurer whose
coverage is available to the indemnitee; and
(d) Cooperate with us with respect
to coordinating other applicable
insurance available to the indemnitee; and
(2) Provides us with written authorization to:
(a) Obtain records and other information related to the "suit"; and (b) Conduct and control the defense
of the indemnitee in such "suit".
Our obligation to defend an insured's indemnitee and to pay for attorneys' fees and necessary litigation expenses as
Supplementary Payments ends when we
have used up the applicable limit of insurance in the payment of judgments or settlements or the conditions set forth
above, or the terms of the agreement described in Paragraph f. above, are no longer met.
H. FELLOW EMPLOYEE COVERAGE —
SUPERVISOR OR HIGHER
Paragraph 2.a.(1) of SECTION II — WHO IS AN
INSURED within the COMMERCIAL GENERAL
LIABILITY COVERAGE FORM does not apply to
the following:
Your supervisory or management "employees" for
"bodily injury" only.
Damages owed to an injured co-"employee" or
"volunteer worker" will be reduced by any amount
paid or available to the injured co-"employee" or
"volunteer worker" under any other valid and
collectible insurance.
I. NEWLY ACQUlRED ORGANIZATIONS
Paragraph 3.a. of SECTION II — WHO IS AN
INSURED within the COMMERCIAL GENERAL
LIABILITY COVERAGE FORM is replaced by:
a. Coverage under this provision is afforded only
until the end of the current policy period.
J. BROAD FORM NAMED INSURED
The following is added to SECTION II — WHO IS
AN INSURED within the COMMERCIAL GENERAL LIABILITY COVERAGE FORM:
Throughout this policy the words "you" and "your"
refer to any corporation or other business organization, other than a joint venture, in which the first Named Insured has or acquires during the policy
period an ownership interest of more than 50%
and is subject to the management control of the
first Named Insured or its subsidiaries, and which
is domiciled within the United States of America
or its territories or possessions.
K. AMENDMENT OF AGGREGATE LIMIT OF
INSURANCE
The General Aggregate Limit Of Insurance referenced in Paragraph 2. of SECTION III — LIMITS OF INSURANCE within the COMMERCIAL
GENERAL LIABILITY COVERAGE FORM
applies separately to:
1. Each of your "locations" owned by or rented
to you; and
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2. Each of your projects away from premises
owned by or rented to you.
"Location" means premises involving the same or
connecting lots, or premises whose connection is
interrupted only by a street, roadway, waterway or
right-of-way of a railroad.
L. KNOWLEDGE OF OCCURRENCE
The following is added to Paragraph 2. Duties In
The Event Of Occurrence, Offense, Claim Or
Suit of SECTION IV — COMMERCIAL GENERAL
LIABILITY CONDITIONS within the COMMERCIAL
GENERAL LIABILITY COVERAGE FORM:
Knowledge of an "occurrence", offense, claim or
"suit" by your agent, servant or "employee" shall
not be considered knowledge by you unless you,
your insurance manager or any other person you
designate has received notice of the "occurrence", offense, claim or "suit" from your agent, servant, or "employee."
M. OTHER INSURANCE
Paragraph 4.b.(1)(a) in the Other Insurance
condition of SECTION IV — COMMERCIAL
GENERAL LIABILITY CONDITIONS within the
COMMERCIAL GENERAL LIABILITY COVERAGE FORM is replaced by:
4. Other Insurance
b. Excess Insurance
(1) This insurance is excess over:
(a) any of the other insurance,
whether primary, excess, contingent or on any other basis:
(i) That is Fire, Extended Coverage, Builders Risk; Installation Risk or similar coverage for "your work";
(ii) That is insurance covering
Fire; smoke from a "hostile
fire"; explosion; lightning;
smoke resulting from such
explosion or lightning; collision by "mobile equipment" or leakage from fire protection systems for premises
while rented to you or temporarily occupied by you with permission of the owner; or
(iii) That is insurance to cover your
liability as a tenant for "property damage" to premises while rented to you or temporarily
occupied by you with permission of the owner; or
(iv) If the loss arises out of the
maintenance or use of aircraft,
"autos", or watercraft to the
extent not subject to Paragraph 2.g. Aircraft, Auto Or Watercraft under COVERAGE A. BODILY INJURY
AND PROPERTY DAMAGE
LIABILITY of SECTION I –
COVERAGES within the
COMMERCIAL GENERAL
LIABILITY COVERAGE
FORM.
N. UNINTENTIONAL FAILURE TO DISCLOSE
HAZARDS
The following is added to Paragraph
6. Representations of SECTION IV — COMMERCIAL GENERAL LIABILITY CONDITIONS within the COMMERCIAL GENERAL LIABILITY
COVERAGE FORM:
Any unintentional failure to disclose all exposures
or hazards existing as of the effective date of the
Commercial General Liability Coverage Form or
at any time during the policy period will not invalidate or adversely affect the coverage for such exposure or hazard. However, you must report
the undisclosed exposure or hazard to us as soon
as reasonably possible after the exposure or
hazard is discovered.
O. WAIVER OF SUBROGATION
The following is added to Paragraph 8. Transfer Of
Rights Of Recovery Against Others To Us of
SECTION IV — COMMERCIAL GENERAL
LIABILITY CONDITIONS within the COMMERCIAL GENERAL LIABILITY COVERAGE FORM:
This condition does not apply to any person or
organization to which you waived this condition by
written contract or agreement, but only to the
extent that subrogation is waived prior to the
"bodily injury" or "property damage" under a
contract with that person or organization.
P. LIMITED WORLDWIDE LIABILITY COVERAGE
The following is added to SECTION IV — CONDITIONS within the COMMERCIAL GENERAL LIABILITY COVERAGE FORM:
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Expanded Coverage Territory
1. If a "suit" is brought in a part of the "coverage
territory" that is outside the United States of
America (including its territories and possessions), Puerto Rico or Canada, and we are prevented by law, or otherwise, from defending the insured, the insured will initiate a defense of the "suit". We will reimburse the insured, under Supplementary Payments, for any reasonable and necessary expenses incurred for the defense of a "suit" seeking damages to which this insurance applies, that
we would have paid had we been able to exercise our right and duty to defend.
If the insured becomes legally obligated to
pay sums because of damages to which this
insurance applies in a part of the "coverage
territory" that is outside the United States of
America (including its territories and possessions), Puerto Rico or Canada, and we are prevented by law, or otherwise, from paying
such sums on the insured's behalf, we will reimburse the insured for such sums.
2. All payments or reimbursements we make for
damages because of judgments or settlements will be made in U.S. currency at the prevailing exchange rate at the time the insured became legally obligated to pay such sums. All payments or reimbursements we
make for expenses under Supplementary
Payments will be made in U.S. currency at
the prevailing exchange rate at the time the
expenses were incurred.
3. Any disputes between you and us as to
whether there is coverage under this policy
must be filed in the courts of the United
States of America (including its territories and
possessions), Puerto Rico or Canada.
4. The insured must fully maintain any coverage
required by law, regulation or other governmental authority during the policy period, except for reduction of the aggregate limits due to payments of claims, judgments or settlements.
Failure to maintain such coverage required by
law, regulation or other governmental authority will not invalidate this insurance. However, this insurance will apply as if the required
coverage by law, regulation or other governmental authority was in full effect.
For purposes of this coverage only, the following
is added to Paragraph 4.b.(1)(a) under Other
Insurance of SECTION IV — COMMERCIAL
GENERAL LIABILITY CONDITIONS within the
COMMERCIAL GENERAL LIABILITY COVERAGE FORM:
If the insured's liability to pay damages is determined in a "suit" brought outside the United States of America (including its territories and
possessions), Puerto Rico or Canada; or
That is coverage required by law, regulation or
other governmental authority in a part of the
"coverage territory" that is outside the United
States of America (including its territories and
possessions), Puerto Rico or Canada.
For purposes of this coverage only, Paragraph 4.
of SECTION V — DEFINITIONS within the
COMMERCIAL GENERAL LIABILITY COVERAGE FORM is replaced by:
4. "Coverage territory" means anywhere in the
world with the exception of any country or jurisdiction which is subject to trade or other economic sanction or embargo by the United
States of America.
Q. BODILY INJURY REDEFINITION
Paragraph 3. of SECTION V. — DEFINITIONS
within the COMMERCIAL GENERAL LIABILITY
COVERAGE FORM is replaced by:
3. "Bodily injury" means bodily injury, sickness
or disease sustained by a person, including
mental anguish, injury or illness or emotional
distress and/or death resulting from any of
these at any time.
R. INSURED CONTRACT — LEASE OF PREMISES
Paragraph 9.a. of SECTION V — DEFINITIONS
within the COMMERCIAL GENERAL LIABILITY
COVERAGE FORM is replaced by:
9. "Insured contract" means:
a. a contract for lease of premises. However, that portion of the contract for a lease of premises that indemnifies any person
or organization for "property damage" by
fire; smoke from a "hostile fire", explosion; lightning; smoke resulting from such explosion or lightning; collision by "mobile
equipment" or leakage from fire protection
systems to premises while rented to you
or temporarily occupied by you with permission of the owner is not an "insured contract".
S. LIBERALIZATION
If we revise this endorsement to provide more
coverage without additional premium charge, your
policy will automatically provide the coverage as
of the day the revision is effective in your state.
Policy Number: CGA1414883
DocuSign Envelope ID: 3FC673D4-DD05-4040-87E9-019A2D4C6165
Includes copyrighted material of Insurance Services Office, Inc., with its permission. CG 82 24 05 12
T. GOOD SAMARITAN SERVICES
1. Under SECTION II — WHO IS AN INSURED,
paragraph 2.d., the following is added:
This exclusion does not apply to your employees or volunteer workers, other than an employed or volunteer physician, rendering
"Good Samaritan services".
2. The following definition is added to SECTION
V — DEFINITIONS:
"Good Samaritan services" means any emergency medical services for which no compensation is demanded or received.
Policy Number: CGA1414883
DocuSign Envelope ID: 3FC673D4-DD05-4040-87E9-019A2D4C6165
WORKERS COMPENSATION AND EMPLOYERS LIABILITY INSURANCE POLICY WC 00 03 13 (Ed. 4-84)
WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS ENDORSEMENT
We have the right to recover our payments from anyone liable for an injury covered by this policy. We will not enforce our right against the person or organization named in the Schedule. (This agreement applies only to the extent that you perform work under a written contract that requires you to obtain this agreement from us.) This agreement shall not operate directly or indirectly to benefit anyone not named in the Schedule.
Schedule
This endorsement changes the policy to which it is attached and is effective on the date issued unless otherwise stated. (The information below is required only when this endorsement is issued subsequent to preparation of the policy.) Endorsement Effective Policy No. Endorsement No.
Insured Premium $
Insurance Company Countersigned by
WC 00 03 13
(Ed. 4-84) Copyright 1983 National Council on Compensation Insurance.
Blanket Waiver of Subrogation as required by written contract. 12/4/2023 152000753
CSG Consultants, Inc.
Praetorian Insurance Company
DocuSign Envelope ID: 3FC673D4-DD05-4040-87E9-019A2D4C6165
Exhibit A
Fee Schedule
Effective July 01, 2026
CSG Consultants’ hourly rates for its current contract, as well as adjusted rates for the coming year are provided in the table below.
REVIEW TYPE / ROLE 07/01/2026 - 06/30/2027
ALL INCLUSIVE FEE / HOURLY RATE
Assistant Environmental Planner $162
Assistant Planner $154
Associate Environmental Planner $182
Associate Planner $177
Environmental Planning Director $270
Environmental Planner/Analyst $165
Environmental Project Manager $220
GIS Analyst $154
GIS Manager $205
GIS Technician $142
Planning Director $259
Planning Manager $235
Planning Technician $134
Principal Planner $230
Principal-in-Charge $280
Publication Specialist $120
Senior Planner $205
Sustainability Programs Analyst $185
Sustainability Programs Manager $222
Technical Specialist $235
Overtime 1.5 x Hourly Rate
Terms
All hourly rates include benefits, Workers Compensation Insurance, and office expenses. Should the scope of work change or circumstances develop which necessitate special handling, CSG will notify the City prior to proceeding. Hourly rates for publicly funded projects will be based on current prevailing wage rates. On each July 1st or anniversary of the contract start date, CSG will initiate a rate increase based on the change in CPI for the applicable region. CSG will invoice on a monthly basis for services rendered during the prior month. Unless otherwise agreed, payment terms are 30 days from receipt of invoice. All terms and conditions remain the same per agreement.
City of Hermosa Beach | Page 1 of 3
Meeting Date: July 28, 2026
Staff Report No. 26-AS-084
Honorable Mayor and Members of the Hermosa Beach City Council
ADOPT A RESOLUTION TO AMEND THE SALARY AND BENEFITS REPORT FOR
UNREPRESENTED CLASSIFICATIONS
(Human Resources Manager Tyler Cashman)
ADOPT RESOLUTION BY TITLE
Recommended Action:
Staff recommends City Council adopt a Resolution to amend the Salary and Benefits Report for Unrepresented Classifications.
Executive Summary:
The proposed amendment to the Salary and Benefits Report for Unrepresented Classifications (Report) incorporates newly established job classifications into the existing report between the City of Hermosa Beach and the Unrepresented Employees Group.
The City Council previously approved the job specifications, salary ranges, and group assignments for these classifications on May 12, 2026, as part of the City’s classification and compensation efforts to enhance professional development opportunities and establish career pathways for employees.
The amendment does not create new classifications or modify previously approved compensation or group assignments. Rather, it formally places the classifications within the appropriate provisions of the report based on factors such as Fair Labor Standards Act (FLSA) status, benefits eligibility, and other applicable employment provisions to ensure the report accurately reflects the City’s current organizational structure.
Background:
As part of the City’s ongoing efforts to support employee development, improve workforce succession planning, and provide meaningful career advancement opportunities, the City recently completed updates to its classification structure. At the May 12, 2026, City Council meeting, the City Council approved nine (9) new job specifications, associated salary grades, and union or group representation assignments for the new specifications.
Following City Council approval, staff analyzed each classification to identify where each job classification should be incorporated into applicable unions or groups and confirmed the applicable employment provisions.
Past Board and Council Actions
City of Hermosa Beach | Page 2 of 3
Meeting Date Description
Civil Service Board
April 13, 2026 The Civil Service Board approved the proposed job specification additions on April 13, 2026
City Council
May 12, 2026
City Council approved the proposed job specification additions, salary ranges, and union or group representation on May 12, 2026.
Discussion:
The purpose of this amendment is administrative in nature and is intended to maintain consistency between the City’s adopted classification plan and the Salary and Benefits Report for Unrepresented Classifications.
After City Council approved the job specifications, salary grades, and union or group representation, City staff have determined that the Salary and Benefits Report for Unrepresented Classifications should be modified to reflect the following changes:
Adding the Human Resources Technician classification to the list of positions represented by the union with salary grade G10;
Adding the Senior Human Resources Analyst classification to the list of positions represented by the union with salary grade A44.
Both job classifications have been analyzed for FLSA status based on salary, job duties, level of independent judgement, supervisory responsibilities, and nature of work. The Senior Human Resources Analyst has been designated as exempt. The Human Resources Technician has been designated as non-exempt.
All classifications will be subject to all relevant provisions of the MOU including, but not limited to compensation, benefits, leave provisions, and other terms and conditions of employment.
Options for Council Consideration:
1. Adopt a Resolution to amend the Salary and Benefits Report for Unrepresented Classifications.
2. Revise and adopt a Resolution to amend the Salary and Benefits Report for Unrepresented Classifications.
3. Provide further direction to staff.
Fiscal Impact:
There is no fiscal impact associated with the recommended action.
Attachments:
City of Hermosa Beach | Page 3 of 3
Resolution and Amendment to the Unrepresented Group Salary and Benefits.
Respectfully Submitted by: Tyler Cashman, Human Resources Manager Noted for Fiscal Impact: Henry Chao, Finance Manager
Reviewed by: Brandon Walker, Administrative Services Director Legal Review: Jason Baltimore, Interim City Attorney
Approved: Steve Napolitano, City Manager
CITY OF HERMOSA BEACH
RESOLUTION NO. 26-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, APPROVING AND ADOPTING AN AMENDMENT
TO THE SALARY AND BENEFITS FOR UNREPRESENTED
CLASSIFICATIONS
RECITALS
WHEREAS, the City of Hermosa Beach (“City”) City Council has establishedthe job classifications of Human Resources Technician and Senior Human Resources Analyst; and WHEREAS, the Human Resources Technician and Senior Human Resources Analyst classifications are designated as unrepresented classifications; and WHEREAS, the City Council has approved salary ranges for the Human Resources Technician and Senior Human Resources Analyst classifications; and WHEREAS, the City desires to amend the Salary and Benefits for Unrepresented Classifications as set forth in Exhibit A (attached hereto and incorporated herein by this reference) to incorporate the foregoing classifications and salary ranges.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Incorporation of Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference.
SECTION 2. Approval. The City Council hereby approves and adopts the amendment to the Salary and Benefits for Unrepresented Classifications attached hereto as Exhibit A.
SECTION 3. Severability. If any section or provision of this Resolution is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, or
contravened by reason of any preemptive legislation, the remaining sections and/or provisions of this Resolution shall remain valid. The City Council declares that it would have adopted this Resolution, and each section or provision thereof, regardless of the fact that any one or more section(s) or provision(s) may be declared invalid or unconstitutional or contravened by legislation.
SECTION 4. Certification. The City Clerk shall certify to the passage and adoption of this Resolution; cause the same to be entered among the original resolutions of the City; and make a minute of the passage and adoption thereof in the records of the proceedings of the City Council in the minutes of the meeting at which time same is passed and adopted.
SECTION 5. Effective Date. This Resolution is effective immediately upon adoption.
PASSED, APPROVED and ADOPTED on this 28th day of July 2026.
Michael Detoy
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________ Martha Alvarez Jason Baltimore
City Clerk Interim City Attorney
EXHIBIT A
City of Hermosa Beach
Salary and Benefits for Unrepresented Classifications
THE FOLLOWING SALARY AND BENEFIT PROVISIONS APPLY TO EMPLOYEES IN
THE UNREPRESENTED CLASSIFICATIONS OF HUMAN RESOURCES MANAGER,
HUMAN RESOURCES ANALYST, HUMAN RESOURCES TECHNICIAN, SENIOR
HUMAN RESOURCES ANALYST, RISK PROGRAM MANAGER, FINANCE
MANAGER, AND EXECUTIVE ASSISTANT TO THE CITY MANAGER
NON-DISCRIMINATION
The City of Hermosa Beach (“City”) and the employees covered by this Resolution agree that there shall be no discrimination, harassment, or retaliation against any employee or applicant on the basis of any characteristic protected by applicable Federal, state, or local law. The City and employees shall treat one another with dignity and respect. Harassment or retaliation in violation of applicable law or City policy is prohibited. An employee who believes they have been subjected to discrimination, harassment, or retaliation shall promptly report the conduct to their supervisor, Department Director, the Human Resources Manager, or the City Manager.
WAGES
A. The salary table attached to this Resolution as Exhibit A shall be revised by increasing each amount as follows:
1. Effective July 1, 2025, the salary table shall be adjusted to bring all positions that are below market to median as determined by the 2025 Reward Strategy Group Salary Survey Results report as identified in the report.
2. Effective July 1, 2025, and after the implementation of median adjustments, where applicable, the salary table for all classifications will be increased by an additional three percent (3%).
3. Effective July 1, 2026, and after the implementation of median adjustments, where applicable, the salary table for all classifications shall be increased by three percent (3%).
4. Effective July 1, 2027, and after the implementation of median adjustments, where applicable, the salary table for all classifications shall be increased by three percent (3%).
STEP INCREASES
Salary steps for all classifications are “1” through “5”, each step to be one (1) year apart.
Step increases shall be effective at the beginning of the next pay period following the anniversary of their date of hire (1st or 16th of the month). To be eligible for a step increase, an employee must receive an overall evaluation of “meeting expectations” or better.
Generally, initial appointments shall be made at the "1” step. Upon the recommendation of the Department Director, and approval by the City Manager, an appointment may be made at a higher step.
MERIT PAY
A. The following Unrepresented Employees will be eligible to receive Merit Pay for superior performance: Human Resources Manager, Human Resources Analyst, Senior Human Resources Analyst, Risk Program Manager, Finance Manager, and Executive Assistant to the City Manager. Said bonus pay will be up to a maximum of plus five percent (+5%) of the monthly base pay for six (6)-month (bi-annual) increments. The bi-annual periods are July 1 - December 31 and January 1 - June 30.
B. In order for an employee to receive Merit Pay, the Department Director and employee shall agree to specific goals to achieve for each bi-annual period. At the end of the reporting period, the employee shall provide a detailed outline of the goals that have been met. Based on this documentation, the Director shall determine if the employee is eligible for the Merit Pay, either in full five percent (5%) or a lesser amount.
Achieving any of the goals equates to performance over and above standard performance and is recognized as superior performance as it relates to these goals.
The Bonus Pay will be included in the pay period following the period that is being evaluated provided that the detailed outline of goals met is received in a timely manner. The parties understand that bonus pay in these amounts is reportable to the California Public Employees Retirement System (“CalPERS”) as employee compensation and thus be “PERSable” to the extent permissible by law.
C. The scale is as follows:
5%Superior Performance Bonus (employee met nearly 100% of the goals) 4%Superior Performance Bonus (employee met at least 80% of the goals) 3%Superior Performance Bonus (employee met at least 60% of the goals) 2%Superior Performance Bonus (employee met at least 40% of the goals) 1%Superior Performance Bonus (employee met at least 20% of the goals)
The Performance Bonus may be prorated if an employee voluntarily leaves the City before the end of the rating period or becomes an exempt member of the Unrepresented Group after the start of the rating period. Prorating the Performance Bonus is at the discretion of the City Manager. For salary comparison purposes, base salary shall be increased by three point seven-five percent (3.75%) (seventy-five percent (75%) of maximum Bonus Pay) to adjust for Bonus Pay eligibility for those classes eligible.
DEFERRED COMPENSATION
A. Each employee, individually, may elect to participate in the Deferred Compensation Plans established and adopted by the City.
B. Upon the first pay period after City Council (“Council”) adoption of this Resolution, the City shall match the employee’s contribution up a maximum of fifty dollars ($50) per month.
EDUCATIONAL ALLOWANCE
A. City agrees that employees who desire to enroll in training, certification programs, and/or academic courses at a California State University (“CSU”) approved and/or recognized college or university that may provide the employee with general or specific skills and/or knowledge that contributes to their ability to perform their current position or enhances promotional opportunities shall have their course fees, books and tuition (up to CSU rates) paid by the City in advance, subject to approval of the City Manager. The employee will reimburse the City for all expenses incurred for any class or classes the employee fails or does not complete; or if the employee voluntarily leaves City employment during the period they are enrolled and received payment.
B. Employees who attend a non-CSU campus will receive up to the average tuition rate of California State University Long Beach, California State University Dominguez Hills, and California State University Los Angeles. Employees may be reimbursed for the renewal of certifications and/or professional licenses that are job-related, subject to the approval of Human Resources and the City Manager.
C. Advancement of tuition shall be on a pro-rated basis depending upon the number of hours an employee covered by this Resolution is normally scheduled to work (i.e., full time at one hundred percent (100%) reimbursement, up to CSU rates; half time at fifty percent (50%) reimbursement, etc.).
EDUCATION INCENTIVE
A. Employees covered by this Resolution who obtain a master’s degree in public administration, or a related field, shall receive additional compensation of four hundred dollars ($400) per month. An employee shall only be eligible for one (1) master’s degree incentive, regardless of the number of master’s degrees the employee possesses.
B. Employees covered by this Resolution who possess an accredited professional certification related to their position with the City shall receive additional compensation of three hundred fifty dollars ($350) per month, subject to approval of the City Manager. An employee shall only be eligible for one certification incentive, regardless of the number of professional certifications the employee possesses.
ACTING PAY
Employees who are temporarily assigned to a higher classification because of emergency conditions, Sick Leave, Vacation and/or vacancy shall receive the higher rate of pay commencing after eighty (80) consecutive hours of such assignment. Employee shall be placed on a step in the salary range of the position in which they are temporarily assigned that provides at least a ten percent (10%) increase to their current salary.
A. The parties understand that these amounts shall be reported to CalPERS as compensation and shall be “PERSable”.
B. If an employee is placed in an Acting position that is vacant as a result of a vacancy, the hours worked by the employee shall be reported to CalPERS and shall not exceed nine hundred sixty (960) hours in a fiscal year in accordance with Government Code Section 20480.
ADDITIONAL DUTIES PAY
When an employee is officially determined by their Department Director and the City Manager to be temporarily performing additional duties outside of their classification, such employee shall be eligible for Additional Duties Pay of four hundred dollars ($400) per month. Eligibility for the additional pay shall commence after eighty (80) consecutive hours of such assignment. An employee is eligible for Additional Duties Pay for six (6) months or until they are no longer performing the duties. If the employee is still performing the duties after six (6), the City shall make every effort to reassign the additional duties to another eligible employee. Any employee receiving Acting Pay shall not be eligible for Additional Duties Pay.
BILINGUAL PAY
A. The City agrees to pay a monthly premium of one hundred dollars ($100) per month to full-time employees who have demonstrated proficiency/fluency in a second language which has been demonstrated to be of value to the City in providing customer service. This compensation will be paid to employees who are routinely and consistently assigned to positions requiring communication skills in languages other than English. This amount shall be reported to CalPERS as compensation and shall be “PERSable”.
B. An employee receiving Bilingual Skill Premium will be called upon to assist in any department within the City on an “as needed basis” to provide interpretation services.
Individuals receiving a Bilingual Skill Premium may periodically be subject to call-out or be required to work in excess of their regular schedule.
C. Employees with bilingual ability will be tested for oral skill in the designated language through an examination process as determined by the Human Resources Manager.
Applicants must successfully pass the examination to be eligible for Bilingual Skill Premium.
VACATION
A. It is agreed that the unrepresented classifications covered by this Resolution shall accrue vacation as follows commencing with the start of the service year:
Years of Service Accrued Per Year
1 st – 3rd Years 80 Hours
4 th – 5th Years 96 Hours
6 th – 9th Years 120 Hours
10th – 13th Years 144 Hours
14th – 17th Years 168 Hours
18th Year 192 Hours
B. Employees may use (subject to Department Director’s approval) one (1) week of vacation six (6) months after hire date (after halfway point of probationary period).
C. Vacation may be accrued up to thirty (30) month accrual level, with an automatic cashout of hours in excess of that amount. The cash outs will take place based on the accrual balance of November 16th and paid on the check of December 5th.
D. Employees shall be reimbursed for one hundred percent (100%) unused vacation days accrued upon resignation, retirement or imposed termination from their employment with the City.
OVERTIME
A. The City agrees to pay non-exempt Unrepresented Employees time and one-half (1- 1/2) their regular rate of pay for all hours worked in excess of forty (40) hours worked in a work week. Overtime may be paid in either cash or compensatory time earned as part of the regular payroll process.
B. In determining an employee’s eligibility for overtime compensation in a work week, paid leaves of absences and unpaid leaves of absences shall be excluded from the total hours worked.
C. For example, if a non-exempt employee is scheduled to work overtime at the end of their shift for three (3) hours and takes two (2) hours sick time during that same workday, the employee would receive straight time for the first two (2) extra hours and time and one-half (1-1/2) for the remaining one (1) hour.
D. The non-exempt employees covered by this Resolution who are subject to the biannual daylight savings time changes will not be eligible for compensation or be subject to loss of paid time because of the change in hours.
E. If a holiday falls on a non-exempt employee’s regularly scheduled day off and the employee does not work that day, the employee shall accrue Holiday Comp time for the holiday in accordance with the holiday schedule based on the employee’s regular work schedule.
F. Classifications eligible for overtime compensation in accordance with the Fair Labor Standards Act (“FLSA”) include Human Resources Technician.
G. The following classifications have been determined to be exempt from overtime as defined under FLSA and as FLSA applies to public agency employees. As such, these classifications shall not be eligible to accrue compensatory time or be paid overtime:
Executive Assistant to the City Manager
Finance Manager
Human Resources Analyst
Human Resources Manager
Risk Program Manager
Senior Human Resources Analyst
COMPENSATORY TIME FOR NON-EXEMPT EMPLOYEES
A. In lieu of pay, Compensatory Time may be earned at a rate of one and one-half (1- 1/2) times the actual hours worked in an overtime situation as defined by Article 32 for non-exempt employees. Said Compensatory Time may be accrued to a maximum of one hundred (100) hours with an automatic cash-out of any overage as a part of the regular payroll process. The cash outs will take place based on the accrual balance as of November 16th and paid on the check of December 5th.
B. In a holiday situation, Compensatory Time can be earned as indicated in the “Holidays” section of this Resolution and can be accrued up to one hundred (100) hours with an automatic cash out of any overage.
C. Separate accrual banks shall be maintained for each type of Compensatory Time.
MANAGEMENT LEAVE
Employees in exempt classifications listed in this Resolution shall receive eighty (80) hours of Management Leave each calendar year. Management Leave does not accumulate or carry over; it must be used each year. Said leave shall have no monetary value and shall be prorated for partial years’ service upon initial appointment.
SICK LEAVE
A. Employees shall accrue sick leave at the rate of ten (10) hours per month. After two hundred (200) hours are accrued, an employee may cash out annually up to a maximum of ninety-six (96) hours at the employee’s regular rate of pay at one hundred percent (100%) rate. In lieu of cash out, employees may convert up to a maximum of ninety-six (96) hours to vacation time provided that the vacation bank does not exceed allowed maximum level. The cash outs will take place based on the accrual balance of November 16th and paid on the check of December 5th.
B. Sick leave shall be used only in case of sickness or disability of the employee or for family sick leave. Misuse of sick leave shall be grounds for disciplinary action.
C. In case of serious illness of a member of the immediate family, the employee may utilize sick leave. Immediate family for the purpose of this Section shall be defined as: spouse, child, stepchild, parent, stepparent, parent-in-law, brother, sister, grandparents, grandchildren, any relative not previously listed who lives in the same household as the employee, and a domestic partner of the employee.
D. Any employee claiming a domestic partner, for purposes of this Resolution shall complete a confidential affidavit to be filed in the Human Resources Office, which shall be signed by the employee only, declaring the existence of a domestic partnership with a named domestic partner. By extending to a domestic partner employee the specific benefits defined by this Resolution, the City does not intend to confer or imply any other unspecified benefits to such employee, or to any other person who may hold the status of domestic partner.
E. Employees may, upon resignation or retirement from their employment with the City, elect to be paid for unused sick leave accrued prior to June 30, 2017, at their current rate of pay. Except as provided in A above, unused sick leave accrued after June 30, 2017, shall not be cashed out. An employee’s unused accumulated sick leave at the time of retirement may be converted to additional service creditupon retirement from City employment pursuant to Government Code Section 20965, related CalPERS rules, and the City’s contract with CalPERS.
F. Employees shall be eligible to use accrued sick leave during their probationary period.
BEREAVEMENT LEAVE
A. Each employee covered by this Resolution shall receive a maximum of forty (40) paid hours per occurrence to be utilized for Bereavement Leave because of a death in their immediate family.
B. Immediate family for the purposes of this section shall be defined as: domestic partner, father; mother; father-in-law; mother-in-law; brother; sister; spouse; child, stepchild. stepfather, stepmother, grandparent, grandchild or legal dependent. Employees may pre-designate and substitute other Members defined as “immediate family.” The intent of this provision is not to expand the number of persons included in the definition of “immediate family” or to increase paid leave opportunities, but rather to recognize variation in family structure (e.g. stepmother for mother).
C. Bereavement Leave shall be taken within twelve (12) months of the death and does not need to be consecutive nor will pay in lieu of unused leave for bereavement be provided.
D. One (1) additional unpaid shift shall be granted to the employee upon request.
JURY DUTY
If called for jury duty in a Municipal, Superior, or Federal Court, or for a Coroner’s Jury, employees covered by this Resolution shall remain in their regular pay status in accordance with the City’s Administrative Policy on Jury Pay. All jury fees except mileage reimbursement shall be returned to the City.
MILITARY LEAVE
All employees covered by this Resolution shall be entitled to Military Leave as afforded by Federal and state law; but shall not receive any base salary pay while on such Leave, except as required by law.
HOLIDAYS
A. Employees shall receive one hundred twenty (120) hours per year for the following holidays off with pay: New Year’s Day; Martin Luther King, Jr.’s Birthday; President’s Day; Cesar Chavez Day; Memorial Day; Juneteenth; Independence Day; Labor Day; Veterans Day; Thanksgiving Day; half-day (five (5) hours) Christmas Eve; Christmas Day half-day New Year’s Eve (five (5) hours).
B. When a holiday falls on a normal day off, Employees shall receive Holiday Compensation Time. Employees covered by this Resolution may accrue up to one hundred (100) hours of Holiday Compensation Time for those holidays in which compensatory time is earned. However, when a holiday falls on a Sunday, it will be observed on the following Monday. For all holidays that fall on a Friday or Saturday, City Hall offices will be open regular hours on Monday and employees will receive compensatory time. The City will provide a holiday schedule prior to January 1st of each year.
RETIREMENT
A. Tier I. The City provides the CalPERS two percent (2%) at fifty-five (55) years of age plan with one (1) year final compensation to employees hired before July 1, 2011.
Member Contribution: Each employee in this Tier shall pay the full seven percent (7%) CalPERS member contribution.
B. Tier II. For new employees hired after July 1, 2011, the CalPERS retirement benefit formula shall be the two percent (2%) at sixty (60) years of age plan, with retirement benefits calculated on one (1) year final compensation.
Member Contribution: Each employee in this Tier shall pay the full seven percent (7%) PERS member contribution.
C. Tier III. Employees hired on or after January 1, 2013, shall be subject to Assembly Bill (“AB”) 340, otherwise known as the Public Employee Pension Reform Act (“PEPRA”) including but not limited to:
1. Two percent (2%) at sixt-two (62) years of age retirement formula for those who are “new members” as that term is defined in AB 340.
2. Such new members shall pay to CalPERS by payroll deduction fifty percent (50%) of the “normal cost” as defined in AB 340 or the then current contribution rate of similarly situated employees, whichever is greater, as required by Government Code section 7522.30(c).
D. Employees who retire after July 1, 2006, and were hired before July 1, 2018, shall be eligible, upon service retirement from the City, for a medical premium supplement.
Said supplement shall be in the following amount:
1. The City will contribute five percent (5%) of the health insurance premium for each year of service with the City up to the lesser of the single person lowest costing Health Maintenance Organization (“HMO”) premium or five hundred dollars ($500) per month. A retiring employee must have completed a minimum of ten (10) years of service with the City and be at least fifty-five (55) years of age to be eligible for this benefit.
2. Said supplement shall commence with the first month following the employee’s service retirement in which the employee is responsible for payment of the insurance premium.
3. In order to be eligible for medical supplemental payments, an employee must either remain on a medical insurance plan offered by the City or provide proof of coverage on a self-procured medical insurance plan.
4. Retirees who are eligible for a supplement but who are not covered by the City’s insurance policy are still eligible to receive their supplement. Payments will only be made when the retiree provides proof of coverage of insurance and proof of the amount paid for said coverage. Proof of coverage and the amount paid must be provided to the City within sixty (60) days. The City will not provide retroactive reimbursement for payments not documented within sixty (60) days of payment.
5. Any employee receiving a benefit under this section agrees to apply for, and enroll in, any Federal and/or State medical insurance plan (e.g. Medicare, Medicaid) for which they become eligible.
6. The City’s payments will end with the month in which the employee reaches the eligibility of Federal and/or State medical insurance plans (i.e. Medicare), currently sixty-five (65) years of age.
E. Employees who are hired after July 1, 2018, shall be eligible, upon service retirement from the City at age sixty (60) with a minimum of twenty (20) continuous City service, for a medical premium supplement. Said supplement shall be paid as follows:
1. The City shall pay a four hundred dollars ($400) per month medical supplement that shall commence with the first month following the Employee’s service retirement in which the Employee is responsible for payment of the insurance premium.
2. The City’s payments will end with the month in which the employee reaches the eligibility of Federal and/or state medical insurance plans (i.e. Medicare), currently sixty-five (65) years of age.
HEALTH AND WELFARE
A. The City agrees to establish and maintain a Cafeteria Plan in accordance with the provisions of Section 125 of the Internal Revenue Code. The purpose of the Plan is to allow eligible employees to elect to pay for qualified benefits on a pre-tax basis, to the extent permitted by law.
The Cafeteria Plan shall permit pre-tax deductions for the following qualified benefits, subject to Internal Revenue Service (“IRS”) regulations and plan design:
1. Health insurance premiums (including medical, dental, and vision coverage).
2. Health Flexible Spending Accounts (“FSA”).
3. Dependent Care Assistance Plans (“DCAP”).
4. Any other qualified benefit permitted under Section 125 and approved by the City.
B. The City shall make available for employees the following insurance plans: Health, Dental, Short and Long-Term Disability, Vision and Psychological Health. Current Health, Dental, Short and Long-Term Disability, Vision, Psychological Health, or their equivalent, to remain in force during the term of this Resolution.
C. For life insurance, the City shall provide and pay the premiums for a Life Insurance policy for each employee, payable in an amount equal to the individual’s annual salary upon such employee’s death.
D. For disability insurance, the City will provide and pay the premiums for Short and Long Term Disability for each employee.
E. For medical/health insurance, the City’s maximum contribution toward medical insurance for each employee’s selected plan and level of coverage will be one thousand, eight hundred seventy-five dollars and thirty-nine cents ($1,875.39).
Employees choosing a medical insurance plan and/or coverage level with a monthly premium that exceeds the City’s maximum contribution shall pay the difference by pre-tax payroll deduction.
F. An employee who demonstrates proof of medical insurance coverage available through a spouse or domestic partner may receive a cash payment of seven hundred fifty dollars ($750) per month in lieu of City provided coverage.
1. An employee who receives cash in-lieu of selecting a health insurance plan shall have the amount reported as earned income for tax purposes but shall not be deemed earned income for retirement purposes. It is the understanding of the parties that dollars distributed to the employee as cash in this manner shall not be construed as earned income for CalPERS purposes.
G. For dental insurance, the City shall pay the monthly premium contribution for full family Preferred Provider Organization (“PPO”) coverage for dental insurance, currently two hundred twenty-six dollars and thirty cents ($226.30).
H. For psychological health, the City will continue to pay for full family coverage for the benefit.
I. The full cost of the Vision Insurance shall be borne by the employee.
1. During the Term of this Resolution, the City intends to review its dental and vision providers for the purpose of providing quality care for a reasonable price.
If the City changes providers and the cost of the dental premium is reduced by at least twenty percent (20%), the City will bear the cost of lowest cost vision plan for the employee plus two (+2) or more dependents.
SHORT AND LONG TERM DISABILITY
A. The City’s Short and Long-Term Disability (“STD”) Insurance Plan begins after a seven (7)-day waiting period. The maximum benefit is sixty-six (66) and two-thirds
percent (2/3%) of earnings up to a maximum of one thousand, six hundred ninetyeight dollars ($1,698) per week. The City’s Long Term Disability Insurance Plan provides sixty-six (66) and two-thirds percent (2/3%) of earnings has a maximum benefit of nine thousand dollars ($9,000) per month; and begins after ninety (90) days of disability or the date STD benefits end, whichever is later.
B. Employees are eligible to coordinate their Short and Long-Term Disability Insurance with paid compensated time-off work to be paid up to one hundred percent (100%) of regular take-home pay.
C. An employee utilizing the Short- or Long-Term Disability Plan shall not accrue Vacation, Sick Leave, Holiday Pay or allowances after the 30th calendar day after disability.
FAMILY AND MEDICAL CARE LEAVE
As required by State and Federal law, the City will provide Family and Medical Care Leave for eligible employees. The City maintains a Family and Medical Leave Act/California Family Rights Act/Pregnancy Disability Leave procedure which governs Family and Medical Care Leave, which is provided to all employees at the start of their employment and on the City’s Intranet site.
LAYOFF
A. It is mutually agreed that whenever (in the judgment of the Council) it becomes necessary to abolish a position in the interest of economy or because the necessity for the position no longer exists, the Council may abolish any position or employment in the competitive service and the City Manager shall layoff, demote, or transfer employees thereby affected.
B. The criterion used in determining the order of separation shall be seniority, pursuant to the City’s Personnel Rules and Regulations, Rule XXXII.
C. The City will endeavor to provide each affected Employee as much notice as possible, with a minimum thirty (30) day advance notice to each affected Employee.
GRIEVANCES /APPEAL OF DISCIPLINE
This Grievance Procedure shall be used to resolve disputes arising from any allegation that the City has violated the terms of this Resolution.
A. The complaint shall be presented in writing to the Department Director. The Director shall have five (5) working days of receipt of the complaint to resolve the issue or respond to it in writing stating the reasons for the failure to resolve it.
B. If not resolved, the complaint shall be presented in writing to the City Manager. The City Manager shall have five (5) working days of receipt of the complaint to resolve the issue or respond to it in writing stating the reasons for the failure to resolve it.
C. Grievances regarding the provisions contained within this Resolution that are not settled following the City Manager’s determination (and that either party desires to contest further) may be submitted to arbitration as provided in this article; provided however that said Request for Arbitration shall be made within twenty (20) calendar days of the City Manager’s determination.
D. As soon as possible and in any event not later than fourteen (14) calendar days after either party received written notice from the other of the desire to arbitrate, the parties shall agree upon an arbitrator. If no agreement is reached within said fourteen (14) calendar days, an arbitrator shall be selected from a list of seven (7) arbitrators submitted by the State or Federal Mediation and Conciliation Service by alternate striking of names until one name remains. The party who strikes the first name from the panel shall be determined by lot.
E. Either the City or the Employee may call any employee as a witness, and the City agrees to release said witness from work if he/she is on duty.
F. The arbitrator shall have no power to alter, amend, change, add to, or subtract from any of the terms of this Resolution. The decision of the arbitrator shall be based solely upon the evidence and arguments presented to him by the respective parties in the presence of each other.
G. The decision of the arbitrator within the limits herein prescribed shall be advisory only.
H. The arbitrator may hear and determine only one grievance at a time without the express agreement of the City and employee. The parties shall share equally the expense of the cost of the arbitration, with the exception of counsel's fees.
I. Appeals of Discipline equivalent to a suspension of four (4) days or less shall be governed by the provisions of Article 57. Appeals of discipline equivalent to five (5)
days or more are governed by Article XXX of the City’s Personnel Rules and Regulations.
INDUSTRIAL INJURY OR ILLNESS
A. It is understood that the City will provide medical facilities to be used for industrial accidents or illness.
B. Employees will be seen and treated by medical professionals that are part of the Medical Provider Network, unless an employee has pre-designated a physician.
C. An employee who suffers an injury-on-duty will continue to have payment of the City portion of all Health Insurance premiums paid for a period of seven (7) full months commencing with the month in which the injury occurred.
D. Nothing herein shall prevent an employee from utilizing their accrued time in lieu of receiving temporary disability payments under the provisions of the Workers’ Compensation laws of the State of California.
EXHIBIT A
City of Hermosa Beach | Page 1 of 3
Meeting Date: July 28, 2026
Staff Report No. 26-AS-082
Honorable Mayor and Members of the Hermosa Beach City Council
ADOPT A RESOLUTION TO APPROVING A SIDE LETTER TO A MEMORANDUM OF
UNDERSTANDING (MOU) BETWEEN THE CITY OF HERMOSA BEACH AND THE GENERAL AND SUPERVISORY EMPLOYEES’ BARGAINING UNIT, TEAMSTERS LOCAL 986
Human Resources Manager Tyler Cashman
ADOPT RESOLUTION BY TITLE
Recommended Action:
Staff recommends City Council adopt a Resolution to adopt a Side Letter to the MOU between the City of Hermosa Beach and the General and Supervisory Employees’ Bargaining Unit, Teamsters Local 986, for the period of July 1, 2025, through June 30, 2028.
Executive Summary:
The proposed Side Letter Agreement incorporates newly established job classifications into the existing MOU between the City of Hermosa Beach and the General and Supervisory Employees’ Bargaining Unit, Teamsters Local 986. The City Council previously approved the job specifications, salary ranges, and bargaining unit assignments for these classifications on May 12, 2026, as part of the City’s classification and compensation efforts to enhance professional development opportunities and establish career pathways for employees.
The Side Letter does not create new classifications or modify previously approved compensation or bargaining unit assignments. Rather, it formally places the classifications within the appropriate provisions of the MOU based on factors such as Fair Labor Standards Act (FLSA) status, benefits eligibility, and other applicable employment provisions to ensure the agreement accurately reflects the City’s current organizational structure.
Background:
As part of the City’s ongoing efforts to support employee development, improve workforce succession planning, and provide meaningful career advancement opportunities, the City recently completed updates to its classification structure. At the May 12, 2026, City Council meeting, the City Council approved nine (9) new job specifications, associated salary grades, and union or group representation assignments for the new specifications.
City of Hermosa Beach | Page 2 of 3
Following City Council approval, staff met and conferred with the General and Supervisory Employees’ Bargaining Unit, Teamsters Local 986 (union), regarding the administrative implementation of these classifications within the existing MOU. The parties reached agreement on a Side Letter that identifies where each job classification should be incorporated into the agreement and confirms the applicable employment provisions.
Past Board and Council Actions
Meeting Date Description
Civil Service Board
April 13, 2026
The Civil Service Board approved the proposed job
specification additions on April 13, 2026
City Council
May 12, 2026
City Council approved the proposed job specification additions, salary ranges, and union or group representation on May 12, 2026.
Discussion:
The purpose of the Side Letter is administrative in nature and is intended to maintain consistency between the City’s adopted classification plan and the negotiated labor agreement with the union.
After City Council approved the job specifications, salary grades, and union or group representation, City staff and the union have agreed that the current MOU which expires June 30, 2028, should be modified to reflect the following changes:
Adding the Account Specialist classification to the list of positions represented by the union with salary grade G08;
Adding the Lead Account Specialist classification to the list of positions represented by the union with salary grade G09.
Both job classifications are currently designated as non-exempt classifications, which is consistent with the other classifications represented by the union. The two new classifications will be subject to all provisions of the MOU including but not limited to compensation, benefits, leave provisions, and other terms and conditions of employment.
Options for Council Consideration:
1. Adopt a Resolution to adopt a side letter agreement to the General and Supervisory Employees’ Bargaining Unit, Teamsters Local 986, Memorandum of Understanding.
2. Revise and adopt a Resolution approving a side letter agreement to the General and Supervisory Employees’ Bargaining Unit, Teamsters Local 986, Memorandum of Understanding.
3. Provide further direction to staff.
City of Hermosa Beach | Page 3 of 3
Fiscal Impact:
There is no fiscal impact associated with the recommended action. Approved positions were budgeted as part of the current FY 2026-27 Adopted Budget.
Attachments:
Resolution and General and Supervisory Employees’ Bargaining Unit, Teamsters’ Local 986 Side Letter.
Respectfully Submitted by: Tyler Cashman, Human Resources Manager Noted for Fiscal Impact: Henry Chao, Finance Manager
Reviewed by: Brandon Walker, Administrative Services Director Legal Review: Jason Baltimore, Interim City Attorney
Approved: Steve Napolitano, City Manager
CITY OF HERMOSA BEACH
RESOLUTION NO. 26-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, ADOPTING A SIDE LETTER TO THE
MEMORANDUM OF UNDERSTANDING WITH THE GENERAL AND
SUPERVISORY EMPLOYEES’ BARGAINING UNIT, TEAMSTERS LOCAL 986
RECITALS
WHEREAS, the City of Hermosa Beach (“City”) and the General and Supervisory Employees’ Bargaining Unit, Teamsters Local 986 (“Union”) entered into a memorandum of understanding for the period July 1, 2025, through and including June 30, 2028 (“MOU”); and
WHEREAS, the City and Union have elected to meet and confer on matters concerning wages, hours, and working conditions; and
WHEREAS, the Union and the City’s Human Resources Manager have jointly negotiated changes to the MOU; and
WHEREAS, the City and Union desire to enter into a side letter to amend the MOU as set forth in Exhibit A, attached hereto and incorporated herein by reference.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Incorporation of Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference.
SECTION 2. Approval. The City Council hereby approves Exhibit A amending the MOU.
SECTION 3. Severability. If any section or provision of this Resolution is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, or
contravened by reason of any preemptive legislation, the remaining sections and/or provisions of this Resolution shall remain valid. The City Council declares that it would have adopted this Resolution, and each section or provision thereof, regardless of the fact that any one or more section(s) or provision(s) may be declared invalid or unconstitutional or contravened via legislation.
SECTION 4. Certification. The City Clerk shall certify to the passage and adoption of this Resolution; cause the same to be entered among the original resolutions of the City; and make a minute of the passage and adoption thereof in the records of the proceedings of the City Council in the minutes of the meeting at which time same is passed and adopted.
SECTION 5. Effective Date. This Resolution is effective immediately upon adoption.
PASSED, APPROVED and ADOPTED on this 28th day of July 2026.
Michael Detoy
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________ Martha Alvarez Jason Baltimore
City Clerk Interim City Attorney
EXHIBIT A
SIDE LETTER AGREEMENT
BETWEEN
THE CITY OF HERMOSA BEACH
AND
GENERAL AND SUPERVISORY EMPLOYEES’
BARGAINING UNIT TEAMSTERS - LOCAL 986
RECITALS
WHEREAS, the City of Hermosa Beach (“City”) and the General and Supervisory Employees’ Bargaining Unit, Teamsters Local 986 (“Union”) (collectively, “Parties”) entered into a Memorandum of Understanding dated July 1, 2025, through June 30, 2028 (“MOU”); and
WHEREAS, the City established the job classifications of Account Specialist and Lead Account Specialist; and
WHEREAS, the Parties met and conferred regarding the placement of the classifications within the Union and the applicable wages, hours, and terms and conditions of employment; and
WHEREAS, the Parties desire to amend the MOU to include the classifications of Account Specialist and Lead Account Specialist, and remove the classification Account Clerk.
NOW, THEREFORE, having met and conferred in good faith, the City and Union agree to the following changes:
AGREEMENT
1. Addition of Classifications. Effective May 12, 2026, the classifications of Account Specialist and Lead Account Specialist shall be added to the classifications represented by the General and Supervisory Employees’ Bargaining Unit, Teamsters Local 986 and covered by the MOU.
2. Salary Ranges. The salary ranges for the classifications added pursuant to this Side Letter shall be as reflected on the City’s Salary Schedule as follows: (a) Account Specialist – Salary Grade G08; and (b) Lead Account Specialist – Salary Grade G09.
3. Application of MOU. Employees occupying the classifications of Account Specialist and Lead Account Specialist shall be subject to all applicable provisions of the MOU (including but not limited to compensation, benefits, leave provisions, and other terms and conditions of employment), unless otherwise provided by law.
4. Classification List. The classifications of Account Specialist and Lead Account Specialist shall be added to the list of classifications represented by the Union, and incorporated into the MOU and applicable salary schedules.
5. Continuing Effect of Agreement. Except as amended by this Side Letter, all provisions of the MOU shall remain in full force and effect; and shall govern the actions of the Parties under this Side Letter. Whenever the term “MOU” appears in the original MOU from and after the date of this Side Letter, it shall mean the MOU as amended by this Side Letter.
6. Electronic Transmission. A manually signed copy of this Side Letter which is transmitted by facsimile, electronic mail, or other means of electronic transmission shall be deemed to have the same legal effect as delivery of an original executed copy of this Side Letter for all purposes. This Side Letter may be signed using an electronic signature.
7. Counterparts. This Side Letter may be signed in counterparts, each of which shall constitute an original.
[SIGNATURES ON FOLLOWING PAGE]
IN WITNESS WHEREOF, the Parties hereto cause this Side Letter to be effective the 28th day of July 2026.
GENERAL & SUPERVISORY EMPLOYEES’
BARGAINING UNIT, TEAMSTERS LOCAL
986
CITY OF HERMOSA BEACH
________________________________ _________________________________ Michael Grijalva
Chief Negotiator
Tyler Cashman
Human Resources Manager
________________________________ _________________________________ Tim Anhorn
Union Steward
Steve Napolitano
City Manager
_________________________________ ___________________________________ Chris Aviles
Union Steward
Brandon Walker
Administrative Services Director
_________________________________
Bradley Cocking
Union Steward
_________________________________
Kalyn Kaemerle
Union Steward
_________________________________
Maria Marquez-Viramontes
Union Steward
_________________________________
Robert Ramos
Union Steward
City of Hermosa Beach | Page 1 of 3
Meeting Date: July 28, 2026
Staff Report No. 26-AS-083
Honorable Mayor and Members of the Hermosa Beach City Council
ADOPT A RESOLUTION TO ADOPT A SIDE LETTER TO MEMORANDUM OF
UNDERSTANDING (MOU) BETWEEN THE CITY OF HERMOSA BEACH AND THE PROFESSIONAL AND ADMINISTRATIVE EMPLOYEES’ GROUP
Human Resources Manager Tyler Cashman
ADOPT RESOLUTION BY TITLE
Recommended Action:
Staff recommends City Council adopt a Resolution to adopt a Side Letter to the MOU between the City of Hermosa Beach and the Professional and Administrative Employees’ Group, for the period of July 1, 2025, through June 30, 2028.
Executive Summary:
The proposed Side Letter Agreement incorporates newly established job classifications into the existing MOU between the City of Hermosa Beach and the Professional and Administrative Employees’ Group. The City Council previously approved the job specifications, salary ranges, and bargaining unit assignments for these classifications on May 12, 2026, as part of the City’s classification and compensation efforts to enhance professional development opportunities and establish career pathways for employees.
The Side Letter does not create new classifications or modify previously approved compensation or bargaining unit assignments. Rather, it formally places the classifications within the appropriate provisions of the MOU based on factors such as Fair Labor Standards Act (FLSA) status, benefits eligibility, and other applicable employment provisions to ensure the agreement accurately reflects the City’s current organizational structure.
Background:
As part of the City’s ongoing efforts to support employee development, improve workforce succession planning, and provide meaningful career advancement opportunities, the City recently completed updates to its classification structure. At the May 12, 2026, City Council meeting, the City Council approved nine (9) new job specifications, associated salary grades, and union or group representation assignments for the new specifications.
City of Hermosa Beach | Page 2 of 3
Following City Council approval, staff met and conferred with the Professional and Administrative Employees’ Group (union) regarding the administrative implementation of these classifications within the existing MOU. The parties reached agreement on a Side Letter that identifies where each job classification should be incorporated into the agreement and confirms the applicable employment provisions.
Past Board and Council Actions
Meeting Date Description
Civil Service Board
April 13, 2026 The Civil Service Board approved the proposed job specification additions on April 13, 2026
City Council
May 12, 2026
City Council approved the proposed job specification additions, salary ranges, and union or group representation on May 12, 2026.
Discussion:
The purpose of the Side Letter is administrative in nature and is intended to maintain consistency between the City’s adopted classification plan and the negotiated labor agreement with the union.
After City Council approved the job specifications, salary grades, and union or group representation, City staff and the union have agreed that the current MOU which expires June 30, 2028, should be modified to reflect the following changes:
Adding the Senior Accountant classification to the list of positions represented by the union with salary grade A48;
Adding the Revenue Services Manager classification to the list of positions represented by the union with salary grade A47;
Adding the Recreation Supervisor classification to the list of positions represented by the union with salary grade A45;
Adding the Parks & Recreation Manager classification to the list of positions represented by the union with salary grade A46;
Adding the Senior Crime & Intelligence Analyst classification to the list of positions represented by the union with salary grade A49;
All job classifications have been analyzed for FLSA status based on salary, job duties, level of independent judgement, supervisory responsibilities, and nature of work. The Senior Accountant, Revenue Services Manager, Recreation Supervisor and Parks & Recreation Manager job classifications have been designated as exempt. The Senior Crime & Intelligence Analyst has been designated as non-exempt.
City of Hermosa Beach | Page 3 of 3
All classifications will be subject to all relevant provisions of the MOU including, but not limited to compensation, benefits, leave provisions, and other terms and conditions of employment.
Options for Council Consideration:
1. Adopt a Resolution to adopt a side letter agreement to the Professional & Administrative Employees’ Group.
2. Revise and adopt a Resolution to adopt a side letter agreement to the Professional & Administrative Employees’ Group.
3. Provide further direction to staff.
Fiscal Impact:
There is no fiscal impact associated with the recommended action.
Attachments:
Resolution and Professional and Administrative Employees’ Group Side Letter Respectfully Submitted by: Tyler Cashman, Human Resources Manager Noted for Fiscal Impact: Henry Chao, Finance Manager
Reviewed by: Brandon Walker, Administrative Services Director Legal Review: Jason Baltimore, Interim City Attorney
Approved: Steve Napolitano, City Manager
CITY OF HERMOSA BEACH
RESOLUTION NO. 26-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, ADOPTING A SIDE LETTER TO THE
MEMORANDUM OF UNDERSTANDING WITH THE PROFESSIONAL AND
ADMINISTRATIVE EMPLOYEES’ BARGAINING UNIT
RECITALS
WHEREAS, the City of Hermosa Beach (“City”) and the Professional and Administrative Employees’ Bargaining Unit (“Union”) entered into a memorandum of understanding for the period July 1, 2025, through and including June 30, 2028 (“MOU”); and
WHEREAS, the City and Union have elected to meet and confer on matters concerning wages, hours, and working conditions; and
WHEREAS, the Union and the City’s Human Resources Manager have jointly negotiated changes to the MOU; and
WHEREAS, the City and Union desire to enter into a side letter to amend the MOU as set forth in Exhibit A, attached hereto and incorporated herein by reference.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Incorporation of Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference.
SECTION 2. Approval. The City Council hereby approves Exhibit A amending the MOU.
SECTION 3. Severability. If any section or provision of this Resolution is for any reason held to be invalid or unconstitutional by any court of competent jurisdiction, or
contravened by reason of any preemptive legislation, the remaining sections and/or provisions of this Resolution shall remain valid. The City Council declares that it would have adopted this Resolution, and each section or provision thereof, regardless of the fact that any one or more section(s) or provision(s) may be declared invalid or unconstitutional or contravened via legislation.
SECTION 4. Certification. The City Clerk shall certify to the passage and adoption of this Resolution; cause the same to be entered among the original resolutions of the City; and make a minute of the passage and adoption thereof in the records of the proceedings of the City Council in the minutes of the meeting at which time same is passed and adopted.
SECTION 5. Effective Date. This Resolution is effective immediately upon adoption.
PASSED, APPROVED and ADOPTED on this 28th day of July 2026.
Michael Detoy
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________ Martha Alvarez Jason Baltimore
City Clerk Interim City Attorney
EXHIBIT A
SIDE LETTER AGREEMENT
BETWEEN
THE CITY OF HERMOSA BEACH
AND
PROFESSIONAL AND ADMINISTRATIVE EMPLOYEES
BARGAINING UNIT
RECITALS
WHEREAS, the City of Hermosa Beach (“City”) and the Professional and Administrative Employees’ Bargaining Unit (“Union”) (collectively, “Parties”) entered into a Memorandum of Understanding dated July 1, 2025, through June 30, 2028 (“MOU”); and
WHEREAS, the City established the job classifications of Senior Accountant, Revenue Services Manager, Recreation Supervisor, Parks & Recreation Manager, and Senior Crime & Intelligence Analyst; and
WHEREAS, the Parties met and conferred regarding the placement of the classifications within the Union and the applicable wages, hours, and terms and conditions of employment; and
WHEREAS, the Parties desire to amend the MOU to include the classifications of Senior Accountant, Revenue Services Manager, Recreation Supervisor, Parks & Recreation Manager, and Senior Crime & Intelligence Analyst.
NOW, THEREFORE, having met and conferred in good faith, the City and Union agree to the following changes:
AGREEMENT
1. Addition of Classifications. The classifications of Senior Accountant, Revenue Services Manager, Recreation Supervisor, Parks & Recreation Manager, and Senior Crime & Intelligence Analyst shall be added to the classifications represented by the Union and covered by the MOU effective May 12, 2026.
2. Salary Ranges. The salary ranges for the classifications added pursuant to this Side Letter shall be as reflected on the City’s Salary Schedule as follows: (a) Senior Accountant
– Salary Grade A48; (b) Revenue Services Manager – Salary Grade A47; (c) Recreation Supervisor – Salary Grade A45; (d) Parks & Recreation Manager – Salary Grade A46; and (e) Senior Crime & Intelligence Analyst – Salary Grade A49.
3. Application of MOU. Employees occupying the classifications of Senior Accountant, Revenue Services Manager, Recreation Supervisor, Parks & Recreation Manager, and Senior Crime & Intelligence Analyst shall be subject to all applicable provisions of the MOU (including but not limited to compensation, benefits, leave provisions, and other terms and conditions of employment); unless otherwise provided by law.
4. Classification List. The classifications of Senior Accountant, Revenue Services Manager, Recreation Supervisor, Parks & Recreation Manager, and Senior Crime & Intelligence Analyst shall be added to the list of classifications represented by the Union (and incorporated into the MOU and applicable salary schedules).
5. MOU Amendments. The MOU is amended as follows:
a. Subsection A of Article 28 (Merit Pay (Reportable to PERS)) is revised by adding Senior Accountant, Revenue Services Manager, Recreation Supervisor, and Parks & Recreation Manager classifications to the list of classifications eligible to receive merit pay for superior performance.
b. Subsection H of Article 32 (Overtime) is revised by adding the Senior Crime & Intelligence Analyst classification to the list of classifications eligible for overtime compensation in accordance with the Fair Labor Standards Act (“FLSA”). c. Subsection I of Article 32 (Overtime) is revised by adding the Senior Accountant, Revenue Services Manager, Recreation Supervisor, and Parks & Recreation Manager classifications to the list of classifications that have been determined to be exempt from overtime as defined in the FLSA and as applied to public agency employees.
6. Continuing Effect of Agreement. Except as amended by this Side Letter, all provisions of the MOU shall remain in full force and effect; and shall govern the actions of the Parties under this Side Letter. Whenever the term “MOU” appears in the original MOU from and after the date of this Side Letter, it shall mean the MOU as amended by this Side Letter.
7. Electronic Transmission. A manually signed copy of this Side Letter which is transmitted by facsimile, electronic mail, or other means of electronic transmission shall
be deemed to have the same legal effect as delivery of an original executed copy of this Side Letter for all purposes. This Side Letter may be signed using an electronic signature.
8. Counterparts. This Side Letter may be signed in counterparts, each of which shall constitute an original.
IN WITNESS WHEREOF, the Parties hereto cause this Side Letter to be effective the 28th day of July 2026.
PROFESSIONAL & ADMINISTRATIVE
EMPLOYEES’ BARGAINING UNIT
CITY OF HERMOSA BEACH
________________________________ _________________________________ Vicky Barker
City Employees Associates
Tyler Cashman
Human Resources Manager
________________________________ _________________________________ Ken Bales
Senior Management Analyst
Steve Napolitano
City Manager
_________________________________ ___________________________________ Kambria Vint
Recreation Supervisor
Brandon Walker
Administrative Services Director
_________________________________
John Cordova
Public Works Superintendent
_________________________________
Elizabeth Perez
Administrative Assistant
Meeting Date: July 28, 2026
Staff Report No. 26-CDD-069
Honorable Mayor and Members of the Hermosa Beach City Council
ADOPT A RESOLUTION APPROVING A CERTIFICATE OF APPROPRIATENESS AND PRECISE DEVELOPMENT PLAN FOR 90 PIER AVENUE.
CEQA: Determine the project is exempt from the California Environmental Quality Act pursuant to section 15301 Class 1 of the CEQA Guidelines. (Associate Planner DeDe Tran)
A) CONDUCT PUBLIC HEARING
B) DETERMINE EXEMPT FROM CEQA
C) ADOPT RESOLUTION BY TITLE
Recommended Action:
Staff recommends City Council:
1. Determine the project is exempt from CEQA pursuant to 15301 Class 1 of the CEQA Guidelines; and
2. Adopt a Resolution (Attachment 1) approving a Certificate of Appropriateness (HRR26- 01) and Precise Development Plan (PDP26-04) subject to Conditions of Approval.
Executive Summary:
The proposed project at 90 Pier Avenue (formerly the Bank of America Building) is to reconfigure the interior space to create up to four tenant spaces within the existing structure and exterior enhancements, including a façade improvement with modified storefront openings through PDP26-04 (see Project Plans, Attachment 2). Additionally, the proposed project approval pursuant to Hermosa Beach Municipal Code Chapter 17.53 Historic Resources Preservation to find a Certificate of Appropriateness (COA) for the scope of work given that the property is listed in City records as a potential historic landmark. The City Council is being asked to review the application materials, consider the request, and adopt a resolution (Attachment 1) approving a COA and Precise Development Plan (PDP 26-04) subject to conditions of approval.
Background:
The project is located at 90 Pier Avenue at the southwestern corner of Pier Avenue and Hermosa Avenue. The building fronts Pier Plaza with the rear of the building abutting the City Parking Lot A (1101 Hermosa Avenue). The building was built in 1922 by E.J. Young, president and founder of National Bank of Hermosa Beach. Over the last century, the building has been remodeled and renovated.
The property is zoned Downtown Commercial (C-2), designated Recreational Commercial in the City’s General Plan Land Use Element, and is located in the Coastal Zone (Zoning Map,
Attachment 3). The 5,265-square-foot parcel is nearly fully developed, with the building occupying 5,069 square feet.
On November 10, 1998, the Hermosa Beach City Council adopted Ordinance No. 98-1186 (Attachment 4) to preserve the City’s historic resources. This ordinance has been incorporated into the Hermosa Beach Municipal Code (HBMC) as Chapter 17.53 Historic Resources Preservation. HBMC Section 17.53.140 requires a Certificate of Appropriateness to be granted by the City Council for any landmark or potential landmark for all alterations, restorations, demolition, removal, or relocation to any interior or exterior improvements or architectural features. HBMC 17.53.040.B defines a Certificate of Appropriateness as a certificate approving such plans, specifications, design, or statements of work, for any proposed alteration, restoration, demolition, removal, or relocation, in whole or in part, of or to improvements relative to designated landmarks, or landmarks contemplated for historic preservation designation as reflected in Planning Commission Resolution No. 98-65 Exhibit A (Attachment 5). Planning Commission Resolution No. 98-65 Exhibit A). Planning Commission Resolution No. 98-65 identifies 90 Pier Avenue as a potential landmark.
Additionally, HBMC Section 17.58.020 requires a Precise Development Plan (PDP) for all projects that rehabilitate, alter 1,500 square feet or more of an existing structure. PDPs are customarily reviewed by the Planning Commission. However, because the PDP is paired with a COA that falls under City Council review, the entire project is being processed concurrently to streamline the review process.
Project Scope:
The applicant seeks to convert the current single-tenant space into a multi-tenant space and renovate both the interior and exterior of the building. The project includes a redesign of the building façade, featuring new and modified storefront openings and updated architectural elements. The existing mezzanine level will also be demolished as part of the renovation.
Site Information Table:
The following table describes the existing site characteristics.
Site Information
General Plan Recreational Commercial (RC)
Zoning General Commercial (C-2)
Lot Size 5,265 square feet
Existing Building Square Footage 5,069 square feet
North: General Commercial (C-2)
East: General Commercial (C-2)
South: General Commercial (C-2)
Surrounding Zoning
West: General Commercial (C-2)
Surrounding Uses
North: Commercial
East: Commercial
South: Commercial
West: Commercial
Analysis:
Certificate of Appropriateness
Overview:
The applicant, Wajid Drabu, representing the property owner Jaden Theodora, is requesting a Certificate of Appropriateness and Precise Development Plan (PDP) from the City to remodel an existing 5,069-square-foot commercial building (formerly the Bank of American building) with new façade treatments and interior tenant improvements to create up to four tenant spaces with accompanying modified storefront openings. With this PDP, the applicant proposes to modernize the appearance of the property while maintaining the historic footprint and presence and to reconfigure the layout of site features. The goal is to create a more vibrant, welcoming, and functional destination for residents and visitors. The proposed modifications are predominantly aesthetic in nature, although the interior will be significantly reconfigured to accommodate up to four tenants. Additionally, it is proposed that the existing mezzanine floor will be demolished.
The applicant submitted a Historical Resources Evaluation Report (HRER) prepared by ASM Affiliates (ASM) to determine the presence or absence of potentially significant historic architectural resources at 90 Pier Avenue (Attachment 6). The HRER was prepared to meet the requirements, should they be necessary, set forth in the California Environmental Quality Act (CEQA) (Public Resources Code 21000 et seq.) and the State CEQA guidelines (California Code of Regulations, section 15000 et seq) and the Mitigation Measures MM 4.4-
4.d within the City of Hermosa Beach PLAN Hermosa Environmental Impact Report, adopted in August of 2017. The HRER concluded that no historical resources as defined by CEQA are located at the site and recommended that the site not be eligible for listing in the California Register of Historical Resources or designation as a City Landmark. The HRER concluded that no historical resources as defined by CEQA are located at the site.
History:
The building was completed in 1922 and has experienced three eras of distinct re-design and re-development. Interestingly, when it was constructed, it was built as a multi-tenant building with four tenant spaces in the Pompeiian Style (1922-1937). While it was an impressive and imposing building, the property was not the work of a notable builder, designer, or architect.
There was a significant remodel which meaningfully changed the façade and interior configuration of the building, catapulting it into the Neoclassical Style Era that lasted from
1937-1953. A tenant space was eliminated and bank use expanded. An original mural was removed and the primary entrance into the building facing Pier Avenue was extensively altered. The next phase of the building’s architectural life occurred between 1953-1990 known as the “Modern Style Era” when the multiple-retail space became a single-retail space for the bank and stucco was added to the exterior while the marble cladding was removed from the exterior columns. The current “Contemporary Era” (c. 1990 - Present) is largely the appearance the building maintains in the present. The major alteration that appears to have occurred from the previous era is the application of another layer of stucco and the addition of the ATM vestibules. As will be discussed in greater detail below, the proposed remodel is minor in nature because the building has undergone such extensive remodeling and alteration.
California Register of Historic Resources Evaluation:
The California Register of Historic Resources Evaluation (CRHR) program encourages public recognition and protection of resources of architectural, historical, archaeological, and cultural significance; identifies historical resources for state and local planning purposes; determines eligibility for state historic preservation funding; and affords certain protections under CEQA. The criteria established for eligibility for the CRHR are directly comparable to the national criteria established for the National Register of Historic Places (NRHP). To be eligible for listing in the CRHR, a building must satisfy at least one of four criteria and retain sufficient integrity to convey its significance within that criterion. ASM carefully considered whether 90 Pier Avenue is individually eligible under any CRHR criteria. Those four criterion are:
1. It is 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.
2. It is associated with the lives of persons important to local, California, or national history.
3. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master or possesses high artistic values.
4. It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.
ASM concluded that project required further analysis of CHRH Criterion 1 (associated with a specific event). Subsequently, ASM assessed the project against seven “architectural integrity” criterion for properties eligible for historic designation under Criterion 1. Due to a lack of significant integrity on six of the seven integrity criteria, ASM determined that the property not eligible for CRHR Criterion 1. Those seven integrity criterion with the corresponding assessment of integrity are:
1. Location is the place where the historic property was constructed or the place where the historic event occurred. High
2. Design is the combination of elements that create the form, plan, space, structure, and style of a property. Low
3. Setting is the physical environment of a historic property, and refers to the character of the site and the relationship to surrounding features and open space. Setting often refers to the basic physical conditions under which a property was built and the functions it was intended to serve. These features can be either natural or manmade, including vegetation, paths, fences, and relationships between other features or open space. Moderate
4. Materials are the physical elements that were combined or deposited during a particular period or time, and in a particular pattern or configuration to form a historic property. Low
5. Workmanship is the physical evidence of crafts of a particular culture or people during any given period of history or prehistory, and can be applied to the property as a whole, or to individual components. Low
6. Feeling is a property’s expression of the aesthetic or historic sense of a particular period of time. It results from the presence of physical features that, when taken together, convey the property’s historic character. Low
7. Association is the direct link between the important historic event or person and a historic property. Low
Although the HRER concluded the property possesses local historical associations, it determined the building lacks sufficient historic integrity to qualify for listing in the California Register of Historical Resources or designation as a City Landmark because extensive alterations have substantially diminished its ability to convey historical significance.
Staff independently reviewed the HRER, the Project plans, and the entire administrative record and concurs with those conclusions.
City of Hermosa Beach Designation Criteria for Historic Landmarks:
The Landmark Designation Criteria for the city of Hermosa Beach closely mirrors the CRHR.
There are also four criterion the City’s Landmark Designation. Like the CRHR, while the project has historical significance given its prominent location at the corner of Hermosa Avenue and Pier Avenue and its representation of economic and commercial development, these considerations have waned as the city has continued to develop and shift into multiple economic and cultural centers. As such, the project does meet the criteria set forth in the Hermosa Beach Designation Criteria for Historic Landmarks.
Conclusion:
The proposed project is a remodel of the existing building that includes exterior façade modifications, new storefront openings, architectural enhancements, and the removal of the existing mezzanine. Although the property has been identified as a potential historic resource, it no longer retains the level of architectural integrity necessary for the proposed scope of work to materially diminish its historical significance. The character-defining features that remain will not be substantially altered or removed by the project. Accordingly, staff finds recommends that the proposed remodel is compatible with the building's remaining historic character and recommends approval of the Certificate of Appropriateness because substantial evidence demonstrates that the property is no eligible as a City Landmark, does not constitute a historical resource for purposes of CEQA, and the proposed improvements will not materially diminish the building’s remaining character-defining features.
Precise Development Plan (PDP)
Precise Development Plan (PDP) Review Criteria:
In accordance with Hermosa Beach Municipal Code (HBMC) Section 17.58.010 and
17.58.020, to promote excellence in design, layout, and physical features of development to achieve reasonable quality and compatibility with its surroundings, all remodels or additions exceeding 1,500 square feet require approval of a Precise Development Plan issued by the Planning Commission. In considering an application for a Precise Development Plan, City staff reviews the project using the review considerations for Precise Development Plans identified in HBMC 17.58.030. The review considerations are used to help inform the three required findings which must be made pursuant to Hermosa Beach Municipal Code Section
17.58.40 in order to approve a PDP.
Review Considerations for a PDP:
1. Building proportions, massing, and architectural details.
2. Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment;
3. Size, location, design, development, and arrangement of site access for modes of transportation, including on-site vehicle and bicycle parking.
4. Height, materials, and design of fences, walls, and screen plantings;
5. Location and type of landscaping including selection and size of plant materials, and design of hardscape; and
6. Size, location, design, color, lighting, and materials of all signs.
Future Design Considerations:
The project faces design challenges in that the building extends almost to the border of its property lines and leaves little space for utilities, solid waste management and projections from the façade. With the expansion of a single tenant to multiple tenants and possible restaurant uses, the demand for utilities and waste management increases. For example, the project proposes to increase the electrical power to the site and number of retail spaces. As such, staff analyzed the project and in the draft resolution proposed conditions of approval to address the projected potential impacts that the project could incur. Further discussion of these potential impacts and the suggested conditions of approval are addressed in the findings below. Additionally, the draft resolution includes a requirement that any major changes that alter the primary function of the building must return to the City Council for approval (Condition 2). Also, as noted in the previous section, the draft resolution includes a requirement for a comprehensive sign program to be reviewed and approved by the Community Development Director (Condition 9).
Findings:
The Review Considerations are used to help inform the three required PDP findings which
must be made pursuant to HBMC 17.58.040 to approve, or conditionally approve, a precise development plan application. The inability to make one or more of the following findings is grounds for denial of an application.
A. The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code;
The design, layout, and physical features of the project do comply with all applicable provisions of the Hermosa Beach zoning code and all other titles of the Hermosa Beach Municipal Code as conditioned. The project consists of interior tenant improvements and well as exterior façade improvements which would enhance the aesthetics and architectural integrity of the site and broader community. In addition, it is anticipated that the project will require greater utility service and waste management to the site than is currently provided. As such, Condition of Approval 14 of the resolution prohibits the placement of the transformer and trash enclosures within the public right-of-way. In addition, Condition of Approval 8 requires that the project provide a trash enclosure for the shared use of the project site with minimum dimensions and access. Similarly, the project is also conditioned that no walls or other structures may encroach into the public right-of-way (Condition 10 and 16).
B. 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
The design, layout, and physical features of the project do comply with the General Plan and all applicable specific plans and design guidelines. The project advances many goals of the General Plan pertaining to architectural integrity as well as scale and massing which further aligns with PDP review consideration number 1 as listed above. The division of the interior of the building allows for economic opportunities and is designed to attract pedestrian traffic and interest in the property, thus benefiting the downtown and Pier Plaza.
Further analysis of General Plan consistency may be found below.
General Plan Consistency
Land Use Element Findings
Goal 4. A variety of corridors throughout
the city provide opportunities for
shopping, recreation, commerce,
employment and circulation.
The proposal is consistent with policy 4.1
as the project makes use of the existing
building to enhance public spaces within
Policy 4.1 Regional retail districtsEncourage regional-serving commercial corridors that provide a mix of uses in a
pedestrian-oriented format that can
become vibrant destinations for people to
live, work, shop and congregate.
the Downtown District general plan
designation and encourages work and
shop opportunities in this important
location at Pier Avenue and Hermosa
Avenue, the entrance to Pier Plaza.
For multitenant use, a comprehensive
sign plan will ensure that the signs are
visually consistent and harmonious.
Policy 4.6 High Quality signageBusinesses are required to provide signage made of high-quality materials
and design, consistent with City sign
codes.
Goal 5. Quality and authenticity in
architecture and site design in all
construction and renovation of buildings.
The proposal put forth is consistent with
policy 5.1 as the project is thoughtful in its
use of scale and massing to avoid abrupt
changes in relation to its neighboring
properties. The design will be modernized
and updated to reflect a desire for a mix
of shopping, dining, and commercial
activities.
Policy 5.1 Scale and Massing- Consider
the scale of new development within its
urban context to avoid abrupt changes in
scale and massing
Goal 3. A series of unique, destinationoriented districts throughout Hermosa Beach
The proposal is consistent with policy 3.3
as the project revitalizes an ageing
building with a fresh design and
enhances pedestrian connectivity. This
proposed redesign will enhance the
definition and character of the plaza
which will be visually noticeable from
street frontage and associated
streetscapes.
Policy 3.3 Diverse retail and office
centers- Provide incentives to transform
existing single-use commercial properties
that are accessible into retail destinations
by adding a diversity of uses, providing
new pedestrian connections to adjacent
residential areas, reducing the visual
prominence of parking lots, making the
centers more pedestrian-friendly and
enhancing the definition and character of
street frontage and associated
streetscapes
City of Hermosa Beach | Page 9 of 10
C. 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 design, layout, and physical features of the project do comply with the design and development standards applicable to the zone. The building height is not changing. Furthermore, all uses will be conducted fully within the building envelope, and a comprehensive sign plan will be required per HBMC
17.50.040. This compliance with existing height standards and sign regulation directly conforms with PDP review consideration number 4. Also, as noted in the above Finding A, the potential design considerations that may impact the development have been incorporated as conditions of approval in the draft Resolution.
PDP Specific Conditions of Approval:
Should the City Council make the findings to approve the PDP, then it should consider the conditions of approval in the Resolution and any other conditions it deems necessary to ensure the development achieves the following outcomes identified in HBMC Section
17.58.050.
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 State CEQA Guidelines, as the project consists of the operation, maintenance, and minor alteration of existing private structures and would involve no expansion of the existing use.
Moreover, none of the exceptions to the categorical exemption(s) apply to the project, as defined in section 15300.2 of the State CEQA Guidelines. The project would not result in a significant cumulative impact of successive projects of the same type in the same place over time; the project would not have a significant effect on the environment due to unusual circumstances; the project would not damage a scenic highway or scenic resources within a state scenic highway; the project is not located on a hazardous waste site; and the project would not cause a substantial adverse change in the significance of a historical resource because substantial evidence demonstrates the property is not eligible for designation as a City Landmark and therefore does not constitute a historical resource for purposes of CEQA.
Public Notification:
For the July 28, 2026 City Council hearing, a total of 554 public hearing notices were mailed to the applicant, occupants and property owners of properties within a 500-foot radius on July 16, 2026. A legal ad was published on July 16, 2026, in the Easy Reader, 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.
City of Hermosa Beach | Page 10 of 10
Attachments:
1. Draft Resolution (Including Exhibit A)
2. Project Plans
3. Zoning Map
4. Ordinance No. 98-1186
5. Planning Commission Resolution No. 98-65
6. Historical Resources Evaluation Report (HRER)
7. Public Notification Materials
Respectfully Submitted by: DeDe Tran, Associate Planner Concur: Alexis Oropeza, Planning Manager
Concur: Alison Becker, AICP, Community Development Director Legal Review: Jason Baltimore, Interim City Attorney
Approved: Steve Napolitano, City Manager
CITY OF HERMOSA BEACH
RESOLUTION NO. RES-26-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, APPROVING A CERTIFICATE OF
APPROPRIATENESS (HRR26-01) AND A PRECISE DEVELOPMENT PLAN (PDP26-04) TO ALLOW FAÇADE IMPROVEMENTS AND INTERIOR
RECONFIGURATION OF AN EXISTING COMMERCIAL BUILDING
LOCATED AT 90 PIER AVENUE IN THE GENERAL COMMERCIAL (C-2)
ZONE, ADOPTING EXHIBIT A CONTAINING FINDINGS,
DETERMINATIONS, AND CONDITIONS OF APPROVAL; AND
DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
WHEREAS, the City Council adopted Ordinance No. 98-1186 dated November 10, 1998, establishing a Historic Resources Preservation Program (“HRPP”) and designating 90 Pier Avenue, Hermosa Beach, California (“Project Site”) as a potential historic landmark; and
WHEREAS, Hermosa Beach Municipal Code (“HBMC”) Section 17.53.140 provides that the City Council must grant a Certificate of Appropriateness before any person may alter, restore, demolish, remove, or relocate any interior or exterior improvement or architectural feature of a potential historic landmark; and
WHEREAS, applicant Wajid Drabu representing property owner Jaden Theodora (“Applicant”) submitted a Historical Resources Evaluation Report prepared by ASM Affiliates dated December 2025 ("Historical Resources Evaluation Report") which evaluated the Project Site under the California Register of Historical Resources, California Environmental Quality Act, and HRPP; and
WHEREAS, Applicant filed an application on May 20, 2026, for a Certificate of Appropriateness (HRR26-01) (“Certificate”) and Precise Development Plan (PDP26-04) (“PDP”) at the Project Site to allow for an interior and exterior remodel of an existing 5,069-square feet building (formerly the Bank of America Building) consisting of façade improvements and interior reconfiguration to create multiple commercial tenant spaces; and
WHEREAS, the Project Site is designated Recreational Commercial (RC) in the General Plan, zoned General Commercial (C-2), and located within the Coastal Zone; and
WHEREAS, HBMC Section 17.58.020 provides that all remodels or additions exceeding 1,500 square feet require approval of a Precise Development Plan; and
WHEREAS, the City must consider the review criteria set forth in HBMC Section 17.58.030 and make the findings required by HBMC Section 17.58.040; and
WHEREAS, the City Council considered all testimony and evidence regarding the application, both oral and written, presented to the City Council at its public meeting held on July 28, 2026; and
WHEREAS, the City Council reviewed staff’s independent assessment of the Historical Resources Evaluation Report, the Project plans, the staff report, public testimony, and the entire administrative record before taking action on the Project.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. Incorporation of Recitals. The recitals above are true and correct, and are hereby incorporated herein by this reference.
SECTION 2. Approval. The City Council hereby approves the Certificate and PDP for the Project, subject to and in accordance with the “Findings and Conditions of Approval” as set forth in Exhibit A.
SECTION 3. Adoption of Exhibit A. The City Council hereby adopts Exhibit A (Findings, Determinations, and Conditions of Approval), attached hereto and incorporated herein by reference.
SECTION 4. California Environmental Quality Act ("CEQA"). The City Council finds as follows:
a. The Project is categorically exempt from CEQA pursuant to Section 15301 (Class 1 – Existing Facilities) of the State CEQA Guidelines because the Project consists of minor alterations to an existing commercial building involving negligible or no expansion of the existing use. b. The City Council reviewed staff’s assessment of the
Historical Resources Evaluation Report and the entire administrative record and finds (based on substantial evidence) that the Project site is not a historical resource for purposes of CEQA because it is not listed in (or eligible for listing in) the California Register of Historical Resources, is not eligible for designation as a City Landmark under HBMC Section 17.53.060, and therefore does not constitute an historical resource for purposes of CEQA.
c. The City Council further finds (based on substantial evidence in the administrative record) that the Project will not cause a substantial adverse change in the significance of an historical resource because the proposed improvements will not result in a substantial adverse change to any historical resource as defined by CEQA.
d. None of the exceptions identified in Section 15300.2 of the State CEQA Guidelines apply, including the exception relating to historical resources. Specifically, the Project: (1) will not result in significant cumulative impacts; (2) will not have a significant environmental effect due to unusual circumstances; (3) will not damage scenic resources within a designated state scenic highway; (4) is not located on a hazardous waste site; and (5) will not cause a substantial adverse change in the significance of an historical resource. e. The Community Development Director, or designee, is
authorized to file a Notice of Exemption in accordance with CEQA and the State CEQA Guidelines.
SECTION 5. Severability. If any section or provision of this Resolution is for any reason held invalid or unconstitutional by a court of competent jurisdiction, or is preempted by subsequent legislation, the remaining provisions shall remain in full force and effect. The City Council hereby declares that it would have adopted this Resolution and each provision thereof irrespective of the invalidity of any one or more provisions.
SECTION 6. Certification. The City Clerk shall certify to the passage and adoption of this Resolution; cause the same to be entered among the original resolutions of the City; and make a minute of the passage and adoption thereof in the records of the proceedings of the City Council in the minutes of the meeting at which time same is passed and adopted.
SECTION 7. Effective Date. This Resolution will become effective immediately upon adoption.
PASSED, APPROVED, and ADOPTED on the 28th day of July 2026.
Mayor Mike Detoy
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:
Martha Alvarez Jason Baltimore
City Clerk Interim City Attorney
Civic Center, 1315 Valley Drive, Hermosa Beach, CA 90254-3885
EXHIBIT A
FINDINGS, DETERMINATIONS, AND CONDITIONS OF APPROVAL
Certificate of Appropriateness No. HRR26-01
Precise Development Plan No. PDP26-04
90 Pier Avenue, Hermosa Beach, California (“Property”)
The following Findings, Determinations, and Conditions of Approval (“COA”) are incorporated into and made a part of Resolution No. RES-26-XX.
I. Certificate of Appropriateness No. HRR26-01 (“Certificate”) Findings. The City Council finds as follows:
A. The Property is identified under the City of Hermosa Beach (“City”) Historic Resources Preservation Program as a potential historic landmark requiring issuance of a Certificate pursuant to Hermosa Beach Municipal Code ("HBMC") Section 17.53.140 before alteration of the building.
B. The City Council reviewed staff’s independent assessment of the Historical Resources Evaluation Report prepared by ASM Affiliates ("ASM"), the Project plans, the staff report, public testimony, and the entire administrative record; and finds substantial evidence demonstrates that the Property is not eligible for designation as a City Landmark because it does not satisfy the landmark designation criteria contained in HBMC Section
17.53.060 and lacks the historic integrity necessary to convey historical significance or otherwise qualify as a historic resource under the City's Historic Resources Preservation Program.
C. The proposed Project consists of an interior and exterior remodel of the existing commercial building, including façade improvements and interior reconfiguration to create multiple tenant spaces. The proposed improvements will not materially diminish any remaining character-defining historic features of the building and are compatible with the existing building's remaining architectural character.
D. Issuance of the Certificate is consistent with HBMC Chapter 17.53 and the purposes of the City's Historic Resources Preservation Program.
II. Precise Development Plan No. PDP26-04 (“PDP”) Findings. The City Council finds as follows pursuant to HBMC Section 17.58.040:
BBK (2026) Page 2 of 5 EXHIBIT A
A. The design, layout, and other physical features of the Project comply with all applicable provisions of Title 17 and all other applicable provisions of the HBMC. The Project consists of interior tenant improvements and exterior façade improvements that enhance the appearance and functionality of the Property while preserving the existing building envelope. The Project provides adequate utility service, refuse collection, pedestrian circulation, and protection of the public right-of-way.
B. The design, layout, and physical features of the Project are consistent with the City's General Plan and applicable design policies. The Project advances General Plan goals promoting high-quality architecture, pedestrian-oriented commercial development, adaptive reuse of existing commercial buildings, revitalization of the downtown commercial district, and enhancement of Pier Plaza through improvements to an existing commercial building while maintaining its established scale and relationship to the surrounding streetscape. The Project is consistent with the following General Plan policies:
1. Goal 4 — Commercial Corridors. The Project supports regionalserving commercial uses by modernizing an existing commercial building while maintaining an active pedestrian-oriented environment.
a. Policy 4.1. The Project encourages commercial activity in the Downtown District and promotes continued investment in an important commercial location at the entrance to Pier Plaza.
b. Policy 4.6. A comprehensive sign program will ensure signage remains visually compatible with the building and surrounding area.
2. Goal 5 — Architecture and Site Design. The Project modernizes an existing building while maintaining appropriate scale, massing, and architectural compatibility with surrounding development. a. Policy 5.1. The Project maintains the existing building height and massing while improving architectural character and pedestrian orientation.
3. Goal 3 — Destination-Oriented Districts. The Project revitalizes an aging commercial building and enhances the visual character and economic vitality of the downtown area.
BBK (2026) Page 3 of 5 EXHIBIT A
a. Policy 3.3. The Project promotes adaptive reuse of an existing commercial building and contributes to a more vibrant pedestrian environment.
C. The design, layout, and physical features of the Project comply with the applicable development standards of the General Commercial (C-2) Zone because the Project maintains the existing building envelope, does not increase building height, and will be subject to a comprehensive sign program approved by the Community Development Director prior to installation of any permanent signage.
III. COA. The Certificate and PDP are approved subject to the following Conditions of Approval.
A. General Conditions. The Project shall be substantially consistent with the plans approved by the City Council on July 28, 2026.
1. Any material modifications to the approved Project shall be subject to review by the Community Development Director. Modifications that materially alter the approved Project or require revision of any adopted finding shall require City Council approval.
2. Any future property owner, lessee, or successor-in-interest shall comply with these Conditions of Approval.
3. The Project shall comply with all applicable Federal, state, and local laws, regulations, permits, and approvals.
4. This approval shall become effective only after the property owner and permittee execute the required acknowledgment accepting the COA. The PDP shall be recorded prior to issuance of any building permit if required by the Community Development Director.
5. This approval shall expire eighteen (18) months after City Council approval unless a building permit has been issued and substantial construction has commenced. The City Council may grant one or more extensions upon written request submitted at least sixty (60) days before expiration if the findings required by the HBMC can be made.
6. To the fullest extent permitted by law, the permittee shall defend, indemnify, and hold harmless the City (its elected and appointed officials, officers, employees, agents, and volunteers) from any claim, action, or
BBK (2026) Page 4 of 5 EXHIBIT A
proceeding challenging this approval or the City's actions in approving the Project.
7. A shared trash enclosure shall be provided for the Project with sufficient capacity to accommodate required refuse, recycling, and organic waste collection containers and provide adequate access for collection vehicles.
8. A comprehensive sign program shall be reviewed and
approved by the Community Development Director before installation of any new permanent signs.
B. Public Works Conditions
1. Any building projections or overhangs extending into the public right-of-way shall require issuance of an Encroachment Permit.
2. Exterior doors adjacent to the public right-of-way shall swing inward only.
3. Food and beverage uses shall install an underground grease interceptor or other approved grease control device, if required by applicable regulations.
4. No transformers shall be installed or maintained within the public right-of-way.
5. No trash enclosures, transformers, utilities, outdoor dining, or similar improvements shall be located within 12th Court or Parking Lot A.
6. No new walls, foundations, or structural improvements shall be constructed within the public right-of-way without prior City approval.
7. Existing encroachments within the public right-of-way shall require an approved Commercial Encroachment Permit.
8. This approval does not authorize any outdoor dining patio or other use within the public right-of-way. Any future patio proposal shall require all applicable City approvals, including any required approval from the California Coastal Commission.
9. If public improvements are required, the applicant shall prepare and obtain approval of civil improvement plans addressing grading,
BBK (2026) Page 5 of 5 EXHIBIT A
drainage, utilities, pavement, curb, gutter, sidewalks, and related improvements to the satisfaction of the City Engineer.
10. Civil improvement plans shall include adjacent properties, utilities, sewer laterals, and storm drain facilities.
11. Construction activities shall protect all public and private improvements and shall not occur within the public right-of-way until all required permits have been issued.
12. Sewer manhole elevations shall be submitted during plan check.
13. Sewer lateral video inspection shall be submitted if the existing sewer lateral is proposed to remain in service.
14. The Project shall comply with all applicable Storm Water and Urban Runoff Pollution Control requirements, including Low Impact Development standards.
IV. Severability of Conditions. Each COA contained herein is separate and independently enforceable. If any condition is determined by a court of competent jurisdiction to be invalid or unenforceable, the remaining conditions shall remain in full force and effect.
V. Administrative Determinations. The Community Development Director or designee is authorized to administer, interpret, and enforce the COA and may approve minor modifications that do not materially alter the approved Project or the findings supporting approval.
VI. Expiration. Unless otherwise extended in accordance with the COA, the Certificate and PDP shall expire eighteen (18) months after approval if a building permit has not been issued and substantial construction has not commenced.
Extensions may be granted by the City Council in accordance with HBMC and the COA.
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
01 2026-06-25
SITE DETAILS
Parcel Size Approximately 5,265 SF
Address 90 Pier Avenue
Hermosa Beach, CA 90254
Building Size Approximately 6,647 SF which includes
508 SF of mezzanine
Floors 1-Story Building
Year Built 1927
APN 4187-005-013
Zoning HBC3YY
Walking Score 91
MILES 5 MILES
59,857 373,896
anding building. It is a
ting of approximately
zoning of HBC3YY it
wide variety of uses.
Hermosa Beach Pier
Proposed ±5,069 sf (Existing Mezzanine
floor to be demolished
COVER SHEET
SHEET INDEX
1. Cover Sheet
2. Site Photos
3. ALTA / Existing Site Plan
4. Proposed Site Plan
5. Proposed Floor Plan
6. Proposed Roof Plan
7. Existing & Proposed Elevations
8. Existing & Proposed Elevations
9. Existing & Proposed Elevations
10. Proposed Elevations with Material Call Outs
11. Perspective Views
12. Proposed Colors & Materials
Vicinity Map
Aerial View
02 - ±1,307 sf) 2026-07-07
NOTE:
PROPOSED PATIO IS NOT A PART OF THIS
SCOPE OF WORK, FINAL DIMENSIONS AND
APPROVAL CONTINGENT ON HB PUBLIC
WORKS AND CALIFORNIA COASTAL
COMMISSION REVIEW
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
02 2026-06-25
SITE PHOTOS
SITE PHOTOS OF ALL SIDES OF ALL STRUCTURES ON THE PROPERTY, YARDS, PARKING AREAS AND SITE SURROUNDINGS
SOUTHEAST CORNER VIEW
REAR PARKING LOT VIEW
REAR PARKING LOT ROOF VIEW
SIDEWALK VIEW
REAR BUILDING VIEW
REAR PARKING LOT ROOF VIEW
FRONT BUILDING VIEW
REAR BUILDING VIEW
FRONT PLAZA ROOF VIEW
FRONT BUILDING VIEW
SOUTHWEST REAR BUILDING VIEW
FRONT PLAZA ROOF VIEW
2026-07-07
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
03 2026-06-25
ALTA / EXISTING SITE PLAN
1” = 10’-0”
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
03 2026-03-18
PROGRESS
ALT SURVEY EXISTING SITE PLAN
1/8” = 1’-0”
PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL
PL PL PL PL PL PL PL PL PL
PL PL PL PL PL PL PL PL PL
PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL PL 5.0'
5.7'
0.7'
0.3'0.3'0.3'
D
C
0.2'0.2'
0.2'0.3'0.3'0.3'
0.9'
4.7'
5.3'
1.5'
0.8'
0.5'
0.2'
BRICK WALL
BHL
(BASIS OF BEARINGS)
B
A
BIKE RACK
BIKE RACK BIKE RACK
ELEC
E
SD
F
WM
W
W
W
G
E
W
I
K
J
H
6.0'
57.4'
37.6'
40.5'
1.6'
4.3'
1.6'
3.8'
0.7' 0.4'
3.6'
1.6'
10.4'
0.2'
80.3'
L
24.4'
1.9' 6.0'
1.9'24.6' 0.3'
1 - A.T.M.
N
M
2 - A.T.M.
(FORMERLY SANTA FE AVENUE)
100' PUBLIC RIGHT OF WAY PER BK. 1, PG. 25
(CLOSED TO VEHICULAR ACCESS - PEDESTRIAN TRAFFIC ONLY)
PIER AVENUE
GP
GP
GP
GP
20' PUBLIC RIGHT OF WAY
BK. 1 PG. 25
LOT 15 LOT 16 LOT 14
BLOCK 12
100' PUBLIC RIGHT OF WAY PER BK. 1. PG. 25
HERMOSA AVENUE
O
TICKET KIOSK
PAY PARKING
12TH. COURT
50.0'
CLOCK
FACE OF CURB
CONCRETE SIDEWALK
EDGE OF ASPHALT ROAD
FACE OF CURB
FACE OF CURB
LANDSCAPED MEDIAN LANDSCAPED MEDIAN
CONCRETE PAVEMENT
ASPHALT PAVEMENT
530 531 539 540 541
CONCRETE FLUME
R
20.0'
CITY OF HERMOSA BEACH
PAY PARKING LOT
PAY PARKING SPACES PAY PARKING SPACES
HANDICAP
PARKING
SPACES LOT 26 LOT 27 LOT 25
EXISTING
ONE STORY
STUCCO BUILDING
S
ONE STORY
BRICK & STUCCO
BUILDING
AREA: 4,979 S.F.
HEIGHT: 23.5'
#90
24.8' ASPHALT ROAD
(SOUTH BOUND LANES)
24.8'
24.8' ASPHALT ROAD
(NORTH BOUND LANES)
4 ON-STREET PARKING SPACES
15 5' REAR ZONING
SETBACK
Q
P
5' SIDE ZONING SETBACK
0.5'
0.8'
SIGN ON TOP OF BLDG.
0.8'
0.4'
0.1'
0.7'
0.7'
0.7'
CONCRETE SIDEWALK ASPHALT PAVEMENT
ASPHALT PAVEMENT
20.0'
ELECTRIC
VAULT
INLET
CURB
25.7' (P) 30.0' (P)
(P) 95.0'
(P) 95.0'
(P) 95.0'
25.3' (P) 30.0' (P)
S 12°13'43" E 269.05' (M)
N 77°29'08" E 354.08' (M)
(NOT TO SCALE)
CENTERLINE OF 11TH. STREET
S 12°08'30" E 269.02' (R2)
6" CONC. CURB 6" CONC. CURB
21.25' O/S LINE PER PWFB 0616-1140
S 12°13'43" E 21.25' (M)
S 12°08'53" E 21.25' (R2)
N 77°30'00" E 355.36' (M)
N 77°30'00" E 355.64' (R2)
N 77°30'00" E 355.74' (R3)
N 77°30'00" E 355.77' (R2)
N 77°30'00" E 355.46' (M)
CENTERLINE OF PIER AVENUE PER PWFB 0616-1140
21.25'
N 77°30'00" E 269.60' (M)
S 77°29'34" W 269.71' (M)
S 77°30'00" W (R2) 270.00' (P)
N 77°30'00" E (R2) 270.00' (P)
N 77°30'00" E 55.62' (M)
S 12°13'43" E 95.14' (M)
S 77°29'34" W 55.06' (M)
N 12°34'09" W 95.15' (M)
55.70' (P)
55.30' (P)
LINE ARE ONE AND THE SAME
RIGHT-OF-WAY LINE AND PROPERTY
RIGHT-OF-WAY LINE AND PROPERTY
LINE ARE ONE AND THE SAME
CONCRETE PAVEMENT
RAMP
METAL FENCE
VAULT
COMM.
LINE ARE ONE AND THE SAME
RIGHT-OF-WAY LINE AND PROPERTY
AIN : 4187-005-012
AIN : 4187-005-013
Bank of America, National Trust
and Savings Association
AIN : 4187-005-902
S 77°29'34" W
29.97' (M)
S 77°29'34" W
25.09' (M)
N 77°30'00" E
25.66' (M)
N 77°30'00" E
29.96' (M)
N 12°13'23" W 95.15' (M)
LAND AREA:
0.121 AC.
5,265 S.F.
BUILDING OVERHANG
BUILDING OVERHANG
BUILDING OVERHANG
BUILDING OVERHANG BUILDING OVERHANG
CANOPY
METAL
METAL CANOPY
5.0'
5.7'
0.7'
0.3'
0.3'
0.3'
0.3'
0.3'
0.3'
0.2'
0.2'
0.2'
0.9'
4.7'
5.3 1.5'
'
0.8'
0.5'
0.2'
BR
CI K
WALL
BIKE RACK
BIKE RACK BIKE RACK
ELEC
E
SD
WM
W
W
W
W
57 4. ' 6.0'
37.6'
40.5' 1.6'
4.3'
1.6' 3.8'
0.7' 0.4'
3.6'
1.6'
10.4' 0.2'
80.3'
24.4'
1.9'
6.0' 1.9
24.6 '
' 0.3'
1 - A.T.M.
2 - A.T.M.
(FORMERLY SANTA FE AVENUE)
100' PUBLIC RIGHT OF WAY PER BK. 1, PG. 25
(CLOSED TO VEHICULAR ACCESS - PEDESTRIAN TRAFFIC ONLY)
PIER AVENUE
GP
GP
GP
20' PUBLIC RIGHT OF WAY
BK. 1 PG. 25
LOT 14 LOT 15 LOT 16
BLOCK
12 10
0' P
U
B
LIC
RIG
H
T
O
F
WAY
P
E
R
B
K. 1. P
G. 2
5 H
E
R
M
O
SA
A
VEN
U
E
PAY PARKING
TICKET KIOSK
12TH. COURT
50.0'
CLOCK
FA
CE OF C
U
RB
C
O
N
C
RETE S
DI EWALK
ED
GE OF A
S
P
H
ALT
R
O
A
D
FA
CE OF C
U
RB
FA
CE OF C
U
RB
LA
N
D
S
C
A
PED
MED
AI N LA
N
D
S
C
A
PED
MED
AI N
CONCRETE PAVEMENT
ASPHALT PAVEMENT
541 540 539 530 531
CONCRETE FLUME
20.0'
CITY OF HERMOSA BEACH
PAY PARKING LOT
PAY PARKING SPACES
PAY PARKING SPACES
HANDICAP
PARKING
SPACES
LOT 25 LOT 26 LOT 27
EXISTING
ONE STORY
STUCCO BUILDING
ONE STORY
BRICK & STUCCO
BUILDING
AREA: 4,979 S.F.
HEIGHT: 23.5'
#90
24.8' A
S
P
H
ALT
R
O
A
D
(S
O
U
T
H BO
U
N
D LA
NES)
24.8'
24.8' A
S
P
H
ALT
R
O
A
D
(N
O
R
T
H BO
U
N
D LA
NES)
4 O
N-S
T
REET
PA
R
K
NI G
S
PA
CES
15 5' REAR ZONING
SETBACK
5' S
DI E Z
O
N
NI G
SETBA
C
K
0.5'
0.8'
SIGN ON TOP OF BLDG. 0.8'
0.4'
0.1'
0 7. '
0 7. '
0.7'
C
O
N
C
RETE S
DI EWALK
ASPHALT PAVEMENT
ASPHALT PAVEMENT
20.0'
ELECTRIC
VAULT
CURB
INLET
25.7' (P) 30.0' (P)
(P) 95.0'
(P) 95.0'
(P) 95.0'
25.3' (P) 30.0' (P)
S 12°13'43" E 269 0. 5' (M)
N 77°29'08" E 354.08' (M)
(NOT TO SCALE)
CENTERLINE OF 11TH. STREET
S 12°08'30" E 269 0. 2' (R2)
6" CONC. CURB 6" CONC. CURB
21.25' O/S LINE PER PWFB 0616-1140
S 12°13'43" E 21 2. 5' (M)
S 12°08'53" E 21 2. 5' (R2)
N 77°30'00" E 355.36' (M)
N 77°30'00" E 355.64' (R2)
N 77°30'00" E 355.77' (R2)
N 77°30'00" E 355.74' (R3)
N 77°30'00" E 355.46' (M)
CENTERLINE OF PIER AVENUE PER PWFB 0616-1140
21.25'
N 77°30'00" E 269.60' (M)
S 77°29'34" W 269.71' (M)
N 77°30'00" E (R2) 270.00' (P)
S 77°30'00" W (R2) 270.00' (P)
N 77°30'00" E 55.62' (M)
S 12°13'4
3" E
9 5.14' M( )
S 77°29'34" W 55.06' (M)
N 12°3
4 0' 9" W
9 5.15' (M)
55.70' (P)
55.30' (P)
RIGHT-OF-WAY LINE AND PROPERTY
LINE ARE ONE AND THE SAME
R
GI H
T-OF-WAY L NI E A
N
D
P
R
O
PER
T
Y
L NI E A
RE O
NE A
N
D
T
HE S
A
ME
CONCRETE PAVEMENT
RAMP
METAL FENCE
COMM.
VAULT
RIGHT-OF-WAY LINE AND PROPERTY
LINE ARE ONE AND THE SAME
AIN : 4187-005-012
AIN : 4187-005-013
Bank of America, National Trust
and Savings Association
AIN : 4187-005-902
S 77°29'34" W
29.97' (M)
S 77°29'34" W
25.09' (M)
N 77°30'00" E
25.66' (M)
N 77°30'00" E
29.96' (M)
N 12°13'23" W 95 1. 5' (M)
LAND AREA:
5,265 S.F.
0.121 AC.
BUILDING OVERHANG
BU LI D
NI G
O
VER
H
A
N
G
BU LI D
NI G
O
VER
H
A
N
G
BU LI D
NI G
O
VER
H
A
N
G
BUILDING OVERHANG
METAL
CANOPY
METAL CANOPY
BHL
A
B
C
D
E
F
G
H
I
J
K
L
N M
O
P
Q
R
S
(BASIS OF BEARINGS)
70.71 (R2)
FOUND PK NAIL (R2)
37.00' (M)
36.98' (R2)
(N.T.S.)
NAIL & TAG
(R2) 38.63' (M)
38.63 (R2)
NAIL & TAG
(R2)
N 77°29'08" E 70.60' (M)
C/L PROD. (R2)
FOUND NAIL & TAG
(NOT TO SCALE) CENTERLINE OF 11TH. STREET
20' PUBLIC RIGHT OF WAY
PER BK. 1, PG. 25
B
EA
C
H
D
R
I
VE
10.0'
N 12°29'59" W 269.12' (M)
FOUND PK NAIL
(NOR)N 12°29'59" W 95.18' (M)
95.00' (P)
FOUND PK NAIL
(NOR)
PROPERTY LINE
ADJOINER LINE
CENTER LINE
ZONING SETBACK LINE
BUILDING FOOTPRINT
BUILDING OVERHANG
TIE LINE
I-FENCE IRON
BUILDING HEIGHT LOCATION
BOLLARD
FOUND MONUMENTATION
WATER VALVE
LIGHT POLE
PALM TREE
CROSS WALK POLE
LIGHT ON BUILDING
SANITARY MANHOLE
UTILITY VAULT
FLOOD LIGHT
SIGN ON POST
CURB INLET
HYDRANT
SD STORM MANHOLE
WM WATER METER
E ELECTRIC BOX
ELECTRIC OUTLET
BIKE RACK
TRAFFIC LIGHT POLE
SECURITY CAMERA
PARKING TICKET KIOSK
GP
GUARD POST
TRAFFIC DIRECTION HANDICAP PARKING
NOT TO SCALE
BRICK FACADE
W
CONCRETE PAVEMENT
(M) = MEASURED VALUE
(R) = RECORD VALUE
(P) = PLAT VALUE
(NOR) - NOT OF RECORD
CALCULATED CORNER
ATM - AUTOMATED TELLER MACHINE
DUE DILIGENCE SERVICES
9 LEGEND
17 NORTH ARROW / SCALE
0' 5' 10' 15' 20'
SCALE: 1" = 10'
15 BUILDING HEIGHT
13 LAND AREA
14 BUILDING AREA
10 BASIS OF BEARINGS
12 PARKING INFORMATION
NO STRIPED PARKING SPACES LOCATED
ON THE SUBJECT PROPERTY.
THE CENTERLINE OF PIER AVENUE HAVING A BEARING OF
N 77°30'00" E AS SHOWN ON THE PUBLIC WORKS FIELD BOOK
0616, PAGE 1140, LOS ANGELES COUNTY CALIFORNIA.
5,265 SQUARE FEET
0.121 ACRES
4,979 SQUARE FEET
(SEE SURVEYOR'S NOTE 9 IN BOX 11)
23.5 FEET ±
(SEE SURVEYOR'S NOTE 8 IN BOX 11)
GRID
NORTH
COPYRIGHT COMMERCIAL DUE DILIGENCE SERVICES. TH © IS FORMAT AND STYLE IS PROTECTED BY COPYRIGHT, ALL RIGHTS ARE RESERVED. ANY USE OF THIS FORMAT AND
STYLE IS STRICTLY PROHIBITED WITHOUT PRIOR WRITTEN PERMISSION FROM COMMERCIAL DUE DILIGENCE SERVICES.
18 20
CDS
DUE DILIGENCE SERVICES
COMMERCIAL
Project Address
Project Name:
CDS Project Number:
This survey was made in accordance with the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys.
(Effective February 23, 2021)
ALTA/NSPS Land Title Survey
3550 W. Robinson Street, Third Floor
Norman, Oklahoma 73072
Main Office Phone No.: 405-253-2444
[email protected]
Toll Free: 888.457.7878
This Work Coordinated By:
Prepared For:
CDS
DUE DILIGENCE SERVICES
COMMERCIAL
3550 W. Robinson Street, Third Floor
Norman, Oklahoma 73072
Main Office Phone No.: 405-253-2444
[email protected]
The surveying company:
Commercial Due Diligence Services
certifies to the accuracy and sufficiency
of the survey provided hereon.
BOA CA8-102 Hermosa Beach
23-10-0205
90 Pier Avenue,
Hermosa Beach, California 90254
Bank of America, National Association
Client Ref. No.: CA8-102
REFERENCE DOCUMENTS
(P) ASSESSOR'S MAP - COUNTY OF LOS ANGELES, 4187-5
(R1) PWFB 0616 - 1140
(R2) PWFB 0616 - 1988
(R3) ROS M.B.265, PG. 11
POSSIBLE 7 ENCROACHMENTS
ADJOINER'S ASHLAR FACADE IS EAST OF THE WEST LINE BY UP TO 0.2' ±.
BUILDING OVERHANG IS NORTH OF THE NORTH LINE BY UP TO 0.5' ±.
BRICK FACADE IS EAST OF THE EAST LINE BY UP TO 0.3' ±.
BRICK FACADE IS EAST OF THE EAST LINE BY UP TO 0.3' ±.
BRICK FACADE IS EAST OF THE EAST LINE BY UP TO 0.3' ±.
BRICK FACADE IS EAST OF THE EAST LINE BY UP TO 0.3' ±.
BRICK FACADE IS EAST OF THE EAST LINE BY UP TO 0.3' ±.
BRICK FACADE IS EAST OF THE EAST LINE BY UP TO 0.3' ±.
BRICK FACADE IS EAST OF THE EAST LINE BY UP TO 0.2' ±.
BRICK FACADE IS EAST OF THE EAST LINE BY UP TO 0.2' ±.
METAL CANOPY IS EAST OF THE EAST LINE BY UP TO 4.7' ±.
BRICK FACADE IS EAST OF THE EAST LINE BY UP TO 0.2' ±.
METAL CANOPY IS SOUTH OF THE SOUTH LINE BY UP TO 5.3' ±.
BUILDING IS SOUTH OF THE SOUTH LINE BY UP TO 0.9' ±
BUILDING IS OVER THE 5' REAR ZONING LINE BY UP TO 5.7' ±.
BUILDING OVERHANG IS SOUTH OF THE SOUTH LINE BY UP TO 1.5' ±.
BUILDING IS SOUTH OF THE SOUTH LINE BY UP TO 0.7' ±.
BUILDING IS WEST OF THE WEST SIDE ZONING SETBACK LINE BY UP TO
5.0' ±
BUILDING OVERHANG IS WEST OF THE WEST LINE BY UP TO 0.8' ±.
A
B
C
D
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
S
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
03 2026-03-18
PROGRESS
EXISTING SITE PLAN
1/8” = 1’-0”
2026-07-07
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
04 2026-06-25
PROPOSED SITE PLAN
1” = 10’-0”
BRICK WALL
BIKE RACK
BIKE RACK BIKE RACK E
SD
W
PIER AVENUE
HERMOSA AVENUE
PAY PARKING
TICKET KIOSK
12TH. COURT
FACE OF CURB
CONCRETE SIDEWALK
EDGE OF ASPHALT ROAD
FACE OF CURB
FACE OF CURB
LANDSCAPED MEDIAN LANDSCAPED MEDIAN
CONCRETE PAVEMENT
ASPHALT PAVEMENT
CONCRETE FLUME
20.0'
CITY OF HERMOSA BEACH
PAY PARKING LOT
PAY PARKING SPACES
PAY PARKING SPACES
HANDICAP
PARKING
SPACES
4 ON-STREET PARKING SPACES
CONCRETE SIDEWALK
ASPHALT PAVEMENT
ASPHALT PAVEMENT
RAMP
METAL GATE ALLEY
±6'-0"
EXISTING
ONE STORY
BUILDING
9'-2"
90 PIER AVENUE
± 5,096 S.F.
GREASE
INTERCEPTOR
11'-9"
PATIO
2026-07-07
NOTE:
PROPOSED PATIO IS NOT A PART OF THIS
SCOPE OF WORK, FINAL DIMENSIONS AND
APPROVAL CONTINGENT ON HB PUBLIC
WORKS AND CALIFORNIA COASTAL
COMMISSION REVIEW
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
05 2026-06-25
1/4” = 1’-0”
PROPOSED FLOOR PLAN
EXISTING TO BE DEMOLISHED
95'-9"
55'-4"
49'-5"
38'-9"
52'-11
2"
SERVER
CAB.
SERVER
CAB.
T
T
T
T45'-11"
90'-3"
ADJACENT BUILDING
30'-4" 21'-9" 21'-2" 22'-6"
SUITE 4
1266 SQ. FT.
SUITE 3
1055 SQ. FT.
SUITE 2
1008 SQ. FT.
SUITE 1
1245 SQ. FT.
25'-0" 17'-3" 17'-5" 17'-5"
7'-0" 17'-1" 17'-3"
11'-10"
3'-8" 3'-8" 3'-8"
3'-7" 3'-8"
4'-3" 33'-3" 5'-11"
5'-0"
OPEN PASSAGE
ELECTRICAL ROOM
± 152 SQ.FT.
HALLWAY
GREASE
INTERCEPTOR
11'-9"
PATIO
± 610 SQ.FT.
95'-9"
55'-4"
38'-9"
52'-11
2"
SERVER
CAB.
SERVER
CAB.
T
T
T
T45'-11"
90'-3"
ADJACENT BUILDING
30'-4" 21'-9" 21'-2" 22'-6"
SUITE 4
1266 SQ. FT.
SUITE 3
1055 SQ. FT.
SUITE 2
1008 SQ. FT.
SUITE 1
1245 SQ. FT.
25'-0" 17'-3" 17'-5" 17'-5"
7'-0" 17'-1" 17'-3"
11'-10"
3'-8" 3'-8" 3'-8"
3'-7" 3'-8"
4'-3" 33'-3" 5'-11"
5'-0"
OPEN PASSAGE
ELECTRICAL ROOM
± 152 SQ.FT.
HALLWAY
GREASE
INTERCEPTOR
11'-9"
PATIO
± 610 SQ.FT.
OUTLINE OF EXISTING MEZZANINE TO
BE DEMOLISHED (APPROX. 1,307 S.F.)
NOTE:
PROPOSED PATIO IS NOT A PART OF THIS
SCOPE OF WORK, FINAL DIMENSIONS AND
APPROVAL CONTINGENT ON HB PUBLIC
WORKS AND CALIFORNIA COASTAL
COMMISSION REVIEW
2026-07-07
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
06 2026-06-25
PROPOSED ROOF PLAN
1/4” = 1’-0”
EXISTING TO BE DEMOLISHED
(E) BRACING,
TYP.
ACCESS
DOOR
RAISED
ROOF FOR
ACCESS
13'-8"
1'-51
2 "
RTU RTU RTU RTU
49'-5" 5'-11"
38'-9" 57'-0"
95'-9"
55'-4"
(E) RAIL
(E) PYLON
SIGN
95'-9"
55'-4"
38'-9"
52'-11
2"
SERVER
CAB.
SERVER
CAB.
T
T
T
T45'-11"
90'-3"
ADJACENT BUILDING
30'-4" 21'-9" 21'-2" 22'-6"
SUITE 4
1266 SQ. FT.
SUITE 3
1055 SQ. FT.
SUITE 2
1008 SQ. FT.
SUITE 1
1245 SQ. FT.
25'-0" 17'-3" 17'-5" 17'-5"
7'-0" 17'-1" 17'-3"
11'-10"
3'-8" 3'-8" 3'-8"
3'-7" 3'-8"
4'-3" 33'-3" 5'-11"
5'-0"
OPEN PASSAGE
ELECTRICAL ROOM
± 152 SQ.FT.
HALLWAY
GREASE
INTERCEPTOR
11'-9"
PATIO
± 610 SQ.FT.
2026-07-07
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
07 2026-06-25
EXISTING & PROPOSED ELEVATIONS
1/4” = 1’-0”
0 8’ 16’
PROPOSED NORTH ELEVATION
EXISTING NORTH ELEVATION
NOTE:
PROPOSED PATIO IS NOT A PART OF THIS
SCOPE OF WORK, FINAL DIMENSIONS AND
APPROVAL CONTINGENT ON HB PUBLIC
WORKS AND CALIFORNIA COASTAL
COMMISSION REVIEW
2026-07-07
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
08 2026-06-25
EXISTING & PROPOSED ELEVATIONS
1/4” = 1’-0”
0 8’ 16’
PROPOSED EAST ELEVATION
EXISTING EAST ELEVATION
NOTE:
PROPOSED PATIO IS NOT A PART OF THIS
SCOPE OF WORK, FINAL DIMENSIONS AND
APPROVAL CONTINGENT ON HB PUBLIC
WORKS AND CALIFORNIA COASTAL
COMMISSION REVIEW
2026-07-07
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
09 2026-06-25
EXISTING & PROPOSED ELEVATIONS
1/4” = 1’-0”
0 8’ 16’
EXISTING SOUTH ELEVATION
PROPOSED WEST ELEVATION
EXISTING WEST ELEVATION
PROPOSED SOUTH ELEVATION
2026-07-07
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
10 2026-06-25
COLOR ELEVATIONS
1/8” = 1’-0”
0 8’ 16’
P1:
“Cascade White”
DEW394
P2:
“Equinox”
DET616 r
P3:
“Stieglitz Silver”
DET612
MT1
- Storefront “Medium Bronze”
WS
“Leda”
Outdoor Wall Scone
BS
Outdoor Blade Sign
MT3
Metal Railing
Painter Color P3
MT2
H bean & Tube
Painter Color P3
Colors & Materials Legend
ST1
“Zen 24”
Nickle Color - Column base
ST2
“Coastal Sand”
Watertables / Sill - Stone Cap
P1 P1 P3 P2
P1
P2
P1
P1
P2
P1 P2
P2
BS
P3
P3
P3
WS
WS WS BS
ST1
ST1
ST2
ST2
MT1 MT2 MT2 MT3
+24’-0”
+24’-0” +24’-0”
+15’-6”
+15’-6” +15’-6”
+24’-0”
+34’-8” +34’-8”
EAST ELEVATION
ADJACENT BUILDING
SOUTH ELEVATION NORTH ELEVATION
WEST ELEVATION (PARTIAL)
NOTE:
PROPOSED PATIO IS NOT A PART OF THIS
SCOPE OF WORK, FINAL DIMENSIONS AND
APPROVAL CONTINGENT ON HB PUBLIC
WORKS AND CALIFORNIA COASTAL
COMMISSION REVIEW
2026-07-07
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
11 2026-06-25
PERSPECTIVE VIEWS
SOUTHEAST CORNER NORTHEAST CORNER
2026-07-07
NOTE:
PROPOSED PATIO IS NOT A PART OF THIS
SCOPE OF WORK, FINAL DIMENSIONS AND
APPROVAL CONTINGENT ON HB PUBLIC
WORKS AND CALIFORNIA COASTAL
COMMISSION REVIEW
Scale
Job No.
Date
90 PIER AVENUE
Hermosa Beach, CA
2025-0474
12 2026-06-25
PROPOSED COLOR / MATERIAL BOARD
PAINT METAL WALL SCONCE
STONE
P1:
“Cascade White”
DEW394 _ Field Color
By Dunn Edwards
P2:
“Equinox”
DET616 Accent Color
By Dunn Edwards
P3:
“Stieglitz Silver”
DET612 - Accent Color on top
By Dunn Edwards
MT1 - Storefront
“Medium Bronze” - AB-5
By Arcadia
WS
“Leda”
Outdoor Wall Scone
By Lightology
MT3 - Metal Railing
Painter Color P3
MT2 - H bean & Tube
Painter Color P3
ST1
“Zen 24”
Nickle Color - Column base
By Eldorado Stone
ST2
“Coastal Sand”
Watertables / Sill - Stone Cap
By Eldorado Stone
2026-07-07
The Strand
11th St
Pier Ave
13th St
Beach Dr
11th St
10th St
H
erm
osa
Ave
Beach Dr
15th St
Beach
Dr
14th St
16th St
Oak St
9th St
Loma Dr
10th Ct
12th Ct
11th Ct
15th Ct
Sunset Dr
Ma
nh
atta
n Ave
Loma Dr
13th Ct
13th St
14th Ct
Monterey Blvd
Palm Dr
16th Ct
Manhatta
n
Ave
Pier Plaza
Bayview Dr
Zoning Map
City Council Meeting
July 28, 2026
90 Pier Avenue
APN: 4187-005-013
Zone: C-2 Downtown Commercial
Certificate of Appropriateness (HRR26-01) and a
Precise Development Plan (PDP26-04)
Description
Legend
R-1 Single Family Residential
R-1A Limited Single-Family Residential
R-2 Two Family Residential
R-2B Limited Multiple Family Residential
R-3 Multiple Family Residential
R-P Residential-Professional
RPD Residential Planned Development
R-3PD Multiple Family Planned Development
C-1 Neighborhood Commercial
C-2 Downtown Commercial
C-3 General Commercial
M-1 Light Manufacturing
OS Open Space
OS-1 Restricted Open Space
OS-2 Restricted Open Space
OS-O Open Space Overlay
MHP Mobile Home Park
SPA Specific Plan Area (Residential)
SPA Specific Plan Area (Commercial)
-HE Housing Element Overlay
500' Notification Radius
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ORDINANCE NO. 98- 1186
AN ORDINANCE OF THE CITY OF HERMOSA BEACH, CALIFORNIA,
ADDING CHAPTER 17. 53 TO THE HERMOSA BEACH MUNICIPAL
CODE RELATING TO HISTORIC RESOURCES PRESERVATION
1'HE CITY COUNCIL HEREBY RESOLVES AND ORDERS AS FOLLOWS:
SECTION 1. The Planning Commission held a duly noticed public hearing on October 20, 1998, at which the Commission recommended adoption of a historic resources preservation ordinance as an added chapter to the Zoning Ordinance.
SECTION 2. The City Council conducted a duly noticed public hearing on October 27, 1998, to consider the recommendation of the Planning Commission, at which testimony and evidence, both written and oral, was presented to and considered by the Council.
SECTION 3. Based on the evidence considered at the public hearing, the City Council makes the following findings:
1. In the interest of protecting the public peace, health, safety and welfare of the citizens of Hermosa Beach, it is important to preserve the City' s historic, cultural, and architecturally significant resources, which may include improvements, buildings, structures, landscapes, signs, features, sites, places, or area of scientific, aesthetic, educational, cultural, architectural, or historic significance to the citizens ofthe City.
2. The Land Use Element of the General Plan also refers to the need to preserve architectural and historically significant resources located within the City.
3. Currently, no protections are in place to prevent the alteration or destruction of historic, cultural, and architecturally significant resources.
4. The adoption of laws to protect and preserve historic resources• can provide the following social and economic benefits to the citizens of Hermosa Beach:
a) Safeguard the City's heritage by encouraging the protection of landmarks representing significant elements ofits history;
b) Foster civic and neighborhood pride and a sense of identity based on an appreciation
of the City' s past and the recognition and use of historic resources; c) Enhance the visual character of the City by preserving diverse architectural styles reflecting phases of the City's history and by encouraging complementary contemporary design and construction;
d) Strengthen the economy of the City by protecting and enhancing the City' s attractions to residents, tourists, and visitors;
e) Stabilize and improve property values within the City by recognizing historic landmarks and by protecting areas of historic buildings from encroachment by incompatible designs;
f) Promote the enjoyment and use of historic resources appropriate for the education and recreation of the people ofthe city;
g) Integrate the preservation of historic resources and the extraction of relevant data from such resources into public and private land management and development processes;
h) Conserve valuable material and energy resources by ongoing use and maintenance of the existing built environment; and
SECTION 4. Based on the foregoing, the City Council hereby ordains that the Hermosa Beach Municipal Code, Title 17 -Zoning, be amended to add Chapter 17. 53, to read as follows:
CHAPTER 17. 53. HISTORIC RESOURCES PRESERVATION
Sec. 17. 53. 010. Title
This chapter shall be known as the " Hermosa Beach Preservation Ordinance." Sec. 17. 53. 020. Purpose and intent.
The purpose of this chapter is to promote the public health, safety, and general welfare by providing for the identification, protection, enhancement, perpetuation, and use of historic resources such as buildings, structures, sites, and places within the City that reflect special elements of the City's architectural, artistic, cultural, historical, political, and social heritage for the following reasons:
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A. To safeguard the City' s heritage by encouraging the protection of landmarks representing significant elements of its history;
B. To foster civic and neighborhood pride and a sense of identity based on an appreciation of the City' s past and the recognition and rise of historic resources; C. To enhance the visual character of the City by preserving diverse architectural styles reflecting phases of the City' s history and by encouraging complementary contemporary design and construction;
D. To strengthen the economy of the City by protecting and enhancing the City' s attractions to residents, tourists, and visitors; E. To stabilize and improve property values within the City by recognizing historic landmarks and by protecting areas of historic buildings from encroachment by incompatible designs;
F. To promote the enjoyment and use of historic resources appropriate for the education and recreation of the people of the city;
G. To integrate the preservation of historic resources and the extraction of relevant data from such resources into public and private land management and development processes;
H. To conserve valuable material and energy resources by ongoing use and maintenance of the existing built environment; and
I. To take whatever steps are reasonable and necessary to safeguard the property rights of owners whose property is declared to be a landmark.
Sec. 17. 53. 030. Area of application
This chapter shall apply to all historic resources, publicly and privately owned, within the corporate limits of the City of Hermosa Beach.
Sec. 17. 53. 040. Definitions.
A. Alteration means any exterior or interior changes or modification of any landmark including, but not limited to, exterior or interior changes to or modifications to a structure or any of its architectural details or visual characteristics, including paint color and
surface texture, grading, surface paving, and new structures.
B. Certificate of Appropriateness means a certificate approving such plans, specifications, design, or statements of work, for any proposed alteration, restoration, demolition, removal, or relocation, in whole or in part, of or to improvements relative to designated landmarks, or landmarks contemplated for historic preservation designation as reflected in Planning Commission Resolution No. 98- 58.
C. Council means the City Council.
D. Demolition means any acts that destroys in whole or in part a building, structure, or improvement.
E. Exterior and interior architectural feature means the architectural styles, design, general arrangement, components, natural features and all the outer surfaces of an improvement, including, but not limited to, the kind and texture of the building material, the type and style of all, windows, doors, lights, signs, walls, fences, and other fixtures appurtenant to such improvement.
F. Historic resource means any improvement, building, structure, landscape, sign, feature, site, place, or area of scientific, aesthetic, educational, cultural, architectural, or historic significance to the citizens ofthe City, including, but not limited to the resources identified in Planning Commission Resolution No. 98- 58.
G. Improvement means any building, structure, place, wall, fence, gate, sign, landscaping, or other object constituting a physical alteration of real property, or any part of such alteration.
H. Landmark means any improvement that has historical, cultural, aesthetic or architectural character or value, or which represents one or more architectural periods or styles typical to the history ofthe City, and that has been designated as a landmark pursuant to this chapter.
I. Ordinary maintenance means any cleaning, painting, or similar work that does not result in the alteration of an improvement.
J. Person means any individual, association, partnership, firm, corporation, 4-
public agency, or political subdivision.
K. Relocation means the displacement of any improvement within the same site.
L. Removal means the displacement of any improvement from the site.
M. Restoration means the act or process of accurately recovering the form and details of a property and its setting as it appeared at a particular period of time by means of the removal oflater work or by the replacement of missing earlier work.
Sec. 17. 53. 050. Powers and duties.
The City Council shall have the following powers and duties in the implementation of this chapter:
A. Study,' review, conduct public hearings, and make decisions regarding proposed designations and removal of designations of landmarks.
B. Maintain a register oflandmarks within the City.
C. Determine an appropriate system of markers for landmarks.
D. Adopt application and submittal requirements for Certificates of Appropriateness to alter, restore, demolish, remove, or relocate any landmark.
E. Review and render decisions regarding all alteration, restoration, demolition, removal, and relocation proposals related to landmarks in conjunction with applications for Certificates of Appropriateness pursuant to this Chapter.
F. Develop, or cause to be developed, and recommend to the City Council a program ofincentives for preservation of historic resources.
Sec. 17. 53. 060. Landmark designation criteria.
For the purposes of this chapter, an historic resource may be designated a landmark, pursuant to Sections 17. 53. 070 through 17. 53. 120 of this Chapter, if it meets one or more ofthe 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
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28 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.
Sec. 17. 53. 070. Nomination and application requirements, landmark.
Nominations of an historic resource as a landmark shall be made by the City, or by application ofthe property owner or property owners representing a majority or controlling interest in the property on which the resource is located.
Sec. 17. 53. 080. Minimum eligibility requirement, landmark.
In order to be eligible for consideration as a landmark, an historic resource must be at least 50 years old; with the exception that an historic resource of at least 30 years old may be eligible if the Council determines that the resource is exceptional, or that it is threatened by demolition, removal, relocation, or inappropriate alteration.
Sec. 17. 53. 090. Delay of work pending hearing.
Once a nomination or completed application has been accepted for the designation of a landmark; no building, alteration, demolition, removal, or relocation permits for any historic resource, improvement, building, or structure relative to a proposed landmark, shall be issued until a final determination is made regarding the proposed designation, except as provided under Section 17. 53. 200 ofthis Chapter.
Sec. 17. 53. 100 Council study and determination.
Not more than 45 days from the nomination or the acceptance of a completed application for the designation of a landmark, a public hearing shall be scheduled before the Council to study the proposed designation and to determine its eligibility and qualifications.
Notice of the date, place, time and purpose of hearings shall be given by first class mail to the owner( s) of all nominated resource( s) at least ten days prior to the date of the public 6-
hearing, using the names and addresses of such owners as shown on the latest equalized assessment rolls and shall be advertised in a newspaper of general circulation at least ten days prior to the hearing. The Council may also give such other notice as they deem desirable and practicable.
Following the public hearing, but within no more than 70 days from the date of the initial hearing, the Council shall decide to approve, in whole or in part, or disapprove the designation. All decisions to approve or disapprove designations shall be made by resolution, and shall set forth the findings and reasons relied upon in making the determination. The time limit for making a decision may be extended at the request or with the concurrence of the applicant( s).
Sec. 17. 53. 110. Notice of designation, City departments.
Notice of the designation of a landmark shall be transmitted to all appropriate City departments and any other interested governmental and civic agencies. Each City department shall incorporate the notice of designation into its records, so that future decisions or permissions regarding or affecting a landmark shall be made with the knowledge of the designation.
Sec. 17. 53. 120. Removal of designation.
A. In the event of substantial destruction of a landmark, the owner or owners of a landmark may apply for removal of designation. The City Council may also initiate removal in such circumstances. The removal of a designation for this reason shall be processed and decided in the same manner as designations as set forth in this Article, with the additional requirement that the determination of substantial destruction shall be set forth in the findings of the Council.
B. The complete demolition or removal of a landmark shall result in the removal of the landmark designation.
C. Once a landmark designation has been removed, affected properties shall no longer be subject to any provision or regulation ofthis ordinance.
Sec. 17. 53. 130. Use of California Historical Building Code.
All repairs, alterations, restorations, or changes in use of existing buildings and structures designated as landmarks may conform to the standards of the California Historical Building Code as an alternative to complying with building standards set forth in Title 15 of this Code, notwithstanding the fact that such buildings may be nonconforming.
Sec. 17. 53. 140. Certificate of Appropriateness required.
A. No person shall alter, restore, demolish, remove, or relocate any interior or exterior improvement or architectural feature of a landmark or potential landmark on a list of historic resources established by City Council being considered for landmark status, or alter, restore, place, erect, remove, or relocate any permanent sign visible from a public right-of-way without being granted a Certificate of Appropriateness, except as provided under Section 17. 53. 200 of this Chapter. Approval of such work shall be required even if no other permits or entitlements are required by the City.
B. Minor Alterations. The Council may, by resolution, adopt a list of those types of alterations that are subject to approval of a Certificate of Appropriateness that are deemed to be " minor" in nature. The Council may modify the list of minor alterations from time to time by resolution as circumstances warrant. Applications for Certificates of Appropriateness involving only minor alterations shall be reviewed pursuant to procedures in Section 17. 53. 150( E).
Sec. 17. 53. 150. Review procedures for Certificates of Appropriateness.
The following procedures shall be followed in processing applications for Certificates of Appropriateness.
A. Application. An application shall be filed by the applicant with the City Clerk.
B. Application Materials. Such application shall be accompanied by such materials as are required by the Community Development Department that are reasonably necessary for the proper review ofthe proposed project.
C. Noticing.
1) Minor alterations. No public noticing shall be required for 8-
applications for Certificates of Appropriateness involving only minor alterations. 2) All applications other than minor alterations. For applications involving other than minor alterations, public notice shall be provided pursuant to Section 17. 68. 050 ofthe Zoning Ordinance.
D. Economic Hardship. In cases where the applicant intends to seek approval on the basis of economic hardship, the following material shall be submitted as part of the application:
1) For all property:
a) Form of ownership or operation ofthe property, whether sole proprietorship, for-profit or not- for-profit corporation, limited partnership, joint venture, or other method;
b) The amount paid for the property, the date of purchase and the party from whom purchased, including a description of the relationship, if any, between the owner and the person from whom the property was purchased;
c) Remaining balance on any mortgage or other financing secured by the property;
d) Estimated market value of the property both in its current condition, and after completion of the proposed demolition, relocation, or removal, to be presented through an appraisal by a qualified professional expert;
e) A report from a licensed engineer or architect with
experience in rehabilitation as to the structural soundness of the structure and its suitability for rehabilitation;
f) An estimate from an architect, developer, real estate consultant, appraiser, or other real estate professional experienced in rehabilitation as to the economic feasibility or reuse of the existing structure on the property;
g) The assessed value of the land and improvements thereon according to the two most recent assessments;
the
h)
i)
a)
owner
Real estate taxes for the previous two ( 2) years;
Annual debt service, if any, for the previous ( 2) two years; All appraisals obtained within the previous two ( 2) years by or applicant in connection with his purchase, financing or ownership of the property.
k) All listing of the property for sale or rent, price asked and offers received, if any, and
1) Any consideration by the owner as to profitable adaptive uses for the property.
2) For income-producing property:
a) Annual gross income from the property for the previous two 2) years;
b) Itemized operating and maintenance expenses from the previous two ( 2) years;
c) Annual cash flow, if any, for the previous two ( 2) years.
E. Review of Applications Involving Minor Alterations. Applications for Certificates of Appropriateness involving only minor alterations shall be reviewed by the Director of Community Development Department, subject to the following provisions:
1) The Director shall complete his/ her review and mail notice to the applicant within 30 days of the date of the acceptance of a completed application of his/her decision to approve or conditionally approve the application or to forward the application to the Council for a decision. The notice of decision shall state the findings and reasons relied upon in reaching the decision. The time limit for Director action may be extended upon the request or with the concurrence of the applicant.
2) Where the decision of the Director is to conditionally approve the 10-
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application, the decision of the Director shall be final and conclusive unless, =within 12 days of the date of notice of the decision, the applicant files with the Planning Division a written appeal setting forth all the points of disagreement with the Director.
3) Where the application has been forwarded or appealed to the Council, the application shall be heard by the Council at its next available regular meeting, and the Council shall complete its review and render a decision to approve, approve with conditions, or deny a Certificate of Appropriateness within 45 days of the initial hearing. Decisions of the Council shall be in writing and shall state the findings and reasons relied upon in reaching the decision.
F. Review of Other Applications. Applications for Certificates of Appropriateness other than for minor alterations shall be reviewed by the Council, subject to the following provisions:
1) The Council shall complete its review and make a decision within 75 days of the date of the acceptance of a completed application. The time limit for Council action may be extended ( 1) upon the request or with the concurrence ofthe applicant; or ( 2) for failure of the applicant to provide any reasonable additional information or material requested by the Council during the course of its review. 2) Decisions of the Council shall be in writing and shall state the findings and reasons relied upon in reaching the decision. 3) For applications for all work other than to demolish or remove a landmark or structure, the Council shall decide to approve, approve with conditions, or deny a Certificate of Appropriateness.
4) For applications to wholly or partially demolish or remove a landmark, the Council shall decide to approve a Certificate of Appropriateness or to initiate a period of delay prior to granting approval. The delay of approval shall not exceed ninety ( 90) days. The length of the delay shall be determined in accordance with its intended purpose ( e.g. compiling photographic records or arranging for
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removal to another site). The Council may extend any period of delay for up to an additional ninety ( 90) days for good cause, except in cases where it has determined a condition of economic hardship to exist. If no alternative arrangements have been completed by the expiration of the period of delay or any extension thereof, a Certificate of Appropriateness shall be issued without the need for further action by the Council.
5) For applications seeking approval on the basis of a finding of economic hardship, the Council shall first review the application on the basis of criteria contained in Section 17. 53. 170( D). If the applicable conditions are determined to not exist, then the application shall be reviewed on the basis of the criteria contained in Sections 17. 53. 170 ( A) -(C). Prior to making a final determination in such cases, the Council shall have the authority to invoke a period of delay. Such a period of delay shall not exceed sixty ( 60) days. During this delay, the Council shall investigate alternative means to allow for a reasonable use or return from the property or to otherwise preserve the property.
Sec. 17. 53. 160. Criteria for Approval of Certificates of Appropriateness.
The City Council shall issue a Certificate of Appropriateness only when it determines the following conditions to exist as applicable in each case:
A. In the case of a landmark, the proposed work ( other than demolition or removal);
1) Conforms to the prescriptive standards adopted by the Council; and 2) Will not detrimentally alter, destroy or adversely affect any exterior improvement or exterior architectural feature and
3) Will retain the essential elements that make the resource significant.
B. In the case of construction of a new building, structure, or improvement on a site where a landmark is located:
1) The exterior of such improvements will not adversely affect and will be compatible with the external appearance of the existing designated 12-
improvements, buildings and structures on such site.
C. In the case ofthe whole or partial demolition or removal of a landmark:
1) The structure and/ or site is a hazard to public health or safety and repairs or stabilization are not physically possible; or 2) The site is required for a public use which will be of more benefit to the public than the historic resource, and there is no feasible alternative location for the public use; or
3) Removal ofthe resource to another site is not feasible or practical; or 4) For a partial demolition or removal, such action will not result in the loss of the essential elements that make the resource significant; or 5) Any imposed delay of approval or extension thereof has expired.
D. In the case where the applicant has requested consideration for approval on the basis of economic hardship:
1) It is not feasible to remove the resource to another site or otherwise preserve it; and
2) The denial of the proposed work will work an immediate and substantial hardship on the applicant because of conditions peculiar to the particular improvement; and
3) The property cannot be put to a reasonable use or the owner cannot obtain a reasonable economic return therefrom without approval of the proposed work.
Sec. 17. 53. 170. Expiration of Certificate of Appropriateness.
A Certificate of Appropriateness shall lapse and become void eighteen ( 18) months or shorter period if specified as a condition of approval) from the date of final approval, unless a building permit ( if required) has been issued and the work authorized by the Certificate has commenced prior to such expiration date and is diligently pursued to completion. Upon request of the property owner, a Certificate of Appropriateness may be extended by the Council for an additional period of up to twelve ( 12) months. The Council
i •
may approve, approve with conditions, or deny any request for extension.
Sec. 17. 53. 180. Revocation of Certificate of Appropriateness.
A Certificate of Appropriateness may be revoked or modified for reasons of ( 1) noncompliance with any terms or conditions of the Certificate; ( 2) noncompliance with any provisions of this Chapter; or ( 3) a finding of fraud or misrepresentation used in the process of obtaining the Certificate. Revocation proceedings may be initiated by motion of the Council. Once revocation proceedings have been initiated, all work being done in reliance upon such Certificate or associated permits shall be immediately suspended until a final determination is made regarding the revocation. The decision to revoke a Certificate of Appropriateness shall be made by the Council following a public hearing, with written notice provided to the property owner at least ten days prior thereto.
Sec. 17. 53. 190. Ordinary maintenance and repair.
Nothing in this chapter shall be construed to prevent the ordinary maintenance or repair of any exterior improvement or exterior architectural feature that does not involve a change in design, material or external appearance thereof, nor does this Chapter prevent the alteration, restoration, demolition, removal, or relocation of any such improvement or architectural feature when the Director certifies to the Council that such action is required for the public safety due to an unsafe or dangerous condition and cannot be accomplished under the California Historical Building Code.
Sec. 17.53.200. Duty to keep in good repair.
The owner, occupant or other person in actual charge of a landmark building structure or. improvement, shall keep in good repair the . exterior portions of all such buildings, structures, or improvements, and all interior portions thereof whose maintenance is necessary to prevent deterioration and decay of any exterior improvement or exterior architectural feature.
Sec. 17. 53. 210. Enforcement.
A. It shall be the duty of the Director of Community Development Department or the Director' s delegate to administer and enforce the provisions ofthis chapter. 14-
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B. Methods of enforcement. In addition to the regulations of this chapter, other regulations of the Hermosa Beach Municipal Code, and other provisions of law which govern the appeal or disapproval of applications for permits, licenses or Certificates of Appropriateness covered by this chapter, the Director shall have the authority to implement the enforcement thereof by serving notice requiring the removal of any violation of this Chapter upon the owner, agent, occupant or tenant of the improvement, building, structure or land.
C. Methods of enforcement. In addition to the foregoing remedies, the City Attorney Atto y mayinstitute anynecessary legal proceedings to enforce the provisions of this Chapter, including the ability to maintain an action for injunctive relief to restrain or enjoin or to cause the correction or removal of any violation of this Chapter, or for an injunction in appropriate cases.
Sec. 17. 53. 220. Penalties.
For any action or development covered by this Chapter that is undertaken without the issuance of a Certificate of Appropriateness or that is undertaken without full compliance with the terms and conditions of an issued Certificate of Appropriateness, the Director shall order the action stopped. by written notice. It shall be a misdemeanor for any person to carry out any work on any building, structure, improvement, or property in violation of a notice stopping such work or in violation of this Chapter." SECTION 5. Urgency Ordinance No. 97- 1177U shall be repealed with adoption of this Chapter.
SECTION 6. If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the ordinance.
The City Council hereby declares that it would have passed this ordinance and each sections subsection, sentence, clause, and phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.
SECTION 7. This ordinance shall become effective and be in full force and effect from 15- Page 732 of 1437
and after thirty (30) days ofits final passage and adoption.
SECTION 8. Prior to the expiration of fifteen ( 15) days after the date of its adoption, the City Clerk shall cause a summary of this ordinance to be published in the Easy Reader, a weekly newspaper of general circulation published and circulated, in the City of Hermosa Beach in the manner provided by law.
SECTION 9. The City Clerk shall certify to the passage and adoption of this ordinance, shall enter the same in the book of original ordinances of said city, and shall make minutes of the passage and adoption thereof in the records of the proceedings of the City Council at which the same is passed and adopted.
SECTION 10. The requirements of Section 17. 53. 140 shall not apply to work performed pursuant to a permit issued under Section 5 of Ordinance No. 96- 1168- U following a determination by the City Council that the preservation purposes of this Ordinance have been fulfilled.
PASSED, APPROVED and ADOPTED this 10th day of November, 1998, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
PRESIDENT ofthe City Council and MAYOR ofthe City of Hermosa Beach, California ATTEST: APPROVED AS TO FORM:
City Clerk City Attorney
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29 P.C. RESOLUTION 98- 65
A RESOLUTION RECOMMENDING THE ADOPTION OF AN
ORDINANCE ADDING CHAPTER 17.53 OF THE CITY OF
HERMOSA BEACH MUNICIPAL CODE RELATING TO
HISTORIC RESOURCES PRESERVATION
The Planning Commission hereby resolve and order as follows:
Section 1. The Planning Commission held a duly noticed public hearing on October 20, 1998, at which the Commission recommended adoption of a historic resources preservation ordinance as an added Chapter to the Zoning Ordinance.
Section 2. Based on the evidence considered at the public hearing, the Planning Commission makes the following findings:
1. In the interest of protecting the public peace, health, safety and welfare of the citizens of Hermosa Beach, it is important to preserve the City's historic, cultural, and architecturally significant resources, which may include improvements, buildings, structures, landscapes, signs, features, sites, places, or area of scientific, aesthetic, educational, cultural, architectural, or historic significance to the citizens of the City.
2. The Land Use Element of the General Plan also refers to the need to preserve architectural and historically sigoificant resources located within the City.
3. Currently, no protections are in place to prevent the alteration or destruction of historic, cultural, and architecturally significant resources.
4. The adoption oflaws to protect and preserve historic resources can provide the following social and economic benefits to the citizens of Hermosa Beach:
a) Safeguard the City's heritage by encouraging the protection oflandmarks representing sigoificant elements of its history;
b) Foster civic and neighborhood pride and a sense of identity based on an appreciation of the City's past and the recognition and use of historic resources; c) Enhance the visual character of the City by preserving diverse architectural styles reflecting phases of the City's history and by encouraging complementary contemporary design and construction;
d) Strengthen the economy of the City by protecting and enhancing the City's attractions to residents, tourists, and visitors;
e) Stabilize and improve property values within the City by recognizing historic landmarks and by protecting areas of historic buildings from encroachment by incompatible designs;
f) Promote the enjoyment and use of historic resources appropriate for the education and recreation of the people of the city;
g) Integrate the preservation of historic resources and the extraction of relevant data from such resources into public and private land management and development processes;
h) Conserve valuable material and energy resources by ongoing use and maintenance of the existing built environment; and
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Section 3. Based on the foregoing, the Planning Commission hereby recommends that the Hermosa Beach Municipal Code, Title 17-Zoning, be amended to add Chapter 17.53, to read as follows:
"CHAPTER 17.53. HISTORIC RESOURCES PRESERVATION
Sec. 17.53.010.
This Chapter shall be known as the "Hermosa Beach Preservation Ordinance." Sec. 17 .53.020. Purpose and intent.
The purpose of this Chapter is to promote the public health, safety, and general welfare by providing for the identification, protection, enhancement, perpetuation, and use of historic resources such as buildings, structures, sites, and places within the City that reflect special elements of the City's architectural, artistic, cultural, historical, political, and social heritage for the following reasons:
A. To safeguard the City's heritage by encouraging the protection of landmarks representing significant elements of its history; B. To foster civic and neighborhood pride and a sense of identity based on an appreciation of the City's past and the recognition and use of historic resources; C. To enhance the visual character of the City by preserving diverse architectural styles reflecting phases of the City's history and by encouraging complementary contemporary design and construction;
D. To strengthen the economy of the City by protecting and enhancing the City's attractions to residents, tourists, and visitors; E. To stabilize and improve property values within the City by recognizing historic landmarks and by protecting areas of historic buildings from encroachment by incompatible designs;
F. To promote the enjoyment and use of historic resources appropriate for the education and recreation of the people of the city;
G. To integrate the preservation of historic resources and the extraction of relevant data from such resources into public and private land management and development processes;
H. To conserve valuable material and energy resources by ongoing use and maintenance of the existing built environment; and
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I. To take whatever steps are reasonable and necessary to safeguard the property rights of owners whose property is declared to be a landmark.
Sec. 17.53.030. Area of application
This Chapter shall apply to all historic resources, publicly and privately owned, within the corporate limits of the City of Hermosa Beach.
Sec. 17 .53.040. Definitions.
A Alteration means any exterior or interior changes or modification of any landmark including, but not limited to, exterior or interior changes to or modifications to a structure or any of its architectural details or visual characteristics, including paint color and surface texture, grading, surface paving, and new structures.
B. Certificate of Armropriateness means a certificate approving such plans, specifications, design, or statements of work, for any proposed alteration, restoration, demolition, removal, or relocation, in whole or in part, of or to improvements relative to designated landmarks, or landmarks contemplated for historic preservation designation including but not limited to resources shown on Exhibit "A", C. Council means the City Council.
D. Demolition means any acts that destroys in whole or in part a building, structure, or improvement.
E. Exterior and interior architectural feature means the architectural styles, design, general arrangement, components, natural features and all the outer surfaces of an improvement, including, but not limited to, the kind and texture of the building material, the type and style of all, windows, doors, lights, signs, walls, fences, and other fixtures appurtenant to such improvement.
F. Historic resource means any improvement, building, structure, landscape, sign, feature, site, place, or area of scientific, aesthetic, educational, cultural, architectural, or historic significance to the citizens of the City, including, but not limited to the resources shown on Exhibit "A".
G. Improvement means any building, structure, place, wall, fence, gate, sign, landscaping, or other object constituting a physical alteration of real property, or any part of such alteration.
H. Landmark means any improvement that has historical, cultural, aesthetic or architectural character or value, or which represents one or more architectural periods or 3
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styles typical to the history of the City, and that has been designated as a landmark pursuant to this Chapter.
I. Ordinary maintenance means any cleaning, painting, or similar work that does not result in the alteration of an improvement.
J. Person means any individual, association, partnership, firm, corporation, public agency, or political subdivision.
K. Relocation means the displacement of any improvement within the same site.
L. Removal means the displacement of any improvement from the site.
M. Restoration means the act or process of accurately recovering the form and details of a property and its setting as it appeared at a particular period of time by means of the removal of later work or by the replacement of missing earlier work.
Sec. 17.53.050. Powers and duties.
The City Council shall have the following powers and duties in the implementation of this Chapter:
A. Study, review, conduct public hearings, and make decisions regarding proposed designations and removal of designations of landmarks.
B. Maintain a register oflandmarks within the City.
C.
D.
Determine an appropriate system of markers for landmarks.
Adopt application and submittal requirements for Certificates of Appropriateness to alter, restore, demolish, remove, or relocate any landmark.
E. Review and render decisions regarding all alteration, restoration, demolition, removal, and relocation proposals related to landmarks in conjunction with applications for Certificates of Appropriateness pursuant to this Chapter.
F. Develop, or cause to be developed, a program of incentives for preservation of historic resources.
Sec. 17 .53.060. Landmark designation criteria.
For the purposes of this Chapter, an historic resource may be designated a landmark, pursuant to Sections 17.53.070 through 17.53.120 of this Chapter, ifit meets 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 4
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B.
history; or
C.
It is identified with persons or events significant in local, state, or national 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 umque location or singular physical characteristic(s) represents an established and familiar visual feature or landmark of a neighborhood, community, or the City._
Sec. 17.53.070. Nomination and application requirements, landmark.
Nominations of an historic resource as a landmark shall be made by the City, or by application of the property owner or property owners representing a majority or controlling interest in the property on which the resource is located.
Sec. 17 .53.080. Minimum eligibility requirement, landmark.
In order to be eligible for consideration as a landmark, ~ historic resource must be at least 50 years old; with the exception that an historic resource of at least 30 years old may be eligible if the Council determines that the resource is exceptional, or that it is threatened by demolition, removal, relocation, or inappropriate alteration.
Sec. 17 .53.090. Delay of work pending hearing.
Once a nomination or completed application has been accepted for the designation of a landmark; no building, alteration, demolition, removal, or relocation permits for any historic resource, improvement, building, or structure for a proposed landmark, shall be issued until a final determination is made regarding the proposed designation, except as provided under Section 17.53.200 of this Chapter.
Sec. 17 .53.100 Council study and determination.
Not more than 45 days from the nomination or the acceptance of a completed application for the designation of a landmark, a public hearing shall be scheduled before the Council to study the proposed designation and to determine its eligibility and qualifications. Notice of the date, place, time and purpose of hearings shall be given by first class mail to the owner(s) of all nominated resource(s) at least ten days prior to the date of the public hearing, using the names and addresses of such owners as shown on the 5
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29 latest equalized assessment rolls and shall be advertised in a newspaper of general circulation at least ten days prior to the hearing. The Council may also give such other notice as they deem desirable and practicable.
Following the public hearing, but within no more than 70 days from the date of the initial hearing, the Council shall decide to approve, in whole or in part, or disapprove the designation. All decisions to approve or disapprove designations shall be made by resolution, and shall set forth the findings and reasons relied upon in making the determination. The time limit for making a decision may be extended at the request or with the concurrence of the applicant(s).
Sec. 17.53.110. Notice of designation, City Departments.
Notice of the designation of a landmark shall be transmitted to all appropriate City departments and any other interested governmental and civic agencies. Each City department shall incorporate the notice of designation into its records, so that future decisions or permissions regarding or affecting a landmark shall be made with the knowledge of the designation.
Sec. 17.53.120. Removal of designation.
A. In the event of substantial destruction of a landmark by natural causes, the owner or owners of a landmark may apply for removal of designation. The City Council may also initiate removal in such circumstances. The removal of a designation for this reason shall be processed and decided in the same manner as designations as set forth in this Chapter, with the additional requirement that the determination of substantial destruction shall be set forth in the findings of the Council.
B. The complete demolition or removal of a landmark shall result in the removal of the landmark designation.
C. Once a landmark designation has been removed, affected properties shall no longer be subject to any provision or regulation of this ordinance.
Sec. 17.53.130. Use of California Historical Building Code.
All repairs, alterations, restorations, or changes in use of existing buildings and structures designated as landmarks may conform to the standards of the California Historical Building Code as an alternative to complying with building standards set forth in Title 15 of this Code, notwithstanding the fact that such buildings may be nonconforming.
Sec. 17.53.140. Certificate of Appropriateness required. 6
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29 A. No person shall alter, restore, demolish, remove, or relocate any interior or exterior improvement or architectural feature of a landmark, or alter, restore, place, erect, remove, or relocate any permanent sign on a landmark, visible from a public right-of-way without being granted a Certificate of Appropriateness, except as provided under Section
17.53.200 of this Chapter. Approval of such work shall be required even if no other permits or entitlements are required by the City.
B. Minor Alterations. The Council may, by resolution, adopt a list of those types of alterations that are subject to approval of a Certificate of Appropriateness that are deemed to be "minor" in nature. The Council may modify the list of minor alterations from time to time by resolution as circumstances warrant. Applications for Certificates of Appropriateness involving only minor alterations shall be reviewed pursuant to procedures in Section 17.53.160(E).
Sec. 17.53.150. Review procedures for Certificates of Appropriateness.
The following procedures shall be followed in processing applications for Certificates of Appropriateness.
A. Application. An application shall be filed by the applicant with the City Clerk.
B. Application Materials. Such application shall be accompanied by such materials as are required by the Community Development Department that are reasonably necessary for the proper review of the proposed project.
C. Noticing.
(1) Minor alterations. No public noticing shall be required for applications for Certificates of Appropriateness involving only minor alterations. (2) All applications other than minor alterations. For applications involving other than minor alterations, public notice shall be provided pursuant to Section 17.68.050 of the Zoning Ordinance.
D. Economic Hardship. In cases where the applicant intends to seek approval on the basis of economic hardship, the following material shall be submitted as part of the application:
( 1) For all property:
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29 (a) Form of ownership or operation of the property, whether sole proprietorship, for-profit or not-for-profit corporation, limited partnership, joint venture, or other method;
(b) The amount paid for the property, the date of purchase and the party from whom purchased, including a description of the relationship, if any, between the owner and the person from whom the property was purchased;
( c) Remaining balance on any mortgage or other financing secured by the property;
(d) Estimated market value of the property both in its current condition, and after completion of the proposed demolition, relocation, or removal, to be presented through an appraisal by a qualified professional expert;
(e) A report from a licensed engineer or architect with experience in rehabilitation as to the structural soundness of the structure and its suitability for rehabilitation;
(f) An estimate from an architect, developer, real estate consultant, appraiser, or other real estate professional experienced in rehabilitation as to the economic feasibility or reuse of the existing structure on the property;
(g) The assessed value of the land and improvements thereon according to the two most recent assessments;
(h) Real estate taxes for the previous two (2) years;
(i) Annual debt service, if any, for the previous (2) two years; G) All appraisals obtained within the previous two (2) years by the owner or applicant in connection with his purchase, financing or ownership of the property.
(k) All listing of the property for sale or rent, price asked and offers received, if any, and
(1) Any consideration by the owner as to profitable adaptive uses for the property.
(2) For income-producing property:
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29 (a) Annual gross income from the property for the previous two (2) years;
(b) Itemized operating and maintenance expenses from the previous two (2) years;
(c) Annual cash flow, if any, for the previous two (2) years.
E. Review of Applications Involving Minor Alterations. Applications for Certificates of Appropriateness involving only minor alterations shall be reviewed by the Director of Co=unity Development Department, subject to the following provisions:
( 1) . The Director shall complete his/her review and mail notice to the applicant within 30 days of the date of the acceptance of a completed application of his/her decision to approve or conditionally approve the application or to forward the application to the Council for a decision. The notice of decision shall state the findings and reasons relied upon in reaching the decision. The time limit for Director action may be extended upon the request or with the concurrence of the applicant.
(2) Where the decision of the Director is to conditionally approve the application, the decision of the Director shall be final and conclusive unless, within 12 days of the date of notice of the decision, the applicant files with the Planning Division a written appeal setting forth all the points of disagreement with the Director.
(3) Where the application has been forwarded or appealed to the Council, the application shall be heard by the Council at its next available regular meeting, and the Council shall complete its review and render a decision to approve, approve with conditions, or deny a Certificate of Appropriateness within 45 days of the initial hearing. Decisions of the Council shall be in writing and shall state the findings and reasons relied upon in reaching the decision.
F. Review of Other Applications. Applications for Certificates of Appropriateness other than for minor alterations shall be reviewed by the Council, subject to the following provisions:
( 1) The Council shall complete its review and make a decision within 75 days of the date of the acceptance of a completed application. The time limit for Council action may be extended (1) upon the request or with the concurrence 9
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of the applicant; or (2) for failure of the applicant to provide any reasonable additional information or material requested by the Council during the course of its review.
(2) Decisions of the Council shall be in writing and shall state the findings and reasons relied upon in reaching the decision. (3) For applications for all work other than to demolish or remove a landmark or structure, the Council shall decide to approve, approve with conditions, or deny a Certificate of Appropriateness.
(4) For applications to wholly or partially demolish or remove a landmark, the Council decide to approve or disapprove a Certificate of Appropriateness or to initiate a period of delay prior to granting approval. The delay of approval shall not exceed ninety (90) days. The length of the delay shall be determined in accordance with its intended purpose ( e.g. compiling photographic records or arranging for removal to another site). The Council may extend any period of delay for up to an additional ninety (90) days for good cause, except in cases where it has determined a condition of economic hardship to exist.
If no alternative arrangements have been completed by the expiration of the period of delay or any extension thereof, a Certificate of Appropriateness shall be issued without the need for further action by the Council.
(5) For applications seeking approval on the basis of a finding of economic hardship, the Council shall first review the application on the basis of criteria contained in Section 17.53. l 70(D). If the applicable conditions are determined to not exist, then the application shall be reviewed on the basis of the criteria contained in Sections 17.53.170 (A)-(C). Prior to making a final determination in such cases, the Council shall have the authority to invoke a period of delay. Such a period of delay shall not exceed sixty (60) days. During this delay, the Council shall investigate alternative means to allow for a reasonable use or return from the property or to otherwise preserve the property.
Sec. 17.53.160. Criteria for Approval of Certificates of Appropriateness.
The City Council shall issue a Certificate of Appropriateness only when it determines the following conditions to exist as applicable in each case:
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29 A.
removal);
In the case of a landmark, the proposed work ( other than demolition or (I) Conforms to the prescriptive standards adopted by the Council; and (2) Will not detrimentally alter, destroy or adversely affect any exterior improvement or exterior architectural feature and
(3) Will retain the essential elements that make the resource significant.
B. In the case of construction of a new building, structure, or improvement on a site where a landmark is located:
(1) The exterior of such improvements will not adversely affect and will be compatible with the external appearance of the existing designated improvements, buildings and structures on such site.
C. In the case of the whole or partial demolition or removal of a landmark:
(I) The structure and/or site is a hazard to public health or safety and repairs or stabilization are not physically possible; or (2) The site is required for a public use which will be of more benefit to the public than the historic resource, and there is no feasible alternative location for the public use; or
(3) Removal of the resource to another site is not feasible or practical; or
(4) For a partial demolition or removal, such action will not result in the loss of the essential elements that make the resource significant; or (5) Any imposed delay of approval or extension thereof has expired.
D. In the case where the applicant has requested consideration for approval on the basis of economic hardship:
(I) It is not feasible to remove the resource to another site or otherwise preserve it; and
(2) The denial of the proposed work will work an immediate and substantial hardship on the applicant because of conditions peculiar to the particular improvement; and
(3) The property camiot be put to a reasonable use or the owner camiot obtain a reasonable economic return therefrom without approval of the proposed work.
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29 Sec. 17 .53.170. Expiration of Certificate of Appropriateness.
A Certificate of Appropriateness shall lapse and become void eighteen (18) months ( or shorter period if specified as a condition of approval) from the date of final approval, unless a building permit (if required) has been issued and the work authorized by the Certificate has commenced prior to such expiration date and is diligently pursued to completion. Upon request of the property owner, a Certificate of Appropriateness may be extended by the Council for an additional period ofup to twelve (12) months. The Council may approve, approve with conditions, or deny any request for extension.
Sec. 17 .53.180. Revocation of Certificate of Appropriateness.
A Certificate of Appropriateness may be revoked or modified for reasons of (1) noncompliance with any terms or conditions of the Certificate; (2) noncompliance with any provisions of this Chapter; or (3) a finding of fraud or misrepresentation used in the process of obtaining the Certificate. Revocation proceedings may be initiated by motion of the Council. Once revocation proceedings have been initiated, all work being done in reliance upon such Certificate or associated permits shall be immediately suspended until a final determination is made regarding the revocation. The decision to revoke a Certificate of Appropriateness shall be made by the Council following a public hearing, with written notice provided to the property owner at least ten days prior thereto.
Sec. 17.53.190. Ordinary maintenance and repair.
Nothing in this Chapter shall be construed to prevent the ordinary maintenance or repair of any exterior improvement or exterior architectural feature that does not involve a change in design, material or external appearance thereof, nor does this Chapter prevent the alteration, restoration, demolition, removal, or relocation of any such improvement or architectural feature when the Director certifies to the Council that such action is required for the public safety due to an unsafe or dangerous condition and cannot be accomplished under the California Historical Building Code.
Sec. 17 .53.200. Duty to keep in good repair.
The owner, occupant or other person in actual charge of a landmark building structure or improvement, shall keep in good repair the exterior portions of all such buildings, structures, or improvements, and all interior portions thereof whose maintenance is necessary to prevent deterioration and decay of any interior or exterior improvement or interior or exterior architectural feature. 12
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29 Sec. 17.53.210. Enforcement.
A It shall be the duty of the Director of Community Development Department or the Director's delegate to administer and enforce the provisions of this Chapter.
B. Methods of enforcement. In addition to the regulations of this Chapter, other regulations of the Hermosa Beach Municipal Code, and other provisions oflaw which govern the appeal or disapproval of applications for permits, licenses or Certificates of Appropriateness covered by this Chapter, the Director shall have the authority to implement the enforcement thereof by serving notice requiring compliance to this Chapter upon the owner, agent, occupant or tenant of the improvement, building, structure or land.
C. Methods of enforcement. In addition to the foregoing remedies, the City Attorney may institute any necessary legal proceedings to enforce the provisions of this Chapter, including the ability to maintain an action for injunctive relief to restrain or enjoin or to cause the correction or removal of any violation of this Chapter, or for an injunction in appropriate cases.
Sec. 17 .53.220. Penalties.
For any action or development covered by this Chapter that is undertaken without the issuance of a Certificate of Appropriateness or that is undertaken without full compliance with the terms and conditions of an issued Certificate of Appropriateness, the Director shall order the action stopped by written notice. It shall be a misdemeanor for any person to carry out any work on any building, structure, improvement, or property in violation of a notice stopping such work or in violation of this Chapter." VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
Comms. Perrotti, Pizer, Schwartz, Chmn. Tucker
None
None
None
CERTIFICATION
I hereby certify the foregoing Resolution P. C. 98-65 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at their regular meetin of ctober 20, 19
, Secretary
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I.
2. 3.
0 EXHIBIT A
List of potential historic landmarks:
Bijou Building
Bank of America Building
Hermosa Hotel Building
1229 - 35 Hermosa Avenue
90 Pier Avenue
20 - 26 Pier Avenue
Historical Resources Evaluation Report
for 90 Pier Avenue,
Hermosa Beach, Los Angeles County, California
Prepared for:
Jaden Theodora
American Property Services
43 Malaga Cove Plaza, Suite A
Palos Verdes Estates, CA 92074
Prepared by:
Madeline Gonzalez, M.A.
Shannon Davis, M.A., RPH
ASM Affiliates
20 N. Raymond Ave., Suite 220
Pasadena, California 91103
December 2025
PN 49770
Table of Contents
90 Pier Avenue Project HRER i
TABLE OF CONTENTS
Chapter Page
EXECUTIVE SUMMARY ...................................................................................... v
1.0 INTRODUCTION............................................................................................ 1
1.1 PROJECT DESCRIPTION ......................................................................................1
1.2 PROJECT API .........................................................................................................1
1.3 REGULATORY FRAMEWORK ...............................................................................5
1.3.1 California Register of Historical Resources Significance Criteria...................5
1.3.2 California Environmental Quality Act Significance Criteria.............................6
1.3.3 City of Hermosa Beach Municipal Code Relating to Historic Resources Preservation .................................................................................................................7
1.4 KEY PERSONNEL ..................................................................................................7
1.5 REPORT ORGANIZATION .....................................................................................8
2.0 HISTORIC CONTEXT AND SITE-SPECIFIC HISTORY ............................... 9
2.1 SPANISH PERIOD ..................................................................................................9
2.2 MEXICAN PERIOD..................................................................................................9
2.3 AMERICAN PERIOD .............................................................................................10
2.4 BRIEF HISTORY OF HERMOSA BEACH.............................................................11
2.5 BRIEF HISTORY OF BANK OF AMERICA ...........................................................14
2.6 SITE-SPECIFIC HISTORY....................................................................................15
3.0 METHODOLOGY......................................................................................... 31
3.1 FIELD METHODS..................................................................................................31
3.2 RESEARCH METHODS........................................................................................31
3.3 HISTORICAL IMAGE REVIEW .............................................................................31
4.0 SURVEY FINDINGS .................................................................................... 35
5.0 EVALUATION OF ELIGIBILITY .................................................................. 51
5.1 PREVIOUS EVALUATIONS..................................................................................51
5.2 CALIFORNIA REGISTER OF HISTORICAL RESOURCES EVALUATION..........51
5.3 CITY OF HERMOSA BEACH DESIGNATION CRITERIA FOR HISTORIC LANDMARKS..................................................................................................................57
6.0 MANAGEMENT SUMMARY AND RECOMMENDATIONS........................ 59 REFERENCES.................................................................................................... 61 APPENDICES..................................................................................................... 65 APPENDIX A...................................................................................................................67
Table of Contents
ii ASM Affiliates
LIST OF FIGURES
Page
Figure 1. Project vicinity map........................................................................................................................ 2 Figure 2. 90 Pier Avenue Project location map. Redondo Beach USGS Topo map. ................................. 3 Figure 3. API for 90 Pier Avenue Project. ................................................................................................... 4 Figure 4. Groundbreaking on the southwest corner of Pier Avenue and Hermosa Avenue.
Courtesy of the Hermosa Beach Museum........................................................................ 22 Figure 5. Photograph of 90 Pier Avenue, published in the Los Angeles Times on December 2, 1923. ................................................................................................................................. 22 Figure 6. Photograph of 90 Pier Avenue in the Pompeiian Style Era as a National Bank of Hermosa Beach. Photograph taken at unknown date, likely c.1925. Courtesy of Hermosa Beach Museum. ................................................................................................ 23 Figure 7. Photograph of Pier Avenue, with portions of 90 Pier Avenue visible as a National Bank of Hermosa Beach in the Pompeiian Style. Photograph taken at an unknown date, likely c.1925. Courtesy of Hermosa Beach Museum............................................... 23 Figure 8. Photograph of Pier Avenue, with portions of 90 Pier Avenue visible as a National Bank of Hermosa Beach in the Pompeiian Style. Photograph dated 1932. Courtesy of Hermosa Beach Museum. ................................................................................................ 24 Figure 9. Photograph of the primary façade and entrance area into 90 Pier Avenue as a Bank of America in the Pompeiian Style. Photograph taken c.1930. Courtesy of Hermosa Beach Museum. ................................................................................................ 24 Figure 10. Photograph of the Hermosa Avenue side of 90 Pier Avenue as a Bank of America in the Pompeiian Style. Photograph taken c.1930. Courtesy of Hermosa Beach Museum. ........................................................................................................................... 25 Figure 11. Photograph of the primary façade and entrance as a Bank of America in the Neoclassical Style. Photograph taken at an unknown time, likely c.1940.
Courtesy of Hermosa Beach Museum.............................................................................. 25 Figure 12. Photograph of the façade facing Hermosa Beach as a Bank of America in the Neoclassical Style. Photograph taken at an unknown time, likely c.1940.
Courtesy of Hermosa Beach Museum.............................................................................. 26 Figure 13. Detail of Sanborn Map drawn in 1946, portraying the intersection of Pier Avenue and Hermosa Avenue. Courtesy of the Los Angeles Public Library........................................ 26 Figure 14. Photograph of the intersection of Pier Avenue and Hermosa Avenue in the Modern Style, with additional commercial stores removed. Photograph dated 1955.
Courtesy of the Los Angeles Public Library...................................................................... 27 Figure 15. Comparison of 2025 floorplan of 90 Pier Avenue (right) against 1946 Sanborn Map displaying the location of the commercial spaces............................................................. 27 Figure 16. Photograph of 90 Pier Avenue in Modern Style. Photograph taken at an unknown time, likely c.1985. Courtesy of facebook.com. ................................................................ 28 Figure 17. Photograph of the intersection of Pier Avenue and Hermosa Avenue in the Modern Style. Photograph taken at an unknown time, likely c.1985. Courtesy of Hermosa Beach Museum. ................................................................................................ 28 Figure 18. Location where exterior cladding is peeling, revealing stucco. View of west façade. ............... 29 Figure 19. Location where exterior cladding is peeling, revealing stucco. View of west façade. ............... 29 Figure 20. Detail of primary façade, where the original brick decoration is cut (lower band) and new stucco decoration is extended (blue band). Also visible are the metal panels likely implemented after the Long Beach earthquake to bring the building up to earthquake code......................................................................................... 30 Figure 21. Detail of 1924 Topographic Map of Hermosa Beach, revealing the residential and commercial development of the area................................................................................ 32 Figure 22. Detail of 1934 Topographic Map of Hermosa Beach, revealing the residential and commercial development of the area................................................................................ 33 Figure 23. Detail of 1952 aerial photograph of Hermosa Beach, revealing the residential and commercial development of the area................................................................................ 33
Table of Contents
90 Pier Avenue Project HRER iii
Figure 24. Detail of 1963 aerial photograph of Hermosa Beach, revealing the residential and commercial development of the area................................................................................ 34 Figure 25. Detail of 1972 aerial photograph of Hermosa Beach, revealing the residential and commercial development of the area................................................................................ 34 Figure 26. 90 Pier Avenue, view toward southwest.................................................................................... 38 Figure 27. Primary façade and entrance area. View toward south............................................................. 38 Figure 28. East façade of 90 Pier Avenue, facing Hermosa Avenue. View toward west. .......................... 39 Figure 29. Rear façade of 90 Pier Avenue. View toward north................................................................... 39 Figure 30. Side façade facing west. View toward north.............................................................................. 40 Figure 31. Intersection of Pier Avenue and Hermosa Avenue, view toward south..................................... 40 Figure 32. Interior lobby of 90 Pier Avenue. View from behind personnel area toward entrance, toward north. ..................................................................................................................... 41 Figure 33. Interior lobby of 90 Pier Avenue. View from entrance area toward rear area, toward south. ................................................................................................................................ 41 Figure 34. View of interior lobby area. View of area that was once commercial store area facing Pier Avenue, with remaining structural columns. View toward southwest........................ 42 Figure 35. Interior lobby area. View of teller area and windows in the rear. View toward southeast........................................................................................................................... 42 Figure 36. Interior lobby area. View of office area by the primary entrance, with safe attached to exterior. View toward northeast. ....................................................................................... 43 Figure 37. Interior lobby area. View toward personnel area, with vault visible in rear................................ 43 Figure 38. First room of the interior of the bank vault, with safety deposit boxes....................................... 44 Figure 39. Second room of the interior of the bank vault, with file cabinets. .............................................. 44 Figure 40. Interior backroom area, view toward south................................................................................ 45 Figure 41. Interior backroom area, view toward southwest. ....................................................................... 45 Figure 42. Interior backroom area. View toward southeast. ....................................................................... 46 Figure 43. First floor landing of interior stairwell. View toward south. ........................................................ 46 Figure 44. Mezzanine landing of interior stairwell. View toward north........................................................ 47 Figure 45. Mezzanine area, employee lounge area. View toward west. .................................................... 47 Figure 46. Mezzanine area, window above old commercial space facing Hermosa Avenue. View toward east........................................................................................................................ 48 Figure 47. Mezzanine area, view toward hallway with bathroom at either side. View toward north. ................................................................................................................................. 48 Figure 48. Mezzanine aera, view from employee lounge area toward the rear filing rooms. ..................... 49
Executive Summary
90 Pier Avenue Project HRER v
EXECUTIVE SUMMARY
This Historical Resources Evaluation Report (HRER) is an identification of potential historical resources within the 90 Pier Avenue project area in Hermosa Beach, Los Angeles County, California (Project). The Project is located in the City of Hermosa Beach on Pier Avenue at the southwestern intersection of Hermosa Avenue, in southern Los Angeles County. This HRER was prepared to meet the requirements, if necessary, set forth in the California Environmental Quality Act (CEQA) (Public Resources Code 21000 et seq.) and the State CEQA guidelines (California Code of Regulations, section 15000 et seq.) and the Mitigation Measures MM 4.4-4.d within the City of Hermosa Beach PLAN Hermosa Environmental Impact Report, adopted in August of 2017. The City of Hermosa Beach (City) is the lead agency should this report be required for complying with CEQA.
ASM Affiliates (ASM) was contracted by Mr. Jaden Theodora to prepare this HRER. ASM conducted an architectural history survey to identify any historical resources. No historical resources as defined by CEQA are located within the Area of Potential Impacts (API), which is defined by the boundary of the subject parcel.
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1.0 INTRODUCTION
This Historical Resources Evaluation Report (HRER) is an identification of potential historical resources within the 90 Pier Avenue project area in Hermosa Beach, Los Angeles County, California (Project). This HRER was prepared to meet the requirements, should they be necessary, set forth in the California Environmental Quality Act (CEQA) (Public Resources Code 21000 et seq.) and the State CEQA guidelines (California Code of Regulations, section 15000 et seq) and the Mitigation Measures MM 4.4-4.d within the City of Hermosa Beach PLAN Hermosa Environmental Impact Report, adopted in August of 2017.The City of Hermosa Beach (City) is the lead agency.
The Project consists of the single subject parcel of 90 Pier Avenue, a developed property in the City of Hermosa Beach, Los Angeles County, California (Figures 1). The study was performed to determine the presence or absence of potentially significant historic architectural resources within the area of potential impacts (API). ASM reviewed Los Angeles County newspapers, local city directories, books, and articles, and conducted an intensive pedestrian survey of the entire Project API.
1.1 PROJECT DESCRIPTION
The Project area is illustrated on the USGS Redondo Beach, CA 7.5-minute topographic quadrangle (Figure 2). The Project consists of one developed parcel (Assessor’s Parcel Number [APN] 4187-005-013) (Figure 3). The current property addresses is 90 Pier Avenue. The proposed project is to significantly alter the interior and remove some features of the exterior of the commercial building in order to provide multiple commercial store-fronts.
1.2 PROJECT API
A project’s API is defined as the geographic area or areas, regardless of land ownership, within which an undertaking may directly or indirectly cause alterations in the character or use of historic properties, if any such properties exist. The API for the current project is limited to the parcel boundaries of APN 4187-005- 013 in Hermosa Beach, California. Figures 2 and 3 illustrate the API.
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Figure 1. Project vicinity map.
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Figure 2. 90 Pier Avenue Project location map. Redondo Beach USGS Topo map.
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Figure 3. API for 90 Pier Avenue Project.
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1.3 REGULATORY FRAMEWORK
1.3.1 California Register of Historical Resources Significance Criteria The California Register of Historical Resources (CRHR) program encourages public recognition and protection of resources of architectural, historical, archaeological, and cultural significance; identifies historical resources for state and local planning purposes; determines eligibility for state historic preservation grant funding; and affords certain protections under CEQA. The criteria established for eligibility for the CRHR are directly comparable to the national criteria established for the National Register of Historic Places (NRHP).
In order to be eligible for listing in the CRHR, a building must satisfy at least one of the following four criteria:
1) It is 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. 2) It is associated with the lives of persons important to local, California, or national history. 3) It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master or possesses high artistic values. 4) It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.
Historical resources eligible for listing in the CRHR must also retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance. For the purposes of eligibility for the CRHR, integrity is defined 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” (California Office of Historic Preservation 2001). This general definition is generally strengthened by the more specific definition offered by the NRHP—the criteria and guidelines on which the CRHR criteria and guidelines are based upon.
Integrity
In order to be eligible for listing in the NRHP and CRHR, a property must retain sufficient integrity to convey its significance. The NRHP publication How to Apply the National Register Criteria for Evaluation, NRHP Bulletin 15, establishes how to evaluate the integrity of a property: “Integrity is the ability of a property to convey its significance” (National Park Service, National Register of Historic Places 1991). The evaluation of integrity must be grounded in an understanding of a property’s physical features and how they relate to the concept of integrity. Determining which of these aspects are most important to a property requires knowing why, where, and when a property is significant. To retain historic integrity, a property must possess several, and usually most, aspects of integrity:
1. Location is the place where the historic property was constructed or the place where the historic event occurred.
2. Design is the combination of elements that create the form, plan, space, structure, and style of a property.
3. Setting is the physical environment of a historic property, and refers to the character of the site and the relationship to surrounding features and open space. Setting often refers to the basic physical conditions under which a property was built and the functions it was intended to serve.
These features can be either natural or manmade, including vegetation, paths, fences, and relationships between other features or open space.
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4. Materials are the physical elements that were combined or deposited during a particular period or time, and in a particular pattern or configuration to form a historic property.
5. Workmanship is the physical evidence of crafts of a particular culture or people during any given period of history or prehistory, and can be applied to the property as a whole, or to individual components.
6. Feeling is a property’s expression of the aesthetic or historic sense of a particular period of time. It results from the presence of physical features that, when taken together, convey the property’s historic character.
7. Association is the direct link between the important historic event or person and a historic property.
1.3.2 California Environmental Quality Act Significance Criteria CEQA Section 15064.5 Determining the Significance of Impacts to Archeological and Historical Resources requires that all private and public activities not specifically exempted be evaluated against the potential for environmental damage, including effects to historical resources. Historical resources are recognized as part of the environment under CEQA. It defines historical resources as “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, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California.”
Lead agencies have a responsibility to evaluate historical resources against the CRHR criteria prior to making a finding as to a proposed project’s impacts to historical resources. Mitigation of adverse impacts is required if the proposed project will cause substantial adverse change to a historical resource. Substantial adverse change includes demolition, destruction, relocation, or alteration such that the significance of an historical resource would be impaired. While demolition and destruction are fairly obvious significant impacts, it is more difficult to assess when change, alteration, or relocation crosses the threshold of substantial adverse change. The CEQA Guidelines provide that a Project that demolishes or alters those physical characteristics of an historical resource that convey its historical significance (i.e., its characterdefining features) can be considered to materially impair the resource’s significance. The CRHR is used in the consideration of historical resources relative to significance for purposes of CEQA. The CRHR includes resources listed in, or formally determined eligible for listing in, the NRHP, as well as some California State Landmarks and Points of Historical Interest. Properties of local significance that have been designated under a local preservation ordinance (local landmarks or landmark districts), or that have been identified in a local historical resources inventory, may be eligible for listing in the CRHR and are presumed to be significant resources for purposes of CEQA unless a preponderance of evidence indicates otherwise.
Generally, a resource is considered by the lead agency to be a “historical resource” if it:
1) Is listed in, or determined to be eligible by the State Historical Resources Commission, for listing in the California Register of Historical Resources (PRC Section 5024.1, Title 14 CCR, Section 4850 et seq.).
2) Is included in a local register of historical resources, or is identified as significant in an historical resource survey meeting the requirements of Section 5024.1(g) of the PRC. 3) Is a building or structure determined to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California.
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1.3.3 City of Hermosa Beach Municipal Code Relating to Historic Resources Preservation
Historic Preservation Plan
Prepared in 1994, the City’s General Plan Land Use Element (Historic Preservation) outlined Federal and State preservation laws, local registration of historic properties and sites, and potential candidates for historic resources designation. Also discussed was the importance of a certified-local ordinance and certified local government, in order for a local government to receive preservation benefits and incentives under the Mills Act from the Office of Historic Preservation.
Twenty-eight historical resources were identified as potentially locally significant, in addition to two potential historic districts, and the City’s General Plan Land Use Element (Historic Preservation) set forth an objective to establish a historic preservation program. Four years later, the City of Hermosa Beach adopted a preservation ordinance in 1998 (Hermosa Beach Municipal Code, Chapter 17.53, Ordinance 98- 1186). Under the City’s current policies and ordinance, only resources that are listed as federal, state or local landmarks are protected. Other potential resources are only protected when proposed alterations or demolition requires a “discretionary” review, pursuant to CEQA.
Landmark Designation Criteria
Chapter 17.53 Section 60 of the City of Hermosa Beach Municipal code outlines the designation criteria for historic landmarks. The property owner or the City are the only entities that may nominate the designation of an individual property, building, or structure as a Historic Landmark with the property owner’s written consent. A historic resource may be designated a landmark if it meets 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 (Ord. 98-1186 §4, 11/10/1998).
In order to be eligible for consideration as a landmark, an historic resource must be at least 50 years old; with the exception that an historic resource of at least 30 years old may be eligible if the City Council determines that the resource is exceptional, or that it is threatened by demolition, removal, relocation, or inappropriate alteration.
1.4 KEY PERSONNEL
All individuals who prepared this HRER exceed the Secretary of the Interior’s Professional Qualification Standards for Architectural History (48 FR 44716). Given these criteria, Ms. Shannon Davis, M.A., RPH, served as Lead Architectural Historian, and Ms. Madeline Gonzalez, M.A., served as Project Architectural Historian. Ms. Davis and Ms. Gonzalez meet the Professional Qualification Standard for Architectural Historian, and Ms. Davis additionally meets the Professional Qualification Standard for Historian. Both have experience evaluating twentieth century commercial properties in Los Angeles County.
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1.5 REPORT ORGANIZATION
This report is divided into six chapters. Following this introduction, Chapter 2 provides a historical context and site-specific history for the project area, related to the specific resources within the API. Methodology is included in Chapter 3. Chapter 4 identifies the resource surveyed. Chapter 5 provides the evaluation of historical significance and Chapter 6 provides management recommendations and conclusions. Appendix A contains the Department of Parks and Recreation (DPR) 523 forms.
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2.0 HISTORIC CONTEXT AND SITE-SPECIFIC HISTORY
2.1 SPANISH PERIOD
Spanish exploration of California began when Juan Rodriguez Cabrillo led the first European expedition into the region in 1542. For more than 200 years after his initial expedition, Spanish, Portuguese, British, and Russian explorers sailed the California coast and made limited inland expeditions, but they did not establish permanent settlements (Bean 1968; Rolle 2003). In 1769, Gaspar de Portolá and Franciscan Father Junipero Serra established the first Spanish settlement in what was then known as Alta (upper) California at Mission San Diego de Alcalá. This was the first of 21 missions erected by the Spanish between 1769 and 1823. It was during this time that initial Spanish settlement of the project vicinity began.
On September 8, 1771, Mission San Gabriel Arcángel (Mission San Gabriel) was established in presentday Montebello, approximately 3 miles southeast of its present location (California Missions Resources Center n.d.). Due to frequent flooding, the mission was relocated in 1775 to its current site near the San Gabriel River. Mission San Gabriel was the fourth of 21 missions established between 1769 and 1823 in Alta California, and the first permanent Euro-American settlement in Los Angeles County. Mission San Gabriel quickly became one of the wealthiest and most expansive missions in Alta California. Surrounding the mission were vast agricultural lands, vineyards, gardens, and livestock. One early technological advancement came in 1816 when the mission’s first mill was constructed in nearby San Marino. Referred to as El Molino Viejo (the Old Mill), the mill was the first of its kind in the area, but, due to a flawed design, it was replaced in 1821 by a mill on the grounds of the mission; a portion of the original mill was recently discovered, partially recovered, and restored on the mission grounds. Designed by Joseph Chapman in the model of American textile mills, and built with Native American labor, Chapman’s mill represented a great innovation.
During this period, Spain also granted ranchos to prominent citizens and soldiers in the area. To manage and expand their herds of cattle on these large ranchos, colonists enlisted the labor of the surrounding Native American population (Engelhardt 1927). The missions were responsible for administrating to the local Indians as well as converting the population to Christianity (Engelhardt 1927). The influx of European settlers brought the local Native American population in contact with European diseases which they had no immunity against, resulting in a catastrophic reduction in native populations throughout the state (McCawley 1996). One important aspect of San Gabriel’s long history in the region stretches back to this era. In 1781, a procession of soldiers, laypeople, and priests led by Spanish Governor Felipe de Neve left Mission San Gabriel to select a new townsite for Los Angeles. Governor Neve and representatives from the mission sought to establish Los Angeles in order to supplement the agricultural goods produced at the mission (Fogelson 1967). Los Angeles’s site shifted twice due to flooding from the nearby river, and eventually settled at the present-day Los Angeles Plaza Historic District.
2.2 MEXICAN PERIOD
The Mexican Period commenced when news of the success of the Mexican War of Independence (1810- 1821) against the Spanish crown reached California in 1822. This period saw the privatization of mission lands in California with the passage of the Secularization Act of 1833. This act federalized mission lands and enabled Mexican governors in California to distribute former mission lands to individuals in the form of land grants. Successive Mexican governors made approximately 700 land grants between 1833 and 1846, putting most of the state’s lands into private ownership for the first time (Shumway 2007). During this era, a class of wealthy landowners known as rancheros worked large ranches based on cattle hide and tallow production.
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The beginnings of a profitable trade in cattle hide and tallow exports opened the way for larger, commercially driven farms. Land grants owned by the Spanish crown and clergy were distributed to mostly Mexican settlers born in California, or the “Californios.” While this shift marked the beginning of the rancho system that would “dominate California life for nearly half a century” (Poole 2002:13), the rural character of emerging cities in and around San Gabriel and Los Angeles remained intact. Ranchos were largely self-sufficient enterprises (partly out of necessity, given California’s geographic isolation), producing goods to maintain their households and operations.
By 1830, the holdings of Mission San Gabriel had come to include a lumbermill, leather and carpentry shops, a tile kiln, and wide-ranging facilities for the processing and production of soap, leather, hides, and other goods (Williams 2005:19). As for livestock, the mission boasted over 100,000 head of oxen, 20,000 horses, 40,000 sheep, 31,000 bushels of grain, and 500 barrels of wine and brandy (Sugranes 1909:5-7). In 1834, the vast land holdings of the mission were transferred to a civil administrator and in the subsequent decade, many artifacts and items of value were removed, and the mission fell into disrepair.
In the 1840s, Governor Pío de Jesus Pico (who himself was born at Mission San Gabriel as the son of a mission guard) began selling off California’s missions in order to fund local defense forces to support the Mexican American War (Arnold 2013). In 1846, the Mexican government sold Mission San Gabriel and its 16,000 acres of land to early settlers and entrepreneurs William Workman and Don Hugo Reid in order to repay war debts due to the war (Engelhardt 1927:216-229). Mexican forces fought and lost to combined U.S. Army and Navy forces in the Battle of the San Gabriel River on January 8, 1847, and in the Battle of La Mesa on January 9 (Nevin 1978). On January 10, leaders of the pueblo of Los Angeles surrendered peacefully after Mexican General Jose Maria Flores withdrew his forces. Shortly thereafter, newly appointed Mexican Military Commander of California Andrés Pico surrendered all of Alta California to U.S. Army Lieutenant Colonel John C. Fremont in the Treaty of Cahuenga (Nevin 1978).
2.3 AMERICAN PERIOD
The Mexican Period officially ended in early January 1848 with the signing of the Treaty of Guadalupe Hidalgo, formally concluding the Mexican American War. Per the treaty, the United States agreed to pay Mexico $15 million for conquered territory, including California, Nevada, Utah, and parts of Colorado, Arizona, New Mexico, and Wyoming. California gained statehood in 1850, and this political shift set in motion a variety of factors that began to erode the rancho system.
Given the size of their holdings, the initiation of property taxes proved onerous for many southern California ranchers. In addition, the creation of the U.S. Land Commission in 1851 required that property owners prove the validity of their property titles, many of which had been granted relatively informally and without the benefit of formal survey. Ranchers often paid for legal debts with portions—or all—of their ranchos.
During this period, 40 percent of rancho-held lands in the County of Los Angeles passed to the U.S. government. The large-scale rancho system also suffered greatly from the 1860s droughts, which decimated the cattle industry upon which southern Californian ranchers depended.
In 1848, the discovery of gold in northern California led to the California Gold Rush, though the first gold was found in 1842 by settlers in Placerita Canyon, approximately 40 miles to the northwest of San Gabriel (Workman 1935; Guinn 1977). The Gold Rush significantly transformed northern California and also contributed to an exponential increase in California’s population overall. During this time, San Francisco became California’s first true city, growing from a population of 812 to 25,000 in only a few years (Rolle 2003). By 1853, the population of California exceeded 300,000. Thousands of settlers and immigrants continued to immigrate to the state, particularly after the completion of the First Transcontinental Railroad in 1869.
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The San Gabriel Valley was seen as a particularly inviting place for new settlement, due to its fertile soil, abundant land, and ample water supply. In this era, newly founded farmsteads were established, offering citrus and nut orchards, grain, and vineyards. Describing the offerings of the San Gabriel Valley, local pioneer Benjamin Wilson noted that “every species of grain and fruit is in great abundance” in the valley (City of San Gabriel 1966). The history of the emerging town continued to be closely tied to that of Mission San Gabriel.
In the 1880s, a real estate boom arrived in southern California, fueled by a speculative real estate market and increasingly accessible rail travel (Deverell 1994). New southern Californian towns were promoted as havens for good health and economic opportunity. In 1883, the California Immigration Commission designed an advertisement declaring the state as “the Cornucopia of the World” (Poole 2002:36). Between 1880 and 1890, the population of Los Angeles expanded fivefold, from approximately 11,000 to 50,000; this figure peaked in 1888 at approximately 80,000 (Los Angeles Times 1891). Following the collapse of the real estate market in 1888, economic stagnancy lasted through the mid-1890s in the region. Despite the economic downturn, the industrial and commercial transformation of the region was well entrenched.
While the 1910s brought steady development and expansion, the 1920s witnessed a boom in population and building expansion. The boom of the 1920s in southern California brought an estimated 1.5 million new residents to the region (McWilliams 1946). The ascendancy of the automobile facilitated this influx and decisively shaped the character of emerging towns and cities.
2.4 BRIEF HISTORY OF HERMOSA BEACH
The city of Hermosa Beach began as a small community in the late nineteenth century and the very early years of the twentieth century, when the area of what is now Hermosa Beach was described as “a collection of spare-looking sand dunes seemingly 40 miles from nowhere,” and the immediate surrounding neighborhoods of what is now South Los Angeles County were “one vast sweep of rolling hills covered with fields of grain” (Daily Breeze 1957; Rhein 1933). The persistent wind and the sand dunes created a near hostile environment “for even the most resilient pioneer,” where it was described that horses and wagons were required to traverse the dunes in order to receive or deliver important goods to the early citizens of the area (Kano 2018). At this time, the only connection that Hermosa Beach had to the rest of Los Angeles County or other large population centers was the Santa Fe Railway, which ran between the sand dunes, between what is now Ardmore Avenue and Valley Drive.
Despite the barren nature of the landscape, the initial developers saw a future for the pleasant white-sand beaches, and it was noted that the absence of strong currents or riptides and the shape of the beach would be ideal for recreation. Originally part of the 10-mile ocean frontage of the Rancho Sausal Redondo, in 1900 a tract of 1,500 acres was purchased for two men named Sherman and Clark who proceeded to found the Hermosa Beach Land and Water Company (Rhein 1933). Seeking to grow the town into a habitable and desirable location, the first few years of the twentieth century saw immediate development.
The first official survey of the town occurred in 1901 for a boardwalk on the Strand (the common name for the boardwalks or paths between the beach and the coastal towns or neighborhoods in Los Angeles County) and in 1901, 500,00 feet of pinewood were constructed along 1.5-miles of the Strand to create the first Hermosa Beach boardwalk. In the same year, the Hermosa Beach Land and Water Company located a well near the north city limits and constructed a storage tank on top of a sand dune (Daily Breeze, 1957; Rhein 1933). In 1904, Hermosa Beach constructed its first pier, composed of all wood, which jutted 500-feet over the ocean. In the same year, the Los Angeles Pacific Railway (later the Pacific Electric) brought the first electric transportation line to the city along what is now Hermosa Avenue.
Additionally in the same year, a new sewer system with a septic tank was constructed at the site that would later become the city’s first city hall (Daily Breeze, 1957).
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By 1903, Hermosa Beach had five residences, and the town’s center was the intersection of Hermosa Avenue and Pier Avenue (Faris 1991). In 1904, when the Pacific Electric Railway came along, a freight office and passenger station building was constructed on the northeast corner of the intersection of Hermosa and Pier avenues (Rhein 1933). The presence of the Pacific Electric Railway brought tourists and prospective buyers to the slowly developing area, and city improvements continued in earnest (Daily Breeze 1957). Early notable people and businesses in the area of Hermosa and Pier avenues included the Morse Brothers who opened the first grocery for the community of Hermosa Beach, the first boarding and rooming house (located at what is now 68 Pier Avenue), and the city’s first public building known as the Pavilion, which housed the offices of the Hermosa Beach Land and Water Company and the city’s first post office, and later the city library. The first public school was constructed in a four-block proximity to this early downtown location on land that was deeded specifically for a school structure. Located on top of a sand dune, early residents of Hermosa Beach recalled that there were no roads or paths that reached the school at the time of its construction (Rhein 1933).
On Christmas Eve of 1906, the community of Hermosa Beach held its first incorporation election and chose its first city officers. While there was some dispute over whether incorporation was the correct choice and the votes were nearly evenly split, Hermosa Beach was officially incorporated and received its charter from the state on January 14, 1907, to become the nineteenth incorporated city in Los Angeles County (Kano 2018; Daily Breeze 1957). Unlike the neighboring beach cities of Manhattan Beach and Redondo Beach, the city of Hermosa Beach acquired ownership of the two-mile stretch of ocean frontage, on the condition that it was to be “held in perpetuity as a beach playground and for the benefit of not only the residents of Hermosa, but also for the sea-lovers of Southern California” (Daily Breeze, 1957).
By 1913, Hermosa Beach began to gain a reputation as a “blossoming resort town,” had 900 residents, a “modest downtown business section, a church, and two schools with an enrollment of more than 100 students” (Daily Breeze, 1957). A year later, the city had constructed a city hall (a two-story brick building located on the corner of Pier Avenue and 13th Street) and completed the city’s second pier after the first was washed away in a storm. This pier was a 1,000-foot concrete structure “with small, tiled pavilions along the sides for shade” and an auditorium building constructed at the end. The wooden boardwalk was replaced with concrete (as it too was washed away by a storm), and the streets were paved with asphalt from the Barbour Asphalt Company plant located on the corner of 8th Street and Hermosa Avenue (Rhein 1933; Daily Breeze 1957). The growing prosperity of the town is also exemplified in the founding of the First Bank of Hermosa Beach, which opened on the southwest corner of Hermosa Avenue and 13th Street in January of 1913 (Richards 1957).
Additionally in 1913, the Pacific Electric Railway tore down the original building at the corner of Hermosa and Pier avenues and replaced it with a ticket office and waiting room within a much larger new building. At this time, a trip to downtown Los Angeles on the electric rail line took about an hour and cost 50 cents (Rhein 1933; Richard, 1957). On the other hand, the Santa Fe Railroad took a little longer and was a little more expensive but included a baggage car, passenger car, and freight car, and arrived in Los Angeles via what is now Exposition Boulevard. While the cheaper Pacific Electric line was preferred by locals for day trips to or from Los Angeles, the Santa Fe railroad brought settlers and summer residents to Hermosa Beach who were purchasing beach homes for the season (Richards 1957). Most of the early settlers of Hermosa Beach came from Los Angeles, however, most of the summer residents who purchased beach cottages for the season came from Pasadena (Richards 1957). Due to the prominence and the wealth of Pasadena residents during this period, it is largely hypothesized that it is where the slogan of the city originated: the Aristocrat of Beaches (Richards 1957). Despite this designation, Hermosa Beach during the 1910s remained largely a summer resort town and was not yet a year-round destination.
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In the 1920s, Hermosa Beach’s reputation as the “aristocrat of beaches” and as a booming resort town was cemented with the construction of the Bijou Theater in 1923 and the Hermosa Biltmore Hotel in 1926.
Both were constructed with the goal of attracting permanent residents to the area. The Bijou Theater was constructed by the First Bank of Hermosa Beach as a large hybrid bank-theater building on the corner of 13th Street and Hermosa Avenue at a cost of $200,000 (approximately $3.8 million adjusted for inflation) (Tanner 2025). With bank operations and a theater on the first floor, offices for the bank and for masonic lodges on the other floors, and an additional commercial store on the first floor, this building became the center of local entertainment for the residents of Hermosa Beach. The Hermosa Biltmore Hotel, on the other hand, was originally constructed as a private club and became the “showplace and social center” for the Hermosa Beach elite after a “number of wealthy persons backed the project” (Kano 2018). The reputation and prosperity of Hermosa Beach continued to grow in this era, as evidenced by the enlargement and paving of the Pacific Coast Highway (then referred to as El Camino Real) in the areas of Hermosa Beach that it ran through. An instant hit with early automobile drivers, traffic was reported to be considerable along the Hermosa Beach stretch of the highway as drivers would travel to Hermosa Beach specifically to enjoy the wide, paved roads by the sea (Daily Breeze, 1957).
However, the 1929 stock market crash and the ensuing Great Depression heavily affected Hermosa Beach due to the city’s difficulty in attracting permanent residents and its reliance on the economy of summer vacationers. Purportedly, Hermosa Beach residents during this time began fishing from the pier not for recreation, but out of necessity for food. Although the 1930 census counted 3,000 residents, the immediate aftermath of the economic downturn resulted in the foreclosure of about 1,000 lots (about one sixth of the city). The 1933 Long Beach earthquake also created some difficulties for the city, as several buildings and streetlights toppled, and the schools had to be reconstructed to fit earthquake codes.
Although some summer residents began returning to the town in the mid-1930s, Hermosa Beach as a year-round city and community began to take shape in the late 1930s as industry began to spread in the South Los Angeles County area attracting workers and laborers in need of housing. The foreclosed and/or vacant lots were sold, some chain commercial businesses such as the Safeway Grocers and Bank of America were established, and young married couples began to replace the seasonal vacationers. As a result, by 1940, Hermosa Beach boasted 7,197 residents and 3,384 dwellings (Daily Breeze, 1957).
World War II then ushered in further residential development as industry expanded in South Los Angeles County. As the war continued, administrators, laborers, and aircraft personnel chose Hermosa Beach for permanent residence, and by the end of the decade, Hermosa Beach featured 11,763 residents and 5,000 dwellings. By 1957 (the 50th anniversary of the city), only 500 vacant lots were left of the 6,000 vacant lots surveyed in 1901. With a booming post-war economy, a majority of permanent residents in the city, and near complete residential development, the city of Hermosa Beach began to shape into the city it is today (Daily Breeze, 1957).
In the 1950s, the city began to once again sponsor local water events (a practice that started in the 1930s as a bid to get people to vacation in the city) and emphasized the “ease” of beach-side living in the modern era. Hermosa Beach now featured a new emphasis on “modern, outdoor living” and “new homes, modern apartments and handsome beach cottages” that “replaced many of Hermosa’s older structures.” The two commercial areas, one located at the intersection of Hermosa and Pier avenues and the other located at the intersection of Pier Avenue and Pacific Coast Highway, were modernized and expanded in this era, with new “brand name” commercial stores constructed along Hermosa Avenue and Pacific Coast Highway (Hermosa Beach Review, 1957a). A newspaper advertisement from 1957 boasted that both shopping centers “cater to a five-mile area with more than 100,00 people” (Hermosa Beach Review, 1957b).
If the 1950s was a decade of residential and commercial improvements, the 1960s brought improvements to the civic and institutional entities of the city. In January of 1965, a new Hermosa Beach city hall
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building was constructed for $328,290 (approximately $3.8 million dollars adjusted for inflation) in the also newly constructed civic center area of the city at the intersection of Pier Avenue and Valley Drive (Hermosa Beach Review¸1965). Bank buildings during this period in Hermosa Beach, as well as in neighboring cities of Redondo Beach and Manhattan Beach, were constructed as large buildings with ample parking spaces in the Post-Modern Style, visually representing the prosperity of the beach cities as they modernized during this era. Simultaneously, the Hermosa Beach Biltmore Hotel was demolished in 1969 and the land would eventually become a public park (Gnerre 2016).
Although the Pacific Electric Railway ceased operations through Hermosa Beach around early 1940, the intersection of Hermosa and Pier avenues retained its notoriety as the commercial center of town (Hermosa Beach Review 1939). The 1960s saw the demolition of the older buildings between the 12th Street alley and 11th Street for a parking lot in 1961 and the construction of a new, large bank building on the northwest corner of the intersection in the Modern style in 1969.
These changes are reflective of the general trends occurring across the city of Los Angeles and other cities within Los Angeles County. The presence and accessibility of the automobile in the mid-century led to the forced adjustment of early shopping centers due to the issues surrounding parking. Early twentieth century shopping centers in this era were either abandoned by consumers in preference to newer construction with more parking availability, or (as in the case of Hermosa and Pier avenues), buildings were demolished and the area was readjusted to accommodate the automobile in the form of the creation of parking lots and the adjustment of buildings to accommodate the presence of a larger consumer population.
2.5 BRIEF HISTORY OF BANK OF AMERICA
As with many banks during the early decades of the twentieth century, the Bank of America as it exists today was largely the result of the merger and acquisition of two banks in California in 1929: The Bank of America, Los Angeles and the Bank of Italy.
The Bank of America, Los Angeles, founded by Orra Monnette, was also formed as a result of various mergers that occurred in the early 1900s. Beginning with the American National Bank of Los Angeles, this bank was merged with Citizen Trust and Savings Bank, which in turn was merged with Broadway Bank and Trust Company, and would become the Citizens Bank and Trust company, which was re-named the Bank of America, Los Angeles in 1923. Bank of America, Los Angeles quickly became notable for its advanced bank branch system. After its first year in operation, Bank of America, Los Angeles had eight branches located in the City of Los Angeles (not including the Downtown Los Angeles headquarters) and an additional 13 branches in the surrounding cities in Los Angeles County (Cross 1927:318).
The Bank of Italy, on the other hand, was founded in 1904 by Amadeo Pietro Gianni. It was established to serve the working-class citizens of the San Francisco area, and grew in both monetary assets and respect in the aftermath of the San Francisco earthquake and subsequent fire of 1906. As one of the few banking institutions to retain assets and to open for the people of San Francisco in the immediate wake of the fires, the Bank of Italy was recognized as playing an integral role in the re-building and re-growth of the city.
The Bank of Italy founded its headquarters in the downtown San Francisco area (still known today as the Bank of Italy Building) and began opening branches and expanding across the Bay Area and beyond. By 1918, the Bank of Italy had 24 branches across the state (Christian 1977:8-9; Gatto 2025).
Monnette, founder of the Bank of America, Los Angeles, had intended to merge his bank with a larger bank after capital was built, and approached Gianni. Both founders were concerned about the state of the American economy and began pursuing a merger in 1928. The two banks were officially merged in 1929,
2.0 Historic Context and Overview
90 Pier Avenue Project HRER 15
a few months prior to the stock market crash of the same year. In 1930, the bank was re-named Bank of America National Trust and Savings Association, and Giani and Monnette served as co-chairs of the bank. (Gatto 2025).
The Bank of America continued to expand throughout the state during the 1930s, in some cases acquiring and overtaking the small local banks that began in the first decades of the twentieth century and went defunct as a result of the 1929 stock market crash. These immediate acquisitions helped to expand and legitimize the bank across Southern California. After the initial merger and stock market crash in 1930, Bank of America held 453 banking offices, but by 1945, grew by only a fraction to 493. (BGFR 1932; Chrisian 1977:8).
Due to the federal regulations of the time, Bank of America was not permitted to expand beyond California until the 1980s. Despite this, founder Amadeo Gianni continued to seek ways to grow wealth and develop. One of these ways was the founding of the Transamerica Corporation which was used as a means to begin enterprise in the insurance industry, beginning in the 1930s. This eventually forced the passing of the Bank Holding Company Act of 1956, which prohibited banks from owning subsidiaries like insurance companies. Early attempts at expanding outside the state were prohibited (again forcing the passing of federal regulations), and as a result the company that was forced to separate from Bank of America became the First Interstate Bancorp which was later acquired by Wells Fargo. (Schepp 2025) During the various social, financial, and institutional crises that characterized California in the period of the late 1960s and early 1970s, Bank of America branches were targeted in particular. With suggestions that Bank of America particularly represented an antithetical ideal to the youth culture at the time, in just over one year between 1970 and 1971, for example, there were 66 attacks on Bank of America branches, of which 53 were fire-bombings and 13 were arson fires. This led to the closure, the remodel, or the relocation of many California Bank of America branches around this time. (Sharbutt 1971) Bank of America was also known for enabling the linking of credit cards and bank accounts. In 1958, BankAmericard was introduced. This would later be renamed to Visa in 1978. In 1983, Bank of America expanded outside of California, and begun another round of mergers and acquisitions into the 1990s, and is presently the result of the merger of NationsBank and Bank of America in 1998. (Schepp 2025).
2.6 SITE-SPECIFIC HISTORY
As the buildings around the intersection of Hermosa and Pier avenues were constructed throughout the early decades of the twentieth century, the southwest corner of this already central intersection began to be heavily eyed for development. Los Angeles County Assessor records incorrectly indicate the current budling at 90 Pier Avenue was construction in 1927; the bank building on the southwest corner of Hermosa and Pier avenues was actually constructed in 1922 (Los Angeles Times, 1922a; Los Angeles Times, 1923) (Figure 4). It is unclear whether an existing structure was demolished for the new bank building, or if the land was empty. One of six structures slated for construction in Hermosa Beach in 1922 alone, this building was described even before its erection as to be “one of the finest buildings in Hermosa Beach” with plans for a “front of white brick” in order to conform to the style of building along Pier Avenue at the time (Los Angeles Times 1922a; Hermosa Beach Review 1922a). Erected for E.J. Young, president and founder of National Bank of Hermosa Beach, the bank the building was constructed by contractor John MacCready and was to be a “highly imposing” building, consistently referred to as “one of the finest buildings in a town of this size anywhere in the country” (The Redondo Reflex, 1922; Hermosa Beach Review 1922b). It was constructed with great future prosperity in mind, as the foundation and walls were designed to support up to six stories. While initial plans called for one story, the owner “expect[ed] to add more as the town grows” (Hermosa Beach Review 1922b). The final cost for the