[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6588939,"mediaKeyId","5491330-4cbceeb7a21749ef614d81fdbf5a5b85","parentId",5491330,"title","Commission approves 13‑unit condominium subdivision at 911 First Street with traffic‑plan requirement","audioSeconds",2628,"startMs",4821000,"endMs",7449000,"viewUrl","/Search/View?dp=1&key=5491330-4cbceeb7a21749ef614d81fdbf5a5b85&start=4821&end=7449","thumbnailUrl","https://assets.pipeline.soar.com/5491330-4cbceeb7a21749ef614d81fdbf5a5b85/thumbnail_4821000.jpg","articleUrl","/articles/6588939/Hermosa-Beach-City/Los-Angeles-County/California/Commission-approves-13unit-condominium-subdivision-at-911-First-Street-with-trafficplan-requirement","mediaUrl","https://secure.pipeline.soar.com/6588939-c5cd9acac6fd59bc72c27282116316c2/orig.mp4?Expires=1771156514&Signature=h~LZ~~EKIfI0YSc8SiYPSJxwDX5dZnz7OGE9Yeaz7KhNUPSzCbBzRRy3cH~sGdBG41ZConw~kkOHneTekSiNnAXteVA36RoP0KS4C4jCI26ko5cuXhkxvqPysaFJ2Ykl4sM7o4rwP3bhJuBWYwTn5bnaNhRFlNI7uzsi0YSB0utKS8942lmiTahPNh3iZmEbK62fscYOBqIG16crIbYRX2lkvqEm6D8roiRF8Pc15YsgG0qj5Rfxo2Kt7gtVD2BzctuJ-MjmZFjIPsxRbUGcxAaSt84NmtWjS6NHfkbDzbgpaqyBZc4gLuHZ6WhbyOJgKi~d4VMlRIxKBCIqnephdg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Hermosa Beach, CA","date","2025-07-29T03:39:41.87Z","article","Hermosa Beach Planning Commission approved, 5–0, a conditional use permit, precise development plan and tentative tract map on July 28 to allow consolidation of three lots at 911 First Street into a single ground lot and construction of four buildings with 13 condominiums and a small commercial unit, subject to conditions including a requirement that the applicant submit a traffic/haul plan for staff review.

Staff contract planner Kanika Pompey presented the proposal, describing the site as three contiguous interior lots totaling roughly 20,213 square feet east of Pacific Coast Highway. The project would create 12 residential condominium units plus one small commercial unit (about 245 square feet). Each residential unit includes an attached two‑car garage; staff reported a total of 31 off‑street parking spaces (24 garage spaces and seven guest/ADA spaces). Pompey said the project was evaluated against objective RP (multifamily residential) standards and the city's general plan policies encouraging a variety of housing types and proximity to daily services; staff recommended the commission determine the project categorically exempt under CEQA Guideline section 15332 (infill) and adopt Resolution 25‑10 approving the entitlements.

Applicant Lorenzo Schiapa, who identified himself as a Hermosa Beach resident and co‑applicant with his father, said the design intentionally keeps density below the specific‑plan maximum (12 units vs. allowed 15), provides center‑drive access to eliminate one curb cut and gain parking, and includes larger setbacks and open space to reduce bulk and maintain light between buildings. He estimated on‑site construction would take about 12–14 months after building permits are issued; grading and haul operations could be staged separately.

Public commenters raised concerns about density, traffic, and construction staging. Neighbors described First Street as an already congested corridor and asked how construction staging, worker parking, and haul routes would be managed. One commenter asked whether construction workers could use an adjacent, largely unused parking lot and voiced skepticism about multiple concurrent nearby projects. Applicants said they plan to try to arrange off‑site worker parking and suggested talking to the neighboring property owner about temporary parking; they also committed to staging most materials on site and to provide a hauling/traffic plan.

During commission deliberations, members said the project complies with applicable development standards and provides more on‑site parking than some recent infill projects. Several commissioners emphasized mitigations or permit conditions to reduce construction impacts: they asked staff to require a hauling/traffic control plan to limit construction ingress/egress impacts on First Street (for example, preferring truck access from PCH for heavy hauling operations) and to avoid unnecessary curb cuts. Commissioner Flaherty asked that the applicant pursue use of the adjacent parking lot for staging or worker parking during construction.

The motion to adopt Resolution 25‑10 approving CUP 24‑09, PDP 24‑09 and Tentative Tract Map No. 83011 carried 5–0. The commission's approval included the staff‑requested technical corrections to section 4 of the resolution (to correct application numbers and hearing date) and a condition requiring the applicant to submit a traffic/haul plan for staff review and approval prior to issuance of grading or building permits (exact timing to be coordinated with staff). No affordable housing units were identified as part of this development; staff noted the site was included in the city's housing element inventory and thus contributes to RHNA targets.

Commissioners asked staff to verify screening and location of trash and transformer enclosures during plan review and to ensure the project's landscape/open‑space dimensions meet code prior to permit issuance. Staff noted the project had been the subject of prior applications and a 2022 council denial of a related amendment; the current application proceeded under preliminary application timing consistent with the Housing Crisis Act of 2019 and the applicant's 2024 formal filings.","mediaType","Video","parentTitle","Hermosa Beach Planning Commission Meeting - July 28, 2025","oneSentenceSummary","The Planning Commission voted 5‑0 to approve a proposal to consolidate three lots at 911 First Street into a single lot and construct 13 condominiums and one commercial unit; the approval includes a requirement that the applicant submit a traffic/haul plan for staff review and that staff correct resolution references.","taxTitle","Hermosa Beach City, Los Angeles County, California","taxId",71860,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6588943,"Hermosa Beach planning commissioners approve three-story mixed-use building at 54 Hermosa Avenue with conditions",3511,1300000,4811000,"/Search/View?dp=1&key=5491330-4cbceeb7a21749ef614d81fdbf5a5b85&start=1300&end=4811","https://assets.pipeline.soar.com/5491330-4cbceeb7a21749ef614d81fdbf5a5b85/thumbnail_1300000.jpg","/articles/6588943/Hermosa-Beach-City/Los-Angeles-County/California/Hermosa-Beach-planning-commissioners-approve-three-story-mixed-use-building-at-54-Hermosa-Avenue-with-conditions","https://secure.pipeline.soar.com/6588943-8d8e1451261b4c457c7af191b5acaffa/orig.mp4?Expires=1771156515&Signature=M7Hh6ejnQ3nQs07fkIeJTPXM0igqjGT82gItbOXjQmuyRX6XBQvGPT-X9C~hMecroS2xxdbSxoqem3yAfIeTBSstnFj4Dy69oeagr1AJPpAhcOyqPdzltgqlqOKs7s2ZlpoHHUNcR4eOwnF8PMHjSLSU~BzOofjqhqNztjX-8snEjQDn6P7BCgezuF-Hpw3UXsu3G1M593sIzSPbQsSP~GQ2JWCvDKHdfc2oe26dtMIVmRro3jFBUwFMDuDHMkoQasCd0AV6Dnh3X9RmrOsKujib8NgIPiI7EunWCScLEg4XF-J~ifJqmWWSUUAoO06gYDJ6DfnngKRXGj55SsGJAA__&Key-Pair-Id=KUT5TJCACFTXG","Hermosa Beach Planning Commission approved a conditional use permit and precise development plan on July 28 to allow a three‑story mixed‑use building at 54 Hermosa Avenue, voting 5–0 after adding conditions addressing short‑term rental limits and trash storage review.

The commission's decision allows demolition of an existing ~1,200‑square‑foot commercial building and construction of a new three‑story structure containing a 950‑square‑foot ground‑floor retail unit, a single‑family residence with attached two‑car garage and roof deck, and an 813‑square‑foot accessory dwelling unit (ADU) with a roof deck. Staff found the project complies with the Hermosa Beach Municipal Code and recommended a categorical exemption under CEQA Guideline section 15303 (new construction).

Staff contract planner Kanika Pompey told commissioners the 2,340‑square‑foot interior lot is in the Neighborhood Commercial (C‑1) zone and carries a general plan land‑use designation of neighborhood commercial. The site currently has three at‑grade parking stalls and no landscaping; the project proposes no new public landscaping at this stage, though any future landscaping would need to meet the city's water‑efficient landscaping requirements. Pompey said the project meets applicable development standards and the city's housing element policies encouraging ADUs and access to daily activities.

Commissioners and members of the public focused on parking, use of the ADU, short‑term rentals (STRs), and trash storage. Pompey explained that under current local code the C‑1 zone requires no on‑site parking for the first 5,000 square feet of ground‑floor nonresidential space that is not an office or late‑night alcohol outlet; because the proposed commercial unit is roughly 952 square feet, no commercial parking is required. The single‑family residence will provide two off‑street parking spaces plus one guest space.

Residents Scott and Rachel Hayes, who live across Palm Drive, urged commissioners to require parking equivalent to nearby projects, to prohibit short‑term rentals, and to ensure adequate trash storage. Scott Hayes questioned whether the second unit qualifies as an ADU under the municipal code and expressed concern that labeling it an ADU could be used to avoid parking requirements; he asked for specific prohibition language to keep units from becoming STRs. The Hayeses also noted past citations they attributed to the applicant at another rental property and asked that the commission restrict STRs in conditions of approval.

Applicant representative Yvonne Bernard and architect Charles Bloodburger responded in public comment that they intend to follow the approved plans, do not plan STR use, and expect a construction timeline of roughly 18–30 months once a building permit is pulled; Bloodburger said the stairs to the roof deck will remain open to the sky unless later revised.

During deliberations, commissioners repeatedly noted the project is code‑compliant but expressed concern about enforcement of permitted uses after construction. Vice Chair Azzant proposed — and the commission agreed to add — language to the conditions of approval stating that neither the condominium nor the ADU may be used as a short‑term rental unless permitted by Hermosa Beach Municipal Code. Commissioners also secured a staff review of the trash enclosure plans before building permit approval to address neighbors' concerns about bin size and access.

The motion to approve the resolution adopting CUP 24‑02 and PDP 24‑01, as amended with the short‑term rental language and the trash‑enclosure review, carried 5–0 (Commissioners McNally, Hoffman, Flaherty, Vice Chair Azzant, Chairperson Hirsch). No public comments on this item were taken by Zoom. The record shows the project was noticed to roughly 494 nearby property owners and published in a legal ad on July 17, 2025.

The commission made no change to the project’s finding that it qualifies for a CEQA categorical exemption under section 15303 (small new construction). Staff will incorporate the added conditions into the final resolution and the project's conditions of approval.

Construction‑period timing, enforcement of ADU and rental rules, and the configuration and capacity of the trash enclosure were flagged for further staff coordination; commissioners asked staff to confirm how the trash area will accommodate the required solid‑waste volumes and to coordinate code‑enforcement follow‑up if needed.","The Planning Commission voted 5-0 to approve a conditional use permit and precise development plan to replace an existing commercial building at 54 Hermosa Ave with a three‑story mixed‑use structure; commissioners added conditions limiting short‑term rentals for the condo/ADU and requiring staff review of the trash enclosure plans.","actionData","errors"]

Article not found

Commission approves 13‑unit condominium subdivision at 911 First Street with traffic‑plan requirement

Hermosa Beach planning commissioners approve three-story mixed-use building at 54 Hermosa Avenue with conditions