Planning commission approves remodel of 700 Pacific Coast Highway into six-tenant commercial building over neighbors’ traffic concerns

The Hermosa Beach Planning Commission approved a precise development plan to remodel an existing 4,750-square-foot building at 700 Pacific Coast Highway into a six-unit multi-tenant commercial building, voting 4-1 after a public hearing that included multiple neighborhood comments about driveway circulation and intersection impacts.

Contract planner Kanika Pompey presented the staff report, saying the project would divide the single-tenant building into six commercial units ranging from about 640 to 840 square feet without adding building square footage. The site is a 14,400-square-foot interior lot east of Pacific Coast Highway between Seventh and Eighth streets; the existing surface parking currently provides nine standard stalls. Pompey said the proposal would reconfigure the lot to provide 16 parking stalls (nine standard, five compact, and two ADA), remove an unpermitted canopy and an encroaching block wall from the public right-of-way, and add approximately 1,800 square feet of new landscaping on- and off-site.

Pompey told commissioners the site is in the city’s housing-element overlay and had been listed in the housing-element inventory as a potential site for eight housing units (four moderate, four above-moderate). She said the applicant’s choice to renovate the existing commercial building rather than redevelop with housing would reduce the site’s housing capacity for the current RHNA cycle but staff’s analysis showed the city would still maintain a buffer above its RHNA allocation.

The applicant’s architect (identified as Puyapayan in the record) and owner/developer Maurice Ruffo said the project is a renovation intended to remove a long-standing eyesore and that they had worked with public works and planning staff through an interdepartmental review process. Ruffo said the owner intends to keep the property long-term and pursue tenants such as coffee shops, restaurants and personal services.

Several nearby residents expressed concern about driveway ingress and egress and existing circulation at the intersection of Eighth Street, Seventh Street and Pacific Coast Highway. Neighbors described frequent wrong-way turns and use of the site as a cut-through when the property operated as a car dealership and said converting to six commercial units could increase conflicting turning movements. David Graethon, who identified himself as a public-works commissioner and area resident, urged the commission to consider whether an access couplet (ingress on one side and egress on the other) or other changes could distribute traffic more equitably among adjacent streets.

During discussion commissioners acknowledged the intersection is constrained, that Seventh and Eighth streets have different widths and that signal timing on PCH is set by Caltrans. Commissioners noted staff and public-works review had not required a standalone traffic study because the renovated building does not increase gross floor area; public works supported the project and the applicant proposed widening a curb cut to improve maneuvering. Several commissioners requested stronger directional pavement markings and clear driveway signage to reduce wrong-way entries and improve circulation.

Commissioner votes recorded: McNally, Hoffman, Flaherty and Chair Hirsch voted yes; Vice Chair Zant voted no. Commissioner comments show varying comfort levels: some commissioners said the project improves a rundown site and provides neighborhood amenities; others described the driveway and intersection constraints as significant concerns but not sufficient to deny the project.

Staff recommended adoption of a resolution finding the project categorically exempt from CEQA (Class 1—existing facilities) and approving the precise development plan subject to conditions; the commission approved that recommendation 4-1. The record includes nine written public comments provided before the hearing and multiple in-person statements at the meeting.