Planning commission approves two detached condominiums at 624 First Place

The Hermosa Beach Planning Commission unanimously approved a conditional use permit, a precise development plan and a tentative parcel map allowing two detached condominium buildings at 624 First Place, the commission announced after a public hearing and staff presentation.

Assistant Planner Didi Tran told the commission the project would demolish a 1923 single-family residence on a 4,590-square-foot interior lot and replace it with two detached condominium units, increasing the number of homes on the parcel by one. Tran said staff determined the project qualifies for a Class 3 categorical exemption under the California Environmental Quality Act and that the proposal conforms to the R-2 zoning and applicable condominium standards.

The staff presentation described Unit A as the front-facing unit with about 2,878 square feet of living area and Unit B as the rear unit with about 3,080 square feet. Each unit includes a sublevel and two above-grade floors plus a rooftop deck; the proposed shared driveway would be 9 feet, 2 inches wide and lead to two two-car garages plus one guest parking space adjacent to the rear garage. Tran said prior-occupant forms provided to the city showed no protected units on the site, so replacement housing was not required.

Applicant representative Stacy Strauss of Saror and Associates described the project as a condominium development with recorded covenants, conditions and restrictions (CC&Rs) that, she said, would require garage space to remain available for vehicular parking and preserve guest parking. Strauss said the subdivision would create individually owned units and argued that the project “brings additional housing to the community” while generating permit and school fees and property tax revenue.

One member of the public, Christopher Tessa, commented that while the project adds housing, it would not provide units affordable to lower-income households. Strauss responded that the project is market-rate and urged the city to address affordable-housing goals at the programmatic level rather than on a single parcel.

Commission discussion touched on tree impacts and stormwater features shown in plan sheets. Commissioner questions elicited staff explanation that on-site stormwater capture devices are a standard requirement under federal and state clean-water regulations for new development. Commissioners also noted tree preservation concerns and that there is no city tree-preservation ordinance for private property, so removal of a backyard tree would be allowed if necessary for construction.

After deliberation Commissioner [name not specified in record] moved to adopt staff recommendations; another commissioner seconded. A roll-call vote recorded affirmative votes from Commissioner McNally, Commissioner Flaherty, Commissioner Hoffman, Vice Chair Zant and Chair Hirsch. The motion carried 5-0.

Staff recommended, and the commission adopted, a resolution finding the project categorically exempt from CEQA and approving Conditional Use Permit CUP 24-11, Precise Development Plan PDP 24-12 and Tentative Parcel Map TPM 84586, subject to standard conditions listed in the staff report.

The commission did not add conditions beyond those in staff’s recommended resolution. The project record includes plan sheets, the staff report analysis of conformance with the Hermosa Beach Municipal Code and the single public comment submitted before the hearing.

The approved entitlements allow demolition of the existing house and subdivision of the lot; subsequent issuance of building permits and compliance with the approved conditions will govern construction timing and any required inspections.