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Commission approves rehabilitation at 3232 Hermosa Ave with convex‑slope finding and affordability verification condition
Summary
The commission approved a precise development plan and convex slope determination for the rehabilitation of a four‑unit building at 3232 Hermosa Ave, adopting a modified condition that requires income verification or a covenant to make two units available to lower‑income households if the owner cannot rebut a presumption of protected units.
On Nov. 18 the Hermosa Beach Planning Commission approved a precise development plan and a convex slope determination for a structural rehabilitation and minor addition to a four‑unit apartment building at 3232 Hermosa Ave. The building, constructed in 1923 and currently legal‑nonconforming in several respects, will be rehabilitated to improve unit layouts, increase garage functionality and preserve four units on the site.
Associate Planner Jake Whitney outlined the staff recommendation, explaining the convex slope determination would allow use of alternate spot elevations to calculate building height so the project complies with the 30‑foot maximum. Staff recommended a CEQA Class II exemption for replacement and reconstruction and found the project would not worsen existing nonconformities for parking or open space.
The hearing focused heavily on state law regarding protected units and the administrative process for income verification tied to demolition or redevelopment. Applicant counsel and the applicant argued there is no demolition and that four units will remain; they raised practical and privacy concerns about the city’s process for verifying prior tenants’ incomes. Counsel proposed bifurcating review so the commission could approve the PDP while staff and the applicant worked confidentially on income verification before any demolition or building permit.
City staff and the Community Development Director said income verification can be handled outside the public hearing to protect privacy and proposed a modified condition: prior to issuance of a building permit, if the owner cannot provide evidence that none of the existing units are protected units under state law to the satisfaction of the Community Development Director, the owner shall execute a covenant, subject to the Director’s approval, to make two units available for lower‑income households as defined in state law. Commissioners accepted that approach and approved the PDP and convex slope determination with that condition.
Neighbors who spoke in support urged the commission to allow the project to proceed, noting past tenant displacement but expressing desire to see the property rehabilitated. Commissioners praised the staff analysis of convex‑slope methodology and said the proposed administrative verification process balanced tenant privacy with statutory obligations.
Next steps: staff will work with the applicant and city attorney to complete confidential income verification; if staff is not satisfied the covenant requirement will be recorded prior to permit issuance.
