[{"_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",6475281,"mediaKeyId","5735069-82a12fad9541b51dbd7e53b8cb46f6cd","parentId",5735069,"title","Planning commission approves remodel of 700 Pacific Coast Highway into six-tenant commercial building over neighbors’ traffic concerns","audioSeconds",3760,"startMs",3760000,"endMs",7520000,"viewUrl","/Search/View?dp=1&key=5735069-82a12fad9541b51dbd7e53b8cb46f6cd&start=3760&end=7520","thumbnailUrl","https://assets.pipeline.soar.com/5735069-82a12fad9541b51dbd7e53b8cb46f6cd/thumbnail_3760000.jpg","articleUrl","/articles/6475281/Hermosa-Beach-City/Los-Angeles-County/California/Planning-commission-approves-remodel-of-700-Pacific-Coast-Highway-into-six-tenant-commercial-building-over-neighbors-traffic-concerns","mediaUrl","https://secure.pipeline.soar.com/6475281-57357be53d92f29331bf800ed1109dbc/orig.mp4?Expires=1771020288&Signature=fhfDYYT5bFc5OpCM9m99FTQyeILymQEo-1X1lzH4KckV8KMVJCb0VCYyQ~mOas9sdAkJwUj8VO06ALbb9hKFEz8KRlzxHaiBlBBUPH5t20lH1J9Zskniz3LJu9vzstl5-2QILoV0doSjDaPj34ubiORFmLJt2a3Dn2gg44h3tl5NSFRZzGJrRPKeMbW48qpzuGw0DH0TMLPjy9-Tot5vCULafsMcpH-7v-fCXUdamCz7OIaCxkp2eyVb97XWb7bXX6uyYntb1Qa2sG5gD-Dor1RJW5Q7i~E-hm6pHtUyAQX9KS6yv9fLAXR3Ujk6nyYPxrhabFmgMvITqPle11DuUQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Hermosa Beach, CA","date","2025-09-09T00:01:31Z","article","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.","mediaType","Video","parentTitle","Hermosa Beach Special Planning Commission Meeting - September 8, 2025","oneSentenceSummary","The commission voted 4-1 to approve a precise development plan to convert a vacant 4,750-square-foot building at 700 Pacific Coast Highway into a six-unit multi-tenant commercial building; commissioners and several neighbors raised concerns about driveway circulation and traffic flow at the Eighth/Seventh Street approaches to PCH.","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},6475287,"Planning commission approves two detached condominiums at 624 First Place",1445,2305000,3750000,"/Search/View?dp=1&key=5735069-82a12fad9541b51dbd7e53b8cb46f6cd&start=2305&end=3750","https://assets.pipeline.soar.com/5735069-82a12fad9541b51dbd7e53b8cb46f6cd/thumbnail_2305000.jpg","/articles/6475287/Hermosa-Beach-City/Los-Angeles-County/California/Planning-commission-approves-two-detached-condominiums-at-624-First-Place","https://secure.pipeline.soar.com/6475287-de72123169949d885f0ed07ba75bb5b1/orig.mp4?Expires=1771020288&Signature=daw8ZNokn8mM9eLesPXzsQgd2bb4zy3Q2-lF5wS6nww1DYJXY67ZisOlDYiA9EEWNbrCjdiVgBU2tkhe64zv~2iPCQvQTINLmgaxQi6THHXZuUyshCm4aJIsenmlUjTNj4EZ9IoPrPHxaxv4XFV56i4t1Mv91lJqJDxnztHWc8sREFzrzvnh4VMZdD1IP~9RUaOhhKN04SEI5ow6cnMCL40cxzMVGqkzwwv2~DA7FuX2ctCsTvH9SeJVz6Ymiz5kV9BU081l98cB8h0ISgS1tqLVU4VYsINf1A-Jl~4G9mqG6ddJqGD~0vA95mMERAkDmp8xG0Vc3iw7TvVXGggLuw__&Key-Pair-Id=KUT5TJCACFTXG","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.","The Hermosa Beach Planning Commission voted 5-0 to approve a conditional use permit, precise development plan and tentative parcel map that will replace a single-family house with two detached condominium buildings at 624 First Place, increasing housing by one unit; staff found the project CEQA-exempt.","actionData","errors"]

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

Planning commission approves two detached condominiums at 624 First Place