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Hermosa Beach City Zoning Code

CHAPTER 17

58 Precise Development Plans

17.58.010 Purpose.

This Chapter establishes the Precise Development Plan procedure to ensure that new development supports the goals and objectives of the General Plan and other adopted plans and guidelines. The specific purposes of the Precise Development Plan process are to:

  1. A.
    Promote excellence in design, layout, and other physical features of development to achieve a reasonable level of quality, compatibility, in harmony with the community’s social, economic and environmental objectives;
  2. B.
    Ensure that new and altered development will be compatible with the existing and potential development of the surrounding area; and
  3. C.
    Supplement other City regulations and standards in order to ensure control of physical features of development that are not otherwise addressed.

(Ord. # 23-1471 §44, adopted 11/14/2023, effective 08/05/2024) 

Effective on: 8/5/2024

17.58.020 Applicability and Review Authority.

  • A.
    A Precise Development Plan review is required for all projects that require a permit for new construction, rehabilitation, alteration, or other improvements to the exterior of a structure, site or a parking area except for:
    1. 1.
      Single-family (1 unit) residences; including new construction, remodels or additions thereto; and
    2. 2.
      Remodels or additions of less than one thousand five hundred (1,500) square feet in any zone.
  • B.
    Precise Development Plans shall be decided upon by the Planning Commission with the following exceptions which shall be decided upon by the Community Development Director or designee:
    1. 1.
      New residential projects with two (2) or more dwelling units including a minimum of 20% lower-income units 
    2. 2.
      Projects including a minimum of 20% lower-income units that qualify for a density bonus pursuant to Section 17.42.100
    3. 3.
      Review for projects subject to said non-discretionary precise development plan shall:
      1. a.
        Focus solely on physical design and ensuring conformance with objective development standards; and
      2. b.
        Not constitute a "project" pursuant to the California Environmental Quality Act (CEQA)
  • C.
    Application. All applications for Precise Development Plan shall be filed with the Community Development Department on forms prescribed by the Community Development Director.
  • D.
    Concurrent Processing. When a development project requires a Use Permit, Variance, or any other discretionary approval, the Precise Development Plan application shall be submitted as a part of the application for the underlying permit, Use Permit, or Variance, except as noted in Section 17.58.020(B).
  • E.
    Notification.
    1. 1.
      An application for a Precise Development Plan decided upon by the Community Development Director or design shall require a mailed notice to the applicant.
    2. 2.
      An application for a Precise Development Plan decided upon by the Planning Commission shall require notice, pursuant to Chapter 17.68, Procedure, Hearings, Notices and Fees.
  • F.
    Review Authority
    1. 1.
      Public Hearing is required for projects subject to Section 17.58.020(A). An application for a Precise Development Plan shall require a public hearing before the Planning Commission, pursuant to Chapter 17.68, Procedure, Hearings, Notices and Fees.
    2. 2.
      The Community Development Director shall act as the review authority for projects subject to Section 17.58.020(B). No public hearing shall be required.

    • (Ord. # 23-1471 §44, adopted 11/14/2023, effective 08/05/2024; Ord. # 24-1481 §4, adopted 07/23/2024, effective 08/22/2024) 

    Effective on: 8/22/2024

    17.58.030 Scope of Precise Development Plan Review.

  • A.
    Precise Development Plan Review Considerations. Precise Development Plan review shall be based on consideration of the requirements of this Chapter as they apply to the design of the site plan, structures, landscaping, and other physical features of a proposed project, including:
    1. 1.
      Building proportions, massing, and architectural details.
    2. 2.
      Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment;
    3. 3.
      Size, location, design, development, and arrangement of site access for modes of transportation, including on-site vehicle and bicycle parking.
    4. 4.
      Height, materials, and design of fences, walls, and screen plantings;
    5. 5.
      Location and type of landscaping including selection and size of plant materials, and design of hardscape; and
    6. 6.
      Size, location, design, color, lighting, and materials of all signs.

    • (Ord. # 23-1471 §44, adopted 11/14/2023, effective 08/05/2024) 

    Effective on: 8/5/2024

    17.58.040 Required Findings.

    The review authority must make all of the following findings to approve or conditionally approve a Precise Development Plan application. The inability to make one or more of the findings is grounds for denial of an application.

    1. A.
      The design, layout, and other physical features of the project comply with all other applicable provisions of this Title and all other titles of the Hermosa Beach Municipal Code;
    2. B.
      The design, layout, and other physical features of the project are consistent with the General Plan, and any applicable specific plan or design guidelines; and
    3. C.
      The design, layout, and other physical features of the project comply with any design or development standards applicable to the zone, unless waived or modified pursuant to the provisions of this Title.

    (Ord. # 23-1471 §44, adopted 11/14/2023, effective 08/05/2024) 

    Effective on: 8/5/2024

    17.58.050 Conditions of Approval.

    In approving a Precise Development Plan, the review authority may impose reasonable conditions or restrictions and/or require reasonable guarantees and evidence that such conditions are being, or will be, complied with, to achieve the following outcomes:

    1. A.
      Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies adopted by the city council;
    2. B.
      Achieve the general purposes of this Title or the specific purpose of the zone in which the project is located;
    3. C.
      Achieve the findings for a Precise Development Plan listed in Section 17.58.040, Required Findings; or;
    4. D.
      Mitigate any potentially significant impacts identified because of environmental review conducted in compliance with the California Environmental Quality Act.

    (Ord. # 23-1471 §44, adopted 11/14/2023, effective 08/05/2024) 

    Effective on: 8/5/2024

    17.58.060 Appeals.

  • A.
    Except as noted in Section 17.58.020(B)(1)(a)(1), decisions of the Community Development Director/staff may be appealed to the Planning Commission by filing an appeal within fifteen (15) days of the Director’s decision; provided, that upon affixing the signature of the applicant to an issued permit, the permit shall become effective and the right to appeal shall be waived. Appeals shall be filed in writing with the Community Development Department accompanied by a fee set by resolution of the City Council. Notice of hearing shall be given to the applicant at least ten (10) days prior to the hearing, unless the applicant agrees to waive the requirement so that the matter may be heard at an earlier time. The Commission’s review shall be limited to a determination of whether the application complies with the requirements of the governing section. The filing of an appeal within such time shall stay the effective date of the decision until the Commission has acted on the appeal. The Commission’s decision shall be final and conclusive, unless the governing section specifically provides for a direct or subsequent appeal to the City Council.
  • B.
    Appeals to the City Council shall be filed with the City Clerk accompanied by a fee set by resolution of the City Council. The filing of an appeal within ten (10) days shall stay the effective date of the decision until the Council has acted on the appeal as hereinafter set forth in this title. Upon receipt of a written appeal, the Planning Commission shall transmit to the Council the Planning Commission’s complete record of the case. Notice of hearing shall be given to the applicant at least ten (10) days prior to the hearing, unless the applicant agrees to waive the requirement so that the matter may be heard at an earlier time. The Council shall hear the matter and render a determination as soon as reasonably practicable, but in no event later than sixty (60) days after an appeal has been filed unless requested by the applicant. The Council’s review shall be limited to a determination of whether the application complies with the requirements of the governing section. The Council shall announce its findings within forty (40) calendar days of the hearing, unless good cause is found for an extension, and the decision shall be mailed to the applicant. The Council’s decision shall be final and conclusive.

    • (Ord. # 23-1471 §44, adopted 11/14/2023, effective 08/05/2024) 

    Effective on: 8/5/2024