CITY OF HERMOSA BEACHPLANNING COMMISSION MEETING MINUTESTuesday, January 20, 2026 5:00 P.m. - 11:00 P.m.Council Chambers1315 Valley DriveHermosa Beach, CA 90254Members Present:Chairperson Stephen Izant, Vice Chairperson Michael Flaherty, Commissioner Peter Hoffman, Commissioner Greg McNally, and Commissioner Kate Hirsh Staff Present:Planning Manager Alexis Oropeza, Assistant Planner Jake Whitney, Senior Office Assistant Holly Honma, Assistant Planner Johnny Case, Community Development Director Alison Becker, Assistant Planner DeDe Tran, and Interim City Attorney Sarah Locklin 1.CALL TO ORDER Public Comments: Chairperson Stephen Izant called the meeting to order at 5:00 p.m.2.PLEDGE OF ALLEGIANCE Public Comments: The Pledge of Allegiance was led by Chairperson Izant.3.ROLL CALL Public Comments: Senior Office Assistant Holly Honma announced a quorum. 4.APPROVAL OF AGENDA Public Comments: Moved by:Vice Chairperson FlahertySeconded by:Commissioner HirshTo approve the order of the agenda. Ayes (5)Chairperson Izant, Commissioner Hoffman, Commissioner Hirsh, Vice Chairperson Flaherty, and Commissioner McNallyMotion Carried5.PUBLIC COMMENT Public CommentstonyhigginsI hope the commission will take its oversight responsibilities on behalf of our residents seriously and carefully review the Commissioners Handbook that staff proposed to the Council. see above pdf Note in my previous post the pdf was not included. thanks tonyhigginsI hope the commission will take its oversight responsibilities on behalf of our residents seriously and carefully review the Commissioners Handbook that staff proposed to the Council. see above pdf thanks In Person Public Comments: None Virtual Public Comments: None 6.CONSENT CALENDAR Public Comments: Moved by:Commissioner HoffmanSeconded by:Commissioner HirshTo approve the Consent Calendar. Ayes (5)Chairperson Izant, Commissioner Hoffman, Commissioner Hirsh, Vice Chairperson Flaherty, and Commissioner McNallyMotion Carried6.aACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF DECEMBER 16, 2025. - 26-CDD-014 Attachments | Public Comments1.ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF DECEMBER 16, 2025 - 26-CDD-014.pdf2.Planning Commission Special Meeting Minutes_Dec16_2025.pdf(Administrative Assistant Nancy Blinzler)Moved by:Commissioner HoffmanSeconded by:Commissioner HirshTo receive and file the action minutes of the Planning Commission special meeting of December 16, 2025.Motion Carried7.PUBLIC HEARING Public Comments: 7.aLOCATION: 703 PIER AVENUE - 26-CDD-010 Attachments | Public Comments1.STAFF REPORT - 703 Pier Ave CUP - 26-CDD-010.pdf2.Attachment 1. Draft Resolution.pdf3.Attachment 2. Zoning Map.pdf4.Attachment 3. Project Plans.pdf5.Attachment 4. Business Operation Narrative.pdf6.Attachment 5. Public Notice Package.pdfLaura PenaDear Planning Commissioners, I’m writing in strong support of the proposed Club Pilates at 703 Pier Avenue. With that said, I want to raise a few questions to better understand and help clarify the Conditional Use Permit (CUP) process as it applies here, both for this applicant and for future small fitness businesses considering opening in our City. After reviewing the staff report and the business operations narrative, this appears to be a quiet, boutique fitness studio with small class sizes, no amplified music, and limited activity, very much in line with what most people think of as a gym or health and fitness center. Given that the property is located in SPA-8, which refers to C-3 General Commercial uses, and that gymnasium / health and fitness centers are listed as a permitted use in the Municipal Code 17.26.030, I was hoping for a bit more clarity on the process. Specifically, I’m trying to understand why the use was initially classified as an “Assembly Hall,” requiring a CUP, and then ultimately analyzed and conditioned as a gymnasium / health and fitness center. From a layperson’s perspective, that distinction isn’t obvious, and I worry it may be confusing for future applicants trying to understand what is allowed by right versus what requires discretionary approval. I raise this in the spirit of being supportive of both the applicant and the City. CUPs can be costly and time intensive for small business owners, requiring application fees, preparation time, and often professional assistance. They also require substantial staff time to prepare and process. When a use appears to otherwise fit squarely within what the code already permits, it’s helpful for everyone including applicants, staff, and decision makers alike to clearly understand why that extra step is needed. One additional, forward looking question that may help the applicant: if the CUP is approved as proposed, would a future adjustment to Saturday or Sunday operating hours require an amended CUP? If so, it might be helpful to flag that now, so the business owner understands the long term implications and can decide whether any reasonable flexibility should be addressed upfront rather than through another amendment later. As always, I appreciate your thoughtful consideration. Laura PenaPROJECT DESCRIPTION: A CONDITIONAL USE PERMIT (CUP25-16) TO ALLOW THE OPERATION OF A PILATES STUDIO (CLUB PILATES) WITHIN AN EXISTING 2,425-SQUARE-FOOT COMMERCIAL SPACE LOCATED AT 703 PIER AVENUE, SUITE H14, IN THE SPECIFIC PLAN AREA 8 (SPA-8) ZONE.CEQA: Determine the project is exempt from the California Environmental Quality Act.(Assistant Planner Johnny Case)Assistant Planner Johnny Case provided a presentation. Commissioner Hoffman asked various questions. Johnny Case provided information. Planning Manager Alexis Oropeza provided information. Director Alison Becker provided information. Vice Chairperson Flaherty asked various questions. Commissioner McNally asked various questions. Commissioner Hirsch asked various questions. Chairperson Izant provided various questions. In Person Public Comments: None Virtual Public Comments: None Moved by:Commissioner HoffmanSeconded by:Commissioner Hirsh To determine the project is categorically exempt from the California Environmental Quality Act; and adopt a Resolution approving a Conditional Use Permit to allow the operation of a Pilates Studio (Club Pilates) within an existing 2,425-square-foot commercial space located at 703 Pier Avenue, Suite H14, with an amendment to eliminate Condition of Approval pertaining to hours of operation (Section 2, subsection 9 of draft Resolution). Ayes (5)Commissioner Hirsh, Commissioner Hoffman, Vice Chairperson Flaherty, Commissioner McNally, and Chairperson IzantMotion Carried7.bLOCATION: 520 25th STREET - 26-CDD-005 Attachments | Public Comments1.STAFF REPORT - 520 25th St 2 Unit Condos - 26-CDD-005.pdf2.Attachment 1. Draft PC Resolution 26-XX.pdf3.Attachment 2. Zoning Map(1).pdf4.Attachment 3. Project Plans(1).pdf5.Attachment 4. Vesting Tentative Parcel Map No. 84845.pdf6.Attachment 5. Public Notice Package(1).pdfMC GuerryI live a few doors down from this lot and I support this project. I just wish they could add more units than one. I also hope the final lot is actually occupied by two households.PROJECT DESCRIPTION: ADOPT A RESOLUTION APPROVING CONDITIONAL USE PERMIT (CUP25-12), PRECISE DEVELOPMENT PLAN (PDP25-09), AND VESTING TENTATIVE PARCEL MAP NO. 84845 FOR NEW TWO-UNIT RESIDENTIAL CONDOMINIUMS AT 520 25TH STREET IN THE TWO DWELLING UNITS PER LOT ZONE (R-1A).CEQA: Determine the project is categorically exempt from the California Environmental Quality Act.(Assistant Planner DeDe Tran)Assistant Planner Dede Tran provided a presentation. Stacey Strauss from Srour & Associates on behalf of the applicant Dennis Cleland, D.C Construction, provided information. Commissioner McNally asked various questions Commissioner Hirsch provided comments. Commissioner Hoffman provided comments. Vice Chairperson Flaherty provided comments. In Person Public Comments: None Virtual Public Comments: None Moved by:Commissioner HoffmanSeconded by:Vice Chairperson FlahertyTo determine the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to a Class 3 categorical exemption, as defined in section 15303 of the CEQA Guidelines for new construction and conversion of small structures; and adopt a Resolution approving Conditional Use Permit (CUP25-12), Precise Development Plan (PDP25-09), and Vesting Tentative Parcel Map No. 84845 permitting two-unit residential condominium buildings in the Two Dwelling Units Per Lot Zone (R-1A) subject to conditions.Ayes (5)Commissioner Hirsh, Commissioner Hoffman, Commissioner McNally, Vice Chairperson Flaherty, and Chairperson IzantMotion Carried7.cLOCATION- CITYWIDE - 26-CDD-007 Attachments | Public Comments1.STAFF REPORT - Zone Text Amendment ADUs - 26-CDD-007.pdf2.Attachment 1. Draft PC Resolution.pdf3.Attachment 2. Draft Ordinance.pdf4.Attachment 3. CA Housing and Community Development Department Letter.pdf5.Attachment 4. Public Notification Package.pdfPROJECT DESCRIPTION: A ZONING TEXT AMENDMENT (TA26-01), AMENDING CHAPTER 17.21 OF THE HERMOSA BEACH MUNICIPAL CODE RELATING TO ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS. CEQA: Find the action to be Statutorily Exempt from CEQA under Public Resources Code § 21080.17.Associate Planner Jake Whitney provided a presentation. Vice Chairperson Flaherty asked various questions. Planning Manager Alexis Oropeza provided information. Commissioner Hirsch requested that future code initiatives be redlined. Chairperson Izant mentioned that Section e. is missing a number. Commissioner Hoffman provided comments. In Person Public Comments: None Virtual Public Comments: Anthony Higgins Moved by:Commissioner HoffmanSeconded by:Vice Chairperson Flaherty To determine that the adoption of the proposed ordinance is statutorily exempt from review under the California Environmental Quality Act (CEQA) under Public Resources Code Section 21080.17; and adopt a Resolution recommending that the City Council adopt the proposed ordinance. Ayes (5)Commissioner McNally, Commissioner Hirsh, Commissioner Hoffman, Vice Chairperson Flaherty, and Chairperson IzantMotion Carried7.dLOCATION- CITYWIDE - 26-CDD-007 Public Comments: PROJECT DESCRIPTION: A ZONING TEXT AMENDMENT (TA26-01), REPEALING AND REPLACING CHAPTER 17.21 OF THE HERMOSA BEACH MUNICIPAL CODE RELATING TO ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS. CEQA: Find the action to be Statutorily Exempt from the California Environmental Quality Act (CEQA) under Public Resources Code § 21080.17. 8.COMMUNITY DEVELOPMENT DIRECTOR REPORT Public Comments: Director Becker announced that the position of Administrative Assistant has been posted online, and that the Boards & Commissions Handbook will be circulated to the commission, and will then go to City Council for possible adoption. Director Becker mentioned that she received an email regarding the code section concerning convex slope determinations and is seeking history on the topic. Commissioner Hoffman provided comments. Vice Chairperson Flaherty provided comments. Chairperson Izant asked various questions City Attorney Sarah Locklin provided information. Chairperson Izant suggested that we follow the code and make no changes. 9.PLANNING COMMISSION COMMENTS Public Comments: 10.FUTURE AGENDA ITEMS Public Comments: Questions from Planning Commission members regarding the status of future agenda items. No discussion or debate of these requests shall be undertaken.10.aPLANNING COMMISSION TENTATIVE FUTURE AGENDA Public Comments: 10.a.1PLANNING COMMISSION TENTATIVE FUTURE AGENDA - 26-CDD-015 Attachments | Public Comments1.STAFF REPORT - PC Tentative Future Agenda Feb - 26-CDD-015.pdf2.Attachment 1. Planning Commission Tentative Agenda .pdf(Planning Manager Alexis Oropeza)Moved by:Commissioner HoffmanSeconded by:Commissioner HirshTo receive and file the February 17, 2026, Planning Commission tentative future agenda.Ayes (5)Commissioner Hirsh, Commissioner Hoffman, Commissioner McNally, Vice Chairperson Flaherty, and Chairperson IzantMotion Carried11.ADJOURNMENT Public Comments: The meeting was adjourned at 6:25 p.m.No Item Selected Attachments (0) | Public Comments (0)This item has no attachments.1.STAFF REPORT - 703 Pier Ave CUP - 26-CDD-010.pdf2.Attachment 1. Draft Resolution.pdf3.Attachment 2. Zoning Map.pdf4.Attachment 3. Project Plans.pdf5.Attachment 4. Business Operation Narrative.pdf6.Attachment 5. Public Notice Package.pdf1.STAFF REPORT - Zone Text Amendment ADUs - 26-CDD-007.pdf2.Attachment 1. Draft PC Resolution.pdf3.Attachment 2. Draft Ordinance.pdf4.Attachment 3. CA Housing and Community Development Department Letter.pdf5.Attachment 4. Public Notification Package.pdf1.STAFF REPORT - 520 25th St 2 Unit Condos - 26-CDD-005.pdf2.Attachment 1. Draft PC Resolution 26-XX.pdf3.Attachment 2. Zoning Map(1).pdf4.Attachment 3. Project Plans(1).pdf5.Attachment 4. Vesting Tentative Parcel Map No. 84845.pdf6.Attachment 5. Public Notice Package(1).pdf1.STAFF REPORT - PC Tentative Future Agenda Feb - 26-CDD-015.pdf2.Attachment 1. Planning Commission Tentative Agenda .pdf1.ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF DECEMBER 16, 2025 - 26-CDD-014.pdf2.Planning Commission Special Meeting Minutes_Dec16_2025.pdfThis item has no public commenttonyhiggins (No Position)I hope the commission will take its oversight responsibilities on behalf of our residents seriously and carefully review the Commissioners Handbook that staff proposed to the Council. see above pdf Note in my previous post the pdf was not included. thanks tonyhiggins (No Position)I hope the commission will take its oversight responsibilities on behalf of our residents seriously and carefully review the Commissioners Handbook that staff proposed to the Council. see above pdf thanks Laura Pena (For)Dear Planning Commissioners, I’m writing in strong support of the proposed Club Pilates at 703 Pier Avenue. With that said, I want to raise a few questions to better understand and help clarify the Conditional Use Permit (CUP) process as it applies here, both for this applicant and for future small fitness businesses considering opening in our City. After reviewing the staff report and the business operations narrative, this appears to be a quiet, boutique fitness studio with small class sizes, no amplified music, and limited activity, very much in line with what most people think of as a gym or health and fitness center. Given that the property is located in SPA-8, which refers to C-3 General Commercial uses, and that gymnasium / health and fitness centers are listed as a permitted use in the Municipal Code 17.26.030, I was hoping for a bit more clarity on the process. Specifically, I’m trying to understand why the use was initially classified as an “Assembly Hall,” requiring a CUP, and then ultimately analyzed and conditioned as a gymnasium / health and fitness center. From a layperson’s perspective, that distinction isn’t obvious, and I worry it may be confusing for future applicants trying to understand what is allowed by right versus what requires discretionary approval. I raise this in the spirit of being supportive of both the applicant and the City. CUPs can be costly and time intensive for small business owners, requiring application fees, preparation time, and often professional assistance. They also require substantial staff time to prepare and process. When a use appears to otherwise fit squarely within what the code already permits, it’s helpful for everyone including applicants, staff, and decision makers alike to clearly understand why that extra step is needed. One additional, forward looking question that may help the applicant: if the CUP is approved as proposed, would a future adjustment to Saturday or Sunday operating hours require an amended CUP? If so, it might be helpful to flag that now, so the business owner understands the long term implications and can decide whether any reasonable flexibility should be addressed upfront rather than through another amendment later. As always, I appreciate your thoughtful consideration. Laura PenaMC Guerry (For)I live a few doors down from this lot and I support this project. I just wish they could add more units than one. I also hope the final lot is actually occupied by two households.