Local zoning · Hermosa Beach

Hermosa Beach — Design Review

Q: Do I always need a design (Precise Development Plan) review for a remodel in Hermosa Beach?

Not always. A Precise Development Plan is required for exterior new construction, rehabilitation, alteration, or parking‑area changes unless the work is a single‑family (1 unit) residence or an addition/remodel under 1,500 square feet ; confirm with the Community Development Director before proceeding — see § 17.58.020 .

Q: What are the core findings the city must make to approve a Precise Development Plan?

The review authority must find that the project’s design/layout (1) complies with the rest of Title 17 and the Hermosa Beach Municipal Code, (2) is consistent with the General Plan and applicable design guidelines, and (3) complies with zone design or development standards (unless officially waived) — see § 17.58.040 .

Q: What building heights will the Planning Commission expect for downtown commercial lots?

Commercial zones have specific height caps: C‑1 and C‑2 commonly 30 ft , C‑3 up to 35 ft ; specific plan frontages (e.g., Pier Ave) can have tighter rules and storefront height/setback rules — see Chapter 17.26 and the SPA text for Pier Avenue § 17.38 . Always verify the parcel’s zone and SPA status.

Q: How does parking factor into design review?

PDP review includes site circulation and on‑site vehicle/bicycle parking layout; off‑street parking requirements and dimensions are governed by Chapter 17.44 (e.g., residential stalls 8'6" × 20' inside a garage) and will be reviewed as part of the PDP § 17.58.030(3) .

Q: What if my building is historic or in a designated historic district?

Changes affecting designated historic resources must comply with the Historic Preservation chapter (including Certificates of Appropriateness); these requirements layer on top of PDP standards and may require Council consideration — see Chapter 17.53 (certificates, criteria, and procedures).

Q: If the Community Development Director approves a PDP, can neighbors appeal?

Yes. Director decisions (except certain non‑appealable ministerial matters) may be appealed to the Planning Commission within 15 days of the Director’s decision; Commission decisions can, where allowed, be appealed to City Council as provided in the code — see § 17.58.060 and Chapter 17.68 for hearing/notice rules.

Q: Do design review approvals waive compliance with the building code (Title 24)?

No. Design review controls planning and land‑use design features; building code compliance (the California Building Standards Code, Title 24) remains required for structural, life‑safety, and technical building standards. Building code requirements are enforced separately and may limit what can be permitted by PDP conditions — see § 17.46.015 for height exceptions references to building code standards and the state code. Verify with Building Department and reference the California Building Standards Code.

Q: Can the Planning Commission allow exceptions to height or setback standards?

Yes; the Municipal Code contains exception processes (e.g., to exceed 30 ft to 35 ft in limited cases) and variances or incentive procedures apply (statutory findings and public hearings are typically required) — see § 17.16.020 and the variances chapter 17.54 . If incentives are sought in SPAs (e.g., Pier Avenue), those procedures (and findings) are in Chapter 17.38 .

Q: Where do I find the exact submittal checklist and forms?

The city requires PDP applications on forms prescribed by the Community Development Director; the code directs applicants to file with Community Development and indicates required plan content in § 17.58.020(C–E) and SPA sections (where relevant). Contact Community Development for the current application packet and submittal checklist.

Design Review under the Hermosa Beach local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 3, 2026

Overview

Hermosa Beach handles “design review” primarily through its Precise Development Plan procedure: discretionary review of exterior design, site layout, landscaping, screening, and related features for projects that exceed objective thresholds (or otherwise require discretionary permits). The city’s Precise Development Plan rules set the scope, required findings, decision authorities, appeal rights, and typical conditions; historic resources, specific plan areas, and some zone-specific standards overlay that process. See the city’s zoning rules on design review in § 17.58.010–060 for the core framework.

(Links: this page uses the city’s zoning pages for related topics — see design review, parking, development standards, overlays, ADUs, historic preservation and the state code links in the text below.)

The word design review links to the Hermosa Beach Zoning main page: design review.
When design review touches vehicle rules or count, it will reference parking: parking.
Where I discuss setbacks, bulk, or numeric limits I link to development standards: development standards.
Where a proposal sits inside a plan-area or overlay I link to overlay districts: overlay districts.
If historic properties are involved the Historic Preservation rules apply: Historic Preservation.
ADU-specific interactions call out the ADU rules: ADUs.
Where the building code backstops height, roof elements or safety work I point to the California Building Standards Code: California Building Standards Code.

Controlling local procedure and scope (what “design review” means in Hermosa Beach)

The local, formal design-review route is the Precise Development Plan. Purpose and general direction are in § 17.58.010 (purpose and intent). The Chapter spells out applicability (what triggers review), who decides, what the review must consider, the findings required to approve, and appeal rules (see § 17.58.010–060).
A Precise Development Plan is required for “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 limited single-family and small remodels (single-family homes; additions under 1,500 sf) — see § 17.58.020.
The review authority must evaluate building proportions, massing, architectural details, site orientation, vehicle/bicycle access and on-site parking, fences/walls/screen planting, landscaping/hardscape, and sign character among other items — see § 17.58.030.
Required findings to approve a Precise Development Plan are that the design (a) complies with other code provisions, (b) is consistent with the General Plan and applicable design guidelines, and (c) complies with zone design/development standards (unless waived) — see § 17.58.040.
For many projects the Community Development Director acts as the review authority; larger or discretionary PDPs go to the Planning Commission and require notice/hearing per § 17.58.020 and the hearing rules in Chapter 17.68. Appeals and appeal timelines are in § 17.58.060.

District-by-district (how design review interacts with Hermosa Beach zones)

Below are the Hermosa districts that regularly intersect with design review. Each subsection lists the district name (bolded), short purpose, typical uses, key dimensional standards and where the design-review rules show up.

R‑1 (Single‑Family Residential)

Purpose / typical uses: single-family homes; accessory structures; limited accessory dwelling units per Chapter 17.21. Design-review involvement is limited because single-family homes are generally exempt from Precise Development Plan review, but projects that require other discretionary approvals will invoke PDP rules. See § 17.08.030 for development standards (height, yards, coverage) and § 17.58.020 for PDP applicability.
Key numeric standards (examples): 25 ft max building height; front yard setback equal to 10% of lot depth (min 5 ft, max 10 ft); side yards 3–5 ft (percent-based); rear yard 5 ft (second floor often allowed closer in alley situations) — see § 17.08.030.
Where it applies: citywide single-family parcels; PDP not required for one-unit residences unless tied to other discretionary approvals — see § 17.58.020.

R‑1A (Two dwelling units per lot)

Purpose / typical uses: allows two units on a lot and duplex/condo forms; ADUs interact through Chapter 17.21. See § 17.10.020 for R‑1A development standards. Height: 25 ft in R‑1A; front/side/rear yard rules similar to R‑1 but with R‑1A numeric values. PDP applies when the project needs permits beyond the single-family exemption.

R‑2 / R‑2A / R‑3 (Medium and multiple‑family residential)

Purpose / typical uses: duplexes, multiple dwellings, condos, supportive housing in specific cases. See the R‑2 general development rules § 17.13.020, R‑3 uses and height controls § 17.16.010–020. PDPs apply when additions or new multi‑unit buildings require permits; design guidelines for multiple units cross‑reference Chapter 17.22 and the PDP standards in § 17.58.
Key numeric standards (examples): 30 ft typical height limits for many multi‑family areas (with exception rules that allow up to 35 ft if findings are made) and lot coverage/open‑space minima; parking per Chapter 17.44. See § 17.16.020 and condominium-specific rules in § 17.22.

R‑P (Residential Professional)

Purpose / typical uses: residential with limited professional uses; standards for yards and building placement appear in § 17.20.040 and related R‑P sections. PDP applies when projects require discretionary review.

C‑1 / C‑2 / C‑3 (Commercial zones)

Purpose / typical uses: neighborhood retail, general commercial, and intense commercial uses respectively. Design review is commonly required for commercial new construction and remodels under the PDP rules, and many commercial projects are subject to first/second tier standards in applicable Specific Plan areas (see SPA sections below) as well as Chapter 17.26.
Key numeric standards (decision‑relevant):
- C‑1 & C‑2 max height: 30 ft; C‑3 max height: 35 ft. Rear/side setbacks adjacent to residential: 5 ft (C‑1/C‑2) and 8 ft plus 2 ft per story (C‑3) where no 20 ft public ROW buffers exist — see the commercial zone rules. Front yard typically not required unless a precise plan requires one. These rules appear in the commercial zone text.
Parking and circulation (on‑site parking and driveway layout) are evaluated in PDP review and governed by Chapter 17.44.

Specific Plan Areas (example: SPA‑11 — Upper Pier Avenue)

Purpose / typical uses: SPA areas (listed under Chapter 17.38) have tailored first‑tier/second‑tier standards; exceeding first‑tier metrics triggers a Precise Development Plan for that SPA. SPA‑11 (Upper Pier Avenue) emphasizes pedestrian‑oriented storefronts, storefront height limits, and first‑tier height/FAR rules; see § 17.38.530–540 and SPA procedures § 17.38.560. SPA text includes PDP triggers, storefront setback and facade articulation rules that directly guide PDP findings.

M‑1 (Light Manufacturing) and other non‑residential zones

Purpose / typical uses: industrial and services; these zones have separate building form/landscape/parking rules but still feed into PDP where exterior improvements are discretionary — see Chapter 17.28 (standards) and Chapter 17.58 for PDP application.

Historic resources overlay

If the property is a designated landmark or in a historic area, a Certificate of Appropriateness and the Historic Preservation chapter (Chapter 17.53) govern exterior changes and will be layered on top of PDP requirements. Certificates of Appropriateness, review procedures and criteria are in § 17.53.130–170 and related provisions. Historic rules can require Council review or a separate approval for demolition/alteration; PDP findings must respect historic protection rules.

How decisions are made and appeals

Smaller PDPs or non‑discretionary PDPs may be decided by the Community Development Director (no public hearing) while discretionary PDPs are decided by the Planning Commission with public notice/hearing requirements — see § 17.58.020(C–F). Appeals from Director decisions to the Commission must be filed within 15 days; Commission decisions may be appealed to the City Council where allowed — see § 17.58.060.
Conditions of approval are broadly allowed to ensure consistency with the General Plan, zone purposes, and to mitigate CEQA‑related impacts — see § 17.58.050.

Typical PDP submittal contents and scope (what the reviewer expects)

PDP applications must include scaled, dimensioned site plans, building plans, elevations and perspective drawings to show massing and three‑dimensional character; landscape plans and other documentation required by the Community Development Director; evidence on parking and traffic impacts when relevant (Chapter 17.44) — see § 17.58.020(C–F) and general submittal guidance used by Planning (cross‑refs in SPA sections).

Decision‑relevant quick table (most important items a reviewer will check)

Review topic	Typical code rule or limit (Hermosa Beach)	Code Reference
When is PDP required	Projects with exterior new construction/rehab except single‑family or <1,500 sf additions	§ 17.58.020
PDP required findings	Consistency with code, General Plan/design guidelines, zone standards	§ 17.58.040
Commercial zone heights	C‑1/C‑2: 30 ft; C‑3: 35 ft; setbacks adjacent to residential 5 ft (C‑1/C‑2) / 8 ft + 2 ft per story (C‑3)	Chapter 17.26 rules excerpted in code (commercial standards)
Residential heights	Typical 25–30 ft depending on zone (R‑1 25 ft; multi‑family often 30 ft, exceptions up to 35 ft)	§ 17.08.030, § 17.16.020
Parking standards	Off‑street parking chapters and stall sizes; residential stall min 8'6" × 20'; garage setbacks when fronting public street 17–20 ft	Chapter 17.44 and § 17.44.100, § 17.44.090
Historic properties	Certificate of Appropriateness and separate review procedures; may require Council action	Chapter 17.53 (certificates & criteria)
Application materials	Fully dimensioned plans, elevations, landscape, parking layout, perspectives; PDP must be filed prior to building permit	§ 17.58.020–030, SPA rules where applicable

Checklist

Confirm whether project is exempt from PDP (single‑family home or addition < 1,500 sf) — § 17.58.020.
Prepare full PDP submittal: dimensioned site plan, elevations, perspective renderings, landscape plan, parking/driveway plan, materials/lighting, sign program (if any) — § 17.58.020, SPA submittal requirements if in a SPA.
Check applicable zone numeric standards (height, setbacks, lot coverage) and cite the relevant zone section on drawings (e.g., § 17.08.030 for R‑1; Chapter 17.26 for C zones).
Show parking count and dimensions per Chapter 17.44; show access/turning analysis if site reduces on‑street parking.
If property is historic or in an overlay, include Certificate of Appropriateness submittal items and note extra timeline risks under Chapter 17.53.
Expect conditions to ensure General Plan consistency, mitigate impacts, or require landscape/irrigation maintenance guarantees — see § 17.58.050.

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether PDP is required for an ADU or small commercial façade change	PDP can be required only if the work is “new construction/rehabilitation/alteration of exterior” beyond single‑family exemptions; ADU law interacts with local rules	Check § 17.58.020 and ADU Chapter 17.21; confirm with staff.
Which body hears the matter (Director vs Commission)	Director decisions have no public hearing but are appealable within 15 days; Commission hearings require public notice and can lengthen timeline	Confirm whether project is within the Director exception rubric in § 17.58.020(B) and notice rules in § 17.68.
Applicability of SPA or incentives (e.g., Pier Ave)	Specific Plan first/second tier rules can impose different PDP triggers and different design criteria	Verify the applicable SPA (Chapter 17.38, e.g., SPA‑11) and cross‑check first/second tier thresholds.
Historic overlay requirements	Changes affecting designated resources may require Certificate of Appropriateness and Council action, extending schedule	Check Chapter 17.53 early; coordinate with Historic Preservation staff.
Zone numeric uncertainty (e.g., precise height measurement points)	Height is measured from surveyed existing legal grade per the city’s height measurement rules — mis‑measurement risks a stop work or redesign	Confirm survey and the measuring method required by § 17.46.015.
Parking reductions or incentives	PDP approvals may condition or allow in‑lieu fees/incentives that affect design and feasibility	If requesting incentives, follow incentive submittal rules in the relevant SPA or zone; see SPA incentives (e.g., Pier Ave incentives) and Chapter 17.38 procedures.

Plain‑English Summary

If you are changing the exterior of a building or site in Hermosa Beach (new construction, commercial remodels, multiunit residential projects, or projects in specific plans), you'll usually need a Precise Development Plan design review; the City checks massing, materials, parking, landscaping, and compatibility with the zone and General Plan and can approve with conditions or deny if findings can't be made — see § 17.58.010–060.

Source References

Hermosa Beach Municipal Code, Title 17 — Precise Development Plans: § 17.58.010–060 (purpose, applicability, scope, findings, conditions, appeals).
R‑1 standards: § 17.08.030 (development standards for the R‑1 zone).
R‑1A standards: § 17.10.020 (R‑1A development standards).
R‑2 / R‑2A: § 17.13.020 (development standards).
R‑3: § 17.16.020 (height rules and exceptions).
Commercial zones (C‑1/C‑2/C‑3) — design & numeric rules (heights, setbacks): Chapter 17.26 text as printed in the Municipal Code (commercial zone building heights and setback rules).
Off‑street parking and parking stall sizes: Chapter 17.44 and § 17.44.100 (parking dimensions and rules).
Specific Plan Areas (Pier Avenue / SPA‑11): § 17.38.530–560 (SPA purpose, permitted uses, first/second tier standards and PDP triggers).
Historic Resources Preservation: Chapter 17.53 (certificate of appropriateness, review procedures, criteria).
Administrative Permits and findings: Chapter 17.55 (filing, findings, appeals).
Height measurement procedures: § 17.46.015 (calculating/measuring/enforcing maximum height).

Sources

Retrieved passages

Hermosa Beach Zoning Code (Section 17.58.020) High relevance
Hermosa Beach Zoning Code (Section 17.42.100) High relevance
Hermosa Beach Zoning Code (section is) High relevance
Hermosa Beach Zoning Code (Chapter 17.26) High relevance
CEC § 1 (Chapter 17.44.) High relevance
Hermosa Beach Zoning Code (Title and) High relevance
Hermosa Beach Zoning Code (§ 6.5-3) Medium relevance
Hermosa Beach Zoning Code (§1) Medium relevance
Hermosa Beach Zoning Code (Chapter establishes) High relevance
Hermosa Beach Zoning Code (§ 9.68-7) High relevance
Hermosa Beach Zoning Code (§1404) Medium relevance
Hermosa Beach Zoning Code (Chapter 17.44.) Medium relevance
Hermosa Beach Zoning Code (§8) Medium relevance
Hermosa Beach Zoning Code Medium relevance
Hermosa Beach Zoning Code (section have) Medium relevance
Hermosa Beach Zoning Code (Chapter 17.26) Medium relevance
Hermosa Beach Zoning Code (Section 17.58.040) Medium relevance
Hermosa Beach Zoning Code (Chapter 17.44) Medium relevance
Hermosa Beach Zoning Code (§4) Medium relevance
Hermosa Beach Zoning Code (Section 17.38.560) Medium relevance
Hermosa Beach Zoning Code (§ 9.67-7) Medium relevance
CBC § 7 (Chapter 17.44) Medium relevance
CBC § 100 (Title 17) Medium relevance
Hermosa Beach Zoning Code (§38) Medium relevance
CBC § 4 (Section 17.44.130.) Medium relevance
Hermosa Beach Zoning Code (Chapter 17.18) Medium relevance
CBC § 1400 (§ 1400) Medium relevance
CBC § 7 (Chapter 17.44) Medium relevance
Hermosa Beach Zoning Code (§1) Medium relevance
Hermosa Beach Zoning Code (Section 65915) Medium relevance
Hermosa Beach Zoning Code (Section 17.42.100) Medium relevance
Hermosa Beach Zoning Code (Section 17.46.010) Medium relevance

Cited sections

Hermosa Beach Municipal Code, Title 17 — Precise Development Plans: **§ 17.58.010–060** (purpose, applicability, scope, findings, conditions, appeals). (Title 17)
R‑1 standards: **§ 17.08.030** (development standards for the R‑1 zone). (§ 17.08.030)
R‑1A standards: **§ 17.10.020** (R‑1A development standards). (§ 17.10.020)
R‑2 / R‑2A: **§ 17.13.020** (development standards). (§ 17.13.020)
R‑3: **§ 17.16.020** (height rules and exceptions). (§ 17.16.020)
Commercial zones (C‑1/C‑2/C‑3) — design & numeric rules (heights, setbacks): Chapter 17.26 text as printed in the Municipal Code (commercial zone building heights and setback rules). (Chapter 17.26)
Off‑street parking and parking stall sizes: **Chapter 17.44** and **§ 17.44.100** (parking dimensions and rules). (Chapter 17.44)
Specific Plan Areas (Pier Avenue / SPA‑11): **§ 17.38.530–560** (SPA purpose, permitted uses, first/second tier standards and PDP triggers). (§ 17.38.530)
Historic Resources Preservation: **Chapter 17.53** (certificate of appropriateness, review procedures, criteria). (Chapter 17.53)
Administrative Permits and findings: **Chapter 17.55** (filing, findings, appeals). (Chapter 17.55)
Height measurement procedures: **§ 17.46.015** (calculating/measuring/enforcing maximum height). (§ 17.46.015)
HermosaBeach_ZoningCode.md

Frequently asked questions

Do I always need a design (Precise Development Plan) review for a remodel in Hermosa Beach?

Not always. A Precise Development Plan is required for exterior new construction, rehabilitation, alteration, or parking‑area changes unless the work is a single‑family (1 unit) residence or an addition/remodel under 1,500 square feet; confirm with the Community Development Director before proceeding — see § 17.58.020.

What are the core findings the city must make to approve a Precise Development Plan?

The review authority must find that the project’s design/layout (1) complies with the rest of Title 17 and the Hermosa Beach Municipal Code, (2) is consistent with the General Plan and applicable design guidelines, and (3) complies with zone design or development standards (unless officially waived) — see § 17.58.040.

What building heights will the Planning Commission expect for downtown commercial lots?

Commercial zones have specific height caps: C‑1 and C‑2 commonly 30 ft, C‑3 up to 35 ft; specific plan frontages (e.g., Pier Ave) can have tighter rules and storefront height/setback rules — see Chapter 17.26 and the SPA text for Pier Avenue § 17.38. Always verify the parcel’s zone and SPA status.

How does parking factor into design review?

PDP review includes site circulation and on‑site vehicle/bicycle parking layout; off‑street parking requirements and dimensions are governed by Chapter 17.44 (e.g., residential stalls 8'6" × 20' inside a garage) and will be reviewed as part of the PDP § 17.58.030(3).

What if my building is historic or in a designated historic district?

Changes affecting designated historic resources must comply with the Historic Preservation chapter (including Certificates of Appropriateness); these requirements layer on top of PDP standards and may require Council consideration — see Chapter 17.53 (certificates, criteria, and procedures).

If the Community Development Director approves a PDP, can neighbors appeal?

Yes. Director decisions (except certain non‑appealable ministerial matters) may be appealed to the Planning Commission within 15 days of the Director’s decision; Commission decisions can, where allowed, be appealed to City Council as provided in the code — see § 17.58.060 and Chapter 17.68 for hearing/notice rules.

Do design review approvals waive compliance with the building code (Title 24)?

No. Design review controls planning and land‑use design features; building code compliance (the California Building Standards Code, Title 24) remains required for structural, life‑safety, and technical building standards. Building code requirements are enforced separately and may limit what can be permitted by PDP conditions — see § 17.46.015 for height exceptions references to building code standards and the state code. Verify with Building Department and reference the California Building Standards Code.

Can the Planning Commission allow exceptions to height or setback standards?

Yes; the Municipal Code contains exception processes (e.g., to exceed 30 ft to 35 ft in limited cases) and variances or incentive procedures apply (statutory findings and public hearings are typically required) — see § 17.16.020 and the variances chapter 17.54. If incentives are sought in SPAs (e.g., Pier Avenue), those procedures (and findings) are in Chapter 17.38.

Where do I find the exact submittal checklist and forms?

The city requires PDP applications on forms prescribed by the Community Development Director; the code directs applicants to file with Community Development and indicates required plan content in § 17.58.020(C–E) and SPA sections (where relevant). Contact Community Development for the current application packet and submittal checklist.

Ask about any Hermosa Beach property

Get a cited, plain-English answer on Hermosa Beach zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial