Hermosa Beach — Historic Preservation

Last reviewed: July 3, 2026

Overview

Hermosa Beach’s historic-preservation rules are contained in the Hermosa Beach Preservation Ordinance within Title 17 (Historic Resources Preservation). The chapter establishes citywide landmark designation criteria, a mandatory Certificate of Appropriateness (COA) process for work on designated or proposed landmarks, hearing/timing rules, enforcement, and limited alternatives such as using the California Historical Building Code. Key rules are in § 17.53.010–§ 17.53.220.

Hermosa’s preservation chapter applies to every zone in the city; the local zoning chapters (for example R‑1, R‑2, R‑3, C‑1/C‑2/C‑3) remain the controlling zoning districts for use and dimensional standards, but work on landmarks or listed historic resources triggers the preservation rules in § 17.53.

What the ordinance requires — core rules (plainly)

• The preservation chapter is citywide in scope: it “shall apply to all historic resources” within Hermosa Beach. § 17.53.030.
• A property can be designated a landmark if it meets the local criteria in § 17.53.060 (architectural, historic, cultural, location/visual feature, association with persons/events).
• Minimum age for landmark consideration is 50 years (an exception at 30 years if the Council finds the resource exceptional or threatened). § 17.53.080.
• No work that would alter, demolish, remove, or relocate a landmark (or potential landmark on the City’s list) may proceed without a Certificate of Appropriateness; the COA is required even if no other permit would be required. § 17.53.140.
• The City may classify some changes as minor alterations and allow simplified COA review. § 17.53.140(2) and § 17.53.150(E).
• COA decisions are tested against approval criteria that require work to retain essential historic elements, to be compatible with the landmark, and to follow Council-prescribed standards. § 17.53.160.
• A COA typically expires after 18 months unless building permits are pulled and work begun; extensions at Council discretion are possible. § 17.53.170.
• Owners may use the California Historical Building Code as an alternative for repair/restoration of landmarks where appropriate. § 17.53.130 (see also California Building Standards Code).

(For related land‑use steps such as setback, lot coverage or parking consequences, preservation review functions alongside the underlying zone regulations and any applicable development standards.)

District-by-district breakdown (what preservation means in each Hermosa district)

Note: the preservation chapter is citywide (§ 17.53.030). For each listed zoning district below I list (A) the chapter/zone name found in Title 17, (B) what the preservation chapter makes you do in that district, and (C) whether the code text retrieved contains measurable dimensional numbers. Where detailed dimensional rules were not present in the retrieved materials I mark that as Not found.

• R-1 Single Family Residential (Chapter 17.08)

  • Purpose / typical uses: single-family dwellings (chapter title appears in the zoning table of contents).
  • Historic-preservation effect: Any property in R‑1 that is designated a landmark or on the City’s candidate list is subject to Certificate of Appropriateness requirements for exterior or interior alterations, demolition, relocation, or permanent signs visible from the public right-of-way. § 17.53.140, § 17.53.150.
  • Key dimensional standards in code: specific R‑1 setback/coverage numbers were not included in the retrieved materials; the chapter exists (Chapter 17.08) but numeric standards are Not found in retrieved materials. Verify with the jurisdiction and see Hermosa Beach Development Standards.

• R-1A Two Dwelling Units Per Lot (Chapter 17.10)

  • Purpose / typical uses: allows limited two-unit projects/urban lot split rules. The city imposes a specific “Not Historic” rule for two‑unit/urban lot split eligibility: the lot must not be a historic property or be within a historic district/state historic inventory to be eligible for certain two‑unit projects. (See the “Not Historic” eligibility limitation quoted in the ordinance for two‑unit projects.) The two‑unit project rules reference complying with R‑1 standards for setbacks, coverage, parking, etc.
  • Preservation effect: The preservation status can block urban lot split / two‑unit project eligibility. (See the “Not Historic” requirement in the two‑unit/urban lot split rules.)
  • Numeric standards: specific per‑zone setback/lot coverage numbers for R‑1/R‑1A are Not found in retrieved materials; verify with Development Standards.

• R-2 / R-2A / R-2B Two‑Family / Medium Density Residential (Chapters 17.12, 17.13, 17.14)

  • Purpose / typical uses: stacked or duplex housing types; chapter headings appear in Title 17 table of contents.
  • Preservation effect: same COA requirements apply to landmarks within these zones; historic designation can affect redevelopment options or approval paths. § 17.53.140, § 17.53.150.
  • Example numeric rule retrieved: a lot width minimum for one zone appears as 40 ft at the rear line of required front yard (with some exceptions) — § 17.14.090.
  • Other dimensional standards: many specifics were Not found in the retrieved excerpts — verify with Development Standards.

• R-3 Multiple-Family Residential (Chapter 17.16)

  • Purpose / uses: multi‑family housing. Preservation rules apply for COA/landmark controls. § 17.53.030, § 17.53.140.
  • Dimensional standards: Not found in retrieved materials; verify with Development Standards.

• C‑1 / C‑2 / C‑3 Commercial Zones (Chapter 17.26)

  • Purpose / uses: neighborhood and general commercial uses (statement inferred from chapter headings in Title 17 table of contents). Preservation overlay may affect signage, facades, and changes visible from public right‑of‑way. Signs of historic value may qualify for exceptions under the sign rules — see § 17.50.160–170 (planning commission may waive some nonconforming sign rules for historic signs).
  • Dimensional standards: Not found in retrieved materials; verify with Hermosa Beach Signage and Development Standards.

• R‑P Residential Professional, M‑1, M‑HP, Public Facility, Open Space and Overlays (Chapters 17.20, 17.28, 17.29, 17.30, 17.36, 17.38 etc.)

  • Purpose / uses: professional/residential mixes, light manufacturing, public facilities, parks/open space, and specific plan or overlay areas. Historic regulation is citywide, but overlay rules and specific plans may add standards. See Hermosa Beach Overlay Districts and Specific Plan chapters in Title 17. § 17.53.030.
  • Dimensional standards / overlays: Not found in retrieved excerpts; consult the specific overlay chapter(s) and Development Standards.

Decision‑relevant standards (quick table)

Information Gaps (what I could NOT confirm from the retrieved materials)

• Exact numeric setback, height, FAR, and lot coverage standards for most individual zones (R‑1, R‑2, R‑3, C‑zones) were not included in the retrieved excerpts. Not found in retrieved materials — verify with Chapter 17.08–17.26 and Development Standards.
• Procedures and submittal checklist detail (exact drawing lists, fee amounts, or application form names) for a COA other than the general requirement that the Community Development Department specifies materials. Applicants should obtain the current COA application packet from Community Development. Not found in retrieved materials beyond the general requirement in § 17.53.150(B).
• A formal City register list of designated landmarks (the code says the Council will maintain one) — the text says the Council shall maintain the register but the actual list / Planning Commission Resolution listing resources was not included in the retrieved materials. § 17.53.050.

Checklist (what an applicant must satisfy for work on a Hermosa landmark or potential landmark)

• Confirm whether the property is already a designated landmark or on the City’s candidate list (City register maintained per § 17.53.050).
• If proposing designation, prepare a nomination (owner or City may nominate) and expect a Council hearing scheduled within 45 days of application acceptance. § 17.53.070, § 17.53.100.
• For any proposed alteration/demolition/relocation, file for a Certificate of Appropriateness with the City Clerk and include the materials required by the Community Development Department. § 17.53.140–§ 17.53.150.
• Provide public‑notice materials where required (non‑minor alterations get public notice per § 17.53.150; general noticing rules referenced in § 17.68.050 of the Title). § 17.53.150(C).
• Demonstrate how proposed work satisfies the COA approval criteria (will not detrimentally alter significant exterior features, retains essential historic elements, follows Council standards). § 17.53.160.
• If relying on building‑code relief, document eligibility to use the California Historical Building Code and coordinate building permits with the Building Department (California Building Standards Code). § 17.53.130.
• Track deadlines: decisions on designation are made within 70 days after the initial hearing unless extended; a COA normally expires in 18 months if work has not started. § 17.53.100, § 17.53.170.

(Also check whether your project will need Design Review, appeals/variances via Variances and Exceptions, or will interact with Nonconforming Uses.)

Risks & Ambiguities

Plain-English Summary

If your Hermosa Beach property is designated (or is being considered) as a landmark, you must get a Certificate of Appropriateness before changing, moving, or demolishing features that contribute to its significance; the City Council and Community Development Department implement and enforce these rules, and the City lets owners use the California Historical Building Code for eligible repairs. § 17.53.030–§ 17.53.170.

Source References

• Hermosa Beach Municipal Code — Title 17, Chapter 17.53 Historic Resources Preservation (entire chapter; contains the rules cited above): § 17.53.010–§ 17.53.220.
• COA procedures and review criteria: § 17.53.140, § 17.53.150, § 17.53.160, § 17.53.170.
• Landmark eligibility and nomination: § 17.53.060–§ 17.53.100.
• Citywide application and definitions (alteration, historic resource, landmark): § 17.53.030, § 17.53.040.
• Two‑unit / urban lot split excerpts referencing “Not Historic” eligibility restrictions (two‑unit project chapter): Not eligible if lot is a historic property or within a historic district. (See urban two‑unit rules in Title 17).
• Sign exceptions for historic value (planning commission exception): § 17.50.170 (sign historic exceptions).
• California Historical Building Code / 2025 California Building Code Appendix G (historic structure variances and considerations): included in the uploaded Building Code materials; see Appendix G and the historic‑structure provisions.

For general municipal zoning and to pull the exact numeric development standards (setbacks, heights, lot coverage) for a specific parcel, consult the Title 17 zone chapters and the City’s Community Development Department or the Hermosa Beach Zoning and Hermosa Beach Development Standards pages.

Retrieved passages

• CBC § 4 (chapter shall) High relevance show source text
• Hermosa Beach Zoning Code (§4) High relevance show source text
• CBC § 5 (section will) High relevance show source text
• Hermosa Beach Zoning Code (§4) High relevance show source text
• CBC § 4 (§4) High relevance show source text
• Hermosa Beach Zoning Code (§4) High relevance show source text
• CBC § 4 (§4) High relevance show source text
• Hermosa Beach Zoning Code (§4) High relevance show source text
• CBC § 7060 (§ 7060) High relevance show source text
• Hermosa Beach Zoning Code (§ 7060) Medium relevance show source text

Cited sections

• Hermosa Beach Municipal Code — Title 17, Chapter 17.53 Historic Resources Preservation (entire chapter; contains the rules cited above): **§ 17.53.010–§ 17.53.220**. (Title 17)
• COA procedures and review criteria: **§ 17.53.140**, **§ 17.53.150**, **§ 17.53.160**, **§ 17.53.170**. (§ 17.53.140)
• Landmark eligibility and nomination: **§ 17.53.060–§ 17.53.100**. (§ 17.53.060)
• Citywide application and definitions (alteration, historic resource, landmark): **§ 17.53.030**, **§ 17.53.040**. (§ 17.53.030)
• Two‑unit / urban lot split excerpts referencing “Not Historic” eligibility restrictions (two‑unit project chapter): Not eligible if lot is a historic property or within a historic district. (See urban two‑unit rules in Title 17). (Title 17)
• Sign exceptions for historic value (planning commission exception): **§ 17.50.170** (sign historic exceptions). (§ 17.50.170)
• California Historical Building Code / 2025 California Building Code Appendix G (historic structure variances and considerations): included in the uploaded Building Code materials; see Appendix G and the historic‑structure provisions.
• HermosaBeach_ZoningCode.md
• 2025 California Building Code.md