An owner of a Hermosa Beach lot where two to four units could be built and a buyer considering a small new condo project share a practical question. Which approvals would the project need, and who would decide them?
Proposed Zone Text Amendment TA26-02 would remove the Conditional Use Permit for condominiums while keeping the Precise Development Plan. It would also create separate Minor and Major Tentative Map review paths. That would change the approval process. The staff report says the amendment would not increase allowable density or development intensity.
Has the proposal been adopted?
Adoption and an effective date have not been verified.
As of October 27, 2026, the ordinance had been on the City Council’s October 13, 2026 agenda for a public hearing and introduction (first reading). Whether it was introduced, and when or whether it is adopted and takes effect, was not verified; check with the city.
The City of Hermosa Beach meeting page identifies the agenda where the proposal appeared. An agenda item isn’t verification of the hearing’s outcome.
The Planning Commission held a hearing on August 18, 2026, took public testimony and recommended approval. One written public comment was received. According to the staff report, the Easy Reader published the public notice for the Council hearing on September 24, 2026.
What would happen to the condominium CUP?
TA26-02 would eliminate the condominium Conditional Use Permit, or CUP, while retaining the Precise Development Plan, or PDP.
That distinction is central to the proposal. Removing the CUP would not remove the PDP requirement. Chapter 17.22 would continue to address condominiums, stock cooperatives and community apartments, with the proposed change covering residential and commercial or industrial condominiums.
The staff report, No. 26-CDD-087, ties this work to the Housing Element adopted on August 8, 2023. That document includes a program to streamline housing production, including eliminating the condominium CUP requirement and updating the Subdivision Ordinance.
For your lot, the useful question for the Community Development Director is specific: which PDP process would apply to the development you’re considering?
How does the existing PDP process fit?
Residential projects with two to four units are processed as Minor PDPs under the Administrative Procedures adopted on May 26, 2026.
Under Hermosa Beach Municipal Code Section 17.74.025, the Community Development Director reviews those projects with public notice but without a public hearing. That procedure is part of the adopted Administrative Procedures, separate from the proposed TA26-02 changes.
The proposed map changes would connect the two processes. A project qualifying for a Minor PDP would be eligible for a corresponding Minor Tentative Map if its subdivision creates two to four residential condominiums.
An ADU is a different way to add a unit, with its own rules. See the ADU rules guide.
Who would decide minor and major maps?
The Community Development Director would review Minor Tentative Maps, while the Planning Commission would review Major Tentative Maps at a public hearing.
The proposed Chapter 16.08 split would work this way:
| Proposed map category | Subdivisions covered | Review authority |
|---|---|---|
| Minor Tentative Map | Residential or mixed use with four or fewer lots or condominium units | Community Development Director |
| Major Tentative Map | All non-residential subdivisions, and residential or mixed use with five or more lots or condominium units | Planning Commission at a public hearing |
The proposed Chapter 16.04 changes would also identify the Community Development Director as the review authority for Urban Lot Splits and Minor Tentative Maps.
The proposed condo permit change caught J.’s attention while she was gathering records for a future sale. Her unit was already a condominium, so she initially assumed the zoning amendment could not affect her. Then she realized the proposal might concern permits or rules that apply specifically to condo properties, not merely the original conversion of an apartment building. Because the October 13 action was only a first reading, she kept the proposal separate from the rules currently in force and flagged it for another check after the ordinance process was complete.
For another South Bay discussion of review authority, see the Hawthorne Boulevard streamlined housing guide.
What notice would each map receive?
A Minor Tentative Map would receive a “Pending Action” notice, while a Major Tentative Map would receive a public hearing notice.
The proposed notice table makes the differences concrete:
| Notice method | Minor Tentative Map | Major Tentative Map |
|---|---|---|
| Mailing radius | 100 feet | 300 feet for residential; 500 feet for non-residential |
| Website notice | Yes | Yes |
| Site posting | Yes | Yes |
| Newspaper notice | No | Yes |
| Public hearing | No | Yes |
The table gives residential and non-residential mailing distances for major maps. For a mixed use proposal, ask the city which mailing radius would apply.
Public notice would remain part of the minor map process. The proposed distinction is between notice of pending action by the Director and notice of a Planning Commission public hearing.
What about conversions and other development rules?
Condominium conversions would go through the Major or Minor PDP process, as applicable, under the proposal.
The proposal would also remove subjective development standards on architecture and design from Chapter 17.22. For Residential Planned Development under Chapter 17.24, TA26-02 would replace the existing CUP requirement with the Major and Minor PDP process, eliminate subjective findings and a Final Plan, and clarify that an RPD plan is required.
In the C1, C2 and C3 Commercial Zones, the proposal would remove the condominium CUP while retaining the PDP requirement and removing duplicative land use regulations.
Those are development review changes. For questions about documents associated with a condo sale, the HOA disclosure guide addresses a separate part of the transaction.
Would the amendment change density or environmental review?
The staff report says the amendment would not change permitted land uses or increase allowable density or development intensity.
The staff report also says there is no fiscal impact associated with the recommended actions.
It also says the amendment does not approve a particular development. Staff found the action statutorily exempt under Public Resources Code 21080.085 and exempt under California Environmental Quality Act Guidelines 15061(b)(3).
That finding concerns the amendment. Future projects would still face applicable review, including project-level environmental review where it applies. Ask the city what review applies to a specific proposal.
The short version
TA26-02 would remove the condominium CUP, retain the PDP and divide tentative maps into minor and major review paths.
Check with the city for adoption and the effective date. Then confirm whether your specific project would be minor or major, who would decide it and which notice would apply.
This guide is educational, not legal or tax advice.
For a separate look at your property’s value, use the home value tool.
Common questions
Has Hermosa Beach adopted TA26-02?
As of October 27, 2026, the ordinance had been on the City Council's October 13, 2026 agenda for a public hearing and introduction (first reading). Whether it was introduced, and when or whether it is adopted and takes effect, was not verified; check with the city.
Would condominiums still need a Precise Development Plan?
Yes. The proposal would eliminate the Conditional Use Permit requirement for condominiums while retaining the Precise Development Plan requirement.
Who would decide a Minor Tentative Map?
The Community Development Director would review Minor Tentative Maps. The proposed category covers residential or mixed use subdivisions of four or fewer lots or condominium units.
Would the amendment allow more units?
The staff report says the amendment does not change permitted land uses or increase allowable density or development intensity. It does not approve a particular development.
