Area 50 – Hermosa East
Ø Borders:
o Runs from 190th North to Manhattan Border, PCH on the West and North Redondo Golden Hills to the East.
Ø This area is great for views.
o The hills on the numbered streets tend to be quite steep, especially when compared to the areas West of PCH.
o Although there is no view protection, much of the topography allows for views that are tough to block.
Ø Building heights vary depending on zoning and use.
Ø Make up:
o The Hermosa Hills is divided North and South by Aviation.
o The South end is about 60% SFR’s, mostly on 25-foot wide lots with a few 40-50 foot wide lots.
o About 15-20% of the properties are income, many of which are non-conforming, and these lots make great candidates for building 2-on-a-lots if you can find one.
o Another 20% or so is townhomes.
o There are a few small apartment buildings on 1st St, but they are rare
o The North end has many more SFR’s than anything else, but there is still a presence of old duplexes and newer townhomes plus the condo complex, The Victorian, which is entry-level pricing for all of Hermosa Beach. It is an old apartment conversion
o It is more common to find a wide lot on the North end than the South, so you can occasionally find a backyard.
o The North end has a little more neighborhood feel than the South, in part due to a greater number of flat low-traffic streets.
o Hermosa View, the elementary school (K-2) is on the North end on Prospect between 18th and 19th.