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Agenda packet

Hermosa Beach City Council
April 9, 2024

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April 9, 2024
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Hermosa Beach City Council
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CITY OF HERMOSA BEACH
RES-24-XXXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA AMENDING THE CITY’S ADMINISTRATIVE FINE SCHEDULE

AND FINDING THE SAME EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
WHEREAS, Section 1.10.050 of the Hermosa Beach Municipal Code provides that, "Any responsible person who receives an Administrative Citation shall be subject to the payment of fines as set out in the penalty schedule for administrative fines as adopted by resolution of the City Council." WHEREAS, the establishment of fines is not subject to environmental review under the California Environmental Quality Act because it is not classified as a project under CEQA Guidelines sec. 15378.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The City Council hereby adopts and approves the following administrative penalty schedule, to update and restate the administrative penalties for violations subject to Section 1.10.040 or the Hermosa Beach Municipal Code, as Exhibit A.

SECTION 2. This resolution supersedes Resolution 07-6569, Section 1 and 3 only of Resolution 16-7033, Resolution 21-7297, and Resolution 24-7143.

PASSED, APPROVED, and ADOPTED on this 9th day of April, 2024.

Mayor Justin Massey
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________ 648

Page 2 of 4 ends

Myra Maravilla Patrick Donegan
City Clerk City Attorney
649

Page 3 of 4 ends

Amended and Restated Administrative Citation Fine Schedule April 9, 2024
Violation Subject to Administrative Citations
(Section 1.10.040 (A) HBMC) Current Fine
Violation First Second Third +
1 Chapter 5.04, Business Licenses Generally; $ 250 $ 500 $ 1,000 2 Section 6.08.020, Dogs at Large Prohibited in
Public Places; $ 250 $ 500 $ 1,000
3 Chapter 6.16, Retail Sale of Dogs and Cats; $ 250 $ 500 $ 1,000 4 Chapter 8.04, Health Code Adopted; $ 250 $ 500 $ 1,000 5 Chapter 8.08, Alarm Systems; $ 250 $ 500 $ 1,000
6 Chapter 8.28, Nuisances; $ 250 $ 500 $ 1,000
7 Chapter 8.32, Rodent Control; $ 250 $ 500 $ 1,000
8 Chapter 8.44, Stormwater and Urban Runoff
Pollution Control Regulations; $ 500 $ 750 $ 1,000
9 Chapter 12.16, Encroachments (streets and
sidewalks); $ 500 $ 750 $ 1,000
10 Section 12.20.050, Animals $ 250 $ 500 $ 1,000
11 Paragraphs (A), (U) and (V) of Section

12.28.010, Park Regulations Generally; $ 250 $ 500 $ 1,000 12 Chapter 12.32, Newsracks; $ 250 $ 500 $ 1,000
13 Section 15.04.140, Pedestrian protection
during construction; $ 250 $ 500 $ 1,000
14 Sections 15.16.070 and 15.16.080, grease
recovery systems; $ 250 $ 500 $ 1,000
15 Title 17, Zoning; $ 250 $ 500 $ 1,000
15a Title 17, Zoning; Short Term Rentals (<= 2 bed) $ 2,500 $ 5,000 $ 7,500 15b Title 17, Zoning; Short Term Rentals (>= 3 bed) $ 5,000 $ 10,000 $ 15,000 16 Chapter 8.56, Water Conservation and
Drought Management Plan; $ 250 $ 500 $ 1,000
17 Chapter 8.60, Water Efficient Landscaping; $ 250 $ 500 $ 1,000 18 Chapter 8.64, Ban on Certain Polystyrene
Products, Certain Single-Use Plastic Products,
and Other Single-Use Products;
$ 250 $ 500 $ 1,000
650

Page 4 of 4 ends

Amended and Restated Administrative Citation Fine Schedule April 9, 2024
Violation Subject to Administrative Citations
(Section 1.10.040 (A) HBMC) Current Fine
Violation First Second Third +
19 Chapter 8.68, Plastic Carryout Shopping
Bags; $ 250 $ 500 $ 1,000
20a Chapter 9.28, Parties, Events and Gatherings
on Private Property $ 250 $ 500 $ 1,000
20b Section 9.28.030 Social host liability for
parties at which underage drinking occurs; $ 2,500 $ 5,000 $ 10,000 21 Chapter 10.44, Shared On-Demand Personal
Mobility Devices; $ 250 $ 500 $ 1,000
22 Chapter 5.78, Tobacco Retailers; $ 250 $ 500 $ 1,000 23 Chapter 12.38, Sidewalk Vending; $ 250 $ 500 $ 1,000 24 Chapter 12.36, Trees; $ 250 $ 500 $ 1,000
25 Chapter 5.80, Cannabis Delivery; $ 20,000* $ 20,000* $ 20,000* 26 Title 15, Buildings and Construction; $ 250 $ 500 $ 1,000 27 Chapter 8.24, Noise Control. $ 250 $ 500 $ 1,000
28 Chapter 12.09 Pavement Moratorium $ 250 $ 500 $ 1,000 29 Chapter 8.12 Solid Waste Collection and
Disposal $ 250 $ 500 $ 1,000
30 Chapter 12.30 Special Events on Public
Property $ 250 $ 500 $ 1,000
31 Section 12.28.030, Permit requirement for
outdoor fitness classes in city parks and on
the beach
$ 250 $ 500 $ 1,000
32 Chapter 1.06, Custody and Use of the City
Seal, Logo, and City Insignia $ 250 $ 500 $ 1,000
*$20,000 per occurrence, the City Manager can approve a waiver for a first-time offense if a true and complete application for a lawful permit is made by the violating business operator.
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Honorable Mayor and Members of the
Hermosa Beach City Council
August 6, 2007
Regular Meeting of
August 14, 2007
SUBJECT: AMENDMENT TO MUNICIPAL CODE RELATING TO

ADMINISTRATNE CITATIONS FOR CODE VIOLATIONS
Recommendation:

Introduce the attached revised ordinance amending Title 1 of the Municipal Code and other applicable sections in order to provide for the issuance of administrative citations.

Background:

Further review of the draft ordinance previously presented to Council has shown the need for more specificity regarding the applicability of administrative citations for enforcement of different regulations in the Municipal Code. Therefore, the draft has been revised and is attached to this report for Council consideration.

The text amendment has been prepared in response to the need to provide administrative enforcement procedures for violations of the Municipal Code which are deemed minor in nature.

Such violations typically include Building Code, zoning, business license, animal nuisance and other violations which do not constitute immediate threats to public health or safety. The draft amendment is the result of a collaborative effort between planning and code enforcement staff and the City Attorney.

Analysis:

Key Changes:

The following is a description of the amendment's key changes to the Municipal Code:

1. New Chapter 1.10 ("Administrative Citations and Penalties") has been created providing for civil enforcement procedures separate from the criminal misdemeanor and infraction categories referenced above. These new administrative citation provisions establish a category which allows the City to penalize certain minor offenses under civil procedures, as opposed to the "criminal" procedures for infractions and misdemeanors. It should be emphasized, however, that this civil enforcement approach still allows the use of infraction or misdemeanor enforcement actions for such offenses where determined necessary by the City.

2. New Chapter 1. 10 provides for administrative citation procedures, the imposition of fines established by City Council resolution, the contents of the citation, method of service, methods of resolving the citation, appeals, and hearing procedures. If the City exhausts the enforcement process without obtaining a correction of the problem, it would still have ·the right to pursue the violation as an infraction or misdemeanor or to file a civil court action. Appeal and hearing procedures are discussed in more detail later in this report. 652

3. The following are the sections and chapters of the Municipal Code to be made subject to the new administrative penalty procedures. They are specifically listed in Chapter 1.10:

1. Chapter 5.04: Business Licenses Generally

2. Chapter 6.04: Animals Generally

3. Chapter 8.04: Health Code Adopted

4. Chapter 8.08: Alarm Systems

5. Chapter 8.12: Garbage Collection and Disposal

6. Chapter 8.24: Noise Control

7. Chapter 8.28: Nuisances

8. Chapter 8.32: Rodent Control

9. Chapter 8.40: Smoking

10. Chapter 8.44: Stormwater And Urban Runoff Pollution Control Regulations

11. Chapter 12.16: Encroachments (streets and sidewalks)

12. Chapter 12.32: Newsracks

13. Section 15.04.140: Pedestrian Protection at Building and Demolition Sites

14. Sections 15.16.070 and 16.16.080: Grease Recovery Systems

15. Title 17: Zoning

4. Other changes to Title 1 include:
1) A new Chapter 1.04 entitled "Violations and Penalties" has been created clearly defining misdemeanors and infractions and specifying the penalties for each. Note that these are "criminal" offense categories. Provision has also been made for reclassifying misdemeanors as infractions when appropriate. 2) The existing penalties for infractions are retained:
a. A fine not exceeding one hundred dollars ($100.00) for a first violation; b. A fine not exceeding two hundred dollars ($200.00) for a second violation of the same provision of the Code within one year;
c. A fine not exceeding five hundred dollars ($500.00) for each additional violation of the same provision of the Code within one year.
3) The existing penalties for misdemeanors are retained: "Any person convicted of a misdemeanor under the provisions of this code shall be punishable by a fine of not more than one thousand dollars ($1,000.00) or by imprisonment in the county jail for a period not exceeding six months, or by both such fine and imprisonment." 4) General provisions from old Chapter 1.04 have been integrated into Chapter 1.01, now entitled "Code Adoption and General Provisions". These include such 'housekeeping' items as the Short Title of the Municipal Code, Severability provisions and Definitions and Rules of Construction. The purpose of these changes is to remove redundancies and put code adoption and housekeeping items in one place. For the same reason, the existing sections in Chapter 1.01 relating to misdemeanors and infractions, have been moved to new Chapter 1.04. 2 653
5) Chapter 1.08 has been renamed from "Citation Procedure" to "General Citations" in order to distinguish these existing general citations, which are imposed in order to ensure a promise to appear in court, from the new administrative citations (in new Chapter 1.10) which provide for civil enforcement procedures and the imposition of fines.

Citation and Hearing Procedures:

A summary of citation and hearing procedures in the ordinance is provided below. Note that appeals are referred directly to a hearing officer appointed by the City Manager, not to the City Council. If an appellant is not satisfied with the hearing officer's decision, he or she may contest the decision in Superior Court.

1. Service of Citation: The enforcement officer attempts to locate and personally serve the responsible person and obtain their signature on the administrative citation. If the enforcement officer is unable to locate the responsible person, the citation may be mailed by certified mail. If the above two methods are unsuccessful, a copy of the citation may be posted on any real property within the city in which the city has knowledge that the responsible party has a legal interest. Finally, if none of the above methods are successful, the citation may be published in a newspaper likely to give actual notice to the party subject to the citation. The publication shall be once a week for four successive weeks in a newspaper published at least once a week.

2. Satisfaction of Citation: Upon receipt of a citation, the responsible person is required to do one of the following:
1) Pay the fine. Pay the fine to the City within 30 days from the date of the citation.

All fines assessed shall be payable to the Hermosa Beach Finance Department.

Payment of a fine shall not excuse or discharge a failure to correct continuing violations nor shall it bar further enforcement action by the City; 2) Remedy the Violation. If the violation is of a nature that it can be remedied and is deemed by the enforcement officer to not create an immediate danger to health and safety and was corrected within the time given, no fine shall be imposed; or 3) File an appeal. Appeals shall be filed in accordance with the time limits and other provisions of Section 1.10.080.

3. Appeal of Citation: Any person receiving an administrative citation may contest the citation by requesting an administrative hearing within 30 days of service of the citation.

4. Appeal Hearing Procedure:
1) The City Manager will designate the hearing officer for an administrative citation hearing.
2) A hearing before the hearing officer will be set for a date that is not less than 15 and not more than 60 days from the date that the "request for hearing" is filed. 3) The hearing officer will only consider evidence that is relevant to whether the violation occurred and whether the responsible person has caused or maintained the violation on the date(s) specified in the citation. 3 654
4) Administrative hearings are informal, and formal rules of evidence. and discovery do not apply. Each party will have the opportunity to present evidence in support of his or her case and to cross-examine witnesses. The city bears the burden of proof at an administrative hearing to establish a violation of the code.

5. Hearing Officer's Decision: At the conclusion of the hearing or within 15 days thereafter, the administrative hearing officer shall render a decision per the alternatives specified in the ordinance, ranging from sustaining the citation to making a finding that no violation occurred.

6. Right to Judicial Review: Within 20 days after service of the decision of the hearing officer upon the responsible person, he or she may seek review of the decision by filing a notice of appeal with the Superior Court.

7. Failure to Comply: In the absence of a timely appeal to the Superior Court or if the City prevails in court, failure to comply with an order to abate a continuing violation by the date specified in the order is a misdemeanor offense. Filing a misdemeanor action does not preclude the City from pursuing any other remedies to gain compliance provided in the Municipal Code or under state law.

Conclusions:

The ordinance amendment will provide for a more efficient and streamlined enforcement procedure for most violations of the Municipal Code than is available under the present provisions. It has proven effective in a number of other cities, such as West Hollywood, Santa Ana and others.

If the ordinance is approved, staff will return with a separate agenda item to establish the fine amounts for administrative penalties.
~=ctor -
Community Development Department
Concur:

Steph .

City~
Attachments:

1. Proposed Code Amendment Ordinance

2. Example of Administrative Citation Form
4 655
ATTACHMENT 1:

CODE AMENDMENT ORDINANCE
656
ORDINANCE NO. __ _

AN ORDINANCE OF THE CITY OF HERMOSA BEACH AMENDING THE GENERAL

PROVISIONS AND ENFORCEMENT PROCEDURES OF THE MUNICIPAL CODE The City Council of the City of Hermosa Beach does ordain as follows:

SECTION 1. An amendment to the Municipal Code has been prepared in response to the need to provide administrative enforcement procedures for violations of the Municipal Code which are deemed minor in nature.

SECTION 2. The code amendment is not subject to environmental review under the California Environmental Quality Act because it is not classified as a project under CEQA Guidelines, Sec. 15378.

SECTION 3. On August 14, 2007, the City Council held a duly-noticed public hearing and considered the proposed code amendment, and the evidence and arguments submitted by the City staff and all interested parties. A notice of time, place and purpose of the public hearing was duly given and testimony was presented to and considered by the City Council at the public hearing.

SECTION 4. The City Council hereby approves the amendment to the Hermosa Beach Municipal Code set out in Exhibits A and B attached hereto and included herein by reference.

SECTION 5. This ordinance shall become effective and be in full force and effect from and after thirty (30) days of its final passage and adoption.

SECTION 6. Prior to the expiration of fifteen (15) days after the date of its adoption, the City Clerk shall cause this ordinance to be published in the Easy Reader, a weekly newspaper of general circulation published and circulated in the City of Hermosa Beach in the manner provided by law.

SECTION 7. The City Clerk shall certify to the passage and adoption of this ordinance, shall enter the same in the book of original ordinances of the City of Hermosa Beach, and shall make minutes of the passage and adoption thereof in the records of the proceedings of the City Council as which the same is passed and adopted.

PASSED, APPROVED AND ADOPTED this_ day of September, 2007 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
657
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, California ATTEST: APPROVED AS TO FORM:

City Clerk City Attorney
2 658
EXHIBIT A:

AMENDMENT TO TITLE 1 OF MUNICIPAL CODE
659
Title 1
General Provisions
Chapters:

1.01 CODE ADOPTION AND GENERAL PROVISIONS

1.04 VIOLATIONS AND PENALTIES

1.08 GENERAL CITATIONS

1.10 ADMINISTRATIVE CITATIONS AND PENALTIES
Chapter 1.01

CODE ADOPTION AND GENERAL PROVISIONS

1.01. 010 Adoption of the Hermosa Beach Municipal Code.

That certain document entitled "Code of the City of Hermosa Beach, California", (hereinafter the "Code" or "Municipal Code"), a copy of which has been filed and is on file in the office of the City Clerk for public inspection, together with the secondary Codes therein adopted by reference, is hereby adopted by this reference as the comprehensive ordinance Code for the City of Hermosa Beach pursuant to the provisions of Article 2 of Chapter 1 of Part 1 of Division 1 of Title 5 of the Government Code of the State of California, and each and all of the provisions, terms, and penalties of said Code on file in the office of the City Clerk are hereby referred to, adopted, incorporated herein and made a part of this ordinance as if fully set forth herein.

1.01. 020 Short title.

The ordinances embraced in the following chapters and sections shall constitute and be designated the "Hermosa Beach Municipal Code", the "HBMC", or the "Municipal Code", and may be so cited.

1.01. 030 Provisions considered as continuations of existing ordinances.

The provisions appearing in this Code, so far as they are the same as those of ordinances existing at the time of the effective date of this Code, shall be considered as continuations thereof and not as new enactments.

1.01. 040 Repeal of certain ordinances and certain ordinances to remain in effect.

All ordinances of the City in force upon the effective date of the Code are hereby repealed except as follows:

A. Ordinances codified by the Code; and
B. Uncodified ordinances comprising or amending the Zoning Map of the City of Hermosa Beach, which are listed in the Uncodified Ordinance List on file in the Office of the City Clerk; and
660
C. Uncodified ordinances relating to matters of a special or temporary nature, which ordinances are listed in the Uncodified Ordinance List on file in the Office of the City Clerk; and
D. Any uncodified ordinance promising or guaranteeing the payment of money or authorizing the issue of bonds, or any evidence of the City's Indebtedness, or any contract or obligation assumed by the City; and
E. Any ordinance granting any franchise, license or other right conferred by the City on any person or corporation, which franchise, license or other right is in effect as of September 10, 1996; and
F. Any uncodified administrative ordinance of the City Council not in conflict with the provisions of the Code; and
G. Any uncodified ordinance relating to the salaries, benefits, and working conditions of City officers and employees; and
H. Any uncodified ordinance relating to the levy of any tax in effect as of September 1 O, 1996.

1.01. 050 Effect of repeal of ordinances.

The repeal of an ordinance shall not revive any ordinances in force before or at the time the ordinance repealed took effect. Also, the repeal of an ordinance shall not affect any punishment or penalty incurred before the repeal took effect, nor any suit, prosecution or proceeding pending at the time of the repeal, for any offense committed under the ordinance repealed.

1.01. 060 Superseded ordinances.

All ordinances codified by the Code are superseded to the extent they conflict with the Code.

1.01. 070 Savings provisions.

The repeal herein of any ordinance of the City of Hermosa Beach shall not affect or impair any act done, or right vested or approved, or any proceeding, suit or prosecution had or commenced in any cause before such repeal shall take effect; but every such act done, or right vested or accrued, or proceeding, suit, or prosecution had or commenced shall remain in full force and effect for all intents and purposes as if the applicable provisions of the ordinance, or part thereof, so repealed had remained in force and effect. No offense committed and no liability, penalty, or forfeiture, whether civilly or criminally incurred prior to the time when any such ordinance, or part thereof, shall be repealed or altered by said Code, shall be discharged or affected by such repeal or alteration. Prosecutions and suits for such offenses, liabilities, penalties, or forfeitures shall be instituted and proceeded with in all respects as if such prior ordinance, or part thereof, had not been repealed or altered.

1.01. 080 Severability.

If any section, subsection, sentence, clause, phrase or portion of this Municipal Code is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Code. The City Council hereby declares that it would have adopted this 2 661
Code and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, phrases, or portions be declared invalid or unconstitutional.

1.01. 090 Definitions and rules of construction.

In the construction of this Code and of all ordinances of the City, the following rules shall be observed, unless such construction would be inconsistent with the manifest intent of the city council or the context clearly requires otherwise:

City. The words "the City" or "this City" shall be construed as if followed by the words "of Hermosa Beach."
Code. The words "the Code" or "this Code" shall mean the code of the City of Hermosa Beach, California.

Computation of Time. The time in which any act provided by law is to be done is computed by excluding the first day and including the last, unless the last day is a holiday and then it is also excluded.

Council. Whenever the word "Council" is used in this Code, it shall be construed to mean the City Council of the city of Hermosa Beach.

County. The words "the County" or "this County" shall mean the County of Los Angeles.

Day. A "day" is the period of time between any midnight and the midnight following.

Daytime, Nighttime. "Daytime" is the period of time between sunrise and sunset. "Nighttime" is the period of time between sunset and sunrise.

Gender. The masculine gender includes the feminine and neuter.

In the City. The words "in the City" shall mean and include all territory over which the City now has, or shall hereafter acquire jurisdiction for the exercise of its police powers or other regulatory powers.

Joint Authority. All words giving a joint authority to three or more persons or officers shall be construed as giving such authority to a majority of such persons or officers.

Month. The word "month" shall mean a calendar month.

Number. The singular number includes the plural, and the plural the singular.

Oath. "Oath" includes an affirmation.

Officers, Departments, etc. Officers, departments, boards, commissions and employees referred to in this Code shall mean officers, departments, boards, commissions and employees of the City of Hermosa Beach, unless the context clearly indicates otherwise. 3 662
Official Time. Whenever certain hours are named in this Code, they shall mean Pacific Standard Time or Daylight Saving Time, as may be in current use in the City.

Or, And. "Or" may be read "and", and "and" may be read "or" if the sense requires it.

Owner. The word "owner", applied to a building or land, shall include any part owner, joint owner, tenant in common, tenant in partnership, joint tenant or tenant by the entirety of the whole or of a part of such building or land.

Person. "Person" includes any person, firm, association, organization, partnership, business trust, corporation or company.
"Personal property" includes every species of property, except real property, as defined in this section.

Preceding, Following. The words "preceding" and "following" mean next before and next after, respectively.
"Process" includes a writ or summons issued in the course of judicial proceedings of either a civil or criminal nature.

Property. The word "property" shall include real and personal property. "Real property" shall include lands, tenements and hereditaments.

Shall, May. "Shall" is mandatory and "may" is permissive.

Signature or Subscription by Mark. "Signature" or "subscription" includes a mark when the signer or subscriber cannot write, such signer's or subscriber's name being written near the mark by a witness who writes his own name near the signer's or subscriber's name; but, a signature or subscription by mark can be acknowledged or can serve as a signature or subscription to a sworn statement only when two witnesses so sign their own names thereto.

State. The words "the state" or "this state" shall be construed to mean the state of California.

Tenant or Occupant. The words "tenant" or "occupant", applied to a building or land, shall include any person holding a written or an oral lease of, or who occupies the whole or a part of such building or land, either alone or with others.

Tenses. The present tense includes the past and future tenses, and the future includes the present.

Week. A "week" consists of seven consecutive days.

Writing. "Writing" includes any form of recorded message capable of comprehension by ordinary visual means. Whenever any notice, report, statement or record is required or 4 663
authorized by this Code, it shall be made in writing in the English language, unless it is expressly provided otherwise.

Year. The word "year" shall mean a calendar year, except where otherwise provided. 5 664

1.04. 010
Chapter 1.04

VIOLATIONS AND PENAL TIES
Violations of Code.

No person shall violate any provisions or fail to comply with any of the requirements of this Code. Violations of this Code are punishable as set forth in this chapter.

1.04. 020 Misdemeanors.

Any person violating any of the provIsIons or failing to comply with any of the requirements of this Code shall be guilty of a misdemeanor unless such violation or failure to comply is expressly stated by this Code to be an infraction or is subject to a civil administrative penalty pursuant to chapter 1.10. Any person convicted of a misdemeanor under the provisions of this Code shall be punishable by a fine of not more than one thousand dollars ($1,000.00) or by imprisonment in the county jail for a period not exceeding six months, or by both such fine and imprisonment. Each such person shall be guilty of a separate offense for each and every day during any portion of which any violation of any provision of this Code is committed, continued or permitted by such person and shall be punishable accordingly.

1.04. 030 Infractions.

A. Penalties. Any person violating any provIsIon or failing to comply with any mandatory requirement of this Code expressly stated by this Code to be an infraction shall be guilty of an infraction. Except as otherwise provided in this Code, any person convicted of an infraction shall be punishable by:

1. A fine not exceeding one hundred dollars ($100.00) for a first violation;

2. A fine not exceeding two hundred dollars ($200.00) for a second violation of the same provision of the Code within one year;

3. A fine not exceeding five hundred dollars ($500.00) for each additional violation of the same provision of the Code within one year.

B. No counsel for infractions at public expense. An infraction is not punishable by imprisonment. A person charged with an infraction shall not be entitled to have the public defender or other counsel appointed at public expense to represent him or her unless he or she is arrested and not released on his or her written promise to appear, on his or her own recognizance, or on a deposit of bail.

1.04. 040 Reclassification of misdemeanors as infractions.

A violation of any provision of this Code section which is classified as a misdemeanor may be charged as an infraction when:

1. The prosecutor files a complaint charging the offense as an infraction, unless the defendant, at the time he or she is arraigned, after being informed of his or her rights, elects to have the case proceed as a misdemeanor; or 6 665

2. The court, with the consent of the defendant, determines that the offense is an infraction. In that event, the case shall proceed as if the defendant had been arraigned on an infraction complaint.

1.04. 050 Additional Provisions.

A. Each day a separate offense. Unless otherwise specified, each person shall be guilty of a separate offense for each and every day during any portion of which any violation of any provision of this Code is committed, continued or permitted by such person and shall be punishable accordingly.

B. Included offenses. Whenever in the Code any act or omission is made unlawful, it shall include causing, permitting, aiding, abetting, suffering, or concealing the fact or such act of omission.

C. Violations deemed to be a public nuisance. In addition to the penalties hereinabove provided, any condition caused or permitted to exist in violation of any of the provisions of the Code shall be deemed a public nuisance and may be summarily abated as such by the City, and every day such condition continues shall be regarded as a new and separate offense.
7 666

1.08. 010 General Citation.

Chapter 1.08

GENERAL CITATIONS
If any person is arrested for the violation of any provision of this Code and such person is not taken immediately before a magistrate, the arresting officer shall prepare in duplicate a written notice to appear in court. Such notice may be referred to as a "general citation," and shall contain the name and address of such person, the offense charged, and the time when and place where such person shall appear in court.

1.08. 020 Notices to appear--Time.

The time specified in the notice to appear shall be at least ten days after such arrest.

1.08. 030 Notices to appear--Place.

The place specified in the general citation shall be:

1. The court of the magistrate before whom the person would be taken if the requirement of arresting and taking the person before a magistrate were complied with; or

2. Before an officer authorized by such court to receive deposit or bail.

1.08. 040 Notices to appear--Promise and release.

The arresting officer shall deliver one copy of the general citation to the arrested person. The arrested person, in order to secure release, shall give his written promise to appear in court by signing a duplicate notice which shall be retained by the officer. Thereupon, the arresting officer shall forthwith release from custody the person arrested.

1.08. 050 Warrants for arrest.

When a person signs a written promise to appear at the time and place specified in the written promise to appear and does not appear or has not posted bail as provided in Section 853.6 of the Penal Code of the State of California, the magistrate shall issue and have delivered for execution a warrant for such person's arrest within twenty (20) days after his failure to appear as promised, or if such person promises to appear before an officer authorized to accept bail, other than a magistrate, and fails to do so on or before the date which such person promised to appear, within twenty (20) days after the delivery of such written promise to appear by the officer to a magistrate having jurisdiction over the offense.

1.08. 060 Violations of promises to appear.

Any person willfully violating his written promise to appear in • court shall be guilty of a misdemeanor regardless of the disposition of the charge upon which he was originally arrested. 667

1.08. 070 Arresting officer defined.

For the purpose of this chapter, the term "arresting officer'' means any police officer of the City and any other employee of the City whose duty it is to enforce the provisions of this Code who is authorized by the City Manager to use the general citation procedure established by said sections in the performance of his enforcement duties.
9 668

1.10.010
Chapter 1.10

ADMINISTRATIVE CITATIONS AND PENALTIES
Administrative citations.

Certain provisions of this Code, specifically designated in this chapter, may be enforced through the use of administrative citations and penalties as provided for in this chapter. Use of the provisions of this chapter shall not prevent the use of other methods of enforcement or abatement as provided by this Code, including but not limited to criminal and civil actions.

1.10 .020 Definitions.

For the purposes of this chapter, the following definitions shall apply:

A. Responsible person: A responsible person is any of the following:

1. A person who causes a Code violation to occur.

2. A person who maintains or allows a Code violation to continue, by his or her action or failure to act.

3. A person whose agent, employee, or independent contractor causes a Code violation by its action or failure to act.

4. A person who is the owner of, and/or a person who is a lessee or sub lessee with the current right of possession of, real property where a property-related Code violation occurs.

5. A person who is the on-site manager of a business who normally works daily at the site when the business is open and is responsible for the activities on such premises.

For the purposes of this definition, "person" includes a natural person or legal entity and the owners, majority stockholders, corporate officers, trustees, and general partners of a legal entity.

B. Legal Interest: Any interest that is represented by a deed of trust, quitclaim deed, mortgage, judgment lien, tax or assessment lien, mechanic's lien or other similar instrument, which is recorded with the County Recorder.

C. Enforcement officer: Any police officer or City employee or agent of the City designated by the director of any City department who has the authority and responsibility to enforce the provisions of this Code as provided for herein.

1.10.030 Administrative citations not a waiver of other remedies.

The procedures established in this chapter may be in addition to any criminal, civil or other legal remedy established by law which may be pursued to address violations of the Municipal Code.

Issuance of an administrative citation shall not be deemed a waiver of any other enforcement remedies found within this Code.
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1.10. 040 Code violations subject to administrative penalty procedures.

A. The violations described in the Municipal Code titles, chapters and sections listed herein below are subject to the administrative penalty procedures and other provisions of this chapter 1.10:

1. Chapter 5.04: Business Licenses Generally

2. Chapter 6.04: Animals Generally

3. Chapter 8.04: Health Code Adopted

4. Chapter 8.08: Alarm Systems

5. Chapter 8.12: Garbage Collection and Disposal

6. Chapter 8.24: Noise Control

7. Chapter 8.28: Nuisances

8. Chapter 8.32: Rodent Control

9. Chapter 8.40: Smoking

10. Chapter 8.44: Stormwater And Urban Runoff Pollution Control Regulations

11. Chapter 12.16: Encroachments (streets and sidewalks)

12. Chapter 12.32: Newsracks

13. Section 15.04.140: Pedestrian Protection at Building and Demolition Sites

14. Sections 15.16.070 and 16.16.080: Grease Recovery Systems

15. Title 17: Zoning
B. Any person who violates the same provision, or fails to comply with the same requirement, of the sections of this Code set forth in paragraph A of this section more than three times within a twelve-month period shall be guilty of a misdemeanor for each violation committed thereafter within that same twelve-month period. Any person who violates or fails to comply with the sections of this Code set forth in paragraph A of this section and who possesses no photo identification or refuses to identify himself/herself to an enforcement officer, making it impossible to issue an administrative citation, shall be guilty of a misdemeanor.

1.10. 050 Fines.

A. Any responsible person who receives an Administrative Citation shall be subject to the payment of fines as set out in the penalty schedule for administrative fines as adopted by resolution of the City Council. An administrative penalty shall be assessed by means of an administrative citation issued by an enforcement officer, and shall be payable directly to the City Treasurer. A portion of each penalty shall constitute reimbursement for the City's administrative expenses in issuing and processing the citation. Penalties shall be collected in accordance with the procedures specified in this chapter. Payment of a penalty shall not excuse the failure to correct the violation nor shall it bar further enforcement action by the City. In the case of violations of the building, plumbing or electrical codes, an administrative citation shall not be issued until after the responsible party has been provided notice and a reasonable opportunity to correct the violation, and has failed to do so.

B. Failure of any person to pay the fines assessed by an administrative citation may result in the matter being referred for collection which includes but is not limited to the filing of a small claims court action.

1.10. 060 Contents of citation.
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Each administrative citation shall contain the following information:

1. Date, approximate time, and address or definite description of the location where the violation(s) was observed;

2. The Code sections or conditions violated and a description of the violation(s);

3. The amount of the fine for the violation(s);

4. An explanation of how the fine shall be paid and the time period by which it shall be paid;

5. Identification of rights of appeal, including the time within which the citation may be contested and the place to obtain a request for hearing form to contest the administrative citation;

6. The name and signature of the enforcement officer issuing the citation;

7. If the violation is one which is continuing, an order to correct the violation, the actions needed to correct the violation, and an explanation of the consequences for failing to correct the violation; and

8. The name and address of the responsible person, and a signature line so that the responsible person may acknowledge receipt of the citation.

1.10.070 Service of citation.

The following procedures shall be used in serving administrative citations:

1. Personal service. The enforcement officer shall attempt to locate and personally serve the responsible person and obtain the signature of the responsible person on the administrative citation. If the responsible person served refuses or fails to sign the administrative citation, the failure or refusal to sign shall not affect the validity of the administrative citation or of subsequent proceedings.

2. Service of citation by mail. If the enforcement officer is unable to locate the responsible person, the administrative citation shall be mailed to the responsible person by certified mail, postage prepaid with a requested return receipt. Simultaneously, the citation may be sent by first class mail. If the citation is sent by certified mail and returned unsigned, then service shall be deemed effective pursuant to first class mail, provided the citation sent by first class mail is not returned.

3. By Posting on Property. If the enforcement officer is unable to serve the citation under subsections 1 or 2 preceding, a copy of the citation may be posted on any real property within the City in which the City has knowledge that the responsible party has a legal interest. Service under this subsection shall be deemed effective on the date when the notice is posted; or

4. By Publication. If the enforcement officer cannot post the citation by any of the preceding methods, the citation may be published in a newspaper likely to give actual notice to the party subject to the citation. The publication shall be once a week for four successive weeks in a newspaper published at least once a week

1.10. 080 Satisfaction of administrative citation.

Upon receipt of a citation, the responsible person must do one of the following:
1) Pay the fine. Pay the fine to the City within 30 days from the date of the citation. All fines assessed shall be payable to the Hermosa Beach Finance Department. Payment of a 12 671
fine shall not excuse or discharge a failure to correct continuing violations nor shall it bar further enforcement action by the City. Payment of the fine, in the absence of a timely request for a hearing pursuant to Section 1.10.090, waives the responsible party's right to the administrative hearing and appeal process;
2) Remedy the Violation. If the violation is of a nature that it can be remedied and is deemed by the enforcement officer to not create an immediate danger to health and safety and was corrected within the time given, no fine shall be imposed; or 3) File an appeal. Appeals shall be filed in accordance with the time limits and other provisions of Section 1.10.090.

In the event the responsible party fails or refuses to select and satisfy any of the alternatives set forth above, then the penalty shall be immediately due and owing to the City and may be collected in any manner allowed by law for collection of a debt. Commencement of an action to collect the delinquent penalty shall not preclude issuance of additional citations to the responsible party should the violations persist.

1.10. 090 Appeal of administrative citation.

A. Time to file an appeal. Any responsible person to whom an administrative citation is issued may choose to contest the citation by requesting an administrative hearing within thirty (30) days of service of the citation. In order to request a hearing, the responsible person shall submit in the manner directed on the citation a fully completed request for administrative hearing form along with either a deposit of the full amount of the administrative fine (in cash or by way of a negotiable check) or a notice that an advance deposit hardship waiver request has been filed pursuant to paragraph B of this section 1.10.090. The request for hearing shall be incomplete if it does not include the deposit in the full amount of the fine or the request for a hardship waiver. The deposit will be retained in a non-interest bearing account until the matter is resolved. If a timely and complete request for hearing is not submitted, the citation shall be deemed final, and the fine shall be immediately due and owing to the City and may be collected in any manner allowed by law for collection of a debt.

Commencement of an action to collect the delinquent fine shall not preclude issuance of additional citations to the responsible party should the violation persist.

B. Hardship Waiver. Any responsible person who requests a hearing to contest an administrative citation and who is financially unable to deposit the administrative fine as required in paragraph A of this section may file a request for an advance deposit hardship waiver. The request shall be filed with the planning department on an advance deposit hardship waiver application form, available from the department, no later than ten days after service of the administrative citation. The City Manager or his/her designee may issue an advance deposit hardship waiver only if the person requesting the waiver submits to the City Manager or his/her designee a sworn affidavit, together with any supporting documents, demonstrating to the satisfaction of the City Manager or his/her designee the person's financial inability to deposit with the City the full amount of the fine in advance of the hearing. Written proof of financial hardship, at a minimum must include tax returns, financial statements, bank account records, salary records or similar documentation demonstrating that the responsible person is unable to deposit the penalty. The City Manager or his/her designee shall issue a written decision specifying the reasons for issuing or not issuing the waiver. The decision shall be final, and shall be served upon the person requesting the waiver by certified mail postage pre-paid return receipt requested and first class mail. If the 13 672
City Manager or his/her designee determines that the waiver is not warranted, the person shall remit the full amount of the fine as a deposit within ten days of mailing of the decision.

If the full amount of the fine is not deposited within the ten-day period, the request for hearing shall be deemed incomplete and waived, and the citation shall be deemed final. The fine shall be immediately due and owing to the City and may be collected .in any manner allowed by law for collection of a debt.

C. Dismissal of citation. The City Manager may dismiss an administrative citation at any time if it is determined to have been issued in error, in which event any deposit made shall be refunded.

D. Hearing procedure.

1. The Hermosa Beach City Manager shall designate the hearing officer for the administrative citation hearing.

2. After receipt of the "request for hearing" and fine deposit (or, if applicable, approval of a hardship waiver) a hearing before the hearing officer shall be set for a date that is not less than 15 and not more than 60 days from the date that the "request for hearing" is filed in accordance with the provisions of this section. The person requesting the hearing shall be notified of the time and place set for the hearing by first class mail at least ten days prior to the date of the hearing. The responsible person may request one continuance of the hearing, but in no event may the hearing begin later than 90 days after receipt of the request for hearing from the responsible person. The responsible person may attend the hearing in person or in lieu of attending may submit written argument and documentation under penalty of perjury prior to the time scheduled for the hearing.

3. Any documentation other than the administrative citation, which the enforcement official has submitted or will submit to the hearing officer, shall be sent to the person requesting the hearing by regular first class mail at least five days before the date on which the hearing is scheduled. The documentation shall also be made available upon request at the time of the hearing

4. If the responsible person fails to attend the hearing or fails to submit arguments in writing, the administrative hearing officer will render a decision based on the documents that have been received and the responsible person will be deemed to have waived his/her right to an administrative hearing. Under those circumstances, the administrative hearing officer may request additional information from either the responsible person or the enforcement official as may be necessary to render a decision. If service of the administrative hearing is made by posting the citation on real property within the City in which the responsible person has a legal interest, and the responsible person provides verifiable and substantial evidence that removal of the administrative citation from the property by a third party caused the responsible person's failure to attend the scheduled hearing, the responsible person shall be entitled to an administrative hearing.

5. The hearing officer shall only consider evidence that is relevant to whether the violation occurred and whether the responsible person has caused or maintained the violation of the Municipal Code on the date(s) specified in the administrative citation. 14 673

6. Administrative hearings are informal, and formal rules of evidence and discovery do not apply. Each party shall have the opportunity to present evidence in support of his or her case and to cross-examine witnesses. The City bears the burden of proof at an administrative hearing to establish a violation of the Code. The administrative citation and any additional reports submitted by the enforcement official shall constitute prima facie evidence of the facts contained in those documents. The administrative hearing officer must use a preponderance of evidence as the standard of evidence in deciding the issues.

7. The hearing officer may continue the hearing and request additional information from the issuing officer/employee or the recipient of the administrative citation prior to issuing a written decision.

E. Hearing officer's decision. At the conclusion of the hearing or within fifteen (15) days thereafter, the administrative hearing officer shall render a decision as follows:

1. Determine that the violation for which the citation was issued occurred, and impose a fine in the amount set forth in the fine and penalty schedule, and if the violation has not been corrected as of the date of the hearing, order correction or abatement of the violation. In this event, the City shall retain the fine deposited by the responsible person.

2. Determine that the violation for which the citation was issued occurred, but that the responsible party has introduced credible evidence of mitigating circumstances warranting imposition of a lesser fine than that prescribed in the fine and penalty schedule, or no fine at all, and impose such lesser fine, if any; and if the violation has not been corrected as of the date of the hearing, order correction or abatement of the violation. In this event, the City shall retain all or a portion of the fine deposited by the responsible person as applicable.

3. Determine that the violation for which the citation was issued did not occur or that the condition did not constitute a violation of the Municipal Code, or that the person cited was not the responsible party. In this event, the City shall refund the deposit, if any, within fifteen (15) days of the decision.

The administrative hearing officer's decision shall be in writing, shall explain the basis for the decision, and shall be served upon the responsible party by first class mail, to the address stated on the request for hearing form. If applicable, the order shall set forth the date by which compliance shall be achieved and the imposed fine paid to the City. The order shall be final on the date of mailing, which shall be deemed the "date of service," and shall notify the responsible person of the right to appeal to the Superior Court, as further described in Section 1.10.100.

F. Collection of unpaid fines. Failure to pay the assessed administrative fine within 15 days or such other time limit set forth in the administrative citation, and/or if the decision of the hearing officer has not been successfully challenged by a timely appeal as provided in section 1.10.100, this obligation shall constitute a special assessment and/or lien against the real property on which the violation occurred. The special assessment and/or lien shall be imposed pursuant to the procedure set forth in Section 8.28.080 of this Code. Alternatively, the matter may be referred for collection, which includes but is not limited to the filing of a small claims court action.
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1.10.100 Right to judicial review.

Within 20 days after service of the decision of the administrative hearing officer upon the responsible person, he/she may seek review of the decision by filing a notice of appeal with the Superior Court. The responsible person shall serve upon the City Clerk either in person or by first class mail a copy of the notice of appeal. If the responsible person fails to timely file a notice of appeal, the administrative hearing officer's decision shall be deemed final.

1.10.110 Failure to comply with administrative order.

In the absence of a timely appeal to the Superior Court, failure to comply with a final administrative order directing the abatement of a continuing violation by the date specified in the order is a misdemeanor offense for each day thereafter, or any portion thereof, that the violation is maintained or permitted. In the event of a timely appeal to the Superior Court pursuant to section 1.10.100, and provided the City prevails thereon, the responsible person shall be guilty of a misdemeanor offense for each day, or any portion thereof, that a continuing violation is maintained or permitted after a court ordered abatement date. Filing a misdemeanor action does not preclude the City from pursuing any other remedies to gain compliance provided in this Code or under state law. For purposes of this chapter, a "continuing violation" shall mean a single, ongoing condition or activity in violation of the Municipal Code. 16 675
EXHIBITS:

AMENDMENTS TO SELECTED SECTIONS OF THE

MUNICIPAL CODE
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The following Sections of the Hermosa Beach Municipal Code are amended to read as follows:

5.04. 290 Enforcement of chapter. [Business Licenses]
It shall be the duty of the license collector to enforce each and all of the provisions of this title, and the chief of police shall render such assistance in the enforcement hereof as may from time to time be required by the license collector and the city manager. The license collector in the exercise of the duties imposed upon him hereunder, and acting through his deputies or duly authorized assistants, shall examine all places of business in the city to ascertain whether or not the provisions of this title have been complied with.

The license collector, his deputies, all police officers, and inspectors of the fire and building departments are hereby appointed as business license inspectors in addition to their other duties, and shall have and exercise the power to enter any place of business for which license is required by this title and to demand the exhibition of the license for the current year by any person engaged or employed in the transaction of the business and if such person shall then and there fail to exhibit the license, the licensee shall be liable to the penalty provided in this title for a violation of this title. It is made the duty of such officers and inspectors to notify the license collector, in writing, of any person violating any of the provisions of this title. The license collector may, with the prior consent of the city council, deputize a qualified accountant to examine the necessary books and records of any person doing business in the city.

5.04. 340 Violations of business license regulations.

It is a violation of this chapter to knowingly make a false statement in any application for a license or permit or in any report required under this chapter. A violation of this chapter is subject to the administrative penalty provisions of chapter 1.10. Where the violation is of a continuing nature, each day or portion thereof wherein the violation continues constitutes a separate and distinct violation.

6.04. 110 Violations of animal regulations.

Violations of this chapter are subject to the administrative penalty provisions of chapter 1.10.

8.04. 060 Violations of health and safety regulations.

A. It shall be unlawful for any person, firm, partnership or corporation to violate any provision or to fail to comply with any of the requirements of the Chapter, Codes, or Regulations hereby adopted. Any person, firm, partnership or corporation violating any provision of the Chapter, Codes or Regulations hereby adopted, or failing to comply with any of their requirements shall be deemed guilty of a misdemeanor unless the violation is classified as an infraction in accordance with the provisions of chapter 1.04. Violations of the provisions of this chapter, whether deemed misdemeanors or infractions, shall be punishable in accordance with the procedures of chapter 1.10. Each and every person, firm, partnership, or corporation shall be deemed guilty of a separate offense for each and every day or any portion thereof during which any violation of any of the provisions of the Chapter, Codes or Regulations hereby adopted is committed, continued or permitted by such person, firm, partnership or corporation, and shall be deemed punishable therefore as provided herein. 18 677
B. Any person, firm, corporation or association violating any of the provisions of Los Angeles County Code, Title 11, Health and Safety, Division 1, Health Code, and Division 2, General • Hazards, as amended and in effect on September 10, 1996, adopted by reference herein or violating any provision of any permit, license or exception granted thereunder or failing to comply with any of the requirements thereof shall be shall be punishable as a misdemeanor or infraction as provided in chapter 1.04. Each violation is a separate offense for each and every day during any portion of which such violation is committed, continued, or permitted by such person.

8.08. 190 Violations of alarm system regulations.

Violations of the provisions of this chapter are subject to the administrative penalty provisions of chapter 1.10.

8.12. 350 Violations of garbage collection and disposal regulations.

Violations of the provisions of this chapter are subject to the administrative penalty provisions of chapter 1.10.

8.24. 100 Violations of noise regulations.

Violations of the provisions of this chapter are subject to the administrative penalty provisions of chapter 1.10.

8.28. 110 Other remedies. [Nuisances)
Nothing in this chapter shall be deemed to prevent the city council from ordering the city attorney to commence a civil action to abate a nuisance as an alternative to or in conjunction with the proceedings herein set forth or to initiate a criminal action against the responsible party for the maintenance of a nuisance. Further, nothing in this chapter shall be deemed to prevent the imposition of the administrative penalty provisions of chapter 1.1 0 as an option to redress violations of the provisions herein.

8.32. 060 Violations of rodent control regulations.

Violations of the provisions of this chapter are subject to the administrative penalty provisions of chapter 1.10.

8.40. 050 Violations of smoking regulations.

Violations of the provisions of this chapter are subject to the administrative penalty provisions of chapter 1.10.

8.44. 11 O Violations of stormwater and urban runoff pollution control regulations.

A. Enforcement Procedure.

1. Any condition caused or permitted to exist in violation of:
a. Any of the provisions of this Chapter; or
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b. Any failure to comply with any applicable requirement of either the SUSMP or an approved Storm Water Mitigation Plan with respect to a property; or c. Any false certification or verification, or any failure to comply with a certification or verification provided by a project applicant or the applicant's successor in interest; or d. Any failure to properly operate and maintain any Structural or Treatment Control BMP on a property in accordance with an approved Storm Water Mitigation Plan or the SUSMP,
is hereby determined to be a threat to the public health, safety and welfare, is declared and deemed a public nuisance, and may be abated or restored by any Authorized Enforcement Officer, and a civil or criminal action to abate, enjoin or otherwise compel the cessation of such nuisance may be brought by the City Attorney."

2. For the first failure to comply with any provision contained in this Chapter, the Director of Public Works shall issue to the violator a written notice which includes the following information: (i) a description of the violation being committed; (ii) a specified time within which the violation must be corrected or within which the violator may file a written response to the Director disputing the existence of a violation; and (iii) a description of the penalties which may be imposed for continued noncompliance.

3. If the violator demonstrates that the violation does not exist, or has been corrected, no further action need be taken. If, however, the violation exists and is not corrected within the prescribed time, the Director of Public Works may thereafter pursue any of the enforcement remedies described below in this Section.

B. Violation an Infraction.

Violations of the provisions of this chapter shall constitute an infraction. Each day that a violation continues shall constitute a separate offense.

C. Violations Deemed a Public Nuisance.

1. Any condition caused or permitted to exist in violation of any of the provisions of this Chapter is hereby determined to be a threat to the public health, safety and welfare, is declared and deemed a public nuisance and may be abated or restored by any authorized enforcement officer, and a civil or criminal action to abate, enjoin or otherwise compel the cessation of such nuisance may be brought by the City Attorney.

2. The cost of such abatement and restoration shall be borne by the owner of the property and the cost thereof shall be invoiced to the owner of the property, as provided by law or ordinance for the recovery of nuisance abatement costs.

3. If any violation of this Chapter constitutes a seasonal and recurrent nuisance, the City Manager shall so declare. The failure of any person to take appropriate annual precautions to prevent storm water pollution after written notice of a determination under this paragraph shall constitute a public nuisance and a violation of this Chapter.

D. Concealment.

Causing, permitting, aiding, abetting, or concealing a violation of any provision of this Chapter shall constitute a violation of such provision.
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E. Civil Actions.

In addition to any other remedies provided in this section, any violation of this Chapter may be enforced by civil action brought by the City. In any such action, the City may seek, as appropriate, any or all of the following remedies:

1. A temporary and/or permanent injunction.

2. Assessment of the violator for the costs of any investigation, inspection, or monitoring survey which led to the establishment of the violation, and for the reasonable costs of preparing and bringing legal action under this subsection.

3. Costs incurred in removing, correcting, or terminating the adverse effects resulting from violation.

4. Compensatory damages for loss or destruction to water quality, wildlife, fish and aquatic life.

In addition to the preceding measures, violations of the provisions of this chapter are subject to the administrative penalty provisions of chapter 1.10.

F. Administrative Enforcement Powers.

In addition to the other enforcement powers and remedies established by this Chapter, the authorized enforcement officer has the authority to utilize the following administrative remedies:

1. Cease and Desist Orders. When an authorized enforcement officer finds that a discharge has taken place or is likely to take place in violation of this Chapter, the officer may issue an order to cease and desist such discharge, or practice, or operation likely to cause such discharge and direct that those persons not complying shall: (i) comply with the requirement, (ii) comply with a time schedule for compliance, and (iii) take appropriate remedial or preventive action to prevent the violation from recurring.

2. Notice to Clean. Whenever an authorized enforcement officer finds any oil, earth, debris, grass, weeds, dead trees, tin cans, rubbish, refuse, waste or any other material of any kind, in or upon the sidewalk abutting or adjoining any parcel of land, or upon any parcel of land or grounds, which may result in pollutants entering the MS4 or a non-storm water discharge to the MS4, he or she may give notice to the owner or occupant of the adjacent property to remove such oil, earth, debris, grass, weeds, dead trees, tin cans, rubbish, refuse, waste or other material, in any manner that he or she may reasonably provide. The recipient of such notice shall undertake the activities as described in the notice.

G. Permit Revocation.

To the extent the City makes a provision of this Chapter or any identified BMP a condition of approval to the issuance of a permit or license, any person in violation of such condition is subject to the permit revocation procedures set forth in this Code.

H. Remedies.

Remedies specified in this Chapter are in addition to and do not supersede or limit any and all other remedies, civil or criminal, including remedies under the Federal Clean Water Act and/or 21 680
Porter-Cologne Act. The remedies provided for in this Section shall be cumulative and not exclusive.

I. Citizen Reporting.

Members of the public are encouraged to report possible violations of this Chapter to the City's Public Works Department.

12.16. 180 Violations of encroachment regulations--additional remedies.

As an additional remedy, the construction or maintenance of any encroachment in violation of any provision of this chapter shall be deemed, and is declared to be, a public nuisance and may be subject to abatement summarily by a restraining order or injunction issued by a court of competent jurisdiction. In addition, violations of the provisions of this chapter are subject to the administrative penalty provisions of chapter 1.10.

12.32.020 Permit required for newsracks--application--condition-term--violation.

A. No person may install, use or maintain a newsrack upon a public sidewalk without a written permit. One permit may include any number of newsracks owned or leased by the permittee.

B. Application for a permit for a newsrack must be made to the director of public works, under the procedure stated below.

C. A permit may be issued for a newsrack without prior inspection of the location, but the use of the newsrack is conditioned upon observance of the requirements of this code.

D. A permit is valid for one year and may be renewed under the procedure for original applications.

E. Violations of the provisions of this chapter are subject to the administrative penalty provisions of chapter 1.10

15.04. 030 Violations.

Section 103 of said building code is hereby amended to read as follows:

SECTION 103.
103.1 It shall be unlawful for any person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building or structure or cause or permit the same to be done in violation of this Code. 103.2 Any person violating any of the provisions of this chapter or said building code shall be deemed guilty of a misdemeanor and shall be punishable as set forth in Section 1.04.020 of this Code.

15.04. 140 Pedestrian protection at building and demolition sites Notwithstanding the provisions of Section 15.04.010, Chapter 3303 of the Building Code is amended by adding thereto a new Section 3303.7.5 to read as follows:
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SECTION 3303.7.5
3303.7.5 Fencing and pedestrian protection shall be required at all building and demolition sites as follows:

1. Prior to issuance of a demolition or building permit, a pre-demolition site inspection shall be performed verifying sewer cap and temporary toilet location, and the capping of electrical, water and gas service to the property.

2. Prior to commencement of work, all new construction or demolition sites shall install minimum 6 foot high protective chain link fencing or wood fencing consistent with Section 3303 of the California Building Code, and Table 33-A regardless of distance to the property line. Protective wood canopies shall be installed prior to commencement of work pursuant to the requirements of Section 3303 and Table 33A of the CBC.

3. A Pedestrian Protection Plan shall be approved identifying all areas of required pedestrian protection for the property, prior to the issuance of demolition or building permits. The plan shall indicate all areas of pedestrian protection or indicate why such protection is not required (i.e. exempt due to distance of construction to property line).

The Pedestrian Protection Plan, shall be prepared by a licensed contractor, engineer or owner-builder and indicate the proposed protection system to be installed and the method of installation. When conditions make installation of a pedestrian canopy impractical (i.e. a narrow street or alley) an alternative method may be shown on the plan such as pedestrian diversion through use of flag persons and barriers.

4. Any work encroaching into the public right of way or involving pedestrian diversion shall require Public Works Department approval of permits and pedestrian protection.

5. In addition to the remedies provided in the Building Code, violations of this section shall result in revocation or suspension of a building permit pursuant to the procedures set forth in the Code.

6. Violations of the provisions of this section are subject to the administrative penalty provisions of chapter 1.10.

15.08. 030 Violations.

Section 204 of said housing code is hereby amended to read as follows:

SECTION 204.

Any person violating any of the provisions of this chapter or said housing code shall be deemed guilty of a misdemeanor and shall be punishable as set forth in Section 1.04.020 of this Code.

15.12. 040 Violations.

Any person violating any of the provisions of this chapter or the current adopted mechanical code shall be deemed guilty of a misdemeanor and shall be punishable as set forth in Section

1.04.020 of this Code.

15.16. 080 Maintenance and Annual Inspection of Grease Recovery Systems in Commercial Kitchens--Violations.
23 682
Notwithstanding the provisions of Section 15.16.010, the Plumbing Code is amended as follows:

Section 1014.6.1 is hereby added to Chapter 10 of the Plumbing Code to read as follows:
1014.6.1

1. Maintenance/Monitoring. It is the responsibility of the owner or operator of every establishment required to have a grease removal system to maintain the system in a sanitary, safe, and efficient operating condition so as to prevent grease from flowing into the sewer system. A grease removal system shall not be considered properly maintained if for any reason it is not in good working condition or if sediment and/or grease accumulations total more than 25 percent of the operative fluid capacity. It is the owner or operator's responsibility to provide for removal of the accumulated grease and other waste contained in the system. Grease removed from such a system shall not be disposed of in the sanitary or the storm sewer.

Inspection. All owners/operators of establishments with grease recovery systems shall keep maintenance records and haulers manifests and shall allow City inspection of grease removal systems a minimum of once per calendar year. All applicable records shall be available to the Director or his representative upon requests. An annual inspection fee in an amount set forth in the City's Master Schedule of Service Charges and Fees shall be paid by the owner/operator at the time of business license renewal.

Violation. Violations of the provisions of sections 15.16.070 and 15.16.080 are subject to the administrative penalty provisions of chapter 1.10.

15.16. 090 Violations.

Any person violating any of the provisions of this chapter or the current adopted plumbing code shall be deemed guilty of a misdemeanor and shall be punishable as set forth in Section

1.04.020 of this Code.

15.20. 130 Penalties. [Fire Code]
Any person violating any of the provIsIons of this chapter or the current adopted fire prevention code shall be deemed guilty of a misdemeanor, punishableas set forth in Section

1.04.020 of this Code. The imposition of one penalty for any violation shall not excuse the violation or permit it to continue; all such persons shall be required to correct or remedy such violations or defects within a reasonable time; and when not otherwise specified, each ten (10) days that prohibited conditions are maintained shall constitute a separate offense.

The application of the above penalty shall not be held to prevent the enforced removal of prohibited conditions

15.32. 140 Violations.

Any person violating any of the provisions of this chapter or the current adopted electrical code shall be deemed guilty of a misdemeanor and shall be punishable as set forth in Section

1.04.020 of this Code.

17.74. 010 Violations of zoning regulations.
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Violations of the provisions of this title shall be subject to the administrative penalty provisions of chapter 1.10.

17.74. 020 Each day a separate offense.

Each person, firm or corporation found guilty of a violation shall be deemed guilty of a separate offense for every day during any portion of which any violation of any provision of this title is committed, continued or permitted by such person, firm or corporation, and any use, occupation or building or structure maintained contrary to the provisions hereof shall constitute a public nuisance.

17.74. 030 Violations of conditional use permits and precise development plans.

No person shall violate any conditions of a conditional use permit or precise development plan.

Such violations shall be shall be subject to the administrative penalty provisions of chapter 1.1 0 in addition to the measures set out in chapter 17. 70 regarding revocation of the permit. 25 684

HERMOSA BEACH

ADMINISTRATIVE CITATION
(Hermosa Beach Municipal Code Chapter 1.10)
DATE I TIME I DAYOFWEEK CASE NO.

LOCATION OF VIOLATION

NAME AND ADDRESS OF PROPERTY OWNER
NAME AND ADDRESS OF TENANT/OCCUPANT (If different from above) FOR VIOLATIONS INVOLVING VEHICLES: N/A
VEHICLE UC. NO. I STATE I COLOR(S) I YEAR I MAKE I MODEL

REGISTERED OWNER OF VEHICLE (IF DIFFERENT FROM ABOVE)

ADDRESS OF REGISTERED OWNER

VIOLATIONS

HBMC DESCRIPTION FINE AMOUNT DUE DATE

SECTION
TOTAL FINE AMOUNT DUE:

I CERTIFY THAT THE FOREGOING IS TRUE AND CORRECT AND WAS EXECUTED ON THE DATE SHOWN ABOVE AT HERMOSA BEACH, CALIFORNIA.

ISSUING OFFICER:

SIGNATURE PLEASE PRINT NAME Phone#
SIGNATURE OF PARTY TO WHOM CITATION ISSUED, IF AVAILABLE.

WITHOUT ADMITTING RESPONSIBILITY, I ACKNOWLEDGE RECEIPT OF THIS ADMINISTRATIVE CITATION. CITATION IS VALID WITHOUT SIGNATURE.

Mailed to Property Owner(s) and resident via 1st class and certified mailing.

SIGNATURE PLEASE PRINT NAME
A COMPLIANCE INSPECTION WILL BE PERFORMED ON OR ABOUT: ____ _ FOR QUESTIONS REGARDING THIS CITATION, PLEASE qLL TH.E. ISSUING OFFICER.AT THE NUMBER ABOVE. SEE REVERSE SIDE FOR FURTH.ER INFORMATIOl'l AND INSTRUCTIONS. • • • • •
685

IMPORTANT PLEASE READ
ORDER: You are ordered to immediately cease committing the Municipal Code Violation(s) listed on this Administrative Citation. If you commit further Municipal Code Violations, the City may issue you another Administrative Citation or may pursue any other available legal remedy.

ADMINISTRATIVE FINE: Toe Administrative Fine is listed on the Citation. Toe fine increases for each additional violation of the same offense.

The fine must be paid to the City within 30 days from the date of the Administrative Citation. Payment should be in the form of a personal check, cashier's check or money order, made payable to The City of Hermosa Beach. Please write the Citation Number on the check or money order. Make payment by mail or in person, to: City of Hermosa Beach, Finance cashier, 1315 Valley Drive, Hermosa Beach, California 90254.

Payment of the Administrative Fine does not excuse or discharge any continued or repeated violation of the Municipal Code.

CONTESTING THE CITATION: You have the right to contest this Administrative Citation at a hearing before a neutral hearing officer. To request a hearing, you must complete the following.

NAME:=---------------------
ADDRESS: ____________________ _
DATE: ___________ .PHONE # ________ _
REASON FOR APPEAL: _________________ _
Return this form, together with a deposit of the total administrative fine, to the Finance CaShier by mail or in person within 30 days from the date of the service of the citation.

You will be notified of the date and time of your hearing. Your failure to appear at the hearing will result in a forfeiture of your deposit of the fine and will constitute a failure to exhaust your administrative remedies.

If you are financially unable to deposit the total amount of the fine, you may file a request for a_n-_advanCe-geposit _h_ardship,-)Naiver fro,m_the-Finance-cashier. The--waiver must-be filed within 30.days from the date of the citation.

FAILURE TO PAY ADMINISTRATIVE FINE: If you fail to pay the Administrative Fine within the time required by the citation, or if the citation is contested, you fail to pay the fine within 30 days after the final decision on the citation, then you will be subject to a late payment penalty.

QUESTIONS: If you have any questions about this Administrative Citation, you may call the Issuing Officer at the number on the front of this citation. You may locate referenced sections of the Municipal Code at City Hall, 1315 Valley Drive, Hermosa Beach, california 90254; or www.hermosabch.org.
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0153
Honorable Mayor and Members of the Hermosa Beach City Council Regular Meeting of April 9, 2024

DISCUSSION AND CONSIDERATION OF INTERIM ORDINANCE TO PROHIBIT OFFICES AND

OTHER NON-PEDESTRIAN-ORIENTED USES ON THE GROUND-FLOOR IN THE DOWNTOWN COMMERCIAL ZONE (C-2)
(Community Development Director Carrie Tai)
Recommended Action:

Staff recommends City Council:

1. Conduct a discussion regarding the potential prohibition of offices and other non-pedestrian uses on the ground floor in commercial areas; and

2. Consider an interim ordinance to protect ground-floor pedestrian-oriented uses in the City’s Downtown Commercial Zone (C-2).

Executive Summary:

At its February 15, 2024 meeting, Councilmember Jackson requested, and Councilmembers Detoy and Saemann supported, a future agenda item to discuss an interim ordinance regarding any new ground floor office space in the City. The following report presents a background on this topic of discussion, along with a draft urgency interim ordinance requiring pedestrian-oriented uses on ground floor commercial spaces and applying building design features to achieve pedestrian orientation.

Background:

Definition of Office
Section 17.04.050 of the Hermosa Beach Municipal Code (HBMC) defines offices as:
“"General office" means facilities where, as a primary use, the administrative activities of a business are performed, such as management, personnel and financial functions, preparation of reports, business communications, personal contact with clients, and similar activities; or professional, executive, management, administrative or similar services are provided to consumers within a commercial office environment. General office includes, but is not limited to:

A. Administrative and business offices providing consumer services, including but not City of Hermosa Beach Page 1 of 9 Printed on 4/4/2024
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A. Administrative and business offices providing consumer services, including but not limited to insurance, real estate, and travel services. It may include business offices of construction and similar contractors; provided, that equipment or materials storage or vehicle fleets are not maintained onsite.

B. Government and public utility administrative offices. Excludes public service use or facility.

C. Professional services offices, including but not limited to accounting, legal, advertising or public relations, management and similar consulting services, computer and Internet technology services, design services, land development services, and offices for educational, scientific and research organizations.

D. Personal improvement services offices, including but not limited to counseling, tutoring and similar services. Excludes gymnasium/health and fitness center, educational institutions, medical office, beauty shops, massage therapy businesses, and similar uses.

E. Media production offices, including but not limited to offices for businesses specializing in computer aided video or audio media production and similar services, including the occasional use of unamplified live subjects integral to media production. Excludes communication facilities, live entertainment, and businesses utilizing live audiences.” Ground-Floor Uses
The City has focused on ground-floor commercial uses since 2010, with the adoption of Specific Plan Area (SPA) 11 representing the Upper Pier Area. This focus broadened into the work for PLAN Hermosa, adopted in 2017. Staff research on this item revealed existing policy and prior discussions regarding the importance of pedestrian-oriented uses on the ground floor, as follows:
· In May 2009, City Council adopted SPA-11, creating a set of regulations and standards for the Upper Pier Area. One primary goal was to retain a pedestrian-oriented village center of smallscale commercial establishments. · PLAN Hermosa (Page 76) provides guidance for the Community Commercial (CC) land use designation, indicating that “Uses on the ground floor are reserved for retail, restaurant, and other sales-tax revenue generating uses, while office and personal service uses are encouraged on upper floors.”
· PLAN Hermosa (Page 76) provides guidance for Gateway/Commercial (GC) indicates that “… the ground floor should include community and regionally-oriented retail uses with upper floor high visitor office uses.”
· PLAN Hermosa (Page 98) provides guidance for Pacific Coast highway corridor, indicating, “High-quality signage or materials and maximum transparency of ground floor uses should be City of Hermosa Beach Page 2 of 9 Printed on 4/4/2024
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provided to attract shoppers and provide visual interest to pedestrians.” · The Downtown Core Revitalization Strategy (2015), prepared by Roma Design Group, identified the need to promote ground-floor retail.
· Economic Development Strategy (2020) identified the need to develop incentives for active uses on the ground floor in Downtown, as part of the Zoning Code Update.

Zoning Code Update
To implement the provisions of PLAN Hermosa, the City launched the Comprehensive Subdivision and Zoning Ordinance Update in 2021. The draft Zoning Code Update was presented to the Planning Commission at its April 9, 2022 meeting, during which protection of ground-floor retail uses was discussed. Planning Commission expressed support for regulations to implement this goal. The draft Zoning Code Update proposes to provide parking reduction and development standard incentives when retail and restaurant uses are proposed for the ground-floor, and to require a Minor Conditional Use Permit for non-retail/restaurant uses on the ground floor. .Past Board, Commission, and Council Actions
Meeting Date Description
April 20, 2010 Planning Commission conducts discussion on pedestrian environment on Upper Pier Avenue
August 22, 2017 City Council adopted PLAN Hermosa.

April 9, 2022 Planning Commission conducts discussion on the Zoning Code Update, including commercial uses.

February 15, 2024 City Council requests future agenda item to discuss an urgency ordinance to put a moratorium on any new groundfloor office space in the City.

At its February 15, 2024 meeting, City Council requested a future agenda item to discuss a possible moratorium on ground-floor office uses in the City. Moratoria are usually accomplished through an “urgency” or “interim” ordinance, which is a short-term measure adopted to address an immediate need while the City develops a longer-term solution (California Government Code Section 65858).

State law authorizes an urgency measure as an interim ordinance prohibiting any uses that may conflict with a contemplated general plan, specific plan, or zoning proposal that the Council is or intends to study within a reasonable time. An interim ordinance under section 65858 requires a 4/5 vote for adoption and legislative findings that there is a current and immediate threat to the public health, safety, or welfare. Planning Commission review is not required for an interim ordinance under this section and the standard two readings before becoming effective is also not required. These interim measures are effective for up to 45 days and may be extended for just over 22 months.

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Discussion:

There are at least 20 ground-floor spaces in the City either listed for sale or lease, including those in the downtown and other commercial corridors. Many ground-floor vacant spaces were formerly occupied by restaurants or retail uses. The following tables include known vacancies in commercial areas as of April 2024.

Current Vacancies
Type of Space Address Area Previous Use/Tenant
Building 90 Pier Avenue Downtown Bank of America
Retail Space 136 Pier Avenue Downtown Cultured Slice
Retail Space 138 Pier Avenue Downtown Maison Luxe
Retail/Office Space 205 Pier Avenue Downtown Art Gallery Retail/Office Space 239 Pier Avenue Downtown Caskey Real Estate Retail Space 301 Pier Avenue Downtown Becker’s Surfboards Retail Space 1048 Hermosa AvenueDowntown Dry Cleaners
Restaurant Space 1200 Hermosa AvenueDowntown ROK Sushi
Retail/Café Space 1309 Hermosa AvenueDowntown Soo Good Snack Shop Retail Space 1401 Hermosa AvenueDowntown Mobi Scooter
Retail/Office Space 58 11th Street Downtown Nolan Capital Retail Space 1250-1272 The StrandDowntown Rare Earth Coffee Commercial Space 210 Pacific Coast
Highway
PCH Corridor Auto Repair
Retail Space 524 Pacific Coast
Highway
PCH Corridor T-Mobile
Commercial Space 700 Pacific Coast
Highway
PCH Corridor JAMA Auto
Retail Space 1200 Pacific Coast
Highway
PCH Corridor E-bike Shop
Retail Space 1600 Pacific Coast
Highway
PCH Corridor Real Estate Office
Non-Vacant, but Ongoing Transition Activity Notes
Restaurant (Vista)11 Pier Avenue Downtown Listed for Sale Bank Building
(CitiBank)
81 Pier Avenue Downtown Listed for Sale
Retail/Office 555 Pier Avenue Downtown Listed for Lease; Former Kinecta Credit Union
(Pop-Up Use: Two Guns
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Non-Vacant, but Ongoing Transition Activity Notes
Restaurant (Vista)11 Pier Avenue Downtown Listed for Sale Bank Building
(CitiBank)
81 Pier Avenue Downtown Listed for Sale
Retail/Office 555 Pier Avenue Downtown Listed for Lease; Former Kinecta Credit Union
(Pop-Up Use: Two Guns
Coffee)
Retail Space
(Seymour Jewelers)
1212 Hermosa AveDowntown Listed for Lease
Restaurant
(Pedone’s Pizza)
1332 Hermosa AveDowntown Business for Sale
Restaurant (Chef
Melba’s)
1403 Hermosa AveDowntown Melba’s Announced
Closure
Allowable Uses in Commercial Zones
The City has six commercial zones, all of which allow a variety of retail, restaurant, service, office, and other commercial uses. The City Zoning Map is included as Attachment 2. Three of the commercial zones (Neighborhood Commercial (C-1), Downtown Commercial (C-2), and Upper Pier Avenue (SPA-11)) are in downtown, which is small-scale and pedestrian-oriented. The other three commercial zones (General Commercial (C-3), Pacific Coast Highway south of Pier Avenue (SPA-7), and Pacific Coast Highway north of Pier Avenue (SPA-8) are located along the Aviation Boulevard and Pacific Coast Highway Corridors, which are automobile-oriented.

The following table generally summarizes select common categories of commercial uses in various commercial zones.

Commercial Zoning Districts
Pedestrian-Oriented Automobile-Oriented
Use Category C-1 C-2 SPA-11 C-3 SPA-7 SPA-8
Retail n n n n n n
Restaurants (no alcohol) n n n n n n
With alcohol ¨ ¨ ¨ ¨ ¨ ¨
Offices n n n n n n
Personal Services n n n n n n
Assembly Uses ¨ ¨ ¨ ¨ ¨ ¨
Automobile-Uses --- --- --- ¨ ¨ ¨
Manufacturing/Utility --- --- --- ¨ ¨ ¨
n Generally Permitted ¨ Extra Review Required --- Not Permitted City of Hermosa Beach Page 5 of 9 Printed on 4/4/2024
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Offices n n n n n n
Personal Services n n n n n n
Assembly Uses ¨ ¨ ¨ ¨ ¨ ¨
Automobile-Uses --- --- --- ¨ ¨ ¨
Manufacturing/Utility --- --- --- ¨ ¨ ¨
n Generally Permitted ¨ Extra Review Required --- Not Permitted The Zoning Ordinance currently includes provisions for pedestrian-oriented uses on a very limited basis. In the Specific Plan Area (SPA) 11, which covers “Upper Pier Avenue,” there is extensive guidance and direction to ensure pedestrian orientation, both in use and design. The existing definition in SPA-11 indicates, “"pedestrian-oriented" means uses and activities that attract, accommodate and are highly visible to people who are walking. Most prominent on the ground floor are retail uses, restaurants or snack bars <http://online.encodeplus.com/regs/hermosabeach-ca/docview.aspx?pn=0&ajax=0&secid=2165>, and places for people to congregate, with offices, services, and business services on second stories.”
The City’s C-2 zoning district does not include any provisions pertaining to ground floor uses or pedestrian orientation. This zoning district generally extends from 16th Court and Hermosa Avenue to the north, Manhattan Avenue and Palm Drive to the east, 8th Street to the south, and The Strand to the west. The C-2 zoning district extends westward from Upper Pier Avenue, which is zoned SPA-11.

The continuation of the pedestrian orientation provisions existing in SPA-11 to the C-2 zoning district presents a possible temporary measure to ensure that new ground floor uses in the C-2 zoning district remain pedestrian-oriented. Given the number of vacancies, staff does not recommend a moratorium on any particular use, as this may hinder properties from being re-tenanted in an expeditious manner.

Urgency and/or Interim Ordinance
To ensure that all ground-floor uses in the City’s downtown include street-front activation to create visual interest for pedestrians passing by on the sidewalk, staff recommends City Council consider adoption of an interim ordinance pursuant to Government Code Section 65858 until such time that staff completes the relevant portions of the Zoning Code Update addressing ground-floor uses.

To prevent spaces currently or previously occupied by retail and restaurant uses from compromising pedestrian orientation by converting to other uses, staff recommends City Council consider the attached draft interim ordinance, which includes the following provisions:

1. The proposed interim ordinance would apply the definition of “Pedestrian-oriented” currently existing in the SPA-11 to the C-2 Zone.

2. Require pedestrian-oriented uses (retail and restaurants) in the Downtown commercial zone to have pedestrian-oriented features.

3. Prohibit proposed non-pedestrian-oriented uses, such as office, personal service, medical use, gyms/spas, etc., on the ground floor in the C-2 Zone, unless a Conditional Use Permit (CUP) is obtained. The scope of the CUP would be to ensure that the ground-floor use retains City of Hermosa Beach Page 6 of 9 Printed on 4/4/2024
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pedestrian orientation through building and window configurations and storefronts.

4. Require a physical storefront standard of 70 percent transparency in windows between three and eight feet from the ground.

5. Clarify that the ordinance does not affect the ability to change from one pedestrian-oriented use to another (e.g. from retail to restaurant), and that the ordinance does not affect existing entitlements on the site or adopted conditions of approval.

If the interim ordinance is passed, the above-mentioned requirements would apply to properties for which no application involving a change of use has been submitted to the City by April 9, 2024. The interim ordinance would be effective for an initial 45 days, with an option to extend for an additional 10 months and 15 days if the urgency continues, with the potential for another year extension if a permanent ordinance(s) has not been adopted by the end of the first year.

Per Government Code Section 65858, the City must submit a written report 10 days prior to the expiration of the urgency ordinance or any extension, describing ongoing measures to alleviate the causes of the urgency ordinance. The City Council must also conduct a public hearing on extending the interim ordinance. If City Council adopts the interim ordinance, staff would present a public hearing of the extension of the interim ordinance on at its May 14, 2024 meeting.

If City Council adopts an interim ordinance under this section, the Council would need to include findings that there is a current and immediate threat to the public health, safety, or welfare and that the approval of additional retail conversions would result in that threat to public health, safety, or welfare. The attached ordinance (Attachment 1) includes the required findings.

General Plan Consistency:

This report and associated recommendation have been evaluated for their consistency with the City’s General Plan. Relevant Policies are listed below:

Land Use Element
Goal 6. A pedestrian-focused urban form that creates visual interest and a comfortable outdoor environment.

Policies:
· 6.1 Outdoor Amenities. Require all new multi-family and commercial development to be designed and constructed with pedestrian friendly features such as sidewalks, tree-shaded streets, buildings that define the public realm, and, in the case of non-residential uses, have transparent ground floor building facades that activate the street. · 6.6 Human-scale buildings. Encourage buildings and design to include human-scale details such as windows on the street, awnings and architectural features that create a visually City of Hermosa Beach Page 7 of 9 Printed on 4/4/2024
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such as windows on the street, awnings and architectural features that create a visually interesting pedestrian environment.
· 6.7 Pedestrian oriented design. Eliminate urban form conditions that reduce walkability by discouraging surface parking and parking structures along walkways, long blank walls along walkways, and garage-dominated building facades.

Environmental Review
Pursuant to Section 15060(c)(3) of the State California Environmental Quality Act (CEQA) Guidelines, the City has reviewed and determined that the proposed activity is not a “Project” as defined under Section 15378 of the State CEQA Guidelines, as the proposed changes do not permit any development; therefore, pursuant to the activity is not subject to CEQA. Thus, no environmental review is necessary.

Further, the imposition of this interim measure does not meet the definition of a project under CEQA Guidelines section 15061, subdivision (b)(3) and section 15378, subdivision (a) and subdivision (b) (5). The interim measure has no potential for resulting in physical changes in the environment, directly or indirectly, because it consists of a limitation on a specific use on the ground floor in certain areas in the City. The adoption of this interim ordinance is therefore exempt from CEQA review pursuant to CEQA Guidelines sections15301 and 15308.

Public Notification
In accordance with Brown Act requirements, this item was included on an agenda for a public meeting. While public hearing notification is not required for an urgency ordinance, any extension of the interim zoning ordinance would require public notification and a public hearing.

Fiscal Impact:

There is no fiscal impact associated with the recommended action. Any administrative permit application received would be commensurate with staff time to review and process applications.

Attachments:

1. Draft Urgency Ordinance

2. City Zoning Map

3. Link to Downtown Core Revitalization Strategy

4. Link to Economic and Market Study

5. Link to Economic Development Strategy

6. PLAN Hermosa

7. Link to April 20, 2010 Planning Commission Staff Report

8. Link to August 22, 2017 City Council Staff Report

9. Link to April 9, 2022 Planning Commission Staff Report City of Hermosa Beach Page 8 of 9 Printed on 4/4/2024
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10.Link to February 15, 2024 City Council Meeting Minutes Respectfully Submitted by: Carrie Tai, AICP, Community Development Director Noted for Fiscal Impact: Viki Copeland, Finance Director Legal Review: Patrick Donegan, City Attorney
Approved: Suja Lowenthal, City Manager
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CITY OF HERMOSA BEACH
URGENCY ORDINANCE NO. ORD-24-XXXX

AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA AMENDING SECTION 17.26.050 OF THE

HERMOSA BEACH MUNICIPAL CODE PROHIBITING OFFICE USES AND

OTHER NON-PEDESTRIAN-ORIENTED USES ON THE GROUND-FLOOR IN THE DOWNTOWN COMMERCIAL (C-2) ZONE AND DETERMINING THE

ORDINANCE TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL

QUAILITY ACT (CEQA)

THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. FINDINGS
A. California state law authorizes cities to act by ordinance to provide for the creation and regulation of land uses through the General Plan and zoning regulations.

B. The City’s General Plan, PLAN Hermosa, provides a vision and goals for each land use designation. For commercial areas, PLAN Hermosa provides guidance for ground-floor commercial spaces to foster and promote pedestrian activity.

C. The City’s Zoning Ordinance identifies specific areas as commercial zones and includes development standards for these commercial zones.

D. As of March 2024, the City identified approximately 20 ground floor commercial spaces in the midst of turnover or ownership transition.

E. The City desires to ensure that existing commercial spaces occupied by ground floor pedestrian-oriented uses continue to be occupied by such uses to retain visual interest for pedestrians and the public as well as ensure a balanced and financially viable mix of commercial uses that both serves the community and protect the municipal revenues.
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F. The City also desires to ensure that new uses on the ground floor exhibit pedestrian-oriented design features to ensure that there is visual interest for pedestrians.

G. There is a current and immediate threat to public health, safety, or welfare based on the current number of vacancies and the potential new uses that may eliminate or decrease the pedestrian-orientation of commercial areas. Further, elimination of pedestrian oriented retail uses could negatively impact the diversification of City revenues such that services geared toward public health and safety may face financial pressures.

H. The conversion of pedestrian-oriented uses to uses that do not actively engage the foot traffic would threaten the character of existing commercial areas, which provide economic stability and essential services to the community. These current and immediate threats to public safety, health, and welfare justify adoption of this interim ordinance as an urgency measure to be effective immediately upon adoption by a four-fifths vote of the City Council.

I. The City Council may adopt this ordinance as an urgency measure in accordance with Government Code section 65858(a) for 45 days, with possible extensions up to 22 months after a public hearing and notice pursuant to Section 65090 of the California Government Code.

SECTION 2. Pursuant to Section 15060(c)(3) of the State California Environmental Quality Act (CEQA) Guidelines, the City has reviewed and determined that the proposed activity is not a “Project” as defined under Section 15378 of the State CEQA Guidelines, as the proposed changes do not permit any development; therefore, pursuant to the activity is not subject to CEQA. Thus, no environmental review is necessary.

SECTION 3. Section 17.26.050(J) of the Hermosa Beach Municipal Code is hereby added as follows:

J. Pedestrian-Oriented Uses in the C-2 zone.
"Pedestrian-oriented" means uses and activities that attract, accommodate and are highly visible to people who are walking. Most prominent on the ground floor 697

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are retail uses, restaurants or snack bars, and places for people to congregate, with offices, services and business services on upper stories. 1) Pedestrian-oriented uses such as retail uses, restaurants or snack bars, and places for people to congregate are encouraged to locate on the ground floor. Pedestrian-oriented uses must include window displays and interior that are highly visible to pedestrians. When there is a mix of uses on the ground floor, the pedestrian-oriented uses shall be located so that the building facade, window displays and interior are oriented to pedestrians on the public sidewalk.
2) Service, office and other non-pedestrian oriented uses shall be located on an upper level above the ground floor or in a ground floor space not fronting the sidewalk. If an office use or other non-pedestrian oriented use is proposed on the ground floor fronting the sidewalk, or if a property requests a change of use from a pedestrian-oriented ground floor use to a non-pedestrian-oriented ground floor use, a Conditional Use Permit in accordance with HBMC Chapter 17.56 ensuring compliance with this section is required.
3) The Conditional Use Permit may not be granted unless the ground floor commercial space meets the following criteria:
a. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 70 percent of the building wall area located between three and eight feet above the level of the sidewalk. No wall may run in an uninterrupted continuous horizontal plane for more than 25 feet without an opening.
b. All windows areas must convey visual interest related to the business to passers-by, through window displays or interior view. Windows must comply with City signage regulations.
c. Any existing street-facing building walls shall exhibit architectural relief and detail and be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.
d. Operational requirements are included to ensure that the pedestrian-orientation visual appearance remains for the life of the use.
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e. Other adjacent frontages have not been converted in a manner that cumulatively creates more than 25 feet of uninterrupted building wall without an opening.
f. The conversion of a pedestrian-oriented use to a non-pedestrianoriented use will not individually, or cumulatively, result in an environment where the City’s revenue diversification or generation are impacted to such a degree that the City’s overall financial stability is threatened.
4) This section does not preclude changes from one pedestrian-oriented use to another pedestrian-oriented use, as long as provisions in this section are met.
5) This section does not supersede any existing approved entitlements (Conditional Use Permits, Precise Development Plans, etc.) on the property.

SECTION 4. If any provision of this ordinance or its application to any person or circumstance is held to be invalid, such invalidity has no effect on the other provisions or applications of the ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this resolution are severable. The City Council declares that it would have adopted this resolution irrespective of the invalidity of any portion thereof.

SECTION 5. Urgency Ordinance Effective Date. The City Council finds and declares that the adoption and implementation of this urgency measure via interim ordinance is necessary for the current and immediate preservation and protection of the public peace, health and safety as detailed above by the City, pursuant to Government Code section 65858. This ordinance takes effect for 45 days immediately upon its adoption by at least a 4/5 vote.

SECTION 6. Certification. The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.

PASSED, APPROVED, and ADOPTED on this 9th day of April, 2024. 699

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Justin Massey
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________ Myra Maravilla Patrick Donegan
City Clerk City Attorney
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Legislative Digest (For Reference Only)

17.26.050 Standards and limitations.

Every use permitted or maintained in C zones shall be subject to the following:

A. Parking. Parking shall be provided as specified by Chapter 17.44.

B. Enclosures. All uses shall be conducted wholly within a building enclosed on all sides, except for the following:

1. Outdoor uses may be permitted by conditional use permit for uses listed as stated in the permitted use list;

2. Commercial parking lot;

3. Uses incidental to a use conducted primarily within a building located on the premises; provided, that such incidental uses are not conducted in whole or in part on sidewalks, public ways or within any required front or rear yard; and provided, further, that such incidental uses are of a type which cannot be economically or practically conducted within buildings. Where incidental uses are not conducted within a building, no part of the area devoted to the incidental uses shall be considered as part of the required parking facilities. All outdoor storage or activities shall be substantially screened from public visibility, public streets, parks or other public places, and properties;

4. Temporary outdoor merchandise display and outside dining in conjunction with a temporary outdoor event such as a sidewalk sale, authorized by the city council by special permit as set forth in Section

12.12.070.

5. Outdoor dining or seating located adjacent to a food establishment, authorized by an encroachment permit for use of the public right-of-way obtained pursuant to Section 12.16.090. Deviation from the standards in Section 12.16.090 may be allowed pursuant to a conditional use permit, issued in compliance with Chapter 17.40.

6. Limited outdoor seating for the purposes of food consumption, accessory to food establishments on private property, shall be allowed with approval of a permit from the community development department, subject to the standards and limitations in this subsection.

Food establishments include snack shops, restaurants, food and beverage markets, supermarkets, bakeries, or similar establishments that 701

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offer food or beverages, as determined by the community development director.
a. Administrative Permit Required.
i. Prior to the establishment of any limited outdoor seating area accessory to any food establishments on private property, an administrative permit shall be required pursuant to Chapter 17.55 except as otherwise stated in this section. An application shall be filed with the community development department in writing upon a form furnished by the department. The application shall include a site plan and drawings and information showing location, furnishings and seating arrangement in sufficient detail to demonstrate the compliance with this section, accompanied by a fee set by resolution of the city council.
ii. The community development director may issue the
administrative permit only after determining that the request complies with the standards and provisions of this section and any other requirements applicable to the use set forth in the Municipal Code; provided, that where limited outdoor seating is comprised of seating on private property and the public right-of-way, the standards applicable to limited outdoor seating on the public right-of-way in Section 12.16.090(C) shall govern on the private property.
iii. The permit shall lapse, and be of no force and effect, and a new administrative permit shall be required for outdoor seating whenever there is a change in food establishment ownership, change in the nature or scope of the business, the permitted food establishment does not operate for a period of more than six (6) months, or the community development director determines, based on substantial evidence, that the food establishment operation no longer meets the standards set forth in subsection (B)(6)(b) of this section.
b. Standards and Limitations. The location, design and operation of the limited outdoor seating area shall comply with all of the following:
i. Outdoor seating shall be incidental and accessory to food establishments for patrons of the food establishment to consume 702

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food or beverages purchased during the hours that food or beverages are offered for sale, but not to exceed 7:00 a.m. to 11:00 p.m. in the C-3 zone and zones that allow C-2 uses, or 7:00 a.m. to 10:00 p.m. in the other zones where this use is permitted.

Employee break areas physically separated and restricted from public use are regulated by subsection (B)(3) of this section. ii. The outdoor seating area authorized by this subsection (B)(6) shall not contain more than one (1) seat per fifteen (15) square feet of area.
iii. The outdoor seating area shall be located proximate to the business providing the seating, such as adjacent to the building, within courtyards, or on balconies or decks, including any roof deck. Outdoor seating areas shall not be arranged so as to create food courts. Outdoor seating areas shall not reduce, be located within, or damage any required landscaped area. iv. No entertainment, music, speakers, televisions, or audio or visual media of any type, whether amplified or unamplified, shall be provided within the outdoor seating area or situated so as to be clearly visible to the outdoor seating area.
v. The location and use of the outdoor seating area shall not obstruct the movement of pedestrians, goods or vehicles; required parking spaces; driveways or parking aisles; entrances; legal signs; utilities or other improvements. A minimum four (4) foot wide pedestrian path shall be maintained, unless otherwise required by law. When located adjacent to parking spaces, driveways or parking lot aisles, a physical barrier such as curb or railing shall be provided.
vi. All furnishings and barriers shall be maintained free of appendages or conditions that pose a hazard to pedestrians and vehicles.
vii. All furnishings shall be maintained in good condition at all times.

The area shall be supplied adequate solid waste management containers and maintained in a neat and clean manner, free of litter and graffiti, at all times.
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viii.Any lighting provided for the use shall be extinguished no later than 11:00 p.m. in the C-3 zone and zones that allow C-3 uses, or 7:00 a.m. to 10:00 p.m. in the other zones where this use is permitted, and shall be high-efficiency, the minimum intensity necessary, fully shielded (full cutoff) and down cast (emitting no light above the horizontal plane of the fixture), not create glare or spill beyond the property lines, and the lamp bulb shall not be directly visible from within any residential unit.
ix. The use of water for cleaning the area shall conform to Chapter

8.56, Water Conservation and Drought Management Plan, and shall be minimized and any runoff generated shall drain to the sewer system only and shall under no circumstances drain to the stormwater system.
x. Noise emanating from the property shall be within the limitations prescribed by Chapter 8.24 and shall not create a nuisance to surrounding residential neighborhoods, and/or commercial establishments. The outdoor seating area shall not adversely affect the welfare of the residents or commercial establishments nearby.
xi. The design and use of the outdoor seating area shall conform to all building, fire, zoning, health and safety and other requirements of the Municipal Code and all other requirements of law. c. Conditional Use Permit. Any deviation from the standards listed in this subsection shall require a conditional use permit in compliance with Chapter 17.40.

7. Outdoor retail sales/displays located adjacent to a retail establishment, authorized by an encroachment permit for use of the public right-of-way obtained pursuant to Section 12.16.100. Deviation from the standards in Section 12.16.100 may be allowed pursuant to a conditional use permit, issued in compliance with Chapter 17.40.

C. Merchandise. No merchandise shall be sold other than at retail. Sale of repossessed merchandise or secondhand merchandise taken in by the seller as a trade-in on new merchandise is permissible, provided that such sales are conducted on the premises where such merchandise was originally sold, or any successor locations.
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D. Signs. Signs for this section are regulated by Section 17.50.140.

E. Building Height.

1. In the C-1 zone, any building may have a maximum height of thirty (30) feet.

2. In the C-2 zone, no building shall exceed a maximum height of thirty (30) feet.

3. In the C-3 zone, no building shall exceed a maximum height of thirty-five (35) feet.

F. Front Yard Setback. No lot need provide a front yard except as may be required by a precise plan.

G. Alley Setback. Buildings shall conform with Section 17.44.130.

H. Rear and Side Yard Setback Adjacent to Residential Zones.

1. C-3 Zone. A minimum rear and/or side yard setback of eight feet shall be provided, and an additional two feet of setback shall be provided for each story over the first story for structures that abut residential zones, except where public rights-of-way, twenty (20) feet or greater in width, separate the commercial zone from the residential zone.

2. C-1 and C-2 Zones. A minimum rear and/or side yard setback of five feet shall be provided, except where public rights-of-way twenty (20) feet or greater in width, separate the commercial zone from the residential zone.

3. Existing Buildings. Existing commercial buildings that do not comply with the above setback requirement adjacent to residential zones shall not be considered "nonconforming buildings" under the terms of Chapter

17.52. Therefore, such buildings may be remodeled or expanded as long as any new constructions conforms with the above setback requirements.

I. Landscaping Adjacent to Residential Zones. The required rear and/or side yard area shall be landscaped and provided with an automatic watering system. Size, quantity and type of landscaping shall be subject to review and approval by the planning director. Landscaping shall be appropriately maintained, trimmed and void of weeds.
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J. Pedestrian-Oriented Uses in the C-2 zone. "Pedestrian-oriented" means uses and activities that attract, accommodate and are highly visible to people who are walking. Most prominent on the ground floor are retail uses, restaurants or snack bars, and places for people to congregate, with offices, services and business services on upper stories.

1. Pedestrian-oriented uses such as retail uses, restaurants or snack bars, and places for people to congregate are encouraged to locate on the ground floor. Pedestrian-oriented uses must include window displays and interior that are highly visible to pedestrians. When there is a mix of uses on the ground floor, the pedestrian-oriented uses shall be located so that the building facade, window displays and interior are oriented to pedestrians on the public sidewalk.

2. Service, office and other non-pedestrian oriented uses shall be located on an upper level above the ground floor or in a ground floor space not fronting the sidewalk. If an office use or other non-pedestrian oriented use is proposed on the ground floor fronting the sidewalk, or if a property requests a change of use from a pedestrian-oriented ground floor use to a non-pedestrian-oriented ground floor use, a Conditional Use Permit in accordance with HBMC Chapter 17.56 ensuring compliance with this section is required.

3. The Conditional Use Permit may not be granted unless the ground floor commercial space meets the following criteria:
a. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 70 percent of the building wall area located between three and eight feet above the level of the sidewalk. No wall may run in an uninterrupted continuous horizontal plane for more than 25 feet without an opening.
b. All windows areas must convey visual interest related to the business to passers-by, through window displays or interior view. Windows must comply with City signage regulations.
c. Any existing street-facing building walls shall exhibit architectural relief and detail and be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.
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d. Operational requirements are included to ensure that the pedestrian-orientation visual appearance remains for the life of the use.
e. Other adjacent frontages have not been converted in a manner that cumulatively creates more than 25 feet of uninterrupted building wall without an opening.
f. The conversion of a pedestrian-oriented use to a non-pedestrianoriented use will not individually, or cumulatively, result in an environment where the City’s revenue diversification or generation are impacted to such a degree that the City’s overall financial stability is threatened.

4. This section does not preclude changes from one pedestrian-oriented use to another pedestrian-oriented use, as long as provisions in this section are met.

5. This section does not supersede any existing approved entitlements (Conditional Use Permits, Precise Development Plans, etc.) on the property.
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R-2
R-1
R-2B
R-1
R-1
R-2
R-2
R-1
R-3
R-1 R-1
R-3
R-2
R-1
C-3
R-1
R-1
R-3
R-3
R-1
R-1
R-1
R-1
R-1
C-3
R-1
R-1
C-2
R-3
R-2
R-2
R-1
R-3
R-1
R-3
R-1
OS
C-3
R-1
R-1
R-1
R-3
R-2
R-2
R-1
R-1
R-3
R-2
R-2
R-3
R-1
R-2
R-1
R-1
R-1
R-3
SPA-7
R-3
R-1
R-2B
R-3
C-3
R-2
R-2
R-2B
R-2
R-2
C-1
R-1
R-2B
R-1A
R-3
R-1
R-3
R-2
R-2
R-1
R-3
R-1
R-1
SPA-8
R-1
R-2
C-1
R-1
R-2
R-1
R-3
R-3
R-2
R-1
R-2B
R-P
R-1
R-3
R-2B
R-1
R-2
R-3
R-2
R-3
R-2
R-2
R-1
R-1
R-2B
R-2B
C-2
R-3
R-1
R-1
R-1
R-2
R-1
R-2B
R-1
R-1
R-3
R-3
R-1
R-1
R-3
R-2
R-1
R-2
R-2B
R-2B
R-1
R-3
MHP
R-1
R-1
R-2
R-2
R-2
R-1
R-3
R-1
R-1
R-2
R-3
R-1
R-1
R-1
R-2
R-2
R-1
R-2
R-1
C-3
R-1
R-1
R-1
R-3
M-1
R-2
R-3
R-1
R-1
R-2
R-2
R-1
R-3
R-2
R-2B
R-2B
R-1
R-1
C-3
C-3
R-1
R-3
R-1
R-3
C-3
R-1
R-2
R-3
R-1
C-2
R-2B
SPA-7
R-1
R-1
R-2
R-2
R-1A
C-2
R-2
R-1
R-3
R-1
R-1
R-2
R-1
R-2
R-3
R-2
R-2
R-1
R-1
R-2
R-1
R-1
R-1
R-1
R-2
R-1
R-P
R-3
R-1
SPA-8
R-1
R-1
R-1
R-1
R-1
R-2
R-3
R-2
R-1
R-3
R-2B
R-2
R-1
R-1
R-3
R-2
R-1
R-1
R-1
R-3
R-2
R-2
SPA-8
C-3
R-3
R-3
R-2B
R-2B
SPA-7
R-2B
R-1
R-1
R-2
R-1
R-1
R-3
R-2
R-2B
R-1
R-1
R-1
R-2B
R-1
C-2
R-3
R-3
R-1
R-1
R-1
R-1
OS
R-1
R-1
R-3
R-1
R-2B
R-3
R-3
C-3
R-2
R-1
R-2B
R-1
R-2
R-1
R-1
R-3
R-1
R-2
C-3
R-2B
R-1
R-3
R-2
R-1
R-3
R-2
R-3
R-1
R-3
R-1
R-1
R-1
R-3
R-3
R-1
R-1
R-2
R-3
R-1
R-3
R-2
R-1
R-3
R-3
R-1
R-3
OS-1
R-2
R-1
C-3
R-2B
R-3
R-1
R-3
R-1
R-1
R-1
R-2B
R-1
R-3
R-1
C-1
R-1
R-2B
R-2B
R-3
R-1
R-1A
R-3
R-2
R-1
R-2
R-2
R-1
R-3
R-3
R-2B
SPA-9
R-3
R-3
R-1
R-1
C-2
R-2
R-3
R-1
R-1
R-2
R-1
R-2
R-1
R-3
R-1
R-2
R-2
R-2
R-1
SPA-7
R-2
C-2
R-3
R-2
R-1
R-1
R-1
R-3
SPA-8
R-2B
R-1
R-1
R-1
R-2
R-2
R-3
R-2
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-1
R-2B
R-1
R-2B
R-1
R-3
R-3
R-3
R-2B
R-1
R-3
R-2
R-3
R-2
R-1
R-1
R-1
R-1
R-1
R-2
R-3
R-1
R-2
R-2B
C-2
R-3
R-1
SPA-8
R-1
R-1
R-1
R-1
R-3
R-3
R-1
R-1
R-2
R-1
R-1
R-1
R-3
R-1
R-1A
C-2
R-1
R-1
R-3
R-1
R-2
R-2
R-2B
R-3
R-1
C-2
R-3
R-2
R-1
R-3
R-2
R-3
R-2B
R-2
R-2
R-1
R-2B
R-1
R-1
R-2B
R-2B
R-2
R-1
R-1
R-1
C-3
R-1
R-1
R-1
R-P
R-3
R-3
R-2
R-1
R-1
R-2B
R-1
R-1
R-1
R-1
R-1
C-2
R-3
R-3
R-2B
R-1
M-1
R-3
R-2B
R-2
R-2B
R-2B
R-1
R-1
C-1
R-1
R-1
OS
R-2
R-1
R-1
R-2B
R-1
R-3
R-3
C-2
R-1
R-2
R-1
R-1
R-1
R-1
R-3
R-3
R-2
R-3
R-2
R-1
R-1
R-2
R-1
R-1
R-1
R-2
R-3
R-3
R-2
R-3
R-1
R-1A
R-3
R-1
R-1
R-2
R-1
R-1
R-1
R-3
R-1
R-1
SPA-2
R-1
R-3
R-1
SPA-7
R-3
M-1
R-2
R-2
R-2
C-2
R-1
R-1
R-1
R-2
R-2B
R-1
R-1
R-1
R-2
R-2
R-1
R-1
R-2
R-1
R-3
R-3
C-3
R-1
R-1
R-2B
SPA-7
R-2
R-1
R-1
R-3
R-2
R-2B
R-1
R-1
R-1
R-2
R-2
R-1
R-1
SPA-7
R-1
R-1
R-2
R-2 R-2B
R-1
R-3
R-1
R-3
R-1
R-1
R-1
R-3
R-2B
R-3
R-2
R-2
R-1
R-1
R-2B
R-3
R-1
R-1
R-1
R-1
M-1
R-2
R-2B
R-2
R-1
R-1
R-2
R-1
R-1
R-2
R-3
R-1
R-1
R-1
R-3
R-2
R-1
R-3
C-2
R-1
R-1
R-1
R-3
R-1
R-1
OS-O
R-2
R-1
R-2
R-2
R-3
R-2
OS-O
R-2
C-2
R-1
R-1A
R-2B
R-3
R-2
R-3
R-1
R-2
R-3
R-2B
R-3
R-1
R-1
R-2
R-3
R-3
R-1
R-1
R-2B
R-3
R-1
C-3
R-1
R-2
R-1
R-1
R-P
R-1
R-1
C-3
R-2
R-1
R-2
R-2B
R-1
R-2B
R-1
R-1
R-2
R-3
R-2
R-2
R-1
R-2
R-1
R-1
C-3
R-2B
R-2
R-1
R-P
R-1
R-1
R-2B
R-1
R-1
R-2
R-3
R-3
R-2
SPA-7
R-3
R-1
R-2
R-2
R-1
R-2
R-3
R-2
R-3
R-1
R-1
R-1
R-1
C-3
R-2
R-1
R-1
R-1
R-1
R-3
R-3
R-1
R-1
C-3
R-1
R-2B
M-1
R-1
SPA-11
R-2B
R-3
R-2
R-1
R-3
R-2
R-1
R-2B
R-3
R-3
R-3
R-1
R-2B
R-3
R-3
R-3
R-2B
R-2B
R-2
R-2
R-1
R-1
R-2
R-2
R-1
R-3
R-2
R-1
R-1
C-2
R-1
R-1
SPA-2
R-1
R-1
R-2
R-1
R-3
R-1
C-2
R-2B
R-3
R-3
R-1
R-1
R-2
R-3
R-3
R-1
R-1
R-1
R-2
R-3
R-1
R-3
R-1
R-1
R-1
R-1
R-1
C-2
R-2
R-2B
R-2
R-2
R-2
R-1
R-1
R-1
R-1
R-1
R-2
C-2
R-2
R-1
R-1
R-1
R-2
R-1
R-3
R-3
R-1
R-3
R-2
R-1
R-2
R-1
R-1
R-1
R-1
R-1
R-1
R-1A
R-3
R-3
R-2
R-3
R-1
R-3
R-1
R-1
R-1
R-1
R-1
R-3
R-1
R-1
R-2
R-2
M-1
R-2
R-2
R-1
R-3
R-3
R-1
R-3
R-1
C-1
R-1
R-1
R-2
R-3
R-3
R-3
R-1
R-3
R-1
R-3
R-1
R-1
R-2
R-1
R-3
R-1
R-1
R-1
R-1
R-1
OS
R-1
R-2
R-2
M-1
R-1
R-1
R-3
R-1
R-1
R-3
R-1
R-1
R-2B
R-1
R-1
R-1
R-2
R-1
OS-O
R-1
R-P
R-2
R-1
R-1
R-1
R-1
R-2
R-3
R-1
M-1
R-2
R-3
R-1
R-2
R-2B
R-1
SPA-8
R-3
R-1
R-1
R-3
R-2B
R-1
R-1
R-1
C-2
R-2
R-2
R-2
R-1
R-1
R-1
R-1
R-2
R-2
R-3
R-3
R-1
R-2
R-2
C-2
C-3
R-1
R-1
R-1
R-1
R-1
R-3
R-1
R-1
R-2
R-3
R-2
R-1
R-1
R-1
R-2B
R-1
R-1
R-1
R-2
R-2
R-3
R-1
R-1
R-1
R-1
R-1
R-1
R-3
R-3
R-2
R-1
R-3
R-1
R-2B
R-2
R-1
R-1
R-1
R-1
R-1
R-2
R-2B
R-1
R-2B
R-2B
R-1
R-1
R-1
R-2
R-1
R-1
R-3
R-1
R-1
R-1
R-1
R-2
R-1
R-3
R-2
R-3
R-3
R-3
R-2
R-1
R-2B
R-1
R-3
R-1
R-3
C-2
R-1
R-1
R-3
R-1
R-1
R-2B
R-2B
R-1
R-2
R-1
R-3
R-1
R-2
R-2
R-2B
R-1
R-2B
R-1
R-3
SPA-7
R-1
R-1
SPA-7
R-P
R-1
R-1
R-1
R-1
R-1
R-1
R-3
R-1
R-1
R-1
R-2
R-2B
R-1
R-2B
R-3
SPA-2
R-3
R-3
R-1
R-1
C-1
M-1
R-2
R-1
R-3
R-1
R-1A
R-2
R-2B
R-2
R-3
R-2B
R-2
R-3
R-1
R-2B
R-1
R-3
R-3
R-1
R-3
R-2
R-3
R-1
R-3
R-3
R-1
R-2B
R-3
R-1
R-3
R-2B
R-1
R-1
R-1
R-1
R-3
R-3
R-1
R-3
R-1
R-1
R-1
R-1A
R-P
R-1
R-1
R-3
C-2
R-3
R-3
R-1
R-1
SPA-8
R-2
R-1
R-3
R-2
R-1
R-3
R-1
R-2
R-3
R-2
R-1
R-1
R-2
R-1
R-2
R-1
R-1
R-1
R-1
R-1
R-3
SPA-7
R-2
R-2
R-3
R-1
R-2B
R-1A
R-2
R-2B
R-2
R-2
R-1
R-1
R-3
R-3
R-1
R-3
R-1
R-2
R-2
R-2B
R-2
R-1
R-2
R-3
R-1
R-1
R-1
R-1
R-2
R-1
R-1
R-1
R-2B
R-3
R-1
R-1
R-1
R-1
R-1
R-1
R-3
R-1
R-1
R-1
R-1
R-2B
R-1
C-2
R-1
R-2
R-2
R-2B
R-1
R-1
R-P
R-2
R-1
R-3
R-1
R-1
R-2B
R-1
SPA-10
R-2
R-2
R-1
C-2
R-2B
R-3
R-1
R-1
R-3
R-3
R-3
R-3
R-1
R-1
SPA-7
R-1
R-1
R-1
C-2
R-1
R-1
R-2
R-1
R-3
R-1
R-3
R-1
R-2
R-1
C-1
R-1
R-1
R-2
R-2
R-1
OS-O
R-3
OS-O
OS-O
R-3
OS-O
OS-O
OS-O
OS-O
C-2
OS-O
OS-O
OS-O
OS-O
R-2B
OS-O
OS-O
OS-O
OS-O
OS-O
OS-O
OS-O
OS-O
OS
24th St
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34th Pl
C o
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Ave
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The Strand
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Aubrey Ct
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rk
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ey
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6th St
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C
ul
pe
r
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Amby Pl
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4th Ct
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32nd Pl
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5th Ct
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Hopkins St
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Porter Ln
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B
r
a
eh
olm
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H
e
rm
osa
View
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20th St
19th St
9th Ct
10th St
Circle
Dr
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Dr
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Val
l
ey
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rk
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Bayview Dr
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Massey Ave
28th Ct
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8th Pl
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E
l
O
e
s
t
e
D
r
Gentry St
21st St
Sunset Dr
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Ava Ave
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27th Ct
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Silverstrand Ave
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3rd St
Cypress Ave
1st Pl
1st St
24th St
4th St
24th Pl
5th St
9th St
Gould
Ter
8th St
7th St
Hill
crest
Dr
24th Pl
Manhattan
Ave
1st St
22nd St
Valley Dr
Hermosa Ave
Longfellow Ave
Monterey Blvd
2nd St
Monterey Blvd
Manhattan Ave
Monterey Blvd
Manhattan Ave
Longfellow Ave
Pro
s
p
e
c
t
Av
e
P
a
cifi
c
Co
a
st
H
wy
Ardmore Ave
Valley Dr
Manhattan Ave
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Ave
Pier Ave
Hermosa Ave
8th St
Hermosa Ave
27th St
Aviation
Blvd
2nd St
Gould Ave
G
r
e
enwich
Village
Artesia Blvd
Valley
Dr
Last updated April 2021
Unclass UNCLASSIFIED (SCHOOL DISTRICT)

ZONING DESIGNATIONS
R-1 SINGLE-FAMILY RESIDENTIAL
R-1A LIMITED SINGLE-FAMILY RESIDENTIAL
R-2 TWO-FAMILY RESIDENTIAL
R-2B LIMITED MULTIPLE FAMILY RESIDENTIAL
R-3 MULTIPLE FAMILY RESIDENTIAL

R-P RESIDENTIAL-PROFESSIONAL

RPD RESIDENTIAL PLANNED DEVELOPMENT
R-3PD MULTIPLE FAMILY PLANNED DEVELOPMENT
C-1 LIMITED BUSINESS AND RESIDENTIAL
C-2 GENERAL COMMERCIAL
C-3 GENERAL AND HIGHWAY COMMERCIAL
M-1 LIGHT MANUFACTURING

OS OPEN SPACE
OS-1 RESTRICTED OPEN SPACE
OS-2 RESTRICTED OPEN SPACE

OS-O OPEN SPACE OVERLAY

MHP MOBILE HOME PARK

SPA SPECIFIC PLAN AREA (RESIDENTIAL USES)

SPA SPECIFIC PLAN AREA (COMMERCIAL USES)

OTHER DESIGNATIONS

COASTAL ZONE APPEALABLE AREA (WEST OF LINE)

DOWNTOWN DISTRICT

COASTAL ZONE BOUNDARY

WALK STREETS
# FRONT YARD SETBACKS
1 VALLEY PARK
2 CLARK STADIUM
3 COMMUNITY/CIVIC CENTER
4 EDITH RODAWAY FRIENDSHIP PARK
5 SEA VIEW PARK
6 FORT LOTS-OF-FUN/PROSPECT SCHOOL
7 MOONDUST PARK
8 GREENWOOD PARK
9 BI-CENTENNIAL PARK
10 KAY-ETOW PARK
11 SHAFFER PARK
12 4TH & PROSPECT PARK
13 8TH & VALLEY PARK
14 SCOUT PARK
15 ARDMORE PARK
16 GREENBELT
17 BEACH/STRAND/BIKE PATH
18 NOBLE PARK
19 SOUTH PARK
20 RECREATIONAL VEHICLE PARK
21 CITY YARD
4 10
10 10
2 6
3 3
5 1
2 2
10 10
3 0
2 2
5 5
3 2
2 5
3 10
2 3
3 2
2 0
10 5
5 3
10 10
0 2
5 5
5 5
5 3
3 5
2 2
3 10
10 5
10 5
3 5
3 5
3 5
2 0
5 5
3 5
5 5
5 0
0 5
3 0
2 2
5 3
5 5
3 5
5 5
4 2
2 3
2 0
3 2
2 5
2 5
3 0
2 2
2 0
0 0
5 0
5 5
2 3
5 5
3 2
10 10
10 10
10 11
16 1
5 18
10 16
19 9
15 21
13 2
3 3
20 8
14 4
12 6
7 17
17 2
Unclass
Unclass
Vista School
Hermosa View School
Hermosa Valley School
Valley Park
Beach
Beach
South Park
Clark Stadium
Community Center
Civic
Center
Hermosa
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0172
Honorable Mayor and Members of the Hermosa Beach City Council Regular Meeting of April 9, 2024

PURCHASE OF VEHICLES FOR POLICE DEPARTMENT
(Public Works Director Joe SanClemente)
Recommended Action:

Staff recommends City Council:

1. Authorize the purchase of two patrol pursuit vehicles in an amount not to exceed $146,266 from National Auto Fleet Group, the State of California's General Services Department Statewide Contract for Fleet Vehicles, or sole source from a dealership as the vehicles become available;

2. Authorize outfitting, at an amount not to exceed $54,000 total for the two vehicles, through National Auto Fleet Group; and

3. Approve an additional appropriation of $200,266 from the Equipment Replacement Fund balance to fund the purchase and outfitting of the two patrol pursuit vehicles.

Executive Summary:

The City of Hermosa Beach is committed to providing first-class services to the community. Fulfilling this commitment relies heavily on the availability of the appropriate vehicles within the Police Department (department). At its November 28, 2023 meeting, City Council authorized the purchase of four patrol pursuit vehicles and the department is currently on the waiting list to purchase four electric Chevy Blazers from National Auto Fleet. Production of the vehicles is scheduled for May 2024, or shortly thereafter.

Recently, four patrol vehicles were out of service due to damages obtained on duty. As a result, only four patrol vehicles remained available for daily operations. Given the urgent need to replace two patrol vehicles, staff identified availability and purchased two Ford Explorer Police Interceptors.

With this item, staff requests City Council authorization to advance the purchase of two vehicles on the City’s Fiscal Year 2024-25 Equipment Replacement Schedule this fiscal year. If approved, staff would confirm and order all four electric Chevy Blazers as they become available. Without City Council authorization, staff would be required to reduce the number of electric Chevy Blazers on the original order which would delay the replacement of these vehicles in FY 2024-25.

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Background:

The Public Works Department tracks the lifecycle and condition of the entire fleet of City vehicles and equipment. On an annual basis, staff reviews the City’s Equipment Replacement Schedule and makes recommendations for the upcoming budget. Annual recommendations are based on each individual vehicle’s primary use, age, mileage, fuel expense, maintenance and repair history, possible secondary uses in other departments, and potential resale value.

On an ongoing basis, as vehicles are brought in for service, the Public Works Department evaluates the cost effectiveness of repairs and whether the repairs would restore the vehicle to reliable and safe operation for ongoing use. As part of this process, staff diligently evaluates the City’s Clean Fleet Vehicle Purchasing Policy (Attachment 2), vehicle availability, and operational needs to select the most appropriate replacement vehicles with the limited timeline and options available.

The Police Department’s fleet vehicles are part of the inventory in the City’s Equipment Replacement Schedule and include nine assigned patrol vehicles. Eight patrol vehicles are assigned to on-duty patrol officers and one is reserved for the on-duty Watch Commander. In early March 2024, four patrol vehicles were out of service, leaving only four patrol vehicles for officer use.

Out-of-Service Vehicles
Year Model Unit Out-of-Service Reason
2018 Ford Interceptor HB3 Damaged by an intoxicated driver. Rear-en was destroyed and vehicle was totaled.
2019 Chevy Tahoe HB5 Involved in traffic collision resulting in significant damage.
2019 Chevy Tahoe HB9 Vehicle has broken motor mounts.
2018 Ford Interceptor HB6 Vehicle engine and transmission are damag and beyond repair.

With the Police Department running at full-staffing levels, often more than four patrol units are required at the same time. With only four patrol vehicles available, officers working during the busiest shifts are unable to effectively respond to their assigned patrol responsibilities.

At its November 28, 2023 meeting, Council authorized the purchase of four patrol pursuit vehicles from National Auto Fleet Group, the State of California’s General Services Department Statewide Contract for Fleet Vehicles, or sole source from a dealership as vehicles became available. Following City Council approval, staff placed an order through National Auto Fleet for four EV Chevy Blazers; however, they were not projected to begin production until May 2024 and with no definitive delivery date. Given the uncertainty, and urgent need to replace vehicles, staff actively searched for available patrol pursuit vehicles and found two 2024 Ford Explorer Police Interceptors that met the immediate City of Hermosa Beach Page 2 of 5 Printed on 4/4/2024
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patrol pursuit vehicles and found two 2024 Ford Explorer Police Interceptors that met the immediate vehicle deployment needs of the Police Department.

Acquiring police-equipped vehicles has proven challenging, given high demand and long wait times, and it is therefore essential to purchase these vehicles quickly as they became available. Based on City Council’s November 2023 authorization for four pursuit vehicles, staff was able to quickly secure and purchase two vehicles scheduled for delivery April 1, 2024.

Hermosa Beach Municipal Code Section 3.12.140 exempts from certain formal bidding procedures "[p]urchases made through a cooperative purchasing program utilizing purchasing agreements maintained by the state, county, or other public agencies." The City relies on this exemption when attempting to purchase through National Auto Fleet Group's master vehicle contract with Sourcewell or the General Services Contract with the state of California.

Past Council Actions
Meeting Date Description
November 28, 2023 City Council authorized the purchase of four patrol pursuit vehicles in an amount not to exceed $312,000
from National Auto Fleet Group, the State of
California’s General Services Department Statewide
Contract for Fleet Vehicles, or sole source form a
dealership as the vehicle becomes available.

Discussion:

The Police Department functions on a 24 hour per day, 7 days per week basis. A primary function of police services is patrol operations. The requirement of patrol operations and the vehicles assigned to this division are unique to any other City fleet or police function. The lifespan and performance of patrol vehicles require accelerated replacement based on a shortened life span caused by the unique requirements of patrol operations. There are many factors that can cause a patrol vehicle’s lifespan to shorten. Patrol vehicles undergo high speed acceleration, stopping, turning, and driving over rough terrain when answering emergency situations. Patrol operations also go beyond a daily patrol shift and can include traffic, task force operations, detectives, and the mental evaluation team. To meet the needs of all assignments, all patrol vehicles must be fully functional and ready for use at all times.

In March 2024, the critically low supply of patrol vehicles required staff to seek an immediate solution to ensure that officers were always able to respond to community emergencies. Due to the nationwide lack of vehicle production over the past two years, and scarcity of vehicles through traditional vendors, staff determined that it was critical to make an emergency purchase of two Ford Explorer Police Interceptors as the delivery date for the electric Chevy Blazers remained uncertain.

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Following City Council’s November 2023 authorization, staff placed a request with National Auto Fleet for the purchase of four electric Chevy Blazers. Given the emergency purchase of two Ford Explorer Police Interceptors, staff only has remaining authorization for two additional pursuit vehicles. With two 2019 Chevy Tahoe patrol vehicles scheduled for replacement in Fiscal Year 2024-25, staff recommends City Council appropriate FY 2023-24 Equipment Replacement funds to allow staff to proceed with the order and remain in the queue for four electric Chevy Blazers from National Auto Fleet. Absent of this approval, staff would be required to reduce the purchase order request and then find and secure patrol pursuit vehicles from another vendor, which could result in significant delay.

Fiscal Year 2024-25 Patrol Vehicle Replacements
Year Model Unit
Number
Years in
Service
Mileage Due for
Replacement
2019 Chevy Tahoe HB5 5 52,796 2025
2019 Chevy Tahoe HB9 5 62,649 2025
In order to provide the necessary purchasing flexibility in this challenging market, staff recommends the City Council authorize the purchase of two patrol pursuit vehicles via any of the following means:
(i) National Auto Fleet; (ii); the state of California’s General Services Department Statewide Contract for Fleet Vehicles; or (iii) sole source from a dealership, as they become available. The flexibility in purchasing would allow staff to respond accordingly should the pending order for Chevy Blazers with National Auto Fleet not come to fruition in a timely manner.

General Plan Consistency:

This report and associated recommendation have been evaluated for their consistency with the City’s General Plan. Relevant Policies are listed below.

Governance Element
Goal 1. A high degree of transparency and integrity in the decision-making process.

Policy:
· 1.6 Long-term considerations. Prioritize decisions that provide long-term community benefit and discourage decisions that provide short-term community benefit but reduce long-term opportunities.

Sustainability and Conservation Element
Goal 1. Hermosa Beach is a low-carbon municipal organization, reducing greenhouse gas emissions at a rate that meets or exceeds 80% below 2005 levels by 2030.

Policies:
· 1.1 Low-carbon municipality. Demonstrate environmental leadership and reduce greenhouse City of Hermosa Beach Page 4 of 5 Printed on 4/4/2024
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· 1.1 Low-carbon municipality. Demonstrate environmental leadership and reduce greenhouse gas emissions from municipal facilities and operations by at least 80% below 2005 levels by 2030.
· 1.2 Highest return on investment . Prioritize the implementation of greenhouse gas reduction projects that simultaneously reduce ongoing operational costs to the City.

Fiscal Impact:

The total purchase cost for the Police Department’s vehicles is $146,266 (Attachment 1). The Police Department vehicles require special outfitting, painting, and badging before the vehicles can be deployed. National Auto Fleet would provide outfitting, painting, and badging services for the new electric Chevy Blazers and has estimated a total cost of up to $27,000 for each vehicle. The outfitting costs are generally consistent for all vehicle types regardless of fuel type.

Staff recommends additional appropriation of $200,266 to cover the expedited purchase of two patrol pursuit vehicles this fiscal year.

Vehicle Vehicle Cost Vehicle Outfitting Total Account
2024 EV Chevy
Blazer
$73,133 $27,000 $100,133 715-2101-5403
2024 EV Chevy
Blazer
$73,133 $27,000 $100,133 715-2101-5403
Total $146,266 $54,000 $200,266
Attachments:

1. 2024 Electric Chevy Blazer Quote

2. City of Hermosa Beach’s Clean Fleet Vehicle Purchasing Policy

3. Link to November 28, 2023 City Council Staff Report
Respectfully Submitted by: Joanne Loeza, Management Analyst Concur: Joe SanClemente, Public Works Director
Noted for Fiscal Impact: Viki Copeland, Finance Director Legal Review: Patrick Donegan, City Attorney
Approved: Suja Lowenthal, City Manager
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0176
Honorable Mayor and Members of the Hermosa Beach City Council Regular Meeting of April 9, 2024

CONSIDERATION OF A RESOLUTION EXPRESSING
OPPOSITION TO ASSEMBLY BILL 2560 (ALVAREZ),
SENATE BILL 1077 (BLAKESPEAR),
SENATE BILL 1092 (BLAKESPEAR),
AND SENATE BILL 951 (ALLEN)
(Deputy City Manager Angela Crespi)
Recommended Action:

Staff recommends City Council consider adopting by title a Resolution of the City Council of the City of Hermosa Beach, California expressing opposition to Assembly Bill 2560, Senate Bill 1077, Senate Bill 1092, and Senate Bill 951 (Attachment 1).

Executive Summary:

The City of Hermosa Beach regularly expresses its support or opposition regarding legislative matters that would have an impact on the City. As requested by Councilmember Detoy, and supported by Mayor Pro Tem Francois and Councilmember Jackson, at its March 26, 2024 meeting, staff presents this item to consider adoption of a resolution expressing opposition to Assembly Bill 2560 and other similar bills.

Background:

The legislature of the State of California each year proposes, passes, and has signed into law various bills addressing a range of housing and other land use issues. Many of these bills usurp the authority of local jurisdictions to determine for themselves the land use policies and practices that best suit each city and its residents and instead impose mandates that do not consider the needs and differences of jurisdictions throughout the State of California.

Further, these bills have historically not applied to developments in the Coastal Zone such that housing or other projects must still comply with the Coastal Act process (i.e., coastal development permit, etc.) and adhere to any applicable development standards relating to coastal resources.

However, recent legislative proposals have proposed to remove this exemption for projects located in the Coastal Zone as explained below.

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At City Council’s regular meeting on March 26, 2024 Councilmember Detoy requested, and Mayor Pro Tem Francois and Councilmember Jackson supported, directing staff to place on the next regular session agenda a resolution expressing opposition to Assembly Bill 2560 and other similar bills.

Past Council Actions
Meeting Date Description
May 25, 2021 City Council approved the adoption of a Resolution expressing support for actions to further strengthen local authority and control as related to local zoning and housing issues.

November 23, 2021 City Council adopted a resolution expressing support for the “Brand-Huang-Mendoza Tri-partisan Land Use Initiative” to Amend Article XI of the Constitution of the State of
California to make zoning and land use community affairs, and not of State interest, submitted to the Attorney General of California.

July 11, 2023 City Council directed Staff to prepare a Resolution expressing support to further strengthen local democracy, authority, and control as related to local zoning and housing issues.

March 26, 2024 Councilmember Detoy requested, and Mayor Pro Tem Francois and Councilmember Jackson supported, a future
agenda item to consider adoption of a resolution expressing opposition to Assembly Bill 2560 and other similar bills.

Discussion:

Assembly Bill 2560
On February 14, 2024, Assembly Member Alvarez introduced Assembly Bill 2560, which proposes that any density bonus, concessions, incentives, waivers or reductions of development standards, and parking ratios to which an applicant is entitled under the density bonus law be permitted notwithstanding the Coastal Act. This would allow developers the same ability irrespective of whether or not the development is located in the Coastal Zone.

Existing density bonus law requires the City to provide a developer that proposes a housing development within the City a density bonus and other incentives or concessions, as specified, if the developer agrees to construct specified percentages of units for lower income households or very low income households and meets other requirements. Existing law explicitly posits that nothing in the City of Hermosa Beach Page 2 of 5 Printed on 4/4/2024
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density bonus law supersedes or alters or lessens the requirements of the Coastal Act.

Senate Bill 1077
On February 12, 2024, Senator Blakespear introduced Senate Bill 1077, which proposes to amend the California Coastal Act and posit that a coastal development permit shall not be required for the addition of an accessory dwelling units (ADU) or junior accessory dwelling unit (JADU) that is proposed on a lot with an existing residential structure except for those projects proposed to be located: (i) between the sea and the first public road paralleling the sea or within 300 feet of the inland extent of any beach; or (ii) on tidelands, submerged lands, public trust lands, within 100 feet of any wetland, estuary, or stream, or within 300 feet of the top of the seaward face of any coastal bluff.

Existing planning and zoning law mandates that the City provide for the creation of accessory dwelling units in areas zoned for residential use (and junior accessory dwelling units in single-family residential zones) pursuant to certain standards. These ADU and JADU laws did not supersede the Coastal Act such that any applicable requirements or standards applicable for a proposed ADU or JADU must still be complied with.

Senate Bill 1092
On February 12, 2024, Senator Blakespear introduced Senate Bill 1092, which proposes to change the appeal procedure for certain actions taken by a local government on a coastal development permit to the California Coastal Commission. It would also change the standard of review for appeals regarding a multifamily housing development (as defined in SB 1092). The Coastal Commission must find that there was an abuse of discretion in the approval of the project and this proposed bill provides a more expedited timeframe for appeals of these projects.

Because the City does not have permitting jurisdiction in the City, this proposed bill would not have much effect as it stands today. In the future, should the City obtain permitting power, then this bill would impact an appeal of the specific projects contemplated by this bill. In comparison to AB 2560 and SB 1077, this bill is not as impactful as the main focus of this bill is to have the California Coastal Commission simply process and issue decisions on appeals more quickly.

Senate Bill 951
On January 18, 2024, Senator Weiner introduced Senate Bill 951, which proposes to amend the requirements for housing element updates to include any necessary local coastal program updates.

Existing planning and zoning law requires that all rezonings associated with housing elements to be completed within a certain time - three years if the housing element is certified within the statutory deadline and one year if the housing element is certified after the statutory deadline. This bill would require that local coastal program updates be completed along with the required rezonings.

Because the City does not have a certified Local Coastal Program, this bill potentially would require completion of or update of the local coastal program within specific time periods to stay in compliance City of Hermosa Beach Page 3 of 5 Printed on 4/4/2024 powered by Legistar™735
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completion of or update of the local coastal program within specific time periods to stay in compliance with State Housing Element law. Jurisdictions requiring local coastal programs must gain approval from the California Coastal Commission, but do not have control over timelines. This essentially removes any jurisdiction’s local control over approval of their housing element, which is a required part of a City’s general plan.

Staff recommends City Council consider adopting by title a Resolution (Attachment 1) of the City Council of the City of Hermosa Beach, California expressing opposition to Assembly Bill 2560 and other similar bills.

General Plan Consistency:

This report and associated recommendation have been evaluated for their consistency with the City’s General Plan. Relevant Policies are listed below.

Governance Element
Goal 1. A high degree of transparency and integrity in the decision-making process.

Policy:
· Open meetings. Maintain the community’s trust by holding meetings in which decisions are being made, that are open and available for all community members to attend, participate, or view remotely.

Goal 4. A leader and partner in the region.

Policy:
· 4.1 Regional governance. Play an active role in the South Bay Cities Council of Governments, the Southern California Association of Governments and other regional agencies to protect and promote the interests of the City.

Land Use Element
Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents.

Goal 2. Neighborhoods provide for diverse needs of residents of all ages and abilities, and are organized to support healthy and active lifestyles.

Goal 3. A series of unique, destination-oriented districts throughout Hermosa Beach.

Goal 4. A variety of corridors throughout the city provide opportunities for shopping, recreation, commerce, employment, and circulation.

Goal 5. Quality and authenticity in architecture and site design in all construction and renovation of buildings.

Goal 6. A pedestrian-focused urban form that creates visual interest and a comfortable outdoor environment.

Goal 7. Adequate space and appropriate integration of community and school facilities that support City of Hermosa Beach Page 4 of 5 Printed on 4/4/2024
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physical activity, civic life and social connections for residents of all ages and interests.

Goal 8. A range of coastal-dependent and visitor-serving uses available to serve a variety of income ranges and amenity desires.

Goal 9. Local energy independence through renewable energy generation.

Goal 10. A strong sense of cultural and architectural heritage.

Goal 11. A proud and visible identity as an arts and cultural community.

Goal 12. A mix of cultural facilities that support and encourage the community’s vibrant range of art creation and presentation.

Goal 13. Land use patterns that improve the health of residents.

Fiscal Impact:

There is no immediate fiscal impact associated with the recommended action.

Attachments:

1. Draft Resolution

2. Assembly Bill 2560 Text

3. Senate Bill 1077 Text

4. Senate Bill 1092 Text

5. Senate Bill 951 Text

6. Link to May 25, 2021 City Council Staff Report

7. Link to November 23, 2021 City Council Staff Report

8. Link to July 11, 2023 City Council Meeting Agenda

9. Link to March 26, 2024 City Council Agenda
Respectfully Submitted by: Angela Crespi, Deputy City Manager Noted for Fiscal Impact: Viki Copeland, Finance Director Legal Review: Patrick Donegan, City Attorney
Approved: Suja Lowenthal, City Manager
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CITY OF HERMOSA BEACH
RES-24-XXXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA EXPRESSING OPPOSITION TO ASSEMBLY BILL 2560
(ALVAREZ), SENATE BILL 1077 (BLAKESPEAR), SENATE BILL 1092 (BLAKESPEAR), AND SENATE BILL 951 (ALLEN)
WHEREAS, The legislature of the State of California each year proposes, passes, and has signed into law a number of bills addressing a range of housing issues; and
WHEREAS, the legislature of the State of California does not allow sufficient time between each legislative cycle to determine if the legislation is successful in bringing about the change for the State of California’s housing issues; and WHEREAS, the majority of these bills usurp the authority of local jurisdictions to determine for themselves the land use policies and practices that best suit each city and its residents and instead impose mandates that do not take into account the needs and differences of jurisdictions throughout the State of California; and
WHEREAS, the ability of local jurisdictions to determine for themselves which projects require review beyond a ministerial approval; what parking requirements are appropriate for various neighborhoods within their jurisdiction; what plans and programs are suitable and practical for each community rather than having these decisions imposed upon cities without regard to the circumstances of each individual city; and what zoning should be allowed for properties in the Coastal Zone is a matter of great importance of the City of Hermosa Beach among other items related to local zoning and housing issues;
WHEREAS, the City Council of the City of Hermosa Beach feels strongly that our local government is best able to assess the needs of our community and objects to the proliferation of State legislation that deprives us of that ability;

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
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SECTION 1. The City of Hermosa Beach is opposed Assembly Bill 2560, Senate Bill 1077, Senate Bill 1092, and Senate Bill 951.

SECTION 2. The City of Hermosa Beach is opposed to the current practice of the legislature of the State of California of continually proposing and passing multitudes of bills that directly impact and interfere with the ability of cities to control their own destiny through use of the zoning authority that has been granted to them.

SECTION 3. The City of Hermosa Beach will explore various ways to protect the ability of cities to retain local control over zoning as each individual city within the State of California is best suited to determine how the zoning in their city should be allocated in order to meet the housing needs of the communityparticularly in the Coastal Zone where coastal resources must be protected.

SECTION 4. The City Clerk shall email a copy of this adopted resolution to the League of California Cities at [email protected].

PASSED, APPROVED, and ADOPTED on this 9th day of April, 2024.

Mayor Justin Massey
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________ Myra Maravilla Patrick Donegan
City Clerk City Attorney
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california legislature—2023–24 regular session
ASSEMBLY BILL No. 2560
Introduced by Assembly Member Alvarez
(Coauthor: Senator Wiener)
February 14, 2024
An act to amend Section 65915 of the Government Code, relating to housing.
legislative counsel’s digest
AB 2560, as introduced, Alvarez. Density Bonus Law: California Coastal Act of 1976.

Existing law, referred to as the Density Bonus Law, requires a city or county to provide a developer that proposes a housing development within the city or county with a density bonus and other incentives or concessions, as specified, if the developer agrees to construct specified percentages of units for lower income households or very low income households, and meets other requirements. Existing law, the California Coastal Act of 1976 (act), regulates development, as defined, in the coastal zone, as defined, and requires a new development to comply with specified requirements. The Density Bonus Law provides that its provisions do not supersede or in any way alter or lessen the effect or application of the act, and requires that any density bonus, concessions, incentives, waivers or reductions of development standards, and parking ratios to which an applicant is entitled under the Density Bonus Law be permitted in a manner consistent with the act.

This bill would provide that any density bonus, concessions, incentives, waivers or reductions of development standards, and parking ratios to which an applicant is entitled under the Density Bonus Law be permitted notwithstanding the act.

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Vote: majority. Appropriation: no. Fiscal committee: no.

State-mandated local program: no.

The people of the State of California do enact as follows:
line 1 SECTION 1. Section 65915 of the Government Code is line 2 amended to read:
line 3 65915. (a)  (1)  When an applicant seeks a density bonus for line 4 a housing development within, or for the donation of land for line 5 housing within, the jurisdiction of a city, county, or city and county, line 6 that local government shall comply with this section. A city, line 7 county, or city and county shall adopt an ordinance that specifies line 8 how compliance with this section will be implemented. Except as line 9 otherwise provided in subdivision (s), failure to adopt an ordinance line 10 shall not relieve a city, county, or city and county from complying line 11 with this section.
line 12 (2)  A local government shall not condition the submission, line 13 review, or approval of an application pursuant to this chapter on line 14 the preparation of an additional report or study that is not otherwise line 15 required by state law, including this section. This subdivision does line 16 not prohibit a local government from requiring an applicant to line 17 provide reasonable documentation to establish eligibility for a line 18 requested density bonus, as described in subdivision (b), and line 19 parking ratios, as described in subdivision (p). line 20 (3)  In order to provide for the expeditious processing of a density line 21 bonus application, the local government shall do all of the line 22 following:
line 23 (A)  Adopt procedures and timelines for processing a density line 24 bonus application.
line 25 (B)  Provide a list of all documents and information required to line 26 be submitted with the density bonus application in order for the line 27 density bonus application to be deemed complete. This list shall line 28 be consistent with this chapter.
line 29 (C)  Notify the applicant for a density bonus whether the line 30 application is complete in a manner consistent with the timelines line 31 specified in Section 65943.
line 32 (D)  (i)  If the local government notifies the applicant that the line 33 application is deemed complete pursuant to subparagraph (C), line 34 provide the applicant with a determination as to the following line 35 matters:
99 AB 2560 — 2 —
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line 1 (I)  The amount of density bonus, calculated pursuant to line 2 subdivision (f), for which the applicant is eligible. line 3 (II)  If the applicant requests a parking ratio pursuant to line 4 subdivision (p), the parking ratio for which the applicant is eligible. line 5 (III)  If the applicant requests incentives or concessions pursuant line 6 to subdivision (d) or waivers or reductions of development line 7 standards pursuant to subdivision (e), whether the applicant has line 8 provided adequate information for the local government to make line 9 a determination as to those incentives, concessions, waivers, or line 10 reductions of development standards.
line 11 (ii)  Any determination required by this subparagraph shall be line 12 based on the development project at the time the application is line 13 deemed complete. The local government shall adjust the amount line 14 of density bonus and parking ratios awarded pursuant to this section line 15 based on any changes to the project during the course of line 16 development.
line 17 (b)  (1)  A city, county, or city and county shall grant one density line 18 bonus, the amount of which shall be as specified in subdivision line 19 (f), and, if requested by the applicant and consistent with the line 20 applicable requirements of this section, incentives or concessions, line 21 as described in subdivision (d), waivers or reductions of line 22 development standards, as described in subdivision (e), and parking line 23 ratios, as described in subdivision (p), if an applicant for a housing line 24 development seeks and agrees to construct a housing development, line 25 excluding any units permitted by the density bonus awarded line 26 pursuant to this section, that will contain at least any one of the line 27 following:
line 28 (A)  Ten percent of the total units of a housing development, line 29 including a shared housing building development, for rental or line 30 sale to lower income households, as defined in Section 50079.5 line 31 of the Health and Safety Code.
line 32 (B)  Five percent of the total units of a housing development, line 33 including a shared housing building development, for rental or line 34 sale to very low income households, as defined in Section 50105 line 35 of the Health and Safety Code.
line 36 (C)  A senior citizen housing development, as defined in Sections line 37 51.3 and 51.12 of the Civil Code, or a mobilehome park that limits line 38 residency based on age requirements for housing for older persons line 39 pursuant to Section 798.76 or 799.5 of the Civil Code. For purposes 99 — 3 — AB 2560
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line 1 of this subparagraph, “development” includes a shared housing line 2 building development.
line 3 (D)  Ten percent of the total dwelling units of a housing line 4 development are sold to persons and families of moderate income, line 5 as defined in Section 50093 of the Health and Safety Code, line 6 provided that all units in the development are offered to the public line 7 for purchase.
line 8 (E)  Ten percent of the total units of a housing development for line 9 transitional foster youth, as defined in Section 66025.9 of the line 10 Education Code, disabled veterans, as defined in Section 18541, line 11 or homeless persons, as defined in the federal McKinney-Vento line 12 Homeless Assistance Act (42 U.S.C. Sec. 11301 et seq.). The units line 13 described in this subparagraph are subject to a recorded line 14 affordability restriction of 55 years and shall be provided at the line 15 same affordability level as very low income units. line 16 (F)  (i)  Twenty percent of the total units for lower income line 17 students in a student housing development that meets the following line 18 requirements:
line 19 (I)  All units in the student housing development shall be used line 20 exclusively for undergraduate, graduate, or professional students line 21 enrolled full time at an institution of higher education accredited line 22 by the Western Association of Schools and Colleges or the line 23 Accrediting Commission for Community and Junior Colleges. In line 24 order to be eligible under this subclause, the developer shall, as a line 25 condition of receiving a certificate of occupancy, provide evidence line 26 to the city, county, or city and county that the developer has entered line 27 into an operating agreement or master lease with one or more line 28 institutions of higher education for the institution or institutions line 29 to occupy all units of the student housing development with line 30 students from that institution or institutions. An operating line 31 agreement or master lease entered into pursuant to this subclause line 32 is not violated or breached if, in any subsequent year, there are line 33 insufficient students enrolled in an institution of higher education line 34 to fill all units in the student housing development. line 35 (II)  The applicable 20-percent units shall be used for lower line 36 income students.
line 37 (III)  The rent provided in the applicable units of the development line 38 for lower income students shall be calculated at 30 percent of 65 line 39 percent of the area median income for a single-room occupancy line 40 unit type.
99 AB 2560 — 4 —
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line 1 (IV)  The development shall provide priority for the applicable line 2 affordable units for lower income students experiencing line 3 homelessness. A homeless service provider, as defined in paragraph line 4 (3) of subdivision (e) of Section 103577 of the Health and Safety line 5 Code, or institution of higher education that has knowledge of a line 6 person’s homeless status may verify a person’s status as homeless line 7 for purposes of this subclause.
line 8 (ii)  For purposes of calculating a density bonus granted pursuant line 9 to this subparagraph, the term “unit” as used in this section means line 10 one rental bed and its pro rata share of associated common area line 11 facilities. The units described in this subparagraph are subject to line 12 a recorded affordability restriction of 55 years. line 13 (G)  One hundred percent of all units in the development, line 14 including total units and density bonus units, but exclusive of a line 15 manager’s unit or units, are for lower income households, as line 16 defined by Section 50079.5 of the Health and Safety Code, except line 17 that up to 20 percent of the units in the development, including line 18 total units and density bonus units, may be for moderate-income line 19 households, as defined in Section 50053 of the Health and Safety line 20 Code. For purposes of this subparagraph, “development” includes line 21 a shared housing building development.
line 22 (2)  For purposes of calculating the amount of the density bonus line 23 pursuant to subdivision (f), an applicant who requests a density line 24 bonus pursuant to this subdivision shall elect whether the bonus line 25 shall be awarded on the basis of subparagraph (A), (B), (C), (D), line 26 (E), (F), or (G) of paragraph (1).
line 27 (c)  (1)  (A)  An applicant shall agree to, and the city, county, line 28 or city and county shall ensure, the continued affordability of all line 29 very low and low-income rental units that qualified the applicant line 30 for the award of the density bonus for 55 years or a longer period line 31 of time if required by the construction or mortgage financing line 32 assistance program, mortgage insurance program, or rental subsidy line 33 program.
line 34 (B)  (i)  Except as otherwise provided in clause (ii), rents for the line 35 lower income density bonus units shall be set at an affordable rent, line 36 as defined in Section 50053 of the Health and Safety Code. line 37 (ii)  For housing developments meeting the criteria of line 38 subparagraph (G) of paragraph (1) of subdivision (b), rents for all line 39 units in the development, including both base density and density line 40 bonus units, shall be as follows:
99 — 5 — AB 2560
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line 1 (I)  The rent for at least 20 percent of the units in the line 2 development shall be set at an affordable rent, as defined in Section line 3 50053 of the Health and Safety Code.
line 4 (II)  The rent for the remaining units in the development shall line 5 be set at an amount consistent with the maximum rent levels for line 6 lower income households, as those rents and incomes are line 7 determined by the California Tax Credit Allocation Committee. line 8 (2)  (A)  An applicant shall agree to ensure, and the city, county, line 9 or city and county shall ensure, that a for-sale unit that qualified line 10 the applicant for the award of the density bonus meets one of the line 11 following conditions:
line 12 (i)  The unit is initially sold to and occupied by a person or family line 13 of very low, low, or moderate income, as required, and it is offered line 14 at an affordable housing cost, as that cost is defined in Section line 15 50052.5 of the Health and Safety Code and is subject to an equity line 16 sharing agreement.
line 17 (ii)  If the unit is not purchased by an income-qualified person line 18 or family within 180 days after the issuance of the certificate of line 19 occupancy, the unit is purchased by a qualified nonprofit housing line 20 corporation that meets all of the following requirements pursuant line 21 to a recorded contract that satisfies all of the requirements specified line 22 in paragraph (10) of subdivision (a) of Section 402.1 of the line 23 Revenue and Taxation Code:
line 24 (I)  The nonprofit corporation has a determination letter from line 25 the Internal Revenue Service affirming its tax-exempt status line 26 pursuant to Section 501(c)(3) of the Internal Revenue Code and line 27 is not a private foundation as that term is defined in Section 509 line 28 of the Internal Revenue Code.
line 29 (II)  The nonprofit corporation is based in California. line 30 (III)  All of the board members of the nonprofit corporation have line 31 their primary residence in California.
line 32 (IV)  The primary activity of the nonprofit corporation is the line 33 development and preservation of affordable home ownership line 34 housing in California that incorporates within their contracts for line 35 initial purchase a repurchase option that requires a subsequent line 36 purchaser of the property that desires to resell or convey the line 37 property to offer the qualified nonprofit corporation the right to line 38 repurchase the property prior to selling or conveying that property line 39 to any other purchaser pursuant to an equity sharing agreement or line 40 affordability restrictions on the sale and conveyance of the property 99 AB 2560 — 6 —
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line 1 that ensure that the property will be preserved for lower income line 2 housing for at least 45 years for owner-occupied housing units and line 3 will be sold or resold only to persons or families of very low, low, line 4 or moderate income, as defined in Section 50052.5 of the Health line 5 and Safety Code.
line 6 (B)  For purposes of this paragraph, a “qualified nonprofit line 7 housing corporation” is a nonprofit housing corporation organized line 8 pursuant to Section 501(c)(3) of the Internal Revenue Code that line 9 has received a welfare exemption under Section 214.15 of the line 10 Revenue and Taxation Code for properties intended to be sold to line 11 low-income families who participate in a special no-interest loan line 12 program.
line 13 (C)  The local government shall enforce an equity sharing line 14 agreement required pursuant to clause (i) or (ii) of subparagraph line 15 (A), unless it is in conflict with the requirements of another public line 16 funding source or law or may defer to the recapture provisions of line 17 the public funding source. The following apply to the equity line 18 sharing agreement:
line 19 (i)  Upon resale, the seller of the unit shall retain the value of line 20 any improvements, the downpayment, and the seller’s proportionate line 21 share of appreciation.
line 22 (ii)  Except as provided in clause (v), the local government shall line 23 recapture any initial subsidy, as defined in clause (iii), and its line 24 proportionate share of appreciation, as defined in clause (iv), which line 25 amount shall be used within five years for any of the purposes line 26 described in subdivision (e) of Section 33334.2 of the Health and line 27 Safety Code that promote homeownership.
line 28 (iii)  For purposes of this subdivision, the local government’s line 29 initial subsidy shall be equal to the fair market value of the home line 30 at the time of initial sale minus the initial sale price to the line 31 moderate-income household, plus the amount of any downpayment line 32 assistance or mortgage assistance. If upon resale the market value line 33 is lower than the initial market value, then the value at the time of line 34 the resale shall be used as the initial market value. line 35 (iv)  For purposes of this subdivision, the local government’s line 36 proportionate share of appreciation shall be equal to the ratio of line 37 the local government’s initial subsidy to the fair market value of line 38 the home at the time of initial sale.
line 39 (v)  If the unit is purchased or developed by a qualified nonprofit line 40 housing corporation pursuant to clause (ii) of subparagraph (A) 99 — 7 — AB 2560
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line 1 the local government may enter into a contract with the qualified line 2 nonprofit housing corporation under which the qualified nonprofit line 3 housing corporation would recapture any initial subsidy and its line 4 proportionate share of appreciation if the qualified nonprofit line 5 housing corporation is required to use 100 percent of the proceeds line 6 to promote homeownership for lower income households as defined line 7 by Section 50079.5 of the Health and Safety Code within the line 8 jurisdiction of the local government.
line 9 (3)  (A)  An applicant shall be ineligible for a density bonus or line 10 any other incentives or concessions under this section if the housing line 11 development is proposed on any property that includes a parcel or line 12 parcels on which rental dwelling units are located or, if the dwelling line 13 units have been vacated or demolished in the five-year period line 14 preceding the application, have been subject to a recorded covenant, line 15 ordinance, or law that restricts rents to levels affordable to persons line 16 and families of lower or very low income; subject to any other line 17 form of rent or price control through a public entity’s valid exercise line 18 of its police power; or occupied by lower or very low income line 19 households, unless the proposed housing development replaces line 20 those units, and either of the following applies:
line 21 (i)  The proposed housing development, inclusive of the units line 22 replaced pursuant to this paragraph, contains affordable units at line 23 the percentages set forth in subdivision (b).
line 24 (ii)  Each unit in the development, exclusive of a manager’s unit line 25 or units, is affordable to, and occupied by, either a lower or very line 26 low income household.
line 27 (B)  For the purposes of this paragraph, “replace” shall mean line 28 either of the following:
line 29 (i)  If any dwelling units described in subparagraph (A) are line 30 occupied on the date of application, the proposed housing line 31 development shall provide at least the same number of units of line 32 equivalent size to be made available at affordable rent or affordable line 33 housing cost to, and occupied by, persons and families in the same line 34 or lower income category as those households in occupancy. If line 35 the income category of the household in occupancy is not known, line 36 it shall be rebuttably presumed that lower income renter households line 37 occupied these units in the same proportion of lower income renter line 38 households to all renter households within the jurisdiction, as line 39 determined by the most recently available data from the United line 40 States Department of Housing and Urban Development’s 99 AB 2560 — 8 —
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line 1 Comprehensive Housing Affordability Strategy database. For line 2 unoccupied dwelling units described in subparagraph (A) in a line 3 development with occupied units, the proposed housing line 4 development shall provide units of equivalent size to be made line 5 available at affordable rent or affordable housing cost to, and line 6 occupied by, persons and families in the same or lower income line 7 category as the last household in occupancy. If the income category line 8 of the last household in occupancy is not known, it shall be line 9 rebuttably presumed that lower income renter households occupied line 10 these units in the same proportion of lower income renter line 11 households to all renter households within the jurisdiction, as line 12 determined by the most recently available data from the United line 13 States Department of Housing and Urban Development’s line 14 Comprehensive Housing Affordability Strategy database. All line 15 replacement calculations resulting in fractional units shall be line 16 rounded up to the next whole number. If the replacement units will line 17 be rental dwelling units, these units shall be subject to a recorded line 18 affordability restriction for at least 55 years. If the proposed line 19 development is for-sale units, the units replaced shall be subject line 20 to paragraph (2).
line 21 (ii)  If all dwelling units described in subparagraph (A) have line 22 been vacated or demolished within the five-year period preceding line 23 the application, the proposed housing development shall provide line 24 at least the same number of units of equivalent size as existed at line 25 the highpoint of those units in the five-year period preceding the line 26 application to be made available at affordable rent or affordable line 27 housing cost to, and occupied by, persons and families in the same line 28 or lower income category as those persons and families in line 29 occupancy at that time, if known. If the incomes of the persons line 30 and families in occupancy at the highpoint is not known, it shall line 31 be rebuttably presumed that low-income and very low income line 32 renter households occupied these units in the same proportion of line 33 low-income and very low income renter households to all renter line 34 households within the jurisdiction, as determined by the most line 35 recently available data from the United States Department of line 36 Housing and Urban Development’s Comprehensive Housing line 37 Affordability Strategy database. All replacement calculations line 38 resulting in fractional units shall be rounded up to the next whole line 39 number. If the replacement units will be rental dwelling units, line 40 these units shall be subject to a recorded affordability restriction 99 — 9 — AB 2560
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line 1 for at least 55 years. If the proposed development is for-sale units, line 2 the units replaced shall be subject to paragraph (2). line 3 (C)  Notwithstanding subparagraph (B), for any dwelling unit line 4 described in subparagraph (A) that is or was, within the five-year line 5 period preceding the application, subject to a form of rent or price line 6 control through a local government’s valid exercise of its police line 7 power and that is or was occupied by persons or families above line 8 lower income, the city, county, or city and county may do either line 9 of the following:
line 10 (i)  Require that the replacement units be made available at line 11 affordable rent or affordable housing cost to, and occupied by, line 12 low-income persons or families. If the replacement units will be line 13 rental dwelling units, these units shall be subject to a recorded line 14 affordability restriction for at least 55 years. If the proposed line 15 development is for-sale units, the units replaced shall be subject line 16 to paragraph (2).
line 17 (ii)  Require that the units be replaced in compliance with the line 18 jurisdiction’s rent or price control ordinance, provided that each line 19 unit described in subparagraph (A) is replaced. Unless otherwise line 20 required by the jurisdiction’s rent or price control ordinance, these line 21 units shall not be subject to a recorded affordability restriction. line 22 (D)  For purposes of this paragraph, “equivalent size” means line 23 that the replacement units contain at least the same total number line 24 of bedrooms as the units being replaced.
line 25 (E)  Subparagraph (A) does not apply to an applicant seeking a line 26 density bonus for a proposed housing development if the line 27 applicant’s application was submitted to, or processed by, a city, line 28 county, or city and county before January 1, 2015. line 29 (d)  (1)  An applicant for a density bonus pursuant to subdivision line 30 (b) may submit to a city, county, or city and county a proposal for line 31 the specific incentives or concessions that the applicant requests line 32 pursuant to this section, and may request a meeting with the city, line 33 county, or city and county. The city, county, or city and county line 34 shall grant the concession or incentive requested by the applicant line 35 unless the city, county, or city and county makes a written finding, line 36 based upon substantial evidence, of any of the following:
line 37 (A)  The concession or incentive does not result in identifiable line 38 and actual cost reductions, consistent with subdivision (k), to line 39 provide for affordable housing costs, as defined in Section 50052.5 99 AB 2560 — 10 —
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line 1 of the Health and Safety Code, or for rents for the targeted units line 2 to be set as specified in subdivision (c).
line 3 (B)  The concession or incentive would have a specific, adverse line 4 impact, as defined in paragraph (2) of subdivision (d) of Section line 5 65589.5, upon public health and safety or on any real property that line 6 is listed in the California Register of Historical Resources and for line 7 which there is no feasible method to satisfactorily mitigate or avoid line 8 the specific, adverse impact without rendering the development line 9 unaffordable to low-income and moderate-income households. line 10 (C)  The concession or incentive would be contrary to state or line 11 federal law.
line 12 (2)  The applicant shall receive the following number of line 13 incentives or concessions:
line 14 (A)  One incentive or concession for projects that include at least line 15 10 percent of the total units for lower income households, at least line 16 5 percent for very low income households, or at least 10 percent line 17 for persons and families of moderate income in a development in line 18 which the units are for sale.
line 19 (B)  Two incentives or concessions for projects that include at line 20 least 17 percent of the total units for lower income households, at line 21 least 10 percent for very low income households, or at least 20 line 22 percent for persons and families of moderate income in a line 23 development in which the units are for sale.
line 24 (C)  Three incentives or concessions for projects that include at line 25 least 24 percent of the total units for lower income households, at line 26 least 15 percent for very low income households, or at least 30 line 27 percent for persons and families of moderate income in a line 28 development in which the units are for sale.
line 29 (D)  Five incentives or concessions for a project meeting the line 30 criteria of subparagraph (G) of paragraph (1) of subdivision (b). line 31 If the project is located within one-half mile of a major transit stop line 32 or is located in a very low vehicle travel area in a designated line 33 county, the applicant shall also receive a height increase of up to line 34 three additional stories, or 33 feet.
line 35 (E)  One incentive or concession for projects that include at least line 36 20 percent of the total units for lower income students in a student line 37 housing development.
line 38 (F)  Four incentives or concessions for projects that include at line 39 least 16 percent of the units for very low income households or at 99 — 11 — AB 2560
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line 1 least 45 percent for persons and families of moderate income in a line 2 development in which the units are for sale.
line 3 (3)  The applicant may initiate judicial proceedings if the city, line 4 county, or city and county refuses to grant a requested density line 5 bonus, incentive, or concession. If a court finds that the refusal to line 6 grant a requested density bonus, incentive, or concession is in line 7 violation of this section, the court shall award the plaintiff line 8 reasonable attorney’s fees and costs of suit. This subdivision shall line 9 not be interpreted to require a local government to grant an line 10 incentive or concession that has a specific, adverse impact, as line 11 defined in paragraph (2) of subdivision (d) of Section 65589.5, line 12 upon health or safety, and for which there is no feasible method line 13 to satisfactorily mitigate or avoid the specific, adverse impact. line 14 This subdivision shall not be interpreted to require a local line 15 government to grant an incentive or concession that would have line 16 an adverse impact on any real property that is listed in the line 17 California Register of Historical Resources. The city, county, or line 18 city and county shall establish procedures for carrying out this line 19 section that shall include legislative body approval of the means line 20 of compliance with this section.
line 21 (4)  The city, county, or city and county shall bear the burden line 22 of proof for the denial of a requested concession or incentive. line 23 (e)  (1)  In no case may a city, county, or city and county apply line 24 any development standard that will have the effect of physically line 25 precluding the construction of a development meeting the criteria line 26 of subdivision (b) at the densities or with the concessions or line 27 incentives permitted by this section. Subject to paragraph (3), an line 28 applicant may submit to a city, county, or city and county a line 29 proposal for the waiver or reduction of development standards that line 30 will have the effect of physically precluding the construction of a line 31 development meeting the criteria of subdivision (b) at the densities line 32 or with the concessions or incentives permitted under this section, line 33 and may request a meeting with the city, county, or city and county. line 34 If a court finds that the refusal to grant a waiver or reduction of line 35 development standards is in violation of this section, the court line 36 shall award the plaintiff reasonable attorney’s fees and costs of line 37 suit. This subdivision shall not be interpreted to require a local line 38 government to waive or reduce development standards if the waiver line 39 or reduction would have a specific, adverse impact, as defined in line 40 paragraph (2) of subdivision (d) of Section 65589.5, upon health 99 AB 2560 — 12 —
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line 1 or safety, and for which there is no feasible method to satisfactorily line 2 mitigate or avoid the specific, adverse impact. This subdivision line 3 shall not be interpreted to require a local government to waive or line 4 reduce development standards that would have an adverse impact line 5 on any real property that is listed in the California Register of line 6 Historical Resources, or to grant any waiver or reduction that would line 7 be contrary to state or federal law.
line 8 (2)  A proposal for the waiver or reduction of development line 9 standards pursuant to this subdivision shall neither reduce nor line 10 increase the number of incentives or concessions to which the line 11 applicant is entitled pursuant to subdivision (d). line 12 (3)  A housing development that receives a waiver from any line 13 maximum controls on density pursuant to clause (ii) of line 14 subparagraph (D) of paragraph (3) of subdivision (f) shall only be line 15 eligible for a waiver or reduction of development standards as line 16 provided in subparagraph (D) of paragraph (2) of subdivision (d) line 17 and clause (ii) of subparagraph (D) of paragraph (3) of subdivision line 18 (f), unless the city, county, or city and county agrees to additional line 19 waivers or reductions of development standards. line 20 (f)  For the purposes of this chapter, “density bonus” means a line 21 density increase over the otherwise maximum allowable gross line 22 residential density as of the date of application by the applicant to line 23 the city, county, or city and county, or, if elected by the applicant, line 24 a lesser percentage of density increase, including, but not limited line 25 to, no increase in density. The amount of density increase to which line 26 the applicant is entitled shall vary according to the amount by line 27 which the percentage of affordable housing units exceeds the line 28 percentage established in subdivision (b).
line 29 (1)  For housing developments meeting the criteria of line 30 subparagraph (A) of paragraph (1) of subdivision (b), the density line 31 bonus shall be calculated as follows:
line 32
line 33 Percentage Density
line 34 Bonus
Percentage Low-Income Units
line 35 10 20
line 36 11 21.5
line 37 12 23
line 38 13 24.5
line 39 14 26
line 40 15 27.5
99 — 13 — AB 2560
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line 1 16 29
line 2 17 30.5
line 3 18 32
line 4 19 33.5
line 5 20 35
line 6 21 38.75
line 7 22 42.5
line 8 23 46.25
line 9 24 50
line 10
line 11 (2)  For housing developments meeting the criteria of line 12 subparagraph (B) of paragraph (1) of subdivision (b), the density line 13 bonus shall be calculated as follows:
line 14
line 15 Percentage Very Low Income Units Percentage Density Bonus line 16 5 20
line 17 6 22.5
line 18 7 25
line 19 8 27.5
line 20 9 30
line 21 10 32.5
line 22 11 35
line 23 12 38.75
line 24 13 42.5
line 25 14 46.25
line 26 15 50
line 27
line 28 (3)  (A)  For housing developments meeting the criteria of line 29 subparagraph (C) of paragraph (1) of subdivision (b), the density line 30 bonus shall be 20 percent of the number of senior housing units. line 31 (B)  For housing developments meeting the criteria of line 32 subparagraph (E) of paragraph (1) of subdivision (b), the density line 33 bonus shall be 20 percent of the number of the type of units giving line 34 rise to a density bonus under that subparagraph. line 35 (C)  For housing developments meeting the criteria of line 36 subparagraph (F) of paragraph (1) of subdivision (b), the density line 37 bonus shall be 35 percent of the student housing units. line 38 (D)  For housing developments meeting the criteria of line 39 subparagraph (G) of paragraph (1) of subdivision (b), the following line 40 shall apply:
99 AB 2560 — 14 —
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line 1 (i)  Except as otherwise provided in clauses (ii) and (iii), the line 2 density bonus shall be 80 percent of the number of units for lower line 3 income households.
line 4 (ii)  If the housing development is located within one-half mile line 5 of a major transit stop, the city, county, or city and county shall line 6 not impose any maximum controls on density.
line 7 (iii)  If the housing development is located in a very low vehicle line 8 travel area within a designated county, the city, county, or city and line 9 county shall not impose any maximum controls on density. line 10 (4)  For housing developments meeting the criteria of line 11 subparagraph (D) of paragraph (1) of subdivision (b), the density line 12 bonus shall be calculated as follows:
line 13
line 14 Percentage Moderate-Income Units Percentage Density Bonus line 15 10 5
line 16 11 6
line 17 12 7
line 18 13 8
line 19 14 9
line 20 15 10
line 21 16 11
line 22 17 12
line 23 18 13
line 24 19 14
line 25 20 15
line 26 21 16
line 27 22 17
line 28 23 18
line 29 24 19
line 30 25 20
line 31 26 21
line 32 27 22
line 33 28 23
line 34 29 24
line 35 30 25
line 36 31 26
line 37 32 27
line 38 33 28
line 39 34 29
line 40 35 30
99 — 15 — AB 2560
754
line 1 36 31
line 2 37 32
line 3 38 33
line 4 39 34
line 5 40 35
line 6 41 38.75
line 7 42 42.5
line 8 43 46.25
line 9 44 50
line 10
line 11 (5)  All density calculations resulting in fractional units shall be line 12 rounded up to the next whole number. The granting of a density line 13 bonus shall not require, or be interpreted, in and of itself, to require line 14 a general plan amendment, local coastal plan amendment, zoning line 15 change, or other discretionary approval.
line 16 (g)  (1)  When an applicant for a tentative subdivision map, line 17 parcel map, or other residential development approval donates line 18 land to a city, county, or city and county in accordance with this line 19 subdivision, the applicant shall be entitled to a 15-percent increase line 20 above the otherwise maximum allowable residential density for line 21 the entire development, as follows:
line 22
line 23 Percentage Very Low Income Percentage Density Bonus line 24 10 15
line 25 11 16
line 26 12 17
line 27 13 18
line 28 14 19
line 29 15 20
line 30 16 21
line 31 17 22
line 32 18 23
line 33 19 24
line 34 20 25
line 35 21 26
line 36 22 27
line 37 23 28
line 38 24 29
line 39 25 30
line 40 26 31
99 AB 2560 — 16 —
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line 1 27 32
line 2 28 33
line 3 29 34
line 4 30 35
line 5
line 6 (2)  This increase shall be in addition to any increase in density line 7 mandated by subdivision (b), up to a maximum combined mandated line 8 density increase of 35 percent if an applicant seeks an increase line 9 pursuant to both this subdivision and subdivision (b). All density line 10 calculations resulting in fractional units shall be rounded up to the line 11 next whole number. Nothing in this subdivision shall be construed line 12 to enlarge or diminish the authority of a city, county, or city and line 13 county to require a developer to donate land as a condition of line 14 development. An applicant shall be eligible for the increased line 15 density bonus described in this subdivision if all of the following line 16 conditions are met:
line 17 (A)  The applicant donates and transfers the land no later than line 18 the date of approval of the final subdivision map, parcel map, or line 19 residential development application.
line 20 (B)  The developable acreage and zoning classification of the line 21 land being transferred are sufficient to permit construction of units line 22 affordable to very low income households in an amount not less line 23 than 10 percent of the number of residential units of the proposed line 24 development.
line 25 (C)  The transferred land is at least one acre in size or of line 26 sufficient size to permit development of at least 40 units, has the line 27 appropriate general plan designation, is appropriately zoned with line 28 appropriate development standards for development at the density line 29 described in paragraph (3) of subdivision (c) of Section 65583.2, line 30 and is or will be served by adequate public facilities and line 31 infrastructure.
line 32 (D)  The transferred land shall have all of the permits and line 33 approvals, other than building permits, necessary for the line 34 development of the very low income housing units on the line 35 transferred land, not later than the date of approval of the final line 36 subdivision map, parcel map, or residential development line 37 application, except that the local government may subject the line 38 proposed development to subsequent design review to the extent line 39 authorized by subdivision (i) of Section 65583.2 if the design is line 40 not reviewed by the local government before the time of transfer. 99 — 17 — AB 2560
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line 1 (E)  The transferred land and the affordable units shall be subject line 2 to a deed restriction ensuring continued affordability of the units line 3 consistent with paragraphs (1) and (2) of subdivision (c), which line 4 shall be recorded on the property at the time of the transfer. line 5 (F)  The land is transferred to the local agency or to a housing line 6 developer approved by the local agency. The local agency may line 7 require the applicant to identify and transfer the land to the line 8 developer.
line 9 (G)  The transferred land shall be within the boundary of the line 10 proposed development or, if the local agency agrees, within line 11 one-quarter mile of the boundary of the proposed development. line 12 (H)  A proposed source of funding for the very low income units line 13 shall be identified not later than the date of approval of the final line 14 subdivision map, parcel map, or residential development line 15 application.
line 16 (h)  (1)  When an applicant proposes to construct a housing line 17 development that conforms to the requirements of subdivision (b) line 18 and includes a childcare facility that will be located on the premises line 19 of, as part of, or adjacent to, the project, the city, county, or city line 20 and county shall grant either of the following:
line 21 (A)  An additional density bonus that is an amount of square line 22 feet of residential space that is equal to or greater than the amount line 23 of square feet in the childcare facility.
line 24 (B)  An additional concession or incentive that contributes line 25 significantly to the economic feasibility of the construction of the line 26 childcare facility.
line 27 (2)  The city, county, or city and county shall require, as a line 28 condition of approving the housing development, that the following line 29 occur:
line 30 (A)  The childcare facility shall remain in operation for a period line 31 of time that is as long as or longer than the period of time during line 32 which the density bonus units are required to remain affordable line 33 pursuant to subdivision (c).
line 34 (B)  Of the children who attend the childcare facility, the children line 35 of very low income households, lower income households, or line 36 families of moderate income shall equal a percentage that is equal line 37 to or greater than the percentage of dwelling units that are required line 38 for very low income households, lower income households, or line 39 families of moderate income pursuant to subdivision (b). 99 AB 2560 — 18 —
757
line 1 (3)  Notwithstanding any requirement of this subdivision, a city, line 2 county, or city and county shall not be required to provide a density line 3 bonus or concession for a childcare facility if it finds, based upon line 4 substantial evidence, that the community has adequate childcare line 5 facilities.
line 6 (4)  “Childcare facility,” as used in this section, means a child line 7 daycare facility other than a family daycare home, including, but line 8 not limited to, infant centers, preschools, extended daycare line 9 facilities, and schoolage childcare centers.
line 10 (i)  “Housing development,” as used in this section, means a line 11 development project for five or more residential units, including line 12 mixed-use developments. For the purposes of this section, “housing line 13 development” also includes a subdivision or common interest line 14 development, as defined in Section 4100 of the Civil Code, line 15 approved by a city, county, or city and county and consists of line 16 residential units or unimproved residential lots and either a project line 17 to substantially rehabilitate and convert an existing commercial line 18 building to residential use or the substantial rehabilitation of an line 19 existing multifamily dwelling, as defined in subdivision (d) of line 20 Section 65863.4, where the result of the rehabilitation would be a line 21 net increase in available residential units. For the purpose of line 22 calculating a density bonus, the residential units shall be on line 23 contiguous sites that are the subject of one development line 24 application, but do not have to be based upon individual line 25 subdivision maps or parcels. The density bonus shall be permitted line 26 in geographic areas of the housing development other than the line 27 areas where the units for the lower income households are located. line 28 (j)  (1)  The granting of a concession or incentive shall not require line 29 or be interpreted, in and of itself, to require a general plan line 30 amendment, local coastal plan amendment, zoning change, study, line 31 or other discretionary approval. For purposes of this subdivision, line 32 “study” does not include reasonable documentation to establish line 33 eligibility for the concession or incentive or to demonstrate that line 34 the incentive or concession meets the definition set forth in line 35 subdivision (k). This provision is declaratory of existing law. line 36 (2)  Except as provided in subdivisions (d) and (e), the granting line 37 of a density bonus shall not require or be interpreted to require the line 38 waiver of a local ordinance or provisions of a local ordinance line 39 unrelated to development standards.
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line 1 (k)  For the purposes of this chapter, concession or incentive line 2 means any of the following:
line 3 (1)  A reduction in site development standards or a modification line 4 of zoning code requirements or architectural design requirements line 5 that exceed the minimum building standards approved by the line 6 California Building Standards Commission as provided in Part 2.5 line 7 (commencing with Section 18901) of Division 13 of the Health line 8 and Safety Code, including, but not limited to, a reduction in line 9 setback and square footage requirements and in the ratio of line 10 vehicular parking spaces that would otherwise be required that line 11 results in identifiable and actual cost reductions, to provide for line 12 affordable housing costs, as defined in Section 50052.5 of the line 13 Health and Safety Code, or for rents for the targeted units to be line 14 set as specified in subdivision (c).
line 15 (2)  Approval of mixed-use zoning in conjunction with the line 16 housing project if commercial, office, industrial, or other land uses line 17 will reduce the cost of the housing development and if the line 18 commercial, office, industrial, or other land uses are compatible line 19 with the housing project and the existing or planned development line 20 in the area where the proposed housing project will be located. line 21 (3)  Other regulatory incentives or concessions proposed by the line 22 developer or the city, county, or city and county that result in line 23 identifiable and actual cost reductions to provide for affordable line 24 housing costs, as defined in Section 50052.5 of the Health and line 25 Safety Code, or for rents for the targeted units to be set as specified line 26 in subdivision (c).
line 27 (l)  Subdivision (k) does not limit or require the provision of line 28 direct financial incentives for the housing development, including line 29 the provision of publicly owned land, by the city, county, or city line 30 and county, or the waiver of fees or dedication requirements. line 31 (m)  This section does not supersede or in any way alter or lessen line 32 the effect or application of the California Coastal Act of 1976 line 33 (Division 20 (commencing with Section 30000) of the Public line 34 Resources Code). Any density bonus, concessions, incentives, line 35 waivers or reductions of development standards, and parking ratios line 36 to which the an applicant is entitled under this section shall be line 37 permitted in a manner that is consistent with this section and line 38 Division notwithstanding the California Coastal Act of 1976 line 39 (Division 20 (commencing with Section 30000) of the Public line 40 Resources Code. Code).
99 AB 2560 — 20 —
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line 1 (n)  If permitted by local ordinance, nothing in this section shall line 2 be construed to prohibit a city, county, or city and county from line 3 granting a density bonus greater than what is described in this line 4 section for a development that meets the requirements of this line 5 section or from granting a proportionately lower density bonus line 6 than what is required by this section for developments that do not line 7 meet the requirements of this section.
line 8 (o)  For purposes of this section, the following definitions shall line 9 apply:
line 10 (1)  “Designated county” includes the Counties of Alameda, line 11 Contra Costa, Los Angeles, Marin, Napa, Orange, Riverside, line 12 Sacramento, San Bernardino, San Diego, San Mateo, Santa line 13 Barbara, Santa Clara, Solano, Sonoma, and Ventura, and the City line 14 and County of San Francisco.
line 15 (2)  “Development standard” includes a site or construction line 16 condition, including, but not limited to, a height limitation, a line 17 setback requirement, a floor area ratio, an onsite open-space line 18 requirement, a minimum lot area per unit requirement, or a parking line 19 ratio that applies to a residential development pursuant to any line 20 ordinance, general plan element, specific plan, charter, or other line 21 local condition, law, policy, resolution, or regulation that is adopted line 22 by the local government or that is enacted by the local line 23 government’s electorate exercising its local initiative or referendum line 24 power, whether that power is derived from the California line 25 Constitution, statute, or the charter or ordinances of the local line 26 government.
line 27 (3)  “Located within one-half mile of a major transit stop” means line 28 that any point on a proposed development, for which an applicant line 29 seeks a density bonus, other incentives or concessions, waivers or line 30 reductions of development standards, or a vehicular parking ratio line 31 pursuant to this section, is within one-half mile of any point on line 32 the property on which a major transit stop is located, including line 33 any parking lot owned by the transit authority or other local agency line 34 operating the major transit stop.
line 35 (4)  “Lower income student” means a student who has a line 36 household income and asset level that does not exceed the level line 37 for Cal Grant A or Cal Grant B award recipients as set forth in line 38 paragraph (1) of subdivision (k) of Section 69432.7 of the line 39 Education Code. The eligibility of a student to occupy a unit for line 40 lower income students under this section shall be verified by an 99 — 21 — AB 2560
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line 1 affidavit, award letter, or letter of eligibility provided by the line 2 institution of higher education in which the student is enrolled or line 3 by the California Student Aid Commission that the student receives line 4 or is eligible for financial aid, including an institutional grant or line 5 fee waiver from the college or university, the California Student line 6 Aid Commission, or the federal government.
line 7 (5)  “Major transit stop” has the same meaning as defined in line 8 subdivision (b) of Section 21155 of the Public Resources Code. line 9 (6)  “Maximum allowable residential density” or “base density” line 10 means the greatest number of units allowed under the zoning line 11 ordinance, specific plan, or land use element of the general plan, line 12 or, if a range of density is permitted, means the greatest number line 13 of units allowed by the specific zoning range, specific plan, or land line 14 use element of the general plan applicable to the project. Density line 15 shall be determined using dwelling units per acre. However, if the line 16 applicable zoning ordinance, specific plan, or land use element of line 17 the general plan does not provide a dwelling-units-per-acre standard line 18 for density, then the local agency shall calculate the number of line 19 units by:
line 20 (A)  Estimating the realistic development capacity of the site line 21 based on the objective development standards applicable to the line 22 project, including, but not limited to, floor area ratio, site coverage, line 23 maximum building height and number of stories, building setbacks line 24 and stepbacks, public and private open-space requirements, line 25 minimum percentage or square footage of any nonresidential line 26 component, and parking requirements, unless not required for the line 27 base project. Parking requirements shall include considerations line 28 regarding number of spaces, location, design, type, and circulation. line 29 A developer may provide a base density study and the local agency line 30 shall accept it, provided that it includes all applicable objective line 31 development standards.
line 32 (B)  Maintaining the same average unit size and other project line 33 details relevant to the base density study, excepting those that may line 34 be modified by waiver or concession to accommodate the bonus line 35 units, in the proposed project as in the study. line 36 (7)  (A)  (i)  “Shared housing building” means a residential or line 37 mixed-use structure, with five or more shared housing units and line 38 one or more common kitchens and dining areas designed for line 39 permanent residence of more than 30 days by its tenants. The line 40 kitchens and dining areas within the shared housing building shall 99 AB 2560 — 22 —
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line 1 be able to adequately accommodate all residents. If a local line 2 ordinance further restricts the attributes of a shared housing line 3 building beyond the requirements established in this section, the line 4 local definition shall apply to the extent that it does not conflict line 5 with the requirements of this section.
line 6 (ii)  A “shared housing building” may include other dwelling line 7 units that are not shared housing units, provided that those dwelling line 8 units do not occupy more than 25 percent of the floor area of the line 9 shared housing building. A shared housing building may include line 10 100 percent shared housing units.
line 11 (B)  “Shared housing unit” means one or more habitable rooms, line 12 not within another dwelling unit, that includes a bathroom, sink, line 13 refrigerator, and microwave, is used for permanent residence, that line 14 meets the “minimum room area” specified in Section R304 of the line 15 California Residential Code (Part 2.5 of Title 24 of the California line 16 Code of Regulations), and complies with the definition of line 17 “guestroom” in Section R202 of the California Residential Code. line 18 If a local ordinance further restricts the attributes of a shared line 19 housing building beyond the requirements established in this line 20 section, the local definition shall apply to the extent that it does line 21 not conflict with the requirements of this section. line 22 (8)  (A)  “Total units” or “total dwelling units” means a line 23 calculation of the number of units that:
line 24 (i)  Excludes a unit added by a density bonus awarded pursuant line 25 to this section or any local law granting a greater density bonus. line 26 (ii)  Includes a unit designated to satisfy an inclusionary zoning line 27 requirement of a city, county, or city and county. line 28 (B)  For purposes of calculating a density bonus granted pursuant line 29 to this section for a shared housing building, “unit” means one line 30 shared housing unit and its pro rata share of associated common line 31 area facilities.
line 32 (9)  “Very low vehicle travel area” means an urbanized area, as line 33 designated by the United States Census Bureau, where the existing line 34 residential development generates vehicle miles traveled per capita line 35 that is below 85 percent of either regional vehicle miles traveled line 36 per capita or city vehicle miles traveled per capita. For purposes line 37 of this paragraph, “area” may include a travel analysis zone, line 38 hexagon, or grid. For the purposes of determining “regional vehicle line 39 miles traveled per capita” pursuant to this paragraph, a “region” line 40 is the entirety of incorporated and unincorporated areas governed 99 — 23 — AB 2560
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line 1 by a multicounty or single-county metropolitan planning line 2 organization, or the entirety of the incorporated and unincorporated line 3 areas of an individual county that is not part of a metropolitan line 4 planning organization.
line 5 (p)  (1)  Except as provided in paragraphs (2), (3), and (4), upon line 6 the request of the developer, a city, county, or city and county shall line 7 not require a vehicular parking ratio, inclusive of parking for line 8 persons with a disability and guests, of a development meeting the line 9 criteria of subdivisions (b) and (c), that exceeds the following line 10 ratios:
line 11 (A)  Zero to one bedroom: one onsite parking space. line 12 (B)  Two to three bedrooms: one and one-half onsite parking line 13 spaces.
line 14 (C)  Four and more bedrooms: two and one-half parking spaces. line 15 (2)  (A)  Notwithstanding paragraph (1), if a development line 16 includes at least 20 percent low-income units for housing line 17 developments meeting the criteria of subparagraph (A) of paragraph line 18 (1) of subdivision (b) or at least 11 percent very low income units line 19 for housing developments meeting the criteria of subparagraph line 20 (B) of paragraph (1) of subdivision (b), is located within one-half line 21 mile of a major transit stop, and there is unobstructed access to line 22 the major transit stop from the development, then, upon the request line 23 of the developer, a city, county, or city and county shall not impose line 24 a vehicular parking ratio, inclusive of parking for persons with a line 25 disability and guests, that exceeds 0.5 spaces per unit. line 26 Notwithstanding paragraph (1), if a development includes at least line 27 40 percent moderate-income units for housing developments line 28 meeting the criteria of subparagraph (D) of paragraph (1) of line 29 subdivision (b), is located within one-half mile of a major transit line 30 stop, as defined in subdivision (b) of Section 21155 of the Public line 31 Resources Code, and the residents of the development have line 32 unobstructed access to the major transit stop from the development line 33 then, upon the request of the developer, a city, county, or city and line 34 county shall not impose a vehicular parking ratio, inclusive of line 35 parking for persons with a disability and guests, that exceeds 0.5 line 36 spaces per bedroom.
line 37 (B)  For purposes of this subdivision, “unobstructed access to line 38 the major transit stop” means a resident is able to access the major line 39 transit stop without encountering natural or constructed line 40 impediments. For purposes of this subparagraph, “natural or 99 AB 2560 — 24 —
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line 1 constructed impediments” includes, but is not limited to, freeways, line 2 rivers, mountains, and bodies of water, but does not include line 3 residential structures, shopping centers, parking lots, or rails used line 4 for transit.
line 5 (3)  Notwithstanding paragraph (1), if a development meets the line 6 criteria of subparagraph (G) of paragraph (1) of subdivision (b), line 7 then, upon the request of the developer, a city, county, or city and line 8 county shall not impose vehicular parking standards if the line 9 development meets any of the following criteria:
line 10 (A)  The development is located within one-half mile of a major line 11 transit stop and there is unobstructed access to the major transit line 12 stop from the development.
line 13 (B)  The development is a for-rent housing development for line 14 individuals who are 55 years of age or older that complies with line 15 Sections 51.2 and 51.3 of the Civil Code and the development has line 16 either paratransit service or unobstructed access, within one-half line 17 mile, to fixed bus route service that operates at least eight times line 18 per day.
line 19 (C)  The development is either a special needs housing line 20 development, as defined in Section 51312 of the Health and Safety line 21 Code, or a supportive housing development, as defined in Section line 22 50675.14 of the Health and Safety Code. A development that is a line 23 special needs housing development shall have either paratransit line 24 service or unobstructed access, within one-half mile, to fixed bus line 25 route service that operates at least eight times per day. line 26 (4)  If the total number of parking spaces required for a line 27 development is other than a whole number, the number shall be line 28 rounded up to the next whole number. For purposes of this line 29 subdivision, a development may provide onsite parking through line 30 tandem parking or uncovered parking, but not through onstreet line 31 parking.
line 32 (5)  This subdivision shall apply to a development that meets line 33 the requirements of subdivisions (b) and (c), but only at the request line 34 of the applicant. An applicant may request parking incentives or line 35 concessions beyond those provided in this subdivision pursuant line 36 to subdivision (d).
line 37 (6)  This subdivision does not preclude a city, county, or city line 38 and county from reducing or eliminating a parking requirement line 39 for development projects of any type in any location. 99 — 25 — AB 2560
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line 1 (7)  Notwithstanding paragraphs (2) and (3), if a city, county, line 2 city and county, or an independent consultant has conducted an line 3 areawide or jurisdictionwide parking study in the last seven years, line 4 then the city, county, or city and county may impose a higher line 5 vehicular parking ratio not to exceed the ratio described in line 6 paragraph (1), based upon substantial evidence found in the parking line 7 study, that includes, but is not limited to, an analysis of parking line 8 availability, differing levels of transit access, walkability access line 9 to transit services, the potential for shared parking, the effect of line 10 parking requirements on the cost of market-rate and subsidized line 11 developments, and the lower rates of car ownership for low-income line 12 and very low income individuals, including seniors and special line 13 needs individuals. The city, county, or city and county shall pay line 14 the costs of any new study. The city, county, or city and county line 15 shall make findings, based on a parking study completed in line 16 conformity with this paragraph, supporting the need for the higher line 17 parking ratio.
line 18 (8)  A request pursuant to this subdivision shall neither reduce line 19 nor increase the number of incentives or concessions to which the line 20 applicant is entitled pursuant to subdivision (d). line 21 (q)  Each component of any density calculation, including base line 22 density and bonus density, resulting in fractional units shall be line 23 separately rounded up to the next whole number. The Legislature line 24 finds and declares that this provision is declaratory of existing law. line 25 (r)  This chapter shall be interpreted liberally in favor of line 26 producing the maximum number of total housing units. line 27 (s)  Notwithstanding any other law, if a city, including a charter line 28 city, county, or city and county has adopted an ordinance or a line 29 housing program, or both an ordinance and a housing program, line 30 that incentivizes the development of affordable housing that allows line 31 for density bonuses that exceed the density bonuses required by line 32 the version of this section effective through December 31, 2020, line 33 that city, county, or city and county is not required to amend or line 34 otherwise update its ordinance or corresponding affordable housing line 35 incentive program to comply with the amendments made to this line 36 section by the act adding this subdivision, and is exempt from line 37 complying with the incentive and concession calculation line 38 amendments made to this section by the act adding this subdivision line 39 as set forth in subdivision (d), particularly subparagraphs (B) and 99 AB 2560 — 26 —
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line 1 (C) of paragraph (2) of that subdivision, and the amendments made line 2 to the density tables under subdivision (f).
line 3 (t)  When an applicant proposes to construct a housing line 4 development that conforms to the requirements of subparagraph line 5 (A) or (B) of paragraph (1) of subdivision (b) that is a shared line 6 housing building, the city, county, or city and county shall not line 7 require any minimum unit size requirements or minimum bedroom line 8 requirements that are in conflict with paragraph (7) of subdivision line 9 (o).
line 10 (u)  (1)  The Legislature finds and declares that the intent behind line 11 the Density Bonus Law is to allow public entities to reduce or even line 12 eliminate subsidies for a particular project by allowing a developer line 13 to include more total units in a project than would otherwise be line 14 allowed by the local zoning ordinance in exchange for affordable line 15 units. It further reaffirms that the intent is to cover at least some line 16 of the financing gap of affordable housing with regulatory line 17 incentives, rather than additional public subsidy. line 18 (2)  It is therefore the intent of the Legislature to make line 19 modifications to the Density Bonus Law by the act adding this line 20 subdivision to further incentivize the construction of very low, line 21 low-, and moderate-income housing units. It is further the intent line 22 of the Legislature in making these modifications to the Density line 23 Bonus Law to ensure that any additional benefits conferred upon line 24 a developer are balanced with the receipt of a public benefit in the line 25 form of adequate levels of affordable housing. The Legislature line 26 further intends that these modifications will ensure that the Density line 27 Bonus Law creates incentives for the construction of more housing line 28 across all areas of the state.
line 29 (v)  (1)  Provided that the resulting housing development would line 30 not restrict more than 50 percent of the total units to line 31 moderate-income, lower income, or very low income households, line 32 a city, county, or city and county shall grant an additional density line 33 bonus calculated pursuant to paragraph (2) when an applicant line 34 proposes to construct a housing development that conforms to the line 35 requirements of paragraph (1) of subdivision (b), agrees to include line 36 additional rental or for-sale units affordable to very low income line 37 households or moderate income households, and meets any of the line 38 following requirements:
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line 1 (A)  The housing development conforms to the requirements of line 2 subparagraph (A) of paragraph (1) of subdivision (b) and provides line 3 24 percent of the total units to lower income households. line 4 (B)  The housing development conforms to the requirements of line 5 subparagraph (B) of paragraph (1) of subdivision (b) and provides line 6 15 percent of the total units to very low income households. line 7 (C)  The housing development conforms to the requirements of line 8 subparagraph (D) of paragraph (1) of subdivision (b) and provides line 9 44 percent of the total units to moderate-income households. line 10 (2)  A city, county, or city and county shall grant an additional line 11 density bonus for a housing development that meets the line 12 requirements of paragraph (1), calculated as follows:
line 13
line 14 Percentage Very Low Income Units Percentage Density Bonus line 15 5 20
line 16 6 23.75
line 17 7 27.5
line 18 8 31.25
line 19 9 35
line 20 10 38.75
line 21
line 22 Percentage Moderate-Income Units Percentage Density Bonus line 23 5 20
line 24 6 22.5
line 25 7 25
line 26 8 27.5
line 27 9 30
line 28 10 32.5
line 29 11 35
line 30 12 38.75
line 31 13 42.5
line 32 14 46.25
line 33 15 50
line 34
line 35 (3)  The increase required by paragraphs (1) and (2) shall be in line 36 addition to any increase in density granted by subdivision (b). 99 AB 2560 — 28 —
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line 1 (4)  The additional density bonus required under this subdivision line 2 shall be calculated using the number of units excluding any density line 3 bonus awarded by this section.

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AMENDED IN SENATE APRIL 1, 2024
SENATE BILL No. 1077
Introduced by Senator Blakespear
February 12, 2024
An act to amend Section 30610 of the Public Resources Code, relating to coastal resources.
legislative counsel’s digest
SB 1077, as amended, Blakespear. Coastal resources: coastal development permits: accessory and junior accessory dwelling units:
parking requirements. units.

Existing law, the California Coastal Act of 1976, among other things, requires anyone wishing to perform or undertake any development in the coastal zone, except as specified, in addition to obtaining any other permit required by law from any local government or from any state, regional, or local agency, to obtain a coastal development permit from the California Coastal Commission or a local government, as provided.

The act provides that a coastal development permit is not required for specified types of development in specified areas, as provided. as provided, including improvements to existing single-family residences, provided that the commission shall specify, by regulation, those classes of development that involve a risk of adverse environmental effect and shall require that a coastal development permit be obtained pursuant to the act.

Existing law, the Planning and Zoning Law, authorizes a local agency to provide for the creation of accessory dwelling units in areas zoned for residential use, as specified. Existing law also authorizes a local agency to provide for the creation of junior accessory dwelling units in single-family residential zones, as specified.

98 769
This bill would provide that specify, for the purposes of a coastal development permit shall not be required for not being required for improvements to existing single-family residences, that the exception includes the addition of an accessory dwelling unit or a junior accessory dwelling unit that is proposed to be developed on a lot with an existing residential structure, as provided. The bill would provide, as an exception to the above, that a coastal development permit may be required for the development of an accessory dwelling unit or a junior accessory dwelling unit that is proposed to be located in specified locations. attached to an existing residential structure, as defined, and the conversion of an existing structure into an accessory dwelling unit or a junior accessory dwelling unit. To the extent the bill would create additional duties for a local government, the bill would impose a state-mandated local program.

The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state.

Statutory provisions establish procedures for making that reimbursement.

This bill would provide that, if the Commission on State Mandates determines that the bill contains costs mandated by the state, reimbursement for those costs shall be made pursuant to the statutory provisions noted above.

Vote: majority. Appropriation: no. Fiscal committee: yes.

State-mandated local program: yes.

The people of the State of California do enact as follows:
line 1 SECTION 1. Section 30610 of the Public Resources Code is line 2 amended to read:
line 3 30610. Notwithstanding any other provision of this division, line 4 a coastal development permit shall not be required pursuant to this line 5 chapter for the following types of development and in the following line 6 areas:
line 7 (a)  (1)   Improvements to existing single-family residences; line 8 provided, however, that the commission shall specify, by line 9 regulation, those classes of development that involve a risk of line 10 adverse environmental effect and shall require that a coastal line 11 development permit be obtained pursuant to this chapter. line 12 (2)  Improvements pursuant to paragraph (1) shall include both line 13 of the following:
98 SB 1077 — 2 —
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line 1 (A)  The addition of an accessory dwelling unit or a junior line 2 accessory dwelling unit that is attached to an existing residential line 3 structure.
line 4 (B)  The conversion of an existing structure into an accessory line 5 dwelling unit or a junior accessory dwelling unit. line 6 (3)  As used in this subdivision, “existing residential structure” line 7 means a building that exists at the time a project proponent submits line 8 an application for the relevant development permits related to an line 9 accessory dwelling unit or a junior accessory dwelling unit. line 10 (b)  Improvements to a structure other than a single-family line 11 residence or a public works facility; provided, however, that the line 12 commission shall specify, by regulation, those types of line 13 improvements that (1) involve a risk of adverse environmental line 14 effect, (2) adversely affect public access, or (3) involve a change line 15 in use contrary to any policy of this division. Any improvement line 16 so specified by the commission shall require a coastal development line 17 permit.
line 18 (c)  Maintenance dredging of existing navigation channels or line 19 moving dredged material from those channels to a disposal area line 20 outside the coastal zone, pursuant to a permit from the United line 21 States Army Corps of Engineers.
line 22 (d)  Repair or maintenance activities that do not result in an line 23 addition to, or enlargement or expansion of, the object of those line 24 repair or maintenance activities; provided, however, that if the line 25 commission determines that certain extraordinary methods of repair line 26 and maintenance involve a risk of substantial adverse line 27 environmental impact, it shall, by regulation, require that a permit line 28 be obtained pursuant to this chapter.
line 29 (e)  Any category of development, or any category of line 30 development within a specifically defined geographic area, that line 31 the commission, after public hearing, and by two-thirds vote of its line 32 appointed members, has described or identified and with respect line 33 to which the commission has found that there is no potential for line 34 any significant adverse effect, either individually or cumulatively, line 35 on coastal resources or on public access to, or along, the coast and, line 36 where the exclusion precedes certification of the applicable local line 37 coastal program, that the exclusion will not impair the ability of line 38 local government to prepare a local coastal program. line 39 (f)  The installation, testing, and placement in service or the line 40 replacement of a necessary utility connection between an existing 98 — 3 — SB 1077
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line 1 service facility and a development approved pursuant to this line 2 division; provided, however, that the commission may, where line 3 necessary, require reasonable conditions to mitigate any adverse line 4 impacts on coastal resources, including scenic resources. line 5 (g)  (1)  The replacement of a structure, other than a public works line 6 facility, destroyed by a disaster. The replacement structure shall line 7 conform to applicable existing zoning requirements, shall be for line 8 the same use as the destroyed structure, shall not exceed either the line 9 floor area, height, or bulk of the destroyed structure by more than line 10 10 percent, and shall be sited in the same location on the affected line 11 property as the destroyed structure.
line 12 (2)  As used in this subdivision:
line 13 (A)  “Disaster” means a situation in which the force or forces line 14 that destroyed the structure to be replaced were beyond the control line 15 of its owner.
line 16 (B)  “Bulk” means total interior cubic volume as measured from line 17 the exterior surface of the structure.
line 18 (C)  “Structure” includes landscaping and any erosion control line 19 structure or device which is similar to that which existed prior to line 20 the occurrence of the disaster.
line 21 (h)  Any activity anywhere in the coastal zone that involves the line 22 conversion of any existing multiple-unit residential structure to a line 23 time-share project, estate, or use, as defined in Section 11212 of line 24 the Business and Professions Code. If any improvement to an line 25 existing structure is otherwise exempt from the permit requirements line 26 of this division, no coastal development permit shall be required line 27 for that improvement on the basis that it is to be made in connection line 28 with any conversion exempt pursuant to this subdivision. The line 29 division of a multiple-unit residential structure into condominiums, line 30 as defined in Section 783 of the Civil Code, shall not be considered line 31 a time-share project, estate, or use for purposes of this subdivision. line 32 (i)  (1)  Any proposed development that the executive director line 33 finds to be a temporary event that does not have any significant line 34 adverse impact upon coastal resources within the meaning of line 35 guidelines adopted pursuant to this subdivision by the commission. line 36 The commission shall, after public hearing, adopt guidelines to line 37 implement this subdivision to assist local governments and persons line 38 planning temporary events in complying with this division by line 39 specifying the standards that the executive director shall use in line 40 determining whether a temporary event is excluded from permit 98 SB 1077 — 4 —
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line 1 requirements pursuant to this subdivision. The guidelines adopted line 2 pursuant to this subdivision shall be exempt from the review of line 3 the Office of Administrative Law and from the requirements of line 4 Chapter 3.5 (commencing with Section 11340) of Part 1 of Division line 5 3 of Title 2 of the Government Code.
line 6 (2)  Exclusion or waiver from the coastal development permit line 7 requirements of this division pursuant to this subdivision does not line 8 diminish, waive, or otherwise prevent the commission from line 9 asserting and exercising its coastal development permit jurisdiction line 10 over any temporary event at any time if the commission determines line 11 that the exercise of its jurisdiction is necessary to implement the line 12 coastal resource protection policies of Chapter 3 (commencing line 13 with Section 30200).
line 14 (j)  (1)  The addition of an accessory dwelling unit or a junior line 15 accessory dwelling unit pursuant to Section 65852.2 or 65852.22 line 16 of the Government Code that is proposed to be developed on a lot line 17 with an existing residential structure.
line 18 (2)  Notwithstanding paragraph (1), a coastal development permit line 19 may be required for the development of an accessory dwelling unit line 20 or a junior accessory dwelling unit that is proposed to be in a line 21 location subject to paragraph (1) or (2) of subdivision (a) of Section line 22 30603.
line 23 SEC. 2. If the Commission on State Mandates determines that line 24 this act contains costs mandated by the state, reimbursement to line 25 local agencies and school districts for those costs shall be made line 26 pursuant to Part 7 (commencing with Section 17500) of Division line 27 4 of Title 2 of the Government Code.

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98 — 5 — SB 1077
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AMENDED IN SENATE MARCH 14, 2024
SENATE BILL No. 1092
Introduced by Senator Blakespear
February 12, 2024
An act to amend Section 35030 of the Public Resources Code, relating to coastal resources. 30625 of, and to add Section 30628 to, the Public Resources Code, relating to coastal resources.
legislative counsel’s digest
SB 1092, as amended, Blakespear. Coastal Resources and Energy Assistance Act. Coastal resources: multifamily housing development:
coastal development permits: appeals.
(1)  The California Coastal Act of 1976, among other things, requires anyone wishing to perform or undertake any development in the coastal zone, in addition to obtaining any other permit required by law from any local government or from any state, regional, or local agency, to obtain a coastal development permit from the California Coastal Commission or a local government, as provided. The act authorizes an appeal to the commission for any action taken by a local government on coastal development permit applications, as provided. The act requires the commission to hear the appeal and establishes specified appeal procedures, as provided.

This bill would require the commission to comply with specified appeal procedures when reviewing an appeal related to multifamily housing development, as defined, on specified sites, as defined, if the commission makes specified determinations. The bill would require the commission, on or before January 1, 2028, to provide a report to the Legislature that provides information relating to the appeal process described above, as provided.

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(2)  The act authorizes any appealable action on a coastal development permit or claim of exemption for any development by a local government or port governing body to be appealed to the commission by an applicant, any aggrieved person, or any 2 members of the commission, as provided. The act requires the commission to hear an appeal unless it makes certain determinations.

This bill would instead authorize the commission to hear an appeal only if it makes certain determinations, as provided.

The existing Coastal Resources and Energy Assistance Act authorizes the Secretary of the Natural Resources Agency, after consulting with the California Coastal Commission and the State Lands Commission concerning offshore energy activities, to award grants to coastal communities and cities to be used for certain purposes relating to the planning, implementation, monitoring, and enforcement of offshore energy development, consistent with the requirements of the state’s coastal management program.

This bill would make nonsubstantive changes in that provision.

Vote: majority. Appropriation: no. Fiscal committee: no yes.

State-mandated local program: no.

The people of the State of California do enact as follows:
line 1 SECTION 1. Section 30625 of the Public Resources Code is line 2 amended to read:
line 3 30625. (a)  Except as otherwise specifically provided in line 4 subdivision (a) of Section 30602, any appealable action on a coastal line 5 development permit or claim of exemption for any development line 6 by a local government or port governing body may be appealed line 7 to the commission by an applicant, any aggrieved person, or any line 8 two members of the commission. The commission may approve, line 9 modify, or deny such that proposed development, and if no action line 10 is taken within the time limit specified in Sections 30621 and line 11 30622, the decision of the local government or port governing line 12 body, as the case may be, shall become final, unless the time limit line 13 in Section 30621 or 30622 is waived by the applicant. line 14 (b)  The Except in cases where Section 30628 applies, the line 15 commission shall may hear an appeal unless only if it determines line 16 the following:
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line 1 (1)  With respect to appeals pursuant to subdivision (a) of Section line 2 30602, that no a substantial issue exists as to conformity with line 3 Chapter 3 (commencing with Section 30200).
line 4 (2)  With respect to appeals to the commission after certification line 5 of a local coastal program, that no a substantial issue exists with line 6 respect to the grounds on which an appeal has been filed pursuant line 7 to Section 30603.
line 8 (3)  With respect to appeals to the commission after certification line 9 of a port master plan, that no a substantial issue exists as to line 10 conformity with the certified port master plan. line 11 (c)  Decisions of the commission, where applicable, shall guide line 12 local governments or port governing bodies in their future actions line 13 under this division.
line 14 SEC. 2. Section 30628 is added to the Public Resources Code, line 15 immediately following Section 30627, to read:
line 16 30628. (a)  (1)  The Legislature finds and declares that to line 17 address the state’s housing shortage, specifically affordable line 18 housing for low- and moderate-income households, and reduce line 19 carbon emissions from vehicle miles traveled, which contribute to line 20 global anthropogenic climate change, it is necessary to streamline line 21 the coastal development permit appeals process for moderate- to line 22 high-density housing development projects proposed on urban line 23 infill sites. These reforms are intended to balance the objectives line 24 of the California Coastal Act of 1976, namely to preserve vital line 25 coastal natural resources and ensure public access to California’s line 26 coast, with the objectives of meeting the state’s housing needs and line 27 promoting sustainable development patterns.
line 28 (2)  It is the intent of the Legislature that this section, as a line 29 specific statute of limited applicability, shall prevail over a line 30 conflicting statute of general applicability, and that to the extent line 31 the procedures for appeal set forth in this section conflict with any line 32 other procedures, including those set forth in Section 30604, 30621, line 33 or 30625, the procedures set out in this section shall prevail. line 34 (b)  For purposes of this section, the following definitions apply:
line 35 (1)  “Appeal” shall have the same meaning as used in Sections line 36 30602 and 30603.
line 37 (2)  “Multifamily housing development” means a development line 38 that proposes to construct two or more housing units on an urban line 39 infill site and meets all of the following conditions:
line 40 (A)  Results in a density of no fewer than 15 units per acre. 98 — 3 — SB 1092
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line 1 (B)  (i)  For developments that propose to build fewer than five line 2 housing units, the floor area, in square footage, of the largest unit line 3 shall be no more than twice the floor area, in square footage, of line 4 the smallest unit.
line 5 (ii)  This subparagraph shall not apply to the addition of line 6 accessory dwelling units or junior accessory dwelling units to line 7 properties with existing residential structures. line 8 (C)  The development will result in a net increase of housing line 9 units.
line 10 (3)  “Site” means a development and the site on which it is line 11 located that satisfies all of the following:
line 12 (A)  It is a legal parcel or parcels located in a city if, and only line 13 if, the city boundaries include some portion of either an urbanized line 14 area or urban cluster, as designated by the United States Census line 15 Bureau, or, for unincorporated areas, a legal parcel or parcels line 16 wholly within the boundaries of an urbanized area or urban cluster, line 17 as designated by the United States Census Bureau. line 18 (B)  At least 75 percent of the perimeter of the site adjoins line 19 parcels that are developed with urban uses. For the purposes of line 20 this section, parcels that are only separated by a street or highway line 21 shall be considered to be adjoined.
line 22 (C)  (i)  A site that meets the requirements of clause (ii) and line 23 satisfies any of the following:
line 24 (I)  The site is zoned for residential use or residential mixed-use line 25 development.
line 26 (II)  The site has a general plan designation that allows line 27 residential use or a mix of residential and nonresidential uses. line 28 (III)  The site is zoned for office or retail commercial use. line 29 (ii)  At least two-thirds of the square footage of the development line 30 is designated for residential use. Additional density, floor area, line 31 and units, and any other concession, incentive, or waiver of line 32 development standards granted pursuant to the Density Bonus line 33 Law in Section 65915 of the Government Code, shall be included line 34 in the square footage calculation. The square footage of the line 35 development shall not include underground space, such as line 36 basements or underground parking garages.
line 37 (c)  (1)  Notwithstanding Sections 30604, 30621, and 30625, line 38 and any other law to the contrary, the commission may hear an line 39 appeal regarding a multifamily housing development only if it line 40 determines either of the following:
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line 1 (A)  With respect to an appeal pursuant to Section 30602, there line 2 was an abuse of discretion with respect to conformance with line 3 Chapter 3 (commencing with Section 30200).
line 4 (B)  With respect to appeals to the commission after certification line 5 of a local coastal program, there was an abuse of discretion with line 6 respect to the grounds on which an appeal had been filed pursuant line 7 to Section 30603.
line 8 (2)  For purposes of this subdivision, a determination that there line 9 has been an abuse of discretion shall be established if the local line 10 government did not proceed in the manner required by law, the line 11 decision was not supported by the findings, or the findings are not line 12 supported by substantial evidence in the record of the local line 13 government’s proceeding. The commission shall interpret the term line 14 “abuse of discretion” as it is used in Section 1094.5 of the Code line 15 of Civil Procedure and consistent with judicial interpretation. line 16 (3)  (A)  The commission shall determine that there has been an line 17 abuse of discretion regarding an issue or issues raised by an line 18 appeal no later than 49 working days after the appeal was filed. line 19 (B)  The commission may only request, and the applicant of an line 20 appealed permit may only agree to, one extension of the deadline line 21 described in subparagraph (A) of up to 90 working days. line 22 (C)  If the commission does not make the determination described line 23 in this paragraph by the applicable deadline, the local government line 24 action shall become final.
line 25 (4)  After determining that an appeal establishes an abuse of line 26 discretion, the commission may only request additional information line 27 from an applicant of an appealed permit within seven working line 28 days of the commission’s determination that an appeal establishes line 29 an abuse of discretion, as described in this subdivision. The line 30 information requested by the commission pursuant to this line 31 paragraph shall be germane to issues raised in the appeal, which line 32 the commission determined established an abuse of discretion, as line 33 described in paragraphs (1) and (2).
line 34 (5)  The commission’s de novo review of an appeal pursuant to line 35 this subdivision shall be limited to issues raised in the appeal that line 36 the commission determined established an abuse of discretion, as line 37 described in paragraphs (1) and (2).
line 38 (6)  (A)  If the commission has found an abuse of discretion, the line 39 commission shall take final action on the appealed permit within line 40 90 working days from either (i) the date the commission finds the 98 — 5 — SB 1092
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line 1 appeal established an abuse of discretion as described in line 2 paragraphs (1) and (2) or (ii), if the commission requested line 3 information from the applicant of the appealed permit pursuant line 4 to paragraph (4), the date the applicant provides the additional line 5 information the commission requested, whichever occurs later. line 6 (B)  The commission may only request, and the applicant of an line 7 appealed permit may only agree to, one extension of the deadline line 8 described in subparagraph (A) of up to 90 working days. line 9 (C)  If the commission does not take final action by the applicable line 10 deadline described in this paragraph, the decision of the local line 11 government on the appealed permit shall become final. line 12 (7)  When taking a final action on a permit appeal described in line 13 this subdivision, the commission may approve, require line 14 modifications, or deny the proposed development. Final action line 15 shall be made only on the basis of issues enumerated in the permit line 16 appeal that the commission determined established an abuse of line 17 discretion.
line 18 (d)  (1)  On or before January 1, 2028, the commission shall line 19 provide a report to the Legislature that provides the following line 20 information regarding appeals filed after implementing this line 21 section:
line 22 (A)  Information on the percentage of coastal development line 23 permits that are appealed, approved, and denied pursuant to this line 24 section.
line 25 (B)  Summary statistics, including statistics that are calculated line 26 using mean, median, and standard deviation measures, on both of line 27 the following:
line 28 (i)  For appeals that result in the commission upholding the line 29 action of the local government, the number of working days line 30 between when the commission first received an appeal pursuant line 31 to this section and when the commission upheld the local line 32 government action pursuant to this section.
line 33 (ii)  For appeals that result in the commission overturning the line 34 action of the local government, the number of working days line 35 between when the commission first received an appeal pursuant line 36 to this section and when the commission took final actions on the line 37 appeal pursuant to this section.
line 38 (2)  A report submitted to the Legislature pursuant to this line 39 subdivision shall be submitted in compliance with Section 9795 line 40 of the Government Code.
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line 1 (3)  The requirement to submit a report imposed pursuant to this line 2 subdivision shall become inoperative on January 1, 2032, pursuant line 3 to Section 10231.5 of the Government Code.
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line 5 SECTION 1. Section 35030 of the Public Resources Code is line 6 amended to read:
line 7 35030. (a)  The secretary, after consulting with the California line 8 Coastal Commission and the State Lands Commission concerning line 9 offshore energy activities, shall award grants to coastal counties line 10 and cities to be used for the purposes of planning, assessment, line 11 mitigation, permitting, monitoring and enforcement, public services line 12 and facilities, and for other activities that are related to offshore line 13 energy development, consistent with the requirements of the state’s line 14 coastal management program.
line 15 (b)  Before receiving grants under this chapter, each coastal line 16 county and city shall submit a report to the secretary describing line 17 how the funds are to be expended. Before submitting the report, line 18 each coastal county and city shall provide opportunities for the line 19 public to review and comment on the report and shall hold at least line 20 one public hearing on the report.

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AMENDED IN SENATE MARCH 19, 2024
SENATE BILL No. 951
Introduced by Senator Wiener
January 18, 2024
An act to amend Section 65583 of the Government Code, and to amend Section 30603 of, and to add Section 30175 to, of the Public Resources Code, relating to coastal resources.
legislative counsel’s digest
SB 951, as amended, Wiener. California Coastal Act of 1976: coastal zone: City and County of San Francisco. zone: coastal development. (1)  Existing law requires a city or county to prepare and adopt a general plan for its jurisdiction that contains certain mandatory elements, including a housing element. Existing law requires the housing element to identify adequate sites for housing, including rental housing, factory-built housing, mobilehomes, and emergency shelters, among other things. Existing law requires the housing element to contain an assessment of housing needs and an inventory of resources and constraints relevant to the meeting of these needs. Existing law requires rezoning, including adoption of minimum density and development standards, as specified, when an inventory of sites does not identify adequate sites to accommodate the need for groups of specified household income levels.

This bill would additionally apply specified rezoning standards for any necessary local coastal program updates for jurisdictions located within the coastal zone. By imposing new duties on local governments with regard to the administration of housing elements, the bill would impose a state-mandated local program.

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(2)  The California Coastal Act of 1976 requires each local government lying, in whole or in part, within the coastal zone, defined to mean that land and water area of the state, specified on specific maps, as provided, to prepare a local coastal program for that portion of the coastal zone within its jurisdiction.

This bill would require the inland boundary of the coastal zone in the City and County of San Francisco to be amended to conform with the inland boundary on a specified map, as provided.

The act
(2)  The California Coastal Act of 1976 prescribes procedures for the approval and certification of a local coastal program by the California Coastal Commission, and provides for the delegation of development review authority to a local government, as defined, with a certified local coastal program. Under the act, an action taken by a local government after certification of its local coastal program on a coastal development permit application may be appealed to the commission only on specified grounds and only for certain types of developments, including a development approved by a coastal county that is not designated as the principal permitted use under the zoning ordinance or zoning district map, as specified.

This bill would instead authorize an appeal for a development approved by a coastal county that is not designated as a permitted use under the zoning ordinance or zoning district map, as specified.

The act requires a local government taking an action on a coastal development permit to send notification of its final action to the commission by certified mail, as provided.

This bill would also allow notification to the commission by email, as provided.
(3)  The bill would include findings that changes proposed by Section 1 of this act addresses a matter of statewide concern rather than a municipal affair and, therefore, apply to all cities, including charter cities.
(4)  This bill would make legislative findings and declarations as to the necessity of a special statute for the City and County of San Francisco.
(5)
(4)  The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state.

Statutory provisions establish procedures for making that reimbursement. 98 SB 951 — 2 —
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This bill would provide that no reimbursement is required by this act for a specified reason.

Vote: majority. Appropriation: no. Fiscal committee: yes.

State-mandated local program: yes.

The people of the State of California do enact as follows:
line 1 SECTION 1. Section 65583 of the Government Code is line 2 amended to read:
line 3 65583. The housing element shall consist of an identification line 4 and analysis of existing and projected housing needs and a line 5 statement of goals, policies, quantified objectives, financial line 6 resources, and scheduled programs for the preservation, line 7 improvement, and development of housing. The housing element line 8 shall identify adequate sites for housing, including rental housing, line 9 factory-built housing, mobilehomes, and emergency shelters, and line 10 shall make adequate provision for the existing and projected needs line 11 of all economic segments of the community. The element shall line 12 contain all of the following:
line 13 (a)  An assessment of housing needs and an inventory of line 14 resources and constraints relevant to the meeting of these needs. line 15 The assessment and inventory shall include all of the following:
line 16 (1)  An analysis of population and employment trends and line 17 documentation of projections and a quantification of the locality’s line 18 existing and projected housing needs for all income levels, line 19 including extremely low income households, as defined in line 20 subdivision (b) of Section 50105 and Section 50106 of the Health line 21 and Safety Code. These existing and projected needs shall include line 22 the locality’s share of the regional housing need in accordance line 23 with Section 65584. Local agencies shall calculate the subset of line 24 very low income households allotted under Section 65584 that line 25 qualify as extremely low income households. The local agency line 26 may either use available census data to calculate the percentage line 27 of very low income households that qualify as extremely low line 28 income households or presume that 50 percent of the very low line 29 income households qualify as extremely low income households. line 30 The number of extremely low income households and very low line 31 income households shall equal the jurisdiction’s allocation of very line 32 low income households pursuant to Section 65584. 98 — 3 — SB 951
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line 1 (2)  An analysis and documentation of household characteristics, line 2 including level of payment compared to ability to pay, housing line 3 characteristics, including overcrowding, and housing stock line 4 condition.
line 5 (3)  An inventory of land suitable and available for residential line 6 development, including vacant sites and sites having realistic and line 7 demonstrated potential for redevelopment during the planning line 8 period to meet the locality’s housing need for a designated income line 9 level, and an analysis of the relationship of zoning and public line 10 facilities and services to these sites, and an analysis of the line 11 relationship of the sites identified in the land inventory to the line 12 jurisdiction’s duty to affirmatively further fair housing. line 13 (4)  (A)  The identification of one or more zoning designations line 14 that allow residential uses, including mixed uses, where emergency line 15 shelters are allowed as a permitted use without a conditional use line 16 or other discretionary permit and that are suitable for residential line 17 uses. The identified zoning designations shall include sufficient line 18 sites meeting the requirements of subparagraph (H) with sufficient line 19 capacity, as described in subparagraph (I), to accommodate the line 20 need for emergency shelter identified in paragraph (7), except that line 21 each local government shall identify a zoning designation or line 22 designations that can accommodate at least one year-round line 23 emergency shelter. If the local government cannot identify a zoning line 24 designation or designations with sufficient capacity, the local line 25 government shall include a program to amend its zoning ordinance line 26 to meet the requirements of this paragraph within one year of the line 27 adoption of the housing element. The local government may line 28 identify additional zoning designations where emergency shelters line 29 are permitted with a conditional use permit. The local government line 30 shall also demonstrate that existing or proposed permit processing, line 31 development, and management standards that apply to emergency line 32 shelters are objective and encourage and facilitate the development line 33 of, or conversion to, emergency shelters.
line 34 (B)  Emergency shelters shall only be subject to the following line 35 written, objective standards:
line 36 (i)  The maximum number of beds or persons permitted to be line 37 served nightly by the facility.
line 38 (ii)  Sufficient parking to accommodate all staff working in the line 39 emergency shelter, provided that the standards do not require more 98 SB 951 — 4 —
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line 1 parking for emergency shelters than other residential or commercial line 2 uses within the same zone.
line 3 (iii)  The size and location of exterior and interior onsite waiting line 4 and client intake areas.
line 5 (iv)  The provision of onsite management.
line 6 (v)  The proximity to other emergency shelters, provided that line 7 emergency shelters are not required to be more than 300 feet apart. line 8 (vi)  The length of stay.
line 9 (vii)  Lighting.
line 10 (viii)  Security during hours that the emergency shelter is in line 11 operation.
line 12 (C)  For purposes of this paragraph, “emergency shelter” shall line 13 include other interim interventions, including, but not limited to, line 14 a navigation center, bridge housing, and respite or recuperative line 15 care.
line 16 (D)  The permit processing, development, and management line 17 standards applied under this paragraph shall not be deemed to be line 18 discretionary acts within the meaning of the California line 19 Environmental Quality Act (Division 13 (commencing with Section line 20 21000) of the Public Resources Code).
line 21 (E)  If a local government has adopted written, objective line 22 standards pursuant to subparagraph (B), the local government shall line 23 include an analysis of the standards in the analysis of constraints line 24 pursuant to paragraph (5).
line 25 (F)  A local government that can demonstrate, to the satisfaction line 26 of the department, the existence of one or more emergency shelters line 27 either within its jurisdiction or pursuant to a multijurisdictional line 28 agreement that can accommodate that jurisdiction’s need and the line 29 needs of the other jurisdictions that are a part of the agreement for line 30 emergency shelter identified in paragraph (7) may comply with line 31 the zoning requirements of subparagraph (A) by identifying a line 32 zoning designation where new emergency shelters are allowed line 33 with a conditional use permit.
line 34 (G)  A local government with an existing ordinance or ordinances line 35 that comply with this paragraph shall not be required to take line 36 additional action to identify zoning designations for emergency line 37 shelters. The housing element must only describe how existing line 38 ordinances, policies, and standards are consistent with the line 39 requirements of this paragraph.
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line 1 (H)  The zoning designation or designations where emergency line 2 shelters are allowed, as described in subparagraph (A), shall include line 3 sites that meet at least one of the following standards:
line 4 (i)  Vacant sites zoned for residential use.
line 5 (ii)  Vacant sites zoned for nonresidential use that allow line 6 residential development, if the local government can demonstrate line 7 how the sites with this zoning designation that are being used to line 8 satisfy the requirements of paragraph (1) are located near amenities line 9 and services that serve people experiencing homelessness, which line 10 may include, health care, transportation, retail, employment, and line 11 social services, or that the local government will provide free line 12 transportation to services or offer services onsite. line 13 (iii)  Nonvacant sites zoned for residential use or for line 14 nonresidential use that allow residential development that are line 15 suitable for use as a shelter in the current planning period, or which line 16 can be redeveloped for use as a shelter in the current planning line 17 period. A nonvacant site with an existing use shall be presumed line 18 to impede emergency shelter development absent an analysis based line 19 on substantial evidence that the use is likely to be discontinued line 20 during the planning period. The analysis shall consider current line 21 market demand for the current uses, market conditions, and line 22 incentives or standards to encourage shelter development. line 23 (I)  The zoning designation or designations shall have sufficient line 24 sites meeting the requirements of subparagraph (H) to line 25 accommodate the need for shelters identified pursuant to paragraph line 26 (7). The number of people experiencing homelessness that can be line 27 accommodated on any site shall be demonstrated by dividing the line 28 square footage of the site by a minimum of 200 square feet per line 29 person, unless the locality can demonstrate that one or more line 30 shelters were developed on sites that have fewer square feet per line 31 person during the prior planning period or the locality provides line 32 similar evidence to the department demonstrating that the site can line 33 accommodate more people experiencing homelessness. Any line 34 standard applied pursuant to this subparagraph is intended only line 35 for calculating site capacity pursuant to this section, and shall not line 36 be constructed as establishing a development standard applicable line 37 to the siting, development, or approval of a shelter. line 38 (J)  Notwithstanding subparagraph (H), a local government may line 39 accommodate the need for emergency shelters identified pursuant line 40 to paragraph (7) on sites owned by the local government if it 98 SB 951 — 6 —
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line 1 demonstrates with substantial evidence that the sites will be made line 2 available for emergency shelter during the planning period, they line 3 are suitable for residential use, and the sites are located near line 4 amenities and services that serve people experiencing line 5 homelessness, which may include health care, transportation, retail, line 6 employment, and social services, or that the local government will line 7 provide free transportation to services or offer services onsite. line 8 (5)  An analysis of potential and actual governmental constraints line 9 upon the maintenance, improvement, or development of housing line 10 for all income levels, including the types of housing identified in line 11 paragraph (1) of subdivision (c), and for persons with disabilities line 12 as identified in the analysis pursuant to paragraph (7), including line 13 land use controls, building codes and their enforcement, site line 14 improvements, fees and other exactions required of developers, line 15 local processing and permit procedures, and any locally adopted line 16 ordinances that directly impact the cost and supply of residential line 17 development. The analysis shall also demonstrate local efforts to line 18 remove governmental constraints that hinder the locality from line 19 meeting its share of the regional housing need in accordance with line 20 Section 65584 and from meeting the need for housing for persons line 21 with disabilities, supportive housing, transitional housing, and line 22 emergency shelters identified pursuant to paragraph (7). line 23 (6)  An analysis of potential and actual nongovernmental line 24 constraints upon the maintenance, improvement, or development line 25 of housing for all income levels, including the availability of line 26 financing, the price of land, the cost of construction, the requests line 27 to develop housing at densities below those anticipated in the line 28 analysis required by subdivision (c) of Section 65583.2, and the line 29 length of time between receiving approval for a housing line 30 development and submittal of an application for building permits line 31 for that housing development that hinder the construction of a line 32 locality’s share of the regional housing need in accordance with line 33 Section 65584. The analysis shall also demonstrate local efforts line 34 to remove nongovernmental constraints that create a gap between line 35 the locality’s planning for the development of housing for all line 36 income levels and the construction of that housing. line 37 (7)  An analysis of any special housing needs, such as those of line 38 the elderly; persons with disabilities, including a developmental line 39 disability, as defined in Section 4512 of the Welfare and line 40 Institutions Code; large families; farmworkers; families with female 98 — 7 — SB 951
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line 1 heads of households; and families and persons in need of line 2 emergency shelter. The need for emergency shelter shall be line 3 assessed based on the capacity necessary to accommodate the most line 4 recent homeless point-in-time count conducted before the start of line 5 the planning period, the need for emergency shelter based on line 6 number of beds available on a year-round and seasonal basis, the line 7 number of shelter beds that go unused on an average monthly basis line 8 within a one-year period, and the percentage of those in emergency line 9 shelters that move to permanent housing solutions. The need for line 10 emergency shelter may be reduced by the number of supportive line 11 housing units that are identified in an adopted 10-year plan to end line 12 chronic homelessness and that are either vacant or for which line 13 funding has been identified to allow construction during the line 14 planning period. An analysis of special housing needs by a city or line 15 county may include an analysis of the need for frequent user line 16 coordinated care housing services.
line 17 (8)  An analysis of opportunities for energy conservation with line 18 respect to residential development. Cities and counties are line 19 encouraged to include weatherization and energy efficiency line 20 improvements as part of publicly subsidized housing rehabilitation line 21 projects. This may include energy efficiency measures that line 22 encompass the building envelope, its heating and cooling systems, line 23 and its electrical system.
line 24 (9)  An analysis of existing assisted housing developments that line 25 are eligible to change from low-income housing uses during the line 26 next 10 years due to termination of subsidy contracts, mortgage line 27 prepayment, or expiration of restrictions on use. “Assisted housing line 28 developments,” for the purpose of this section, shall mean line 29 multifamily rental housing that receives governmental assistance line 30 under federal programs listed in subdivision (a) of Section line 31 65863.10, state and local multifamily revenue bond programs, line 32 local redevelopment programs, the federal Community line 33 Development Block Grant Program, or local in-lieu fees. “Assisted line 34 housing developments” shall also include multifamily rental units line 35 that were developed pursuant to a local inclusionary housing line 36 program or used to qualify for a density bonus pursuant to Section line 37 65916.
line 38 (A)  The analysis shall include a listing of each development by line 39 project name and address, the type of governmental assistance line 40 received, the earliest possible date of change from low-income 98 SB 951 — 8 —
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line 1 use, and the total number of elderly and nonelderly units that could line 2 be lost from the locality’s low-income housing stock in each year line 3 during the 10-year period. For purposes of state and federally line 4 funded projects, the analysis required by this subparagraph need line 5 only contain information available on a statewide basis. line 6 (B)  The analysis shall estimate the total cost of producing new line 7 rental housing that is comparable in size and rent levels, to replace line 8 the units that could change from low-income use, and an estimated line 9 cost of preserving the assisted housing developments. This cost line 10 analysis for replacement housing may be done aggregately for line 11 each five-year period and does not have to contain a line 12 project-by-project cost estimate.
line 13 (C)  The analysis shall identify public and private nonprofit line 14 corporations known to the local government that have legal and line 15 managerial capacity to acquire and manage these housing line 16 developments.
line 17 (D)  The analysis shall identify and consider the use of all federal, line 18 state, and local financing and subsidy programs that can be used line 19 to preserve, for lower income households, the assisted housing line 20 developments, identified in this paragraph, including, but not line 21 limited to, federal Community Development Block Grant Program line 22 funds, tax increment funds received by a redevelopment agency line 23 of the community, and administrative fees received by a housing line 24 authority operating within the community. In considering the use line 25 of these financing and subsidy programs, the analysis shall identify line 26 the amounts of funds under each available program that have not line 27 been legally obligated for other purposes and that could be line 28 available for use in preserving assisted housing developments. line 29 (b)  (1)  A statement of the community’s goals, quantified line 30 objectives, and policies relative to affirmatively furthering fair line 31 housing and to the maintenance, preservation, improvement, and line 32 development of housing.
line 33 (2)  It is recognized that the total housing needs identified line 34 pursuant to subdivision (a) may exceed available resources and line 35 the community’s ability to satisfy this need within the content of line 36 the general plan requirements outlined in Article 5 (commencing line 37 with Section 65300). Under these circumstances, the quantified line 38 objectives need not be identical to the total housing needs. The line 39 quantified objectives shall establish the maximum number of line 40 housing units by income category, including extremely low income, 98 — 9 — SB 951
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line 1 that can be constructed, rehabilitated, and conserved over a line 2 five-year time period.
line 3 (c)  A program that sets forth a schedule of actions during the line 4 planning period, each with a timeline for implementation, that may line 5 recognize that certain programs are ongoing, such that there will line 6 be beneficial impacts of the programs within the planning period, line 7 that the local government is undertaking or intends to undertake line 8 to implement the policies and achieve the goals and objectives of line 9 the housing element through the administration of land use and line 10 development controls, the provision of regulatory concessions and line 11 incentives, the utilization of appropriate federal and state financing line 12 and subsidy programs when available, and the utilization of moneys line 13 in a low- and moderate-income housing fund of an agency if the line 14 locality has established a redevelopment project area pursuant to line 15 the Community Redevelopment Law (Division 24 (commencing line 16 with Section 33000) of the Health and Safety Code). In order to line 17 make adequate provision for the housing needs of all economic line 18 segments of the community, the program shall do all of the line 19 following:
line 20 (1)  Identify actions that will be taken to make sites available line 21 during the planning period with appropriate zoning and line 22 development standards and with services and facilities to line 23 accommodate that portion of the city’s or county’s share of the line 24 regional housing need for each income level that could not be line 25 accommodated on sites identified in the inventory completed line 26 pursuant to paragraph (3) of subdivision (a) without rezoning, and line 27 to comply with the requirements of Section 65584.09. Sites shall line 28 be identified as needed to affirmatively further fair housing and line 29 to facilitate and encourage the development of a variety of types line 30 of housing for all income levels, including multifamily rental line 31 housing, factory-built housing, mobilehomes, housing for line 32 agricultural employees, supportive housing, single-room occupancy line 33 units, emergency shelters, and transitional housing. line 34 (A)  Where the inventory of sites, pursuant to paragraph (3) of line 35 subdivision (a), does not identify adequate sites to accommodate line 36 the need for groups of all household income levels pursuant to line 37 Section 65584, rezoning of those sites, including adoption of line 38 minimum density and development standards or for jurisdictions line 39 in the coastal zone, any necessary local coastal program updates, line 40 for jurisdictions with an eight-year housing element planning period 98 SB 951 — 10 —
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line 1 pursuant to Section 65588, shall be completed no later than three line 2 years after either the date the housing element is adopted pursuant line 3 to subdivision (f) of Section 65585 or the date that is 90 days after line 4 receipt of comments from the department pursuant to subdivision line 5 (b) of Section 65585, whichever is earlier, unless the deadline is line 6 extended pursuant to subdivision (f). Notwithstanding the line 7 foregoing, for a local government that fails to adopt a housing line 8 element that the department has found to be in substantial line 9 compliance with this article within 120 days of the statutory line 10 deadline in Section 65588 for adoption of the housing element, line 11 rezoning of those sites, including adoption of minimum density line 12 and development standards or for jurisdictions in the coastal zone, line 13 any necessary local coastal program updates, shall be completed line 14 no later than one year from the statutory deadline in Section 65588 line 15 for adoption of the housing element.
line 16 (B)  Where the inventory of sites, pursuant to paragraph (3) of line 17 subdivision (a), does not identify adequate sites to accommodate line 18 the need for groups of all household income levels pursuant to line 19 Section 65584, the program shall identify sites that can be line 20 developed for housing within the planning period pursuant to line 21 subdivision (h) of Section 65583.2. The identification of sites shall line 22 include all components specified in Section 65583.2. line 23 (C)  Where the inventory of sites pursuant to paragraph (3) of line 24 subdivision (a) does not identify adequate sites to accommodate line 25 the need for farmworker housing, the program shall provide for line 26 sufficient sites to meet the need with zoning that permits line 27 farmworker housing use by right, including density and line 28 development standards that could accommodate and facilitate the line 29 feasibility of the development of farmworker housing for low- and line 30 very low income households.
line 31 (2)  Assist in the development of adequate housing to meet the line 32 needs of extremely low, very low, low-, and moderate-income line 33 households.
line 34 (3)  Address and, where appropriate and legally possible, remove line 35 governmental and nongovernmental constraints to the maintenance, line 36 improvement, and development of housing, including housing for line 37 all income levels and housing for persons with disabilities. The line 38 program shall remove constraints to, and provide reasonable line 39 accommodations for housing designed for, intended for occupancy line 40 by, or with supportive services for, persons with disabilities. 98 — 11 — SB 951
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line 1 Transitional housing and supportive housing shall be considered line 2 a residential use of property and shall be subject only to those line 3 restrictions that apply to other residential dwellings of the same line 4 type in the same zone. Supportive housing, as defined in Section line 5 65650, shall be a use by right in all zones where multifamily and line 6 mixed uses are permitted, as provided in Article 11 (commencing line 7 with Section 65650).
line 8 (4)  Conserve and improve the condition of the existing line 9 affordable housing stock, which may include addressing ways to line 10 mitigate the loss of dwelling units demolished by public or private line 11 action.
line 12 (5)  Promote and affirmatively further fair housing opportunities line 13 and promote housing throughout the community or communities line 14 for all persons regardless of race, religion, sex, marital status, line 15 ancestry, national origin, color, familial status, or disability, and line 16 other characteristics protected by the California Fair Employment line 17 and Housing Act (Part 2.8 (commencing with Section 12900) of line 18 Division 3 of Title 2), Section 65008, and any other state and line 19 federal fair housing and planning law.
line 20 (6)  Preserve for lower income households the assisted housing line 21 developments identified pursuant to paragraph (9) of subdivision line 22 (a). The program for preservation of the assisted housing line 23 developments shall utilize, to the extent necessary, all available line 24 federal, state, and local financing and subsidy programs identified line 25 in paragraph (9) of subdivision (a), except where a community has line 26 other urgent needs for which alternative funding sources are not line 27 available. The program may include strategies that involve local line 28 regulation and technical assistance.
line 29 (7)  Develop a plan that incentivizes and promotes the creation line 30 of accessory dwelling units that can be offered at affordable rent, line 31 as defined in Section 50053 of the Health and Safety Code, for line 32 very low, low-, or moderate-income households. For purposes of line 33 this paragraph, “accessory dwelling units” has the same meaning line 34 as “accessory dwelling unit” as defined in paragraph (4) of line 35 subdivision (i) of Section 65852.2.
line 36 (8)  Include an identification of the agencies and officials line 37 responsible for the implementation of the various actions and the line 38 means by which consistency will be achieved with other general line 39 plan elements and community goals.
98 SB 951 — 12 —
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line 1 (9)  Include a diligent effort by the local government to achieve line 2 public participation of all economic segments of the community line 3 in the development of the housing element, and the program shall line 4 describe this effort.
line 5 (10)  (A)  Affirmatively further fair housing in accordance with line 6 Chapter 15 (commencing with Section 8899.50) of Division 1 of line 7 Title 2. The program shall include an assessment of fair housing line 8 in the jurisdiction that shall include all of the following line 9 components:
line 10 (i)  A summary of fair housing issues in the jurisdiction and an line 11 assessment of the jurisdiction’s fair housing enforcement and fair line 12 housing outreach capacity.
line 13 (ii)  An analysis of available federal, state, and local data and line 14 knowledge to identify integration and segregation patterns and line 15 trends, racially or ethnically concentrated areas of poverty and line 16 affluence, disparities in access to opportunity, and disproportionate line 17 housing needs, including displacement risk. The analysis shall line 18 identify and examine such patterns, trends, areas, disparities, and line 19 needs, both within the jurisdiction and comparing the jurisdiction line 20 to the region in which it is located, based on race and other line 21 characteristics protected by the California Fair Employment and line 22 Housing Act (Part 2.8 (commencing with Section 12900) of line 23 Division 3 of Title 2) and Section 65008.
line 24 (iii)  An assessment of the contributing factors, including the line 25 local and regional historical origins and current policies and line 26 practices, for the fair housing issues identified under clauses (i) line 27 and (ii).
line 28 (iv)  An identification of the jurisdiction’s fair housing priorities line 29 and goals, giving highest priority to those factors identified in line 30 clause (iii) that limit or deny fair housing choice or access to line 31 opportunity, or negatively impact fair housing or civil rights line 32 compliance, and identifying the metrics and milestones for line 33 determining what fair housing results will be achieved. line 34 (v)  Strategies and actions to implement those priorities and line 35 goals, which may include, but are not limited to, enhancing line 36 mobility strategies and encouraging development of new affordable line 37 housing in areas of opportunity, as well as place-based strategies line 38 to encourage community revitalization, including preservation of line 39 existing affordable housing, and protecting existing residents from line 40 displacement.
98 — 13 — SB 951
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line 1 (B)  A jurisdiction that completes or revises an assessment of line 2 fair housing pursuant to Subpart A (commencing with Section line 3 5.150) of Part 5 of Subtitle A of Title 24 of the Code of Federal line 4 Regulations, as published in Volume 80 of the Federal Register, line 5 Number 136, page 42272, dated July 16, 2015, or an analysis of line 6 impediments to fair housing choice in accordance with the line 7 requirements of Section 91.225 of Title 24 of the Code of Federal line 8 Regulations in effect before August 17, 2015, may incorporate line 9 relevant portions of that assessment or revised assessment of fair line 10 housing or analysis or revised analysis of impediments to fair line 11 housing into its housing element.
line 12 (C)  The requirements of this paragraph shall apply to housing line 13 elements due to be revised pursuant to Section 65588 on or after line 14 January 1, 2021.
line 15 (d)  (1)  A local government may satisfy all or part of its line 16 requirement to identify a zone or zones suitable for the line 17 development of emergency shelters pursuant to paragraph (4) of line 18 subdivision (a) by adopting and implementing a multijurisdictional line 19 agreement, with a maximum of two other adjacent communities, line 20 that requires the participating jurisdictions to develop at least one line 21 year-round emergency shelter within two years of the beginning line 22 of the planning period.
line 23 (2)  The agreement shall allocate a portion of the new shelter line 24 capacity to each jurisdiction as credit toward its emergency shelter line 25 need, and each jurisdiction shall describe how the capacity was line 26 allocated as part of its housing element.
line 27 (3)  Each member jurisdiction of a multijurisdictional agreement line 28 shall describe in its housing element all of the following:
line 29 (A)  How the joint facility will meet the jurisdiction’s emergency line 30 shelter need.
line 31 (B)  The jurisdiction’s contribution to the facility for both the line 32 development and ongoing operation and management of the line 33 facility.
line 34 (C)  The amount and source of the funding that the jurisdiction line 35 contributes to the facility.
line 36 (4)  The aggregate capacity claimed by the participating line 37 jurisdictions in their housing elements shall not exceed the actual line 38 capacity of the shelter.
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line 1 (e)  Except as otherwise provided in this article, amendments to line 2 this article that alter the required content of a housing element line 3 shall apply to both of the following:
line 4 (1)  A housing element or housing element amendment prepared line 5 pursuant to subdivision (e) of Section 65588 or Section 65584.02, line 6 when a city, county, or city and county submits a draft to the line 7 department for review pursuant to Section 65585 more than 90 line 8 days after the effective date of the amendment to this section. line 9 (2)  Any housing element or housing element amendment line 10 prepared pursuant to subdivision (e) of Section 65588 or Section line 11 65584.02, when the city, county, or city and county fails to submit line 12 the first draft to the department before the due date specified in line 13 Section 65588 or 65584.02.
line 14 (f)  The deadline for completing required rezoning pursuant to line 15 subparagraph (A) of paragraph (1) of subdivision (c) shall be line 16 extended by one year if the local government has completed the line 17 rezoning at densities sufficient to accommodate at least 75 percent line 18 of the units for low- and very low income households and if the line 19 legislative body at the conclusion of a public hearing determines, line 20 based upon substantial evidence, that any of the following line 21 circumstances exist:
line 22 (1)  The local government has been unable to complete the line 23 rezoning because of the action or inaction beyond the control of line 24 the local government of any other state, federal, or local agency. line 25 (2)  The local government is unable to complete the rezoning line 26 because of infrastructure deficiencies due to fiscal or regulatory line 27 constraints.
line 28 (3)  The local government must undertake a major revision to line 29 its general plan in order to accommodate the housing-related line 30 policies of a sustainable communities strategy or an alternative line 31 planning strategy adopted pursuant to Section 65080. line 32 The resolution and the findings shall be transmitted to the line 33 department together with a detailed budget and schedule for line 34 preparation and adoption of the required rezonings, including plans line 35 for citizen participation and expected interim action. The schedule line 36 shall provide for adoption of the required rezoning within one year line 37 of the adoption of the resolution.
line 38 (g)  (1)  If a local government fails to complete the rezoning by line 39 the deadline provided in subparagraph (A) of paragraph (1) of line 40 subdivision (c), as it may be extended pursuant to subdivision (f), 98 — 15 — SB 951
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line 1 except as provided in paragraph (2), a local government may not line 2 disapprove a housing development project, nor require a line 3 conditional use permit, planned unit development permit, or other line 4 locally imposed discretionary permit, or impose a condition that line 5 would render the project infeasible, if the housing development line 6 project (A) is proposed to be located on a site required to be line 7 rezoned pursuant to the program action required by that line 8 subparagraph and (B) complies with applicable, objective general line 9 plan and zoning standards and criteria, including design review line 10 standards, described in the program action required by that line 11 subparagraph. Any subdivision of sites shall be subject to the line 12 Subdivision Map Act (Division 2 (commencing with Section line 13 66410)). Design review shall not constitute a “project” for purposes line 14 of Division 13 (commencing with Section 21000) of the Public line 15 Resources Code.
line 16 (2)  A local government may disapprove a housing development line 17 described in paragraph (1) if it makes written findings supported line 18 by substantial evidence on the record that both of the following line 19 conditions exist:
line 20 (A)  The housing development project would have a specific, line 21 adverse impact upon the public health or safety unless the project line 22 is disapproved or approved upon the condition that the project be line 23 developed at a lower density. As used in this paragraph, a “specific, line 24 adverse impact” means a significant, quantifiable, direct, and line 25 unavoidable impact, based on objective, identified written public line 26 health or safety standards, policies, or conditions as they existed line 27 on the date the application was deemed complete. line 28 (B)  There is no feasible method to satisfactorily mitigate or line 29 avoid the adverse impact identified pursuant to paragraph (1), other line 30 than the disapproval of the housing development project or the line 31 approval of the project upon the condition that it be developed at line 32 a lower density.
line 33 (3)  The applicant or any interested person may bring an action line 34 to enforce this subdivision. If a court finds that the local agency line 35 disapproved a project or conditioned its approval in violation of line 36 this subdivision, the court shall issue an order or judgment line 37 compelling compliance within 60 days. The court shall retain line 38 jurisdiction to ensure that its order or judgment is carried out. If line 39 the court determines that its order or judgment has not been carried line 40 out within 60 days, the court may issue further orders to ensure 98 SB 951 — 16 —
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line 1 that the purposes and policies of this subdivision are fulfilled. In line 2 any such action, the city, county, or city and county shall bear the line 3 burden of proof.
line 4 (4)  For purposes of this subdivision, “housing development line 5 project” means a project to construct residential units for which line 6 the project developer provides sufficient legal commitments to the line 7 appropriate local agency to ensure the continued availability and line 8 use of at least 49 percent of the housing units for very low, low-, line 9 and moderate-income households with an affordable housing cost line 10 or affordable rent, as defined in Section 50052.5 or 50053 of the line 11 Health and Safety Code, respectively, for the period required by line 12 the applicable financing.
line 13 (h)  An action to enforce the program actions of the housing line 14 element shall be brought pursuant to Section 1085 of the Code of line 15 Civil Procedure.
line 16 (i)  Notwithstanding any other law, the otherwise applicable line 17 timeframe set forth in paragraph (2) of subdivision (b) and line 18 subdivision (d) of Section 21080.3.1 of the Public Resources Code, line 19 and paragraph (3) of subdivision (d) of Section 21082.3 of the line 20 Public Resources Code, for a Native American tribe to respond to line 21 a lead agency and request consultation in writing is extended by line 22 30 days for any housing development project application line 23 determined or deemed to be complete on or after March 4, 2020, line 24 and prior to December 31, 2021.
line 25 (j)  On or after January 1, 2024, at the discretion of the line 26 department, the analysis of government constraints pursuant to line 27 paragraph (5) of subdivision (a) may include an analysis of line 28 constraints upon the maintenance, improvement, or development line 29 of housing for persons with a characteristic identified in subdivision line 30 (b) of Section 51 of the Civil Code. The implementation of this line 31 subdivision is contingent upon an appropriation by the Legislature line 32 in the annual Budget Act or another statute for this purpose. line 33 SEC. 2. Section 30175 is added to the Public Resources Code, line 34 immediately following Section 30174, to read:
line 35 30175. Notwithstanding any maps adopted on March 1, 1977, line 36 pursuant to Section 17 of Chapter 1330 of the Statutes of 1976, as line 37 amended by Section 29 of Chapter 1331 of the Statutes of 1976, line 38 the inland boundary of the coastal zone in the City and County of line 39 San Francisco shall be amended to conform to the inland boundary line 40 shown on Map B, which is hereby adopted by reference and which 98 — 17 — SB 951
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line 1 shall be filed in the office of the Secretary of State and the line 2 commission on the date of enactment of this section. The areas line 3 deleted from the coastal zone, which are specifically shown on line 4 Map B, are in the City and County of San Francisco and are line 5 generally described as follows:
line 6 (a)  In the vicinity of Sutro Heights, north of the Balboa Street line 7 right-of-way, approximately 14 acres are excluded as specifically line 8 shown on Map B.
line 9 (b)  To exclude Golden Gate Park and developed areas of the line 10 City and County of San Francisco’s Richmond District line 11 neighborhood, the boundary is moved seaward to the midpoint of line 12 the Upper Great Highway right-of-way, extending from Balboa line 13 Street to Lincoln Way.
line 14 (c)  To exclude developed areas of the City and County of San line 15 Francisco’s Sunset District neighborhood, the boundary is moved line 16 seaward to the western edge of the Lower Great Highway line 17 right-of-way, extending from Lincoln Way to Sloat Boulevard. line 18 (d)  In the vicinity of the San Francisco Zoological Gardens and line 19 Lake Merced, the boundary is moved seaward to the southern and line 20 western edges of the Sloat Boulevard and Lake Merced Boulevard line 21 rights-of-way, except that the existing location of the boundary line 22 extending into Harding Park Golf Course shall be retained. line 23 SEC. 3.
line 24 SEC. 2. Section 30603 of the Public Resources Code is line 25 amended to read:
line 26 30603. (a)  After certification of its local coastal program, an line 27 action taken by a local government on a coastal development permit line 28 application may be appealed to the commission for only the line 29 following types of developments:
line 30 (1)  A development approved by the local government between line 31 the sea and the first public road paralleling the sea or within 300 line 32 feet of the inland extent of a beach or of the mean high tideline of line 33 the sea where there is no beach, whichever is the greater distance. line 34 (2)  A development approved by the local government not line 35 included within paragraph (1) that is located on tidelands, line 36 submerged lands, public trust lands, within 100 feet of any wetland, line 37 estuary, or stream, or within 300 feet of the top of the seaward line 38 face of a coastal bluff.
98 SB 951 — 18 —
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line 1 (3)  A development approved by the local government not line 2 included within paragraph (1) or (2) that is located in a sensitive line 3 coastal resource area.
line 4 (4)  A development approved by a coastal county that is not line 5 designated as a permitted use under the zoning ordinance or zoning line 6 district map approved pursuant to Chapter 6 (commencing with line 7 Section 30500).
line 8 (5)  A development that constitutes a major public works project line 9 or a major energy facility.
line 10 (b)  (1)  The grounds for an appeal pursuant to subdivision (a) line 11 shall be limited to an allegation that the development does not line 12 conform to the standards set forth in the certified local coastal line 13 program or the public access policies set forth in this division. line 14 (2)  The grounds for an appeal of a denial of a permit pursuant line 15 to paragraph (5) of subdivision (a) shall be limited to an allegation line 16 that the development conforms to the standards set forth in the line 17 certified local coastal program and the public access policies set line 18 forth in this division.
line 19 (c)  An action described in subdivision (a) shall become final at line 20 the close of business on the 10th working day from the date of line 21 receipt by the commission of the notice of the local government’s line 22 final action, unless an appeal is submitted within that time. line 23 Regardless of whether an appeal is submitted, the local line 24 government’s action shall become final if an appeal fee is imposed line 25 pursuant to subdivision (d) of Section 30620 and is not deposited line 26 with the commission within the time prescribed. line 27 (d)  A local government taking an action on a coastal line 28 development permit shall send notification of its final action to line 29 the commission by certified mail or email within seven calendar line 30 days from the date of taking the action.
line 31 SEC. 4.
line 32 SEC. 3. The Legislature finds and declares that Section 1 of line 33 this act amending Section 65583 of the Government Code line 34 addresses a matter of statewide concern rather than a municipal line 35 affair as that term is used in Section 5 of Article XI of the line 36 California Constitution. Therefore, Section 1 of this act applies to line 37 all cities, including charter cities.
line 38 SEC. 5. In regards to Section 2 of this act, the Legislature finds line 39 and declares that a special statute is necessary and that a general line 40 statute cannot be made applicable within the meaning of Section 98 — 19 — SB 951
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line 1 16 of Article IV of the California Constitution because the City line 2 and County of San Francisco is uniquely behind on state housing line 3 goals. The Department of Housing and Community Development line 4 issued a first-of-its-kind “Policy and Practice Review” that line 5 identified barriers to housing approvals and construction and line 6 provided required actions for the City and County of San Francisco, line 7 which included changing local permitting processes to more line 8 efficiently approve housing. Excluding land from the coastal zone line 9 in the City and County of San Francisco will better enable the line 10 region to meet housing goals. A general statute could unnecessarily line 11 alter coastal resource protections in other jurisdictions that do not line 12 require alterations to coastal zone permitting processes in an effort line 13 to comply with state housing law.
line 14 SEC. 6.
line 15 SEC. 4. No reimbursement is required by this act pursuant to line 16 Section 6 of Article XIIIB of the California Constitution because line 17 a local agency or school district has the authority to levy service line 18 charges, fees, or assessments sufficient to pay for the program or line 19 level of service mandated by this act, within the meaning of Section line 20 17556 of the Government Code.

O
98 SB 951 — 20 —
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 24-0174
Honorable Mayor and Members of the Hermosa Beach City Council Regular Meeting of April 9, 2024

ADOPT A RESOLUTION EXPRESSING CONTINUED OPPOSITION TO TAXPAYER PROTECTION AND GOVERNMENT ACCOUNTABILITY ACT INITIATIVE NO. 21-0042A1 RESTRICTING

VOTER'S INPUT AND LOCAL TAXING AUTHORITY
(Deputy City Manager Angela Crespi)
Recommended Action:

Staff recommends City Council adopt by title a Resolution of the City Council of the City of Hermosa Beach, California, expressing continued opposition to the Taxpayer Protection and Government Accountability Act Initiative No. 21-0042A1 (Attachment 1).

Executive Summary:

The City of Hermosa Beach regularly expresses its support or opposition regarding legislative matters that would have an impact on the City. As requested by the City Council at its March 26, 2024 meeting, staff presents the following item to consider adoption of a resolution expressing continued opposition to the Taxpayer Protection and Government Accountability Act Initiative No. 21- 0042A1. Staff prepared a draft resolution (Attachment 1) expressing continued opposition to the initiative.

Background:

In 2018, the “Tax Fairness, Transparency and Accountability Act” (AG# 17-0050 Amdt. #1), was circulated to qualify for the November 2018 ballot. This initiative would have drastically limited local revenue authority. Through the successful work and advocacy of the League of California Cities and its coalition partners, the measure’s proponents withdrew the initiative from the ballot in June 2018.

On January 4, 2022, the California Business Roundtable filed the Taxpayer Protection and Government Accountability Act (AG# 21-0042A1) (Attachment 2). This measure is far more detrimental to cities than the measure filed in 2018, because it would decimate vital local and state revenue generating methods.

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During its December 2021 meeting, the League of California Cities’ Board of Directors voted unanimously to oppose the initiative. Following the Board’s unanimous decision, a coalition of public safety, labor, local government, and infrastructure advocates joined together to fight against this potential measure.

The Attorney General released the Title and Summary on February 3, 2022 (Attachment 3). The proponents of the measure needed to submit nearly one million signatures in order to qualify for the November 2022 ballot and the Secretary of State’s recommended date to turn in signatures was April 29, 2022.

At its March 22, 2022 meeting, City Council adopted Resolution No. 22-7308 expressing opposition to the initiative if placed on the November 8, 2022 ballot (Attachment 4). Based on Council’s prior expressed opposition to the initiative, Mayor Jackson signed and submitted a letter of opposition to the initiative and submitted the letter to the League of California Cities on April 13, 2023. The letter was received and filed by City Council at its April 25, 2023 meeting.

After failing to secure the require number of signatures to qualify for the November 2022 ballot, the proponents continued to collect the required signatures. On June 27,2024 the California Secretary of State will certify the initiative as qualified for the November 5, 2024, General Election ballot, unless it is withdrawn by the proponent prior to certification pursuant to Elections Code section 9604(b).

At its March 26, 2024 meeting, Councilmember Detoy requested, and Mayor Pro Tem Francois and Councilmember Jackson supported, a future agenda item to consider adoption of a resolution expressing continued opposition to the Taxpayer Protection and Government Accountability Act Initiative.

Past Board, Commission, and Council Actions
Meeting Date Description
March 22, 2022 City Council adopted Resolution No. 22-7308 expressing opposition to the initiative if placed on the November 8, 2022 ballot.

April 25, 2023 City Council received and filed a letter in opposition of the Taxpayer Protection and Government Accountability Act
Initiative No. 21-0042A1.

March 26, 2024 Councilmember Detoy requested, and Mayor Pro Tem Francois and Councilmember Jackson supported, a future
agenda item to consider adoption of a resolution expressing continued opposition to the Taxpayer Protection and
Government Accountability Act Initiative. City of Hermosa Beach Page 2 of 4 Printed on 4/4/2024 powered by Legistar™802
Staff Report
REPORT 24-0174
March 22, 2022 City Council adopted Resolution No. 22-7308 expressing opposition to the initiative if placed on the November 8, 2022 ballot.

April 25, 2023 City Council received and filed a letter in opposition of the Taxpayer Protection and Government Accountability Act
Initiative No. 21-0042A1.

March 26, 2024 Councilmember Detoy requested, and Mayor Pro Tem Francois and Councilmember Jackson supported, a future
agenda item to consider adoption of a resolution expressing continued opposition to the Taxpayer Protection and
Government Accountability Act Initiative.

Analysis:

In 2022, the League of California Cities (“Cal Cities”) requested support from the City of Hermosa Beach and all member cities in expressing opposition to the Taxpayer Protection and Government Accountability Act Initiative No. 21-0042A1. Cal Cities cites that the proposed initiative limits voters' authority, adopts new and stricter rules for raising taxes and fees, and makes it more difficult to raise revenue to cover costs of providing services.

In the State of California, cities use revenues raised from local taxes, fees and charges, and fines to pay for local services, including, but not limited to, police and fire services, street and sidewalk maintenance, and recreation programs.

California State law prescribes the process for instituting new, or increasing existing, taxes and fees.

Local governments seeking to institute new, or increase existing taxes and fees are required by law to comply with a clear public process. The proposed initiative would result in several changes that would impose greater restrictions on local governments’ ability to raise revenue to cover costs of providing services.

The California Legislative Analyst's Office released a summary of estimate outlining the proposal and fiscal effects on January 19, 2022 (Attachment 5). The League of California Cities and municipal financial expert Michael Coleman of CaliforniaCityFinance.com also prepared expert summaries regarding the initiative’s impacts (Attachments 6 and 7).

The City of Hermosa Beach is currently listed on the League of California Cities coalition of cities and towns opposed to the ballot measure (Attachment 8).

General Plan Consistency:

This report and associated recommendation have been evaluated for their consistency with the City’s General Plan. Relevant Policies are listed below:

Governance Element
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Goal 4. A leader and partner in the region.

Policy:
· 4.1 Regional governance. Play an active role in the South Bay Cities Council of Governments, the Southern California Association of Governments and other regional agencies to protect and promote the interests of the City.

Fiscal Impact:

There is no immediate fiscal impact associated with the recommended action. However, if the Initiative is approved by voters in the November election, it will limit the City’s ability to raise revenue in the future to pay for basic City services.

Attachments:

1. Draft Resolution

2. Proposed Initiative File No. 21-0042A1

3. Attorney General of California Title and Summary

4. Resolution No. 22-7308

5. Summary of Estimate by Legislative Analyst and Director of Finance

6. League of California Cities Analysis

7. Fiscal and Program Effects of Initiative 21-0042A1 on Local Governments, CaliforniaCityFinance.com (Michael Coleman)

8. League of California Cities List of Cities and Towns in Opposition

9. Link to March 22, 2022 City Council Staff Report

10. Link to April 25, 2023 City Council Staff Report

11. Link to March 26, 2024 City Council Agenda
Respectfully Submitted by: Angela Crespi, Deputy City Manager Noted for Fiscal Impact: Viki Copeland, Finance Director Legal Review: Pat Donegan, City Attorney
Approved: Suja Lowenthal, City Manager
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