1 TO: City Council
FROM: Ryan Smoot, City Manager
PREPARED BY: Brianna Rindge, Community & Economic Development Director MEETING DATE: November 7, 2023
SUBJECT: Discussion and Consideration of Preferred Land Use Plan for the General Plan Update
RECOMMENDATION
Discuss and direct City staff to work with the Consultant to proceed with the attached Preferred Land Use Plan and continue formulating the General Plan Elements, Development Standards, and Draft Environmental Impact Report.
BACKGROUND
At the October 17, 2023, Special City Council Meeting, the City Council discussed several Land Use Alternatives for the future of Lomita based on input received from the public during multiple public workshops and from the General Plan Advisory Committee during its multiple meetings thus far. The City Council directed staff to return with additional analysis and a Preferred Land Use Plan that that incorporates the following goals:
1) Maintains single-family and agricultural zones;
2) Sustains and encourages a vibrant, lower density Downtown Lomita; 3) Primarily concentrates commercial and medium-density residential uses along the corridors of Lomita Boulevard, Narbonne Avenue, and Pacific Coast Highway; and 4) Clusters higher density commercial and residential near the intersections of:
a. Pacific Coast Highway and Narbonne Avenue;
b. Crenshaw Boulevard and Lomita Boulevard; and
c. Eastern Lomita Boulevard near the City’s boundary.
Item No. SCH 8a
CITY OF LOMITA
CITY COUNCIL REPORT
2 ANALYSIS
The resulting document (Attachment 1) includes a draft map of Future Land Use Designations that implements the desired development patterns for the community. It provides flexibility for further discussion regarding the density levels on the aforementioned corridors and nodes. City Council discussed densities of both existing and potential projects and requested additional comparative analysis.
One of the alternatives discussed on October 17th included allowable densities up to 90 dwelling units per acre (du/ac). During the discussion, City Council identified 60-70 du/ac as more appropriate for these specific areas. The Preferred Land Use Plan document conveys the differences between 60 and 70 du/ac for discussion regarding the three highdensity mixed-use nodes. The meeting presentation will provide a complete comparison walk-through with diagrams.
The table below provides another sample selection of projects with as-built number of dwelling units per acre.
Fronting Corridor Average
Density
Density
Range
Allowed in draft
Preferred Land Use Plan
Narbonne Avenue sample
south of Lomita Blvd. 44 30-52 Mixed-Use-4040 du/ac
Oak Street sample
south of Pacific Coast Hwy. 31 24-42 High-Density Residential19-44 du/ac Eshelman Avenue sample
south of Lomita Blvd.
(legally nonconforming;
constructed in the 1960s)
41 40-42 Low-Density Residential
5-11 du/ac
Example: Narbonne Avenue, 30 units/acre
3 Example: Eshelman Avenue, 40 units/acre
with adjacent single-family home for comparison
City Council also discussed the center of the node where Narbonne Avenue intersects with Pacific Coast Highway as a potential location for future redevelopment with the forthcoming Target and a grocery store set to open next door in 2024. In addition, the location provides maximum access to local transit, provides opportunity to consolidate curb cuts and improve walkability and traffic circulation at the intersection, yields opportunity for pedestrian access to services rather than vehicular, offers the least impact on single-family residential, serves opportunity to redevelop a site with legally nonconforming features, cleans up a site that has remained vulnerable to repeated vandalism, and creates lasting economic impacts on the city’s economy, lessening leakage to other cities’ coffers. Based on these factors and the discussions with the City Council, staff proposes keeping only the specific mixed-use parcels at the northeast corner of Narbonne Avenue and Pacific Coast Highway at 90 du/ac as the apex of the node/corridor as previously presented.
It is also worth noting that the Preferred Land Use Plan represents maximum buildout if every parcel was constructed to its maximum capacity. In reality, however, there are several barriers to reaching the point of maximum buildout in any location. For example, the maximum allowed density may be 70 du/ac for a location, however, in many circumstances, parcels in Lomita parcels are too small to physically accommodate such a density individually, driving the need for lot consolidation to allow for redevelopment. 4 Creation of New Objective Development Standards
In addition to the update to the General Plan, the
Update process will also include Objective
Development Standards to ensure that building forms
result in functional, viable, and consistent design. For example, where higher density buildings back up to
lower density residential, objective step-back
requirements can result in a smoother transition
between the varying densities, mitigating potential
impacts related to privacy, sunlight, noise, and other
concerns. In fact, there exist eight different points in the development process where site-specific
requirements may be instilled and reiterated.
Additional information, including informative reports,
community survey information, and details regarding
upcoming meetings to discuss the Update, is available
through the Lomita Looking Up website
(lomita.generalplan.org).
OPTIONS
1. Provide specific direction regarding the Preferred Land Use Plan.
2. Provide staff with alternate direction.
ATTACHMENT
1. Preferred Land Use Plan Report
Reviewed by: Approved by:
_________________________
Gary Y. Sugano Ryan Smoot
Assistant City Manager City Manager
Prepared by:
_________________________
Brianna Rindge, AICP
Community & Economic Development Director
PREFERRED
LAND USE
PLAN
NOVEMBER 2023
Attachment No. 1
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PREPARED FOR:
CITY OF LOMITA
24300 Narbonne Avenue
Lomita, CA 90717
https://lomitacity.com/
https://lomita.generalplan.org/
Contact: Brianna Rindge, Director of Community & Economic Development 310-325-7110 x122 | [email protected]
PREPARED BY:
WITH
JZMK PARTNERS
KITTELSON & ASSOCIATES, INC.
ECONOMIC & PLANNING SYSTEMS
FUSCOE ENGINEERING
PREFERRED
LAND USE
PLAN
NOVEMBER 2023
This page intentionally left blank.
PREFERRED LAND USE PLAN / 5
PREFERRED LAND USE PLAN
INTRODUCTION
The Planning Commission and City Council reviewed
the information contained in the Land Use Alternatives
Report and provided feedback on a preferred
Alternative. The feedback was assembled and
consolidated into this “Preferred Land Use Plan.” The
Preferred Land Use Plan is a variation of Alternative 3:
Core and Perimeter, and is presented here with two
options for maximum densities – one for Mixed-Use –
60 and another for Mixed-Use – 70.
The Preferred Land Use Plan has been designed to
meet the following community objectives:
1.Preserve, protect, and enhance the city’s existing
residential neighborhoods
2.Celebrate and enhance Downtown Lomita
3.Expand the range of housing choices to allow more
people to live and work in Lomita
4.Encourage new desirable uses in Lomita and
expand the local economy
5.Promote walkability to everyday uses
6.Create pedestrian-scaled environments
7.Target housing growth to support commercial
activity
8.Reinforce corridors with memorable places
9.Create a fiscally-sustainable land use plan
with balanced residential and nonresidential
development
6 / PREFERRED LAND USE PLAN
LAND USE, HOUSING, AND
JOBS
One of the General Plan’s primary objectives
is to establish the reasonable long-term
buildout potential for housing units,
population, nonresidential building square
footage, and employment that could be
generated by the Land Use Map. Buildout
capacity is calculated by three factors: 1) the
density and intensity (floor area ratio) allowed
per acre; 2) the number of acres of land that
can be developed as a particular land use;
and 3) the increases in units, population,
square footage, and employment associated
with new development at buildout.
At its meeting of October 17, 2023, the City
Council supported a variation of Alternative
3 and requested additional analyses to better
understand the implications associated with
accommodating housing and job growth
at different densities and intensities under
Alternative 3.
Table 1 identifies the distribution of acreage
in the city by land use designation under
the Preferred Land Use Plan compared to a
Business as Usual or No Change scenario.
PREFERRED LAND USE PLAN / 7
Table 1: Acreage by Land Use Designation
Land Use Designation 1
Business as
Usual
(No Change)
Preferred Land Use
Plan
Total Change
from BAU 2
Residential Development Use
Agricultural 90 90 0%
Low Density 506 504 -0.4%
Medium Density 66 63 -4.5%
High Density 50 14 -72%
Nonresidential Development Use
Commercial 106 3 -97%
Mixed-Use - 22 55 0 -100%
Mixed-Use - 30 - 13 100%
Mixed-Use - 40 - 144 100%
Mixed-Use - 60/70 - 68 100%
MCMU - 40 - 8 100%
MCMU - 60/70 - 7 100%
Industrial/Manufacturing 14 0 -100%
Limited Development Uses
Publicly Owned Land 93 66 -29%
Right-of-Way 243 243 0%
TOTAL 1,223 1,223 0%
(1) Numbers may not add due to rounding
(2) For new land use designations where existing acreage is zero, Change from BAU is reflected as a 100% increase. 8 / PREFERRED LAND USE PLAN
Potential Buildout
Table 2 compares the projected amount of housing and nonresidential development in the city in 2045 under the Preferred Plan relative to existing development (2023). Using a No Change or Business as Usual (BAU) scenario as a comparison, the Table also includes relative growth over BAU to assist with understanding land use, housing, and job implications associated with the potential land use changes. The potential buildout numbers are based on expected density and intensity levels for each land use type.
The potential buildout summary is not a goal; it simply represents the reasonable development potential that could occur within the community over the coming decades. It is used to help determine things such as roadway improvements, number of parks needed, potential environmental impacts, and mitigation (if any) required to offset impacts that could occur with implementation of the General Plan. The development potential of each individual parcel is influenced not only by the land use designation, but by market conditions, physical site characteristics, environmental constraints, infrastructure requirements, and detailed standards in the Zoning Code. Therefore, we do not assume that all parcels will be redeveloped and we do not assume that parcels will develop to their maximum potential (end of the density or intensity range) because there is inherently some variation in development types within any given land use. The information contained in Table 2 below are estimates and further refinement of potential buildout will be prepared as the Preferred Land Use Plan is developed..
Table 2: Summary of Potential Buildout Under Preferred Land Use Plan Existing
Development
1, 2, 3
Business as
Usual
(No Change)
Preferred Land Use Plan
Mixed-Use — 60
Preferred Land Use Plan
Mixed-Use — 70
Total
Change
from BAU
% Change
from BAU
Total
Change
from BAU
% Change
from BAU
Units 8,274 8,945 10,768 1,823 20% 11,069 2,124 24%
Single-Family 4,777 5,261 5,371 110 2% 5,371 110 2%
Multifamily 3,497 3,685 5,397 1,712 46% 5,698 2,013 55% Population 21,843 23,616 28,430 4,814 20% 29,224 5,608 24% Single-Family 12,611 13,888 14,181 293 2% 14,181 293 2% Multifamily 9,232 9,727 14,249 4,522 46% 15,043 5,316 55% Nonresidential Square Feet 2,527,297 2,635,158 3,228,048 592,890 22% 3,228,048 592,890 22% Jobs 3,036 3,217 4,034 817 25% 4,034 817 25%
(1) Existing population is based on the U.S. Census; American Community Survey 2021. (2) Existing nonresidential square footage is based on information provided by the Los Angeles County Assessor’s Office, 2023. This figure has been crosschecked with available commercial real estate transaction data from CoStar which confirms the above estimate. (3) Existing jobs estimates are based on 2020 Longitudinal Housing Employment Data prepared by the U.S. Census Bureau (note that 2020 represents the most recent data set for this source of employment information).
PREFERRED LAND USE PLAN / 9
Residential Development
The Preferred Land Use Plan will accommodate growth over the next twenty years primarily in mixed-use formats where new homes can be developed close to goods, services, and transportation facilities. The majority of new homes are anticipated to be multifamily development at densities generally between 30 du/ac and 70 du/ac.
Homes at these densities and in these locations are more likely to be financially attainable for people like teachers, public safety officers, service workers, empty-nesters looking to downsize their homes, students of nearby colleges and universities, and employees of some of Lomita’s most important businesses.
Table 3 presents the estimated number of new housing units by land use type under the Preferred Land Use Plan and the percentage they represent of the total for the Preferred Plan. These estimates are based on the buildout assumptions for the Preferred Land Use Plan.
Table 3: Residential Potential by Land Use Type
Business as Usual (No
Change)
Preferred Land Use
Plan (MU 60)
Preferred Land Use
Plan (MU 70)
Total
Units
Percent of
Total
Total
Units
Percent of
Total
Total
Units
Percent of
Total
Residential Designations 8,337 93% 6,771 63% 6,771 61%
Agricultural 785 9% 782 7% 782 7%
Low Density 4,410 49% 4,390 41% 4,390 40%
Medium Density 1,181 13% 1,127 10% 1,127 10%
High Density 1,961 22% 472 4% 472 4%
Mixed-Use Designations 1 608 7% 3,996 37% 4,298 39%
Mixed-Use - 22 608 7% 0 0% 0 0%
Mixed-Use - 30 - 0% 141 1% 141 1%
Mixed-Use - 40 - 0% 2,026 19% 2,026 18%
Mixed-Use - 60/70 - 0% 1,574 15% 1,846 17%
MCMU - 40 - 0% 105 1% 105 1%
MCMU - 60/70 - 0% 150 1% 180 2%
Total 8,945 - 10,767 - 11,069 -
(1) Areas designated as Mixed-Use which allow for residential development may be developed with stand-alone residential uses, stand-alone nonresidential uses, or a combination of uses located in the same building (i.e., vertical mixed-use). For the purposes of this analysis, residential development at the assumed densities as defined in Appendix A have been applied consistently across all Mixed-Use acreage thereby representing the upper boundaries of the existing residential development. In all likelihood, not all parcels within a Mixed-Use land use designation will develop with residential uses.
10 / PREFERRED LAND USE PLAN
W Lomita Blvd
W Anaheim St
Crenshaw Blvd
Western
Ave
Palos
Verdes
Dr E
Skypark Dr
Western Ave
Crenshaw Blvd
Eshelman Ave
Lomita Blvd
Western Ave
Narbonne Ave
Palos Verdes Dr N
Alta Vista Ave
Oak St
Eshelman Ave
Walnut St
250th St
Pennsylvania Ave
253rd St
Cypress St
255th St
262nd St
243rd St
Ebony Ln
Doria Ave
245th St Woodward Ave
Appian Wy
Rolling Vista Dr
Viana Ave
Via
Desmonde
251st St
Via
Marquette
254th St
263rdSt
Feijoa Ave
Andreo Ave
Fair v iew
Ave
247thPl
261st St
253rd Pl
240th St
248th St
241st St
247th St
Lucille Ave
256th St
Via MadonnaMonte Vista Ave
Regent Ave
252nd St
257th St
242nd St
249th St
246th St
246th Pl
1 Pacific Coast Hwy
T o r r a n c e
M u n i c i p a l
A i r p o r t
Los
Angeles
Rancho
Palos Verdes
Torrance
Rolling
Hills
Estates
Torrance
Prepared for the City of Lomita by De Novo Planning Group, November 2, 2023.
Sources: Los Angeles County GIS.
0 500 1,000
Feet
Lomita City Boundary
Other Incorporated Area
R-AG: Residential - Agriculture
R-LD: Residential - Low Density
R-MD: Residential - Medium Density
R-HD: Residential - High Density
POL: Publicly Owned Land
MU30: Mixed-Use 30
MU40: Mixed-Use 40
MU70: Mixed-Use 70
MCMU40: ManufacturingCommercial Mixed-Use 40
MCMU70: ManufacturingCommercial Mixed-Use 70
Figure 1: Preferred Land Use Plan
PREFERRED LAND USE PLAN / 11
PREFERRED LAND USE PLAN
The Preferred Land Use Plan is a transformative option
relative to the city’s current development state. The
Preferred Plan provides the catalyst for revitalization along Pacific Coast Highway and at other key nodes
in the city by expanding where higher density mixeduse development can occur in Lomita. PCH, Lomita Boulevard, and Narbonne Avenue are transformed
into active and appealing corridors by incorporating
more intense mixed-use development patterns which
generate larger buildings, greater housing options,
more useable nonresidential square footage, and
additional employment opportunities. This Preferred
Plan envisions Lomita attracting a more diverse crosssection of households and encouraging new desirable nonresidential uses to support the growing housing
market.
The Preferred Land Use Plan preserves Downtown
Lomita, maintaining the small town feel of the downtown, and also protects the city’s existing lower density
residential neighborhoods. Housing growth is focused
along the city’s main corridors with allowable density
gradually increasing towards three key nodes in the city – at the east and west edges of Lomita Boulevard and at the intersection of Pacific Coast Highway and Narbonne
Avenue. Lomita Boulevard would be “bookended” by
the newly ¬constructed Kaia South Bay Apartments on
the western end of Lomita Boulevard and a project(s) of similar scale on the eastern end of Lomita Boulevard.
Likewise, the node at PCH and Narbonne Avenue would
permit mixed-use development at densities of up to
70 du/ac, which would allow the node to gain enough
critical mass to reinvigorate the area and help (re)create a walkable urban environment. The Preferred Plan also
emphasizes growth in the southern end of the city and
would permit mixed-use development at densities of up
to 70 du/ac on sites along Palos Verdes Drive North and Western Avenue.
The intent of the Preferred Land Use Plan is to re-envision and revitalize Lomita’s main corridors by incentivizing development on underutilized properties and creating
environments in the city that are memorable and
have a “sense of place.” The increased density will
provide an atmosphere for commercial uses that may
be missing from Lomita and which will cater to the
growing population. New mixed residential-commercial
development in Lomita will bring improved economic
benefits and allow the city to compete with cities that currently dominate the regional retail and employment
markets.
The Preferred Land Use Plan imagines mixed-use
development beyond the downtown core with an
emphasis on realizing the development potential
of the city’s main corridors and injecting vitality into important areas such as along Pacific Coast Highway.
Key nodes would see development at higher densities
and intensities, which would bring new life to the areas and promote walkable urban places. The Preferred Plan
offers a range of new housing options while stimulating economic development in areas that are visible and easily accessible to regional transportation, minimizing traffic within the city and preventing negative externalities
for the existing lower density neighborhoods. The new
growth will simultaneously support existing businesses
by creating more attractive and productive economic
centers at key city locations, allowing for lively economic nodes.
12 / PREFERRED LAND USE PLAN
LAND USE DESIGNATIONS
Current and New Land Use Designations
The Preferred Land Use Plan is based on the land use designations in the current General Plan. However, five new mixed-use land use designations (Mixed-Use – 30, Mixed-Use – 40, Mixed-Use – 70, Manufacturing-Commercial MixedUse – 40, and Manufacturing-Commercial Mixed-Use – 70) have been proposed to support the community’s vision for future development (note that the City’s Current Mixed Use Overlay is renamed to MU – 30 to reflect implementation of Program 14 of the Housing Element). New designations proposed to be applied are highlighted in yellow in the table. Example images for the new land uses are presented at the end of this section. All land use designations are subject to further refinement based on the Preferred Land Use Plan’s objectives.
Table 4: Land Use Designations
Name Definition Notes
Residential Designations
Agricultural
0-10.89 du/ac
Provides for the development of residential uses of lower density and where the keeping of farm animals is generally permitted. Development densities of up to 10.89 units per net acre are permitted. Any new land division or subdivision must reflect the Low Density Residential intensity standards if the lot sizes for individual units are less than 10,000 square feet.
Streamlined
definition. No change
to density.
Low Density
Residential
5.8-10.89 du/ac
Provides for the development of single-family residential land uses. The allowable development density is 5.8 to 10.89 units per net acre.
Streamlined
definition. No change
to density.
Medium Density
Residential
10.9-19.8 du/ac
Provides for the development of a range of residential land uses, including single-family detached and attached, duplexes, multifamily dwellings, and mobile home communities. The allowable development density for this category is 10.9 to 19.8 units per net acre.
Updated definition.
No change to density.
High Density
Residential
19.8-43.6 du/ac
Provides for the development of a range of multifamily
dwellings and mobile home communities. The allowable
development density for this category is 19.8 to 43.6 units per net acre.
Streamlined
definition. No change
to density.
Nonresidential Designations
Commercial
1:1 Maximum FAR
Provides for the development of retail, professional office, medical, service-oriented business activities, and hospitality facilities, many of which are roadway oriented and serve a community-wide area and population. The maximum intensity of development is a floor area ratio of 1:1.
Updated definition.
No change to
intensity.
Industrial/
Manufacturing
1:1 Maximum FAR
Provides for a range of medium and light industrial uses, such as manufacturing, warehousing, research and development, and other industrial uses that can be conducted indoors or behind effective screening. The maximum FAR for this designation is 1:1.
Updated definition.
No change to
intensity.
Publicly Owned
Land
Provides for facilities built and maintained for public uses such as the Civic Center, Fire Station, County Offices, Library, Museum, and Navy Fuel Storage facility. The designation also applies to schools, churches, parks, and often public and quasipublic uses.
Updated definition.
No change to
intensity.
PREFERRED LAND USE PLAN / 13
Name Definition Notes
Mixed-Use Designations
Mixed-Use – 22
22 du/ac Maximum
1 Maximum FAR
Provides for the development of residential and nonresidential development on the same project site in lower-intensity mixeduse formats, either vertically (such as when residential uses are located over commercial uses) or horizontally (such as when the street frontage of a site is devoted to commercial uses with residential uses behind). This designation is intended to support lower-scale development in the City’s historic center, with a focus on maintaining smaller-scale development.
Residential development densities of up to 22 units per net acre are permitted. The maximum intensity of nonresidential development is a floor area ratio of 1:1. For projects which include residential and nonresidential components, the density requirements shall apply to the residential component and the FAR shall apply to the nonresidential component. Single-use projects are allowed; stand-alone residential projects should be in proximity to nonresidential development.
Renamed and
updated designation
description (formerly
“Mixed-Use Overlay”).
Mixed-Use – 30
20-30 du/ac
1:1 Maximum FAR
Provides for the development of residential and nonresidential development on the same project site in mixed-use formats, either vertically (such as when residential uses are located over commercial uses) or horizontally (such as when the street frontage of a site is devoted to commercial uses with residential uses behind). This designation is intended to support lower-scale development in the city’s historic center, with a focus on maintaining smaller-scale development.
Residential development densities of 20 to 30 units per net acre are permitted. The maximum intensity of nonresidential development is a floor area ratio of 1:1. For projects which include residential and nonresidential components, the density requirements shall apply to the residential component and the FAR shall apply to the nonresidential component. Single-use projects are allowed; stand-alone residential projects should be in proximity to nonresidential development.
New designation.
Mixed-Use – 40
20-40 du/ac
1:1 Maximum FAR
Provides for the development of residential and nonresidential development on the same project site in mixed-use formats, either vertically (such as when residential uses are located over commercial uses) or horizontally (such as when the street frontage of a site is devoted to commercial uses with residential uses behind).
Residential development densities of 20 to 40 units per net acre are permitted. The maximum intensity of nonresidential development is a floor area ratio of 1:1. For projects which include residential and nonresidential components, the density requirements shall apply to the residential component and the FAR shall apply to the nonresidential component. Single-use projects are allowed; stand-alone residential projects should be in proximity to nonresidential development.
New designation.
14 / PREFERRED LAND USE PLAN
Name Definition Notes
Mixed-Use – 70
20-70 du/ac
1:1 Maximum FAR
Provides for the development of residential and nonresidential development on the same project site in mixed-use formats, either vertically (such as when residential uses are located over commercial uses) or horizontally (such as when the street frontage of a site is devoted to commercial uses with residential uses behind).
Residential development densities of 20 to 70 units per net acre are permitted. The maximum intensity of nonresidential development is a floor area ratio of 1:1. For projects which include residential and nonresidential components, the density requirements shall apply to the residential component and the FAR shall apply to the nonresidential component. Single-use projects are allowed; stand-alone residential projects should be in proximity to nonresidential development.
New designation.
ManufacturingCommercial MixedUse – 40
20-40 du/ac
1:1 Maximum FAR
Provides for the development of stand-alone industrial/ manufacturing, and supportive uses in primarily
“horizontal” formats. This designation allows for a gradual transformation of uses over time while allowing for the historic industrial/manufacturing development pattern to remain as an allowable and envisioned use within the designated area.
New designation.
ManufacturingCommercial MixedUse – 70
20-70 du/ac
1:1 Maximum FAR
Provides for the development of stand-alone industrial/ manufacturing, and supportive uses in primarily
“horizontal” formats. This designation allows for a gradual transformation of uses over time while allowing for the historic industrial/manufacturing development pattern to remain as an allowable and envisioned use within the designated area.
New designation.
PREFERRED LAND USE PLAN / 15
Mixed-Use 22/Mixed-Use 30
MU 22
16 / PREFERRED LAND USE PLAN
Mixed-Use 40
MU 40
PREFERRED LAND USE PLAN / 17
Mixed-Use 70
MU 70
18 / PREFERRED LAND USE PLAN
Manufacturing/Commercial Mixed-Use 40
MCMU 40
PREFERRED LAND USE PLAN / 19
Manufacturing/Commercial Mixed-Use 70
MCMU 70