9 “Mix” of races indicates there are three or four racial/ethnic groups that have more than 10 percent representation within the given tract.
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Figure 142. Neighborhood Segregation
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4.3 Racially or Ethnically Concentrated Areas of Poverty Racially or ethnically concentrated areas of poverty (R/ECAPs) are neighborhoods with concentrations of both poverty and singular races or ethnicities. These are generally Census tracts with a majority of non- White residents and a poverty r ate of 40 percent-plus, or three times the average tract poverty rate for the County. In addition to highlighting historic discrimination, R/ECAPs also have lower economic opportunity in the present day. In the City, there are no R/ECAPs or areas of high segregation and poverty at the tract level, as determined by California Tax Credit Allocation C ommittee (TCAC) opportunity areas mapping analysis of 2021. Figure 153, Regional R/ECAPs and High Segregation and Poverty, shows that R/ECAPs and areas of high segregation and p overty are prevalent east of the City in the Gateway Cities region.
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Figure 153. Regional R/ECAPs and High Segregation and Poverty
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4.4 Racial Concentrations in Areas of Affluence
In contrast to R/ECAPs, racially concentrated areas of affluence (RCAAs) are those areas with higher incomes and concentrations of White residents. These are areas where 80 percent or more of the population is White, and the median household income is $125 ,000 or more. The RCAA mapping data is not available in the HCD AFFH Data Viewer mapping tool. Therefore, the analysis uses Census data and selected 2019 American Community Survey estimates to identify block groups that meet the RCAA criteria.
As shown in Figure 164, Racially Concentrated Areas of Affluence, there are several block groups west of Sepulveda Boulevard that are considered an RCAA. The RCAA in the City is generally bound by Rosecrans Avenue to the north and Duncan Avenue to the south ; the western and eastern boundaries vary throughout. South of Manhattan Beach Boulevard, the RCAA is generally bound by Pacific Avenue to the east and the Pacific Ocean to the west. North of Manhattan Beach Boulevard and south of Marine Avenue, the RCAA is generally bound by Palm Avenue to the east and N. Valley Drive to the west. North of Marine Avenue and south of Rosecrans Avenue, the RCAA is generally bound by Flournoy Road to the east and Ocean Drive to the west. Local land use decisions that may have contributed to R CAAs includes the lack of regulations that historically allowed for mansionization of homes in the City. Mansionization occurs when large homes replace historically small homes, on consolidated and standard sized lots, appearing out of scale and result in an impression of unrelieved building bulk, screening out light and air and dwarfing existing standard sized buildings in a neighborhood. The consolidation of lots for mansionization has created an i nefficient use of land for homes that can only be afforded by affluent households , diminishing capacity in already low -density areas. Program 23, Preserving Housing Capacity , details the City’s efforts to avoid further mansionization
At a regional scale, some coastal cities, such as Hermosa Beach, Redondo Beach, and Palos Verdes Estates, also have block groups that meet the RCAA criteria (see Figure 175, Regional Racially Concentrated Areas of Affluence ). Areas north of the City, near Bever ly Hills and West Hollywood , also have RCAA block groups. The location of households with a median income of $125,000 or more along the California coast can be attributed to high land and building costs, as they are among the highest in the country.10 According to the California Legislature’s Nonpartisan Fiscal and Policy Advisor, Legislative Analyst’s Office , California’s coastal areas are building housing at a rate lower than the demand for housing, which is also contributing to high housing costs. The high cost of living in the City, and along the coast, may indicate why there is a concentration of residents with higher incomes.
10 https://lao.ca.gov/reports/2015/finance/housing-costs/housing-costs.aspx
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Figure 164. Racially Concentrated Areas of Affluence
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Figure 175. Regional Racially Concentrated Areas of Affluence
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4.5 Patterns Over Time
4.5.1 Mortgage Loan Access
A key aspect of fair housing choice is equal access to credit for the purchase or improvement of a home.
Lending policies and requirements related to credit history, current credit rating, employment histo ry, and the general character of applicants permit lenders to use a great deal of discretion, and in the process, can deny loans even though the prospective borrower would have been an acceptable risk.
Like many regions throughout the United States, Los Angeles County has a history of excluding non-White people from the housing market through practices such as mortgage redlining. Mortgage redlining is a mapping exercise practiced in the 1930s by the Federal government’s Home Owners’ Loan Corporation that was used to guide mortgage-lending desirability in residential neighborhoods based on the racial and ethnic demographics of an area’s population. Local real estate developers and appraisers assigned grades of A through D to residential neighborhoods that indicated the following:11 • A (Best): Always upper - or upper -middle-class White neighborhoods that the Home Owners’ Loan Corporation defined as posing minimal risk for banks and other mortgage lenders, as they were “ethnically homogeneous” and had room to be further developed. • B (Still Desirable): Generally nearly or completely White, U.S. –born neighborhoods that the Home Owners’ Loan C orporation defined as “still desirable” and sound investments for mortgage lenders.
• C (Declining): Areas where the residents were often working class and/or first- or second- generation immigrants from Europe. These areas often lacked utilities and were characterized by older building stock.
• D (Hazardous): These areas often received this grade because they were “infiltrated” with “undesirable populations ,” such as Jewish, Asian, Mexican, and Black families. These areas were more likely to be close to industrial areas and to have older housing.
Mortgage redlining made it difficult for people of color to access loans for homeownership because banks refused to lend to areas with the lowest grade. According to Home Owners’ Loan Corporation maps from the 1930s , th e western portion of the City was considered to be “Declining” with a C grade , and the southern and eastern boundaries were identified as “Hazardous,” or D grade (see Figure 186, 1930s Home Owners’ Loan Corporation Map). Studies link parts of cities historically labeled as Declining or Hazardous to have lower rates of economic mobility than those labeled as Best or Still Desirable. 12 However, this relationship is not applicable in the City because it has high access to opportunity (see Section 4.6, Access to Opportunity ). Furthermore, present-day median home values in the City are relatively high , at $2,923,949, according to the Zillow Home Value Index from August 2021 . The median home value has increased 12.3 percent since the previous year (2020). The high concentration of White populations in the City today (Figure 197, Predominant Population - White Majority Tracts) shows that while the area may have once been more diverse, especially in those areas with a grade of D (Figure 18, 1930s Home Owners’
11 https://dsl.richmond.edu/panorama/redlining/#loc=5/36.457/-88.242&adview=full&text=intro 12 https://www.upforgrowth.org/news/legacy-redlining-lives-today-through-exclusionary-zoning
Page | D-32 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing Loan Corporation Map ). The exclusion of access to home mortgages may have left many households displaced by households that had access to funds for homeownership without the need for loans, which could explain th e majority of the White population in all tracts across the City . Additionally, when compared across the region, those tracts in cities along the coast have higher concentrations of White populations. Coastal communities are often more desirable and housing prices tend to be higher. The City also has a large percentage of households with moderate- and above moderate-incomes, relatively higher than most areas in the region (see Figure 86), and parts of the City are considered to be an RCAA, as identified in Figures 164 and 175.
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Figure 186. 1930s Home Owners’ Loan Corporation Map
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Figure 197. Predominant Population – White Majority Tracts
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4.5.2 Demographic Trends
According to the U.S. Census Bureau’s American Community Survey 2019 data, the total population in the City is 35,058, which has remained stable, but with a slight decrease by about 0.22 percent from 2010 to 2021. Los Angeles County, in comparison, has grown 2.3 percent from 2010 to 2021. The racial and ethnic composition of the City differs from the County in that a lower proportion of City residents are Hispanic/Latino or other racial minorities. Approximately 73 percent of City residents are non -Hispanic White, contrasted with 26 percent for the County as a whole. The percentage of Hispanics residing in the City, at 8 percent, is significantly lower than that of the County, with 48 percent Hispanic/Latinx. Asians, at 13 percent, represent the largest non-Hispanic minority in the City. Appendix B provides additional data and analysis of the demographic patterns within the City.
Figure X2018a, Diversity Index (2010), shows the diversity index of the City by Census block group in 2010.
Block groups east of Sepulveda Boulevard have a diversity index of 40 to 55, and an area to the southeast has a higher index of 55 to 70. Block groups west of Sepulveda Boulevard have the lowest diversity. In 2018, as shown in Figure X2118b, Diversity Index (2018), diversity in the City increased. Specifically, along Rosecrans Avenue where the diversity index is now 40 to 55 and in the southeast where it is 55 to 70 between Artesia Boulevard and 8th Street. As evident by data and maps discussed in Section 4.2.2, Race and Ethnicity , patterns over time indicate that the population of cities east of Manhattan Beach are becoming increasingly diverse and non-White. At the City scale, this can clearly be seen at the fringes of the eastern borders of the City. It can be expected that this pattern of increased diversity will continue over time.
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Figure X2018a. Diversity Index (2010)
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Figure X2118b. Diversity Index (20158)
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4.5.3 Poverty
Figure 22a, Poverty Status (2010 -2014), provides the poverty status as a percent of total population in the City by Census tract in 2010. Poverty accounts for less than 10 percent of the City and surrounding areas, with the exception of a tract in the northwest of the City near Highland Avenue which is 10 percent to 20 percent of the total population. According to the most recent ACS Census data as shown in Figure X2319b, Poverty Status (2015 -2019), all tracts within the City have less than 10 percent of the total population with poverty status, indicating that pover ty is not a primary concern for the City. Across the ten yearten-year span, it can be assumed that the poverty status in the City will remain stable over time.
Poverty trends are similar across coastal cities in the region where poverty increases further east. Income at the regional scale is further detailed in Section 4.2.3.
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Figure X2219a. Poverty Status (2010-2014)
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Figure 2319bX. Poverty Status (2015-2019)
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4.6 Access to Opportunity
Lower-income housing and racially segregated communities are disproportionately impacted by a combination of locational factors , such as proximity to landfills, freeways, industrial areas, and other toxins and pollutants. Recen t studies have shown that the distribution of affordable housing has been disproportionately developed in minority neighborhoods with poor environmental conditions and high poverty rates, thereby reinforcing poverty concentration and racial segregation in low-opportunity and low-resource areas.13
Affordable housing in high -opportunity/high-resource areas provide low-income residents access to resources such as quality schools, employment, transportation, low poverty exposure, and environmentally healthy nei ghborhoods. Research indicates that among various economic and social factors, being in proximity to certain amenities can encourage positive critical life outcomes .14 There has been an increased focus in deconcentrating poverty and promoting affordable housing in high opportunity areas. This trend is evident in the states’ allocation of Low -Income Housing Credit dollars —the primary subsidy that is available for develop ing and preserving affordable housing. To allocate these credits, the California Housing Finance Agency develop ed a scoring system. In recent years, the scoring system has been adjusted to promote investment in affordable housing in areas with access to op portunity in the context of other affordable needs. Several agencies, including HUD and the HCD, in coordination with the California TCAC, have developed methodologies to assess and measure geographic access to opportunity (including education, poverty, tr ansportation, and employment) in areas throughout California. The Opportunity Map created by the California TCAC and HCD (using data from 2020) is used to identify areas in the region with characteristics that are shown by research to support positive econ omic, educational, and health outcomes for low-income families, particularly long-term outcomes for children. “High Resource” areas are those areas, according to research, that offer low -income children and adults the best chance at economic advancement, h igh educational attainment, and good physical and mental health. The primary function of the California TCAC is to oversee the Low-Income Housing Credit Program, which provides funding to developers of affordable rental housing. The Opportunity Map plays a critical role in shaping the future distribution of affordable housing in areas with the highest opportunity. Figure 17240, Opportunity Map , identifies the entire City as “Highest Resource ”—a composite score that is created from scoring access to opportunity in relation to education, economic development, and the environment. As such, affordable and publicly owned housing can be distributed in virtually any area within the City . Figure 2417 indicates that coastal cities have a composite score of “Highest Resource.” However, toward the east , including Gateway Cities and some South Bay areas, cities have “High” composite scores, and inland areas toward downtown Los Angeles have “Moderate” and “Low” resource scores.
13 https://www.povertylaw.org/wp-content/uploads/2020/06/environmental_justice_report_final-rev2.pdf 14 Freddie Mac and the National Housing Trust. 2020. Spotlight on Underserved Markets: Opportunity Incentives in LIHTC Qualified Allocation Plans. https://www.sahfnet.org/sites/default/files/uploads/resources/opportunity_incentives_in_lihtc_qualified_allocation_plans.pdf
Page | D-42 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing The following sections will review access to opportunity in relation to education, economic development, environment, and transportation, and access to opportunities for persons with disabilities at a local and regional scale.
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Figure 17240. Opportunity Map
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4.6.1 Education
The TCAC Opportunity Area Access to Education analysis considers math and reading proficiency standards, high school graduation rates, and student poverty rates. Figure 18251, Access to Education , shows that the City has more positive education outcomes , or a score of greater than 0.75 . According to the Los Angeles County Office of Education, the Manhattan Beach Unified School District is responsible for public education in the City. There is one preschool, five e lementary schools, one middle school, and one high school in the district. Areas of the City along the coast and in the northern portions do not have available data in Figure 251, however local knowledge indicates that there are two schools along the coast and two schools in the north eastern section of the City . Those areas with the highest educational outcomes correlate with those areas of the City that are most diverse and wher e there are higher concentrations of children in married couple households.
GreatSchools.org is an online resource that compiles local data on ratings from students, families, and staff to provide performance feedback for schools and quality ratings for review by current and prospective students, producing an overall rating for schools based on aspects of education such as equity, college prepar edness, and variety in educational opportunity. Local data shows that Mira Costa High School is rated above average (9/10) according to GreatSchools.org. The median elementary school rating for the district is 9/10, with four schools rated 9/10 and one rated 7/10. The Manhattan Beach Unified School District has strong parental , community, and corporate support through Parent Teacher Associations, volunteering, and endowments from the Manhattan Beach Education Foundation.
According to the Manhattan Beach Education Foundation website, the foundation is a community-driven fundraising organization that supplements State funding for programs that inspire learning, enrich teaching, and promote innovation and academic excellence in the public schools of Manhattan Beach.
At a regional level , coastal cities score in the more positive education outcomes range , and other South Bay and Gateway Cities areas to the east score in the less positive outcomes (less than 0.25) and moderate outcomes (0.25 to 0.50, 0.50 to 0.75) categories. The most concentrated area of less positive outcomes is in Westmont and the eastern areas of Inglewood, which are located northeast of the City. Areas north of the City that indicate less positive outcomes are the locations of LAX and the Chevron refinery.
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Figure 18251. Access to Education
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4.6.2 Economic
According to recent Census data, approximately 70 percent of the City’s working residents were employed in management and professional occupations. A low percentage of workers ( less than 5 percent) were employed in service -related occupations such as waiters, waitresses, and beauticians. Blue collar occupations, such as machine operators, assemblers, farming, transportation, handlers , and laborers , constituted less than 5 percent of the workforce. In the Southern California Association of Governments region, approximately 34.2 percent of working residents were employed in management and professional occupations, followed by sales at 22.8 percent.
Figure 262, Economic Opportunity , shows the region’s access to economic opportunity considering the following indicators: poverty, adult education, employment, job proximity, and median home value . The City, along with other coastal cities , have a “more positive” TCAC Opportunity Area economic outcome score (greater than 0.75) , and South Bay cities to the east have varying scores , including some tracts scoring less than 0.25, or “less positive” outcomes. Most Gateway Cities have a greater number of tracts indicating less -positive outcomes when compared to cities in the South Bay and Westside,15 with the exception of the location of LAX and the Chevron refinery.
According to recent Census data, about 93 percent of employed City residents worked in Los Angeles County, but only 23 percent of all workers were employed within City limits. Additionally, local data shows that approximately 30% of Manhattan Beach residents in the workforce, work in the City of Los Angeles, while approximately 8% work in Manhattan Beach and nearly 8% in El Segundo. Approximately 67% of Manhattan Beach residents in the workforce earn more than $3,333 per month. Access to economic opportunity in terms of proximity to jobs is shown in Figure 273, Jobs Proximity. Figure 2273 indicates that the City is in proximity to jobs and has an index score of greater than 80 (closest proximity) in the central and northern areas, and the southern boundary of the City has an above- moderate score of 60 to 80. The coastal cities, with the exception of Palos Verdes Estates, and other South Bay and Gateway Cities areas indicate closest proximity to jobs. Key industries in the South Bay are in aerospace, technology, global communications, medicine, military, and business application. In recent years, Westside and South Bay cities have seen an increase in startup and technology companies—such as Hulu, Postmates, Snapchat, and Google—establishing their headquarters or an office in the cities of Santa Monica, Playa Vista, Venice, and El Segundo. In addition to the aforementioned industries, other key industries in Los Angeles County include fashion, apparel, and lifestyle; food manufacturing; advanced transportation; information technology; trade and logistics; and marketing, design, publishing.16
While the City has positive economic outcomes and close job proximity relative to other South Bay cities, a regionally scaled map provides context as to why this is. Better economic outcomes may correlate to higher median income, areas with significant White populations, and where non-single or married-couple households are prominent. This juxtaposes the lower economic outcomes of eastern South Bay, Westside, and Gateway cities where much of the population have a lower household median income, are significantly non-White, and are single income. Job proximity bears no correlation to the
15 “Westside” is a local term used to reference cities generally west of downtown Los Angeles. For a full list of cities, see https://laedc.org/wtc/chooselacounty/regions-of-la-county/westside/. 16 Los Angeles County Economic Development Corporation; https://laedc.org/industries/overview/.
Page | D-47 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing previously described factors as it varies across all incomes, demographics, and households. The City just so happens to be within range of LAX, where much of the jobs in the region are located near, making it more desirable for economic reasons.
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Figure 262. Economic Opportunity
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Figure 20273. Jobs Proximity
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4.6.3 Transportation
Access to consistent, efficient, and varied modes of transportation is important, especially for persons without access to a personal vehicle. Figure 28421, Access to Transportation, displays various modes of transportation, pedestrian and bicycle paths, and “High Quality Transit Areas” in the Southern California Association of Governments’ jurisdiction. The majority of the pedestrian and bicycle paths are found in the western area of the City, near the beach areas. Bus services connect the areas north and south, as well as east and west along the main commercial corridors. The nearest light rail line operates outside of the City’s boundaries in El Segundo and Lawndale. The northeastern corner of the City, which is made up of commercial uses, falls within a High-Quality Transit Area due to its proximity to the Green Line. Figure 295, Regional Access to Transportation, displays where Manhattan Beach is connected to surrounding areas, including key areas of employment such as Torrance to the southeast and Los Angeles, El Segundo and Playa Del Rey to the north. Regional transit options offer high access to employment opportunity for those without a vehicle, including lower-income households that may not be able to afford a vehicle and those that physically may not be able to drive. Local data shows that that approximately 30% of Manhattan Beach residents in the workforce, work in the City of Los Angeles, while approximately 8% work in Manhattan Beach and nearly 8% in El Segundo. Approximately 42% of Manhattan Beach residents in the workforce travel less than 10 miles for work. Various modes and options for transportation vary throughout the region. Pedestrian and bicycle options are mainly found near recreational areas and along beaches. Public transit and high-quality transit areas correlate to areas with lower median income, single income households, and are located far from jobs. The City has few transit options, however, it can be inferred that residents with higher median income are more likely to own personal vehicles or are located near amenities and jobs.
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Figure 21284. Access to Transportation
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Figure 295. Regional Access to Transportation
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4.6.4 Environment
Access to a clean and healthy environment plays an important role in maintaining adequate quality of life.
Air pollution, water quality, access to open spaces, and vegetation are among the environmental factors that are weighted in different health indices that attempt to show levels of environmental quality. Figure 223026, Opportunity for Environment , shows the opportunity for access to environmentally healthy neighborhoods. As shown in Figure 3022, the southern area of the City is considered to be in a more positive TCAC Opportunity Area outcome range (0.75 –1). The tract in the northwest area indicates moderate environmental outcomes (0.5 –0.75), and the northeast area indicates less -positive environmental outcomes (less than 0.25). The coastal areas have higher environmental outcome scores, with the exception of LAX, the Chevron refinery, and their surrounding neighborhoods. At a regional scale, areas east of the City generally score in the moderate to above -moderate positive environmental outcomes. Tracts that abut a highway or are made up of industrial or manufacturing uses, such as portions of Torrance, score in the less -positive outcomes range . There may be a tradeoff between positive environmental outcomes and close job proximity. When comparing the environmental opportunity map to Figure 2 7, Jobs Proximity , areas that are furthest from jobs tend to have better environmental opportunity. Economic hubs like LAX and Torrance have less positive environmental outcomes, which may explain why northern tracts of the City that are closer to LAX may have a less positive score. Environmental outcomes have little influence on factors like income, household, and demographics as Inglewood and Coastal cities both have positive environmental outcomes despite having differing socio -economic characteristics.
Figure 312623, CalEnviroScreen 3.0, indicates that the majority of the City ranks in the 1 to 10 percentile range, meaning that residents have low exposure to pollutants. The southeastern area of the City ranks in the 15 to 20 percentile, which is also considered a low score. Some specific factors that are particularly detrimental to residents of this areas as identified by CalEnviroScreen are the following:
• Fine Particulate Matter: Particulate matter, one of six U.S. E nvironmental Protection Agency criteria air pollutants, is a mixture that can include organic chemicals, dust, soot , and metals. These particles can come from cars and trucks, factories, wood burning, and other activities. Fine particle pollution has been shown to cause many serious health effects, including heart and lung disease.
• Toxic Releases: Facilities that make or use toxic chemicals can release these chemicals into the air. People living near facilities may breathe contaminated air regularly or if contaminants are rel eased during an accident. The local area with the relative ly higher exposure to pollutants has a Toxic Release Percentile of 79. The following are nearby toxic release facilities:
▪ Chevron Products Co Division of Chevron USA Inc.
▪ Northrop Grumman Aerospace Systems
• Hazardous Waste: Waste created by commercial or industrial activit ies contains chemicals that may be dangerous or harmful to health. Only certain regulated facilities are allowed to treat, store , or dispose of this type o f waste. These facilities are not the same as cleanup sites. Hazardous waste includes a range of different types of waste, such as used automotive oil and highly toxic waste materials produced by factories and
Page | D-54 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing businesses. The local area with a relatively higher exposure to pollutants has a Hazardous Waste Percentile of 74. The following are nearby generators of hazardous waste:
▪ Air Products Manufacturing Corporation
▪ Honeywell El Segundo Site
▪ Target Store T0199
▪ West Basin Municipal Water District DBA Edward C Little Water Treatment Other health indicators to consider when analyzing access to environmental opportunity include access to healthy food choices and access to medical services. Local data identified three census tracts in the City where up to 22.7 housing units per tract located east of Ardmore Avenue and south of Manhattan Beach Boulevard, as well as north of Ardmore Avenue and east of Bell Avenue are receiving benefits from the Supplemental Nutrition Assistance Program (SNAP). Low food access was also identified for these tracts based on a half mile demarcation to the nearest supermarket and vehicle access. Local data also indicates that the City has poor access to medical services such as hospitals, with the exception of local clinics. The nearest hospitals are located in the cities of Hawthorne and Torrance and are located more than a mile away from the City’s outer boundaries.Local data indicates
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Figure 302622. Opportunity for Environment
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Figure 31237. CalEnviroScreen 3.0
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4.6.5 Persons with Disabilities
Trends related to persons with disabilities, including local and State analysis of prevalence of disabilities by type and age group , are included in Appendix B. The Needs Assessment also covers services that a re offered for persons with disabilities. Some common zoning barriers for persons with disabilities include the following:
• Reasonable Accommodation Procedure
▪ Common issues with reasonable accommodation procedures include excessive findings of approval, bur den on applicants to prove the need for exception, application costs, and discretionary approvals.
• Family Definition
▪ Family definitions in zoning or other land use –related documents can directly impact housing choices for persons with disabilities, particularly regarding group home situations , which are commonly u sed by persons with disabilities.
Regulating the number of people or requiring occupants to be related can be common elements in family definitions that create barriers. • Excluding Residential Care Facilities
▪ Excluding residential care facilities or subjecting these homes to a Conditional Use Permit in single-family zones acts as a barrier to housing choice for persons with disabilities.
• Spacing Requirements
▪ Excessive spacing requirements between group homes or community or residential care facilities can directly impact the supply of housing choices for persons with disabilities.
• Unit Types and Sizes
▪ The lack of multifamily housing or zoned capacity for multifamily housing and a variety of sizes , from efficiency to four or more bedrooms , can constrain the ability of persons with disabilities to live in a more integrated community setting. • Lack of By-Right Zoning for Supportive Housing17
▪ By-right zoning for supportive housing can result in more objective processes that are less likely to discriminate or have the effect of discriminating against persons with disabilities.
The City provides a reasonable accommodations procedure according to St ate law. Furthermore, the Manhattan Beach Municipal Code’s definition of “family” is in compliance with State requirements, as it does not require a certain relationship among the members, nor does it limit the size or specify other characteristics. Therefore, the definition of “family” does not constrain or limit development of residential
17 “Supportive housing” means housing with no limit on length of stay that is occupied by the target population and that is linked to an on-site or off-site service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (Government Code 65582).
Page | D-58 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing care facilities or other specialized housing for unrelated individuals or those with disabilities or special needs. “Supportive Housing” under the Manhattan Beach Municipal Code is considered a residential use and is subject to the same regulations and procedures that apply to other residential uses of the same type in the same zone. A potential barrier for persons with disabilities is access to multifamily housing, as there is a lack of variety of housing types in the City. According to California Department of Finance 2019 Population and Housing Unit Estimates , 77.2 percent of housing units in the City are single-family residential detached or attached , 16.3 percent are two- to four-unit multifamily, and 6.4 percent are multifamily with five or more units . Approximately 400 acres of land are zoned to allow for multifamily development, and 1,497 acres are zoned to allow for single-family residential. Although multifamily is permitted in most zones that allow residential uses , most of these zones also allow for single -family residential. R efer to Appendix C , Constraints and Zoning Analysis , for a detailed summary of zones, allowable uses, and development standards. The Single-Family Residential Zoning District (RS), which does not allow for multifamily development, accounts for 73 percent of the 1,497 acres zoned to allow for single-family residential . U nder HCD’s guidance , Zoning Barriers for Persons with Disab ilities, zoning capacity for multifamily residential is considered a barrier for multifamily development. Previously shown in Figure 13, Population with a Disability, areas with increasing percentage of population with a disability are located to the east near Gateway cities and Southeast Los Angeles. This correlates to areas where there is more diversity, median household income is lower, and where single -income households are common. As a result, the lower percentage of population with a disability in the City may be due to multiple factors which could include the high cost of housing , the fact that housing and a lack of opportunities for those with disabilities , or higher incomes may correlate to better medic al care which could decrease the likelihood of having a disability, among other factors. is scarce and unlikely.
4.7 Disproportionate Housing Needs and Displacement Risk Homeownership is one of the largest assets for most households in the United States , and, for many households, provides a significant opportunity to build wealth. Over generations, many households have used wealth gained through homeownership to send their children to college or invest in other opportunities, creating access to more wealth. One of the most prevalent consequences of res idential segregation is the intergenerational inaccessibility of homeownership .18 According to the Census, 9,344 households (69.6 percent) in the City were owner-occupied in 2019, and 4,083 units (30.4 percent) were renter-occupied. The homeownership rate within the City is higher than the County’s homeownership rate of 45.8 percent, and the renter-occupancy rate is lower than the County’s rate of 54.2 percent.
Generally, persons with protected characteristics, including minority households, and renter households are more likely to experience higher rent burdens and poor housing conditions, such as lack of plumbing or kitchen facilities , or to experience overcrowding . These populations also have an increased ris k of displacement and/or homelessness. Although the City has high ownership rates and a small population of minority households, t his section assess es disproportionate housing needs, including displacement risk, with a focus on people with protected charac teristics.19 Disproportionate housing needs are based on
18 Disparities in Wealth by Race and Ethnicity in the 2019 Survey of Consumer Finances, 2020. https://www.federalreserve.gov/econres/notes/feds-notes/disparities-in-wealth-by-race-and-ethnicity-in-the-2019-survey-of-consumer-finances- 20200928.htm.
19 “Protected Characteristics” under the Fair Housing Act includes race, color, national origin, religion, sex, familial status, and disability.
Page | D-59 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing factors such as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.
4.7.1 Substandard Housing
White, non -Hispanic households across the region and in each ju risdiction are the least likely to experience housing problems , and Black and Hispanic households experience housing problems at the highest rates. Substandard housing problems include households without hot and cold piped water, a flush toilet, and/or a bathtub or shower, and households with kitchen facilities that lack a sink with piped water, a range or stove, and/or a refrigerator. Figure 243228, Substandard Housing, shows the percent of all households with any of the four severe housing problems identified in HCD AFFH mapping tool:
• Lack of a complete kitchen
• Lack of complete plumbing
• Severely overcrowded
• Severely cost burdened
Figure 24 32 indicates that less than 20 percent of total households in the City have any of the four severe housing problems. Abutting cities to the north and south also have less than 20 percent of all households with substandard housing. The map indicates that cities to the east have higher percentages of households that experience any of the four severe housing problem s, specifically in the 20 percent to 40 percent category, and some have 40 percent to 60 percent of households experiencing substandard housing problems.
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Figure 243228. Substandard Housing
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4.7.2 Overcrowding
Residential crowding is used to reflect demographic and socioeconomic conditions. Immigrant communities, low -income families, and renter -occupied households are more likely to experience overcrowding.20 Overcrowding is defined by the U.S. Census Bureau as a housing unit occupied by more than one person per room. A severely overcrowded household is defined as having more than 1.5 persons per room. In this definition , “room” includes living rooms, dining ro oms, and bedrooms, but does not include the kitchen or bathrooms. In the City, the percent of overcrowded and severely overcrowded households is less than or equal to 8.2 percent (see Figure 253329, Overcrowding, and Figure 26340, Severe Overcrowding). The region has a similar pattern of overcrowding and severe overcrowding, where the coastal cities experience low percentages and the cities to the east experience higher percentages.
The areas of Westmont, Willowbrook, and Compton, as well as other cities in the Gateway Cities area, experience higher percentages of overcrowding (Figure 253329).
20 https://data.chhs.ca.gov/dataset/housing-crowding
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Figure 253329. Overcrowding
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Figure 26340. Severe Overcrowding
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4.7.3 Housing Affordability
According to the Federal government, rental housing is considered “affordable” if the people living there pay no more than 30 percent of their income for housing (rent or mortgage). As identified in Appendix B, approximately 84 percent of lower -income renter households and 55 percent of lower -income owner occupied households were overpaying overpay for housing .; Approximately 70 percent of moderate - income renter households and 51 percent of moderate -income owner occupied households were overpayingoverpay for housing . Approximately; and 15 percent of above moderate -income renter households and 18 percent of above moderate -income owner households were overpayingoverpay for housing. This indicates that lower -income h ouseholds are disproportionately burdened by the cost of housing, especially lower-income renters.
Although the median household income in the City is $153,023, the average salary for jobs in the City is $67,947. Persons who work in the City may not be able to live in the City since the cost of living is relatively high when compared to the region. According to the Zillow Home Value Index , August 2021 estimates , the median home value in the City is $2,923,949. The median rent for a one-bedroom unit is $2,410, for a two-bedroom unit is $3,090, for a three-bedroom unit is $4,110, and for a four-bedroom unit is $4,480.21 The Fair Market Rent 22 for the Los Angeles –Long Beach area is relatively lower than rent in the City; for the 2021 fiscal year, a one-bedroom unit was estimated at $1,605, a two-bedroom unit was estimated at $2,058, a three-bedroom unit was estimated at $2,735, and a four-bedroom unit was estimated at $2,982.
Moderate- and above-moderate-income households are also cost burned.
The high cost of living in the City can be seen in Figure 27A351A, Homeowner Cost Burden (2015-2019), with tracts indicating 20 percent to 40 percent and 40 percent to 60 percent of owner households whose mortgages are more than 30 percent of the median household income. The highest level of homeowner overpayment in the City is located in the western boundary, abutting the coast, and the northeast corner.
As evident by Figure 27361, Homeowner Cost Burden (2010 -2014), homeowner overpayment was the same for the previous five years. Although homeowner payment was higher for the general region. This indicates that the City is stable in regards to homeowner mortgages. The City, as well as many other coastal cities have a lower percentage of owner households whose mortgages are more than 30 percent of the median household income when compared to the region. Areas closer to South Los Angeles and Gateway cities bear a higher burden as overpayment by homeowners may reach more than 60 percent and up to over 80 percent.
Renters in the City have varying percentages of the cost burdened population (Figure 28A372A, Renter Cost Burden). The southeastern, central, and northwestern areas of the City experience 20 percent to 40 percent cost burden; in the northeastern area renters experience the highest level of cost burden in the City at 40 percent to 60 percent. The lowest percent of renter households who experience overpayment, less than 20 percent of households, is located in the southwestern area of the City abutting Hermosa Beach. Coastal cities’ homeowner and renter households face similar trends, and cities to the east indicate a higher percentage of households experiencing homeowner and renter overpayment (see Figures 27A
21 https://patch.com/california/manhattanbeach/rent-estimates-manhattan-beach-area 22 The Department of Housing and Urban Development (HUD)-formulated Fair Market Rent (FMR) schedule serves as a guide for the maximum rents allowable for those units receiving Section 8 assistance. HUD uses the Consumer Price Index and the Census Bureau housing survey data to calculate the FMRs for each area.
Page | D-65 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing and 28A). As shown in Figure 28382, Renter Cost Burden (2010-2014), renter households who experience overpayment was nearly the same as the previous five years with the cost burden increasing or decreasing in different tracts throughout the city. In general,Patterns over time show that renter households who experience overpayment is less than the previous five years for the region. In comparison to the region, renters in the City have a low cost burden relative to inland cities where cost burden can exceed 60 percent. This may be attrib uted to the pattern of wealth commonly associated with coastal cities in Los Angeles and across the state.
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Figure 27A351A. Homeowner Cost Burden (2015-2019)
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Figure 27361. Homeowner Cost Burden (2010-2014)
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Figure 37228. Renter Cost Burden (2015-2019)
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Figure 382. Renter Cost Burden (2010-2014)
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4.7.4 Displacement
Displacement is generally caused by disinvestment, new investment, or natural disasters. Gentrification, or the influx of capital and higher-income residents into working-class neighborhoods, is often associated with displacement, which occurs when housing costs or neighborhood conditions force people out and drive rents so high that lower-income people are excluded from moving in.
According to the Urban Displacement Project, a research collaboration between UC Berkeley and the University of California, Los Angeles, the City is considered “Stable/Advanced Exclusive” (see Figure 29393, Displacement Map). The criteria for “Stable/Advanced Exclusive” is as follows:
• High-income tract in 2000 and 2018
• Affordable to high or mixed high-income in 2018
• Marginal change, increase, or rapid increase in housing costs Coastal cities fall into the following displacement typologies: Stable Moderate/Mixed Income, At Risk of Becoming Exclusive, Becoming Exclusive, and Stable/Advanced Exclusive. Other cities in the South Bay and Gateway Cities experience a mix of Stable Moderate/Mixed Income and At Risk of Becoming Exclusive, with pockets of Stable/Advanced Exclusive; however, the predominant displacement typology, specifically in the Inglewood, Gardena, Compton, and South Gate areas , are Low -Income/Susceptible to Displacement, followed by Advanced Gentrification, Early/Ongoing Gentrification, and At Risk of Gentrification. A list of the displacement typol ogy and corresponding criteria can be found in Figure 304034, Displacement Typology.
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Figure 29393. Displacement Map
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Figure 304034. Displacement Typology
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4.7.5 Homelessness
The 2020 point-in-time data estimated that there more than 63,000 (sheltered and unsheltered) people experiencing homelessness in Los Angeles County. As of the 2020 survey, there were an estimated 15 unsheltered people experiencing homelessness in the City. The number has declined by approximately 46% since 2019, where the City had 22 people that were unsheltered. Of those unsheltered in 2019, approximately 11 were sleeping in vehicles, 8 were Hispanic or Latino persons, 13 were between the ages 25 and 54 years, and 16 identified as male. In 2018, the City calculated 41 unsheltered people, indicating that the number has declined greatly over the last few years. Additional analysis on those experiencing homelessness in the City and resources that are available to support this population is included in Appendix B, Needs Assessment.
Generally, households that experience higher rent burdens, poor housing conditions, and an increased risk of displacement are at greater risk of experiencing homelessness. When compared to the region, Manhattan Beach has lower rates of substandard housing, overcrowding, and is at a low risk of displacement. While there are moderate rates of household overpayment for both renters and homeowners in the City, overpayment is relatively low when compared to the region.
4.8 Summary of Fair Housing Issues
The following is a list of key conclusions and potential impediments that may exist in the City based on the fair housing issues identified in this assessment of fair housing:
• Racial Demographics: The racial composition of the City is primarily non-Hispanic White and is not racially diverse when compared to the region. Approximately 73 percent of City residents are non-Hispanic White; 19 percent of the population is Asian; and 8 percent of residents identify as Hispanic. At a regional level , the City is not considered to be integrated.23
• Median Household Income: The median household income is $153,023 , which is 239 percent of the County median income of $68,004. Although there are no we alth segregation trends in the City, a t a regional level, there is a relatively large wealth gap between the City and County.
• Housing Affordability: Of the renter -occupied lower-income households, about 83 percent spent more than 30 percent of their income on rent. Of the total 13,535 households in the City, approximately 29 percent were housing cost burdened. • Variety of Housing Types: The City does not have a diverse housing supply because the share of all single-family units in the City is approximately 77.2 percent, higher than the
61.7 percent share of single -family units in the Southern California Association of Governments region.
23 Integration generally means a condition in which there is not a high concentration of persons of one particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.
Page | D-74 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing 5 Sites Inventory
State law, Government Code Section 65583.2(a), requires that the sites identified in a sites inventory be analyzed with respect to the AFFH analysis to determine if the designation of sites serve s the purpose of replacing segregated living patterns with balanced living patterns and transforming R/ECAPs into areas of opportunity. Through the vari ous goals, policies, and programs present within the Housing Element, adequate sites should accommodate the Regional Housing Needs Allocation in a manner that affirmatively furthers fair housing. The State requires sites identified as lower-income units to be in a zone that permits the City’s default density 24 of 30 dwelling units per acre and be at least 0.5 acres in size . Some of the challenges in identifying sites in the City include lack of vacant land, lack of underutilized land, small parcel sizes, and limited overall land zoned to allow for 30 dwelling units per acre.
The majority of the City’s land zoned for residential uses is zoned as Single-Family Residential (RS), which does not meet the default density of 30 dwelling units per acre as required by State law. In addition, provisions in Section 10.12.030 of the City’s Planning and Zoning Ordinance do not allow the City to amend development standards related to increased density in residential zones without Citywide voter approval (refer to Appendix C). However, portions of the City’s Medium -Density Residential (RM) Zoning District and all of the City’s High-Density Residential (RH) and three Commercial Zoning Districts permitting mixed use and residential development (North End Commercial [CNE], Local Commercial [CL], and Downtown Commercial [CD]) meet the required default density.
As such, the City was able to identify select sites in the existing mixed -use commercial (CL and CNE) and High-Density Residential (RH) zones meeting the default density requirements . To accommodate the remaining lower-income Regional Housing Needs Allocation, the City has identified additional sites that will be made available within 3 years and 120 days from the beginning of the planning period as part of Program 2, Adequate Sites, of the Housing Element. Refer to Appendix E, Sites Analysis and Inventory, for a detailed description of the methodology.
The sites selected in Appendix E affirmatively further fair housing. All Census tracts in the City are shown on the 2020 Tax Credit Allocation Commission Opportunity Map and proposed 2021 Map as areas of highest resource or high resource. As such, sites selected to accommodate lower -income housing are considered to have access to resources. No part of the City is designated as an area of high segregation.
As previously described, the City is primarily non -Hispanic White, with approximately 73 percent of the total population; there is no concentration of other racial or ethnic groups in the City that would constitute a highly similar and segregated area, and, as a consequence, the designated sites will not increase segregation in the City. Because the City has identified adequate sites to accommodate the moderate- and above moderate -income Regional Housing Needs Allocation , no rezone program in the Housing Element is needed for the City’s moderate- or above moderate-income Regional Housing Needs Allocation for the planning period. The selected sites are located throughout the City, and lower-income sites are in areas with high median household income , which will improve conditions and create mixed -income neighborhoods with high access to resources and improve the quality of life for all residents. The selected
24 “Default Density” per Government Code Section 65583.2(c)(3)(B) allows local governments to use “default” density standards deemed adequate to meet the appropriate zoning for lower-income units.
Page | D-75 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing sites for all income levels, coupled with the programs in the Housing Element incentivizing development in the City , will improve conditions related to substandard housing and displacement by creating opportunities for an increased supply of affordable and market-rate housing in the City. 6 Identification and Prioritization of Contributing Factors An analysis of the contributing factors to fair housing is used to inform the strategies employed by the Housing Element for Affirmatively Furthering Fair Housing. The key issues identified through analysis can be found in Section 4.8, Summary of Fair Housing Issues . Although the City benefits from low rates of poverty, high household median income, and access to educational and economic opportunities, some households may suffer from housing discrimination that is prompted by land use and zoning pra ctices, high housing costs , reluctance for change, and poor outreach. The abundance of single -family housing stock enforced by in combination with high income households creates a barrier for diverse housing opportunities suitable for lower income households, disabled persons, and racial and ethnic minorities.
Trends have resulted in residential segregation and causes the City to be one of the leastless diverse in than the region in regards to wealth and demographics. To better meet the needs of the population, the City will need to provide fair housing opportunities that will improve access to resources, provide upward mobility, and allow for an integrated community , especially for populations that have historically and currently face discrimination.
6.1 Prioritization of Contributing Factors and Actions Designed to Meaningfully Address Contributing Factors
As detailed in “Section 4.8 Summary of Fair Housing Issues” the key fair housing issues in the City include the lack of racial and ethnic diversity as shown by the racial demographics ; the high median household income as compared to the region; the high cost of housing that leaves many households, especially renter households, disproportionately burdened by their housing costs; and the lack of diversity in the housing types within the City. This section will further analyze the contributing factors to outreach, segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, and the strategies employed by the Housing Element for AFFH based on the identified and prioritized contributing factors.
The following lists and prioritizes those factors that contribute to fair housing issues in Manhattan Beach and includes the City’s priorities for addressing impediments to fair housing issues:
1. Land Use and Zoning.
1. Land use and zoning is a key contributing factor for the lack of diversity in t he types of housing available. An increase in the diversity and supply of the City’s housing stock can help to increase opportunities for lower-income households, those with disabilities, and increasing options for a more diverse population. The City is largely single -family residential , which is a low -density housing type and historical mansionization of single properties has further reduced existing densities in neighborhoods . Per HCD’s guidance on zoning barriers for persons with disabilities, the lack of a variety of housing types and zoning capacity for multifamily development in the City
Page | D-76 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing is considered a barrier because the majority of land permitting residential uses is currently zoned as Single-Family Residential (RS), which aims to provide opportunities for single-family residential land use in neighborhoods. The City has resources in place for persons with disabilities, such as a reasonable accommodation request process to accommodate special needs and allow for supportive housing in all residential zones . Programs in the Housing Element, such as Programs 158, Multifamily Residential Development Standards and Streamlining in the Mixed -Use (CL, CD, and CNE) Commercial Districts, the City will further facilitate affordable housing development through the removal of discretionary requirements when a development utilizes the Density Bonus program. Through Program 2125, Reasonably Accommodate Housing for Persons with Physical and Developmental Disabilities, the City will amend existing reasonable accommodation procedures and will promote the availability of this program through outreach. Through andProgram 2528, Specialized Housing Types to Assist Persons with Special Needs, the City will increase development opportunities for Emergency Shelters, Supportive Housing, and Low - Barrier Navigation Centers , creating pathways to long-term solutions for extremely low -income households and those experiencing homelessness. Additionally, Program 28 will increase the variety of housing types and facilitate the development of multifamily housing for employee housing for agricultural workers.
The Adequate Sites Program, Program 2, of the Housing Element , will increase available land in the City that permits 100 percent multifamily residential uses, set a minimum density requirement of 20 units per acr e, and allow by -right development for developments in which 20 percent or more of the units are affordable to lower -income households, increasing available capacity and opportunities for an increased variety of housing types . Program 1 of the Housing Element will incentivize the development of accessory dwelling units (ADUs) and junior ADUs, and specifically promote the creation of ADUs that can be offered at an affo rdable rent for extremely low-, very low-, low-, or moderate-income households. Through the Density Bonus Program, Program 118 of the Housing Element, the City will continue updatingimplement needed updates to its Density Bonus Ordinance, consistent with State law, and offer a streamlined approval process for projects that qualify for a density bonus (see Program 15 18 of the Housing Element for details). Through the removal of discretionary requirements for multifamily housing, the City w ill minimize constraints to the development of affordable housing. In addition, as part of Program 13 16, Lot Consolidation Incentive, of the Housing Element, the City provides an additional density bonus incentive under Section 10.12.030 of the Manhattan Beach Municipal Code above and beyond what is permitted under State law for multifamily residential developments meeting the minimum requirements for a density bonus to further incentivize development of affordable housing. The City will continue to offer the lot consolidation incentive throughout the 6 th Cycle to further facilitate multifamily residential developments, especially those offering affordable housi ng opportunities. These programs are the City’s priorities for addressing the lack of variety in housing types and will increase diversity among the City’s housing stock.
These programs aimed to address land use and zoning will increase the City’s housing stock and variety of housing types, creating new opportunities for increased diversity in household income and household demographics.
Page | D-77 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing Voter Initiatives.
2. Voter initiatives is a key con tributing factor for the lack of diversity in the types of housing available. While Tthe City has not experienced formidable opposition to the development of affordable housing in its neighborhoods , voter initiatives that prevent changes to many existing development regulations contribute to the lack of diversity in housing types. However, Due to an existing voter initiative, development regulations in the RS, RM, and RH residential zoning districts cannot be amended to increase the standards for maximum height of structures or maximum buildable floor area, or to reduce the standards for minimum setbacks, minimum lot dimensions, or minimum lot area per dwelling unit, unless the amendment is first submitted to a Citywide election and approved by a majority of the voters. According to HCD ’s AFFH guidance, this is considered a measure that limits housing choices. The voter initiative is a unique barrier to the production of housing in the City , therefore the City has committed to the following program s that will allow them to meet their housing needs despite this barrier.
As noted in the Sites Invento ry (Appendix E ), vacant land is extremely scarce in the City, and adequate sites for lower -income housing , based on HCD Housing Element law criteria, are currently limited. Therefore, Program 2, Adequate Sites, of the Housing Element would increase the availability of parcels zoned to allow sufficient density to accommodate the economies of scale needed to produce affordable housing as require d by State law, and specifically incentivize lower-income housing development. The ADU Program will also aim to increase density in residential and mixed-use zones by incentivizing the development of ADUs and junior ADUs, which recent development trends have proven to effectively increase housing opportunities in the City.
Due to limitations attributed to the existing voter initiative, the City has committed to programs to attenuate this barrier to a variety of housing types by increasi ng residential opportunities within commercial zones . Residential development is currently allowed in the following commercial zones: CL, CD, and CNE. Through Program 1518, Multifamily Residential Development Standards and Streamlining in the Mixed -Use (C L, CD, and CNE) Commercial Districts, the City will amend its Zoning Co de to adopt a streamlined approval process and development standards for multifamily residential and mixed-use projects in those commercial zones. This program will further incentivize and provide additional opportunities for multifamily development, especially where affordable housing is provided.
These programs will address land use and zoning constraints caused by the voter initiative , increasing the City’s housing stock and variety of housing types, creating new opportunities for increased diversity in household income and household demographics.
Affordable Housing .
3. The lack of affordable housing is a key contributor to the high cost of housing and is likely a contributor to the lack of racial and ethnic diversity in the City. Further, while the median household income of existing residents is high within the City, there are few opportunities for lower-earning households across the region to move into the City, creating a sense of exclusivity.
Page | D-78 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing The lack of affordable housing contributes to the high household income of the area, as there are few opportunities for lower -income earn ing households to enter the area. High housi ng costs have contributed to the areas identifie d as RCAAs because a higher income is needed to afford living in the City. This is a State-wide issue along the coastal cities in California. The City is incentivizing housing development by identifying adequate and viable sites to make available and accommodate affordable housing in the next 8-year planning period . Program 1, Accessory Dwelling Units, of the Housing Element incentivizes the development of ADUs that can be offered at an affordable rent for very low-, low-, or moderate-income households; Program 2, Adequate Sites, would allow for increased opportunities for affordable housing in the General Commercial (CG) and Planned Development (PD) zones, which have previously not allowed residential uses ; Program 9 12, Developer Outreach and Transparency, provides developer outreach, such as regulatory education, and updates on local and State incentives for development ; Program 18, Multifamily Residential Development Standards and Streamlining in the Mixed-Use (CL, CD, and CNE) Commercial Districts 15 creates residential development standards and a streamlined approval process for multifamily and mixed-use projects in the CL, CD, and CNE commercial zones; and Program 13 16, Lot Consolidation Incentive, provides an additional density bonus for multifamily projects that qualifies for the State density bonus in exchange for lot consolidation.
The City will continue to participate in the Section 8 housing voucher program , which provides rental assistance , and through Program 1215, Housing Choice Voucher Program , the City is committing to better connect residents to County, State, Federal , and other housing assistance resources. Through Program 28, Specialized Housing Types to Assist Persons with Special Needs, the City will implement amendments to its zoning code to increase flexibility in regulations, creating increased opportunities for the development of employee housing, supportive housing, emergency shelters, and low -barrier navigation centers. As part of the Housing Element, these programs will further incentivize and provide additional opportunities for housing affordable to very low, low-, and moderate-income households, and those with special needs.
These programs will increase the supply of affordable housing and remove barriers to affordable housing for lower -income households, including extremely low -income households and those with disabilities, increasing opportunity for upward mobility and access to resources.
Fair Housing Enforcement and Outreach Capacity.
4. The City recognizes the importance of educating residents and developers to reduce housing discrimination in the City. Although County and regional fair housing resources are available, the City only currently provides fair housing information and referrals upon request. Therefore, many residents and developers are not aware of these available resources. Through Program 1114, Fair/Equal Housing Program, the City will continue to support and participate in the Regional Analysis of Impediments to Fair Housing Choice in coordination with the County’s Community Development Commission and HACoLA to continue identifying fair housing issues in the City; promote compliance with housing discrimination laws by developing a handout for developers to be made aware of fair housing advertisement material related to the sale or rental of housing pursuant to Government Code 12955, which prohibits such materials from indicating a preference or limitation based on a protected classification; and provide links to fair
Page | D-79 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing housing resources, including developer handout materials, on the City’s website. Further, the City will administer all programs and activities related to housing and community development in a manner to affirmatively further fair housing by developing a process that prompts the consideration of fair housing in the decision process. This process could include a requirement to have a statement of fair housing consideration on all decision letters or staff reports, whichever is applicable. Additionally, through Program 25, Reasonably Accommodate Housing for Persons with Physical and Developmental Disabilities, the City will remove potential barriers for people with disabilities, including persons with developmental disabilities, related to requests for reasonable accommodations, and in accordance with current fair housing laws and conduct outreach to promote reasonable accommodation procedures.
Through these programs the City will address issues related to land use and zoning, voter initiatives, affordable housing, and fair housing enforcement and outreach to improve the supply, affordability, and variety of housing types, increasing access to resources, opportunities for upward mobility, and allowing for a more diverse community through increased opportunities for populations that have historically and currently face discrimination.
Page | E-i City of Manhattan Beach Appendix E: Sites Analysis and Inventory Appendix E: Sites Analysis and Inventory
Table of Contents
1 Introduction .......................................................................................................................................... 1 2 Regional Housing Needs Allocation ...................................................................................................... 2 3 Vacant and Underutilized Sites Methodology and Assumptions ......................................................... 3
3.1 Process Overview .......................................................................................................................... 3
3.2 Sewer, Water, and Environmental Constraints ............................................................................ 4
3.3 Density and Affordability Assumptions ......................................................................................... 5 4 Existing Capacity ................................................................................................................................. 98
4.1 Lower-Income Sites ..................................................................................................................... 98
4.2 Moderate-Income Sites........................................................................................................... 1614
4.3 Above Moderate-Income Sites ............................................................................................... 2018 5 Planned, Approved, and Prospective Projects ................................................................................ 2119
5.1 Verandas – 401 Rosecrans Avenue ......................................................................................... 2119
5.2 1701–1707 Artesia .................................................................................................................. 2119
5.3 Summary of Residential Projects in Pipeline .......................................................................... 2119
5.4 Accessory Dwelling Unit Projection ........................................................................................ 2220 6 Summary of Capacity to Accommodate the RHNA ......................................................................... 2422 7 Sites Identified for Adequate Sites Program ................................................................................... 3028
7.1 Sites to Accommodate Lower-Income Shortfall .................................................................... 3028
7.2 Sites to Accommodate Lower-Income Buffer ......................................................................... 4038 8 Conclusions ..................................................................................................................................... 4441
Page | E-ii City of Manhattan Beach Appendix E: Sites Analysis and Inventory Tables
Table 1. City of Manhattan Beach Regional Housing Needs Allocation 2021–2029 .................................... 2 Table 2. Underutilized Site Capacity ............................................................................................................. 4 Table 3. Development Trends ..................................................................................................................... 76 Table 4. Lower-Income Units Density Assumptions by Zone ........................................................................ 7 Table 5. Moderate- and Above Moderate-Income Units Density Assumptions by Zone ........................... 98 Table 6. Example Site .............................................................................................................................. 1211 Table 7. Lower-Income Sites Identified .................................................................................................. 1311 Table 8. Moderate-Income Sites Identified ............................................................................................ 1716 Table 9. Above Moderate-Income Sites Identified ................................................................................. 2018 Table 10. Pipeline Residential Development Credited Toward 6th Cycle RHNA .................................... 2220 Table 11. Accessory Dwelling Unit and Junior Accessory Dwelling Unit Development Trends ............. 2220 Table 12. Estimated Affordability of Projected ADUs 2021–2029 .......................................................... 2321 Table 13. Summary of Residential Capacity Compared to 6th Cycle RHNA by Income, City of Manhattan Beach, June 30, 2021 through October 31, 2029 ................................................................................... 2523 Table 14. Additional Site Capacity .......................................................................................................... 2523 Table 15. Potential Underutilized Sites for Overlay ................................................................................ 3634 Table 16. Rezone Sites to Accommodate the Buffer .............................................................................. 4239
Figures
Figure 1. Northwest Sites Identified ........................................................................................................... 14 Figure 2. Western Sites Identified ............................................................................................................... 28 Figure 3. Central and Southeast Sites Identified ......................................................................................... 29 Figure 4. Sites to Accommodate Lower-Income Shortfall and Buffer ........................................................ 43
Page | E-1 City of Manhattan Beach Appendix E: Sites Analysis and Inventory 1 Introduction
As provided under California State law (Government Code Sections 65583[a][3]), a General Plan Housing Element must include an inventory of land suitable for residential development, including vacant sites that can be developed for housing within the planning period, and non-vacant sites having realistic and demonstrated potential for redevelopment during the planning period to meet the local Regional Housing Needs Allocation (RHNA) at all income levels. As further detailed in the following discussion, every local jurisdiction is assigned a number of housing units representing its share of the State’s housing needs for an 8-year planning period. The City of Manhattan Beach’s (City) housing need for the 6th Cycle (8-year planning period [2021–2029]) consists of 774 total units, including housing at all income levels.
This appendix of the Housing Element contains an analysis and inventory of sites within City limits that are suitable for residential development during the planning period. State law requires a land inventory that relies largely on vacant sites, and if a City is relying on non-vacant sites, findings based on substantial evidence must be provided to demonstrate that the existing use does not constitute an impediment to additional residential development. However, the City is completely built-out, meaning that vacant sites are nearly nonexistent (further discussed in Section 3.1, Process Overview).
Furthermore, the lack of supply in vacant land currently available in the City is not something that the City can directly control. The City can only incentivize and promote redevelopment within the City, which is the intent of several programs in the Housing Element, such as Programs 1, 2, 3, 8, 9, 11, 13, 15, 16, 18, 19, 22 and 2830. Although State law (Government Code Section 65583.2) presumes existing uses to be an impediment to additional residential development, because of the built out nature of the City, most development projects are on infill sites. Furthermore, with the booming housing market in California, the median home price in the City rose to $2,923,949 as of August 2021, giving developers a large financial incentive to pursue redevelopment opportunities on non-vacant sites in the City.
As presented in this analysis, through the Sites Analysis for the 2021–2029 planning period, the City has identified capacity for 384 377 total units through underutilized sites, projected accessory dwelling units (ADUs), and pipeline projects, which are expected to receive Certificates of Occupancy within the planning period. The City has an adequate supply of land to accommodate the City’s RHNA of 132 above moderate-income and 155 moderate-income units. The City has identified existing capacity to realistically accommodate 85 81 lower-income units through underutilized sites, projected ADUs, and pipeline projects. To meet the remaining RHNA for lower-income units, the City commits to Program 2, Adequate Sites, of the Housing Element, and has identified areas to increase capacity in the City to not only meet its housing need, but to ensure adequate capacity throughout the planning period through a generous buffer for additional lower-income sites that exceeds the City’s RHNA (see Section 7.1, Sites to Accommodate Lower-Income Shortfall and BufferIdentified for Adequate Sites Program).
In conjunction with the sites identified for the Sites Inventory, the Housing Element programs will further support new development on sites identified at and above the corresponding capacity established for the respective sites. This Sites Analysis and Inventory describes the City’s housing target for the 6th Cycle planning period (6th Cycle); provides an overview of the methodology for identifying underutilized sites; breaks down the methodology by which realistic development capacity was determined; identifies existing capacity for all RHNA income categories; evaluates development that is currently underway, which counts toward the City’s housing need; details the expected number of ADUs Page | E-2 City of Manhattan Beach Appendix E: Sites Analysis and Inventory to be developed within the planning period; and summarizes the approach used for the identification of sites selected for the Adequate Sites Program of the Housing Element. 2 Regional Housing Needs Allocation
Pursuant to State law, each jurisdiction in the State has a responsibility to accommodate a share of the projected housing needs in its region. The process and methodology of allocating regional housing needs to individual cities and counties is conducted through an assessment of the region’s housing need, and the unit count allocated to cities and counties results in the RHNA. The RHNA is mandated by State housing law as part of the periodic process of updating local Housing Elements of General Plans, and the total number of units for each region is provided by the Department of Housing and Community Development (HCD). The RHNA quantifies the need for housing within each jurisdiction during specified planning periods.
As part of the assessment and allocation process, each council of governments must develop a methodology that determines each jurisdiction’s RHNA as a share of the regional determination of existing and projected housing need provided by HCD. Each jurisdiction’s RHNA is broken down by income category, ensuring that all economic groups are accommodated. The methodology generally distributes more housing, particularly lower-income housing, near jobs, transit, and resources linked to long-term improvements of life outcomes, and must further state objectives, including affirmatively furthering fair housing.
The City’s share of regional housing need was determined by a methodology prepared by the Southern California Association of Governments (SCAG) as part of its Final Regional Housing Needs Assessment Allocation Plan, adopted in March 2021 and updated June 2021. In accordance with the Final RHNA Allocation Plan, the City must plan to accommodate 774 total housing units for the projection period beginning June 30, 2021 and ending October 15, 2029. This is equal to a yearly average of approximately 93 housing units. The 774 total units are split into four RHNA income categories (very low, low, moderate, and above moderate). Table 1, City of Manhattan Beach Regional Housing Needs Allocation 2021–2029, provides the City’s RHNA by income category. Of the 774 total units, the City must plan to accommodate 322 units for very low-income households, 165 units for low-income households, 155 units for moderate-income households, and 132 units for above-moderate-income households.
Table 1. City of Manhattan Beach Regional Housing Needs Allocation 2021–2029 Income Category Units Percent of Total
Very Low-Income 322 41.6%
Low-Income 165 21.3%
Moderate-Income 155 20%
Above Moderate-Income 132 17.1%
Total 774 100%
As shown in Table 1, the City must accommodate 774 total housing units from 2021 to 2029. To ensure that adequate capacity is maintained in the City throughout the 6th Cycle, additional capacity above and beyond the RHNA assigned to the City has been identified in this analysis. In accordance with State Page | E-3 City of Manhattan Beach Appendix E: Sites Analysis and Inventory requirements, the City will monitor the housing capacity identified in the Sites Inventory throughout the planning period to maintain sufficient capacity for the remaining RHNA at all income levels. 3 Vacant and Underutilized Sites Methodology and
Assumptions
State law requires each jurisdiction to include a land inventory to identify specific sites that are suitable for residential development and demonstrate that sufficient land is zoned to provide housing capacity that is adequate to meet the RHNA for each income level. This section of the Sites Analysis and Inventory describes the methodology used to calculate the housing capacity on all vacant and non- vacant developable land within the City limits that is zoned to allow for housing and available to develop within the Housing Element planning period.
3.1 Process Overview
The Sites Analysis was completed using Geographic Information Systems (GIS) mapping software with multiple data sets to identify potentially available housing sites, largely depending on SCAG’s annual land use parcel-level dataset (ALU v.2019.2) available from SCAG’s open GIS data portal, last updated in June 2021. SCAG’s land use dataset provides extensive parcel-level data, including existing land uses, mainly based on 2019 Tax Assessor records.1 The City is nearly completely built-out, meaning that vacant sites are nearly nonexistent, which was verified using the Tax Assessor land use codes. Local governments with limited vacant land resources may rely on non-vacant and underutilized residential sites to accommodate their RHNA. Although HCD’s Housing Element Site Inventory Guidebook (Government Code Section 65583.2) states that a “nonvacant site’s existing use is presumed to impede additional residential development,” the City’s opportunities for residential development depends on underutilized sites due to the lack of vacant land. Although some parcels identified have vacated uses, or are largely undeveloped, per HCD’s definition of vacant sites, all sites identified in this analysis are considered non-vacant. Further, all sites zoned for residential development in the City are already developed with residential units. Therefore, this Sites Analysis largely depends on those underutilized sites within City limits that are zoned to allow for residential development identified by their land-to- improvement ratio, age of buildings, existing uses that may preclude development, proximity to resources and existing infrastructure, and other data indicating possible constraints to development feasibility. The specific factors for identifying and prioritizing underutilized sites are summarized as follows:
• Building Age – Buildings more than 30 years old. Building age is also a major factor influencing property valuation and land value. The age of housing is often an indicator of housing conditions. In general, housing that is 30 years or older is considered an older building as it may begin to need costly repairs.
• Under Valued – An assessed land-to-improvement (LTI) ratio less than 1. Improvement values less than 1 is an indicator for developers that the site has redevelopment potential as the assessed value of the land is greater than the assessed improvement value.
1 Source of 2019 existing land use: SCAG_REF – SCAG’s regional geospatial datasets; ASSESSOR – Assessor’s 2019 tax roll records; CPAD- California Protected Areas Database (version 2020a; accessed September 2020); CSCD – California School Campus Database (version 2018; accessed September 2020); FMMP – Farmland Mapping and Monitoring Program’s Important Farmland GIS data (accessed September 2020); MIRTA – U.S. Department of Defense’s Military Installations, Ranges, and Training Areas GIS data (accessed September 2020).
Page | E-4 City of Manhattan Beach Appendix E: Sites Analysis and Inventory • Underbuilt – Commercially zoned sites where the current floor area ratio compared to the maximum allowable floor area ratio is less than 100 percent. This indicator helps identify opportunity sites from a redevelopment perspective as there is land is considered to be underbuilt.
• Resource Access – Within TCAC/HCD Opportunity Areas, defined by HCD and the California Tax Credit Allocation Committee (TCAC) as areas whose characteristics have been shown by research to support positive economic, educational, and health outcomes for lower-income households.
• Existing Use – On the ground research informed the selection of sites to ensure that existing uses can realistically be redeveloped within the planning period. This includes knowledge of existing long-term leases and existing known vacancies. • Local Knowledge – City knowledge of property owner interest to sell or of developer interest to redevelop was utilized to identify non-vacant sites regardless of the factors listed above.
The sites identified as underutilized include a mix of underutilized uses such as dilapidated parking lots, automotive repair shops, office spaces and restaurants with large surface car lots, and single-family residential units zoned for commercial and allowing multifamily and mixed-use developments. The underutilized sites are not known to have been occupied in the past 5 years with housing occupied by lower-income residents. Nonetheless, the City will mandate replacement requirements pursuant to the requirements as set forth in Government Code Section 65915, subdivision (c)(3) on sites identified in the Sites Inventory through Program 26, Replacement Requirements, of the Housing Element. In addition, online mapping tools—including Google Earth, Google Maps, and Los Angeles County Office of the Assessor Property Assessment Information System—as well as City knowledge of the current projects in the pipeline and development interest in certain areas of the City were used to verify underutilized status and existing uses. Table 2, Underutilized Site Capacity, provides a summary of existing capacity units identified by income category.
Table 2. Underutilized Site Capacity
Lower-Income Units Moderate-Income Units Above Moderate-Income Units Total Units 2824 161158 19 208 201 units
3.2 Sewer, Water, and Environmental Constraints
Environmental and infrastructure constraints cover a broad range of issues affecting the feasibility of residential development. All parcels included in the Sites Inventory were reviewed for any known environmental constraints, sewer and water capacity, and dry utilities. The sites included in the inventory have all been designated for residential development, have access to existing sewer and water capacity and dry utilities, and are not constrained by known site-specific or environmental constraints that would limit development. Land suitable for residential development must be appropriate and available for residential use in the planning period. As such, the sites were also reviewed according to their development standards and regulations, as well as recently approved or built residential projects in the same zones where housing is an allowed use. Sites in the General Commercial (CG) and Planned Development (PD) Districts that require an overlay or rezoning to permit residential uses were also included in the Site Analysis based on the Adequate Sites Program included in the Housing Element required to address an RHNA shortfall. See Section 7, Sites Identified for Adequate Sites Program, for details.
Page | E-5 City of Manhattan Beach Appendix E: Sites Analysis and Inventory
3.3 Density and Affordability Assumptions
Government Code Section 65583.2(c) requires, as part of the analysis of available sites, thea local government to demonstrate that the projected residential development capacity of the sites identified in the Housing Element can realistically be achieved. The following subsections provide an analysis of the realistic capacity assumptions per income level identified in zones allowing for residential uses.
3.2.13.3.1 Lower-Income Units
Government Code Section 65583.2(c) requires, as part of the analysis of available sites, a local government to demonstrate that the projected residential development capacity of the sites identified in the Housing Element can realistically be achieved. This RrRealistic capacity may be determined by utilizingse established minimum densities to calculate the housing unit capacity or utilizing adjustment factors such as development trends of existing or approved residential developments at a similar affordability level in the City. The City does not have established minimum densities in the City; therefore, the Sites Inventory develops the realistic capacity for residential zones by analyzing development trends in the City (Table 3, Development Trends), planned development projects, and local knowledge to calculate lower-income units in the City.
As a conservative estimate of capacity calculations, the Sites Analysis estimated estimates realistic capacity is 20 dwelling units (du) per acre for the City’s Medium-Density Residential (RM) zone in Area District 3III, and for the High Density Residential (RH), Local Commercial (CL), Downtown Commercial (CD), and North End Commercial (CNE) zones in all Area Districts (1 I through 4IV) for sites identified to accommodate the City’s lower-income RHNA (see Table 34, Lower-Income Units Density Assumptions by Zone). The RM zone in Area District III and RH, CL, CD, and CNE zones in Area Districts I through IV are analyzed for lower-income units as these zones meet the City’s default density of 30 du per acredwelling units per acre (See Section 4.1, Lower-Income Sites for more details). Table 3 includes an analysis of residential and mixed-use development projects from 2019 and 2020, and prospective projects. Recent development examples shown in Table 3 indicates that an average of 90 percent of the maximum capacitydensity was achieved in residential and commercial zones. Since most development in the City has been for moderate- and above moderate-income housing units, the analysis also considers two planned projects which include an affordability component. A project located at 401 Rosecrans Avenue known as Verandas includes a total of 79 units with 73 above moderate-income units and 6 very low- income units. And a project known aslocated at 1701 – 1707 Artesia which includes a total of 14 residential units, 13 of which are affordable tofor above moderate-income households and 1 affordable to a very low-income households. The Verandas and 1707 – 1707 Artesia projects achieved 152 percent and 117 percent capacity of the maximum density du per acredwelling units per acre allowed under each respective zone, respectively (see Section 5, Planned, Approved, and Prospective Projects for more details).
Another factor informing the realistic capacity for lower-income units is the potential for mixed-use projects and nonresidential development in zones that allow 100 percent nonresidential development (CL, CD and CNE zones). As such, recent development trends were also analyzed to capture the potential for nonresidential development in the development ofto inform the realistic capacity. The aforementioned 1701 – 1707 Artesia, is a recent planned mixed-use development project in the City.
This project is located in the CL zone which is a mixed-use zone that allows 100 percent nonresidential development. As detailed in Section 5.2, 1701-1707 Artesia, this project includes 649 square feet of commercial space and 14 residential units. The CL zone in Area District I allows for a maximum 43.6 du Page | E-6 City of Manhattan Beach Appendix E: Sites Analysis and Inventory per acredwelling units per acre; however, utilizing a density bonus as permitted under State law, the project achieved a density of 46.6 du per acredwelling units per acre. Regardless of the commercial component, the project was able to achieve a density well over the maximum density permittedexceed the maximum permitted density, achieving 117 percent of the maximum density permitted. The Verandas project is located in the CNE zone, Area District III which allows a mix of uses and maximum capacitydensity of 51.2 dwelling units per acre. And aAlthough the site allows for the development of nonresidential uses and is located in an area where mixed-use development is commonplace, the planned development is 100 percent residential and does not include a mixed-use component.
Furthermore, the developer used incentives such asincluding a density bonus as permitted under State law, in addition to a 10 percent and a density bonus provided through the City’s lot consolidation incentive. Therefore, the project achieved a density of 79 du per acredwelling units per acre, much higher than the 51.2 dwelling units per acre permitted by the zone. The Verandas projectThe examples provided coupled with local knowledge of developer interest for residential development in the City support the likelihood that the two sites identified in zones that allow for nonresidential uses in Table 7, Lower-Income Sites, are highly likely to develop as residential uses.
The realistic capacity for lower-income sites of 20 dwelling units per acre is relatively low considering that the aforementioned zones allow up to a maximum density of 32.3 to 51.2 du per acredwelling units per acre. As is later detailed in Section 4.1, the Sites Inventory was able to identify existing capacity for three sites adequate for lower-income unitscapacity. Two of the three sites identified in Table 7 (Table ID 1 and 2) are located in commercial zones CL Area District I and CNE Area District III which permit a maximum capacity of 43.6 and 51.2 du per acredwelling units per acre, respectively (see Section 4.1 for site details). A realistic capacity of 20 du per acredwelling units per acre is approximately 48.8 percent and 39 percent of the maximum density allowed in each zone. Sites identified as Table ID 1 and 2 also have parcels that were previously identified as non-vacant sites in the 5th Cycle Housing Element and are subject to Program 7, By-Right Development, which allows developments by-right pursuant to Government Code Section 65583.2(i) when 20 percent or more of the units are affordable to lower- income households. Additional incentives for residential development include the State density bonus (Program 11, Density Bonus), which has been used on various projects in the City, the City’s lot consolidation incentive (Program 16, Lot Consolidation Incentive) which allows for an additional density bonus beyond what is permitted under State law. Given recent development trends in the City, it is evident that developers are utilizing these incentives to increase and develop residential projects at densities above what is permitted under either the Zoning Code or General Plan. Further, the In conclusion the realistic capacity of 20 du per acredwelling units per acre considers the development trends over the last three years at 90 percent capacity achieved, planned projects with affordable housing components achieving at least 117 percent of the maximum capacity, planned development and developer interest for residential development in mixed-use zones, and high maximum densities allowed per zone. Therefore, the realistic capacity is a very conservative assumption as it is below 50 percent of what is allowed per the base zones and considers the potential for commercial development on mixed-use sites by providing a generous buffer in the calculation. With high land values and limited vacant land available in the City, it is expected that property owners will strive for densities closer to or above the maximums.
Page | E-7 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Therefore, while these assumptions take into account realistic development potential for affordable units, they do not limit the ability of a project to be built at an overall higher density allowed under either the Zoning Code or the General Plan. With high land values and limited vacant land available in the City, it is expected that property owners will strive for densities closer to the maximums.
Table 3. Development Trends
APN Address Zone
Area
District Acres
Max Units
Under
Zone
Units
Permitted
Percent
Capacity
Achieved
Date
Permit
Issued
4176030008 2709 Manhattan Blvd RH II 0.058 2.97 2 100% Jul-20 4175023013 3405 Bayview Dr RH III 0.04 2.04 1 50% 30-Sep-19 4179026014 117 13th St RH III 0.045 2.30 1 50% 2-Dec-19 4177009028 428 24th St RM III 0.031 1.00 1 100% 19-Mar-19 4166009004 1450 12th St RH II 0.161 7.013 4 57% 23-Oct-19 4166009005 1446 12th St RH II 0.16 6.96 4 67% 23-Oct-19 4180022015 120 4th St RM III 0.062 2.00 2 100% 1-May-19 4164001021 1843 11th St RH-D2 I 0.1492 3.58 3 100% 29-Jul-19 4176027017 3009 Manhattan Ave RH III 0.031 1.58 1 100% 9-Oct-19 4175023014 3400 Manhattan Ave RH III 0.08 4.09 2 50% 28-Aug-19 4180026014 124 6th St RM III 0.06 1.93 1 100% 30-Sep-19 4177013009 2604 Alma Ave RM III 0.08 2.58 2 100% 28-Aug-19 4177015015 323 25th St RM III 0.06 1.93 1 100% 23-Jul-19 4176014014 409 30th St RM III 0.0403 1.30 1 100% 7-Aug-19 — 401 Rosecrans Blvd CNE III 1.02 52.27 79 152% In process — 1701–1707 Artesia
Blvd
CL I 0.30 12 14 117% In process
Total – – 2.37 99 119 90% –
APN = Assessor’s Parcel Number
Table 34. Lower-Income Units Density Assumptions by Zone Area
District
Maximum Density (units per acre) Realistic Density (units per acre) Medium Density
Residential Zone (RM)
High Density
Residential (RH)*
Medium Density
Residential Zone (RM)
High Density Residential
(RH)*
1I — 43.6 per acre — 20 per acre
2II — 43.6 per acre — 20 per acre
3III 32.3 per acre 51.2 per acre 20 per acre 20 per acre IV
4 — 51.2 per acre — 20 per acre
Source: City of Manhattan Beach
* CL, CD, and CNE zones are subject to the development standards in the RH zone and applicable Area District.
3.2.23.3.2 Moderate- and Above Moderate-Income Units
Sites identified to accommodate the City’s moderate- and above moderate-income RHNA have been calculated assuming a conservative 80 percent of the maximum permitted density in the respective Page | E-8 City of Manhattan Beach Appendix E: Sites Analysis and Inventory zone. Development trends from 2019 and 2020, and prospective projects indicate that 90 percent of maximum capacity was achieved (see Table 43, Development Trends). Most of these projects were for moderate and above-moderate units—with recent planned developments which include an affordable housing component. Therefore, it is assumed that a buffer is provided through this conservative estimate of capacity. Parcel size is also considered in this analysis, as the average parcel size in zones that allow residential uses is approximately 0.09 acres and the median parcel acreage is 0.06. Since parcel sizes are very small, most developers will use the maximum density allowed to increase their return on investment. Recent development trends also indicate that developers are using City incentives to increase their density maximums. For example, Verandas is a residential development which provides 73 units affordable to above moderate-income households and 6 units to lower-income households (see Section 5.1 for details). While the base zone CNE, Area District III, allows for up to 51.2 du per acredwelling units per acre, through State density bonus and lot consolidation incentives, the developer was able to increase development by 27 units (152 percent capacity achieved). As is later detailed in Section 4.2, Moderate Income Sites and 4.3, Above Moderate-Income, sites identified in Table 8, Moderate-Income Sites Identified, and Table 9, Above Moderate-Income Sites Identified, were selected in the residential and mixed-use zoning districts (CL, CD, and CNE).As was previously discussed in Section 3.3.1, Lower-Income Units, residential developments in the City on nonresidential zones were able to achieve or exceed the maximum density allowed regardless of a commercial mixed use component. Nevertheless, the potential for nonresidential development on mixed-use zones sites is considered in the realistic capacity for moderate- and above moderate-income sites. The realistic capacity considers average parcel size, local knowledge of developer interest for residential development, development trends at 90 percent capacity, and residential incentives such as Program 11 and Program 16 which allow for densities above what is permitted under the Zoning Code or General Plan. Table 4 3 provides a full list of development trends and corresponding densities in the City. Table 5, Moderate- and Above Moderate-Income Units Density Assumptions by Zone, provides an overview of the maximum and realistic capacity for each residential zone considered in the Sites Analysis for the moderate- and above moderate-income RHNA.
Table 4. Development Trends
APN Address Zone
Area
District Acres
Max Units
Under
Zone
Units
Permitted
Percent
Capacity
Achieved
Date
Permit
Issued
4176030008 2709 Manhattan Blvd RH 2 0.058 2.97 2 100% Jul-20 4175023013 3405 Bayview Dr RH 3 0.04 2.04 1 50% 30-Sep-19 4179026014 117 13th St RH 3 0.045 2.30 1 50% 2-Dec-19
4177009028 428 24th St RM 3 0.031 1.00 1 100% 19-Mar-19 4166009004 1450 12th St RH 2 0.161 7.013 4 57% 23-Oct-19 4166009005 1446 12th St RH 2 0.16 6.96 4 67% 23-Oct-19
4180022015 120 4th St RM 3 0.062 2.00 2 100% 1-May-19
4164001021 1843 11th St RH-D2 1 0.1492 3.58 3 100% 29-Jul-19 4176027017 3009 Manhattan Ave RH 3 0.031 1.58 1 100% 9-Oct-19 4175023014 3400 Manhattan Ave RH 3 0.08 4.09 2 50% 28-Aug-19 4180026014 124 6th St RM 3 0.06 1.93 1 100% 30-Sep-19
4177013009 2604 Alma Ave RM 3 0.08 2.58 2 100% 28-Aug-19 4177015015 323 25th St RM 3 0.06 1.93 1 100% 23-Jul-19
4176014014 409 30th St RM 3 0.0403 1.30 1 100% 7-Aug-19 — 401 Rosecrans Blvd CNE 3 1.02 52.27 79 152% In process Page | E-9 City of Manhattan Beach Appendix E: Sites Analysis and Inventory — 1701–1707 Artesia
Blvd
CL 1 0.30 12 14 117% In process
Total – – 2.37 99 119 90% –
APN = Assessor’s Parcel Number
Table 5. Moderate- and Above Moderate-Income Units Density Assumptions by Zone Area
District
Maximum Density (units per acre) Realistic Density (units per acre) Single-Family
Residential
Zone (RS)
Medium Density
Residential Zone
(RM)
High Density
Residential
(RH)*
Single-Family
Residential
Zone (RS)
Medium Density
Residential
Zone (RM)
High Density
Residential
(RH)*
1I 5.8 per acre 11.6 per acre 43.6 per acre 4.6 per acre 9.3 per acre 34.8 per acre 2II 9.5 per acre 18.9 per acre 43.6 per acre 7.6 per acre 15.2 per acre 34.8 per acre 3III 25.6 per acre 32.3 per acre 51.2 per acre 20.5 per acre 25.8 per acre 41 per acre 4IV — — 51.2 per acre – – 41 per acre
Source: City of Manhattan Beach
* CL, CD, and CNE zones are subject to the development standards in the RH zone, and applicable Area District. 4 Existing Capacity
4.1 Lower-Income Sites
In accordance with Housing Element law (Government Code Section 65583.2[c][3]), the City’s default density for accommodating capacity for lower-income units (322 very low-income units and 165 low- income units) requires zoning that permits a minimum of 30 du per acredwelling units per acre because the City is considered a metropolitan jurisdiction. The City has five zones that permit densities of 30 du per acredwelling units per acre or greater: the RM zone, in only Area District 3III; RH zone in any Area District; and the CL, CNE, and CD zones, which are subject to the development standards for multifamily housing in the RH zone. Although there are many zones that permit the default density considered adequate for lower-income units, the Sites Inventory was only able to identify existing capacity for 24 units on 3 sites. There are no vacant parcels available in the City that can accommodate lower-income units, therefore, the Sites Inventory relies on non-vacant sites as detailed in Section 3, Vacant and Underutilized Sites Methodology and Assumptions. This section will provide an overview of the challenges and limitations the City experienced in identifying lower-income sites compliant with State law including size of sites and existing uses on non-vacant parcels, followed by a site level analysis.
Underutilized sites in the higher-density zones were generally included in the Sites Inventory as lower- income sites.
4.1.1 Size of Sites and Lot Consolidation
Further, it is detailed under State guidance indicates that sites that are too small or too large may not facilitate developments of affordable to this lower -income levelhouseholds. Government Code Section 65583.2(c)(2)(A)(B) requires sites identified for lower-income units be limited to 0.5 to 10 acres. To meet the minimum acreage, a site may include two or more smaller parcels that have a realistic potential to be consolidated and developed into one site. In selecting sites for lower-income units, given the criteria, the City experienced various limitations and challenges identifying sites that met the size criteria. As previously mentioned, aAlthough the City has five zones that permit a minimum of 30 dwelling unitsdu per acredwelling units per acre, the average median parcels size is approximately 0.06 acres. Therefore, Page | E-10 City of Manhattan Beach Appendix E: Sites Analysis and Inventory opportunities for identifying contiguous and underutilized parcels that can reasonably be expected to be consolidated as one site are limited. Sites smaller than 0.5 acres are deemed inadequate to accommodate development for lower-income housing unless evidence or recent trends can prove otherwise. As shown in Table 43, 15 of the 16 development projects over the last 3 years have been located on sites smaller than 0.5 acres, which is reflective of the average parcel size in the City being far below 0.5 acres. Although not all of the projects built in the last 3 years have included an affordable housing component, it can be assumed, based off these trends and existing opportunities for small site development, that developer interest in building housing affordable to all income levels on sites smaller than 0.5 acres will continue into the 6th Cycle. Furthermore, a recent planned development, 1701 – 1707 Artesia, has an affordable housing component and is built on a 0.30-acre site. This small site combined two parcels to achieve the 0.30 acres. Therefore, this site supports the assumption that lower-income sites in the City will be developed on sites smaller than 0.5 acres. While one of Tthe three sites identified do not meets HCD’s minimum acreage criteria, the two sites that do not meet the acreage criteria and are just under 0.5 acres (see Table 7) and are considered adequate for lower- income development based on the median parcel size in the City, development trends on small sites, and planned projects with affordable housing built on consolidated sites less than 0.5 acres. in size based on the previously detailed trends.
Further, a study of current properties on the market zoned for multifamily development in the City and surrounding cities including Redondo Beach, Hermosa Beach, and El Segundo, revealed that the median parcel size for multifamily development lots is 0.06 acres. Lot acreages ranged from 0.03 acres to 0.17 acres. A notable multifamily development on the market located in El Segundo, included a 31-unit development on a 0.13-acre lot. Through market trends, it is clear available properties have small parcel sizes and can be assumed that development for lower-income sites will be built on sites smaller than 0.5 acres and developed at densities higher that the realistic capacity of 20 du per acredwelling units per acre. The following subsections below (4.1.3.1 - 4.1.3.3) provide site specific details of how the City will ensure small sites can adequately accommodate the lower-income RHNA.
The analysis also considers the likelihood that sites with multiple parcels can be consolidated. Two sites identified for lower-income development (Table ID 1 and 2) include multiple parcels and are identified as consolidated sites. Since most parcels in the City are small, it can also be assumed that developers will consolidate parcels, as is supported by recent planned projects, Verandas and 1701 – 1707 Artesia, which include consolidated parcels. The City also provides several incentives to encourage and facilitate the development of lower-income housing through various programs. Through Program 16, the City provides an additional density bonus in exchange for lot consolidation on sites greater than 0.5 acres, and sites greater than 0.3 acres that are identified to accommodate the RHNA in the Sites Inventory.
Again, this incentive was utilized by Verandas planned development project to increase their density.
And as part of Program 16 the City will also assist affordable housing developers in identifying opportunities for lot consolidation using the City’s GIS system and property database. Through Program 11, developers may also increase their density in exchange for affordable housing, pursuant to State law.
The following subsections below (4.1.3.1 - 4.1.3.3) provide site specific details of how the City will ensure sites identified for consolidation can adequately accommodate the lower-income RHNA.
4.1.2 Non-Vacant Parcels
All three sites identified as having the capacity to accommodate lower-income housing were identified on parcels considered to be underutilized. As previously mentioned, there are no available vacant Page | E-11 City of Manhattan Beach Appendix E: Sites Analysis and Inventory parcels in the City and all residential zoned land in the City is already developed with residential uses.
Therefore, in selecting sites for the lower-income RHNA, the Sites Inventory analysis considered the factors listed under Section 3.1, Process Overview. The factors include building age, specifically, buildings more than 30 years old. Building age is a major factor influencing property valuation and land value as the age of housing is often an indicator of housing conditions. In general, housing that is 30 years or older is considered an older building as it may begin to need costly repairs. The second factor is identifying sites that are undervalued, specifically, with an assessed land-to-improvement (LTI) ratio less than 1. Improvement values less than 1 is an indicator for developers that the site has redevelopment potential as the assessed value of the land is greater than the assessed improvement value. The third factor is underbuilt sites, this specifically identified commercially zoned sites where the current floor area ratio compared to the maximum allowable floor area ratio is less than 100 percent. This indicator helps identify opportunity sites from a redevelopment perspective as there is land is considered to be underbuilt. The fourth factor is resource access which looks at TCAC/HCD Opportunity Areas, defined by HCD and the California Tax Credit Allocation Committee (TCAC) as areas whose characteristics have been shown by research to support positive economic, educational, and health outcomes for lower-income households. Lastly, sites were identified utilizing City local knowledge of property owner interest to sell or of developer interest to redevelop.
The sites selected in Table 7, are likely to be developed for lower-income RHNA as tThe existing structures are not considered an impediment to development due to their current uses, building age, current conditions indicating a likely need for substantial repairs, and low LTI ratios as described above.
Two of the sites include two or more parcels with the realistic potential for consolidation: sites identified as Table ID 1 and 2. Based on recent trends for projects in the pipeline, which include the redevelopment of underutilized parcels consolidated into one project site (see Section 5, Planned, Approved, and Prospective Projects), it is reasonable to assume that sites identified as Table ID 1 and 2 can be consolidated as one site. Similar to the projects in the pipeline, the uses on these lots are underutilized, and programs in the Housing Element provide incentives for lot consolidation. For example, Program 1316, Lot Consolidation Incentive, provides an additional density bonus above and beyond what is permitted under State law and includes provisions for the City to assist affordable housing developers in identifying opportunities for lot consolidation. Residential developments meeting the minimum requirements for a density bonus are granted an additional bonus in exchange for lot consolidation. The existing Manhattan Village Senior Villas located at 1300 Parkview Avenue, and the future Verandas Project located at 401 Rosecrans Avenue and the 1701–1707 Artesia Project are examples of residential projects developed on multiple parcels that include units affordable to very low-, low-, and moderate-income households. The Verandas Project and 1701–1707 Artesia Project are further detailed in Section 5 and are credited toward the 6th Cycle planning period RHNA. The following subsections below (4.1.3.1 - 4.1.3.3) provide site specific details of how the City will ensure existing uses can adequately accommodate the lower-income RHNA.
4.1.3 Analysis of Impediments to Development on Underutilized Sites Since there are no vacant parcels in the City, a common challenge was finding sites with existing uses that would not be considered an impediment for development of lower-income units. Specifically, iIdentifying sites with existing residential uses which would yield a great amount of net new units. As previously mentioned, residentially zoned land in the City is already developed with residential uses. was another challenge in identifying lower-income sites. From a high-level overview there appears to be many contiguous parcels that could potentially accommodate lower-income units. However, when Page | E-12 City of Manhattan Beach Appendix E: Sites Analysis and Inventory calculating the realistic capacity at 20 du per acredwelling units per acre, many parcels yielded negative or 0 net new units. Meaning that identifying these sites is not feasible as the units would only be replaced. Many parcels yielded low or negative net new unitsThis is due to small parcel sizes and/or existing residential units built at higher densities. Table 6, Example Site, provides an example of one of the major and common challenges in identifying lower-income sites that meet both HCD’s criteria and yield enough net new units to be considered feasible from a redevelopment perspective. This is particularly important when identifying lower-income sites because existing uses cannot be an impediment to development. While the parcels in the example site can be consolidated to meet the acreage criteria, only five net new units are yielded when accounting for the existing 19 units and their current tenants—likely rendering the site unfeasible from an affordable housing development perspective.
Table 6. Example Site
Assessor’s Parcel Numbers Acres Uses Existing Units Net New Units 4167-014-017
4167-014-016
4167-014-015
4167-014-014
0.56 Four quadplexes 19 5
To ensure net new units when identifying existing capacity for redevelopment across all income levels in the City and in compliance with Senate Bill 330 (2019), the approach used was to focus on parcels with commercial uses that permit residential development because those generally yielded a higher number of units. And as previously discussed in Section 3.3.1, development trends in the City indicate residential properties developed on commercial zoned properties typically achieve the maximum density. As such, the realistic capacity considered the development on residential properties on commercially zoned parcels. Many of the parcels were then filtered out because their existing uses were considered an impediment to development (e.g., well-known franchises) because it was not foreseen that the nature of the business would discontinue within the planning period. However, the underutilized sites ultimately selected for accommodating the lower-income RHNA have existing uses that are not considered an impediment to development, and their current uses are reasonably assumed to be discontinued during the planning period. The following subsections below (4.1.3.1 - 4.1.3.3) provide site specific details of how the existing uses are not an impediment to lower-income RHNA.
Table 7, Lower-Income Sites Identified, details the underutilized sites identified as appropriate to accommodate the lower-income RHNA and expected net new units based on the realistic capacity assumptions.
Page | E-13 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 7. Lower-Income Sites Identified
Table
ID APNs
Consolidated
Site
NumberLetter
Address Zone Area
District Acres Existing Uses Net New
Units
1 4137-001-900*
4137-001-904
4137-001-905
4137-001-027
4137-001-906
1A
Rosecrans
Ave./
Highland
Ave.
CNE 3III 0.5433
Small-scale office park with a real
estate agent office, closed
chiropractor office, and a Sports
Bar (APN 4137-001-027, LTI ratio
0.52, built 1977) with a City-owned
parking structure (APNs 4137-001-
900, 4137-001-904, 4137-001-905,
4137-001-906).
106
2 4170-026-003*
4170-026-004* 2B
1026–1030
Manhattan
Beach Blvd.
CL 1I 0.49
Remax offices, stand-alone
building with a surface parking lot
(APN 4170-026-003, LTI ratio
0.30, built 1953) and two-story
stand-alone vacated Pilates studio
with surface parking lot (APN
4170-026-004, LTI ratio 0.38, built
1964).
9 3 4163-024-028 N/A 1535 Artesia
Blvd. RH 1I 0.46
Masonic Center with surface
parking lot (LTI ratio 0.97, built
1963).
9 Total — — — — — 1.4928 — 248
Notes: Parcels with an asterisk (*) are non-vacant parcels identified in the 5th Cycle Housing Element.
APN = Assessor’s Parcel Number; LTI = land-to-improvement
4.1.3.1 Site 1
Site 1, labeled as “Table ID 1” in Table 7, is composed of five four lots parcels reasonably expected to be consolidated into one site and totals 0.54 33 acres to identify 6 net new units. The uses include is a parking lot facility made up of four City owned parcels (APNs 4137-001-900, 4137-001-904, 4137-001- 905, 4137-001-906).that is publicly owned by the City, and a small-scale office park composed of three connecting two-story structures built in 1977 with an LTI ratio of 0.52.
The parking lot facility is not considered to be an impediment to development as the location is at the intersection of an area prime for redevelopment and recent development trends indicate parking lot redevelopment is feasible. For example, a proposed project in the City of Pasadena is slated to replace a parking lot with 105 residential units and also includes provisions for a semi-subterranean parking for 162 vehicles. Other examples of an increasing trend to redevelop parking spaces in Southern California include north of the City in the City of Santa Monica. The project includes the replacement of a parking lot facility in Downtown Santa Monica with an affordable housing component. The City of Mountain View in northern California has also recently approved a project from the nonprofit Alta Housing that would bring 120 affordable housing units to a city-owned parking lot. As vacant land has become scarcer, cities in California are looking to their city-owned parking lots as a mean to provide much needed affordable housing. Further, parking will not be lost as new development will require parking subject to the standards in the City’s Zoning Code. Although theWhile the City does not currently have plans to sell the land, and the land is not designated as surplus land; however, if developer interest would arise, the City would work with the developer to analyze the feasibility of development, and comply with the guidelines and regulations outlined in Assembly Bill (AB) 1486, Surplus Lands Act. As Page | E-14 City of Manhattan Beach Appendix E: Sites Analysis and Inventory part of Program 30, Surplus Lands, of the Housing Element, the City will identify and prioritize local surplus lands available for housing development affordable to lower-income households and report on these lands annually through the Housing Element Annual Progress Report in accordance with the requirements of AB 1486 (2019). If the City identifies any public land that they intend to declare as surplus land at any point, the City will send notices about available, surplus local public land to HCD, local public entities within the jurisdiction where the surplus local land is located, and any developers who have notified HCD of their interest in developing affordable housing on surplus local public land in accordance with the requirements set forth in the Surplus Land Act (Government Code Section 54220- 54234). (See Program 26).
Current tenants include an eating establishment known as Summer’s Sports Bar, a State Farm Insurance agent office, and a recently closed chiropractor office. The four parcels have common ownership and through the lot consolidation program (Program 16) the City is provides incentives for lot consolidation by allowing sites greater 0.3 acres identified in this Sites Analysis, an additional density bonus. Program 16 also includes provisions for the City to assist affordable housing developers in identifying opportunities for lot consolidation such as this one. It should also be noted that one parcel identified on this site (APN 4137-001-900) has been previously identified as a non-vacant site in the 5th Cycle, therefore, an additional incentive is available on this site through Program 7 which allows by-right development when 20 percent of the units proposed are affordable to lower-income households. This site has very strong redevelopment potential, and recent trends indicate this area is prime for redevelopment. Abutting this site is the location of a proposed 79-unit residential housing redevelopment project, detailed in Section 5.1, Verandas – 401 Rosecrans Avenue, which indicates developer interest for residential development in this area. The City will identify and track surplus City- owned sites in accordance with the requirements of Assembly Bill 1486; refer to see Program 26 30, Surplus Lands, of the Housing Element.
4.1.3.2 Site 2
Site 2, labeled as “Table ID 2,” is composed of two parcels reasonably expected to be consolidated into one site with a total acreage of 0.49 and 9 net new units located along Manhattan Beach Boulevard.
Manhattan Beach Boulevard has a mix of existing uses, including commercial; retail; offices spaces; and residential units such as duplexes, condos, and apartments. One of the parcels currently has a vacated two-story building with a surface parking lot that was previously a Pilates studio (APN 4170-026-004).
The use is not considered an impediment to development as the building is vacated, and the building is considered older,was built in 1964, and undervalued as it has an LTI ratio of 0.38. The second parcel, APN 4170-026-003, is an irregularly shaped stand-alone building occupied by Remax real estate agency with surface parking in the rear. The building is considered underutilized, and the use is expected to discontinue within the planning period as the building is over 58 years old and is beginning to need major repairs. The LTI ratio was also analyzed to determine the potential for redevelopment. With a low was built in 1963 and has an LTI ratio of 0.30, it can be expected that this site will draw developer interest as the assessed value of the land is greater than the assessed improvement value, meaning there is a higher return on investment. The parcels are owned by individual entities and do not share common ownership; however, this is not considered to impede lot consolidation as recent projects in the City have successfully consolidated parcels that did not share ownership (see Section 5.2 for details). Again, through Program 16, the City is facilitating lot consolidation on this site by providing density incentives for sites identified in the Sites Inventory greater than 0.3 acres. Further both parcels Page | E-15 City of Manhattan Beach Appendix E: Sites Analysis and Inventory have been previously identified as non-vacant sites in the 5th Cycle, therefore, an additional incentive is available on this site through Program 7 which again allows by-right development when 20 percent of the units proposed are affordable to lower-income households. Considering the nature of the underutilized sites, and factors described above, the site is prime for redevelopment. Through programs and incentives in the housing element, the City is ensuring the site can realistically be developed for lower-income households.
4.1.3.3 Site 3
Site 3, labeled as “Table ID 3,” is a square-shaped parcel with a standalone building oriented toward the northside of the property. The parcel, APN 4163-024-028, is currently the location of the Beach Cities Masonic Center and with a large surface parking lot on the southern area of the lot. The site is located along Artesria Boulevard and is surrounded by multifamily residential uses along Artesia Boulevard, and single-family residential housing to the rear of the property north of the property line. The use itself is not a franchise nor considered an essential business and is considered marginal. Thus, the use will not impede residential development. Additionally, the conditions of the building and parking lot are in need of repair. The building is 59 years old, built in 1963, and has an LTI of 0.97, which indicates the land is undervalued. An improvement values less than 1 is an indicator for developers that the site has redevelopment potential as the assessed value of the land is greater than the assessed improvement value. The building was built in 1963 and has an LTI ratio of 0.97.
The Site 3 is located in an area of the City where there is both developer and property owner interest to redevelop and sell property. Additionally, itSite 3 is located one block west of the future planned mixed- used commercial and residential project detailed in Section 5.2, 1701–1707 Artesia, indicating developer interest in this area.. West of Site 3, on the northeast corner of Sepulveda Blvd. and Artesia Blvd., there is known interest from the property owner to sell this commercial property. Site 3 does not require lot consolidation but is considered a small site under HCD criteria, this residential parcel is one of the larger parcels found in the City at 0.46 acres as the median parcel size in the City is 0.06 acres, see Section
4.1.1, Size of Sites and Lot Consolidation, for details. Nonetheless, through programs in the Housing Element the City is facilitating potential development on this site. For example, through Program 11, the project may qualify for a density bonus pursuant to the requirements under State law. Through Program 12, Developer Outreach and Transparency, the City will work with the development community to identify ways that lower-income housing may be provided and will educate developers as to how density bonus regulation could be used to facilitate the development of affordable housing.
See Section 7, Sites Identified for Adequate Sites Program, for sites identified to accommodate the lower-income shortfall.
4.1.34.1.4 Sites Identified in Previous Housing Elements Per Government Code Section 65583.2(c), a non-vacant parcel identified in a previous planning period cannot be used to accommodate the lower-income RHNA unless the parcel is subject to a program in the Housing Element to allow residential uses by-right for housing developments in which at least 20 percent of the units are affordable to lower-income households. As described in the site-specific analysis in the section above, tThe City has identified three non-vacant parcels (Assessor's Parcel Number 4137- 001-900, 4170-026-003, and 4170-026-004. See SitesTable ID 1 and 2 in Table 7, Lower-Income Sites Identified) to accommodate lower-income units that were previously identified in the 5th Cycle Housing Element. Therefore, the subject sites (Table ID 1 and 2 in Table 157), Potential Underutilized Sites for Page | E-16 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Overlay and Rezone) are subject to Program 28 7, By-Right Development, of the Housing Element for previously identified sites per State law.
4.2 Moderate-Income Sites
Sites inventoried at the moderate-income level were identified in the RM, RH, and commercially zoned districts permitting multifamily and mixed-uses (CL, CNE, and CD). Although the minimum acreage criterion does not apply to these moderate-income sites, there were limited sites available when considering the underutilized methodology previously described (building age, undervalued, and underbuilt). A total of 24 sites were identified on non-vacant parcels considered underutilized with a total of 158 net new units. Of the 24 sites, 10 sites include the potential for consolidating parcels. The sites which include multiple parcels were selected as such due to the similar conditions of the abutting parcels including undervaluation, building age, and underbuilt. Through Program 16 of the Housing Element, the City is supporting the consolidation of these sites as it incentivizes lot consolidation by providing a density bonus for sites greater than 0.3 acres identified in the Sites Inventory.
The general uses of the sites identified included commercial, retail, and some older residential uses.
Again, uses such as franchises were filtered out of the sites inventory. The Sites Inventory analysis focused on selecting sites which showed a visual need for repair, were undervalued, older buildings and have a vacated status or an existing use that is considered marginalized and expected to be discontinued in the planning period. Most of the buildings were built before 1970, and the average LTI ratio is 0.38.
Again, mMany of the buildings visually appear to be in need of repair, and some had uses that were recently vacated. Table 8, Moderate-Income Sites Identified, lists the underutilized sites identified to meet the moderate-income RHNA, a description of the existing uses, and expected net new units based on the realistic capacity assumptions identified on Table 5.
Page | E-17 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 8. Moderate-Income Sites Identified
Table
ID APNs
Consolidated
Site
NumberLette
r
Address Zone Area
District Acres Existing Uses
Net
New
Units
14 4164016002
4164016003
4164016001
3C Manhattan Beach/Harkness CL 1I 0.34
Stand-alone building with a vacated commercial space (APN 4164016002, LTI ratio 0.70, built 1952); stand-alone building with a vacated office space (APN 4164046003, LTI ratio 0.26, built 1952); mixed-use lot with a commercial building built in 1952; one residential unit building built in 1954 (APN 4164016001, LTI ratio 0.20).
11 25 4164016010
N/A 1716 Manhattan Beach
Blvd CL 1I 0.11 Stand-alone real estate office (LTI ratio 0.15, built 1955). 4 36 4170010014 N/A 939 Manhattan Beach Blvd CL 2II 0.09 Two-story beauty salon (LTI ratio 0.19, built 1958). 3 47 4170011015
4170011014 4D Walnut/Manhattan Beach CL 2II 0.20
Law office with surface parking (APN 4170011015, LTI ratio 0.50, built 1952); stand-alone dentistry office with surface parking (APN 4170011014, LTI ratio
0.69, built 1964).
6 58
4170011010
4170011011
4170011012
5E Poinsettia/Manhattan
Beach CL 2II 0.29
Stand-alone tax attorney office with surface parking (APN 4170011010, LTI ratio 0.64, built 1963); two-story real estate agent office with surface parking (APN 4170011011, LTI ratio 0.42, built 1948); vacated stand-alone building and large surface parking (APN 4170011012, LTI ratio 0.002, built 1958). 10 69 4170023007 N/A 828 Manhattan Beach Blvd CL 1I 0.17 Stand-alone dermatology office with surface parking lot (LTI ratio 0.42, built 1971). 7
710 4163009020 N/A 1633 Artesia Blvd RH 1I 0.30 Single-family residence with one exiting residential unit (LTI ratio 0.15, built 1950). 9
811
4170025010
4170025008
4170025009
6F 916–920 Manhattan Beach
Blvd. CL 1I 0.36
Single-family residence (APN 4170025010, one existing unit, LTI ratio 0.12, built 1941); two-story insurance agent office with surface parking (APN 4170025008, LTI ratio 0.92, built 1978); triplex (APN 4170025009, three existing residential units, LTI ratio 0.24, built 1949). 9 912 4179004001 N/A 1212 Highland Ave CD 3III 0.15 Stand-alone two-story building with a chiropractor office, real estate agent office, and surface parking lot (LTI ratio 0.35, built 1946). 6 1013
4179020012
4179020001
4179020013
7G Manhattan Ave/Manhattan
Beach Blvd. CD III3 0.11
Stand-alone clothing retail store (APN 4179020012, LTI ratio 0.27, built 1947); ice cream shop (APN 4179020001, LTI ratio 0.40, built 1940); stand- alone gift shop (APN 4179020013, LTI ratio 0.09, built 1923). 4 1114 4179028001 N/A 1419 Highland Avenue CD 3III 0.08 Irregular-shaped stand-alone building with a real estate agency office and abutting angled surface parking (LTI ratio 0.31, built 1956). 3 1215 4175024023 N/A 3515 Highland Avenue CNE-
D5/RH 3III 0.093 Stand-alone hair salon with a small surface parking lot (LTI ratio 0.98, built 1965). 3
Page | E-18 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 8. Moderate-Income Sites Identified
Table
ID APNs
Consolidated
Site
NumberLette
r
Address Zone Area
District Acres Existing Uses
Net
New
Units
1316 4137009058 N/A 4005 Highland Avenue CNE 4IV 0.13 Stand-alone vacated gym with small surface parking (LTI ratio 0.79, built 1970). 5
1417 4170009800 N/A 953 Manhattan Beach Blvd. CL 2II 0.59 Telecommunications office building with large surface parking lot (built 1960). 20 1518 4166009008 N/A 1426 12th Street RH 2II 0.24 Duplex (two existing units, LTI ratio 0.31, built 1942). 6 1619 4166010006 N/A 1324 12th St. RH 2II 0.16 Single-family residence (one existing unit, LTI ratio 0.27, built 1953). 4 1720 4166010008 N/A 1314 12th St RH 2II 0.16 Single-family residence (one existing, LTI ratio 0.32, built 1956). 4 1821 4170024008
4170024009 8H 852 Manhattan Beach Blvd
848 Manhattan Beach Blvd CL 1I 0.19
Mixed-use lot with two stand-alone buildings: the building abutting Manhattan Beach Blvd. is a tax preparation office, the second building has one existing residential unit (APN 4170024008, LTI ratio 0.24, built 1952); stand-alone vacated office building (APN 4170024009, LTI ratio 0.41, built 1940). 5 1922 4170014008
4170014009 9I 1441–1445 Poinsettia Ave CL 2II 0.16
Single-family residence, detached unit (APN 4170014008, LTI ratio 0.30, built 1928); single-family residence, detached (APN 4170014009, LTI ratio 0.03, built 1940).
3 2023 4166008016 N/A 1451 12th St RH 2II 0.17 Duplex (two existing residential, LTI ratio 0.60, built 1954). 4 21 4169024004
4169024005 10 1038 Duncan Ave
1041 Boundary Pl RM 1I 0.55
Single-family residence, detached (APN 4169024004, LTI ratio 0.25, built 1934); single-family residence, detached (APN 4169024005, LTI ratio 0.01, built 1937).
3 2224 4170008027
4170008028 11J 1011–1019 Manhattan
Beach Blvd. CL 2II 0.39
Design studio (APN 4170008027, LTI ratio 0.14, built 1963); stand-alone restaurant with large surface parking lot (APN 4170008028, LTI ratio 0.44, built 1952).
13 2325 4175017007
4175017009 12K 3514 Highland Ave
3520 Highland Ave CNE-D5 3III 0.08
Stand-alone two-story insurance agency office with surface parking (APN 4175017007, LTI ratio 0.81, built 1965); commercial building with a spa (APN 4175017009, LTI ratio 0.88, built 1936).
3 2426
4175016027
4175016015
4175016022
13L Highland/
Rosecrans CNE 3III 0.24
El Porto Building, closed sushi restaurant, barbershop, yoga studio, escrow office, and pub, seven existing residential units, building for sale (APN 4175016027, LTI ratio 0.29, built 1953); real estate and escrow office (APN 4175016015, LTI ratio 0.48, built 1948); restaurant and pub (APN 4175016022, LTI ratio 0.31, built 1949).
6 2527 4163008038 N/A 1711 Artesia Blvd. CL 1I 0.31 Graphic design office, hair fitnesspermanently closed beauty salon that is vacated, surface parking lot (LTI ratio 0.39, built 1959). 10 Total — — — — — 5.1166 — 161158
APN = Assessor’s Parcel Number; LTI = land-to-improvement; N/A = not applicable Page | E-19 City of Manhattan Beach Appendix E: Sites Analysis and Inventory
Page | E-20 City of Manhattan Beach Appendix E: Sites Analysis and Inventory
4.3 Above Moderate-Income Sites
Sites with luxury units or above moderate-income units as planned for the residential development in the pipeline were identified as having the capacity to accommodate the majority of the above moderate-income sites; see Section 5, Planned, Approved, and Prospective Projects, for full details.
While most of the units are accounted for through pipeline development expected to be completed during the planning period, the sites identified to accommodate the remaining above moderate-income RHNA are listed in Table 9, Above Moderate-Income Sites Identified. Per HCD criteria, none of the sites identified for above moderate-income are considered vacant, therefore the City relied on non-vacant The underutilized sites. The underutilized sites were selected based on the methodology described in Section 3.1. The Sites Analysis identified existing capacity for 11 sites, a total of 19 units for the above moderate-income RHNA. Specifically, were identified in the RM, RH, and commercially zoned districts permitting multifamily and mixed uses (CD and CNE). The existing uses on the sites identified include office spaces, restaurants, and single-family residences located in older buildings that appear in need of repairs, as well as dilapidated parking lots and empty parcels. None of the sites are identified require lot consolidation. Through Program 20, Objective Design Standards, the City will increase transparency and certainty in the development process through objective design standards.
Table 9. Above Moderate-Income Sites Identified
Table ID APN Address Zone Area
District Acres Uses Net New
Units
128 4179004005 315 12th St CD 3III 0.06 Surface parking lot (LTI ratio
0.01) 2
229 4179022029 1213 Manhattan
Avenue CD 3III 0.03 Stand-alone dentistry office
(LTI ratio 0.51, built 1924) 1
330 4179028025 1409 Highland
Avenue CD 3III 0.074 Stand-alone real estate office
(LTI ratio 0.27, built 1989) 3
431 4137010006 3917 Highland
Avenue CNE 4IV 0.04 Surface parking lot (LTI ratio
0.02) 1
532 4137008057 41st/Highland CNE 4IV 0.06 Surface parking lot (LTI ratio
0.006) 2
633 4175016005 316 Rosecrans Ave CNE 3III 0.06 Stand-alone restaurant (LTI ratio 0.08, built 1939) 2
734 4137002016 Rosecrans/Vista CNE 4IV 0.04 Empty parking lot (LTI ratio N/A) 1
835 4137010022 Porto/Ocean RH 4IV 0.03 Empty parking lot (LTI ratio N/A) 1
936 4179014013 815 Manhattan Ave CD 3III 0.06
Office building, clothing
store, and furniture store (LTI
ratio 0.26, built 1972)
2 1037 4166008007 1407 12th St RH 2II 0.12
Single-family residence, one
existing unit (LTI ratio 0.08,
Built 1956)
3 1138 4166008002 1416 15th St RM 2II 0.17 SFR, 1 existing unit (LTI ratio
0.42, Built 1954) 1
Total – – – 0.74 – 19
Page | E-21 City of Manhattan Beach Appendix E: Sites Analysis and Inventory 5 Planned, Approved, and Prospective Projects
Two development projects in the pipeline are seeking entitlements or have prospective development expected to be built within the planning period. One of the pipeline projects is a multifamily residential project, and the other is a mixed-use project, both of which will be redevelopment projects on non- vacant parcels. There are a number of other projects in the City with residential units, such as single-unit developments, that have not been included in this Sites Inventory but are expected to be completed during the planning period.
In addition to the pipeline projects, ADUs projected to be constructed during the planning period may be credited toward capacity to accommodate the RHNA. The following sections provide a description of pipeline projects and ADU projections for the planning period.
5.1 Verandas – 401 Rosecrans Avenue
Verandas is located at 401 Rosecrans Avenue and 3770 Highland Avenue on two abutting parcels with common ownership,with a total acreage of 1.02 acres, and a density achieved of approximately 77.89 units per acre. Although the base zone, CNE in Area District III, allows for a maximum density of 51.2 du per acredwelling units per acre, the project was able to achieve a density 152 percent over the maximum permitted. The project is using a density bonus permitted under State law, in addition to a 10 percent bonus through the City’s lot consolidation incentive (Program 16). As such, the project consists of 73 above moderate-income multifamily residential units and 6 very low-income units. The project is a redevelopment site replacing an event venue previously known as Verandas Beach House located in the northwest area of the City along Highland Avenue and Rosecrans Avenue. in the CNE zone, Area District
3. The As previously mentioned, the site is located in the CNE zone which allows commercial uses, mixed-use, and multifamily residential uses. This area of the City includes a mix of retail, office, and residential uses along Highland Avenue, and primarily residential uses along Rosecrans Avenue.
However, the site is being developed as fully residential without a commercial component.
5.2 1701–1707 Artesia
The 1701–1707 Artesia Project is mixed-use project in the CL zone, Area District 1I, consisting of 649 square feet of commercial space and 14 residential units, including 1 very low-income unit. This project will redevelop the site on two parcels, under separate ownership, replacing a closed antique shop and a detached single-family residence located along the southern border of the City along Artesia Boulevard, at the northeast corner of south Redondo Avenue and Artesia Boulevard. The consolidated site is approximately 0.3 acres and developed at a density of approximately 46.6 units per acre. While the base zone permits a maximum of 43.6 per acre, the project achieved a 117 percent of the maximum permitted density by utilizing . The project will also use a density bonus permitted as allowed under State law.
5.3 Summary of Residential Projects in Pipeline
In total, 93 units are part of planned, approved, or prospective projects expected to be built within the planning period that are counted toward meeting the 6th Cycle RHNA. Based on affordability restrictions, the projects are anticipated to provide a total of seven very low-income units (included under lower-income units in Table 10), and 86 above moderate-income units. The projects summarized above are listed in Table 10, Pipeline Residential Development Credited Toward 6th Cycle RHNA.
Page | E-22 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 10. Pipeline Residential Development Credited Toward 6th Cycle RHNA Project
Lower-Income
Units
Moderate-
Income Units
Above Moderate-
Income Units
Total Units Credited
Toward 6th Cycle RHNA
Verandas – 401 Rosecrans Ave. 6 — 73 79
1701–1707 Artesia Blvd. 1 — 13 14
Totals 7 — 86 93
Source: City of Manhattan Beach
RHNA = Regional Housing Needs Allocation
5.4 Accessory Dwelling Unit Projection
The Housing Element may satisfy its RHNA requirement through methods alternative to the identification of sites. One such methodology is through an analysis of the expected number of ADUs and junior accessory dwelling units (JADUs) to be developed within the RHNA projection period. The number of ADUs and JADUs that can be credited toward potential development must be based on the following factors:
• ADU and JADU development trends since January 2018
• Community need and demand for ADUs and JADUs
• Resources and incentives available to encourage their development • The availability of ADUs and JADUs for occupancy
• The anticipated affordability of ADUs and JADUs
Recent changes to legislation governing the development and provision of ADUs and JADUs have sparked growth in these units in cities across California, including Manhattan Beach. The City is entirely built out and urbanized, and ADU and JADU production is an ideal strategy for producing needed housing while capitalizing on existing infrastructure, such as water and sewer. Additionally, this is often a strategy that is more easily accepted by stakeholders who may be resistant to change because these units provide a form of “unseen” density that is palatable to many.
Although from 2017 to 2019 only three ADUs were permitted and constructed in the City, from January 2020 to date (October 2021), the City has issued eight permits. Table 11, Accessory Dwelling Unit and Junior Accessory Dwelling Unit Development Trends, details recent ADU and JADU development in the City.
Table 11. Accessory Dwelling Unit and
Junior Accessory Dwelling Unit Development Trends
Year Permitted Units
2017–2019 3
2020 3
2021 to date (October 2021) 8
Source: HCD Housing Element Implementation and APR Data Dashboard, 2021
Because ADU and JADU legislation has been revised several times since 2017, providing increased opportunities for the development of housing, it is expected that development trends will continue in an upward trajectory. An Interim ADU Ordinance was in place through 2020 in accordance with updated State laws, and in January 2021, the City Council adopted the City’s local ADU and JADU Ordinance that is currently in place. The City's ADU Ordinance, adopted in January 2021, contains provisions that go beyond those set forth in State law, as follows:
Page | E-23 City of Manhattan Beach Appendix E: Sites Analysis and Inventory • Consistent with State law, the City permits one ADU and one JADU per lot. Alternatively, to offer more flexibility, the City permits two ADUs on a lot with a proposed or existing single- family dwelling.
• The City permits ADUs for existing multifamily dwelling units, consistent with State law. In addition, the City permits one ADU on a lot with a newly constructed multifamily development.
As of October 2021, eight ADUs have been permitted in 2021 and 22 ADU permit applications are in review. To account for this increased potential, this Sites Analysis used the upward trends and sharp increase in ADU construction since January 2018 to estimate new production; however, this only accounts for the effect of new laws without local incentives, such as the public engagement and informational tools to streamline the approval process and market ADU construction that will be implemented as part of Program 1, Accessory Dwelling Units Program, identified as part of the City’s Housing Element, and the recent ADU Ordinance adopted in January 2021. Based on the local incentives, ADU and JADU trends since January 2018, recent upward trends in 2021, and permits currently under City review, a conservative estimate of the number of units to be produced under this approach is 10 units each year during the 6th Cycle RHNA projection period (June 30, 2021 – October 15, 2029), for a total of 83 units.
In addition to calculating the expected number of ADUs and JADUs to be developed within the projection period, the Sites Inventory must calculate the anticipated affordability of ADUs and JADUs to determine which RHNA income categories they should be counted toward. To facilitate the ADU affordability assumptions for jurisdictions, SCAG conducted the Regional Accessory Dwelling Unit Affordability Analysis.2 As part of the analysis, SCAG conducted a survey of rents of 150 existing ADUs from April through June 2020. Efforts were made to reflect the geographic distribution, size, and other characteristics of ADUs across counties and subregions. For example, Los Angeles County is separated into two categories, Los Angeles County I and Los Angeles County II, to better account for the disparities in housing costs between coastal and inland jurisdictions.
SCAG concluded that 23.5 percent of ADUs were affordable to very low-income households. Based on these assumptions, of the total 83 ADUs that are projected to be built during the planning period, 14 are estimated to be affordable to very low-income households, 36 to low-income households, 5 to moderate-income households, and 28 to above moderate-income households. Table 12, Estimated Affordability of Projected ADUs 2021–2029, shows the assumptions for ADU affordability based on the SCAG survey for Los Angeles County II.3
In coordination with the updated policies and programs in the Housing Element and the City’s ongoing efforts to promote the development of ADUs and JADUs, it is likely that these units will be produced at a much higher rate. The programs of the Housing Element aggressively promote and incentivize the production of ADUs and JADUs.
Table 12. Estimated Affordability of Projected ADUs 2021–2029 Income Level Percent of ADUs Projected Number of ADUs
Very Low-Income 17% 14
Low-Income 43% 36
Moderate-Income 6% 5
2 https://scag.ca.gov/sites/main/files/file-attachments/adu_affordability_analysis_120120v2.pdf?1606868527 3 The survey separated Los Angeles County into two categories. Los Angeles County I includes the City of Los Angeles, Las Virgenes‐Malibu, South Bay cities, and Westside cities, and Los Angeles County II includes all other Los Angeles County jurisdictions. The affordability assumptions for Los Angeles County II are reflected in this Sites Inventory.
Page | E-24 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 12. Estimated Affordability of Projected ADUs 2021–2029 Income Level Percent of ADUs Projected Number of ADUs
Above Moderate-Income 34% 28
Total 100% 83
Source: SCAG Regional Accessory Dwelling Unit Affordability Analysis, 2020 ADU = accessory dwelling unit
6 Summary of Capacity to Accommodate the RHNA
The City of Manhattan Beach is an urbanized community in the South Bay area of Los Angeles County.
Due to the built-out nature of the City, small parcel sizes, and high-density build out in parcels adequately zoned for lower-income units, the availability of adequate sites is limited. The City identified capacity for housing through underutilized sites that meet zoning density requirements, have older structures, and have an assessed LTI ratio of less than 1. The underutilization of these sites paired with the programs of the Housing Element such as programs 1, 7, 11, 16, and 20 will ensure that the City can realistically meet the RHNA targets at all income levels for the 6th Cycle, and provide additional sites for a buffer, ensuring that capacity remains throughout the Housing Element planning period.
Table 13, Summary of Residential Capacity and Credit Toward RHNA, shows the breakdown of all existing capacity, projected ADUs, and credits to be counted toward the RHNA, and compares these numbers to the City’s assigned 6th Cycle RHNA. The “total capacity (net new units)” identified in this table does not reflect the additional capacity that would be captured through an overlay or rezone. The capacity deficit by income category, as detailed below, will be accommodated through an Adequate Sites Program.
As shown in Table 13, the City has a total capacity for 85 81 lower-income units, 166 163 moderate- income units, and 133 above-moderate income units within the residential pipeline of projects, underutilized sites, and through the expected number of ADUs and JADUs. The lower-income RHNA is not met through this current capacity, as there is a shortfall of 402 406 units; however, the City will accommodate the shortfall through Program 2, Adequate Sites, of the Housing Element. Through implementation of Program 2, the City will establish an overlay district that encompasses a minimum of
20.1 3 acres of sites in the General Commercial (CG) and Planned Development (PD) Districts to accommodate the remaining lower-income RHNA. The overlay district will create the opportunity for at least 402 406 units of housing appropriate to accommodate lower-income households. Separately from Program 2, the City will rezone and select sites from the overlay district to create an opportunity for an additional 3.65 acres of sites to accommodate a buffer of at least 15 percent (approximately 73 units), as recommended by HCD, to ensure sufficient capacity exists to accommodate the RHNA throughout the planning period and to comply with the provisions of Senate Bill 166 (2017).
Table 14, Additional Site Capacity, identifies the number of units in terms of acreage for the shortfall of lower-income units that will be accommodated through Program 2, and the number of units in terms of acreage that will create to provide an opportunity for a buffer of at least 15 percent for lower-income sites, as recommended by HCD, through rezoning and the overlay district. The acreage needed is assumed using a realistic capacity of 20 du per acredwelling units per acre, based on the minimum density requirements of the Adequate Sites Program.
Page | E-25 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 13. Summary of Residential Capacity Compared to 6th Cycle RHNA by Income, City of Manhattan Beach, June 30, 2021 through October 31, 2029 Category Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
RHNA 774 487 155 132
Underutilized Site Capacity
(Net New Units) 208201 2824 161158 19
Vacant Site Capacity 0 0 0 0
Pipeline Residential Development
Credited Toward RHNA 93 7 0 86
Projected Accessory Dwelling
Units 83 50 5 28
Total Capacity (Net New Units) 384377 8581 166163 133
Total Capacity Deficit (-) OR
Surplus (+) — –402406 +118 +1
Additional Capacity to
Accommodate Shortfall Through
Adequate Sites Program Overlay
402406 402406 — —
Additional Capacity for Buffer
Through Rezoning and Overlay 73 73 — —
RHNA = Regional Housing Needs Allocation
Table 14. Additional Site Capacity
Units Acreage
Adequate Sites Program Overlay to Address Lower-Income Shortfall 402406 20.13 Rezone and Overlay to Address Lower-Income Buffer 73 3.65 Total 475479 23.7595
Figure 1, Northwest Sites Identified, shows the Veranda planned project, identified on the legend as Pipeline Development Sites, and sites identified for all income levels. area is locally known as El Porto, near Rosecrans Avenue and Highland Avenue. As previously discussed in Section 5.1, the Verandas project includes two parcels consolidated as one site which is shown on the map. Figure 2, Western Sites Identified, shows sites selected near Manhattan Beach Boulevard and Highland Avenue, as well as areas west off Sepulveda Boulevard. Figure 3, Central and Southeast Sites Identified, shows the 1701– 1707 Artesia Boulevard Project, which as previously discussed in Section 5.2, includes two consolidated Page | E-26 City of Manhattan Beach Appendix E: Sites Analysis and Inventory parcels, and other identified sites along Artesia Boulevard and other southern sites, as well sites along Manhattan Beach Boulevard, generally east of Sepulveda Boulevard.
Page | E-27 City of Manhattan Beach Appendix E: Sites Analysis and Inventory
Figure 1. Northwest Sites Identified
Page | E-28 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Figure 2. Western Sites Identified
Page | E-29 City of Manhattan Beach Appendix E: Sites Analysis and Inventory
Figure 3. Central and Southeast Sites Identified
Page | E-30 City of Manhattan Beach Appendix E: Sites Analysis and Inventory 7 Sites Identified for Adequate Sites Program
After calculating the City’s current capacity on underutilized sites, pipeline projects to be credited toward the RHNA, and projections for ADUs, the City has a deficit or shortfall of 402 406 units for the lower-income RHNA category. To accommodate the remaining lower-income RHNA, the City identified potential sites in the General Commercial (CG) and Planned Development (PD) zoning districts to be made available to accommodate residential uses appropriate for lower-income households within 3 years and 120 days from the beginning of the planning period. Through implementation of Program 2 of the Housing Element, the City will establish an overlay that encompasses a minimum of 20.1 3 acres of these sites (see Program 2 for additional details) to accommodate the shortfall of lower-income units. In addition, the City will also rezone and identify sites within the overlay (approximately 3.65 acres total) to accommodate a buffer of at least 15 percent (approximately 73 lower-income units), as recommended by HCD, to ensure sufficient capacity exists to accommodate the RHNA throughout the planning period (see Program 196, No Net Loss, of the Housing Element), which is discussed in Section 7.12, Sites to Accommodate Lower-Income Shortfall and Buffer. As detailed in Section 7.2, the City was able to identify 5 sites for a total of 26 lower-income buffer units. The remaining need for 47 sites, 2.35 acres, will be identified from the sites identified in Table 15, Potential Underutilized Sites for Overlay, below (see Section 7.2 for details).
7.1 Sites to Accommodate Lower-Income Shortfall and Buffer To accommodate the remaining lower-income RHNA and a portion of the lower-income buffer sites, the City will establish an overlay to permit residential uses at a minimum of 20 du per acredwelling units per acre as required per State law (see Program 2 in the Housing Element for program components and requirements). As detailed in Section 4, Existing Capacity, there are various limitations and challenges identifying sites adequate for lower-income RHNA units that meet HCD criteria, including size of sites, as well as unavailability of vacant sites, and availability of residential sites which yield positive net new units. Further, within the CG and PD due to an existing voter initiative, development regulations in the RS, RM, and RH residential zoning districts cannot be amended to increase the standards for maximum height of structures or maximum buildable floor area, or to reduce the standards for minimum setbacks, minimum lot dimensions, or minimum lot area per dwelling unit, unless the amendment is first submitted to a Citywide election and approved by a majority of the voters. zonesAs such, the City is limited to identifying rezoning opportunities for the overlay in the CG and PD zones.
Table 15, Potential Underutilized Sites for Overlay, (see Program 2 in the Housing Element for program components and requirements). As such, the City has identified identifies qualifying sites within the CG and PD zones that may potentially be included within the overlay to address the lower-income shortfall and portion of the lower-income buffer sites. The following section provides a description of the methodology utilized to identify sites to accommodate the lower-income shortfall and buffer sites.
7.1.1 Non-vacant Sites Selection Methodology
As described in Section 3, there are no vacant sites in the City, therefore, the overlay relies on non- vacant sites. Similar to the underutilized methodology for selecting underutilized sites in Section 3.1, the City reviewed specific factors for identifying and prioritizing underutilized sites for the overlay including:
Page | E-31 City of Manhattan Beach Appendix E: Sites Analysis and Inventory - Undervalued – An assessed land-to-improvement (LTI) ratio less than 1. Improvement values less than 1 is an indicator for developers that the site has redevelopment potential as the assessed value of the land is greater than the assessed improvement. However, sites with an LTI greater than 1 are also identified in the overlay for sites where there is developer interest, and as it is assumed that that the overlay would increase the value of the land as these sites have not previously allowed for residential development.
- Under Built – Commercially zoned sites where the current floor area ratio compared to the maximum allowable floor area ratio is less than 100 percent. This indicator helps identify opportunity sites from a redevelopment perspective as there is land is considered to be underbuilt.
- Building Age – Buildings more than 30 years old. Building age is also a major factor influencing property valuation and land value. In general, a building that is 30 years or older is considered older as it may begin to need costly repairs.
- Resource Access – Within TCAC/HCD Opportunity Areas, defined by HCD and the California Tax Credit Allocation Committee (TCAC) as areas whose characteristics have been shown by research to support positive economic, educational, and health outcomes for lower-income households.
- Size of Sites. –Sites that meet or could be consolidated to the acreage criteria of 0.5 per HCD’s recommendation for lower-income unit development.
These initial factors were used to narrow the selection of sites within the City to allow for a more informed approach to selecting sites. Following the selection of sites through the above-mentioned data-driven approach, sites were then further narrowed down through on-the-ground research that looked at the potential to consolidate sites, the feasibility of the redevelopment of the existing use, and any known developer interest that has been revealed through developer discussions with City staff. This included the use of online mapping tools, including Google Earth and Google maps, as well as City knowledge of the current projects in the pipeline and development interest in certain areas of the City.
These methods were used to verify building vacancies and the underutilized status of existing uses. The methodology was developed to align with current trends in the City. Table 15 provides the context of each site, including the acreage, potential units, and a description of existing uses, and notes if the site has developer interest or property owner interest to sell. The City is experiencing increased development interest in the areas identified for future development, and multiple inquiries regarding potential housing projects are received on a monthly basis. Through the process of updating the Housing Element, there have been workshops and outreach to developers and property owners (see Appendix F, Community Engagement Summary for details on outreach).
7.1.2 Existing Uses
An on-the-ground analysis of identified rezone sites indicate that the existing uses will not impede residential development. The are no known existing leases or deed restrictions that would perpetuate the existing use or prevent redevelopment on sites identified on Table 15 and Table 16. As part of the analysis, the City confirmed vacated uses, and underutilized sites by conducting site level analysis of the conditions of the buildings, structures, and general property area which indicate dilapidation and/or poor maintenance. While there is one site identified in Table 15, which is considered a brownfield site, through Program 12, the City is committing to working with the development community to identify ways that lower-income housing can be provided and connecting developers to funding sources Page | E-32 City of Manhattan Beach Appendix E: Sites Analysis and Inventory available for this such sites such as the State Brownfield Funding (see Program 12 in the Housing Element). The majority of the sites are selected from the CG zone which does not currently allow for commercial uses. Therefore, in selecting sites, residential components were not a factor impacting the potential for residential development on the sites. In the PD zone, sites are largely underutilized as the parcels are larger ranging from 4 to 7 acres and contain commercial or office building with large, underutilized parking lots. Many of the sites selected include structures that are older with some vacated uses or marginalized uses that can be expected to discontinue within the planning period and are therefore good candidate for redevelopment. In conversation with property owners, the City has documented an increasing interest to sale commercial corner lots and commercial strips along Sepulveda Boulevard. As previously mentioned, the City has no vacant land, therefore, development will occur on infill sites.
7.1.3 Development Trends
The City has conducted an analysis of development trends to inform the selection of sites that will form the rezone overlay. According to development trends since 2018, the City has permitted 14 residential building permits for single-family and multifamily housing ranging from 1 to 4 units (see Table 3). These developments are located on zones that permit residential development. As such the City analyzed development trends in the City of El Segundo, Hermosa Beach, and Redondo Beach, as they are coastal cities and have similar land use characteristics as the City. The analysis revealed similar residential development trends of single-family homes, 2-unit condominiums, and few developments of 3 units or more. In the study, it was found that all cities are seeing a recent increase in developer interest for larger multifamily housing developments and mixed-use development particularly, in the City of El Segundo and Redondo Beach. Specific to the City, as noted in Table 3 and detailed in Section 5, there are two planned multifamily residential development projects, a 79-unit residential project and a 14-unit mixed use project, both of which are located along corridors with both residential and commercial uses and are zoned as commercial. Mixed-use developments in the City of Redondo Beach and El Segundo are also located along commercial corridors. These planned development trends reveal a recent increase in development of residential housing in coastal cities. Specifically, along commercial corridors as they have larger parcels than parcels zoned for residential development.
Some of the sites identified as part of the rezone overlay and buffer to ensure capacity through the planning period include identification of various parcels to create one site. The City identified multiple contiguous parcels when reasonably expected to be consolidated into one site. For example, the parcels had similar characteristics, the parcels were part of a larger are (i.e., same shopping center). Sites that include multiple parcels have also been selected as such to ensure compliance with HCD site size criteria. As previously discussed, both planned development projects in the City include lot consolidation; and while Verandas project consolidated parcels under the same ownership, 1701 – 1707 Artesia Project was able to consolidate parcels under separate ownership. Examples of consolidation sites in the City have typically included two parcels, and sites selected for the rezone overlay also identify sites with 3 or more parcels. Therefore, the City also analyzed project trends in surrounding cities to support the selection of sites and found a redevelopment project in the City of Redondo Beach similar in nature with the characteristics of consolidated sites selected for the rezone overlay. The project includes consolidation of 6 parcels to form a 1.26-acre site for proposed mixed-use residential and commercial use. These examples support the consolidation of sites regardless of ownership.
Page | E-33 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Since development trends for affordable housing in the City are limited, the City’s looks to its ADU trends to forecast what can be expected with housing development during the planning period. For example, the City saw very little ADU applications since 2017, received 3 from 2017-2019, 3 in 2020, and saw a sharp increase in 2021. This is directly related to legislative changes which encourage and facilitate the development of ADUs. As such, the City expects to see an increase in more intensive infill housing development as a result of new State legislation and through the implementation of programs included in the Housing Element which facilitate the production of affordable housing. Through Program 19, the City is committing to developing a methodology to track and monitor all development activity to inform remaining capacity need to meet the City’s RHNA.
7.1.4 Market Conditions
Housing market conditions are also an important factor in determining the feasibility of residential development on non-vacant sites. The City conducted a market study to inform the feasibility of sites selected to be included as part of the rezone overlay. The study found that there is a limited amount of available land on the market zoned for residential and mixed-use developments. According to Realtor.com the median home value in Manhattan Beach is $3.1 million which is similar to what other real estate websites such as MB Confidential, Redfin, Zillow, and LoopNet are reporting. Current properties on the market zoned for multifamily development in the City and surrounding cities including Redondo Beach, Hermosa Beach, and El Segundo, revealed that the median parcel size for multifamily development lots is 0.06 acres. Lot acreages ranged from 0.03 acres to 0.17 acres. A notable multifamily development on the market located in El Segundo, included a 31-unit development on a 0.13-acre lot.
Small parcel sizes may be contributing to the lack of larger multifamily developments built in the City and surrounding cities as discussed in the previous section.
Another market condition analyzed is the cost of construction. Construction costs depend on the type of construction for example the national average for Type I or II multifamily is $148.82 to $168.94 per square foot and Type V Wood Frame multifamily is $113.88 to $118.57 per square foot and consider hard cost for materials and land value, and soft costs which includes permitting fees (see Appendix C, Constraint and Zoning Analysis for details). Further, a study of the costs of affordable housing production in California revealed that between 2016 and 2019, the costs to develop a new affordable unit under the Low-Income Housing Tax Credit (LIHTC) program increased from $425,000 per unit to more than $480,000 per unit. Coastal cities in California have among the highest land value and building costs in the country which likely exceed the aforementioned national average per square-foot and LIHTC affordable per unit calculations. Therefore, local market conditions related to high land value and construction costs coupled with the limited supply of available and developable land in the City indicate that non-vacant sites selected for the rezone overlay are prime for more intensive, compact, and infill development, including redevelopment and reuse of sites. A main component of securing financing from a lender is directly related to the demand of such development. And as this analysis shows, there is a large demand for housing in the City and along coastal communities. The sites selected for the rezone are financially feasible as the parcels are much larger than what is currently available in the City. A study of the land zoned for CG indicates the median parcel size is 0.21, which is much larger when compared to the median parcel size for zones that allow for multifamily development which is 0.06. As such, the sites selected for the rezone overlay will draw developer interest as there is currently a lack of viable available land in the City. Sites selected for the rezone are selected along commercial corridors since rezone opportunities are limited to CG and PD zones. As previously mentioned, there is an increasing Page | E-34 City of Manhattan Beach Appendix E: Sites Analysis and Inventory demand along commercial corridors as they have larger parcels than parcels zoned for residential development. Therefore, in addition to selecting sites where market conditions show the direction of redevelopment opportunities, the sites also comply with the California Tax Credit Allocation Committee (TCAC) opportunity mapping methodologies by identifying capacity for affordable housing near resources such as transit, jobs, grocery stores, and other community resources. Since the primary function of the California TCAC is to oversee the LIHTC program, which provides funding to developers of affordable rental housing, many affordable housing development is often also located near commercial corridors as these areas typically have the highest access to resources.
7.1.5 Availability of Regulatory and/or other Incentives The City is supporting the development of housing on sites selected to accommodate the RHNA shortfall through various regulatory and financial incentives. Through Program 2, the City will adopt standards for the overlay district to address the RHNA shortfall and will include the following components, sites must allow a minimum of 16 units per site, permit a minimum of 20 dwelling units per acre, allow 100 percent residential use and require residential use to occupy at least 50 percent of the floor area in a mixed-use project, permit owner-occupied and rental multifamily uses by right pursuant to Government Code Section 65583.2(i) for developments in which 20 percent or more of the units are affordable to lower- income households. Again, the realistic capacity is based on the minimum du per acredwelling units per acre outlined by State law; however, this does not preclude developers to build at the maximum capacity which will be developed during the planning process (see Program 2 in the Housing Element for more details).
In addition to developing the overlay district standards, through Program 11, the City is committing to updating the Density Bonus Ordinance to ensure is consistent with future amendment to State law. The City supports the density bonus incentives permitted under State law and to further incentivize affordable units, multifamily projects in residential districts that qualify for a density bonus are eligible for a streamlined approval process through Program 3, Affordable Housing Streamlining and Program 18, Multifamily Residential Development Standards and Streaming in the Mixed-Use Commercial Districts (see Housing Element programs for details). Through Program 12, the City will actively work with the development community to identify ways that lower‐income housing may be provided, including housing for extremely low-income households and those with special housing needs. The City will educate developers as to how density bonus regulations and lot consolidation incentives could be used to facilitate the development of affordable housing, including those for extremely low-income, very low-income, and low-income households.
To support sites identified as consolidated sites with multiple parcels, the City provides an additional density bonus incentive under Section 10.12.030 of the MBMC above and beyond what is permitted under State law for multifamily residential developments meeting the minimum requirements for a density bonus. The additional density incentive is granted in exchange for lot consolidation, see Program 16 for details. Through Program 24, Priority Services, the City is committing to coordinate with Public Works to ensure that proposed developments that include housing affordable to lower-income households, including extremely low- and very low-income households, are prioritized for the provision of water and sewer services. Internal coordination will further support the prioritization of water and sewer services for future residential development, including units affordable to lower-income Page | E-35 City of Manhattan Beach Appendix E: Sites Analysis and Inventory households. Through programs in the housing element and identification of adequate sites for the overlay district, the City is ensuring there is capacity to accommodate the lower-income shortfall.
The majority of sites identified as having realistic redevelopment potential within the planning period are considered underutilized. Most of the qualifying underutilized sites were identified under the same criteria detailed in Section 3, Vacant and Underutilized Sites Methodology and Assumptions, and Section 4, Existing Capacity, for underutilized sites appropriate to accommodate development affordable to lower-income households; however, there are some sites that do not meet the underutilized criteria outlined under Section 3, but were selected because there is interest to develop these sites or it is assumed that the overlay would create developer interest because these sites have not previously allowed for residential development.
Page | E-36 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 15. Potential Underutilized Sites for Overlay and Rezone Table ID APNs
Consolidated
Site
NumberLetter Zone
Area
District Acres
Lower Income Units
(Realistic Capacity at
20 du/acre) Existing Uses
1 4169006006
4169006005
4169006007 1A CG 1I 0.55 10
Two-story office building for MB real estate agency with a surface background parking lot to the rear (APN 4169006006, LTI ratio 0.37; built 1977). Small commercial strip with three stand-alone buildings including a Pilates studio, hair salon, photography studio. State Farm real estate agent office, law office, tanning studio (APN 4169006005, LTI ratio 0.14, built 1954; APN 4169006007, LTI ratio
0.66, built 1987).
2 4173027026
4173027022
4173027021
4173027020
4173027019
4173027024
4173027027
4173027021
2B CG 2II 1.18 23
Five one-story standalone buildings. A smog check shop (APN 4173027026, LTI ratio 1.05, built 1989). Picture frame shop (APN 4173027022, LTI ratio 0.0003, built 1947) with parking lot (APN 4173027021). Medical offices, including a dermatology, hearing, facial plastic and ENT surgery (APN 4173027019, LTI ratio 3.08, built 1969) and parking lot (APN 4173027020). Standalone building and surface parking lot with an animal hospital, vacated massage spa, and a postal center (APN, 4173027027, LTI ratio 0.21, built 1974). Standalone building and surface parking lot with a secondhand store (APN 4173027024, LTI ratio 0.41, built 1948). 3 4171013041
4171013036
4171013030
4171013034
4171013029
4171013039
4171013041
3C CG 2II 1.48 29
One-story building, same-day COVID-19 testing clinic and vacated spa (APN 4171013036, LTI ratio 0.99, built 1954). Nail salon, cCoreolgy pPilates studio, sports bar, and dermatology and laser studio center (APN 4171013041, LTI ratio
0.5, built 1961). Printing Office (APN 4171013034, LTI ratio 0.22, built 1947). Real estate group office, printing officeand, acting studio (APN, 4171013039, LTI ratio
0.54, built 1957; LTI ratio 0.22, built 1947). Vacated Enterprise Rent-A-Car with parking lot (APN 4171013030, LTI ratio 0.34, built 1957); LTI ratio 0.004) with a parking lot (APN 4171013029, LTI ratio 0.004).
4 4171014034
4171014035
4171014020
4171014021
4D CG 2II 0.69 13
Auto repair and tires shop with surface parking (APN 4171014034, LTI ratio 0.66, built 1968). Auto service and repair shop with surface parking (APN 4171014035, LTI ratio 0.30, built 1972). Two-story building with an attorney office (APN 4171014020, LTI ratio 0.33, built 1923) and surface parking associated with attorney office (APN 4171014021, LTI ratio 0.003, built 1950). 5 4170006023
4170006019
4170006018
4170006017
4170006022
4170006015
4170006028
4170006027
4170006013
5E CG 2II 1.15 21
Stand-alone shipping and mailing store with surface parking (APN 4170006019, LTI ratio 0.26, built 1965). Stand-alone marketing agency (APN 4170006018, LTI ratio
0.06, built 1950). Duplex with two existing residential units (APN 4170006017, LTI ratio 0.22, built 1949). Two-story commercial building with a sports bar and office spaces with a large surface parking lot (APN 4170006022, LTI ratio 0.39, built 1964). Stand-alone commercial building with a tailor and insurance agency office with surface parking (APN 4170006015, LTI ratio 0.26, built 1955). Ingress and egress to surrounding uses (APN 4170006028, LTI ratio N/A). Auto service shop (APN 4170006027, LTI ratio and built N/A). Veterinarian office (APN 4170006013, LTI ratio 0.34, built 1948).
Page | E-37 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 15. Potential Underutilized Sites for Overlay and Rezone Table ID APNs
Consolidated
Site
NumberLetter Zone
Area
District Acres
Lower Income Units
(Realistic Capacity at
20 du/acre) Existing Uses
6 4170007021
4170007022
4170007017
4170007016
6F CG 2II 0.50 9
Stand-alone mattress store with surface parking (APN 4170007021, LTI ratio 0.43, built 1947). Self-service car wash with surface parking (APN 4170007022, LTI ratio
0.42, built 1965). Auto repair shop with surface parking (APN 4170007017, LTI ratio
0.19, built 1949). Hair salon and pet salon with surface parking (APN 4170007016, LTI ratio 0.38, built 1949).
7 4167015034 CG 1I 0.65 13 Church building with large surface parking lot (LTI ratio 0.80, built 1966). 8 4170037001
4170037002
7G CG 1I 0.50 9
Stand-alone commercial with an ice cream shop, spa, and restaurant (APN 4170037001, LTI ratio 0.40, built 1956). Surface parking (APN 4170037002, LTI ratio 0.014).
9 4167026012
4167026011
4167026014
4167026015
4167026016
8H CG 1I 1.020.51 2010
Corner lot with a one-story paint store and large surface parking (APN 4167026012, LTI ratio 0.87, built 1955). Two-story office building with a hair salon, plant services office, advertising office, and limousine services office (APN 4167026011, LTI ratio
0.43, built 1968). Surface parking lot (APN 4167026014, LTI ratio 0.002). One-story stand-alone commercial building with a dentistry and foot specialist office (APN 4167026015, LTI ratio 0.61, built 1944). Auto repair shop with surface parking (APN 4167026016, LTI ratio 0.13, built 1970).
10 4169014048
4169014016
9I CG 1I 0.62 12
Stand-alone garden center (APN 4169014048, LTI ratio 0.33, built 1974). Garden center store (APN 4169014016, LTI ratio 0.27, built 1954). 11 4167023013
4167023032 J10 CG 1I 0.66 13 Stand-alone cleaners with surface parking (APN 4167023013, LTI ratio 0.05, built 1941). Auto repair shop (APN 4167023032, LTI ratio 0.13, built 1964). 12 4168025011
4168025010
4168025009
4168025008
11K CG 1I 0.68 13
Pet supply store (APN 4168025011, LTI ratio 0.46, built 1980). Auto repair shop (APN 4168025010, LTI ratio 0.20, built 1953). Large surface parking associated with auto repair shop (APN 4168025009, LTI ratio 0.04). Two-story commercial building with a fraternity office and closed yarn shop (APN 4168025008, LTI ratio
0.75, built 1952).
13 4164003027
4164003022
4164003030 12L CG 1I 0.66 12
Small commercial strip with pizza shop, liquor store, and laundromat (APN 4164003027, LTI ratio 0.52, built 1984). Small commercial strip with a camera repair shop, tailor, and nail salon (APN 4164003022, LTI ratio 0.39, built 1972).
Single-family residence (APN 4164003030, LTI ratio 0.49, built 1957). 14 4164002032
4164002001 13M CG 1I 0.68 13
Cleaners, smoke shop, and sports bar (APN 4164002032, LTI ratio 0.19, built 1957). One-story commercial building with a banner store, edible arrangements shop, auto parts store, and tutoring service office (APN 4164002001, LTI ratio 0.24, built 1953).
15 4170027001
4170027003
4170027023
14N CG 1I 0.50 9
Two-story stand-alone building with an insurance agency office and nail salon (APN 4170027001, LTI ratio 1.49, built 1948). Surface parking lot (APN 4170027003, LTI ratio 0.06). Stand-alone restaurant (APN 4170027023, LTI ratio 0.15, built 1992).
Page | E-38 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 15. Potential Underutilized Sites for Overlay and Rezone Table ID APNs
Consolidated
Site
NumberLetter Zone
Area
District Acres
Lower Income Units
(Realistic Capacity at
20 du/acre) Existing Uses
16 4166007018
4166007014
4166007013
4166007012
15 RM 2II 0.61 5*
Duplex (APN 4166007018, LTI ratio 0.25, built 1957), Single-family residence, detached (APN 4166007014, LTI ratio 0.03, built 1965), Duplex (APN 4166007013, LTI ratio 1.56, built 1973). Duplex (APN 4166007012, LTI ratio 0.71, built 1971), total 7 existing residential units.
17 4166007008
4166007009
4166007010
16 RM 2 0.51 4*
Duplex (APN 4166007008, LTI ratio 0.21, built 1955). Duplex (APN 4166007009, LTI ratio 1.3, built 1946). Duplex (APN 4166007010, LTI ratio 1.7, built 1959), total 6 existing residential.
16 4167026014
4167026015
4167026016
O CG I 0.51 10
Surface parking lot (APN 4167026014, LTI ratio 0.002). One-story stand-alone commercial building with a dentistry and foot specialist office (APN 4167026015, LTI ratio 0.61, built 1944). Auto repair shop with surface parking (APN 4167026016, LTI ratio 0.13, built 1970).
18 4171031021 N/A RS 2 0.66 13* Church with surface parking lot (LTI ratio 0.53, built 1956).
1917 4163008046 N/A CG 1I 0.86 17 Stand-alone office building for an insurance agency with large surface parking lot (LTI ratio 3.37, built 1969).
2018 4165024033 N/A CG 2II 0.51 10 Corner lot gas station (LTI ratio 0.12, built 1990). 2119 4166020030 N/A CG-D8 2II 0.68 13 Office and commercial building with large surface parking lot, including a sporting goods store, hair salon, and other office spaces (LTI ratio 0.19, built 1961). 2220 4138018022 N/A PD 2II 5.14 102 Five story stand-alone office building with a large surface parking lot (LTI ratio 3.31, built 1982).
2321 4166019026 N/A CG-D8 2II 0.67 13 Car wash service (LTI ratio 0.51, built 1972). 2422 4173032034 N/A CG 2II 0.68 13
Commercial lot with two stand-alone buildings. One building has multiple tenants , including a pizza franchise, massage spa, sushi restaurant, bakery, and jewelry store. The second building is a vacated office space. There is a large surface parking lot (LTI ratio 0.57, built 1983).
25 4166020030 N/A CG-D8 2II 0.68 13 Two-story office building with a computer services office, therapy, chiropractor, and management office (LTI ratio 0.19, built 1961).
236 4166020034 N/A CG-D8 2II 2.93 58
Commercial center with a bicycle store, bagel stop, restaurant, sports apparel store, market, bank, and theatre company and large surface parking lot (LTI ratio 0.62, built 1955).
247 4171013043 N/A CG 2II 0.71 14 Small commercial strip and surface parking lot with a bank, lighting store, fitness store, and nail shop (LTI ratio 1.57, built 1980).
258 4170037023 N/A CG-D8 I1 0.5 10 Commercial retail building with a dry cleaners, Pilates studio, salon, hair studio, florist, restaurant, and personal fitness training gym (LTI ratio 0.54, built 1969). 2926 4167028036 N/A CG-D8 1I 0.86 17 Small commercial building with a café and two restaurants with a large surface parking lot (LTI ratio 0.42, built 1960).
Page | E-39 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 15. Potential Underutilized Sites for Overlay and Rezone Table ID APNs
Consolidated
Site
NumberLetter Zone
Area
District Acres
Lower Income Units
(Realistic Capacity at
20 du/acre) Existing Uses
3027 4168013014 N/A CG-D8 1I 1.5 29 Commercial building with a dental office, pizza restaurant, insurance office, driving school, and a large surface parking lot (LTI ratio 0.57, built 1976). 3128 4168012034 N/A CG 1I 0.83 16
Stand-alone commercial building with a large surface parking lot with an eating establishment, donation center, and sandwich shop. There is redevelopment interest on this site (LTI ratio 1.63, built 1961).
3229 4168012029 N/A CG 1I 0.89 17 Stand-alone bank with surface parking. There is redevelopment interest on this site. (LTI ratio 0.71, built 1964).
3330 4168012036 N/A CG 1I 2.67 53
Shopping center with redevelopment interest. Composed of three stand-alone buildings with multiple tenants and large surface parking lot. Tenants include a fitness center, cleaners, tanning salon, spa, print and ship center, nutrition store, fast-food restaurant, and vacant tenant spaces (LTI ratio 0.76, built 1960). 3431 4138018045 N/A PD 2II 4.79 95 Stand-alone five-story commercial building with a gym, coworking offices, and a parking garage (LTI ratio 1.93, built 1982).
3532 4138018908 N/A PD 2II 7.47 149 Country club with surface parking and multiple tennis courts (LTI ratio N/A, City owned).
3633 4138026900 N/A PD 2II 5.4 108 Large surface parking lot and recreation field (LTI ratio N/A, City owned). 3734 4138020056 N/A CG-D8 2II 3.29 65 Large, vacated stand-alone building with developer interest (LTI ratio 1.49, built 1978).
Total – – – – 54.3650.9 1,0311,018
APN = Assessor’s Parcel Number; du/acre = dwelling units per acre; LTI = land-to-improvement; N/A = not applicable * TEXT
Page | E-40 City of Manhattan Beach Appendix E: Sites Analysis and Inventory
To ensure there is an adequate buffer for lower-income sites, the City has identified 1.78 acres to rezone, which approximately accommodates 22 net new units as a buffer, and the City will select additional sites from the extra capacity identified in Table 15, Potential Underutilized Sites for Overlay and Rezone. As recommended by HCD and to comply with the provisions of Senate Bill 166 (2017) (see Program 16), the buffer is approximately 15 percent (approximately 73 units) of the total 487 lower- income RHNA. The sites selected to for the buffer to ensure lower-income capacity buffer are not subject to the requirements under Program 2. The buffer will ensure sufficient capacity exists to accommodate the RHNA throughout the planning period.
Table 15, Potential Underutilized Sites for Overlay and Rezone, lists the underutilized sites in the CG zone, and PD zones, and sites the City will rezone (marked with an Asterix symbol in the Lower-Income Units column). Table 15 also indicates the total realistic capacity each site could accommodate for lower-income units at 20 du per acre. Although not all the sites may be selected as part of the overlay, the City has identified 54.36 acres that could potentially accommodate 1,031 lower-income units, more than half the 20.1 acres required to accommodate the shortfall of 402 lower-income units. Figure 4, Sites to Accommodate Lower-Income Shortfall and Buffer, shows sites selected as additional capacity for the City to accommodate the remaining RHNA need for lower-income units, including a buffer to ensure sufficient capacity throughout the planning period.
7.2 Sites to Accommodate Lower-Income Buffer
As previously mentioned, in addition to establishing an overlay in the CG and PD zones to accommodate the shortfall of 406 lower-income units, the City will rezone approximately 3.65 acres to ensure there is an adequate buffer. As recommended by HCD and to comply with the provisions of Senate Bill 166 (2017) (see Program 19, No Net Loss), the buffer is approximately 15 percent (approximately 73 units) of the total 487 lower-income RHNA. The buffer will ensure sufficient capacity exists to accommodate the RHNA throughout the planning period. Table 16, Rezone Sites for Lower-Income Buffer, lists sites identified as underutilized using the methodology and on-the-ground analysis described in the previous section (see Section 7.1.1, Non-vacant Sites Selection Methodology through 7.1.5, Availability of Regulatory and/or other Incentives for details) for identifying potential capacity in the City. The City identified 5 sites, a total of 26 net new units, as it accounts for existing residential uses, in the RS and RM zones which will be rezoned to RH which meets the default density of 30 du per acredwelling units per acre required for lower-income sites. The realistic capacity is for lower-income units is again calculated at 20 du per acredwelling units per acre. Table ID 35 through 37 are consolidated sites and include multiple parcels. As noted in previous sections, the City is facilitating lot consolidation through Program 16. Additionally, although most sites may include parcels with different ownership, planned development projects indicate that this has not prevented or created an impediment to the development of housing, and housing affordable to lower-income households.
Sites identified as Table ID 38 and 39, below, are identified as having potential and property owner interest to accommodate lower-income housing in exchange for parking reductions pursuant to the provisions of Assembly Bill (AB) 1851. The units calculated on Table ID 38 and 39 account for the requirements under AB 1851 which only allow up to 50 percent of the number of religious-use parking Page | E-41 City of Manhattan Beach Appendix E: Sites Analysis and Inventory spaces requested to be eliminated. For example, the church site represented as Table ID 40, is located on a 1.63-acre lot and has a 0.51-acre surface parking lot. As AB 1851 only permits up to 50 percent of parking removal, the units were calculated at 20 du per acredwelling units per acre on 0.30 acres.
Through Program 22, Parking Reductions in Exchange for Housing at Religious Institutions, the City will amend the Zoning Code to identify a process by which parking requirements can be reduced for religious institutions in exchange for housing development. The remaining need for 47 lower-income buffer units or 2.35 acres of land will be identified from the list of sites in Table 15; however, these sites will not be subject to the program requirements under Program 2 as is required for the shortfall of sites.
Figure 4, Sites to Accommodate Lower-Income Shortfall and Buffer, shows sites selected as additional capacity for the City to accommodate the remaining RHNA need for lower-income units, including a buffer to ensure sufficient capacity throughout the planning period.
Page | E-42 City of Manhattan Beach Appendix E: Sites Analysis and Inventory Table 16. Rezone Sites to Accommodate the Buffer
Table ID APNs Consolidated
Site
LetterNumber
Zone Area
District
Acres Lower Income Units
(Realistic Capacity
at 20 du per
acredwelling units
per acre)
Existing Uses
35 4166007018
4166007014
4166007013
4166007012
P RM II 0.61 5 Duplex (APN 4166007018, LTI ratio 0.25, built 1957), Single-family residence, detached (APN 4166007014, LTI ratio 0.03, built 1965), Duplex (APN 4166007013, LTI ratio 1.56, built 1973). Duplex (APN 4166007012, LTI ratio 0.71, built 1971), total 7 existing residential units. 36 4166007008
4166007009
4166007010
Q
RM II 0.51 4
Duplex (APN 4166007008, LTI ratio 0.21, built 1955). Duplex (APN 4166007009, LTI ratio 1.3, built 1946). Duplex (APN 4166007010, LTI ratio 1.7, built 1959), total 6 existing residential.
37 4169024004
4169024005
R
RM I 0.55 8
Single-family residence, detached (APN 4169024004, LTI ratio 0.25, built 1934); single-family residence, detached (APN 4169024005, LTI ratio
0.01, built 1937).
38 4171031021 N/A RS II 0.66 4* Church with an approximate 0.44-acre surface parking lot (LTI ratio 0.53, built 1956).
39 4167013020
N/A RS I 1.63 5* Church with an approximate 0.51-acre surface parking lot (LTI ratio 1.74, built in 1963),
Total - - - 3.96 26 -
*Note: Calculated at 50% of the parking lot acreage indicated in the Existing Uses column
Page | E-43 City of Manhattan Beach Appendix E: Sites Analysis and Inventory
Figure 4. Sites to Accommodate Lower-Income Shortfall and Buffer
Page | E-44 City of Manhattan Beach Appendix E: Sites Analysis and Inventory 8 Conclusions
Bound by Rosecrans Avenue to the north, the Pacific Ocean to the west, Redondo Beach and Hermosa Beach to the east and south, the City has developed to the edges of its boundaries. Because the City is nearly entirely built-out and does not have large swaths of land preserved for open space or conservation, there are little to no opportunities to identify new housing capacity on undeveloped lands.
The City’s housing capacity is identified in the form of underutilized sites that are most suitable for redevelopment. The underutilization of these sites, in combination with their location in high-resource areas and paired with the following programs of the Housing Element, will ensure that the City can realistically meet the RHNA targets at all income levels during the Housing Element planning period:
• Through Program 1, Accessory Dwelling Units, the City will stay current and amend the ADU Ordinance if needed to conform to future amendments to State law, and develop public engagement and informational tools to streamline the approval process and market ADU/JADU construction, including ADUs affordable to lower- and moderate-income households, to achieve an annual average goal of 10 building permits issued for ADUs. • Through Program 2, Adequate Sites, the City will establish a new overlay district to create the opportunity for several hundred residential units on land that historically only allowed purely commercial uses. As reflected in the previous section, each site identified as a potential site for the Adequate Sites Program’s overlay has the capacity to accommodate at least 16 units and will be available for development in the planning period where water, sewer, and dry utilities can be provided.
• Through Program 3, Affordable Housing Streamlining, the City will continue to offer concurrent processing of all discretionary applications for a project and inform developers of the opportunity for concurrent processing. To minimize constraints to the development of affordable housing that may result from discretionary permitting procedures, the City will amend the Zoning Code to ensure Precise Development Plan applications are subject only to an administrative non-discretionary approval process.
• Through Program 7, By-Right Development, the City will allow developments by-right pursuant to Government Code Section 65583.2(i) when 20 percent or more of the units are affordable to lower-income households on sites identified in the Sites Inventory to accommodate the lower- income RHNA that were previously identified in past Housing Elements. • Through Program 12, Developer Outreach, the City will actively work with the development community to identify ways that lower‐income housing may be provided, including housing for extremely low-income households and those with special housing needs. The City will educate developers as to how density bonus regulations and lot consolidation incentives could be used to facilitate the development of affordable housing, including those for extremely low-income, very low-income, and low-income households. Another outreach effort will inform the development community and property owners about development opportunities for ADUs. • Through Program 16, Lot Consolidation Incentive, the City will continue to provide an additional density bonus incentive which goes above and beyond what is permitted under State Law. The program will also be amended to provide lot consolidation bonus incentives for sites identified in the Sites Inventory to support the consolidation of small sites 0.3 acres or greater.
Page | E-45 City of Manhattan Beach Appendix E: Sites Analysis and Inventory • Through Program 19, No Net Loss, the City will use its development permit database to monitor development activity, proposed rezones, and identified capacity to ensure adequate remaining capacity is available to meet any remaining unmet share of the RHNA for all income levels throughout the entirety of the planning cycle, consistent with no-net-loss requirements as required under State law.
• Through Program 22, Parking Reduction in Exchange for Housing at Religious Institution, the City will make Zoning Code revisions to identify a process by which parking requirements can be reduced for religious institutions in exchange for housing development. • Through Program 30, Surplus Lands, the City will identify and prioritize local surplus lands available for housing development affordable to lower-income households and report on these lands annually through the Housing Element Annual Progress Report in accordance with the requirements of State law.
Further details on these programs can be found in the Programs section of the Housing Element.
HCD’s Sites Inventory Form is provided as Exhibit A, below.
Table A: Housing Element Sites Inventory, Table Starts in Cell A2 Jurisdiction Name Site
Address/Intersection 5 Digit ZIP Code Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
(Current)
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate Income
Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
MANHATTAN BEACH 3714 HIGHLAND AVE 90266 4137001906 A North End Commercial (CNCNE, Area District III 0 51.2 0.03 City owned parking YES ‐ Current YES ‐ City‐Owned Available Not Used in Prior Housing Element 6 6 LTI ratio 0.00 N/A MANHATTAN BEACH see above 90266 4137001905 A CNE CNE, Area District III 0 51.2 0.05 City owned parking YES ‐ Current YES ‐ City‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.00 N/A MANHATTAN BEACH see above 90266 4137001904 A CNE CNE, Area District III 0 51.2 0.16 City owned parking YES ‐ Current YES ‐ City‐Owned Available Not Used in Prior Housing E lement see capacity above LTI ratio 0.00 N/A MANHATTAN BEACH see above 90266 4137001900 A CNE CNE, Area District III 0 51.2 0.03 City owned parking YES ‐ Current YES ‐ City‐Owned Available Used in Prior Housing Element ‐ Non‐Vacant see capacity above LTI ratio 0.00 N/A MANHATTAN BEACH 1030 MANHATTAN BEACH BLV 90266 4170026003 B (Local Commercial) CL CL, Area District I 0 46.6 0.36 Remax Offices, stan YES ‐ Current NO ‐ Privately‐Owned Available Used in Prior Housing Element ‐ Non‐Vacant 9 9 LTI ratio 0.30 Built 1953 MANHATTAN BEACH 1026 MANHATTAN BEACH BLV 90266 4170026004 B CL CL, Area District I 0 46.6 0.13 Two‐story stand‐aloYES ‐ Current NO ‐ Privately‐Owned Available Used in Prior Housing Element ‐ Non‐Vacant see capacity above LTI ratio 0.95 Built 1964 MANHATTAN BEACH 1535 ARTESIA BLVD 90266 4163024028 High Density Residential (HRH, Area District I 0 46.6 0.46 Masonic Center wit YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 9 9 LTI ratio 0.97 Built 1963 MANHATTAN BEACH 1756 MANHATTAN BEACH BLV 90266 4164016002 C CL CL, Area District I 0 43.6 0.11 Stand alone buildingYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 11 11 LTI ratio 0.70 Built 1952 MANHATTAN BEACH 1750 MANHATTAN BEACH BLV 90266 4164016003 C CL CL, Area District I 0 43.6 0.11 Stand alone buildingYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.27 Built 1952 MANHATTAN BEACH 1762 MANHATTAN BEACH BLV 90266 4164016001 C CL CL, Area District I 0 43.6 0.11 Mixed use lot with aYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.21 Built 1952 MANHATTAN BEACH 1716 MANHATTAN BEACH BLV 90266 4164016010 CL CL, Area District I 0 43.6 0.11 Stand‐alone real esYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 4 4 LTI ratio 0.11 Built 1955 MANHATTAN BEACH 939 MANHATTAN BEACH BLVD 90266 4170010014 CL CL, Area District II 0 43.6 0.09 Two‐story beauty saYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 3 3 LTI ratio 0.20 Built 1958 MANHATTAN BEACH 917 MANHATTAN BEACH BLVD 90266 4170011014 D CL CL, Area District II 0 43.6 0.09 Dentistry with surfaYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 6 6 LTI ratio 0.70 Built 1964 MANHATTAN BEACH 921 MANHATTAN BEACH BLVD 90266 4170011015 D CL CL, Area District II 0 43.6 0.1 Law office with surf YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.51 Built 1952 MANHATTAN BEACH 901 MANHATTAN BEACH BLVD 90266 4170011010 E CL CL, Area District II 0 43.6 0.1 Stand‐alone tax attoYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 10 10 LTI ratio 0.65 Built 1963 MANHATTAN BEACH 909 MANHATTAN BEACH BLVD 90266 4170011012 E CL CL, Area District II 0 43.6 0.09 Two‐story real estatYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.00 Built 1958 MANHATTAN BEACH 905 MANHATTAN BEACH BLVD 90266 4170011011 E CL CL, Area District II 0 43.6 0.09 Vacated stand aloneYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.42 Built 1948 MANHATTAN BEACH 828 MANHATTAN BEACH BLVD 90266 4170023007 CL CL, Area District I 0 43.6 0.17 Stand‐alone dermatYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 7 7 LTI ratio 0.43 Built 1971 MANHATTAN BEACH 1633 ARTESIA BLVD 90266 4163009020 HDR RH, Area District I 0 43.6 0.3 Single Family ResideYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 9 9 LTI ratio 0.15 Built 1950 MANHATTAN BEACH 910 MANHATTAN BEACH BLVD 90266 4170025010 F CL CL, Area District I 0 43.6 0.12 Single family residenYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 9 9 LTI ratio 0.13 Built 1941 MANHATTAN BEACH 920 MANHATTAN BEACH BLVD 90266 4170025008 F CL CL, Area District I 0 43.6 0.12 Two‐story real estatYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.93 Built 1978 MANHATTAN BEACH 916 MANHATTAN BEACH BLVD 90266 4170025009 F CD CL, Area District I 0 43.6 0.12 Triplex with 3 existinYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.25 Built 1949 MANHATTAN BEACH 1216 HIGHLAND AVE 90266 4179004001 (Downtown Commercial) CCD, Area District III 0 51.2 0.15 Stand‐alone two‐st YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 6 6 LTI ratio 0.35 Built 1946 MANHATTAN BEACH 212 MANHATTAN BEACH BLVD 90266 4179020012 G CD CD, Area District III 0 51.2 0.03 Retail clothing storeYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 4 4 LTI ratio 0.28 Built 1947 MANHATTAN BEACH 1120 MANHATTAN AVE 90266 4179020001 G CD CD, Area District III 0 51.2 0.03 Ice cream shop YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.40 Built 1940 MANHATTAN BEACH 208 MANHATTAN BEACH BLVD 90266 4179020013 G CL CD, Area District III 0 51.2 0.03 Stand‐alone gift shoYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.10 Built 1923 MANHATTAN BEACH 1419 HIGHLAND AVE 90266 4179028001 CL CD, Area District III 0 51.2 0.08 Real estate agency YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 3 3 LTI ratio 0.29 Built 1956 MANHATTAN BEACH 3515 HIGHLAND AVE 90266 4175024023 CNE CNE ‐D5/RH, Area Distri 0 51.2 0.09 Stand‐alone hair sa YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 3 3 LTI ratio 0.98 Built 1965 MANHATTAN BEACH 4005 HIGHLAND AVE 90266 4137009058 CNE CNE, Area District III 0 51.2 0.13 Stand‐alone vacateYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 5 5 LTI ratio 0.79 Built 1970 MANHATTAN BEACH 953 MANHATTAN BEACH BLVD 90266 4170009800 CL CL, Area District II 0 43.6 0.59 Telecommunicatio nYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 20 20 LTI ratio 0.00 N/A MANHATTAN BEACH 1426 12TH ST 90266 4166009008 HDR RH, Area District II 0 43.6 0.24 Duplex, 2 YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 6 6 LTI ratio 0.31 Built 1942 MANHATTAN BEACH 1324 12TH ST 90266 4166010006 HDR RH, Area District II 0 43.6 0.16 SFR, 1 YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 4 4 LTI ratio 0.27 Built 1953 MANHATTAN BEACH 1314 12TH ST 90266 4166010008 H DR RH, Area District II 0 43.6 0.16 SFR, 1 YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 4 4 LTI ratio 0.33 Built 1956 MANHATTAN BEACH 852 MANHATTAN BEACH BLVD 90266 4170024008 H CL CL, Area District I 0 43.6 0.09 Mixed‐use lot with tYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 5 5 LTI ratio 0.24 Built 1952 MANHATTAN BEACH 848 MANHATTAN BEACH BLVD 90266 4170024009 H CL CL, Area District I 0 43.6 0.09 Stand‐alone vacatedYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.42 Built 1959 MANHATTAN BEACH 1141 N POINSETTIA AVE 90266 4170014009 I CL CL, Area District II 0 43.6 0.05 SFR, detached, 1Y E S ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 3 3 LTI ratio 0.10 Built 1940 MANHATTAN BEACH 1145 N POINSETTIA AVE 90266 4170014008 I Medium Density Resiential CL, Area District II 0 43.6 0.11 SFR, detached, 1Y E S ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Hou sing Element see capacity above LTI ratio 0.27 Built 1928 MANHATTAN BEACH 1451 12TH ST. 90266 4166008016 RH RH, Area District II 0 43.6 0.17 Duplex, 2 YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 4 4 LTI ratio 0.60 Built 1954 MANHATTAN BEACH 1011 MANHATTAN BEACH BLV 90266 4170008027 J CL CL, Area District II 0 43.6 0.19 design studio office YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 13 13 LTI ratio 0.14 Built 1963 MANHATTAN BEACH 1019 MANHATTAN BEACH BLV 90266 4170008028 J CNE CL, Area District II 0 43.6 0.2 restaurant with largYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.44 Built 1952 MANHATTAN BEACH 3520 HIGHLAND AVE 90266 4175017007 K CNE CNE ‐D5, Area District II 0 51.2 0.04 Stand ‐alone two‐stoYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 3 3 LTI ratio 0.81 Built 1965 MANHATTAN BEACH 3514 HIGHLAND AVE 90266 4175017009 K CNE CNE ‐D5, Area District II 0 51.2 0.04 Commercial buildingYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.88 Built 1936 MANHATTAN BEACH 3608 HIGHLAND AVE 90266 4175016022 L CNE CNE, Area District III 0 51.2 0.04 Restaurant/Pub YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 6 6 LTI ratio 0.48 Built 1948 MANHATTAN BEACH 312 ROSECRANS AVE 90266 4175016027 L CNE CNE, Area District III 0 51.2 0.16 El Porto Building, cloYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.30 Built 1953 MANHATTAN BEACH 3614 HIGHLAND AVE 90266 4175016015 L CNE CNE, Area District III 0 51.2 0.04 Real estate and escrYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element see capacity above LTI ratio 0.31 Built 1939 MANHATTAN BEACH 1711 ARTESIA BLVD 90266 4163008038 CL CL, Area District I 0 43.6 0.3 Graphic design officYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 10 10 LTI ratio 0.39 Built 1959 MANHATTAN BEACH 315 12TH ST 90266 4179004005 CD CD, Area District III 0 51.2 0.06 Surface parking lot YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 22 LTI ratio 0.01 Built 1965 MANHATTAN BEACH 1213 MANHATTAN AVE 90266 4179022029 CD CD, Area District III 0 51.2 0.03 Stand ‐alone dentist YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 11 LTI ratio 0.52 Built 1924 MANHATTAN BEACH 1409 HIGHLAND AVE 90266 4179028025 CD CD, Area District III 0 51.2 0.07 Stand ‐alone real estYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 33 LTI ratio 0.27 Built 1989 MANHATTAN BEACH 3917 HIGHLAND AVE 90266 4137010006 CNE CNE, Area District III 0 51.2 0.04 Surface parking lot YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 11 LTI ratio 0.02 Built 1957 MANHATTAN BEACH MOONSTONE ST/HIGHLAND A 90266 4137008057 CNE CNE, Area District IV 0 51.2 0.06 Surface parking lot YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 22 LTI ratio 0.01 Built 1966 MANHATTAN BEACH 316 ROSECRANS AVE 90266 4175016005 CNE CNE, Area District III 0 51.2 0.06 Stand‐alone restaurYES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 22 LTI ratio 0.08 Built 1939 MANHATTAN BEACH HIGHLAND AVE/38TH PL 90266 4137002016 CNE CNE, Area District IV 0 51.2 0.04 Empty parking lot YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 11 LTI ratio 0.00 N/A MANHATTAN BEACH EL PORTO ST/OCEAN DR 90266 4137010022 HDR RH, Area District IV 0 51.2 0.03 Empty parking lot YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 11 LTI ratio 0. 00 N/A MANHATTAN BEACH 815 MANHATTAN AVE 90266 4179014013 CD CD, Area District III 0 51.2 0.06 Office building, clot YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 22 LTI ratio 0.26 Built 1972 MANHATTAN BEACH 1407 12TH ST 90266 4166008007 RH RH, Area District II 0 43.6 0.12 SFR, 1 YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 33 LTI ratio 0.08 Built 1956 MANHATTAN BEACH 817 MANHATTAN AVE 90266 4166008002 RM RM, Area District II 0 18. 9 0.17 SFR, 1 YES ‐ Current NO ‐ Privately‐Owned Available Not Used in Prior Housing Element 11 LTI ratio 0.42 Built 1954 MANHATTAN BEACH
MANHATTAN BEACH
EXHIBIT A
Table B: Candidate Sites Identified to be Rezoned to Accommodate Shortfall Housing Need, Table Starts in Cell A2 Jurisdiction
Name Site Address/Intersection 5 Digit ZIP Code Assessor Parcel Number
Very Low-
Income Low-Income Moderate-
Income
Above
Moderate-
Income
Type of Shortfall Parcel Size
(Acres)
Current General Plan
Designation Current Zoning
Proposed
General Plan
(GP)
Designation
Proposed
Zoning
Minimum
Density
Allowed
Maximum
Density Allowed Total Capacity Vacant/
Nonvacant
Description
of Existing
Uses
Optional
Information1
Optional
Information2
Optional
Information3
MANHATTAN 503 N SEPULVEDA BLVD 90266 4169006006 Capacit y captu 10 Shortfall of Sites 0.15 CG CG See Program 2See Program 2 20 TBD during Overla 10 Non-Vacant Two -Stor y officAL TI ratio 0.37 Built 1977 MANHATTAN 407 N SEPULVEDA BLVD 90266 4169006005 Capacit y captu 0 Shortfall of Sites 0.23 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Small commer cAL TI ratio 0.14 Built 1954 MANHATTAN 509 N SEPULVEDA BLVD 90266 4169006007 Capacit y captu 0 Shortfall of Sites 0.15 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant State Farm re aAL TI ratio 0.67 Built 1987 MANHATTAN 2909 N SEPULVEDA BLVD 90266 4173027026 Capacit y captu 23 Shortfall of Sites 0.19 CG CG See Program 2See Program 2 20 TBD during Overla 23 Non-Vacant Smo g check shBL TI ratio 1.06 Built 1989 MANHATTAN 2809 N SEPULVEDA BLVD 90266 4173027020 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Surface parkin gBL TI ratio 0.06 Built 1969 MANHATTAN 2905 N SEPULVEDA BLVD 90266 4173027022 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Picture frame sBL TI ratio 0.00 Built 1947 MANHATTAN 2809 N SEPULVEDA BLVD 90266 4173027019 Capacit y captu 0 Shortfall of Sites 0.19 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Medical office s BL TI ratio 3.09 Built 1946 MANHATTAN 2701 N SEPULVEDA BLVD 90266 4173027024 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Standalone bu BL T I ratio 0.42 Built 1948 MANHATTAN 2705 N SEPULVEDA BLVD 90266 4173027027 Capacit y captu 0 Shortfall of Sites 0.39 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Standalone bu BL T I ratio 0.22 Built 1974 MANHATTAN 2809 N SEPULVEDA BLVD 90266 4173027021 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant surface parkin gBL TI ratio 0.06 Built 1969 MANHATTAN 2401 N SEPULVEDA BLVD 90266 4171013041 Capacit y captu 29 Shortfall of Sites 0.41 MU CG/RS-D6 See Pro gram 2See Program 2 20 TBD during Overla 29 Non-Vacant Coreol gy PilateCL TI ratio 0.51 Built 1961 MANHATTAN 2405 N SEPULVEDA BLVD 90266 4171013036 Capacit y captu 0 Shortfall of Sites 0.1 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant One-stor y buildCL TI ratio 0.99 Built 1954 MANHATTAN 2301 N SEPULVEDA BLVD 90266 4171013030 Capacit y captu 0 Shortfall of Sites 0.19 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Vacated Enter pCL TI ratio 0.34 Built 1957 MANHATTAN 2317 N SEPULVEDA BLVD 90266 4171013034 Capacit y captu 0 Shortfall of Sites 0.05 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Printing office CL T I ratio 0.22 Built 1947 MANHATTAN 2301 N SEPULVEDA BLVD 90266 4171013029 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Parkin g Lot for CL T I ratio 0.00 N/A MANHATTAN 2309 N SEPULVEDA BLVD 90266 4171013039 Capacit y captu 0 Shortfall of Sites 0.2 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Real estate groCL TI ratio 0.54 Built 1957 MANHATTAN 1701 N SEPULVEDA BLVD 90266 4171014034 Capacit y captu 13 Shortfall of Sites 0.24 CG CG See Program 2See Program 2 20 TBD during Overla 13 Non-Vacant Auto repair andDL TI ratio 0.66 Built 1968 MANHATTAN 1721 N SEPULVEDA BLVD 90266 4171014020 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Two-stor y buildDL TI ratio 0.33 Built 1923 MANHATTAN 1725 N SEPULVEDA BLVD 90266 4171014021 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant surface parkin gDL TI ratio 0.00 Built 1950 MANHATTAN 1717 N SEPULVEDA BLVD 90266 4171014035 Capacit y captu 0 Shortfall of Sites 0.24 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Auto service anDL TI ratio 0.31 Built 1972 MANHATTAN 1505 N SEPULVEDA BLVD 90266 4170006017 Capacit y captu 21 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overla 21 Non-Vacant Duplex with 2 eEL TI ratio 0.22 Built 1949 MANHATTAN 1509 N SEPULVEDA BLVD 90266 4170006018 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Stand-alone m EL T I ratio 0.06 Built 1950 MANHATTAN 1413 N SEPULVEDA BLVD 90266 4170006015 Capacit y captu 0 Shortfall of Sites 0.28 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Stand-alone c oEL TI ratio 0.26 Built 1955 MANHATTAN 1501 N SEPULVEDA BLVD 90266 4170006022 Capacit y captu 0 Shortfall of Sites 0 MU CG/RS-D6 See Pro gram 2See Program 2 20 TBD during Overlasee above Non-Vacant Two-stor y com EL TI ratio 0.39 Built 1964 MANHATTAN 1405 N Sepulveda Blvd 90266 4170006028 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant In gress and egEL TI ratio 0.00 N/A MANHATTAN 1401 N SEPULVEDA BLVD 90266 4170006013 Capacit y captu 0 Shortfall of Sites 0.1 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Veterinarian o f EL TI ratio 0.34 Built 1948 MANHATTAN 1405 N Sepulveda Blvd 90266 4170006027 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Auto service shEL TI ratio 0.00 N/A MANHATTAN 1601 N SEPULVEDA BLVD 90266 4170006019 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Stand-alone s hEL TI ratio 0.27 Built 1965 MANHATTAN 1213 N SEPULVEDA BLVD 90266 4170007016 Capacit y captu 9 Shortfall of Sites 0.1 CG CG See Program 2See Program 2 20 TBD during Overla 9 Non-Vacant Hair salon and FL T I ratio 0.38 Built 1949 MANHATTAN 1309 N SEPULVEDA BLVD 90266 4170007022 Capacit y captu 0 Shortfall of Sites 0.19 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Self-service c a FL TI ratio 0.42 Built 1965 MANHATTAN 1301 N SEPULVEDA BLVD 90266 4170007017 Capacit y captu 0 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Auto repair shoFL TI ratio 0.19 Built 1949 MANHATTAN 1315 N SEPULVEDA BLVD 90266 4170007021 Capacit y captu 0 Shortfall of Sites 0.1 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Stand-alone m FL T I ratio 0.43 Built 1947 MANHATTAN 917 N SEPULVEDA BLVD 90266 4170037001 Capacit y captu 9 Shortfall of Sites 0.32 CG CG See Program 2See Program 2 20 TBD during Overla 9 Non-Vacant Stand-alone c oGL TI ratio 0.40 Built 1956 MANHATTAN 1048 10TH ST 90266 4170037002 Capacit y captu 0 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Surface parkin gGL TI ratio 0.01 N/A MANHATTAN 708 N SEPULVEDA BLVD 90266 4167026012 Capacit y captu 10 Shortfall of Sites 0.34 CG CG See Program 2See Program 2 20 TBD during Overla 10 Non-Vacant Corner lot with HL T I ratio 0.87 Built 1955 MANHATTAN 1116 8TH ST 90266 4167026011 Capacit y captu 0 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Two-stor y officeHL TI ratio 0.43 Built 1968 MANHATTAN 201 N SEPULVEDA BLVD 90266 4169014016 Capacit y captu 12 Shortfall of Sites 0.09 CG CG See Program 2See Program 2 20 TBD during Overla 12 Non-Vacant Garden center IL T I ratio 0.27 Built 1954 MANHATTAN 207 N SEPULVEDA BLVD 90266 4169014048 Capacit y captu 0 Shortfall of Sites 0.53 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Stand-alone gaIL TI ratio 0.33 Built 1974 MANHATTAN 200 N SEPULVEDA BLVD 90266 4167023013 Capacit y captu 13 Shortfall of Sites 0.28 CG CG See Program 2See Program 2 20 TBD during Overla 13 Non-Vacant Stand-alone cl eJL TI ratio 0.05 Built 1941 MANHATTAN 222 N SEPULVEDA BLVD 90266 4167023032 Capacit y captu 0 Shortfall of Sites 0.37 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Auto repair shoJL TI ratio 0.13 Built 1964 MANHATTAN 224 S SEPULVEDA BLVD 90266 4168025008 Capacit y captu 13 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overla 13 Non-Vacant Two-stor y com KL TI ratio 0.75 Built 1952 MANHATTAN 204 S SEPULVEDA BLVD 90266 4168025011 Capacit y captu 0 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Pet suppl y stor KL TI ratio 0.46 Built 1980 MANHATTAN 208 S SEPULVEDA BLVD 90266 4168025010 Capacit y captu 0 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Auto repair shoKL TI ratio 0.20 Built 1953 MANHATTAN 210 Sepulveda Blvd 90266 4168025009 Capacit y captu 0 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Lar ge surface pKL TI ratio 0.04 N/A MANHATTAN 975 N AVIATION BLVD 90266 4164003027 Capacit y captu 12 Shortfall of Sites 0.34 CG CG See Program 2See Program 2 20 TBD during Overla 12 Non-Vacant Small commer cLL TI ratio 0.52 Built 1984 MANHATTAN 909 N AVIATION BLVD 90266 4164003022 Capacit y captu 0 Shortfall of Sites 0.16 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Small commer cLL TI ratio 0.39 Built 1972 MANHATTAN 1853 9TH ST 90266 4164003030 Capacit y captu 0 Shortfall of Sites 0.15 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Sin gle Family r LL TI ratio 0.50 Built 1952 MANHATTAN 1853 10TH ST 90266 4164002032 Capacit y captu 13 Shortfall of Sites 0.34 CG CG See Program 2See Program 2 20 TBD during Overla 13 Non-Vacant Cleaners, Sm oML TI ratio 0.20 Built 1957 MANHATTAN 1075 N AVIATION BLVD 90266 4164002001 Capacit y captu 0 Shortfall of Sites 0.34 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant One-stor y com ML T I ratio 0.25 Built 1953 MANHATTAN 1021 N SEPULVEDA BLVD 90266 4170027001 Capacit y captu 9 Shortfall of Sites 0.13 CG CG See Program 2See Program 2 20 TBD during Overla 9 Non-Vacant Two-stor y stan NL TI ratio 1.49 Built 1948 MANHATTAN 1048 11TH ST 90266 4170027003 Capacit y captu 0 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Surface parkin gNL TI ratio 0.05 N/A MANHATTAN 1015 N SEPULVEDA BLVD 90266 4170027023 Capacit y captu 0 Shortfall of Sites 0.19 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Stand-alone r e NL TI ratio 0.15 Built 1992 MANHATTAN 600 N SEPULVEDA BLVD 90266 4167026014 Capacit y captu 10 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overla 10 Non-Vacant Surface parkin gOL TI ratio 0.00 N/A MANHATTAN 1117 6TH ST 90266 4167026016 Capacit y captu 0 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant Auto repair shoOL TI ratio 0.14 Built 1970 MANHATTAN 1111 6TH ST 90266 4167026015 Capacit y captu 0 Shortfall of Sites 0.17 CG CG See Program 2See Program 2 20 TBD during Overlasee above Non-Vacant One-stor y stan OL T I ratio 0.61 Built 1944 MANHATTAN 1416 17TH ST MA NHATTAN BEACH 90266 4166007013 Capacit y captu 5 Buffer 0.16 MDR RM See P rogram 2See Program 2 0 TBD during Overla 5 Non-Vacant Duplex, 2 - Bu fPL TI ratio 1.56 Built 1973 MANHATTAN 1410 17TH ST MA NHATTAN BEACH 90266 4166007014 Capacit y captu 0 Buffer 0.16 MDR RM See Program 2See Program 2 0 TBD during Overlasee above Non-Vacant SFR, detache dPL TI ratio 0.03 Built 1965 MANHATTAN 1420 17TH ST MA NHATTAN BEACH 90266 4166007012 Capacit y captu 0 Buffer 0.16 MDR RM See Program 2See Program 2 0 TBD during Overlasee above Non-Vacant Duplex, 2 - Bu fPL TI ratio 0.71 Built 1971 MANHATTAN 1406 17TH ST MA NHATTAN BEACH 90266 4166007018 Capacit y captu 0 Buffer 0.13 MDR RM See Program 2See Program 2 0 TBD during Overlasee above Non-Vacant Duplex, 2 - Bu fPL TI ratio 0.25 Built 1957 MANHATTAN 1411 15TH ST MA NHATTAN BEACH 90266 4166007009 Capacit y captu 4 Buffer 0.17 MDR RM See Program 2See Program 2 0 TBD during Overla 4 Non-Vacant Duplex, 2 - Bu fQ LTI ratio 1.30 Built 1946 MANHATTAN 1407 15TH ST MA NHATTAN BEACH 90266 4166007008 Capacit y captu 0 Buffer 0.17 MDR RM See Program 2See Program 2 0 TBD during Overlasee above Non-Vacant Duplex, 2 - Bu fQ LTI ratio 0.21 Built 1955 MANHATTAN 1417 15TH ST MANHATTA N BEACH CA 90266 90266 4166007010 Capacit y captu 0 Buffer 0.17 MDR RM See Program 2See Program 2 0 TBD during Overlasee above Non-Vacant Duplex, 2 - Bu fQ LTI ratio 1.72 Built 1959 MANHATTAN 1041 BOUNDARY PL 90266 4169024005 Capacit y captu 8 Buffer 0.15 MDR RM See Program 2See Program 2 0 TBD during Overla 8 Non-Vacant SFR, detache dRL TI ratio 0.01 Built 1937 MANHATTAN 1038 DUNCAN AVE 90266 4169024004 Capacit y captu 0 Buffer 0.4 MDR RM See Program 2See Program 2 0 TBD during Overlasee above Non-Vacant Duplex, 2 - Bu fRL TI ratio 0.25 Built 1934 MANHATTAN 1403 PACIFIC AVE MANHATTAN BEACH 90266 4171031021 Capacit y captu 4 Buffer 0.66 LDR RS See Program 2See Program 2 0 TBD during Overla 4 Non-Vacant Church with s u LTI ratio 0.53 Built 1956 MANHATTAN 1340 11TH ST 90266 4167013020 Capacit y captu 5 Buffer 1.63 LDR RS See Program 2See Program 2 0 TBD during Overla 5 Non-Vacant Church with surface parkin g lo LTI ratio 1.74 Built 1963 MANHATTAN 1440 ROSECRANS AVE 90266 4138018022 Capacit y captu 102 Shortfall of Sites 5.13 Manhattan Village (MV) PD See Program 2See Program 2 20 TBD during Overla 102 Non-Vacant Five stor y stand-alone office b LTI ratio 3.31 Built 1982 MANHATTAN PARKVIEW AVE/VI LLAGE DR 90266 4138026900 Capacit y captu 108 Shortfall of Sites 5.4 MV PD See Program 2See Program 2 20 TBD during Overla 108 Non-Vacant Lar ge surface p LTI ratio 0.00 N/A MANHATTAN 1330 PARK VIEW AVE 1334 90266 4138018908 Capacit y captu 149 Shortfall of Sites 7.47 MV PD See Program 2See Program 2 20 TBD during Overla 149 Non-Vacant Countr y club w LTI ratio 0.00 Built 1982 MANHATTAN 1500 ROSECRANS AVE 90266 4138018045 Capacit y captu 95 Shortfall of Sites 4.79 MV PD See Program 2See Program 2 20 TBD during Overla 95 Non-Vacant Stand-alone fi v LTI ratio 1.93 Built 1982 MANHATTAN 700 S AVIATION BLVD 90266 4163008046 Capacit y captu 17 Shortfall of Sites 0.85 CG CG See Program 2See Program 2 20 TBD during Overla 17 Non-Vacant Stand-alone o f LTI ratio 3.38 Built 1969 MANHATTAN 1865 MANHATTAN BEACH BLVD 90266 4165024033 Capacit y captu 10 Shortfall of Sites 0.5 CG CG See Program 2See Program 2 20 TBD during Overla 10 Non-Vacant Corner lot gas LTI ratio 0.12 Built 1990 MANHATTAN 2100 N SEPULVEDA BLVD 90266 4166020030 Capacit y captu 13 Shortfall of Sites 0.67 CG CG-D8 See Program 2See Program 2 20 TBD during Overla 13 Non-Vacant Office and co m LTI ratio 0.20 Built 1961 MANHATTAN 2414 N SEPULVEDA BLVD 90266 4166019026 Capacit y captu 13 Shortfall of Sites 0.67 CG CG-D8 See Program 2See Program 2 20 TBD during Overla 13 Non-Vacant Car wash serv i LTI ratio 0.52 Built 1972 MANHATTAN 3001 N SEPULVEDA BLVD 90266 4173032034 Capacit y captu 13 Shortfall of Sites 0.67 CG CG See Program 2See Program 2 20 TBD during Overla 13 Non-Vacant Commercial lo t LTI ratio 0.57 Built 1983 MANHATTAN 1800 N SEPULVEDA BLVD 90266 4166020034 Capacit y captu 58 Shortfall of Sites 2.93 CG CG-D8 See Program 2See Program 2 20 TBD during Overla 58 Non-Vacant Commercial c e LTI ratio 0.63 Built 1955 MANHATTAN 2001 N SEPULVEDA BLVD 90266 4171013043 Capacit y captu 14 Shortfall of Sites 0.7 CG CG See Program 2See Program 2 20 TBD during Overla 14 Non-Vacant Small commer c LTI ratio 1.57 Built 1980 MANHATTAN 1126 10TH ST 90266 4167028036 Capacit y captu 17 Shortfall of Sites 0.86 CG CG-D8/RM See Pro gram 2See Program 2 20 TBD during Overla 17 Non-Vacant Small commer c LTI ratio 0.43 Built 1960 MANHATTAN 901 N SEPULVEDA BLVD 90266 4170037023 Capacit y captu 10 Shortfall of Sites 0.5 CG CG-D8 See Program 2See Program 2 20 TBD during Overla 10 Non-Vacant Commercial re LTI ratio 0.54 Built 1969 MANHATTAN 500 S SEPULVEDA BLVD 90266 4168013014 Capacit y captu 29 Shortfall of Sites 1.49 CG CG-D8 See Program 2See Program 2 20 TBD during Overla 29 Non-Vacant Commercial b u LTI ratio 0.57 Built 1976 MANHATTAN 1145 ARTESIA BLVD 90266 4168012034 Capacit y captu 16 Shortfall of Sites 0.83 CG CG See Program 2See Program 2 20 TBD during Overla 16 Non-Vacant Stand-alone c o LTI ratio 1.64 Built 1961 MANHATTAN 700 S SEPULVEDA BLVD 90266 4168012029 Capacit y captu 17 Shortfall of Sites 0.89 CG CG See Program 2See Program 2 20 TBD during Overla 17 Non-Vacant Stand-alone b a LTI ratio 0.71 Built 1964 MANHATTAN 1133 ARTESIA BLVD 90266 4168012036 Capacit y captu 53 Shortfall of Sites 2.66 CG CG See Program 2See Program 2 20 TBD during Overla 53 Non-Vacant Shoppin g cente LTI ratio 0.77 Built 1960 MANHATTAN 1130 MANHATTAN BEACH BLVD 90266 4167015034 Capacit y captu 13 Shortfall of Sites 0.65 CG CG See Program 2See Program 2 20 TBD during Overla 13 Non-Vacant Church buildin g with large surf LTI ratio 0.80 Built 1966 MANHATTAN 3600 N SEPULVEDA BLVD MANHATTAN BEAC 90266 4138020056 Capacit y captu 65 Shortfall of Sites 3.29 CG CG-D8 See Program 3See Program 2 20 TBD during Overla 65 Non-Vacant Vacated Fr y's electronic store LTI ratio 1.49 Built 1978
MANHATTAN BEACH
MANHATTAN BEACH
1 Page | F-i City of Manhattan Beach Appendix F: Community Engagement Summary
Appendix F: Community Engagement Summary
Table of Contents
1. Introduction .......................................................................................................................................... 1
2. City Council Meetings ........................................................................................................................... 1
2.1 City Council Meeting 1 .................................................................................................................. 1
2.2 City Council Meeting 2 .................................................................................................................. 2
3. Stakeholder Workshop ......................................................................................................................... 2
3.1 Interactive Poll .............................................................................................................................. 2
4. Planning Commission Meeting ............................................................................................................. 3
5. Hometown Fair ..................................................................................................................................... 4
6. Public Comments .................................................................................................................................. 4
7. Presentation Materials ....................................................................................................................... 11 Page | F-1 City of Manhattan Beach Appendix F: Community Engagement Summary
1. Introduction
The City of Manhattan Beach (City) conducted a robust public outreach program that engaged a broad spectrum of the community and stakeholders. Engagement related to the Housing Element update has attempted to be comprehensive while in the context of the COVID -19 pandemic. Stay-at-home orders of 2020 and 2021 provided the City with opportunities to explore new avenues for public engagement and increased access for those who are traditionally not involved in the planning process. Outreach and formal engagement activities were held virtually across a variety of platforms. Community engagement and outreach was solely done in English. While this is assumed to not be a linguistic barrier to participation for the City’s population (98 percent of the population per 2019 Census data com es from an English -only- speaking household or speak English “very well” ), the City is aware of local and regional demograph ic changes and will continue to monitor the need for any linguistic services in future outreach endeavors.
Feedback collected throughout the public outreach program was used to inform the goals, policies, and programs of the Housing Eleme nt and ensure that the City maintains the quality of life residents and visitors enjoy while planning for future housing needs.
All public meetings were promoted via the City’s three social media platforms (Facebook, Twitter, and Instagram), the City’s website, which has translation services available, printed and emailed mailers, including a comprehensive stakeholder list, and newspaper ads . Meetings were noticed at least 9 days prior to the event. Social media content for each meeting was , on average , displayed over 21,000 instances, reaching more than 11,200 individuals. By promoting the outreach events via digital and print methods, the City was able to reach a large portion of the population , including low-income residents, renters, and other groups often left out of the formal planning process. The following outreach activities were conducted to engage stakeholders and inform development of the Housing Element.
2. City Council Meetings
2.1 City Council Meeting 1
The first presentation to the City Council occurred on August 24, 2021. The meeting was promoted via the City’s three social media platforms (Facebook, Twitter, and Instagram), the City’s website, which has translation services available, printed and emailed mailers, including a comprehensive stakeho lder list which includes the Chamber of Commerce, seniors club, Homeowners Association (HOA), local organizations which represent various groups including lower -income groups, and individuals to ensure all income groups are represented in the data and throughout the development of the Housing Element.
Council members were presented an introduction to the Housing Element update process; background data, including income category levels ; and a brief discussion on the City’s Regional Housing Needs Allocation of 774 units. The Mayor and Council Members responded to the presentation and offered their perspectives.
City staff received feedback from City Council noting the lack of vacant land in the City, which presents a challenge to opportunities for new hou sing development. Other feedback included the need for density bonus programs to incentivize the production of affordable housing by private developers. City staff provided additional detail on the City’s existing, streamlined development process in certain zones, which Page | F-2 City of Manhattan Beach Appendix F: Community Engagement Summary
will be carried over to the updated Housing Element. A recording of the City Council meeting is available on the City’s website.
2.2 City Council Meeting 2
The second presentation to City Council occurred on September 21, 2021, at 6:00 p.m. Again, the meeting was promoted via the City’s social media platforms, the City’s website, which has translation services available, printed and emailed mailers, including a comprehensive stakeholder list which as previously mentioned includes the Chamber of Commerce, senior s group, individuals, and organizations which represent lower-income groups and people experiencing homelessness, to ensure all income groups are represented in the data and throughout the development of the Housing Element. Staff presented an overview of the Housing Elements process; progress completed to date, including the Review of 5th Cycle Housing Element, Needs Assessment, and Affirmatively Furthering Fair Housing Analysis; and an overview of existing conditions in Manhattan Beach as it pertains to the Housing Element update process. Staff also presented on State regulatory mandates , including Senate Bill 35, Assembly Bill 101, and A ssembly Bill 671, and policy development. Staff also provided an overview of the Sites Analysis and Inventory process.
City Council asked for clarification on the how building year is used to identify redevelopment opportunities, asked about accessory dwelling unit regulations, and commented on the potential for duplexes in areas zone d for single-family homes. A recording of the City Council meeting is available on the City’s website.
3. Stakeholder Workshop
A stakeholder workshop occurred on August 31, 2021, and allowed interested parties to be engaged in a more formal setting where they learned about the Housing Element background and purpose , existing conditions and data, the project process and scope, and the next steps. Similar to noticing for previous meetings, the workshop was promoted via the City’s social media platforms, the City’s website, which has translation services available, printed and emailed mailers, including a comprehensive stakeholder list which includes organizations representing lower-income groups and people experiencing homelessness, to ensure all income groups are represented in the data and throughout the development of the Housing Element. The workshop was held during a weekday evening, outside of traditional working hours, and streamed live via Zoom to facilitate participation from local non -profits, community leaders, and th e public. This workshop was also available via a call-in number to ensure persons without internet access could join. promoted on multiple channels , including the City’s website and social media platforms.
Participants present included residents, property owners , and employees who work within the City .
Community members asked questions related to housing development opportunities and mixed uses in commercial zones ( General Commercial [CG] District, North End Commer cial [CNE], and Downtown Commercial [CD]). A recording of the stakeholder meeting is available on the City’s website.
3.1 Interactive Poll
During the stakeholder meeting, attendees were asked to participate in a poll, which led to feedback from the community to gauge their priorities and identify areas where they would like to see future growth accommodated. Seven individuals submitted responses to one or more questions. The poll indicated that Page | F-3 City of Manhattan Beach Appendix F: Community Engagement Summary
participants highlighted housing affordability and availability of rental units as the most urgent housing needs in the City. When asked what barriers are slowing the building of more diverse and affordable housing, participants noted lack of available land and development costs. The attendees suggested increasing density, mixed -use, and more housing along commercial corridors as the best strategies to satisfy the City’s 6th Cycle Regional Housing Needs Allocation.
4. Planning Commission Meeting
A Planning Commission meeting occurred on September 15, 2021. The meeting was promoted via the City’s social media platforms, the City’s website, which has translation services available, printed and emailed mailers, including a comprehensive stakeholder l ist which as previously mentioned includes the Chamber of Commerce, senior groups, individuals, and organizations which represent lower -income groups and people experiencing homelessness, to ensure all income groups are represented in the data and throughout the development of the Housing Element. Planning Commission members were provided with an overview of the Housing Element, including its purpose and required components, and outreach efforts to date as well as upcoming events. An introduction to the Sites Inventory, goals, polices, and programs was also presented by City staff.
Following the presentation, public attendees and Planning Commissioners were invited to engage in an open discussion. Commissioners asked for clarification on the approval process . Concern over incentivizing residential development along major commercial corridors was voiced. A recommendation of allowing mixed-use along these commercial zones was mentioned in response. Furthermore, Planning Commissioners noted concern over increase d height , which would adversely impact view corridors.
Greater density along Aviation Boulevard, Rosecrans Ave nue, and Manhattan Beach Boulevard was recommended, along with encouraging smaller units, such as accessory dwelling units. More clarification related to the Sites Inventory was provided through discussion. A member of the public commented that Manhattan Beach is more than 70 percent of the City is zoned to allow low-density, single-family detached units, therefore restricting the potential capacity of higher -density developments. This member of the public suggested that staff look at the potential of allowing duplex and triplex units in residential zones outside of the major corridor. The term “built -out” previously used by a Planning Commis sioner to describe the density and planning capacity of the City was criticized as being subjective. A member of the public mentioned that while the City is built-out, the housing stock is still overall low-density. This member of the public suggested Staff look at the potential of allowing duplex and triplex units in residential zones outside of the major corridors. More members of the public supported this notion. Another member of the public voiced a concern regarding the ability to accommodate a number of parking spaces per townhome based on the current requirements of the City. A member of the Planning Commission clarified that the requirements for parking may be less stringent, as they are dictated by State law and not the City’s regulation if a densit y bonus project is, in fact, proposed. Another member of the public voiced concern over parking regulations and traffic impacts resulting from multifamily housing and increased densities.
Page | F-4 City of Manhattan Beach Appendix F: Community Engagement Summary
5. Hometown Fair
City staff was present at an information booth at the Hometown Fair on October 2, 2021. The Hometown Fair is organized by the community in partnership with the City and provides a platform for local businesses, entrepreneurs, artists , and local non -profits to connect with the community. Community members are also provided a platform to promote their civic cause and connect with other community members, both individuals and businesses. During the Hometown fair, fFliers promoting the forthcoming public review period were distributed to the public. City staff were also available to answer any questions regarding the Housing Element update process and fielded high -level inquiries about the process in general. Through the Hometown fair, the City was able to include all members of the community including of various races a nd ethnicities, and ensure that all persons, including l ower-income groups, had an opportunity to connect with City staff, learn about the Housing Element update, and be able to provide feedback on the upcoming public review draft.
6. Public Comments
The Housing Element 6th Cycle Public Review Draft was posted to the City’s website on October 20, 2021 and ended on November 19, 2021. In addition to posting the public review draft to the City’s website, the draft was also ad vertised through the local newspaper, the City’s social media platforms, a notice informing stakeholders was posted at City Hall, and hard copy of the draft was also available at City Hall.
An email to interested parties , which includes organizations that represent lower -income groups and people experiencing homelessness, was also sent to notify them of the availability of the public review draft. As mentioned in Section 5, Hometown Fair, above, the City also held an informational booth prior to the release of the public review draft where City staff distributed noticing fliers . Staff also answered questions about the Housing Element and provided an overview of the purpose of the Housing Element to prepare residents for the public review d raft. Since outreach throughout the update of the Housing Element has been comprehensive in reaching all member s of the community, including lower -income groups, the public review draft noticing methods was able to reach a wide-range of community members.
Four public comments were received during the public review period. The general nature of the comments include misinterpretation of comments received during a public workshop included in Appendix F ; regarding the unfeasible sites identif ied for low -income housing in Appendix E ; compliance with Affirmatively furthering fair housing as it relates to, identifying site capacity to satisfy the City’s RHNA by encouraging mixed-used development, city-wide election requirements, efforts to integrate single family neighborhoods and racially concentrated areas of affluence, an d lack of protection against air and noise pollution along Pacific Coast Highway, Sepulveda Blvd., and Manhattan Beach Blvd. Public comments also provide notes and questions regarding various goals and programs included in the Housing Element.
The City has made a diligent effort to correct, address, and incorporate feedback provided, and information req uested in the public comments in the Housing Element. The comments from the four comment letters received (see comment letter 1 through 4 attached) are included in Table 1, P ublic Comment Summary , which provides a response and a summary of the changes made to the H ousing Element.
Page | F-5 City of Manhattan Beach Appendix F: Community Engagement Summary
Table 1. Public Comment Summary
Table ID Comments Response/ Changes Made
Refer to public comment letter – Comment Letter 1
1 Quick clarification: On page F-2 and F-3, there is a section referring to public comments: "A member of the public mentioned that while the City is built-out," That member of the public was me. I did say MB is a low density city, but I didn't say MB was "built-out". I said the term "built-out" has no official definition or designation, and the claim that MB is "built-out" is highly subjective and not very convincing, especially considering MB is +70% zoned for single family detached homes which greatly restricts the potential capacity for more homes.
Also, I don't mean to speak for this person, and you can check the transcript, but I think that "Another member of the public voiced concern over parking regulations and traffic impacts resulting from multifamily housing and increased densities." is incorrect as well. That member of the public was expressing concern that the city's excessive parking requirements are inhibiting the development of townhomes. I don't think their comment was implying townhomes have a significant negative effect on parking or traffic.
Appendix F has been updated to correct the intent of the public comments received during the public meetings.
Refer to public comment letter – Comment Letter 2
Page | F-6 City of Manhattan Beach Appendix F: Community Engagement Summary
2 Please provide a rationale for including Goal 3: Provide a safe and healthy living environment for City residents and the policies associated with the goal (pg4), Program 10: Energy Conservation and Energy Efficiency Opportunities (page 15), program 27: Water Conservation and Green Building Standards (pg31).
It talks about the city's sustainability program but why is it included in this document? Is it required or was it requested to be included by someone? Also why would this document suggest that the city go beyond state required energy requirements?
Also how will increasing the cost of housing increase the housing stock, in fact the rate of new housing will decrease?
The Draft Housing Element simply references the City’s efforts related to encouraging the use of alternate energy, resource efficiency, and other green building regulations to demonstrate our commitment to “Goal 3” of the Housing Element, which is to provide a safe and healthy living environment for City residents. I’ll note that the current (5th cycle) Housing Element includes the same goal. This goal does not in any way dictate specific actions on green building or energy-related regulations; rather it demonstrates that housing is interlinked with these broader policies that do, in turn, impact the health and safety of our residents. These general policies in the Housing Element do not conflict with Council’s specific actions and direction (past or future) on the matters. To further clarify the comment about considering opportunities above and beyond State requirements, this relates to specific standards within the Green Building Code that are customized for local implementation, which is how the code in effect today was adopted for certain regulations. The Housing Element does not suggest or propose the increase cost of housing will increase the housing stock.
Page | F-7 City of Manhattan Beach Appendix F: Community Engagement Summary
Refer to public comment letter – Comment Letter 3
3 "Manhattan Beach's Housing Element finds that there are inadequate sites for low income housing. It therefore proposes to rezone various ""sites"" for low income housing, listed on p E-23 to E-26. But these ""sites"" are not sites; they are collections of parcels with various ownerships. Consider Site 5, listed on p E-23 (See original comment or reference page number).
This is all the parcels on a city block that face Highway One, no fewer than nine parcels, with, presumably, nine different ownerships. There's a duplex, a two story sports bar, a marketing agency, and a veterinarian's office. A potential low income builder would have to obtain rights to all nine of these parcels, parcels with, apparently, ongoing uses, in order to build a meager 21 units. There is no way any builder would think this was feasible, particularly when they would only be allowed to build 21 units on the resulting site.
This is just one example of many. Site 2 has eight parcels. Site 3 has 7 parcels.
Site 9 has 5 parcels.
Manhattan Beach needs to supply substantial evidence to support the idea that these parcels could be feasibly be consolidated. If there is no such evidence, these ""sites"" need to be replaced with sites that would be feasible. " The Sites Inventory has been modified to include a clear analysis of lot consolidation efforts in the City and examples of consolidated sites in surrounding cities to support consolidated sites identified in the existing capacity and overlay district. The average and median parcel sizes in the City are considered small and it can be expected that developers will consolidate multiple parcels in order to develop larger multifamily developments and will also likely develop more units than identified as calculations at 20 dwelling units per acre are considered the minimum.
Appendix E, sections 4.1.1, 5.1 and 5.2 have been revised to include a more thorough analysis of consolidated sites in the City, including consolidated sites with multiple parcel ownership. Additionally, Program 16, in the Housing element also supports consolidation of sites. A site feasibility study given market and development trends has been included in under section 7.1 of Appendix E.
Page | F-8 City of Manhattan Beach Appendix F: Community Engagement Summary
Refer to public comment letter – Comment Letter 4
4a Hello, I'm a Manhattan Beach resident.
I appreciate all the hard work that went into the housing element draft so far, including navigating the many requirements from state agencies. I think we all want a swift and efficient approval from HCD. That being said, I have some comments on aspects which are keeping this draft from compliance and risk HCD rejection:
First, an excerpt from the AFFH memo:
“Affirm “Affirmatively” furthering fair housing” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.
Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws. The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community developmentatively furthering fair housing” means taking meaningful actions, in addition to combating disc.
The City understands the need for and is committed to its duty to affirmatively further fair housing.
Page | F-9 City of Manhattan Beach Appendix F: Community Engagement Summary
4b 1) Focusing almost entirely on mixed-use development with little history or evidence of significant results.
Similar to most other South Bay cities, MB is apparently focusing mostly on encouraging mixed-use development to satisfy RHNA requirements. The problem though, is that Manhattan Beach has made similar changes in the past (as noted in the draft) yet has permitted few mixed-use residential developments, and an even smaller subset of those have actually been built. Please include real world evidence in the draft that demonstrates how these further changes will result in a significantly increased likelihood of mixed-use development. This evidence should include the times and places that the city made contact with local developers to get their input on what would make such development viable.
Development of larger multifamily development and affordable housing in the City and surrounding cities has been limited; therefore, the Housing Element relies on available development trends, including planned projects, and market conditions to support the feasibility of residential infill development on sites identified to accommodate the RHNA shortfall.
Appendix E, Section 7, has been revised to include a more thorough analysis. The comment mistakenly notes that the City is relying on mixed- use development to satisfy RHNA requirements, while the sites will allow for mixed-use type of development, similar to other zones in the City, the overlay will allow 100% residential development and require at least 50 % of residential development through Program 2, Adequate Sites. The City is incentivizing residential development on these sites through programs in the housing element. The comment notes that few mixed-use residential developments have been permitted and less have been built despite previous City efforts; however, the City does not have control over what is developed but is responsible for ensuring there is capacity in the City.
Nevertheless, the City can incentive development through regulatory and financial incentives which are expanded on in Appendix E, section 7. 4c 2) MBMC Section 10.12.030 (city-wide election requirement) is not a valid reason to be out of compliance with AFFH. In fact, that covenant is itself a violation of AFFH.
As stated in the AFFH memo, a fair housing issue is a condition in a geographic area of analysis that restricts fair housing choice or access to opportunity. The statute mentioned on page 36 is precisely that kind of condition. There needs to be a plan included in the housing element to amend those kinds of "rules", it shouldn't be used as an excuse to avoid further changes. It's also unclear what "preserve residential neighborhoods" mean exactly. Preserving from what? The AFFH memo lists “voter initiatives that restrict multifamily housing developments, rezoning to higher density, height limits or similar measures that limit housing choices” as an example of common zoning and land use barriers to AFFH.
As analyzed and explained in Appendix C of the Housing Element, the city- wide election requirements included in Section 10.12.030 of the MBMC do not restrict multifamily housing developments and are not considered a constraint to development.
In accordance with Government Code Section 65583, the housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. Programs in the Housing Element, such as Program 4, 23, and 26, aim to preserve the existing housing stock, including the existing affordable housing stock and existing housing capacity.
Page | F-10 City of Manhattan Beach Appendix F: Community Engagement Summary
4d 3) No effort has been made to integrate any single family neighborhood, including the racially concentrated areas of affluence.
As noted in the draft, Manhattan Beach has staggering levels of both racial and class-based segregation. At the same time, the percentage of single family zoning is high even for the South Bay region. I'm not sure how you can acknowledge this reality in the draft yet do absolutely nothing to address it. These kinds of land use policies, which dominate MB, contribute significantly to the cost of housing by constraining supply.
Although Appendix D does note that Manhattan Beach has staggering levels of both racial and class-based segregation, the comment does not note that this has been identified as a regional issue. The City is limited to changes to reverse these patterns within City boundaries which several programs of the housing element aim to reverse. With regard to integrating single-family neighborhoods including radically concentrated areas of affluence (RCAA), it should be noted that HCD criteria for adequate zones for lower-income RHNA limit the Sites Analysis to identify any lower- income units within Single-family, low-density zones, which includes some of the RCAA identified in Appendix D. The City has added new programs which are tied to County resources and programs to contribute to reversing these segregation patterns at a regional level.
4e 4) No protection against air pollution and noise pollution along PCH/Sepulveda and Manhattan Blvd.
Only allowing multifamily residences along high traffic corridors is not a practice that should continue for obvious reasons. Manhattan Beach's own city planning guide recognizes the disruption caused by air/noise pollution, and has attempted to ameliorate in the past with physical infrastructure (The Oak Avenue Overlay District). Single family homeowners should not have exclusive access to fresh air.
This should be addressed in the draft.
In conclusion, this draft is well-meaning and better in many ways than the drafts of other South Bay cities (looking at you, Hermosa and Redondo). But in its current state, its obviously attempting to take the path of least resistance by avoiding any changes to the 77% of the city which is composed of highly exclusionary and segregated neighborhoods. There's so many unaddressed issues (reforming the city-wide election requirement, etc). Until a serious attempt is made to address those, I feel it's inadequate and risks being rejected by HCD.
The Housing Element Update is a policy document, consisting of a housing program, and its adoption would not, in itself, result in specific development or construction at this time. A Negative Declaration was prepared for this project analyzes Air Quality, pursuant to CEQA. Any project under CEQA would be subject to additional analysis as required by CEQA.
Page | F-11 City of Manhattan Beach Appendix F: Community Engagement Summary
6. 7. Presentation Materials
The following sections provide an overview and copies of the presentation materials used during the City Council meetings, Planning Commission meeting, stakeholder workshop, the Hometown Fair, and results from the interactive poll.
1 Manhattan Beach Housing Element Update
PRESENTED BY THE COMMUNITY DEVELOPMENT DEPARTMENT AUGUST 24, 2021 2 What is a Housing Element?
A set of goals, policies, and actions that address the housing needs of all current and anticipated residents at all income levels over eight-years (2021-2029)
EXHIBIT A
3 What is the purpose of the Housing Element?
Identify barriers to housing
production
Identify housing needs
Identify programs and actions to
meet the needs
Identify sites available for housing
Facilitate housing production on
sites identified
Housing Action Plan
Development
Barriers
Available Land
and Financial
Resources
Housing
Needs
Development
Barriers
a
Resources
4 What does the data show?
Changing Population
• Changing Needs
• Older adults
Affordability
• Housing Overpayment
• Median Sale Price
Housing Options
• Housing Supply
5 What does the data show?
1970-1980
New
Unit1 Per
1.74 Persons
Added
1990-2000
New
Unit1 Per
4.52 Persons
Added
2010-2018
New
Unit1 Per
3.32 Persons
Added
6 How many housing units does Manhattan Beach have to pplan for?
Imperial, 15,933
Orange, 183,861
Riverside, 167,351
San Bernardino,
138,110
Los Angeles, 812,060
Ventura, 24,452
Imperial
Orange
Riverside
San Bernardino
Los Angeles
Ventura
Counties in SCAG Region
Los Angeles
812,060
Manhattan Beach, 774
Los Angeles Manhattan Beach
Housing
Units774
7 5th Cycle RHNA Progress
Data Reported 2014-2020
0 0
0 419
419
10 6
7 15
38 322
165
155
132
744
VERY LOW LOW MODERATE ABOVE
MODERATE
TOTAL
Units Permitted 5th Cycle RHNA Allocation 6th Cycle RHNA Allocation 5th Cycle
Average
Units
Permitted
Per Year = 60
6th Cycle
Average Units
Permitted Per
Year Needed
= 90
8 Housing Element Components
Housing Needs Assessment
Fair Housing Analysis
Development Constraints and Barriers
Sites Analysis and Inventory
88888888888888888888888888888888888888888888888888888888888 Goals, Policies, and Programs
9 Barriers to Development
Governmental Environmental & InfrastructureMarket
Land Use Controls
Development Standards
Permitting Procedures
Site Improvements
Land Costs
Availability of Vacant Land
Labor & Construction Costs
Availability of Financing
Geological Hazards
Flood & Fire Hazards
Water Supply and Service
Sewer Service
10 Regulations Incentives
Pathways to Development
T ools in the T oolbox
11 Policy Framework
Housing Policy
Considerations
Increase
Access to
Quality
Housing
Prevent
Displacement
and Enhance
Quality of Life
Improve and
Preserve
Housing for All
Income Levels
Produce a
Diverse Range
of Housing
Types to Align
with the Local
Need
12 Timeline
T ask Date
Project Kick-Off July 29, 2021
Prepare Housing Element Draft August 2 – September 10, 2021 Stakeholder Engagement August 31, 2021
City Council Study Session September 21, 2021
Planning Commission Study Session #1 September 22, 2021 Optional Study Session #2 October 2021
Submit Draft to HCD October 1, 2021
Public Review Period October 11 – November 25, 2021
Public Hearings (PC and CC) January – February
Adoption Deadline February 12, 2022
13 Thank you!
Additional questions
or comments?
Contact us at:
[email protected]
City of Manhattan Beach Appendix F: Community Engagement Summary
6.17.1 City Council Meeting 1
The City Council presentation occurred on August 24 , 2021. A copy of the PowerPoint used for the presentation is provided as Exhibit A. The PowerPoint provided a detailed description regarding what a Housing Element entai ls, and a brief overview of how the City is assigned its Regional Housing Needs Allocation.
Manhattan Beach Housing Element
Update
City Council September 21, 2021
CITY OF MANHATTAN BEACH
2 Overview
Project Overview
Barriers to Development
Sites Analysis01
02 04
Policy Framework Discussion and Q & A03
05 06
Next Steps
EXHIBIT B
CITY OF MANHATTAN BEACH
3 What is a Housing Element?
CITY OF MANHATTAN BEACH
4 2021 Income Limits
Los Angeles County Area Median Income (AMI): $80,000*
*This is the AMI for a four-person household.
Income Level % AMI Range Income Limit HCD-Adjusted Income Limit Very Low <50% AMI <$40,000 <$59,100
Low 50% -80% AMI <$64,000 <$94,600
Moderate 80% - 120% AMI <$96,000 <$96,000
Above Moderate >120% AMI >$96,000 >$96,000
CITY OF MANHATTAN BEACH
5 What is the purpose of the Housing Element?
• Identify housing needs
• Identify barriers to housing
production
• Identify programs and actions to
meet the needs
• Identify sites available for housing
• Facilitate housing production on sites
identified
Remember - Neither the City, County, nor private landowners are required to build the number of units planned for in the Housing Element.
CITY OF MANHATTAN BEACH
6 What does the data show?
CITY OF MANHATTAN BEACH
7 What does the data show?
CITY OF MANHATTAN BEACH
8 How many housing units does Manhattan Beach have to plan for?
CITY OF MANHATTAN BEACH
9 5th Cycle RHNA Progress
Data Reported 2014-2020
Incom ee Level 4th Cyclee
(2005 -2013 ))
RHNA
5thh Cyclee
((2013-2021 ))
RHNA
6th Cyclee
(2021 -2029 ))
RHNA
Permitte dd
SSincee 2014
Very-Low 236 10 322 0
Low 149 6 165 0
Moderate 160 7 155 0
Above
Moderate
350 15 132 419
Total 895 38 774 419
CITY OF MANHATTAN BEACH
10 Housing Element Components
CITY OF MANHATTAN BEACH
11 What are the barriers to development?
CITY OF MANHATTAN BEACH
12 Framing Our Policies
Step 1: Review of 5th cycle goals (what to carry forward, what needs modification)
¾Goall 1 - Preserve existing neighborhoods- carry policies forward with minor modifications
¾Goall 2 - Provide a variety of housing opportunities- requires modification and updating
¾Goall 3 - Provide a safe and healthy living environment for City residents – carry forward
¾Goall 4 - Encourage the conservation of energy in housing – carry forward
CITY OF MANHATTAN BEACH
13 Framing Our Policies
Step 2: Development of new policies for 6th cycle
¾SBB 355 - Amend internal procedures and zoning code to include SB 35 streamlining in permitting processes and procedures.
¾ABB 1763/S BB 22633 - Review and amend its local Density Bonus Program Ordinance to ensure consistency with State requirements.
¾ABB 6711 - Adopt an ordinance that incentivizes affordable ADUs ¾ABB 1011 - Amend zoning code to allow low barrier navigation centers ¾ABB 18511 - Amend the zoning code to identify a process by which parking requirements can be reduced for religious institutions that would eliminate religious- use parking spaces in exchanged for housing developments
CITY OF MANHATTAN BEACH
14 Sites Analysis - State Requirements
• Adequate Lower-Income Unit Zone
• Has an Improvement-to-Land Ratio (IL Ratio) less than or equal to 1 • Building was built before 1970-1990
• Site is greater than or equal to 0.5 acres
• Realistic Capacity at 20 du/acre
(Net Units are greater than or equal to 1)
• Given that more than 50% of our capacity will be from non-vacant land, sites for the lower income capacity will need to be supported with evidence that the existing use is not an impediment (no sites with large chains/essential uses)
CITY OF MANHATTAN BEACH
15 Existing Lower-Income Capacity Identified
CITY OF MANHATTAN BEACH
16 Preliminary Lower-Income Capacity Analysis
Lower-
Incom ee
Units
Very-low :: 322
Low:: 165
Underutilize dd sites
CGG Zone:: 599 acres
PDD Zone:: 211 acres
CITY OF MANHATTAN BEACH
17 Zoning Map
1992
CITY OF MANHATTAN BEACH
18 Adequate Sites Program Components
i. Permit multifamily uses by right for projects in which 20% or more units are affordable for lower-income households.
ii. Permit the development of at least 16 units per site. iii. Permit a minimum of 20 dwelling units per acre.
iv. If more than 50% of the lower-income sites are zoned to allow mixed- uses, all lower-income sites designated for MU must:
a) Allow 100% residential and
b) Require at least 50% of floor area to be residential c) Rezone shall occur within 3 years and 120 days from beginning of planning period (10/15/21)
Program Requirements
CITY OF MANHATTAN BEACH
19 Comments received included:
¾Explore opportunities along:
• Aviation Blvd.
• Manhattan Beach Blvd.
• Rosecrans Ave.
¾Explore allowing duplexes and triplexes in certain single-family neighborhoods
¾Explore allowing more ADUs than the State allows
¾Concerns with commercial corridors
Planning Commission Study Session
CITY OF MANHATTAN BEACH
2 0
Next Steps
CITY OF MANHATTAN BEACH
21 OPEN DISCUSSION
AND
Q & A
22 Thank you!
Additional questions
or comments?
Email: T alyn Mirzakhanian
[email protected]
City of Manhattan Beach Appendix F: Community Engagement Summary
6.27.2 City Council Meeting 2
The City Council presentation occurred on September 21 , 2021. A copy of the PowerPoint used for the presentation is provided as Exhibit B. The PowerPoint provided an update on work completed to date, as well as an overview of the Sites Inventory process.
1 Manhattan Beach Housing Element Update
STAKEHOLDER MEETING 5:30PM – 7:00PM AUGUST 31, 2021
2 Overview
Project Overview
Barriers to Development
Next Steps02
03 05
Policy Framework
Interactive Poll & Discussion
04 06
Zoom Overview01
1 2
EXHIBIT C
3 Zoom Overview01
4 Before we get started
Full screen view is recommended for optimal viewing.
To make the meeting full screen, double-click the meeting window or click the button in the upper-right corner of the Zoom window.
This meeting is being recorded
and will be available on the City’s
website.
If you have issues using Zoom
software please use the Chat tool
for technical help.
3 4
5 Before we get started
Everyone joining the meeting will be “video off” and muted by default. Panelists will be “video on” for the duration of the presentation. There will be a discussion period at the end of the presentation. You may use the Raise Hand feature to talk.
You may use the Chat feature throughout the presentation.
STEP 1
STEP 2
6 Before we get started
What is your favorite aspect of living
in Manhattan Beach?
5 6
7 Project Overview02
8 What is a Housing Element?
A set of goals, policies, and actions that address the housing needs of all current and anticipated residents at all income levels over eight‐years (2021‐2029) required by the State.
7 8
9 What is the purpose of the Housing Element?
Identify housing needs
Identify barriers to housing
production
Identify programs and actions to
meet the needs
Identify sites available for housing
Facilitate housing production on
sites identified
Housing Action Plan
Development
Barriers
Available Land
and Financial
Resources
Housing
Needs
Remember ‐ Neither the City, County, nor private
landowners are required to build the number of units
planned for in the Housing Element.
10 What does the data show?
1970-1980
New
Unit1 Per
1.74 Persons
Added
1990-2000
New
Unit1 Per
4.52 Persons
Added
2010-2018
New
Unit1 Per
3.32 Persons
Added
9 10
11 What does the data show?
Changing Population
• Changing Needs
•O l d e r adults
Affordability
•H o u s i n g Overpayment
•M e d i a n Sale Price
Housing Options
•H o u s i n g Supply
12 2021 Income Limits
Income Category % AMI Range Income Limit 2021 State Income Limits (Adjusted)
Very Low <50% AMI <$40,000 <$59,100
Low 50% ‐ 80% AMI <$64,000 <$94,600
Moderate 80% ‐ 120% AMI <$96,000 <$96,000
Above Moderate >120% AMI >$96,000 >$96,000
Los Angeles County Area Median Income (AMI): $80,000*
*This is the AMI for a four‐person household.
11 12
13 How many housing units does Manhattan Beach have to plan for?
Imperial, 15,933
Orange, 183,861
Riverside, 167,351
San Bernardino,
138,110
Los Angeles, 812,060
Ventura, 24,452
Imperial
Orange
Riverside
San Bernardino
Los Angeles
Ventura
Counties in SCAG Region
Los Angeles
812,060
Manhattan Beach, 774
Los Angeles Manhattan Beach
Housing
Units774
14 5th Cycle RHNA Progress
Data Reported 2014-2020
5th Cycle
Average
Units
Permitted
Per Year = 52
6th Cycle
Average Units
Permitted Per
Year Needed
= 96
Income Level 4 th Cycle (2005‐
2013) RHNA
5th Cycle (2013‐
2021) RHNA
6th Cycle (2021‐
2029) RHNA
Permitted Since
2014
Very‐Low 236 10 322 0
Low 149 6 165 0
Moderate 160 7 155 0
Above Moderate 350 15 132 419
Total 895 38 774 419
13 14
15 Housing Element Components
Housing Needs Assessment
Fair Housing Analysis
Development Constraints and Barriers
Sites Analysis and Inventory
Goals, Policies, and Programs
16 Barriers to
Development03
15 16
17 What are the barriers to development?
Governmental Environmental & InfrastructureMarket
Land Use Controls
Development Standards
Permitting Procedures
Site Improvements
Land Costs
Availability of Vacant Land
Labor & Construction Costs
Availability of Financing
Geological Hazards
Flood & Fire Hazards
Water Supply and Service
Sewer Service
18 Policy Framework04
17 18
19 •V a l u e s and direction
Goals
•S t a t e m e n t s that guide decision‐making
to implement the goals and overarching
vision
Policies
•S p e c i f i e d conditions that are
measurable steps toward
achieving goals
Objectives
• Procedures, programs,
or techniques that carry
out the policies
Programs
20 Framing Our Policies
Housing Policy
Considerations
Increase
Access to
Quality
Housing
Prevent
Displacement
and Enhance
Quality of Life
Improve and
Preserve
Housing for All
Income Levels
Produce a
Diverse Range
of Housing
Types to Align
with the Local
Need
19 20
21 Policy Examples
Policy: Provide adequate sites to facilitate the development of a diverse range of housing that fulfills its regional housing needs, including low-, moderate- and higher-density single-family attached/detached units and multiple-family units.
Policy: Facilitate the development of housing through the removal of local regulatory constraints, especially for housing that serves lower-income households and those with special needs. Policy: Implementation practices that prevent displacement and discrimination through enforcement of existing requirements.
22 Interactive Poll05
21 22
23 Interactive Poll
24 Next Steps06
23 24
25 Next Steps
Ta s k D a t e
Stakeholder Meeting T oday
Prepare Draft Housing Element In Progress
Planning Commission (PC) Study Session #1 September 15, 2021 City Council (CC) Study Session September 21, 2021
Optional PC Study Session #2 October 2021
Public Draft Review Period October 11 – November 25, 2021 Public Hearings PC: January - February 2022
CC: January - February 2022
26 Open Discussion06
25 26
27 Thank you!
Additional questions
or comments?
Email: T alyn Mirzakhanian
[email protected]
Next meeting:
Planning Commission
Study Session #1
Sept. 15th - 3pm
27 City of Manhattan Beach Appendix F: Community Engagement Summary
6.37.3 Stakeholder Meeting
A stakeholder meeting was held on August 31, 2021, that allowed interested parties to be engaged in a more formal setting wh ere they learned about the planning process, the components of the Housing Element, and the importance of their role in development of the Housing Element. A copy of the PowerPoint used for the presentation is provided as Exhibit C.
Poll Report
Report Generated: 9/1/2021 8:59
Webinar ID Actual Start Time Actual Duration (minutes) Topic 920 6696 8694 8/31/2021 17:10 93 Manhattan Beach Housing Element Stakeholder Meeting # User Name User Email Submitted Date/Time Question Answer 1 l p [email protected] 8/31/2021 18:02 What do you feel are the barriers to building more diverse, affordable housing in Manhattan Beach?
Lack of available land
2 Barbara
Siegemund-
k
[email protected] 8/31/2021 18:02 What do you feel are the barriers to building more diverse, affordable housing in Manhattan Beach?
Cost of development (including
cost of land);Community support
f d l
3 Margaret Bailey [email protected] 8/31/2021 18:02 What do you feel are the barriers to building more diverse, affordable housing in Manhattan Beach?
Cost of development (including
cost of land)
4 JULIE
TOMANPOS
[email protected] 8/31/2021 18:02 What do you feel are the barriers to building more diverse, affordable housing in Manhattan Beach?
Cost of development (including
cost of land);Community support
f d l
5 brandon Straus [email protected] 8/31/2021 18:02 What do you feel are the barriers to building more diverse, affordable housing in Manhattan Beach?
Lack of available land;Cost of
development (including cost of
l d) f
6 l p [email protected] 8/31/2021 18:03 Manhattan Beach is required to plan for 774 additional housing units. What do you think is the best strategy for accommodating these homes? Other (Please provide additional
information in the Chat)
7 Barbara
Siegemund-
k
[email protected] 8/31/2021 18:04 Manhattan Beach is required to plan for 774 additional housing units. What do you think is the best strategy for accommodating these homes? Increase mixed-use
opportunities;Increase density (e.g.
ll ll b ld h
8 Margaret Bailey [email protected] 8/31/2021 18:04 Manhattan Beach is required to plan for 774 additional housing units. What do you think is the best strategy for accommodating these homes? Increase housing opportunities
along commercial corridors
9 Michael
Donahue
[email protected] 8/31/2021 18:03 Manhattan Beach is required to plan for 774 additional housing units. What do you think is the best strategy for accommodating these homes? Increase density (e.g. allow taller
buildings with more housing units)
10 Zac Dean [email protected] 8/31/2021 18:03 Manhattan Beach is required to plan for 774 additional housing units. What do you think is the best strategy for accommodating these homes? Increase mixed-use opportunities
11 JULIE
TOMANPOS
[email protected] 8/31/2021 18:04 Manhattan Beach is required to plan for 774 additional housing units. What do you think is the best strategy for accommodating these homes? Increase housing opportunities
along commercial corridors
d
12 brandon Straus [email protected] 8/31/2021 18:04 Manhattan Beach is required to plan for 774 additional housing units. What do you think is the best strategy for accommodating these homes? Increase housing opportunities
along commercial corridors
d
13 l p [email protected] 8/31/2021 18:00 What do you feel are unmet housing needs in Manhattan Beach? I do not feel there are unmet housing needs
14 Barbara
Siegemund-
k
[email protected] 8/31/2021 18:00 What do you feel are unmet housing needs in Manhattan Beach? Diversity in housing stock e.g., duplexes, apartments, granny
fl / l h
15 Margaret Bailey [email protected] 8/31/2021 18:00 What do you feel are unmet housing needs in Manhattan Beach? General housing affordability 16 Michael
Donahue
[email protected] 8/31/2021 18:01 What do you feel are unmet housing needs in Manhattan Beach? Availability of rental units 17 JULIE
TOMANPOS
[email protected] 8/31/2021 18:01 What do you feel are unmet housing needs in Manhattan Beach? Diversity in housing stock e.g., duplexes, apartments, granny
fl / l h
18 l p [email protected] 8/31/2021 17:58 What is your top priority for new housing? Other (Please provide additional information in the Chat)
19 Barbara
Siegemund-
k
[email protected] 8/31/2021 17:58 What is your top priority for new housing? Affordability 20 Margaret Bailey [email protected] 8/31/2021 17:58 What is your top priority for new housing? Other (Please provide additional information in the Chat)
21 Michael
Donahue
[email protected] 8/31/2021 17:58 What is your top priority for new housing? Affordability 22 JULIE
TOMANPOS
[email protected] 8/31/2021 17:58 What is your top priority for new housing? Ownership options Poll Details
EXHIBIT D
City of Manhattan Beach Appendix F: Community Engagement Summary
6.47.4 Interactive Poll Results
The results from the interactive poll conducted during the stakeholder meeting on August 31, 2021 , are shown in Exhibit D.
City of Manhattan Beach Appendix F: Community Engagement Summary
6.57.5 Planning Commission Meeting
The Planning Commission presentation occurred on September 15, 2021. A copy of the PowerPoint used for the presentation is provided as Exhibit E. The PowerPoint provided a detailed description regarding what a Housing Element entai ls, and a brief overview of how the City is assigned its Regional Housing Needs Allocation.
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City of Manhattan Beach Appendix F: Community Engagement Summary
6.67.6 Hometown Fair
City staff attended the Hometown Fair on October 2, 2021. A copy of the flier that was distributed at the information booth is provided as Exhibit F.
The City is updating its Housing Element!*
Stay tuned for the release of the Draft Housing
Element, which will be available for public
review mid-October through the end of
November.
STAY INFORMED!
Sign up on our Housing Element Update Interested Parties list by sending an email to
[email protected]
or view our webpage for updates and information:
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6TH CYCLE HOUSING ELEMENT UPDATE
www.manhattanbeach.gov/6thcycle
*The Housing Element is one of the State-mandated Elements of a General Plan, and it is required to be updated every eight years and certified by the State Department of Housing and Community Development. The Housing Element analyzes
community housing needs in terms of affordability, availability, adequacy, and accessibility, and describes the City's strategy and programs to address those needs.
EXHIBIT F
1 From: Talyn Mirzakhanian <[email protected]> on behalf of HE Update 2021 <[email protected]>
Sent: Friday, October 22, 2021 11:53 AM
To:
Subject: FW: [EXTERNAL] Public comments incorrect
From: Zac Dean <[email protected]>
Sent: Wednesday, October 20, 2021 8:46 PM
To: HE Update 2021 <[email protected]>
Subject: [EXTERNAL] Public comments incorrect
CAUTION: This Email is from an EXTERNAL source. Ensure you trust this sender before clicking on any links or attachments.
Hello, MB resident here. Thanks for all your work on the housing element.
Quick clarification: On page F-2 and F-3, there is a section referring to public comments: "A member of the public mentioned that while the City is built‐out,"
That member of the public was me. I did say MB is a low density city, but I didn't say MB was "built-out". I said the term "built-out" has no official definition or designation, and the claim that MB is "built-out" is highly subjective and not very convincing, especially considering MB is +70% zoned for single family detached homes which greatly restricts the potential capacity for more homes.
Also, I don't mean to speak for this person, and you can check the transcript, but I think that " Another member of
the public voiced concern over parking regulations and traffic impacts resulting from multifamily housing and increased densities." is incorrect as well. That member of the public was expressing concern that the city's excessive parking requirements are inhibiting the development of townhomes. I don't think their comment was implying townhomes have a significant negative effect on parking or traffic.
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HE UPDATE 2021
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LETTER 1
1 From: Phillips Lee <[email protected]>
Sent: Thursday, November 18, 2021 5:37 PM
To: HE Update 2021
Subject: [EXTERNAL] 6th Cycle Housing Element Update
CAUTION: This Email is from an EXTERNAL source. Ensure you trust this sender before clicking on any links or attachments.
Please provide a rationale for including Goal 3: Provide a safe and healthy living environment for City residents and the policies associated with the goal (pg4) Program 10: Energy Conservation and Energy Efficiency Opportunities (page 15) program 27: Water Conservation and Green Building Standards (pg31)
It talks about the city's sustainability program but why is it included in this document? Is it required or was it requested to be included by someone? Also why would this document suggest that the city go beyond state required energy requirements? Also how will increasing the cost of housing increase the housing stock, in fact the rate of new housing will decrease?
Thanks
Lee
LETTER 2
1 From: Anne Paulson <[email protected]>
Sent: Tuesday, November 30, 2021 4:59 PM
To: HE Update 2021
Cc: [email protected]
Subject: [EXTERNAL] Manhattan Beach Draft Housing Element: The "Sites" are not sites Follow Up Flag: Follow up
Flag Status: Flagged
CAUTION: This Email is from an EXTERNAL source. Ensure you trust this sender before clicking on any links or attachments.
To whom it may concern:
Manhattan Beach's Housing Element finds that there are inadequate sites for low income housing. It therefore proposes to rezone various "sites" for low income housing, listed on p E‐23 to E‐26. But these "sites" are not sites; they are collections of parcels with various ownerships. Consider Site 5, liste d on p E‐23:
This is all the parcels on a city block that face Highway One, no fewer than nine parcels, with, presumably, nine different
ownerships. There's a duplex, a two story sports bar, a marketing agency, and a veterinarian's office. A potential low income builder would have to obtain rights to all nine of these parcels, parcels with, appare ntly, ongoing uses, in order to build a meager 21 units. There is no way any builder would think this was feasible, particularly when they would only be allowed to build 21 units on the resulting site.
This is just one example of many. Site 2 has eight parcels. Site 3 ha s 7 parcels. Site 9 has 5 parcels.
Manhattan Beach needs to supply substantial evidence to support the idea that these parcels could be feasibly be consolidated. If there is no such evidence, these "sites" need to be replaced with sites that would be feasible.
Sincerely,
Anne Paulson
LETTER 3
1 From: Zac Dean <[email protected]>
Sent: Tuesday, November 30, 2021 11:50 PM
To: HE Update 2021
Subject: [EXTERNAL] Housing Element comment: Current draft not in compliance with AFFH and other issues CAUTION: This Email is from an EXTERNAL source. Ensure you trust this sender before clicking on any links or attachments.
Hello, I'm a Manhattan Beach resident.
I appreciate all the hard work that went into the housing element draft so far, including navigating the many requirements from state agencies. I think we all want a swift and efficient approval from HCD. That being said, I have some comments on aspects which are keeping this draft from compliance and risk HCD rejection:
First, an exc
erpt from the AFFH memo:
“Affirm“Affirmatively
furthering
fair
housing” means
taking
meaningful
actions,
in
addition
to
combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.
Specifically, affirmatively furthering fair housing means taking meaningful actions that, take n
together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws. The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development.atively furthering fair housing” means taking meaningful actions, in addition to
combating disc
1) Focusing almost entirely on mixed-use development with little history or evidence of significant results.
LETTER 4
2 Similar to most other South Bay cities, MB is apparently focusing mostly on encouraging mixed‐use development to satisfy RHNA requirements. The problem though, is that Manhattan Beach has made similar changes in the past (as noted in the draft) yet has permitted few mixed‐use residential developments, and an even smaller subse t of those have actually been built. Please
include real world evidence in the draft that demonstrates how these further changes will result in a significantly increased likelihood of mixed‐use development. This evidence should include the times and places that the city made contact with local developers to get their inpu t on what would make such development viable.
2) MBMC Section 10.12.030 (city‐wide election requirement) is not a valid reason to be out of compliance with AFFH.
In fact, that covenant is itself a violation of AFFH.
As stated in the AFFH memo, a fair housing issue is a condition in a ge ographic area of analysis that restricts fair housing choice or access to opportunity. The statute mentioned on page 36 is precisely that kind of condition. There needs to be a plan included in the housing element to amend those kinds of "rules", it shouldn't be used as an excuse to avoid further ch
anges. It's also unclear what "preserve residential neighborhoods" mean exactly. Preserving from what?
3) No effort has been made to integrate any single family neighborhood, including the racially concentrated areas of affluence.
As noted in the draft, Manhattan Beach has staggering levels of both racial and class‐ based segregation. At the same
time, the percentage of single family zoning is high even for the South Bay region. I'm not sure how you can acknowledge this reality in the draft yet do absolutely nothing to address it. These kinds of land use policies, which dominate MB, contribute significan tly to the cost of housing by constraining supply.
4) No protection against air pollution and noise pollution along PCH/Sepulveda and Manhattan Blvd.
Only allowing multifamily residences along high traffic corridors is not a practice that should continue for obvious reasons. Manhattan Beach's own city planning guide recognizes the disruption caused by air/noise pollution, and has attempted to ameliorate in the past with physical infrastructure (The Oak Avenue Overlay District). Single family homeowners should not have exclusive access to fresh air. This should be addressed in the draft.
In conclusion, this draft is well‐meaning and better in many ways than the drafts of other South Bay cit ies (looking at you, Hermosa and Redondo). But in its current state, its obviously attempting to take the path of least resistance by avoiding any changes to the 77% of the city which is composed of highly exclusionary and segregated neighborhoods.
There's so many unad dressed issues (reforming the city‐wide election requirement, etc). Until a serious attempt is made to address those, I feel it's inadequate and risks being rejected by HCD.