Redondo Beach City Council
February 1, 2022

FINAL

INITIAL STUDY / NEGATIVE DECLARATION

FOR THE
2021-2029 Housing Element
City of Redondo Beach, California
Prepared by:

Environmental Science Associates
626 Wilshire Boulevard Suite 1100
Los Angeles, CA 90017
(213) 599-4300
September 10, 2021

2021-2029 Housing Element 1 City of Redondo Beach
September 2021

INTRODUCTION
The Draft Initial Study/Negative Declaration (IS/ND) for the 2021-2029 Housing Element (proposed project) was available for public review for 30 days beginning on August 5, 2021 and ending on September 3, 2021. The City of Redondo Beach posted an electronic version of the Draft IS/ND on the City’s website, www.redondo.org/HousingElement. Hard copies were also available for review at the following locations:s
• City of Redondo Beach, Community Development Department, 415 Diamond Street, Door 2, Redondo Beach, CA 90277;
• City of Redondo Beach, City Clerk Office, 415 Diamond Street, Door 1, Redondo Beach, CA 90277; • Redondo Beach Main Library, 303 N. Pacific Coast Highway, Redondo Beach, CA 90277; and • Redondo Beach North Branch Library, 2000 Artesia Boulevard, Redondo Beach, CA 90278.

A Notice of Intent to Adopt a Negative Declaration was posted on August 4, 2021 on the City’s website and mailed to various agencies, organizations, individuals, and known interested parties. In addition, all requisite documents, including the Notice of Completion form, were uploaded to the State Clearinghouse on August 4, 2021.

Final Initial Study and Environmental Analysis
2021-2029 Housing Element 2 City of Redondo Beach
September 2021

COMMENTS RECEIVED ON THE DRAFT INITIAL

STUDY/MITIGATED NEGATIVE DECLARATION
The City received two comment letters on the IS/ND during the public review period as listed below:

1. California Department of Transportation (Caltrans) (August 30, 2021)

2. Mark Nelson (August 6, 2021)
CEQA does not require formal responses to comments on an IS/ND, only that the lead agency consider the comments received [CEQA Guidelines §15074(b)]. Responses to the comments provided in the comment letters are contained in Table 1 below to provide a complete environmental record. “Provide a safe and reliable transportation network that serves all people and respects the environment” STATE OF CALIFORNIA-------CALIFORNIA STATE TRANSPORTATION AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF TRANSPORTATION
DISTRICT 7
100 S. MAIN STREET, MS 16
LOS ANGELES, CA 90012
PHONE (213) 269-1124
FAX (213) 897-1337
TTY 711
www.dot.ca.gov
Making Conservation
a California Way of Life
August 30, 2021
Mr. Sean Scully
Planning Manager
City of Redondo Beach
Community Development Department
415 Diamond Street
Redondo Beach, CA 90277
RE: City of Redondo Beach’s 2021-2029
Housing Element
SCH # 2021080057
Vic. LA-01 & LA-405 Citywide
GTS # LA-2021-03676-ND
Dear Mr. Scully:

Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above referenced recirculated NOP. The 2021- 2029 Housing Element provides a framework for meeting the housing needs of existing and future resident populations within the City based on the Regional Housing Needs Allocation (RHNA) of 2,490 units within the City limits.

Housing Element identifies strategies and programs to conserve and improve existing affordable housing; provide adequate housing sites; assist in the development of affordable housing; remove governmental and other constraints to housing development; and promote equal housing opportunities in a strategic manner. The 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofit organizations. Since this is a policy document, the land use designations and zoning amendments associated with the 2021-2029 Housing Element are not under consideration at this time.

The mission of Caltrans is to provide a safe and reliable transportation network that serves all people and respects the environment. Senate Bill 743 (2013) has codified into CEQA law and mandated that CEQA review of transportation impacts of proposed development be modified by using Vehicle Miles Traveled (VMT) as the primary metric in identifying Mr. Sean Scully
August 30, 2021

“Provide a safe and reliable transportation network that serves all people and respects the environment” transportation impacts for all future development projects. You may reference the Governor’s Office of Planning and Research (OPR) for more information:
http://opr.ca.gov/ceqa/updates/guidelines/
As a reminder, VMT is the standard transportation analysis metric in CEQA for land use projects after July 1, 2020, which is the statewide implementation date.

Caltrans is aware of challenges that the region faces in identifying viable solutions to alleviating congestion on State and Local facilities. With limited room to expand vehicular capacity, all future developments should incorporate multi-modal and complete streets transportation elements that will actively promote alternatives to car use and better manage existing parking assets. Prioritizing and allocating space to efficient modes of travel such as bicycling and public transit can allow streets to transport more people in a fixed amount of right-of-way.

Caltrans supports the implementation of complete streets and pedestrian safety measures such as road diets and other traffic calming measures. Please note the Federal Highway Administration (FHWA) recognizes the road diet treatment as a proven safety countermeasure, and the cost of a road diet can be significantly reduced if implemented in tandem with routine street resurfacing. Overall, the environmental report should ensure all modes are served well by planning and development activities. This includes reducing single occupancy vehicle trips, ensuring safety, reducing vehicle miles traveled, supporting accessibility, and reducing greenhouse gas emissions.

We encourage the Lead Agency to evaluate the potential of Transportation Demand Management (TDM) strategies and Intelligent Transportation System (ITS) applications in order to better manage the transportation network, as well as transit service and bicycle or pedestrian connectivity improvements. For additional TDM options, please refer to the Federal Highway Administration’s Integrating Demand Management into the Transportation Planning Process: A Desk Reference (Chapter 8). This reference is available online at:
http://www.ops.fhwa.dot.gov/publications/fhwahop12035/fhwahop12035.pdf You can also refer to the 2010 Quantifying Greenhouse Gas Mitigation Measures report by the California Air Pollution Control Officers Association (CAPCOA), which is available online at:
http://www.capcoa.org/wp-content/uploads/2010/11/CAPCOA-Quantification-Report-9- 14-Final.pdf
Mr. Sean Scully
August 30, 2021

“Provide a safe and reliable transportation network that serves all people and respects the environment” Also, Caltrans has published the VMT-focused Transportation Impact Study Guide (TISG), dated May 20, 2020 and the Caltrans Interim Land Development and Intergovernmental Review (LD-IGR) Safety Review Practitioners Guidance, prepared in On December 18, 2020. You can review these resources at the following links:
https://dot.ca.gov/-/media/dot-media/programs/transportation-planning/documents/sb743/2020-05-20-approved-vmt-focused-tisg-a11y.pdf https://dot.ca.gov/-/media/dot-media/programs/transportation-planning/documents/sb743/2020-12-22-updated-interim-ldigr-safety-review-guidance-a11y.pdf Caltrans encourages lead agencies to prepare traffic safety impact analysis for all developments in the California Environmental Quality Act (CEQA) review process so that, through partnerships and collaboration, California can reach zero fatalities and serious injuries by 2050.

The development anticipated by the Housing Element would constitute infill development as it would occur primarily on underutilized properties within an urbanized area and would consist of various housing types. Additionally, many of the housing sites included within the Housing Element are strategically located in proximity to existing and planned Metro Transit Stations. Future development would be consistent with the City’s Circulation Element, which addresses how local and regional traffic will circulate through the City under both existing and future conditions, as well as, addressing the needs of bicyclists, pedestrians, and transit and rail users.

The goals, policies and improvements in the City’s Housing Element are also intended to take advantage of existing and future regional rail facilities and create an active street life that would enhance the vitality of businesses while reducing vehicle miles travelled (VMT); reduce traffic congestion while increasing pedestrian safety and welfare; and promote the use of public transit. Therefore, future development consistent with the Housing Element would be expected to generate fewer VMT and more multi-modal trips than conventional development.

For the planning benefits of the City, we recommend the City to disclose existing VMT for the housing element and City’s threshold to identify potential CEQA impact. The OPR generalized recommendation is a 15% reduction below the existing VMT as a threshold for CEQA significance. This VMT analysis would provide substantial evidence whether future development would contribute any significant traffic impact. The result would assist the City in mitigating future traffic impact in the planning stage such as identifying effective TDM for the new development or implementing any traffic impact fee program.

Mr. Sean Scully
August 30, 2021

“Provide a safe and reliable transportation network that serves all people and respects the environment” If you have any questions, please feel free to contact Mr. Alan Lin the project coordinator at (213) 269-1124 and refer to GTS # LA-2021-03676-ND.

Sincerely,

MIYA EDMONSON
IGR/CEQA Branch Chief
email: State Clearinghouse
From: Mark Nelson (Home Gmail)
To: Planning Redondo
Subject: CEQA Comment on DRAFT 2021-2029 HOUSING ELEMENT: (1) NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION; (2) NOTICE OF PUBLIC HEARING BEFORE THE PLANNING COMMISSION OF THE CITY OF

REDONDO BEACH
Date: Friday, August 6, 2021 4:14:09 PM
ATTN: Email is from an external source; Stop, Look, and Think before opening attachments or links.

The City's published document states " Since this is a policy document, the land use designations and zoning amendments associated with the 2021-2029 Housing Element are not under consideration at this time and the amendments will be processed as part of the City’s ongoing and separate update to the Land Use Element of the General Plan (PLANRedondo)." As such, please place the PLANRedondo CEQA document in to the public record in order that we can comment on the totality of land use designations and zoning amendments. Attempting to execute land use designations and zoning changes one at a time would constitute piecemealing under CEQA, since the policy document and the PLANRedondo document both envision multiple changes.

Final Initial Study and Environmental Analysis
2021-2029 Housing Element 8 City of Redondo Beach
September 2021
TABLE 1

RESPONSES TO COMMENTS RECEIVED ON THE DRAFT IS/ND
Commenter Comment Summary Response
Caltrans The comment summarizes its mission to create a safe and reliable transportation network by
implementing Transit Demand Measures (TDM)
strategies, Vehicle Mile Traveled (VMT) metrics, and
complete streets and pedestrian safety measures
throughout the region. This comment also
encourages the City to use these strategies and
measures to better manage the transportation
network, including transit service and bicycle and
pedestrian connectivity improvements. The comment
also provides Caltrans’ references for the City’s use.

The City acknowledges this comment and the
references provided. This comment does not
address the adequacy of the Negative
Declaration and therefore, no response is
required.

The comment encourages the City to prepare a
traffic safety impact analysis for the project to help
Caltrans reach zero fatalities and serious injuries by
2050.

The Housing Element is a policy document
and no physical development is proposed.

Therefore, no traffic would be generated and
as a policy document no traffic-related
fatalities or serious injuries would occur. A
transportation analysis will be prepared for the
PLANRedondo to support the transportation
analysis in the EIR, which will also evaluate
traffic safety for Caltrans’ facilities in
accordance with Caltrans’ safety goals.

Caltrans notes that the Housing Element would be
consistent with the updated Mobility Element
contained within PLANRedondo and recommends
that the City disclose existing VMT of the Housing
Element in addition to the City’s VMT Thresholds for
CEQA significance. The requested VMT analysis
would demonstrate the traffic levels generated by
future residential development and would assist the
City in mitigating future traffic impacts in the planning stage, such as implementing TDM measures or a
traffic impact fee program.

As indicated above, the Housing Element is a
policy document and no physical development
is proposed. However, a VMT analysis will be
prepared for PLANRedondo, which includes
the Mobility Element Update. The VMT
analysis for PLANRedondo will evaluate
potential VMT changes resulting from
proposed land use and/or zoning changes.

This will allow for the evaluation of Citywide
land use and/or zoning changes and the
incorporation of policies in the Mobility
Element or mitigation, as necessary.

Mark Nelson The comment requests that the PLANRedondo
CEQA document be included in the public record so
comments can be provided on the totality of the
proposed land use and zoning amendments
included in the Housing Element and General Plan
Update. This comment also states that adoption of
any land use or zoning amendments under the
Housing Element at this time would be considered
piecemealing under CEQA.

As indicated in the Negative Declaration, the
City of Redondo Beach is in the process of
updating its General Plan (PLANRedondo),
which is anticipated to be adopted in 2022.

The City will prepare an Environmental Impact
Report (EIR) for PLANRedondo and the
Notice of Preparation is anticipated to be
released for public review in Fall 2021. All
proposed land use and/or zoning
amendments necessary to implement the
Housing Element will be evaluated in the EIR
that will be prepared for PLANRedondo. Since
the Housing Element is a policy document
and the land use and/or zoning changes
associated with implementing the Housing
Element will be fully evaluated and disclosed
in the PLANRedondo EIR this is not
considered piecemealing as defined by
CEQA. The City will post the Notice of
Preparation for the EIR for PLANRedondo on
the City’s website. Please see the City’s
website for more information on the
PLANRedondo project and the overall
environmental process.

DRAFT

INITIAL STUDY / NEGATIVE DECLARATION

FOR THE
2021-2029 Housing Element
City of Redondo Beach, California
Prepared by:

Environmental Science Associates
626 Wilshire Boulevard Suite 1100
Los Angeles, CA 90017
(213) 599-4300
August 5, 2021
Wl()l(,e, '-to. SeoJ·
redondo

B E A C H

2021-2029 Housing Element 1 City of Redondo Beach
August 2021

DRAFT INITIAL STUDY/NEGATIVE DECLARATION

1. Project Title: City of Redondo Beach
2021-2029 Housing Element

2. Lead Agency Name and Address: Community Development Department City of Redondo Beach
415 Diamond Street
Redondo Beach, CA 90277

3. Contact Person and Phone Number: Sean Scully
Planning Manager
(310) 318-0637 x2405

4. Project Sponsor’s Name and Address: City of Redondo Beach 415 Diamond Street
Redondo Beach, CA 90277

5. Project Location: City of Redondo Beach

6. Existing Setting: Redondo Beach is located in the South Bay region of Los Angeles County. Surrounding communities include
Manhattan Beach, Hermosa Beach, El Segundo,
Torrance, Lawndale, and the Palos Verdes Peninsula.

The City of Redondo Beach is developed with a variety
of land uses including established residential
neighborhoods, commercial corridors, public facilities, and parks.

7. General Plan Designation(s): The City of Redondo Beach has a variety of General Plan land use designations, including residential, mixed use, commercial, regional commercial (includes
residential), coastal commercial, industrial, public,
institutional, and open space.

8. Zoning: The City has a variety of zoning districts, including single-family residential, multiple-family residential, mobile home park, commercial, coastal commercial,
regional commercial (includes residential), mixed use,
industrial, public and institutional, planned
development overlay, mixed-use overlay, Riviera
Village overlay, and historic overlay.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 2 City of Redondo Beach
August 2021

9. Description of Project:

California Government Code Section 65302(c) mandates that each City within California includes a Housing Element in its General Plan. The Housing Element is required to identify and analyze existing and projected housing needs within the City and include statements of the City’s goals, policies, quantified objectives and scheduled programs for preservation, improvement, and development of housing. Each city, in adopting its Housing Element, must consider economic, environmental, and fiscal factors, as well as community goals as set forth in the General Plan, in compliance with California Government Code Section 65580 et. seq. In compliance with Government Code Section 65580 et. seq., the City of Redondo Beach (City) is updating its Housing Element for the planning period of 2021-2029 (hereafter referred to as the 2021-2029 Housing Element or the plan). The 2021-2029 Housing Element is contained in Attachment 1 of this Initial Study.

Consistent with State law, the 2021-2029 Housing Element provides a plan to accommodate the City’s fair share of affordable housing known as the Regional Housing Needs Assessment, or RHNA. The RHNA is allocated to each region of the state by the California Department of Housing and Community Development in consultation with regional council of governments. The Southern California Association of Governments (SCAG) represents all jurisdictions in Los Angeles County, including Redondo Beach.

Figure 1, Regional and City Location, illustrates where the City is located within Los Angeles County.

For the 2021-2029 housing cycle, Los Angeles County has been assigned a RHNA of 812,060 housing units, with the City receiving an allocation of 2,490 units at four income levels (Very Low, Low, Moderate, and Above Moderate). Table 1, City of Redondo Beach RHNA Allocation, summarizes the City’s RHNA allocations taking into account entitled projects and projected accessory dwelling units (ADUs) and including a 10 percent buffer for lower income housing units. As shown in Table 1, the City would be required to add another 1,944 housing units through the 2029 planning year for this Housing Element cycle.

TABLE 1

CITY OF REDONDO BEACH RHNA ALLOCATION
Very Low Low Moderate Above Moderate Total
RHNA Allocation 936 508 490 556 2,490
With 10% No Net Loss Buffer (Lower Income) 1,030 559 490 556 2,635 Credits towards RHNA 30 0 0 421 451
Galleria 30 0 0 270 300
Legado 0 0 0 115 115
Alcast Foundry 0 0 0 36 36
Anticipated ADUs 72 72 14 82 240
Remaining RHNA Allocation with 10%
Affordable Housing Buffer
928 487 476 53 1,944*
* The total remaining RHNA Allocation is calculated by subtracting the Credits towards RHNA and Anticipated ADUs from the RHNA Allocation with 10% Affordable Housing Buffer (2,635 – 451 – 240 = 1,944) SOURCE: City of Redondo Beach, 2021-2029 Housing Element.

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Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 4 City of Redondo Beach
August 2021
The City is currently in the process of updating its General Plan (PLANRedondo), which will include the Land Use Element. In May 2021, the City Council approved a Preferred Land Use Plan and the 2021- 2029 Housing Element is consistent with the proposed land use and zoning changes included in the Preferred Land Use Plan as well as with the other elements of PLANRedondo, which is anticipated to be adopted in 2022. However, given that the 2021-2029 Housing Element is required to be updated and adopted in 2021, the 2021-2029 Housing Element is being analyzed separately from PLANRedondo to ensure compliance with California Government Code Section 65580 et. seq.

The 2021-2029 Housing Element aims to support the City’s long term housing goal to meet the diverse housing needs of the community through its goals to conserve and improve the existing housing stock, assist in the development of affordable housing, provide adequate housing sites, remove governmental constraints, and provide equal housing opportunities. Another important goal of the plan is to preserve the character of existing single-family residential neighborhoods and continue to improve the low, medium, and higher density multi-family residential neighborhoods. Diversity in the types of housing in the City is necessary to accommodate a population with varying socioeconomic needs. The 2021-2029 Housing Element provides policies and programs to address these issues.

As part of the process of preparing an update to the Housing Element, State law requires that jurisdictions demonstrate that land inventory is adequate to accommodate that jurisdiction’s share of the region’s projected growth. During the last 10 years, the City has seen primarily residential and mixed-use development, where standalone residential is uncommon, which is typical throughout the region. Due to these development trends, the City has identified multiple strategies through its land inventory process to achieve its RHNA allocation of providing an additional 1,944 housing units within the City. These strategies include targeting underutilized densities combined with lot consolidation, implementing residential recycling, allowing residential development on religious properties in coordination with nonprofit organizations, increasing residential intensities in mixed-use developments, and establishing Residential Overlay zones. Each of these strategies are discussed in greater detail below. Table 2, Summary of Land Inventory Strategies, summarizes the City’s land inventory strategies along with providing projected capacities to meet the additional 1,944 housing units required by the RHNA allocation.

The 2021-2029 Housing Element contains five strategies to meet the RHNA 6th cycle allocation and demonstrates that there will be sufficient housing sites to accommodate the City’s fair share of affordable housing. Affordable housing development would be supported through the City’s wide variety of housing programs that focus on conservation, development, and incentives of housing for all low income and very low-income communities. The five strategies are briefly discussed below.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 5 City of Redondo Beach
August 2021
TABLE 2

SUMMARY OF LAND INVENTORY STRATEGIES
Low Moderate Above Moderate Total
Sites Not Requiring Rezone
Residential Recycling 0 534 358 892
R-2 (14.5 du/ac) 0 0 358 358
R-3/R-3A (17.5 du/ac), RH (30 du/ac) 0 534 0 534
Housing on Religious Properties 28 0 0 28
R-3 (17.5 du/ac) 10 0 0 10
RH (du/ac) 18 0 0 18
Mixed Use 19 51 0 70
MU-2 (35 du/ac) 19 51 0 70
Subtotal 47 585 358 990
Sites Requiring Rezone
Residential Recycling 0 50 0 50
RH (30 du/ac) 0 50 0 50
Mixed Use 161 22 0 183
MU-1 (30 du/ac) 161 22 0 183
Residential Overlay 1,266 0 0 1,266
Residential Overlay (45 to 60 du/ac) 1,266 0 0 1,266
Subtotal 1,427 72 0 1,499
Summary of Sites
Remaining RHNA with 10% Lower Income Buffer 1,415 476 54 1,944 Total Estimate Capacity 1,474 657 358 2,489
Meet RHNA with Buffer? Yes Yes Yes Yes
SOURCE: City of Redondo Beach, 2021-2029 Housing Element.

Underutilized Density and Lot Consolidation. As part of the land inventory process, the City identified that existing development is not built out to the maximum density permitted. By targeting these properties with higher intensities of residential use during redevelopment, the City estimates that these areas could accommodate at least an additional 70 housing units with no changes to existing allowed densities.

Residential Recycling. Recent residential development trends in Redondo Beach demonstrate that recycling of residential properties continues to provide additional housing opportunities throughout the City. Redondo Beach has purposely increased the allowed densities over the majority of its residentially zoned properties. Unlike other jurisdictions within the South Bay region, the City of Redondo Beach has more residentially designated/zoned land area designated with multiple family residential zoning than single family residential zoning. The City wants to continue to incentivize residential recycling, consistent with residential development trends over the past decades in the City, and the land inventory reflects this purpose and has identified 826 parcels that have the potential for higher residential intensities by meeting the City’s residential recycling criteria. These 826 parcels have the potential to yield an additional 892 Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 6 City of Redondo Beach
August 2021
housing units, conservatively assuming development of 80 percent of the allowable densities. Realistic capacity typically exceeds 90 percent in these neighborhoods due to smaller lot sizes and higher housing prices, which could produce approximately 111 additional units.

Housing on Religious Properties. Throughout the State, the development of affordable housing on religious properties has become an increasing trend. Under Assembly Bill 1851 (Religious Facility Housing), churches can partner with nonprofit developers to provide affordable housing on-site and receive parking relief to facilitate development. These properties can potentially yield 28 lower income units, excluding density bonus. With density bonus, the number of units on site can potentially increase to over 50 units.

Mixed Use Development. The MU-1 designation through PLANRedondo would allow a density of 30 du/ac. In the MU-1 areas, existing uses are primarily older commercial properties with non-conforming structures and uses. Parcels in the MU-1 district could result in 183 units.

Residential Overlay. Through PLANRedondo a Residential Overlay would be established and used in specific areas of the City with a goal to disperse new housing opportunities throughout the City on sites with older underutilized commercial and industrial developments. Six overlay areas have been identified that could result in the development of 1,266 units.

10. Surrounding Land Uses and Setting:

Redondo Beach is located in the South Bay region of Los Angeles County. Surrounding communities include Manhattan Beach, Hermosa Beach, El Segundo, Torrance, Lawndale, and the Palos Verdes Peninsula. The City of Redondo Beach is developed with a variety of land uses including established residential neighborhoods, commercial corridors, public facilities, and parks.

11. Required Approvals:

Adoption by the City of Redondo Beach City Council after receiving a recommendation from the Planning Commission. Since the 2021-2029 Housing Element is a policy document, the land use designations and zoning amendments associated with the Housing Element are not under consideration at this time. The amendments to the General Plan land use designations and associated zoning amendments (for consistency) will be processed as part of PLANRedondo, the ongoing General Plan update to the Land Use Element and Land Use Map. The 2021-2029 Housing Element stipulates that the City must complete the land use and zoning amendments by November 2023, either as part of or regardless of the adoption of PLANRedondo to ensure consistency between the 2021 Housing Element and the General Plan at that time.

12. Other Public Agencies Whose Approval is Required
A review of the 2021-2029 Housing Element must be conducted by the California Department of Housing and Community Development to determine compliance with State law. Based on its review, written findings will be provided to the City so the City may incorporate any additional requirements prior to adoption.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 7 City of Redondo Beach
August 2021

13. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.?
The 2021-2029 Housing Element is a policy document that does not propose any physical development but rather provides a framework for the City to identify opportunities to increase the housing stock within the City. Tribal consultation in accordance with Assembly Bill 52 (AB 52) has been initiated and the Tribe with historical interest in the Redondo Beach area has responded in writing that no further consultations concerning the Housing Element are required; however future consultations will occur at the time of the PLANRedondo review and adoption process as well as with any associated future physical development. With regard to Senate Bill 18 (SB 18), while the 2021-2029 Housing Element is an amendment to the City’s existing General Plan, the land use designations and zoning amendments are not under consideration at this time. Similarly, with the Tribal consultations initiated in accordance with AB 52, the City initiated consultations in accordance with SB 18. The Tribe’s written response indicated that no further consultations concerning the Housing Element were required; however, a future consultation will occur as part of General Plan update to the Land Use Element thereby allowing consultation on the entirety of the City’s General Plan, including the Land Use Map, and with any associated future physical development.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 8 City of Redondo Beach
August 2021
Environmental Factors Potentially Affected
This project would potentially affect the environmental factors checked below, involving at leastone impact that is “Potentially Significant” as indicated by the checklist on the following pages. ☐ Aesthetics ☐ Agriculture and
Forestry Resources
☐ Air Quality
☐ Biological Resources ☐ Cultural Resources ☐ Energy
☐ Geology/Soils ☐ Greenhouse Gas
Emissions
☐ Hazards & Hazardous
Materials
☐ Hydrology/Water Quality ☐ Land Use/Planning ☐ Mineral Resources ☐ Noise ☐ Population/Housing ☐ Public Services
☐ Recreation ☐ Transportation ☐ Tribal Cultural Resources ☐ Utilities/Service Systems ☐ Wildfire ☐ Mandatory Findingsof Significance
Determination
Based on this initial evaluation:
☒ I find that the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will be prepared. ☐ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions to the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
☐ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
☐ I find that the proposed project MAY have a “potentially significant impact” or “less than significant with mitigation incorporated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

Signature Date
Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 9 City of Redondo Beach
August 2021
Environmental Analysis
I. AESTHETICS
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Except as provided in Public Resources Code Section 21099 would the project:
a. Have a substantial adverse effect on a scenic vista? ☐ ☐ ☐ ☒ b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? ☐ ☐ ☐ ☒ c. In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
☐ ☐ ☐ ☒
d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? ☐ ☐ ☐ ☒
a.–d. No Impact. The 2021-2029 Housing Element provides a framework for meeting the housing needs of existing and future resident populations. The 2021-2029 Housing Element identifies strategies and programs to conserve and improve existing affordable housing; provide adequate housing sites; assist in the development of affordable housing; remove governmental and other constraints to housing development; and promote equal housing opportunities in a strategic manner. Specifically, the City must achieve its RHNA allocation of 2,490 units within the City limits, inclusive of credits towards RHNA and anticipated ADUs.
1 To accommodate the RHNA allocation, the 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofit organizations. While the 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation, the plan would not result in development projects at this time. Future development that implements the 2021-2029 Housing Element goals would be required to adhere to relevant development standards and objective design guidelines contained in the City’s General Plan and Title 10, Planning and Zoning, of the City’s Municipal Code that ensure the quality of development throughout the City. Potential environmental impacts to aesthetics associated with future residential development would be assessed on a site-by-site basis at the time the development is proposed and mitigation measures, if necessary, would be implemented to reduce significant impacts through the application and environmental review process. Therefore, because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would have no impact on aesthetics or visual resources within the City. 1 As shown in Table 1, the RHNA allocation is 2,490 units, with a credit of 451 units and 240 anticipated ADUs, the total need with a 10% buffer for affordable housing is 1,944.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 10 City of Redondo Beach
August 2021
II. AGRICULTURE AND FORESTRY RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment Project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board.

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use?
☐ ☐ ☐ ☒
b. Conflict with existing zoning for agricultural use, or a Williamson Act contract? ☐ ☐ ☐ ☒
c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? ☐ ☐ ☐ ☒
d. Result in the loss of forest land or conversion of forest land to non-forest use? ☐ ☐ ☐ ☒
e. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use?
☐ ☐ ☐ ☒
a.–e. No Impact. There is no designated agricultural land within the City’s limits (City of Redondo Beach Land Use Plan, 2008). Since the City does not contain agricultural land or forestland, adoption of the 2021-2029 Housing Element would not impact any existing designated agricultural lands or forest lands, lands with an active Williamson Act contract, or properties zoned as Timberland Production. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. As such, adoption of the 2021-2029 Housing Element would not impact agricultural and forestry resources within the City.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 11 City of Redondo Beach
August 2021
III. AIR QUALITY
Where available, the significance criteria established by the South Coast Air Quality Management District (SCAQMD) may be relied upon to make the following determinations.

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Conflict with or obstruct implementation of the applicable air quality plan? ☐ ☐ ☐ ☒ b. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard?
☐ ☐ ☐ ☒
c. Expose sensitive receptors to substantial pollutant concentrations? ☐ ☐ ☐ ☒ d. Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people? ☐ ☐ ☐ ☒
a. No Impact. The City is within the South Coast Air Basin (SCAB), which is regulated and monitored by the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for measuring the air quality of the region. The SCAB is classified as a Federal nonattainment area for ozone (O3), particulate matter less than 2.5 microns (PM2.5) and lead (Pb) and a state nonattainment area for O3, PM2.5, and particulate matter less than 10 microns (PM10) (South Coast AQMD 2016).

The 2021-2029 Housing Element is a policy document that identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future populations and does not propose any development. While implementation of the 2021-2029 Housing Element would ultimately require amendments to the City’s Land Use Plan and Zoning Ordinance to accommodate an increase in residential densities throughout the City in order to meet its RHNA allocation, such amendments will be considered as part of the PLANRedondo update to the City’s Land Use Plan. In addition, the RHNA allocation for the region has been included in SCAG’s Connect SoCal growth forecast for the years 2020‐2030. Thus, the 2021-2029 Housing Element would not conflict with or obstruct implementation of the State Implementation Plan or the SCAQMD’s Air Quality Management Plan (AQMP). Therefore, the 2021-2029 Housing Element would not result in impacts related to obstruction of an applicable air plan.
b.–c. No Impact. As indicated above, the 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation and no development is proposed. Therefore, adoption of the 2021-2029 Housing Element would not result in a cumulatively considerable net increase of any criteria pollutant for which the region is in nonattainment under an applicable Federal or State ambient air quality standard nor would it expose sensitive receptors to substantial pollutant concentrations.

Furthermore, future development that implement the goals of the 2021-2029 Housing Element would be required to adhere to relevant development standards and objective design guidelines contained in the City’s General Plan and Municipal Code as well as all applicable air quality plans, policies, and Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 12 City of Redondo Beach
August 2021
regulations. In addition, future development that implements the goals of the 2021-2029 Housing Element would be consistent with all applicable SCAB goals and policies and environmental impacts would be assessed at the time the developments are proposed on a site-by-site basis with mitigation measures implemented, as necessary. Therefore, because the 2021-2029 Housing Element is a policy document and does not include any physical development, the Housing Element would not result in a cumulatively considerable net increase in a criteria pollutant for which the region is in non-attainment and would not expose sensitive receptors to substantial pollutant concentrations. d. No Impact. The 2021-2029 Housing Element provides a framework for potential land use and zoning changes as well as various housing programs to increase the housing stock within the City in a strategic manner in accordance with the 6th cycle RHNA allocation. As such, the 2021-2029 Housing Element would not result in a new land use designation that is typically associated with the creation of objectionable odors (such as rendering plants, landfills, treatment plants, etc.). Therefore, the 2021-2029 Housing Element would not create a new source of objectionable odors and no impact would occur.

IV. BIOLOGICAL RESOURCES
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? ☐ ☐ ☐ ☒
b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service?
☐ ☐ ☐ ☒
c. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? ☐ ☐ ☐ ☒
d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? ☐ ☐ ☐ ☒
e. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
☐ ☐ ☐ ☒
f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?
☐ ☐ ☐ ☒
a.–f. No Impact. Government Code Section 65583.2(c) requires that local jurisdictions determine their realistic capacity for new housing growth by means of a parcel-level analysis of properties with the potential to accommodate residential uses. As part of preparing the 2021-2029 Housing Element, the City undertook a parcel-level analysis during the land inventory process, which considered a wide range of environmental factors, including sensitive habitat for biological resources, and evaluated the potential for properties to be redeveloped also considering financial constraints. While the 2021-2029 Housing Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 13 City of Redondo Beach
August 2021
Element provides the framework for the City to meet its RHNA allocation, the plan does not propose any development. In addition, adoption of the plan would not change or alter existing City policies to protect biological resources.

Future residential projects proposed to achieve the City’s housing goals would be located primarily on developed, underutilized sites and with only the occasional development on the limited vacant parcels, where the potential for biological resources to occur would be evaluated on a site-by-site basis and mitigation measures, if necessary, would be implemented to reduce significant impacts. In addition, future development would comply with all applicable Federal, State, and local policies, plans, and regulations established to protect biological resources. Therefore, because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would have no impact on biological resources within the City.

V. CULTURAL RESOURCES
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5? ☐ ☐ ☐ ☒
b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? ☐ ☐ ☐ ☒
c. Disturb any human remains, including those interred outside of dedicated cemeteries? ☐ ☐ ☐ ☒
a.–c. No Impact. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. To accommodate the RHNA allocation of adding 1,944 units within the City limits, the 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofits.

Adoption of the 2021-2029 Housing Element would not change or alter existing City policies to protect cultural resources. Depending on the location, future development in the City has the potential to cause a substantial adverse change in the significance of a historical resource as defined in CEQA Guidelines Section 15064.5, cause a substantial adverse change in the significance of an archaeological resource pursuant to Guidelines Section 15064.5, or disturb human remains, including those interred outside of a formal cemetery. To ensure that impacts to cultural resources are avoided or mitigated to the fullest extent possible, future development would be required to adhere to all applicable Federal, State, and local policies and ordinances, plans, and regulations related to the preservation and protection of historic and cultural resources. Specifically, future development in the City would be required to comply with applicable goals and policies of the City’s General Plan, such as Goal 1R and associated objectives and Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 14 City of Redondo Beach
August 2021
policies 1.58 through 1.60, which require projects to avoid or mitigate impacts to cultural and historic resources to fullest extent feasible and requires coordination with other applicable agencies to determine the best outcome for such resources (City of Redondo Beach Land Use Plan, 2008). Additionally, any future residential development must also comply with the City’s Historic Resources Preservation Ordinance, as applicable, for any existing parcel identified as a future housing site within the 2021-2029 Housing Element. Potential environmental impacts to cultural resources associated with future residential development projects would be assessed on a site-by-site basis at the time when development is proposed, and mitigation measures would be adopted to reduce significant impacts, as necessary. Therefore, because the 2021-2029 Housing Element is a policy document that does not include physical development, adoption of the plan would have no impact on cultural resources within the City.

VI. ENERGY
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation?
☐ ☐ ☐ ☒
b. Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? ☐ ☐ ☐ ☒
a. and b. No Impact. The 2021-2029 Housing Element provides the framework for meeting the housing needs of existing and future resident populations in the City and identifies strategies and programs to conserve and improve existing affordable housing; provide adequate housing sites; assist in the development of affordable housing; remove governmental and other constraints to housing development; and promote equal housing opportunities in a strategic manner. While the 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation, the plan would not result in development at this time.

Furthermore, while the construction and operation of future development under the plan would increase energy use in the City, future development would be required to comply with all applicable Federal, State, and local policies, plans, and regulations to conserve and reduce energy usage. On the local level, future developments would be required to demonstrate consistency with the City’s Climate Action Plan (CAP) to ensure compatibility with the City’s greenhouse gas (GHG) emissions and energy usage goals and policies. In addition, the 2021-2029 Housing Element includes goals and policies related to energy usage, which require the promotion of the use of energy conservation techniques and features in the rehabilitation of existing housing and design of new residential developments and location of residential units within transit-oriented developments near the Green Line station as a means of providing workforce housing, promoting the use of public transit, and reducing energy consumption.

Moreover, during construction, contractors would be required to comply with the California Air Resources Board’s (CARB) regulations that restrict the idling of heavy-duty diesel motor vehicles and Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 15 City of Redondo Beach
August 2021
govern the accelerated retrofitting, repowering, or replacement of heavy-duty diesel on- and off-road equipment to reduce the inefficient, wasteful, or unnecessary consumption of energy. Operation of future development would be subject to the energy conservation requirements of the California Energy Code (Title 24, Part 6 of the California Code of Regulations, California’s Energy Efficiency Standards for Residential and Nonresidential Buildings), the California Green Building Standards Code (Title 24, Part 11 of the California Code of Regulations), and the City’s Building Regulations of the Municipal Code (Title 9, Chapter 1). The California Energy Code, which provides energy conservation standards for all new and renovated residential buildings, provides guidance on construction techniques to maximize energy conservation. Minimum efficiency standards are given for a variety of building elements, including appliances; water and space heating and cooling equipment; and insulation for doors, pipes, walls, and ceilings. The California Energy Code emphasizes saving energy during peak periods/seasons and improving the quality of installation of energy efficiency measures. The California Green Building Standards Code sets targets for energy efficiency; water consumption; dual plumbing systems for potable and recyclable water; diversion of construction waste from landfills; and use of environmentally sensitive materials in construction and design, including ecofriendly flooring, carpeting, paint, coatings, thermal insulation, and acoustical wall and ceiling panels. Future developments would also be required to comply with the City’s Municipal Code, which contains mandatory measures for the installation of energy efficiency features.

Furthermore, potential environmental impacts related to energy demand and supply associated with future development would be assessed at the time when development is proposed and mitigation measures, if necessary, would be implemented to reduce significant impacts through the application and environmental review process. Therefore, because the 2021-2029 Housing Element is a policy document that does not include any development, adoption of the plan would not use energy in a wasteful, inefficient, or unnecessary manner and would not conflict with or obstruct state or local plans for renewable energy or energy efficiency.

VII. GEOLOGY AND SOILS
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Directly or indirectly cause substantial adverse effects, including the risk of loss, injury, or death involving:
i. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ☐ ☐ ☐ ☒
ii. Strong seismic ground shaking? ☐ ☐ ☐ ☒
iii. Seismic-related ground failure, including liquefaction? ☐ ☐ ☐ ☒ iv. Landslides? ☐ ☐ ☐ ☒
b. Result in substantial soil erosion or the loss of topsoil? ☐ ☐ ☐ ☒ Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 16 City of Redondo Beach
August 2021
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
c. Be located on a geologic unit that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? ☐ ☐ ☐ ☒
d. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property?
☐ ☐ ☐ ☒
e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?
☐ ☐ ☐ ☒
f. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? ☐ ☐ ☐ ☒
a. (i–iv). No Impact. Similar to most areas in Southern California, the City lies within a region known to be seismically active and is subject to periodic seismic shaking due to earthquakes along remote or regional faults. Therefore, the potential exists for people and structures in the City to be exposed to seismic-induced hazards, including the rupture of a known earthquake fault, strong seismic ground shaking, seismicity-related ground failure, including liquefaction, and landslides.

The 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation and would not result in development. All future projects that implement the goals of the 2021-2029 Housing Element would be required to adhere to relevant development standards and objective design guidelines contained in the California Building Code (CBC), the City’s seismic building requirements contained in Title 9, Building Regulations, of the City’s Municipal Code, and the specifications outlined in projectspecific Geotechnical Investigations to ensure all structures are designed and constructed to withstand seismic events to greatest extent feasible. Potential environmental impacts related to seismically induced hazards associated with future residential development projects would be assessed on a site-by-site basis at the time when development is proposed and mitigation measures, if necessary, would be implemented to reduce significant impacts through the application and environmental review process. Therefore, because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would not result in impacts related to seismically induced hazards. b. No Impact. The 2021-2029 Housing Element provides a framework for meeting the housing needs of existing and future resident populations. To accommodate the RHNA allocation, the 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays over commercial and industrial zones, and residential development on religious properties through coordination with nonprofits. While the 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation, the plan does not propose any development.

Future projects that implement the goals of the 2021-2029 Housing Element would be required to adhere to relevant development standards contained in the City’s Municipal Code to ensure compliance with the City’s erosion control plans, as well as applicable Federal, State, and local regulations related to erosion and topsoil loss. Although the majority of the City is developed, ground disturbance activities (e.g., Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 17 City of Redondo Beach
August 2021
excavation and grading) associated with demolition of existing development and construction of new development could result in erosion and topsoil loss. Areas of ground disturbance one acre or greater in size would be required to comply with the Construction General Permit, which involves implementation of erosion- and sediment-control Best Management Practices (BMPs) as detailed in a Stormwater Pollution Prevention Plan (SWPPP) prepared for the development. The BMPs would prevent erosion from occurring and would retain any eroded soils within property boundaries. In addition, potential environmental impacts related to erosion or loss of topsoil associated with future development would be assessed on a site-by-site basis at the time development is proposed. Mitigation measures, if necessary, would be implemented to reduce significant impacts through the application and environmental review process. Because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would not result in impacts related to erosion or loss of topsoil. c. and d. No Impact. According to the City’s General Plan, coastal areas where elevations are less than 30 feet above sea level are highly susceptible to instability, landslides, and liquefaction.2 According to the City’s Local Hazards Mitigation Plan, there are little to no expansive soils present within the City and as such, the potential risk to residents and structures is considered negligible (City of Redondo Beach, 2020a).

While the 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation, the plan does not propose any physical development. Future development that implements the 2021-2029 Housing Element would be required to adhere to relevant development standards contained in the City’s Municipal Code and the CBC. In addition, potential environmental impacts related to unstable soils, landslides, liquefaction, and expansive soils associated with future development would be assessed on a site-by-site basis at the time when development is proposed. If required by the City a geotechnical investigation would be prepared and recommendations would be implemented to reduce potential impacts. Therefore, because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would not result in impacts related to unstable soils, landslides, liquefaction, and expansive soils.
e. No Impact. The 2021-2029 Housing Element provides a framework for meeting the housing needs of existing and future resident populations. Development that implements the programs of the 2021-2029 Housing Element would be infill within an urbanized area that is served by existing sewer connections and wastewater system. Therefore, no impact related to septic tanks would occur. f. No Impact. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. Future development would be required to comply with all applicable Federal, State, and local policies, plans, and regulations related to the protection and/or preservation of paleontological resources. Potential impacts to paleontological resources located within future development sites would be assessed on a site-by-site basis and mitigation measures, if necessary, would be implemented through the application and environmental review process.

Therefore, the 2021-2029 Housing Element would not destroy, either directly or indirectly, a unique paleontological resource or site or unique geologic feature. 2 City of Redondo Beach, Hazards and Natural Hazards Element, 1993 Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 18 City of Redondo Beach
August 2021
VIII.GREENHOUSE GAS EMISSIONS
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? ☐ ☐ ☐ ☒
b. Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
☐ ☐ ☐ ☒
a. and b. No Impact. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. Implementation of the programs contained in the 2021-2029 Housing Element would accommodate development required to meet the City’s RHNA allocation.

The potential impacts related to GHG emissions and global warming associated with future residential projects would be assessed at the time specific development projects are proposed. Future development consistent with the 2021-2029 Housing Element would be required to comply with all applicable Federal, State, and Regional policies, plans, and regulations related to GHG emissions and would be required to show consistency with the GHG reduction measures in the City’s CAP as applicable under CEQA. Therefore, the 2021-2029 Housing Element would not result in the generation of GHG emissions or would not conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing GHG emissions.

IX. HAZARDS AND HAZARDOUS MATERIALS
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? ☐ ☐ ☐ ☒ b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
☐ ☐ ☐ ☒
c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school?
☐ ☐ ☐ ☒
d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? ☐ ☐ ☐ ☒
e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
☐ ☐ ☐ ☒
f. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
☐ ☐ ☐ ☒
g. Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? ☐ ☐ ☐ ☒ Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 19 City of Redondo Beach
August 2021
a.–c. No Impact. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. Adoption of the plan would not create a significant hazard to the public or the environment through routine transport, use, or disposal of hazardous material, nor create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Furthermore, as a policy document, approval of the 2021-2029 Housing Element would not result in the emissions or handling of hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of existing or proposed schools, nor impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. Therefore, adoption of the 2021-2029 Housing Element would not result in environmental impacts related to hazards and hazardous materials.
d. No Impact. The 2021-2029 Housing Element is a policy document, consisting of a housing program.

At the time of individual development proposals, the sites of proposed future residential projects would be evaluated using appropriate databases including the California Department of Toxic Substances Control EnviroStor database which, pursuant to Government Code Section 65962.5, lists Federal Superfund, State Response, Voluntary Cleanup, School Cleanup, Hazardous Waste Permit, and Hazardous Waste Corrective Action sites. The potential impacts related to any listed hazardous materials sites associated with future development would be assessed at the time development is proposed and mitigation measures, if necessary, would be implemented through the application and environmental review process. Adoption of the 2021-2029 Housing Element would result in no impact related to hazardous materials sites because no development is proposed at this time. e. No Impact. The closest airports to the City include the Hawthorne Airport, located just over two miles to the northeast in the City of Hawthorne, the Zamperini Field Airport, which is located just over two miles to the southeast in the City of Torrance, and the Los Angeles International Airport, located approximately 3 miles to the north in the City of Los Angeles. The City is not located within any of these airports’ influence areas and is not subject to the requirements of an Airport Land Use Compatibility Plan.

Therefore, the 2021-2029 Housing Element would not expose people residing or working in the City to excessive noise levels associated with an airport.
f. No Impact. The 2021-2029 Housing Element would be consistent with all related General Plan policies, including the City's emergency response plans. All future development would be reviewed to ensure consistency with such applicable plans and thus would not physically interfere with an adopted emergency response plan or emergency evacuation plan. Adoption of the 2021-2029 Housing Element would result in no impact related to emergency or evacuation plans because no development is proposed at this time.
g. No Impact. According to CalFire, the City is not located in a “Fire Hazard Severity Zone” or “Very High Hazard Severity Zone” for wildland fires (CalFire, 2011).

Therefore, the City is not designated as a state responsibility area or classified as having a high fire hazard. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. Adherence to the State and City's Fire regulations Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 20 City of Redondo Beach
August 2021
would ensure that the risk of wildfire would be reduced to the greatest extent possible. Additionally, potential environmental impacts related to wildfire associated with future development would be assessed on a site-by-site basis at the time when development is proposed and mitigation measures, if necessary, would be implemented through the application and environmental review process. Therefore, because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would not expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires.

X. HYDROLOGY AND WATER QUALITY
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? ☐ ☐ ☐ ☒
b. Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
☐ ☐ ☐ ☒
c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i. Result in substantial erosion or siltation on- or off-site; ☐ ☐ ☐ ☒ ii. Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site;
☐ ☐ ☐ ☒
iii. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or
☐ ☐ ☐ ☒
iv. Impede or redirect flood flows? ☐ ☐ ☐ ☒
d. In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
☐ ☐ ☐ ☒
e. Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? ☐ ☐ ☐ ☒
a. and c. (i-iv). No Impact. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. Residential projects developed to meet the RHNA requirement would be located on infill or underutilized sites in urbanized areas and the City has procedures and regulations in place to ensure that there would be no significant impacts associated with stormwater runoff, erosion, and water quality. Future development consistent with the 2021-2029 Housing Element would be required to adhere to all applicable City regulations include the City’s Stormwater and Urban Runoff Pollution Control Regulations (Municipal Code Chapter 7 of Title 5) which requires projects to incorporate construction and post-construction BMPs to ensure stormwater runoff is controlled in a manner that would minimize water quality degradation, ensure that drainage patterns are not altered, and substantial erosion would not occur. Conformance with applicable requirements would also ensure that development would not result in increased rates or amounts of Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 21 City of Redondo Beach
August 2021
surface runoff, exceed the capacity of existing or planned stormwater drainage systems, or impede or redirect flood flows. Project-specific effects would be assessed at the time future development projects are proposed and mitigation measures, if necessary, would be implemented in accordance with CEQA.

Therefore, the 2021-2029 Housing Element, as a policy document, would result in no impact related to water quality or drainage.
b. and e. No Impact. The City’s potable water sources are obtained from imported water purchased from the regional Metropolitan Water District and from local groundwater sources. Local groundwater is pumped through a series of three wells located in the far north end of North Redondo Beach. Adoption of the 2021-2029 Housing Element would not change existing groundwater demand or deplete groundwater supplies because the 2021-2029 Housing Element does not specifically propose any development projects. Additionally, adoption of the plan would not conflict with or obstruct the implementation of a water quality control plan or sustainable groundwater management plan and no impact would occur. d. No Impact. A majority of the City is located in FEMA Flood “Zone C” – “Area of Minimal Flood Hazard.” However, areas of greatest risk of flooding in the City include the low-lying areas near natural or manmade bodies of water, including but not limited to the breakwater, marina, beaches, Alta Vista Park, and Redondo Union High School (City of Redondo Beach, 2020a). The City has established building regulations to reduce flooding hazards in Chapter 12, Article 5 of the City’s Municipal Code.

While there is a risk of flooding in certain areas of the City, the potential for seiche is considered low, as there are no large bodies of water located within the City. However, due to the proximity to the Pacific Ocean, there is a risk of tsunami inundation along the coastline.

The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. Construction and operation of future residential development projects implementing the 2021-2029 Housing Element would have the potential to be located within areas of the City that are at risk of flooding or tsunami inundation. However, all potential environmental impacts related to flooding, tsunami inundation, and seiche associated with future development would be assessed at the time when specific development projects are proposed on a site-by-site basis and mitigation measures, if necessary, would be implemented in accordance with CEQA. Therefore, the 2021- 2029 Housing Element would result in no impact related to flooding, tsunami inundation, and seiche.

XI. LAND USE AND PLANNING
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Physically divide an established community? ☐ ☐ ☐ ☒
b. Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
☐ ☐ ☐ ☒
Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 22 City of Redondo Beach
August 2021
a. No Impact. In May 2021, the City Council approved a Preferred Land Use Plan associated with PLANRedondo (the City’s General Plan update to its Land Use Element and Map) and the 2021-2029 Housing Element is consistent with the Preferred Land Use Plan, which is anticipated to be adopted in 2022. The 2021-2029 Housing Element provides a framework for meeting the housing needs of existing and future resident populations and identifies strategies and programs to conserve and improve existing affordable housing; provide adequate housing sites; assist in the development of affordable housing; remove governmental and other constraints to housing development; and promote equal housing opportunities in a strategic manner. To accommodate the RHNA allocation, the 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofit organizations. Based on the land inventory process conducted for the 2021-2029 Housing Element and PLANRedondo, the City has identified that the majority of future development would occur on developed or underutilized parcels, with limited development on vacant parcels. Therefore, future development would constitute infill development within an urbanized area and there would be no potential to divide an established community. Thus, the 2021- 2029 Housing Element would not physically divide a community and no impact would occur. b. No Impact. As discussed above, the 2021-2029 Housing Element is consistent with the Preferred Land Use Plan associated with PLANRedondo that was adopted by City Council in May 2021. The 2021- 2029 Housing Element identifies strategies and programs to conserve and improve existing affordable housing; provide adequate housing sites; assist in the development of affordable housing; remove governmental and other constraints to housing development; and promote equal housing opportunities in a strategic manner. To accommodate the RHNA allocation, the 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofit organizations.

The land use designations and zoning amendments associated with the 2021-2029 Housing Element are not under consideration at this time and the amendments will be processed as part of PLANRedondo.

While the adoption of the 2021-2029 Housing Element would be inconsistent with the City’s existing General Plan until the land use and zoning amendments are adopted and implemented, the 2021-2029 Housing Element contains a stipulation that the City must complete the land use and zoning amendments outlined in the plan by November 2023 as part of the Land Use and Zoning Ordinance update included with PLANRedondo. The stipulation mandates that the City enact these amendments regardless of the adoption of PLANRedondo, which would ensure that the 2021-2029 Housing Element is consistent with the current General Plan at that time. In addition, future development that implements the 2021-2029 Housing Element could not occur until any necessary amendments are adopted and, as such, no physical environmental impacts would occur. Therefore, while the 2021-2029 Housing Element is currently inconsistent with the adopted General Plan, no physical environmental impacts would occur from this inconsistency. Upon adoption of PLANRedondo, the 2021-2029 Housing Element would be consistent with the updated Land Use Element Land Use Plan and any potential environmental impacts associated with the adoption of the Land Use Plan would be evaluated and mitigated, as necessary, during the approval and environmental review process for PLANRedondo. Therefore, upon adoption of PLANRedondo, no conflict would remain.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 23 City of Redondo Beach
August 2021
Some parcels identified in the housing inventory are located within the Coastal Zone as properties suitable for future residential development. Future development that occurs within the Coastal Zone would be required to comply with all applicable regulations of the City’s Local Coastal Program (LCP) to ensure consistency with the California Coastal Act. Future development would be assessed for consistency with the LCP at the time specific development projects are proposed on a site-by-site basis and mitigation measures, if necessary, would be implemented in accordance with CEQA. Therefore, adoption of the 2021-2029 Housing Element would not result in impacts associated with conflicts with applicable land use plans and no impacts would occur.

XII. MINERAL RESOURCES
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? ☐ ☐ ☐ ☒ b. Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?
☐ ☐ ☐ ☒
a. and b. No Impact. There are no designated mineral resources or mineral resources extraction sites within the City (City of Redondo Beach Land Use Map, 2008). The 2021-2029 Housing Element provides a framework for meeting the housing needs of existing and future resident populations and proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofit organizations. The majority of future development would occur on developed and underutilized parcels, with limited development on vacant parcels and future development would not be anticipated to impact mineral resources. In addition, the 2021-2029 Housing Element does not include any policies related to mineral resources or conflict with existing General Plan policies or City ordinances regulating the conservation and use of mineral resources. Therefore, the 2021-2029 Housing Element would not result in a loss of availability of a known mineral resource or loss of a locally important mineral resource recovery site and no impact would occur.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 24 City of Redondo Beach
August 2021
XIII. NOISE
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project result in:
a. Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?
☐ ☐ ☐ ☒
b. Generation of excessive groundborne vibration or groundborne noise levels? ☐ ☐ ☐ ☒
c. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? ☐ ☐ ☐ ☒
a.-b. No Impact. The 2021-2029 Housing Element identifies strategies and programs to conserve and improve existing affordable housing; provide adequate housing sites; assist in the development of affordable housing; remove governmental and other constraints to housing development; and promote equal housing opportunities in a strategic manner. While the 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation, the plan would not result in development at this time.

While the construction and operation of future development under the plan would increase noise levels in the City, future development would be required to comply with all applicable Federal, State, and local policies, plans, and regulations related to ambient noise levels as well as adhere to the allowable noise thresholds established in the City’s Noise Ordinance contained in Chapter 24, Noise Regulations, of the City’s Municipal Code. In addition, the 2021-2029 Housing Element includes goals and policies that aim to control unacceptable noise levels with new development.

During construction associated with future residential development, the potential would exist for temporary or periodic increases in noise levels and/or ground-borne noise and vibration levels on and adjacent to project sites. The degree of such increases would depend on the type and intensity of construction activity, equipment type used, duration of equipment used, and distance between the noise source and noise receiver. Residential development also has the potential to result in incremental increases in long-term noise levels generated by increased vehicular traffic as well as new stationary sources of noise. Adherence to the City's Noise Ordinance and compliance with General Plan Noise Element Polices would ensure that any such noise and vibration increases, both temporary and permanent, would be reduced to the greatest extent possible. Potential environmental impacts related to noise and vibration associated with future development would be assessed on a site-by-site basis at the time when development is proposed and mitigation measures, if necessary, would be implemented to reduce significant impacts through the application and environmental review process. Therefore, because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would not result in impacts related to increased ambient noise and vibration levels in the short- and long-term.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 25 City of Redondo Beach
August 2021
c. No Impact. The closest airports to the City include the Hawthorne Airport, located just over two miles to the northeast in the City of Hawthorne, the Zamperini Field Airport, which is located just over two miles to the southeast in the City of Torrance, and the Los Angeles International Airport, located approximately 3 miles to the north in the City of Los Angeles. The City is not located within any of these airports’ influence areas and is not subject to the requirements of an Airport Land Use Compatibility Plan.

The 2021-2029 Housing Element would not expose people residing or working in the City to excessive noise levels associated with an airport.

XIV. POPULATION AND HOUSING
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? ☐ ☐ ☐ ☒
b. Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? ☐ ☐ ☐ ☒ a. and b. No Impact. The 2021-2029 Housing Element provides a framework for meeting the housing needs of existing and future resident populations and identifies strategies and programs to conserve and improve existing affordable housing; provide adequate housing sites; assist in the development of affordable housing; remove governmental and other constraints to housing development; and promote equal housing opportunities in a strategic manner. To accommodate the RHNA allocation, the 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofit organizations. While the 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation, the Housing Element would not result in development at this time. The necessary amendments associated with the 2021-2029 Housing Element to accommodate the RHNA allocation will be considered as part of the PLANRedondo effort that includes changes to the City’s Land Use Plan.

Future development that occurs to implement the 2021-2029 Housing Element would increase the population in the City through the provision of housing. The RHNA allocation for the region has been included in SCAG’s Connect SoCal growth forecast for the years 2020‐2030 and as such, the growth that could occur from implementation of the 2021-2029 Housing Element has been accounted for in regional growth projections. Future development that implements the 2021-2029 Housing Element would provide additional housing within the City and as such, would not displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere and no impact would occur.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 26 City of Redondo Beach
August 2021
XV. PUBLIC SERVICES
Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Fire protection? ☐ ☐ ☐ ☒
b. Police protection? ☐ ☐ ☐ ☒
c. Schools? ☐ ☐ ☐ ☒
d. Parks? ☐ ☐ ☐ ☒
e. Other public facilities? ☐ ☐ ☐ ☒
a.-e. No Impact. The 2021-2029 Housing Element provides a framework for meeting the housing needs of existing and future resident populations and identifies strategies and programs to conserve and improve existing affordable housing; provide adequate housing sites; assist in the development of affordable housing; remove governmental and other constraints to housing development; and promote equal housing opportunities in a strategic manner. To accommodate the RHNA allocation, the 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofit organizations. While the 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation, the plan would not result in development at this time.

However, future development that implements the goals of the 2021-2029 Housing Element would add new housing units in the City, which in turn would increase the demand on the City’s public services, including police and fire protection, schools, and libraries. Potential environmental impacts to public services associated with future development would be assessed on a site-by-site basis at the time the development is proposed and all required development fees would be paid on a project-by-project basis to ensure that public services would increase at the same rate as development. In addition, mitigation measures, if necessary, would be implemented to reduce significant impacts through the application and environmental review process. Therefore, because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would have no impact on public services in the City.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 27 City of Redondo Beach
August 2021
XVI. RECREATION
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? ☐ ☐ ☐ ☒
b. Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
☐ ☐ ☐ ☒
a. and b. No Impact. As indicated above, to accommodate the RHNA allocation, the 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofit organizations. The 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation, the adoption of the Housing Element would not result in development at this time. However, future development that implements the 2021- 2029 Housing Element would add new housing units in the City, which in turn would increase the demand on the City’s parks and recreational facilities. Potential environmental impacts to parks and recreational facilities associated with future development would be assessed on a site-by-site basis at the time the development is proposed. Future development would be required to pay development fees, including Quimby fees, on a project-by-project basis to ensure that parkland and recreational facilities are upgraded and expanded, as necessary, in conjunction with population growth in the City. Quimby fees would apply to projects that require the approval of a tentative or parcel subdivision map, where the fee would be determined by a formula incorporating the average fair market value of the amount of land that would otherwise be required for dedication or by the fee cap. In addition, if through the application and environmental review process, mitigation measures are determined necessary to reduce significant impacts that include the development of new parkland, any potential environmental impacts associated with the development of new parkland would also be evaluated and mitigated, as necessary, at that time.

Therefore, because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would not increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur nor would it necessitate the expansion or construction of new recreational facilities. No impact to parks and recreation would occur.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 28 City of Redondo Beach
August 2021
XVII. TRANSPORTATION
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? ☐ ☐ ☐ ☒ b. Conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)? ☐ ☐ ☐ ☒
c. Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
☐ ☐ ☐ ☒
d. Result in inadequate emergency access? ☐ ☐ ☐ ☒
a.-d. No Impact. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. However, implementation of the programs contained in the 2021-2029 Housing Element would accommodate development required to meet the City’s RHNA allocation. New residential development would typically be expected to result in additional vehicular trips and the increased use of streets for all modes of transportation. The development anticipated by the 2021-2029 Housing Element would constitute infill development as it would occur primarily on underutilized properties within an urbanized area and would consist of various housing types. Additionally, many of the housing sites included within the 2021-2029 Housing Element are strategically located in proximity to existing and planned Metro Transit Stations. Future development would be consistent with the City’s Circulation Element and CAP, which addresses how local and regional traffic will circulate through the City under both existing and future conditions, as well as, addressing the needs of bicyclists, pedestrians, and transit and rail users. The goals, policies and improvements in the City’s 2021-2029 Housing Element are also intended to take advantage of existing and future regional rail facilities and create an active street life that would enhance the vitality of businesses while reducing vehicle miles travelled (VMT); reduce traffic congestion while increasing pedestrian safety and welfare; and promote the use of public transit. Therefore, future development consistent with the 2021-2029 Housing Element would be expected to generate fewer VMT and more multi-modal trips than conventional development.

Potential traffic impacts related to increased transportation system demands associated with future development would be assessed on a project-by-project basis at the time development is proposed and the City’s Traffic Engineer would require project-specific transportation analysis if warranted. Mitigation measures, if necessary, would be implemented to reduce potential impacts in accordance with CEQA.

Therefore, because the 2021-2029 Housing Element is a policy document that does not include any physical development, adoption of the plan would not generate additional demand on the regional and local circulation systems which would cause a conflict or obstruct a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities, be Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 29 City of Redondo Beach
August 2021
inconsistent with CEQA Guidelines Section 15064.3, subdivision (b), create new roadway hazards, or restrict emergency access in the City. Thus, no impacts related to transportation would occur.

XVIII. TRIBAL CULTURAL RESOURCES
Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:

Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
a. Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k), or
☐ ☐ ☐ ☒
b. A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
☐ ☐ ☐ ☒
a. and b. No Impact. Additional tribal consultations in accordance with AB 52 will occur at the time of the City’s General Plan Land Use Plan update and any future physical development. With regard to SB 18, while the 2021-2029 Housing Element is an amendment to the City’s existing General Plan, the land use designations and zoning amendments are not under consideration at this time. Tribal consultation has been initiated by the City pursuant to AB 52 and SB 18; however, the tribe with historic relevance within the City has determined that due to this being a policy document, said tribe has requested that future consultations shall occur as part of PLANRedondo (General Plan Land Use Plan amendment) and with any future ground disturbing activities thereby allowing consultation on the entirety of the City’s General Plan, including the Land Use Map, and when specific sites are developed. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations through additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofits. Adoption of the 2021-2029 Housing Element would not change or alter existing City policies to protect tribal cultural resources.

Depending on the location, future development in the City has the potential to cause a substantial adverse change in the significance of a historical resource as defined in Public Resources Code section 5020.1(k) or cause a substantial adverse change in the significance of a tribal cultural resource pursuant to Public Resources Code Section 5024, subdivision (c). To ensure that impacts to tribal cultural resources are avoided or mitigated to the fullest extent possible, future development would be required to adhere to all applicable Federal, State, and local policies, plans, and regulations related to the preservation and protection of historic and tribal cultural resources. Specifically, future development in the City would be Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 30 City of Redondo Beach
August 2021
required to follow the protocols pursuant to AB 52 and SB 18 regarding notification and consultation with Native American Tribes. The potential impacts to tribal cultural resources of future residential projects would be assessed at the time specific development projects are proposed and mitigation measures would be adopted to reduce significant impacts, as necessary. Therefore, because the 2021-2029 Housing Element is a policy document that does not include physical development, adoption of the plan would not cause a substantial adverse change in the significance of a tribal cultural resource and no impact would occur.

XIX. UTILITIES AND SERVICE SYSTEMS
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
Would the project:
a. Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
☐ ☐ ☐ ☒
b. Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? ☐ ☐ ☐ ☒
c. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? ☐ ☐ ☐ ☒
d. Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
☐ ☐ ☐ ☒
e. Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? ☐ ☐ ☐ ☒
a.-e. No Impact. The City of Redondo Beach receives its water service from the California Water Service Company (Cal Water). Cal Water reports that it is presently meeting all of the district’s existing water service needs and the vast majority of its systems pipes are in better than average conditions.

According to Cal Water’s Urban Water Management Plan, water supply in the Hermosa-Redondo District is projected to be 14,967 AFY while water demand is anticipated to reach 14,778 AFY in 2040, thus supply would exceed demand (California Water Service, 2021). In addition, since the RHNA allocation for the region has been included in SCAG’s Connect SoCal growth forecast for the years 2020‐2030, the projected population growth has also been captured in Cal Water’s 2020 Urban Water Management Plan.

Therefore, adequate water supply is available to accommodate the City’s housing needs through 2040, well beyond the current RHNA planning period. It should also be noted that some of the future residential development facilitated by the 2021-2029 Housing Element would provide new housing opportunities for residents already living in the City who may be currently living in overcrowded units and would not necessarily constitute new residents to the City. For this reason, projected population growth may not be directly correlated with the amount of new housing units that could be developed under the plan.

The local wastewater collection system is owned by the City and is managed, operated, and maintained by the City’s Public Works Department. The City maintains 113 miles of sewer line and 15 pump stations Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 31 City of Redondo Beach
August 2021
(City of Redondo Beach, 2020b). The system connects all buildings throughout the City with Los Angeles County Sanitation District (LACSD) interceptors, which carry the sewage to a regional treatment facility for disposal. Wastewater in the City is conveyed to the Joint Water Pollution Control Plant (JWPCP) located in the City of Carson. This wastewater treatment plant provides both primary and secondary treatment for approximately 3.5 million people throughout Los Angeles County. The JWPCP has a capacity of 400 million gallons per day and currently average daily flows are approximately 260 million gallons per day (LACSD, 2020). Therefore, the plant has a remaining daily capacity of approximately 140 million gallons per day, which would be sufficient to serve future development facilitated by the 2021- 2029 Housing Element.

Parcels identified for future development in the land inventory process for the 2021-2029 Housing Element are within an urbanized area and are currently served by existing wet and dry utilities, including water, wastewater, solid waste removal systems as well as natural gas and electricity, telephone and/or cellular service, cable or satellite television systems, and internet or Wi-Fi services. The 2021-2029 Housing Element provides a framework for meeting the housing needs of existing and future resident populations through strategies and programs to conserve and improve existing affordable housing; provide adequate housing sites; assist in the development of affordable housing; remove governmental and other constraints to housing development; and promote equal housing opportunities in a strategic manner. To accommodate the RHNA allocation, the 2021-2029 Housing Element proposes additional residential densities within mixed-use designations, residential recycling, residential overlays in commercial and industrial zones, and residential development on religious properties through coordination with nonprofit organizations.

While the 2021-2029 Housing Element provides the framework for the City to meet its RHNA allocation, the plan would not result in development at this time. Future residential development that implements the goals of the 2021-2029 Housing Element would result in an increase in population that would in turn increase the demand on the City’s utility systems and services, including water, wastewater, and solid waste systems. Future development that implements the 2021-2029 Housing Element goals would adhere to relevant development standards and objective design guidelines contained in the City’s General Plan, Title 9, Building Regulations, and Title 11, Pubic Utilities, of the City’s Municipal Code, and all applicable Federal, State, and local goals, policies, and regulations associated with reducing water consumption and diversion of solid waste to ensure the conservation of these resources and the infrastructure to support them is maintained throughout the City. Potential environmental impacts to utilities and service systems associated with future development would be assessed on a site-by-site basis at the time the development is proposed and all required development fees would be paid to ensure that utilities and service systems would increase at the same rate as development. In addition, mitigation measures, if necessary, would be adopted in accordance with CEQA. Therefore, the 2021-2029 Housing Element would not cause existing water, wastewater, storm water drainage, electric power, natural gas or telecommunications systems to be expanded or necessitate the need for new facilities to be constructed due to demand exceeding supply. In addition, the 2021-2029 Housing Element would not generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals. Thus, no impact to existing utilities and service systems in the City would occur.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 32 City of Redondo Beach
August 2021
XX. WILDFIRE
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project:
a. Substantially impair an adopted emergency response plan or emergency evacuation plan? ☐ ☐ ☐ ☒
b. Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
☐ ☐ ☐ ☒
c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
☐ ☐ ☐ ☒
d. Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
☐ ☐ ☐ ☒
a.-d. No Impact. According to CalFire, the City is not located in a “Fire Hazard Severity Zone” or “Very High Hazard Severity Zone” for wildland fires (CalFire, 2011). Therefore, the City is not designated as a state responsibility area or classified as having a high fire hazard. The 2021-2029 Housing Element, as a policy document, identifies strategies and programs to preserve and increase housing within the City to meet the housing needs of existing and future resident populations and does not propose any development. Adherence to the State and City's Fire regulations would ensure that the risk of wildfire would be reduced to the greatest extent possible. Additionally, potential environmental impacts related to wildfire associated with future development would be assessed on a site-by-site basis at the time when development is proposed and mitigation measures, if necessary, would be implemented during the application and environmental review process. Therefore, the 2021-2029 Housing Element would not result in increased risk of wildfire, impede an adopted emergency response plan, necessitate the installation or maintenance of facilities or features used to suppress wildfires, or expose people or structures to geological hazards as a result of wildfires. Thus, no impacts associated with wildfires would occur.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 33 City of Redondo Beach
August 2021
XXI. MANDATORY FINDINGS OF SIGNIFICANCE
Potentially
Significant
Impact
Less than
Significant
with
Mitigation
Incorporated
Less-thanSignificant
Impact
No
Impact
a. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
☐ ☐ ☐ ☒
b. Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)?
☐ ☐ ☐ ☒
c. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? ☐ ☐ ☐ ☒ a.-c. No Impact. As discussed throughout the above portions of the Initial Study Checklist, the 2021- 2029 Housing Element is a policy document and its adoption would not result in environmental impacts.

Although implementation of the programs contained in the document would accommodate development required to meet the City’s RHNA allocation, the 2021-2029 Housing Element does not entitle or permit any particular residential development project. The adoption of the 2021-2029 Housing Element does not, therefore, have the potential to result in environmental impacts, either limited or cumulative, affecting habitat; plant or animal communities; rare, endangered, or threatened species; historic resources; or human beings. Potential impacts resulting from the development of future residential projects would be assessed at the time development is proposed. Mitigation measures would then, if necessary, be adopted in conformance with CEQA. Therefore, because the 2021-2029 Housing Element is a policy document that does not include physical development, the 2021-2029 Housing Element would result in no environmental impacts.

References
Air Quality Management Plan, 2016. Accessed July 21, 2021, available at:
https://www.aqmd.gov/docs/default-source/clean-air-plans/air-quality-management-plans/2016-airquality-management-plan/final-2016-aqmp/final2016aqmp.pdf?sfvrsn=15.

Building General Information, 2021. Accessed July 21, 2021, available at:
https://www.redondo.org/depts/community_development/eng_build/building_services/building_ge neral_information/default.asp.

California Water Service, 2021. 2020 Urban Water Management Plan. Accessed July 22, 2021, available at: https://www.calwater.com/docs/uwmp2020/HR_2020_UWMP_FINAL.pdf CalFire, 2011. Very High Fire Hazard Severity Zones in LRA. Accessed July 23, 2021, available at:
https://osfm.fire.ca.gov/media/7280/losangelescounty.pdf.

Draft Initial Study and Environmental Analysis
2021-2029 Housing Element 34 City of Redondo Beach
August 2021
City of Redondo Beach, 2021. City of Redondo Beach Municipal Code. Accessed July 20, 2021, available at: http://www.qcode.us/codes/redondobeach/
City of Redondo Beach Local Hazard Mitigation Plan, 2020a. Accessed July 20, 2021, available at:
https://www.redondo.org/civicax/filebank/blobdload.aspx?BlobID=39236 City of Redondo Beach Public Works Department, Sewer/Storm Drain Maintenance, 2020b. Accessed July 23, 2021, available at:
https://www.redondo.org/depts/public_works/sewer___storm_drain_maintenance.asp City of Redondo Beach General Plan, Land Use Plan Map, 2008. Accessed July 20, 2021, available at:
https://www.redondo.org/civicax/filebank/blobdload.aspx?BlobID=2888 City of Redondo Beach General Plan, Environmental Hazards / Natural Hazards Element, 1993. Accessed July 20, 2021, available at:
https://www.redondo.org/civicax/filebank/blobdload.aspx?BlobID=29357 Climate Action Plan, 2017. Accessed July 21, 2021, available at:
https://www.southbaycities.org/sites/default/files/RB%20CAP.pdf.

Los Angeles County Sanitation District (LACSD), 2020. Joint Water Pollution Control Plant (JWPCP).

Accessed July 23, 2021, available at:
https://www.lacsd.org/services/wastewater/wwfacilities/wwtreatmentplant/jwpcp/default. asp.

South Coast Air Quality Management District (SCAQMD), 2016. National Ambient Air Quality Standards (NAAQS) and California Ambient Air Quality Standards (CAAQS) Attainment Status for South Coast Air Basin. Accessed July 21, 2021, available at:
http://www.aqmd.gov/docs/default-source/clean-air-plans/air-quality-management-plans/naaqscaaqs-feb2016.pdf.

Attachment 1
2021-2029 Housing Element

City of Redondo Beach
2021-2029 Housing Element
June 2021
Community Development Department
415 Diamond Street
Redondo Beach, CA 90277

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2021-2029 Housing Element Page | i
Table of Contents

2.2.1 Introduction................................................................................................................. 1 A. Community Context.......................................................................................... 1 B. Role of Housing Element.................................................................................. 1 C. Public Participation........................................................................................... 2 D. Relationship to Other General Plan Elements .................................................. 3

2.2.2 Housing Needs and Resources................................................................................... 4 A. Population ......................................................................................................... 4 B. Households...................................................................................................... 10 C. Housing Problems........................................................................................... 13 D. Special Needs Groups..................................................................................... 16 E. Housing Stock................................................................................................. 24

2.2.3 Constraints on Housing Production........................................................................ 34 A. Governmental Constraints .............................................................................. 34 B. Non-Governmental Constraints...................................................................... 56

2.2.4 Housing Resources.................................................................................................... 68 A. Availability of Sites for Housing .................................................................... 68 B. Housing Resources.......................................................................................... 78

2.2.5 Housing Plan.............................................................................................................. 82 A. Conserve and Improve the Existing Housing Stock ....................................... 82 B. Assist in the Development of Affordable Housing......................................... 84 C. Provide Adequate Housing Sites .................................................................... 88 D. Remove Governmental Constraints................................................................ 91 E. Provide Equal Housing Opportunities............................................................ 94 F. Summary of Quantified Objectives ................................................................ 95 Appendix A: Review of Past Accomplishments ............................................................... A-1 Appendix B: Detailed Residential Sites Inventory........................................................... B-1 Appendix C: Public Participation ..................................................................................... C-1 City of Redondo Beach
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List of Tables
Table H-1: Population Growth (1900-2020)............................................................................. 4 Table H-2: Population, Housing and Household Growth Trends (1960-2020)........................ 5 Table H-3: Age Distribution in Percent (2000-2019)............................................................... 6 Table H-4: Race and Ethnicity (2000-2019)............................................................................. 7 Table H-5: Jobs Held by Redondo Beach Residents................................................................ 8 Table H-6: Average Yearly Salary by Occupation, Los Angeles County (2020) .................... 9 Table H-7: Principal Employers (2020).................................................................................... 9 Table H-8: Changes in Household Types (2000-2019).......................................................... 10 Table H-9: Persons per Household ......................................................................................... 11 Table H-10: Persons in Household by Tenure (2019) ............................................................ 11 Table H-13: Households by Income Classification, Redondo Beach (2000-2017)................ 13 Table H-14: Housing Assistance Needs of Lower Income Households (2013 to 2017)........ 14 Table H-15: Overcrowded Housing Units (1980-2019)......................................................... 15 Table H-16: Overcrowded Housing Units (2011-2019)......................................................... 16 Table H-17: Special Needs Population (2015-2019).............................................................. 17 Table H-18: Disability Status of Persons Over Age 5 (2015-2019)....................................... 19 Table H-19: Persons with Developmental Disability by Age and Zip Code.......................... 19 Table H-20: Single-Parent Households .................................................................................. 21 Table H-21: Resources for Special Needs Groups ................................................................. 23 Table H-22: Housing Unit Type (1960-2019) ........................................................................ 24 Table H-23: Housing Tenure, Redondo Beach (1960-2019).................................................. 25 Table H-24: Vacant Housing Units (1960-2019).................................................................... 26 Table H-25: Age of Housing for Occupied Units (2019) ....................................................... 26 Table H-26: Home Sale Activity by City ............................................................................... 28 Table H-27: Median Rents in Redondo Beach (2021)............................................................ 28 Table H-28: Housing Affordability Matrix (2020)................................................................ 29 Table H-29: Assisted Rental Housing Projects....................................................................... 30 Table H-30: Rent Subsidies Required..................................................................................... 31 Table H-31: Coastal Zone Development (1982-2020) ........................................................... 33 Table H-32: General Plan Land Use Designations – Current and Proposed .......................... 35 Table H-33: Summary of Residential Development Standards.............................................. 39 Table H-34: Residential Development Standards in MU Zones ............................................ 40 Table H-35: Provision for a Variety of Housing Types.......................................................... 41 Table H-36: Permitted Uses in MU zones.............................................................................. 42 Table H-37: Planning-Related Fees for Residential Development (FY 2021-2022).............. 52 Table H-38: Comparison of Residential Development Fees (2020-2021) ............................. 52 Table H-39: Processing Times................................................................................................ 53 Table H-40: Permit Processing Time...................................................................................... 54 Table H-41: Disposition of Home Purchase and Improvement Loan Applications (2017) ... 58 Table H-42: RHNA Obligations............................................................................................. 70 Table H-43: Summary of Sites Strategy ................................................................................. 77 Table H-44: Summary of Quantified Objectives (2021-2029)............................................... 95 City of Redondo Beach
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List of Figures
Figure H-1: Recommended Land Use Plan ............................................................................ 36 Figure H-2: Sites Inventory – North of 190th Street ............................................................... 75 Figure H-3: Sites Inventory – South of 190th Street ............................................................... 76

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2.2 HOUSING ELEMENT

2.2.1 Introduction
The Housing Element represents an awareness of the need within the City of Redondo Beach to assure that housing is provided for all economic segments of the community. The Element also satisfies the legal requirements that housing policy be a part of the General Plan. For the sixth update cycle for jurisdictions in the Southern California Association of Governments (SCAG) region, the Housing Element covers a planning period of October 15, 2021 through October 15, 2029.

A. Community Context
Located in the South Bay region of the greater Los Angeles area, the City of Redondo Beach encompasses about six square miles of land area. Surrounding communities include Manhattan Beach, Hermosa Beach, El Segundo, Torrance, Lawndale, and the Palos Verdes Peninsula.

In 2020, the City population was estimated to be 66,994, an increase of about 0.4 percent from 66,748 since 2010. Redondo Beach offers a mix of housing types. Single-family homes make up about 54 percent of the housing stock, the multi-family share is approximately 46 percent, and mobile homes comprise less than one percent. However, over two-thirds of the Redondo Beach housing stock is 40 or more years old (built before 1980). Many homes are well maintained though and programs offered by the City to encourage rehabilitation will prevent continued deterioration.

The City has changed demographically throughout the last decade. In 2010, approximately 65 percent of the population was White. The Asian and Hispanic share of the population was 12 percent and 15 percent, respectively. The 2015-2019 American Community Survey (ACS)1 documented an increase in Hispanic residents to 16 percent of the City population.

The share of Asian residents also increased, to 13.5 percent.

B. Role of Housing Element
The Housing Element is concerned with specifically identifying ways in which the housing needs of existing and future resident populations can be met. This Housing Element represents the City of Redondo Beach’s sixth Housing Element update and covers a planning period of October 15, 2021 to October 15, 2029. The Housing Element identifies strategies and programs that focus on:
1 The 2015-2019 ACS developed by the Census Bureau is the primary source of data available for providing a community context. This dataset is the most comprehensive dataset available. However, ACS is a survey of about five percent of the community and extrapolated to represent the entire community. Interpretation of ACS data should focus on relative proportions rather than in absolute numbers, as recommended by the Census Bureau.

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• Conserving and improving existing affordable housing; • Providing adequate housing sites;
• Assisting in the development of affordable housing;
• Removing governmental and other constraints to housing development; and • Promoting equal housing opportunities.

An important goal of this element is to preserve the character of existing single-family residential neighborhoods and continue to improve the low, medium, and higher density multi-family residential neighborhoods. Diversity in the types of housing in the City is necessary to accommodate a population with varying socioeconomic needs. This Housing Element provides policies and programs to address these issues. The Redondo Beach Housing Element consists of the following major components:
• Introduction: An overview of the purpose and contents of the Housing Element (Section 2.2.1).
• Housing Needs and Resources: An analysis of the demographic and housing characteristics and trends (Section 2.2.2).
• Constraints on Housing Production: A review of potential market, governmental, and environmental constraints to meeting the identified housing needs (Section 2.2.3). • Housing Resources: An evaluation of resources available to address housing goals (Section 2.2.4).
• Housing Plan: A statement of the Housing Plan to address the identified housing needs, including housing goals, policies and programs (Section 2.2.5).

The Housing Element also includes several appendices that provide detailed background information on the analysis.

C. Public Participation
Participation by all economic segments in the preparation of the Housing Element is important to the City of Redondo Beach and required by State law. Section 65583(c)(7) of the Government Code states, “The local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.” This process not only includes residents of the community, but also coordinates participation among local agencies and housing groups, community organizations, and housing sponsors.

The City of Redondo Beach is in the process of updating its General Plan. A General Plan Advisory Committee (GPAC) was established and met 22 times over the course of four years to discuss various topics regarding the General Plan, including a Land Use Plan that reevaluated the City’s residential development potential and mixed use policy. GPAC consists of 27 community members and regularly discussed land use, including residential uses, and other issues relating to parks and recreation opportunities.

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The City maintains a General Plan update website – PlanRedondo – where the public can obtain background information on the General Plan and information on meetings and outcomes. Additionally, the City regularly updates a dedicated social media page on Facebook and sends regular e-blast updates to over 10,000 email addresses of interested parties.
https://www.redondo.org/depts/community_development/planredondo/default.asp The various community input opportunities are summarized in Appendix C.

D. Relationship to Other General Plan Elements
The Housing Element is one of the mandated elements of the General Plan, and internal consistency is required between all the elements. For example, the inclusion of adequate sites to meet future housing needs identified in the Housing Element must be consistent with residential land use and density policies in the Land Use element and with infrastructure policies in the Circulation element and other elements of the General Plan.

The City is in the process of conducting updates to the: Land Use Element, Safety Element (inclusive of the Noise Element), and Conservation, Parks and Recreation, and Open Space Elements of the City’s General Plan. This Housing Element is consistent with the Preferred Land Use Plan developed as part of the General Plan update.

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2.2.2 Housing Needs and Resources
To assess the housing needs of the City of Redondo Beach, it is important to know the characteristics of the population and the existing housing stock. The following community housing profile is based on HCD Pre-Certified Local Housing Data developed by the Southern California Association of Governments (SCAG) and supplemented with data obtained from the Census, American Community Survey (ACS), and other sources.

A. Population

1. Population Growth Trends
Population within the City of Redondo Beach grew rapidly between 1900 and 1970 (see Table H-1). This period of rapid population growth, however, was followed by a period of much slower growth from 1970 to the present. Furthermore, about one-half of the reported population growth during the 1980s was the result of the annexation of the Clifton Heights area in 1982. Since 1990, the City’s population has increased by approximately five percent every decade until recently. The 2020 population is estimated at 66,994 by the State Department of Finance (DOF), an increase of 0.4 percent since the 2010 Census, reflecting the built out character of the community.

Table H-1: Population Growth (1900-2020)
Year Population % Change
1900 855 ---
1910 2,935 243.3
1920 4,913 67.4
1930 9,347 90.3
1940 13,092 40.1
1950 25,226 92.7
1960 46,986 86.3
1970 56,075 19.3
1980 57,102 1.8
1990 60,167 5.4
2000 63,261 5.1
2010 66,748 5.5
2020 66,994 0.4
Sources: Bureau of the Census (1900-2010) and State Department of Finance (2020).

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2. Housing Growth Trends
Relative to population growth, housing units and households have seen more dramatic increases since 1960 (Table H-2). From 1960 to 1970, the number of housing units and households increased 30 percent and 29 percent, respectively; whereas, the City’s population increased only 19 percent during this same period. Significant housing unit and household growth continued into the 1970s, before slowing considerably in the years following 1980.

Between 2000 and 2010, 1,066 housing units were added to the City’s housing stock, representing an increase of four percent. However, between 2010 and 2020, the City population increased 0.4 percent along with a housing growth of 0.9 percent. The number of households (occupied housing units) decreased slightly, due to an increased vacancy rate (Table H-24).

Table H-2: Population, Housing and Household Growth Trends (1960-2020) Year Population % Change Housing Units % Increase Households % Increase 1960 46,986 n/a 15,579 n/a 14,522 n/a
1970 56,075 19.3 20,251 30.0 18,795 29.4
1980 57,102 1.8 25,867 27.7 24,637 31.1
1990 60,167 5.4 28,220 9.1 26,717 8.4
2000 63,261 5.1 29,543 4.7 28,566 6.9
2010 66,748 5.5 30,609 3.6 29,011 1.6
2020 66,994 0.4 30,892 0.9 29,002 -0.03
Sources: Bureau of the Census (1960-2010) and State Department of Finance (2020)

3. Age Distribution
A population’s age characteristics are also an important factor in evaluating housing needs and determining the direction of future housing development. Typically, distinct lifestyles, family types and sizes, incomes, and housing preferences accompany different age groups.

As people move through each stage of life, housing needs and preferences change. For example, young householders without children usually have different housing preferences than middle-age householders with children or senior householders living alone.

Redondo Beach residents under 18 years of age represented 16.2 percent of the population, lower than the County share of 18.8 percent. The population aged 55 years and older expanded during this time period.

The age distribution of the City’s population between 2000 and 2019 is depicted in Table H3 and shown alongside the age distribution for the County of Los Angeles. The proportion of the population under 20 years old increased, especially during the last decade, while the population between the ages of 20 and 54 (working age) decreased during the same period.

The population aged 55 years expanded during this time period.

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Table H-3: Age Distribution in Percent (2000-2019)
Age Group
Redondo Beach County of Los Angeles
% Share in Population
Change in
Proportional
Share
% Share in Population
Change in
Proportional
Share
2000 2010 2019 2000-
2010
2010-
2019 2000 2010 2019 2000-2010
2010-
2019
Under 5 5.7 6.3 9.1 0.6 2.8 7.8 6.6 5.8 -1.2 -0.8
5-19 14.6 14.7 16.2 0.1 1.5 23.2 21.0 18.8 -2.2 -2.2
20-34 25.5 21.1 17.9 -4.4 -3.2 24.0 22.7 23.7 -1.3 1.0
35-54 37.7 35.2 31.4 -2.5 -3.8 28.05 28.5 27.2 0.45 -1.3 55+ 16.5 22.7 25.3 6.2 2.6 17.0 21.2 24.3 4.2 3.1
Median Age 36.7 39.3 38.7 2.6 -0.6 32.0 34.8 37.0 2.8 2.2 Sources: Bureau of the Census (1960-2010) and ACS 2019 1-Year estimate

4. Race and Ethnicity
Household characteristics, income levels, and cultural backgrounds tend to vary by race and ethnicity, often affecting housing needs and preferences. In general, Hispanic and Asian households exhibit a greater propensity than White households for living with extended family members, which often leads to increased household size.

Since 2000 the City’s population has become more racially/ethnically diverse.

Approximately 60 percent of Redondo Beach residents in 2019 were non-Hispanic Whites, compared to 65.2 percent in 2010 (Table H-4), and 70.8 percent in 2000. The Asian population increased from 9 percent of the total population in 2000 to 13.5 percent in 2019.

And, the Black population also increased very slightly from 2.4 percent of the total population in 2000 to approximately 3.1 percent in 2020. The City’s Hispanic population increased from approximately 13.5 percent of the total population in 2000 to 16 percent in 2019.

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Table H-4: Race and Ethnicity (2000-2019)
Race/Ethnicity
2000 2010 2019
Number % Number % Number %
Not of Hispanic Origin
Total 54,737 86.5 56,606 84.8 56,652 84.0
White 44,819 70.8 43,531 65.2 40,679 60.3
Black 1,531 2.4 1,772 2.7 2,111 3.1
Asian 5,677 9.0 7,858 11.8 9,101 13.5
Native American 185 0.3 163 0.2 183 0.3
Other 2,525 4.0 3,282 4.9 4,578 6.8
Hispanic Origin
Total 8,524 13.5 10,142 15.2 10,771 16.0
White 4,916 7.8 6,274 9.4 7,174 10.6
Black 61 0.1 80 0.1 217 0.3
Asian 79 0.1 146 0.2 38 0.1
Native American 110 0.2 128 0.2 101 0.1
Other 3,358 5.3 3,514 5.3 3,241 4.8
TOTAL 63,261 100.0 66,748 100.0 67,423 100.0
Source: Bureau of the Census (1990-2010) and 2015-2019 ACS.

5. Employment
The Census provides employment information about the City’s residents, including the number of persons employed in a particular industry and whether they are employed by businesses either outside or within their community. In 2019, 39,166 Redondo Beach residents aged 16 and over were in the labor force, representing a participation rate of 72.5 percent. About 2.7 percent of the City’s residents were unemployed, a decrease from the unemployment rate of 4 percent in 2000. COVID-19, however, has significantly impacted the employment situation in Redondo Beach, along with most communities in California. In June 2020, the unemployment rate in Redondo Beach was reported at 13.7 percent.

Recovery is underway, with April 2021 unemployment rate reported at 8.2 percent, according to the State Employment Development Department. The City’s pre-COVID unemployment rate was 4.7 percent in March 2020.

The types of jobs held by Redondo Beach residents in 2019 are shown in Table H-5. The most noticeable change is the increase in the number of residents employed in management and professional occupations, which accounted for 60.5 percent of jobs in 2019 and 53.1 percent of jobs in 2000, and the decrease in sales and office occupations from 26.5 percent to

20.6 percent during the same period.

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Table H-5: Jobs Held by Redondo Beach Residents
Job Category
2000 2019
Number % Number %
Management, Business, Science, and Arts Occupations 20,249 53.1 22,712 60.5 Service Occupations 3,827 10.0 3,819 10.2
Sales and Office Occupations 10,092 26.5 7,745 20.6
Natural resources, construction, and maintenance occupations 2,073 5.4 1,174 3.1 Production, transportation, and material moving occupations 1,865 4.9 2,121 5.6 Total Employed Persons (16 Years & Over) 38,106 100.0 37,571 100.0 Source: Bureau of the Census, 2015-2019 ACS.

Certain occupations are associated with higher earned incomes. Legal and managerial occupations, for example, were the highest paying occupations in the Los Angeles Metropolitan region during the first quarter of 2020 (Table H-6). By contrast, farming and food preparation occupations were among the lowest paid occupations. In 2015-2019, a large proportion of Redondo Beach residents (60.5 percent) were employed in typically high earning occupations (Table H-5). Government and retail employers accounted for four of the top ten principal employers in the City in 2019 (Table H-7).

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Table H-6: Average Yearly Salary by Occupation, Los Angeles County (2020) Occupations Average Salary $
Legal 132,856
Management 136,326
Architecture and Engineering 103,803
Healthcare Practitioners and Technical 100,721
Computer and Mathematical 102,452
Arts, Design, Entertainment, Sports and Media 88,286
Business and Financial Operations 85,014
Life, Physical and Social Science 93,101
Education, Training and Library 71,575
Community and Social Service 81,283
Construction and Extraction 61,850
All Occupations 62,005
Protective Service 63,863
Installation, Maintenance and Repair 57,329
Sales 37,107
Office and Administrative Support 46,702
Transportation and Material Moving 42,940
Healthcare Support 34,776
Production 53,095
Farming, Fishing and Forestry 36,515
Building, Grounds Cleaning, and Maintenance 27,885
Personal Care and Service 37,086
Food Preparation and Serving Related 32,237
Source: State Employment Development Department, 2020
Table H-7: Principal Employers (2020)
Employer Industry
Northrop Grunman (TRW) Manufacturing
Redondo Beach Unified School District Education
City of Redondo Beach Government
Macy’s (Robinson’s May) Retail
DHL Global Forwarding Shipping
The Cheesecake Factory Restaurant
United States Post Office Government
Frontier Communications
Target Store Retail
Silverado Beach Cities Residential Care
Source: City of Redondo Beach, FY 2020 CAFR.

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B. Households

1. Household Composition
A household is defined as all the people occupying a dwelling unit, whether or not they are related. A single person living in an apartment, or a married couple with children in a singlefamily dwelling, are each considered a household. Since different types of households need or prefer different types of housing, this information can be useful in assessing the types of housing needed in the City.

Table H-8 compares the types of households in Redondo Beach over time since 2000.

Households are classified as “family” households or “non-family” households. “Family” households are those in which the head of household lives together with one or more related persons. “Non-family” households consist of a group of unrelated persons or a single person living alone.

The number of households in Redondo Beach has decreased over time and the household composition had shifted somewhat. In 2019, Redondo Beach had more family (61 percent) than non-family (39 percent) households (Table H-8). The number of families in the City has increased while the number of people living in non-family households decreased.

Table H-8: Changes in Household Types (2000-2019)
Household Types
2000 2010 2019 Percent Change
2000-2010 2010-2019
# % # % # % # % # %
Families 15,330 53.6% 16,011 56.1% 16,684 60.9% 681 4.4% 673 4.2% Married w/ Children 5,015 17.5% 7,877 27.6% 6,363 29.0% 2,862 57.1% -1,514 -19.2% Married w/o
Children 6,683 23.4% 4,452 15.6% 7,233 20.0% -2,231 -33.4% 2,781 62.5% Other Families 3,632 12.7% 3,682 12.9% 3,088 11.9% 50 1.4% -594 -16.1% Non-Families 13,264 46.4% 12,259 43.9% 10,799 39.1% -1,005 -7.6% -1,460 -11.9% Single 9,445 33.0% 9,618 33.7% 8,355 29.8% 173 1.8% -1,263 -13.1% Other Non-Families 3,819 13.4% 2,911 10.2% 2,444 9.3% -908 -23.8% -467 -16.0% Total Households 28,594 100.0% 28,540 100.0% 27,663 100.0% -54 -0.2% -877 -3.1% Source: Bureau of the Census, 2015-2019 ACS.

2. Household Size
Household size affects the housing needs of a community and may indicate the presence of potential housing problems, such as overcrowding. The average size of Redondo Beach households declined over time from a peak of 3.29 persons (in 1960) to 2.21 persons (in 2000), but bounced back slightly to 2.29 persons in 2010 (Table H-9). This trend continued in 2019 (2.43 persons). Household size in the City is smaller than the 2019 countywide average of 2.96 persons. This is consistent with the small increase in population but 3.3 percent decrease in the number of households.

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Table H-9: Persons per Household
Year Persons Per Household
1960 3.29
1970 2.84
1980 2.31
1990 2.25
2000 2.21
2010 2.29
2019* 2.43
Sources: Bureau of the Census (2010); *ACS (2019).

Nearly one-third (30.2 percent) of all households in the City were comprised of single person households and another one-third (34 percent) had only two persons (Table H-10).

Household size also varied by tenure, with owner-occupied units averaging 2.4 persons per units and renter-households averaging approximately 2.1 persons per unit. Furthermore, about 22.3 percent of owner-occupied units were comprised of four or more persons in 2019, while about 16 percent of renter-occupied units had four or more persons.

Table H-10: Persons in Household by Tenure (2019)
Household Size
All Households Owner-occupied units Renter-occupied units Number % Number % Number %
1 Person 8,355 30.2 3,386 23.4 4,987 37.5
2 Persons 9,400 34 5,016 34.9 4,384 33
3 Persons 4,597 16.6 2,781 19.4 1,816 13.7
4 Persons or more 5,311 19.2 3,200 22.3 2,111 15.9
Source: ACS 2015-2019.

City of Redondo Beach
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3. Household Income
Median household income in Redondo Beach has increased since 2000 and is related to the City’s favorable coastal location and high real estate values. Household, family, and per capita income have all increased over the past two decades (Table H-11). While the increase is less over the past five years in Redondo Beach than over the fifteen years prior, incomes remain substantially higher than levels than the County (Table H-12).

Table H-11: Income Level Increases, Redondo Beach (2000-2019) 2000 2015 2019
Increase % Increase
2000-
2015
2015-
2019
2000-
2015
2015-
2019
Median Household
Income $69,173 $105,145 $113,499 $35,972 $8,354 52.0 7.9 Median Family Income $80,543 $122,895 $140,227 $42,352 $17,332 52.6 14.1 Per Capita Income $38,305 $53,001 $62,528 $14,696 $9,527 38.4 18.0 Source: Bureau of the Census (2000); American Community Survey (2015-2019 5-year estimates) Table H-12: Income Level Increases, Los Angeles County (2000-2019) 2000 2015 2019
Increase % Increase
1990-
2000
2015-
2019
2000-
2015
2015-
2019
Median Household
Income $42,189 $56,196 $72,797 $7,224 $14,007 33.2 24.9 Median Family Income $46,452 $62,703 $81,912 $7,417 $16,251 35.0 25.9 Per Capita Income $20,683 $28,337 $36,044 $4,534 $7,654 37.0 27.0 Source: Bureau of the Census (2000); American Community Survey (2015-2019 5-year estimates) To facilitate the analysis of income distribution among households in communities, the State Department of Housing and Community Development (HCD) groups households into categories by income. Income categories are determined as a percentage of the Area Median Income (AMI) and then adjusted for household size in the following manner:
• Extremely Low Income – 0 to 30 percent AMI
• Very Low Income – 31 to 50 percent of the AMI
• Low Income – 51 to 80 percent of the AMI
• Moderate Income – 81 to 120 percent of the AMI
• Above Moderate Income – above 120 percent of the AMI
As shown below, according to the 2013-2017 Comprehensive Housing Affordability Strategy (CHAS) data by the Census for HUD, approximately 26 percent of the City’s households earned lower incomes, while approximately 74 percent earned moderate or above moderate incomes.

City of Redondo Beach
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Table H-13: Households by Income Classification, Redondo Beach (2000-2017) Classification
2000 2006-2010 2013-2017
Households % Households % Households %
Extremely Low Income 1,335 4.7 2,610 9.1 2,055 7.4
Very Low Income 1,279 4.5 2,120 7.4 2,520 9.0
Low Income 2,403 8.4 2,810 9.8 2,635 9.5
Moderate and Upper
Income 23,453 82.4 21,000 73.7 20,615 74.1
Total 28,470 100.0 28,470 100.0 27,820 100.0
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) (2000, 2006-2010, and 2013-2017) C. Housing Problems
The CHAS data also provides detailed information on housing needs by income level for different types of households in Redondo Beach. The latest detailed CHAS data, based on the 2013-2017 ACS, is displayed in (Table H-14). Housing problems considered by CHAS include:
• Units with physical defects (lacking complete kitchen or bathroom); • Overcrowded conditions (housing units with more than one person per room); • Housing cost burden, including utilities, exceeding 30 percent of gross income; or • Severe housing cost burden, including utilities, exceeding 50 percent of gross income.

The types of problems vary according to household income, type, and tenure. Some highlights include:
• In general, renter-households had a higher level of housing problems (43.6 percent) compared to owner-households (38.1 percent).
• Large families who were owners (57.2 percent) and elderly renters (60.3 percent) had the highest level of housing problems regardless of income level. • Very low income and extremely low income renter-households had the highest incidence of housing problems (91.1 percent and 82.1 percent, respectively).

City of Redondo Beach
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Table H-14: Housing Assistance Needs of Lower Income Households (2013 to 2017) Household by Type, Income,
and Housing Problem
Renters Owners
Total
Households Elderly Small
Families
Large
Families
Total
Renters Elderly Small Families
Large
Families
Total
Owners
Extremely Low Income
(0-30% AMI) 510 195 15 1,370 470 115 0 695 2,065
% with any housing problem 88.2% 87.2% 100.0% 82.1% 83.0% 78.3% 0% 82.0% 82.1% % with cost burden >30% 88.2% 79.5% 0.0% 79.9% 81.9% 78.3% 0% 80.6% 80.1% % with cost burden > 50% 72.5% 79.5% 0.0% 74.1% 72.3% 60.9% 0% 69.8% 72.6% Very Low Income (31-50% AMI) 450 645 15 1,520 735 160 25 995 2,515 % with any housing problem 74.4% 96.9% 100.0% 91.1% 55.1% 93.8% 16.0% 62.2% 79.7% % with cost burden >30% 74.4% 96.9% 100.0% 91.1% 55.1% 93.8% 16.0% 62.7% 79.9% % with cost burden >50% 64.4% 60.5% 100.0% 70.1% 40.1% 81.3% 16.0% 47.1% 61.0% Low Income (51-80% AMI) 285 810 55 1,685 570 230 35 950 2,635 % with any housing problem 78.9% 88.3% 100.0% 89.6% 51.8% 58.7% 100.0% 55.3% 77.2% % with cost burden >30% 75.4% 88.3% 100.0% 89.3% 52.6% 60.9% 97.1% 56.2% 77.4% % with cost burden > 50% 29.8% 29.0% 0.0% 31.5% 25.4% 39.1% 11.4% 29.9% 30.9% Moderate/Upper Income
(>80% AMI) 760 4,140 530 9,265 2,565 6,510 515 11,335 20,600 % with any housing problem 26.3% 21.7% 37.7% 21.8% 24.0% 22.5% 56.3% 25.1% 23.6% % with cost burden >30% 25.0% 16.9% 13.0% 17.5% 23.6% 22.4% 48.5% 24.6% 21.4% % with cost burden > 50% 4.6% 1.2% 0.0% 1.4% 6.2% 5.4% 9.7% 6.3% 4.1% Total Households 2,005 5,790 615 13,840 4,340 7,015 575 13,975 27,815 % with any housing problem 60.3% 41.6% 46.3% 43.6% 39.3% 26.2% 57.2% 32.6% 38.1% % with cost burden >30% 59.4% 37.9% 22.6% 40.5% 39.1% 26.2% 50.1% 32.2% 36.3% % with cost burden > 50% 38.9% 14.3% 2.4% 19.8% 21.7% 9.1% 10.1% 14.0% 16.9% Note: Data presented in this table are based on special tabulations from sample Census data. The number of households in each category usually deviates slightly from the 100% total due to the need to extrapolate sample data out to total households. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.

Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017 ACS data.

City of Redondo Beach
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1. Cost Burden
It is important to identify the rate of housing cost burden in a community in order to assess the availability of affordable housing. Cost burden is defined as households paying more than 30 percent of their income for housing. When a household overpays for housing, it has less available income for other necessities such as healthcare, food, and transportation, thereby impacting quality of life.

As shown in Table H-14, the prevalence of cost burden generally increases as income decreases. Cost burden impacted extremely low and very low income households almost equally, and renter-households were more impacted by cost burden than owner-households overall.

In terms of household type, cost burden was almost indiscriminate, impacting virtually all household types in the extremely low and very low income levels, although low income elderly owner households were less affected by cost burden than other types of households.

2. Overcrowding
The State Department of Housing and Community Development (HCD) defines overcrowding as a household with more than one person in a room (excluding bathrooms and the kitchen). Severe overcrowding is more than 1.5 persons per room. Overcrowding occurs when there are not enough adequately sized housing units in a community that are affordable to households with various income levels. When this occurs, families may live in housing units that are too small in order to afford other necessities or they may “double-up” with other families. Overcrowding is a serious health and safety concern and must be addressed appropriately.

Table H-15 shows that overcrowding in the City has declined dramatically since 1990. This may be partly due to the replacement of many traditional family households with singleperson and single-parent family households. Between 2015 and 2019, approximately 2.2 percent of all units in the City were overcrowded. By comparison, about 11.1 percent of all units in Los Angeles County were overcrowded.

Table H-15: Overcrowded Housing Units (1980-2019)
1990 2000 2011-2015 2015-2019
Total Occupied Units 26,717 28,566 27,733 27,663
Total Overcrowded 1,099 1,201 493 603
Percent Overcrowded 4.1 4.2 1.8 2.2
Source: Bureau of the Census (1970, 1980, 1990, and 2000) and American Community Survey (2011-2015; 2015-2019).

The incidence of overcrowding varies by tenure. In Los Angeles County, 16.2 percent of renters face severe overcrowding, while 11.3 percent of owners according to the 2015-2019 ACS. The majority of overcrowded units in Redondo Beach (76.6 percent) had between 1.0 and 1.5 persons per room. Severely overcrowded (more than 1.5 persons per room) City of Redondo Beach
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households made up the remaining 23.4 percent of overcrowded units. This information is summarized in Table H-16.

Overcrowding typically occurs when there is a lack of housing of the right size and the right price to accommodate the larger households in the City. The number of households in the City with more than five persons has only slight decreased in recent years, making it more difficult for these households to find and afford an adequately sized unit. In 2010, there were

5.6 percent large households in the City (households with five or more members) compared to 5.1 percent in 2019.

Table H-16: Overcrowded Housing Units (2011-2019)
Category
2011-2015 2015-2019
Number % Number %
Occupied Housing Units 27,733 100% 27,633 100%
Overcrowded Units 493 1.8% 603 2.2%
Owner-occupied 109 22.1% 172 28.5%
Renter-occupied 384 77.9% 431 71.5%
Units with 1.01-1.50 persons/room 398 80.7% 462 76.6%
Units with 1.51-2.00 persons/room 78 15.8% 102 16.9%
Units with 2.01 or more persons/room 17 3.45% 39 6.5%
Source: American Community Survey (2011-2015; 2015-2019).

D. Special Needs Groups
Certain segments of the population have greater difficulty in finding decent, affordable housing due to special circumstances including income, employment, disability, or family characteristics, among other things. Persons and households with special needs include seniors, persons with disabilities (including persons with developmental disabilities), large households, single-parent households, persons living in poverty, farmworkers and the homeless. These groups may have more difficulty finding affordable housing, and typically are the groups most in need of assistance. Table H-17 summarizes Redondo Beach’s special needs population and Table H-21, located at the end of this section, provides an inventory of resources available to serve these groups.

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Table H-17: Special Needs Population (2015-2019)
Special Needs Group # of Persons or
Households # of Owners # of Renters
% of Total
Households
or Persons
Households w/ members age 65+ 8,913 -- -- 13.2
Elderly (65+) headed households 5,793 4,444
(30.9%)
1,349
(10.2%) 20.9
Elderly living alone 2,683 1,678
(12.0%)
992
(7.3%) 9.7
Disabled persons 4,369 -- -- 6.5
Large households (5+ persons) 1,412 691
(48.9%)
721
(51.1%) 5.1
Single-Parent Households 3,283 -- -- 11.8
Female headed households with
children 2,111 -- -- 7.6
Residents living below poverty* 2,629 -- -- 3.9
Farmworkers 0 -- -- --
Homeless* 176 -- -- <1
Source: 2015-2019 ACS, *2020 Greater Los Angeles Homeless Count Report, LAHSA Seniors
Seniors face unique housing circumstances because of three factors: a limited or fixed income; health care costs; and disabilities. Between 2015 and 2019, 8,913 Redondo households included senior members (age 65 and over), representing 13.2 percent of the City’s total households. Furthermore, approximately 5,793 Redondo Beach households (20.9 percent of total households) were headed by persons over age 65. Of all owner-households,

30.9 percent were headed by seniors and of all renter-households, 10.2 percent were headed by seniors.

Many seniors are retired and/or living on fixed incomes and may not be able to afford major home repairs or large increases in rent. Between 2015 and 2019, 2,629 people living below the poverty level in Redondo Beach, and approximately seven percent were seniors. As shown in Table H-14, 60 percent of elderly renter-households experienced housing problems, in comparison to 40 percent of elderly owner-households. Approximately 60 percent of elderly renter-households had a cost burden greater than 30 percent.

Resources Available
The special needs of seniors can be met through a range of services, including congregate care, rent subsides, shared housing, and housing rehabilitation assistance. According to Community Care Licensing Division records, as of May 2021, six residential care facilities for the elderly offer a combined capacity of 282 beds.

The City’s Community Services Department provides programs, services, information, and referrals that promote physical and mental health for the expanding senior population in the City. Senior residents have access to services at multiple Senior Center locations at City of Redondo Beach
2021-2029 Housing Element Page | 18
Anderson Park, Perry Park, and Veterans Park. Additional resources are detailed in Table H21.

Persons with Disabilities
Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. Thus, disabled persons often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Some residents in Redondo Beach have disabilities that prevent them from working, restrict their mobility, or make it difficult to care for themselves. An additional segment of residents suffers from disabilities that require living in an institutional setting. Because of these conditions, persons with disabilities have special housing needs.

According to 2015-2019 ACS data, disabled persons make up approximately 6.5 percent of the population in Redondo Beach. Between 2015 and 2019, 45 percent of the City’s population with disabilities was made up of residents aged 65 and older, while 51 percent were aged 18 to 64. Of the residents 65 years and older, ambulatory, hearing and independent living difficulties were prevalent (Table H-18).

Disabled individuals have unique housing needs because they may be limited in mobility or ability to care for themselves. In addition, the earning power of disabled persons may be limited. Their housing need is compounded by design and location requirements which often increase housing costs. For example, special needs of households with wheelchair-bound or semi-ambulatory individuals may require ramps, holding bars, special bathroom designs, wider doorways, lower cabinets, and other interior and exterior design features. Affordable housing and housing programs that address accessibility can assist persons with disabilities.

The housing needs of disabled persons in Redondo Beach are of particular importance because as a built-out community, about 66 percent of the City’s housing units were more than 40 years old and another 25 percent reaching at least 30 years old during this Housing Element planning period. Therefore, the majority of the City’s housing stock does not comply with the American with Disabilities Act for accessibility. Housing options for persons with disabilities in the community are limited.

City of Redondo Beach
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Table H-18: Disability Status of Persons Over Age 5 (2015-2019) Disability Type % of Disabilities Tallied
Age 5 to 17 Age 18 to 64 Age 65+ Total
With a hearing difficulty 21.3% 14.3% 23.0% 18.5%
With a vision difficulty 13.2% 11.6% 8.5% 10.3%
With a cognitive difficulty 39.2% 21.1% 11.3% 17.4%
With an ambulatory difficulty 13.2% 23.6% 31.8% 26.9%
With a self-care difficulty 13.1% 9.5% 7.1% 8.6%
With an independent living difficulty -- 19.9% 18.3% 18.3% Total Persons with Disabilities 357 4,319 3,819 8,495
Note:

1. Persons under 5 years of age are not included in this table.

2. Persons may have multiple disabilities.

Source: American Community Survey (2015-2019).

Persons with Developmental Disabilities
A recent change in State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined by the Section 4512 of the Welfare and Institutions Code, “developmental disability” means “a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. As defined by the Director of Developmental Services, in consultation with the Superintendent of Public Instruction, this term shall include mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include other handicapping conditions that are solely physical in nature.” This definition also reflects the individual’s need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated.

In Redondo Beach, there are 342 people with developmental disabilities according to the State of California Department of Developmental Services (Table H-19). This represents 0.5 percent of the total population of the City and is about evenly split between adult and children. Furthermore, about 80 percent of these individuals were residing in private home with their parent or guardian and 12 percent were living in a Community Care Facility.

Table H-19: Persons with Developmental Disability by Age and Zip Code Zip Code 00-17 yrs 18+ yrs Total All Ages
90277 107 82 189
90278 74 79 153
State of California Department of Developmental Services Consumer Count by California ZIP Code and Age Group Regional Center and Early Start Consumers, December 2020 Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are City of Redondo Beach
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provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

Resources Available
From a housing perspective, there are several different housing needs of disabled persons.

For those disabled with a developmental or mental disability, one of the most significant problems is securing affordable housing that meets their specialized needs. Housing needs can range from institutional care facilities to facilities that support partial or full independence (such as group care homes). Supportive services such as daily living skills and employment assistance need to be integrated into the housing situation also. The disabled person with a mobility limitation requires housing that is physically accessible.

According to the State’s Community Care Licensing Division records, there are six residential care facilities for the elderly in Redondo Beach, with a combined capacity of 282 beds and three adult residential care facilities which provide a capacity for 108 beds. The City’s Community Services Department offers a wide range of programs, services, information and referrals to help persons with disabilities. Table H-21 details further assistance programs/services that are available to disabled residents in the City of Redondo Beach.

Large Households
Large households are defined as those consisting of five or more persons in the same dwelling unit. Large households typically need larger homes with extra rooms in order to avoid overcrowding. While construction trends over recent years have increasingly included the provision of large units, often these larger units are not affordable to large households. It is not uncommon for large, lower income households to save on housing costs by residing in smaller units, resulting in overcrowded living conditions.

As shown earlier in Table H-17, 5.1 percent of Redondo Beach households were considered large households in 2019. The proportion of large households has been steadily declining, from 5.6 percent in 2010, to 5.2 percent in 2015, and 5.1 percent in 2019. Most of these large households (51 percent) rented their homes, while 49 percent owned their homes. The overwhelming majority of households in the City continue to be smaller households.

Lower income large renter-households usually face a number of housing problems, including cost burden, overcrowding, and deteriorated housing conditions. According to data from 2013-2017 on the housing needs of lower income households (Table H-14), 46 percent of all large renter-households and 57 percent of all large owner-households were experiencing housing problems.

Resources Available
The City’s large households can benefit from City programs and services that provide assistance to lower and moderate income households in general, such as the Housing Choice Voucher program, which offers rental assistance to residents. Table H-21 lists additional resources that may be beneficial to the City’s large households.

City of Redondo Beach
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Single Parent Households
Single-parent households often require special consideration and assistance as a result of their greater need for affordable housing and accessible day-care, health care, and other supportive services. Female-headed households with children, in particular, tend to have lower incomes than other types of households. Because of their relatively low income, such households often have limited housing options and restricted access to supportive services.

According to the Census, six percent of Redondo Beach households were single-parent households in 2010 and 11.8 percent were single-parent households in 2019 (Table H-20).

There were more female-headed single-parent households than male-headed single-parent households in both 2010 and 2019. According to 2015-2019 ACS data, 5.5 percent of female-headed single-parent households were living below the poverty level.

Table H-20: Single-Parent Households
Household Type 2010 2019
# % # %
Single Male with Children 508 1.8 1,172 4.2
Single Female with Children 1,200 4.1 2,111 7.6
Total Single Parent Households 1,708 5.9 3,283 11.8
Total Households 29,011 100.0 27,621 100.0
Source: American Community Survey (2015-2019).

Resources Available
Limited household income constrains the ability of these households to afford adequate housing and provide for childcare, health care, and other necessities. Finding adequate and affordable childcare is a pressing issue for many families with children. Affordable housing needs of single-parent households are addressed through the City’s affordable housing programs, including Housing Choice Vouchers, and Table H-21 lists youth services and assistance services for households with limited income that may be beneficial to singleparent households.

Residents Living Below the Poverty Level
Families with incomes below the poverty level, typically with extremely low and very low incomes, are at greatest risk of becoming homeless and typically require special programs to assist them in meeting their rent and mortgage obligations so as to not become homeless.

The 2015-2019 ACS identified that about four percent of all Redondo Beach residents are living below the poverty level. Approximately two percent of family households in the City were living in poverty. Similarly, two percent of families with children were also living below the poverty level. These households need assistance with housing subsidies, utility and other living expense subsidies, and other supportive services.

Resources Available
Persons living with incomes below the poverty level can benefit from City programs and services that provide assistance to lower income households in general, such as the Housing City of Redondo Beach
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Choice Voucher program, which offers rental assistance to residents. Table H-21 lists various assistance services for households living in poverty.

Farmworkers
The 2015-2019 ACS indicates that no residents in the City held jobs in agriculture, forestry, fishing and hunting, and mining. Any low income workers are eligible for community-wide housing programs assisting low income residents.

Homeless
Homelessness is a regional (and national) problem, and in a major metropolitan region, individual municipal governments lack the resources to implement solutions to eliminate homelessness. While the exact number of homeless people in the City on any given night is unknown, a relatively small share of the region’s homeless population is found in Redondo Beach. The 2020 Greater Los Angeles Homeless Count, completed by the Los Angeles Homeless Services Authority (LAHSA), estimates that there were 173 people experiencing homelessness in Redondo Beach – a decrease from the 216 people in the City during the 2016 LAHSA homeless count.

Resources Available
There are no emergency shelters in the immediate area for homeless men or women who are not victims of domestic violence. San Pedro operates a residential treatment center, Support for Harbor Area Women’s Lives (SHAWL) primarily for homeless women who are substance abusers. This center serves most of the South Bay, including Redondo Beach.

SHAWL offers counseling services, substance abuse rehabilitation programs, and assistance for women who want to regain custody of their children.

SHAWL also has two transitional housing facilities that aid women as they transition from the primary six-month program: Haviland House and The Cottages. Haviland House provides 11 beds to women for an additional 18 months to two years. The Cottages was established in 2012 and provides four beds for women and four beds for children.

Second Step Shelter, operated by 1736 Family Crisis Center, is the only transitional housing shelter in Redondo Beach. This shelter provides longer-term transitional housing as well as support services to assist its clientele in making the transition to permanent housing and economic self-sufficiency. All clients receive counseling, parenting education, job training, and housing referrals. The shelter has a capacity of 24 beds.

In September 2020, the Redondo Beach Council voted to move forward with a plan to provide temporary homeless shelters on the lot where the City’s Transit Center is being constructed in the northern part of the City. The shelter operations were jointly funded by the City of Redondo Beach and the County using CDBG funds. On June 8, 2021, the City Council approved an amendment to the funding agreement with the County to continue to provide the 15 “pallet shelters” (temporary homeless shelters) at the 1521 Kingsdale site with the potential to increase the number of pallet shelters in the future. The current location will serve as the site until the emergency orders are lifted and then the City Council will decide whether to move the shelters to a different location or have them remain at the Kingsdale City of Redondo Beach
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site. A zoning change may be needed for the pallet shelters to remain after the emergency orders are lifted. The latest Letter of Agreement extends the program until July 31, 2022 but it allows for extending the term.

Table H-21: Resources for Special Needs Groups
Special Needs Group Program Description
Female Headed
Households and Large
Households
Afterschool Playground
Program Non-Custodial Afterschool Playground Program
South Bay Youth Project Counseling, parenting classes, youth activities.

Households in Poverty
South Bay One Stop Business
and Career Centers
Provide business development resources and facilities,
staffing assistance, training and job placement services, labor market information, career assessment, workshops.

First United Methodist
Church—Shared Bread Warm meals and hygiene items when available.

St. Paul’s United Methodist
Church—Project: Needs Home-style dinner for hungry and food pantry.

St. Andrew’s Presbyterian
Church
Sack lunch distribution, clothing and canned goods
distribution given out with sack lunches.

St. James Church Sack lunches
St. Lawrence Martyr Church Food pantry (canned and dry food) and food distribution to local residents.

Salvation Army Emergency aid, food, referrals to shelters, information and referral.

Saturday Lunch Program Saturday lunches provided and supply of food available on an emergency basis.

South Bay Community Church
of the Brethren Home-style dinner for hungry
Households in Poverty,
Disabled Persons, and
the Elderly
City of Redondo Beach Section
8 Housing assistance payments on behalf of eligible elderly and very low income families, and disabled persons
Utility Users Tax Exemption City tax removed from utility bills. Eligibility based on income, age and/or disability.

Disabled Persons Access Services Transportation service throughout Los Angeles county for individuals with disabilities.

Elderly and Disabled
Persons
The WAVE
Transportation for registered Hermosa and Redondo
Beach residents, who are either seniors (62 and over) or disabled.

Gardena Special Transit Provides lift-equipped vehicles to transport Gardena residents age 60 and above and/or disabled.

Nutrition Program Senior lunch program available five days a week at two separate sites.

Income Tax Assistance Free assistance filing income tax returns for older adults and disabled persons.

Source: City of Redondo Beach, 2021.

City of Redondo Beach
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E. Housing Stock

1. Housing Unit Type
The mix of housing units in Redondo Beach has changed significantly since 1960 (Table H22: ). Single-family detached housing comprised over three-fourths (77 percent) of the City's housing stock in 1960, but by 2015-2019, only about 41 percent of housing units were singlefamily detached homes. Single-family attached2 housing grew at a rapid rate during the 1980s (with nearly 3,000 units built), but the pace of single-family attached development has been relatively slow ever since (with only about 762 units built since 1990). Single-family attached housing now comprises 14 percent of the City’s housing units.

Apartments made up 44 percent of the City’s total housing stock in 2015-2019. Smaller multi-family buildings (with two to four dwellings) comprised about 14 percent of all housing units while larger multi-family buildings (with five or more dwellings) made up 31 percent of units. Meanwhile, the City’s inventory of mobile homes decreased significantly between 2000 and 2019.3 According to the 2000 Census there were 380 mobile homes in Redondo Beach. These homes are located in the City’s only remaining mobile home park (along 190th Street east of Meyer Lane). These homes are protected under a special Mobile Home Park zoning designation established for the area, which permits no other type of housing except mobile homes.

Table H-22: Housing Unit Type (1960-2019)
Year Total
Single-Family
(detached)
Single-Family
(attached) 2-4 Units 5+ Units Mobile Homes and Other
No. % No. % No. % No. % No. %
1960 15,579 12,060 77.4 0 0.0 1,644 10.6 1,875 12.0 0 0.0 1970 20,251 12,684 62.6 398 2.0 2,800 13.8 4,154 20.5 215 1.1 1980 25,867 10,861 42.0 561 2.2 4,515 17.5 9,737 37.6 193 0.7 1990 28,220 11,148 39.5 3,491 12.4 4,050 14.4 9,439 33.4 92 0.3 2000 29,543 11,452 38.8 4,207 14.2 4,063 13.8 9,441 31.9 380 1.3 2015 29,764 11,828 39.7 4,197 14.1 4,055 13.6 9,574 32.2 110* 0.4 2019 30,024 12,266 40.9 4,253 14.2 3,987 13.2 9,334 31.1 184 0.6 * 2015 data is based on the American Community Survey (ACS), which samples only a small percentage of the population. The reduction in mobile homes is primarily a result of the large sampling errors associated with a small sample of mobile homes.

Source: Bureau of the Census (1960, 1970, 1980, 1990, and 2000), American Community Survey (2011-2015; 2015-2019). 2 Single-family attached units are those units that share one common wall with another unit. Such homes may include townhome units in planned unit development. Condominium is a legal form of ownership, not a type of housing structure. Townhomes (i.e. single-family attached units) are a form of condominium. 3 The “Mobile Homes and Other” category includes “Other” housing units as defined in the Census, such as boats, RVs, vans, etc.

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2021-2029 Housing Element Page | 25

2. Housing Tenure
Of the Redondo Beach housing units that were occupied in 2019, 50.5 percent were owneroccupied and 49.5 percent were renter-occupied. The proportion of homeowners in the City was higher in comparison to Los Angeles County as a whole, where 45.8 percent of units were owner-occupied, and 54.2 percent were renter-occupied.

Housing tenure historical trends are shown in Table H-23. The percentage of owneroccupied units declined dramatically from nearly 60 percent in 1960 to less than 40 percent in 1980, a period when most new construction in the City consisted of new apartments.

Many developers during the 1970s and 1980s built condominiums/townhomes and offered them for rent until the construction defect litigation statute of limitations expired. Upon expiration, the developers started marketing the condominiums/townhomes as for-sale units.

This may explain the low rates of homeownership during the 1970s and its subsequent increase in the decades that followed. However, homeownership in the current housing market may be out of reach to many households, leading to a declined homeownership rate in 2019.

Table H-23: Housing Tenure, Redondo Beach (1960-2019)
Year Owner-occupied Percent Renter-occupied Percent Total 1960 8,578 59.1 5,944 40.9 14,522
1970 8,362 44.5 10,433 55.5 18,795
1980 9,446 38.3 15,191 61.7 24,637
1990 12,390 46.4 14,327 53.6 26,717
2000 14,147 49.5 14,419 50.5 28,566
2010 14,917 51.4 14,094 48.6 29,011
2019 14,363 51.9 13,298 48.1 27,663
Source: Bureau of the Census (1960, 1970, 1980, 1990, 2000, and 2010, ACS 2015-2019).

3. Vacancy Rates
The difference between current and optimal vacancy rates provides an indication of existing housing need. According to the Southern California Association of Governments (SCAG), a five percent rental vacancy rate is considered optimal in order to permit adequate rental mobility. In a housing market with lower vacancy rates, rents are likely to be inflated and tenants will have difficulty finding units of the right size and cost. A two percent vacancy rate for owner-occupied housing is considered optimal.

In 2019, 1.1 percent of the homeowner housing stock was available for sale and 4.7 percent of the rental housing stock was available for rent. In addition to vacant units for sale or rent, another 5.2 percent of the housing stock was vacant in 2019 for other reasons, including units for seasonal, recreational, or occasional use, as well as units undergoing extensive remodels, and units rented or sold but not yet occupied. The total for all types of vacant housing units in 2019 was 2,361, representing an overall vacancy rate of 7.9 percent.

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Vacancy rates for the period from 1960 to 2019, based on Census numbers and the ACS are shown in Table H-24. As shown, vacancy rates generally declined over the years, reflective of an increasingly tightening housing market; however, overall vacancy rates increased during the 2000s.

Table H-24: Vacant Housing Units (1960-2019)
Year Vacant Units for
Sale or Rent1 Percent TotalVacant Units2 Percent Total Units 1960 832 5.3 1,057 6.8 15,579
1970 831 4.1 1,456 7.2 20,251
1980 874 3.4 1,230 4.8 25,867
1990 1,111 3.9 1,503 5.3 28,220
2000 637 2.2 977 3.3 29,543
2010 928 3.0 1,598 5.2 30,609
2019 823 2.7 2,361 7.9 30,024
Notes:

1. Includes ‘For Rent’ units (refers to vacant units offered for rent, where no money has been paid or agreed upon by any renter) and ‘For Sale Only’ units (refers to vacant units being offered for sale only, including units in cooperatives and condominium projects if the individual units are offered for sale only. If units are offered either for rent or for sale, they are included in the for rent classification.)

2. ‘Total Vacant Units’ includes the following categories:
 For rent
 Rented, Not Occupied
 For Sale Only
 Sold, Not Occupied
 For Seasonal, Recreational, or Occasional Use
 For Migrant Workers
 Other Vacant
Source: Bureau of the Census (1960, 1970, 1980, 1990, 2000, 2010, 2015-2019 ACS).

4. Housing Stock Condition
Age of Structures
The habitability of housing refers to its
structural condition and its ability to provide
safe and decent shelter for its inhabitants.

The accepted standard for major housing
rehabilitation needs is after 30 years.

Redondo Beach is known for its quaint,
historical charm. Much of the City’s housing
stock is made up older homes. According to
the 2015-2019 ACS, about 66 percent of the
City’s housing units were more than 40 years
old and another 25 percent reaching at least
30 years old during the Housing Element
planning period. While age alone is not an indicator of housing condition, older structures do tend to have greater rehabilitation needs.

Table H-25: Age of Housing for Occupied
Units (2019)
Year Unit Built Number Percent
1939 or earlier 1,172 4.2
1940 -1959 7,399 26.7
1960 -1979 9,656 34.9
1980 -1999 6,991 25.3
2000 - 2009 1,875 6.8
2010 - 2013 269 1.0
2014 - 2019 301 1.1
Total 27,663 100.0
Source: American Community Survey (2015-2019).

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Substandard Structures
The City’s Code Enforcement program is reactive to complaints filed. No housing conditions survey was conducted for this Housing Element due to staffing constraints. However, City Code Enforcement Staff estimate that the extent of dilapidated structures and housing units in need of substantial rehabilitation remains relatively unchanged from 2000, the last time the City conducted a detailed housing conditions survey, with only a modest increase to approximately 65 from 50 structures in Redondo Beach noted as dilapidated and to approximately 165 from the 150 dwelling units reported to be in need of substantial rehabilitation.

The City’s Code Enforcement Staff estimates complaints concerning dilapidated structures and dwelling units in need of substantial rehabilitation are filed at a rate of approximated 1-3 per month. The City’s Code Enforcement Staff notes current trends concerning substandard housing conditions generally evolve from unpermitted conversions of portions of existing structures and older residential units with owners that have aged in place or where the original owners have deceased and left their properties to children or grandchildren and the residences are either vacant for extended periods or converted to rental properties with minimal maintenance.

In 1992, the Redondo Beach City Council also acted to endorse the approval of Mills Act contracts with owners of locally-designated historic properties. The Mills Act is a state tax incentive law that allows cities to enter into contracts with the owners of historic structures.

This contract provides a method of reducing property taxes in exchange for the continued preservation of the property. Property taxes recalculated using the special Mills Act assessment method can be reduced 50 percent or more.

5. Cost of Housing and Affordability
Housing affordability can be inferred by comparing the cost of renting or owning a home in Redondo Beach with the maximum affordable housing costs to households which earn different income levels. Taken together, this information can provide a picture of who can afford what size and type of housing as well as indicate the type of households that would likely experience overcrowding or overpayment.

Ownership Housing
In 2020, the median sales price for a single-family home in Redondo Beach was $1,160,000.

In 2021 this rose to $1,316,500, a 13.5 percent increase. While the median sales prices of homes in Redondo Beach were higher than that of neighboring Torrance, prices remained significantly lower than those in nearby Hermosa Beach, Manhattan Beach, and Rancho Palos Verdes. Overall, median sales prices for homes in the South Bay region were far higher than the median sales price for homes in Los Angeles County as a whole.

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Table H-26: Home Sale Activity by City
# of
Sales
2021 Median
Sales Price $
2020 Median
Sales Price $
%
Change
Redondo Beach 104 1,316,500 1,160,000 13.5
Torrance 156 946,000 756,000 25.1
Hermosa Beach 29 1,965,000 1,346,591 45.9
Manhattan Beach 47 2,795,000 2,349,500 19.0
Rancho Palos Verdes 57 1,420,000 1,265,000 12.3
Los Angeles County 7,974 750,000 640,000 17.2
Source: Core Logic, March 2021
Cost of Rental Housing
In May 2021, 30 units were listed for rent in the City of Redondo Beach. Rents for these housing units ranged from $1,495 (for a one-bedroom apartment) to $6,500 (for a fourbedroom rental). It should be noted that these rent ranges are based on the City’s vacant rental units only and not all rental units in general. This rent survey was an attempt to approximate the cost of rental housing in the City. Table H-27 shows the detailed breakdown of Redondo Beach rental units by number of bedrooms. The median rent levels in Redondo Beach ranged from $2,300 for a one-bedroom apartment to $5,300 for a housing unit with four or more bedrooms.

Table H-27: Median Rents in Redondo Beach (2021)
Bedroom Number Listed Median Rent Average Rent Rent Range Studio - - - -
1 9 $2,300 $2,202 $1,495 - $2,950
2 14 $2,223 $2,243 $1,800 - $2,935
3 4 $3,600 $3,572 $2,795 - $4,295
4+ 3 $5,300 $5,550 $4,850 - $6500
Total 30 $2,950 $3,392 $1,495 - $6,500
Source: Craigslist.com, Accessed (May 2021)
Housing Affordability
Table H-28 shows the annual income for extremely low, very low, low, and moderateincome households by the size of the household and the maximum affordable housing payments based on the federal standard of 30 percent of household income. From these income and housing cost limits, the maximum affordable home prices and rents are determined. These figures are estimates only and presented for the purpose of demonstrating the significant gaps between market rents/home prices and affordability levels. Based on the rents and home prices shown earlier, lower income households cannot afford housing in Redondo Beach. Moderate income households (with five or more members) at the high end of the income range may be able to afford small rental units in the City only.

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Table H-28: Housing Affordability Matrix (2020)
Household Annual
Income1
Affordable Costs
(All Costs)
Estimated Utility Allowance,
Taxes & Insurance2 Affordable
Rent
Affordable
Home Price
Utilities Taxes, Ins., HOA
(Ownership)
Extremely Low-Income (0-30% AMI)
1-Person $23,700 $593 $151 $207 $442 $61,790
2-Person $27,050 $676 $166 $237 $510 $72,096
3-Person $30,450 $761 $190 $266 $571 $80,244
4-Person $33,800 $845 $223 $296 $622 $86,069
5-Person $36,550 $914 $264 $320 $650 $86,953
Very Low Income (31-50% AMI)
1-Person $39,450 $986 $151 $345 $836 $129,241
2-Person $45,050 $1,126 $166 $394 $960 $149,182
3-Person $50,700 $1,268 $190 $444 $1,077 $166,966
4-Person $56,300 $1,408 $223 $493 $1,185 $182,427
5-Person $60,850 $1,521 $264 $532 $1,257 $191,020
Low Income (51-80% AMI)
1-Person $63,100 $1,578 $151 $552 $1,427 $230,524
2-Person $72,100 $1,803 $166 $631 $1,637 $265,026
3-Person $81,100 $2,028 $190 $710 $1,837 $297,157
4-Person $90,100 $2,253 $223 $788 $2,030 $327,179
5-Person $97,350 $2,434 $264 $852 $2,170 $347,334
Moderate Income (80-120% AMI)
1-Person $64,900 $1,623 $151 $568 $1,472 $238,233
2-Person $74,200 $1,855 $166 $649 $1,689 $274,020
3-Person $83,500 $2,088 $190 $731 $1,897 $307,435
4-Person $92,750 $2,319 $223 $812 $2,096 $338,527
5-Person $100,150 $2,504 $264 $876 $2,240 $359,325
Assumptions: 2020 income limits; 30% of household income spent on housing; LACDA utility allowance; 35% of monthly affordable cost for taxes and insurance; 10% down payment; and 3% interest rate for a 30-year fixed-rate mortgage loan.

Taxes and insurance apply to owner costs only; renters do not usually pay taxes or insurance.

Sources: California Department of Housing and Community Development 2020 Income Limits; Los Angeles County Development Authority (LACDA), 2020 Utility Allowance Schedule; Veronica Tam & Associates, 2020.

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6. Inventory of Affordable Housing
There are three publicly assisted affordable rental housing projects in Redondo Beach. These assisted developments serve the senior population with a total capacity of 333 units, of which 203 are deed restricted for lower income use. Table H-29 provides a summary of all the current and pending affordable housing projects in the City. In addition to these rental housing projects, the City has also created affordable ownership housing as part of its inclusionary housing requirement within the Coastal Zone.

Table H-29: Assisted Rental Housing Projects
Project Type Affordable
Units Total Units Program Year Built
Earliest
Conversion
Date
Casa de Los Amigos
123 S. Catalina Avenue
Senior
Apartments
Low (60% AMI):
133 Total: 136 LIHTC
PIS 2008
(Acquired/
Rehabbed)
2038
Seasons Senior Apartments
109 S. Francisca Ave.

Senior
Apartments Very Low: 30 Total: 150 Bond 1995 2025
Seaside Villa
319 N. Broadway
Redondo Beach, CA 90277
Senior
Apartments Very Low: 40 Total: 47 Section 8 1980 July 2024 Total Units 203 333
PIS = Placed in Service; LIHTC = Low Income Housing Tax Credits Sources: HUD Multifamily Assistance and Section 8 Contracts database, 2021; California Housing Partnership, 2021.

Assisted Housing Units at Risk
California Government Code Section 65583(a)(8) requires the Housing Element to include an analysis of existing assisted housing developments that are “at risk” (eligible to change from low-income housing to market-rate housing for the ten years from 2021-2031 due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use).

Assisted housing developments are defined as multi-family rental housing that receive government assistance under federal programs listed in Government Code Section 65863.10(a) (such as Section 8/HUD), state and local multifamily revenue bond programs, local redevelopment programs, the federal Community Planning and Development funds, or local in-lieu fees. Assisted housing also includes multifamily rental units developed pursuant to a local inclusionary housing program or used to qualify for a density bonus.

Of the assisted housing developments listed in Table H-29, two include units that are “at risk” of converting to market rents during 2021-2031. Seaside Villa is “at risk” due to the need to renew Section 8 contracts periodically and the owner may opt out of the program.

Seasons Senior Apartments was funded with a multi-family housing revenue bond and includes only 20 percent of the units as affordable. The affordability restriction for Seasons Senior Apartments is due to expire in 2025. A total of 70 units at these two projects are at risk of converting to market rate housing during this analysis period.

Cost Analysis
Preservation of the at-risk units can be achieved in several ways: 1) facilitate transfer of ownership of these projects to or purchase of similar units by nonprofit organizations; 2) City of Redondo Beach
2021-2029 Housing Element Page | 31
purchase of affordability covenant; and 3) provide rental assistance to tenants using funding sources other than Section 8.

Transfer of Ownership: Long-term affordability of the units at risk can be secured by transferring ownership of these projects to non-profit housing organizations. A search on LoopNet shows several rental properties for sale, averaging about $450,000 per unit. The atrisk units are smaller and older units and therefore likely to command lower market prices.

Nevertheless transferring ownership or purchasing replacement units would require significant resources.

Purchase of Affordability Covenant: Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the project as lowincome housing. Incentives could include writing down the interest rate on the remaining loan balance, and/or supplementing the Section 8 subsidy amount received to market levels.

The feasibility of this option depends on whether the property is highly leveraged. By providing lump sum financial incentives or ongoing subsidies in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable.

Rent Subsidy: Tenant-based rent subsidies could be used to preserve the affordability of housing. Similar to Section 8 vouchers, the City through a variety of potential funding sources could provide assistance to very low income households. The level of the subsidy required to preserve the at-risk affordable housing is estimated to equal the Fair Market Rent for a unit minus the housing cost affordable by a very low income household. Table H-30 shows the rent subsidies required for the both of the projects with at-risk units. As shown, subsidizing the very low income at-risk units would require approximately $541,800 annually, an average of $645 per unit per month.

Table H-30: Rent Subsidies Required
Unit
Size/Household
Size
Number
of Units
Fair Market
Rent1
Household
Annual Income
Affordable
Housing
Cost3
Monthly
per Unit
Subsidy4
Total Annual
Subsidy
Very Low Income (50% AMI)2
1 Bedroom/
2-person
household
70 $1,605 $45,050 $960 $645 $45,150
Source: Veronica Tam and Associates, 2021.

Notes:

1. Fair Market Rent (FMR) is determined by HUD. These calculations use the 2021 HUD FMR for the Los AngelesLong Beach-Glendale Metropolitan Area.

2. Rents are restricted to 50% AMI, which puts residents in the Very Low Income Category, set by the California Department of Housing and Community Development (HCD).

3. The affordable housing cost is calculated based on 30% of the AMI, minus utilities for rentals.

4. The monthly subsidy covers the gap between the FMR and the affordable housing cost Replacement Housing Cost: The cost of developing new housing depends on a variety of factors such as density, size of units, location and related land costs, and type of construction.

Assuming an average development cost of $500,000 per unit for multifamily rental housing, replacement of the 70 at-risk units would require approximately $35million.

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2021-2029 Housing Element Page | 32
Resources for Preservation of at-Risk Units
A variety of potential funding sources are available for the acquisition, replacement, or rent subsidies necessary for the preservation of at-risk units; however, due to the high costs of developing and preserving at-risk housing relative to the amount of available local funds, multi-layering of local and non-local sources may be required. A more thorough description of resources for the preservation of at-risk units is presented in the Housing Resources section.

7. Coastal Zone Housing
The Coastal Zone in Redondo Beach includes all land west of Pacific Coast Highway.

California Government Code Section 65588(c) requires each periodic revision of the Housing Element to include the following information relating to housing in the Coastal Zone: a) the number of new housing units approved for construction within the coastal zone since January 1, 1982; b) the number of housing units for persons and families of low or moderate income required to be provided in new housing developments either within the coastal zone or within three miles of the coastal zone as a replacement for the conversion or demolition of existing coastal units occupied by low or moderate income persons; c) the number of existing residential units occupied by persons and families of low or moderate income that have been authorized to be demolished or converted since January 1, 1982 in the coastal zone; and d) the number of residential units for persons and families of low or moderate income that have been required for replacement units.

Since January 1, 1982 a total of 860 new housing units have been constructed and 461 units have been demolished, for a net gain of 399 units (Table H-31). Since the last Housing Element revision (2013), there have been 98 units constructed and 96 units demolished for a net increase of two units. The new construction included mostly condominium developments. The majority of the units involved are not subject to the replacement requirements. The City requires affordable housing units in targeted revitalization zones, such as Ruxton Lane. A minimum of 10 percent of the units developed in the Coastal Zone must also be affordable, in accordance with the Mello Act.

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Table H-31: Coastal Zone Development (1982-2020)
Year
Units
Constructed
Units
Demolished Net Gain
1982-1992 484 205 279
1993-2002 163 84 79
2003-2012 115 76 39
2013 0 0 0
2014 32 43 -11
2015 17 11 6
2016 19 14 5
2017 9 7 2
2018 13 18 -5
2019 6 2 4
2020 2 1 1
Total 860 461 399
Source: City of Redondo Beach, 2021
City of Redondo Beach
2021-2029 Housing Element Page | 34

2.2.3 Constraints on Housing Production
Housing Element law requires an analysis of both governmental and nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels.

A. Governmental Constraints
Government housing regulations are necessary to ensure that housing is constructed and maintained in a safe manner, to assure that the density and design of housing is consistent with community standards, and to facilitate the provision of adequate infrastructure to support new housing. Nonetheless, government regulations (including local Measures DD and EE) can potentially have an inhibiting or constraining effect on housing development.

This can be particularly true for affordable housing, which must be developed in a costefficient manner.

The City of Redondo Beach has not adopted regulations that are specifically intended to control the rate or amount of housing development that may occur (i.e., growth control measures). On a comparative basis, City fees, procedures, and requirements related to housing development in Redondo Beach are comparable to other cities in the region and therefore are not excessive or highly restrictive. Redondo Beach residents, however, have become increasingly concerned over the impacts of new housing on neighborhood character, public services, and infrastructure. Consequently, land use controls related to housing and residential development have been strengthened over recent years.

The City complies with the Government Transparency bill. Planning and development regulations, including the General Plan, Zoning Ordinance, fee schedules, and other information that facilitates the development and improvement of properties in the City is available online.

1. Land Use Controls
The General Plan Land Use Element and Zoning Ordinance establish locations and allowable densities for housing development within the City. The General Plan policies aim to preserve existing single-family and low-density multiple-family neighborhoods while providing additional capacity for growth. The City’s General Plan land use policies help accomplish several objectives:
• Providing reasonable opportunities to accommodate new multiple-family housing; • Providing opportunities for new types of housing (such as in mixed use developments) to serve broader segments of the housing market; • Establishing selected areas for increased residential densities to enhance the affordability and range of housing opportunities available; and • Maintaining the basic character and scale of existing residential neighborhoods.

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2021-2029 Housing Element Page | 35
The City is currently updating its General Plan, including the Land Use Element. A Preferred Land Use Plan has been approved by the City Council in May 2021. This Housing Element is consistent with the Preferred Land Use Plan, anticipated to be adopted by November 2022. Table H-32 below provides a comparison between the current and proposed General Plan land use designations.

Table H-32: General Plan Land Use Designations – Current and Proposed Current General Plan Proposed General Plan
Single-Family Residential
R-1 8.8 du/ac 8.8 du/ac
R-1-A 17.5 du/ac 17.5 du/ac
Multi-Family Residential
R-2 14.6 du/ac 14.6 du/ac
R-3 17.5 du/ac 17.5 du/ac
RMD 23.3 du/ac 23.3 du/ac
RH 28.0 du/ac 30.0 du/ac
Mixed Use
Mixed Use Transit Center --- FAR 1.5
30 du/ac
MU-1 Commercial Only: 0.35 FAR
Mixed Use: FAR 1.5 up to 35 du/ac
MU-1
Commercial Only: 0.35-0.50 FAR
Mixed Use: FAR 1.5 up to 30 du/ac
(All density exceeding 0.70 must be
residential units)
MU-2 Commercial Only: 0.50 FAR
Mixed Use: FAR 1.5 up to 35 du/ac
MU-3 Commercial Only: 1.00 FAR
Mixed Use: FAR 1.5 up to 35 du/ac
MU-2
Commercial Only: 1.00 FAR
Mixed Use: FAR 1.5 up to 35 du/ac
(All density exceeding 0.70 must be
residential units)
Residential Overlay
North Tech District --- 60 du/ac
Kingsdale North --- 45 du/ac
South of Transit Center --- 45 du/ac
190th Street --- 45 du/ac
City of Redondo Beach
2021-2029 Housing Element Page | 36
Figure H-1: Recommended Land Use Plan
"'·--··--,
I
Manhattan
Beach
Hermosa Beach
Redondo Beach General Plan
I Hawthorne r··L. ) .
~..r··-··,J
Lawndale Unincorporated
Recommended Land Use Plan
(Reflecting City Council Motions 5/11/21; 5/18/21; 6/15/21) [_=1 Focus Area
1) Tech District
2) Artesia Boulevard
3) Aviation Boulevard
Proposed Land Uses
Single-Family Residential
4) Galleria District
51 PCH North
61 PCH Central
R-1: Single Family Residential (0-8.8 du/ac)
R-lA, Single Family Residential (0-17.5 du/ac)
71 PCH South
8) Torrance Boulevard
!SSS C-5, Commercial
Mixed-Use
MU-1: Mix.ed-Use
Multi-Family Residential (Approx. 600 Units) - MU-2, Mi,ed-Use R-2: Low Density Multi-Family Residential (0-14.6 du/ac) - MU-TC: Mixed-Use Transit Center R-3: Low Density Multi-Family Residential (0-17.5 du/ac) Industrial - RMD, Med. Density Mult1-Fami~ Residential (0-23.3 du/ac) 1-1 lndu~rial - RH, High Oensity Multi-Family Residential (0-30 dwacl 1-2 lndu~rial Commercial
- CN: Neighborhood Commercial
CC: Coastal Commercial
C-1: Commercial
C-2: Commercial
- C-3: Commercial
- C-4: Commercial
Proposed Residential Overlay Areas
-R: Residential Owrlay Area
Al North Tech Di&rict (60 du/ac)
Bl North Kingsdale (45 du/ac)
A' o 0.,250.25
- 1-3:lndustrial
- IF:lndustrialFlex.

Public/lnstitutional/Open Space
Pl, Public/Institutional
U, Public/Utility
- OS, Pa rks and Open Space
Cl South Transit Center (45 dwacl
DI 190th Street (45 du/ac)

0.5 0.75 1
Miles 6/30/2021
City of Redondo Beach
2021-2029 Housing Element Page | 37
Specific Plans
In addition to the General Plan designations described above, the City has adopted a specific plan that has a significant residential component.

Redondo Beach Harbor/Civic Center Specific Plan
The Harbor/Civic Center Specific Plan area includes approximately 355.4 acres of land (representing approximately nine percent of the City’s total land area). It is located in the northwest portion of South Redondo Beach, roughly bounded by Herondo Street (to the north), the rear of lots containing existing commercial uses fronting onto Pacific Coast Highway (to the east), Pearl Street (to the south), and the breakwater structure extending out into Santa Monica Bay and the Pacific Ocean to the west. The Specific Plan allows for residential densities of up to 17.5 units per acre in Zone 3 (an area bounded by Juanita, PCH, and Agate), and up to 28 units per acre in Zone 4 (an area bounded by PCH and Broadway to the north and south, and Vincent and Garnet to the west and east). Zone 4 of the Specific Plan area will be amended following the formal adoption of the preferred land use plan to reflect the increased residential density from 28 units per acre to 30 units per acre.

Density Bonus
The City’s density bonus ordinance was last updated in 2014. The City will amend the Zoning Ordinance to be consistent with the recent changes to the State Density Bonus law, including but not limited to:
• AB 1763 (Density Bonus for 100 Percent Affordable Housing) – Density bonus and increased incentives for 100 percent affordable housing projects for lower income households.
• SB 1227 (Density Bonus for Student Housing) - Density bonus for student housing development for students enrolled at a full-time college, and to establish prioritization for students experiencing homelessness.
• AB 2345 (Increase Maximum Allowable Density) - Revised the requirements for receiving concessions and incentives, and the maximum density bonus provided.

2. Residential Development Standards
Citywide, outside the specific plan areas, the City regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance. The following zoning districts allow residential uses:

R-1 and R-1A (single-family residential zones) – The purpose of these zones is to provide residential areas to be developed exclusively for single-family dwellings.

R-2, R-3 and R-3A (low density multiple-family residential zones) – The purpose of these zones is to provide opportunities for low density multi-family residential land use, including attached or detached units in condominiums, City of Redondo Beach
2021-2029 Housing Element Page | 38
duplexes, and apartments designed to convey the visual character of single family residential neighborhoods.

RMD (medium density multiple-family residential zone) – The purpose of this zone is to provide opportunities for medium density multi-family residential land use, including attached or detached units in condominiums, duplexes, and apartments, with standards appropriate for such development and designed to convey a distinctive residential neighborhood quality.

RH-1, RH-2, and RH-3 (high density multiple-family residential zones) – The purpose of these zones is to provide opportunities for higher density multifamily residential land use, including apartments and condominiums, with standards appropriate for such development and designed to convey a distinctive residential neighborhood quality.

MU-1, MU-2, and MU-3 (mixed-use zones) – The purpose of these zones is to encourage residential uses in conjunction with commercial activities in order to create an active street life, enhance the vitality of businesses, and reduce vehicular traffic.

The Zoning Ordinance also establishes development standards for housing, as summarized in Table H-33 and Table H-34. In general, these standards are not considered to be excessive.

The Zoning Ordinance includes specific development standards for condominiums, including standards for open space, noise and vibration transmission, storage, parking, and utility hook-ups. While these standards may affect development costs, they are considered necessary to assure certain quality standards for multiple-family for-purchase housing. The Zoning Ordinance will be updated to implement the new General Plan. This update will be completed within three years and 120 days from the October 15, 2021, statutory deadline of the Housing Element in order to meet the City’s obligations for accommodating additional housing in the community.

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Table H-33: Summary of Residential Development Standards R-1 (Single
Family)
R-1A (Single
Family)
R-2 (Low
Density
MultipleFamily)
R-3A
(Low Density
MultipleFamily)
RMD (Medium
Density
MultipleFamily)
RH1 (High
Density
MultipleFamily)
Density 8.8 du/acre 17.5 du/acre 14.6 du/acre 17.5 du/acre 23.3 du/acre 28 du/acre Front
setback
Average of
25% of depth
of lot, max.
25 ft., min. 20
ft.
25 ft. first
story, 20 ft.
second story
Average of 20
ft., min. 15 ft.

Average of 18
ft., min. 14 ft.

Average of 18
ft., min. 12 ft.

Average of 15
ft., min. 12 ft.

Side setback 5 ft. 3 ft. 5 ft. 5 ft. 5 ft. 5 ft.

Rear Setback
Average of
20% of depth
of lot, min. 15
ft.

Average of
16 ft., min. 10
ft.

Average of 15
ft., min. 10 ft.

Average of 15
ft., min. 10 ft.

Average of 15
ft., min. 10 ft.

Average of 15
ft., min. 10 ft.

Height 30 ft. 30 ft. 30 ft. 30 ft. 30 ft.
30 ft. (RH-1);
35 ft. (RH-2,
RH-3)
Stories 2 2 2 2 2
2 (RH-1);
3 (RH-2, RH3)
Outdoor
Living Space
Min. 800 sq.
ft.

Min. 400 sq.
ft.

Condos: 450
sq. ft. per
unit;
Other
multiplefamily: 400
sq. ft. per unit
350 sq. ft. per
unit
350 sq. ft. per
unit
200 sq. ft. per
unit
Parking 2 enclosed 2 enclosed 2 (both enclosed for condos; at least one enclosed for other multiplefamily) Visitor
parking -- --
Applicable to lots with at least 50 ft. of lot width:
2-3 units: 1 space; 4-6 units: 2 spaces; 7-10 units: 3 spaces; 11+ units: 1 space per each 3 units
Note:

1. Includes RH-1, RH-2, and RH-3
Source: Redondo Beach Municipal Code (2021).

To facilitate larger multi-family housing development (11+ units), the City has reduced its visitor parking requirement from one space per two units to one space per three units. The City also offers reduced parking standards for senior housing projects. Senior citizen housing developments are only required to provide a minimum of one covered space per onebedroom unit and one covered space plus 0.5 covered or uncovered spaces per two-bedroom unit. One visitor space for every five units is also required. Total parking requirements for a senior citizen housing development may be reduced by a maximum of 0.2 spaces per unit if the units are restricted for low or moderate income households. Additionally tandem parking configurations are permitted for senior housing projects which allows for greater design flexibility.

In 2011, the City amended the mixed use development standards to ensure adjacent residential uses are not adversely impacted by commercial development. These standards are intended to enhance community acceptance of mixed use development.

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Table H-34: Residential Development Standards in MU Zones MU-1 MU-2 MU-3 MU-3A/MU-3B/
MU-3C
Floor Area Ratio (FAR) 1.5 1.5 1.5 1.5
Density 35 du/ac 35 du/ac 35 du/ac 35 du/ac
Minimum Lot Size 15,000 sq. ft. 15,000 sq. ft. 15,000 sq. ft. 15,000 sq. ft.

Front setback 15 ft. 15 ft. 10 ft. 10 ft.3/3 ft.3
Side setback 10 ft. 10 ft. 10 ft.2 10 ft.2
Rear Setback 10 ft. 10 ft. 0 ft.2 0 ft.2
Height 38 ft.1 38 ft.1 38 ft.1 38 ft.1
Stories 3 3 3 2 (MU-3A);
3(MU-3B; MU-3C)
Outdoor Living Space 200 sq. ft. 200 sq. ft. 200 sq. ft. 200 sq. ft.

Parking 2 (both enclosed for condos; at least one enclosed for other multiple-family) Visitor parking4 2-3 units: 1 space; 4-6 units: 2 spaces; 7-10 units: 3 spaces; 11+ units: 1 space per each 3 units
Notes:

1. A maximum of 45 feet may be allowed on portions of the lot, subject to Planning Commission Design Review.

2. A setback of 20 feet is required when the lot line is contiguous to a residential zone.

3. When a lot is contiguous to a residentially zoned lot fronting the same street, the required set back will be the same as for the contiguous residential lot.

4. Additional visitor parking spaces may be required if determined to be necessary due to unique characteristics of the project and/or surrounding neighborhood.

Source: Redondo Beach Municipal Code (2021).

3. Building Codes
Building codes establish minimum standards for construction, which are essential for ensuring protection of the public health, safety and welfare. All building construction in Redondo Beach is subject to the requirements of Title 9 of the Redondo Beach Municipal Code. Under Title 9, the City adopted the California Building Code (2019) along with several local amendments. Local amendments to the California Building Code include:
• Annual Fire Alarm Maintenance, Inspection, and Testing; • Automatic Fire Sprinkler System required with equipped Weatherproof Horn/Strobe; • Roof Coverings (Fire Retardant Roof Coverings required); • Construction Noise (Construction restricted to daylight hours on weekdays and Saturdays);
• Stormwater and Urban Runoff Pollution Control; and
• Undergrounding of Utilities
Although compliance with the City’s building codes increases the cost of housing production and could therefore constrain the provision of new housing, these ordinances have been adopted by the City of Redondo Beach for health and fire safety reasons (undergrounding utilities, fire sprinkling), or were required by local conditions (fire-resistant roofing in areas of few fire stations) or federal mandates (flood hazards, NPDES).

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4. Provision for a Variety of Housing Types
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of types of housing for all income levels, including multiple-family rental housing, factory-built housing, mobile homes, emergency shelters, transitional housing, supportive housing, and farmworker housing. Table H-35 summarizes the City’s zoning provisions for various types of housing.

Table H-35: Provision for a Variety of Housing Types
R-1 (Single
Family)
R-1A
(Single
Family)
R-2 (Low
Density
MultipleFamily)
R-3 (Low
Density
MultipleFamily)
RMD
(Medium
Density
MultipleFamily)
RH1 (High
Density
MultipleFamily)
R-MHP
(Mobile
Home Park
Zone)
P-CF
(Community
Facility)
Single-Family P P P P P P -- --
Multi-Family
(2-3 units on a lot) -- -- P P P P -- --
Multi-Family
(4+ units on a lot) -- -- C C C C -- --
Condominiums
(2-3 units) -- -- A A A A -- --
Condominiums
(4+ units) -- -- C C C C -- --
Mobile Homes -- -- -- -- -- -- P --
Accessory Dwelling
Units/Junior ADUs P P P P P P -- --
Residential Care
Facilities, limited
(6 or fewer)

P P P P P P -- C
Residential Care
Facilities, general
(7 or more)
-- -- -- -- -- -- -- C
Senior Housing -- -- -- C C C --
P = Permitted; A = Administrative Design Review required; C = Conditionally Permitted; -- = Not Permitted Note:

1. RH-1, RH-2 and RH-3 included.

Source: Redondo Beach Municipal Code (2021).

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Table H-36: Permitted Uses in MU zones
MU-1 MU-2 MU-3 MU-3A/MU-3B/
MU-3C
Multi-Family Residential* C C C C
Condominiums C C C C
Family day care home, small P P P P
Family day care home, large P P P P
Residential care, limited P P P P
Senior Housing C C C C
* Allowed only as part of a mixed use development and residential units may only be located on the second floor and higher of structures with commercial uses on lower levels, except in the MU-2 zone, with the following exceptions:
• MU-1 zone: lots may be developed exclusively for residential use where the entirety of the block frontage is developed exclusively for residential use.
• MU-2 zone: lots may be developed exclusively for residential use. • MU-3A zone: residential dwelling units may be located on any floor in structures located behind street-facing commercial or mixed-use structures or above parking on the ground floor in structures located behind street-facing commercial or mixed-use structures.

Source: Redondo Beach Municipal Code (2021).

Single-Family
Single-family residences are permitted in all residential zones in the City except the Mobile Home Park and Mixed-Use zones.

Multiple-Family
Smaller multiple-family housing developments (two to three units per lot) are subject to administrative approvals, Administrative Design Review (ADR) and if proposed as a Condominium subdivision a Tentative Parcel Map, in all multi-family zones. The City has established a streamlined administrative process for these projects that eliminates the requirement for a hearing before the Planning Commission and grants the Community Development Director authority to approve these smaller projects. Multiple-family residential developments with four or more units on a single lot are conditionally permitted in all residential zones, and require the issuance of a Planning Commission Design Review (PCDR) entitlement, along with a CUP, and if proposed as a Condominium subdivision a Tentative Parcel/Tract Map. The PCDR and CUP for these projects is considered by the Planning Commission. The CUP, ADR, and PCDR findings for both small and larger multiple family projects are typical in their purview and seek to balance the need for housing with protections to ensure safety and general welfare of the planned new development with the existing surrounding neighborhood. Typical conditions include:

Plan Check:

1. The precise architectural treatment of the building exterior, roof, walks, walls, and driveways shall be subject to Planning Department approval prior to issuance of a building permit.

2. The applicant shall submit a landscape and sprinkler plan, including a clock-operated sprinkler control, for approval prior to issuance of building permits.

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3. If the selected design of the water and/or heating system permits, individual water shutoff valves shall be installed for each unit, subject to Planning Department approval.

4. The garage doors shall be equipped with remotely operated automatic door openers and maintain a minimum vertical clearance of 7-feet, 4-inches with the door in the open position.

5. No plastic drain pipes shall be utilized in common walls or ceilings.

6. Color and material samples shall be submitted for review and approval of the Planning Department prior to the issuance of Building Permits.

7. An acoustical analysis is required at time of plan check submittal showing that the proposed design will limit external noise (site is located where the Ldn or CNEL exceeds 60 db).

8. Survey, soil report, structural calculations, and energy report will be required at the time of plan check submittal.

9. The applicants and/or their successors shall maintain the subject property in a clean, safe, and attractive state until construction commences.

Construction:

10. The applicant shall provide on-site erosion protection for the storm drainage system during construction, to the satisfaction of the Engineering Department.

11. Barriers shall be erected to protect the public where streets and/or sidewalks are damaged or removed.

12. The Planning Department shall be authorized to approve minor changes.

13. A new 6-foot decorative masonry wall or a six-foot high mixed construction wall shall be constructed on all common property lines with adjacent properties, exclusive of the front setback. Mixed construction walls shall consist of a masonry base and masonry pilasters, which shall be composed of at least 30 percent masonry and 70 percent wood.

Projects may only utilize existing property line walls when the walls are 6-foot masonry or mixed construction, exclusive of the front setback.

14. The applicant shall finish all new property line walls equally on both sides wherever possible. Projects utilizing existing property line walls shall restore the walls to an “as new condition,” on both sides, subject to Planning Department approval.

15. The site shall be fully fenced prior to the start of construction.

16. All on-site litter and debris shall be collected daily.

17. Construction work shall occur only between the hours of 7 a.m. and 6 p.m. on Monday through Friday, between 9 a.m. and 5 p.m. on Saturday, with no work occurring on Sunday and holidays.

18. Material storage on public streets shall not exceed 48-hours per load.

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19. The project developer and/or general contractor shall be responsible for counseling and supervising all subcontractors and workers to ensure that neighbors are not subjected to excessive noise, disorderly behavior, or abusive language.

20. Streets and sidewalks adjacent to job sites shall be clean and free of debris.

Final Inspection:

21. The landscaping and sprinklers shall be installed per the approved plan, prior to final inspection.

22. Fire protection system shall be equipped with an alarm initiating device and an outside horn/strobe located at the front of the building and/or as near as possible to the front.

Horn/strobe shall not be obstructed from front of residence view by down spouts, gutters, trim or mullions, etc.

23. The sidewalk, curb, and gutter shall be replaced, as necessary, to the satisfaction of the Engineering Department.

24. The Vesting Parcel Map shall be recorded within 36-months of the effective date of this approval, unless an extension granted pursuant to law. If said map is not recorded within said 36-month period, or any extension thereof, the map shall be null, void, and of no force and effect.

25. The developer shall plant a minimum 36-inch box tree within the front-yard of the project, subject to Planning Department approval (not a palm tree).

26. Any future exterior or interior alterations shall require the approval of the Home Owner’s Association and the Planning Department.

The City has rarely, if ever, rejected a CUP application for a multiple family development and therefore does not consider the CUP requirement a constraint for development. The CUP, in combination with the PCDR entitlement requirement and Tentative Parcel/Tract Map, adds a public hearing to the review/approval process for larger projects. However, overall project approval can occur within two to three months (see Table H-39: Processing Times presented later). This timeframe does not have a significant cost impact on the overall development. Additionally, the City allows for concurrent processing of the building permit plan check during the entitlement review process under certain circumstances.

Condominiums
Pursuant to the City’s Subdivision Ordinance, the City treats residential condominiums differently from other multiple-family housing (such as apartments) because of the unique nature of condominium ownership and State Subdivision Map Act requirements. Other than the City’s and State’s subdivision requirements, condominiums are processed in the same manner as other multi-family residential developments (apartments). Condominium projects with four or more units are also subject to a Planning Commission Design Review. Most recent multi-family residential developments in the City have been primarily condominiums.

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2021-2029 Housing Element Page | 45
Mobile Homes
Mobile home parks are permitted in the City’s Mobile Home Park zone. The Zoning Ordinance requires a minimum of 2,100 square feet of lot area for each mobile home.

Pursuant to State law, manufactured homes that meet State standards and are installed on a permanent foundation are permitted where single-family homes are permitted.

Manufactured/Factory-Built Homes
Consistent with State law, factory-built, modular housing units constructed in compliance with the California Code of Regulations (CCR) Title 25 placed on a permanent foundation are considered a single-family residential use and are permitted in the same manner and where single-family homes are permitted.

Accessory Dwelling Units/Junior Accessory Dwelling Units The ordinance for Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) for single-family and multi-family residential zones was effective February 2021.

ADU/JADU are allowed in areas zoned to allow single-family or multi-family dwelling residential use. This can include mixed-use zones, so long as there is existing residential on that property. Specific standards established include:
• ADUs and JADUs are allowed in lots zoned to allow single-family or multi-family dwelling residential units.
• A minimum unit size of 150 square feet and maximum unit size of 500 square feet for a Junior ADU.
• The maximum size of the living area of an ADU is 850 square feet for a studio or one-bedroom, or 1,000 square feet for an ADU with more than one bedroom. • A height limit of one story or 16 feet.
• The accessory dwelling unit shall use similar exterior siding materials, colors, window types, door and window trims, roofing materials, and roof pitch as the primary dwelling. • In single-family residential zones, one off-street parking space is required for an ADU in addition to the space required for a single-family primary dwelling. • No off-street parking is required if the ADU is a half-mile from a transit stop, or a block from car-share, or if on-street parking permits.

Farmworker and Employee Housing
Redondo Beach is a highly urbanized community and its Zoning Ordinance or General Plan does not designate land for agricultural purposes. Given that there is no farmworker population in Redondo Beach, no policies or programs are needed to address farmworker housing.

Any employee housing providing accommodations for six or fewer employees shall be deemed a single-family structure within a residential land use designation, according to the City of Redondo Beach
2021-2029 Housing Element Page | 46
Employee Housing Act. Employee housing for six or fewer persons is permitted wherever a single-family residence is permitted. To comply with State law no conditional use permit or variance will be required. The City will amend the Zoning Ordinance to address the provision of employee housing.

Housing for Persons with Disabilities
The City conducted an analysis of the zoning ordinance, permitting procedures, development standards, and building codes to identify potential constraints for housing for persons with disabilities. The City’s policies and regulations regarding housing for persons with disabilities are described below.

Definition of Family
A community’s Zoning Ordinance can potentially restrict access to housing for households failing to qualify as a “family” by the definition specified in the Zoning Ordinance.

California court cases have ruled that a definition of “family” that: 1) limits the number of persons in a family; 2) specifies how members of the family are related (i.e. by blood, marriage or adoption, etc.), or 3) a group of not more than a certain number of unrelated persons as a single housekeeping unit, is invalid. Court rulings state that defining a family does not serve any legitimate or useful objective or purpose recognized under the zoning and land planning powers of the jurisdiction, and therefore violates rights of privacy under the California Constitution.

The Redondo Beach Zoning Ordinance defines a family as “an individual or two (2) or more persons related by blood, marriage, or adoption, or a group of not more than five (5) persons, excluding servants, who need not be related by blood, marriage, or adoption, living together in dwelling unit, but not including limited residential care facilities.” This definition exceeds the zoning power of a local jurisdiction. The City will amend its Zoning Ordinance to adopt an inclusive definition.

Zoning and Land Use
Under the State Lanterman Developmental Disabilities Services Act (aka Lanterman Act), small community care facilities for six or fewer persons must be treated as regular residential uses and permitted by right in all residential districts. Redondo Beach is compliant with the Lanterman Act. The Zoning Ordinance defines a Residential Care Facility as one that provides 24-hour non-medical care for persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes: board and care homes, children’s homes, congregate living health facilities, alcoholism or drug abuse recovery treatment facilities, and similar facilities. The City does not regulate residential care homes (for six or fewer persons) and these facilities are permitted in all residential zones, except the Mobile Home Park zone. The City’s Zoning Ordinance has no spacing requirement for residential care facilities. Residential care homes for more than six persons are not addressed in the City’s Zoning Ordinance. Residential care facilities for more than six persons are conditionally permitted in the Community Facility zone.

City of Redondo Beach
2021-2029 Housing Element Page | 47
According to the State Department of Social Services, a total of ten community care facilities are located in Redondo Beach, most of which are small residential care facilities that serve six or fewer persons. These include:
• Four Adult Day Care facilities – 133 persons
• Three Adult Residential Care Facilities – 108 beds
• Six Assisted Living Facilities for the Elderly – 282 beds The Land Use Element and Zoning Ordinance provide for the development of multiplefamily housing in the R-2, R-3, RMD, and RH zoning districts. Regular multiple-family housing for persons with special needs, such as apartments for seniors and the disabled, are considered regular residential uses permitted by right in these zones. The City also has a PCF community facility zone which allows residential care facilities through a conditional use permit.

Building Codes
Government Code Section 12955.1 requires that 10 percent of the total dwelling units in multi-family developments are subject to the following building standards for persons with disabilities:

• The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests.
• At least one powder room or bathroom shall be located on the primary entry level served by an accessible route.
• All rooms or spaces located on the primary entry level shall be served by an accessible route. Rooms and spaces located on the primary entry level and subject to this chapter may include but are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms, or hallways.
• Common use areas shall be accessible.
• If common tenant parking is provided, accessible parking spaces are required.

No unique Building Code restrictions are in place that would constrain the development of housing for persons with disabilities. Compliance with provisions of the City’s Municipal Code, California Code of Regulations, California Building Standards Code, and federal Americans with Disabilities Act (ADA) is assessed and enforced by the Building Department as a part of the building permit review and issuance process.

Reasonable Accommodation
Both the federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e. modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling.

Circumstances may arise when it would be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or another standard of the Zoning City of Redondo Beach
2021-2029 Housing Element Page | 48
Ordinance to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances, and must be decided on a case-by-case basis. The City of Redondo Beach does not currently have a formal ministerial process for persons with disabilities to seek relief from the strict or literal application of development standards to enable them to enjoy their dwellings like other residents in the City.

Conclusion
The City is updating the General Plan, which will be followed with a Zoning Ordinance update. As part of that update, the City will devise a formal process for providing reasonable accommodation to persons with disabilities. The process will be available to a person, a business, or organization making a written request for reasonable accommodation in the application of land use or zoning provisions in order to facilitate the development of housing for persons with disabilities. The request will be reviewed and determined by the Community Development Director or his designee.

Senior Housing
Housing for seniors is conditionally permitted in the R-3A, RMD, and RH multiple-family residential zones, in P-CF community facility as well as in all mixed use and commercial zones. The City’s Zoning Ordinance identifies certain location requirements for the placement of senior housing, which include requiring housing for seniors to be within walking distance of a wide range of commercial retail, professional, social and community services, as well as bus and transit stops. Senior housing projects are permitted to exceed the density, floor area and height requirements of the underlying zone. Age verification of tenants is required annually. The City requires all owners of rental housing for senior citizens to submit an updated list of all project tenants and their age to the Community Development Director every December.

Emergency Shelters
State law requires that local jurisdictions strengthen provisions for addressing the housing needs of the homeless, including the identification of a zone or zones where emergency shelters are allowed through a ministerial process. Section 50801(e) of the California Health and Safety Code defines emergency shelters as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or fewer by a homeless person.

According to the 2020 Point-in-Time Homeless Count by the Los Angeles Homeless Services Authority (LAHSA), 173 unsheltered homeless are located in Redondo Beach. In September 2020, the Redondo Beach Council voted to move forward with a plan to provide temporary homeless shelters on the lot where the City’s Transit Center is being constructed in the northern part of the City. The shelter operations were jointly funded by the City of Redondo Beach and the County using CDBG funds. On June 8, 2021, the City Council approved an amendment to the funding agreement with the County to continue to provide the 15 “pallet shelters” (temporary homeless shelters) at the 1521 Kingsdale site with the potential to increase the number of pallet shelters in the future. Each pallet shelter structure can accommodate two persons, for a total capacity of 30 persons. Therefore, the City’s unsheltered homeless count should be reduced to 143 persons.

City of Redondo Beach
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The City amended the Zoning Ordinance in 2017 to permit emergency shelters with approval of a ministerial permit in the I-1B zone and subject to a coastal development permit in the I2A zone. The ordinance allows emergency shelters for the homeless as a permitted use in the I-IB zone and in the I-2A coastal zone (only I-2A in the Coastal Land Use Plan Implementing Ordinance), which are intended for a broad range of light industrial uses.

There are currently nine properties zoned I-1B and four properties zone I-2A coastal zone, totaling 18.6 acres. Specifically, one parcel (approximately one acre) in the I-IB zone is occupied by an underutilized warehousing facility. Four parcels in the I-2A coastal zone are vacant (2.6 acres), previously used as a “dirt yard.” Properties in these zoning districts are located along major transportation routes and with easy access to services and community facilities. Development standards are consistent with other uses in the same zone, with similar or lower parking requirements for emergency shelters at one space per 250 space feet.

A 300-foot separation from another shelter facility is required.

However, AB 139 states that local governments may include parking requirements for emergency shelters specifying that adequate parking must be provided for shelter staff, but overall parking requirements for shelters may not exceed the requirements for residential and commercial uses in the same zone. The City will amend the Zoning Ordinance to comply with AB 139.

Furthermore, the recently passed AB 101 requires cities to allow a Low Barrier Navigation Center (LBNC) development by right in areas zoned for mixed uses and nonresidential zones permitting multi-family uses if it meets specified requirements. A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier Navigation Centers may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions. The Zoning Ordinance will be amended to address the provisions of Low Barrier Navigation Center.

Transitional Housing
Transitional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Transitional housing can take several forms, including group quarters with beds, single-family homes, and multiple-family apartments and typically offers case management and support services to return people to independent living (usually between six and 24 months).

Pursuant to SB 2 and SB 745, transitional housing constitutes a residential use and therefore local governments cannot treat it differently from other types of residential uses (e.g., requiring a use permit when other residential uses of similar function do not require a use permit). The City of Redondo Beach is updating the General Plan, which will be followed with a Zoning Ordinance update. As part of that update, the City will amend the Zoning Ordinance to define transitional housing pursuant to California Government Code Section City of Redondo Beach
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65582(h) and to permit transitional housing in all zones where residential uses are permitted, subject to the same development standards and permitting processes as the same type of housing in the same zone.

Supportive Housing
Pursuant to SB 2, supportive housing constitutes a residential use and therefore local governments cannot treat it differently from other types of residential uses (e.g., requiring a use permit when other residential uses of similar function do not require a use permit). The City of Redondo Beach is updating the General Plan, which will be followed with a Zoning Ordinance update. As part of that update, the City will amend the Zoning Ordinance to define supportive housing pursuant to California Government Code Sections 65582(f) and (g), and to permit supportive housing in all zones where residential uses are permitted, subject to the same development standards and permitting processes as the same type of housing in the same zone.

Furthermore, the recently passed AB 2162 further requires supportive housing projects of 50 units or fewer to be permitted by right in zones where multi-family and mixed-use developments are permitted, when the development meets certain conditions. The bill also prohibits minimum parking requirements for supportive housing within ½ mile of a public transit stop. This Housing Element includes a program to amend the Zoning Ordinance to comply with AB 2162.

Single-Room Occupancy Units
Single-Room Occupancy (SRO) units are one of the most traditional forms of affordable private housing for lower income individuals, including seniors, persons with disabilities, and single workers. An SRO unit is usually small, between 80 and 250 square feet. These units provide a valuable source of affordable housing and can serve as an entry point into the housing market for formerly homeless people. Currently, the Redondo Beach Zoning Ordinance does not contain specific provisions for SRO units. The Zoning Ordinance will be amended to specifically address the provision of SRO units as a conditionally permitted use in the C-4 zone outside the Coastal Zone. The amendment will be completed as part of the Zoning Ordinance update to implement the General Plan update.

5. Site Improvements
The State Subdivision Map Act and Title 10 of the Redondo Beach Municipal Code authorize the City to require public improvements for new development. These improvements typically include street and park dedications, curbs, gutters, sidewalks, and drainage improvements. The requirement that developers provide public improvements may affect the cost of the housing produced. These requirements, however, are justified since they serve to mitigate the infrastructure and public service impacts generated by new housing.

In Redondo Beach, almost all housing developments involve the recycling of sites where such improvements are already in place. Repairs or replacement of existing improvements City of Redondo Beach
2021-2029 Housing Element Page | 51
might be occasionally required. Consequently, improvement requirements do not normally pose a significant constraint.

For projects involving dedicated lower and moderate income housing, certain site improvement requirements may be waived or reduced if necessary to ensure the economic feasibility of the project. For example, the City waived certain requirements for the Heritage Pointe senior apartment project, and provided some of the necessary infrastructure improvements itself.

6. Fees and Other Exactions
Planning and development fees charged by local governments contribute to the cost of housing. Redondo Beach charges a variety of planning and development fees to offset the costs associated with permit processing and the provision of infrastructure and facilities. The City’s planning fees presented in Table H-37 are overall lower than those charged by surrounding cities while building permit and plan check fees are similar to those of surrounding cities (Table H-38).

Many cities charge development impact fees to cover the cost of added services required by new residential development. City of Redondo Beach impact fees include: a park and recreation fee ($400/unit), a school fee ($3.48 per square-foot of living area), a wastewater capital fee ($2,020 for single-family and $1,415 for multiple-family for new construction only) and a storm drain fee (which varies depending on zone and lot size, ranging from $200 per unit in RH to $640 per unit in R1 zone).

Quimby fees apply to projects requiring the approval of a tentative or parcel subdivision map. In August 2017, the City increased the Quimby fee cap from $7,500 to $25,000 per new residential unit. The cap is the maximum fee that can be charged, not necessarily the actual fee. The fee to be paid by developers is the lesser of the fee cap or a fee determined by formula incorporating the average fair market value of the amount of land that would otherwise be required for dedication. The latter formula is informed by applying the City’s parkland standard of three acres of parkland per 1,000 population in calculating its Quimby fee. As Quimby is applied only to projects that require subdivision, it does not impact the development of multi-family rental housing. Furthermore, the fee is waived for below market (affordable) housing development.

Overall, development fees in the City have not increased significantly in the last few years.

For a typical single-family project, a developer can expect to pay about $15,000 per unit in total fees (excluding Quimby fees). A multiple-family project will cost a developer approximately $18,000 per unit in fees (excluding Quimby fees). In order to mitigate the impact of fees on the feasibility of affordable housing development, the City will consider waiving or reducing development impact fees for projects with lower and moderate income units.

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Table H-37: Planning-Related Fees for Residential Development (FY 2021-2022) Application Fee $
Variance $3,060.00
Zoning Map Amendment
Property outside City’s Coastal Zone
Property within City’s Coastal Zone
$5,245.00
$7,655.00
Planning Commission Design Review
Fee waived when in conjunction with an application for a Conditional Use Permit for a Condominium or Multiple-Family Residential Project
Multiple-Family Residential $3,060.00
Planned Development Review
In conjunction with overlay zone
In conjunction with overlay zone within City’s Coastal Zone Addition/Substantial Alteration to existing development $5,245.00
$7,655.00
$1,530.00
Administrative Design Review
2-3 Multiple-Family Residential & Condominium Projects
Single-Family
$2,082.00 Plus $625.00 Per Unit
No Fee
Conditional Use Permit
All (except Multiple-Family)
Multiple-Family (4+ units) & Condo
Conditional Use Permit
$3,055.00
$3,055.00 Plus $1,280.00 Per Unit
Modification $875
Subdivisions
Parcel Map
Tract Map
Lot Line Adjustment
$1,530.00
$2,370.00
$1,530.00
Environmental Review Fees
Initial Study and Negative Declaration
Initial Study and Mitigated Negative Declaration
Environmental Impact Report (EIR)
Supplemental Fee (for analysis of EIR)
Contract Administration for EIR
$1,970.00 Plus Contract Cost
$2,190.00 Plus Contract Cost
Actual Cost
$1,750.00
Actual Cost
Plan Check Fees
New Development
Additions to Existing Development
50% of Building Permit Fee
50% of Building Permit Fee
Coastal Development Permit
Public Hearing Waiver
Public Hearing
$325
$1,530
Development Agreement Actual Cost
Source: City of Redondo Beach Planning Department, 2021 Table H-38: Comparison of Residential Development Fees (2020-2021) Fee Redondo Beach Manhattan Beach Hermosa Beach Torrance Conditional Use Permit $3,055 $8,393 $5,070 $5,157- $14,236 Variance $3,060 $8,421 $3,907 $10,992
Zoning Map Amendment $5,245-$7,655 $20,000* $4,226 $10,411 Tract Map or Parcel Map $1,530-$2,370 $1,301-$4,074 $4,879 $7,408 * Indicates deposit amount.

Source: City of Redondo Beach (2021), City of Manhattan Beach (2020), City of Hermosa Beach (2020), and City of Torrance (2019).

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7. Processing and Permit Procedures
Permit Processing
Certainty and consistency in permit processing procedures and reasonable processing times are important to ensure that the City’s development process does not discourage housing developers or add costs that would make a project economically infeasible. The City is committed to maintaining comparatively short processing times. Total processing times vary by project, but most residential projects are approved in two to four months. Table H-39 provides a detailed summary of the typical processing procedures and timelines of various types of projects in the City.

Table H-39: Processing Times
Project Type Reviewing Body Public Hearing
Required
Appeal Body
(if any)
Estimated Total
Processing Time
Single-Family
Subdivision
Community
Development
Department
Yes-Planning
Commission City Council 2-3 months
Multiple-Family (2-3
units)
Community
Development
Department
Not Required Planning
Commission Less than 2 months
Multiple-Family (4+
units
Community
Development
Department
Yes-Planning
Commission City Council 2-3 months
Multiple-Family (with
subdivisions)
Community
Development
Department
Yes-Planning
Commission City Council 2-3 months
Mixed Use
Community
Development
Department
Yes-Planning
Commission City Council 2-3 months
Building and planning permits involve plan checking for building, electrical and plumbing code compliance, and zoning compliance. Single-family developments and multiple-family developments (apartments and condominiums) with two or three units are subject to administrative design review (staff level). Multiple-family with four or more units require discretionary entitlement(s) that are subject to approval by the Planning Commission at a public hearing and are also subject to environmental review pursuant to the California Environmental Quality Act (CEQA).

Development within the coastal zone is required to obtain approval of a coastal development permit. The City’s Local Coastal Program has been certified by the Coastal Commission. For most of the Coastal Zone, except State Tidelands including all areas zoned for residential development, the City has the authority to issue Coastal Development Permits for new residential development. However, some projects may still be appealed to the Coastal Commission, which could increase processing time by several months (the appealable area of the coastal zone includes up to the first public street parallel to the water or properties within 300 feet of the beach, whichever is greater). The City’s Local Coastal Program is fully certified by the Coastal Commission.

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The City provides summary handouts explaining development review and permitting procedures and is committed to maintaining reasonable processing times. The processing time for the most common residential development applications are summarized in Table H40. These applications are often processed concurrently. Depending on the level of environmental review required, the processing time for a project may be lengthened. Given the relatively short time periods required for processing residential development applications in Redondo Beach, the City’s permit processing procedures are not a significant constraint on residential development.

Table H-40: Permit Processing Time
Application Estimated Processing Time
Variance 1-3 months
Conditional Use Permit 1-3 months
Parcel Map or Tract Map 2-3 months
Zoning Map Amendment 4-6 months
General Plan Amendment 4-6 months
Plan Check (Community Development
Department) 3-4 weeks
Building Permit 4-6 weeks
Source: City of Redondo Beach Planning Department, 2017.

Design Review
An administrative design review is conducted by the Community Development Director to review minor development projects that otherwise meet current zoning regulations. Projects that require an administrative design review include: all new single-family residences, new developments containing two or three units, additions to existing single-family residences, additions to developments containing two or three units, additions of less than 1,000 square feet to multiple-family residential developments containing four or more units, and the addition of a second unit. During the administrative design review, the following criteria are considered: traffic congestion or impairment of traffic visibility, pedestrian safety and welfare, overall design compatibility with the community and surrounding neighborhood, the impact on surrounding properties and the public health, safety and general welfare, and architectural style and design. Typically, an administrative design review can be completed within two to three weeks upon receipt of a completed application.

Design review by the Planning Commission is required to ensure compatibility, originality, variety, and innovation in the architecture, design, landscaping, and site planning of developments in the community. The Planning Commission reviews projects in order to protect property values, prevent the blight and deterioration of neighborhoods, promote sound land use, encourage design excellence, and protect the overall health, safety, and welfare of the City. Projects that require a Planning Commission design review include: new mixed use development, new multiple-family developments of four or more units, and additions of 1,000 square feet or more to multiple-family developments of four or more units.

The following criteria are considered during the Planning Commission design review process: user impact and needs; the project’s relationship to surrounding physical features; City of Redondo Beach
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consistency of architectural style; balance and integration with the neighborhood, building design, signs; and consistency with residential design guidelines. Typically, design review by the Planning Commission can be held concurrently with other reviews (such as the CUP review) and can be completed within six to eight weeks upon receipt of a completed application. The City’s Residential Design Guidelines are online. The City will be updating its 2003 Residential Design Guidelines to comply with SB 330 requirements on objective design standards.

Conditional Use Permit
The purpose of a Conditional Use Permit (CUP) is to allow review of certain uses possessing unique characteristics to ensure that the establishment or alteration of these uses will not adversely affect surrounding uses and properties or disrupt the orderly development of the community. In reviewing an application for a CUP, the following criteria are considered by the Planning Commission: the size and shape of the site; traffic impacts; effects on neighboring properties; and effects on public health, safety, and general welfare. CUP and design review are conducted concurrently. The CUP review focuses on compatibility, health and safety issues, whereas design review focuses on design elements. Because the CUP process can potentially add an element of uncertainty to the review process, the City will address the CUP requirement as a potential constraint to multi-family housing development.

It is important to note that the City has never denied any application for development based on the proposed use. In addition, approval of a CUP runs with the attached property and does not need to be renewed periodically. The City’s CUP review is primarily focused on design and site plan considerations. Furthermore, the CUP is processed concurrently with other reviews so no additional time is required.

Measure DD
On November 4, 2008, Redondo Beach residents passed Ballot Measure DD that applies to major changes in allowable land use. “Major change in allowable land use” is defined as any proposed amendment, change, or replacement of the General Plan (including its local coastal element of the City’s zoning ordinance or of the zoning ordinance for the coastal zone), meeting any one or more of the following conditions requires a public vote:
• The conversion of public land to private use;
• The re-zoning of nonresidential land for housing or mixed-use projects with more than 8.8 units per acre; and
• Changes that significantly increase traffic, density or intensity (i.e. zoning changes that add more than 25 homes, 40,000 square feet of commercial space and/or yielding more than 150 peak hour car trips).

If a project is developed under existing zoning were to trigger 150 peak hour trips or unacceptably reduce the level of service at any critical intersection, then traffic related improvements would be required in order to be consistent with Goals and Policies within the City’s Circulation Element of its General Plan. A project triggering traffic impacts requiring improvements is not subject to Measure DD and does not require a public vote.

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For the 2021-2029 Housing Element, the City relies on the capacity created by new land use designations as part of the General Plan Update to accommodate the City’s Regional Housing Needs Allocation (RHNA) (discussed in detail in the next section). The new General Plan will trigger Measure DD and is scheduled to be placed on the ballot in November 2022.

The City has conducted extensive community outreach for the General Plan update, including 22 GPAC meetings. The City will continue to conduct outreach and education regarding the importance of the update and compliance with State law.

B. Non-Governmental Constraints
Non-governmental constraints on housing production include high cost of land, cost of construction, and financing. These costs are determined primarily by market conditions over which local governments have little control. Governments may lessen the impacts of these market conditions through direct public subsidies of housing development such as land writedowns and interest subsidies.

1. Construction Costs
One indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish and normal site preparation.

The data are national and do not take into account regional differences, nor include the price of the land upon which the building is built. In 2020, according to the latest Building Valuation Data release, the national average for development costs per square foot for apartments and single-family homes in 2020 are as follows:
• Type I or II, R-2 Residential Multifamily: $148.82 to $168.94 per sq. ft. • Type V Wood Frame, R-2 Residential Multifamily: $113.38 to $118.57 per sq. ft. • Type V Wood Frame, R-3 Residential One and Two Family Dwelling: $123.68 to $131.34 per sq. ft.
• R-4 Residential Care/Assisted Living Facilities generally range between $143.75 to $199.81 per sq. ft.

In general, construction costs can be lowered by increasing the number of units in a development, until the scale of the project requires a different construction type that commands a higher per square foot cost. These costs are exclusive of the costs of land and soft costs, such as entitlements, financing, etc. The City's ability to mitigate high construction costs is limited without direct subsidies. Another factor related to construction cost is development density. For multiple-family attached units, construction costs are slightly lower as developers can usually benefit from economies of scale with discounts for materials and diffusion of equipment mobilization costs. Construction costs are relatively consistent throughout Los City of Redondo Beach
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Angeles County, and therefore high construction costs are a regional constraint on housing development rather than a local constraint.

2. Land Costs
In coastal areas such as Redondo Beach, the single largest constraint to new affordable housing is the price of land. The diminishing supply of land available for residential construction combined with a fairly steady demand for housing has served to keep the cost of land high. High and rapidly increasing land costs have resulted in home builders developing increasingly expensive homes in order to capture profits. The City’s supply of vacant residential land is extremely limited. A survey of listings on Realtor.com in May 2021 found only one vacant parcel in Redondo Beach, priced at approximately $12.7 million per acre.

3. Availability of Mortgage and Rehabilitation Financing The availability of financing affects a person’s ability to purchase or improve a home.

Interest rates are determined by national policies and economic conditions, and there is little that local government can do to affect these rates.

Home Purchase and Home Improvement Financing
Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants.

As shown in Table H-41, according to the latest available HMDA data, a total of 2,757 households applied for loans, either conventional or government-backed, to purchase homes in Redondo Beach in 2017. Approval rates were slightly higher for government backed home purchase loans with 85.7 percent of government-backed and 72.6 percent of conventional loan applications approved. The approval rate for home improvement loans was 57 percent. Given the high rates of approval for home purchase loans, financing was generally available to Redondo Beach residents. In comparison, the availability of home improvement financing is more limited.

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Table H-41: Disposition of Home Purchase and Improvement Loan Applications (2017) Loan Type Total
Applications
Percent
Approved Percent Denied Percent Other
Government Backed Purchase Loans 14 85.7% 0% 14.3%
Conventional Purchase Loans 1,031 72.6% 8.6% 18.8%
Refinance 1,512 58.4% 16.0% 25.6%
Home Improvement Loans 200 57.0% 16.5% 26.5%
Total 2,757 63.8% 13.2% 23.0%
Notes:

1. FFIEC changed the format of reporting in 2018 and due to delays in data reformatting, post-2017 data is not yet available by jurisdiction.

2. Percent Approved includes loans approved by the lenders whether or not accepted by the applicant.

3. Percent Other includes loan applications that were either withdrawn or closed for incompleteness.

Source: Federal Financial Institutions Examination Council, CLC Compliance Technologies, data accessed in 2020

4. Timing and Density
In Redondo Beach, development projects typically maximize the allowable density. It is common that development projects yield over 90 percent of the allowable density given the high cost of land and limited developable land remaining in the community.

Non-governmental market constraints can also include timing between project approval and requests for building permits. In most cases, this may be due to developers’ inability to secure financing for construction. In Redondo Beach, the average time between project approval and request for building permit is typically three to four months for infill projects, six months to one year for larger development projects.

5. Environmental Constraints
Geologic and Seismic Hazards
The City of Redondo Beach is situated within the western edge of the Los Angeles Basin, near the boundary of the Southern California Continental Borderland Geomorphic Province.

The Los Angeles Basin is underlain by both marine and non-marine accumulations of gravel, sand, silt, and clay, that were deposited over time as a consequence of sea level fluctuations and erosion of the land masses north, east, and south of the Los Angeles Basin.

Currently no active or potentially active faults are known to exist within the City of Redondo Beach. The Redondo Canyon fault has a structural trend that would project on-shore in the vicinity of King Harbor, however, existing data suggests that the fault terminates very close to the shoreline. However, the City lies in a seismically active region where numerous faults are capable of generating moderate to large earthquakes. The major faults are related to the San Andreas fault system. The regional faults that may generate earthquakes that could affect the City of Redondo Beach are:

Elysian Park Fault: Three years of recently observed seismic activity suggests that this newly discovered thrust fault trends at least 50 miles from Whittier to Malibu across the northern portion of the Los Angeles Basin. Earthquakes of magnitude 7 may be generated by City of Redondo Beach
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subsurface movement of this fault. The fault is located approximately 11 miles north of Redondo Beach.

Cabrillo Fault: This fault extends approximately 12 miles across the San Pedro shelf. The fault may deform Holocene sediments and has had numerous small earthquakes occur near its trace. The fault is considered active. The fault's slip rate suggests a recurrence interval for a magnitude 6.0 earthquake of greater than 400 years, however, no data are available as to when the last earthquake approaching that magnitude occurred. The fault is located approximately eight miles from the City.

Palos Verdes Fault: The Palos Verdes (or Palos Verdes Hills) fault extends from the Santa Monica-Malibu Coast fault in northern Santa Monica Bay southeastward across the Palos Verdes Peninsula and the San Pedro Shelf to the vicinity of Lasuen Knoll, a distance of more than 50 miles. The fault is considered to be active on either side of the peninsula. A 3.9 magnitude earthquake was attributed to the fault in 1972 in the area south of San Pedro.

Earthquake magnitude ranges for the fault are from about 5.0 to 7.0 with recurrence interval for a magnitude 6.0 earthquake being about every 300 years. Data were unavailable indicating when the last 6.0 earthquake occurred. Segments of the fault across Santa Monica Bay, across the Palos Verdes Peninsula, and southeast of San Pedro, are all considered to be potentially seismogenic. The fault is closest to the City of Redondo Beach where it cuts across Santa Monica Bay, approximately two and one-half miles southwest of the City.

Redondo Canyon Fault: This fault is approximately eight miles long and joins the main strand of the Palos Verdes fault near the shoreline off the City of Redondo Beach. Scattered small earthquakes have occurred near the fault. The fault is considered active with an estimated maximum credible magnitude of 6.5. Recurrence intervals were not available because of a lack of data regarding the slip rate.

Charnock Fault: The Charnock fault consists of two strands that cut Late Quaternary strata and leave no surface expression. The fault is about six miles long and is located about four miles north of the City. No recurrence interval data was available.

Newport-Inglewood Fault System: This fault system is over 45 miles in length and is located approximately 6.5 miles east of the City. The fault is considered active and was the source of the 1933 magnitude 6.3 Long Beach earthquake. It is unlikely that this fault segment between Signal Hill and Newport Beach will be the source of another major earthquake in the near future. However, it is possible that the 25 mile segment between Cheviot Hills and Signal Hill could produce a major earthquake event.

San Pedro Fault: This fault is located approximately 15 miles offshore and consists of a series of strands that cut Late Quaternary strata. The fault length is about 45 miles, generally paralleling the coastline. Recurrence intervals for a magnitude 6.0 earthquake are about every 300 years, however, actual dating of the last earthquake close to that magnitude is unknown.

Hollywood-Raymond Hill Fault System: This system extends in an east-west direction along the south side of the Santa Monica Mountains and may be continuous with the City of Redondo Beach
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Raymond fault in the vicinity of Glendale. The fault is located about 15 miles north of the City. There is a high probability that this fault system is capable of generating damaging earthquakes.

Santa Monica-Malibu Coast Fault System: These faults extend approximately 60 miles in an east-west direction from north of Santa Monica into the Santa Barbara Channel. The faults are located about 11 miles north of the City. The Malibu Coast segment of this system experienced a 5.7 magnitude earthquake in 1973.

Whittier Fault: The Whittier fault is approximately 28 miles long and is located about 20 miles east of the City. This fault may have been the source of the 1987 6.1 magnitude Whittier Narrows earthquake. Recurrence intervals on this fault are relatively short with 20 to 40 year estimates for magnitude 6.0 earthquakes.

Elsinore Fault: The Elsinore fault is approximately 130 miles long and is located about 50 miles east of the City. The fault was the site of a 1910 magnitude 6.0 earthquake. Recurrence intervals are relatively short with a 20 to 90 year recurrence for a magnitude 6.0 earthquake.

Catalina Escarpment Fault: This offshore fault is approximately 80 miles long and is located about 35 miles west of the City. Recurrence intervals are about every 300 years for a magnitude 6.0 earthquake.

San Fernando-Sierra Madre Fault System: This fault system is approximately 36 miles long and extends along the base of the San Gabriel Mountains from east of Sierra Madre to west of San Fernando. These faults are found about 30 miles north of the City. The San Fernando segment was the source of a 1971 magnitude 6.6 earthquake. Recurrence intervals are estimated at 100 years for a magnitude 6.0 earthquake.

San Andreas Fault System: This fault system forms the dominant geologic structure throughout most of western California and has been responsible for the largest recorded earthquakes in the region. The fault system segment between Parkfield and Cajon Pass currently has a very low level of seismic activity. However, the portion of the fault sytem from Parkfield to Tejon Pass has experience great earthquakes of magnitude 8+ roughly every 250 years and the segment between Tejon Pass and Cajon Pass has experienced major to great earthquakes (magnitude 7 and greater) on an average of every 145 years. The fault system segment between Cajon Pass and the Salton Sea has not experienced a major earthquake for a least 265 years and possibly for as long as 600 years. Various earthquake studies suggest that this segment may be the location for the next great earthquake in California with probabilities of between 2 and 5 percent per year or about 50 percent in the next 20 or 30 years. Future earthquake predictions of magnitude and displacement cannot precisely be determined along the San Andreas fault system. Regional studies do, however, indicate that a magnitude 8.0 or larger earthquake could be expected to occur in the future and should be considered for planning and design purposes. The closest these latter fault system segments come to the City is about 52 miles to the northeast. A major earthquake along this system should be considered a strong possibility and would produce ground accelerations of about 0.14 g within the City.

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San Jacinto Fault System: In terms of numbers of damaging earthquakes, this system has been the most prolific in historical time. At least 10 earthquake events have taken place from 1858-1980 over a fault length of 120 miles, with about half of these earthquakes causing damage in the San Bernardino-Riverside area. Recurrence intervals suggest a magnitude 6.0 within 4 to 10 years and a magnitude 7.0 within 40 to 100 years. The fault system’s closest point to the City is about 55 miles to the east, therefore, even though a moderate earthquake magnitude could occur at any time the actual expected damage within the City would probably be quite small.

Liquefaction Hazards
Liquefaction is a process whereby strong earthquake shaking causes sediment layers that are saturated with ground water to lose strength and behave as a fluid. This subsurface process can lead to near-surface or surface ground failures that can result in property damage and structural failure. Generally, sand and silty sand, that is poorly compacted and of Holocene age is most susceptible to liquefaction. These types of deposits can be found and are dominant within the City of Redondo Beach. Potential ground shaking within the City from a moderate to severe earthquake would be adequate to be within a threshold distance to generate liquefaction impacts.

Ground water depths within 30 feet of the ground surface is also a condition necessary for liquefaction to occur. For the City of Redondo Beach, a very high zone of liquefaction susceptibility exists within the coastal area where elevations are less than 30 feet above sea level.

Flooding Hazards
Significant and far-reaching portions of the Los Angeles Basin (including the City of Redondo Beach) have experienced flooding events during historic times. Some of the more notable flood events occurred in the early 1800's, when the Los Angeles River would periodically shift its course/direction and eventual discharge point into the Pacific Ocean, alternating between the Santa Monica Bay area and the San Pedro/Long Beach Harbor areas.

Concrete channelization of the major rivers and drainages in the region and the installation of additional modern flood control and prevention improvements (primarily through the Los Angeles Department of Public Works Flood Control Division and Army Corps of Engineers) have reduced the potential for and occurrences of regional-scale flooding substantially over time.

For the most part, all areas in the City of Redondo Beach (particularly those most susceptible to flooding) are well served by the existing local storm drainage network. The network is a cooperative, multi-jurisdictional system, partially maintained by the City of Redondo Beach Public Works Department and partially maintained by the Los Angeles County Department of Public Works Flood Control District. In general, the system is comprised of a series of catch basins and sumps (which either through gravity or forced pumping) direct excess runoff and storm water into the network of storm drain pipes located below the local streets.

These pipes carry and discharge the water into the Dominguez Channel or into the Pacific Ocean through one of the thirteen local outfalls located along the southwestern shoreline of the City. In addition to the inland storm drainage system, the harbor and harbor basin area of City of Redondo Beach
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the City (located in the northwestern area of South Redondo Beach and including the various marinas located in the City) are protected from coastal flooding and damage related to stormgenerated flooding by a large rock/stone material rip-rap breakwater wall.

The Federal Emergency Management Agency (FEMA), under the Federal Insurance Administration, has qualitatively rated and mapped the potential for flooding within the City of Redondo Beach as part of the National Flood Insurance Program (Community Panel Reference Numbers 060150-6002-B and 060150-0001-B, effective date September 15, 1983). Under the program all areas of the community are placed within one of ten different categories signifying their potential for flooding during a given increment of time (years).

The vast majority of the City of Redondo Beach (in both North Redondo Beach and South Redondo Beach) has been rated in the (C) category, and is subject to minimal or no flooding.

A total of seven small and isolated areas in North Redondo Beach have been rated as subject to greater than minimal flooding, and have been designated with one of the nine substantive flood hazard ratings. These areas include: 1) a small, low-lying, rectangular-shaped area within the North Redondo industrial area, located due north of the intersection of Marina Avenue and Aviation Boulevard; 2) a small, low-lying, oval-shaped area located due northwest of the intersection of Inglewood Avenue and Manhattan Beach Boulevard; 3) a small, low-lying, linear/oval-shaped area within the turfed Southern California Edison transmission corridor right-of-way, located east of Dow Avenue, between Manhattan Beach Boulevard and Beland Boulevard; 4) a small, low-lying, circular-shaped area located along the public right-of-way and residential area along Carnegie Lane, between Blossom Lane (to the east) and Green Lane (to the west); 5) a small, low-lying, oval-shaped area located within the California Water Service Company Reservoir #10 property (to the rear of the former Andrews School property), located due west of Aviation Way and due north of Rockefeller Lane; 6) a small, low-lying, triangular-shaped area in a single family residential area, located due northwest of the intersection of Ripley Avenue and Rindge Lane; and 7) a small, lowlying, trapezoidal-shaped area (one of the five existing and aforementioned drainage sumps), located due south of the intersection of Aviation Boulevard and Artesia Boulevard, between Ford Avenue and Goodman Avenue.

A total of five small and more isolated areas and three larger and more prominent areas in South Redondo Beach have been rated as subject to greater than minimal flooding, and have been designated with one of the nine substantive flood hazard ratings. The five smaller and more isolated areas include:
(1) A small, low-lying, and rectangular-shaped area (within the Southern California Edison transmission corridor right-of-way now being used as a commercial plant nursery), located due south of Anita Street, between Harkness Lane, to the east, and Goodman Avenue, to the west. This area is rated in the (B) category (i.e., areas between the expected limits of minimal flooding (from only a 500 year storm event) and the areas within the expected limits of flooding resulting from a 100 year storm event (i.e., based on historic trends and data, has the probability of occurring once approximately every 100 years).

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(2) A small, low-lying, circular-shaped area (one of the five aforementioned drainage sumps), in the center of the Redondo Beach Union High School athletic fields), located due east of Helberta Avenue, between Del Amo Street, to the north, and Vincent Street, to the south. The center of the area is rated in the (A1-A30) category (i.e., areas within the expected limits of flooding resulting from a 100 year storm event, with flood elevations and hazards determined). The outer ring of the area is rated in the (B) category, (i.e., areas between the expected limits of minimal flooding (from only a 500 year storm event) and the areas within the expected limits of flooding resulting from a 100 year storm event (i.e., based on historic trends and data, has the probability of occurring once approximately every 100 years). This area is also the focus of major storm drainage improvements that are currently planned by the County of Los Angeles Department of Public Works Flood Control Division under the Vincent Street Drain Project.
(3) A small, low-lying, oval-shaped area (along the South Irena Avenue right of way and adjoining residential area), located between Vincent Street, to the north, and Spencer Street, to the south. The area within the right of way is rated in the (A1-A30) category (i.e., areas within the expected limits of flooding resulting from a 100 year storm event, with flood elevations and hazards determined). The area within the residential portion is rated in the (B) category, (i.e., areas between the expected limits of minimal flooding (from only a 500 year storm event) and the areas within the expected limits of flooding resulting from a 100 year storm event (i.e., based on historic trends and data, has the probability of occurring once approximately every 100 years).This area will also be served by the major storm drainage improvements that are currently planned by the County of Los Angeles Department of Public Works Flood Control Division under the Vincent Street Drain Project.
(4) A small, low-lying, rectangular-shaped area (within the southern half of Alta Vista Park), located due southeast of the intersection of Camino Real and Juanita Avenue.

The northern three-quarters of the area is rated in the (A1-A30) category (i.e., areas within the expected limits of flooding resulting from a 100 year storm event, with flood elevations and hazards determined). The southern one-quarter of the area is rated in the (B) category, (i.e., areas between the expected limits of minimal flooding (from only a 500 year storm event) and the areas within the expected limits of flooding resulting from a 100 year storm event (i.e., based on historic trends and data, has the probability of occurring once approximately every 100 years). (5) A small, low-lying, oval-shaped area (one of the five aforementioned drainage sumps [the Avenue “H” Sump]), located due southeast of the intersection of Avenue H and Massena Avenue. This area is rated in the (A1-A30) category (i.e., areas within the expected limits of flooding resulting from a 100 year storm event, with flood elevations and hazards determined). This area is the focus of major storm drainage improvements that are currently planned by the County of Los Angeles Department of Public Works Flood Control Division under the Doris Coast Pump Station Project.

City of Redondo Beach
2021-2029 Housing Element Page | 64
The three larger and more prominent areas of potential flood hazard in South Redondo Beach include:
(1) A large, extremely low-lying, rectangular-shaped area at the far southwestern corner of the City (including the beach and waterfront area), located due west of the Esplanade, between Avenue “I”, to the north, and the City of Torrance municipal boundary, to the south. This area is subject to coastal storm and wave action impacts related to the geographic function of the Palos Verdes Peninsula, and is rated in the (V) category, (i.e., areas within the expected limits of coastal flooding with velocity (i.e., wave action) resulting from a 100 year storm event, with flood elevations and hazards not determined;
(2) A large, low-lying, linear/rectangular-shaped area at the far southern end of the City (including the Avenue “I” right-of-way and commercial parcels directly on the north and south sides of the right-of-way, between South Elena Avenue, to the east, and the Esplanade, to the west. This area is rated in the (B) category, (i.e., areas between the expected limits of minimal flooding (from only a 500 year storm event) and the areas within the expected limits of flooding resulting from a 100 year storm event (i.e., based on historic trends and data, has the probability of occurring once approximately every 100 years). Drainage capacity in this area will be improved by major storm drainage improvements that are currently planned by the County of Los Angeles Department of Public Works Flood Control Division under the Knob Hill Coast Drain Project.
(3) A large and generally oval-shaped area including: a) the entirety of the harbor and harbor basin bulkhead areas within the existing breakwater closest to the water's edge; b) the harbor basin areas themselves; c) the area of the location of the Municipal Pier; d) the breakwater itself; and e) the water areas directly outside the breakwater. All of these areas are also subject to greater than minimal flooding hazard. As previously mentioned, flood protection capabilities in the harbor area as a whole, will be incrementally improved by the project currently underway between the City of Redondo Beach and the United States Army Corps of Engineers to raise the height level of the existing breakwater facility.

Fire Hazards
Local fire protection and prevention services (and paramedic services) within the community are provided by the City of Redondo Beach Fire Department. The Fire Department maintains three facilities in the City, including two fire stations and a fire boat. Fire Station #1 is located at 401 South Broadway (at the southwestern intersection of Pearl Street and Broadway) in South Redondo Beach; Fire Station #2 is located at 2400 Grant Avenue (at the southeastern intersection of Grant Avenue and Mackay Lane) in North Redondo Beach; and the fire boat is berthed adjacent to the Harbor Master's office (at the western terminus of Mole B) in South Redondo Beach.

The City of Redondo Beach Fire Department utilizes a constant manning/qualified relief staff system, using three 24-hour shifts that work a 56-hour work week. The City of Redondo City of Redondo Beach
2021-2029 Housing Element Page | 65
Beach Fire Department provides estimated emergency response times (in minutes), based on an analysis of actual calls and responses, for the time that it takes for fire equipment and crews to reach any site in the City, once the call is received at the fire station.

Because of the highly urbanized and built-out nature of the City of Redondo Beach, the risk of wildfires is extremely negligible (the only large, undeveloped areas in the City with any measurable risk of fire hazard are the Wylie/Steinhart Sump, located at the southwestern intersection of Ford Avenue and Artesia Boulevard in North Redondo Beach, and Hopkins Wilderness Park, located at the northeastern intersection of Knob Hill Avenue and North Prospect Avenue in South Redondo Beach).

The overall risk of fire hazard in local communities is rated, primarily to establish homeowner insurance rates, by the Commercial Risk Services Division of the Insurance Service Office (ISO), an independent, non-profit company which provides information and related services to the insurance industry. This body rates two aspects of a community's fire system: a) the local fire department's conditions and operation; and b) the local water system's conditions and operation. These two aspects are then combined, to establish an overall community rating. The existing rating system utilizes an ascending numerical scale, ranging from Class 1 (the best) to Class 10 (the worst). The latest available rating for the City of Redondo Beach is for 1988. At that time, the water department condition and operation aspect of the City of Redondo Beach (the California Water Service Company) was rated as a Class 1; the fire department condition and operation aspect of the City of Redondo Beach (the City of Redondo Beach Fired Department) was rated as a Class 3; the overall community rating is a Class 2, generally considered excellent for communities of comparable size and character.

6. Availability of Water and Sewer Services
Pursuant to SB 1087, the City will provide a copy of the adopted 2021-2029 Housing Element to the water and sewer service providers, which are required by State law to have adopted policies prioritizing the provision of water and sewer services to affordable housing proposals.

Sanitary Sewer Service
Sanitary sewer service is provided in the City of Redondo Beach through a coordinated multi-jurisdictional system containing different facilities, some of which are operated/ maintained by the City of Redondo Beach Public Works Department and some of which are operated/maintained the County of Los Angeles Sanitation Districts. For the County’s planning and operational purposes, the City actually falls within two geographically separate but equivalent districts: 1) County Sanitation District #5, which includes all of North Redondo Beach; and 2) the South Bay Cities Sanitation District, which includes all of South Redondo Beach.

Sewage is collected through a network of sewer mains located below virtually every street in the City and pumped towards the east through pump stations into centralized larger “trunk lines” to be treated at the Joint Water Pollution Control Plant (part of the county's Joint City of Redondo Beach
2021-2029 Housing Element Page | 66
Outfall System, which consists of six treatment plants and four submarine outfalls). This plant is operated and maintained by the Los Angeles County Sanitation Districts, and is located in the City of Carson, approximately five miles east of the city. This plant serves communities throughout the entire South Bay, as well as communities located as far east as Downey and as far north as Inglewood. The Joint Water Pollution Control Plant in Carson, California provides primary and secondary treatment for approximately 260 million gallons per day (mgd), and has a total permitted capacity of 400 mgd.

The 2010 Sewer Master Plan indicates that the total existing average sewage generated in the City is estimated at 5.99 mgd. According to the 2010 Master Plan, less than one percent of the City’s sewer system has significant deficiencies, and none of the deficiencies will prohibit growth. In assessing the capacity of the City’s sewer system, the 2010 Master Plan uses projections in population and nonresidential buildout in 2030 adequate to accommodate the City’s RHNA. All new growth can be accommodated by the City’s sewer system with scheduled upgrades outlined in the capital improvements plan that is included as part of the 2010 Sewer Master Plan. Recent sewer improvement projects include:
• Basin 2 Marine Vessel Sewer Pump Out Station
• Rindge Sewer Pump Station Construction
• Sanitary Sewer SCADA
• Alta Vista Sewer Pump Station Design/Construction
• Morgan Sewer Pump Station Design/Construction
• Sanitary Sewer Facilities Rehabilitation
Water Service
The City of Redondo Beach receives its water service from the California Water Service Company (CWSC), an investor-owned public utility whose operations are regulated by the State of California Public Utilities Commission (PUC). The California Water Service Company has been providing water service to the City since 1927. For operational and maintenance purposes, the City of Redondo Beach is classified within the Hermosa-Redondo District, an area containing all of the City of Hermosa Beach, all of the City of Redondo Beach, and an 800-acre portion of the City of Torrance located directly south and southwest of the City of Redondo Beach. All water supplied to and used in the City of Redondo Beach comes from one of two sources:
(1) Water purchased by the California Water Service Company from the larger, regional Metropolitan Water District. This water is pumped into the city through four Metropolitan Water District connector lines.
(2) Water pumped up from local groundwater sources by the California Water Service Company through a series of three wells located in the far north end of North Redondo Beach.

Approximately 85 percent of the water supplied to the City of Redondo Beach is purchased from the Metropolitan Water District, while approximately 15 percent is pumped up from groundwater sources through wells in the city. The California Water Service Company City of Redondo Beach
2021-2029 Housing Element Page | 67
reports that it is presently meeting all of the district’s existing water service needs and the vast majority of its systems pipes are in better than average conditions. According to CalWater’s Urban Water Management Plan, water demand in the Hermosa-Redondo District is anticipated to reach 14,778 AFY in 2040. The water supply is projected to be 14,967 AFY in 2040. Therefore adequate water supply is available to accommodate the City’s housing needs through 2040, well beyond the current RHNA planning period.

City of Redondo Beach
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2.2.4 Housing Resources
This section analyses the resources available for the development, rehabilitation, and preservation of housing in Redondo Beach, including the preservation of affordable housing at risk of converting to market-rate housing. This analysis includes an evaluation of the availability of land resources for future housing development, the City’s ability to satisfy its share of the region’s future housing needs, financial resources available to support housing activities, and administrative resources available to assist in implementing the City’s housing programs and policies. Additionally, this section presents opportunities for energy conservation.

A. Availability of Sites for Housing

1. Regional Housing Needs Allocation (RHNA)
State law requires that a community provide adequate sites with residential development potential to allow for and facilitate production of the City’s regional share of housing needs.

To determine whether the City has sufficient land to accommodate its share of regional housing needs for all income groups, the City must identify “adequate vacant and underutilized sites.” Under State law (California Government Code section 65583[c][1]), adequate sites are those with appropriate zoning and development standards, and services and facilities to facilitate and encourage the development of a variety of housing for all income levels. Redondo Beach’s Regional Housing Needs Allocation (RHNA) for the 2021-2029 planning period has been determined by SCAG to be 2,490 housing units, including 936 units for very low income households,
5 508 units for low income households, 490 units for
moderate income households, and 556 units for above moderate income households (Table H-42).

Changes in State law (SB 166 and SB 1333) require local jurisdictions to continue to monitor its ability to accommodate its RHNA as development occurs on available sites at an intensity or income level not consistent with the assumptions used in the Housing Element. To address this requirement, the City’s sites inventory for RHNA includes a 10 percent buffer for the lower income RHNA.
5 Pursuant to new State law (AB 2634), the City must estimate its existing and future housing needs for extremely low income households needs based on Census income distribution or assume 50 percent of the very low income households as extremely low. Assuming 50 percent of the very low income households as extremely low, the City’s very low income RHNA of 936 units is split into 468 extremely low income and 468 very low income units. However, State law does not require the separate identification of sites for the extremely low income units.

City of Redondo Beach
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2. Progress Toward RHNA
Entitled/Approved/Under Review Projects
For the 6th cycle RHNA, the projection period begins on July 1, 2021. Therefore, housing units entitled, approved, or under review but are not expected to be issued building permits until after July 1, 2021, can be credited toward the 6th cycle RHNA.

South Bay Gallery Project
This project represents redevelopment of a portion of the South Bay Gallery shopping mall.

The project has been entitled for a total of 300 units, including 30 very low income units.

Construction of this project will occur in phases, with the first phase of this project expected to begin in 2022.

Legado Mixed Use Project
The Legado project – a mixed use project of 115 units and 22,000 square feet of retail and restaurant space – is being developed on a 4.3-acre site. The project is completing plan check as of July 2021.

Alcast Foundry
This entitled project represents a reuse of an existing Alcast Foundry property, currently used as RV parking and truck storage. The project consolidates six parcels for the development of 36 townhomes. Construction of this project is expected to begin in 2022.

Anticipated Accessory Dwelling Units (ADUs)
New State laws passed since 2017 have substantially relaxed the development standards and procedures for the construction of Accessory Dwelling Units (ADUs). As a result, the City has seen increases in ADUs in the community:
• 2017 – 11 ADUs
• 2018 – 17 ADUs
• 2019 – 23 ADUs
• 2020 – 21 ADUs
• 2021 (through June) – 16 ADUs and 4 JADUs
The slight decrease in ADU permits was largely due to COVID. As of June 2021, the City has already issued building permits for 16 ADUs and 4 JADUs. Based on this rising trend, the City anticipates permitting an average of 30 ADUs annually for the next eight years. The City updated the ADU Ordinance in 2020. This Housing Element also includes a program to facilitate the development ADUs.

Remaining RHNA
Accounting for entitled projects and projected ADUs, the City needs to plan for another 1,944 units (including a 10 percent buffer for the lower income RHNA), as shown in Table H-42.

City of Redondo Beach
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Table H-42: RHNA Obligations
Very Low Low Moderate Above
Moderate Total
RHNA 936 508 490 556 2,490
With 10% No Net Loss Buffer (Lower Income) 1,030 559 490 556 2,635 Credits toward RHNA 30 0 0 421 451
Galleria 30 0 0 270 300
Legado 0 0 0 115 115
Alcast Foundry 0 0 0 36 36
Anticipated ADUs 72 72 14 82 240
Remaining RHNA Obligations (with 10% buffer) 928 487 476 53 1,944

3. Residential Sites Inventory
State law requires that jurisdictions demonstrate in the Housing Element that the land inventory is adequate to accommodate that jurisdiction’s share of the region’s projected growth. During at least the past ten years, Redondo Beach had seen primarily residential and mixed use development in the community. Standalone nonresidential development is infrequent, consistent with the trend throughout the region. Therefore, the sites inventory for the 6th cycle RHNA is comprised of multiple strategies – residential recycling, residential development on religious facility properties, mixed use development, and residential overlay over industrial and commercial zones.

Realistic Density and Lot Consolidation
Future residential development in Redondo Beach most likely will occur on underutilized lots where developments are not built out to the maximum density permitted. Recycling opportunities identified in this inventory focus on the City’s MU, R-2, R-3 zones, and the Residential Overlay areas proposed by the General Plan update. In these areas, existing development typically ranges from small scale apartments, to older commercial properties, and old industrial uses. In these existing zones, properties have realized developments at an average of 80 percent of the maximum allowed density. Specifically, most infill developments in the R-3 zone have yielded about 14 to 16 units per acre, depending on lot size, and developments in the MU zones have yielded between 25 and 34 units per acre, depending on lot size.

Alcast Foundry, a recently approved 36-unit project in the R-3 zone, yielded a density of 16.3 du/ac (93 percent of allowable density). This project involves the consolidation of six parcels currently used for industrial activities and truck storage. Another proposed mixed use project at 100-132 N. Catalina Avenue is an adaptive reuse of a commercial historic building and construction of 30 new rental units, four of the units will be affordable. The proposed project will consolidate six parcels with 14 lots and yield a density 23.6 du/ac in R-3A zone (135 percent of allowable density, inclusive of an affordable housing density bonus).

Legado, another mixed use project, yields a gross density of 26.7 units per acre.

City of Redondo Beach
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Residential Recycling
Due to limited vacant residential properties available for development, the City’s residential neighborhoods have been experiencing recycling into higher intensities during the past decade. Typical residential developments involved the recycling of single-family lots in medium density zones (R-2 and R-3) into small condominium developments of two to three units.
• 2017 - 41 two- and three-unit condominium projects were approved • 2018 – 24 two- and three-unit condominium projects were approved • 2019 – 25 two- to four-unit condominium projects were approved • 2020 – 10 two- to four-unit condominium projects were approved The lower number of projects in 2020 was probably directly a result of COVID. The City anticipates this trend will resume. To identify additional residentially zoned parcels with potential for recycling opportunities, the following criteria were used:
• Parcel is currently vacant; or
• If parcel is not vacant:
o Land value is greater than improvement value
o Structure was built prior to 1990 (and therefore over 30 years of age) o Existing uses are not condominiums or apartments
o Redevelopment can at least double the number of units existing on site A total of 826 parcels met these criteria. The majority of the parcels are zoned R2 and R3.

Parcels that cannot yield projects that are similar to recent recycling trends have been removed from this residential recycling inventory. These parcels can potentially yield 892 net units, conservatively assuming development at 80 percent of the allowable densities.

Realistic capacity typically exceeds 90 percent in these neighborhoods due to the small lots and high housing prices.

In addition, in the Kingsdale neighborhood, the General Plan proposes to rezone this area from R-1 single-family residential use to RH (30 du/ac), with the potential to yield 50 net new units. However, due to the small size of these parcels (most are half lots), lot consolidation of five to seven parcels would be needed to assemble a half-acre site feasible for facilitating lower income housing. Therefore, this area is assigned to the moderate income RHNA, recognizing the challenge of assembling lots in this magnitude.

Housing on Church Properties
Throughout California, the development of affordable housing on religious properties has become an increasing trend. Nonprofit organizations such as Many Mansions and National CORE have assisted many religious facilities to incorporate housing on site.

The City identified four churches along Broadway that are currently zoned for RH (28 du/ac, however under the proposed General Plan allowed density will be 30 du/ac) and RM (17.5 du/ac) and have large parking areas. Under AB 1851 (Religious Facility Housing), these City of Redondo Beach
2021-2029 Housing Element Page | 72
churches can partner with nonprofit developers to provide affordable housing on site and receive parking relief to facilitate development. These four churches (eight parcels) are identified to have the potential based on their residential zoning and amount of the property dedicated for parking. Only a portion of the parking area for each church is used to estimate potential development. Because only affordable housing would qualify for the parking relief, these properties can potentially yield 28 lower income units, excluding density bonus. With density bonus, the number of units on site can potentially increase to over 50 units.

Mixed Use Development
The proposed General Plan consolidates the existing MU-1 and MU-2 into MU-1, with a reduced density of 30 du/ac. MU-3 is renamed as MU-2 in the proposed General Plan with a density of 35 du/ac. To identify the underutilized properties in mixed use zones, the following criteria were used:
• Parcel is currently vacant; or
• If parcel is not vacant:
o Land value is greater than improvement value
o Structure was built prior to 1990 (and therefore over 30 years of age) o Existing uses are not national/regional chain operations are major anchor stores
o Existing lot coverage based on aerial photo indicates large parking areas In the MU areas, existing uses are primarily older commercial properties. Several old and non-conforming industrial uses are also present on the sites included in this inventory. In these zones, properties have realized developments at an average of 80 to100 percent or above of the maximum allowed density. The two most recent mixed use projects - Legado in plan check stage and the completed Sea Breeze – achieved 100 percent of the allowable density.

A total of nine properties designated MU-1 totaling 7.61 acres are considered underutilized.

Seven parcels larger than 0.5 acre each feasible for lower income can facilitate the development of 161 units. Two underutilized MU-1 parcels are less than 0.5 acre in size and can accommodate 22 moderate income units.

MU-2 properties are generally smaller in size. Nine underutilized MU-2 properties are identified with the potential for redevelopment. However, only one parcel is considered of adequate size (0.69 acre) for facilitating lower income housing (19 units). The remaining eight parcels are small parcels and assigned to the moderate income RHNA.

Residential Overlay
The Proposed General Plan includes a Residential Overlay that will be applied to various areas, with the goal of dispersing new housing opportunities throughout the City. The Overlay is applied to existing older industrial and commercial uses that are ripe for redevelopment. The allowable density in the Overlay varies, depending on location.

City of Redondo Beach
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North Kingsdale (45 du/ac)
This area is comprised of 11 parcels that have already been assembled by a property owner with the intention to redevelop the area into a mixed use project. Five of the parcels are currently zoned C-4 and six parcels are currently zoned R-1. Under the proposed General Plan, the six R-1 parcels will be redesignated to RH, consistent with the other Kingsdale parcels described above). However, a Residential Overlay will be placed on these parcels, allowing the residential density to reach 45 du/ac. Combined, this area totals 2.25 acres and at 80 percent of the allowable density, an estimated 73 net new units can be achieved.

North Tech District (60 du/ac)
The North Tech District with Residential Overlay covers seven parcels totaling 15.4 acres.

Existing uses include a mix of single story commercial, retail, auto-related uses, and restaurants, with large surface parking areas and outdoor storage. These parcels are currently zoned as IC-1 (Industrial-Commercial) and C-4 (Commercial). The proposed General Plan places a Residential Overlay on this area with a maximum density of 60 du/ac. The IC-1 allows a Floor Area Ratio (FAR) of 0.7 and C-4 allows a FAR of 1.0. However, current uses on these parcels average an existing FAR of only 0.29, substantially below the allowable intensity. Most of the building structures are at least 30 years old and some are over 40 years old. Excluding the two corner parcels currently used as gas station and fast food (In-andOut), the remaining parcels (each larger than 0.5 acre but smaller than 10 acres), total 14.27 acres and are feasible for accommodating lower income housing. An estimated 685 units (at 80 percent of maximum density) can be accommodated.
190th Street (45 du/ac)
The City has also identified two blocks of older industrial uses currently zoned I-2 along 190th street. The uses are a mix of light industrial uses with the structures mostly built during the 1950s and 1960s.

The first block is comprised of four contiguous parcels with the oldest structure built more than 67 years ago and the newest structure 30 years ago. The average FAR in this block is

0.50 when the General Plan allows the FAR at 1.0. The average Improvement-to-Land Value ratio is 0.60, indicating mostly these properties have not undergone significant improvements. If consolidated, this four-parcel block would total 3.39 acres and can potentially accommodate 122 units.

Another block of ten contiguous parcels zoned I-2 and developed primarily between 1950s and 1970s and occupied by small industrial and commercial uses has also been proposed in the General Plan to include a Residential Overlay. These properties are also surrounded by medium density residential uses and separated from the four parcels described above by a mobilehome park. With an allowable FAR of 1.0, this block is substantially underutilized with an existing FAR of only 0.36 and a current Improvement-to Land Value ratio of 0.27, indicating the lack of significant improvements to the properties. As these aging industrial buildings are recycled, residential use becomes an appropriate use for the location.

Combined, these parcels total 3.58 acres and can accommodate 130 units.

City of Redondo Beach
2021-2029 Housing Element Page | 74
Farther along 190th Street toward the eastern end of the City, a 0.88-acre site currently zoned C-2 within a primarily medium density residential area. This property is identified by the City to have potential for redevelopment due to its low existing FAR (large parking space), older commercial structure (40 years old), and occupied by an independent retail use. This property can potentially accommodate 32 units.

Industrial Flex – South of Transit Center (45 du/ac)
Located south of the Transit Center and the South Bay Galleria Mall (where a new 300-unit project has been approved) is a largely vacant industrial property zoned I-2. The proposed General Plan designates this area as Industrial Flex (IF) with a Residential Overlay for 45 du/ac due to its location next to the Transit Center and new housing entitled in the nearby mall. This 6.21-acre site can potentially accommodate 224 units at 80 percent of the maximum density.

Summary of Sites Strategy
Through the General Plan update process, the City worked diligently to develop a strategy for the RHNA to provide a range of housing types and locational choices. Table H-43 presents a summary of the strategy. The detailed sites inventory is presented in the appendix.

City of Redondo Beach
2021-2029 Housing Element Page | 75
Figure H-2: Sites Inventory – North of 190th Street
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City of Redondo Beach (North of 190th St.)
Housing Element Sites Inventory
- Residential Recycling
Church Properties
- MU-1
- MU-2
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- North Tech - Residential Overlay
- 190th Street- Residential Overlay
- South of Transit Center - Residential Overlay
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City of Redondo Beach
2021-2029 Housing Element Page | 76
Figure H-3: Sites Inventory – South of 190th Street
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Housing Element Sites Inventory
- Residential Recycling
Church Properties
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- 190th Street - Residential Overlay
- South of Transit Center - Residential Overlay
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City of Redondo Beach
2021-2029 Housing Element Page | 77
Table H-43: Summary of Sites Strategy
Lower Moderate Above
Moderate Total
Sites Not Requiring Rezoning
Residential Recycling 0 534 358 892
R-2 (14.5 du/ac) 0 0 358 358
R-3/R-3A (17.5 du/ac), RMD (23.3 du/ac), RH (30 du/ac) 0 534 0 534 Housing on Church Properties 28 0 0 28
R-3 (17.5 du/ac) 10 0 0 10
RH (30 du/ac) 18 0 0 18
Mixed Use 19 51 0 70
MU-2 (35 du/ac) 19 51 0 70
Subtotal 47 585 358 990
Sites Requiring Rezoning
Residential Recycling 0 50 0 50
RH (30 du/ac) 0 50 0 50
Mixed Use 161 22 0 183
MU-1 (30 du/ac) 161 22 0 183
Residential Overlay 1,266 0 0 1,266
Kingsdale Residential Overlay (45 du/ac) 73 0 0 73
North Tech Residential Overlay (60 du/ac) 685 0 0 685
190th Street Residential Overlay (45 du/ac) 284 0 0 284 South of Transit Center Residential Overlay (45 du/ac) 224 0 0 224 Subtotal 1,427 72 0 1,499
Summary of Sites
Remaining RHNA with Buffer (see Table H-42) 1,415 476 54 1,944 Total Estimated Capacity 1,474 657 358 2,489
Meet RHNA with Buffer? Yes Yes Yes Yes
Availability of Infrastructure and Services
All sites identified in the inventory are located within urbanized neighborhoods and are served with water, sewer, and dry utilities available and accessible to accommodate the RHNA of 2,490 units. Dry utilities, including power (natural gas and electricity), telephone and/or cellular service, cable or satellite television systems, and internet or Wi-Fi service are available to all areas within the City.

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B. Housing Resources

1. Financial Resources
With the elimination of redevelopment, Redondo Beach has limited funding for affordable housing activities.

SB2 Grants
In 2017, Governor Brown signed a 15-bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate.

For the first year of SB 2 funds availability as planning grants to local jurisdictions, the City of Redondo Beach received $310,000 for planning efforts to facilitate housing production.

The planned uses of the funds include:
• Objective design standards
• Specific plans and form-based codes
• ADU development and other innovative building strategies • TOD strategies
• Innovative housing finance
• Expedited review
• CEQA streamlining
For the second year and onward, 70 percent of the funding will be allocated to local governments for affordable housing purposes. A large portion of year two allocations will be distributed using the same formula used to allocate federal Community Development Block Grants (CDBG). Based on HCD estimates, Redondo Beach is eligible for $130,830 from the 2019 allocation and $203,351 from the 2020 allocation.

Community Development Block Grant (CDBG) Funds
Through the CDBG program (administered by the City), the federal Department of Housing and Urban Development (HUD) provides funds to local governments for funding a wide range of community development activities for low income persons. The CDBG program is very flexible in that the funds can be used for a wide range of activities that meet HUD criteria. Eligible activities include: acquisition of real property, relocation and demolition; rehabilitation of residential and non-residential structures; public facilities and improvements; and public services.

The City of Redondo Beach is an entitlement jurisdiction eligible to receive CDBG funds directly from HUD on an annual basis. For Fiscal Year 2021, the City received City of Redondo Beach
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approximately $290,479 in CDBG funds. Funds will be spent on housing improvement assistance for low income households, public facility improvements, and public services.

Housing Choice Vouchers (Section 8) Rental Assistance
The federal Housing Choice Voucher (HCV) program provides rental assistance to very low income households overpaying for housing. In general, the HCV program assists a very low income household by paying the difference between 30 percent of the gross household income and the cost of rent. As of 2021, in Redondo Beach, 437 families currently receive rental assistance under the HCV program, with another 4,500 households on the waiting list.

2. Administrative Resources
The following agencies and organizations are important components of the City’s housing services delivery system. These entities have the capacity to help construct, preserve, and improve housing in Redondo Beach, including preserving affordable housing that is at risk of converting to market-rate housing.

City of Redondo Beach Community Development Department
The Community Department consists of the Planning Division and the Building and Safety Division. The Planning Division is primarily responsible for administering the City’s longrange and current planning programs including overseeing development reviews and maintaining and updating the General Plan and Zoning Ordinance. The Building and Safety Division is responsible for ensuring the public’s health, safety, and welfare, through the application and administration of the California Building, Fire, Plumbing, and Electrical Codes thereby enhancing the safety and quality of life in Redondo Beach through the enforcement and application of the City’s Building Codes.

City of Redondo Beach Community Services Department
The Community Services Department provides a wide variety of programs and services, including recreational programs and the management of the City’s various parks and community facilities. The Department is also responsible for the administration of federal and state grants that provide housing services, job training and placement services, counseling for youth and parenting classes.

Non-Profit Housing Developers
Due to the high cost of housing development in Los Angeles County, many communities have found that partnerships with non-profit housing developers are an effective tool for creating affordable housing units. Nonprofit housing developers active in Southern California include:
• Habitat for Humanity
• National CORE
• Bridge Housing
• Meta Housing
• Jamboree Housing
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• Linc Housing
• Many Mansions

3. Opportunities for Resource Conservation
Regional Programs
The South Bay Environmental Services Center (SBESC) is the South Bay's local clearinghouse for energy efficiency, water conservation and environmental information, training, materials, and outreach. SBESC assists public agencies including cities, schools, and special districts as well as businesses and residents of the South Bay to best utilize the many resources available to them through a wide variety of statewide and local energy efficiency and water conservation programs.

SBESC has expanded its services through its Energy Efficiency Plus (EE+) program to deliver significant and measurable energy savings by working directly with public agencies on joint procurement of energy efficient equipment as well as providing information on more energy efficient practices.

City Programs
The City’s strategy for conserving energy consists of three components:
• Preparedness: The City has developed an Electrical Power Interruption Plan in preparation of possible rolling blackouts.
• Conservation: The City encourages conservation through employee and public information. The City also established a Green Task Force to address the broad range of environmental issues facing the City. The Task Force reviews the City’s existing environmental programs and recommends green policies and programs to the City Council.
• Efficiency: This is achieved through the implementation of new technology to reduce consumption and produce savings.

Energy-related housing costs can directly impact the affordability of housing. While State building code standards contain mandatory energy efficiency requirements for new development, the City and utility providers are also important resources to encourage and facilitate energy conservation and to help residents minimize energy-related expenses.

Utility Providers Programs
Southern California Edison participates in the California Alternate Rates for Energy (CARE) program, which offers income-qualified customers a discount of 20 percent or more on their monthly electric bill. The Residential Multifamily Energy Efficiency Rebate Program offers property owners and managers incentives on a broad list of energy efficiency improvements in lighting, HVAC, insulation, and window categories. These improvements are to be used to retrofit existing multi-family properties of two or more units. Edison also operates the Energy Management Assistance (EMA) program, which helps income-qualified households conserve energy and reduce their electricity costs. Southern California Edison pays all the City of Redondo Beach
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costs of purchasing and installing energy-efficient appliances and equipment, which are free to eligible customers. Services include weatherization, energy efficient lighting and cooling, and refrigerator replacement. And, finally, Edison has an Energy Assistance Fund (EAF), also known as the Rate Relief Assistance Program, designed to help low income customers pay their electric bills.

Additionally, the Southern California Gas Company offers various rebate programs for energy-efficient appliances to its customers. The Comprehensive Mobile Home Program provides qualifying mobile home customers with no-cost energy conservation evaluations, installations of low-flow showerheads and faucet aerators, and gas energy efficiency improvements, such as duct test and seal of HVAC systems. The Designed for Comfort program provides energy efficiency design assistance, training, and incentives for housing authorities, owners of multi-family affordable and supportive housing projects (which offer homes to persons with special needs).

A Direct Assistance Program (DAP) is available for qualified low-income customers. DAP provides no cost weatherization and furnace repair or replacement services. The Gas Company also operates the Gas Assistance Fund (GAF), which helps low-income households pay their gas bills. Southern California Gas participates in the state’s CARE program, which provides a 20 percent discount on the monthly gas bills of income-eligible households. In addition, the Gas Company participates in the Medical Baseline Allowance Program.

Customers with a qualifying medical condition are eligible for a free medical baseline allowance 0.822 therms per day. Under this program additional gas usage is billed at the baseline rate, which is the lowest rate for residential customers.

In addition to the assistance programs, residents may qualify for assistance through the LowIncome Home Energy Assistance Program (LIHEAP). LIHEAP is a federally funded energy assistance program that may help residents pay the utility bill if they are income-qualified.

Funds pledged to assist customers of SoCalGas® are distributed through local communitybased organizations, assistance agencies and certain government agencies.

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2.2.5 Housing Plan
The City of Redondo Beach’s long-term housing goal is to provide housing that fulfills the diverse needs of the community. In the short term, this will be accomplished with the objectives, policies, and programs set forth in this Housing Plan. The goals, policies, and programs in the Plan build upon the identified housing needs in the community, constraints confronting the City, and resources available to address the housing needs, and will guide City housing policy through the 2021-2029 planning period.

Goals are statements of community desires which are broad in both purpose and aim, but are designed specifically to establish direction. Policies provide specific standards and/or end states for achieving a goal. Essentially, goals represent desired outcomes the City seeks to achieve through the implementation of policies. Further articulation of how the City will achieve the stated goals is found in the programs. Programs identify specific actions the City will undertake toward putting each goal and policy into action.

To make adequate provision for the housing needs of all economic segments of the community, the programs in the Housing Plan aim to:
• Conserve and improve the condition of the existing affordable housing stock; • Assist in the development of housing for lower and moderate income households; • Identify adequate sites to facilitate the development of a variety of types of housing for all income levels;
• Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing; and • Promote housing opportunities for all persons.

Table H-44 at the end of this section summarizes the City’s quantified objectives for the 2021-2029 planning period. Quantified objectives identified in particular programs are estimates of assistance the City will be able to offer, subject to available financial and administrative resources.

A. Conserve and Improve the Existing Housing Stock
Conserving and improving the housing stock helps maintain investment in the community and keeps existing housing affordable. Because the majority of the housing stock is more than 40 years old (nearly 66 percent), significant rehabilitation needs are anticipated. A number of factors can cause residential units to become unsafe or unhealthy to live in.

Preventing these problems from occurring and addressing them when they do occur protect the safety and welfare of the residents and assist in meeting housing needs throughout Redondo Beach. The City will focus its efforts on rehabilitation, code enforcement, and preserving existing affordable units to take a proactive approach to conserving the current housing stock.

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GOAL 1.0 Maintain and enhance the existing viable housing stock and neighborhoods within Redondo Beach.

Policy 1.1 Enforce adopted code requirements that set forth the acceptable health and safety standards for the occupancy of existing housing.

Policy 1.2 Continue to offer assistance to low income households for emergency repairs and comply with the Mills act to encourage the maintenance and repair of the City’s historical structures.

Policy 1.3 Work with property owners and nonprofit housing providers to preserve existing housing for low and moderate income households.

Policy 1.4 Promote the use of energy conservation techniques and features in the rehabilitation of existing housing.

Program 1: Mobility Access/Emergency Repair Program
The Mobility Access/Emergency Repair Program provides a grant up to $2,500 for special mobility access repairs for lower income disabled Redondo Beach homeowners (including those with developmental disabilities). Eligible repairs are those necessary to correct health and safety hazards. Repairs are restricted to electrical repairs, plumbing repairs, replacement of hot water heaters, and heating repair. Under the Mobility Access component, the program provides special repairs for disabled homeowners such as installation of grab bars and access ramps.
2021-2029 Objectives and Timeframe:
• Provide services to 10 1ower income (including extremely low income) Redondo Beach homeowners each year for a total of 80 households. • Promote program to residents through brochures at public counters and information on City website.

Responsible Agency: Community Services Department
Funding Sources: CDBG funds
Program 2: Preservation of Affordable Housing
California Government Code Section 65583(a)(8) requires the Housing Element to include an analysis of existing assisted housing developments that are “at risk” (eligible to change from low-income housing to market-rate housing during the next ten years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use). Assisted housing developments are defined as multi-family rental housing that receives government assistance under federal, state and local funding programs. Assisted housing also includes multifamily rental units developed pursuant to a local inclusionary housing program, used to qualify for a density bonus, or other conditions for project approval such as development agreements.

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Of the assisted housing developments listed in Table H-29, two include units that are “at risk” of converting to market rents. One of the projects, Seaside Villa, is “at risk” due to potential termination of Section 8 subsidy contracts. The second project, Seasons Senior Apartments, is “at-risk” due to the expiration of a 30-year covenant. As funding permits, the City will work to preserve the affordability of these units to maintain the stock of needed senior affordable housing in the community.
2021-2029 Objectives and Timeframe:
• Monitor the status of Seaside Villa and Seasons Senior Apartments annually. • Ensure residents are notified by the property owner once a Notice of Intent to opt out of low income use is filed. Pursuant to new State law, notices must be sent out by property owners three years, one year, and six months prior to opting out. • Contact nonprofit affordable housing providers with capacity to acquire and manage at-risk projects in Redondo Beach to explore preservation options if a Notice of Intent to opt out of low income use is filed.
• Support funding applications by qualified nonprofit affordable housing providers to pursue funding at the State and federal levels for preserving existing affordable housing.

Responsible Agency: Community Services Department
Funding Sources: State and federal funds as available
B. Assist in the Development of Affordable Housing
Providing affordable housing is essential for a healthy community. In addition to a diverse mix of housing types, it is necessary to make available housing for residents of all income levels. Seeking funding from varied sources increases the opportunities for development of affordable housing units.

Recognizing that homeownership plays a significant role in establishing strong neighborhoods and a sense of community pride, the City supports programs that make purchasing a home a realistic option for lower income households.

GOAL 2.0 Assist in the provision of housing that meet the needs of all economic segments of the community.

Policy 2.1 Facilitate homeownership opportunities for low and moderate income households.

Policy 2.2 Use density bonuses and other incentives to facilitate the development of new housing for lower and moderate income households, including extremely low income households.

Policy 2.3 Create collaborative partnerships with non-profit and for-profit developers to maximize resources available for the provision of housing affordable to lower income households.

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Policy 2.4 Address the housing needs of special populations and extremely low income households through emergency shelters, transitional housing, supportive housing, and single-room occupancy units.

Policy 2.5 Promote the use of energy conservation features in the design of residential development to conserve natural resources and lower energy costs.

Program 3: Inclusionary Housing
The City is pursuing the adoption of an inclusionary housing program as a tool to create affordable housing in the community. As part of this effort, the City is conducting a feasibility study to evaluate various program parameters. On January 12, 2021, the City Council received a presentation on inclusionary housing and provided direction on potential parameters for the program.
2021-2029 Objectives and Timeframe:
• Pursue adoption of an inclusionary housing program by the end of 2021.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Program 4: Housing Choice Voucher (Section 8) Program
This program assists extremely low and very low income persons in securing decent, safe and sanitary, privately owned housing. Tenants select their own rental housing, within the program guidelines. The housing may be an apartment, a house, or a mobile home. In all instances, the unit must be clean, in good condition and safe. Also, the rent must not exceed the program limits (which vary based on unit size and type), and must be appropriately priced for the size, condition and location of the unit. The program is open to families and individuals; however, preference is given to families, elderly persons, and persons with disabilities. Eligible tenants pay 30 to 40 percent of their adjusted monthly income toward the rent and utilities. The City (using money appropriated by HUD) pays the remaining portion of the rent directly to the landlord on behalf of the tenant. The Redondo Beach Housing Authority administers the Housing Choice Voucher program. The Redondo Beach Housing Authority provides rental subsidies to approximately 437 Voucher Program participants each month. As of 2020, there are currently 4,500 households on the waiting list. 2021-2029 Objectives and Timeframe:
• Continue to provide Housing Choice Voucher to extremely low and very low income households with the goal of increasing assistance to 633 households annually, consistent with the Housing Authority Five-Year Plan.
• Increase outreach and education on the State’s new Source of Income protections as required by SB 329 and SB 222. Both bills require all landlords to accept Housing Choice Vouchers, Veterans Affairs Supportive Housing (VASH), and other forms of public assistance as legitimate sources of income for rent payments.

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• Annually, evaluate payment standards to ensure that consideration is given regarding local market conditions and rent reasonableness in an effort to increase voucher utilization.

Responsible Agency: Redondo Beach Housing Authority
Funding Sources: Section 8 funds
Program 5: Services and Shelter for the Homeless
The City will work to address the emergency shelter, transitional and supportive housing needs of homeless individuals and families. The City has signed a funding agreement of the Los Angeles County Development Authority to jointly support the pallet shelters in Redondo Beach through July 2022, with the option to extend and expand the operation of this facility.

In addition, the City will continue to support and assist agencies that provide services for the homeless and persons with special needs. Specifically, the City has utilized CDBG funds for a range of services that benefit primarily extremely low and very low income households.

These include:
• 1736 Family Crisis Center: Counseling for residents at risk of becoming homeless. • First United Methodist Church Shared Bread Program: Meals, clothing, and hygienic supplies for the homeless.
• Salvation Army Meals on Wheels: Home delivered meals to seniors. • St. Paul’s United Methodist Church (Project Need): Meals and food pantry programs to assist the homeless.
2021-2029 Objectives and Timeframe:
• Continue to provide CDBG funding to agencies that operate emergency shelters, transitional housing, and supportive services for the homeless and persons with special needs.
• Before June 2022, evaluate the need and financial feasibility of maintaining the pallet shelters.

Responsible Agency: Community Services Department
Funding Sources: CDBG funds
Program 6: Affordable Housing Development
The City utilizes a variety of incentives to facilitate affordable housing development, including:
• Density bonuses;
• Deferral of development fees until the issuance of Certificates of Occupancy; • Waiver of Quimby fees for affordable housing development; and • Senior Housing Ordinance.

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2021-2029 Objectives and Timeframe:
• Continue to promote the availability of incentives for affordable housing development on the City website.
• At least every other year, conduct an affordable housing meeting with affordable housing developers and invite proposals from interested developers. Support funding applications for projects that include a portion of the units as housing affordable to extremely low income households, especially those with special housing needs (such as seniors and persons with disabilities, including those with developmental disabilities), provided that the proposed projects are consistent with the City’s General Plan and applicable specific plans.
• Pursue additional State (e.g. State funds for transit-oriented development and infrastructure improvements) and federal funding for affordable development.

Annually check the websites of HUD, State HCD, and Los Angeles County Development Authority (LACDA) for potential funding sources and apply for eligible programs.
• Facilitate the development of 300 housing units affordable to lower income households through incentives, project conditions, development agreements, and/or other mechanisms.

Responsible Agency: Community Development Department
Funding Sources: State and federal funds as available
Program 7: Green Task Force
The Green Task Force's Sustainable City Plan includes the following housing and building related recommendations:
• Green Building Incentives: Develop a set of incentives in the form of rebates, space offset programs, and recognition programs for green/sustainable building practices. • Fee Structure: Balance fee structure to accommodate rebate incentives given for green homeowners, and builders.
• LEED Standards: Adopt LEED standards for all city buildings. • Ordinance Update: Review and update ordinances to support LEED compliant measures.
• Staff Training: Train appropriate city staff and acquire LEED certification to eliminate need for hiring LEED consultants.
• Educational Plan: Implement an educational plan, including web access and distribution of green vendors and services, for all constituents - homeowners, developers, builders, Chamber of Commerce, regional networks, etc.

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2021-2029 Objectives and Timeframe:
• Continue to promote and implement the policies outlined in the Sustainable City Plan, particularly those policies applicable to residential and mixed use developments.

Responsible Agency: City Council; Green Task Force; Community Services Department Funding Sources: General funds
C. Provide Adequate Housing Sites
A major element in meeting the housing needs of all segments of the community is the provision of adequate sites that can facilitate the development of all types, sizes and prices of housing. Households of different ages, types, incomes, and lifestyles have different housing needs and preferences that evolve over time and in response to changing life circumstances.

Providing an adequate supply and diversity of housing accommodates changing housing needs of residents. The Redondo Beach General Plan and Zoning Ordinance establish where housing may locate. To provide adequate housing and maximize use of limited land resources, new development should be constructed at appropriate densities that maximize the intended use of the land.

GOAL 3.0 Provide suitable sites for housing development which can accommodate a range of housing by type, size, location, price, and tenure.

Policy 3.1 Implement land use policies that allow for a range of residential densities and products, including low-density single-family uses, moderate-density townhomes, and higher-density apartments, condominiums, and units in mixed-use developments.

Policy 3.2 Encourage development of residential uses in strategic proximity to employment, recreational facilities, schools, neighborhood commercial areas, and transportation routes.

Policy 3.3 Encourage transit-oriented developments near the Green Line station as a means of providing workforce housing, promoting use of public transit, and reducing energy consumption.

Policy 3.4 Encourage compatible residential development in areas with recyclable or underutilized land.

Policy 3.5 Allow flexibility within the City’s standards and regulations to encourage a variety of housing types.

Program 8: Residential Sites Inventory and Monitoring of No Net Loss For the 6th cycle Housing Element, the City has been assigned a Regional Housing Needs Assessment (RHNA) of 2,490 units (936 very low income, 508 low income, 490 moderate income, and 556 above moderate income units). The City is updating its General Plan, with an anticipated adoption by November 2022 and put on the ballot for Measure DD public vote in March 2023.

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To accommodate the RHNA, the City has identified potential capacity for 1,173 units (208 lower income, 607 moderate income, and 358 above moderate income) on vacant/nonvacant sites in areas where the current land use designations would remain. In addition, potential capacity for 1,316 units (1,266 lower income and 50 moderate income units) could be accommodated on vacant/nonvacant sites in areas proposed with new General Plan land use designations (primarily through the Housing Overlay) that could accommodate residential development. Table H-43 on page 77 outlines the designations and summary of estimated capacity on vacant/nonvacant sites in those proposed designations.

To ensure that the City monitor its compliance with SB 166 (No Net Loss), the City will develop a procedure to track:
• Unit count and income/affordability assumed on parcels included in the sites inventory.
• Actual units constructed and income/affordability when parcels are developed. • Net change in capacity and summary of remaining capacity in meeting remaining Regional Housing Needs Allocation (RHNA).
2021-2029 Objectives and Timeframe:
• Adopt the Recommended Land Use Plan (Figure H-1) that provides increased residential development capacity by November 2022. Specifically, ensure that the updated General Plan offer adequate capacity for at least 1,266 lower income units through the Residential Overlay that establishes a minimum density of 20 units per acre and a maximum density of 45 to 60 units per acre, depending on location. • Update the Zoning Ordinance by November 2023 to implement the updated General Plan.
• Develop a procedure in 2022 to monitor the development of vacant and nonvacant sites in the sites inventory and ensure adequate sites are available to meet the remaining RHNA by income category.
• Provide information on available sites and development incentives to interested developers and property owners on City website.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Program 9: By-Right Approval for Projects with 20 Percent Affordable Units Pursuant to AB 1397 passed in 2017, the City will amend the Zoning Ordinance to require by-right approval of housing development that includes 20 percent of the units as housing affordable to lower income households, on sites being used to meet the 6th cycle RHNA that meet the following:

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• Reusing of nonvacant sites previously identified in the 5th cycle Housing Element (see Appendix B).
• Rezoning of sites where the rezoning occurs pass the October 15, 2021 statutory deadline.
2021-2029 Objectives and Timeframe:
• Amend Zoning Ordinance to provide by-right approval pursuant to AB 1397 within one year of Housing Element adoption.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Program 10: Replacement Housing
Development on nonvacant sites with existing residential units is subject to replacement requirement, pursuant to AB 1397. The City will amend the Zoning Code to require the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in State Density Bonus Law.
2021-2029 Objectives and Timeframe:
• Amend Zoning Ordinance to address replacement requirement pursuant to AB 1397 within one year of Housing Element adoption.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
Program 11: Small Lot Development/Lot Consolidation
This residential sites inventory for the 6th cycle RHNA focuses primarily on sites that are larger than 0.5 acres (see Appendix B). However, some parcels are small and owned by individual owners. Given the City’s highly urbanized character, small infill projects would be an appropriate and feasible development pattern to accommodate these housing units in the community, as demonstrated by the City’s current trend. The City will develop appropriate incentives and development standards to facilitate lot consolidation for affordable housing development.
2021-2029 Objectives and Timeframe:
• As part of the Zoning Ordinance update to implement the updated General Plan, develop appropriate incentives, development standards (such as reduced minimum lot size), and review procedures to facilitate small lot development and lot consolidation for affordable housing development by ________.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
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Program 12: Accessory Dwelling Units (ADUs)
ADU is an important alternative option for affordable housing. To facilitate ADU development, the City will explore options to encourage the construction of ADUs in the community. Options to explore may include increased outreach and education, technical/resources guides online, and/or pre-approved plans. 2021-2029 Objectives and Timeframe:
• Facilitate the development of 240 ADUs over eight years. • Explore tools to facilitate ADU construction in 2022. • In 2025, monitor the ADU development trend to ensure the City is meeting its projection goal. If necessary, the City will make adjustment to its incentives for ADU construction.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
D. Remove Governmental Constraints
Pursuant to State law, the City is obligated to address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing. Removing constraints on housing development can help address housing needs in the City by expediting construction, and lowering development costs.

GOAL 4.0 Mitigate any potential governmental constraints to housing production and affordability.

Policy 4.1 Review and adjust as appropriate residential development standards, regulations, ordinances, departmental processing procedures, and residential fees related to rehabilitation and construction that are determined to be a constraint on the development of housing, particularly housing for lower and moderate income households and for persons with special needs.

Policy 4.2 Ensure that water and sewer service providers prioritize service allocations to affordable housing projects, pursuant to State law.

Program 13: Amendments to the Zoning Ordinance
The City will be updating its Zoning Ordinance to implement the new General Plan. As part of that Zoning Ordinance update, the following topics will be addressed:

Density Bonus: The State density bonus law has been amended numerous times in recent years, including the following:

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• AB 1763 (Density Bonus for 100 Percent Affordable Housing) – Density bonus and increased incentives for 100 percent affordable housing projects for lower income households.
• SB 1227 (Density Bonus for Student Housing) - Density bonus for student housing development for students enrolled at a full-time college, and to establish prioritization for students experiencing homelessness.
• AB 2345 (Increase Maximum Allowable Density) - Revised the requirements for receiving concessions and incentives, and the maximum density bonus provided.

Transitional and Supportive Housing (SB 2, SB 745, and AB 2162): Pursuant to SB 2 and SB 745, transitional and supportive housing constitutes a residential use and therefore local governments cannot treat it differently from other types of residential uses (e.g., requiring a use permit when other residential uses of similar function do not require a use permit). The City will amend the Zoning Ordinance to define transitional and supportive housing pursuant to California Government Code Sections 65582(f),(g), and (h) and to permit transitional and supportive housing in all zones where residential uses are permitted, subject to the same development standards and permitting processes as the same type of housing in the same zone.

AB 2162 requires that permanent supportive housing project of up to 50 units be permitted by right in zones where multi-family and mixed-use developments are permitted, when the development meets certain conditions, such as providing a specified amount of floor area for supportive services. The bills also prohibit minimum parking requirements for supportive housing within ½ mile of a public transit stop.

Emergency Shelters (AB 139): This bill requires local jurisdictions to amend its zoning provisions for emergency shelters, establishing parking requirements based on staffing level only.

Low Barrier Navigation Center (AB 101): This bill requires local jurisdictions etablish provisions for Low Barrier Navigation Centers (LBNC) as development by right in areas zoned for nonresidential zones (including mixed use zones as required by law) permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.”
Affordable Housing Streamlined Approval (SB 35): The City will establish a streamlined, ministerial review process for qualifying multi-family residential projects.

Single Room Occupancy (SRO) Housing: The Redondo Beach Zoning Ordinance does not contain specific provisions for SRO units. The Zoning Ordinance is in the process of being City of Redondo Beach
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amended to specifically address the provision of SRO units as a conditionally permitted use in the C-4 zone outside the Coastal Zone.

Manufactured/Factory-Built Housing: The City will amend its Zoning Ordinance to address the provisions for manufactured/factory-built housing. Such units meeting the standards established in Title 25 of the California Code of Regulations and installed on a permanent foundation will be considered a single-family unit.

Employee Housing: The City will amend the Zoning Ordinance to address the provision of employee housing for six or fewer employees as a regular residential use.

Reasonable Accommodation: The City of Redondo Beach does not currently have a formal ministerial process for persons with disabilities to seek relief from the strict or literal application of development standards to enable them to enjoy their dwellings like other residents in the City. Decisions are currently made on a case-by-case basis.

The City will amend the Zoning Ordinance to provide a formal process for providing reasonable accommodation to persons with disabilities. The process will be available to a person, a business, or organization making a written request for reasonable accommodation in the application of land use or zoning provisions in order to facilitate the development of housing for persons with disabilities. The request will be reviewed and determined by the Community Development Director or his designee.

Definition of Family: The City’s Zoning Ordinance contains a definition of family that may be considered restrictive. The City will amend the Ordinance to either remove the definition or adopt an inclusive definition that complies with State and Federal fair housing laws.

Parking Requirements: The City requires two parking spaces per unit regardless of unit size. This parking requirement can potentially discourage the development of small units.

The City will address the parking requirements as part of the City’s General Plan Land Use Element update. The City will take actions to modify the parking standards to reduce the burden on smaller units. .
2021-2029 Objectives and Timeframe:
• Complete Zoning Ordinance amendments outlined above to expand the variety of housing types and remove governmental constraints by November 2023 as part of the Zoning Ordinance update to implement the updated General Plan. • Annually review the Zoning Ordinance for compliance with State law and to identify potential constraints and amend the Zoning Ordinance as necessary.

Responsible Agency: Community Development Department
Funding Sources: Departmental budget
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Program 14: Monitoring the Effect of Article 27 of the City Charter (Measure DD) The voter-initiated Measure DD requires voters’ approval for any major change in land use.

The Recommended Land Use Plan of the General Plan Update proposes new land use designations that represent significant changes in land use, and therefore requires voters’ approval. The General Plan Update will be placed on the ballot by November 2022. Article 27 of the City Charter (Measure DD) is considered by the State Department of Housing and Community Development (HCD) as a potential constraint to the supply of land for residential development.
2021-2029 Objectives and Timeframe:
• Given the statutory requirement to encourage a variety of housing type, the City will continue its outreach and education to help the community understand the importance of the General Plan update.

Responsible Agency: Community Development Department
Funding Sources: Departmental funds
E. Provide Equal Housing Opportunities
To meet the housing needs of all segments of the community, the Housing Plan includes a program to promote housing opportunities for all persons regardless of their special characteristics as protected under State and federal fair housing laws.

GOAL 5.0 Continue to promote equal housing opportunity in the City’s housing market.

Policy 5.1 Provide fair housing services to Redondo Beach residents, landlords, and housing providers, and ensure that they are aware of their rights and responsibilities regarding fair housing.

Policy 5.2 Provide equal access to housing for special needs residents such as the homeless, elderly, and disabled.

Policy 5.3 Promote the provisions of disabled-accessible units and housing for mentally and physically disabled.

Program 2: Fair Housing Program
The City contracts with the Housing Rights Center to educate the public about fair housing laws and to investigate reported cases of housing discrimination. The Housing Rights Center (HRC) is a long-established organization, dedicated to promoting fair housing for all persons.

HRC provides telephone and in-person counseling to both tenants and landlords regarding their respective rights and responsibilities under California and federal laws, as well as City ordinances. HRC has also established an effective and comprehensive outreach and education program. The organization develops and distributes written materials that describe the applicable laws that protect against housing discrimination and ways to prevent housing City of Redondo Beach
2021-2029 Housing Element Page | 95
injustices. Additionally, HRC presents fair housing law workshops and programs to teach communities how to stop housing inequity and investigates housing discrimination complaints brought under both State and Federal fair housing laws. 2021-2029 Objectives and Timeframe:
• Continue to contract with a fair housing service provider to provide fair housing and tenant/landlord services.
• Promote fair housing awareness in City newsletter and website.

Responsible Agency: Housing Rights Center (or other contracted service providers) Funding Sources: CDBG funds
F. Summary of Quantified Objectives
Table H-44: Summary of Quantified Objectives (2021-2029) Extremely
Low Very Low Low Moderate Above Moderate Total
New Construction 20 30 50 100 500 700
ADU Construction 36 36 72 14 82 240
Rehabilitation 0 40 40 0 0 80
Section 8 316 317 0 0 0 633
Preservation of At-Risk Units 10 30 30 0 0 70

City of Redondo Beach
2021-2029 Housing Element Page | A-1
Appendix A: Review of Past Accomplishments
The City’s accomplishments in implementing the fifth cycle (2013-2021) Housing Element are summarized in this Appendix.

Effectiveness in Addressing Special Needs: With limited funding, the City had to discontinue its Deferred Payment Loan and Handyperson programs. Prior to its discontinuation, the Handyperson program benefitted many senior households. With limited, funding, the Mobility Access/Emergency Repair program is the only remaining rehabilitation assistance program offered by the City.

This program primarily benefits seniors and disabled households. The City will pursue additional funding in the future to assist with housing rehabilitation.

The City also utilizes VASH vouchers to house veterans. CDBG funds are also used to assist the homeless. Specifically, the City partnered with the County of Los Angeles to set up a site for pallet shelters, with funding commitments to operate the shelters through June 2022 and an option to extend and expand the operation in the future.

Nevertheless, the extent of special needs in the City far exceeds the City’s funding capacity. The City will continue to pursue additional funding opportunities in the upcoming years.

Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness GOAL 1.0: Maintain and enhance the existing viable housing stock and neighborhoods within Redondo Beach.

Program 1:

Deferred Payment Loan Program
• Annually check the websites of the U.S. Department of Housing and Urban Development (HUD) and the
California Department of Housing and Community
Development (HCD) and/or contact staff for potential
funding sources and as appropriate apply for eligible
programs.
• As part of the City’s Consolidated Plan update, consider the use of CDBG funds as a source of funding for this
program.

Effectiveness: Following the dissolution of
redevelopment and annual funding reductions from
HUD, the City no longer offers deferred loans. There
are a number of active loans from the Loan Program
ongoing and as those properties are involved in
transactions, the loans are repaid to the City. However, these repayments are not adequate to sustain a viable
program.

Continued Appropriateness: The City will pursue
other funding sources for this activity for housing
rehabilitation assistance.

City of Redondo Beach
2021-2029 Housing Element Page | A-2
Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness Program 2:

Handyperson Program
• Annually check the websites of the U.S. Department of Housing and Urban Development (HUD) and the
California Department of Housing and Community
Development (HCD) and/or contact staff for potential
funding sources and apply for eligible programs.
• As part of the City’s Consolidated Plan update, consider the use of CDBG funds as a source of funding for this
program.

Effectiveness: The City refers handyperson inquiries to local social service and faith-based organizations that periodically provide support to qualifying households in need. The City continues to provide services under the
Mobility Access and Emergency Repair Program.

Continued Appropriateness: The City will pursue
other funding sources for this activity for housing
rehabilitation assistance.

Program 3:

Mobility Access/Emergency Repair
Program
• Provide services to 10 1ower income (including
extremely low income) Redondo Beach homeowners
each year for a total of 60 households (15 households
annually).
• Promote program to residents through brochures at
public counters and information on City website
Effectiveness: During the 2013-2021 Housing Element
period, the City to date has successfully provided
assistance to approximately 70 very low- and lowincome households under the Mobility Access/Emergency Repair Program using CDBG funds.

Continued Appropriateness: This program continues
to be appropriate and is included in the 2021-2029
Housing Element Update.

Program 4:

Preservation of Affordable Housing at
Risk of Converting to Market Rate
• Monitor the status of Seaside Villa and Heritage Pointe annually.
• Ensure residents are notified by the property owner once a Notice of Intent to opt out of the Section 8 contract is filed.
• Contact nonprofit developers with capacity to acquire and manage at-risk projects in Redondo Beach to
explore preservation options if a Notice of Intent to opt out of the Section 8 contract is filed.
• Support funding applications by qualified nonprofit
developers to pursue funding at the State and federal
levels for preserving existing affordable housing.

Effectiveness: Opting out of the Section 8 program
requires a three-year notice to the tenants. Seaside Villa has opted to enter into a new 5-year contract with HUD
for their continued participation in the HUD funded
Section 8 program. However, two projects that had
affordability covenants due to density bonus and
development agreements are no longer deed restricted
as affordable housing.

Continued Appropriateness: The City will continue to
facilitate the preservation of at-risk housing. This
program is updated and included in the 2021-2029
Housing Element.

City of Redondo Beach
2021-2029 Housing Element Page | A-3
Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness GOAL 2.0: Assist in the provision of housing that meet the needs of all economic segments of the community.

Program 5:

Section 8 Housing Choice Voucher
Program
• Continue to provide Section 8 vouchers to approximately 467 extremely low and very low income households
annually.
• Petition to HUD for additional funding to assist an
increased number of households.
• Promote program to property owners/landlords to accept Section 8 vouchers.

Effectiveness: The Redondo Beach Housing Authority
(RBHA) provides rental subsidies to 437 Section 8
Voucher Program participants each month. The current
goal as outlined in the RBHA's 5 year and 1-year
agency plans is to provide assistance to 633 families. As of 2020, there are nearly 4,506 households on the
waiting list.

Continued Appropriateness: This program remains an
important resource for extremely low and very low
income households and is included in the 2021-2029
Housing Element Update.

Program 6:

Services for the Homeless
• Continue to provide CDBG funding to agencies that
operate emergency shelters, transitional housing, and
supportive services for the homeless and persons with
special needs.

Effectiveness: The City continues to utilize CDBG
funds to support homeless shelters and provide
homeless services. Specifically, the City has provided
CDBG funds for the following organizations: Shared
Bread and St. Paul’s United Methodist Church.

Additionally, beginning in 2016, the City initiated a
contract with People Assisting The Homeless (PATH) to
provide coordinated entry services to those individuals experiencing homelessness and or facing the possibility of homelessness.

Redondo Beach is working with HUD-VASH (Housing
and Urban Development and Veterans Affairs
Supportive Housing) to find permanent housing for
homeless veterans. Redondo Beach Housing Authority
has a total of 23 veterans housed in Redondo Beach
under the HUD-VASH program. The goal of the RBHA is
to utilize all 40 VASH vouchers allocated to the City. The City also recently approved, 11/10/20, "Pallet Shelter
City of Redondo Beach
2021-2029 Housing Element Page | A-4
Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness Transitional Housing" at a location near the Galleria to support the local homeless population. Funding was
provided from a combination of Federal, County, and
local resources.

Continued Appropriateness: This program is included
in the 2021-2029 Housing Element Update.

Program 7:

Affordable Housing Development
• Continue to promote the availability of incentives for affordable housing development on the City website.
• At least every other year, conduct an affordable housing meeting with affordable housing developers and invite
proposals from interested developers.
• Pursue additional State (e.g. State funds for transitoriented development and infrastructure improvements) and federal funding for affordable development in
conjunction with mixed use development on Galleria and
Green Line station sites.

Effectiveness: The City continues to monitor
affordable housing development funding through the
State Cap and Trade program.

The Galleria, a Commercial-Retail/Hotel/Office and
Residential Mixed Use Project included the development
of 300 residential apartments, with 10% (30 units) very low income deed restricted or 20% (60 units) low
income deed restricted has been approved on a
property zoned CR (Commercial Regional - allows
mixed used residential). Up to 60 of the units are to be set aside as affordable housing. The specific income
level of the affordable units will be "very low or low
income".

Continued Appropriateness: The City will continue to
offer incentives for affordable housing. This program is included in the 2021-2029 Housing Element Update.

Program 8:

Green Task Force
• Continue to promote and implement the policies outlined in the Sustainable City Plan, particularly those policies applicable to residential and mixed-use developments.

Effectiveness: As a result of its Green Task Force, and its Sustainable City Plan, the City continues to track
towards the following housing and building
recommendations:

Sustainability: Added the following core value to its
Strategic Plan:

City of Redondo Beach
2021-2029 Housing Element Page | A-5
Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness “Environmental Responsibility. The City incorporates
environmentally sustainable practices, policies, and
programs and educate the public to preserve our quality of life for future generations.”
Support for RBUSD Environmental Programs: City staff
conducts regular training programs w/Redondo Beach
Unified School District (RBUSD) students on various
environmental and sustainable programs regularly
applied to development projects by the City.

Fee Structure: The City Council approved Tier 1 & Tier 2 rebate programs.

Public Education Program: Green Building consumer
education materials are available at the Building counter and on the City's website.

Historical Specimen Tree Protection: Existing code
provides for applications to designate trees as historic landmarks. All trees with trunk sizes over 6" in diameter are eligible.

High Profile City Projects: LED streetlight fixtures
installation completed along Artesia Blvd., the
Esplanade, and in Riviera Village.

Renewable Energy Project Financing: The City Council
adopted Resolution to participate in Los Angeles County AB-811 program.

LEED Standards: North Branch Library certified as
LEED Gold Building.

City of Redondo Beach
2021-2029 Housing Element Page | A-6
Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness Staff Training: Staff attended California Building Officials (CALBO) Green workshops.

Integrated Bicycle Master Plan: On 5/21/13, the City
Council approved a letter of agreement with LA Metro
for the Bicycle Transportation Plan Implementation
Project.

Continued Appropriateness: This program continues
to be appropriate and is included in the 2021-2029
Housing Element Update.

GOAL 3.0: Provide suitable sites for housing development which can accommodate a range of housing by type, size, location, price, and tenure.

Program 9:

Residential Sites Inventory
• Maintain an inventory of adequate sites and provide sites information to interested developers
• Update inventory annually to ensure adequate sites are available to accommodate the City’s remaining RHNA.

Effectiveness: The City has continued to maintain its
sites inventory that is adequate to accommodate its
RHNA. Additional sites and capacity for the provision of affordable housing have been identified in order to
accommodate the City's recently 6th cycle RHNA.

Continued Appropriateness: This program is included
in the 2021-2029 Housing Element Update.

Program 10:

Sites Inventory Monitoring for “No
Net Loss”
• Develop evaluation procedure to implement Government
Code section 65863 by July 1, 2014.

Effectiveness: The City has improved its GIS
capability, allowing better correlation with residential sites inventory and building permit data. Additionally for all residential projects proposed for sites included on the City's existing sites inventory list, if the development does not include affordable housing and/or maximum
allowable residential density and analysis is included
that ensures RHNA capacity can still be accommodated
on the remaining sites inventory.

City of Redondo Beach
2021-2029 Housing Element Page | A-7
Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness Continued Appropriateness: The City will continue to
monitor its residential capacity. This program is
included in the 2021-2029 Housing Element Update.

Program 11:

Small Lot Development/Lot
Consolidation
• Develop in 2018/2019 appropriate incentives,
development standards (such as reduced minimum
lot size), and review procedures to facilitate small lot development particularly for MU zone properties.
• Develop in 2018/2019 appropriate incentives,
development standards, and review procedures to
facilitate lot consolidation for affordable housing
development.

Effectiveness: Developers in the City has been able to
assemble properties for development and reach an
average density that is approaching the maximum
density.

Continued Appropriateness: The City will continue to
monitor its residential standards. This program is
included in the 2021-2029 Housing Element Update.

Program 12:

Mixed-Use Housing Development
• Continue marketing mixed use development and
annually conduct marketing events.

Effectiveness: In 2011, the City amended the land use
regulations and development standards related to
building height, permitted uses and parking
requirements within the Mixed Use (MU) and Regional
Commercial (RC) zones. These amendments were
intended to ensure that residential uses in the City’s
mixed use zones were not adversely impacted by
adjacent commercial uses.

Since 2014, the following mixed use developments have
been developed or proposed in the City:

Legado Mixed Use Project
A 115-unit mixed use project has been approved at
1700 S. Pacific Coast Highway. This project is adjacent to Site #1 (Pacific Coast Highway Mixed Use) in the
Residential Sites Inventory (discussed below).
219 Avenue I Mixed Use Project
A mixed use project consisting of 12 apartment units
and 6,000 square feet of commercial development has
City of Redondo Beach
2021-2029 Housing Element Page | A-8
Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness been approved on a property zoned MU-3C within the
Coastal Zone. Two of the units will be set aside as
affordable housing. The specific income level of the
affordable units has not been determined. For purpose
of this update, moderate income level is assumed.

Seabreeze Mixed Use Project
Similar to the Legado Project discussed above, is a 52- unit residential condominium project with approximately 10,000 square feet of commercial space, currently under construction and also demonstrates the feasibility of
intensification along S. Pacific Coast Highway.

The Galleria Project: This is a CommercialRetail/Hotel/Office and Residential Mixed Use Project that includes the development of 300 residential
apartments, with 10% (30 units) very low income deed
restricted or 20% (60 units) low income deed restricted and was approved in 2019 on a property zoned CR
(Commercial Regional - allows mixed used residential).

Up to 60 of the units are to be set aside as affordable housing. The specific income level of the affordable
units will be either "very low or low income".

Continued Appropriateness: The Recommended
Land Use Plan for the General Plan update emphasizes
the Residential Overlay for increased residential
development capacity.

Program 13:

Transit-Oriented Development
• The City of Redondo Beach will be reviewing and refining the Model TOD Ordinance as part of their General Plan
Land Use Element update.

Effectiveness: The City has reviewed zoning
designations in proximity to the existing Green Line
station at Marine Avenue and the future Green Line
station planned near the Galleria development and is
City of Redondo Beach
2021-2029 Housing Element Page | A-9
Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness proposing to increase residential densities in these
areas.

Continued Appropriateness: The concept of TOD is
incorporated into the City’s Recommended Land Use
Plan for the General Plan update.

GOAL 4.0: Mitigate any potential governmental constraints to housing production and affordability.

Program 14:

Amendments to the Zoning
Ordinance
• Annually review the Zoning Ordinance to identify
potential constraints and amend the Zoning Ordinance as necessary.

The City's Accessory Dwelling Units ordinance with
updated in 2019 and again in 2020 to be consistent with recent changes in State Housing Law. Additionally the
City adopted an Emergency Shelters Ordinance in 2017.

Planned Zoning Ordinance Amendments to
address/update specific provisions for Transitional
Housing and Supportive Housing are forthcoming in
conjunction with the Zoning Ordinance update to
implement the updated General Plan.

Continued Appropriateness: Additional amendments
to the City's Zoning Ordinance are included in the 2021- 2029 Housing Element Update.

Program 15:

Monitoring the Effect of Article 27 of
the City Charter (Measure DD)
• Annually review the level of development activities in high density residential and mixed use areas and ensure that there is an adequate supply of sites to accommodate the RHNA.
• Monitor development trends and applications for rezoning where Measure DD is triggered to assess if such trends
warrant a review of Measure DD.

Effectiveness: There have not been any applications
for rezoning where Measure DD has been triggered
except for the provision/allowing a 98-Unit Assisted
Living Facility on a property zoned P-CF. The subject
property in this case was granted the zone change and
the ballot measure passed. This facility has now been
constructed and is fully operational.

Continued Appropriateness: This program is included
in the 2021-2029 Housing Element Update.

GOAL 5.0: Continue to promote equal housing opportunity in the City’s housing market regardless of age, race, color, sex, marital status, familial City of Redondo Beach
2021-2029 Housing Element Page | A-10
Review of Past Accomplishments
Program Objectives Effectiveness and Continued Appropriateness status, national origin, ancestry, religion, sexual orientation, source of income or any other arbitrary factors.

Program 16:

Fair Housing Program
• Continue to contract with a fair housing service provider to provide fair housing and tenant/landlord services.
• Promote fair housing awareness in City newsletter and website.

Effectiveness: As a CDBG entitlement jurisdiction, the
City continues to utilize CDBG funds to support the
Housing Rights Center which provides fair housing
services for residents and landlords.

Additionally, the City adopted a Resolution in late 2019 to effectively stay any evictions prior to the States
enactment of Rent Control.

Continued Appropriateness: This program is included
in the 2021-2029 Housing Element Update.

Summary of Quantified Objectives and Accomplishments (2013-2021) Extremely
Low Very Low Low Moderate Above Moderate Total
Objectives
New Construction 186 186 223 238 564 1,397
Rehabilitation 0 4 16 40 0 60
Section 8 233 234 0 0 0 467
Preservation of At-Risk Units 0 68 41 0 0 109
Accomplishments
New Construction
(Remaining RHNA) 0 2 40 2 515 559
Rehabilitation 30 30 10 0 0 70
Section 8 233 234 0 0 0 467
Preservation of At-Risk Units 0 68 41 0 0 109
Income distribution of rehabilitation accomplishments is estimate only as seniors and disabled are presumed to be very low income without the need for income verification under the CDBG program.

City of Redondo Beach
2021-2029 Housing Element Page | B-1Appendix B: Detailed Residential Sites Inventory The detailed sites inventory for the 6th cycle RHNA is provided in this appendix. Table B-1 includes parcels that are not being re-designated with the exception of MU-3 becoming MU-2. Table B-2 are parcels that will be redesignated as a result of the new General Plan.

Residential RecyclingChurch PropertiesMU-1MU-2Kingsdale - Residential OverlayNorth Tech - Residential Overlay190th Street - Residential OverlaySouth of Transit Center - Residential Overlay Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 2608 HUNTINGTON LN 4082006008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.50 1990 2217 WARFIELD AVE 4150001028 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.86 19892231 WARFIELD AVE 4150001036 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.55 19892012 WARFIELD AVE 4150006006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.34 19902111 DUFOUR AVE 4150007019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 19892123 DUFOUR AVE 4150007025 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.57 19892228 WARFIELD AVE 4150008002 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19882226 WARFIELD AVE 4150008003 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19882224 WARFIELD AVE 4150008004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19882220 WARFIELD AVE 4150008006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.73 19882217 DUFOUR AVE 4150008027 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.49 19872219 DUFOUR AVE 4150008028 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.37 19882225 DUFOUR AVE 4150008031 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.62 19903401 VAIL AVE 4150008035 RL R-2 14.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.44 19902227 DUFOUR AVE A 4150008076 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.01 19892227 DUFOUR AVE B 4150008077 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.14 19892206 WARFIELD AVE A 4150008078 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.33 19892206 WARFIELD AVE B 4150008079 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.31 19892104 DUFOUR AVE 4150010010 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.45 19892003 BATAAN RD 4150011016 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.38 19881909 FARRELL AVE 4150013015 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.62 19811919 FARRELL AVE 4150013020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.17 19842008 BATAAN RD 4150014007 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.34 19812015 FARRELL AVE 4150014018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.98 19792110 BATAAN RD 4150015007 RL R-2 14.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19812119 FARRELL AVE 4150015073 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.39 19862228 BATAAN RD 4150016002 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 19862220 BATAAN RD 4150016006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 19862216 BATAAN RD 4150016008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.79 19862223 FARRELL AVE 4150016028 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.85 19842227 FARRELL AVE 4150016030 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 19843201 VAIL AVE 4150016034 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 19902230 BATAAN RD 4150016035 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19902214 BATAAN RD 4150016073 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 19803107 RINDGE LN 4150018004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.14 19802102 FARRELL AVE 4150018011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.07 19782101 ERNEST AVE 4150018013 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 7.59 1978 2103 ERNEST AVE 4150018014 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.47 19782107 ERNEST AVE 4150018016 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.00 19782109 ERNEST AVE 4150018018 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 19782111 ERNEST AVE 4150018019 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.63 19782115 ERNEST AVE 4150018023 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 19782016 FARRELL AVE 4150019003 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.42 19772012 FARRELL AVE 4150019005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 19772010 FARRELL AVE 4150019006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 19772003 ERNEST AVE 4150019013 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.21 19772005 ERNEST AVE 4150019014 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 19802011 ERNEST AVE 4150019017 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.13 19802013 ERNEST AVE 4150019018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.17 19802017 ERNEST AVE 4150019020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.26 19802021 ERNEST AVE 4150019022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.50 19802023 ERNEST AVE 4150019023 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.53 19801911 PERRY AVE 4150021016 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.01 19793006 AVIATION BLVD 4150021021 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.36 19802014 ERNEST AVE 4150022006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19762010 ERNEST AVE 4150022008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.56 19762005 PERRY AVE 4150022029 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19862112 ERNEST AVE 4150023005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19782115 PLANT AVE 4150026020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19692121 PLANT AVE 4150026023 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 1969 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 2004 PERRY AVE 4150027010 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.79 19792002 PERRY AVE 4150027011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.10 19792013 PLANT AVE 4150027019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.71 19792012 PERRY AVE 4150027030 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.41 19871907 ROBINSON ST 4150029013 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.44 19781909 ROBINSON ST 4150029014 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19782010 PLANT AVE 4150030007 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19872011 ROBINSON ST 4150030017 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 19872013 ROBINSON ST 4150030018 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 19872106 PLANT AVE 4150031009 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19842104 PLANT AVE 4150031010 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19842102 PLANT AVE 4150031011 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.38 19852107 ROBINSON ST 4150031016 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19852109 ROBINSON ST 4150031017 RL R-2 14.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.46 19852119 ROBINSON ST 4150031022 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.92 19762220 PLANT AVE 4150032006 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.38 19802206 PLANT AVE 4150032013 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.68 19782219 ROBINSON ST 4150032025 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.14 19782225 ROBINSON ST 4150032028 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.62 19782215 ROBINSON ST 4150032085 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.21 19822304 CURTIS AVE 4153002005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 1984 2301 VOORHEES AVE 4153002008 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.00 19842307 VOORHEES AVE 4153002011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 19842301 CURTIS AVE 4153002023 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 1986 2305 CURTIS AVE 4153002025 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 1986 2314 CURTIS AVE 4153002031 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 1986 2407 MACKAY LN 4153002032 RL R-2 14.5 0.20 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.69 19862309 VOORHEES AVE A 4153002083 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.00 19842309 VOORHEES AVE B 4153002084 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.00 19842311 VOORHEES AVE A 4153002085 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.00 19842311 VOORHEES AVE B 4153002086 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.73 19842305 NELSON AVE 4153003011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.22 19842311 NELSON AVE 4153003014 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.32 19842314 VOORHEES AVE 4153003017 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 19842308 VOORHEES AVE 4153003020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.83 19842402 NELSON AVE 4153006011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.18 19852400 NELSON AVE 4153006012 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.68 19852418 VOORHEES AVE 4153008004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 19772412 VOORHEES AVE 4153008007 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 19772406 VOORHEES AVE 4153008010 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19772404 VOORHEES AVE 4153008011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.91 19812411 RUHLAND AVE 4153008018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 1981 2415 RUHLAND AVE 4153008020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.27 1981 2413 VOORHEES AVE 4153009019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.95 19902415 VOORHEES AVE 4153009020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.01 1977 2416 GATES AVE 4153010004 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.71 19852402 GATES AVE 4153010013 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.02 19802405 CURTIS AVE 4153010026 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.17 1980 2423 CURTIS AVE 4153010031 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 0 0 1 0.52 1979 2414 GRAHAM AVE 4153011005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.13 19812502 GRAHAM AVE 4153014006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19762500 GRAHAM AVE 4153014007 RL R-2 14.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.17 19762502 CURTIS AVE 4153016008 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.78 1976 2500 CURTIS AVE 4153016009 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 1976 2500 VOORHEES AVE 4153017009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 19781920 GRAHAM AVE 4155005008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.48 19811910 GRAHAM AVE 4155005012 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 19861907 GATES AVE 4155005020 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.86 19861913 GATES AVE 4155005023 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.60 19872010 GRAHAM AVE 4155006008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.78 1979 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 2004 GRAHAM AVE 4155006011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 19792019 GATES AVE 4155006023 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.12 19792611 RINDGE LN 4155007001 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.65 19792118 GRAHAM AVE 4155007003 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.03 19792114 GRAHAM AVE 4155007005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.98 19862102 GRAHAM AVE 4155007011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.45 19862100 GRAHAM AVE 4155007012 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 19792106 GRAHAM AVE A 4155007068 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 19842106 GRAHAM AVE B 4155007069 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.33 19792230 GRAHAM AVE 4155008001 RL R-2 14.5 0.20 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.31 19792224 GRAHAM AVE 4155008004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.80 19802222 GRAHAM AVE 4155008005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 19802221 GATES AVE 4155008026 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.68 19802223 GATES AVE 4155008027 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19802204 GRAHAM AVE 4155008033 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.82 19802207 GATES AVE B 4155008097 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.97 19752216 GATES AVE 4155009006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 19752212 GATES AVE 4155009008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.65 19752206 GATES AVE 4155009011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.15 19782228 GATES AVE 4155009033 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 19842120 GATES AVE 4155010002 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.26 19842118 GATES AVE 4155010003 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19842110 GATES AVE 4155010007 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19842121 CURTIS AVE 4155010022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 1983 2108 GATES AVE A 4155010058 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.18 19742108 GATES AVE B 4155010059 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.18 19741923 CURTIS AVE 4155012032 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.06 1975 1925 CURTIS AVE 4155012033 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.35 1975 1927 CURTIS AVE 4155012034 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.01 1975 1929 CURTIS AVE 4155012035 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 1975 1916 CURTIS AVE 4155013011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.29 1981 1910 CURTIS AVE 4155013014 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.18 1981 1919 VOORHEES AVE 4155013030 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19812405 VAIL AVE 4155016034 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 19892220 VOORHEES AVE 4155017006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19872229 RUHLAND AVE 4155017032 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.23 1987 2305 VAIL AVE 4155017033 RL R-2 14.5 0.20 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.94 19872104 VOORHEES AVE A 4155018045 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.34 19892104 VOORHEES AVE B 4155018046 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.34 19871917 RUHLAND AVE 4155020026 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.22 1989 1930 RUHLAND AVE 4155021003 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 1990 1913 NELSON AVE 4155021027 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19891929 NELSON AVE 4155021035 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.01 19892222 RUHLAND AVE 4155024005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.00 1988 2216 RUHLAND AVE 4155024008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 1985 2114 NELSON AVE 4155026025 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 0 0 1 0.12 19901911 HUNTINGTON LN 4156019018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.62 1989 1810 HUNTINGTON LN 4156021008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 1988 1912 HUNTINGTON LN A 4156022058 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.33 1920 1912 HUNTINGTON LN B 4156022059 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.84 1920 2013 HARRIMAN LN 4156023018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.53 19242019 HARRIMAN LN 4156023021 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.56 19242115 HARRIMAN LN 4156024020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.06 19582118 HARRIMAN LN 4156025003 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19682116 HARRIMAN LN 4156025004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.83 19652106 HARRIMAN LN 4156025009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 19522100 HARRIMAN LN 4156025012 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.37 19592111 CLARK LN 4156025018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.07 19602104 HARRIMAN LN B 4156025070 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.24 19902019 CLARK LN 4156026022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.37 1978 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 4156026084 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.32 19634156026085 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.33 1963 1906 HARRIMAN LN 4156027009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19631902 HARRIMAN LN 4156027011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.01 19631900 HARRIMAN LN 4156027012 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 19631901 CLARK LN 4156027013 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 19801913 CLARK LN 4156027019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19631919 CLARK LN 4156027022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.46 19631910 CLARK LN 4156028007 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 19632016 CLARK LN 4156029004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.61 19632006 CLARK LN 4156029009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.13 19632115 MARSHALLFIELD LN 4156030020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.21 19632117 MARSHALLFIELD LN 4156030021 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.31 19632121 MARSHALLFIELD LN 4156030026 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.91 19632119 MARSHALLFIELD LN A 4156030070 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.31 19782119 MARSHALLFIELD LN B 4156030071 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.59 19802511 HUNTINGTON LN 4157017017 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 1978 2403 HUNTINGTON LN 4157018010 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.66 1965 2307 HUNTINGTON LN 4157019016 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.44 1965 2309 HUNTINGTON LN 4157019017 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 1965 2319 HUNTINGTON LN 4157019022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.81 1965 2315 HUNTINGTON LN A 4157019045 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.00 1965 2315 HUNTINGTON LN B 4157019046 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.00 1965 2217 HUNTINGTON LN 4157020022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.49 1968 2212 HUNTINGTON LN 4157021005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 1961 2205 HARRIMAN LN 4157021013 RL R-2 14.5 0.18 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.38 19712213 HARRIMAN LN 4157021017 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.34 19742217 HARRIMAN LN 4157021019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.24 02223 HARRIMAN LN 4157021022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.57 02207 HARRIMAN LN A 4157021068 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.45 19682207 HARRIMAN LN B 4157021069 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.50 19822314 HUNTINGTON LN 4157022005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.08 1924 2306 HUNTINGTON LN 4157022008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.36 1954 2301 HARRIMAN LN 4157022012 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 1925 2313 HARRIMAN LN 4157022018 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19202414 HUNTINGTON LN 4157023005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 1959 2410 HUNTINGTON LN A 4157023067 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.43 1952 2410 HUNTINGTON LN B 4157023068 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.23 1952 2420 HUNTINGTON LN 4157023070 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 1959 2501 HARRIMAN LN 4157024013 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 19582511 HARRIMAN LN 4157024018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.53 19602518 HARRIMAN LN 4157025003 RL R-2 14.5 0.18 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.23 19622512 HARRIMAN LN 4157025006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.50 19642516 HARRIMAN LN B 4157025049 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.00 19542412 HARRIMAN LN 4157026006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.69 19582404 HARRIMAN LN 4157026010 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19542402 HARRIMAN LN 4157026011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 19552403 CLARK LN 4157026014 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.65 19632310 HARRIMAN LN 4157027007 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.76 19592304 HARRIMAN LN 4157027010 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.29 19542321 CLARK LN 4157027023 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.53 19582315 CLARK LN A 4157027060 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.34 19572315 CLARK LN B 4157027061 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.86 19562309 CLARK LN A 4157027063 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.47 19552309 CLARK LN B 4157027064 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.51 19542208 HARRIMAN LN 4157028008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.49 19522213 CLARK LN 4157028019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.73 19492223 MARSHALLFIELD LN 4157029021 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.09 19522316 CLARK LN 4157030004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.34 19902306 CLARK LN 4157030009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.63 1964 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 2302 CLARK LN 4157030011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.49 02303 MARSHALLFIELD LN 4157030014 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.44 19802315 MARSHALLFIELD LN UNIT 4157030020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.82 02408 CLARK LN 4157031008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02409 MARSHALLFIELD LN 4157031017 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.35 02419 MARSHALLFIELD LN 4157031022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.50 02511 RIPLEY AVE 4157032018 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 02309 PULLMAN LN 4158001017 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 5.57 02311 PULLMAN LN 4158001018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 02402 MARSHALLFIELD LN 4158003010 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.35 02204 MARSHALLFIELD LN 4159001010 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.39 02203 PULLMAN LN 4159001014 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 02211 PULLMAN LN 4159001018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02102 MARSHALLFIELD LN 4159002011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 02100 MARSHALLFIELD LN 4159002012 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.57 02013 PULLMAN LN 4159003018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01911 PULLMAN LN 4159004017 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.52 01912 MARSHALLFIELD LN 4159004076 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01911 BELMONT LN 4159005018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.80 01905 BELMONT LN A 4159005080 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.17 01905 BELMONT LN B 4159005081 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.19 02016 PULLMAN LN 4159006004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 02122 PULLMAN LN 4159007001 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.50 02120 PULLMAN LN 4159007002 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.46 02108 PULLMAN LN 4159007008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.36 01007 SLAUSON LN 4159008002 RL R-2 14.5 0.20 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.22 01011 SLAUSON LN 4159008056 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.32 02220 PULLMAN LN 4159008057 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.36 02203 SPEYER LN 4159009016 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.12 02213 SPEYER LN A 4159009040 RL R-2 14.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.30 02213 SPEYER LN B 4159009041 RL R-2 14.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.28 02022 BELMONT LN 4159011001 RL R-2 14.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.59 02006 BELMONT LN 4159011009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.42 02004 BELMONT LN 4159011010 RL R-2 14.5 0.19 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.08 02001 SPEYER LN 4159011013 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.71 02007 SPEYER LN 4159011016 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.89 02003 SPEYER LN A 4159011072 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.86 02003 SPEYER LN B 4159011073 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.86 01922 BELMONT LN 4159012001 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.80 01916 BELMONT LN 4159012004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01914 BELMONT LN 4159012005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 01906 BELMONT LN 4159012009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.20 01909 SPEYER LN 4159012018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.20 01906 SPEYER LN 4159013009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01902 SPEYER LN 4159013011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.31 0808 FLAGLER LN 4159013012 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.81 02022 SPEYER LN 4159014001 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 02003 MORGAN LN 4159014014 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.79 02005 MORGAN LN 4159014015 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.59 02013 MORGAN LN 4159014019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02018 SPEYER LN A 4159014070 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.33 02018 SPEYER LN B 4159014071 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.89 02018 MORGAN LN 4159016011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.42 0 2004 MORGAN LN 4159016018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 02005 HAVEMEYER LN 4159016024 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.42 02007 HAVEMEYER LN 4159016025 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.54 02021 RIPLEY AVE 4159016032 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 01920 MORGAN LN 4159017002 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.31 01913 HAVEMEYER LN 4159017019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.73 01918 HAVEMEYER LN 4159018003 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 0 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 1914 HAVEMEYER LN 4159018005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.56 01915 SPRECKELS LN 4159018020 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.74 01919 SPRECKELS LN 4159018022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.29 01921 SPRECKELS LN 4159018034 RL R-2 14.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.38 01802 SPEYER LN 4160001011 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 01807 MORGAN LN 4160001019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.49 01819 MORGAN LN A 4160001071 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.94 01819 MORGAN LN B 4160001072 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.06 01820 MORGAN LN 4160002002 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.62 01822 HAVEMEYER LN 4160002006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01816 SPRECKELS LN 4160003004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.28 01821 ARMOUR LN 4160003023 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.16 01816 HARRIMAN LN 4161001004 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01812 HARRIMAN LN 4161001006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.71 01808 HARRIMAN LN 4161001008 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.82 01806 HARRIMAN LN 4161001009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 01811 CLARK LN 4161001017 RL R-2 14.5 0.19 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.15 01823 CLARK LN 4161001023 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.39 01806 CLARK LN 4161002009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.37 01805 MARSHALLFIELD LN 4161002015 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.19 01809 MARSHALLFIELD LN 4161002018 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01820 MARSHALLFIELD LN 4161003003 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.65 01806 MARSHALLFIELD LN 4161003010 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.33 01809 PULLMAN LN 4161003019 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 01818 PULLMAN LN 4161004005 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.50 01816 PULLMAN LN 4161004006 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.64 01803 BELMONT LN 4161004015 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.50 01802 PULLMAN LN A 4161004062 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.75 01802 PULLMAN LN B 4161004063 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.33 01811 SPEYER LN 4161005022 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 01816 BELMONT LN 4161005074 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01700 CLARK LN 4161010011 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01716 CLARK LN 4161010028 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01212 FORD AVE 4161011017 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01711 CLARK LN 4161011023 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.41 01721 CLARK LN 4161011028 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.54 01723 CLARK LN 4161011029 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0603 ELVIRA AVE 7508014014 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 0605 ELVIRA AVE 7508014015 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.71 0607 ELVIRA AVE 7508014016 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.48 0611 ELVIRA AVE 7508014018 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.58 0613 ELVIRA AVE 7508014019 RL R-2 14.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0707 ELVIRA AVE 7508015021 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.66 0715 ELVIRA AVE 7508015025 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0717 ELVIRA AVE 7508015026 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0719 ELVIRA AVE 7508015027 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0316 TOPAZ ST 7508015035 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 0710 ELVIRA AVE 7508016009 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0704 ELVIRA AVE 7508016012 RL R-2 14.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.25 0620 ELVIRA AVE 7508017023 RL R-2 14.5 0.19 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 0626 ELVIRA AVE 7508017025 RL R-2 14.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.52 0 628 ELVIRA AVE 7508017026 RL R-2 14.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.58 02004 ERNEST AVE 4150022011 RL R-2 14.5 0.21 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.82 19762315 VOORHEES AVE 4153002015 RL R-2 14.5 0.22 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.38 19842407 CURTIS AVE 4153010027 RL R-2 14.5 0.21 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.11 1980 2501 CURTIS AVE 4153015010 RL R-2 14.5 0.23 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.16 1976 616 ELVIRA AVE 7508017021 RL R-2 14.5 0.25 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.58 01904 PERKINS LN 4082001041 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02703 VANDERBILT LN 4082001042 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.14 02723 GRANT AVE 4082008013 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 2721 CARNEGIE LN 4082011042 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.87 02807 190TH ST 4083016001 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02805 190TH ST 4083016002 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 02783 190TH ST 4083018008 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.41 02781 190TH ST 4083018009 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.96 02779 190TH ST 4083018010 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.84 02777 190TH ST 4083018011 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02775 190TH ST 4083018012 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.16 02773 190TH ST 4083018013 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02771 190TH ST 4083018014 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 03507 VAIL AVE 4150001038 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02220 MANHATTAN BEACH BLVD 4150001043 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.37 02224 MANHATTAN BEACH BLVD 4150001047 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.08 02218 MANHATTAN BEACH BLVD 4150001048 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 02226 MANHATTAN BEACH BLVD 4150001049 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.88 02105 MACKAY LN 4153004024 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 02008 MACKAY LN 4153005011 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.11 02519 GATES AVE 4153014016 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02521 CURTIS AVE 4153015016 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2505 FELTON LN 4153015017 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.34 02523 CURTIS AVE 4153015018 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 0 2511 CURTIS AVE 4153015020 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2520 CURTIS AVE 4153016002 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2517 VOORHEES AVE 4153016063 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 02622 MATHEWS AVE 4153021001 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02107 PERKINS LN 4153022002 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02620 NELSON AVE 4153022003 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.21 02621 MATHEWS AVE 4153022021 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02103 PERKINS LN 4153022023 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 02618 RUHLAND AVE 4153023003 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2616 RUHLAND AVE 4153023004 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2614 RUHLAND AVE 4153023005 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2619 NELSON AVE 4153023021 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02621 NELSON AVE 4153023022 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02623 NELSON AVE 4153023083 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.00 02203 PERKINS LN 4153023084 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.25 02621 VOORHEES AVE 4153025022 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.52 02623 VOORHEES AVE 4153025023 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.12 02405 PERKINS LN 4153025024 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02620 GRAHAM AVE 4153027024 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02701 GATES AVE 4153029006 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 02703 GATES AVE 4153029007 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 02507 INGLEWOOD AVE 4153030026 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 02306 PERKINS LN 4153031005 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.12 02702 MATHEWS AVE 4153032016 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.17 02006 PERKINS LN 4153032018 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02706 MATHEWS AVE 4153032027 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.73 02706 NELSON AVE 4153032056 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01904 GRAHAM AVE 4155005015 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02600 AVIATION BLVD 4155005019 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.24 01904 GATES AVE 4155012018 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.46 01901 CURTIS AVE 4155012021 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.36 0 1903 CURTIS AVE 4155012022 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 1905 CURTIS AVE 4155012023 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.54 0 1900 GATES AVE 4155012039 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2410 AVIATION BLVD 4155013017 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01904 CURTIS AVE 4155013018 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2408 AVIATION BLVD 4155013019 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.09 02210 AVIATION WAY 4155021016 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.59 01904 RUHLAND AVE 4155021017 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 0 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 2208 AVIATION WAY 4155021018 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.56 02105 GREEN LN 4155028037 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02002 MATHEWS AVE 4155030011 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.28 02121 ROCKEFELLER LN 4156009023 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.68 02123 ROCKEFELLER LN 4156009025 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.46 02100 CARNEGIE LN 4156009030 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02101 ROCKEFELLER LN 4156009032 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01705 GREEN LN 4156011026 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.65 01706 FLAGLER LN 4156011034 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.37 01810 CARNEGIE LN 4156012011 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.00 01808 CARNEGIE LN 4156012013 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.86 01805 GRANT AVE 4156013019 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.05 01607 FLAGLER LN 4156013051 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.77 01604 FLAGLER LN 4156014014 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.61 02102 ROCKEFELLER LN 4156016025 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01606 BLOSSOM LN 4156016026 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.83 02100 ROCKEFELLER LN 4156016027 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01804 RINDGE LN 4157005013 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01802 RINDGE LN 4157005014 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01805 SLAUSON LN 4157005026 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.59 02315 CARNEGIE LN 4157006020 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.59 01806 PHELAN LN 4157008011 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.36 01804 PHELAN LN 4157008013 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01704 MACKAY LN 4157010014 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.66 02202 CARNEGIE LN 4157012011 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.24 02200 CARNEGIE LN 4157012012 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01706 RINDGE LN 4157012013 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.23 02420 ROCKEFELLER LN 4157015002 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.29 01607 PHELAN LN 4157015003 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02218 GRANT AVE 4157020003 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.02 01205 LILIENTHAL LN 4158004008 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01203 LILIENTHAL LN 4158004009 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.38 01201 LILIENTHAL LN 4158004010 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.72 02412 RIPLEY AVE 4158004020 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 02421 IVES LN 4158004031 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01105 LILIENTHAL LN 4158004032 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.39 01101 LILIENTHAL LN 4158004033 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.46 0907 LILIENTHAL LN 4158007002 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.75 02420 ALVORD LN A 4158013050 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.32 02420 ALVORD LN B 4158013051 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.23 02519 190TH ST 4158016011 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02517 190TH ST 4158016012 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.42 02515 190TH ST 4158016013 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.08 02511 190TH ST 4158016015 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.34 02507 190TH ST 4158016017 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.23 02505 190TH ST 4158016018 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 02503 190TH ST 4158016019 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02501 190TH ST 4158016020 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02607 190TH ST 4158017012 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 02605 190TH ST 4158017013 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02521 190TH ST 4158017016 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 1725 GRANT AVE 4162003031 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0423 ANITA ST 4186030001 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.50 0403 ANITA ST 4186031025 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 1952405 ANITA ST 4186031026 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 1961411 ANITA ST 4186031029 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.49 1978413 ANITA ST 4186031030 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.23 1978415 ANITA ST 4186031031 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 1955827 N LUCIA AVE 7502001001 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.08 0833 N LUCIA AVE 7502001005 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.02 0 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 841 N LUCIA AVE 7502001007 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.69 0826 N JUANITA AVE 7502001018 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.73 0805 N LUCIA AVE 7502002003 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0821 N LUCIA AVE 7502002009 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.50 0814 N JUANITA AVE 7502002012 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 0810 N JUANITA AVE 7502002014 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.02 0808 N JUANITA AVE 7502002015 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 0707 N LUCIA AVE 7502003005 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.15 0715 N LUCIA AVE 7502003009 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.46 0717 N LUCIA AVE 7502003010 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.50 0712 N JUANITA AVE 7502003026 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.55 0704 N JUANITA AVE 7502003030 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.94 0724 N LUCIA AVE 7502005019 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 0526 N LUCIA AVE 7502025002 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.52 0522 N LUCIA AVE 7502025004 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 0520 N LUCIA AVE 7502025005 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.28 0516 N LUCIA AVE 7502025007 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.11 0507 N MARIA AVE 7502025027 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.93 0531 N MARIA AVE 7502025034 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.48 0 7502025075 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.48 07502025076 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 0 601 N LUCIA AVE 7502026001 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.44 0607 N LUCIA AVE 7502026005 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.41 0628 N JUANITA AVE 7502026016 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.94 0614 N JUANITA AVE 7502026022 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.29 0608 N JUANITA AVE 7502026025 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01019 DIAMOND ST 7502027003 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.58 0521 N LUCIA AVE 7502027012 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.87 0520 N JUANITA AVE 7502027021 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.23 0510 N JUANITA AVE 7502027026 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.14 0813 N JUANITA AVE 7503002007 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.22 0815 N JUANITA AVE 7503002024 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.37 0724 N IRENA AVE 7503004021 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0708 N IRENA AVE 7503004029 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.16 0700 N IRENA AVE 7503004033 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 0615 BERYL ST 7503005027 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.17 0611 BERYL ST 7503005028 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.65 0507 N GERTRUDA AVE 7503010002 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.90 0511 N GERTRUDA AVE 7503010004 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.06 0504 N FRANCISCA AVE 7503010022 RM R-3A 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0527 N FRANCISCA AVE 7503011014 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.10 0524 N ELENA AVE 7503011018 RM R-3A 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0512 N ELENA AVE 7503011024 RM R-3A 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.38 0428 N GERTRUDA AVE 7503019015 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.53 0426 N GERTRUDA AVE 7503019016 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0404 N GERTRUDA AVE 7503019028 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.53 0 721 CARNELIAN ST 7503020033 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.01 0723 CARNELIAN ST 7503020034 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.45 0729 CARNELIAN ST 7503020035 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.10 0731 CARNELIAN ST 7503020036 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.22 0611 N JUANITA AVE 7503022006 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.13 0626 N IRENA AVE 7503022019 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.39 0624 N IRENA AVE A 7503022085 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.93 0624 N IRENA AVE B 7503022086 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.10 0521 N JUANITA AVE 7503023009 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.21 0516 N IRENA AVE 7503023020 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.56 0519 N IRENA AVE 7503024010 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0523 N IRENA AVE 7503024012 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.07 0524 N HELBERTA AVE 7503024014 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0514 N HELBERTA AVE 7503024018 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.23 0 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 529 N HELBERTA AVE 7503025015 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.14 0517 N GUADALUPE AVE 7503026008 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 0519 N GUADALUPE AVE 7503026009 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.20 0521 N GUADALUPE AVE 7503026010 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.77 0525 N GUADALUPE AVE 7503026011 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.67 0527 N GUADALUPE AVE 7503026012 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 0302 N GERTRUDA AVE 7503026029 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 0307 N GERTRUDA AVE 7503027004 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.05 0309 N GERTRUDA AVE 7503027005 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 7.95 0311 N GERTRUDA AVE 7503027006 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0313 N GERTRUDA AVE 7503027007 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0327 N GERTRUDA AVE 7503027014 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.85 0308 N FRANCISCA AVE 7503027026 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.56 0410 EL REDONDO AVE 7504005003 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0715 VINCENT PARK 7504005005 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.01 0104 EL REDONDO AVE 7504006007 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 0619 VINCENT ST 7504006012 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.52 0625 VINCENT PARK 7504006013 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.90 0502 EL REDONDO AVE 7504009002 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.05 0506 EL REDONDO AVE 7504009004 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.59 0508 EL REDONDO AVE 7504009005 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.07 0510 EL REDONDO AVE 7504009006 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 0602 EL REDONDO AVE 7504009010 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0604 EL REDONDO AVE 7504009011 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 0606 EL REDONDO AVE 7504009012 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 0608 EL REDONDO AVE 7504009013 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.14 0710 VINCENT PARK 7504009017 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.13 0610 EL REDONDO AVE 7504009022 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0616 EL REDONDO AVE 7504009024 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.97 0624 EL REDONDO AVE 7504009027 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 0706 EL REDONDO AVE 7504009031 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.96 0712 EL REDONDO AVE 7504009032 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.59 0800 EL REDONDO AVE 7504009034 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.56 0802 EL REDONDO AVE 7504009035 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.00 0814 EL REDONDO AVE 7504009041 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.70 0816 EL REDONDO AVE 7504009042 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0622 VINCENT PARK 7504009046 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.01 0626 VINCENT PARK 7504009048 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.97 0636 VINCENT PARK 7504009081 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.01 0104 N GUADALUPE AVE 7504011007 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0101 N HELBERTA AVE 7504011011 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.60 0109 N HELBERTA AVE 7504011017 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.45 0 615 EL REDONDO AVE 7504011018 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.71 0513 EL REDONDO AVE 7504013027 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.98 0515 EL REDONDO AVE 7504013028 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.45 0517 EL REDONDO AVE 7504013029 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.46 0233 N JUANITA AVE 7504013053 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.20 0228 N IRENA AVE 7504013063 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.84 0104 N IRENA AVE 7504016010 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01008 SPENCER ST 7504017001 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.27 0109 N LUCIA AVE 7504018007 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01019 SPENCER ST 7504019005 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.36 0240 N JUANITA AVE 7504019044 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 0206 N JUANITA AVE 7504019098 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.78 0208 N LUCIA AVE 7504021007 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.55 0206 N LUCIA AVE 7504021008 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.50 01108 VINCENT ST A 7504021070 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.74 01108 VINCENT ST B 7504021071 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.60 0144 N CATALINA AVE 7505005004 RM R-3A 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 0411 EMERALD ST 7505007022 RM R-3A 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.18 0 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 116 S CATALINA AVE 7505014024 RM R-3A 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.24 0122 S CATALINA AVE 7505014026 RM R-3A 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0124 S CATALINA AVE 7505014027 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0115 S PROSPECT AVE 7506001008 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.04 0124 S LUCIA AVE 7506001027 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.04 0126 S LUCIA AVE 7506001028 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.71 01009 GARNET ST 7506001030 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 0109 S LUCIA AVE 7506002010 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0106 S JUANITA AVE 7506002022 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 0108 S JUANITA AVE 7506002023 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.01 0124 S JUANITA AVE 7506002031 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0126 S JUANITA AVE 7506002032 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.66 0911 GARNET ST 7506002034 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.45 0909 GARNET ST 7506002035 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.26 0113 S JUANITA AVE 7506003010 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.14 0103 S JUANITA AVE 7506003015 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.36 0120 S IRENA AVE 7506003027 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.56 0122 S IRENA AVE 7506003028 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.05 0105 S JUANITA AVE A 7506003083 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.32 0105 S JUANITA AVE B 7506003084 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.65 0118 S IRENA AVE A 7506003086 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.31 0118 S IRENA AVE B 7506003087 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.32 0125 S IRENA AVE 7506004005 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.02 0121 S IRENA AVE 7506004007 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.02 0104 S HELBERTA AVE 7506004022 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0106 S HELBERTA AVE 7506004023 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0112 S HELBERTA AVE 7506004026 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.24 0114 S HELBERTA AVE 7506004027 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.41 0116 S HELBERTA AVE 7506004028 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0118 S HELBERTA AVE 7506004029 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0120 S HELBERTA AVE 7506004030 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.12 0122 S HELBERTA AVE 7506004031 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.18 0124 S HELBERTA AVE 7506004032 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 0123 S HELBERTA AVE 7506005004 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.29 0101 S HELBERTA AVE 7506005015 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.95 0223 S GUADALUPE AVE 7506008002 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.60 0510 GARNET ST 7506008022 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.06 0212 CAMINO REAL 7506008027 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0227 S GUADALUPE AVE 7506008030 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.14 0516 GARNET ST 7506008031 RM R-3 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0222 S FRANCISCA AVE 7506009012 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.39 0223 S HELBERTA AVE 7506010011 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.23 0219 S HELBERTA AVE 7506011002 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.24 0209 S HELBERTA AVE 7506011007 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.19 0207 S HELBERTA AVE 7506011008 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.62 0210 S GUADALUPE AVE 7506011020 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 7.31 0212 S GUADALUPE AVE 7506011021 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.09 0211 S IRENA AVE 7506012007 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0203 S IRENA AVE 7506012011 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.17 0214 S HELBERTA AVE 7506012020 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.20 0216 S HELBERTA AVE 7506012021 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.46 0 218 S HELBERTA AVE 7506012022 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.40 0205 S IRENA AVE A 7506012078 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.41 0205 S IRENA AVE B 7506012079 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.85 0229 S JUANITA AVE 7506015008 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 0236 S IRENA AVE 7506015019 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0311 S LUCIA AVE 7506017005 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.66 0309 S LUCIA AVE 7506017006 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.88 0307 S LUCIA AVE 7506017007 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 0313 S LUCIA AVE A 7506017036 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.33 0 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 313 S LUCIA AVE B 7506017037 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.30 0215 S LUCIA AVE 7506018010 RM R-3 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.27 0218 S JUANITA AVE 7506018029 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 7506018099 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.00 07506018100 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.73 0 205 S PROSPECT AVE 7506019032 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.64 0605 ESPLANADE 7508002011 RM R-3A 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.35 0519 S CATALINA AVE 7508005006 RM R-3A 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0726 ESPLANADE 7508007018 RM R-3A 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.98 0732 S CATALINA AVE 7508008001 RM R-3A 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.58 0726 S CATALINA AVE 7508008004 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.45 0724 S CATALINA AVE 7508008005 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.70 0720 S CATALINA AVE 7508008007 RM R-3A 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.47 0712 S CATALINA AVE 7508008011 RM R-3A 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0708 S CATALINA AVE 7508008013 RM R-3A 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.74 0707 S BROADWAY 7508008020 RM R-3A 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.65 0709 S BROADWAY 7508008021 RM R-3A 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0711 S BROADWAY 7508008022 RM R-3A 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.50 0713 S BROADWAY 7508008023 RM R-3A 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 0207 KNOB HILL AVE 7508008031 RM R-3A 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.28 0629 S BROADWAY 7508009001 RM R-3A 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.83 0627 S BROADWAY 7508009004 RM R-3A 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.33 0509 S BROADWAY 7508010009 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0507 S BROADWAY 7508010010 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0417 S BROADWAY 7508011006 RM R-3A 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.03 0406 S BROADWAY 7508012019 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.92 0416 S BROADWAY 7508012023 RM R-3A 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.54 0424 S BROADWAY 7508012027 RM R-3A 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0504 S BROADWAY 7508013020 RM R-3A 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.28 0600 S BROADWAY 7508014026 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.87 0700 S BROADWAY 7508015083 RM R-3A 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.91 0306 TOPAZ ST 7508015084 RM R-3A 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.30 0516 S GUADALUPE AVE 7508018008 RM R-3A 17.5 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0536 AVENUE C 7509009003 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.30 0541 AVENUE C 7509010022 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.18 0530 AVENUE A 7509011007 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.10 0531 AVENUE B 7509011021 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.02 0544 AVENUE A 7509011066 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.21 0559 AVENUE A 7509012031 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.51 0902 S JUANITA AVE 7509017012 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.87 0904 S JUANITA AVE 7509017013 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.77 0932 S JUANITA AVE 7509017019 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.17 01000 S JUANITA AVE 7509018013 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01104 S JUANITA AVE 7509023026 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 01108 S JUANITA AVE 7509023027 RM R-3 17.5 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.15 0106 AVENUE E 7511002010 RM R-3A 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.05 0211 AVENUE H 7511006024 RM R-3A 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0219 AVENUE H 7511006028 RM R-3A 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 6.68 0202 AVENUE H 7511007023 RM R-3A 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.59 01501 S CATALINA AVE 7511008001 RM R-3A 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01503 S CATALINA AVE 7511008002 RM R-3A 17.5 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.29 0 212 N PROSPECT AVE 7518003008 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 1952210 N PROSPECT AVE 7518003009 RM R-3 17.5 0.16 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.63 1952116 N PROSPECT AVE 7518004003 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.16 1949112 N PROSPECT AVE 7518004005 RM R-3 17.5 0.14 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.24 1952124 S PROSPECT AVE 7518006013 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 1943126 S PROSPECT AVE 7518006014 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.54 0 7518006059 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 1978 130 S PROSPECT AVE A 7518006060 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.33 1977206 S PROSPECT AVE 7518007004 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.14 0 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 208 S PROSPECT AVE 7518007005 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.07 0200 S PROSPECT AVE 7518007054 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 0202 S PROSPECT AVE A 7518007056 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.50 0202 S PROSPECT AVE B 7518007057 RM R-3 17.5 0.15 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.09 02510 GRANT AVE 4157017007 RM R-3 17.5 0.26 Residential Used in Prior Housing Element - Non-Vacant 2 2 2 0.85 0217 S PROSPECT AVE 7506019007 RM R-3 17.5 0.29 Residential Used in Prior Housing Element - Non-Vacant 2 2 2 0.34 02705 CARNEGIE LN 4082002042 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.48 02705 GRANT AVE 4082008003 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.21 02712 CARNEGIE LN 4082009007 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.13 02701 ROCKEFELLER LN 4082009014 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.87 02717 CARNEGIE LN 4082011039 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.42 02713 CARNEGIE LN 4082011068 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 02515 GATES AVE 4153014013 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.35 02514 RUHLAND AVE 4153017036 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.34 0 2510 RUHLAND AVE 4153017038 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2609 MATHEWS AVE A 4153022052 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 4.00 02609 MATHEWS AVE B 4153022053 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.98 02609 MATHEWS AVE C 4153022054 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.96 02601 RUHLAND AVE 4153024013 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 0 2602 VOORHEES AVE A 4153024080 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.88 02602 VOORHEES AVE B 4153024081 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.10 02602 VOORHEES AVE C 4153024082 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.91 02614 CURTIS AVE 4153025005 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0 2609 VOORHEES AVE 4153025017 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.24 02621 CURTIS AVE 4153026022 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.41 0 2618 GRAHAM AVE 4153027003 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 02700 GATES AVE 4153030005 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.21 02700 CURTIS AVE 4153030015 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.44 0 2707 RUHLAND AVE 4153031024 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.21 0 2015 MATHEWS AVE 4155027018 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.17 02001 MATHEWS AVE 4155027028 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.48 01932 MATHEWS AVE 4155029002 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01930 MATHEWS AVE 4155029003 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.13 01928 MATHEWS AVE 4155029004 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.61 01926 MATHEWS AVE 4155029005 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 02018 MATHEWS AVE 4155030003 RM R-3 17.5 0.18 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.45 02117 VANDERBILT LN 4156001053 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.11 02106 CARNEGIE LN 4156009009 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.35 02119 ROCKEFELLER LN 4156009022 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.24 01605 FLAGLER LN 4156013031 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 02114 ROCKEFELLER LN 4156016005 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02121 GRANT AVE 4156016023 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.01 02022 GRANT AVE 4156018001 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.18 02018 GRANT AVE 4156018003 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.52 0 1914 GRANT AVE 4156019005 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.67 02515 VANDERBILT LN 4157001016 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 37.61 02215 CARNEGIE LN 4157005021 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.15 02217 CARNEGIE LN 4157005022 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 3.39 02512 CARNEGIE LN 4157009006 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.05 02412 CARNEGIE LN 4157010006 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.26 02411 ROCKEFELLER LN 4157010019 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02201 ROCKEFELLER LN 4157012014 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.90 02400 HADLEY LN 4158004019 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 02420 IVES LN 4158006002 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.32 0829 N LUCIA AVE 7502001002 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.20 0 7502001003 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.00 0 831 N LUCIA AVE 7502001004 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.24 0704 N LUCIA AVE 7502005028 RM R-3 17.5 0.19 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.61 0700 N LUCIA AVE 7502005029 RM R-3 17.5 0.19 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.97 0617 N IRENA AVE 7503020026 RM R-3 17.5 0.19 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.22 0 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 222 N BROADWAY 7505008052 RM R-3A 17.5 0.18 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.57 0119 S GUADALUPE AVE 7506006012 RM R-3 17.5 0.21 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.09 0105 S GUADALUPE AVE 7506006019 RM R-3 17.5 0.21 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.41 0204 S LUCIA AVE 7506019018 RM R-3 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.16 0709 ESPLANADE 7508001096 RM R-3A 17.5 0.18 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.43 0611 ESPLANADE 7508002009 RM R-3A 17.5 0.21 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.23 0607 ESPLANADE 7508002010 RM R-3A 17.5 0.21 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.04 0603 ESPLANADE 7508002012 RM R-3A 17.5 0.19 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.54 0526 S GUADALUPE AVE 7508018013 RM R-3A 17.5 0.19 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.07 01006 S CATALINA AVE 7509007018 RM R-3A 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 01008 S CATALINA AVE 7509007019 RM R-3A 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.28 01409 S CATALINA AVE 7511002023 RM R-3A 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.06 01406 S CATALINA AVE 7511005020 RM R-3A 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0201 AVENUE G 7511005022 RM R-3A 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.09 01404 S CATALINA AVE A 7511005086 RM R-3A 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.02 01404 S CATALINA AVE B 7511005087 RM R-3A 17.5 0.17 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 1.48 0417 BERYL ST 7503010001 RM R-3A(H) 17.5 0.41 Residential Used in Prior Housing Element - Non-Vacant 3 3 3 0.16 0717 ESPLANADE 7508001085 RM R-3A 17.5 0.27 Residential Used in Prior Housing Element - Non-Vacant 3 3 1 0.98 0529 S CATALINA AVE 7508005002 RM R-3A 17.5 0.29 Residential Used in Prior Housing Element - Non-Vacant 3 3 1 0.13 0114 S CATALINA AVE 7505014066 RM R-3A 17.5 0.41 Residential Used in Prior Housing Element - Non-Vacant 4 4 2 0.55 02102 AVIATION WAY 4155028017 RM R-3 17.5 0.34 Residential Used in Prior Housing Element - Non-Vacant 4 4 1 0.63 02019 VANDERBILT LN 4156002016 RM R-3 17.5 0.34 Residential Used in Prior Housing Element - Non-Vacant 4 4 1 0.00 02600 NELSON AVE 4153022028 RM R-3 17.5 1.03 Residential Used in Prior Housing Element - Non-Vacant 9 9 5 1.34 0 4083015022 RM R-3 17.5 1.02 Residential Used in Prior Housing Element - Non-Vacant 12 12 2 0.00 0 2829 190TH ST 4083015010 RM R-3 17.5 1.28 Residential Used in Prior Housing Element - Non-Vacant 13 13 5 0.61 0109 N PACIFIC COAST HWY 7505007009 RH RH-2 30 0.07 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 2.52 0131 N PACIFIC COAST HWY 7505007017 RH RH-2 30 0.07 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.18 0133 N PACIFIC COAST HWY 7505007018 RH RH-2 30 0.09 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.79 0415 EMERALD ST 7505007029 RH RH-2 30 0.07 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0417 EMERALD ST 7505007030 RH RH-2 30 0.07 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.75 0319 GARNET ST 7505012002 RH RH-3 30 0.07 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 0110 N PACIFIC COAST HWY 7505010022 RH RH-2 30 0.15 Residential Used in Prior Housing Element - Non-Vacant 2 2 2 0.67 0108 N PACIFIC COAST HWY 7505010023 RH RH-2 30 0.13 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.21 0115 N PACIFIC COAST HWY 7505007011 RH RH-2 30 0.15 Residential Used in Prior Housing Element - Non-Vacant 3 3 1 0.06 0737 ESPLANADE 7508001098 RMH RMD 23.3 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.54 0115 RUBY ST 7508004002 RMH RMD 23.3 0.09 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.43 0111 SAPPHIRE ST 7508005027 RMH RMD 23.3 0.09 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.25 0627 S CATALINA AVE 7508006002 RMH RMD 23.3 0.09 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.47 0624 ESPLANADE 7508006023 RMH RMD 23.3 0.10 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.29 0630 ESPLANADE 7508006025 RMH RMD 23.3 0.11 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.42 01400 ESPLANADE 7511002029 RMH RMD 23.3 0.12 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.71 02116 MANHATTAN BEACH BLVD 4150002035 RMH RMD 23.3 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.44 0124 SAPPHIRE ST 7508006012 RMH RMD 23.3 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.57 0114 SAPPHIRE ST 7508006014 RMH RMD 23.3 0.13 Residential Used in Prior Housing Element - Non-Vacant 1 1 1 0.52 0810 ESPLANADE 7509001033 RMH RMD 23.3 0.15 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 2.60 01506 ESPLANADE 7511008009 RMH RMD 23.3 0.17 Residential Used in Prior Housing Element - Non-Vacant 2 2 1 0.48 0128 N BROADWAY 7505007028 RH RH-3 30 0.75 Church Parking (est. 0.25 ac) Not Used in Prior Housing Element 6 6 0126 N PACIFIC COAST HWY 7505010015 A RH RH-2 30 1.10 Church Parking (est. 0.50 ac) Not Used in Prior Housing Element 12 12 0 122 N PACIFIC COAST HWY 7505010035 A RM R-3 17.5 0.30 Church Building Not Used in Prior Housing Element 0 0511 EMERALD ST 7505010038 RM R-3 17.5 0.73 Church Parking (est. 0.25 ac) Not Used in Prior Housing Element 4 4 0121 S PACIFIC COAST HWY 7505012012 B RH RH-3 30 0.17 Church Building Not Used in Prior Housing Element 0 0103 S PACIFIC COAST HWY 7505012025 B RH RH-3 30 0.09 Church Building Not Used in Prior Housing Element 0 0 7505012026 B RH RH-3 30 0.68 Church Building Not Used in Prior Housing Element 0 0 102 S BROADWAY 7505013015 B RM R-3A 17.5 0.69 Church Parking (est. 0.50 ac) Not Used in Prior Housing Element 6 6 1200 S PACIFIC COAST HWY 7505020015 MU MU-2 35 0.18 Older Commercial Used in Prior Housing Element - Non-Vacant 5 5 0.43 1968317 TORRANCE BLVD 7505020033 MU MU-2 35 0.18 Older Commercial Used in Prior Housing Element - Non-Vacant 5 5 0.76 1962326 S PACIFIC COAST HWY 7505021023 MU MU-2 35 0.17 Office (Pacific Bay Construction) Used in Prior Housing Element - Non-Vacant 5 5 0.68 1972 315 S PACIFIC COAST HWY 7505022011 MU MU-2 35 0.17 Older Commercial Used in Prior Housing Element - Non-Vacant 5 5 0.01 1940319 S PACIFIC COAST HWY 7505022031 MU MU-2 35 0.17 Trimline Auto (nonconforming) Used in Prior Housing Element - Non-Vacant 5 5 0.42 1963209 S PACIFIC COAST HWY UNI 7505019008 MU MU-2 35 0.26 Commercial (Retail Stores) Used in Prior Housing Element - Non-Vacant 7 7 0.43 1955 Table B‐1: RHNA Sites Not Requiring Rezoning
Site Address/Intersection Assessor Parcel Number Consolidated Sites General Plan Designation (Current) Zoning Designation (Current) Max Density Allowed (units/acre) Parcel Size (Acres) Existing Use/Vacancy Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity Moderate Income Capacity Above Moderate Income Capacity Total Capacity Existing Units/ FAR Imp- Land Ratio Year Built 308 TORRANCE BLVD 7505021033 MU MU-2 35 0.25 Commercial (Retail Stores) Used in Prior Housing Element - Non-Vacant 7 7 0.25 1969 231 S PACIFIC COAST HWY 7505019063 MU MU-2 35 0.43 Commercial (Retail Stores) Used in Prior Housing Element - Non-Vacant 12 12 0.44 1955 234 S PACIFIC COAST HWY 7505020051 MU MU-2 35 0.69 Commercial (store and office) Used in Prior Housing Element - Non-Vacant 19 19 1 1989

I I I I I I I I I I
Table B‐2: RHNA Sites Requiring Rezoning
Site
Address/Intersection
Assessor
Parcel
Number
Very LowIncome 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 Existing Units/ FAR Imp- Land Ratio Year Built 1923 CONDON AVE 4082013017 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1913 1921 CONDON AVE 4082013018 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.33 1953 1919 CONDON AVE 4082013019 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.07 1973 1917 CONDON AVE 4082013020 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1973 1915 CONDON AVE 4082013021 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.31 1965 1913 CONDON AVE 4082013022 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1952 1911 CONDON AVE 4082013023 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1978 1909 CONDON AVE 4082013024 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.53 1965 1907 CONDON AVE 4082013025 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.77 1965 1905 CONDON AVE 4082013026 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.82 1986 1903 CONDON AVE 4082013027 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1986 1901 CONDON AVE 4082013028 1 0.09 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1986 1902 CONDON AVE 4082014002 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1986 1904 CONDON AVE 4082014003 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.06 1987 1906 CONDON AVE 4082014004 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.27 1987 1908 CONDON AVE 4082014005 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1990 1924 CONDON AVE 4082014013 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1952 1923 FIRMONA AVE 4082014014 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1973 1921 FIRMONA AVE 4082014015 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.37 1972 1919 FIRMONA AVE 4082014016 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.27 1934 1917 FIRMONA AVE 4082014017 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.31 1973 1915 FIRMONA AVE 4082014018 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1973 1913 FIRMONA AVE 4082014019 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1973 1911 FIRMONA AVE 4082014020 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1973 1909 FIRMONA AVE 4082014021 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.35 1973 1907 FIRMONA AVE 4082014022 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1973 1905 FIRMONA AVE 4082014023 1 0.07 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1972 1901 FIRMONA AVE 4082014024 2 0.15 RSF R-1 RH RH 20 30 2 Non-Vacant Residential 2 0.13 1979 1900 CONDON AVE 4082014001 2 0.12 RSF R-1 RH RH 20 30 2 Non-Vacant Residential 1 0.49 1987 1813 FIRMONA AVE 4082016005 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1984 1811 FIRMONA AVE 4082016006 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1985 1815 FIRMONA AVE 4082016008 2 0.13 RSF R-1 RH RH 20 30 2 Non-Vacant Residential 1 0.49 1987 1820 FIRMONA AVE 4082017003 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 1990 1818 FIRMONA AVE 4082017004 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.43 1990 1813 KINGSDALE AVE 4082017011 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 0 1815 KINGSDALE AVE 4082017012 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 19461817 KINGSDALE AVE 4082017013 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.37 19411819 KINGSDALE AVE 4082017014 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 19721821 KINGSDALE AVE 4082017015 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.11 19731823 KINGSDALE AVE 4082017016 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.25 19481816 FIRMONA AVE 4082017020 1 0.10 RSF R-1 RH RH 20 30 1 Non-Vacant Residential 1 0.35 1955 1908 FIRMONA AVE 4082015008 2 0.13 RM R-3 RH RH 20 30 2 Non-Vacant Residential 1 1.15 0 1900 FIRMONA AVE 4082015012 4 0.20 RM R-3 RH RH 20 30 4 Non-Vacant Residential 1 0.25 0 1756 S PACIFIC COAS 7510030058 13 Shortfall of Sites 0.55 MU MU-1 MU MU-1 20 30 13 Non-Vacant Low density, older commercial uses with large adjacent surface parking lots. 0.78 1970 1770 S PACIFIC COAS 7510030061 17 Shortfall of Sites 0.7 MU MU-1 MU MU-1 20 30 17 Non-Vacant Low density, older commercial uses with large adjacent surface parking lots. 1.42 1977 1760 S PACIFIC COAS 7510030062 27 Shortfall of Sites 1.12 MU MU-1 MU MU-1 20 30 27 Non-Vacant Low density, older commercial uses with large adjacent surface parking lots. 0.25 1972 1998 S PACIFIC COAS 7510031004 21 Shortfall of Sites 0.87 MU MU-1 MU MU-1 20 30 21 Non-Vacant Low density, older commercial uses with large adjacent surface parking lots. 0.23 1957 1900 S PACIFIC COAS 7510031007 11 Shortfall of Sites 0.45 MU MU-1 MU MU-1 20 30 11 Non-Vacant Older Commercial 0.44 19861930 S PACIFIC COAS 7510031029 11 Shortfall of Sites 0.45 MU MU-1 MU MU-1 20 30 11 Non-Vacant Older Commercial 0.02 19811890 S PACIFIC COAS 7510032046 0 Shortfall of Sites 0 MU MU-1 MU MU-1 20 30 0 Non-Vacant Low density, older commercial uses with large adjacent surface parking lots. 0.28 1969 1870 S PACIFIC COAS 7510032050 36 Shortfall of Sites 1.52 MU MU-1 MU MU-1 20 30 36 Non-Vacant Older Commercial 0.20 1964 1880 S PACIFIC COAS 7510032054 47 Shortfall of Sites 1.95 MU MU-1 MU MU-1 20 30 47 Non-Vacant Older Commercial 1.00 19631933 FIRMONA AVE 4082013007 3 Shortfall of Sites 0.12 RSF R-1 RH RH 20 45 3 Non-Vacant Consolidated as part of Kingsdale property 1 0.25 1986 1931 FIRMONA AVE 4082013008 2 Shortfall of Sites 0.12 RSF R-1 RH RH 20 45 2 Non-Vacant Consolidated as part of Kingsdale property 2 0.83 1929 1939 CONDON AVE 4082013009 2 Shortfall of Sites 0.07 RSF R-1 RH RH 20 45 2 Non-Vacant Consolidated as part of Kingsdale property 1 0.25 1988 1937 CONDON AVE 4082013010 2 Shortfall of Sites 0.08 RSF R-1 RH RH 20 45 2 Non-Vacant Consolidated as part of Kingsdale property 1 0.25 1988 1935 CONDON AVE 4082013011 3 Shortfall of Sites 0.12 RSF R-1 RH RH 20 45 3 Non-Vacant Consolidated as part of Kingsdale property 1 0.25 1990 I I I
Table B‐2: RHNA Sites Requiring Rezoning
Site
Address/Intersection
Assessor
Parcel
Number
Very LowIncome 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 Existing Units/ FAR Imp- Land Ratio Year Built 4082013012 2 Shortfall of Sites 0.09 RSF R-1 RH RH 20 45 2 Non-Vacant Consolidated as part of Kingsdale property 1 4082013005 3 Shortfall of Sites 0.09 C-4 C-4 C-4-R C-4-R 20 45 3 Non-Vacant Consolidated as part of Kingsdale property 0.48 0.08 19834082013006 4 Shortfall of Sites 0.12 C-4 C-4 C-4-R C-4-R 20 45 4 Non-Vacant Consolidated as part of Kingsdale property 0.37 0.06 1983 2810 ARTESIA BLVD 4082013029 14 Shortfall of Sites 0.39 C-4 C-4 C-4-R C-4-R 20 45 14 Non-Vacant Consolidated as part of Kingsdale property 0.11 1.16 19831959 KINGSDALE AVE 4082015015 17 Shortfall of Sites 0.46 C-4 C-4 C-4-R C-4-R 20 45 17 Non-Vacant Consolidated as part of Kingsdale property 0.1 1.83 1983 2850 ARTESIA BLVD 4082015016 21 Shortfall of Sites 0.59 C-4 C-4 C-4-R C-4-R 20 45 21 Non-Vacant Consolidated as part of Kingsdale property 0.08 4.64 1983 4149005036 37 Shortfall of Sites 0.77 IC-1 IC-1 I-3-R IC-1-R 20 60 37 Vacant Site C: Parking 0.00 0.00 0 4001 INGLEWOOD AV 4149005040 242 Shortfall of Sites 5.05 C-4 C-4 C-4-R C-4-R 20 60 242 Non-Vacant Site C: Single-story retail 0.37 1.00 19934051 INGLEWOOD AV 4149005041 144 Shortfall of Sites 2.99 C-4 C-4 C-4-R C-4-R 20 60 144 Non-Vacant Site C: Single-story retail and restaurant 0.05 0.34 19932500 MARINE AVE 4149005042 161 Shortfall of Sites 3.35 IC-1 IC-1 I-3-R IC-1-R 20 60 161 Non-Vacant Site C: Single-story auto-related 0.43 0.17 19642600 MARINE AVE 4149005044 101 Shortfall of Sites 2.10 IC-1 IC-1 I-3-R IC-1-R 20 60 101 Non-Vacant Site C: Single-story commercial and outdoor storage 0.46 0.97 1972 2301 190th St 4158010021 37 Shortfall of Sites 1.03 I-2 I-2 I-2-R I-2-R 20 45 37 Non-Vacant Site D: Older industrial use 0.39 0.32 1954 598 Meyer Ln 4158010019 37 Shortfall of Sites 1.02 I-2 I-2 I-2-R I-2-R 20 45 37 Non-Vacant Site D: Older industrial use 0.46 0.23 1956 510 Meyer Ln 4158010022 12 Shortfall of Sites 0.32 I-2 I-2 I-2-R I-2-R 20 45 12 Non-Vacant Site D: Older industrial use 0.93 2.66 1991 512 Meyer Ln 4158010020 36 Shortfall of Sites 1.01 I-2 I-2 I-2-R I-2-R 20 45 36 Non-Vacant Site D: Older industrial use 0.51 2.73 1974 553 Mary Ann Dr 4158011011 11 Shortfall of Sites 0.30 I-2 I-2 I-2-R I-2-R 20 45 11 Non-Vacant Site D: Older industrial use 0.25 0.23 1976 575 Mary Ann Dr 4158011012 10 Shortfall of Sites 0.27 I-2 I-2 I-2-R I-2-R 20 45 10 Non-Vacant Site D: Older industrial use 0.47 0.35 1976 601 Mary Ann Dr 4158011007 9 Shortfall of Sites 0.24 I-2 I-2 I-2-R I-2-R 20 45 9 Non-Vacant Site D: Older industrial use 0.49 2.86 1973615 Mary Ann Dr 4158011006 9 Shortfall of Sites 0.24 I-2 I-2 I-2-R I-2-R 20 45 9 Non-Vacant Site D: Older industrial use 0.31 1.21 1960621 Mary Ann Dr 4158011005 9 Shortfall of Sites 0.24 I-2 I-2 I-2-R I-2-R 20 45 9 Non-Vacant Site D: Older industrial use 0.23 0.21 1962631 Mary Ann Dr 4158011010 17 Shortfall of Sites 0.48 I-2 I-2 I-2-R I-2-R 20 45 17 Non-Vacant Site D: Older industrial use 0.48 0.08 1963 524 Mary Ann Dr 4158012026 19 Shortfall of Sites 0.52 I-2 I-2 I-2-R I-2-R 20 45 19 Non-Vacant Site D: Older industrial use 0.34 0.27 1953 620 Mary Ann Dr 4158012031 28 Shortfall of Sites 0.78 I-2 I-2 I-2-R I-2-R 20 45 28 Non-Vacant Site D: Older industrial use 0.21 0.11 1959 630 Mary Ann Dr 4158012025 9 Shortfall of Sites 0.25 I-2 I-2 I-2-R I-2-R 20 45 9 Non-Vacant Site D: Older industrial use 0.65 0.90 19612408 Fisk Ln 4158012024 9 Shortfall of Sites 0.25 I-2 I-2 I-2-R I-2-R 20 45 9 Non-Vacant Site D: Older industrial use 0.41 0.82 198518989 Hawthorne Blvd 4083014017 32 Shortfall of Sites 0.88 C-2 C-2 C-2-R C-2-R 20 45 32 Non-Vacant Site D: Older industrial use 0.33 5.83 1980 4082020810 224 Shortfall of Sites 6.21 I-2 I-2 IF-R IF-2 20 45 224 Non-Vacant Largely vacant surface parking and storage 0.06 0.00 0 I I
City of Redondo Beach
2021-2029 Housing Element Page | C-1
Appendix C: Public Participation
Outreach
The City advertises the public meetings via press releases, FaceBook posts, email blasts, posting on the City’s General Plan Update landing page which has collected 1,200 email addresses for notification, as well as the City’s Community Services Newsletter that is sent to over 11,000 email addresses.

The General Plan GPAC Ambassadors reached out to groups such as Beach City Health District, Salvation Army, Redondo Beach Chamber of Commerce, Redondo Beach Unified School District, and North Redondo Beach Business Association.

Community Workshop (November 17, 2018)
At this Community Workshop, the City discussed a series of General Plan topics, including:
housing for the future; new housing bills passed that affect the Housing Element. Five main topics or trends rose to the top of priority list to address in the General Plan:
• Population growth
• Aging population/loss of working-age population
• Housing affordability
• Changes in the retail environment
• Availability of jobs in the City
GPAC Meeting (December 3, 2020)
Since the November 2018 Community Workshop, the GPAC met five additional times to develop the GPAC Recommended Land Use Plan that outlines specific land use changes in target areas. However, with the release of the Draft RHNA and the City’s unsuccessful appeal to SCAG to lower the RHNA, the GPAC Recommended Land Use Plan would not offer adequate capacity to accommodate the City’s RHNA. The GPAC met on December 3, 2020 to revisit the Land Use Plan. During the meeting, the impacts of new State laws (SB 330, AB 1397, and SB 166) were explained. GPAC voted on modifications to the original GPAC Recommended Land Use Plan to introduce additional housing opportunities in the City. Specifically, the GPAC’s approach to land use includes:
• Retaining existing residential neighborhoods and principal commercial districts • Allowing for infill development and recycling of uses with compatible development (function and scale)
• Allowing for changes of use on selected sites (Focus Areas) versus Citywide to accommodate housing requirements and improve their economic viability • Allowing for modest intensification of key sites that are underutilized or contain marginal uses
City of Redondo Beach
2021-2029 Housing Element Page | C-2
City Council Inclusionary Housing Presentation (January 12, 2021) As part of the Housing Element update, the City is also undertaking a feasibility study for inclusionary housing. On January 12, 2021, the City Council received a presentation on inclusionary housing and provided staff and consultant direction on the parameters for testing feasibility.

Community Workshop (April 7, 2021)
The City conducted a Community Workshop to receive community input on the Revised GPAC Recommended Land Use Plan. A total of 165 participants registered for the meeting.

The community was generally concerned about the significant number of units that the City is mandated to plan for. There was strong emphasis from community members to distribute the new units throughout the City.

Social PinPoint (April 7 – April 11, 2021)
Prior to the April 15, 2021 Planning Commission meeting, the City collected community input via Social Pinpoint between April 7 and April 11, 2021. Overall, 349 comments were collected via Social PinPoint on the Revised Land Use Plan, with the majority of the comments focusing on the residential and mixed use designations. The need to distribute housing throughout the City was emphasized.

Planning Commission Meeting (April 15, 2021)
The Planning Commission received public input on the Revised GPAC Recommended Land Use Plan and worked on balancing community input and achieving the RHNA. The Planning Commission provided recommendations for consideration by the City Council, including increasing density at specific locations and adding sites to the Residential Overlay.

City Council Meetings (April 20, May 4, May 18, and June 15, 2021) The City Council considered the Housing Element, RHNA, and adequate sites requirements over multiple meetings. The April 20 meeting was dedicated on receiving public input.

After consideration of extensive community input, the Council provided staff direction on the strategy for achieving RHNA. On June 15, 2021, the Council was presented a summary of the sites strategy for RHNA and an overview of housing programs to be included in the Draft Housing Element.

City of Redondo Beach
2021-2029 Housing Element Page | C-3
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Community Comments on Recommended Land Use Plan
(Comments Received on Social PinPoint (April 7 - April 11, 2021)) ["7 roousArea
Type of Social Pin Point Comm ent
0 lhaveasuggestion
• llikethislanduse
• lwouldchangethislanduse
NOTE: See attached spreadsheet to locate each comment by the key number denoted on the map Recommended Land Use Categories
Sing1e-FamilyResidential
RSF: Single Family Residential (0-8.Sdu/acl
RSL:SmalllotResidential (0-17.5du/ac)
Multi-Family Residential
RL: Residential low (0-14.6du/ac)
- RM: Residential Medium (0-17.5 du/ac)
- RMH : lesidentia1Medium-High(0-23.3du,lac)
- RH:Residentia1High(0-30du/ac)
Commercial
CN: Neighborhood Commercial (max 0.50 FAR I max 0.60 FAR in Artesia Blvd Focus Area) - CF: Commercial Flex (max 1.00 FAR)
CC: Coastal Commercial (FAR per local Coastal Program)
Mixed-Use
- MU-1: Mixed-Use (max 0.50/1.50 FAR; 0-30 du/ac
- MU-2: Mixed-Use (max l.00/1. 50 FAR; 0-35 du/ac)
- MU-TC: MD:ed-Use Transit Center (max 1.50 FAR; 0-30 du/ac) Industrial
IF: Industrial Flex(max 1.00 FAR)
- IG: General Industrial (max 1.00 FAR)
Public/ lnstitutionaVOpenSpace
Pl:Public/lnstitutional
U:Public/Utility
- OS: Parks aOO Open Space (max 0.05 FAR)
Areas Requiring Additional Co11Sideration
rzzJ Opt A, RH (0-30 do'acl I Opt R CN (max 0.50 FARJ
Overlay Districts
-R:Residenlial0ver1ay(30-45du/ac)
N A o 0.1 0.2 0.4 0.6 08
Miles
4/14/2021
City of Redondo Beach
2021-2029 Housing Element Page | C-4
Notice of Availability
The City issued a Notice of Availability on July 7, announcing the availability of the Draft Housing Element for review.