More to Sea
redondo
BEA CH
Community Development Department 415 Diamond Street, P.O. Box 270 tel: 310 318-0637 lanning Divisior Redondo Beach, California 90277-0270 fax: 310 372-8021 www.redondo.org
December 7, 2022
Brandon Straus, Srour & Associates
2447 PCH, Suite 200
Hermosa Beach, CA 90254
[email protected]
Distributed via United States Postal Service and Email
RE: 1021 N. Harbor Drive (APNs 7503-013-016 and 7503-013-017) Dear Mr. Straus:
Earlier this year, the City received a "preliminary application" for a housing development that your client New Commune DTLA, LLC proposed for the former Sea Lab educational facility site, located at 1021 N. Harbor Drive in the City of Redondo Beach. On November 10, 2022, the City received a formal application for a housing development on the same site, covering Assessor Parcel Numbers 7503-013-016 and 7503-013-017.
The project site is located in the "Coastal Commercial" land use designation of the City's General Plan and is zoned under the "CC-4" zoning district. As your client's preliminary application and project application forms acknowledge, residential uses are not allowed in the CC-4 zone, nor are they allowed in the Coastal Commercial land use designation of the City's General Plan.
Please note that your client is not entitled to develop the proposed residential project at the project site under Government Code Section 65589.5(d)(5). The City adopted an updated Housing Element on July 5, 2022, in accordance with state law. We note further that the City adopted its housing element prior to the July 21, 2022 submittal of your client's preliminary application. Importantly, the City's Housing Element substantially complies with state law. Development affirmed that the City's Housing Element is in full compliance with state law.
Since your client's application is inconsistent with both the general plan land use designation and the zoning applicable to the project site, this application is deemed incomplete. An application for an allowed land use per Redondo Beach Municipal Code Coastal Land Use Plan Implementing Ordinance would be needed to complete the application. Attached to this letter is the table of all of the uses that are allowed in the CC-4 zone, both permitted and conditional. The City would be glad to process an application for one of the allowed CC-4 uses. In addition, should your client wish to develop residential uses on this site, your client may submit an application for a General City of Redondo Beach Department of Community Development December 7, 2022 1021 N. Harbor Drive (APNs 7503-013-016 and 7503-013-017) Page 2 Plan Amendment (Redondo Beach Municipal Code (RBMC) 10-2.2505), Local Coastal Land Use Plan Amendment (RBMC 10-5.2505), and Zoning Amendment (RBMC 10-
5.2504).
If you have any questions regarding this letter, or the project types that may be developed in the Coastal Commercial designation and CC-4 zone, please feel free to contact our office.
Sincerely
Brandy Forbes
Community Development Director
Attachment(s): Land use regulations: CC coastal commercial zones CC: Leonid Pustilnikov, New Commune DTLA LLC
Michael W. Shonafelt, Newmeyer & Dillon LLP
ATTACHMENT
Redondo Beach Municipal Code
10-5.810 Land use regulations: CC coastal commercial zones.
In the following schedule the letter "P" designates use classifications permitted in the specified zone and the letter "C" designates use classifications permitted subject to approval of a Conditional Use Permit, as provided in Section 10-5.2506. Where there is neither a "P" nor a "C" indicated under a specified zone, or where a use classification is not listed, that classification is not permitted. The "Additional Regulations" column references regulations located elsewhere in the Municipal Code.
CC-1 | CG-2 CC-3 CC-4| CC-5 Additional
Re Sactions See
Use Classifications
Commercial Uses
Banks (no drive-up service 10-5.811
ars and nightclub 10-5.811, 10-
5.1600
Body art studios C C C C C 10-5.811, 10-
5.1630
Commercial recreation C C C C 10-5.811, 10-
5.1600
Food and beverage sales 10-5.811
O O
Hotels (including limited use overnight visitor 10-5.811 accommodations)
Marinas - C - 10-5.811
rina-related facilities: 10-5.811
Boating facilities
Marine sales and services 00 O • OO
Yacht and boating clubs
Massage businesses 10-5.1628, 6-
2.03. 6-2.08
Offices C C 10-5.811
Personal convenience services C C C 10-5.811
Personal improvement services C C 10-5.811
Restaurants 10-5.811
Recreational equipment rentals - 10-5.811
Retail sales 10-5.811
any tenant space not exceeding 5,000 sq. ft. P P
floor area
any tenant space exceeding 5,000 sq. ft.
floor area
Snack shops P
P P P P 10-5.811
Other Uses
Adult day care centers 10-5.811
Antennae for public communications 10-5.811
Child day care centers C 10-5.811
Cultural institutions C uuuulau 0000ADO 10-5.811
Government offices - 10-5.811
Parks, recreation and open space 10-5.811
A U
Parking lots 10-5.811
CC-1 CC-2 CC-3 CC-4 CC-5 Additional
Regulations See
Use Classifications Section:
Public safety facilities C C C C 10-5.811
Public utility facilities C C 10-5.1614
Recreation facilities C 10-5.811
Schools, public or private - C 10-5.811