2 What is a General Plan?
• Provides long-term policy direction to
guide the physical development of the City
“Constitution” for the City
• Composed of several required elements:
• Must be consistent with itself and all other
planning documents
• Zoning Ordinance implements the General
Plan
3 Elements Being Updated
Elements being updated:
• Land Use
• Open Space and Conservation
• Safety Element
• Noise Element
Elements that are NOT being updated at this time:
• Utilities Element
• Solid Waste Management and Recycling Element
• Transportation and Circulation Element (updated 2021) • Housing Element (approved 2022)
4 General Plan Advisory Committee
Bhuvan Bajaj
Leslie Chrzan
Howard Eller
Craig Funabashi
Rob Gaddis
Jim Hannon
Matt Kilroy
Sheila Lamb
Jim Light
Tonya McKenzie
Paul Moses
Candace Nafissi
Bob Pinzler
Paul Samaras
John Simpson
Matt Stodder
Charlie Szymanski
Brad Waller
Nick Biro, Chair
Phil Sanchez, Vice-Chair
Five members from each City Council District
Two members, including the Chair, appointed by the
Mayor
6 Redondo Beach GP Vision 2050 &
Guiding Principles
Topics generally centered on:
• Quality of Life & Beach Culture
• Small Town Feel
• Community & Family
• Preservation of Neighborhoods
• Mobility
• Beach, Harbor & Waterfront
• Culture & Education
• Business & Technology
• Civic Engagement
7 General Plan Objectives
1. Preserve established residential neighborhoods and principal commercial districts allowing for infill development and recycling of uses that are compatible with adjacent
development
2. Maintain the fundamental pattern of existing land uses, preserving residential neighborhoods and commercial and industrial districts, while providing opportunities for intensification or reuse of focused areas of the City (Special Policy Areas, for example)
8 General Plan Objectives
3. Focus on reuse or repurpose of underutilized sites
(transitioning retail properties), corridors, and areas located adjacent to the freeway and proposed (or planned) Metro station stops such as the North Tech District, Galleria, and South Bay Marketplace
4. Target change in areas essential to satisfy the City’s Statemandated obligation to demonstrate it could meet its Regional Housing Needs Allocation (RHNA) requirements for housing
10 Land Use Element Highlights
Land Use Element
• Updated Land Use Map
• Updated definitions
• Special Policy Areas -NEW
• Health and Vitality Goals and
Policies - NEW
• Environmental and Economic
Sustainability Goals and Policies -NEW
• Historic Preservation Goals and
Policies - NEW
11 Special Policy Areas – North Redondo
Tech District (SPA-1)
Goal. A thriving jobs center
of innovation that has
regional transit connectivity.
• Jobs Center
• Retail Nodes
• Residential Flexibility
12 Special Policy Areas – Artesia
Boulevard (SPA-2)
Goal: An active and revitalized corridor
that serves at the “main street” of North
Redondo through the thoughtful
implementation of placemaking,
mobility, parking, land use and economic
development strategies. The
reorientation from commuter-serving to
serving and supporting the adjacent and
surrounding residential neighborhoods.
• Mix of Uses
• Placemaking
• Connected Identity
• Increased Access
• Parking
• Economic development
13 Special Policy Areas – Aviation
Boulevard (SPA-3)
Goal: An active and revitalized
corridor that provides local serving
commercial and office uses and
prioritizes improvements that
generate connectivity to the
surrounding neighborhoods through
thoughtful implementation of
placemaking, mobility, parking, land
use and economic development
strategies.
• Local business center
• Neighborhood connectivity
• Cohesive identity
• Increased Access
• Parking
• Economic development
14 Special Policy Areas – Galleria (SPA-4)
Goal. A mixed-use transit
node that serves as a regional
draw for commercial uses and
a center for new innovative
jobs and high density housing.
• Regional Hub
• Connectivity to Transit
• Transmission Corridors
15 Special Policy Areas – PCH North (SPA-5A), PCH
Central (SPA-5B), and Torrance Blvd. (SPA-5-C)
Goal. Corridors that are
neighborhood serving and
provide visual gateways,
connectivity and access into the
City.
• Gateways
• Neighborhood Character
• Housing Opportunities &
Religious Facilities
• Neighborhood Connectivity
• Pedestrian Improvements
16 Special Policy Areas – PCH South (SPA-6)
Goal
Maintain the South PCH corridor as a
neighborhood serving commercial district and
the primary visitor-serving hospitality location in
south Redondo with safe pedestrian and bicycle
access to the Riviera Village and beaches.
• Mix of Uses. Encourage a variety of uses:
Hospitality, commercial service, retail and
restaurant, office, and high density
residential (MU-1 only)
• Gateways. Create gateways, that include
public art
• Visitor Support. Encourage the development
of hospitality and enhance pedestrian and
bicycle access.
• Neighborhood Connectivity. Seek
opportunities to create connections,
including pedestrian pass-throughs and safe
bicycle access.
• Quality of Design. Develop design guidelines
that will provide direction for building
design, outdoor spaces.
17 Special Policy Areas – Riviera Village
(SPA-7)
Goal
Maintain Riviera Village as a low-density,
local serving commercial district, that is
identifiable as a distinct “Village like”
environment characterized by a high level
of pedestrian activity.
• Mix of Uses. Encourage a variety of
uses: commercial, office (second floor
and to the rear only-medical office
exempt)
• Pedestrian Activity. Encourage the
development of outdoor dining and
other sidewalk-oriented uses.
• Quality of Design.
• Parking. Seek opportunities to develop
centralized and flexible parking
solutions.
Examples of Village Character
• Siting of structures fronting pedestrian walkways,
courtyards, and other open spaces;
• Use of arcades and other setbacks along street frontage; • Use of building articulation and fenestration to break up long expanses walls;
• Use of varying roofline and height variations to create visual interest;
• Use of public art to enhance the character defining
element of the “village”
• Use of design detailing, unified architectural elements and landscaping to create a character that is unique to Riviera Village.
18 Implementation Plan
19 How HE Affects GP Update
• Redondo Beach has a certified and
compliant Housing Element – July 5,
2022
• Includes policies and programs that
further affordable housing production
• RHNA - 2490 Units
• 556 Above Moderate
• 490 Moderate Income
• 508 Low Income
• 936 Very Low Income
• Overlay zone to allow for residential
uses at a maximum density of 55 du/ac
with a minimum density of 20 du/ac:
• February 12, 2025 Deadline
26 PC Key Recommendations
• FAR at .5 as opposed to 1.0 for the proposed C-4
properties along Pacific Coast Highway until plan is
developed
• Policy language that directs the City to strengthen the objective identification standards of potentially historic buildings and resources
• Policy to develop a “heat island” mitigation plan new projects
• Policy prohibiting installation of new artificial turf • Policy establishing a City-wide goal of 29% tree canopy cover
27 Planning Commission
Recommendations
Public Institutional (PI)
“governmental administrative and
capital facilities, schools, libraries,
hospitals and associated medical
offices, public cultural facilities, and
other public uses, ancillary parks,
recreation and open spaces.”
FAR Limitations • 1.25 FAR for City properties,
including City Hall, the Annex, and
all Fire and Police Stations in the PI
Zone
• Capping FAR at .5 for all other PI
Zoned properties
29 Zoning Ordinance Amendments -
Drivers
1. Housing Element Implementation
• Housing Sites
• Require Zoning Map Changes
• Required to Accommodate City’s RHNA
• Housing Element Programs (Majority of Zoning Amendments) • Required to implement the HE and comply with State Housing Law
2. Residential NON Housing Element (Down Zoning Residential) • Mixed-Use reductions in density and conversion to commercial • Conversions of small commercial lots from residential to commercial
3. Other – Non Residential-Economic Revitalization
• FAR Increases – AACAP and Industrial District (North Tech) • Creative Office (Industrial Flex Overlay)
• PCH North – Intensification of Commercial at existing commercial centers along PCH • PCH Central – Converting Residential to Commercial
• Public Institutional – Amendments to FAR
30 Housing Element Implementation
31 Housing Element – Driving Updates
Redondo Beach has a certified and compliant
Housing Element – Implementation Required
by February 12, 2024
• Housing Sites
• Identified in HE
• Required to accommodate RHNA
– 2490 Units
• 556 Above Moderate
• 490 Moderate Income
• 508 Low Income
• 936 Very Low Income
• Requires Land Use Map & Zoning
Map changes
• Housing Programs
• Program 8: Housing Sites – Zoning Map
Changes and Development Standards
• Program 9: By Right Approval with 20%
Affordable Units
• Program 10: Replacement Housing
• Program 13: Amendments to the Zoning
Ordinance
36 Program 13: Amendments to the Zoning Ordinance
– Objectives
Implementation of State Housing Laws:
• State Density Bonus Laws
• Transitional and Supportive Housing (SB 2, SB 745, and AB 2162) • Emergency Shelters (AB 139)
• Low Barrier Navigation Center (AB 101)
• Affordable Housing Streamlined Approval (SB 35)
• Single Room Occupancy (SRO) Housing
• Employee Housing
• Reasonable Accommodation
• Definition of Family
• Parking Requirements
• Unlicensed Group Homes
• Conditional Use Permit
• Raise the threshold of administrative review to multi-family developments up to 15 units
37 Housing Element
Zoning Map Changes
38 a. North Tech (C-4-RO)
b. Kingsdale (C-4-RO & RH-RO)
c. South Bay Marketplace (IF-RO)
d. South of Transit Center (IF-RO)
e. 190th Street (C-2-RO & I-2-RO)
Program 8
Residential Overlay Sites
North Tech
Kingsdale
South Bay Marketplace
South of Transit Center
190th Street
39 FedEx
Program 8
Residential Overlay Sites
f. FedEx (MU-1-RO)
44 Housing Element
Zoning Ordinance Amendments
46 Zoning Ordinance Amendments – RESIDENTIAL
REQUIRED by the HE or State Law
Title 10 Planning and Zoning, Chapter 2 Zoning and Land Use and Chapter 5 Coastal Land Use Plan Implementing Ordinance (Inland and Coastal):
• New Affordable Housing Overlay Zone (Inland Zoning Ordinance Only):
o Affordable housing overlay (AHO) zone implements the Housing Elements Sites: North Tech, South of Transit Center, South Bay Marketplace, Kingsdale, 190th Street and FedEx o Minimum density of 20 du/ac and a maximum of 55 du/ac o Allows clustering development to incentivize housing and allow for the preservation of existing uses o Allows for 100 percent residential projects
o Allows mixed use projects provided 50 percent or more of the total floor area is for residential uses o Projects that include 20 percent affordable to lower income are processed administratively Required to implement Housing Element Program 8 and
identify the required “Housing Sites”.
49 Zoning Ordinance Amendments – RESIDENTIAL
REQUIRED by the HE or State Law
Zoning Ordinance Updates (Inland and Coastal):
• Adjustments to Parking Requirements:
o Multi-family residential – Current Standard: 2 spaces for each unit o Proposed standard: 1 space for each studio/0-bedroom unit, 1.5 spaces for each 1- bedroom unit, and 2 spaces for each unit with 2 or more bedrooms. o Emergency Shelters – Current Standard: One space for each 250 square feet of gross floor area o Proposed standard: Based on staffing levels only - one parking space per employee on site at the same time
Required to implement Housing Element Program 13
50 Zoning Ordinance Amendments – RESIDENTIAL
REQUIRED by the HE or State Law
Zoning Ordinance Updates (Inland and Coastal):
• Definitions:
o Updates to definitions and new definitions.
o Employee housing; Family; Household; Household, lower income; Low barrier navigation center; Residential care facility, limited; Single room occupancy (SRO) housing; Supportive housing; Target population; Transitional housing; Affordable housing overlay (AHO) project (Inland Zoning Ordinance Only); Affordable housing overlay (AHO) site (Inland Zoning Ordinance Only); Floor area, gross; Mixed-use, horizontal; Mixed-use, vertical.
Required to implement Housing Element Program 13.
• Density Bonus Update:
o Updates to the density bonus ordinance to align with State Law.
Required to implement Housing Element Program 13.
• New Article to Address Replacement Housing:
o Replacement housing requirements consistent with State Laws.
Required to implement Housing Element Program 10.
• New Reasonable Accommodation Requirements:
o New regulations to implement reasonable accommodation requirements consistent with HE Required to implement Housing Element Program 13.
51 Zoning Map Amendments –
RESIDENTIAL NOT REQUIRED by the
HE or State Law
52 Zoning Ordinance Amendments – RESIDENTIAL
NOT REQUIRED by the HE or State Law
• Added Industrial Flex Overlay (Prohibits Residential in CR zone) • Reducing Density in CR Zone (Galleria Site) from 35 to 30 du/ac • Replace Mixed-Use on all but 1 property on Artesia with C-2 • Adjusted all Mixed-Use zones EXCEPT for MU-3 (Torrance Blvd/PCH):
• Reduced density from 35 to 30 du/ac
• Established a minimum FAR for non-residential uses (Currently 0.3 FAR, Proposed
0.4 FAR)
• Set the capped non-residential uses in a mixed use project to 0.70 FAR (any development over 0.70 must be residential)
• Residential to Commercial
• RH to C-2 Zoning Along 2 Blocks of Central PCH
• R-1 to C-2 Zoning Along Torrance
• R-3 to C-2B and C-4 on a few properties in North PCH SPA 61 Zoning Ordinance Amendments – OTHER
NON RESIDENTIAL
• Increased FAR Artesia & Aviation Corridors from 0.60 to 1.50 • Increased FAR in I-1, I-1A, I-1B, and IC-1 industrial categories from
0.70 to 1.0
• Increase Commercial Intensity
• C-2 to C-4 on several properties in North and Central PCH SPAs • Change vacant property on Torrance from C-2 to P-CF
• Reduced FAR in P-PRO and CC-4, subarea 2, mole B
• Reduced FAR in P-RVP (Riviera Village parking lot)
• Provisions for non-conforming commercial uses in residential zones 67 Recommendations
✓ Take testimony;
✓ Provide policy
direction to staff;
✓ Continue to October
15, 2024.