BLUE FOLDER ITEM
Blue folder items are additional back up material to administrative reports and/or public comments received after the printing and distribution of the agenda packet for receive and file.
CITY COUNCIL MEETING
FEBRUARY 17, 2026
L.1 PUBLIC HEARING FOR CONSIDERATION OF AN APPEAL OF A DENIAL BY THE
PLANNING COMMISSION OF AN EXEMPTION DECLARATION, CONCESSIONS
REQUESTED UNDER STATE DENSITY BONUS LAW, AND A COASTAL DEVELOPMENT
PERMIT, TO PERMIT THE CONSTRUCTION OF A MIXED-USE RESIDENTIAL CONDOMINIUM PROJECT WITH 49 UNITS, 5 OF WHICH ARE AFFORDABLE TO VERY LOW INCOME AND 3 OF WHICH ARE AFFORDABLE TO MODERATE-INCOME HOUSEHOLDS, 4 STORIES AND 45 FEET IN HEIGHT, WITH 17,000 SQUARE FEET OF COMMERCIAL USES ON THE GROUND FLOOR, AND 2 FLOORS OF SUBTERRANEAN PARKING WITH 129 PARKING SPACES AND SPACE FOR AN ADDITIONAL 14 VALET PARKING SPACES, LOCATED ON FIVE PARCELS (7508012013, 7508012012, 7508012011, 7508012010, 7508012009) WITHIN A COMMERCIAL ZONE (C-2) AT 401-417 S. PACIFIC COAST HIGHWAY
PROPERTY OWNER: Redondo Seaside Living, LLC
APPLICANT: Redondo Seaside Living, LLC
LOCATION: 401 - 417 S. Pacific Coast Highway
CASE NO: 2025-0074
PROCEDURES:
1. Open the public hearing and take testimony;
2. Close the public hearing and deliberate;
3. Adopt the attached resolution by title only, waiving further reading.
ADOPT BY TITLE ONLY RESOLUTION CC-2602-010 OF THE CITY COUNCIL OF THE CITY
OF REDONDO BEACH ADOPTING A CEQA EXEMPTION DECLARATION AND GRANTING THE APPEAL OF THE PLANNING COMMISSION’S DENIAL, THEREBY APPROVING THE
REQUEST FOR A COASTAL DEVELOPMENT PERMIT PURSUANT TO GOVERNMENT CODE § 65912.124(E) BASED UPON A DETERMINATION THAT THE PROJECT -- CONSTRUCTION OF A MIXED-USE RESIDENTIAL CONDOMINIUM PROJECT WITH 49 UNITS, 5 OF WHICH ARE AFFORDABLE TO VERY LOW INCOME & 3 OF WHICH ARE AFFORDABLE TO MODERATE-INCOME HOUSEHOLDS, 4 STORIES AND 45 FEET IN HEIGHT, WITH 17,000 SQUARE FEET OF COMMERCIAL USES ON THE GROUND FLOOR, AND 2 FLOORS OF SUBTERRANEAN PARKING WITH 129 PARKING SPACES AND SPACE FOR AN ADDITIONAL 14 VALET PARKING SPACES, LOCATED ON FIVE PARCELS (7508012013, 7508012012, 7508012011, 7508012010, 7508012009) WITHIN A COMMERCIAL ZONE (C-2) AT 401-417 S. PACIFIC COAST HIGHWAY (CASE NO. 2025- 0074) -- IS “CONSISTENT WITH ALL OBJECTIVE STANDARDS” IN THE CERTIFIED LCP
WITH THE APPLICATION OF ALLOWABLE CONCESSIONS AND WAIVERS PERMITTED
BY AND HEREBY APPROVED UNDER STATE DENSITY BONUS LAW
CONTACT: MARC WIENER, COMMUNITY DEVELOPMENT DIRECTOR
• POWERPOINT PRESENTATION
NIVASA LIVING
401-417 Pacific Coast Highway
Proposed 49-unit Mixed-Use Project
AVIATION VILLAS
CATALINA AT FRANCISCA
CATALINA AT ELENA
NIVASA LIVING
oExpansion of the two-level parking garage to increase the number of parking spaces from 105 to 129 total parking spaces, consisting of 61 parking spaces for residential uses and 68 parking spaces for commercial uses. oModification of the driveway slope to accommodate a grade of 5% for the first 20 feet from the edge of the property line to increase visibility for pedestrians and drivers.
oAddition of secure bike parking on the ground level for bicycles, including cargo bikes.
oIncreased the valet queuing space to accommodate at least 14 cars. oAddition of short-term bike racks on Pearl Street and Pacific Coast Highway. oAddition of “KEEP CLEAR” pavement markings at the Project access driveway.
PROJECT MODIFICATIONS
PROPOSED PROJECT
o MIXED INCOME/MIXED USE MULTIFAMILY BUILDING WITH GROUND FLOOR COMMERCIAL
AND AMENITY SPACES AND TWO LEVELS OF SUBERRANEAN PARKING o 49 UNITS (8 AFFORDABLE)
o 26 – 1 BR
o 15 – 2BR
o 8 – 3BR
o 129 PARKING SPACES
o 61 Residential
o 68 Commercial
o 4 STORIES/45’ HEIGHT
o 9,800 SF USABLE OPEN SPACE
FIRST FLOOR/GROUND LEVEL PLAN
VEHICLE
ENTRY/EXIT
PEDESTRIAN
ENTRY/EXIT
FIRST FLOOR/GROUND LEVEL PLAN
FRONT
3’-0”
REAR
10’-0”
REAR
10’-0” @ GROUND
15’-0” AT FL 2-4
SIDE
10’-0”
SIDE
5’-0” @ GROUND
10’-0” AT FL 2-4
FIRST FLOOR/GROUND LEVEL PLAN
OUTDOOR BIKE RACKS
CARGO BIKES &
REPAIR STATION
FIRST FLOOR/GROUND LEVEL PLAN
DRIVEWAY TRANSITION
& KEEP CLEAR ZONE
GROUND FLOOR
LANDSCAPE PLAN
LID
PLANTERS
PARKING LEVEL P1 PLAN
PARKING LEVEL P1 PLAN
EXPANDED GARAGE
(PREVIOUS)
PARKING LEVEL P1 PLAN
ALL VALET QUEUING
WITHIN THE PARKING
GARAGE
PARKING LEVEL P2 PLAN
PARKING LEVEL P2 PLAN
(PREVIOUS)
EXPANDED GARAGE
TYPICAL RESIDENTIAL FLOOR PLAN
ROOF PLAN
ROOF PLAN
PV PANELS
NEIGHBORING PROPERTY LINE OF SIGHT
15'-0" UNOCCUPIED MECH AREA
BUILDING HEIGHT DIAGRAM
PROJECT SITE
TRANSIT STOP
TRANSIT ACCESSIBLITY
PROJECT SITE
EXTERIOR DESIGN
EXTERIOR DESIGN
EXTERIOR DESIGN
EXTERIOR DESIGN
EXTERIOR DESIGN
Reasons to Uphold the Appeal
• Planning Commission decision fails to comply with law • No significant effects based on objective standards
• HCD Letter outlines defects and potential liability
• Project complies with all objective standards
• Project does not result in adverse significant effects to health and safety, does not impact a historic resource, and is consistent with state and federal law
• Applicant has voluntarily made significant changes
THANK YOU!
INCENTIVES/WAIVERS
o INCENTIVES
1) Increase FAR for mixed-use projects (commercial and residential) from 1.5 to 2.58 (RBMC § 10-
5.915(a)(2))
o WAIVERS
1) Increase in number of stories from 3 to 4 (RBMC § 10-5.915(e)(2)). 2) Allow stairwell and elevator penthouse projections up to 15' - 7" above the permitted 45' height limit (RBMC § 10-5.1522(b)).
3) Reduce street side yard setback (Pearl Street) for a corner/reverse corner lot from 10'-0" to 6'-0". (RBMC § 10-5.915(f)(2)(a)).
4) Reduce setback along property lines abutting residential uses (starting at 2nd floor and above) from 7'-0" x floor number to same setbacks as ground floor for all floors (Govt Code § 65912.123(d)(3)(A)(ii)).
5) Reduce setback along property lines abutting non-residential uses from 15'-0" to 10'-0" (Govt Code § 65912.123(d)(3)(B)).
6) Waiver to RBMC § 10-5.1514(b) to reduce the required private storage space to 49, 400 cubic foot lockers to 49, 300 cubic foot lockers (a total of 14,700 cubic feet.) 7) Waiver to allow (10) tandem parking spaces for commercial and residential use. 8) Waiver to allow (13) compact parking spaces for residential use. 9) Waiver to allow use of valet parking at the discretion of Applicant.