General Plan - Land Use Designations for Three
Redondo Beach Unified School District
Properties:
Alta Vista Elementary School Site
Former Franklin School Site
Lincoln Elementary School Site
Community Development Department
March 3, 2026
Previous Action Jan. 20, 2026
1. Determined the allowed building floor area ratio (FARs) for Public Institutional (PI) properties
• 0.75 FAR for all “PI” properties except:
• 1.25 FAR for City Hall, City Annex, and BCHD Campus
2. Determined to maintain the existing land use designation of “P” Public or Institutional for AES and SCE transmission tower corridor
3. Requested additional information on the Draft LUE designations for three specific RBUSD owned properties:
• Alta Vista Elementary School and ballfields north of school • Franklin School (Friendship Campus) and Franklin Park • Lincoln Elementary School and Anderson Park
2 1. For all three (3) locations, the current General Plan designation is “P” (Public)
2. “P” is being replaced with “PI” (Public Institutional) or “OS” (Parks and Open Space) in the updated Land Use Element (LUE) at all three (3) locations. 3 Draft Updated General Plan Land Use Designations
4 Existing/Draft General Plan Land Use Designations
Designation Description Maximum
Density/Intensity
Public (P)
(Existing General Plan)
Government administrative and capital facilities, parks, schools, libraries, hospitals and associated medical offices, public cultural facilities, public open space, utility easements, and other public uses. N/A Public/Institutional (PI)
(Proposed General Plan)
Provides for 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.
Sites that are allowed to develop up to a maximum 1.25 FAR are also subject to Planning Commission Design Review (PCDR).
Max. FAR 0.75 for all
properties except:
Max. FAR 1.25 at City Hall,
the Annex site, and the
Beach Cities Health District
(BCHD) site.
Parks and Open Space
(OS)
(Proposed General Plan)
Provides for public open space, passive park uses, sports fields, active recreation uses, and coastal-related recreational activities as well as accompanying public facilities such as restrooms, picnic pavilions, parking facilities, and lifeguard towers.
Max FAR 0.20
“All RBUSD-owned properties should be designated Public/Institutional” • Alta Vista Elementary School Fields
• “PI” (Public/Institutional) and not “OS” (Parks and Open Space) • Former Franklin School Site (Friendship Campus)
• “PI” (Public/Institutional) and not “OS” (Parks and Open Space) • Lincoln Elementary School Fields and Blacktop
• “PI” (Public/Institutional) and not “OS” (Parks and Open Space) 5 RBUSD Requests
6 Alta Vista School/Park - Current Draft Land Use Element Designations 7 Alta Vista School/Park
PC/Staff Recommended Designations - Summer 2024
8 Proposed Option
School Playground - “PI” designation
Ballfields – “OS” designation
9 Franklin School (Friendship Campus)/Park - Current Draft Land Use Element Designations 10 Franklin School (Friendship Campus)/Park - PC/City Staff Recommended Designations 11 Lincoln Elementary
School/Anderson Park
Current Draft Land Use
Element Designations
12 Lincoln Elementary
School/Anderson Park
PC/City Staff Recommended
Designations - Summer 2024
13 Lincoln Elementary
School/Anderson Park
Proposed Option
14 Consistent Zoning/Environmental Status
Consistency Zoning
GP Designation – “PI” Public/Institutional P-SF school facility zone • Development Standards Determined by PCDR
• P-SF ZONING STANDARDS WOULD ONLY APPLY TO “NON-CLASSROOM” FACILITIES GP Designation – “OS” Parks and Open Space P-PRO parks/rec/open space zone • FAR – 0.25/Building height – 30 feet/Stories – Two stories/Setbacks – Determined by PCDR Environmental Status
• On November 5, 2024, the City Council certified a program FEIR for the City’s focused General Plan Update
• Minor amendments on a portion of three (3) school owned properties would not result in new significant environmental effects.
• Any future projects for the development of non-classroom related facilities would be subject to project-level review in accordance with CEQA
RECOMMENDATION
1. Take public testimony; and
2. Provide direction to staff on the General Plan Land Use Designations for the three (3) RBUSD properties.
• Alta Vista Elementary School Fields
• Former Franklin School Site
• Lincoln Elementary School Fields and Blacktop
15 Hawth orn e
Man h att an
Bea c h Lawn da le
Hermos a Beac h
Torrance
Artesia Blvd
Pacific Coast Hwy
190th St
Inglewood Ave
Palos Verdes Blvd
Torrance Blvd
S
Aviation Blvd
Avia tion Blvd
Hawthorne Blvd
Pacific Coast Hwy
Manhattan Beach Blvd
Anita St
N Catalina Ave
2 Artesia Blvd
3 4
1 5b
5a
6 5c
7 Data Source: PlaceWorks 2025, The City of Redondo Beach 2025 0 1,200 2,400 3,600 Date: 2/19/2026
Feet
Redondo Beach City Limit
Land Use
Single-Family Residential
R-1: Single Family Residential (0-8.8 du/ac)
R-1A: Single Family Residential (0-17.5 du/ac)
Multi-Family Residential
R-2: Low Density Multi-Family Residential (0-14.6 du/ac) R-3: Low Density Multi-Family Residential (0-17.5 du/ac) RMD: Med. Density Multi-Family Residential (0-23.3 du/ac) RH: High Density Multi-Family Residential (0-30 du/ac)
RVH: Very High Density Multi-Family Residential (20-65 du/ac) Commercial
CN: Neighborhood Commercial
CC: Coastal Commercial
C-1: Commercial
C-2: Commercial
C-3: Commercial
C-4: Commercial
C-5: Commercial
Mixed-Use
MU-1: Mixed-Use (0-30.0 du/ac; com only FAR 0.35-0.50; com/res FAR: 0-1.50) MU-2: Mixed-Use (0-35.0 du/ac; com only FAR 0-1.00; com/res FAR: 0-1.50) MU-H: Mixed-Use (Housing Req.) (20.0-65.0 du/ac; res only FAR 0-1.00; com/res FAR 0-1.50) MU-TC: Mixed-Use Transit Center (0-30.0 du/ac; FAR 0-1.50) MU-TCH: Mixed-Use Transit Center (Housing Req.) (20.0-80.0 du/ac; FAR 0-1.50) Industrial
I-1: Industrial
I-2: Industrial
I-3: Industrial
IF: Industrial Flex
Public/Institutional/Open Space
PI: Public/Institutional
U: Public/Utility
OS: Parks and Open Space
1) Tech District
2) Artesia Boulevard
3) Aviation Boulevard
4) Galleria District
5a) PCH North
5b) PCH Central
5c) Torrance Boulevard
6) PCH South
7) Riviera Village
1 Special Policy Areas
HIGH LN
RIPLEY AVE
PALM LN
HARKNESS LN
W
OLLA
C
O
T
T ST
GRANT AVE FORD
AVE
RIN
D
GE LN
ROBINSON ST
GOODMAN
AVE
JOHNSTON
AVE
PERKINS LN
S. P
ROS
P
ECT
AVE
FLA
GLER LN
HERRIN ST
FISK LN
VAN HORNE LN
BLOSSO
M LN
HUNTINGTON LN
AVENUE C
S. IREN
A
AVE
S. GUADALU
PE AVE
A
VIATIO
N BLV
D
M
A
CKAY LN
KNOB HILL AVE
EARLE ST
S. LU
CIA
AVE
BELMONT LN
S. FRA
N
CISC
A
AVE
ROCKEFELLER LN
V
AIL A
VE
160TH ST
DEL AMO ST
MEYER LN
FISHERMAN'S
WHARF
VINCENT ST
SLA
USO
N LN
MANHATTAN BEACH BLVD
AVENUE B
190TH ST
N. PACIFIC
COAST
HWY
PEARL ST
RALSTON LN
EL
REDON
D
O
N. HARBOR
DRIVE
EMERALD ST
AVENUE I
D
O
W
A
VE
ANITA ST
PULLMAN LN
DIAMOND
ST
ARTESIA BLVD
LOMAX LN
AVENUE
G
S. PACIFIC
COAST
H
W
Y
FELT
O
N LN
CAMINO
REAL
IN
GLEW
O
O
D
A
VE
A
VIA
TIO
N
W
AY
ORMOND LN
TOPAZ ST
ARMOUR LN
M
CBAIN
AVE
MARSHALLFIELD LN
DIX
O
N ST
S. ELEN
A
AVE
BELAND
BLVD
WYLIE LN
REY
N
OLD
S LN
GREEN LN
FELT
O
N
A
VE
FIRM
O
N
A
A
VE
PHELA
N LN
RUBY ST
MAY
AVE
PRUIT
T
DR
N. PRO
S
PECT
AVE
TORRANCE BLVD
GRAHAM AVE
GATES AVE
CURTIS AVE
VOORHEES AVE
RUHLAND AVE
NELSON AVE
CARNEGIE LN
MATHEWS AVE
VANDERBILT LN
PALOS VERDES BLVD
BERYL
ST
HARRIMAN LN
VI N C E
NT
PK
S. JU
A
NITA
AVE
ESPLA
N
A
DE
AVIATIO
N PL
SAPPHIRE
ST
182ND ST
LILIEN
THAL LN
N. CATALINA
AVE
CARNELIAN
ST
JU
LIA
AVE
SERPENTINE ST
IVES LN
HAYNES LN
GIBSO
N PL
KIN
G
S
D
ALE AVE
SPEYER LN
N. BROADWAY
AVE
GARNET ST
CAMINO
DE
LA
COSTA
OPAL ST
Y
NEZ
AVE
S. CATALIN
A
AVE
AVENUE A
SPENCER ST
6TH ST
7TH PL
N. IRENA
AVE
FAYE LN
S
U
SA
N
A
AVE
AVENUE
E
AVENUE D
AVENUE
F
AVENUE H
BLAISDELL
AVE
N. LUCIA
AVE
N. GERTRUDA
AVE
CLARK LN
PERRY AVE
C
ARVER ST
FARRELL AVE
ERNEST AVE
WARFIELD AVE
BATAAN RD
DUFOUR AVE
STANFORD
AVE
PLANT AVE
HA
W
THORNE BLV
D
STEINHART
AVE
183RD ST
182ND PL
S. GERTRU
D
A
AVE
SPRECKELS LN
ALVORD LN
SANTA FE AVE RED
O
N
D
O BEA
CH A
VE
S. B
R
O
A
D
W
AY
AVE
185TH ST
SPACE PARK DR
184TH ST
JU
D
Y
DR
11TH ST
MARINE AVE
FABER ST
REED ST
TIMOTHY
AVE
HARPER
AVE
RITA ST
BARKLEY LN
MORGAN LN
CARLSON LN
HAVEMEYER LN
CENTRAL
C
T
159TH ST
N. PAULINA
AVE
MIRAMAR DR
10TH ST
HILL LN
N. MARIA
AVE
N. ELENA
AVE
N. JUANITA
AVE
NEW
HIG
H
C
T
AMETHYST ST
N. GUADALUPE
AVE
E
LVIRA
AVE
AGATE ST
S. S
U
NSET
CT
CLUSTER LN
SEAHAWK
WAY
S. MARIA
AVE
VILLAGE DR
VARGAS
WAY
A
M
Y LN
PA
CIFIC
AVE
9TH ST
8TH ST
A
XEN
T
Y
W
AY
BURRITT AVE
N. HELBERTA
AVE
SEBALD AVE
N. FRANCISCA
AVE
7TH ST
C
O
N
D
O
N
A
VE
S. HELBERTA
AVE
HERONDO ST
HOPKINS
WAY
PORTOFINO
WAY
GEO
R
GE FREETH WY
S MI O
N RA
M
OS DR
D
O
OLIT
TLE DR
PINCKARD
AVE
WHITE
CT
405
FWY
C-1
C-1
C-1
C- C-1 1
C-1
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2 C-2 C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2
C-2 C-2 C-2 C-2 C-2 C-2 C-2
C-2
C-2 C-2 C-2 C-2 C-2
C-2 C-2
C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD C-2-PD
C-2-PD
C-2-PD C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD
C-2-PD C-2-PD C-2-PD C-2-PD
C-2-PD C-2-PD C-2-PD C-2-PD
C-2-PD(R IV)
C-2-PD(R IV)
C-2-PD(R IV)
C-2-PD(R IV)
C-2-PD(R IV)
C-2-PD(R IV)
C-2-PD(R IV)
R H-4
C-2(R IV)
C-2B
C-2B
C-2B
C-2B
C-2B
C-2B
C-2B
C-3
C-3 C-3
C-3 C-3
C-3
C-3
C-3
C-3
C-3
C-3-PD(R IV)
C-3-PD(R IV)
C-3-PD(R IV)
C-3-PD(R IV)
C-3-PD(R IV) C-3-PD(R IV)
C-3A
C-3B
C-4
C-4
C-2A
C-2A
C-4
C-4
C-4
C-4-PD(R IV)
C-4-PD(R IV)
C-4-PD(R IV)
C-4-PD(R IV) C-4-PD(R IV)
MU-H
MU-H
C-4
C-4(R IV)
C-4A
C-4A
C-4A C-4A
C-5A
C-5A
CC-1
CC-2
CC-3
CC-4
CC-4
CC-4
CC-4
CC-5
CR
CR -H
CR (IF)
CR (IF)
CR (IF)
CR (IF)
I-1
I-1
I-1
I-1A
I-1B
I-2
R H-4
R H-4 R H-4
R H-4
I-2(IF)
I-2A
IC-1
IC-1
IC-1
CR -H
IC-1(IF)
MU-2
MU-1
MU-3
MU-3
MU-3 MU-3
MU-3A
MU-3A
MU-3A
MU-H
C-3B
MU-3C(R IV)
P-CF
P-CF
P-CF
P-CF
P-CF
P-CF
P-CF
P-CIV
P-GP
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-CF
P-PR O
P-PR O
P-PR O
P-PR O
CC-4
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O P-PR O P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-PR O
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW P-R OW P-R OW P-R OW
P-R OW
P-R OW P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R OW
P-R VP(R IV)
P-SF
P-SF
P-SF
P-SF
P-SF
P-SF P-SF
P-SF
P-SF
P-SF
P-SF
P-SF
P-SF
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1 R -1
R -1 R -1
R -1
R -1
R -1 R -1 R -1
R -1 R -1 R -1
R -1
R -1 R -1
R -1
R -1
R -1 R -1 R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1 R -1
R -1
R -1
R -1
R -1
R -1 R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1 R -1
R -1 R -1
R -1
R -1
R -1 R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1 R -1
R -1
R -1
R -1
R -1 R -1
C-2 R -1
R -1
R -1
R -1
R -1
R -1 R -1
R -1 R -1
R -1
R -1 R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1 R -1 R -1 R -1
R -1 R -1 R -1 R -1 R -1
R -1 R -1
R -1
R -1
R -1
R -1 R -1 R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1 R -1
R -1
R -1
R -1 R -1 R -1
R -1 R -1 R -1
R -1
R -1 R -1 R -1
R -1 R -1
R -1
R -1 R -1 R -1
R -1 R -1 R -1
R -1 R -1
R -1
R -1
R -1
R -1 R -1
R -1
R -1
R -1
R -1 R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1 R -1 R -1
R -1
R -1 R -1 R -1 R -1 R -1 R -1
R -1
R -1
R -1
R -1
R -1 R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1 R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1
R -1(PLD)
R -1(PLD)
R -1A
R -1A
R -1A R -1A
R -1A R -1A
R -1A R -1A
R -1A R -1A
R -1A R -1A
R -1A R -1A
R -1A R -1A
R -1A R -1A R -1A
R -1A
R -1A R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A R -1A
R -1A
R -1A
R -1A R -1A
R -1A
R -1A R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A
R -1A R -1A R -1A
R -1A
R -1A
R -2
R -2
R -2 R -2
R -2
R -2
R -2
R -2
R -2
R -2 R -2 R -2
R -2 R -2 R -2
R -2
R -2 R -2 R -2
R -2
R -2 R -2
R -2 R -2 R -2 R -2
R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2
R -2 R -2
R -2
R -2 R -2 R -2 R -2 R -2 R -2
R -2
R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2
R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2
R -2
R -2 R -2
R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2 R -2
R -2
R -2
R -2 R -2 R -2 R -2
R -2 R -2 R -2 R -2
R -2
R -2 R -2
R -2
R -2 R -2 R -2 R -2 R -2 R -2
R -2
R -2 R -2 R -2 R -2 R -2 R -2
R -2 R -2 R -2 R -2 R -2 R -2
R -2
R -2 R -2 R -2 R -2
R -2
R -2 R -2
R -2
R -2 R -2
R -2 R -2 R -2
R -2 R -2 R -2 R -2
R -2 R -2 R -2 R -2
R -2 R -2 R -2 R -2
R -2 R -2 R -2 R -2
R -3 R -3
R -3
R -3
R -3
R -3 R -3
R -3 R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3 R -3
R -3
R -3
R -3 R -3 R -3 R -3 R -3 R -3 R -3
R -3
R -3
R -3 R -3
R -3 R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3 R -3
R -3
R -3
R -3
R -3 R -3
R -3
R -3
R -3
R -3
R -3
R -3 R -3
R -3 R -3
R -3
R -3
R -3
R -3
R -3 R -3
R -3
R -3 R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3
R -3 R -3 R -3 R -3R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3
R -3 R -3 R -3 R -3 R -3 R -3
R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3
R -3
R -3 R -3 R -3 R -3 R -3 R -3 R -3
R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3 R -3
R -3 R -3 R -3
R -3 R -3 R -3 R -3
R -3 R -3 R -3 R -3
R -3 R -3 R -3 R -3
R -3 R -3 R -3 R -3
R -3 R -3 R -3 R -3
R -3 R -3 R -3 R -3
R -3 R -3 R -3 R -3
R -3
R -3
R -3(PLD)
R -3(H)
R -3A R -3A R -3A
R -3A
R -3A R -3A
R -3A R -3A
R -3A R -3A
R -3A R -3A
R -3A R -3A
R -3A R -3A
R -3A R -3A
R -3A
R -3A
R -3A
R -3A R -3A
R -3A
R -3A
R -3A
R -3A R -3A
R -3A
R -3A R -3A
R -3A
R -3A R -3A
R -3A R -3A
R -3A R -3A R -3A
R -3A R -3A
R -3A
R -3A
R -3A
R -3A
R -3A
R -3A
R -3A
R -3A
R -3A
R -3A
R -3A(H)
R -MHP
R H-2
R H-2 R H-2
R H-3
R H-3
R H-3
R H-3
R H-3
R H-3
R H-4
R H-4
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD R MD
R MD R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD
R MD R MD R MD
R MD(PLD)
R MD(PLD)
R OW
R OW
R OW
R OW
C-2B
C-2B
R -1
R -1A
R -2
R -3
R -3A
R MD
R H-2
R H-3
R H-4
R -MHP
C-1
C-2
C-2-PD
C-2A
C-2B
C-3
C-3-PD
C-3A
C-3B
C-4
C-4-PD
C-4A
C-5A
CC-1
CC-2
CC-3
CC-4
CC-5
MU-1
MU-2
MU-3
MU-3A
MU-3C
MU-H
CR
CR -H
I-1
I-1A
I-1B
I-2
I-2A
IC-1
P-CIV
P-R VP
P-GP
P-R OW
P-CF
P-PR O
P-SF
Zoning Map
Overlayzones,w h ereapplied ared enoted in parenth eses follow ing th ebasezoned esig nations.Wh eretw o overlay zones areapplied ,th eyareseparated byah yph en.
Overlayzones inc lud e:
• (PLD)Planned d evelopm entoverlayzone
• (R iv)R ivieraVillag eoverlayzone
• (H)Historic overlayzone
• (IF)Ind ustrialflex overlayzone
CityofR ed ond o Beac h Date:Novem ber12,2024
0 600 1,200 1,800
Feet
Dec em ber9,2025
Ex h ibitB