8.3 Final Completion.
8.3.1 Final Completion shall be deemed to have occurred when all of the following conditions have been satisfied:
8.3.1.1 Design-Builder has achieved Substantial Completion in accordance with Section
8.2 above;
8.3.1.2 All Work, including all clean-up and removal of construction materials, demolition debris and temporary facilities, is complete, and in all respects is in compliance with the Contract Documents;
8.3.1.3 Design-Builder shall have delivered to Owner all closeout documents and other deliverables required by the Contract Documents;
8.3.1.4 Design-Builder’s surety has consented to the release of final payment to DesignBuilder;
8.3.1.5 Design-Builder has certified to Owner that all of its claims against Owner have been resolved, except for those set forth in the attachment to the general release described in Section 6.6.1.2 above;
8.3.1.6 All Delay Liquidated Damages due under the Agreement have been paid or otherwise satisfied; and
8.3.1.7 Design-Builder and Owner have executed a Certification of Final Completion that all of the foregoing conditions have been satisfied.
8.3.2 Design-Builder shall notify Owner when it believes the Work has achieved Final Completion and is ready for Owner to prepare and execute a Certificate of Final Completion. Owner shall determine, within twenty-one (21) days following its receipt of such notice, whether it concurs that Final Completion has been achieved. If Owner disagrees, it shall promptly send written notice to Design-Builder of the basis for its disagreement. Design-Builder shall expeditiously correct the conditions raised by Owner in order to achieve Final Completion. The preceding process will continue until Owner determines that Final Completion has been achieved.
8.3.3 The Final Completion Date shall be the day on which Owner has executed the Certificate of Final Completion. However, for the sole purpose of determining Design-Builder’s liability to Owner for Delay Liquidated Damages for failure to achieve Final Completion on or before the scheduled Final Completion Date, Final Completion shall be deemed effective as of the date Design-Builder has executed the Certificate of Final Completion.
8.4 Excusable Delays.
8.4.1 The term “Excusable Delay” shall refer to delays in the performance of the Work to the extent caused directly by acts, omissions, conditions, events, or circumstances beyond the reasonable control of Design-Builder and all other Design-Builder related entities, including, by way City of Redondo Beach Page 26
General Conditions of Contract
543
48 of example, acts or omissions of Owner or anyone under Owner’s control (including Owner’s separate Contractors), changes in the Work, Differing Site Conditions, unknown Hazardous Environmental Conditions, and Force Majeure Events.
8.4.2 Notwithstanding Section 8.4.1 above, all cost, time, and other risks arising from the following events or circumstances shall be borne exclusively by Design-Builder, shall not be deemed Excusable Delays, and shall not be the basis for any relief, monetary, schedule, or otherwise, to Design-Builder:
8.4.2.1 General market and economic conditions affecting the availability, supply or cost of labor, Equipment and Materials, construction equipment, supplies, or commodities;
8.4.2.2 Strikes, labor disputes, work slowdowns, work stoppages, boycotts or other similar labor disruptions, unless such strikes, disputes, slowdowns, stoppages, boycotts or disruption affect a specific trade on a national or regional level and were not caused by the improper acts or omissions of Design-Builder or any other Design-Builder related entity;
8.4.2.3 Delays in obtaining or delivery of Equipment and Materials, or any other goods or services, from any Design-Builder related entity, unless the Design-Builder related entity’s reason for delay arises from an event that would otherwise be excusable to Design-Builder under these General Conditions of Contract;
8.4.2.4 Delays of common carriers, unless the common carrier’s reason for the delay arises from an event that would otherwise be excusable to Design-Builder under these General Conditions of Contract;
8.4.2.5 Bankruptcy or insolvency of any Design-Builder related entity;
8.4.2.6 The inability of any Design-Builder related entity to perform, unless such inability would be otherwise excusable to Design-Builder under these General Conditions of Contract;
8.4.2.7 Any acts, omissions, conditions, events, or circumstances that were caused by or arose from the negligent acts, omissions, fault, gross negligence, willful misconduct, breach of contract, or violation of law by Design-Builder or any other Design-Builder related entity; and
8.4.2.8 The exercise of any right or any act by Owner permitted under the Contract Documents, except to the extent the Contract Documents expressly require an adjustment in the GMP and/or Contract Time(s) as a result of such exercise or act (e.g., a change in the Work that will delay performance).
8.4.3 If Design-Builder intends to seek Excusable Delay classification for any weather condition, it shall demonstrate, as a condition to qualifying for an Excusable Delay, that the actual weather encountered was unusually severe and abnormal compared with the five-year average weather statistics compiled by the United States National Oceanic and Atmospheric Administration for the time of year and locality of the Site.
8.4.4 If Design-Builder intends to seek Excusable Delay classification for a delay in the issuance of a Governmental Approval, it shall demonstrate that: (a) Design-Builder and all other applicable Design-Builder related entities have submitted all applications, data, studies, reports, responses and other information required under Legal Requirements in order to obtain the Governmental Approval; (b) Design-Builder and all other applicable Design-Builder related entities have in all respects used commercially reasonable efforts to obtain the Governmental Approval; and City of Redondo Beach Page 27
General Conditions of Contract
544
49 (c) Design-Builder and all other applicable Design-Builder related entities have consistently maintained a fully responsive, engaged and respectful professional relationship with the staff and management of the Governmental Unit in a manner that, while not expressly required under Legal Requirements, is generally recognized among regular practitioners in the permitting field as necessary on a practical level to secure similar Governmental Approvals in a timely manner in light of the discretion accorded to Governmental Units under Legal Requirements.
8.5 Adjustment of Contract Times.
8.5.1 Design-Builder shall be entitled to request a Change Order adjusting the Contract Time(s) to reflect not more than the amount of time Design-Builder is actually delayed by an Excusable Delay, expressly conditioned upon Design-Builder demonstrating that: (a) Design-Builder has demonstrated that the delay event qualifies as an Excusable Delay; (b) Design-Builder has complied with the requirements of Section 9.5 below; (c) the delay impacts the critical path of the Work as demonstrated by Section 8.5.2 below; (d) the delay was not foreseeable as of the Phase 2 Amendment Date by Design-Builder, and would not have been foreseen as of the Phase 2 Amendment Date by a reasonably experienced design-builder; and (e) Design-Builder, in view of all the circumstances, has exercised reasonable efforts to avoid and mitigate the delay and did not, through itself or any other Design-Builder related entity, cause the delay.
8.5.2 Design-Builder shall demonstrate the critical path impact of an Excusable Delay and the impact on the Contract Time(s) through a written time impact analysis (“TIA”) establishing the influence of the event on the most current monthly updated Project Schedule. Each TIA shall include a fragmentary network (“fragnet”) - that is a smaller, detailed portion of the overall Project timeline that focuses on a specific segment, group or sequence of activities within the overall Project Schedule - and for events that have yet to occur (such as an Owner proposed change), the fragnet shall demonstrate how Design-Builder proposes to incorporate such event into the most current monthly updated Project Schedule. The TIA shall demonstrate: (a) the time impact based on the date the event occurred, or, in the instance of an Owner-proposed change, the date such proposed change was given to Design-Builder; (b) the status of the Work at such point in time; and (c) the time computation of all affected activities.
8.6 Compensation for Delays
8.6.1 Design-Builder shall be entitled to request an adjustment of the GMP pursuant to the provisions of Article 9 for all Excusable Delays for which Design-Builder is entitled to a time extension pursuant to Section 8.5 above; provided, however, that such adjustment shall be no more than the increase in the Cost of the Work incurred by Design-Builder, plus the applicable DesignBuilder’s Fee, resulting directly from the time extension allowed under Section 8.5 above.
Notwithstanding anything to the contrary, Design-Builder shall not be entitled to an adjustment of the GMP for Excusable Delays where Design-Builder’s performance was or would have been concurrently delayed or interrupted by any event that does not otherwise qualify as an Excusable Delay, with the understanding that Design-Builder’s sole remedy for such concurrent delays is an extension of the Contract Time(s), provided that Design-Builder has complied with the requirements of Section 8.5 above.
8.7 Recovery Schedules
8.7.1 Notwithstanding the right of Design-Builder to request a time extension for an Excusable Delay pursuant to this Article 8, Design-Builder agrees that it will, if directed by Owner, develop and implement a recovery schedule and plan to improve progress and take such measures to overcome such delay. Should Owner have a reasonable belief that the Contract Time(s) will not be met, then Owner has the right, but not the obligation, to so notify Design-Builder and direct Design-Builder to overcome such delay by working additional overtime, engaging additional personnel and taking such other measures as necessary to complete the Work within the Contract Time(s). If such delay City of Redondo Beach Page 28
General Conditions of Contract
545
50 is not an Excusable Delay, Design-Builder shall bear all costs related to such overtime, additional personnel and other measures. If such delay is an Excusable Delay, and Design-Builder has met the requirements of this Article 8 for an adjustment to the Contract Time(s) for such delay, then Design-Builder may request an adjustment to the GMP in accordance with the requirements of Article 9 for the increase in the Cost of the Work incurred by Design-Builder directly related to such overtime, additional personnel and other measures.
Article 9
Changes to the Phase 1 Services Compensation, GMP and Contract Times
9.1 Right of Owner to Make Changes.
9.1.1 Without invalidating the Agreement, Owner may by written order, at any time and from time-to-time, authorize and/or request changes in, additions to, or deletions in the Work, including but not limited to those involving: (a) changes in, additions to, or deletions in the Contract Documents; (b) changes in the method, manner, sequence and time of performance of the Work (provided that Design-Builder retains and accepts full responsibility for all associated construction means, methods, techniques, sequences, and procedures); (c) changes in Owner-furnished services or deliverables; or (d) a direction to accelerate performance of the Work. If Owner proposes making a change in the Work, Owner shall advise Design-Builder and Design-Builder shall follow the processes set forth in Section 9.2 below.
9.1.2 No oral instruction, order or statement by Owner or Owner’s Representative shall constitute a change under this Article 9. If Design-Builder believes that any oral instruction, order or statement by Owner or Owner’s Representative may result in a change in the Work or require an adjustment to the Phase 1 Services Contract Price (interchangeably Amount or Compensation), GMP or the Contract Time(s), Design-Builder shall request that the oral instruction, order or statement be given in writing and shall thereafter comply with the provisions of this Article 9.
9.1.3 A “Change Order” is a written instrument issued after execution of the Agreement signed by Owner and Design-Builder, stating their agreement upon the scope of a change in the Work, and the agreed adjustment, if any, to the Phase 1 Services Contract Price, GMP, Contract Time(s), or any other requirement of the Contract Documents. Unless specifically stated to the contrary in the Change Order, an executed Change Order shall constitute the final and complete compensation and satisfaction for all costs and schedule impacts related to: (a) the implementation of the changes that are the subject of the Change Order; and (b) the cumulative impact of effects resulting from such changes on all prior Work and changes in the Work to be performed as scheduled.
9.1.4 All changes in the Work authorized by applicable Change Order shall be performed under the applicable conditions of the Contract Documents. Owner and Design-Builder shall negotiate in good faith and as expeditiously as possible the appropriate adjustments for such changes.
9.2 Work Change Directives.
9.2.1 A “Work Change Directive” is a written order prepared and signed by Owner directing a change in the Work prior to agreement on an adjustment in the Phase 1 Services Contract Price, GMP and/or the Contract Time(s).
9.2.2 Upon receipt of a Work Change Directive, Design-Builder shall promptly proceed with the change in the Work involved, unless Owner directs otherwise. Owner and Design-Builder shall negotiate in good faith and as expeditiously as possible the appropriate adjustments for the Work Change Directive. Upon reaching an agreement, the Parties shall prepare and execute an appropriate Change Order reflecting the terms of the agreement.
City of Redondo Beach Page 29
General Conditions of Contract
546
51 9.2.3 If the Parties are not able to agree on the method for adjusting the GMP for a Work Change Directive within a reasonable time, then Owner shall pay Design-Builder for such Work on a cost reimbursable basis as set forth in Section 9.7.2.3 below.
9.3 Minor Changes in the Work.
9.3.1 A “Minor Change” is a change in the Work that does not involve an adjustment in the Phase 1 Services Contract Price, GMP and/or Contract Time(s) and does not materially and adversely affect the Work, including the design, quality, performance and workmanship required by the Contract Documents.
9.3.2 Owner may request Minor Changes. If Design-Builder disputes that such order is a Minor Change, Design-Builder shall notify Owner in accordance with Section 9.4 below.
9.3.3 Design-Builder may make Minor Changes consistent with the intent of the Contract Documents, provided, however, that Design-Builder shall promptly inform Owner, in writing, prior to making such change. If Owner disputes that such a change is a Minor Change, Owner shall promptly notify Design-Builder of its position. If Design-Builder nevertheless desires to make such change, it shall notify Owner in accordance with Section 9.4 below. All Minor Changes shall be recorded on the documents maintained by Design-Builder.
9.4 Procedures Following Owner’s Notice of Proposed Change.
9.4.1 Design-Builder shall, within twenty-one (21) days after receipt of notice of an Owner proposed change, prepare and submit to Owner in writing the information set forth in Section 9.5.2 below as if such change were the subject of a Design-Builder Proposed Change Order, and such other information and data as Owner may reasonably request. Owner shall endeavor to review Design-Builder’s submittal with Design-Builder within twenty-one (21) days of its receipt of such submittal. If the parties reach agreement on the terms of Owner’s proposed change and Owner elects to proceed with such change, a Change Order shall be executed by the parties. If the parties are unable to reach agreement on the terms of the proposed change, Owner shall have the right, in its sole discretion, to direct Design-Builder to proceed with the change by issuing a Work Change Directive to Design-Builder.
9.4.2 Owner shall have the right, at any time and at its sole discretion, not to undertake any proposed change. If Owner elects not to undertake a proposed change for which Design-Builder performed design services in developing its submittal under Section 9.4.1 above, Design-Builder shall be paid its reasonable design costs incurred for such submittal.
9.5 Design-Builder Proposed Change Orders.
9.5.1 If Design-Builder believes that it is entitled under the Contract Documents to an adjustment to the Phase 1 Services Contract Price, GMP, Contract Time(s), or other relief due to any event or situation arising out of or related to the Work (including but not limited to alleged Excusable Delays, disputes over Owner’s instructions or interpretation of the Contract Documents), Design-Builder shall, within ten (10) days after Design-Builder knows, or should have reasonably known, of such event or situation giving rise to the requested relief, submit to Owner a written notice labeled “Notice of Design-Builder Proposed Change Order.” The Notice of Design-Builder Proposed Change Order shall describe the general nature of the event or situation and, if such Notice involves an Excusable Delay, the probable duration thereof.
9.5.2 Design-Builder shall, within fourteen (14) days after providing Owner with a Notice of Design-Builder Proposed Change Order, submit to Owner in writing: (a) a description of the facts, circumstances and contractual basis for the relief sought, with sufficient specificity for Owner to assess the matter; (b) the cost data supporting any proposed adjustments to the Phase 1 Services City of Redondo Beach Page 30
General Conditions of Contract
547
52 Contract Price or the GMP; and (c) the scheduling information and analysis required under Section
8.5.2 above to support any request for adjustment to the Contract Time(s).
9.5.3 Owner shall endeavor to review Design-Builder’s submittal under Section 9.5.2 above within fourteen (14) days of its receipt of such submittal. If Owner believes that Design-Builder’s request is justified, in whole or in part, Owner shall advise Design-Builder and an appropriate Change Order shall be executed. If Owner disputes Design-Builder’s request, and the parties are unable to resolve the dispute, such dispute shall be resolved in accordance with Article 10 below.
Owner may request clarifications and/or additional information to assist with its decision on such Design-Builder Proposed Change Order.
9.5.4 Design-Builder’s failure to provide the written statements in the manner and time required by this Section 9.5 shall constitute a conclusive presumption that no price or time adjustment, or other relief, is claimed or warranted for the event or situation giving rise to the relief, and DesignBuilder waives its rights to seek relief for any such event or situation.
9.6 Owner Directive Letters.
9.6.1 If the parties are unable to reach agreement on the terms of a Design-Builder Proposed Change Order under the processes set forth in Section 9.5 above, then Owner may, in its sole discretion, issue to Design-Builder a written notice (“Directive Letter”) that directs Design-Builder to proceed in accordance with the terms of such notice notwithstanding the inability of the parties to reach agreement on the terms of the Design-Builder Proposed Change Order. Design-Builder shall fully comply with all Directive Letters and shall have the right to pursue its remedies under Article 10 below.
9.7 Adjustments to the Phase 1 Services Contract Price and GMP.
9.7.1 The increase or decrease in the Phase 1 Services Contract Price (interchangeably Amount or Compensation) resulting from a change in the Work shall be determined by the method as set forth in the “Phase 1 Services Contract Price” Exhibit of the Agreement.
9.7.2 The increase or decrease in GMP resulting from a change in the Work shall be determined by one or more of the following methods:
9.7.2.1 Unit prices set forth in the Agreement or as subsequently agreed to between the parties;
9.7.2.2 A mutually accepted lump sum, properly itemized and supported by sufficient substantiating data to permit evaluation by Owner; or
9.7.2.3 If the parties have not reached agreement on the basis of 9.7.2.1 or 9.7.2.2 above, the GMP shall be adjusted based upon the Cost of the Work and Design-Builder’s Fee as set forth in Article 7 of the Agreement, provided, however, that such Cost of the Work is:
(a) reasonably and properly incurred by Design-Builder; (b) reasonably documented; and (c) comprised of those costs that would not have been incurred but for the change in the Work.
9.8 Emergencies.
9.8.1 In any emergency affecting the safety of persons and/or property, Design-Builder shall act, at its discretion, to prevent threatened damage, injury or loss. If the cause of the emergency would justify a change in the Phase 1 Services, GMP and/or Contract Time(s) under these General Conditions of Contract, Design-Builder shall submit a Design-Builder Proposed Change Order in accordance with Section 9.5 above.
City of Redondo Beach Page 31
General Conditions of Contract
548
53 9.9 Duty to Proceed.
9.9.1 No dispute between Design-Builder and Owner, including but not limited to those relating to the entitlement, cost or time associated with a notice of Owner proposed change or DesignBuilder Notice of Proposed Change Order, shall interfere with the progress of the Work. DesignBuilder shall have the duty to diligently proceed with the Work in accordance with Owner’s instructions despite any dispute, including but not limited to those events where the parties are in disagreement as to whether instructions from Owner constitute a change to the Work and justify adjustments to the GMP and/or Contract Time(s).
9.9.2 Design-Builder’s sole recourse in the event of such a dispute will be to pursue its rights under Article 10 below. Design-Builder shall retain any and all rights provided that pertain to the resolution of disputes. The disputed work will be categorized as an “unresolved dispute” and payment, if any, shall be as later determined in Article 10 below. Design-Builder shall keep accurate, detailed records of all disputed work, claims and other disputed matters.
9.10 Burden of Proof.
9.10.1 Design-Builder shall bear the burden of proof in establishing its entitlement to relief under this Article 9, including but not limited to adjustments in the Phase 1 Services Contract Price, GMP and/or Contract Time(s).
Article 10
Disputes and Claims
10.1 Dispute Avoidance and Resolution
10.1.1 The parties are fully committed to working with each other throughout the Project and agree to communicate regularly with each other at all times so as to avoid or minimize disputes or disagreements. If disputes or disagreements do arise, Design-Builder and Owner each commit to resolving such disputes or disagreements in an amicable, professional and expeditious manner so as to avoid unnecessary losses, delays and disruptions to the Work.
10.1.2 Owner and Design-Builder shall first attempt to resolve disputes at the field level through discussions between Design-Builder’s Representative and Owner’s Representative. If, after the passage of a reasonable period of time, the dispute is not resolved at the field level, then, upon the written request of either party, the dispute shall be elevated to senior representatives of the parties.
The senior representative shall meet as soon as conveniently possible to attempt to resolve such dispute. If the dispute is not resolved at the senior representative level, then Design-Builder shall have the right to make a Claim under Section 10.2 below, provided, however, that before doing so Design-Builder shall have satisfied its obligations under the process set forth in Section 9.5 above to file a Notice of Design-Builder Proposed Change Order.
10.2 Claims Process.
10.2.1 California Public Contract Code (PCC) § 20104 et seq. prescribes a process using informal conferences, non-binding judicial-supervised mediation, and judicial arbitration to resolve disputes on construction claims of $375,000 or less. PCC § 9204 prescribes a process for negotiation and mediation to resolve disputes on construction claims. Therefore, this Section 10.2 is intended to implement and shall be construed as being consistent with said statutes.
10.2.2 For purposes of these procedures, “Claim” means a separate demand by Design-Builder, after Owner has denied Design-Builder’s timely and duly made request for payment for extra work and/or a time extension, for: (a) a time extension; (b) payment of money or damages arising from City of Redondo Beach Page 32
General Conditions of Contract
549
54 work done by or on behalf of Design-Builder pursuant to the Agreement and payment of which is not otherwise expressly provided for or Design-Builder is not otherwise entitled to; or (c) an amount the payment of which is disputed by Owner. The following requirements apply to all claims to which this Section 10.2 applies.
10.2.2.1 The Claim shall be in writing and include the documents necessary to substantiate the Claim. Claims governed by this procedure must be filed on or before the date of Final Payment. Nothing in this Section 10.2 is intended to extend the time limit or supersede notice requirements otherwise provided in the Agreement for the filing of claims, including all requirements pertaining to compensation or payment for extra work, disputed work, and/or changed conditions. Failure to follow such contractual requirements shall bar any claims or subsequent lawsuits for compensation or payment thereon.
10.2.2.2 Design-Builder shall submit all claims in the following format:
(a) Summary of the Claim, including references to the specific Contract Document provisions upon which the claim is based.
(b) List of documents relating to the Claim, including: (1) Construction Documents; (2) clarifications and requests for information; (3) Project Schedule(s); and (4) any other relevant material or supporting documentation. (c) Chronology of events and correspondence related to the Claim. (d) Statement of grounds for the Claim.
(e) Analysis of the claim’s cost, if any.
(f) Analysis of the Claim’s time/schedule impact, if any.
10.2.3 Upon receipt of a Claim pursuant to Section 10.2.2 above, Owner shall conduct a reasonable review of the Claim and, within a period not to exceed forty-five (45) calendar days, shall provide Design-Builder a written statement identifying what portion of the Claim is disputed and what portion is undisputed. Any payment due on an undisputed portion of the Claim will be processed and made within sixty (60) calendar days after Owner issues its written statement.
10.2.3.1 If Owner needs approval from the Owner’s City Council to provide DesignBuilder a written statement identifying the disputed portion and the undisputed portion of the Claim, and the City Council does not meet within the forty-five (45) calendar days or within the mutually agreed to extension of time following receipt of a claim sent by registered mail or certified mail, return receipt requested, Owner shall have up to three (3) days following the next duly publicly noticed meeting of the City Council after the 45-day period, or extension, expires to provide Design-Builder a written statement identifying the disputed portion and the undisputed portion.
10.2.3.2 Within thirty (30) calendar days of receipt of a Claim, Owner may request in writing additional documentation supporting the Claim or relating to defenses or claims Owner may have against Design-Builder. If additional information is thereafter required, it shall be requested and provided pursuant to this subdivision, upon mutual agreement of Owner and Design-Builder.
10.2.3.3 Owner’s written response to the Claim, as further documented, shall be submitted to Design-Builder within thirty (30) calendar days (if the claim is less than $50,000, within fifteen (15) calendar days) after receipt of the further documentation, or within a period of time no greater than that taken by Design-Builder in producing the additional information or requested documentation, whichever is greater.
City of Redondo Beach Page 33
General Conditions of Contract
550
55 10.2.4 If Design-Builder disputes Owner’s written response, or Owner fails to respond within the time prescribed, Design-Builder may so notify Owner, in writing, either within fifteen (15) calendar days of receipt of Owner’s response or within fifteen (15) calendar days of Owner’s failure to respond within the time prescribed, respectively, and demand an informal conference to meet and confer for settlement of the issues in dispute. Upon receipt of a demand, Owner shall schedule a meet and confer conference within thirty (30) calendar days for settlement of the dispute.
10.2.5 Within ten (10) business days following the conclusion of the meet and confer conference set forth in Section 10.2.4 above, if the Claim or any portion of the Claim remains in dispute, Owner shall provide Design-Builder a written statement identifying the portion of the Claim that remains in dispute and the portion that is undisputed. Any payment due on an undisputed portion of the Claim shall be processed and made within sixty (60) calendar days after Owner issues its written statement. Any disputed portion of the Claim, as identified by Design-Builder in writing, shall be submitted to nonbinding mediation, with Owner and Design-Builder sharing the associated costs equally. Owner and Contractor shall mutually agree to a mediator within ten (10) business days after the disputed portion of the Claim has been identified in writing, unless the parties agree to select a mediator at a later time.
10.2.5.1 If the parties cannot agree upon a mediator, each party shall select a mediator and those mediators shall select a qualified neutral third party to mediate with regard to the disputed portion of the Claim. Each party shall bear the fees and costs charged by its respective mediator in connection with the selection of the neutral mediator.
10.2.5.2 For purposes of this Section 10.2.5, mediation includes any nonbinding process, including, but not limited to, neutral evaluation or a dispute review board, in which an independent third party or board assists the parties in dispute resolution through negotiation or by issuance of an evaluation. Any mediation used shall conform to the timeframes herein.
10.2.5.3 Unless otherwise agreed to by Owner and Design-Builder in writing, the mediation conducted pursuant to this section shall excuse any further obligation under PCC Section 20104.4 to mediate after litigation has been commenced.
10.2.5.4 All unresolved claims shall be considered jointly in a single mediation, unless a new unrelated claim arises after mediation is completed.
10.2.6 Owner’s failure to respond to a claim from Design-Builder within the time periods described in this Section 10.2, or to otherwise meet the time requirements of this Section 10.2, shall result in the claim being deemed rejected in its entirety. A claim that is denied by reason of Owner’s failure to have responded to a claim, or its failure to otherwise meet the time requirements of this Section
10.2, shall not constitute an adverse finding with regard to the merits of the claim or the responsibility of qualifications of Design-Builder. Owner’s failure to respond shall not waive Owner’s rights to any subsequent procedures for the resolution of disputed claims.
10.2.7 If following the mediation, the claim or any portion remains in dispute, Design-Builder must comply with the claim procedures set forth in California Government Code § 900 et seq. prior to filing any lawsuit against Owner. Such Government Code claims and any subsequent lawsuit based upon the Government Code claims shall be limited to those matters that remain unresolved after all procedures pertaining to extra work, disputed work, construction claims, and/or changed conditions, including any required mediation, have been followed by Design-Builder. If no such Government Code claim is submitted, or if the prerequisite contractual requirements are not satisfied, no action against Owner may be filed. A Government Code claim must be filed no earlier than the date that Design-Builder completes all contractual prerequisites to filing a Government Code claim, including any required mediation. A Government Code claim shall be inclusive of all City of Redondo Beach Page 34
General Conditions of Contract
551
56 unresolved claims unless a new unrelated claim arises after the Government Code claim is submitted. For purposes of California Government Code § 900 et seq., the running of the period of time within which a claim must be filed shall be tolled from the time Design-Builder submits its written claim to Owner until the time the claim is denied, including any period of time utilized by the meet and confer conference or mediation that does not result in a complete resolution of all claims.
10.2.8 The following procedures are established for all civil actions filed to resolve claims totaling $375,000 or less:
10.2.8.1 Within sixty (60) calendar days, but no earlier than thirty (30) calendar days, following the filing or responsive pleadings, the court shall submit the matter to non-binding mediation unless waived by mutual stipulation of both parties or unless mediation was held prior to commencement of the action in accordance with PCC § 9204 and the procedures in this Section 10.2. The mediation process shall provide for the selection within fifteen (15) calendar days by both parties of a disinterested third person as mediator, shall be commenced within thirty (30) calendar days of the submittal, and shall be concluded within fifteen (15) calendar days from the commencement of the mediation unless a time requirement is extended upon a good cause showing to the court or by stipulation of both parties. If the parties fail to select a mediator within the fifteen-day period, either party may petition the court to appoint the mediator.
10.2.8.2 If the matter remains in dispute, the case shall be submitted to judicial arbitration pursuant to Chapter 2.5 (commencing with Section 1141.10) of Title 3 of Part 3 of the Code of Civil Procedure, notwithstanding Section 1141.11 of that code. The Civil Discovery Act (Title 4 (commencing with Section 2016.010) of Part 4 of the Code of Civil Procedure) shall apply to any proceeding brought under this subdivision consistent with the rules pertaining to judicial arbitration.
10.2.8.3 Upon stipulation of the parties, arbitrators appointed for these purposes shall be experienced in construction law, and, upon stipulation of the parties, mediators and arbitrators shall be paid necessary and reasonable hourly rates of pay not to exceed their customary rate, and such fees and expenses shall be paid equally by the parties, except in the case of arbitration where the arbitrator, for good cause, determines a different division.
10.2.8.4 In addition to Chapter 2.5 (commencing with Section 1141.10) of Title 3 of Part 3 of the Code of Civil Procedure, any party who after receiving an arbitration award requests a trial de novo but does not obtain a more favorable judgment shall, in addition to payment of costs and fees under that chapter, pay the attorney’s fees of the other party arising out of the trial de novo.
Article 11
Stop Work and Termination Rights
11.1 Owner’s Right to Stop Work.
11.1.1 Owner may, at any time, without cause and for its convenience, order Design-Builder in writing to stop and suspend the Work. Such suspension shall not exceed either sixty (60) consecutive days or in the aggregate more than one hundred twenty (120) days. Notwithstanding the preceding sentence, the parties agree that: (a) days during which the Work is suspended prior to the Phase 2 Amendment Date shall not be allocable to or considered in the aggregate with days during which the Work is suspended after the Phase 2 Amendment Date; (b) the time occurring form the Phase 2 Amendment Date through and including the date upon which Owner issues the City of Redondo Beach Page 35
General Conditions of Contract
552
57 Phase 2 Notice to Proceed, shall not be deemed as suspension in the Work or allocable to any aggregate period of suspension under this Section 11.1.1; and (c) any period of suspension pending evaluation and discussion of the Phase 2 Price Proposal shall be measured separately and not deemed a suspension under Section 11.1.1, but, rather, subject to the terms of Article 2 of the Agreement.
11.1.2 Design-Builder is entitled to seek an adjustment of the GMP and/or Contract Time(s) if the Cost of the Work it incurs or time to perform the Work has been adversely impacted by any suspension of the Work by Owner, provided Design-Builder satisfies the requirements of Articles 8 and 9 above.
11.2 Owner’s Right to Perform and Terminate for Cause.
11.2.1 If Design-Builder, at any time, fails to: (a) provide a sufficient number of skilled workers; (b) supply the Equipment and Materials required by the Contract Documents; (c) comply with applicable Legal Requirements; (d) timely pay, without cause, Design Consultants or Subcontractors; (e) prosecute the Work with promptness and diligence to ensure that the Work is completed by the Contract Time(s), as such times may be adjusted pursuant to Article 8 above; or (f) perform material obligations under the Contract Documents, then Owner, in addition to any other rights and remedies provided in the Contract Documents, by Legal Requirements, or at law or in equity, shall have the rights set forth in Sections 11.2.2 and 11.2.3 below, and as provided at law.
11.2.2 Upon the occurrence of an event set forth in Section 11.2.1 above, Owner may provide written notice to Design-Builder that it intends to terminate the Agreement unless the problem cited is cured, or commenced to be promptly cured, within seven (7) days of Design-Builder’s service of such notice. If Design-Builder fails to cure, or reasonably commence and diligently continue to cure, such problem, then Owner may give a second written notice to Design-Builder of its intent to terminate within an additional seven (7) day period. If Design-Builder, within such second seven (7) day period, fails to cure, or reasonably commence and diligently continue to cure, such problem, then Owner may declare the Agreement terminated for default by providing written notice to DesignBuilder of such declaration. Notwithstanding anything to the contrary, if Owner has provided Design-Builder within three (3) initial notices of Owner’s intent to terminate the Agreement for any of the reasons set forth in Section 11.2.1 above, then Owner shall have no further obligation to provide Design-Builder with an opportunity to cure, and may terminate the Agreement for cause as set forth in a written notice from Owner.
11.2.3 Upon declaring the Agreement terminated pursuant to Section 11.2.2 above, Owner may enter upon the Site and take possession, for the purpose of completing the Work, of all Work Product, Equipment and Materials, construction equipment, supplies, scaffolds, tools, appliances and other items thereon, which have been purchased or provided for the performance of the Work, all of which Design-Builder hereby transfers, assigns and sets over to Owner for such purpose, and to employ any person or persons to complete the Work and provide all of the required labor, services, Equipment and Materials, construction equipment, supplies, and other items; provided, however, that Owner shall not take possession of any construction equipment, supplies, scaffolds, tools, appliances and other similar items owned or rented by Design-Builder.
11.2.4 In the event of such termination, Design-Builder shall not be entitled to receive any further payments under the Contract Documents until the Work shall be finally completed in accordance with the Contract Documents. If the unpaid balance of the GMP exceeds the costs of finishing the Work, including Delay Liquidated Damages and other amounts due under the Agreement, DesignBuilder will only be entitled to be paid for Work performed prior to its default, and the balance will be for the account of and retained by Owner. If the costs of finishing the Work exceed the unpaid balance, Design-Builder shall, within thirty (30) days of receipt of written notice setting out the amount of the excess costs, pay the difference to Owner. Such costs and expense shall include not only the cost of completing the Work (including costs to accelerate the Work as necessary to achieve City of Redondo Beach Page 36
General Conditions of Contract
553
58 Substantial Completion as near as possible to the Scheduled Completion Date), but also losses, damages, costs and expense, including attorneys’ fees and expenses, incurred by Owner in connection with the re-procurement and defense of claims arising from Design-Builder’s default, subject to the liability limitations set forth in the Contract Documents.
11.2.5 If Owner improperly terminates the Agreement for cause, the termination for cause will be converted automatically to and treated as a termination for convenience under the provisions of Section 11.6 below.
11.3 Design-Builder’s Right to Stop Work.
11.3.1 Design-Builder may, in addition to any other rights accorded under the Contract Documents or at law, stop the Work for the following reasons:
11.3.1.1 Owner’s failure to provide financial assurances as required under Section 3.3 of the General Conditions above; or
11.3.1.2 Owner’s failure to make any undisputed payment due under Design-Builder’s Application for Payment within forty-five (45) days after receipt of an acceptable Application for Payment, provided, however, that amounts subject to a good faith dispute shall not be deemed properly due.
11.3.2 Should any of the events set forth in Section 11.3.1 above occur, Design-Builder has the right to provide Owner with written notice that Design-Builder will stop the Work unless said event is cured within seven (7) days from Owner’s receipt of Design-Builder’s notice. If Owner does not cure the problem within such seven (7) day period, Design-Builder may stop the Work. In such case, Design-Builder shall be entitled to make a claim for adjustment to the GMP and/or Contract Time(s) to the extent it incurs additional costs of the Work, or the progress of the Work has been adversely impacted by such stoppage, provided Design-Builder satisfies the requirements of Articles 8 and 9 above.
11.4 Design-Builder’s Right to Terminate for Cause.
11.4.1 Design-Builder, in addition to any other rights and remedies provided in the Contract Documents, may terminate the Agreement for cause for the following reasons:
11.4.1.1 The Work has been stopped for sixty (60) consecutive days, or more than one hundred twenty (120) days in the aggregate either entirely before the Phase 2 Amendment Date or entirely after the Phase 2 Amendment Date, because of court order, any Government unit or entity, failure of Owner to obtain Governmental Approvals that are Owner’s responsibility under the Contract Documents, or orders by Owner under Section
11.1.1 above, provided that such stoppages are not due to the acts or omissions of DesignBuilder or any other Design-Builder related entity.
11.4.1.2 Owner’s failure to provide Design-Builder with any information that is Owner’s responsibility under the Contract Documents which results in the Work being stopped for sixty (60) consecutive days, or more than ninety (90) days in the aggregate during the duration of the Project, even though Owner has not ordered Design-Builder in writing to stop and suspend the Work pursuant to Section 11.1.1. above.
11.4.13 Owner’s failure to cure the problems set forth in Section 11.3.1 above after Design-Builder has stopped the Work.
11.4.2 Upon the occurrence of an event set forth in Section 11.4.1 above, Design-Builder may provide written notice to Owner that it intends to terminate the Agreement unless the problem cited is cured, or commenced to be cured, within seven (7) days of Owner’s receipt of such notice.
City of Redondo Beach Page 37
General Conditions of Contract
554
59 If Owner fails to cure, or reasonably commence to cure, such problem, then Design-Builder may give a second written notice to Owner of its intent to terminate within an additional seven (7) day period.
If Owner, within such second seven (7) day period, fails to cure, or reasonably commence to cure, such problem, then Design-Builder may declare the Agreement terminated for default by providing written notice to Owner of such declaration. In such case, Design-Builder shall be entitled to recover in the same manner as if Owner had terminated the Agreement for its convenience under Section
11.6 below.
11.5 Bankruptcy of Owner or Design-Builder.
11.5.1 If either Owner or Design-Builder institutes or has instituted against it a case under the United States Bankruptcy Code (such party being referred to as the “Bankrupt Party”), such event may impair or frustrate the Bankrupt Party’s ability to perform its obligations under the Contract Documents. Accordingly, should such event occur:
11.5.1.1 The Bankrupt Party, its trustee or other successor, shall furnish, upon request of the non-Bankrupt Party, adequate assurance of the ability of the Bankrupt Party to perform all future material obligations under the Contract Documents, which assurances shall be provided within ten (10) days after receiving notice of the request; and
11.5.1.2 The Bankrupt Party shall file an appropriate action within the bankruptcy court to seek assumption or rejection of the Agreement within sixty (60) days of the institution of the bankruptcy filing and shall diligently prosecute such action.
If the Bankrupt Party fails to comply with its foregoing obligations, the non-Bankrupt Party shall be entitled to request the bankruptcy court to reject the Agreement, declare the Agreement terminated and pursue any other recourse available to the non-Bankrupt Party under this Article 11.
11.5.2 The rights and remedies under Section 11.5.1 above shall not be deemed to limit the ability of the non-Bankrupt Party to seek any other rights and remedies provided by the Contract Documents or by law, including its ability to seek relief from any automatic stays under the United States Bankruptcy Code or the right of Design-Builder to stop Work under any applicable provision of these General Conditions of Contract.
11.6 Owner’s Right to Terminate for Convenience.
11.6.1 Design-Builder’s performance of Work under the Agreement may be terminated by Owner in accordance with this Section 11.6 in whole or in part, without cause or whenever Owner shall determine that such termination is in the best interest of Owner. Any such termination shall be effected by delivery to Design-Builder of a Notice of Termination for Convenience, specifying the extent to which performance of Work under the Agreement is terminated, and the date upon which such termination becomes effective.
11.6.2 Design-Builder shall comply with instructions in the Notice of Termination for Convenience and, unless such notice directs otherwise:
11.6.2.1 Immediately discontinue the Work on the date specified in such notice and to the extent specified in such notice;
11.6.2.2 Place no further orders or Subcontracts except as may be necessary for completion or such portion of the Work as is not discontinued;
11.6.2.3 Assign to Owner any Subcontract relating to the performance of Work that is discontinued that Owner elects in writing, at its sole election and without obligation, to have City of Redondo Beach Page 38
General Conditions of Contract
555
60 assigned to it, with Owner assuming, and Design-Builder being relieved of, all obligations under the Subcontract accruing from the date of the assignment;
11.6.2.4 Promptly cancel or terminate, on terms reasonably and commercially appropriate, all Subcontracts that Owner does not elect to have assigned to Owner to the extent that such Subcontracts relate to the performance of Work that is discontinued;
11.6.2.5 Complete performance of such part of the Work as shall not have been terminated by the Notice of Termination for Convenience;
11.6.2.6 Take such action as may be necessary, or as Owner may direct, for the protection and preservation of the property related to the Agreement which is in the possession of Design-Builder and in which Owner has or may acquire an interest; and
11.6.2.7 Deliver to Owner all Work Product produced during the period commencing on the Agreement Date to the date of the termination, which Work Product shall, for the avoidance of doubt, become the property of Owner, to the extent that it may not have been the property of Owner before the date of termination.
Design-Builder shall proceed immediately with the performance of the above obligations notwithstanding any delay in determining or adjusting the cost, or any item of reimbursable cost, under this Section 11.6.
11.6.3 In the event of a termination for convenience, Design-Builder shall be entitled to receive only the following with respect to the terminated portion of the Project (to the extent not previously paid or subject to a good faith dispute) as its sole and exclusive remedy for such termination: (a) Cost of Work and Design-Builder’s General Conditions performed through the date of termination in accordance with the Schedule of Values; (b) the reasonable costs incurred by Design-Builder in the performance of its obligations under Section 11.6.2 above resulting directly from such termination, including all actual and reasonable demobilization costs and amounts due in settlement of terminated Subcontracts; and (c) a fair and reasonable portion of Design-Builder’s Fee attributable to the Work performed on the terminated portion of the Work up to the time of termination. Design-Builder shall not be entitled to recover Design-Builder’s Fee, Design-Builder’s General Conditions, or any other overhead or profit on unperformed portions of the Work. In no case shall Design-Builder or any other Design-Builder related entity be entitled to anticipatory or unearned profits, unabsorbed overhead, opportunity costs, or consequential or other damages as a result of a termination for convenience under this Section 11.6.
11.6.4 The obligation of Owner to pay amounts due in settlement of Subcontracts under Section
11.6.3 above shall be limited to the reasonable costs incurred by Design-Builder in settling and closing out Subcontracts that Owner does not elect to have assigned to it under Section 11.6.3 above and shall be subject to cost substantiation. Any convenience termination settlement payment under any Subcontract shall be calculated in the same manner as provided in Section 11.6.3 above with respect to the convenience termination settlement payment to Design-Builder.
11.6.5 The total sum to be paid to Design-Builder under Section 11.6.3 above shall not exceed the total GMP as reduced by the amount of payments otherwise made and as further reduced by the price of Work not terminated.
11.7 Right to Contract with Design Consultants.
11.7.1 In addition to any other rights available to Owner under the Contract Documents, Owner shall have the right to contract with Design Consultants in accordance with Section 9.4 of the Agreement if it terminates Design-Builder under either Sections 11.2 or 11.6 above.
City of Redondo Beach Page 39
General Conditions of Contract
556
61 Article 12
Electronic Data
12.1 Electronic Data.
12.1.1 The parties recognize that Contract Documents, including drawings, specifications and three-dimensional modeling (such as Building Information Models) and other Work Product may be transmitted among Owner, Design-Builder and others in electronic media as an alternative to paper hard copies (collectively “Electronic Data”).
12.2 Transmission of Electronic Data.
12.2.1 Owner and Design-Builder shall agree upon the software and the format for the transmission of Electronic Data. Each party shall be responsible for securing the legal rights to access the agreed-upon format, including, if necessary, obtaining appropriately licensed copies of the applicable software or electronic program to display, interpret and/or generate the Electronic Data.
12.2.2 Neither party makes any representations or warranties to the other with respect to the functionality of the software or computer program associated with the electronic transmission of Work Product. Unless specifically set forth in the Agreement, ownership of the Electronic Data does not include ownership of the software or computer program with which it is associated, transmitted, generated or interpreted.
12.2.3 By transmitting Work Product in electronic form, the transmitting party does not transfer or assign its rights in the Work Product. The rights in the Electronic Data shall be as set forth in Article 5 of the Agreement. Under no circumstances shall the transfer of ownership of Electronic Data be deemed to be a sale by the transmitting party of tangible goods.
12.3 Electronic Data Protocol.
12.3.1 The parties acknowledge that Electronic Data may be altered or corrupted, intentionally or otherwise, due to occurrences beyond their reasonable control or knowledge, including but not limited to compatibility issues with user software, manipulation by the recipient, errors in transcription or transmission, machine error, environmental factors, and operator error.
Consequently, the parties understand that there is some level of increased risk in the use of Electronic Data for the communication of design and construction information and, in consideration of this, agree, and shall require their independent contractors, Subcontractors and Design Consultants to agree, to the following protocols, terms and conditions set forth in this Section 12.3.
12.3.2 Electronic Data will be transmitted in the format agreed upon in Section 12.2.1 above, including file conventions and document properties, unless prior arrangements are made in advance in writing.
12.3.3 The Electronic Data represents the information at a particular point in time and is subject to change. Therefore, the parties shall agree upon protocols for notification by the author to the recipient of any changes which may thereafter be made to the Electronic Data, which protocol shall also address the duty, if any, to update such information, data or other information contained in the electronic media if such information changes prior to Final Completion of the Project.
12.3.4 The transmitting party specifically disclaims all warranties, expressed or implied, including, but not limited to, implied warranties of merchantability and fitness for a particular purpose, with respect to the media transmitting the Electronic Data. However, transmission of the Electronic Data City of Redondo Beach Page 40
General Conditions of Contract
557
62 via electronic means shall not invalidate or negate any duties pursuant to the applicable standard of care with respect to the creation of the Electronic Data, unless such data is materially changed or altered after it is transmitted to the receiving party, and the transmitting party did not participate in such change or alteration.
Article 13
Miscellaneous
13.1 Confidential Information.
13.1.1 Confidential Information is defined as information which is determined by the transmitting party to be of a confidential or proprietary nature and: (a) the transmitting party identifies as either confidential or proprietary; (b) the transmitting party takes steps to maintain the confidential or proprietary nature of the information; and (c) the document is not otherwise available in or considered to be in the public domain. The receiving party agrees to maintain the confidentiality of the Confidential Information and agrees to use the Confidential Information solely in connection with the Project. Either party may disclose Confidential Information, following notice to the other party, when required by law, including the California Public Records Act, subpoena, or court order.
13.1.2 Design-Builder may share Confidential Information with the other Design-Builder related entities as appropriate for the procurement and execution of the Work.
13.1.3 Unless a longer period is required by law, the confidentiality obligations herein shall expire within three (3) years of the Final Completion Date.
13.2 Assignment.
13.2.1 Neither the Agreement nor any right, privilege, delegation or interest thereunder may be assigned or transferred in whole or in part by Owner or Design-Builder without the prior written consent of the other Party, and any attempted assignment or transfer without such written consent shall be void, except as set forth in Section 13.2.2 below.
13.2.2 Notwithstanding the above, Design-Builder’s consent of Owner’s assignment or transference shall not be required for assignments relating in any way to the financing of the Agreement, Work or Project. Design-Builder shall execute such assignments, consents, and other documents as may be reasonably requested to give effect to or implement any assignment or conveyance of the Agreement of any right, privilege, delegation, or interest thereunder.
13.3 Successorship.
13.3.1 Design-Builder and Owner intend that the provisions of the Contract Documents are binding upon the parties, their employees, agents, heirs, successors and permitted assigns.
13.4 Governing Law and Venue.
13.4.1 The Agreement and all Contract Documents shall be governed by the laws of the State of California, without giving effect to its conflict of law principles. Venue for any litigation or other legal or equitable action arising hereunder shall reside exclusively in the Superior Court of the County of Los Angeles, Southwest Judicial District.
13.5 Severability.
13.5.1 If any provision or any part of a provision of the Contract Documents shall be finally determined to be superseded, invalid, illegal, or otherwise unenforceable pursuant to any applicable Legal Requirements, such determination shall not impair or otherwise affect the validity, City of Redondo Beach Page 41
General Conditions of Contract
558
63 legality, or enforceability of the remaining provision or parts of the provision of the Contract Documents, which shall remain in full force and effect as if the unenforceable provision or part were deleted.
13.6 No Waiver.
13.6.1 The failure of either Design-Builder or Owner to insist, in any one or more instances, on the performance of any of the obligations required by the other under the Contract Documents shall not be construed as a waiver or relinquishment of such obligation or right with respect to future performance.
13.7 Sovereign Immunity.
13.7.1 Notwithstanding any other provision of the Contract Documents to the contrary, nothing in the Contract Documents nor any action taken by Owner pursuant to the Contract Documents nor any document which arises out of the Contract Documents shall constitute or be construed as a waiver of the sovereign immunity of Owner, or of its elected and appointed officials, officers and employees.
13.8 Headings.
13.8.1 The headings used in these General Conditions of Contract, or any other Contract Document, are for ease of reference only and shall not in any way be construed to limit or alter the meaning of any provision.
13.9 Amendments.
13.9.1 The Contract Documents may not be changed, altered, or amended in any way except in writing signed by a duly authorized representative of each party.
Article 14
California Labor Code Compliance
14.1 Public Work.
14.1.1 Design-Builder acknowledges that the Project is a “public work” as defined in Labor Code Section 1720 et seq. (Chapter 1), and that this Project is subject to: (a) Chapter 1, including without limitation Labor Code Section 1771; and (b) the rules and regulations established by California’s Director of Industrial Relations implementing such statutes. Design-Builder shall perform all Work on the Project as a public work. Design-Builder shall comply with and be bound by all the terms, rules and regulations described in (a) and (b) as though set forth in full herein.
14.2 Prevailing Wage Rates.
14.2.1 Pursuant to Labor Code Section 1773.2, copies of the prevailing rate of per diem wages for each craft, classification, or type of worker needed to perform the Project are on file at City Hall and will be made available to any interested party on request. By initiating any Work, Design-Builder acknowledges receipt of a copy of the DIR determination of such prevailing rate of per diem wages, and Design-Builder shall post such rates at each job site covered by these Contract Documents.
14.2.2 Design-Builder shall comply with and be bound by the provisions of Labor Code Sections 1774 and 1775 concerning the payment of prevailing rates of wages to workers and the penalties for failure to pay prevailing wages. Design-Builder shall, as a penalty paid to the City, forfeit two hundred dollars ($200) for each calendar day, or portion thereof, for each worker paid less than the City of Redondo Beach Page 42
General Conditions of Contract
559
64 prevailing rates as determined by the DIR for the work or craft in which the worker is employed for any public work done pursuant to these Contract Documents by Design-Builder or by any Subcontractor.
14.3 Payroll Records.
14.3.1 Design-Builder shall comply with and be bound by the provisions of Labor Code Section 1776, which requires Design-Builder and each Subcontractor to: (1) keep accurate payroll records and verify such records in writing under penalty of perjury; (2) certify and make such payroll records available for inspection; and (3) inform the City of the location of the records. Design-Builder has ten (10) days in which to comply subsequent to receipt of a written notice requesting these records, or as a penalty to the City, Design-Builder shall forfeit one hundred dollars ($100) for each day, or portion thereof, for each worker, until strict compliance is effectuated. Upon the request of the Division of Labor Standards Enforcement, these penalties shall be withheld from progress payments then due.
14.3.2 Design-Builder and each Subcontractor shall comply with and be bound by the provisions of Labor Code Section 1771.4(a)(3), which requires that each Design-Builder and each Subcontractor shall furnish the records specified in Section 1776 directly to the Labor Commissioner at least monthly, in a format prescribed by the Labor Commissioner.
14.4 Hours of Labor.
14.4.1 Design-Builder acknowledges that eight (8) hours labor constitutes a legal day’s work.
Design-Builder shall comply with and be bound by Labor Code Section 1810 and comply with and be bound by the provisions of Labor Code Section 1813 concerning penalties for workers who work excess hours. Design-Builder shall, as a penalty paid to the City, forfeit twenty-five dollars ($25) for each worker employed in the performance of this Project by Design-Builder or by any Subcontractor for each calendar day during which such worker is required or permitted to work more than eight (8) hours in any one (1) calendar day and forty (40) hours in any one calendar week in violation of the provisions of Division 2, Part 7, Chapter 1, Article 3 of the Labor Code. Pursuant to Labor Code Section 1815, work performed by employees of Design-Builder in excess of eight (8) hours per day, and forty (40) hours during any one week shall be permitted upon public work upon compensation for all hours worked in excess of eight (8) hours per day at not less than one and one-half (1-1/2) times the basic rate of pay.
14.5 Apprentices.
14.5.1 Design-Builder shall comply with and be bound by the provisions of Labor Code Sections 1777.5, 1777.6 and 1777.7 and California Code of Regulations (CCR) Title 8, Section 200 et seq. concerning the employment of apprentices on public works projects. Design-Builder shall be responsible for compliance with these Sections for all apprenticeable occupations. Before commencing Work on this Project, Design-Builder shall provide the City with a copy of the information submitted to any applicable apprenticeship program. Within sixty (60) days after concluding Work, Design-Builder and each of its Subcontractors shall submit to the City a verified statement of the journeyman and apprentice hours performed under this Contract. Design-Builder is also required to comply with the requirements of Public Contract Code Section 22185.3(b) requiring the use of a skilled and trained workforce as defined in Public Contract Code Section 2600, et seq. (referenced below).
14.6 Debarment or Suspension.
14.6.1 Design-Builder shall not perform Work with any Subcontractor that has been debarred or suspended pursuant to California Labor Code Section 1777.1 or any other federal or state law City of Redondo Beach Page 43
General Conditions of Contract
560
65 providing for the debarment of contractors from public works. Design-Builder and Subcontractors shall not be debarred or suspended throughout the duration of this Contract pursuant to Labor Code Section 1777.1 or any other federal or state law providing for the debarment of contractors from public works. If Design-Builder or any Subcontractor becomes debarred or suspended during the duration of the Project, Design-Builder shall immediately notify the City.
14.7 Registration with DIR.
14.7.1 In accordance with Labor Code Sections 1725.5 and 1771.1, no Contractor or Subcontractor shall be qualified to bid on, be listed in a bid proposal, subject to the requirements of Section 4104 of the Public Contract Code, or engage in the performance of any contract for public work, unless currently registered with the Department of Industrial Relations (DIR) and qualified to perform public work pursuant to Section 1725.5.
14.8 Compliance Monitoring and Posting Job Sites.
14.8.1 This Project is subject to compliance monitoring and enforcement by the DIR. DesignBuilder shall post job site notices, as prescribed by regulation.
14.9 Subcontractors.
14.9.1 For every Subcontractor who will perform Work on the Project, Design-Builder shall be responsible for such Subcontractor’s compliance with the requirements set forth above, and Labor Code Sections 1860 and 3700, and Design-Builder shall include in the written contract between it and each Subcontractor a copy of these provisions and a requirement that each Subcontractor shall comply with those provisions. Design-Builder shall be required to take all actions necessary to enforce such contractual provisions and ensure Subcontractor’s compliance, including without limitation, conducting a periodic review of the certified payroll records of the Subcontractor and upon becoming aware of the failure of the Subcontractor to pay its workers the specified prevailing rate of wages, Design-Builder shall diligently take corrective action to halt or rectify any failure.
Article 15
Other Statutorily Required Terms
15.1 Public Contract Code.
15.1.1 Pursuant to Public Contract Code Section 7103.5, Design-Builder offers and agrees to assign to Owner all rights, title, and interest in and to all causes of action it may have under Section 4 of the Clayton Act (15 U.S.C. Sec. 15) or under the Cartwright Act (Chapter 2 (commencing with Section 16700) of Part 2 of Division 7 of the California Business and Professions Code) arising from purchases of goods, services, or materials pursuant to the Contract. This assignment shall be made and become effective at the time the Owner tenders final payment to Design-Builder without further acknowledgment by the parties.
15.1.2 Pursuant to Public Contract Code Section 9201, the Owner has full authority to compromise or otherwise settle any claim relating to this Contract at any time. The Owner shall timely notify Design-Builder of the receipt of any third-party claim relating to the Contract. The Owner shall be entitled to recover its reasonable costs incurred in providing the notification required by Public Contract Code Section 9201(b).
15.2 California Government Code.
15.2.1 Pursuant to Government Code Section 8546.7, since this Contract involves the expenditure of public funds in excess of ten thousand dollars ($10,000), Design-Builder shall be subject to State City of Redondo Beach Page 44
General Conditions of Contract
561
66 Auditor examination and audit at the request of the Owner or as part of any audit of the Owner, for a period of three (3) years after final payment under this Contract.
15.2.2 The methods used and costs involved to locate existing elements, points of connection and all construction methods are Design-Builder’s sole responsibility. Accuracy of information furnished, as to existing conditions, is not guaranteed. Design-Builder, at its sole expense, must make all investigations necessary to determine locations of existing elements, which requires compliance with Government Code Section 4216, et seq., and includes, without limitation, contacting regional notification center(s) such as DigAlert, and other private underground locating firm(s), and/or utilizing potholes, specialized locating equipment and/or hand trenching.
15.2.3 Pursuant to Government Code Section 4215, the Owner acknowledges its responsibilities with respect to locating, relocating, removing or protecting utility facilities on the site of the Project, if it entails construction and such utilities are not identified by the Owner in writing prior to commencement of construction.
15.2.4 Design-Builder agrees not to accept any employment or representation during the term of this Contract or within twelve (12) months after completion of the work under this Contract which is or may likely make Design-Builder “financially interested,” as provided in Government Code Sections 1090 and 87100, in any decisions made by Owner on any matter in connection with which Design-Builder has been retained pursuant to this Contract.
City of Redondo Beach Page 45
General Conditions of Contract
562
67 EXHIBIT A
OWNER’S PROJECT CRITERIA
VISION, GOALS AND OBJECTIVES
The City’s Measure FP Project is a voter-approved $93,350,000 general obligation bond measure to fund the reconstruction of Fire Stations No. 1 and 2 and the modernization of Police facilities, including the Headquarters and Annex buildings, in an expedient manner within the established budget in order to enhance public safety operations.
This Exhibit is focused solely on the transformation of Police Department facilities, including the Headquarters and Annex buildings, for the Measure FP Project and the following defines the fundamental programmatic, performance and quality requirements that will guide design and construction under the PDB approach, which may be modified during Phase One (1) (Preconstruction/Design Development), subject to Owner approval, and defines the standards against which the Guaranteed Maximum Price (GMP) proposal will be evaluated before proceeding to Phase Two (2) (Final Design and Construction).
Vision Statement
The City envisions a unified, modern, cohesive and operationally efficient PD campus, through the selective renovation, expansion and/or replacement of existing PD facilities, which supports effective law enforcement practices, promotes excellence in policing, and enhances community/public safety.
Key Goals and Objectives
• Phased Redevelopment with Operational Continuity
As the City’s Police Department (RBPD) must remain fully operational throughout the duration of the Project, the Design-Builder will be responsible for developing a detailed phasing and transition plan that ensures the uninterrupted provision and deployment of public safety services. This includes coordination of temporary workspaces, secure access routes and vehicle parking, and utility connections, which will be critical to maintaining operations and minimizing potential disruptions to PD personnel and the public.
• Program-Driven Facility Replacement
The redevelopment effort will be guided by the City’s established programmatic needs and operational priorities, including the goal of consolidating key PD units and divisions under one roof or within a cohesive campus, where feasible. In support of this primary goal, the City recognizes that programmatic efficiencies or cost savings identified during Phase 1 may warrant reallocation of budget originally contemplated for the Annex Building renovation toward enhancements or expansion of the primary Police Headquarters facility at either the Civic Center or Annex site.
The design should promote efficient circulation, functional adjacencies between units, secure access points, and adaptable spaces that support modern policing practices and take into account ever evolving, future technology needs. Respondents shall be prepared to explore alternative scope distributions between the Headquarters and Annex facilities that best support long-term operational effectiveness, resilience, and adaptability.
Furthermore, Respondents shall offer their recommendations for how the Phase 1 Design Development will test whether a more integrated PD HQ facility can be achieved within the Measure FP funding envelope at either site.
563
68 • Cost Effectiveness and Long-Term Value
In collaboration with the PDB team, the City aims to emphasize cost-conscious design and construction solutions; leverage open-book cost estimating, value engineering and life-cycle cost analysis; and invest in durable, low-maintenance materials and systems that extend the useful life of City assets. • Integrated and Collaborative Delivery
The PDB process will require close collaboration between the City, and more specifically the Police Department, and the Design-Builder to refine design documents, validate costs, and establish a GMP aligned with the approved budget and scope. As such, the Design-Builder must demonstrate an ability to coordinate design progression with financial, permitting and construction readiness in order to minimize downtime and accelerate delivery.
• Operational Efficiency and Site Functionality
The Project must balance functionality, safety and aesthetics while enhancing both operational performance and civic presence. The Design-Builder should evaluate existing facilities, site circulation and secure zones in order to propose layouts that improve workflow, enhance staff and public access, and integrate critical law enforcement functions.
• Collaborative and Transparent Team Culture
The City seeks a Design-Builder with proven experience delivering public safety facilities utilizing alternative or innovative delivery models, particularly those involving phased operations and temporary facilities, in order to yield a strong, transparent and collaborative working relationship centered around communication, problem solving and trust.
LOCATION
The Project is a multi-phase initiative to reimagine, upgrade and unify the existing PD Headquarters and Annex facilities into a modern, high-performing and operationally resilient campus that meets current and future law enforcement and public safety needs.
• Police Headquarters (PD HQ): 401 Diamond Street: 19,152 SF • Police Annex Building (PD AB): 200 N Pacific Coast Hwy: 11,226 SF
PROGRAM / SCOPE
Several options could be pursued and further explored to reach the highest and best use possible for PD operations based on the footprint or square feet of the existing facilities combined with any new construction, all within the budget cap/allocation.
This might encompass targeted structural upgrades for specific support functions; expansion of existing facilities based on essential versus adaptive reuse for non-essential operations; a hybrid approach of selective demolition/rebuild and renovation; and/or a phased implementation of a new PD building footprint over time.
The following are intended as general use and occupancy objectives for a combined PD HQ campus or facility, and given the City’s public and institutional zone regulations allow for building height up to forty-five (45) feet or three (3) stories, a new PD HQ could feasibly be located adjacent to the existing footprint with a redesigned presence next to City Hall.
564
69 • Administration
- Office of the Chief / Command Staff Office
- Administrative Support Areas / Conference Rooms
• Support Services
- Personnel & Training Unit
- Records Unit
- Communications / Dispatch Center
- Real-Time Information Center (R.T.I.C.) / War Room
- Task Force Unit
- Technical (Dedicated IT) Support Space
- Property & Evidence / Crime Lab
- Court Liaison Unit
• Patrol Bureau
- Patrol Division
- Jail Unit
• Special Operations Bureau
- Investigations Division
- Special Operations Division
- Traffic Unit
- Community Services Unit
- Parking / Animal Control & Code Enforcement
• Common Areas / Support Spaces
- Public Lobby
- Staff Support Spaces
- Locker Area
• Amenities
- Multipurpose / Training Rooms
- Fitness / Wellness Center
• Overflow / Long-Term Storage
Note: Long-term property and evidence is currently housed offsite, and the goal would for this to be relocated to the consolidated PD campus as envisioned.
DESIGN CHARACTER
The redevelopment of the PD facilities should strive to maintain compatibility and continuity with the existing Civic Center site and adjacent neighborhoods.
• Core Improvements
Modernization and/or replacement of existing PD buildings should address the City’s identified programmatic needs, and improvements shall include upgrades to spaces and areas housing key law enforcement functions, and the design thereof should optimize circulation, adjacencies and workflow. 565
70 • Temporary Operations Support
While the City will directly procure any necessary temporary modular facilities, the PDB team will be responsible for designing and implementing any associated site improvements, grading and utility connections required to ensure the temporary facilities are fully functional and aligned with the approved construction schedule.
• Site Enhancements
Upgraded utilities, secure staff and public parking areas, pedestrian and vehicle circulation, fencing, lighting, and landscaping designed to enhance the overall PD campus functionality. Site improvements should take into account necessary, separate access points or zones based on critical law enforcement operations.
• Sustainability and Resiliency
Incorporation of durable, energy-efficient systems, inclusive of backup power generation, and design strategies that reduce long-term maintenance costs and improve building performance under emergency and post-disaster conditions.
• Future Scalability
Design flexibility to accommodate future technology integration, evolving staff needs, and the potential expansion or reconfiguration of facilities without significant operational disruption.
PERFORMANCE STANDARDS / TECHNICAL SPECIFICATIONS
• Structural and seismic compliance for essential services buildings with 75-year design life, and meets or exceeds standards for critical law enforcement operations as promulgated by the International Association of Chiefs of Police (IACP).
• Functional and operational systems, including mechanical, electrical, and plumbing (MEP), designed for high reliability and with redundancy.
• Environmental and energy efficiency standards in compliance with California Title 24 requirements. • Sustainability, durability and resiliency factors and construction materials that utilize a low maintenance, life-cycle replacement planning/cost orientation.
FUNDING / BUDGET
The total approved Measure FP bond funding authorization is $93,350,000 with roughly $45,350,000 set aside for advancing the PD facilities modernization Project. The estimated direct construction cost, for purposes of fee proposal calculation, is $32,000,000, inclusive of new facilities and temporary site improvements.
Key cost components include but are not limited to construction; geotechnical (e.g., soils reports); deputy testing/inspections; architectural and engineering services; furniture, fixtures and equipment; temporary facilities and relocation expenses; electronic systems and special equipment; utility connection services and fees; and program and construction management firm overhead, fees and reimbursables.
The City’s previously approved contingency is roughly ten percent (10%), and all escalation allowances shall be tracked separately. The City will withhold five percent (5%) retention from all Phase 2 or early work package payments for work performed. The Design-Builder shall develop and maintain an open-book cost model, updated at each design milestone with life-cycle cost analysis completed throughout, and GMP validation must demonstrate budget alignment before Phase 2 authorization. 566
71 SCHEDULE / TIMELINE OVERVIEW
The work to be performed under the established contract will be informed by the following, anticipated milestones with the understanding that time is of the essence to this Project. • Phase 1: Pre-Construction / Design Development
Utilizing the City’s established programmatic space needs and functional requirements to advance design, validate scope and confirm existing site and utility conditions, the PDB team will develop a GMP during the design development stage. This phase will encompass cost modeling, constructability reviews and schedule development.
Moreover, the Design-Builder will also prepare a detailed, phased and operational continuity plan that ensures uninterrupted emergency-response operations during construction and coordination of temporary site improvements and utility connections to support modular facilities and associated equipment to be procured directly by the City.
• Phase 2: Construction
Upon mutual agreement of the GMP, proposed schedule and execution of the Phase 2 Amendment, the Project will transition into construction. This phase may include selective renovation, expansion and/or replacement of existing facilities along with necessary site improvements and infrastructure upgrades.
The new, expanded and/or modernized facilities shall be delivered as code-compliant, seismically resilient, energy-efficient, technologically adaptable and future-ready assets that enhance operational readiness and serve the City well into the future.
• Anticipated Timeline
Target Completion Schedule Est. Duration Est. Completion Notice to Proceed to Phase One (1) Start / NTP Summer 2026 Phase 1 - Design & Concept Review 4 Months Summer 2026
Phase 1 - GMP Development/Negotiation 3-4 Months End of 2026 Notice to Proceed to Phase Two (2) - Start of 2027
Phase 2 - Construction Docs/Early Work 5 Months Summer 2027 Phase 2 - Substantial Completion 24 Months Summer/Fall 2029 567
72 EXHIBIT B
SCOPE OF SERVICES
The scope of work to be performed by the Design-Builder during both Phase 1 and Phase 2 are specified herein and with reference to the attached Contract Documents, which include the Progressive Design-Build Agreement, General Conditions of Contract, and various associated exhibits, appendices and amendments, where applicable.
California Senate Bill No. 706: Public Contracts: Progressive Design-Build: Local Agencies (2023-2024), an act to add and repeal Chapter 4.7 (commencing with Section 22185) of Part 3 of Division 2 of the Public Contract Code, relating to public contracts, also governs the progressive design-build (PDB) procurement process for public agency capital projects.
COMPLIANCE WITH LAWS
Design-Builder shall comply with all applicable federal, state, and local laws, ordinances, regulations, and codes prohibiting discrimination, including but not limited to the Civil Rights Act of 1964, the Americans with Disabilities Act of 1990, and the California Fair Employment and Housing Act. Design-Builder shall not discriminate against any employee or applicant for employment on the basis of race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, genetic information, marital status, sex, gender, gender identity, gender expression, age, sexual orientation, or military and veteran status. Design-Builder shall ensure that the evaluation and treatment of its employees and applicants for employment are free from such discrimination and harassment. Design-Builder shall include a similar nondiscrimination provision in all subcontracts related to the performance of this Agreement The Design-Builder shall ensure that the Project design complies with the California Environmental Quality Act (CEQA). Based on the existing environmental documentation, assuming consistency with the City’s General Plan and zoning provisions and leveraging prior Environmental Impact Report (EIR) work completed for the existing facilities, it is anticipated that a CEQA Exemption Memo will serve as the most appropriate path for compliance.
RESPONSIBILITIES AND STANDARD OF CARE
The standard of care for all professional services performed to execute the work shall be the care and skill ordinarily used by members of the applicable profession practicing under similar conditions at the same time and locality of the Project.
The Design-Builder shall also perform the design and construction so that the work meets or exceeds the performance requirements set forth in the Owner’s Project Criteria, the Initial Project Scope and/or the Basis of Design Documents.
The Design Builder shall perform all activities efficiently and with the requisite expertise, skill, and competence to satisfy the requirements of the Contract Documents and in accordance with applicable legal requirements and governmental approvals. The Design-Builder accepts full responsibility for:
• Design quality, coordination, and code compliance;
• Professional engineering and architectural standards; • Constructability, cost control, and schedule integration; • Temporary facilities siting and functionality;
• Operational continuity for public safety operations during construction; • Preparation of complete and coordinated Construction Documents; and • GMP development using transparent, open-book methodologies. 568
73 PHASE 1: PRE-CONSTRUCTION / DESIGN DEVELOPMENT
Preconstruction and progressive design services will include collaborative design development, scheduling, cost estimating and risk analysis to support the City’s goals, and the selected Design-Builder shall not begin services until the City issues a formal Notice to Proceed (NTP) for Phase 1: Preconstruction.
The Phase 1 Services shall commence within five (5) days of Design- Builder’s receipt of Owner’s Notice to Proceed (NTP), unless the parties mutually agree otherwise in writing, and shall include the following tasks identified and per the Contract Documents.
Task 1: Project Initiation: Program Validation and Alignment 1A Kickoff Meeting Design-Builder, City staff and Owner’s Representative shall meet to confirm Project team members and overall goals, review program documents, and clarify temporary provisions.
Within 7
days of NTP
1B Alignment
Workshops
Process intended to validate alignment of Owner’s Project Criteria with initial scope, cost model(s), schedule assumptions, budget, phasing and baseline program in order to ensure early consensus.
Within 30
days of NTP
1C Deliverables • Review and validate program materials completed during the Strategic Planning Phase.
• Evaluate operational requirements for RBPD.
• Establish baseline assumptions for scope, schedule, budget and risk.
• Provide documentation of alignment decisions.
Within 30
days of NTP
Task 2: Project Management: Reporting, Meetings and Plans 2A Action Item Log Design-Builder shall maintain a dedicated log to track key actions (to be) completed by the team to progress the Project, and such log(s) shall have:
- Date(s) that the actions are recorded;
- Party/person responsible to complete action(s);
- Project component related to the action; and
- Action due date(s) and other pertinent notes.
Ongoing, as
actions and
decisions
are made.
2B Decision Log Design-Builder shall maintain a dedicated log to track key Project decisions that shall include:
- Date(s) the decision was recorded;
- Project component related to the decision; and
- Pertinent notes or docs that contain record of the decision (e.g., meeting, email, etc.).
Ongoing, as
actions and
decisions
are made.
569
74 2C Design Log Design-Builder shall maintain and provide to the Owner for review a Design Log, including a full listing of Reliable Design Decisions and all changes to the Basis of Documents, for the sole purpose of tracking the development of design decisions.
Weekly, and
after every
design
review.
2D Trend Log Design-Builder shall maintain a log of issues that have been identified by the Design-Builder or Owner during the design process that may cause change to the Owner’s program, the Basis of Design Documents and/or any commercial term.
At request of
DesignBuilder or
Owner.
2E Risk Register Design-Builder shall provide risk management, identifying Project risks for both Phase 1 and Phase 2 and documenting such risks in the Project Risk Register, and update it regularly as new risks are identified, with the following information included:
- Risk identification and description;
- Project component(s) related to the risk;
- Estimated likelihood risk will occur;
- Potential impact (e.g., cost, schedule, material, design, etc.) should risk occur; and
- Risk management/mitigation strategy.
Updated/
revised as
necessary/
regularly.
2F Quality
Assurance/
Quality Control
Design-Builder shall develop a Quality Assurance/ Quality Control (QA/QC) Plan for implementation, and be reviewed and approved by the Owner, and shall include or reference all of the following:
- Purpose and objective;
- QA/QC team, roles and responsibilities;
- Technical memorandum of QC process;
- Design submittal QC process; and
Proposed QA/QC documentation and forms.
Utilized for
ongoing
execution of
scope of
work.
2G Information
Mgmt. Plan
Design-Builder and Owner shall agree upon the software and the format for the transmission of Electronic Data (i.e., document storage, format, transmittal protocols, etc.). Each party shall be responsible for securing the legal rights thereto.
Mutually
agreed upon
format(s).
2H Progress
Reporting
Protocol
Design-Builder shall submit a monthly progress report with each monthly invoice, which shall include:
- Written narrative summarizing work performed over the past (30-day) progress period and work planned in the next (30-day) progress period;
- Monthly progress schedule accounting for the status of activities in Project Baseline Schedule;
- Any recommended modifications to the Project Baseline Schedule;
- Estimated spending for the next three months;
- Updated design, decision and trend logs;
- Updated Risk Register; and
Monthly invoice (reference Article 6 - Payment of General Conditions as to required format and monthly periodic
deliverables) and supporting documentation including budget status update.
Monthly,
and
attached to
each
Application
for Payment.
570
75 2I Meetings /
Workshops
Agendas &
Look-Ahead
Schedule(s)
Design-Builder shall facilitate and serve as the primary lead for meetings, calls and/or workshops as required to move the Project forward, and for each meeting, Design-Builder shall develop an agenda prior to, submit meeting minutes to the Owner within three (3) business days after, and include a list of action items resulting from the meeting.
Bi-weekly progress meetings shall inform the Owner of
performance, budget status, scope changes, and to resolve issues relating the Project budget, work quality and
performance. These shall include a Look-Ahead Schedule to help identify any roadblocks, constraints, and resource needs based on the last and future progress meetings.
Prior to the submission of key design deliverables, DesignBuilder shall facilitate design workshops to inform the Owner of design development and to solicit Owner’s input on design decisions. Following the submission and timely review of design deliverables, Design-Builder shall facilitate review meetings to discuss Owner’s review comments.
Biweekly
progress
meetings
Design
workshops
and review
meetings for
each design
milestone.
Task 3: Site Investigation and Due Diligence
3A Inspection of
Site Conditions
Design-Builder shall obtain and review with the City all available site conditions, geotechnical, environmental and building data, and civil and topographic surveys along with any other due diligence items requiring further investigation.
Within 60
days of NTP
3B Site and
Design
Alignment
Findings should directly inform the initial design and
subsequent design phases, ensuring alignment of design
strategies with actual site conditions.
Within 60
days of NTP
3C Deliverables • Review all existing reports, surveys, and studies provided by the City.
• Identify gaps requiring any supplemental field testing, inspections or investigations.
• Due diligence necessary for Design Development, including geotechnical, utilities, hazmat, structural assessment, surveys, etc.
• Incorporate findings into CD, SD, DD and GMP deliverables as referenced herein.
Within 60
days of
NTP, unless
additional
follow-up
necessary
for Phase 1.
Task 4: Temporary Facilities Planning
4A Objective Temporary PD facilities will be hosted/located in modular buildings furnished under City lease and/or purchase, while the Design-Builder will be responsible for the site preparation work, including design and construction within the GMP.
Ready for
occupation
at start of
Phase 2
571
76 4B Deliverables • Prepare temporary facility site design inclusive of grading, utilities, circulation, access control, emergency vehicle pathways, and security measures for personnel and
equipment.
• Integrate the modular building footprint(s), loads, and utility demands into civil, structural, mechanical, electrical, and plumbing (MEP) design for efficient, code-compliant
operations.
• Prepare construction documents for all temporary facility site work after having ascertained the character and accessibility of the sites and the surface conditions thereof.
• Include temporary facility site construction within the proposed contract price/GMP development.
Completion
prior to
Phase 2,
with the
possibility of
a separate
GMP
negotiation/
agreement
for the
temporary
facilities site
work if fast
tracked.
Task 5: Conceptual Design (CD) Milestone
5A Objective Design-Builder shall prepare a concept design package that establishes the Project vision for the PD facilities, develop multiple design options for and associated campus
configuration, explore site organization, and provide direction for advancing the Project forward.
CD
Milestone
5B Deliverables • Conceptual site plans for the facilities. • Conceptual floor plans and adjacencies.
• Operational flow diagrams.
• High-level phasing strategy for service continuity.
• Design narrative describing intent, systems approach, and architectural character.
• Order-of-magnitude cost model.
• Preliminary integrated schedule.
• CD presentation to City staff for final review, direction and approval prior to the SD phase.
Within sixty
(60) days of
NTP
Task 6: Schematic Design (SD) Milestone
6A Objective Design-Builder shall further refine the Project’s scope, scale and character in line with preliminary budget and schedule targets. The PDB team shall introduce preliminary building systems and begin integrating site utilities and landscape strategies.
SD
Milestone
6B Deliverables • Schematic Design site plan, floor plans, building massing and system concepts.
• Outlined specifications that identify the Project’s major components and building materials.
• Updated cost model consistent with budget.
• Updated schedule with identified critical path method (CPM). • Draft phasing and logistics plans.
• Identification of early works packages (EWPs) including demolition/abatement, utility relocations, early grading, temporary facilities site prep, and long-lead procurement. • SD presentation to City staff for final approval(s).
Within one
hundred
twenty (120)
days of
NTP.
572
77 Task 7: Design Development (DD) Milestones
7A Objective Design-Builder shall advance the Project to a level suitable for GMP preparation and a Phase 2 Price Proposal based on
checkpoints at 50% and at 100% DD for the City to review cost, schedule, and scope alignment and confirm strategies for next steps.
50% and
100% DD
milestones
7B 50% DD
Deliverables
• Coordinated architectural, structural, mechanical, electrical, plumbing, and fire protection layouts.
• System diagrams and narratives.
• Updated DD-level cost estimate(s).
• Updated logistics and operational phasing plan.
• Refined EWP list.
• Updated risk matrix.
Within fortyfive (45)
days of SD
completion
date.
7C 100% DD
Deliverables
• Fully coordinated 100% DD package suitable for GMP pricing. • Updated cost estimate(s) and reconciliation.
• Updated integrated schedule.
• Refined operational continuity plan.
• DD presentation to City staff for final approval(s).
Within fortyfive (45)
days of 50%
DD
completion
date.
Task 8: Cost Modeling/Estimate Reconciliation & Schedule/Phasing Development 8A Objective At each milestone (CD, SD, 50% DD and 100% DD), DesignBuilder shall facilitate, at a minimum, bi-weekly progress meetings, monthly progress reports, and updates to the various logs, plans, and/or registers as changes are made/as needed.
Milestone
Tracking
8B Deliverables • Identified, transparent cost estimates and risks, and value opportunities.
• Updated design risk register, along with constructability review(s).
• Preliminary GMP with system-level breakdowns.
• Updated Project schedule, site logistics and phasing plan(s) for operational continuity.
• Recommendations for EWPs and procurement strategies for long-lead items.
Ongoing
and as
necessary.
Task 9: Guaranteed Maximum Price (GMP) Development
9A Objective Following 100% DD approval, the Design-Builder will prepare and submit the GMP package for City review using an openbook approach and competitive trade bidding to ensure transparency.
If the City and Design-Builder cannot reach agreement on the GMP, schedule, Phase 2 Amendment terms and/or completion date, the City reserves the right to terminate for convenience and procure construction separately.
GMP
Package
573
78 PHASE 2: CONSTRUCTION AND CLOSE-OUT SERVICES
Design-Builder’s Phase 2 services shall consist of design support during construction; the procurement of all materials and equipment; the performance of construction services; the start-up, testing, and commissioning; and the provision of warranty services, all as to be further described and agreed to in the Contract Price or Phase 2 Amendment.
Design-Builder shall provide, through itself or subcontractors, the necessary supervision, labor, inspection, commissioning, start-up, testing, equipment and materials, construction equipment, supplies, temporary utilities, other temporary facilities, and other related services to enable the PDB team to achieve Substantial Completion and Final Completion of the Project consistent with the Contract Documents. Design-Builder shall at all times exercise complete and exclusive control over the means, methods, sequences and techniques of construction.
• Conditions for Issuance of Phase 2 Notice to Proceed (NTP) - Agreement upon a final GMP, Project schedule, and completion date. - Completion of plan checks for Phase 2 and verification of conformance to the Agreement. - Verification of required payment bond and insurance.
- Confirmation that the Project cost is within the approved budget.
Construction Bid Packages
As construction bid packages are to be developed and released progressively, aligned with the phased design completion and cost validation milestones, the Design-Builder, in coordination with the City, may develop a preliminary bid package plan and procurement strategy that leverages early procurement opportunities and logical bid package breakdowns.
Bid packaging components shall be identified by the Design-Builder during the Pre-Construction services phase. Examples of possible bid packages include work for underground utilities, site preparation and improvements, building construction and landscaping.
Upon the City’s acceptance of the Design-Builder’s recommended separate bid packages, the DesignBuilder shall include the bid packages in the GMP proposal to the City and indicate separate construction costs, schedule and other conditions for each bid package to be initiated, completed and accepted in accordance with the Contract Documents.
9B Key
Components
• GMP-level drawings and outline specifications.
• Detailed schedule of values (SOV) including:
a. Subdivision of work into parts based on the Work
Breakdown Structure (WBS);
b. Values for all items comprising the work; and
c. Basis for monthly progress applications for payment as part of the open book basis.
• Breakdown by trade and system.
• List of clarifications, assumptions and exclusions used in the development of the GMP.
• Subcontractor bid results and procurement narratives. • Updated, integrated schedule and phasing plan.
• Bonds, insurance certificates, and other required
documentation and/or supplementary forms.
To be
submitted as
part of the
Phase 2
Price
Proposal,
which may
be based on
Lump Sum
or DesignBuilder’s
Fee and
Cost of the
Work with
an option for
a GMP.
574
79 Subcontractor Procurement Methodology
The Design-Builder shall set forth, using the Designation of Subcontractor’s List (Appendix C), required under California Public Contract Code Section 4100 et seq. (“Subletting and Subcontracting Fair Practices Act”, Chapter 4 (commencing with Section 4100) of Part 1 of Division 2), the name, location of the place of business, contractor’s license number, and public works contractor registration number of each subcontractor that will perform work or labor or render service to the prime contractor in or about the construction of the project as identified in the Design-Builder’s SOQ or Proposal.
In accordance with the Public Contract Code as referenced, the Design-Builder shall procure all trade contractors (subcontractors) not otherwise listed in the SOQ or proposal through a publicly advertised and competitive bidding process that provides for public notice of the availability of work to be subcontracted and a fixed date and time as to which the subcontracted work will be awarded.
Per the contract terms, and in compliance with the associated California statute, the Proposer must provide an enforceable commitment to the City that it, as the Design-Builder, and its subcontractors at every tier will use a skilled and trained workforce to perform all work on the Project or contract that falls within an apprenticed occupation in the building and construction trades, in accordance with Chapter 2.9 (commencing with Section 2600) of Part 1.
Note: The City will not reimburse the Design-Builder or trade contractors (subcontractors) for the reproduction costs of bid or construction documents.
Design-Builder Responsibilities for Construction Documents • Design decisions to be based on construction materials, methods, systems and costs to provide the best value within the sought price and schedule.
• Documents shall identify design codes, standards and requirements used for the development of the plans, including the edition and applicable sections.
• Update building information modeling (BIM) to include specific construction elements, connections and interfaces, and fabrication/assembly details.
• Technical documents incorporating all input/comments and agreed upon value-engineering items shall be advanced to Issued-for-Construction (IFC) level.
• Documents shall include a quality control program and an implementation plan to ensure the Project progresses and complies with the approved design.
• Registered design professional-of-record (DPOR) shall provide construction administration services and specify all tests and inspections that are mandated by the building code and necessary to achieve regulatory compliance.
• DPOR services shall also include shop drawing review, response to requests for information, and periodic site visits to observe/verify quality of work. • Manage design package, track all approvals through final signoff, and facilitate regulatory approval, permit acquisition and code compliance.
• Final, approved-for-construction set of documents shall be signed and stamped by the Californialicensed professionals who prepared them and such licensed (sub-)contractors shall certify the documents’ compliance with codes, standards, practices and regulations. 575
80 Task 10: Construction Documents (CD) Milestone
10A Objective Design-Builder shall develop, prepare and submit complete Construction Documents, taking into account performance specifications and quality of materials and equipment identified in the DD phase, to ensure achievement of established City goals within the agreed upon contract price/GMP.
CD
Milestones at
30%, 60%,
90% and
100%
10B Deliverables - Drawings and specifications for all disciplines. - Updated cost model.
- Updated schedule and critical path analysis.
- Constructability refinements.
- Updated EWP scope and sequencing.
100% CDs
must be
permit-ready
and stamped
by licensed
contractors.
Task 11: Cost Estimating
11A Objective Design-Builder shall develop a cost model for the Project for review and approval by Owner as to the format for presenting cost estimates that will be used consistently throughout the Project and so the Owner can track the evolution of estimated costs through successive cost submittals.
Cost model
review and
approval
11B Components Costs shall be broken down to show/display:
- Labor classification and hours (including any overtime and/or night shift as needed);
- Equipment and materials;
- Any subcontract costs for each item;
- All contingency and escalation factors; and
- Assessment of risks and risk costs.
Cost model shall include: cost details and section for summary costs of major cost categories, markups and contingencies.
Initial/first
cost estimate
to be updated
at any point
thereafter
based on
design
changes.
Task 12: Schedule Development
12A Objective Design-Builder shall develop and submit a Project Baseline Schedule that includes contractual dates for key milestones including Substantial Completion and Final Completion.
Project
Baseline
Schedule
12B Components - Schedule shall use critical path method (CPM); - Durations shall not exceed thirty (30) days, except for fabrication and delivery of equipment and materials, design activities, or items approved in writing by Owner;
- Schedule shall include activities that require Owner’s observation or acceptance;
- Planned shutdowns/outages shall not exceed eight (8) hours and require Owner approval, and designs shall include
provisions for such;
- Tasks for Owner review shall be based on a three (3) week duration aligned with CPM; and
- Schedule shall be in Microsoft Project, submitted as
electronic files (native and Adobe PDF format) and hard copy, unless otherwise agreed to by all parties.
Updated at
min. on a
monthly
basis, and as
needed to
reflect
significant
Project
changes,
concurrent
with design
changes.
576
81 Task 13: Schedule of Values
13A Objective The Phase 2 activities in the Project Baseline Schedule are required to match the Schedule of Values (SOV) that will be used for Phase 2 progress payments (defined in the
Agreement).
Congruent
with Baseline
Schedule
13B Elements SOV shall be an early-stage Phase 2 Deliverable and included in the Phase 2 Amendment for:
- Permitting;
- Construction Design Documents;
- Engineering services during construction;
- Construction and permit compliance; and
- Testing, startup, and commissioning.
Review by
Owner within
a three (3)
week
duration.
Task 14: Construction Phase Management
14A - Site Safety
and Cal/OSHA
Compliance
Develop and implement a site-specific safety plan compliant with Cal/OSHA.
Maintain secure access controls separating construction zones from operational City facilities.
14B - Utility
Coordination
Manage tie-ins, relocations, and shutdowns to existing utilities to avoid disruption to active facilities.
14C - Document
Management
Maintain construction documents, including RFIs, submittals, shop drawings, change orders, and meeting minutes through a project management platform as agreed upon by the parties.
14D - QA/QC
Procedures &
Required
Inspections
Implement a quality assurance/quality control (QA/QC) program to verify conformance with design intent and specifications, including regular inspections, testing oversight, and deficiency tracking through Punch Lists. 14E - Document
Management
Maintain and manage construction documents, including RFIs, submittals, shop drawings, change orders, and meeting minutes through a cloud-based project management platform as agreed upon by Owner and Design-Builder. 14F - Change
Management
Administer a transparent process for evaluating pricing, approving changes, and maintaining real-time logs and impact analyses for City review. 14G - Phasing and
Operational
Continuity, Including
Coordination with
City’s Inspector
Implement approved construction sequencing plan and coordinate any temporary facilities, apparatus access routes, and on-site circulation to maintain uninterrupted emergency response operations. Proactively manage transitions between temporary and permanent facilities to ensure safety, accessibility, and minimal disruption to City personnel and surrounding neighborhoods.
14H - Trade
Coordination
Oversee subcontractor performance, manage work sequencing, resolve trade conflicts, and enforce adherence to safety, schedule and quality requirements. 577
82 14I - Environmental
and Regulatory
Compliance
Ensure construction activities comply with environmental regulations, stormwater pollution prevention measures, hazardous materials handling, sustainability targets, and all applicable local and state codes. 14J - Testing and
Inspection
Coordinate with the City all special testing and inspection of the Project’s construction and as necessitated by law.
14K - Site Progress
Reporting
Provide weekly site progress reports, photos, safety logs, and participate in regular OAC (Owner-Architect-Contractor) meetings; assist the City in reporting Project progress to oversight entities at regular intervals and as necessary.
Task 15: Commissioning, Turnover and Training
15A - Implement
Commissioning Plan
for Buildings
Systematic, quality-focused process through operation, involving design review, installation verification, extensive functional testing, documentation and staff training.
15B - Deliver O&M
Manuals
Delivery of record documents including operations and maintenance (O&M) manuals, warranty services, and as-built drawings for performing system startup, testing and balancing. 15C - Conduct
Systems Training
Educate O&M staff on how to properly run, monitor and maintain the building’s components and system sequences.
15D - Provide AsBuilt DrawingsUpdated plans with facilities’ final, actual construction, reflecting all changes from original designs, including digital models.
15E - Prepare
Warranty Log
Create a systematic process for recording, monitoring and managing all product or asset warranties through their lifecycle.
Task 16: Closeout
16A - Punch List
Mgmt./Resolution
Identify, track and correct all incomplete, incorrect or defective work items on the Punch List.
16B - Final As-Built
Documentation
Submit final set of drawings capturing all changes made during construction and depicting the Project in its completed state.
16C - Final Cost
Reconciliation
Upon achieving Final Completion, provide Owner with a Final Application for Payment as required by the Contract Documents.
16D - Occupancy
Support
Occupancy and Operations or Post-Occupancy phase as the final stage of the commissioning process.
16E - Closeout
Report
Final documentation package confirming all building systems function as designed and verifying all contract requirements met.
578
83 EXHIBIT C
DESIGN-BUILDER’S PERSONNEL & HOURLY RATES
579
84 580
85 581
86 582
87 583
88 584
89 585
90 586
91 587
92 EXHIBIT D
SCOPE / FEE FOR MCCLAREN, WILSON & LAWRIE, INC.
588
93 589
94 590
95 591
96 592
97 593
98 594
99 595
100
596
101
597
102
598
103
599
104
600
105
601
106
602
107
603
108
APPENDIX F
PERFORMANCE BOND
Under California law, progressive design-build (PDB) projects are subject to specific bonding requirements mandated by California Civil Code Sections 9550-9566 (the "Little Miller Act") and Public Contract Code (PCC) Section 22185.4.
In accordance with the Contract Documents, the Design-Builder shall, no later than ten (10) days after the Phase 2 Amendment Date, provide the City (Owner) with a Performance Bond in the penal amount equal to one hundred percent (100%) of the GMP (contract price), which bond shall cover the faithful performance of all the Design-Builder’s obligations under the Contract Documents, and on the City’s form(s) herein. If Design-Builder fails to provide such bond, Design-Builder may be found in material default of the Agreement.
The Performance Bond shall be provided by a surety (or sureties) authorized by applicable Legal Requirements to do business in the State of California, with an A.M. Best Company Financial Strength Rating of A- or better. Sureties must also be listed in the U.S. Department of Treasury’s Circular No. 570, Companies Holding Certificates of Authority as Acceptable Sureties on Federal Bonds and as Acceptable Reinsuring Companies (U.S. Department of the Treasury 2022).
The bond shall be accompanied by a power of attorney from the surety company authorizing the person executing the bond to sign on behalf of the company. The signature of the person executing the bond shall be acknowledged by a notary public as the signature of the person designated in the power of attorney.
If during the continuance of the Contract Documents any of the sureties, in the opinion of the City, are or become non-responsible or otherwise unacceptable to City, City may require other new or additional sureties, which the Contractor shall furnish to the satisfaction of City within ten (10) days after notice, and in default thereof the Agreement may be suspended and the materials may be purchased or the Work completed as provided in the Contract Documents.
No modifications or alterations made in the Work to be performed under the Contract Documents or the time of performance shall operate to release any surety from liability on any bond or bonds required to be given herein. Notice of such events be waived by the surety.
The Contract Documents will not be executed by City nor the Notice to Proceed issued until the said bond(s) have been received and approved by the City. The City's decision as to the acceptability of all sureties and bonds is final. No substitution of the form of the documents will be permitted without the prior written consent of City.
604
109
605
110
606
111
607
112
608
113
609
114
610
115
611
116
APPENDIX G
LABOR AND MATERIAL PAYMENT BOND
Under California law, progressive design-build (PDB) projects are subject to specific bonding requirements mandated by California Civil Code Sections 9550-9566 (the "Little Miller Act") and Public Contract Code (PCC) Section 22185.4.
In accordance with the Contract Documents, the Design-Builder shall, no later than ten (10) days after the Phase 2 Amendment Date, provide the City (Owner) with a Labor and Material Payment Bond in the penal amount equal to one hundred percent (100%) of the GMP (contract price).
The Labor and Material Payment Bond shall be provided by a surety (or sureties) authorized by applicable Legal Requirements to do business in the State of California, with an A.M. Best Company Financial Strength Rating of A- or better. Sureties must also be listed in the U.S. Department of Treasury’s Circular No. 570, Companies Holding Certificates of Authority as Acceptable Sureties on Federal Bonds and as Acceptable Reinsuring Companies (U.S. Department of the Treasury 2022).
The bond shall be accompanied by a power of attorney from the surety company authorizing the person executing the bond to sign on behalf of the company. The signature of the person executing the bond shall be acknowledged by a notary public as the signature of the person designated in the power of attorney.
If during the continuance of the Contract Documents any of the sureties, in the opinion of the City, are or become non-responsible or otherwise unacceptable to City, City may require other new or additional sureties, which the Contractor shall furnish to the satisfaction of City within ten (10) days after notice, and in default thereof the Agreement may be suspended and the materials may be purchased or the Work completed as provided in the Contract Documents.
No modifications or alterations made in the Work to be performed under the Contract Documents or the time of performance shall operate to release any surety from liability on any bond or bonds required to be given herein. Notice of such events be waived by the surety.
The Contract Documents will not be executed by City nor the Notice to Proceed issued until the said bond(s) have been received and approved by the City. The City's decision as to the acceptability of all sureties and bonds is final. No substitution of the form of the documents will be permitted without the prior written consent of City.
612
117
613
118
614
119
APPENDIX H
INSURANCE REQUIREMENTS
Design-Builder Insurance Coverages
Design-Builder shall procure and maintain the following insurance and limits of liability at all times during the period in which the Agreement is in full force and effect, provided, however, that the Builder’s Risk Insurance shall be procured and maintained as set forth in paragraph (d) below. The required insurance shall be procured and maintained from insurance companies currently authorized by the Insurance Commissioner to transact business of insurance or on the List of Approved Surplus Line Insurers in the State of California, with an assigned policyholders’ Rating of A- (or higher) and Financial Size Category Class VII (or larger) in accordance with the latest edition of AM Best’s Key Rating Guide, unless otherwise approved by Owner. Design-Builder, at its own cost and expense, may purchase any additional kinds of insurance which in its own judgment may be necessary to protect its interests. a. Commercial General Liability Insurance. Design-Builder shall procure and maintain a policy of commercial general liability insurance, with coverage at least as broad as Insurance Services Office (“ISO”) form CG 00 01, written on a per occurrence basis for bodily injury, personal injury and property damage. Defense costs must be paid in addition to limits. Coverage for an additional named insured shall not be limited to its vicarious liability. The policy must include contractual liability that has not been amended. Any endorsement restricting standard ISO “insured contract” language will not be accepted. Limits shall be no less than $5,000,000 per occurrence for all covered losses, and no less than $10,000,000 general aggregate, for bodily injury, personal injury and property damage, and $10,000,000 completed operations aggregate. Products/completed operations coverage shall extend a minimum of three (3) years after Project completion. Coverage shall be included on behalf of the insured for covered claims arising out of the actions of independent contractors. If the insured is using subcontractors, the policy must include work performed “by or on behalf” of the insured. Policy shall contain no language that would invalidate or remove the insurer’s duty to defend or indemnify for claims or suits expressly excluded from coverage. Policy shall specifically provide for a duty to defend on the part of the insurer. The City, and its officials, officers, agents, and employees, shall be included as additional insureds under the policy. b. Automobile Liability Insurance. Design-Builder shall procure and maintain a policy of comprehensive automobile liability insurance, at least as broad as ISO form CA 00 01, written on a per occurrence basis covering bodily injury and property damage in an amount not less than $2,000,000 combined single limit for each accident. Said policy shall include coverage for owned, non-owned, leased, hired cars and any automobile.
c. Workers’ Compensation and Employer’s Liability Insurance. Design-Builder shall procure and maintain Workers’ Compensation Insurance (Statutory Limits) and Employer’s Liability Insurance (with limits of at least $1,000,000). A policy of worker’s compensation insurance in such amount as will fully comply with the laws of the State of California (statutory limits) as well as a policy of employer’s liability insurance (with limits of at least $1,000,000), which shall each indemnify, insure and provide legal defense for Design-Builder against any loss, claim or damage arising from any injuries or occupational diseases occurring to any worker employed by or any persons retained by Design-Builder in the course of carrying out the work or services contemplated in the Agreement. d. Builder’s Risk Insurance. For new building and building renovation construction, DesignBuilder shall procure and maintain a policy of Builder’s Risk Insurance. The coverage shall be written for an amount equal to the initial contract amount plus the value of any subsequent change orders.
The policy shall be provided for replacement value on an "all-risk" or special causes of loss basis, including earthquake and flood. The Owner shall be named as Loss Payee on the policy and there shall be no coinsurance penalty provision in any such policy. Policy must include coverage for debris removal, and insure the building(s), structures, machinery, equipment, materials, facilities, fixtures, and all other properties constituting a part of the project. The limits shall be sufficient to ensure the full replacement value of any property or equipment stored either on or off the project site or in 615
120
transit. Such insurance shall be on a form acceptable to Owner to ensure adequacy of terms and limits. Design-Builder shall not be required to maintain property insurance for any portion of the project following transfer of control thereof to Owner. The Design-Builder shall be the named insured, and the Owner and subcontractors of any tier shall be named as insureds. The policy shall provide and be endorsed to include a waiver of subrogation in favor of the Owner, its officials, officers, agents, and employees.
e. Contractor’s Pollution Liability Insurance. Design-Builder shall procure and maintain Environmental Impairment Liability insurance, written on a Contractor’s Pollution Liability form or other form acceptable to Owner providing coverage for liability arising out of sudden, accidental, and gradual pollution and remediation. The policy limit shall be no less than $2,000,000 per claim and in the aggregate. All activities contemplated in the Agreement shall be specifically scheduled on the policy as “covered operations.” The policy shall provide coverage for the hauling of waste from the Project site to the final disposal location, including non-owned disposal sites. The policy shall provide and be endorsed to include the City, its officials, officers, agents, and employees as insureds. The policy shall remain in full force and effect for the period of the Work and a five (5)-year extended reporting period after Final Completion.
f. Professional Liability Insurance. Design-Builder or Lead Engineer shall procure and maintain Professional Liability insurance. This coverage may be written on a “claims made” basis and must include coverage for contractual liability. Any policy inception date, continuity date, or retroactive date must be before the Agreement Date. The policy must be endorsed to be applicable to claims based upon, arising out of, or related to services performed under the Agreement. The insurance must be maintained for at least five (5) consecutive years after Final Completion. During this additional 5-year period, Design-Builder shall annually and upon request of Owner submit written evidence of this continuous coverage. Limits shall be no less than $2,000,000 per claim and $4,000,000 general aggregate.
g. Cyber. Design-Builder shall procure and maintain for the duration of the contract insurance against claims for security breaches, system failures, injuries to persons, damages to software, or damages to property (including computer equipment) which may arise from or in connection with the performance of the work hereunder by the Design-Builder, its agents, representatives, or employees. Design-Builder shall procure and maintain for the duration of the contract insurance claims arising out of their services and including, but not limited to loss, damage, theft or other misuse of data, infringement of intellectual property, invasion of privacy and breach of data. Cyber Liability Insurance, shall be maintained with limits not less than $2,000,000 per occurrence or claim, $2,000,000 aggregate. Coverage shall be sufficiently broad to respond to the duties and obligations as is undertaken by Design-Builder in this agreement and shall include, but not be limited to, claims involving security breach, system failure, data recovery, business interruption, cyber extortion, social engineering, infringement of intellectual property, including but not limited to infringement of copyright, trademark, trade dress, invasion of privacy violations, information theft, damage to or destruction of electronic information, release of private information, and alteration of electronic information. The policy shall provide coverage for breach response costs, regulatory fines and penalties as well as credit monitoring expenses.
h. Umbrella/Excess Liability Insurance. Excess liability insurance and/or umbrella liability insurance may be used to satisfy the above obligations. If excess liability insurance is used then the policy shall meet all the requirements herein and be at least as broad as the primary coverages set forth herein. Such policy shall: (1) include a drop down feature requiring the policy to respond if primary insurance that would otherwise have applied proves to be uncollectible in whole or in part for any reason; (2) be payable on behalf of wording as opposed to reimbursement; (3) have concurrency of effective dates with primary policies; (4) “follow form” to the underlying primary policies; and (5) provide insureds, under primary policies required herein, shall be insureds under the excess liability policy.
616
121
Insurance to be Maintained by First-Tier Design Consultants and Subcontractors General and Limits. Design-Builder will cause all first-tier Design Consultants and Subcontractors to procure and maintain the following minimum insurance coverages or be responsible for maintaining such coverages on behalf of each party. The policies shall satisfy the same requirements as set forth above for DesignBuilder, with the exception of the limits which are set forth below. Owner Indemnitees shall be additional named insureds on each such policy on a primary, non-contributory basis for the coverages set forth in paragraphs (a), (b) and (d) below.
a. Commercial General Liability Insurance. Limits in an amount no less than $2,000,000 per occurrence and in the aggregate annually.
b. Automobile Liability Insurance. Limits in an amount not less than $1,000,000 combined single limit for each accident.
c. Workers’ Compensation and Employer’s Liability Insurance. Statutory workers’ compensation (Coverage A) limits and employer’s liability (Coverage B) limits of $1,000,000 bodily injury by accident, each accident, and $1,000,000 bodily injury by disease, each employee. d. Umbrella/Excess Liability Insurance. For Subcontracts valued at more than $1,000,000, umbrella/excess coverage shall be in the amount of $3,000,000 per occurrence and in the aggregate annually.
CCIP. Should Design-Builder implement a contractor-controlled insurance program (“CCIP”) providing compliant insurance for all participants with regard to on-site activities, all first-tier Subcontractors enrolled in the CCIP shall still be responsible for procuring and maintaining automobile liability insurance and the other insurance coverages noted above with regard to off-site work. Owner Indemnitees shall be included as additional named insureds on a primary, non-contributory basis for the applicable insurance coverages set forth in paragraphs (a), (b) and (d) above.
Insurance to be Maintained by Suppliers
Design-Builder shall require Suppliers to purchase and maintain commercial general liability, automobile liability and any other insurance that is appropriate for their participation in the Project.
Subcontractors: Design-Builder must enter into a written and executed contract agreement with each of its subcontractors, subconsultants, and/or any other parties (“subcontractor” or “subcontractors”) that provide materials, services, or perform construction or other work on or for the Project. The contract agreement must contain a defense, indemnification, and hold harmless provision in favor of the Owner, its officials, officers, agents, and employees. The contract agreement shall also cause the subcontractor to comply with the insurance requirements required of Design-Builder under this Agreement, except for Builder’s Risk Insurance and Professional Liability insurance if subcontractor will not be providing design or engineering services. Design-Builder shall obtain certificates of insurance and required policy endorsements from each of its subcontractors and provide a copy to the Owners upon request.
Other Insurance Provisions
The insurance policies are to contain, or be endorsed to contain, the following provisions:
Additional Insured Status: The City, its officers, officials, employees, and volunteers are to be covered as additional insureds on the CGL policy with respect to liability arising out of work or operations performed by or on behalf of the Design-Builder including materials, parts, or equipment furnished in connection with such work or operations. General liability coverage can be provided in the form of an endorsement to the Design-Builder’s insurance (at least as broad as ISO Form CG 20 10 11 85 or if not available, through the addition of both CG 20 10, CG 20 26, CG 20 33, or CG 20 38; and CG 20 37 if a later edition is used).
Primary Coverage: For any claims related to this contract, the Design-Builder’s insurance coverage shall be primary and non-contributory and at least as broad as ISO CG 20 01 04 13 as respects the City, its 617
122
officers, officials, employees, and volunteers. Any insurance or self-insurance maintained by the City, its officers, officials, employees, or volunteers shall be excess of the Design-Builder’s insurance and shall not contribute with it. This requirement shall also apply to any Excess or Umbrella liability policies.
Umbrella or Excess Policy: The Design-Builder may use Umbrella or Excess Policies to provide the liability limits as required in this contract. This form of insurance will be acceptable provided that all of the Primary and Umbrella or Excess Policies shall provide all of the insurance coverages herein required, including, but not limited to, primary and non-contributory, additional insured, Self-Insured Retentions (SIRs), indemnity, and defense requirements. The Umbrella or Excess policies shall be provided on a true “following form” or broader coverage basis, with coverage at least as broad as provided on the underlying Commercial General Liability insurance. No insurance policies maintained by the Additional Insureds, whether primary or excess, and which also apply to a loss covered hereunder, shall be called upon to contribute to a loss until the Design-Builder’s primary and excess liability policies are exhausted.
Notice of Cancellation: Each insurance policy required above shall provide that coverage shall not be canceled, except with notice to the City.
Waiver of Subrogation: Design-Builder hereby grants to City a waiver of any right to subrogation which any insurer of said Design-Builder may acquire against the City by virtue of the payment of any loss under such insurance. Design-Builder agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation, but this provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer.
Self-Insured Retentions: Self-insured retentions must be declared to and approved by the City. The City may require the Design-Builder to purchase coverage with a lower retention or provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention. The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or City. The CGL and any policies, including Excess liability policies, may not be subject to a self-insured retention (SIR) or deductible that exceeds $25,000 unless approved in writing by City. Any and all deductibles and SIRs shall be the sole responsibility of Design-Builder or subcontractor who procured such insurance and shall not apply to the Indemnified Additional Insured Parties. City may deduct from any amounts otherwise due Design-Builder to fund the SIR/deductible. Policies shall NOT contain any self-insured retention (SIR) provision that limits the satisfaction of the SIR to the Named. The policy must also provide that Defense costs, including the Allocated Loss Adjustment Expenses, will satisfy the SIR or deductible. City reserves the right to obtain a copy of any policies and endorsements for verification.
Claims Made Policies (note: should be applicable only to professional liability, see below): If any of the required policies provide claims-made coverage:
1. The Retroactive Date must be shown, and must be before the date of the contract or the beginning of contract work.
2. Insurance must be maintained, and evidence of insurance must be provided for at least five (5) years after completion of the contract of work.
3. If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a Retroactive Date prior to the contract effective date, the Design-Builder must purchase “extended reporting” coverage for a minimum of five (5) years after completion of work.
Verification of Coverage: Design-Builder shall furnish the City with original certificates and amendatory endorsements or copies of the applicable policy language effecting coverage required by this Exhibit and a copy of the Declarations and Endorsements Pages of the CGL and any Excess policies listing all policy endorsements. All certificates and endorsements and copies of the Declarations & Endorsements pages are to be received and approved by the City before work commences. However, failure to obtain the required documents prior to the work beginning shall not waive the Design-Builder’s obligation to provide 618
123
them. The City reserves the right to require complete, certified copies of all required insurance policies, including endorsements required by these specifications, at any time. City reserves the right to modify these requirements, including limits, based on the nature of the risk, prior experience, insurer, coverage, or other special circumstances.
Duration of Coverage: CGL & Excess liability policies for any construction related work, including, but not limited to, maintenance, service, or repair work, shall continue coverage for a minimum of five (5) years for Completed Operations liability coverage. Such Insurance must be maintained, and evidence of insurance must be provided for at least five (5) years after completion of the contract of work. 619
124
620
125
621
126
622
127
623
128
624
129
625
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE
THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.
INSURER(S) AFFORDING COVERAGE
INSURER F :
INSURER E :
INSURER D :
INSURER C :
INSURER B :
INSURER A : NAIC #
NAME: CONTACT
(A/C, No): FAX
E-MAIL ADDRESS:
PRODUCER
(A/C, No, Ext): PHONE
INSURED
COVERAGES CERTIFICATE NUMBER: REVISION NUMBER:
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.
If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS
CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.
OTHER:
(Per accident)
(Ea accident)
$
$
N / A
SUBR WVDADDL
INSD
THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. $
$
$
$ PROPERTY DAMAGE
BODILY INJURY (Per accident)
BODILY INJURY (Per person) COMBINED SINGLE LIMIT
AUTOS ONLY
AUTOS ONLY AUTOS NON-OWNED OWNED SCHEDULED
ANY AUTO
AUTOMOBILE LIABILITY
Y / N WORKERS COMPENSATION
AND EMPLOYERS' LIABILITY OFFICER/MEMBER EXCLUDED?
(Mandatory in NH) DESCRIPTION OF OPERATIONS below
If yes, describe under
ANY PROPRIETOR/PARTNER/EXECUTIVE
$
$
$ E.L. DISEASE - POLICY LIMIT E.L. DISEASE - EA EMPLOYEEE.L. EACH ACCIDENT EROTH- STATUTE PER
(MM/DD/YYYY) LIMITS POLICY EXP(MM/DD/YYYY) POLICY EFFLTR TYPE OF INSURANCE POLICY NUMBER INSR
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required)
EXCESS LIAB
UMBRELLA LIAB EACH OCCURRENCE $ AGGREGATE $
$
OCCUR
CLAIMS-MADE DED RETENTION $
PRODUCTS - COMP/OP AGG $ GENERAL AGGREGATE $ PERSONAL & ADV INJURY $ MED EXP (Any one person) $
EACH OCCURRENCE $ DAMAGE TO RENTED
PREMISES (Ea occurrence) $ COMMERCIAL GENERAL LIABILITY CLAIMS-MADE OCCUR GEN'L AGGREGATE LIMIT APPLIES PER: POLICY PRO- JECT LOC
CERTIFICATE OF LIABILITY INSURANCE DATE (MM/DD/YYYY)
CANCELLATION
AUTHORIZED REPRESENTATIVE
ACORD 25 (2016/03)
© 1988-2015 ACORD CORPORATION. All rights reserved.
CERTIFICATE HOLDER
The ACORD name and logo are registered marks of ACORD
HIRED
AUTOS ONLY
6/8/2026
Arthur J. Gallagher Risk Management Services, LLC
50 California Street
12th Floor
San Francisco CA 94111
Project Team License#: 0D69293 Liberty Mutual Fire Insurance Company 23035 Starr Indemnity & Liability Company 38318 Swinerton Builders
Swinerton OCLA - Santa Ana
200 Main Street
Santa Ana, CA 92701
National Fire & Marine Insurance Co 20079 Zurich American Insurance Company 16535 First Liberty Insurance Corporation 33588 438300974 D X 2,000,000 X 1,000,000 N/A 2,000,000 4,000,000 X
Y Y GLO023224709 8/1/2025 8/1/2026
4,000,000
A 2,000,000 XY Y AS2661066493025 8/1/2025 8/1/2026
B X 5,000,000 XY Y 1000585239251 8/1/2025 8/1/2026
5,000,000
E X
N
Y WA666D066493035 8/1/2025 8/1/2026
1,000,000 1,000,000 1,000,000
C 2nd Layer Excess Y Y 42XSF30224510 8/1/2025 8/1/2026 Each Occ/Agg 5,000,000 SB Job #26055025P
RE: Redondo Beach Police Headquarters and Annex Building ADDITIONAL INSURED(S): City of Redondo Beach, its officials, officers, agents, volunteers and employees and all other parties as required by written contract City of Redondo Beach
415 Diamond Street
Redondo Beach CA 90277
THIS CERTIFICATE SUPERSEDES PREVIOUSLY ISSUED CERTIFICATE 626
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
Policy No. GLO 0232247-09 Effective Date: 08/01/2025
T
i
t
l
e
o
f
f
o
r
m
m
u
s
t
n
o
t
b
e
p
l
a
c
e
d
a
b
o
v
e
t
h
e
l
o
g
o
.
↑
T
o
p
M
a
r
g
i
n
3 /
4 "
Additional Insured – Automatic – Owners, Lessees Or
Contractors
U-GL-2162-A CW (02/19)
Includes copyrighted material of Insurance Services Office, Inc., with its permission.
This endorsement modifies insurance provided under the:
Commercial General Liability Coverage Part
A. Section II – Who Is An Insured is amended to include as an additional insured any person or organization whom you are required to add as an additional insured under a written contract or written agreement executed by you, but only with respect to liability for "bodily injury", "property damage" or "personal and advertising injury" and subject to the following:
1. If such written contract or written agreement specifically requires that you provide that the person or organization be named as an additional insured under one or both of the following endorsements:
a. The Insurance Services Office (ISO) ISO CG 20 10 (10/01 edition); or b. The ISO CG 20 37 (10/01 edition),
such person or organization is then an additional insured with respect to such endorsement(s), but only to the extent that "bodily injury", "property damage" or "personal and advertising injury" arises out of:
(1) Your ongoing operations, with respect to Paragraph 1.a. above; or (2) "Your work", with respect to Paragraph 1.b. above,
which is the subject of the written contract or written agreement.
However, solely with respect to this Paragraph 1., insurance afforded to such additional insured:
(a) Only applies if the "bodily injury", "property damage" or "personal and advertising injury" offense occurs during the policy period and subsequent to your execution of the written contract or written agreement; and
(b) Does not apply to "bodily injury" or "property damage" caused by "your work" and included within the "products-completed operations hazard" unless the written contract or written agreement specifically requires that you provide such coverage to such additional insured.
2. If such written contract or written agreement specifically requires that you provide that the person or organization be named as an additional insured under one or both of the following endorsements:
a. The Insurance Services Office (ISO) ISO CG 20 10 (07/04 edition); or b. The ISO CG 20 37 (07/04 edition),
such person or organization is then an additional insured with respect to such endorsement(s), but only to the extent that "bodily injury", "property damage" or "personal and advertising injury" is caused, in whole or in part, by:
(1) Your acts or omissions; or
(2) The acts or omissions of those acting on your behalf, 627
U-GL-2162-A CW (02/19)
Includes copyrighted material of Insurance Services Office, Inc., with its permission. in the performance of:
(a) Your ongoing operations, with respect to Paragraph 2.a. above; or (b) "Your work" and included in the "products-completed operations hazard", with respect to Paragraph
2.b. above,
which is the subject of the written contract or written agreement.
However, solely with respect to this Paragraph 2., insurance afforded to such additional insured:
(i) Only applies if the "bodily injury", "property damage" or "personal and advertising injury" offense occurs during the policy period and subsequent to your execution of the written contract or written agreement; and
(ii) Does not apply to "bodily injury" or "property damage" caused by "your work" and included within the "products-completed operations hazard" unless the written contract or written agreement specifically requires that you provide such coverage to such additional insured.
3. If neither Paragraph 1. nor Paragraph 2. above apply and such written contract or written agreement requires that you provide that the person or organization be named as an additional insured:
a. Under the ISO CG 20 10 (04/13 edition, any subsequent edition or if no edition date is specified); or b. With respect to ongoing operations (if no form is specified), such person or organization is then an additional insured only to the extent that "bodily injury", "property damage" or "personal and advertising injury" is caused, in whole or in part by:
(1) Your acts or omissions; or
(2) The acts or omissions of those acting on your behalf, in the performance of your ongoing operations, which is the subject of the written contract or written agreement.
However, solely with respect to this Paragraph 3., insurance afforded to such additional insured:
(a) Only applies to the extent permitted by law;
(b) Will not be broader than that which you are required by the written contract or written agreement to provide for such additional insured; and
(c) Only applies if the "bodily injury", "property damage" or "personal and advertising injury" offense occurs during the policy period and subsequent to your execution of the written contract or written agreement.
4. If neither Paragraph 1. nor Paragraph 2. above apply and such written contract or written agreement requires that you provide that the person or organization be named as an additional insured:
a. Under the ISO CG 20 37 (04/13 edition, any subsequent edition or if no edition date is specified); or b. With respect to the "products-completed operations hazard" (if no form is specified), such person or organization is then an additional insured only to the extent that "bodily injury" or "property damage" is caused, in whole or in part by "your work" and included in the "products-completed operations hazard", which is the subject of the written contract or written agreement.
However, solely with respect to this Paragraph 4., insurance afforded to such additional insured:
(1) Only applies to the extent permitted by law;
(2) Will not be broader than that which you are required by the written contract or written agreement to provide for such additional insured;
(3) Only applies if the "bodily injury" or "property damage" occurs during the policy period and subsequent to your execution of the written contract or written agreement; and (4) Does not apply to "bodily injury" or "property damage" caused by "your work" and included within the "products-completed operations hazard" unless the written contract or written agreement specifically requires that you provide such coverage to such additional insured. 628
U-GL-2162-A CW (02/19)
Includes copyrighted material of Insurance Services Office, Inc., with its permission.
B. Solely with respect to the insurance afforded to any additional insured referenced in Section A. of this endorsement, the following additional exclusion applies:
This insurance does not apply to "bodily injury", "property damage" or "personal and advertising injury" arising out of the rendering of, or failure to render, any professional architectural, engineering or surveying services including:
1. The preparing, approving or failing to prepare or approve maps, shop drawings, opinions, reports, surveys, field orders, change orders or drawings and specifications; or
2. Supervisory, inspection, architectural or engineering activities.
This exclusion applies even if the claims against any insured allege negligence or other wrongdoing in the supervision, hiring, employment, training or monitoring of others by that insured, if the "occurrence" which caused the "bodily injury" or "property damage", or the offense which caused the "personal and advertising injury", involved the rendering of or the failure to render any professional architectural, engineering or surveying services.
C. Solely with respect to the coverage provided by this endorsement, the following is added to Paragraph 2. Duties In The Event Of Occurrence, Offense, Claim Or Suit of Section IV – Commercial General Liability Conditions:
The additional insured must see to it that:
(1) We are notified as soon as practicable of an "occurrence" or offense that may result in a claim; (2) We receive written notice of a claim or "suit" as soon as practicable; and (3) A request for defense and indemnity of the claim or "suit" will promptly be brought against any policy issued by another insurer under which the additional insured may be an insured in any capacity. This provision does not apply to insurance on which the additional insured is a Named Insured if the written contract or written agreement requires that this coverage be primary and non-contributory.
D. Solely with respect to the coverage provided by this endorsement:
1. The following is added to the Other Insurance Condition of Section IV – Commercial General Liability Conditions:
Primary and Noncontributory insurance
This insurance is primary to and will not seek contribution from any other insurance available to an additional insured provided that:
a. The additional insured is a Named Insured under such other insurance; and b. You are required by written contract or written agreement that this insurance be primary and not seek contribution from any other insurance available to the additional insured.
2. The following paragraph is added to Paragraph 4.b. of the Other Insurance Condition under Section IV – Commercial General Liability Conditions:
This insurance is excess over:
Any of the other insurance, whether primary, excess, contingent or on any other basis, available to an additional insured, in which the additional insured on our policy is also covered as an additional insured on another policy providing coverage for the same "occurrence", offense, claim or "suit". This provision does not apply to any policy in which the additional insured is a Named Insured on such other policy and where our policy is required by a written contract or written agreement to provide coverage to the additional insured on a primary and noncontributory basis.
E. This endorsement does not apply to an additional insured which has been added to this Coverage Part by an endorsement showing the additional insured in a Schedule of additional insureds, and which endorsement applies specifically to that identified additional insured.
F. Solely with respect to the insurance afforded to an additional insured under Paragraph A.3. or Paragraph A.4. of this endorsement, the following is added to Section III – Limits Of Insurance:
Additional Insured – Automatic – Owners, Lessees Or Contractors Limit The most we will pay on behalf of the additional insured is the amount of insurance:
629
U-GL-2162-A CW (02/19)
Includes copyrighted material of Insurance Services Office, Inc., with its permission.
1. Required by the written contract or written agreement referenced in Section A. of this endorsement; or
2. Available under the applicable Limits of Insurance shown in the Declarations, whichever is less.
This endorsement shall not increase the applicable Limits of Insurance shown in the Declarations.
All other terms, conditions, provisions and exclusions of this policy remain the same. 630
POLICY NUMBER: COMMERCIAL GENERAL LIABILITY
CG 25 03 05 09
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
CG 25 03 05 09 Insurance Services Office, Inc., 2008 Page 1 of 2
DESIGNATED CONSTRUCTION PROJECT(S)
GENERAL AGGREGATE LIMIT
This endorsement modifies insurance provided under the following:
COMMERCIAL GENERAL LIABILITY COVERAGE PART
SCHEDULE
Designated Construction Project(s):
Information required to complete this Schedule, if not shown above, will be shown in the Declarations.
A. For all sums which the insured becomes legally
obligated to pay as damages caused by
"occurrences" under Section I ---- Coverage A, and
for all medical expenses caused by accidents
under Section I ---- Coverage C, which can be
attributed only to ongoing operations at a single
designated construction project shown in the
Schedule above:
1. A separate Designated Construction Project
General Aggregate Limit applies to each
designated construction project, and that limit
is equal to the amount of the General
Aggregate Limit shown in the Declarations.
2. The Designated Construction Project General
Aggregate Limit is the most we will pay for the
sum of all damages under Coverage A, except
damages because of "bodily injury" or
"property damage" included in the "productscompleted operations hazard", and for medical expenses under Coverage C
regardless of the number of:
a. Insureds;
b. Claims made or "suits" brought; or
c. Persons or organizations making claims or
bringing "suits".
3. Any payments made under Coverage A for
damages or under Coverage C for medical
expenses shall reduce the Designated
Construction Project General Aggregate Limit
for that designated construction project. Such
payments shall not reduce the General
Aggregate Limit shown in the Declarations nor
shall they reduce any other Designated
Construction Project General Aggregate Limit
for any other designated construction project
shown in the Schedule above.
4. The limits shown in the Declarations for Each
Occurrence, Damage To Premises Rented To
You and Medical Expense continue to apply.
However, instead of being subject to the
General Aggregate Limit shown in the
Declarations, such limits will be subject to the
applicable Designated Construction Project
General Aggregate Limit.
GLO 0232247-09
A GENERAL AGGREGATE LIMIT APPLIES TO EACH CONSTRUCTION PROJECT THE INSURED IS PERFORMING OPERATIONS; HOWEVER, ONLY ONE GENERAL
AGGREGATE LIMIT WILL APPLY TO ALL CONSTRUCTION PROJECTS WHERE THE
INSURED IS PERFORMING OPERATIONS THAT ARE INSURED UNDER A WRAP-UP OR ANY OTHER COMBINED, CONSOLIDATED OR SIMILAR INSURANCE PROGRAM.
631
B. For all sums which the insured becomes legally
obligated to pay as damages caused by
"occurrences" under Section I ---- Coverage A, and
for all medical expenses caused by accidents
under Section I ---- Coverage C, which cannot be
attributed only to ongoing operations at a single
designated construction project shown in the
Schedule above:
1. Any payments made under Coverage A for
damages or under Coverage C for medical
expenses shall reduce the amount available
under the General Aggregate Limit or the
Products-completed Operations Aggregate
Limit, whichever is applicable; and
2. Such payments shall not reduce any
Designated Construction Project General
Aggregate Limit.
C. When coverage for liability arising out of the
"products-completed operations hazard" is
provided, any payments for damages because of
"bodily injury" or "property damage" included in
the "products-completed operations hazard" will
reduce the Products-completed Operations
Aggregate Limit, and not reduce the General
Aggregate Limit nor the Designated Construction
Project General Aggregate Limit.
D. If the applicable designated construction project
has been abandoned, delayed, or abandoned
and then restarted, or if the authorized
contracting parties deviate from plans, blueprints,
designs, specifications or timetables, the project
will still be deemed to be the same construction
project.
E. The provisions of Section III ---- Limits Of
Insurance not otherwise modified by this
endorsement shall continue to apply as
stipulated.
632
Policy No. Eff. Date of Pol. Exp. Date of Pol. Eff. Date of End. Producer No. Add’l. Prem Return Prem.
GLO 0232247-09 08/01/2025 08/01/2026 09109000 INCL
Other Insurance Amendment – Primary And NonContributory U-GL-1327-B CW (04/13)
Includes copyrighted material of Insurance Services Office, Inc., with its permission.
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
Named Insured:
Address (including ZIP Code):
This endorsement modifies insurance provided under the:
Commercial General Liability Coverage Part
1. The following paragraph is added to the Other Insurance Condition of Section IV – Commercial General Liability Conditions:
This insurance is primary insurance to and will not seek contribution from any other insurance available to an additional insured under this policy provided that:
a. The additional insured is a Named Insured under such other insurance; and b. You are required by a written contract or written agreement that this insurance would be primary and would not seek contribution from any any other insurance available to the additional insured.
2. The following paragraph is added to Paragraph 4.b. of the Other Insurance Condition of Section IV – Commercial General Liability Conditions:
This insurance is excess over:
Any of the other insurance, whether primary, excess, contingent or on any other basis, available to an additional insured, in which the additional insured on our policy is also covered as an additional insured on another policy providing coverage for the same "occurrence", offense, claim or "suit". This provision does not apply to any policy in which the additional insured is a Named Insured on such other policy and where our policy is required by written contract or written agreement to provide coverage to the additional insured on a primary and non-contributory basis.
All other terms and conditions of this policy remain unchanged.
Swinerton Incorporated et al
2001 Clayton Road, Ste 6 & 7
Concord, CA 94520
633
POLICY NUMBER: COMMERCIAL GENERAL LIABILITY
CG 24 04 05 09
CG 24 04 05 09 Insurance Services Office, Inc., 2008 Page 1 of 1
WAIVER OF TRANSFER OF RIGHTS OF RECOVERY
AGAINST OTHERS TO US
This endorsement modifies insurance provided under the following:
COMMERCIAL GENERAL LIABILITY COVERAGE PART
PRODUCTS/COMPLETED OPERATIONS LIABILITY COVERAGE PART
SCHEDULE
Name Of Person Or Organization:
Information required to complete this Schedule, if not shown above, will be shown in the Declarations.
The following is added to Paragraph 8. Transfer Of
Rights Of Recovery Against Others To Us of Section
IV ---- Conditions:
We waive any right of recovery we may have against
the person or organization shown in the Schedule
above because of payments we make for injury or
damage arising out of your ongoing operations or
"your work" done under a contract with that person
or organization and included in the "productscompleted operations hazard". This waiver applies only to the person or organization shown in the
Schedule above.
GLO 0232247-09
ANY PERSON OR ORGANIZATION THAT REQUIRES YOU TO WAIVE YOUR RIGHTS OF
RECOVERY, IN A WRITTEN CONTRACT OR AGREEMENT WITH THE NAMED INSURED THAT IS EXECUTED PRIOR TO THE ACCIDENT OR LOSS.
634
Policy No. Eff. Date of Pol. Exp. Date of Pol. Eff. Date of End. Producer No. Add’l. Prem Return Prem.
GLO 0232247-09 08/01/2025 08/01/2026 09109000 INCL
^FS^U-GL-1446-A CW (05/10)
Includes copyrighted material of Insurance Services Office, Inc., with its permission.^FE^ Notification to Others of Cancellation
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
This endorsement modifies insurance provided under the:
Commercial General Liability Coverage Part
Liquor Liability Coverage Part
Products/Completed Operations Liability Coverage Part
A. If we cancel this Coverage Part(s) by written notice to the first Named Insured for any reason other than nonpayment of premium, we will mail or deliver a copy of such written notice of cancellation:
1. To the name and address corresponding to each person or organization shown in the Schedule below; and
2. At least 10 days prior to the effective date of the cancellation, as advised in our notice to the first Named Insured, or the longer number of days notice if indicated in the Schedule below.
B. If we cancel this Coverage Part(s) by written notice to the first Named Insured for nonpayment of premium, we will mail or deliver a copy of such written notice of cancellation to the name and address corresponding to each person or organization shown in the Schedule below at least 10 days prior to the effective date of such cancellation.
C. If notice as described in Paragraphs A. or B. of this endorsement is mailed, proof of mailing will be sufficient proof of such notice.
SCHEDULE
Name and Address of Other Person(s) / Organization(s): Number of Days Notice:
ANY PERSON OR ORGANIZATION WITH WHOM YOU HAVE AGREED,
THROUGH WRITTEN CONTRACT, AGREEMENT OR PERMIT
30 All other terms and conditions of this policy remain unchanged. 635
POLICY NUMBER: COMMERCIAL AUTO
CA 20 48 10 13
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
DESIGNATED INSURED FOR
This endorsement modifies insurance provided under the following:
AUTO DEALERS COVERAGE FORM
SCHEDULE
Name Of Person(s) Or Organization(s):
Information required to complete this Schedule, if not shown above, will be shown in the Declarations.
CA 20 48 10 13 © Insurance Services Office, Inc., 2011 Page 1 of 1
COVERED AUTOS LIABILITY COVERAGE
BUSINESS AUTO COVERAGE FORM
MOTOR CARRIER COVERAGE FORM
With respect to coverage provided by this endorsement, the provisions of the Coverage Form apply unless modified by the endorsement.
This endorsement identifies person(s) or organization(s) who are "insureds" for Covered Autos Liability Coverage under the Who Is An Insured provision of the Coverage Form. This endorsement does not alter coverage provided in the Coverage Form.
Each person or organization shown in the Schedule is
an "insured" for Covered Autos Liability Coverage, but
only to the extent that person or organization qualifies as an "insured" under the Who Is An Insured provision
contained in Paragraph A.1. of Section II - Covered
Autos Liability Coverage in the Business Auto and
Motor Carrier Coverage Forms and Paragraph D.2. of
Section I - Covered Autos Coverages of the Auto
Dealers Coverage Form.
Any person or organization whom you have agreed in writing to add as an additional insured, but only to coverage and minimum limits of insurance required by the written agreement, and in no event to exceed either the scope of coverage or the limits of insurance provided in this policy.
AS2-661-066493-025
636
POLICY NUMBER: COMMERCIAL AUTO
CA 20 01 10 13
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
LESSOR - ADDITIONAL INSURED AND LOSS PAYEE
This endorsement modifies insurance provided under the following:
AUTO DEALERS COVERAGE FORM
BUSINESS AUTO COVERAGE FORM
MOTOR CARRIER COVERAGE FORM
SCHEDULE
CA 20 01 10 13 © Insurance Services Office, Inc., 2011 Page 1 of 2 Insurance Company:
Policy Number:
Expiration Date:
Named Insured:
Address:
Additional Insured (Lessor):
Address:
Designation Or Description Of "Leased Autos":
Effective Date:
SEE ATTACHED SCHEDULE
SEE ATTACHED SCHEDULE
With respect to coverage provided by this endorsement, the provisions of the Coverage Form apply unless modified by the endorsement.
AS2-661-066493-025
AS2-661-066493-025 8/1/2025
8/1/2026
637
Coverages Limit Of Insurance
Covered Autos Liability Each "Accident"
Comprehensive
Actual Cash Value Or Cost Of Repair, Whichever Is Less, Minus Deductible For Each Covered "Leased Auto" $
$
Collision
Actual Cash Value Or Cost Of Repair, Whichever Is Less, Minus $ Deductible For Each Covered "Leased Auto"
Actual Cash Value Or Cost Of Repair, Whichever Is Less, Minus $ Deductible For Each Covered "Leased Auto"
Information required to complete this Schedule, if not shown above, will be shown in the Declarations.
Specified
Causes Of Loss
A. Coverage
1. Any "leased auto" designated or described in
the Schedule will be considered a covered
"auto" you own and not a covered "auto" you
hire or borrow.
2. For a "leased auto" designated or described in
the Schedule, the Who Is An Insured provision
under Covered Autos Liability Coverage is
changed to include as an "insured" the lessor
named in the Schedule. However, the lessor is
an "insured" only for "bodily injury" or "property
damage" resulting from the acts or omissions
by:
a. You;
b. Any of your "employees" or agents; or
c. Any person, except the lessor or any
"employee" or agent of the lessor, operating
a "leased auto" with the permission of any of
the above.
3. The coverages provided under this
endorsement apply to any "leased auto"
described in the Schedule until the expiration
date shown in the Schedule, or when the lessor
or his or her agent takes possession of the
"leased auto", whichever occurs first.
B. Loss Payable Clause
1. We will pay, as interest may appear, you and
the lessor named in this endorsement for "loss"
to a "leased auto".
2. The insurance covers the interest of the lessor
unless the "loss" results from fraudulent acts or
omissions on your part.
3. If we make any payment to the lessor, we will
obtain his or her rights against any other party.
C. Cancellation
1. If we cancel the policy, we will mail notice to the
lessor in accordance with the Cancellation
Common Policy Condition.
2. If you cancel the policy, we will mail notice to
the lessor.
3. Cancellation ends this agreement.
D. The lessor is not liable for payment of your
premiums.
E. Additional Definition
As used in this endorsement:
"Leased auto" means an "auto" leased or rented to
you, including any substitute, replacement or extra
"auto" needed to meet seasonal or other needs,
under a leasing or rental agreement that requires
you to provide direct primary insurance for the
lessor.
638
AC 84 23 08 11 © 2010, Liberty Mutual Group of Companies. All rights reserved. Page 1 of 1 Includes copyrighted material of Insurance Services Office, Inc., with its permission.
Policy Number:
Issued by:
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
DESIGNATED INSURED - NONCONTRIBUTING
This endorsement modifies insurance provided under the following:
BUSINESS AUTO COVERAGE FORM
GARAGE COVERAGE FORM
MOTOR CARRIERS COVERAGE FORM
TRUCKERS COVERAGE FORM
With respect to coverage provided by this endorsement, the provisions of the Coverage Form apply unless modified by this endorsement.
This endorsement identifies person(s) or organization(s) who are "insureds" under the Who Is An Insured Provision of the Coverage Form. This endorsement does not alter coverage provided in the Coverage form.
Schedule
Name of Person(s) or Organizations(s):
Regarding Designated Contract or Project:
Each person or organization shown in the Schedule of this endorsement is an "insured" for Liability Coverage, but only to the extent that person or organization qualifies as an "insured" under the Who Is An Insured Provision contained in Section II of the Coverage Form.
The following is added to the Other Insurance Condition:
If you have agreed in a written agreement that this policy will be primary and without right of contribution from any insurance in force for an Additional Insured for liability arising out of your operations, and the agreement was executed prior to the "bodily injury" or "property damage", then this insurance will be primary and we will not seek contribution from such insurance.
AS2-661-066493-025
Liberty Mutual Fire Insurance Co.
Where required by written contract.
639
POLICY NUMBER: COMMERCIAL AUTO
CA 04 44 10 13
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
WAIVER OF TRANSFER OF RIGHTS OF RECOVERY
This endorsement modifies insurance provided under the following:
AUTO DEALERS COVERAGE FORM
BUSINESS AUTO COVERAGE FORM
MOTOR CARRIER COVERAGE FORM
SCHEDULE
CA 04 44 10 13 © Insurance Services Office, Inc., 2011 Page 1 of 1
AGAINST OTHERS TO US (WAIVER OF SUBROGATION)
Name(s) Of Person(s) Or Organization(s):
Information required to complete this Schedule, if not shown above, will be shown in the Declarations.
With respect to coverage provided by this endorsement, the provisions of the Coverage Form apply unless modified by the endorsement.
The Transfer Of Rights Of Recovery Against
Others To Us condition does not apply to the
person(s) or organization(s) shown in the Schedule,
but only to the extent that subrogation is waived prior to the "accident" or the "loss" under a contract with
that person or organization.
Premium: $
AS2-661-066493-025
Any person or organization for whom you perform work under a written contract if the contract requires you to obtain this agreement from us, but only if the contract is executed prior to the injury or damage occurring.
Included
640
Policy Number:
Issued By:
Schedule
LIM 99 01 05 11 © 2011, Liberty Mutual Group of Companies. All rights reserved. Page 1 of 1 Includes copyrighted material of Insurance Services Office, Inc. with its permission.
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
NOTICE OF CANCELLATION TO THIRD PARTIES
This endorsement modifies insurance provided under the following:
BUSINESS AUTO COVERAGE PART
MOTOR CARRIER COVERAGE PART
GARAGE COVERAGE PART
TRUCKERS COVERAGE PART
EXCESS AUTOMOBILE LIABILITY INDEMNITY COVERAGE PART
SELF-INSURED TRUCKER EXCESS LIABILITY COVERAGE PART
COMMERCIAL GENERAL LIABILITY COVERAGE PART
EXCESS COMMERCIAL GENERAL LIABILITY COVERAGE PART
PRODUCTS/COMPLETED OPERATIONS LIABILITY COVERAGE PART
LIQUOR LIABILITY COVERAGE PART
Name of Other Person(s)/ Email Address or mailing Number Organization(s): address: Days
Notice:
A. If we cancel this policy for any reason other than nonpayment of premium, we will notify the persons or organizations shown in the Schedule above. We will send notice to the email or mailing address listed above at least 10 days, or the number of days listed above, if any, before the cancellation becomes effective. In no event does the notice to the third party exceed the notice to the first named insured.
B. This advance notification of a pending cancellation of coverage is intended as a courtesy only. Our failure to provide such advance notification will not extend the policy cancellation date nor negate cancellation of the policy.
All other terms and conditions of this policy remain unchanged.
AS2-661-066493-025
Liberty Mutual Fire Insurance Co.
Any person or organization with whom
you have agreed through written
Any person or organization with whom
you have agreed through written
30 contract, agreement or permit
executed to give such notice
contract, agreement or permit
executed to give such notice
641
642
643
644
645
NOTICE OF CANCELLATION TO THIRD PARTIES
A. If we cancel this policy for any reason other than nonpayment of premium, we will notify the persons or organizations shown in the Schedule below. We will send notice to the email or mailing address listed below at least 10 days, or the number of days listed below, if any, before cancellation becomes effective. In no event does the notice to the third party exceed the notice to the first named insured.
B. This advance notification of a pending cancellation of coverage is intended as a courtesy only. Our failure to provide such advance notification will not extend the policy cancellation date nor negate cancellation of the policy.
Name of Other Person(s) / Number Days Notice:
Organization(s):
Schedule
Email Address or mailing address:
All other terms and conditions of this policy remain unchanged.
Issued by The First Liberty Insurance Corporation 27359 For attachment to Policy No. WA6-66D-066493-035 Effective Date Issued to Swinerton Incorporated
WC 9920 75
Ed. 12/01/2016
© 2016 Liberty Mutual Insurance
30 Premium$
Endorsement No.
Any person/organization with whom you have agreed prior to cancellation through written contract, agreement, or permit executed to give such notice 646
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE
THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.
INSURER(S) AFFORDING COVERAGE
INSURER F :
INSURER E :
INSURER D :
INSURER C :
INSURER B :
INSURER A : NAIC #
NAME: CONTACT
(A/C, No): FAX
E-MAIL ADDRESS:
PRODUCER
(A/C, No, Ext): PHONE
INSURED
COVERAGES CERTIFICATE NUMBER: REVISION NUMBER:
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.
If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS
CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.
OTHER:
(Per accident)
(Ea accident)
$
$
N / A
SUBR WVDADDL
INSD
THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. $
$
$
$ PROPERTY DAMAGE
BODILY INJURY (Per accident)
BODILY INJURY (Per person) COMBINED SINGLE LIMIT
AUTOS ONLY
AUTOS ONLY AUTOS NON-OWNED OWNED SCHEDULED
ANY AUTO
AUTOMOBILE LIABILITY
Y / N WORKERS COMPENSATION
AND EMPLOYERS' LIABILITY OFFICER/MEMBER EXCLUDED?
(Mandatory in NH) DESCRIPTION OF OPERATIONS below
If yes, describe under
ANY PROPRIETOR/PARTNER/EXECUTIVE
$
$
$ E.L. DISEASE - POLICY LIMIT E.L. DISEASE - EA EMPLOYEEE.L. EACH ACCIDENT EROTH- STATUTE PER
(MM/DD/YYYY) LIMITS POLICY EXP(MM/DD/YYYY) POLICY EFFLTR TYPE OF INSURANCE POLICY NUMBER INSR
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required)
EXCESS LIAB
UMBRELLA LIAB EACH OCCURRENCE $ AGGREGATE $
$
OCCUR
CLAIMS-MADE DED RETENTION $
PRODUCTS - COMP/OP AGG $ GENERAL AGGREGATE $ PERSONAL & ADV INJURY $ MED EXP (Any one person) $
EACH OCCURRENCE $ DAMAGE TO RENTED
PREMISES (Ea occurrence) $ COMMERCIAL GENERAL LIABILITY CLAIMS-MADE OCCUR GEN'L AGGREGATE LIMIT APPLIES PER: POLICY PRO- JECT LOC
CERTIFICATE OF LIABILITY INSURANCE DATE (MM/DD/YYYY)
CANCELLATION
AUTHORIZED REPRESENTATIVE
ACORD 25 (2016/03)
© 1988-2015 ACORD CORPORATION. All rights reserved.
CERTIFICATE HOLDER
The ACORD name and logo are registered marks of ACORD
HIRED
AUTOS ONLY
6/8/2026
Arthur J. Gallagher Risk Management Services, LLC
50 California Street
12th Floor
San Francisco CA 94111
Project Team License#: 0D69293 Underwriters at Lloyd's London 15792 SWININC-07 Swinerton Builders
Swinerton OCLA - Santa Ana
200 Main Street
Santa Ana, CA 92701
1147407083
A Cyber D2BFB3250601 8/1/2025 8/1/2026 Each Claim
Aggregate
$5,000,000
$5,000,000
SB Job #26055025P
RE: Redondo Beach Police Headquarters and Annex Building ADDITIONAL INSURED(S): City of Redondo Beach, its officials, officers, agents, volunteers and employees and all other parties as required by written contract City of Redondo Beach
415 Diamond Street
Redondo Beach CA 90277 647
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE
THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.
INSURER(S) AFFORDING COVERAGE
INSURER F :
INSURER E :
INSURER D :
INSURER C :
INSURER B :
INSURER A : NAIC #
NAME: CONTACT
(A/C, No): FAX
E-MAIL ADDRESS:
PRODUCER
(A/C, No, Ext): PHONE
INSURED
COVERAGES CERTIFICATE NUMBER: REVISION NUMBER:
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.
If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS
CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.
OTHER:
(Per accident)
(Ea accident)
$
$
N / A
SUBR WVDADDL
INSD
THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. $
$
$
$ PROPERTY DAMAGE
BODILY INJURY (Per accident)
BODILY INJURY (Per person) COMBINED SINGLE LIMIT
AUTOS ONLY
AUTOS ONLY AUTOS NON-OWNED OWNED SCHEDULED
ANY AUTO
AUTOMOBILE LIABILITY
Y / N WORKERS COMPENSATION
AND EMPLOYERS' LIABILITY OFFICER/MEMBER EXCLUDED?
(Mandatory in NH) DESCRIPTION OF OPERATIONS below
If yes, describe under
ANY PROPRIETOR/PARTNER/EXECUTIVE
$
$
$ E.L. DISEASE - POLICY LIMIT E.L. DISEASE - EA EMPLOYEEE.L. EACH ACCIDENT EROTH- STATUTE PER
(MM/DD/YYYY) LIMITS POLICY EXP(MM/DD/YYYY) POLICY EFFLTR TYPE OF INSURANCE POLICY NUMBER INSR
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required)
EXCESS LIAB
UMBRELLA LIAB EACH OCCURRENCE $ AGGREGATE $
$
OCCUR
CLAIMS-MADE DED RETENTION $
PRODUCTS - COMP/OP AGG $ GENERAL AGGREGATE $ PERSONAL & ADV INJURY $ MED EXP (Any one person) $
EACH OCCURRENCE $ DAMAGE TO RENTED
PREMISES (Ea occurrence) $ COMMERCIAL GENERAL LIABILITY CLAIMS-MADE OCCUR GEN'L AGGREGATE LIMIT APPLIES PER: POLICY PRO- JECT LOC
CERTIFICATE OF LIABILITY INSURANCE DATE (MM/DD/YYYY)
CANCELLATION
AUTHORIZED REPRESENTATIVE
ACORD 25 (2016/03)
© 1988-2015 ACORD CORPORATION. All rights reserved.
CERTIFICATE HOLDER
The ACORD name and logo are registered marks of ACORD
HIRED
AUTOS ONLY
6/8/2026
Arthur J. Gallagher Risk Management Services, LLC
50 California Street
12th Floor
San Francisco CA 94111
Project Team License#: 0D69293 Navigators Specialty Insurance Company 36056 Steadfast Insurance Company 26387 Swinerton Builders
Swinerton OCLA - Santa Ana
200 Main Street
Santa Ana, CA 92701
339550058
A
B
Pollution Liability
Professional Liability
Y Y SF25ECPZ04ZREIC
EOC653650602
8/1/2025
8/1/2025
8/1/2026
8/1/2026
Each Incident/Agg
Each Claim/Agg
5,000,000
5,000,000
SB Job #26055025P
RE: Redondo Beach Police Headquarters and Annex Building ADDITIONAL INSURED(S)(Pollution Only): City of Redondo Beach, its officials, officers, agents, volunteers and employees and all other parties as required by written contract City of Redondo Beach
415 Diamond Street
Redondo Beach CA 90277 648
Endorsement # 08
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
Policy No. EOC 6536506-02 Effective Date: 08/01/2025
Reduction of Limits Endorsement
Notification to Others of Cancellation, Nonrenewal, or
(Notice to Scheduled Persons or Organizations)
This endorsement modifies insurance provided under the following:
Contractor’s Protective Professional Indemnity and Liability Insurance Policy It is agreed that:
The following is added to Section IX. CONDITIONS:
Notice to Others of Cancellation, Nonrenewal, or Reduction of Limits:
1. If we cancel or nonrenew this policy for any reason other than nonpayment of premium, or we reduce the limits other than by payment of Claims, we shall mail or deliver by electronic notification a copy of such notice of cancellation, nonrenewal, or reduction of limits to the name and address corresponding to each person or organization shown in the Schedule below at least the number of days’ notice shown in the Schedule below prior to the effective date.
2. If we cancel this policy by written notice to you for nonpayment of premium, then we shall mail or deliver by electronic notification a copy of such written notice of cancellation to the name and address corresponding to each person or organization shown in the Schedule below at least ten (10) days prior to the effective date of cancellation.
3. If notice as described in Paragraphs 1. or 2. above is mailed, then proof of mailing will be sufficient proof of notice.
4. Our notification as described in Paragraphs 1. or 2. above is intended as a courtesy only. Our failure to provide such notification will not:
a. extend the policy cancellation date;
b. negate the cancellation; or
c. provide any additional insurance that would not have been provided in the absence of this Condition.
SCHEDULE
Name and Address of Other Person(s) / Organization(s): Number of Days Notice:
Any person or organization with whom you have agreed, through written contract agreement or permit 30
All other terms, conditions, provisions and exclusions of this policy remain the same.
STF-CPP-159-D CW (06/24)
649
NENV 8001 (03-13)
All other terms, conditions, and exclusions shall remain the same.
Effective 12:01 AM Std Time: August 1, 2025 Issued to: Swinerton Incorporated Policy Number: SF25ECPZ04ZREIC Company: Navigators Specialty Insurance Company THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
ADDITIONAL INSUREDS ENDORSEMENT
(PRIMARY NON-CONTRIBUTORY)
1. It is hereby agreed that the persons or entities scheduled below qualify as insureds under SECTION II.
WHO IS AN INSURED, but only with respect to a pollution incident arising out of your work.
Scheduled Additional Insureds
Any person or organization as required by written contract.
Any clients for whom you perform your work but only when required by written contract with your client provided the contract is executed and effective prior to the date the pollution incident first commenced, and only for the lesser of the amount stated in the contract or the applicable limits of liability in this policy.
2. Solely with respect to the additional insureds scheduled above, the following is added to SECTION IV.
CONDITIONS, paragraph 16. Other Insurance:
Notwithstanding any other provision to the contrary in this Policy, with respect to the additional insureds scheduled above, and only when required by written contract, the insurance afforded by this policy shall be primary and non-contributory with any other valid and collectible insurance and our obligations are not affected by any such other insurance.
3. Nothing in this endorsement shall operate or be construed to increase any of the limits of liability under this policy.
4. No coverage is afforded under this Policy for any loss arising out of a scheduled additional insured's own liability, sole negligence, or willful or deliberate misconduct. 650
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
NENV 8096 (09-13)
Effective 12:01 AM Std Time: August 1, 2025 Issued to: Swinerton Incorporated Policy Number: SF25ECPZ04ZREIC Company: Navigators Specialty Insurance Company All other terms, conditions, and exclusions shall remain the same.
WAIVER OF SUBROGATION ENDORSEMENT
(SCHEDULED PERSON OR ENTITY)
Solely with respect to the person(s) or entity(ies) scheduled below, it is hereby agreed that SECTION IV.
CONDITIONS, paragraph 23. Subrogation, is amended by the addition of the following:
Notwithstanding the foregoing, we agree to waive our right of subrogation against the persons or entities scheduled below but only with respect to your work performed under a contract with such person or entity entered into prior to the commencement of the pollution incident giving rise to loss hereunder.
SCHEDULE OF PERSON(S) OR ENTITY(IES)
Any person or organization as required by written contract. 651
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.
NENV 8102 (06-13)
Effective 12:01 AM Std Time: August 1, 2025 Issued to: Swinerton Incorporated Policy Number: SF25ECPZ04ZREIC Company: Navigators Specialty Insurance Company All other terms, conditions, and exclusions shall remain the same.
NOTICE OF CANCELLATION TO SCHEDULED PARTY(IES) ENDORSEMENT
It is hereby agreed the following is added to SECTION IV. CONDITIONS, paragraph 5. Cancellation:
In addition to providing notice of cancellation to the first named insured, we agree to provide written notice of cancellation to the party(ies) scheduled below in this endorsement (hereinafter referred to as the “Scheduled Party(ies)”).
Such notice to any Scheduled Party(ies) will be sent at least:
(1) ten (10) days in advance prior to the date cancellation is to be effective upon the first named insured in the case of failure to pay a premium when due; or (2) thirty (30) days prior to the date cancellation is to be effective upon the first named insured in the case of cancellation for any reason other than failure to pay a premium when due.
The mailing of notice as noted shall be sufficient proof of notice to any Scheduled Party(ies). Delivery (where permitted by law) of such written notice by us shall be equivalent to mailing.
Notwithstanding the foregoing, the failure to provide notice to any one or more of the Scheduled Party(ies) will not operate to cancel, revoke or otherwise nullify cancellation by us that has been properly executed upon the first named insured. The effective date and hour of cancellation stated in a properly executed notice to the first named insured will become the end of the policy period for all insureds.
Scheduled Party(ies)
NAME ADDRESS
All entities as required per schedule on file
with broker, to be provided to us 60 days prior
to cancellation.
Addresses will be provided to us 60 days prior to
cancellation.
652
Administrative
Report
N.2., File # 26-0768 Meeting Date: 7/7/2026
To: MAYOR AND CITY COUNCIL
From: MARC WIENER, COMMUNITY DEVELOPMENT DIRECTOR
TITLE
DISCUSSION AND POSSIBLE ACTION ON THE CITY’S GENERAL PLAN UPDATE
DIRECT STAFF TO INCLUDE THE LATEST HOUSING ELEMENT UPDATE IN THE ARTICLE XXVII
TRAFFIC ANALYSIS RELATED TO THE PROPOSED GENERAL PLAN MODIFICATIONS
PROVIDE DIRECTION ON THE SCOPE OF THE GENERAL PLAN LAND USE ELEMENT AND
ZONING ORDINANCE MODIFICATIONS TO BE CONSIDERED FOR ADMINISTRATIVE APPROVAL BY AUGUST 4, 2026 AND THE CORRESPONDING BALLOT MEASURE TO BE SCHEDULED FOR THE NOVEMBER 2026 GENERAL ELECTION
EXECUTIVE SUMMARY
The General Plan is comprised of various State required elements and provides long-term policy direction to guide the physical development and sustainability of the City. The City is in the process of updating the Land Use, Open Space and Conservation, Safety, and Noise Elements of the General Plan, and associated Zoning Ordinance amendments, as required for consistency and implementation. Adoption of the updated Land Use Element (LUE) is scheduled for late July or early August. The remaining elements (Open Space & Conservation, Safety, and Noise) are scheduled for adoption in late summer or fall of 2026. The purpose of this discussion item is to provide the City Council and community with a final opportunity to discuss the draft LUE update prior to consideration of adoption.
Some of the amendments to the LUE update and associated Zoning Ordinances constitute a “Major Change in Allowable Land Use” which are subject to Article XXVII of the City’s Charter and will be voted on as part of the general election on November 3, 2026. The specific changes triggering this requirement include the proposed increases in floor area ratio (FAR) along Artesia and Aviation Boulevards, setting a FAR limit in the Public Institutional Zones, and minor changes to FAR in some of the City’s commercial and industrial zones. Staff is seeking direction on the scope of the ballot measure in relations to these land use changes.
Pursuant to Article XXVII, a Traffic Study and Land Use Analysis associated with the major changes in land use has been posted on the City’s website (See attached link) 30 days prior to adoption and are available to the public. Staff is seeking the City Council’s direction on whether the recent Housing Element Updates, adopted on May 5, 2026, should be included in the Article XXVII Traffic analysis as part of the “current plan.” Additionally, it is recommended that the Council give direction on the scope of the General Plan Land Use Element and Zoning Ordinance modifications to be
653
N.2., File # 26-0768 Meeting Date: 7/7/2026
on the scope of the General Plan Land Use Element and Zoning Ordinance modifications to be considered for adoption by August 4, 2026, and the corresponding ballot measure to be placed on the November 3, 2026 General Election.
BACKGROUND
In the fall of 2024, the City Council held a series of public hearings to consider the proposed focused General Plan Update. The project was segmented so that items in the LUE related to implementation of the 6th Cycle Housing Element, along with other non-Housing Element related residential amendments, would be adopted first. This occurred on November 5, 2024. Since that time, the City Council has taken the following actions on the General Plan:
· August 5, 2025 - The City Council conducted a focused discussion on LUE policies related to Artesia and Aviation Boulevards, and expressed support for increasing the FAR from 0.6 to 1.5 to incentivize commercial reinvestment and help achieve the vision of the Artesia and Aviation Corridors Area Plan (AACAP). The City Council later reviewed associated amendments to development standards in the Zoning Ordinance that aligned with the higher FAR and included provisions for rooftop dining. · January 6, 2026 - The City Council conducted a discussion on LUE policies related to historic preservation and directed staff to maintain policies that continue to value historic properties while promoting a voluntary historic designation process. · January 20, 2026 - The City Council conducted focused discussions on the allowed building floor area ratio (FARs) for Public Institutional (PI) properties. The City Council supported maintaining FARs and land use designations as originally proposed in the draft updated LUE, with the exception of the Beach Cities Health District campus, which Council directed to consider setting at 1.25 FAR to accommodate future services. · March 3, 2026 - The City Council reviewed and provided policy direction on changes to the land use designations from Public “P” to “OS” (Parks and Open Space) for all, or portions of, three School District owned properties identified as Alta Vista Elementary School Fields; the former Franklin School Site (Friendship Campus); and Lincoln Elementary School Fields. Regarding the three sites, the City Council made separate motions directing the following: 1) that the land use designations at Alta Vista be updated so that “P” and “OS” designations follow the fence line separating Alta Vista School and Alta Vista Park; 2) to maintain a “P” designation for the portion of the property occupied by Friendship Campus and an “OS” for Franklin Park; and 3) that the “OS” designation at Lincoln Elementary be applied to the area above the baseball fields and parking lot. · May 5, 2026 - The City Council adopted amendments to the 6th Cycle 2021-2029 Housing Element and associated Zoning Ordinance (2nd reading on May 12, 2026). The amendments replaced the Affordable Housing Overlay zones, required to meet the City’s Regional Housing Needs Allocation (RHNA), with High Density Multi-Family Residential (65 du/ac) and Mixed-Use zoning designations (65 du/ac to 80 du/ac) obligating future redevelopment of the identified “housing sites” to include a minimum of 50% of the floor area as residential. The change in designations is reflected in the draft LUE update. Staff is providing a final draft version of the LUE (Attachment 1) and a redline version
654
N.2., File # 26-0768 Meeting Date: 7/7/2026
(Attachment 1) highlighting these changes.
This item provides the City Council and community an opportunity to give input on other goals and policies contained within the draft LUE. A summary of the proposed updates is provided below.
Land Use Element (LUE): In 2016, the City initiated the process of updating its General Plan, including the Land Use Element. The LUE provides the primary basis for City decisions on development applications and establishes policies to help guide the general framework for the future pattern of growth, development, and sustainability in Redondo Beach. The goals, policies, and implementation measures within this element support the City’s Vision, and Guiding Principles, contribute to the character of the community and serve the health, safety, and needs of the community. Some of the important components include the land use plan, including the land use map and designations; the focus areas and special policy area discussions; and the implementation measures (Appendix B).
Following years of outreach and collaborative efforts to gain feedback from the community, the General Plan Advisory Committee (GPAC), Planning Commission, City Council, and other stakeholders (residents and the business community at public workshops), a vision statement and guiding principles were established. The goals, policies, and implementation measures contained in this Element were developed with the vision and guiding principles in mind.
As established by the vision statement and guiding principles, the intent of the approach in the development of the LUE and Land Use Plan (map and designations) was to maintain the fundamental pattern of existing land uses in the City, preserve residential neighborhoods and commercial and industrial districts, provide opportunities for enhancement and improvements through intensification or reuse within centers of community activity and identity, and to provide locations and development intensities for accommodating the City’s State-mandated RHNA.
As such, changes to the plan aimed to:
· Preserve established residential neighborhoods and principal commercial districts allowing for infill development and recycling of uses that are compatible with adjacent development. · 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). · 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. · Target change in areas essential to satisfy the City’s State-mandated obligation to demonstrate it could meet its RHNA requirements for housing in accordance with the Housing Element that was adopted by the City Council on May 5, 2026 and later certified by State HCD.
In addition to identifying the locations and residential development intensities required in order to satisfy the City’s RHNA obligation and maintain its certified Housing Element, the development of
655
N.2., File # 26-0768 Meeting Date: 7/7/2026
satisfy the City’s RHNA obligation and maintain its certified Housing Element, the development of new and innovative goals and policies for environmental sustainability, historic preservation, and the development of Special Policy Areas (SPAs) for enhancing, revitalizing, and, in some cases, preserving the City’s most critical commercial and industrial centers were the most significant new components of the updates to the Land Use Element. The following seven SPAs warrant special policy direction due to the role they play in the City, either as a gateway, corridor, district, or activity centers:
· North Redondo Tech District (SPA-1)
· Artesia Boulevard (SPA-2)
· Aviation Boulevard (SPA-3)
· Galleria (SPA-4)
· North PCH (SPA-5a)
· Central PCH (SPA-5b)
· Torrance Boulevard (SPA-5c)
· South PCH (SPA-6)
· Riviera Village (SP-7)
The associated amendments to the City’s Zoning Ordinance, Zoning Ordinance for the Coastal Zone, and Local Coastal Plan that serve to make consistent and implement the City’s LUE goals and policies and Land Use Plan are tentatively scheduled for consideration of adoption in late July or early August. Some of these modifications require Article XXVII related voter approval.
RECOMMENDATIONS
· Provide input and direction on the LUE and Zoning Ordinance modifications to consider for administrative approval by August 4, 2026.
· Direct staff to update the Article XXVII Traffic Analysis to incorporate land use changes associated with the latest amendments to the City’s Housing Element as part of the “current plan” which would be posted 10 days after Land Use Element and Zoning Ordinance adoption. · Provide direction on the scope of the Article XXVII related ballot measure to be scheduled for the November 3, 2026 general election. As the Council is aware, Article XXVII requires that voters approve major changes in land use. The remaining General Plan update items that are subject to Article XXVII can be broken into two general categories: 1) the proposed increases in FAR along the Artesia and Aviation Boulevards and certain other commercial and industrial zones (i.e. the North Redondo Tech District) and 2) setting a FAR limit in the Public Institutional Zones which includes all City, School District, and BCHD properties. The City Council has several options in this regard, including A) combining the LUE and Zoning Ordinance changes as one ballot measure, B) separating the Artesia and Aviation Blvd. (and other commercial and industrial) FAR increases from the Public Institutional (PI) Zone FAR limits, or C) separate and defer the decision on the PI Zone FAR limits to a later date, as part of a future election cycle.
ENVIRONMENTAL STATUS:
On November 5, 2024, the City Council certified a program Final Environmental Impact Report (FEIR) for the City’s focused General Plan Update (State Clearinghouse No. 202305073). Separate addendums were adopted on December 3, 2024 pertaining to amendments made for the proposed FAR in the Public Institutional Zones and May 5, 2026 pertaining to amendments made for the
656
N.2., File # 26-0768 Meeting Date: 7/7/2026
FAR in the Public Institutional Zones and May 5, 2026 pertaining to amendments made for the updated Housing Element.
COORDINATION
This administrative report was coordinated with the Offices of the City Manager and City Attorney.
FISCAL IMPACT
The net cost of the services provided by PlaceWorks Inc., for the General Plan Update has been $2,507,856 and is funded by the City’s General Plan Maintenance Fund. The estimated cost of the additional Article XXVII analysis will be provided during the meeting presentation.
APPROVED BY:
Mike Witzansky, City Manager
ATTACHMENTS
· Updated Land Use Element
· Updated Land Use Element (Redline Version)
· Link to Article XVII Traffic Analysis and Land Use Summary
657
Land Use Element
DRAFT July 2022
2-1
2 LAND USE ELEMENT
Redondo Beach embraces its vision of being a safe, family-friendly, and highly desirable place to live. With the community’s vision and guiding principles in mind, the Land Use Element provides a long-range guide for the physical development of the city that both protects neighborhoods that define the city’s character and ensures the city evolves in an environmentally and fiscally sustainable manner over time. This element provides the framework to guide the distribution, location, size and intensity of new development while identifying ways to minimize potential conflicts and enhance compatibility between uses.
As population continues to increase within the city and region, Redondo Beach will be strategic in its approach to new development and modifications to existing land uses to ensure thoughtful integration moving forward. Through its focus on the established and emerging patterns of land use, this element is also a tool to promote public health, reduce infrastructure costs, enhance local economies, and address long-term environmental issues such as air quality, climate change, and preservation of natural resources including water.
Through the provisions of the General Plan, the City can develop strategies and actions to respond to the community’s changing needs without compromising the integrity of the uses, places, spaces and experiences the community values most. 658
Redondo Beach General Plan
2-2
2.1 Introduction
Land uses in Redondo Beach are characterized as a diverse collection of residential, commercial, light industrial and technology, and public uses that provide residents and visitors with the opportunity to: live in safe and established neighborhoods, dine in a variety of locally owned establishments, have access to the region via accessible transit options, work for large employers or in small businesses, recreate in local parks, the harbor, beaches, and bike trails, and create strong ties to the community through civic uses and events. The mix, diversity, and compatibility of uses is essential to the community’s ability to thrive and be sustainable over time.
The Land Use Element provides the primary basis for City decisions on development applications and establishes policies to help establish the general framework for the future pattern of growth, development, and sustainability in Redondo Beach. The goals, policies, and implementation measures within this element support the city’s Vision and Guiding Principles, contribute to the character of the community and serve the health, safety, and needs of the citizens.
The Land Use element includes goals, policies, and implementation measures that structure and guide future development, ensure the provision of a range of land uses to support the community’s vision of diverse housing options and a vibrant economy, and provide direction on how uses should relate to one another to safeguard safety and compatibility and ensure the preservation of Redondo Beach’s high quality of life.
The key components of this element are the policy framework, which includes the goals and policies that guide land-use decisions and help shape future development and public investment; the land use plan, including the land use map and designations; the focus areas and special policy areas discussions; and the implementation measures (Appendix B).
2.1.1 PURPOSE
California state law requires that every city and county adopt a comprehensive, long-term general plan that addresses the broad range of issues associated with a local jurisdiction’s planning area (Government Code § 65300). Redondo Beach's total planning area covers approximately six square miles which represents the ultimate possible external borders of the City since there are no unincorporated areas located within its boundaries and since the boundaries of adjacent jurisdictions (Hermosa Beach and Manhattan Beach to the west, Lawndale to the north and east, and Torrance to the east and south) preclude expansion. In addition, the City's sphere of influence is contiguous with its boundaries since all areas surrounding it are incorporated.
California Government Code Section 65302(a) stipulates that general plans designate the proposed general distribution, general location, and extent of the uses of the land for housing, commerce, industry, open space, education, and public facilities. It further requires that the land use element include a statement of the standards of population density and building intensity for the land use designations that comprise the city’s land use plan.
The Land Use Element is complemented by the additional policy guidance in other elements that relates to a specific topic. For example, Housing Element is closely tied to the Land Use Element because the Land Use Element identifies the locations and diversity of housing types available in 659
Land Use Element
HEARING DRAFT June 2026
2-3
the City that can be used to achieve housing mandates specified by the State Office of Housing and Community Development. The Open Space and Conservation Element provides guidance for the open space and recreational amenities in the community, and the Safety Element addresses how the built environment may be impacted by man-made or natural disasters.
2.1.2 RELATIONSHIP WITH OTHER PLANS AND
PROGRAMS
The Land Use Element is one of several elements of the Redondo Beach General Plan. Social, economic, political, safety, and aesthetic factors must be considered and balanced when developing a land use strategy. The Land Use Element must be consistent with these other plans and programs to minimize conflicts between documents
and ensure the City’s approach to future land
use development is compatible with these
other factors/documents.
Local Coastal Program
In addition to the General Plan, state law
requires the City of Redondo Beach to
prepare and maintain a Local Coastal
Program (LCP) for portions of the city
located within the Coastal Zone.
The LCP is comprised of the City’s land use
plans within the Coastal Zone along with
implementing ordinances to carry out the
intent of the Coastal Act.
The LCP is unique in the General Plan in that
it provides both the land use plan and the
regulations or zoning standards that support
its implementation. As such, everything in
the City’s Land Use and other Elements of the
General Plan must be consistent with the
provisions of the LCP.
Local Coastal Program
(LCP)
A local government’s (a)
land use plans, (b) zoning
ordinances, (c) zoning
district maps, and (d)
other implementing
actions within sensitive
coastal resources areas,
which, when taken
together, meet the
requirements of, and
implement the provisions
and policies at the local
level.
660
Redondo Beach General Plan
2-4
2.1.3 AGENCY COORDINATION
Development in the City of Redondo Beach affects and is shaped by the actions of adjacent cities, utility districts (i.e. Southern California Edison), school districts, service providers and governmental agencies such as the County of Los Angeles, and the California Departments of Transportation and Housing and Community Development (State). As a result, it is essential that the City of Redondo Beach maintain coordination with each jurisdiction that would impact the other. Agencies that the City must coordinate with include, but are not limited to:
Land Use Compatibility and Street Coordination: Cities of Hawthorne, Manhattan Beach, Hermosa Beach, Lawndale and Torrance.
Regional Transportation: LA Metro, Caltrans, Los Angeles County Transportation Commission, Southern California Association of Governments (SCAG) and the Burlington Northern Santa Fe (BNSF) Railroad.
Development of the Harbor, Pier, Coastal Properties: Los Angeles County Department of Beaches and Harbors, California Coastal Commission, State Lands Commission, California Department of Fish and Wildlife United States Department of Fish and Wildlife, United States Army Corps of Engineers (USACE), and the Regional Water Quality Control Board (RWQCB).
Housing: California Department of Housing and Community Development, Southern California Association of Governments (SCAG).
Schools: Redondo Beach Unified School District.
Electrical Transmission Facilities: Southern California Edison.
Regional Air Quality: South Coast Air Quality Management District (SCAQMD).
2.2 Land Use Strategy
Historically, the City was predominately a water front community with surrounding single-family suburban residential community with commercial corridors to support the service and retail needs of surrounding neighborhoods. Currently, Redondo Beach offers a mix of housing types with approximately 40 percent of the City’s residential land designated for single-family and 60 percent multi-family housing. 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).
At-A-Glance
70,242 population in
2020
4.7% unemployment
rate in March 2020 (preCOVID)
39,116 labor force (16
and older), 2019
$113,499 median
household income (2019)
Source: Housing Element
2021-2029
Single-Family and
Multi-Family Housing
A single-family house is
defined as one house
and/or one house and an
accessory dwelling unit
(ADU) on a lot.
Multi-family homes are
defined as two or more
units on a lot (attached
or detached).
661
Land Use Element
HEARING DRAFT June 2026
2-5
2.2.1 KEY CONSIDERATIONS
Redondo Beach has experienced sustainable
growth over the years in order to maintain its small,
beachside community character. As urban regions
continue to experience increases in population, so
too will the City. Redondo Beach has maintained a
steady annual average increase of 0.22% and is
projected to reach a population of over nearly
90,000 in 2040. As time progresses and the city
evolves, it becomes necessary to plan for and guide
future changes and evolve to accommodate the
needs of the residents, adapt to current societal
and technology trends, and manage sustainable
growth.
As the State continues to experience a shortage of
housing, the City has historically seen that
residential development has occurred at the higher
end of the City’s allowable residential density
ranges.
As Redondo Beach celebrates and values its familyfriendly atmosphere, it’s imperative to maintain diversity of families and an aging population
through expanded housing options available at a
variety of price ranges.
As the City continues to evolve, it will be important
to provide a variety of future residential
development for the senior population, first-time homebuyers, and the City’s labor force. New housing developments that are of a high-quality, and sustainable design will need to contribute to the City’s economic viability by providing a strong, stable tax base from both property tax and sales tax, especially as more land uses are converted to residential from other, revenue-generating uses or job centers. These land use decisions should be made in the context of future fiscal impacts to the operation of the City to ensure that services can be provided to residents.
Historically most residents commute out of the city for work, therefore there is a significant demand for new office space in Redondo Beach to allow residents to work where they live. With the tech industry jobs on the rise within the region, opportunities for new and expanded industries exist to provide residents with local employment opportunities.
What Are We Planning for? Things
Considered While Planning for the
Future of Redondo Beach:
9,400
Approximate number of new
residents anticipated by 2040 (see
Appendix A, General Plan Buildout
Methodology)
5,800
Approximate number of new jobs
anticipated by 2040 (see Appendix A,
General Plan Buildout Methodology)
13.5%
Percent increase in the median home
sales price from 2020 to 2021
(Housing Element 2021-2029)
91.9%
Percent of working residents leave
Redondo Beach for work each day
(Census, On the Map, 2019)
Housing Element
The land use approach
was heavily shaped by
the mandates required
by the State for new
housing objectives. The
City’s 2021-2029 Housing
Element outlines the
City’s requirements, and
the requirements have
been folded into the Land
Use Plan (Figure 2.1) and
Buildout Estimates (Table
2.2).
662
Redondo Beach General Plan
2-6
2.2.2 GENERAL APPROACH
The intent of the land use approach is to maintain the fundamental pattern of existing land uses in the City, preserve residential neighborhoods and commercial and industrial districts, and provide opportunities for enhancement and improvements through intensification or reuse within centers of community activity and identity.
Where and how new housing opportunities are provided in Redondo Beach is of particular importance to the City. Since Redondo Beach is a predominantly built-out city in a county with ongoing demand for new housing driven by State requirements, there is pressure to convert and/or integrate nonresidential uses with residential uses because of the high market value of land in the region. As housing demand increases and available land becomes more limited, it is anticipated that there will be an increasing trend toward higher-density residential development integrated within some nonresidential developments. Careful planning for the integration of these uses into the fabric of the City’s existing nonresidential neighborhoods in proximity to existing and future transit centers will help to fulfill housing needs and maintain the small beach town character in Redondo Beach.
Through outreach and collaborative efforts to gain feedback from the community, a General Plan Advisory Committee (GPAC), the City’s Planning Commission, City Council and other stakeholders (residents and the business community at public workshops), a vision statement and guiding principles were established. The goals, policies, and implementation measures contained in this element were developed with those in mind. They strive to maintain the City's existing urban patterns while allowing for desired enhancement in identified focus areas. In addition, the City’s existing land use element provided guidance for some of the City’s unique and special communities that continue to be important to the city’s identity for preservation while allowing for desired changes in line with the community's vision forward.
Key Considerations
Through the community engagement process for this General Plan update, participants identified numerous land use considerations and values that are represented in the General Plan. The Redondo Beach of the future will be a city that :
• Has the opportunities of a large city combined with the charm, beauty and attitude of a small town.
• Celebrates an active and casual beach culture and a
high quality of life of a seaside city.
• Maintains established neighborhoods and districts.
• Maintains a safe and family-friendly atmosphere.
• Promotes a healthy and sustainable environment.
• Provides a variety of housing that appeals to the life styles and affordability needs of residents.
• Embraces creativity, innovation, and technological
advances to attract cutting edge industries.
• Reimagines and revitalizes its corridors, the waterfront, the regional mall, and all commercial and industrial
sectors to create more quality jobs and unique
destinations for residents, employers, and visitors.
• Adopts new modes of transportation—reducing reliance
on personal automobiles.
• Connects our residents to regional employment centers and cultural destinations throughout the region via the Metro Green Line.
• Fosters meaningful civic engagement to ensure decisions related to the future of our community are informed,
transparent and reflective of our citizens’ views.
Vision and Guiding
Principles
The Vision and Guiding
Principles outlined in the
General Plan Introduction
set the foundation for
the goals and policies in
this element and the
overall approach to the
way the City will evolve in
the future.
663
Land Use Element
HEARING DRAFT June 2026
2-7
The City of Redondo Beach is predominantly built out with very few vacant sites available to accommodate future land use changes requiring the City to look at very select areas to accommodate new uses, many of which may have never been considered previously. As such, changes to the plan aimed to:
Preserve established residential neighborhoods and principal commercial districts allowing for infill development and recycling of uses that are compatible with adjacent development. 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). 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. Target change in areas essential to satisfy the City’s State-mandated obligation to demonstrate it could meet its Regional Housing Needs Allocation (RHNA) requirements for housing.
2.2.3 COMPONENTS OF THE LAND USE PLAN
The development, use, and distribution of land are critical to achieving our city's vision and adhering to our core values and guiding principles. As stewards of the land, the City must plan for uses and development that maintain and enhance a sustainable, healthy, and livable city; ensure equitable outcomes and land use distributions; protect and enhance our cultural and community assets; and provide opportunities for growth and prosperity that is compatible and integrated with our existing communities. Land is a finite and valuable resource, especially in Redondo Beach; its use dictates the city’s economic and fiscal future.
The Land Use Plan consists of three primary components: the land use designations with intensities, the land use map, and the buildout totals associated with the map.
Land Use Designations and Map
The land use designations establish the types and intensity of land uses permitted in Redondo Beach. The land use map displays the pattern, distribution, and intensity of land use designations across the entire city, down to the parcel level. Table 2.1 outlines the definitions of each of the designations and Figure 2.1 shows the fundamental pattern of land use.
Buildout
Table 2.1 reflects the reasonable long-term buildout potential for housing units, nonresidential building square footage, and jobs that could be generated by the overarching growth strategy and the Land Use Plan (Figure 2.1).
While these estimates provide a tool to monitor growth in the City, the figures shown in Table 2.1 represent an informed but estimated projection of a future condition. The Land Use Element establishes the maximum buildout potential for housing units and nonresidential building square footage and also estimates the population and employment at buildout. It should be noted that 664
Redondo Beach General Plan
2-8
the maximum buildout is not a goal; it is simply a capacity analysis that identifies the maximum allowable development potential that could occur within the community over numerous decades.
The actual development will likely vary in terms of location, mix of uses, and intensity.
The Land Use Buildout Methodology, Appendix A, details the assumptions and methodology used to generate the estimates in Table 2.1.
665
Land Use Element
HEARING DRAFT June 2026
2-9
Table 2.1: General Plan Land Use Designations
Land Use
Designation
Maximum
Density/Intensity Description
Residential*
R-1 Up to and including
8.8 du/ac
Single-family residential uses
R-1-A Up to and including
17.5 du/ac
Single-family residential uses
R-2 Up to and including
14.6 du/ac
Single-family residential uses, duplexes, townhomes, condominiums, apartments
R-3 Up to and including
17.5 du/ac
Single-family residential uses, duplexes, townhomes, condominiums, apartments
RMD Up to and including
23.3 du/ac
Single-family residential uses, duplexes, townhomes, condominiums, apartments
RH Up to and including
30 du/ac
Single-family residential uses, duplexes, townhomes, condominiums, apartments
RVH A minimum of 20
du/ac up to and
including 65 du/ac
Townhomes, condominiums, apartments
* Notes:
1) Existing commercial uses within residential land use districts shall be considered legally conforming.
Commercial
Neighborhood
Commercial (CN)
FAR 0.50
FAR 1.50 for Artesia
and Aviation
Boulevards Special
Policy Areas
Provides for commercial districts with uses that complement adjacent residential neighborhoods. Allowed uses include retail, restaurants, personal services, office, hotel*, kenneling*, and similar uses. The intent of this designation is to provide goods and services that meet the needs of residents and businesses
Buildings in the CN districts should front the street with rear, alley loaded parking where feasible. Where CN designations contain existing residential uses, they shall be allowed to remain and shall be considered conforming; however, no new residential units are permitted
Maximum FAR 0.50 (except for the Artesia and Aviation Boulevards Special Policy Areas, where the Maximum FAR is 1.50)
*Conditionally permitted subject to zoning code
Coastal
Commercial (CC)
Per Redondo Beach
Local Coastal
Program (LCP)
Provides for coastal and recreation-oriented commercial retail and service uses as identified in the City’s LCP.
C-1 FAR 0.35 Retail commercial, eating and drinking establishments, household goods, food sales, drugstores, building materials and supplies, professional offices, personal services, cultural facilities, and similar uses
C-2 FAR 0.50 Same uses as C-1 and movie theaters, and overnight accommodations; except Riviera Village where no "footprint" exceeding 30,000 sq. ft. is permitted for a single use for food sales, retail goods, or other large volume uses C-3 FAR 0.70 Same uses as C-2
C-4 FAR 1.00 Same uses as C-2
666
Redondo Beach General Plan
2-10
Table 2.1: General Plan Land Use Designations
Land Use
Designation
Maximum
Density/Intensity Description
C-5 a. FAR 0.70
b. FAR 0.70
c. FAR 1.00
d. FAR 1.50
e. N/A
a. Retail commercial, personal and business services, professional offices, household supply and furnishings, eating and drinking establishments, drug stores, entertainment, automobile related sales, car wash, and similar uses. b. Automobile and marine related repair (west side of Catalina Avenue) c. Light industrial and wholesale uses (west side of Catalina Avenue) d. Storage and self-storage (west side of Catalina Avenue) e. Boat and recreational vehicle outdoor storage (west side of Catalina Avenue) Mixed-Use
Mixed-Use Transit
Center
(MU-TC)
Max. FAR 1.50
Up to and including
30 du/ac
Provides for an integrated mix of both community and regional serving commercial retail, service, office, entertainment, hotel and residential uses in close proximity to transit stations.
Mixed-use transit center development should be of high quality and designed to be pedestrian-oriented and integrated with existing surrounding uses.
This designation also allows for public uses such as libraries, parks, museums, and cultural facilities. Configurations include ground floor commercial with residential units on upper floors or stand-alone commercial, office and residential development.
It is recommended that residential projects in this designation include an affordable component. Maximum FAR 1.50 and density up to and including 30 dwelling units per acre, density may increase consistent with state law for affordable units.
Mixed-Use Transit
Center (Housing
Required)
(MU-TCH)
Max. FAR 1.50
A minimum of 20
du/ac up to and
including 80 du/ac
(50 percent of total
floor area must be
for residential use)
Provides for an integrated mix of residential with community and regional serving commercial retail, service, office, entertainment, and hotel uses in close proximity to transit stations.
Mixed-use transit center development in the housing required areas shall require at least 50 percent of the total floor area to be designated for residential uses. Development in should be of high quality and designed to be pedestrianoriented and integrated with existing surrounding uses.
This designation also allows for public uses such as libraries, parks, museums, and cultural facilities. Configurations include ground floor commercial with residential units on upper floors, stand-alone commercial or office with residential development in a horizontal mixed use configuration, and exclusively residential projects.
It is recommended that residential projects in this designation include an affordable component. Maximum FAR 1.50 with a minimum density of 20 dwelling units per acre up to and including a maximum density of 80 dwelling units per acre. Density may increase consistent with state law for affordable units.
Mixed-Use
Low (MU-1)
Commercial Only:
0.50 FAR
Commercial and
Residential
together:
Provides for an integrated mix of commercial retail, service, office, entertainment, and residential uses. Uses can be mixed in a vertical or horizontal configuration.
Mixed-use development should be of high quality and designed to integrate with existing surrounding uses. Configurations include ground floor commercial 667
Land Use Element
HEARING DRAFT June 2026
2-11
Table 2.1: General Plan Land Use Designations
Land Use
Designation
Maximum
Density/Intensity Description
Max. FAR 1.50
(all square footage
exceeding 0.70 FAR
must be for
residential use)
Up to and including
30 du/ac
with residential units on upper floors or standalone commercial or office development.
This designation is intended to encourage pedestrian-oriented development that has a strong emphasis on creating a safe and attractive streetscape.
It is recommended that residential projects in this designation include an affordable component.
Maximum FAR 1.50 and density up to and including 30 dwelling units per acre, density may increase consistent with state law for affordable units.
Mixed-Use
Medium Low
(MU-2)
Commercial Only:
1.00 FAR
Commercial and
Residential
together:
Max. FAR 1.50
(all square footage
exceeding 0.70 FAR
must be for
residential use)
Up to and including
35 du/ac.
Provides for an integrated mix of commercial retail, service, office, entertainment, and residential uses in the City's activity centers. Uses can be mixed in a vertical or horizontal configuration.
Mixed-use development should be of high quality, designed to integrate with existing surrounding uses. Configurations include ground floor commercial or office with residential units or office uses on upper floors or standalone commercial or office development.
This designation is intended to encourage pedestrian-oriented environments that have a strong emphasis on creating a safe and attractive streetscape. It is recommended that residential projects in this designation include an affordable component.
Maximum FAR 1.50 and density up to and including 35 dwelling units per acre, density may increase consistent with state law for affordable units.
Mixed-Use
Housing Required
(MU-H)
Residential Only:
1.5 FAR
Commercial and
Residential
together:
Max. FAR 1.50
(All square footage
exceeding 0.75 FAR
must be for
residential use, 50
percent of total
floor area must be
for residential use)
A minimum of 20
du/ac up to and
including 65 du/ac
Provides for housing development to be integrated into the City’s mixed use and commercial corridors by requiring housing development while also allowing for a mix of commercial retail, service, office, and entertainment uses.
Exclusively residential projects and mixed use projects where at least 50 percent of the total floor area is for residential uses are allowed. Mixed use projects may be mixed in a vertical or horizontal configuration.
Development should be of high quality and designed to integrate with existing surrounding uses. Configurations include ground floor commercial with residential units on upper floors, stand-alone commercial or office with residential development in a horizontal mixed use configuration, and exclusively residential projects.
This designation is intended to encourage pedestrian-oriented development that has a strong emphasis on creating a safe and attractive streetscape.
It is recommended that residential projects in this designation include an affordable component.
Maximum FAR 1.50 and A minimum density of 20 dwelling units per acre up to and including a maximum density of 65 dwelling units per acre, density may increase consistent with state law for affordable units.
INDUSTRIAL
I-1 FAR 1.00 Light industrial, research and development, "office park" facilities, manufacture of spacecraft and associated aerospace systems, supporting commercial uses (e.g., restaurants, banks, copiers, and similar uses), educational and governmental facilities, and day care centers.
668
Redondo Beach General Plan
2-12
Table 2.1: General Plan Land Use Designations
Land Use
Designation
Maximum
Density/Intensity Description
I-2 FAR 1.00 Same uses as I-1
I-3 FAR 1.00 Same uses as I-1, and building material sales, furniture stores, vehicles sales and services, maintenance and repair services, restaurants, banks, photocopies, and similar uses.
Industrial Flex (IF) FAR 1.00 Provides for an integrated mix of light industrial and commercial and/or office uses such as: commercial, research and development, incubator space, creative or technology-based businesses, offices, hotel, and supporting commercial uses.
The overall character in this designation is intended to create a creative/tech incubator district with supporting uses.
Public/Institutional/Open Space
Public/Institutional-
(PI-1)
FAR 0.75
Subject to Planning
Commission Design
Review
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.
Subject to Planning Commission Design Review (PCDR).
Public/Institutional-
(PI-2)
FAR 1.25
Subject to Planning
Commission Design
Review
Same uses as PI-1
Subject to Planning Commission Design Review (PCDR).
Public (P) FAR 0.10 Governmental administrative and capital facilities, parks, schools, libraries, hospitals and associated medical offices, public cultural facilities, public open space, utility easements, and other public uses.
Parks and Open
Space (OS)
FAR 0.20 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. Maximum FAR 0.20.
669
Land Use Element
HEARING DRAFT June 2026
2-13
Figure 2.1: Land Use Plan
670
Redondo Beach General Plan
2-14
This Page Intentionally Left Blank
671
Land Use Element
HEARING DRAFT June 2026
2-15
Table 2.2: Buildout Estimates
Land Use Designation Maximum Density/Intensity1 Acres % Total Acres
Dwelling
Units2 ADUs3 Future Households4 Population5 Non-ResBldg SQ FT6 Employment7
Single-Family Residential
R-1: Single Family Residential Up to and including 8.8 du/ac 746.8 18.8% 5,100 393 5,200 12,141 203,477 992 R-1A: Single Family Residential (Small Lot) Up to and including 17.5 du/ac 121.7 3.1% 1,886 0 1,794 4,232 1,373 4 Multi-Family Residential
R-2: Multifamily Residential Up to and including 14.6 du/ac 471.9 11.9% 6,482 127 6,277 14,770 - - R-3: Multifamily Residential Up to and including 17.5 du/ac 542.7 13.7% 11,051 97 10,596 24,969 281,241 1,028 RMD: Multifamily Residential Up to and including 23.3 du/ac 146.0 3.7% 5,887 7 5,605 13,222 25,957 91 RH: Multifamily Residential Up to and including 30.0 du/ac 13.4 0.3% 396 - 377 889 69,374 315 RVH: Multifamily Residential A minimum of 20 du/ac up to and including 65 du/ac 14.8 0.4% 964 - 917 2,164 14,036 23 Mixed Use
MU-1: Mixed-Use Commercial Only: 0.50 FAR // Commercial and Residential together: Max. FAR 1.50 (all square footage exceeding 0.70 FAR must be for residential use). Up to and including 30 du/ac.
22.6 0.6% 701 - 666 1,572 537,906 1,076
MU-2: Mixed-Use Commercial Only: 1.00 FAR // Commercial and Residential together: Max. FAR 1.50 (all square footage exceeding 0.70 FAR must be for residential use). Up to and including 35 du/ac.
9.1 0.2% 321 - 305 720 278,678 557
MU-H: Mixed-Use (Housing Required)
Residential Only: 1.50 FAR // Commercial and Residential together: Max. FAR 1.50 (all square footage exceeding 0.75 FAR must be for residential use, 50 percent of total floor area must be for residential use). A minimum of 20 du/ac up to and including 65 du/ac.
3.5 0.1% 225 - 214 504 112,901 108
MU-TC: Mixed-Use Transit Center Max. FAR 1.50 // Up to and including 30 du/ac. 29.8 0.8% 700 - 666 1,571 1,293,144 2,586 MU-TCH: Mixed-Use Transit Center (Housing Required) Max. FAR 1.50 // A minimum of 20 du/ac up to and including 80 du/ac. (50 percent of total floor area must be for residential use).
17.2 0.4% 1,380 - 1,312 3,096 563,407 1,127
Commercial
CN: Neighborhood Commercial FAR 0.50 33.5 0.8% 2052 - 195 460 676,891 1,934 CN (Artesia & Aviation Blvd SPA): Neighborhood
Commercial FAR 1.50 in Artesia and Aviation Blvd. Special Policy Areas 47.4 1.2% 582 - 55 130 2,052,851 5,903 C-1: Commercial FAR 0.35 6.2 0.2% - - - - 88,349 252
C-2: Commercial FAR 0.50 17.1 0.4% - - - - 301,061 907
C-3: Commercial FAR 0.70 16.4 0.4% 12 - 1 2 395,562 1,173 C-4: Commercial FAR 1.00 47.3 1.2% 172 - 16 38 1,289,816 3,685 C-5: Commercial Varies (Max FAR 1.50)1 12.2 0.3% - - - - 292,293 835 CC: Coastal Commercial Per Harbor/Civic Center Specific Plan and LCP 55.0 1.4% 2292 - 218 514 256,639 700 Industrial
I-1: Industrial FAR 1.00 206.0 5.2% - - - - 6,925,087 8,742 I-2: Industrial FAR 1.00 2.6 0.1% - - - - 114,929 192
I-3: Industrial FAR 1.00 25.6 0.6% - - - - 835,611 1,393 IF: Industrial Flex FAR 1.00 29.4 0.7% - - - - 961,596 2,747 Public / Open Space
PI-1 & PI-2: Public/Institutional PI-1: FAR 0.75 // PI-2: FAR 1.25 170.7 4.3% 2532 - 253 436 324,153 1,621 P: Public FAR 0.10 131.5 3.3% - - - - 212,577 17
OS: Parks and Open Space FAR 0.20 146.2 3.7% - - - - - 59 ROW: Right of Way - 886.4 22.3% - - - - - -
TOTAL 3,973.0 100.0% 35,855 624 34,666 81,430 18,108,910 38,068
1. In some cases land uses were assumed to buildout to their maximum potential and in other cases they were assumed at a lower density or intensity base on local trends. Appendix A, General Plan Buildout Methodology provides more information related to specific assumptions. The maximum FAR allowed in C-5 varies by proposed use consistent with Table 2.1 General Plan Land Use Designations.
2. Commercial designations with projected housing units reflect parcels with existing homes that are projected to remain and project home key. Projected housing units in the Public/Institutional designation include assisted living facilities.
3. ADU stands for Accessory Dwelling Units
4. Households represent occupied dwelling units. Dwelling units are estimated to have a 95 percent occupancy rate, while ADUs are estimated to have an 86 percent occupancy rate.
5. Population is estimated by persons per household. Dwelling units are estimated to have 2.36 persons per household, while ADU are estimated to have 1.98 persons per ADU household.
6. Residential designations with projected non-residential building square footage reflect properties where existing institutional and commercial land uses are not projected to convert to a residential use by 2050. Residential uses, Parking structures, and other ancillary uses are not included in non-residential building square footage.
7. See Appendix A, General Plan Buildout Methodology for employment generation rates. 672
Redondo Beach General Plan
2-16
This Page Intentionally Left Blank
673
Land Use Element
HEARING DRAFT June 2026
2-17
GOAL LU-1 BALANCE
A sustainable community with a range of land uses that meet the diverse needs of Redondo Beach residents, offer a variety of employment, commercial, recreational, and housing opportunities that make it possible for people of all ages and abilities to live, work, recreate, and maintain a high quality of life in Redondo Beach.
Policy LU-1.1 Balanced Land Use Pattern. Preserve existing residential neighborhoods, while balancing development trends and state mandates, and provide for enhancement of focused planning areas to improve community activity and identity.
Policy LU -1.2 Inclusivity. Provide for a mix of land usesto create a complete community where residents of all ages and abilities, employers, workers, and visitors have a broad range of choices of where they can live, work, shop and recreate within Redondo Beach.
Policy LU -1.3 Diversity of Housing. Collaborate with residents, housing providers and the development community to provide housing opportunities for every stage of life, and to plan for a variety of housing types and price points to support the local workforce and foster a balanced community.
Policy LU -1.4 Jobs-Housing Balance. Create a place to live and a place to work that seeks to match its residents to jobs and promotes a workforce/ jobs balance.
Policy LU -1.5 Education and Life-Long Learning. Sustain and support a quality educational system for all ages and career paths, including coordination of new development with the provision of adequate schools. Also work with local partners, including but not limited to the Redondo Beach Unified School District (RBUSD), who provide life-long learning opportunities to ensure that the City’s residents and workforce have access to education at all stages of life.
Policy LU -1.6 Housing Incentives. Allow for lot consolidation on Housing Element sites and Incentivize quality infill residential development that provides a diversity of housing types and accommodates all income levels and age groups.
Policy LU-1.7 Homeownership Opportunities. Support innovative development policies to expand homeownership opportunities at all income levels.
Policy LU-1.8 Housing Affordability. Protect existing affordable units from being converted into market rate housing or other uses.
Policy LU -1.9 Employment Opportunities. Provide a broad spectrum of land uses and development that offer employment opportunities for current and future Redondo Beach residents.
Policy LU -1.10 Transit Oriented Development. Encourage job centers with a potential affordable workforce housing component in close proximity (within ¼ mile) to the bus transit center and current and future light rail stations.
Required Parkland
Standard
See also the Open Space
and Conservation
Element, (Policy OS-1.1)
that requires a minimum
park acreage standard of
3 acres of parkland per
1,000 residents with the
intent to aspire to 5 acres
per 1,000 residents.
674
Redondo Beach General Plan
2-18
Policy LU -1.11 Creation And Distribution of Parkland. Promote the creation of new open space and community serving amenities throughout Redondo Beach to achieve minimum parkland standards and to keep pace with the increase in multi-unit housing development. This policy includes specific prioritization of opportunities at the current power plant site and powerline right of ways. Additionally, the City will prioritize opportunities for parkland expansion in park-deficient areas.
Policy LU -1.12 Coastal Community. Provide land uses which reflect and capitalize on the City's location along the Southern California coastline. Accommodate coastal-related recreation and commercial uses which serve the needs of residents and visitors and are attractive and compatible with adjacent residential neighborhoods and commercial districts.
Policy LU -1.13 Public and Institutional Uses. Provide for the continuation of existing and expansion of 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 and other public land uses and facilities to support the existing and future population and development of the City.
Policy LU -1.14 Existing Commercial Uses in Residential Designations. Allow for the continuation neighborhood serving business and institutional uses currently existing in residential designations. Incentivize investment in, and improvements to, these uses, including maintenance, remodels or potential building additions.
GOAL LU-2 IDENTITY
A dynamic, progressive city containing self-sufficient, health-oriented, neighborhoods and commercial districts that foster a positive sense of identity and belonging among residents, visitors, and businesses.
Policy LU -2.1 Beach Culture. Ensure that new development and reuse projects protect existing Redondo Beach culture and identity and preserve and recognize unique neighborhoods and areas as the building blocks and character defining elements of the community.
Policy LU -2.2 Design Quality. Establish the expectation that new projects will exhibit a high level of design quality that is sensitive to and compatible with its adjacent neighborhoods and results in public spaces, outdoor dining, streetscapes, and developments that are attractive, safe, functional, distinct, and respectful of the architectural history of Redondo.
Policy LU -2.3 Context-sensitive Development. Design new projects to be compatible with adjacent residential structures and other areas designated for other categories of use provided that no substantial adverse impacts will occur.
Policy LU -2.4 City Image. Encourage land uses, development projects (public and private), and public art installations that promote the city’s image, identity, and history as a cultural, governmental, and business-friendly regional center. 675
Land Use Element
HEARING DRAFT June 2026
2-19
Policy LU-2.5 Unique gateways. Celebrate the unique gateways to Redondo Beach by enhancing them with landscape treatments, signage, art or specialized roadway treatments.
Policy LU-2.6 Unique architectural design. Encourage the use of unique architectural features, facades, and outdoor spaces within Special Policy Areas to create distinctive districts in Redondo Beach.
Policy LU-2.7 Streetscape enhancements. Facilitate streetscape improvements, add pedestrian amenities that attract new uses, and revitalize the corridors.
Policy LU-2.8 Pedestrian access. For new development, encourage pedestrian access and create strong building entries that are primarily oriented to the street.
GOAL LU-3 COMPATIBILITY
Preserve and improve the character and integrity of existing neighborhoods and districts.
Policy LU-3.1 Compatible Uses. Foster compatibility between land uses to enhance livability and promote healthy lifestyles.
Policy LU-3.2 Context-Aware and Appropriate Building Design. We require appropriate building and site design that complements existing development and provides appropriate transitions and connections between adjacent uses to ensure compatibility of scale, maintain an appropriate level of privacy for each use, and minimize potential conflicts. For mixed-use (commercial and residential) require structures be designed to mitigate potential conflicts between the commercial and residential uses and provide adequate amenities for residential occupants.
Policy LU-3.3 Neighborhood Buffers. Encourage all commercial property owners bordering residential areas to mitigate impacts and use appropriate landscaping and buffering of residential neighborhoods, while considering the potential to provide access in the form of pass-throughs between the commercial corridors and adjacent residential neighborhoods.
Policy LU-3.4 Industrial Impacts. Mitigate the impacts that industrial and other non-residential uses which use, store, produce, or transport toxics, generate unacceptable levels of noise, air emissions, or contribute other pollutants have on the surrounding community.
Policy LU-3.5 Quality Design. Ensure new single and multi-family residential projects are consistent with the provisions outlined in City’s Objective Residential Standards and non-residential development along Artesia and Aviation Blvds. is consistent with the design guidance and policies within the AACAP.
Policy LU -3.6 Active Transportation. Invest in active transportation connectivity between commercial corridors/job centers and residential neighborhoods to encourage healthy lifestyles.
Residential Design
Guidelines (RDG) are
now Objective
Residential Standards
(ORS)
The City initiated (2022)
an update to its
Residential Design
Guidelines in response
to State mandates to
address housing
affordability and
streamlined processes
for residential projects.
RDG’s now ORS’s seek
to: achieve locally
compatible design
through objective design
standards; eliminate
uncertainties for
residential applicants by
removing subjectivity;
and encourage better
rojects by providing clear
illustrative design
guidance in the
standards.
676
Redondo Beach General Plan
2-20
Policy LU-3.7 Access to Transit. Support the location of transit stations and enhanced stops near the Galleria (along Hawthorne Boulevard) and North Tech District to facilitate and take advantage of transit service, reduce vehicle trips and allow residents without private vehicles to access services.
Policy LU-3.8 Corridor Connectivity. Recognize corridors as important cross-town thoroughfares that connect Redondo Beach, serve as transitions between neighborhoods, provide opportunities for local/neighborhood-serving retail and balance the needs of multiple transportation modes. Consider mid-block pass through between parking areas within the corridors and between the corridors and adjacent residential neighborhoods. Specifically target power line and transportation rights of way as pedestrian and bicycle corridors to connect amenities across the city and in nearby communities. Work with neighboring communities to integrate and connect these pedestrian and bicycle corridors across city boundaries.
Policy LU -3.9 Adequate Infrastructure. Evaluate individual new development proposals to determine if the proposals are consistent with the General Plan and the existing and planned capacities of public facilities and infrastructure improvements.
Where appropriate, require developers to pay the cost of studies needed to determine infrastructure capacity in conjunction with a proposed project and if there is a rational nexus that project impacts require additional capacity or upgrades of impacted infrastructure, require the physical improvements or their fair share contribution of necessary infrastructure.
Policy LU-3.10 Utility Corridors. Develop plans and programs for the reuse of infrastructure and utility properties and easements as they are currently managed and should they no longer be required for their currently intended primary use and operations. In particular, the City shall target these corridors to provide active and passive uses and recreational amenities including bicycle and pedestrian paths to create connectivity to city-wide amenities and amenities located in neighboring cities.
Policy LU-3.11 Civic engagement. Increase the amount and quality of community engagement throughout the planning, development, and operation of our developments throughout the city’s varied communities.
GOAL LU-4 HEALTH AND VITALITY
A vibrant community that supports the healthy and active lifestyles of residents and visitors Policy LU-4.1 Quality of Life and Livability. Create an active, health-oriented community, that benefits from outdoor amenities and activities residents and visitors can enjoy due to the proximity to the coast.
Policy LU-4.2 Health and Land Use. Seek to incorporate health considerations into land use planning decisions in a manner that improves health and well-being.
Policy LU -4.3 Coastal Amenities. Promote and enhance the City’s coastal amenities such as its beaches, King Harbor and the Redondo Beach Pier that serve as landmarks and Open Space and
Conservation and
Circulation Elements
Additional policies
related to new open
space opportunities and
connectivity can be found
in the Open Space and
Conservation and
Circulation Elements.
Policies in these sections
explore connectivity to
amenities as well as the
different types of
connections (i.e.
pedestrian, bicycle,
transit) that should be
explored.
677
Land Use Element
HEARING DRAFT June 2026
2-21
distinguishing features unique to the city and also provide coastal access and coastal recreational opportunities for the community at large.
Policy LU-4.4 New Open Space and Parkland Opportunities. Preserve, invest in, and expand open space and parkland opportunities for active and passive recreational public and private open spaces. Work with future developments along commercial corridors and other nonresidential developments to create useable public open spaces to enhance the commercial neighborhood experience for residents and visitors alike.
Policy LU-4.5 Increased Physical Activity. Establish new opportunities for outdoor and indoor recreation as part of a comprehensive, integrated, and interconnected network of spaces and facilities, with a focus on underserved areas.
Policy LU-4.6 Connectivity. Facilitate bicycling and pedestrian linkages to parks, beaches, tourist destinations, recreational amenities, open spaces and parks, and commercial destinations via the City’s street, pedestrian, bicycle, and transit networks in a way that is visually appealing and safe to encourage local residents and visitors to minimize the use of automobiles. Focus on expanding connectivity through the addition of pedestrian and bike paths on public utility and transportation rights of way. Create additional mid block connections (pass throughs) from adjacent residential neighborhoods into commercial corridors and create connections between adjacent commercial businesses.
Policy LU-4.7 Health Partnerships. Build and maintain partnerships with the, health care providers, health promoting non-profits and community-based organizations to evaluate and implement land use projects in a manner that improves community health.
Policy LU-4.8 Health and the Built Environment. Look for opportunities to map and analyze the equal distribution of parks, open space and recreational activities to encourage physical activity and to ensure that people have equitable access to parks and open spaces within walking or biking distances.
GOAL LU-5 ENVIRONMENTAL SUSTAINABILITY
An environmentally aware community that utilizes tools, strategies and approaches that protect and minimizes the impacts to the City’s environmental resources.
Policy LU-5.1 Environmental Sustainability. Ensure that new development is sensitive to the City’s stewardship of the environment. Provide measures to minimize the impacts of future development on air quality, runoff, water use, trash generation (and its impacts on the ocean), noise, and traffic (including things such as exhaust generated from underperforming intersections.
Policy LU-5.2 Conservation and Re-use Strategy. Promote the use of water conservation and re-use as a strategy to lower the cost, minimize energy consumption, and maximize the overall efficiency and capacity of public and private water systems.
Encourage the installation of water storage, rain catchment and graywater Energy and Water Use
Policies related to energy
and water use can be
found in the Open Space
and Conservation
Element.
678
Redondo Beach General Plan
2-22
systems to support domestic and outdoor water needs. Avoid water reuse that could adversely affect the quality of groundwater or surface water.
Policy LU-5.3 Renewable Energy Facilities. To reduce or avoid conflicts, communicate and collaborate with affected ocean users, coastal residents and businesses, and applicants seeking state or federal authorization for the siting, development, and operation of renewable energy facilities.
Policy LU-5.4 Reclamation. Require renewable energy facility operators to restore the natural characteristics of a site when a project is decommissioned and removed.
Policy LU-5.5 Reduce Air Pollution. Require the siting of new industrial and sensitive land uses to follow buffer distances, to the extent feasible, recommended in the California Air Resource Board’s Air Quality and Land Use Handbook.
Policy LU5.6 Reduce Greenhouse Gas Emissions. Apply the strategies and approaches identified in the City’s Climate Action Plan to help reduce Greenhouse Gas Emissions.
Policy LU5.7 Preserve and Expand Native Habitat and Encourage Use of Native Plants for Landscaping. Continue to support the expansion of native bluff habitat along the waterfront. Continue to support reestablishment of native habitat in Wilderness Park. Continue to pursue wetlands and native habitat restoration at the power plant site and the adjacent powerline corridor. Ensure connectivity of native habitat, particularly habitat for the endangered El Segundo blue butterfly, with Torrance and Hermosa Beach. Redefine city plant and tree palettes to prioritize native plants. Apply the strategies and approaches to fund and incentivize expansion of native habitat and plants throughout the city on both public and private property.
Policy LU5.8 Expand Urban Forest. Develop a specific urban forest policy and related ordinances to ensure net expansion of tree canopy in the city. Define a tree palette that prioritizes use of native trees and shrubbery.
Policy LU5.9 Stormwater Recapture. Prioritize bioswales and other strategies to recapture storm water and infiltrate it in the aquifer. Develop policies and ordinance that requires the implementation of bioswales and similar strategies such as permeable surfaces to capture and infiltrate storm water from streets and development.
Redondo Beach
Climate Action Plan
Adopted in 2017, the City
of Redondo Beach, in
cooperation with the
South Bay Cities Council
of Governments,
developed a Climate
Action Plan (CAP) to
reduce Greenhouse Gas
(GHG) emissions within
the city. The City’s CAP
serves as a guide for
action by setting GHG
emission reduction goals
and establishing
strategies and policies to
achieve desired
outcomes over the next
20 years. Strategies
address land use and
transportation, energy
efficiency, solid waste,
urban greening, and
energy generation and
storage.
Native Habitat
See also the Open Space
and Conservation
Element policies that
address the
reintroduction of native
habitats in utility rightsof-way and encourage
the City’s collaboration
with other agencies to
achieve this.
679
Land Use Element
HEARING DRAFT June 2026
2-23
GOAL LU-6 ECONOMIC SUSTAINABILITY
A financially healthy city with a balanced mix of land uses and special funding and financing districts that increase resources to invest in public facilities and services.
Policy LU-6.1 Responsible Development. Pursue responsible economic development opportunities that balance the needs of residents and businesses investing in our community, and are fiscally sustainable.
Policy LU-6.2 Prioritized Uses. Prioritize attraction of jobs generating office, institutional, and tech jobs in areas outside of the Coastal Zone. In Coastal Zone areas, prioritize visitor serving uses.
Policy LU-6.3 Business Incubator. Develop and implement land use strategiesthat facilitate the creation and development of new businesses, capture of current businesses searching for new facilities, and retention of existing businesses in Redondo Beach.
Specifically target businesses and uses that would reduce the workforce/jobs imbalance. Identify and take advantage of new business trends in surrounding communities.
Policy LU-6.4 Rehabilitate Properties. Promote rehabilitation of properties and encourage increased levels of capital investment to create a safe and attractive environment.
Policy LU-6.5 Tourism. Support opportunities for coastal tourism and events such as concerts and music festivals on the beach, and athletic competitions such as ocean swimming events and 10K runsthat can draw additional visitors and infuse outside investment into Redondo Beach.
Policy LU-6.6 Hospitality Uses. Encourage expansion of the range and location of available lodging for both tourist and business visitors.
Policy LU-6.7 Service Industry Support. Identify opportunities to improve the availability of affordable housing and accessible transportation options for service workersthat support the City’s hospitality and tourism trades.
Policy LU-6.8 Retail Goods and Services. Ensure a mix of retail businesses that provide the full continuum of goods and services for the community, and attract a regional customer base to generate revenue for the City.
Policy LU-6.9 Desired Development. Establish, review, and update standards as necessary to ensure desired development in Special Policy Areasis economically viable, reflects community desires, addresses Redondo Beach’s jobs/workforce imbalance, and maintains or enhances the fiscal well-being of the City.
Policy LU-6.10 Cost And Benefit Of Development. Balance the benefits of development with its fiscal impacts on the city and on quality of life for the community.
Policy LU -6.11 Fair Share of Costs. Require that new development pay its pro rata share of the costs of services and/or infrastructure required to support that development. 680
Redondo Beach General Plan
2-24
Policy LU-6.12 Business Retention and Expansion. Continuously improve two-way communication with the Redondo Beach business community and emphasize customer service to existing businesses, entrepreneurial enterprises, and desired types of uses.
Policy LU-6.13 Socioeconomic Trends. Continuously monitor, plan for, and respond to changing socioeconomic trends.
Policy LU-6.14 Development Projects. Require new development and redevelopment to create unique, high-quality places that add value to and are complimentary with the community.
Policy LU-6.15 Development Review. Require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional and sustainable places that will compete well with their competition within the region.
Policy LU-6.16 Protection of Investment. Require that new development and redevelopment protect existing investment by providing architecture and urban design of equal or greater quality.
Policy LU-6.17 Private Maintenance. Require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values.
Policy LU-6.18 Impact Fees. Require new development to pay its proportionate share of the cost of providing and/or upgrading public facilities and services impacted by new development through impact fees.
Policy LU-6.19 Assessment Districts. Encourage the use of special assessments as a way to address public improvements (i.e., parks, undergrounding utilities, landscape, lighting, signage, street furniture, or other public improvements) in concert with new development.
Policy LU-6.20 Prioritize Institutional Uses. Develop a program to attract new institutional uses in close proximity to Redondo business districts. The goal is to develop a weekday customer base for local businesses while developing the city reputation as a high tech center and incubator for coastal Los Angeles County.
Policy LU-6.21 Job centers, corporate campuses, and transit oriented job centers. Address jobs/workforce imbalance by creating opportunities and an environment that attracts new high end business campuses and job centers, thus reducing the number of Redondo Beach workforce population who commute to other cities to work and providing weekday customers to frequent Redondo Beach business corridors.
Policy LU-6.22 Home Based Businesses. Encourage and incentivize the creation of new homebased businesses to support job creation in the City and to help reduces commuter trips in and out of the City.
681
Land Use Element
HEARING DRAFT June 2026
2-25
GOAL LU-7 HISTORIC PRESERVATION
Historic buildings, streets, landscapes and neighborhoods, as well as the story of Redondo Beach’s people, businesses, and social and community organizations, are preserved and serve as a point of civic pride and identity for the community.
Policy LU-7.1 Historic landmarks and districts. Encourage the voluntary designation of potentially historic resources as landmarks or historic districts.
Policy LU-7.2 Protect designated landmarks and districts. Continue to use the Certificate of Appropriateness process for reviewing applications to demolish or alter designated landmarks and for projects within designated historic districts.
Policy LU-7.3 Public and institutional facilities. Consider the designation of potentially historic public or institutional resources under threat of demolition or deterioration.
Policy LU-7.4 Adaptive reuse and sustainable development. Promote historic preservation as sustainable development and encourage adaptive reuse of historic or older properties.
Policy LU-7.5 Historic resources as cultural tourism. Promote historic places and cultural tourism as an economic development strategy.
Policy LU-7.6 History and cultural heritage. Support and encourage efforts to document and share the cultural heritage and history of Redondo Beach.
Policy LU-7.7 Culturally inclusive planning. Ensure that historic preservation planning is culturally inclusive and reflective of the unique background and diversity of neighborhoods in the city.
Policy LU-7.8 Incentives and technical assistance. Provide assistance to owners of potentially eligible and designated historic properties with tools and incentives to maintain historic resources. Consider providing restoration assistance to owners of historic sites and/or structures in return for agreements or deed restrictions prohibiting their destruction or alteration inconsistent with their historic character. Continue to provide Mills Act Agreements to owners of historic sites to maintain, rehabilitate, and preserve the character defining features of historic properties.
Policy LU-7.9 Salvage architectural features or materials. Encourage the preservation or reuse of historic architectural features on site or within the community. 682
Redondo Beach General Plan
2-26
2.3 Special Policy Areas
The Land Use Element has identified seven areas of the City that warrant special policy direction due to the special role they play in the City either as a gateway, corridor, district or activity center. The purpose of identifying these areas is to create additional policy direction to preserve or enhance the special character of these areas. The following sections provide unique guidance for the following areas:
North Redondo Tech District (SPA-1)
Artesia Boulevard (SPA-2)
Aviation Boulevard (SPA-3)
Galleria (SPA-4)
North PCH (SPA-5a)
Central PCH (SPA-5b)
Torrance Boulevard (SPA-5c)
South PCH (SPA-6)
Riviera Village (SP-7)
A Note on AES and the Waterfront
King Harbor, the historic “endless” pier, and the historic Old Salt Lake wetlands make Redondo Beach unique amongst the South Bay Beach Cities. We enjoy the only harbor in the 26 miles of coastline between Marina Del Rey and LA Harbor. Our historic “endless” or “horseshoe” pier is unique on the California coast.
At the time of the General Plan update, it was uncertain what potential land use changes at the Waterfront and existing AES site should be discussed, if any. As a result, and consistent with the direction provided in the Open Space and Conservation Element, no land use changes to either area are proposed at this time and the City will maintain the current zoning standards for each location. This is also the reason that neither site was identified in the Land Use Element as a Special Policy Area during the current update. On December 31, 2023, AES officially closed the generating station, which operated for more than 100 years in Redondo Beach.
In the future, both AES and the Waterfront will require special focused planning efforts associated with any proposed redevelopment of the sites, particularly in light of the permanent shut down of the power plant.
In addition, the City will continue to maintain communications with property owners, and in the case of AES, state energy regulators, regarding the status of activities related to both sites. When timing is appropriate, the City will identify a strategy and process for reuse or preservation of each area.
Source: Daily Breeze
683
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-27
NORTH REDONDO TECH DISTRICT (SPA-1)
Home to some of the City’s largest employers, the North Redondo Tech District is envisioned as a transit-oriented employment-generating industrial center of innovation in a campus-like atmosphere that also incorporates supportive retail and hospitality uses adjacent to the freeway.
The Green Line Transit Station at Marine Avenue (at the northern edge of this SPA) provides a connection to a growing regional light rail network that is planned to be extended further south adjacent to the Galleria and onto a terminus near Torrance City Hall. The City of Redondo Beach supports locating any extension of the metro line within the Hawthorne Boulevard right-of-way.
Policy Direction
Goal. A thriving jobs center of innovation that has regional transit connectivity.
Jobs Center. Maintain existing employers and attract new innovative industrial, technology, manufacturing and commercial uses to bolster the jobs available to local residents.
Retail Nodes. Create commercial nodes at key intersections and adjacent to the freeway to provide retail uses that are complementary to the jobs generating uses in the area.
North Redondo Jobs Generators
Northrop Grumman is a global aerospace, defense and
security company located in Redondo Beach that
provides support to the U.S. government, principally the Department of Defense and intelligence community.
Photo: CivicCouch.com
684
Redondo Beach General Plan
2-28
ARTESIA BOULEVARD (SPA-2)
The Artesia Corridor will be the “Main Street” of North Redondo, providing an identifiable, safe, attractive, and inviting place to serve residents’ and visitors’ unique needs, while also fostering prosperous small businesses. As the primary corridor that serves North Redondo, the uses in this area are predominantly commercial. Existing residential uses may remain, but no new residential or mixed-use (residential over retail) development will be permitted along the corridor. Artesia Boulevard corridor allows up to 1.50 FAR within the AACAP. Prioritization of uses on Artesia Boulevard are envisioned as:
West End - Aviation Boulevard to SCE Easement. A mix of retail and office with an emphasis on restaurant with outdoor dining (should be priority).
East End - SCE Easement toward Galleria. Office uses will be strongly encouraged and prioritized in this segment to help transition autooriented uses from the Galleria to pedestrian-oriented (neighborhood serving) uses along Artesia.
Policy Direction
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. Attract and retain a mix of retail, restaurant and office businesses that serve the community (adjacent residential neighborhoods) and attract visitors.
Placemaking. Activate, reenergize and revitalize the corridor through thoughtful placemaking efforts that create active streetscapes and enjoyable pedestrian experiences with creative public spaces, outdoor dining, landscaping, and an active public arts program.
Connected Identity. Identify storefront, sidewalk, signage, façade improvements, and public art to create a defined and connected design character along the corridor. Identify the gateways into the Artesia corridor and transition and connect the corridor to the Galleria at South Bay (Social District).
Increased Access. Enhance walking, bicycle and transit access, with improved bus shelters and recessed access points, to the area to provide improved access, and when feasible, mid-block pass throughs, to local residents in adjacent neighborhoods by improving connectivity and the travel experience through the corridor with safer, more convenient facilities.
Artesia & Aviation Corridors Area Plan
(AACAP)
The City adopted the Artesia & Aviation Corridors
Area Plan (AACAP), on December 8, 2021, that
further details the programs and design guidelines to
guide future development along Artesia and Aviation
Boulevards, including architectural and streetscape
design guidelines, parking strategies, options for new
bike lanes, public art programs and outdoor dining
strategies. The document serves as a series of
actionable “next steps” that the City is pursuing to
stimulate economic investment and activity in the
corridor.
685
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-29
Parking. Integrate creative parking solutions including shared parking, parking structures, flexible parking development standards, elimination of required parking, and other strategies to incentivize investment and remove impediments in the corridor. Encourage pedestrian access between currently separated onsite parking lots. Economic development. Facilitate and encourage redevelopment and reinvestment in private property through activities such as expedited permitting, flexible development standards for targeted uses, low-cost loans, or establishment of a Business/Parking Improvement District.
686
Redondo Beach General Plan
2-30
AVIATION BOULEVARD (SPA-3)
Aviation Boulevard includes a mix of unique and varied small businesses that provide service, office, retail, and restaurant uses. It is connected to the Artesia Corridor (separated by a neighborhood commercial shopping center at the intersection of Aviation and Artesia Boulevards) and contains two medium density multi-family (RMD) areas fronting the corridor: one at the corner of Artesia Boulevard and the other between Goodman and Stanford Avenues.
As part of the Artesia & Aviation Corridors Area Plan (AACAP), it was determined that the character of Aviation Blvd should remain as a primarily small-scale neighborhood serving commercial district and that the multi-family residential was also an appropriate mix of uses for the area. As future development and revitalization occurs, the adopted AACAP will provide more detailed guidance to visually improve and activate the corridor and to link uses to the surrounding residential areas, similar to Artesia Boulevard.
Policy Direction
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. Attract and support local serving businesses that facilitate connections to the surrounding neighborhoods. Neighborhood connectivity. Actively create physical and visual connections to the neighborhoods adjacent to Aviation Blvd. through design, streetscape or mobility improvements to generate local activity and minimize vehicular trips.
Cohesive identity. Identify storefront, sidewalk, signage, public art and façade improvements to create a connected design character along the corridor.
Increased Access. Enhance walking, bicycle and transit access to the area for local residents by improving connectivity and the travel experience through the corridor with safer, more convenient facilities.
Parking. Integrate creative parking solutions including shared parking, parking structures, elimination of required parking, pedestrian access between separate onsite parking lots, and other strategies to incentivize investment in the corridor.
Economic development. Facilitate and encourage redevelopment and reinvestment in private property through activities such as expedited permitting, low-cost loans, or establishment of a Business/Parking Improvement District.
Relationship to Artesia Blvd. and AACAP
The Aviation Blvd. corridor is smaller and less centrally located in the City, than Artesia Blvd. As such, the
aspirations for Aviation Blvd. are very similar to Artesia Blvd. from a connectivity, placemaking and activity
center perspective, but are scaled back to be consistent with its secondary role in the corridors. It is intended to create a pleasant and safe pedestrian realm that
prioritizes access to local businesses for nearby
residents. The AACAP document outlines several
implementation actions to achieve this.
687
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-31
GALLERIA (SPA-4)
The Galleria Special Policy Area is envisioned as a transit-oriented center of commerce and creativity with a focus on regional commercial and residential uses on the Galleria site, an industrial flex uses south of the Galleria Mall, and higher-density housing throughout in areas identified for high (RH) and very high (RVH) density residential use, mixed use (housing required) (MU-H), and mixed-use transit center (housing required) (MU-TCH). The Industrial Flex area is envisioned an integrated mix of light industrial and commercial and/or office uses such as:
commercial, research and development, incubator space, creative or technology based businesses, offices, hotel, and supporting commercial uses.
A planned extension southward of the Green Line from Manhattan Beach Blvd. is anticipated to include a future Transit Station adjacent to this SPA along Hawthorne Boulevard, which will provide a connection ultimately planned to extend further south with a terminus near Torrance City Hall. The area west of the Galleria Mall allows for a limited amount of high and very high density residential, with more housing or mixed-use development fronting Artesia Blvd.
Policy Direction
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. Create a regional hub of commercial activity and an innovative jobs center supported by limited high density residential opportunities.
Connectivity to Transit. Link future development to the future Metro Station stop to foster regional connectivity and alternative transportation options.
Transmission Corridors. Facilitate and enhance east west connections through the transmission easement, especially to schools and other public facilities.
Projects Approved in the Galleria SPA
The City approved revitalization of the Galleria in
January of 2019 which included 300 residential units
and renovation of the existing mall with new retail
space, a hotel and an expansive outdoor public open
space area (the Great Lawn) inclusive of a new skate
park. This SPA folds in that project and identifies
additional opportunities for development in the area as also identified in the Housing Element.
688
Redondo Beach General Plan
2-32
PCH NORTH (SPA-5A), PCH CENTRAL (SPA-5B) AND TORRANCE BLVD. (SPA-5C) PCH North
PCH North will foster a mix of office and neighborhood commercial uses on both sides of PCH in support of the adjacent residential neighborhoods.
PCH Central
PCH Central is the Spine of South Redondo, projecting “Beach Town Vibes” with lower-profile buildings, identifiable, safe, attractive, and inviting places to serve residents’ and visitors’ unique needs, while also fostering prosperous small businesses.
Torrance Blvd.
Torrance Boulevard provides an eastern gateway into the City and serves as the entryway to the City’s pier and waterfront. A mix of smaller scale neighborhood serving commercial uses are proposed at the eastern end of this corridor with larger scale medical office and a mix of general commercial uses approaching Pacific Coast Hwy.
In doing so, it will help to maintain the lower scale commercial adjacent to the residential uses near Torrance Blvd in the eastern area (reflecting the existing scale of commercial) and allow for increases in commercial development where the larger medical offices exist approaching the higher density residential and more intense commercial uses near PCH.
Policy Direction
Goal. Corridors that are neighborhood serving and provide visual gateways, connectivity and access into the City.
Gateways. Create gateways, that include public art, to demark the east-west entry into Redondo Beach and the entries into the “districts” created by PCH North and PCH Central. Gateways should help define the greater Redondo Beach brand as well as create distinctive areas along the PCH corridor.
Neighborhood Character. Maintain and revitalize/redevelop the small scale “unique” commercial uses that define the “Beach Town” character and support both the visitor and nearby residential neighborhoods, especially in PCH Central.
Housing Opportunities & Religious Facilities. Allow for the redevelopment of existing religious uses into high density residential consistent with established housing policies (Housing Element). Create safe connections between the corridor and adjacent residential.
689
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-33
Neighborhood Connectivity. Seek opportunities to create connections, including pedestrian pass-throughs and safe bicycle access, from the adjacent high density residential neighborhoods into the corridor.
Pedestrian Improvements. Identify opportunities to enhance the pedestrian experience through creative storefronts, signage, and landscaping.
690
Redondo Beach General Plan
2-34
PCH SOUTH (SPA-6)
PCH South is the southern gateway into the City and the entryway into the Riviera Village. PCH South projects a more urban version of the City’s “Beach Town Vibes” with higher-profile buildings, and attractive visitor serving hotels, restaurants, offices and adjacent higher density residential that combine into identifiable, safe, attractive, and inviting places to serve residents’ and visitors’ unique needs, while also fostering prosperous small businesses.
Policy Direction
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 and MU-H only) that will support the visitor and high density residential neighborhoods within and adjacent to the corridor. Gateways. Create gateways, that include public art, to demark the southern entry into Redondo Beach and the entries from the corridor into Riviera Village. Gateways should help define the greater Redondo Beach brand as well as the distinct Riviera Village. Visitor Support. Encourage the development of hospitality and enhance pedestrian and bicycle access along the corridor and to the Riviera Village and beaches.
Neighborhood Connectivity. Seek opportunities to create connections, including pedestrian pass-throughs and safe bicycle access, from the adjacent high density residential neighborhoods into the corridor.
Quality of Design. Develop design guidelines that will provide direction for building design, outdoor spaces, public signage, streetscape, public art and landscape improvements consistent with the character of the area and the transitions from the corridor into the Riviera Village and adjacent high density residential neighborhoods.
691
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-35
RIVIERA VILLAGE (SPA-7)
Riviera Village has long been one of Redondo Beach’s most neighborhood-oriented and walkable mixed use districts. Its pedestrian orientation, collection of small shops, restaurants and offices and low rise buildings with sidewalk frontage all serve to create an active village character.
At its core, Riviera Village has a small town “main street” feel with a continuous line of shops fronting sidewalks and diagonal on-street parking. As the activity center of south Redondo Beach, the intent is to preserve and enhance the mix of community-serving uses, scale of development and overall character of Riviera Village to ensure it will be an appealing local gathering space in the future.
Policy Direction
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), and limited residential (MU-1 only) that will provide ongoing activity during various hours of the day and that reinforces the notion of a central gathering space in south Redondo.
Pedestrian Activity. Encourage the development of outdoor dining and other sidewalk-oriented uses. Allow for parkettes as determined consistent with enhancing the “Village like” environment and supporting pedestrian activities.
Quality of Design. Develop design guidelines that will provide direction for building design, outdoor spaces, public signage, streetscape, public art and landscape improvements consistent with the character of the area.
Parking. Seek opportunities to develop centralized and flexible parking solutions including use of public spaces for businesses, as well as shared and subterranean parking.
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 of flat 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. 692
Redondo Beach General Plan
2-36
This Page Intentionally Left Blank
693
Land Use Element
DRAFT July 2022
2-1
2 LAND USE ELEMENT
Redondo Beach embraces its vision of being a safe, family-friendly, and highly desirable place to live. With the community’s vision and guiding principles in mind, the Land Use Element provides a long-range guide for the physical development of the city that both protects neighborhoods that define the city’s character and ensures the city evolves in an environmentally and fiscally sustainable manner over time. This element provides the framework to guide the distribution, location, size and intensity of new development while identifying ways to minimize potential conflicts and enhance compatibility between uses.
As population continues to increase within the city and region, Redondo Beach will be strategic in its approach to new development and modifications to existing land uses to ensure thoughtful integration moving forward. Through its focus on the established and emerging patterns of land use, this element is also a tool to promote public health, reduce infrastructure costs, enhance local economies, and address long-term environmental issues such as air quality, climate change, and preservation of natural resources including water.
Through the provisions of the General Plan, the City can develop strategies and actions to respond to the community’s changing needs without compromising the integrity of the uses, places, spaces and experiences the community values most. 694
Redondo Beach General Plan
2-2
2.1 Introduction
Land uses in Redondo Beach are characterized as a diverse collection of residential, commercial, light industrial and technology, and public uses that provide residents and visitors with the opportunity to: live in safe and established neighborhoods, dine in a variety of locally owned establishments, have access to the region via accessible transit options, work for large employers or in small businesses, recreate in local parks, the harbor, beaches, and bike trails, and create strong ties to the community through civic uses and events. The mix, diversity, and compatibility of uses is essential to the community’s ability to thrive and be sustainable over time.
The Land Use Element provides the primary basis for City decisions on development applications and establishes policies to help establish the general framework for the future pattern of growth, development, and sustainability in Redondo Beach. The goals, policies, and implementation measures within this element support the city’s Vision and Guiding Principles, contribute to the character of the community and serve the health, safety, and needs of the citizens.
The Land Use element includes goals, policies, and implementation measures that structure and guide future development, ensure the provision of a range of land uses to support the community’s vision of diverse housing options and a vibrant economy, and provide direction on how uses should relate to one another to safeguard safety and compatibility and ensure the preservation of Redondo Beach’s high quality of life.
The key components of this element are the policy framework, which includes the goals and policies that guide land-use decisions and help shape future development and public investment; the land use plan, including the land use map and designations; the focus areas and special policy areas discussions; and the implementation measures (Appendix B).
2.1.1 PURPOSE
California state law requires that every city and county adopt a comprehensive, long-term general plan that addresses the broad range of issues associated with a local jurisdiction’s planning area (Government Code § 65300). Redondo Beach's total planning area covers approximately six square miles which represents the ultimate possible external borders of the City since there are no unincorporated areas located within its boundaries and since the boundaries of adjacent jurisdictions (Hermosa Beach and Manhattan Beach to the west, Lawndale to the north and east, and Torrance to the east and south) preclude expansion. In addition, the City's sphere of influence is contiguous with its boundaries since all areas surrounding it are incorporated.
California Government Code Section 65302(a) stipulates that general plans designate the proposed general distribution, general location, and extent of the uses of the land for housing, commerce, industry, open space, education, and public facilities. It further requires that the land use element include a statement of the standards of population density and building intensity for the land use designations that comprise the city’s land use plan.
The Land Use Element is complemented by the additional policy guidance in other elements that relates to a specific topic. For example, Housing Element is closely tied to the Land Use Element because the Land Use Element identifies the locations and diversity of housing types available in 695
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-3
the City that can be used to achieve housing mandates specified by the State Office of Housing and Community Development. The Open Space and Conservation Element provides guidance for the open space and recreational amenities in the community, and the Safety Element addresses how the built environment may be impacted by man-made or natural disasters.
2.1.2 RELATIONSHIP WITH OTHER PLANS AND
PROGRAMS
The Land Use Element is one of several elements of the Redondo Beach General Plan. Social, economic, political, safety, and aesthetic factors must be considered and balanced when developing a land use strategy. The Land Use Element must be consistent with these other plans and programs to minimize conflicts between documents
and ensure the City’s approach to future land
use development is compatible with these
other factors/documents.
Local Coastal Program
In addition to the General Plan, state law
requires the City of Redondo Beach to
prepare and maintain a Local Coastal
Program (LCP) for portions of the city
located within the Coastal Zone.
The LCP is comprised of the City’s land use
plans within the Coastal Zone along with
implementing ordinances to carry out the
intent of the Coastal Act.
The LCP is unique in the General Plan in that
it provides both the land use plan and the
regulations or zoning standards that support
its implementation. As such, everything in
the City’s Land Use and other Elements of the
General Plan must be consistent with the
provisions of the LCP.
Local Coastal Program
(LCP)
A local government’s (a)
land use plans, (b) zoning
ordinances, (c) zoning
district maps, and (d)
other implementing
actions within sensitive
coastal resources areas,
which, when taken
together, meet the
requirements of, and
implement the provisions
and policies at the local
level.
696
Redondo Beach General Plan
2-4
2.1.3 AGENCY COORDINATION
Development in the City of Redondo Beach affects and is shaped by the actions of adjacent cities, utility districts (i.e. Southern California Edison), school districts, service providers and governmental agencies such as the County of Los Angeles, and the California Departments of Transportation and Housing and Community Development (State). As a result, it is essential that the City of Redondo Beach maintain coordination with each jurisdiction that would impact the other. Agencies that the City must coordinate with include, but are not limited to:
Land Use Compatibility and Street Coordination: Cities of Hawthorne, Manhattan Beach, Hermosa Beach, Lawndale and Torrance.
Regional Transportation: LA Metro, Caltrans, Los Angeles County Transportation Commission, Southern California Association of Governments (SCAG) and the Burlington Northern Santa Fe (BNSF) Railroad.
Development of the Harbor, Pier, Coastal Properties: Los Angeles County Department of Beaches and Harbors, California Coastal Commission, State Lands Commission, California Department of Fish and Wildlife United States Department of Fish and Wildlife, United States Army Corps of Engineers (USACE), and the Regional Water Quality Control Board (RWQCB).
Housing: California Department of Housing and Community Development, Southern California Association of Governments (SCAG).
Schools: Redondo Beach Unified School District.
Electrical Transmission Facilities: Southern California Edison.
Regional Air Quality: South Coast Air Quality Management District (SCAQMD).
2.2 Land Use Strategy
Historically, the City was predominately a water front community with surrounding single-family suburban residential community with commercial corridors to support the service and retail needs of surrounding neighborhoods. Currently, Redondo Beach offers a mix of housing types with approximately 40 percent of the City’s residential land designated for single-family and 60 percent multi-family housing. 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).
At-A-Glance
70,242 population in
2020
4.7% unemployment
rate in March 2020 (preCOVID)
39,116 labor force (16
and older), 2019
$113,499 median
household income (2019)
Source: Housing Element
2021-2029
Single-Family and
Multi-Family Housing
A single-family house is
defined as one house
and/or one house and an
accessory dwelling unit
(ADU) on a lot.
Multi-family homes are
defined as two or more
units on a lot (attached
or detached).
697
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-5
2.2.1 KEY CONSIDERATIONS
Redondo Beach has experienced sustainable
growth over the years in order to maintain its small,
beachside community character. As urban regions
continue to experience increases in population, so
too will the City. Redondo Beach has maintained a
steady annual average increase of 0.22% and is
projected to reach a population of over nearly
90,000 in 2040. As time progresses and the city
evolves, it becomes necessary to plan for and guide
future changes and evolve to accommodate the
needs of the residents, adapt to current societal
and technology trends, and manage sustainable
growth.
As the State continues to experience a shortage of
housing, the City has historically seen that
residential development has occurred at the higher
end of the City’s allowable residential density
ranges.
As Redondo Beach celebrates and values its familyfriendly atmosphere, it’s imperative to maintain diversity of families and an aging population
through expanded housing options available at a
variety of price ranges.
As the City continues to evolve, it will be important
to provide a variety of future residential
development for the senior population, first-time homebuyers, and the City’s labor force. New housing developments that are of a high-quality, and sustainable design will need to contribute to the City’s economic viability by providing a strong, stable tax base from both property tax and sales tax, especially as more land uses are converted to residential from other, revenue-generating uses or job centers. These land use decisions should be made in the context of future fiscal impacts to the operation of the City to ensure that services can be provided to residents.
Historically most residents commute out of the city for work, therefore there is a significant demand for new office space in Redondo Beach to allow residents to work where they live. With the tech industry jobs on the rise within the region, opportunities for new and expanded industries exist to provide residents with local employment opportunities.
What Are We Planning for? Things
Considered While Planning for the
Future of Redondo Beach:
9,400
Approximate number of new
residents anticipated by 2040 (see
Appendix A, General Plan Buildout
Methodology)
5,800
Approximate number of new jobs
anticipated by 2040 (see Appendix A,
General Plan Buildout Methodology)
13.5%
Percent increase in the median home
sales price from 2020 to 2021
(Housing Element 2021-2029)
91.9%
Percent of working residents leave
Redondo Beach for work each day
(Census, On the Map, 2019)
Housing Element
The land use approach
was heavily shaped by
the mandates required
by the State for new
housing objectives. The
City’s 2021-2029 Housing
Element outlines the
City’s requirements, and
the requirements have
been folded into the Land
Use Plan (Figure 2.1) and
Buildout Estimates (Table
2.2).
698
Redondo Beach General Plan
2-6
2.2.2 GENERAL APPROACH
The intent of the land use approach is to maintain the fundamental pattern of existing land uses in the City, preserve residential neighborhoods and commercial and industrial districts, and provide opportunities for enhancement and improvements through intensification or reuse within centers of community activity and identity.
Where and how new housing opportunities are provided in Redondo Beach is of particular importance to the City. Since Redondo Beach is a predominantly built-out city in a county with ongoing demand for new housing driven by State requirements, there is pressure to convert and/or integrate nonresidential uses with residential uses because of the high market value of land in the region. As housing demand increases and available land becomes more limited, it is anticipated that there will be an increasing trend toward higher-density residential development integrated within some nonresidential developments. Careful planning for the integration of these uses into the fabric of the City’s existing nonresidential neighborhoods in proximity to existing and future transit centers will help to fulfill housing needs and maintain the small beach town character in Redondo Beach.
Through outreach and collaborative efforts to gain feedback from the community, a General Plan Advisory Committee (GPAC), the City’s Planning Commission, City Council and other stakeholders (residents and the business community at public workshops), a vision statement and guiding principles were established. The goals, policies, and implementation measures contained in this element were developed with those in mind. They strive to maintain the City's existing urban patterns while allowing for desired enhancement in identified focus areas. In addition, the City’s existing land use element provided guidance for some of the City’s unique and special communities that continue to be important to the city’s identity for preservation while allowing for desired changes in line with the community's vision forward.
Key Considerations
Through the community engagement process for this General Plan update, participants identified numerous land use considerations and values that are represented in the General Plan. The Redondo Beach of the future will be a city that :
• Has the opportunities of a large city combined with the charm, beauty and attitude of a small town.
• Celebrates an active and casual beach culture and a
high quality of life of a seaside city.
• Maintains established neighborhoods and districts.
• Maintains a safe and family-friendly atmosphere.
• Promotes a healthy and sustainable environment.
• Provides a variety of housing that appeals to the life styles and affordability needs of residents.
• Embraces creativity, innovation, and technological
advances to attract cutting edge industries.
• Reimagines and revitalizes its corridors, the waterfront, the regional mall, and all commercial and industrial
sectors to create more quality jobs and unique
destinations for residents, employers, and visitors.
• Adopts new modes of transportation—reducing reliance
on personal automobiles.
• Connects our residents to regional employment centers and cultural destinations throughout the region via the Metro Green Line.
• Fosters meaningful civic engagement to ensure decisions related to the future of our community are informed,
transparent and reflective of our citizens’ views.
Vision and Guiding
Principles
The Vision and Guiding
Principles outlined in the
General Plan Introduction
set the foundation for
the goals and policies in
this element and the
overall approach to the
way the City will evolve in
the future.
699
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-7
The City of Redondo Beach is predominantly built out with very few vacant sites available to accommodate future land use changes requiring the City to look at very select areas to accommodate new uses, many of which may have never been considered previously. As such, changes to the plan aimed to:
Preserve established residential neighborhoods and principal commercial districts allowing for infill development and recycling of uses that are compatible with adjacent development. 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). 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. Target change in areas essential to satisfy the City’s State-mandated obligation to demonstrate it could meet its Regional Housing Needs Allocation (RHNA) requirements for housing.
2.2.3 COMPONENTS OF THE LAND USE PLAN
The development, use, and distribution of land are critical to achieving our city's vision and adhering to our core values and guiding principles. As stewards of the land, the City must plan for uses and development that maintain and enhance a sustainable, healthy, and livable city; ensure equitable outcomes and land use distributions; protect and enhance our cultural and community assets; and provide opportunities for growth and prosperity that is compatible and integrated with our existing communities. Land is a finite and valuable resource, especially in Redondo Beach; its use dictates the city’s economic and fiscal future.
The Land Use Plan consists of three primary components: the land use designations with intensities, the land use map, and the buildout totals associated with the map.
Land Use Designations and Map
The land use designations establish the types and intensity of land uses permitted in Redondo Beach. The land use map displays the pattern, distribution, and intensity of land use designations across the entire city, down to the parcel level. Table 2.1 outlines the definitions of each of the designations and Figure 2.1 shows the fundamental pattern of land use.
Buildout
Table 2.1 reflects the reasonable long-term buildout potential for housing units, nonresidential building square footage, and jobs that could be generated by the overarching growth strategy and the Land Use Plan (Figure 2.1).
While these estimates provide a tool to monitor growth in the City, the figures shown in Table 2.1 represent an informed but estimated projection of a future condition. The Land Use Element establishes the maximum buildout potential for housing units and nonresidential building square footage and also estimates the population and employment at buildout. It should be noted that 700
Redondo Beach General Plan
2-8
the maximum buildout is not a goal; it is simply a capacity analysis that identifies the maximum allowable development potential that could occur within the community over numerous decades.
The actual development will likely vary in terms of location, mix of uses, and intensity.
The Land Use Buildout Methodology, Appendix A, details the assumptions and methodology used to generate the estimates in Table 2.1.
701
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-9
Table 2.1: General Plan Land Use Designations
Land Use
Designation
Maximum
Density/Intensity Description
Residential*
R-1 Up to and including
8.8 du/ac
Single-family residential uses
R-1-A Up to and including
17.5 du/ac
Single-family residential uses
R-2 Up to and including
14.6 du/ac
Single-family residential uses, duplexes, townhomes, condominiums, apartments
R-3 Up to and including
17.5 du/ac
Single-family residential uses, duplexes, townhomes, condominiums, apartments
RMD Up to and including
23.3 du/ac
Single-family residential uses, duplexes, townhomes, condominiums, apartments
RH Up to and including
30 du/ac
Single-family residential uses, duplexes, townhomes, condominiums, apartments
RVH A minimum of 20
du/ac up to and
including 65 du/ac
Townhomes, condominiums, apartments
* Notes:
1) For properties within a residential overlay area, the maximum density allowed within the overlay shall prevail. 21) Existing commercial uses within residential land use districts shall be considered legally conforming.
Commercial
Neighborhood
Commercial (CN)
Max. FAR 0.50
Max FAR 1.50 for
Artesia and Aviation
Boulevards Special
Policy Areas
Provides for commercial districts with uses that complement adjacent residential neighborhoods. Allowed uses include retail, restaurants, personal services, office, hotel*, kenneling*, and similar uses. The intent of this designation is to provide goods and services that meet the needs of residents and businesses
Buildings in the CN districts should front the street with rear, alley loaded parking where feasible. Where CN designations contain existing residential uses, they shall be allowed to remain and shall be considered conforming; however, no new residential units are permitted
Maximum FAR 0.50 (except for the Artesia and Aviation Boulevards Special Policy Areas, where the Maximum FAR is 1.50)
*Conditionally permitted subject to zoning code
Coastal
Commercial (CC)
Per Redondo Beach
Local Coastal
Program (LCP)
Provides for coastal and recreation-oriented commercial retail and service uses as identified in the City’s LCP.
C-1 FAR 0.35 Retail commercial, eating and drinking establishments, household goods, food sales, drugstores, building materials and supplies, professional offices, personal services, cultural facilities, and similar uses
C-2 FAR 0.50 Same uses as C-1 and movie theaters, and overnight accommodations; except Riviera Village where no "footprint" exceeding 30,000 sq. ft. is permitted for a single use for food sales, retail goods, or other large volume uses C-3 FAR 0.70 Same uses as C-2
C-4 FAR 1.00 Same uses as C-2
702
Redondo Beach General Plan
2-10
Table 2.1: General Plan Land Use Designations
Land Use
Designation
Maximum
Density/Intensity Description
C-5 a. FAR 0.70
b. FAR 0.70
c. FAR 1.00
d. FAR 1.50
e. N/A
a. Retail commercial, personal and business services, professional offices, household supply and furnishings, eating and drinking establishments, drug stores, entertainment, automobile related sales, car wash, and similar uses. b. Automobile and marine related repair (west side of Catalina Avenue) c. Light industrial and wholesale uses (west side of Catalina Avenue) d. Storage and self-storage (west side of Catalina Avenue) e. Boat and recreational vehicle outdoor storage (west side of Catalina Avenue) Mixed-Use
Mixed-Use Transit
Center
(MU-TC)
Max. FAR 1.50
Up to and including
30 du/ac
Provides for an integrated mix of both community and regional serving commercial retail, service, office, entertainment, hotel and residential uses in close proximity to transit stations.
Mixed-use transit center development should be of high quality and designed to be pedestrian-oriented and integrated with existing surrounding uses.
This designation also allows for public uses such as libraries, parks, museums, and cultural facilities. Configurations include ground floor commercial with residential units on upper floors or stand-alone commercial, office and residential development.
It is recommended that residential projects in this designation include an affordable component. Maximum FAR 1.50 and density up to and including 30 dwelling units per acre, density may increase consistent with state law for affordable units.
Mixed-Use Transit
Center (Housing
Required)
(MU-TCH)
Max. FAR 1.50
A minimum of 20
du/ac up to and
including 80 du/ac
(50 percent of total
floor area must be
for residential use)
Provides for an integrated mix of residential with community and regional serving commercial retail, service, office, entertainment, and hotel uses in close proximity to transit stations.
Mixed-use transit center development in the housing required areas shall require at least 50 percent of the total floor area to be designated for residential uses. Development in should be of high quality and designed to be pedestrianoriented and integrated with existing surrounding uses.
This designation also allows for public uses such as libraries, parks, museums, and cultural facilities. Configurations include ground floor commercial with residential units on upper floors, stand-alone commercial or office with residential development in a horizontal mixed use configuration, and exclusively residential projects.
It is recommended that residential projects in this designation include an affordable component. Maximum FAR 1.50 with a minimum density of 20 dwelling units per acre up to and including a maximum density of 80 dwelling units per acre. Density may increase consistent with state law for affordable units.
Mixed-Use
Low (MU-1)
Commercial Only:
0.35-0.50 FAR
Commercial and
Residential
together:
Provides for an integrated mix of commercial retail, service, office, entertainment, and residential uses. Uses can be mixed in a vertical or horizontal configuration.
Mixed-use development should be of high quality and designed to integrate with existing surrounding uses. Configurations include ground floor commercial 703
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-11
Table 2.1: General Plan Land Use Designations
Land Use
Designation
Maximum
Density/Intensity Description
Max. FAR 1.50
(all density square
footage exceeding
0.70 FAR must be
for residential
unitsuse)
Up to and including
30 du/ac
with residential units on upper floors or standalone commercial or office development.
This designation is intended to encourage pedestrian-oriented development that has a strong emphasis on creating a safe and attractive streetscape.
It is recommended that residential projects in this designation include an affordable component.
Maximum FAR 1.50 and density up to and including 30 dwelling units per acre, density may increase consistent with state law for affordable units.
Mixed-Use
Medium Low
(MU-2)
Commercial Only:
1.00 FAR
Commercial and
Residential
together:
Max. FAR 1.50
(all density square
footage exceeding
0.70 FAR must be
for residential
unitsuse)
Up to and including
35 du/ac.
Provides for an integrated mix of commercial retail, service, office, entertainment, and residential uses in the City's activity centers. Uses can be mixed in a vertical or horizontal configuration.
Mixed-use development should be of high quality, designed to integrate with existing surrounding uses. Configurations include ground floor commercial or office with residential units or office uses on upper floors or standalone commercial or office development.
This designation is intended to encourage pedestrian-oriented environments that have a strong emphasis on creating a safe and attractive streetscape. It is recommended that residential projects in this designation include an affordable component.
Maximum FAR 1.50 and density up to and including 35 dwelling units per acre, density may increase consistent with state law for affordable units.
Mixed-Use
Housing Required
(MU-H)
Residential Only:
1.5 FAR
Commercial and
Residential
together:
Max. FAR 1.50
(All square footage
exceeding 0.75 FAR
must be for
residential use, 50
percent of total
floor area must be
for residential use)
A minimum of 20
du/ac up to and
including 65 du/ac
Provides for housing development to be integrated into the City’s mixed use and commercial corridors by requiring housing development while also allowing for a mix of commercial retail, service, office, and entertainment uses.
Exclusively residential projects and mixed use projects where at least 50 percent of the total floor area is for residential uses are allowed. Mixed use projects may be mixed in a vertical or horizontal configuration.
Development should be of high quality and designed to integrate with existing surrounding uses. Configurations include ground floor commercial with residential units on upper floors, stand-alone commercial or office with residential development in a horizontal mixed use configuration, and exclusively residential projects.
This designation is intended to encourage pedestrian-oriented development that has a strong emphasis on creating a safe and attractive streetscape.
It is recommended that residential projects in this designation include an affordable component.
Maximum FAR 1.50 and A minimum density of 20 dwelling units per acre up to and including a maximum density of 65 dwelling units per acre, density may increase consistent with state law for affordable units.
INDUSTRIAL
704
Redondo Beach General Plan
2-12
Table 2.1: General Plan Land Use Designations
Land Use
Designation
Maximum
Density/Intensity Description
I-1 FAR 1.00 Light industrial, research and development, "office park" facilities, manufacture of spacecraft and associated aerospace systems, supporting commercial uses (e.g., restaurants, banks, copiers, and similar uses), educational and governmental facilities, and day care centers.
I-2 FAR 1.00 Same uses as I-1
I-3 FAR 1.00 Same uses as I-1, and building material sales, furniture stores, vehicles sales and services, maintenance and repair services, restaurants, banks, photocopies, and similar uses.
Industrial Flex (IF) Max. FAR 1.00 Provides for an integrated mix of light industrial and commercial and/or office uses such as: commercial, research and development, incubator space, creative or technology-based businesses, offices, hotel, and supporting commercial uses.
The overall character in this designation is intended to create a creative/tech incubator district with supporting uses.
Public/Institutional/Open Space
Public/Institutional-
(PI-1)
Max. FAR 0.75 for
all properties
except:
Max. FAR 1.25 at
City Hall bounded by
PCH, Broadway,
Carnelian St, and
Diamond St
Max. FAR 1.25 at the
Annex site on
Northeast Corner of
PCH and Vincent St
Subject to Planning
Commission Design
Review
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 sSubject to Planning Commission Design Review (PCDR).
Public/Institutional-
(PI-2)
FAR 1.25
Subject to Planning
Commission Design
Review
Same uses as PI-1
Subject to Planning Commission Design Review (PCDR).
Public/Utility (UP) Max. FAR 0.10 Governmental administrative and capital facilities, parks, schools, libraries, hospitals and associated medical offices, public cultural facilities, public open space, utility easements, and other public uses.Provides for utility uses including easements with public access for recreation and parking. Maximum FAR 0.10.
Parks and Open
Space (OS)
Max. FAR 0.20 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. Maximum FAR 0.20.
705
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-13
Table 2.1: General Plan Land Use Designations
Land Use
Designation
Maximum
Density/Intensity Description
Residential Overlay
(-R)
Min. 20 du/ac
Max. 55 du/ac
An overlay is a planning tool used to provide flexibility in land use designations.
This designation allows uses that differ from or are in addition to, the underlying General Plan land use. This flexibility can help the City respond to Statemandated housing requirements and increase development options in different market conditions.
The Residential Overlay allows residential infill projects in six areas of the City:
The North Tech District, the northern portion of the Kingsdale neighborhood, the area immediately south of the city’s transit center, the area south of the Galleria, several areas along 190th Street, and an area along south Pacific Coast Highway east of Palos Verdes Boulevard.
The North Tech District, and the areas south of the transit center and Galleria are all located in close proximity to existing or future Metro Station stops, which provides access to existing or planned transportation alternatives.
Properties with the Residential Overlay designation may be developed as the underlying land use designation (industrial, industrial flex, or commercial depending on the location) and also have the option of developing as infill residential without the need for a General Plan amendment.
The Residential Overlay is intended to encourage the development of affordable housing by providing added land use flexibility that could allow for the integration of new residential housing opportunities in close proximity to transit, job centers, and commercial service centers.
Residential uses in the overlay area may be stand-alone projects, horizontal mixed use, or vertical mixed use.
Residential projects must have a minimum density of 20 dwelling units per acre, and they cannot exceed the maximum density identified within each overlay area.
706
Redondo Beach General Plan
2-14
Figure 2.1: Land Use Plan
707
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-15
This Page Intentionally Left Blank
708
Redondo Beach General Plan
2-16
Table 2.2: Buildout Estimates
Land Use Designation Maximum Density/Intensity1 Acres % Total Acres Dwelling Units2 ADUs3 Future Households4 Population5 Non-Res Bldg SQ FT6 Employment7 Single-Family Residential R-1: Single Family Residential Up to and including 8.8 du/ac 746.8 18.8% 5,100 393 5,200 12,141 203,477 992 R-1A: Single Family Residential (Small Lot) Up to and including 17.5 du/ac 121.7 3.1% 1,886 0 1,794 4,232 1,373 4 Multi-Family Residential R-2: Multifamily Residential Up to and including 14.6 du/ac 471.9 11.9% 6,482 127 6,277 14,770 - - R-3: Multifamily Residential Up to and including 17.5 du/ac 542.7 13.7% 11,051 97 10,596 24,969 281,241 1,028 RMD: Multifamily Residential Up to and including 23.3 du/ac 146.0 3.7% 5,887 7 5,605 13,222 25,957 91 RH: Multifamily Residential Up to and including 30.0 du/ac 13.4 0.3% 396 - 377 889 69,374 315 RVH: Multifamily Residential A minimum of 20 du/ac up to and including 65 du/ac 14.8 0.4% 964 -- 917 2,164 14,036 23Mixed Use MU-1: Mixed-Use Commercial Only: 0.35-0.50 FAR // Commercial and Residential together: Max. FAR 1.50 (all density square footage exceeding 0.70 FAR must be for residential unitsuse). Up to and including 30 du/ac.
22.6 0.6% 701 - 666 1,572 537,906 1,076
MU-2: Mixed-Use
Commercial Only: 1.00 FAR // Commercial and Residential together: Max. FAR 1.50 (all density square footage exceeding 0.70 FAR must be for residential unitsuse). Up to and including 35 du/ac.
9.1 0.2% 321 - 305 720 278,678 557
MU-H: Mixed-Use (Housing Required)
Residential Only: 1.50 FAR // Commercial and Residential together: Max. FAR 1.50 (all square footage exceeding 0.75 FAR must be for residential use, 50 percent of total floor area must be for residential use). A minimum of 20 du/ac up to and including 65 du/ac.
3.5 0.1% 225 -- 214 504 112,901 108
MU-TC: Mixed-Use Transit Center Max. FAR 1.50 // Up to and including 30 du/ac. 29.8 0.8% 700 - 666 1,571 1,293,144 2,586 MU-TCH: Mixed-Use Transit Center (Housing Required) Max. FAR 1.50 // A minimum of 20 du/ac up to and including 80 du/ac. (50 percent of total floor area must be for residential use). 17.2 0.4% 1,380 - 1,312 3,096 563,407 1,127 Commercial CN: Neighborhood Commercial FAR 0.50 33.5 0.8% 2052 - 195 460 676,891 1,934 CN (Artesia & Aviation Blvd SPA): Neighborhood Commercial FAR 1.50 in Artesia and Aviation Blvd. Special Policy Areas 47.4 1.2% 582 - 55 130 2,052,851 5,903 C-1: Commercial FAR 0.35 6.2 0.2% - - - - 88,349 252 C-2: Commercial FAR 0.50 17.1 0.4% - - - - 301,061 907 C-3: Commercial FAR 0.70 16.4 0.4% 12 - 1 2 395,562 1,173 C-4: Commercial FAR 1.00 47.3 1.2% 172 - 16 38 1,289,816 3,685 C-5: Commercial Varies (Max FAR 1.50)1 12.2 0.3% - - - - 292,293 835 CC: Coastal Commercial Per Harbor/Civic Center Specific Plan and LCP 55.0 1.4% 2292 - 218 514 256,639 700 Industrial I-1: Industrial FAR 1.00 206.0 5.2% - - - - 6,925,087 8,742 I-2: Industrial FAR 1.00 2.6 0.1% - - - - 114,929 192 I-3: Industrial FAR 1.00 25.6 0.6% - - - - 835,611 1,393 IF: Industrial Flex FAR 1.00 29.4 0.7% - - - - 961,596 2,747 Public / Open Space PI-1 & PI-2: Public/Institutional PI-1: FAR 0.75 // PI-2: FAR 1.251 170.7160.1 4.34.0% 2532 - 253 436 324,153 170,170 1,621851P: Public U: Utility FAR 0.10 FAR 131.5 3.3% - - - - 212,577 17 OS: Parks and Open Space FAR 0.20 146.2156.8 3.73.9% - - - - - 59 ROW: Right of Way - 886.4 22.3% - - - - - - TOTAL 3,973.0 100.0% 35,855 624 34,666 81,430 18,108,91017,954,927 38,06837,298
1. In some cases land uses were assumed to buildout to their maximum potential and in other cases they were assumed at a lower density or intensity base on local trends. Appendix A, General Plan Buildout Methodology provides more information related to specific assumptions. The Maximum FAR in PI: Public/Institutional is 1.25 on two sites consistent with Table 2.1 General Plan Land Use Designations. The maximum FAR allowed in C-5 varies by proposed use consistent with Table 2.1 General Plan Land Use Designations.
2. Commercial designations with projected housing units reflect parcels with existing homes that are projected to remain and project home key. Projected housing units in the Public/Institutional designation include assisted living facilities.
3. ADU stands for Accessory Dwelling Units 4. Households represent occupied dwelling units. Dwelling units are estimated to have a 95 percent occupancy rate, while ADUs are estimated to have an 86 percent occupancy rate. 5. Population is estimated by persons per household. Dwelling units are estimated to have 2.36 persons per household, while ADU are estimated to have 1.98 persons per ADU household. 6. Residential designations with projected non-residential building square footage reflect properties where existing institutional and commercial land uses are not projected to convert to a residential use by 2050. Residential uses, Parking structures, and other ancillary uses are not included in non-residential building square footage.
7. See Appendix A, General Plan Buildout Methodology for employment generation rates. 709
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-17
This Page Intentionally Left Blank
710
Redondo Beach General Plan
2-18
GOAL LU-1 BALANCE
A sustainable community with a range of land uses that meet the diverse needs of Redondo Beach residents, offer a variety of employment, commercial, recreational, and housing opportunities that make it possible for people of all ages and abilities to live, work, recreate, and maintain a high quality of life in Redondo Beach.
Policy LU-1.1 Balanced Land Use Pattern. Preserve existing residential neighborhoods, while balancing development trends and state mandates, and provide for enhancement of focused planning areas to improve community activity and identity.
Policy LU -1.2 Inclusivity. Provide for a mix of land uses to create a complete community where residents of all ages and abilities, employers, workers, and visitors have a broad range of choices of where they can live, work, shop and recreate within Redondo Beach.
Policy LU -1.3 Diversity of Housing. Collaborate with residents, housing providers and the development community to provide housing opportunities for every stage of life, and to plan for a variety of housing types and price points to support the local workforce and foster a balanced community.
Policy LU -1.4 Jobs-Housing Balance. Create a place to live and a place to work that seeks to match its residents to jobs and promotes a workforce/ jobs balance.
Policy LU -1.5 Education and Life-Long Learning. Sustain and support a quality educational system for all ages and career paths, including coordination of new development with the provision of adequate schools. Also work with local partners, including but not limited to the Redondo Beach Unified School District (RBUSD), who provide life-long learning opportunities to ensure that the City’s residents and workforce have access to education at all stages of life.
Policy LU -1.6 Housing Incentives. Allow for lot consolidation on Housing Element sites and Incentivize quality infill residential development that provides a diversity of housing types and accommodates all income levels and age groups.
Policy LU-1.7 Homeownership Opportunities. Support innovative development policies to expand homeownership opportunities at all income levels.
Policy LU-1.8 Housing Affordability. Protect existing affordable units from being converted into market rate housing or other uses.
Policy LU -1.9 Employment Opportunities. Provide a broad spectrum of land uses and development that offer employment opportunities for current and future Redondo Beach residents.
Policy LU -1.10 Transit Oriented Development. Encourage job centers with a potential affordable workforce housing component in close proximity (within ¼ mile) to the bus transit center and current and future light rail stations.
Policy LU -1.11 Creation And Distribution of Parkland. Promote the creation of new open space and community serving amenities throughout Redondo Beach to achieve Required Parkland
Standard
See also the Open Space
and Conservation
Element, (Policy OS-1.1)
that requires a minimum
park acreage standard of
3 acres of parkland per
1,000 residents with the
intent to aspire to 5 acres
per 1,000 residents.
711
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-19
minimum parkland standards and to keep pace with the increase in multi-unit housing development. This policy includes specific prioritization of opportunities at the current power plant site and powerline right of ways. Additionally, the City will prioritize opportunities for parkland expansion in park-deficient areas.
Policy LU -1.12 Coastal Community. Provide land uses which reflect and capitalize on the City's location along the Southern California coastline. Accommodate coastal-related recreation and commercial uses which serve the needs of residents and visitors and are attractive and compatible with adjacent residential neighborhoods and commercial districts.
Policy LU -1.13 Public and Institutional Uses. Provide for the continuation of existing and expansion of 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 and other public land uses and facilities to support the existing and future population and development of the City.
Policy LU -1.14 Existing Commercial Uses in Residential Designations. Allow for the continuation neighborhood serving business and institutional uses currently existing in residential designations. Incentivize investment in, and improvements to, these uses, including maintenance, remodels or potential building additions.
GOAL LU-2 IDENTITY
A dynamic, progressive city containing self-sufficient, health-oriented, neighborhoods and commercial districts that foster a positive sense of identity and belonging among residents, visitors, and businesses.
Policy LU -2.1 Beach Culture. Ensure that new development and reuse projects protect existing Redondo Beach culture and identity and preserve and recognize unique neighborhoods and areas as the building blocks and character defining elements of the community.
Policy LU -2.2 Design Quality. Establish the expectation that new projects will exhibit a high level of design quality that is sensitive to and compatible with its adjacent neighborhoods and results in public spaces, outdoor dining, streetscapes, and developments that are attractive, safe, functional, distinct, and respectful of the architectural history of Redondo.
Policy LU -2.3 Context-sensitive Development. Design new projects to be compatible with adjacent residential structures and other areas designated for other categories of use provided that no substantial adverse impacts will occur.
Policy LU -2.4 City Image. Encourage land uses, development projects (public and private), and public art installations that promote the city’s image, identity, and history as a cultural, governmental, and business-friendly regional center. 712
Redondo Beach General Plan
2-20
Policy LU-2.5 Unique gateways. Celebrate the unique gateways to Redondo Beach by enhancing them with landscape treatments, signage, art or specialized roadway treatments.
Policy LU-2.6 Unique architectural design. Encourage the use of unique architectural features, facades, and outdoor spaces within Special Policy Areas to create distinctive districts in Redondo Beach.
Policy LU-2.7 Streetscape enhancements. Facilitate streetscape improvements, add pedestrian amenities that attract new uses, and revitalize the corridors.
Policy LU-2.8 Pedestrian access. For new development, encourage pedestrian access and create strong building entries that are primarily oriented to the street.
GOAL LU-3 COMPATIBILITY
Preserve and improve the character and integrity of existing neighborhoods and districts.
Policy LU-3.1 Compatible Uses. Foster compatibility between land uses to enhance livability and promote healthy lifestyles.
Policy LU-3.2 Context-Aware and Appropriate Building Design. We require appropriate building and site design that complements existing development and provides appropriate transitions and connections between adjacent uses to ensure compatibility of scale, maintain an appropriate level of privacy for each use, and minimize potential conflicts. For mixed-use (commercial and residential) require structures be designed to mitigate potential conflicts between the commercial and residential uses and provide adequate amenities for residential occupants.
Policy LU-3.3 Neighborhood Buffers. Encourage all commercial property owners bordering residential areas to mitigate impacts and use appropriate landscaping and buffering of residential neighborhoods, while considering the potential to provide access in the form of pass-throughs between the commercial corridors and adjacent residential neighborhoods.
Policy LU-3.4 Industrial Impacts. Mitigate the impacts that industrial and other non-residential uses which use, store, produce, or transport toxics, generate unacceptable levels of noise, air emissions, or contribute other pollutants have on the surrounding community.
Policy LU-3.5 Quality Design. Ensure new single and multi-family residential projects are consistent with the provisions outlined in City’s Objective Residential Standards and non-residential development along Artesia and Aviation Blvds. is consistent with the design guidance and policies within the AACAP.
Policy LU -3.6 Active Transportation. Invest in active transportation connectivity between commercial corridors/job centers and residential neighborhoods to encourage healthy lifestyles.
Residential Design
Guidelines (RDG) are
now Objective
Residential Standards
(ORS)
The City initiated (2022)
an update to its
Residential Design
Guidelines in response
to State mandates to
address housing
affordability and
streamlined processes
for residential projects.
RDG’s now ORS’s seek
to: achieve locally
compatible design
through objective design
standards; eliminate
uncertainties for
residential applicants by
removing subjectivity;
and encourage better
rojects by providing clear
illustrative design
guidance in the
standards.
713
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-21
Policy LU-3.7 Access to Transit. Support the location of transit stations and enhanced stops near the Galleria (along Hawthorne Boulevard) and North Tech District to facilitate and take advantage of transit service, reduce vehicle trips and allow residents without private vehicles to access services.
Policy LU-3.8 Corridor Connectivity. Recognize corridors as important cross-town thoroughfares that connect Redondo Beach, serve as transitions between neighborhoods, provide opportunities for local/neighborhood-serving retail and balance the needs of multiple transportation modes. Consider mid-block pass through between parking areas within the corridors and between the corridors and adjacent residential neighborhoods. Specifically target power line and transportation rights of way as pedestrian and bicycle corridors to connect amenities across the city and in nearby communities. Work with neighboring communities to integrate and connect these pedestrian and bicycle corridors across city boundaries.
Policy LU -3.9 Adequate Infrastructure. Evaluate individual new development proposals to determine if the proposals are consistent with the General Plan and the existing and planned capacities of public facilities and infrastructure improvements.
Where appropriate, require developers to pay the cost of studies needed to determine infrastructure capacity in conjunction with a proposed project and if there is a rational nexus that project impacts require additional capacity or upgrades of impacted infrastructure, require the physical improvements or their fair share contribution of necessary infrastructure.
Policy LU-3.10 Utility Corridors. Develop plans and programs for the reuse of infrastructure and utility properties and easements as they are currently managed and should they no longer be required for their currently intended primary use and operations. In particular, the City shall target these corridors to provide active and passive uses and recreational amenities including bicycle and pedestrian paths to create connectivity to city-wide amenities and amenities located in neighboring cities.
Policy LU-3.11 Civic engagement. Increase the amount and quality of community engagement throughout the planning, development, and operation of our developments throughout the city’sies varied communities.
GOAL LU-4 HEALTH AND VITALITY
A vibrant community that supports the healthy and active lifestyles of residents and visitors Policy LU-4.1 Quality of Life and Livability. Create an active, health-oriented community, that benefits from outdoor amenities and activities residents and visitors can enjoy due to the proximity to the coast.
Policy LU-4.2 Health and Land Use. Seek to incorporate health considerations into land use planning decisions in a manner that improves health and well-being.
Policy LU -4.3 Coastal Amenities. Promote and enhance the City’s coastal amenities such as its beaches, King Harbor and the Redondo Beach Pier that serve as landmarks and Open Space and
Conservation and
Circulation Elements
Additional policies
related to new open
space opportunities and
connectivity can be found
in the Open Space and
Conservation and
Circulation Elements.
Policies in these sections
explore connectivity to
amenities as well as the
different types of
connections (i.e.
pedestrian, bicycle,
transit) that should be
explored.
714
Redondo Beach General Plan
2-22
distinguishing features unique to the Ccity and also provide coastal access and coastal recreational opportunities for the community at large.
Policy LU-4.4 New Open Space and Parkland Opportunities. Preserve, invest in, and expand open space and parkland opportunities for active and passive recreational public and private open spaces. Work with future developments along commercial corridors and other nonresidential developments to create useable public open spaces to enhance the commercial neighborhood experience for residents and visitors alike.
Policy LU-4.5 Increased Physical Activity. Establish new opportunities for outdoor and indoor recreation as part of a comprehensive, integrated, and interconnected network of spaces and facilities, with a focus on underserved areas.
Policy LU-4.6 Connectivity. Facilitate bicycling and pedestrian linkages to parks, beaches, tourist destinations, recreational amenities, open spaces and parks, and commercial destinations via the City’s street, pedestrian, bicycle, and transit networks in a way that is visually appealing and safe to encourage local residents and visitors to minimize the use of automobiles. Focus on expanding connectivity through the addition of pedestrian and bike paths on public utility and transportation rights of way. Create additional mid block connections (pass throughs) from adjacent residential neighborhoods into commercial corridors and create connections between adjacent commercial businesses.
Policy LU-4.7 Health Partnerships. Build and maintain partnerships with the, health care providers, health promoting non-profits and community-based organizations to evaluate and implement land use projects in a manner that improves community health.
Policy LU-4.8 Health and the Built Environment. Look for opportunities to map and analyze the equal distribution of parks, open space and recreational activities to encourage physical activity and to ensure that people have equitable access to parks and open spaces within walking or biking distances.
GOAL LU-5 ENVIRONMENTAL SUSTAINABILITY
An environmentally aware community that utilizes tools, strategies and approaches that protect and minimizes the impacts to the City’s environmental resources.
Policy LU-5.1 Environmental Sustainability. Ensure that new development is sensitive to the City’s stewardship of the environment. Provide measures to minimize the impacts of future development on air quality, runoff, water use, trash generation (and its impacts on the ocean), noise, and traffic (including things such as exhaust generated from underperforming intersections.
Policy LU-5.2 Conservation and Re-use Strategy. Promote the use of water conservation and re-use as a strategy to lower the cost, minimize energy consumption, and maximize the overall efficiency and capacity of public and private water systems.
Encourage the installation of water storage, rain catchment and graywater Energy and Water Use
Policies related to energy
and water use can be
found in the Open Space
and Conservation
Element.
715
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-23
systems to support domestic and outdoor water needs. Avoid water reuse that could adversely affect the quality of groundwater or surface water.
Policy LU-5.3 Renewable Energy Facilities. To reduce or avoid conflicts, communicate and collaborate with affected ocean users, coastal residents and businesses, and applicants seeking state or federal authorization for the siting, development, and operation of renewable energy facilities.
Policy LU-5.4 Reclamation. Require renewable energy facility operators to restore the natural characteristics of a site when a project is decommissioned and removed.
Policy LU-5.5 Reduce Air Pollution. Require the siting of new industrial and sensitive land uses to follow buffer distances, to the extent feasible, recommended in the California Air Resource Board’s Air Quality and Land Use Handbook.
Policy LU5.6 Reduce Greenhouse Gas Emissions. Apply the strategies and approaches identified in the City’s Climate Action Plan to help reduce Greenhouse Gas Emissions.
Policy LU5.7 Preserve and Expand Native Habitat and Encourage Use of Native Plants for Landscaping. Continue to support the expansion of native bluff habitat along the waterfront. Continue to support reestablishment of native habitat in Wilderness Park. Continue to pursue wetlands and native habitat restoration at the power plant site and the adjacent powerline corridor. Ensure connectivity of native habitat, particularly habitat for the endangered El Segundo blue butterfly, with Torrance and Hermosa Beach. Redefine city plant and tree palettes to prioritize native plants. Apply the strategies and approaches to fund and incentivize expansion of native habitat and plants throughout the city on both public and private property.
Policy LU5.8 Expand Urban Forest. Develop a specific urban forest policy and related ordinances to ensure net expansion of tree canopy in the city. Define a tree palette that prioritizes use of native trees and shrubbery.
Policy LU5.9 Stormwater Recapture. Prioritize bioswales and other strategies to recapture storm water and infiltrate it in the aquifer. Develop policies and ordinance that requires the implementation of bioswales and similar strategies such as permeable surfaces to capture and infiltrate storm water from streets and development.
Redondo Beach
Climate Action Plan
Adopted in 2017, the City
of Redondo Beach, in
cooperation with the
South Bay Cities Council
of Governments,
developed a Climate
Action Plan (CAP) to
reduce Greenhouse Gas
(GHG) emissions within
the city. The City’s CAP
serves as a guide for
action by setting GHG
emission reduction goals
and establishing
strategies and policies to
achieve desired
outcomes over the next
20 years. Strategies
address land use and
transportation, energy
efficiency, solid waste,
urban greening, and
energy generation and
storage.
Native Habitat
See also the Open Space
and Conservation
Element policies that
address the
reintroduction of native
habitats in utility rightsof-way and encourage
the City’s collaboration
with other agencies to
achieve this.
716
Redondo Beach General Plan
2-24
GOAL LU-6 ECONOMIC SUSTAINABILITY
A financially healthy city with a balanced mix of land uses and special funding and financing districts that increase resources to invest in public facilities and services.
Policy LU-6.1 Responsible Development. Pursue responsible economic development opportunities that balance the needs of residents and businesses investing in our community, and are fiscally sustainable.
Policy LU-6.2 Prioritized Uses. Prioritize attraction of jobs generating office, institutional, and tech jobs in areas outside of the Coastal Zone. In Coastal Zone areas, prioritize visitor serving uses.
Policy LU-6.3 Business Incubator. Develop and implement land use strategies that facilitate the creation and development of new businesses, capture of current businesses searching for new facilities, and retention of existing businesses in Redondo Beach.
Specifically target businesses and uses that would reduce the workforce/jobs imbalance. Identify and take advantage of new business trends in surrounding communities.
Policy LU-6.4 Rehabilitate Properties. Promote rehabilitation of properties and encourage increased levels of capital investment to create a safe and attractive environment.
Policy LU-6.5 Tourism. Support opportunities for coastal tourism and events such as concerts and music festivals on the beach, and athletic competitions such as ocean swimming events and 10K runs that can draw additional visitors and infuse outside investment into Redondo Beach.
Policy LU-6.6 Hospitality Uses. Encourage expansion of the range and location of available lodging for both tourist and business visitors.
Policy LU-6.7 Service Industry Support. Identify opportunities to improve the availability of affordable housing and accessible transportation options for service workers that support the City’s hospitality and tourism trades.
Policy LU-6.8 Retail Goods and Services. Ensure a mix of retail businesses that provide the full continuum of goods and services for the community, and attract a regional customer base to generate revenue for the City.
Policy LU-6.9 Desired Development. Establish, review, and update standards as necessary to ensure desired development in Special Policy Areas is economically viable, reflects community desires, addresses Redondo Beach’s jobs/workforce imbalance, and maintains or enhances the fiscal well-being of the City.
Policy LU-6.10 Cost And Benefit Of Development. Balance the benefits of development with its fiscal impacts on the city and on quality of life for the community.
Policy LU -6.11 Fair Share of Costs. Require that new development pay its pro rata share of the costs of services and/or infrastructure required to support that development. 717
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-25
Policy LU-6.12 Business Retention and Expansion. Continuously improve two-way communication with the Redondo Beach business community and emphasize customer service to existing businesses, entrepreneurial enterprises, and desired types of uses.
Policy LU-6.13 Socioeconomic Trends. Continuously monitor, plan for, and respond to changing socioeconomic trends.
Policy LU-6.14 Development Projects. Require new development and redevelopment to create unique, high-quality places that add value to and are complimentary with the community.
Policy LU-6.15 Development Review. Require those proposing new development and redevelopment to demonstrate how their projects will create appropriately unique, functional and sustainable places that will compete well with their competition within the region.
Policy LU-6.16 Protection of Investment. Require that new development and redevelopment protect existing investment by providing architecture and urban design of equal or greater quality.
Policy LU-6.17 Private Maintenance. Require adequate maintenance, upkeep, and investment in private property because proper maintenance on private property protects property values.
Policy LU-6.18 Impact Fees. Require new development to pay its proportionate share of the cost of providing and/or upgrading public facilities and services impacted by new development through impact fees.
Policy LU-6.19 Assessment Districts. Encourage the use of special assessments as a way to address public improvements (i.e., parks, undergrounding utilities, landscape, lighting, signage, street furniture, or other public improvements) in concert with new development.
Policy LU-6.20 Prioritize Institutional Uses. Develop a program to attract new institutional uses in close proximity to Redondo business districts. The goal is to develop a weekday customer base for local businesses while developing the city reputation as a high tech center and incubator for coastal Los Angeles County.
Policy LU-6.21 Job centers, corporate campuses, and transit oriented job centers. Address jobs/workforce imbalance by creating opportunities and an environment that attracts new high end business campuses and job centers, thus reducing the number of Redondo Beach workforce population who commute to other cities to work and providing weekday customers to frequent Redondo Beach business corridors.
Policy LU-6.22 Home Based Businesses. Encuorage Encourage and incentivize the creation of new home-based businesses to support job creation in the City and to help reduces commuter trips in and out of the City.
718
Redondo Beach General Plan
2-26
GOAL LU-7 HISTORIC PRESERVATION
Historic buildings, streets, landscapes and neighborhoods, as well as the story of Redondo Beach’s people, businesses, and social and community organizations, are preserved and serve as a point of civic pride and identity for the community.
Policy LU-7.1 Historic landmarks and districts. Encourage the voluntary designation of potentially historic resources as landmarks or historic districts.
Policy LU-7.2 Protect designated landmarks and districts. Continue to use the Certificate of Appropriateness process for reviewing applications to demolish or alter designated landmarks and for projects within designated historic districts and in proximity to landmark properties.
Policy LU-7.3 Public and institutional facilities. Consider the designation of potentially historic public or institutional resources under threat of demolition or deterioration.
Policy LU-7.4 Adaptive reuse and sustainable development. Promote historic preservation as sustainable development and encourage adaptive reuse of historic or older properties.
Policy LU-7.5 Historic resources as cultural tourism. Promote historic places and cultural tourism as an economic development strategy.
Policy LU-7.6 History and cultural heritage. Support and encourage efforts to document and share the cultural heritage and history of Redondo Beach.
Policy LU-7.7 Culturally inclusive planning. Ensure that historic preservation planning is culturally inclusive and reflective of the unique background and diversity of neighborhoods in the city.
Policy LU-7.8 Incentives and technical assistance. Provide assistance to owners of potentially eligible and designated historic properties with tools and incentives to maintain historic resources. Consider providing restoration assistance to owners of historic sites and/or structures in return for agreements or deed restrictions prohibiting their destruction or alteration inconsistent with their historic character. Continue to provide Mills Act Agreements to owners of historic sites to maintain, rehabilitate, and preserve the character defining features of historic properties.
Policy LU-7.9 Salvage architectural features or materials. Encourage the preservation or reuse of historic architectural features on site or within the community. 719
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-27
2.3 Special Policy Areas
The Land Use Element has identified seven areas of the City that warrant special policy direction due to the special role they play in the City either as a gateway, corridor, district or activity center. The purpose of identifying these areas is to create additional policy direction to preserve or enhance the special character of these areas. The following sections provide unique guidance for the following areas:
North Redondo Tech District (SPA-1)
Artesia Boulevard (SPA-2)
Aviation Boulevard (SPA-3)
Galleria (SPA-4)
North PCH (SPA-5a)
Central PCH (SPA-5b)
Torrance Boulevard (SPA-5c)
South PCH (SPA-6)
Riviera Village (SP-7)
A Note on AES and the Waterfront
King Harbor, the historic “endless” pier, and the historic Old Salt Lake wetlands make Redondo Beach unique amongst the South Bay Beach Cities. We enjoy the only harbor in the 26 miles of coastline between Marina Del Rey and LA Harbor. Our historic “endless” or “horseshoe” pier is unique on the California coast.
At the time of the General Plan update, it was uncertain what potential land use changes at the Waterfront and existing AES site should be discussed, if any. As a result, and consistent with the direction provided in the Open Space and Conservation Element, no land use changes to either area are proposed at this time and the City will maintain the current zoning standards for each location. This is also the reason that neither site was identified in the Land Use Element as a Special Policy Area during the current update. On December 31, 2023, AES officially closed the generating station, which operated for more than 100 years in Redondo Beach.
In the future, both AES and the Waterfront will require special focused planning efforts associated with any proposed any potential redevelopment of the sites, particularly in light of the permanent shut down of the power plant. In addition, the City will continue to maintain communications with property owners, and in the case of AES, state energy regulators, regarding the status of activities related to both sites.
When timing is appropriate, the City will identify a strategy and process for reuse or preservation of each area.
Source: Daily Breeze
720
Redondo Beach General Plan
2-28
NORTH REDONDO TECH DISTRICT (SPA-1)
Home to some of the City’s largest employers, the North Redondo Tech District is envisioned as a transit-oriented employment-generating industrial center of innovation in a campus-like atmosphere that also incorporates supportive retail and hospitality uses adjacent to the freeway. On the north side of the freeway, south of Marine Ave., approximately 8.03 acres of the commercial area also allows for the possibility of new residential uses as it also is designated as a Residential Overlay area, giving the property owner the option of how to develop the property.
The Green Line Transit Station at Marine Avenue (at the northern edge of this SPA) provides a connection to a growing regional light rail network that is planned to be extended further south adjacent to the Galleria and onto a terminus near Torrance City Hall. The City of Redondo Beach supports locating any extension of the metro line within the Hawthorne Boulevard right-of-way.
Policy Direction
Goal. A thriving jobs center of innovation that has regional transit connectivity.
Jobs Center. Maintain existing employers and attract new innovative industrial, technology, manufacturing and commercial uses to bolster the jobs available to local residents.
Retail Nodes. Create commercial nodes at key intersections and adjacent to the freeway to provide retail uses that are complementary to the jobs generating uses in the area.
Residential Flexibility. Allow for the flexibility to utilize limited commercial spaces in the SPA with the Residential Overlay designation for higher density residential uses.
North Redondo Jobs Generators
Northrop Grumman is a global aerospace, defense and
security company located in Redondo Beach that
provides support to the U.S. government, principally the Department of Defense and intelligence community.
Photo: CivicCouch.com
721
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-29
ARTESIA BOULEVARD (SPA-2)
The Artesia Corridor will be the “Main Street” of North Redondo, providing an identifiable, safe, attractive, and inviting place to serve residents’ and visitors’ unique needs, while also fostering prosperous small businesses. As the primary corridor that serves North Redondo, the uses in this area are predominantly commercial. Existing residential uses may remain, but no new residential or mixed-use (residential over retail) development will be permitted along the corridor. Artesia Boulevard corridor allows up to 1.50 FAR within the AACAP. Prioritization of uses on Artesia Boulevard are envisioned as:
West End - Aviation Boulevard to SCE Easement. A mix of retail and office with an emphasis on restaurant with outdoor dining (should be priority).
East End - SCE Easement toward Galleria. Office uses will be strongly encouraged and prioritized in this segment to help transition autooriented uses from the Galleria to pedestrian-oriented (neighborhood serving) uses along Artesia.
Policy Direction
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. Attract and retain a mix of retail, restaurant and office businesses that serve the community (adjacent residential neighborhoods) and attract visitors.
Placemaking. Activate, reenergize and revitalize the corridor through thoughtful placemaking efforts that create active streetscapes and enjoyable pedestrian experiences with creative public spaces, outdoor dining, landscaping, and an active public arts program.
Connected Identity. Identify storefront, sidewalk, signage, façade improvements, and public art to create a defined and connected design character along the corridor. Identify the gateways into the Artesia corridor and transition and connect the corridor to the Galleria at South Bay (Social District).
Increased Access. Enhance walking, bicycle and transit access, with improved bus shelters and recessed access points, to the area to provide improved access, and when feasible, mid-block pass throughs, to local residents in adjacent neighborhoods by improving connectivity and the travel experience through the corridor with safer, more convenient facilities.
Artesia & Aviation Corridors Area Plan
(AACAP)
The City adopted the Artesia & Aviation Corridors
Area Plan (AACAP), on December 8, 2021, that
further details the programs and design guidelines to
guide future development along Artesia and Aviation
Boulevards, including architectural and streetscape
design guidelines, parking strategies, options for new
bike lanes, public art programs and outdoor dining
strategies. The document serves as a series of
actionable “next steps” that the City is pursuing to
stimulate economic investment and activity in the
corridor.
722
Redondo Beach General Plan
2-30
Parking. Integrate creative parking solutions including shared parking, parking structures, flexible parking development standards, elimination of required parking, and other strategies to incentivize investment and remove impediments in the corridor. Encourage pedestrian access between currently separated onsite parking lots. Economic development. Facilitate and encourage redevelopment and reinvestment in private property through activities such as expedited permitting, flexible development standards for targeted uses, low-cost loans, or establishment of a Business/Parking Improvement District.
723
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-31
AVIATION BOULEVARD (SPA-3)
Aviation Boulevard includes a mix of unique and varied small businesses that provide service, office, retail, and restaurant uses. It is connected to the Artesia Corridor (separated by a neighborhood commercial shopping center at the intersection of Aviation and Artesia Boulevards) and contains two medium density multi-family (RMD) areas fronting the corridor: one at the corner of Artesia Boulevard and the other between Goodman and Stanford Avenues.
As part of the Artesia & Aviation Corridors Area Plan (AACAP), it was determined that the character of Aviation Blvd should remain as a primarily small-scale neighborhood serving commercial district and that the multi-family residential was also an appropriate mix of uses for the area. As future development and revitalization occurs, the adopted AACAP will provide more detailed guidance to visually improve and activate the corridor and to link uses to the surrounding residential areas, similar to Artesia Boulevard.
Policy Direction
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. Attract and support local serving businesses that facilitate connections to the surrounding neighborhoods. Neighborhood connectivity. Actively create physical and visual connections to the neighborhoods adjacent to Aviation Blvd. through design, streetscape or mobility improvements to generate local activity and minimize vehicular trips.
Cohesive identity. Identify storefront, sidewalk, signage, public art and façade improvements to create a connected design character along the corridor.
Increased Access. Enhance walking, bicycle and transit access to the area for local residents by improving connectivity and the travel experience through the corridor with safer, more convenient facilities.
Parking. Integrate creative parking solutions including shared parking, parking structures, elimination of required parking, pedestrian access between separate onsite parking lots, and other strategies to incentivize investment in the corridor.
Economic development. Facilitate and encourage redevelopment and reinvestment in private property through activities such as expedited permitting, low-cost loans, or establishment of a Business/Parking Improvement District.
Relationship to Artesia Blvd. and AACAP
The Aviation Blvd. corridor is smaller and less centrally located in the City, than Artesia Blvd. As such, the
aspirations for Aviation Blvd. are very similar to Artesia Blvd. from a connectivity, placemaking and activity
center perspective, but are scaled back to be consistent with its secondary role in the corridors. It is intended to create a pleasant and safe pedestrian realm that
prioritizes access to local businesses for nearby
residents. The AACAP document outlines several
implementation actions to achieve this.
724
Redondo Beach General Plan
2-32
GALLERIA (SPA-4)
The Galleria Special Policy Area is envisioned as a transit-oriented center of commerce and creativity with a focus on regional commercial and residential uses on the Galleria site, an industrial flex uses south of the Galleria Mall, and higher-density housing throughout in areas identified with a Residential Overlay designationfor high (RH) and very high (RVH) density residential use, mixed use (housing required) (MU-H), and mixeduse transit center (housing required) (MU-TCH). The Industrial Flex area is envisioned an integrated mix of light industrial and commercial and/or office uses such as: commercial, research and development, incubator space, creative or technology based businesses, offices, hotel, and supporting commercial uses.
A planned extension southward of the Green Line from Manhattan Beach Blvd. is anticipated to include a future Transit Station adjacent to this SPA along Hawthorne Boulevard, which will provide a connection ultimately planned to extend further south with a terminus near Torrance City Hall. The area west of the Galleria Mall allows for a limited amount of high and very high density residential, with more limited commercial uses more housing or mixed-use development fronting Artesia Blvd. Approximately 10.72 acres of the Industrial Flex area south of the Galleria Mall is also designated as a Residential Overlay Area, allowing for the option of developing the properties with residential uses.
Policy Direction
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. Create a regional hub of commercial activity and an innovative jobs center supported by limited high density residential opportunities.
Connectivity to Transit. Link future development to the future Metro Station stop to foster regional connectivity and alternative transportation options.
Transmission Corridors. Facilitate and enhance east west connections through the transmission easement, especially to schools and other public facilities.
Projects Approved in the Galleria SPA
The City approved revitalization of the Galleria in
January of 2019 which included 300 residential units
and renovation of the existing mall with new retail
space, a hotel and an expansive outdoor public open
space area (the Great Lawn) inclusive of a new skate
park. This SPA folds in that project and identifies
additional opportunities for development in the area as also identified in the Housing Element.
725
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-33
PCH NORTH (SPA-5A), PCH CENTRAL (SPA-5B) AND TORRANCE BLVD. (SPA-5C) PCH North
PCH North will foster a mix of office and neighborhood commercial uses on both sides of PCH in support of the adjacent residential neighborhoods.
PCH Central
PCH Central is the Spine of South Redondo, projecting “Beach Town Vibes” with lower-profile buildings, identifiable, safe, attractive, and inviting places to serve residents’ and visitors’ unique needs, while also fostering prosperous small businesses.
Torrance Blvd.
Torrance Boulevard provides an eastern gateway into the City and serves as the entryway to the City’s pier and waterfront. A mix of smaller scale neighborhood serving commercial uses are proposed at the eastern end of this corridor with larger scale medical office and a mix of general commercial uses approaching Pacific Coast Hwy.
In doing so, it will help to maintain the lower scale commercial adjacent to the residential uses near Torrance Blvd in the eastern area (reflecting the existing scale of commercial) and allow for increases in commercial development where the larger medical offices exist approaching the higher density residential and more intense commercial uses near PCH.
Policy Direction
Goal. Corridors that are neighborhood serving and provide visual gateways, connectivity and access into the City.
Gateways. Create gateways, that include public art, to demark the east-west entry into Redondo Beach and the entries into the “districts” created by PCH North and PCH Central. Gateways should help define the greater Redondo Beach brand as well as create distinctive areas along the PCH corridor.
Neighborhood Character. Maintain and revitalize/redevelop the small scale “unique” commercial uses that define the “Beach Town” character and support both the visitor and nearby residential neighborhoods, especially in PCH Central.
Housing Opportunities & Religious Facilities. Allow for the redevelopment of existing religious uses into high density residential consistent with established housing policies (Housing Element). Create safe connections between the corridor and adjacent residential.
726
Redondo Beach General Plan
2-34
Neighborhood Connectivity. Seek opportunities to create connections, including pedestrian pass-throughs and safe bicycle access, from the adjacent high density residential neighborhoods into the corridor.
Pedestrian Improvements. Identify opportunities to enhance the pedestrian experience through creative storefronts, signage, and landscaping.
727
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-35
PCH SOUTH (SPA-6)
PCH South is the southern gateway into the City and the entryway into the Riviera Village. PCH South projects a more urban version of the City’s “Beach Town Vibes” with higher-profile buildings, and attractive visitor serving hotels, restaurants, offices and adjacent higher density residential that combine into identifiable, safe, attractive, and inviting places to serve residents’ and visitors’ unique needs, while also fostering prosperous small businesses.
Policy Direction
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 and MU-H only) that will support the visitor and high density residential neighborhoods within and adjacent to the corridor. Gateways. Create gateways, that include public art, to demark the southern entry into Redondo Beach and the entries from the corridor into Riviera Village. Gateways should help define the greater Redondo Beach brand as well as the distinct Riviera Village. Visitor Support. Encourage the development of hospitality and enhance pedestrian and bicycle access along the corridor and to the Riviera Village and beaches.
Neighborhood Connectivity. Seek opportunities to create connections, including pedestrian pass-throughs and safe bicycle access, from the adjacent high density residential neighborhoods into the corridor.
Quality of Design. Develop design guidelines that will provide direction for building design, outdoor spaces, public signage, streetscape, public art and landscape improvements consistent with the character of the area and the transitions from the corridor into the Riviera Village and adjacent high density residential neighborhoods.
728
Redondo Beach General Plan
2-36
RIVIERA VILLAGE (SPA-7)
Riviera Village has long been one of Redondo Beach’s most neighborhood-oriented and walkable mixed use districts. Its pedestrian orientation, collection of small shops, restaurants and offices and low rise buildings with sidewalk frontage all serve to create an active village character.
At its core, Riviera Village has a small town “main street” feel with a continuous line of shops fronting sidewalks and diagonal on-street parking. As the activity center of south Redondo Beach, the intent is to preserve and enhance the mix of community-serving uses, scale of development and overall character of Riviera Village to ensure it will be an appealing local gathering space in the future.
Policy Direction
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), and limited residential (MU-1 only) that will provide ongoing activity during various hours of the day and that reinforces the notion of a central gathering space in south Redondo.
Pedestrian Activity. Encourage the development of outdoor dining and other sidewalk-oriented uses. Allow for parkettes as determined consistent with enhancing the “Village like” environment and supporting pedestrian activities.
Quality of Design. Develop design guidelines that will provide direction for building design, outdoor spaces, public signage, streetscape, public art and landscape improvements consistent with the character of the area.
Parking. Seek opportunities to develop centralized and flexible parking solutions including use of public spaces for businesses, as well as shared and subterranean parking.
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 of flat 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. 729
Land Use Element
PUBLIC HEARING DRAFT July 2024, with subsequent updates shown as strike through and underline June 2026 2-37
This Page Intentionally Left Blank
730
Link to Article XXVII Traffic Study and Land Use Analysis https://www.redondo.org/departments/community_development/article_xxvii_o f_the_city_s_charter/index.php
731
Administrative
Report
P.1., File # 26-0776 Meeting Date: 7/7/2026
To: MAYOR AND CITY COUNCIL
From: JANE CHUNG, ASSISTANT TO THE CITY MANAGER
ELIZABETH HAUSE, COMMUNITY SERVICES DIRECTOR
TITLE
DISCUSSION AND POSSIBLE ACTION REGARDING THE NAMING OF THE HERONDO OPEN
SPACE PARK AREA LOCATED AT HERONDO STREET AND CATALINA AVENUE
EXECUTIVE SUMMARY
On July 16, 2026, the Mayor and City Council directed staff to return with a discussion item regarding the naming of the Herondo open space park area located at Herondo Street and Catalina Avenue.
Recent park naming examples include Gateway Parkette in 2016 (via Resolution No. CC-1609-089) and the Ito Family Open Space, which was renamed from Flagler-Ripley Parkette in 2021 (via Resolution No. CC-2107-077).
Naming and renaming actions have typically been completed through City Council resolution. Staff is seeking City Council direction on identifying the name for the new Herondo open space park area and following direction would return with a resolution for City Council consideration of approval on July 14, 2026.
This action is independent of the Strategic Plan Goal 5.2 objective to establish a Mayor and City Council Subcommittee to develop a City Park and City Facility renaming policy. Staff anticipates scheduling the proposed policy discussion in late summer or fall.
BACKGROUND
In 2019, Southern California Edison (SCE) completed a Method of Service study confirming that power lines within the 190th Street right of way could be removed or relocated following the retirement of the AES power plant. This determination created an opportunity for the City to evaluate the corridor for potential passive open space development. In 2021, the City initiated discussions with SCE regarding the licensing of approximately 5.1 acres of right of way along Herondo Street and Catalina Avenue, an area that had been largely underutilized aside from occasional overflow parking and construction staging.
A License Agreement with SCE was negotiated to allow the City to develop two parcels along Herondo Street and Catalina Avenue into a passive park space. The Agreement commenced on June 1, 2022, with a five-year term. The project was designed to create a traversable public area featuring decomposed granite pathways and native landscaping. Full development of the site is expected to occur in two phases, with Phase 1 addressing improvements on the upper/eastern portion of the site and Phase 2 addressing the western portion of the property to North Francisca