GENERAL PLAN LAND USE
ELEMENT UPDATE
Community Development Department
July 7, 2026
Overview
1. Review of Prior Decisions
2. Summary of General Plan – Land Use Element Update
• Guiding Principles and Vision
• Policies
• Land Use Designation and FAR
• Special Policy Areas
3. Land Use Changes Subject to Article XXVII
4. Recommend to Include the Housing Element Update in the Article XXVII Traffic Analysis Related to the Proposed General Plan Modifications
5. 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
2 Previous City Council Decisions
1. August 5, 2025 - Expressed support for increasing the FAR from 0.6 to 1.5 along Artesia and Aviation to incentivize commercial reinvestment.
Reviewed zoning ordinance to effectuate change in FAR along with rooftop dining.
2. 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 through incentives while promoting a voluntary historic designation process.
3. January 20, 2026 - Discussion on the allowed building 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. 3 Previous City Council Decisions (continued)
4. 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.
5. May 5, 2026 - The City Council adopted amendments to the 6th Cycle 2021- 2029 Housing Element and associated Zoning Ordinance. 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 and Mixed-Use zoning designations.
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Redondo Beach GP Vision 2050 & Guiding Principles
• Quality of Life & Beach Culture
• Small Town Feel
• Community & Family
• Preservation of Neighborhoods
• Mobility
• Beach, Harbor & Waterfront
• Culture & Education
• Business & Technology
• Civic Engagement
• Updated Land Use Map
• Updated definitions
• Special Policy Areas -NEW
• Health and Vitality Goals and
Policies - NEW
• Environmental and Economic
Sustainability Goals and Policies -NEW
• Historic Preservation Goals and Policies -
NEW
6 Land Use Element Updates
• 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.
7 Goal LU-1 - Balance
• 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 -6.6 Hospitality Uses. Encourage expansion of the range and location of available lodging for both tourist and business visitors. 8 Goal LU-6 – Economic Sustainability
Land Use Designations and Floor Area Ratio (FAR)
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Special Policy Areas (SPAs)
North Redondo Tech District (SPA-1)
Goal. A thriving jobs center of
innovation that has regional transit
connectivity.
• Jobs Center
• Retail Nodes
• Residential Flexibility
11 Artesia Boulevard (SPA-2)
Goal: An active and revitalized corridor that
serves at the “main street” of North Redondo
through the thoughtful implementation of
placemaking, mobility, parking, land use and
economic development strategies. The
reorientation from commuter-serving to
serving and supporting the adjacent and
surrounding residential neighborhoods.
• Mix of Uses
• Placemaking
• Connected Identity
• Increased Access
• Parking
• Economic development
12 Aviation Boulevard (SPA-3)
Goal: An active and revitalized corridor that
provides local serving commercial and office
uses and prioritizes improvements that
generate connectivity to the surrounding
neighborhoods through thoughtful
implementation of placemaking, mobility,
parking, land use and economic development
strategies.
• Local business center
• Neighborhood connectivity
• Cohesive identity
• Increased Access
• Parking
• Economic development
13 Galleria (SPA-4)
Goal. A mixed-use transit node that
serves as a regional draw for
commercial uses and a center for
new innovative jobs and high
density housing.
• Regional Hub
• Connectivity to Transit
• Transmission Corridors
14 PCH North (SPA-5A), PCH Central (SPA-5B), and Torrance Blvd. (SPA-5-C)
Goal. Corridors that are neighborhood
serving and provide visual gateways,
connectivity and access into the City.
• Gateways
• Neighborhood Character
• Housing Opportunities & Religious
Facilities
• Neighborhood Connectivity
• Pedestrian Improvements
15 PCH South (SPA-6)
Goal
Maintain the South PCH corridor as a neighborhood serving commercial district and the primary visitor-serving
hospitality location in south Redondo with safe pedestrian and bicycle access to the Riviera Village and beaches. • Mix of Uses. Encourage a variety of uses: Hospitality, commercial service, retail and restaurant, office, and
high density residential (MU-1 only)
• Gateways. Create gateways, that include public art • Visitor Support. Encourage the development of hospitality and enhance pedestrian and bicycle access.
• Neighborhood Connectivity. Seek opportunities to
create connections, including pedestrian pass-throughs
and safe bicycle access.
• Quality of Design. Develop design guidelines that will provide direction for building design, outdoor spaces
.
16 Riviera Village (SPA-7)
Goal
Maintain Riviera Village as a low-density, local
serving commercial district, that is identifiable
as a distinct “Village like” environment
characterized by a high level of pedestrian
activity. • Mix of Uses. Encourage a variety of uses:
commercial, office (second floor and to the
rear only-medical office exempt)
• Pedestrian Activity. Encourage the
development of outdoor dining and other
sidewalk-oriented uses.
• Quality of Design. • Parking. Seek opportunities to develop centralized and flexible parking solutions.
Land Use Changes – Subject to Article XXVII
1. AACAP (C2/C2-PD/CN) - 0.6 to 1.5
FAR
2. Industrial Zones - 0.7 to 1.0 FAR
3. PCH - Portions re-zoned from C2 to
C4 – 0.5 to 1.0 FAR
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1. Provide direction on the LUE and Zoning Ordinance modifications to consider for administrative approval by August 4, 2026
2. 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
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3. Provide direction on the scope of the Article XXVII related ballot measure to be scheduled for the November 3, 2026 general election.
The 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
19 RECOMMENDATIONS
2) Setting a FAR limit in the Public Institutional Zones which includes all City, School District, and BCHD properties.
Options
a. Combining the all LUE 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. c. Separate and defer the decision on the PI Zone FAR limits to a later date, as part of a future election cycle.
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