Redondo Beach City Council
August 4, 2026

Land Use Element
DRAFT July 2022
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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.

RESOLUTION NO. CC-XXXX-XXX

REDONDO BEACH GENERAL PLAN LAND USE ELEMENT UPDATE
"Exhibit A"
Redondo Beach General Plan
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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 Land Use Element
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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.

Redondo Beach General Plan
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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).

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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).

Redondo Beach General Plan
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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.

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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 Redondo Beach General Plan
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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.

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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
Redondo Beach General Plan
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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 Land Use Element
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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.

Redondo Beach General Plan
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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 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 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.

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Figure 2.1: Land Use Plan
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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.

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Land Use Element
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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.

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.

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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.

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.

Land Use Element
HEARING DRAFT June 2026
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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.

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.

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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.

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.

Land Use Element
HEARING DRAFT June 2026
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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.

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
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
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.

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.

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.

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.

Redondo Beach General Plan
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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.

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.

Redondo Beach General Plan
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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.

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.

Redondo Beach General Plan
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