To: MAYOR AND CITY COUNCIL
From: MARC WIENER, COMMUNITY DEVELOPMENT DIRECTOR
TITLE
title
PUBLIC HEARING TO CONSIDER THE INTRODUCTION AND FIRST READING OF ORDINANCES TO AMEND TITLE 10, CHAPTERS 2 (ZONING AND LAND USE) AND 5 (COASTAL LAND USE PLAN IMPLEMENTING ORDINANCE) OF THE REDONDO BEACH MUNICIPAL CODE PERTAINING TO ARTICLE 8 NONCONFORMING USES AND STRUCTURES, ADOPTION OF A RESOLUTION FORWARDING THE AMENDMENT TO THE COASTAL LAND USE PLAN IMPLEMENTING ORDINANCE TO THE CALIFORNIA COASTAL COMMISSION FOR CERTIFICATION AND APPROVAL, AND APPROVAL OF A CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) EXEMPTION FOR THE PROPOSED AMENDMENTS IN ACCORDANCE WITH THE CEQA GUIDELINES
PROCEDURES:
1. Open the public hearing, take testimony from staff and other interested parties, and deliberate;
2. Close the public hearing;
3. Approve the Introduction of Ordinance No. 3327-26 and Ordinance No. 3328-26, and Adopt Resolution 2611-104.
INTRODUCE BY TITLE ONLY ORDINANCE NO. 3327-26 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDONDO BEACH, CALIFORNIA, AMENDING TITLE 10, CHAPTER 2, SECTIONS 10.2-2000, 10.2-2002, 10.2-2204 AND ADDING A NEW SECTION 10.2-2005 PERTAINING TO NONCONFORMING USES AND STRUCTURES AND DETERMINING SUCH AMENDMENTS AS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT FOR FIRST READING AND ADOPTION
INTRODUCE BY TITLE ONLY ORDINANCE NO. 3328-26 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF REDONDO BEACH, CALIFORNIA, AMENDING TITLE 10, CHAPTER 5, SECTIONS 10.5-2000, 10.5-2002, 10.5-2004 AND ADDING A NEW SECTION 10.5-2005 PERTAINING TO NONCONFORMING USES AND STRUCTURES AND DETERMINING SUCH AMENDMENTS AS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT FOR FIRST READING AND ADOPTION
ADOPT BY TITLE ONLY, RESOLUTION NO. 2611-104, A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDONDO BEACH, CALIFORNIA, FORWARDING TO AND REQUESTING CERTIFICATION BY THE CALIFORNIA COASTAL COMMISSION OF AMENDMENTS TO THE COASTAL LAND USE PLAN IMPLEMENTING ORDINANCE, TITLE 10, CHAPTER 5, 10.5-2000 THROUGH 2006 PERTAINING TO NONCONFORMING USES AND STRUCTURES AND DETERMINING SUCH AMENDMENTS AS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, WHICH IS INTENDED TO BE CARRIED OUT IN A MANNER FULLY IN CONFORMITY WITH THE COASTAL ACT; AND PROVIDING THAT THE AMENDMENTS TO THE CITY’S LOCAL COASTAL PROGRAM WILL TAKE EFFECT AUTOMATICALLY UPON COASTAL COMMISSION APPROVAL PURSUANT TO PUBLIC RESOURCES CODE SECTION 30514 AND TITLE 14, SECTION 13551 OF THE CALIFORNIA CODE OF REGULATION FOR FIRST READING AND ADOPTION
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EXECUTIVE SUMMARY
As part of the City's 2026 General Plan Update and the 6th Cycle Housing Element implementation, zoning changes resulted in certain legally established residential, commercial, and industrial uses becoming nonconforming. In response to concerns regarding the ability of affected property owners to maintain, improve, and reconstruct existing structures, and to finance and insure impacted properties, the City Council directed staff to prepare amendments to Article 8 (Nonconforming Uses and Structures) of the Redondo Beach Municipal Code.
On September 1, 2026, the City Council reviewed the proposed amendments and expressed support for providing greater flexibility for affected properties, including allowing continued use, alterations, additions, and reconstruction. The amendments also include provisions to streamline the review of minor improvements, expand administrative approval authority, and clarify regulations governing the discontinuation of nonconforming uses. Following the City Council's direction, staff presented the proposed amendments to the Planning Commission for review on October 15, 2026. The Commission unanimously recommended approval of the proposed actions.
Staff recommends the City Council approve the introduction of the ordinances amending Title 10, Chapters 2 and 5 of the Municipal Code and authorize staff to proceed with the necessary Local Coastal Program Amendment for regulations applicable within the Coastal Zone.
BACKGROUND
During its October 29, 2024 review of the General Plan Land Use Element, the City Council considered the potential impacts of proposed zoning changes on existing properties that would become nonconforming. The Council directed staff to develop regulations allowing these properties to continue their legally established uses and also provide flexibility for future improvements, additions, and reconstruction.
The subsequent 2026 General Plan Update formally rezoned portions of S. Pacific Coast Highway, Torrance Boulevard, and Artesia Boulevard from residential to commercial zoning. Separately, implementation of the 6th Cycle Housing Element rezoned certain commercial and industrial properties to high density residential and mixed-use zones (Housing Element Housing Sites), resulting in additional legal nonconforming uses.
On September 1, 2026, staff presented proposed amendments to the City’s legal nonconforming uses and structures regulations addressing properties affected by these zoning changes, including expanded allowances for alterations, additions, and reconstruction following involuntary destruction of up to 100 percent of a structure. Additional amendments were proposed to streamline administrative review, encourage property reinvestment, address insurance concerns, and clarify the discontinuation of nonconforming uses. The City Council unanimously supported the proposed approach and directed staff to proceed with the ordinance amendments.
On October 15, 2026, the Planning Commission considered the proposed amendments to Title 10, Chapter 2, Sections 10.2-2000 through 10.2-2006 (Zoning and Land Use), and Chapter 5, Sections 10.5-2000 through 10.5-2006 (Coastal Land Use Plan Implementing Ordinance). The Planning Commission voted unanimously (7-0) to recommend City Council approval and initiation of the Local Coastal Program Amendment process with the California Coastal Commission. The Planning Commission also recommended clarifying that residential properties rezoned to commercial retain the development and use allowances permitted under their previous zoning designations. Since that time, staff has updated the Zoning Ordinance to more expressly identify that these residential properties are “afforded the same development and land use rights that were available under the prior zoning regulations.” The prior residential zoning districts that apply to the subject properties are identified within the recitals of the Zoning Ordinance.
PROPOSED LEGAL NONCONFORMING CODE AMENDMENTS
The proposed amendments are intended to provide greater development flexibility for legally established nonconforming properties, encourage reinvestment of existing structures, and streamline the review of minor improvements. The principal amendments are summarized below:
• Residential Properties Affected by the 2026 General Plan Update: Allows reconstruction, structural alterations, and additions if the improvements do not adversely impact surrounding properties and allows modifications that comply with the pre-existing zoning standards. Modifications, additions, and reconstruction of the nonconforming residential structures are afforded the same development and land use rights that were available under the prior zoning regulations.
o The affected properties are located along central PCH, Torrance Boulevard, and portions of west Artesia Boulevard.
• Commercial/Industrial Properties Affected by 6th Cycle Housing Element: Allows alterations, repairs, and additions up to 25 percent of existing floor area under pre-existing zoning standards, without adverse impacts on surrounding properties.
o These properties are limited to the City’s 6th Cycle Housing Element “Housing Sites”.
• Minor Alterations and Additions: Allows certain structural alterations and minor additions involving nonconforming uses to be reviewed and processed through an Administrative Design Review procedure rather than the current procedure which requires Planning Commission Design Review.
• Discontinuation Standard: Clarifies that a nonconforming use loses its legal nonconforming status only when a conforming use replaces a nonconforming use rather than simply being discontinued for two years, which is not supported by California case law.
• Administrative Authority: Allows the Community Development Director to approve minor deviations from the nonconforming regulations subject to Administrative Design Review where applicable.
If approved, the Ordinances amending Redondo Beach Municipal Code (RBMC) Title 10, Chapter 2 Section 10.2-2000 through 2006 (Inland) and chapter 5 Section 10.5-2000 through 2006 (Coastal) Nonconforming Uses and Structures would require second reading and adoption on December 8, 2026. The amendments for Chapter 5 would then be forwarded to, and require certification from, the California Coastal Commission and would become effective immediately following Coastal Commission approval. Failure to adopt the ordinances would result in no change to the City’s current Nonconforming Uses and Structures regulations.
ENVIRONMENTAL STATUS
The proposed amendments are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 (Class 5 - Minor Alterations in Land Use Limitations), as the amendments constitute minor modifications to land use regulations governing existing nonconforming uses and structures and would not result in changes to the underlying land use designations or permitted density. The amendments are also exempt pursuant to CEQA Guidelines Section 15061(b)(3) (Common-Sense Exemption), as it can be seen with certainty that there is no possibility that the proposed regulatory amendments would have a significant effect on the environment.
Future development projects proposed pursuant to the amended regulations would remain subject to applicable project-level environmental review requirements.
COORDINATION
The administrative report was prepared in coordination with the City Manager’s Office. The City Attorney’s Office reviewed and approved the draft Ordinances as to form.
FISCAL IMPACT
There is no fiscal impact associated with the approval of the proposed ordinances. The staff effort required to produce the documents is included in the Adopted FY 2026-27 Budget for the Community Development Department and City Attorney’s Office.
APPROVED BY:
Mike Witzansky, City Manager
ATTACHMENTS
• Ord - No. 3327-26 Amending Title 10, Chapter 2 (Inland Zoning Regulations)
• Ord - No. 3328-26 Amending Title 10, Chapter 5 (Coastal Zoning Regulations)
• Reso - No. CC-2611-104 - Requesting Certification by the California Coastal Commission for Amendments to the Coastal Land Use Plan Implementing Ordinance Title 10, Chapter 5 Section 10.5-2000 through 2006
• Reso - Planning Commission Resolution No. 2026-10-PCR-12 (Redlined), October 15, 2026