To: PLANNING COMMISSION
From: Marc Wiener, Community Development Director Sean Scully, Planning Manager John Ciampa, Senior Planner
TITLE
title
A PUBLIC HEARING TO CONSIDER RECOMMENDING THAT THE CITY COUNCIL ADOPT AMENDMENTS TO TITLE 10, CHAPTERS 2 (ZONING ORDINANCE) AND 5 (COASTAL LAND USE PLAN IMPLEMENTING ORDINANCE) OF THE REDONDO BEACH MUNICIPAL CODE PERTAINING TO ARTICLE 8 NONCONFORMING USES AND STRUCTURES SECTIONS 10.2-2000 THROUGH 2006 (INLAND) AND SECTION10.5-2000 THROUGH 2006 (COASTAL).
RECOMMENDATION
1. OPEN THE PUBLIC HEARING AND TAKE TESTIMONY, RECEIVE AND FILE ALL DOCUMENTS AND CORRESPONDENCE ON THE PROPOSED ORDINANCES;
2. ACCEPT ALL TESTIMONY FROM STAFF AND PUBLIC AND DELIBERATE;
3. CLOSE THE PUBLIC HEARING;
4. ADOPT THE ATTACHED RESOLUTION NO. 2026-10-PCR-12 RECOMMENDING THAT THE CITY COUNCIL ADOPT THE CEQA EXEMPTION DECLARATION, AND 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 AMENDMENTS TO THE NONCONFORMING USES AND STRUCTURES REGULATIONS:
ADOPT BY TITLE ONLY RESOLUTION NO. 2026-10-PCR-12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF REDONDO BEACH, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL AMEND TITLE 10 CHAPTER 2 ZONING AND LAND USE OF THE REDONDO BEACH MUNICIPAL CODE AND APPROVE LOCAL COASTAL PROGRAM AMENDMENT TO AMEND CHAPTER 5 COASTAL LAND USE PLAN IMPLEMENTING ORDINANCE PERTAINING TO AMENDMENTS TO THE NONCONFORMING USES AND STRUCTURES SECTION 10.2-2000 THROUGH 2006 (INLAND) AND SECTION10.5-2000 THROUGH 2006 (COASTAL) AND ADOPT FINDINGS/EXEMPTIONS THAT THE AMENDMENT IS EXEMPT FROM THE CALIFORNIA ENVIRONEMENTAL QUALITY ACT (CEQA).
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EXECUTIVE SUMMARY
As part of the 2026 General Plan Update and 6th Cycle Housing Element implementation, zoning amendments were implemented in some instances that resulted in the creation of legal nonconformities, meaning existing structures and uses allowed under the prior zoning ordinance no longer complied with current zoning requirements. This issue was first discussed by the City Council on October 29, 2024, where they directed staff to draft amendments to Article 8 (Nonconforming Uses and Structures) to provide greater flexibility to maintain, repair, improve, allow additions, and reconstruct legally established structures and uses that would be made nonconforming by the zoning and land use changes.
These recent zoning changes created legal nonconforming conditions in several areas of the City including some of the commercial corridor areas. The 500, 600, and 700 blocks of S. Pacific Coast Highway (PCH) were rezoned from Residential High Density (RH) to Commercial (C-2). The block along Torrance Boulevard between S. Irena Avenue and S. Juanita Avenue was rezoned from Single-Family Residential (R-1) to Commercial (C-2), and the 1900 and 2000 blocks of Artesia Boulevard were rezoned from Mixed Use (MU-1) to Commercial (C-2). Additionally, commercial and industrial properties identified through implementation of the City’s 6th Cycle Housing Element were rezoned to residential, resulting in legal nonconforming status for existing commercial and industrial uses.
In the assessment of the Article 8 Nonconforming Uses and Structures, staff identified additional amendments to streamline the review process, allow for property investment, expand the reconstruction allowance to address insurance challenges, and clarify when a nonconforming use is abandoned.
On September 1, 2026, staff presented a draft Zoning Ordinance amendment that reflected the City Council’s past guidance to allow flexibility in the nonconforming regulations to address properties impacted by the recent zoning changes. The proposed zoning ordinance amendments provide flexibility for the impacted residential properties by allowing the existing homes to remain and make improvements and additions subject to the pre-existing residential zoning standards until redevelopment to a commercial use. Separately, commercial properties made nonconforming by the Housing Element implementation rezonings would be permitted to undergo structural alterations and limited additions (25%) of existing gross square footage. The Council expressed support for the proposed amendments and opportunities for continued use and reinvestment in existing homes and businesses that were now made legal nonconforming as a result of recent Genera Plan amendments and Housing Element implementation. Following the discussion, the City Council unanimously directed staff to prepare the final ordinance amendment.
The Council directives have now been incorporated into the draft Planning Commission Resolution in strikethrough and underline text. Pursuant to Government Code § 65854, staff is requesting that the Planning Commission review and recommend that the City Council approve the draft Zoning Ordinances. Additionally, the Planning Commission can include recommendations for adjustments to the proposed Zoning Ordinance amendments for the City Council’s consideration.
BACKGROUND
A summary of the proposed amendment is provided below that reflects City Council’s direction from September 1, 2026, for the Nonconforming Use and Structure regulations:
• 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 to comply with the pre-existing zoning standards.
• 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.
• Minor Alterations and Additions: Allows certain structural alterations and minor additions involving nonconforming uses or structures to be reviewed through Administrative Design Review rather than requiring Planning Commission Design Review.
• Discontinuation Standard: Clarifies that a nonconforming use loses its legal nonconforming status 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.
Collectively, the amendments provide reasonable flexibility for legally established properties while maintaining the City's long-term objective that new development and uses conform to current zoning requirements.
Attached to this Administrative Report is the Planning Commission Resolution that includes the specific draft amendments to RBMC “Section 10.2-2000 through 2006 (inland) and Section10.5-2000 through 2006 (coastal) as underline and strikethroughs. Additionally, the Resolution includes all the required findings for amending the City’s Zoning Ordinance.
ENVIRONMENTAL
The Planning Commission will also consider recommending that the City Council adopt findings/exemptions that the amendment is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 (Class 5 - Minor Alterations in Land Use Limitations), because the amendments to the nonconforming regulations constitute minor alterations to land use regulations governing existing nonconforming uses and structures that would not result in changes in land use or density; and, pursuant to CEQA Guidelines Section 15061(b)(3) (Common-Sense Exemption), because it can be seen with certainty that there is no possibility that adoption of the amendments may have a significant effect on the environment. Furthermore, future development projects proposed pursuant to the amended development standards will be subject to project-level review in accordance with CEQA.
ATTACHMENTS
1. PC Resolution No. 2026-10-PCR-12
2. City Council September 1, 2026 Agenda Report
3. City Council September 1, 2026 Minutes