To: MAYOR AND CITY COUNCIL
From: SEAN SCULLY, ACTING COMMUNITY DEVELOPMENT DIRECTOR
TITLE
title
RECEIVE AND FILE THE 2023 GENERAL PLAN AND HOUSING ELEMENT ANNUAL PROGRESS REPORTS TO BE SUBMITTED TO THE STATE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AND THE STATE OFFICE OF PLANNING AND RESEARCH
end
EXECUTIVE SUMMARY
Changes in State law (Government Code Section 65400), effective January 1, 2018, require all cities, including charter cities (which had been exempt prior to 2017), to provide an annual progress and status report to the legislative body (Mayor and City Council) on its General Plan. A separate report is also now required on the City’s progress implementing its Housing Element. These reports are required to be submitted to the State Office of Planning and Research (OPR) and the State Department of Housing and Community Development (HCD) by April 1 of each year. This administrative report includes attachments of the City’s annual reports and provides a summary of their content.
BACKGROUND
The General Plan Annual Progress Report (APR), excluding Housing Element information, is not required to be prepared in any particular format or on any standardized forms. OPR has issued general guidelines to assist local governments with the development of the General Plan APR, but the guidelines are intentionally general to allow maximum flexibility in form and content. OPR’s stated purpose of the General Plan APR is to “… explain how land use decisions (during the 12-month reporting period) relate to adopted goals, policies, and implementation measures of the General Plan. The General Plan APR is not required to incorporate all of the elements and “need not be an elaborate and time-consuming task.”
In keeping with the general parameter’s outlined in OPR’s “Guidelines”, the scope of the “2023 General Plan APR” briefly presents a summary of the following topics:
• Status of the City’s Current General Plan
• Chronology of the City’s Current General Plan
• Updates to the General Plan since 1992
• 2016 General Plan Update (Ongoing) Status/Progress/Schedule Forward
• 2023 Capital Improvement Program - Consistency with the General Plan
• Zoning Ordinance-General Plan Amendments in 2023
• Development Projects Summary 2023 (Planning Division)
This report demonstrates that the existing General Plan continues to be applied and implemented while an update of the City’s General Plan is underway.
The Housing Element Annual Progress Report, is prepared through the use of specific standards, forms, tables, and definitions adopted by HCD. The actual forms and tables that constitute the City’s 2023 Housing Element Annual Progress Report to be submitted to the State are attached.
The Housing Element APR tables generally document residential development each calendar year and track the City’s progress implementing the Goals, Policies, and Programs contained in the current Housing Element. The tables also track the City’s progress in developing residential units in the various income categories pursuant to the City’s Regional Housing Needs Allocation (RHNA).
Per recent changes in State Law (Assembly Bill 879 and Senate Bill 35) the housing tables have been expanded and not only track the number of housing permits issued but also seeks to track all phases of the housing development process including planning entitlements, building permit plan check, and when residential units are issued a Certificate of Occupancy. Additionally, this 2023 Housing Element APR now requires recipients of Local Early Action Planning (LEAP) grants to annually report by April 1 of the year following receipt of those funds on the status of proposed uses in the application. The City’s LEAP grant award was for $300,000 and includes some funding for the ongoing General Plan update, the recent Housing Element update, the recent update of the City’s Accessory Dwelling Unit (ADU) ordinance and the General Plan update EIR.
Although not required reporting for inclusion in the 2022 Housing Element APR, the City also received Senate Bill 2 (SB2) Grant funding in the amount of $310,000 which is supporting the City’s ongoing effort to update and transform the City’s Residential Design Guidelines into Residential Objective Development Standards and Guidelines that will provide more clear guidance for all of the City’s future residential development.
The final two sections of this report serve to frame the City’s robust, unique, and diverse housing environment:
• Housing Element Annual Progress Report 2023 - Summary
o The “Summary” section will provide a brief synopsis of the tables to be filed with HCD
o Includes the table illustrating the City’s progress through 2023 of permits issued towards Redondo Beach’s Regional Housing Needs Allocation - Permitted Units Issued by Affordability
• Housing 2023 - Community Context, Characteristics, Types, and Environment
o This section documents the City’s historical and continued commitment to identifying ways in which the housing needs of existing and future resident populations can be met
Not included in this year’s General Plan Annual Progress Report (not required by the State) is a summary of the results of the City’s annual “Housing Vacancy Survey.” Due to staffing limits, the issuance and review of the 2023 survey has been delayed. Results are expected later in 2024. This survey is required pursuant to Redondo Beach Municipal Code (RBMC) 10-2.1610 and 10-5.1610 (Residential Condominium Conversions), in order to determine if the conversion of residential apartments to condominiums can be permitted in 2024. In order for the City to permit an apartment (residential rental property) to convert to a residential condominium project (residential for sale property) the citywide residential vacancy rate must be greater than 6%. Since this survey has been required, the City has not had a residential vacancy rate in excess of 6%. The residential vacancy rate was 4.66% in 2020, 2.48% in 2021, and 3.34% in 2022. If the 2023 residential vacancy rate exceeds 6%, staff will inform the City Council.
Status of the City’s Current General Plan
As measured against all applicable General Plan statutory requirements, the City of Redondo Beach’s current General Plan is legally compliant, complete, and adequate. This includes the City’s Housing Element. The City’s Housing Element was adopted on July 5, 2022 in accordance with the procedures in state law and substantially complies with state law. In a letter dated September 1, 2022, the California Department of Housing and Community Development affirmed that the City’s Housing Element is in full compliance with state law.
Chronology of the City’s Current General Plan
In early 1988, the City of Redondo Beach, in an effort to account for and reflect the changes in it’s physical, economic, social, and political character, formally initiated the process of updating its 1964 comprehensive General Plan.
The City’s current General Plan was largely adopted on May 26, 1992.
The City's goals in the 1988 - 1992 effort were to carry out an inclusive planning process that would:
1. Define and analyze the conditions and issues currently facing the community
2. Integrate these issues with goals, objectives, and policies to address concerns expressed by local citizens, business people, and public administrators
3. Generate a comprehensive new General Plan that could guide local development, policy, and resource management into the twenty-first century
The scope of the 1988 - 1992 plan update process included a complete revision of five of the seven required elements of the previous General Plan:
• Land Use
• Circulation
• Noise
• Housing
• Safety
The two remaining required elements: Conservation, and Open Space, were only reviewed and revised to ensure that they met the latest established state guidelines for internal consistency of General Plans.
Updates to the General Plan since 1992
A General Plan has an approximate “shelf life” of 20-25 years. With that understanding, OPR recommends that a General Plan be “revisited” every 5 years. Additionally, two of the mandated seven (7) elements, Housing and Safety, are now required by State statute to be updated on more regular intervals. Both the Housing and Safety Element must be updated concurrently every eight years. Redondo Beach was on a four-year Housing Element cycle. With the adoption of the City’s updated Housing Element on July 5, 2022, and its certification by HCD on September 1, 2022, the City of Redondo Beach is on an eight-year Housing Element cycle moving forward. The Circulation Element although not required to be updated on a specific schedule, typically needs more regular updates as it references SCAG’s Regional Transportation Plan/Sustainable Communities Strategy which is updated on a four-year cycle.
To remain compliant with General Plan statutory requirements, both the Housing and Circulation Elements have recently been updated. The Housing Element and Circulation Elements were comprehensively updated in November 2009, and the Housing Element was further updated in 2014 and 2017, and again most recently on July 5, 2022. A draft updated Safety Element was presented to, reviewed, and recommended for approval by the City’s Public Safety Commission on February 23, 2022.
Although there has not been a comprehensive update to the entire General Plan since its adoption in 1992, the 2009 effort was robust and substantial. The following is a summary of the scope of the 2009 update:
• A 33 Member Citizens’ Growth Management and Traffic Committee (CGMTC) was formed and met for 18 months through 2009
• The CGMTC completed comprehensive updates to the City’s Housing and Circulation Elements of the General Plan
• The Committee closely examined all potential future development under the established land use and development standards, including all potential commercial, industrial, residential, and mixed-use development
• Amendments to existing land use and development standards to focus, guide, and direct revitalization were made as a result of that process including changes to the City’s mixed-use zoning districts to reduce allowable height, to require public open space and to expand office uses
o Recommendations to reduce the allowable mixed-use density from 35 units/acre to 30 units/acre and to transfer that density to areas well-served by transit were not implemented due to the cost of a public vote requirement
2016 General Plan Update (Ongoing) Status/Progress/Schedule Forward
On October 4, 2016, the City Council authorized updates to the “Land Use Element” and the “Open Space and Conservation Elements” of the City’s General Plan and the preparation of the required environmental impact report (EIR). The scope of the General Plan update has since been broadened to also include an update of the City’s Safety and Noise Elements, the City’s Local Hazard Mitigation Plan (adopted 2020), and the development of the “Artesia/Aviation Corridor Area Plan” (adopted 2020). The update to the City’s Local Hazard Mitigation Plan, and Safety Element, were assigned to the City’s Public Safety Commission.
On November 15, 2016, the City Council adopted a Resolution forming a 27-member General Plan Advisory Committee (GPAC) which set forth its composition, duties, and responsibilities in support of the General Plan Update. The GPAC’s membership as of their final meeting was 21.
Since their initial meeting on April 27, 2017, the GPAC conducted twenty-eight meetings, with their final meeting on January 31, 2024.
The GPAC completed the following:
• Development of the City’s draft “Vision Statement” and “Guiding Principles”
o Since approved by the City Council
• Development of the City’s draft Artesia/Aviation Corridor Area Plan
o Since adopted by the City Council on December 8, 2020
• A recommended draft Land Use Plan
o Since revised and approved by the City Council over the course of multiple meetings with motions at their meetings on May 11, 2021, May 18, 2021, and June 15, 2021
• Completion of an updated draft General Plan document inclusive of the following
o Consistently reformatted General Plan document
§ New “Introduction” with adopted “Vision Statement” and “Guiding Principles”
§ Elements that are not being updated (Utilities Element) have also been reformatted
o Updated draft Land Use Element with Goals, Policies, and “Special Policy Areas”
§ PCH
§ Riviera Village, etc.
§ Includes new Historic Resources Goal and Policies
o Updated draft Open Space & Conservation Element with Goals and Policies
§ Formerly the Parks & Recreation Element
§ Includes new Public Viewshed Goals and Policies
o Updated draft Noise and Safety Elements
§ Formerly the Environmental Hazards/Natural Hazards Element
o Comprehensive Implementation Measures for each of the updated Elements
§ Each updated Policy has one or more updated Implementation Measure
Additionally, the City’s Public Safety Commission has completed the following:
• Approval of the City’s draft Local Hazard Mitigation Plan on October 21, 2019
o Since approved by Cal OES and FEMA and adopted by the City Council on July 7, 2020
• A recommendation of approval of the City’s updated draft Safety Element on February 23, 2022
In addition to the GPAC’s twenty-eight meetings, and the Public Safety Commission’s meeting, there have also been three community wide workshops, the first on November 17, 2018, another on February 27, 2020, and another to review the GPAC’s recommended draft Land Use Plan on April 7, 2021. Two more community workshops are planned before the formal General Plan Update public hearing process is initiated with the Planning Commission and the City Council later this year.
The next community workshop is scheduled for Wednesday March 20, 2024 in the 2nd Floor Conference Room of the Main Library and will focus on the draft General Plan document and Land Plan. The final public workshop is planned for the end of April (2024) and will focus on the accompanying updates to the City’s Zoning Ordinance and Local Coastal Plan required by the adopted Housing Element “programs” and for consistency with the draft General Plan update.
The outline below provides the planned schedule for the remaining General Plan Update work program.
General Plan Update: Community Meetings/PC and CC Meetings/Citywide Vote - 2024
• Community Meeting #4: Presentation of GPAC’s recommended draft updated General Plan Land Use, Noise, Safety, and Open Space and Conservation Elements document and the City Council’s draft Land Plan
o Wednesday March 20, 2024, 6:00 PM in the 2nd Floor Conference Room of the Main Library
• Community Meeting #5: Presentation of draft Zoning Ordinance and Local Coastal Plan amendments required for implementation of the Housing Element and consistency with the draft General Plan update
o Exact date TBD. Targeting end of April in the 2nd Floor Conference Room in the Main Library
• Planning Commission and City Council Meetings: Public Hearings to review and adopt the updated General Plan and Land Use Plan (Summer 2024)
• Citywide Vote and Coastal Commission Review (Fall/Winter 2024)
General Plan Update: Environmental Impact Report - 2023-2024
• Work ongoing, with draft environmental document to be released for public comment in Summer 2024
• Project description/scope includes all general plan update “change areas” and covers those “change areas” subject to Article XXVII of the City Charter
2023 Capital Improvement Program
Contained within the City’s annual Capital Improvement Program are projects and their associated funding mechanisms that are required by State Law (Government Code Section 65401) to be consistent with the City’s General Plan.
As approved by the Planning Commission at their public meeting on May 19, 2023, and subsequently adopted by the City Council, the City’s Capital Improvement Program (CIP) is determined consistent with the adopted General Plan of the City. Examples of the types of projects within the CIP are listed below and demonstrate consistency with General Plan Goals and Policies in many of its Elements (Land Use, Circulation, Utilities, and Conservation, Recreation, and Parks, Open Space, etc.):
• Sewer Improvement Projects (Partial List of Examples)
o Alta Vista Sewer Pump Station Design/Construction
o Portofino Way Sewer Pump Station Design and Rebuild
o Yacht Club Way Sewer Pump Station Construction
o Sanitary Sewer Facilities Rehabilitation
• Drainage Improvement Projects (Partial List of Examples)
o Drainage Improvement projects - Construction
o Green Street Improvements
o Enhanced Watershed Management Program (EWMP) Implementation
o Santa Monica Bay Near/Offshore Debris TMDL
• Street Improvement Projects (Partial List of Examples)
o Artesia Boulevard Property Acquisition
o Artesia Boulevard Intersection Safety Improvements
o Bicycle Plan Grant - Citywide Bike Facilities
o Bus Bench and Shelter Replacement Program, Phase 2
o Citywide Traffic Signal Upgrades - Prospect Avenue Corridor
o PCH Arterial Improvement Study/Design/Construction
o Bicycle Plan Grant - Beryl Street Bike Lanes
o Bicycle Plan Grant - Citywide Bike Facilities
o Bicycle Transportation Plan Implementation
o Sidewalk Improvements & Repairs
o Traffic Calming Improvements - Citywide
• Waterfront Improvement Projects (Partial List of Examples)
o Moonstone Park Master Plan Design & Construction
o Relocation of Boat Launch - Assessment/Conceptual/Design/Site Acquisition
o Replacement of Hand Launch Dock and Components
o Harbor Dredging - Construction
o Basin 3 Seawall Improvements
o Pier Deck & Piling Structure Repair
o Sea Level Rise Preparation Master Planning
o Pier Parking Structures Critical Repair & Structure Security
• Park Improvements (Partial List of Examples)
o Regional Restroom Improvements
o Wilderness Park Improvements
o Dominguez Park Dog Park Improvements
o Pickleball Court Feasibility Study
o Play Surface Replacement at Anderson, Perry, Turtle & Aviation
• Public Facility & General Improvement Projects (Partial List of Examples)
o City Facility Roof Replacement
o City Fueling Station Replacement - Design Build
o Civic Center Window Storefront Improvement
o Electric Vehicle Charging Infrastructure
o Transit Center
Not all the above noted projects were completed in calendar year 2023, but all are in some phase of development and all serve to implement the City’s General Plan Goals, Policies, and Implementation Measures within the Land Use, Circulation, Safety, and Open Space and Conservation Elements, etc.
Zoning Ordinance-General Plan Amendments
The City adopted eleven amendments to its Zoning Ordinance/Zoning Ordinance for the Coastal Zone in 2023:
1. Ordinance 3252-23 and 3253-23 - Amending zoning and land use (inland and coastal respectively) pertaining to setbacks of accessory structures and other projections in all zones (patio covers and mechanical equipment) (February 21, and March 21, 2023)
2. Ordinance 3257-23 - Amendments to the zoning ordinance to activate and make consistent the Artesia & Aviation Corridors Area Plan concerning entitlement procedures, floor area ratio, office development standards, signage, access/wall standards, outdoor retail and dining, and usable public open space (July 18, 2023)
3. Ordinance 3259-23 and 3260-23 - Amendments to the zoning ordinance and zoning ordinance for the coastal zone adopting and implementing the City’s “Objective Residential Standards” (September 19, 2023)
4. Ordinance 3261-23 - Amendments to the zoning ordinance to implement Artesia & Aviation Corridors Area Plan parking regulations (September 5, 2023)
5. Ordinances 3263-23 -Amendments of the inland zoning ordinance pertaining to general food sales and incidental sales to include alcoholic beverages at service stations with the issuance of a CUP (September 19, 2023)
6. Ordinance 3264-23 and 3265-23 - An amendment/update to the City’s Accessory Dwelling Unit regulations in the inland and coastal zones to be consistent with the most recent changes in the State’s Accessory Dwelling Unit laws (October 17, 2023)
7. Ordinance 3266-23 and 3267-23 - Adoption of the City’s Senate Bill 9 inland and coastal zoning ordinance to allow urban lot splits and two-unit residential development in the R-1 and R-1A Zones (November 21, 2023)
The City processed/approved one (1) General Plan Amendment with the adoption of the Zoning Ordinance amendments to “activate” the Artesia/Aviation Corridors Area Plan on July 18, 2023.
Development Projects Summary 2023 (Planning Division)
Over 150 projects were formally processed and approved by the Planning Division (lead agency) during calendar year 2023 (146 in 2022, 207 in 2021, 172 in 2020, 161 in 2019, and 145 in 2018). All of the 2023 projects were deemed consistent with applicable General Plan and Zoning Ordinance requirements. The following is a brief summary of the various discretionary and ministerial permits processed and approved by the Planning Division in 2023:
• Sixteen projects requiring Planning Commission, Harbor Commission, Preservation Commission, and City Council approvals such as Conditional Use Permits, Coastal Development Permits, Certificate of Appropriateness/Landmark Designations, Appeals of Directors Decisions, Planning Commission Design Reviews, Variances, and Subdivisions
• Eleven Ordinance Adoptions including ADU updates, SB9 regulations, service station uses amendments, AACAP activation and parking amendments, Objective Residential Standards implementation, and amendments to setback for accessory structures.
• Administrative Design Review Permits
o Eighteen 2-3 Unit Condominium Projects (projects included demolition of existing units) (40 units)
o Two administrative reviews of other residential projects
• Certificates of Appropriateness - Historic Property Renovations/Landmark Designations (Historic Preservation Commission) (4)
• Coastal Development Permits and Emergency Permits (7) and Exemptions-Waivers (7)
• Entertainment Permits (4)
• Modifications (6)
• Administrative Amendments to Discretionary Permits (14)
• Temporary Use Permits (15)
• Tobacco Retail Permit Renewals (30)
• Zoning Letters (8)
• Administrative Use Permit (2)
• Overlap Parking (2)
• Massage Business Permits (6)
• Staff Review of a Major Development Project
o Plan check review of the Galleria Revitalization Project, Phase 1A and 1B
o Preliminary Application Review - Beach Cities Health District Healthy Living Campus
The above summary list does not include hundreds of other projects reviewed by the Planning Division in 2023 as part of its support of ministerial permits issued by other Departments, most notably the City’s Finance Department (Business License reviews), Building Division, and the Public Works Department.
Also, not included in the list above are the twenty to thirty daily general inquiries from residents, business owners/operators, and the general public (via phone, in person at the Planning Division front counter, and emails submitted to planningredondo@redondo.org <mailto:planningredondo@redondo.org>) fielded by the Planning Division in their provision of public information services.
In support of the City’s issuance of business licenses, building, and encroachment permits, and the provision of public information services, the Planning Division routinely applies the applicable policies and development regulations within the General Plan and Zoning Ordinance.
Not listed separately but of importance were the number of ADU’s reviewed and approved by the Planning Division. For calendar year 2023 forty-seven permits were issued for ADU’s. In comparison, fifty-two were issued in 2022, and thirty-four ADU approvals were issued in calendar year 2021.
Housing Element Annual Progress Report 2023 - Summary
California Government Code section 65400 requires that each city and county, including charter cities starting in 2017, prepare an APR on the status of the Housing Element of its General Plan and progress in its implementation using specific forms and definitions adopted by the State Department of HCD.
These forms and instructions, originally adopted by HCD on March 27, 2010, have been updated to incorporate new annual progress reporting requirements pursuant to Chapter 374 Statutes of 2017 (Assembly Bill 879) and Chapter 366, Statutes of 2017 (Senate Bill 35) which now not only track the number of housing permits issued but also seek to track all phases of the housing development process including planning entitlements, building permit plan check, and when residential units are issued a Certificate of Occupancy.
Attached to this report are the series of tables that constitute the State’s required format for a Housing Element Annual Progress Report. All of the attached tables will be submitted to HCD via email. The Housing Element Annual Progress Report is also required to be submitted to the State’s OPR.
The following is a basic description of each of the tables that comprise the “Annual Housing Element Progress Report.” Following the list below is Table B, which summarizes by income category and calendar year all the housing units constructed since October 2021:
• Table A: Housing Development Applications Submitted
• Table A2: Annual Building Activity Report Summary - New Construction, Entitled, Permits, and Completed Units
• Table B: Regional Housing Needs Allocation Progress - Permitted Units Issued by Affordability
• Table C: Sites Identified or Rezoned to Accommodate Shortfall Housing Need (NA to City of Redondo Beach currently)
• Table D: Housing Element Program Implementation Status pursuant to Government Code section 65583
o A brief summary of an example of a Housing Element Program is provided below
• Table E: Commercial Development Bonus Approved pursuant to Government Code section 65915.7 (NA to City of Redondo Beach during current Housing Element Cycle)
• Table F: Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code Section 65583.1, subdivision (c)(2) (NA to City of Redondo Beach during current Housing Element Cycle)
• Table G: Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of (this table must only be filled out if the housing element sites inventory contains a site which is or was owned by the City, and has been sold, leased, or otherwise disposed of during the reporting year) (NA to City of Redondo Beach during current Housing Element Cycle).
• Table H: Locally owned surplus sites (NA to City of Redondo Beach during current Housing Element Cycle)
• LEAP Reporting: This table provides an update and status of the proposed tasks listed in the City’s LEAP grant award
Housing Element Program Implementation - Example
Within the City’s recently adopted and HCD certified 6th Cycle Housing Element 2021-2029 are eighteen “Programs” that seek to preserve and enhance the City’s residential programs and opportunities to better serve all segments of the City’s population. Below is a brief summary of just one of the “Programs.” For a comprehensive listing and description (with status) of all the City’s Housing Element Programs see Table D.
Program 9: By-Right Approval for Projects with 20% Affordable Units
Pursuant to AB 1397, passed in 2017, the City will amend the Zoning Ordinance to require by-right approval of housing development that includes 20%of the units as housing affordable to lower income households, on sites being used to meet the 6th cycle RHNA that meet the following:
• Reusing of nonvacant sites previously identified in the 5th cycle Housing Element (see Appendix B)
• Rezoning of sites where the rezoning occurs pass the October 15, 2021 statutory deadline
By-right means that the City review must not require conditional use permit, planned unit development permit, or other discretionary review or approval.
The City is preparing to include this subject ordinance amendment with the zoning ordinance consistency program required with the adoption of the City's General Plan Update that includes the amendment of the City's General Plan Land Use Map for the purposes of meeting the City's RHNA. A contract with the City's General Plan Update consultant was recently amended and approved, March 12, 2024, that will include this specific Ordinance. A public workshop with the proposed ordinance is planned for April/May 2024 with public hearings before the Planning Commission and City Council in the summer of 2024. Consideration of adoption is anticipated in the fall of 2024.
Housing Units Constructed and Income Category Information - Table B and ADUs
The tables that constitute the Housing Element Annual Progress Report are fairly straightforward in how they quantify and categorize housing unit development with the exception of ADUs. As standard housing development occurs it is either market rate or it is deed restricted to be affordable. However, in the case of ADUs, there is some ambiguity in terms of which income category they belong. Anecdotally, it is reasonable to assume that many, if not most, would qualify in one of the three income categories below “market rate,” either “moderate,” “low,” or “very low” as many are “gifted” (free rent) to family members and most are very small in size, warranting much lower than market rate rents, however without data to support this assumption the State has been reluctant to count Accessory Dwelling Units as “affordable” and credit their development towards a jurisdiction’s below market rate RHNA obligations. In an effort to clarify this ambiguity, SCAG conducted an analysis in order to provide local governments with assumptions for ADU affordability that can be used to assign ADUs to income categories for the purpose of the 6th Cycle Housing Element and Housing Element Annual Progress Reports going forward.
Below is SCAG’s approved affordability assumptions for ADU’s that Redondo Beach shall utilize for purposes of RHNA and Housing Element Annual Progress Reports going forward. It is important to note that SCAG has worked closely with the State HCD and these ADU affordability assumptions have been approved by HCD for use by local jurisdictions. Additionally, Table B above has been adjusted/updated to reflect SCAG’s determined affordability assumptions identified in the table below.
|
SCAG’s Final Affordability Assumptions - Accessory Dwelling Units* |
|
Income Category |
LA County I (Includes Redondo Beach) |
|
Extremely Low |
15% |
|
Very Low |
2% |
|
Low |
43% |
|
Moderate |
6% |
|
Above Moderate |
34% |
* Approved by HCD
Housing 2023 - Community Context, Characteristics, Types, and Environment
Redondo Beach has long embraced its responsibility to provide housing for all segments of the community. Historically the City was predominately a single family suburban residential community with commercial corridors to support the service and retail needs of surrounding neighborhoods. This is evidenced in the lot size and land use patterns of the City's zoning map. ln review of the City's zoning map there are numerous examples of lot sizes and lot patterns that appear identical; however, the zoning of these seemingly identical subdivisions is now a mix of R-1 (Single Family Residential) and R-2/R-3 (Multiple Family Residential).
Over prior decades Redondo Beach has converted/up-zoned a majority of its originally planned single family residential neighborhoods into multiple family zoned and developed neighborhoods. This is unique in the South Bay Cities Council of Governments (SBCCOG) subregion. Many of the surrounding jurisdictions within the SBCCOG subregion have taken a different approach, as evidenced by their current zoning maps that largely preserve much of their Single-Family Residential zones/neighborhoods, resulting in a much smaller percentage of their residentially zoned properties having multiple family designations and densities.
Below is a table which illustrates the City of Redondo Beach's balanced approach, via zoning, to the development of diverse housing types over recent decades. Redondo Beach's current mix of residentially zoned neighborhoods is 65% multiple family densities/zoning designations and only 35% single family residentially zoned densities.
|
Redondo Beach Mix of Residential Zoning: 65% Multi-family Density - 35% Single-family Density |
|
Zone |
Density |
Area (Acres) |
Percent |
|
R-1 (Single Family) |
8 DU/AC |
752.87 |
35% |
|
R-1A (Small Lot Single Family Zoning with a Multiple Family Density) |
16 DU/AC |
121.69 |
6% |
|
R-2 (Multiple Family) |
15 DU/AC |
472.00 |
22% |
|
R-3, RMD, RH1-3, R-MHP (Multiple Family) |
Up to 28 DU/AC |
702.08 |
33% |
|
MU-1-3, CR (Mixed Use) |
Up to 35 DU/AC |
101.50 |
5% |
|
Total |
|
2,150 |
100% |
Below is a table followed by a graph with comparative percentages of single-family zones versus multiple family zones/densities for Redondo Beach, Torrance, Hermosa Beach, Manhattan Beach, and El Segundo (South Bay Cities), which clearly demonstrates the City of Redondo Beach's responsible approach to meeting existing housing needs over recent decades.
|
South Bay Cities % Mix of Residential Zones |
|
Redondo Beach |
Torrance |
Hermosa Beach |
Manhattan Beach |
El Segundo |
|
% SFR* Zone |
% MFR** Zone |
% SFR Zone |
% MFR Zone |
% SFR Zone |
% MFR Zone |
% SFR Zone |
% MFR Zone |
% SFR Zone |
% MFR Zone |
|
35% |
65% |
75% |
25% |
59% |
41% |
79% |
21% |
67% |
33% |
*SFR includes R-1
**MFR includes the R-1A zones, in addition to all multiple family and Mixed-Use zones, where R-1A zones have small lots with densities comparable to multiple family zones.
An important goal of the City continues to be the maintenance of this balanced mix of housing types while simultaneously preserving the character of existing single-family residential neighborhoods, and improving the low, medium, and higher density multiple family residential neighborhoods. Redondo Beach continues to recognize that housing type diversity is necessary to accommodate a population with varying socioeconomic needs.
As demonstrated in the tables and graph above, Redondo Beach is an uncommon example of a medium sized coastal city striving to meet and address the housing needs of Southern California. Redondo Beach has every level and type of housing; singles, 1 bedroom, 2 bedrooms, 3 bedrooms, multiple family housing, single family housing, assisted living, independent senior living, and accessory dwelling units (with approximately 25-35 expected annually). Fifty percent of the housing units in the community are rentals. Redondo Beach also operates a Housing Authority with nearly 500 vouchers issued for Section 8 housing. In addition to the Section 8 housing portfolio, the City’s Housing Authority also manages nearly 200 existing affordable housing units, many of which are found in the senior living complexes located throughout the City.
Redondo Beach is dedicated to specifically identifying ways in which the housing needs of existing and future resident populations can be met. Pursuant to the recently adopted 6th Cycle Housing Element, the City continues to identify strategies and programs that focus on:
• Conserving and improving existing affordable housing
o The City is currently processing a city-wide inclusionary housing ordinance with a final adoption expected in 2024/2025
• Providing adequate housing sites
o The recently approved draft General Plan land use map and adopted and certified 6th Cycle Housing Element includes numerous sites for additional housing as required to meet the City’s RHNA obligation
• Assisting in the development of affordable housing
o Additional high-density residential overlay zones (that can accommodate affordable housing) are included in the current draft General Plan land use map recently approved by the City and the adopted 6th Cycle Housing Element
• Removing governmental and other constraints to housing development
• Promoting equal housing opportunities
In addition to the City’s historic actions for providing more housing opportunities, as demonstrated in the tables and charts above, as well as the planned changes in zoning for additional housing to accommodate Redondo Beach’s 6th Cycle RHNA, the recent changes in the City’s Accessory Dwelling Unit laws are also resulting in multiple new modest housing units, with approximately 66% being affordable throughout the City’s existing single family and multifamily residential neighborhoods.
The following is the current status of the City’s larger residential projects in 2023:
South Bay Social District Project (formerly South Bay Galleria) - Located in north Redondo Beach
• This project represents the redevelopment of a portion of the South Bay Galleria shopping mall. The project has been entitled for a total of 300 units, including 30 very low-income units. These units are conditioned per the approved entitlement. As implementation of the units is realized, deed restrictions will be recorded. The phase (Phase 1B), inclusive of the 300 residential units that include 30 very low-income units, has completed their plan check review with permits and construction of this project expected to begin in 2024
• Additionally, Phase 2, was submitted in early 2024 for modifications to existing entitlements for the South Bay Social District that propose an additional 350 residential units, 35-70 of which are planned as affordable, and 8,000 sf of commercial. The public hearing before the City’s Planning Commission for the required entitlements is expected in Spring/Summer of 2024, with building permit plan check and permit issuance to follow later this year
Legado Mixed Use Project - Located in south Redondo Beach
• The Legado project - a mixed use project of 115 units and 22,000 square feet of retail and restaurant space - is being developed on a three-acre site at the maximum (100%) of the allowable density. The project is under construction with an anticipated opening date of 2024
Alcast Foundry - Located in north Redondo Beach
• This entitled project represents a reuse of the Alcast Foundry property. The project consolidates six parcels for the development of 36 townhomes. Construction of this project is underway with an opening occurring in 2023/2024
Catalina Village - Located in south Redondo Beach
• This project was approved in 2023, which would provide a total of 32 new dwelling units, three of which would fall under the very low-income category and one moderate income unit according to the approval documents
The Moonstone (Project Homekey) - Located in south Redondo Beach
• This recently approved project includes the conversion of a hotel into 20 units of permanent supportive housing (affordable housing). The renovations were recently completed with apartments available for occupancy in 2024.
Pallet Shelters - Located adjacent to the City’s Transit Center property in Redondo Beach
• Twenty transitional shelters for the City’s homeless population are in operation with a plan to add twenty-five later in 2024
Some discussion concerning the City’s housing/jobs imbalance is warranted in this APR. Many of the outlying cities in the LA region, including the City of Redondo Beach, have a severe housing/jobs imbalance where over 90% of the residents leave their town in the morning to go to work. This creates huge impacts to our transportation sectors in one direction in the morning, to only reverse that impact during the evening commute. These areas would benefit more from job creating business centers to reverse some of that flow, and not necessarily only additional housing that may worsen the imbalance and maintain excessive vehicle miles traveled.
Similar to the statement above concerning housing/jobs imbalance in Redondo Beach, some mention of density and local impacts as a result of providing so much housing is also warranted in this APR. Like many communities in California, Redondo Beach, Hermosa Beach, and Manhattan Beach are largely 'built-out' communities with heavy traffic, impacted schools, water shortages, and aging infrastructure. However, Redondo Beach’s population continues to grow, along with average household size and the number of households. The City of Redondo Beach has averaged approximately 60 additional residential units per year for the last 15 years.
Redondo Beach’s population density is approximately 11,000 residents per square mile, which makes it one of the most densely populated areas in California. Demographia.com rated Redondo Beach as 43rd in population density for U.S. Cities over 50,000 people after the 2000 census. With this population density, the City has 11 intersections rated at Level of Service 'F,' along with parking challenges. Nonetheless, the City of Redondo Beach continues to produce a wide variety of housing after carefully considering the suitability and impacts of each housing project. As listed above, several larger projects are under construction, approved, awaiting construction, or in the planning stages. This is in addition to the conversions of many smaller lot subdivisions from existing single-family homes to ‘2 and 3 on-a-lot' developments and the many ADU’s that are being added in the majority of residential neighborhoods throughout the City.
COORDINATION
Items related to the Capital Improvement Program were coordinated with the Public Works Department. Information related to development projects was coordinated with all Divisions of the Community Development Department. Items relating to housing programs were reviewed by the City’s Housing Manager, staff in the Community Services Department, and the City’s Housing Consultant, Veronica Tam.
FISCAL IMPACT
Preparation of this General Plan Annual Progress Report and the attached Housing Element Annual Report (Tables) is part of the FY 2023-24 work program for the Community Development Department and was included in the FY 2023-24 budget.
APPROVED BY:
Mike Witzansky, City Manager
ATTACHMENTS
• 2023 Annual Housing Element Progress Report - Tables A, A2, B, C, D, E, F, G, H, and LEAP Reporting
• City of Redondo Beach - ACFR FY23 Link
• City of Redondo Beach - Housing Successor Addendum 2023
• Reso - No. OB-2201-01 City of Redondo Beach - FY 2022-23 Recognized Obligation Payment Schedule (ROPS)