HomeMy WebLinkAbout02-03-2021 - Agenda Pkg - Joint CC and PC Study SessionWednesday, February 3, 2021
6:00 PM
City of Hermosa Beach
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
City Council and Planning Commission
Mayor Justin Massey
Mayor Pro Tem Michael Detoy
Councilmembers:
Stacey Armato, Mary Campbell
Chair Rob Saemann
Vice-Chair Marie Rice
Commissioners:
David Pedersen, Stephen Izant, Peter Hoffman
Adjourned Meeting Agenda
Study Session
Duly Posted January 28, 2021 at 6:30 p.m. by E.S.
Virtual Meeting of
Executive Team
Eduardo Sarmiento, City Clerk
Viki Copeland, Finance Director
Marnell Gibson, Public Works Director
Paul LeBaron, Chief of Police
Ken Robertson, Community Development Director
Vanessa Godinez, Human Resources Manager
Kelly Orta, Community Resources Manager
City Treasurer
Karen Nowicki
City Attorney
Michael Jenkins
Suja Lowenthal, City Manager
February 3, 2021City Council and Planning
Commission
Adjourned Meeting Agenda
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Page 2 City of Hermosa Beach Printed on 2/2/2021
February 3, 2021City Council and Planning
Commission
Adjourned Meeting Agenda
6:00 P.M. – STUDY SESSION
PUBLIC PARTICPATION
City Hall will be closed to the public until further notice. Virtual Meetings are held pursuant to Executive
Order N-29-20 issued by Governor Gavin Newsom on March 17, 2020. Members of the public may
email comments to Esarmiento@hermosabeach.gov or submit eComments until 3:00 p.m. on the
meeting date. Members of the public may also participate by phone.
JOIN THE VIRTUAL MEETING AT:
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OR PARTICIPATE BY PHONE:
•Toll Free: 877-853-5257
•Meeting ID: 870 3278 5286
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ATTENDEES WILL BE MUTED UNTIL THE PUBLIC PARTICIPATION PERIOD IS OPENED.
If you are joining by phone, press * 6 to unmute your line. Comments from the public are
limited to 3 minutes per speaker.
Oral and Written Communications
Persons who wish to have written materials included in the agenda packet at the time the agenda is
published on the City's website must submit the written materials to the City Manager's office by email
(esarmiento@hermosabeach.gov) or in person by noon of the Tuesday, one week before the meeting
date.
Written materials pertaining to matters listed on the posted agenda received after the agenda has been
posted will be added as supplemental materials under the relevant agenda item on the City's website at
the same time as they are distributed to the City Council by email. Supplemental materials may be
submitted via eComment (instructions below) or emailed to esarmiento@hermosabeach.gov.
Supplemental materials must be received before 4:00 p.m. on the date of the meeting to ensure
Council and staff have the ability to review materials prior to the meeting. Supplemental materials
submitted after 4:00 p.m. on the date of the meeting or submitted during the meeting will be posted
online the next day.
Submit Supplemental ecomments in three easy steps:
Note: Your comments will become part of the official meeting record. You must provide your full name,
but please do not provide any other personal information (i.e. phone numbers, addresses, etc) that you
do not want to be published.
1. Go to the Agendas/Minutes/Video webpage and find the meeting you’d like to submit comments on.
Click on the eComment button for your selected meeting.
2. Find the agenda item for which you would like to provide a comment. You can select a specific
agenda item/project or provide general comments under the Oral/Written Communications item.
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provide your name, and if applicable, attach files before submitting your comment.
Page 3 City of Hermosa Beach Printed on 2/2/2021
February 3, 2021City Council and Planning
Commission
Adjourned Meeting Agenda
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. ANNOUNCEMENTS
V. PUBLIC PARTICIPATION
Although the City Council and Commission value your comments, the Brown Act generally prohibits the
Council and Commission from taking action on any matter not listed on the posted agenda as a
business item.
VI. OPENING REMARKS (Suja Lowenthal)
a.REPORT
21-0081
HOUSING ELEMENT 2021-2029 STUDY SESSION
(Community Development Director Ken Robertson)
Recommendation:Staff recommends that the City Council:
1. receive staff presentation;
2. solicit public comments; and
3. jointly discuss and provide feedback to staff on housing policy, housing needs, RHNA,
and strategies for meeting the City's housing goals, as guidance to staff in formulating
the draft Housing Element Update.
1. Staff Report to Planning Commission 121520
2. FAQ-Hermosa Beach 2021 Housing Element
3. PC Presentation 121520 Introduction of Housing Element 2021 to
2029 Update
Attachments:
VII. QUESTIONS/COMMENTS FROM COUNCILMEMBERS AND COMMISSIONERS
VIII. PUBLIC PARTICIPATION
Although the City Council and Commission value your comments, the Brown Act generally prohibits the
Council and Commission from taking action on any matter not listed on the posted agenda as a
business item.
IX. ADJOURNMENT
Page 4 City of Hermosa Beach Printed on 2/2/2021
February 3, 2021City Council and Planning
Commission
Adjourned Meeting Agenda
FUTURE MEETINGS AND CITY HOLIDAYS
CITY COUNCIL MEETINGS:
February 9, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
February 23, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
March 3, 2021 - Wednesday - Adjourned Regular Meeting:
6:00 PM - Study Session
March 9, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
March 18, 2021 - Thursday - Adjourned Regular Meeting:
6:00 PM - Joint Meeting with School Board
March 23, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
April 7, 2021 - Wednesday - Adjourned Regular Meeting:
6:00 PM - Study Session
April 13, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
April 21, 2021 - Wednesday - Adjourned Regular Meeting:
6:00 PM - FY 2021-2022 Capital Improvement Program
April 27, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
May 5, 2021 - Wednesday - Adjourned Regular Meeting:
6:00 PM - Study Session
May 11, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
May 25, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
May 27, 2021 - Thursday - Adjourned Regular Meeting:
6:00 PM - Budget Study Session
June 2, 2021 - Wednesday - Adjourned Regular Meeting:
6:00 PM - Study Session
June 8, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting (Budget Adoption)
June 22, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
July 7, 2021 - Wednesday - Adjourned Regular Meeting:
6:00 PM - Study Session
July 13, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
July 22, 2021 - Thursday - Adjourned Regular Meeting:
6:00 PM - Joint Meeting with all Boards/Commissions
July 27, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
Page 5 City of Hermosa Beach Printed on 2/2/2021
February 3, 2021City Council and Planning
Commission
Adjourned Meeting Agenda
CITY COUNCIL MEETINGS - CONTINUED:
August 10, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
August 24, 2021 - Tuesday - No Meeting (Dark)
September 1, 2021 - Wednesday - Adjourned Regular Meeting:
6:00 PM - Study Session
September 14, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
September 28, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
October 6, 2021 - Wednesday - Adjourned Regular Meeting:
6:00 PM - Study Session
October 12, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
October 23, 2021 - Saturday - Adjourned Regular Meeting:
9:00 AM - City Council Retreat
October 26, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
November 3, 2021 - Wednesday - Adjourned Regular Meeting:
6:00 PM - Study Session
November 9, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting (Mayor Transition)
November 23, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
December 14, 2021 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
December 28, 2020 - Tuesday - No Meeting (Dark)
Page 6 City of Hermosa Beach Printed on 2/2/2021
February 3, 2021City Council and Planning
Commission
Adjourned Meeting Agenda
BOARDS, COMMISSIONS AND COMMITTEE MEETINGS:
February 16, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
March 1, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
March 2, 2021 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
March 16, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
March 17, 2021 - Wednesday - 6:00 PM - Public Works Commission Meeting
April 5, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
April 12, 2021 - Monday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
April 20, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
May 3, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
May 4, 2021 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
May 18, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
May 19, 2021 - Wednesday - 6:00 PM - Public Works Commission Meeting
June 1, 2021 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
June 7, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
June 15, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
July 6, 2021 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
July 12, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
July 21, 2021 - Wednesday - 6:00 PM - Public Works Commission Meeting
July 20, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
August 2, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
August 3, 2021 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
August 17, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
September 9, 2021 - Thursday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
September 13, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
September 21, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
September 15, 2021 - Wednesday - 6:00 PM - Public Works Commission Meeting
October 4, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
October 5, 2021 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
October 19, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
November 1, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
November 2, 2021 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
November 16, 2021 - Tuesday - 6:00 PM - Planning Commission Meeting
November 17, 2021 - Wednesday - 6:00 PM - Public Works Commission Meeting
December 6, 2021 - Monday - 6:00 PM - Economic Development Committee Meeting
December 7, 2021 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
December 13, 2021 - Monday - 6:00 PM - Planning Commission Meeting
CITY OFFICES CLOSED FRIDAY-SUNDAY AND ON THE FOLLOWING DAYS:
February 15, 2021 - Monday - President's Day
May 31, 2021 - Monday - Memorial Day
July 5, 2021 - Monday - Independence Day Observed
September 6, 2021 - Monday - Labor Day
November 11, 2021 - Thursday - Veteran's Day
November 25, 2021 - Thursday - Thanksgiving Day
Page 7 City of Hermosa Beach Printed on 2/2/2021
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 21-0081
Honorable Mayor and City Councilmembers
Honorable Chairman and Members of the Hermosa Beach Planning Commission
Special Joint Meeting of February 3, 2021
HOUSING ELEMENT 2021-2029 STUDY SESSION
(Community Development Director Ken Robertson)
Recommended Action:
Staff recommends that the City Council:
1.receive staff presentation;
2.solicit public comments; and
3.jointly discuss and provide feedback to staff on housing policy,housing needs,RHNA,and
strategies for meeting the City’s housing goals,as guidance to staff in formulating the draft
Housing Element Update.
Background:
State law requires that each city adopt a General Plan to guide land use and development. Among
the various “elements” of the General Plan is the Housing Element, which describes City policies and
programs for maintaining and improving existing housing, and accommodating development of new
housing to meet the City’s assigned share of regional growth under the Regional Housing Needs
Assessment (“RHNA”).
PLAN Hermosa was adopted in 2017 and has a “time horizon” of 25 years. However, State law
requires that the Housing Element be updated every 8 years. Housing Element planning periods are
sometimes referred to as “cycles.” The City’s current Housing Element covers the planning period
extending from 2013 to 2021, which is referred to as the “5th Housing Element cycle” in reference to
the five required updates that have occurred since the comprehensive revision to State Housing
Element law in 1980. Every city in the Southern California Association of Governments (“SCAG”)
region is required to prepare a Housing Element update for the 6th planning cycle, which spans the
2021-2029 period, regardless of when the other elements of the General Plan were adopted. The
due date for the 6th Housing Element update is October 15, 2021.
On December 15, 2020, the Planning Commission conducted an initial public meeting to introduce
the 2021-2029 Housing Element update.
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Staff Report
REPORT 21-0081
The purpose of the February 3 joint study session is to:
·provide the City Council, Planning Commission and community stakeholders with an overview
of the Housing Element update process and State requirements;
·solicit comments from the City Council, Planning Commission, and community stakeholders
regarding housing needs in Hermosa Beach and potential strategies for addressing those
needs;
·discuss potential strategies for complying with the Regional Housing Needs Assessment
(RHNA), including housing for all household income categories; and
·specifically include housing for large families with five or more persons and for persons with
special needs to include reasonable accommodation for persons with disabilities, transitional
housing, supportive housing, residential care facilities, emergency shelters and “navigation
centers.”
Analysis:
The staff report for the December 15, 2020 Planning Commission meeting provides background
information regarding the Housing Element update and RHNA requirements and is attached to this
report.
One of the most critical components of the Housing Element update is an analysis of potential sites
for housing development to demonstrate how the City can accommodate its RHNA allocation. If
sufficient sites are not currently available, actions are required to create additional capacity for
housing, such as rezoning residentially-zoned property for higher density or rezoning non-residential
property to allow residential use or mixed use.
Based on SCAG’s draft RHNA allocation of 556 units and staff’s preliminary analysis of potential sites
for housing development, it appears that existing housing capacity is insufficient to fully
accommodate the RHNA allocation. Potential strategies for increasing opportunities for new housing
could include the following:
·Incentives to encourage development of accessory dwelling units (ADUs)
·General Plan land use and zoning amendments to allow residential development in areas
currently restricted to non-residential use. Examples of such areas could include:
o commercial areas along major boulevards;
o civic Center area; and
o institutional uses such as governmental facilities or religious organizations.
Public Outreach to Identify Housing Needs
State Housing Element law requires local government to make a diligent effort to achieve public
participation of all economic segments of the community.The City has sought public participation to
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Staff Report
REPORT 21-0081
participation of all economic segments of the community.The City has sought public participation to
identify community housing needs in the following ways:
·legal Public Notice of the Special Meeting of City Council and Planning Commission;
·Easy Reader January 28,2021 advertisement of special meeting with request for input on
Hermosa Beach housing needs;
·City website page www.hermosabeach.gov/housingelement
<http://www.hermosabeach.gov/housingelement> with housing survey, Housing Element
information, meeting dates, and City contact information;
·email notification to Housing Element interest list;
·email distribution to those signed up for City alerts;
·social media outreach encouraging housing survey and meeting notification; and
·interviews with community stakeholders, including school districts, employers, senior services
providers, and churches.
There will be multiple future opportunities for public participation, including for CEQA determination,
at the Planning Commission for review of a draft Housing Element document, and City Council prior
to approval. The City’s Housing Element web page at www.hermosabeach.gov/housingelement
<http://www.hermosabeach.gov/housingelement> will be updated and public outreach actions will
update community and interested parties on progress and occasions for public input.
General Plan Consistency:
PLAN Hermosa,the City’s General Plan,was adopted by the City Council in August 2017.Since the
State requires General Plan Housing Elements to run on separate cycles,the Housing Element was
not updated as part of PLAN Hermosa.Under state law,the next 8-year Housing Element cycle is
beginning and the Housing Element will be updated in 2021.The new Housing Element must be
consistent with goals set out in PLAN Hermosa and will be included in it once adopted.
Attachments:
1.December 15, 2020 Planning Commission Staff Report
2.Frequently Asked Questions
3.December 15, 2020 Presentation to Planning Commission
Respectfully Submitted by: Christy Teague, Senior Planner
Concur: Ken Robertson, Community Development Director
Legal Review: Mike Jenkins, City Attorney
Approved: Suja Lowenthal, City Manager
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Honorable Chair and Members of the Hermosa Beach Planning Commission
Regular Meeting of December 15, 2020
Information Only: Introduction of Housing Element 2021-2029 Update
BACKGROUND
Housing Element Requirements.
State law requires that each city adopt a General Plan to guide land use and development. Among
the various “elements” of the General Plan is the Housing Element, which describes City policies and
programs for maintaining and improving existing housing, and accommodating development of new
housing to meet the City’s assigned share of regional growth under the Regional Housing Needs
Assessment (“RHNA”).
PLAN Hermosa was adopted in 2017 and has a “time horizon” of 25 years. However, State law
requires that the Housing Element be updated every 8 years. Housing Element planning periods are
sometimes referred to as “cycles”. The City’s current Housing Element covers the planning period
extending from 2013 to 2021, which is referred to as the “5th Housing Element cycle” in reference to
the five required updates that have occurred since the comprehensive revision to State Housing
Element law in 1980. Every city in the Southern California Association of Governments (“SCAG”)
region is required to prepare a Housing Element update for the 6th planning cycle, which spans the
2021-2029 period, regardless of when the other elements of the General Plan were adopted. The
due date for the 6th Housing Element update is October 15, 2021.
HCD Review and Certification.
The State legislature has delegated authority to the California Department of Housing and
Community Development (“HCD”) to review Housing Elements and issue opinions regarding their
compliance with State law. A finding of compliance by HCD is referred to as “certification” of the
Housing Element. Certification is important to enhance cities’ eligibility for grant funds and to support
local control of land use.
DISCUSSION
Regional Housing Needs Assessment (RHNA)
The most noteworthy change in Housing Element requirements for the 6th cycle is the significant
File #:REPORT 20-0795,Version:1
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File #:REPORT 20-0795,Version:1
increase in housing needs identified in the RHNA compared to the prior cycle. On October 15, 2019
HCD issued its RHNA determination of 1,341,827 housing units for the SCAG region. This regional
determination is more than three times the 5th cycle determination of 412,137 units. The primary
reason for the increase in the 6th RHNA is the State’s modification of the RHNA process in 2019 to
include “existing need” due to overpayment and overcrowding. In past RHNA cycles, the allocations
were based primarily on projected population growth, and existing needs were not part of the RHNA
formula.
Following HCD’s RHNA determination, SCAG prepared a methodology for distributing a share of the
RHNA to each jurisdiction in the SCAG region consistent with criteria established in State law. In
March 2020 SCAG’s Regional Council adopted the RHNA methodology and draft RHNA allocations
were published in September. Following a series of public hearings, SCAG is expected to adopt the
final RHNA Plan in February 2021.
RHNA allocations are distributed among five income categories as shown in the following table.
Affordable rents and purchase prices are based on the State guideline that households should not
pay more than 30% of gross income for housing. Affordable housing costs for all jurisdictions in Los
Angeles County that correspond to these income categories are shown in the following table.
Affordability figures are adjusted each year and are based on family size. Table 2 provides figures for
a 4-person family in 2020.
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Each California city is required to plan for new housing to accommodate a share of regional needs.
The Regional Housing Needs Assessment (“RHNA”) is the process established in State law by which
each city’s housing needs are assigned.
Prior to each Housing Element planning cycle the region’s total housing need is determined by the
California Department of Housing and Community Development (“HCD”) based upon economic and
demographic trends, existing housing problems such as overcrowding and overpayment, and
additional housing needed to ensure reasonable vacancy rates and replace units lost due to
demolition or natural disasters. The total housing need for the region is then distributed to cities and
counties by SCAG based upon criteria established in State law.
In 2019 HCD determined that the total new housing need for the entire SCAG region in the 6 th
Housing Element cycle is 1,341,834 units. SCAG then prepares a RHNA plan that fully allocates the
total RHNA to jurisdictions in the SCAG region. Table 3 shows the draft RHNA allocations for
Hermosa Beach, Los Angeles County, and the entire SCAG region. SCAG expects to adopt the final
RHNA plan in March 2022.
The RHNA distributes each jurisdiction’s total housing need by the income categories shown in
Tables 1 and 2 above (the extremely-low and very-low categories are combined for RHNA purposes).
th
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The draft 6th cycle RHNA allocation for Hermosa Beach by income category is shown in Table 4.
SUMMARY
At this time, Staff is seeking to provide an introduction to the Housing Element 2021-2029 Update.
The next step will be a Joint Planning Commission and City Council Study Session, which will also be
a public outreach meeting to determine the City’s Housing Needs to be held on Wednesday,
February 3, 2021 at 6:00 p.m.
Respectfully Submitted by: Christy Teague, Senior Planner
Approved: Ken Robertson, Community Development Director
Attachments:
1.Frequently Asked Questions Hermosa Beach 2021-2029 Housing Element Update
2.Introduction of Housing Element 2021-2029 Update Presentation
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December 2020 Page 1
Frequently Asked Questions
Hermosa Beach 2021-2029
Housing Element Update
1. What is a Housing Element?
State law1 requires each city to adopt a comprehensive, long-term General Plan for its
physical development. General Plans include several “elements” that address various
topics. The Hermosa Beach General Plan2 or PLAN Hermosa – is organized into the
following 8 elements:
• Community Governance
The Community Governance Element sets forth the City’s legal authority to adopt
and implement the goals, policies, and actions of PLAN Hermosa. Additionally,
this element describes the associated leadership, decision-making process,
development requirements, and regional coordination necessary to achieve the
goals, policies, and actions.
• Land Use + Design
Land Use and Design are the cornerstone of PLAN Hermosa and the City’s
fundamental guide to the evolution of the urban form and land use patterns in
Hermosa Beach. The Land Use and Design Element goals, policies, and actions
provide a blueprint for the physical development of the community by identifying
the general location, distribution, and intensity of various residential,
commercial, industrial and institutional uses in Hermosa Beach.
• Mobility
The Mobility Element is intended to facilitate mobility of people and goods
throughout Hermosa Beach by a variety of modes, with balanced emphasis on
automobiles, bicycles, pedestrians, and alternative fuel vehicles.
• Sustainability + Conservation
The Sustainability and Conservation Element addresses the use and preservation
of natural resources to improve the environmental quality of Hermosa Beach.
• Parks + Open Space
The Parks and Open Space Element includes goals, policies, and actions that
provide for coastal access and the provision of community facilities, parks, and
recreation opportunities.
• Public Safety
The Public Safety Element establishes goals, policies, and actions that protect the
community from risk associated with natural hazards. The element places
specific focus on hazards that could be made more severe with anticipated
impacts of climate change.
1 California Government Code Sec. 65300 et seq.
2 https://www.hermosabeach.gov/our-government/community-development/plan-hermosa
Hermosa Beach 2021 Housing Element FAQ
December 2020 Page 2
• Infrastructure
The Infrastructure Element provides goals, policies, and actions to maintain and
improve infrastructure systems, including the water supply system, sewer
system, storm drain system, roads, and telecommunications and utilities.
• Housing
The Housing Element establishes goals, policies, and actions to maintain and
improve the existing housing stock and expand housing opportunities for
families of all economic levels and persons with special needs such as
disabilities.
PLAN Hermosa was adopted in 2017 and has a “time horizon” of 25 years. However,
State law requires that the Housing Element be updated every 8 years. Housing Element
planning periods are sometimes referred to as “cycles”. The City’s current Housing
Element covers the planning period extending from 2013 to 2021, which is referred to
as the “5th Housing Element cycle” in reference to the five required updates that have
occurred since the comprehensive revision to State Housing Element law in 1980. Every
city in the Southern California Association of Governments (“SCAG”) region3 is required
to prepare a Housing Element update for the 6th planning cycle, which spans the 2021-
2029 period, regardless of when the other elements of the General Plan were adopted.
State law4 establishes detailed requirements for Housing Elements, which are
summarized in California Government Code Section 65583:
The housing element shall consist of an identification and analysis of existing and
projected housing needs and a statement of goals, policies, quantified objectives,
financial resources, and scheduled programs for the preservation, improvement,
and development of housing. The housing element shall identify adequate sites for
housing, including rental housing, factory-built housing, mobile homes, and
emergency shelters, and shall make adequate provision for the existing and
projected needs of all economic segments of the community.
2. What are the most important issues that must be
addressed in the Housing Element?
The major issues that must be addressed in the Housing Element are: 1) how City
policies, plans and regulations help to meet the region’s housing needs for people at all
income levels; and 2) how City land use regulations accommodate the special housing
needs of persons with disabilities or other difficulties.
• Accommodating Regional Housing Needs. Every community is dependent on a
variety of low- and moderate-income workers in jobs such as child and elder
care, medical support, business and personal services, retail trade, construction
and maintenance. While Federal and State programs provide funding assistance
for affordable housing, city plans and regulations determine the type and
location of new housing that can be built. Therefore, a sufficient supply of
affordable housing is dependent on both housing subsidies and city
development regulations.
3 The SCAG region includes Los Angeles, Orange, Riverside, San Bernardino, Ventura and Imperial counties.
4 California Government Code Sec. 65580 et seq.
Hermosa Beach 2021 Housing Element FAQ
December 2020 Page 3
Under State law5 all cities are required to plan for additional housing to
accommodate population growth and existing housing problems such as
overcrowding and high housing cost. State law recognizes that most housing is
built by private developers, not cities. However, cities are required to adopt
policies, plans, and development regulations to encourage a variety of housing
types that are affordable for persons at all income levels, including multi-family
rental housing and accessory dwelling units (“ADUs”). The Regional Housing
Needs Assessment (“RHNA”) is the method by which each jurisdiction’s share of
new housing needs is determined (see #4 below).
• Housing for Persons with Special Needs. Under State law6 cities must also
ensure that their plans and regulations encourage the provision of housing for
persons with special needs including:
✓ Reasonable accommodation for persons with disabilities
✓ Transitional housing
✓ Supportive housing
✓ Residential care facilities
✓ Emergency shelters and “navigation centers”
✓ Large (5+) families
3. What is “affordable” housing?
By definition, housing is usually considered “affordable” when total housing cost,
including utilities, is no more than 30% of a household’s gross income. State law
describes five income categories, which are based on county median income as shown
in Table 1.
Table 1. Household Income Categories
Income Category % of county
median income
Extremely low Up to 30%
Very low 31-50%
Low 51-80%
Moderate 81-120%
Above moderate Over 120%
Source: California Government Code Sec. 65584(f)
Affordable housing costs for all jurisdictions in Los Angeles County that correspond to
these income categories are shown in the following table. Affordability figures are
adjusted each year and are based on family size. Table 2 provides figures for a 4-person
family in 2020.
5 California Government Code Sec. 65583
6 California Government Code Sec. 65583(a)(5)
Hermosa Beach 2021 Housing Element FAQ
December 2020 Page 4
Table 2. Income Categories and Affordable Housing Costs – Los Angeles County
Income Category
Maximum
Income
Maximum
Affordable
Rent
Maximum
Affordable Price
(est.)
Extremely low $33,800 $845 *
Very low $56,300 $1,407 *
Low $90,100 $2,252 *
Moderate $92,750 $2,319 $375,000
Above moderate Over $123,600 Over $3,090 Over $375,000
Assumptions:
-Based on a family of 4 and 2020 State income limits
-30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance
-10% down payment, 3.75% interest, 1.25% taxes & insurance, $300 HOA dues
* For-sale affordable housing is typically at the moderate-income level
Source: Cal. HCD; JHD Planning LLC
4. What is the RHNA why is it important?
Each California city is required to plan for new housing to accommodate a share of
regional needs. The Regional Housing Needs Assessment (“RHNA”) is the process
established in State law7 by which each city’s housing needs are assigned.
Prior to each Housing Element planning cycle the region’s total housing need is
determined by the California Department of Housing and Community Development
(“HCD”) based upon economic and demographic trends, existing housing problems such
as overcrowding and overpayment, and additional housing needed to ensure reasonable
vacancy rates and replace units lost due to demolition or natural disasters. The total
housing need for the region is then distributed to c ities and counties by SCAG based
upon criteria established in State law.8
In 2019 HCD determined that the total new housing need for the entire SCAG region in
the 6th Housing Element cycle is 1,341,834 units. SCAG then prepares a RHNA plan that
fully allocates the total RHNA to jurisdictions in the SCAG region.9 Table 3 shows the
draft RHNA allocations for Hermosa Beach, Los Angeles County, and the entire SCAG
region. SCAG expects to adopt the final RHNA plan in March 2022.
Table 3. Draft 6th Cycle RHNA – Hermosa Beach, Los Angeles County and SCAG
Region
Hermosa
Beach
Los
Angeles
County
SCAG
Region
RHNA allocation 2021-2029 (housing units) 556 813,071 1,341,834
Source: SCAG, 9/3/2020
http://www.scag.ca.gov/programs/Documents/RHNA/RHNA-Draft-Allocations-090320-Updated.pdf
The RHNA distributes each jurisdiction’s total housing need by the income categories
shown in Tables 1 and 2 above (the extremely-low and very-low categories are combined
for RHNA purposes). The draft 6th cycle RHNA allocation for Hermosa Beach by income
category is shown in Table 4.
7 California Government Code Sec. 65584 et seq.
8 California Government Code Sec. 65584(d)
9 http://www.scag.ca.gov/programs/pages/housing.aspx
Hermosa Beach 2021 Housing Element FAQ
December 2020 Page 5
Table 4. Draft 6th RHNA by Income Category – Hermosa Beach
Very
Low Low Moderate
Above
Moderate Total
231 127 105 93 556
Source: SCAG, 9/3/2020
5. Is the RHNA a construction quota or mandate?
The RHNA allocation identifies the amount of additional housing a jurisdiction would
require in order to have enough housing at all price levels to fully meet the needs of its
existing population plus its assigned share of projected growth over the next 8 years
while avoiding problems like overcrowding and overpayment. The RHNA is a planning
requirement that determines housing need, not a construction quota or mandate.
Jurisdictions are not required to build housing or issue permits to achieve their RHNA
allocations, but some provisions of State law establish specific requirements when
housing production falls short of RHNA allocations. One such requirement is
streamlined review and approval of housing development application s that meet specific
standards.10 Other than requirements for streamlined permit processing, there are
currently no legal or financial penalties imposed on cities that do not achieve their RHNA
allocations.
6. What must cities do to comply with the RHNA?
Each Housing Element update must analyze the city’s capacity for additional housing
based on an evaluation of land use patterns, development regulations, development
constraints (such as infrastructure availability and environmental conditions) and real
estate market factors. The analysis must be prepared at a parcel-specific level of detail
and identify properties (or “sites”) where additional housing could be built consistent
with current regulations. This evaluation is referred to as the “sites analysis” and State
law requires the analysis to demonstrate that the city has adequate capacity to fully
accommodate its RHNA allocation in each income category. If the sites analysis does not
demonstrate that adequate capacity exists to fully accommodate the RHNA, the Housing
Element must describe what steps will be taken to increase capacity commensurate with
the RHNA – typically through amendments to land use and zoning regulations that could
facilitate additional housing development. Such amendments typically include increasing
the allowable density in residential zones or allowing housing to be built in other areas
where residential uses are not currently allowed.
7. Hermosa Beach is fully developed. Why is the RHNA
allocation so high?
SCAG’s total RHNA allocation for the 6th cycle is 1,341,827 units compared to 412,137
units in the 5th cycle. There are two main reasons why the region-wide 6th RHNA
allocation is so much higher than the 5th cycle.
First, the 5th RHNA allocation was established in 2012 while the severe economic effects
of the “Great Recession” were still adversely affecting growth and the foreclosure crisis
led to high vacancy rates. As a result, the 5th RHNA was uncharacteristically low. For
10 California Government Code Sec. 65913.4 (SB 35 of 2017)
Hermosa Beach 2021 Housing Element FAQ
December 2020 Page 6
comparison, SCAG’s 4th cycle (2006-2013) RHNA allocation was approximately 700,000
units.
Second, for the 6th cycle the State made a major modification to the process for
determining RHNA allocations due to the “housing crisis.” In prior RHNA cycles, total
housing need was based mainly on projected population growth. However, for the 6th
RHNA cycle the State added existing need to the total RHNA calculation. Existing need
includes households that are currently overcrowded (defined as more than one person
per room) or are overpaying for housing (defined as more than 30% of gross income).
The total 6th cycle RHNA allocation for the SCAG region is comprised of the sum of
existing need and projected need, as follows:
Existing need: 577,422 units
Projected need: 764,405 units
Total need: 1,341,827 units
As seen from this breakdown, if existing need were not included (as in prior RHNA
cycles) the total housing need for the SCAG region would be similar to the 4th cycle.
With regard to jurisdictional RHNA allocations, the methodology adopted by SCAG for
the 6th cycle places greater emphasis on the proximity of jobs and transportation rather
than vacant developable land. As a result, the urbanized areas of Los Angeles and
Orange counties are assigned a higher proportion of the region’s housing need as
compared to prior cycles even though they generally have much less vacant land than
inland areas.
8. How can Hermosa Beach accommodate its RHNA
allocation and remain in compliance with State housing
law?
The RHNA is a planning target and cities are not required to achieve their RHNA
allocations but must demonstrate that their land use plans and regulations allow
housing development commensurate with the RHNA. Capacity for additional housing can
be provided either through new housing or mixed-use development or through
accessory dwelling units (“ADUs”), also referred to as second units or granny flats.
Preliminary analysis indicates that capacity for additional housing based on current land
use regulations is not sufficient to fully accommodate the City’s RHNA allocation.
Because there is very little vacant land in Hermosa Beach that is suitable for housing
development, the most significant opportunities for new housing are in areas zoned for
commercial uses. Under State law, areas that are zoned to allow residential or mixed-use
development at a density of at least 20 units/acre in small cities are considered
appropriate to facilitate production of affordable housing. ADUs will also provide a
portion of future housing need, particularly in the low- and moderate-income categories.
As part of the Housing Element update, the City will evaluate the potential for new
housing development and identify changes to land use plans and zoning that could
accommodate the amount of new housing assigned to Hermosa Beach in the RHNA.
Hermosa Beach 2021 Housing Element FAQ
December 2020 Page 7
9. Housing development is very expensive in the urban
areas of Southern California. What happens if cities don’t
achieve their assigned affordable housing needs?
Housing development is very expensive, particularly in coastal areas, and housing that is
affordable to low- and moderate-income families typically requires large subsidies. While
State housing law is based on the premise that every city has an obligation to use its
governmental powers to encourage housing development at all income levels, it is
recognized that available financial resources are not sufficient to produce all of the
affordable housing needed. Therefore, if a city has adopted appropriate plans and
regulations to encourage housing development commensurate with its RHNA allocation,
it will not be penalized if actual production does not achieve assigned needs.
10. What is “certification” of the Housing Element and why is
it important?
The State Legislature has delegated authority to the California Department of Housing
and Community Development (“HCD”) to review Housing Elements and issue findings
regarding the elements’ compliance with the law.11 When HCD issues a finding that the
Housing Element is in substantial compliance with State law it is referred to as
“certification” of the Housing Element. In 2013 HCD determined that the current
Hermosa Beach Housing Element was in full compliance with State law. The City is now
preparing a Housing Element update for the 2021-2029 period.
Housing Element certification is important for two main reasons:
• Local control. The General Plan provides the foundation for the City’s land use
plans and zoning regulations, and the Housing Element is part of the General
Plan. If the City were challenged in court on a planning or zoning matter and the
Housing Element were found by the court to be out of compliance, the court
could order changes to City land use plans or regulations and assu me control
over some City land use decisions. HCD certification establishes a “rebuttable
presumption of validity”12 that the Housing Element is in compliance with State
law, which would support the City’s legal defense. Recent laws also allow for
courts to impose fines if a jurisdiction fails to adopt a compliant Housing
Element.13
• Eligibility for grant funds. Some State grant funds are contingent upon
Housing Element certification.
. . .
11 California Government Code Sec. 65585
12 California Government Code Sec. 65589.3.
13 AB 101 of 2019
City of Hermosa Beach
Introduction of the Housing Element
2021-2029 Update
December 15, 2020
Overview
PLAN Hermosa (the General Plan)
Community Governance
Land Use + Design
Mobility
Sustainability + Conservation
Parks + Open Space
Public Safety
Infrastructure
Housing
Overview
•Housing Element has been a required part of the
General Plan since 1969
•Housing Element updates required every 8 years
•2021-2029 update required by State law
•All elements of the General Plan must be consistent
Housing Element
Guiding Principles
•Maintain & improve existing housing
•Plan for regional growth needs for all
economic segments & housing types
•Minimize constraints to housing of all
types
•Affirmatively further fair housing
Key Requirements
Housing for Persons with Special Needs
Regulations & procedures consistent with fair housing law
Regional Housing Needs Assessment (RHNA)
Adequate sites to accommodate assigned need
Special Needs
Persons with special needs
Elderly
Large families (5+)
Persons with disabilities
Homeless
Female-headed households
Farmworkers
RHNA
•Mandated by State law & prepared by SCAG
•Each city must accommodate its assigned share of
the region’s new housing need
•Housing for all economic segments
•Linked to available sites with appropriate zoning
What is Affordable Housing?
LA County Median
Income = $77,300
Income
Limits
Affordable
Rent
Affordable
Price (est.)
Extremely Low (<30%) $33,800 $845 ---
Very Low (31-50%) $56,300 $1,407 ---
Low (51-80%) $90,100 $2,252 ---
Moderate (81-120%) $92,750 $2,319 $375,000
Above Mod (>120%) >$123,600 >$3,090 >$375,000
Assumptions:
Based on a family of 4
30% of gross income for rent or PITI
10% down payment, 4.5% interest, 1.25% taxes & insurance, $300 HOA dues
RHNA
6th Planning Cycle (2021-2029)
SCAG region: 1,341,827 units
Los Angeles County: 813,082 units
Hermosa Beach: 556 units
RHNA
4th cycle 5th cycle 6th cycle
Hermosa Beach 562 2 556
SCAG Region 699,368 412,137 1,341,827
RHNA
Hermosa Beach (2021-2029)
Income
Category Units
Very low 231
Low 127
Moderate 105
Above mod 93
Total 556
RHNA
•Planning target, not a construction quota
•Sites inventory must accommodate the RHNA,
with focus on lower-income need
•Lower-income need can be accommodated
through:
Multi-family residential zoning (20+ units/acre)
Mixed-use zoning
Accessory dwelling units (ADUs)
•If sites inventory does not accommodate the
RHNA, rezoning is required
Importance of the
Housing Element
•General Plan is the foundation for City land use
regulations
•Housing Element is a required part of the General
Plan
•All General Plan elements must be consistent
•Housing policy = land use policy
Importance of
Certification
•State Legislature has delegated authority to HCD to review
Housing Elements for compliance (“certification”)
•Attorney General or other affected party may file a lawsuit
challenging the Housing Element
•Courts may impose fines, award attorney’s fees, order
zoning changes and freeze building permits
•HCD certification supports the legal validity of the Housing
Element and General Plan
Next Steps
•Housing Needs Workshop with Planning Commission and
City Council - February 3, 2021
•Prepare draft Housing Element
•HCD review (draft Housing Element)
•Planning Commission review & recommendation
•City Council review & adoption (Due 10/15/2021)
•HCD review (adopted Housing Element)
•Program implementation & monitoring
•Related effort: Zoning Ordinance Update
Questions & comments?
hermosabeach.gov/housingelement
Planning@hermosabeach.gov
City Council and Planning Adjourned Meeting Agenda February 3, 2021
Commission
6:00 P.M. – STUDY SESSION
1. CALL TO ORDER I call to order the February 3rd joint Study Session of the City Council and
Planning Commission
2. PLEDGE OF ALLEGIANCE Will everyone please join me for the pledge of allegiance?
3. ROLL CALL Roll call please.
Commissioner David Pedersen
Commissioner Stephen Izant
Commissioner Peter Hoffman
Vice-Chair Marie Rice
Chair Rob Saemann
Councilmember Stacey Armato
Councilmember Mary Campbell
Mayor Pro Tem Michael Detoy
Mayor Justin Massey
4. ANNOUNCEMENTS Do any Commissioners or Councilmembers have announcements?
5. PUBLIC PARTICIPATION
Although the City Council and Commission value your comments, the Brown Act generally prohibits the
Council and Commission from taking action on any matter not listed on the posted agenda as a
business item.
6. OPENING REMARKS (Suja Lowenthal)
a. REPORT HOUSING ELEMENT 2021-2029 STUDY SESSION
21-0081 (Community Development Director Ken Robertson)
Recommendation:Staff recommends that the City Council:
1. receive staff presentation;
2. solicit public comments; and
3. jointly discuss and provide feedback to staff on housing policy, housing needs,
City Council and Planning Adjourned Meeting Agenda February 3, 2021
Commission
RHNA, and strategies for meeting the City's housing goals, as guidance to staff in
formulating the draft Housing Element Update.
Attachments: 1. Staff Report to Planning Commission 121520 2. FAQ-Hermosa Beach 2021 Housing Element
3. PC Presentation 121520 Introduction of Housing Element 2021 to
2029 Update
7. QUESTIONS/COMMENTS FROM COUNCILMEMBERS AND COMMISSIONERS
8. PUBLIC PARTICIPATION
Although the City Council and Commission value your comments, the Brown Act generally prohibits the
Council and Commission from taking action on any matter not listed on the posted agenda as a
business item.
9. ADJOURNMENT This meeting is adjourned.
The next City Council meeting will be Tuesday, February 9th at 5pm for Closed
Session, followed by the Regular meeting at 6pm.
The next Planning Commission meeting will be Tuesday, March 16th at 6pm.