HomeMy WebLinkAbout12-21-2021 - Agenda Pkg - CC Adjourned Special MeetingTuesday, December 21, 2021
6:00 PM
City of Hermosa Beach
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
City Council
Mayor
Michael Detoy
Mayor Pro Tem
Raymond Jackson
Councilmembers
Stacey Armato
Mary Campbell
Justin Massey
Adjourned Meeting Agenda
Adjourned from December 14, 2021 Special Meeting
Face masks required for all in-person attendance
Duly Posted on December 16, 2021 at 2:15 p.m. by S.M.
Executive Team
Angela Crespi, Deputy City Manager
Viki Copeland, Finance Director
Susan Morrow, Interim City Clerk
Paul LeBaron, Chief of Police
Joe SanClemente, Public Works Director
Ken Robertson, Community Development Director
Vanessa Godinez, Human Resources Manager
Lisa Nichols, Interim Community Resources Manager
City Treasurer
Karen Nowicki
City Attorney
Michael Jenkins
Suja Lowenthal, City Manager
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Agenda Item No.Starting Page Ending Page
Agenda 1 12
PUBLIC HEARING
13a 13 196
13b 197 250
Municipal Matters
14a 251 261
14b 263 273
FUTURE AGENDA ITEMS
15a 274 282
City Council Adjourned Special Meeting Agenda Packet
December 21, 2021City Council Adjourned Meeting Agenda
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Page 2 City of Hermosa Beach Printed on 12/16/2021
December 21, 2021City Council Adjourned Meeting Agenda
6:00 P.M. - ADJOURNED SPECIAL AGENDA
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Page 3 City of Hermosa Beach Printed on 12/16/2021
December 21, 2021City Council Adjourned Meeting Agenda
I. CALL TO ORDER
II. PLEDGE OF ALLEGIANCE
III. ROLL CALL
IV. CLOSED SESSION REPORT - NONE
V. ANNOUNCEMENTS - UPCOMING CITY EVENTS
VI. APPROVAL OF AGENDA:This is the time for the City Council to change the order
in which it takes up items on this agenda, remove and/or continue agenda items and
pull items from the consent calendar for separate consideration.
VII. PROCLAMATIONS / PRESENTATIONS - NONE
VIII. CITY MANAGER REPORT - The City Manager and staff may provide brief reports
on pending City business. Longer oral reports to be provided are as follows:
IX. PUBLIC PARTICIPATION -- ORAL AND WRITTEN COMMUNICATIONS FROM THE
PUBLIC: This is the time for members of the public to address the City Council on
any items within the Council's jurisdiction not on this agenda, on items on this
agenda as to which public comment will not be taken (City Manager Reports, City
Councilmember Reports Consent Calendar items that are not pulled for separate
consideration and Future Agenda Items), on written communications, and to request
the removal of an item from the consent calendar. Public comments on the agenda
items called City Manager Reports, City Councilmembers Reports, Consent Calendar
items that are not pulled for separate consideration and Future Agenda Items will
only be heard at this time. Further, comments on public hearing items are heard only
during the public hearing. Members of the audience may also speak during
discussion of items removed from the Consent Calendar for separate consideration;
during Public Hearings; and, during discussion of items appearing under Municipal
Matters.
All comments from the public under this agenda item are limited to three minutes per
speaker, but this time allotment may be reduced due to time constraints. The City
Council acknowledges receipt of the written communications listed below. No action
will be taken on matters raised in oral and written communications, except that the
Council may take action to schedule issues raised in oral and written
communications for a future agenda. Speakers with comments regarding City
management or departmental operations are encouraged to submit those comments
directly to the City Manager.
Page 4 City of Hermosa Beach Printed on 12/16/2021
December 21, 2021City Council Adjourned Meeting Agenda
X. CITY COUNCILMEMBER COMMENTS: Councilmembers may briefly respond to
public comments, may ask a question for clarification or make a brief announcement
or report on his or her own activities or meetings attended.
XI. CONSENT CALENDAR - NONE
XII. ITEMS REMOVED FROM THE CONSENT CALENDAR - NONE
XIII. PUBLIC HEARINGS
a.REPORT
21-0785
CITY COUNCIL CONSIDERATION AND ADOPTION OF A
COMPREHENSIVE AMENDMENT TO THE HOUSING
ELEMENT OF THE HERMOSA BEACH GENERAL PLAN FOR
THE 2021-2029 PLANNING PERIOD, AND A DETERMINATION
THAT THE PROJECT IS EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT. THE HOUSING ELEMENT
INCLUDES ANALYSIS OF THE COMMUNITY’S HOUSING
NEEDS, OPPORTUNITIES AND CONSTRAINTS, AS WELL AS
POLICIES AND PROGRAMS TO FACILITATE THE
CONSTRUCTION, REHABILITATION, AND PRESERVATION
OF HOUSING FOR ALL ECONOMIC SEGMENTS OF THE
COMMUNITY. ALL CITIES IN THE SOUTHERN CALIFORNIA
ASSOCIATION OF GOVERNMENTS REGION ARE REQUIRED
TO PREPARE AN UPDATED HOUSING ELEMENT FOR THE
2021-2029 PLANNING PERIOD
(Continued from December 14, 2021)
(Community Development Director Ken Robertson)
1. Proposed Resolution
2. Comment Letter from California Housing and Community Development
dated October 4 2021
3. Summary of HCD Comments and the City's Responses to Comments
4. 2021-2029 Housing Element Housing Policy Plan
5. 2021-2029 Housing Element Technical Report
6. Link to Planning Commission Meeting November 16, 2021
7. Comments from Ed Hart November 23, 2021
8. Map of Rezone Candidate Sites
9. Hermosa Beach CC Presentation
Attachments:
b.REPORT
21-0786
CONSIDERATION OF TEXT AMENDMENT, VIA REGULAR
ORDINANCE AND URGENCY ORDINANCE, TO IMPLEMENT STATE
Page 5 City of Hermosa Beach Printed on 12/16/2021
December 21, 2021City Council Adjourned Meeting Agenda
OF CALIFORNIA SENATE BILL 9, INCLUDING CONSIDERATION OF
AMENDMENTS TO HERMOSA BEACH MUNICIPAL CODE TITLE 16
ADDING CHAPTER 16.24 URBAN LOT SPLITS AND SECTIONS
16.24.10 THROUGH 16.24.70 AND ALSO AMENDMENTS TO TITLE
17 OF THE HERMOSA BEACH MUNICIPAL CODE CHAPTER 17.08
R-1 SINGLE-FAMILY RESIDENTIAL ZONE TO INCLUDE TWO-UNIT
PROJECTS AS PERMITTED USES IN SECTION 17.08.020 AND ADD
A NEW SECTION 17.08.050 TWO-UNIT PROJECTS PERMITTING
THEM SUBJECT TO OBJECTIVE STANDARDS IN THE R-1 ZONE
AS ALLOWED BY THE STATE OF CALIFORNIA SENATE BILL 9
AND A DETERMINATION THE PROJECT IS EXEMPT PURSUANT
TO SECTION 15061(B)(3) OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT
(Continued from December 14, 2021)
(Community Development Director Ken Robertson)
1. Draft Ordinance
2. Draft Urgency Ordinance
3. Link to November 16, 2021 Planning Commission Meeting Agenda
4. Planning Commission Resolution No. 21-18 (pending signatures)
5. SB9 Eligible Lots Map
Attachments:
XIV. MUNICIPAL MATTERS
a.REPORT
21-0787
CITY COUNCIL COMMITTEE REORGANIZATION
DECEMBER 2021
(Continued from December 14, 2021)
(Interim City Clerk Susan Morrow)
1. City Council Committee List as of November 8, 2021
2. Draft Resoltuion
3. City Council Committee Information
4. The Role of Economic Development Committee
Attachments:
b.REPORT
21-0788
CITY COUNCIL MEETING SCHEDULE FOR 2022
(Continued from December 14, 2021)
(City Manager Suja Lowenthal)
1. Draft 2022 City Council Meeting Schedule
2. Resolution 20-7245 Temporary Change to Meeting Times
Attachments:
Page 6 City of Hermosa Beach Printed on 12/16/2021
December 21, 2021City Council Adjourned Meeting Agenda
XV. FUTURE AGENDA ITEMS - Requests from Councilmembers for possible future
agenda items and questions from Councilmembers regarding the status of future
agenda items. No discussion or debate of these requests shall be undertaken; the
sole action is whether to schedule the item for consideration on a future agenda. No
public comment will be taken. Councilmembers should consider the city's work plan
when considering new items. The existing list of future agenda items below is for
information only.
a.REPORT
21-0789
TENTATIVE FUTURE AGENDA ITEMS
Tentative Future Agenda.pdfAttachments:
XVI. ADJOURNMENT
Page 7 City of Hermosa Beach Printed on 12/16/2021
December 21, 2021City Council Adjourned Meeting Agenda
FUTURE MEETINGS AND CITY HOLIDAYS
CITY COUNCIL MEETINGS:
January 11, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
January 20, 2022 - Thursday - Adjourned Regular Meeting:
6:00 PM - Tri-Agency meeting with School Board and BCHD Board
January 25, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
January 26, 2022 -Wednesday - Adjourned Regular Meeting:
6:00 PM - Parking Study Session
February 8, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
February 22, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
March 3, 2022 -Thursday - Adjourned Regular Meeting:
6:00 PM - Revenue Study Session
March 8, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
March 22, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
March 31, 2022 -Thursday - Adjourned Regular Meeting:
6:00 PM - ADA Study Session
April 12, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
April 21, 2022 -Thursday - Adjourned Regular Meeting:
6:00 PM - FY 2022-2023 CIP Study Session
April 26, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
May 10, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
May 24, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
June 2, 2022 -Thursday - Adjourned Regular Meeting:
6:00 PM - Budget Study Session
June 14, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
June 28, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
July 12, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
July 21, 2022 -Thursday - Adjourned Regular Meeting:
6:00 PM - Joint meeting with all Boards/Commissions
July 26, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
August 4, 2022 -Thursday - Adjourned Regular Meeting:
6:00 PM - Study Session
August 9, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
Page 8 City of Hermosa Beach Printed on 12/16/2021
December 21, 2021City Council Adjourned Meeting Agenda
CITY COUNCIL MEETINGS - CONTINUED:
August 23, 2022 - Tuesday - No Meeting (Dark for Summer Break)
September 1, 2022 -Thursday - Adjourned Regular Meeting:
6:00 PM - Study Session
September 13, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
September 27, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
October 11, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
October 22, 2022 -Saturday - Adjourned Regular Meeting:
6:00 PM - City Council Retreat
October 25, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
November 3, 2022 -Thursday - Adjourned Regular Meeting:
5:00 PM - Closed Session, 6:00 PM - Regular Meeting
November 22, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
December 1, 2022 -Thursday - Adjourned Regular Meeting:
6:00 PM - Mayor Transition Ceremony & Reception
December 13, 2022 - Tuesday - 5:00 PM - Closed Session,
6:00 PM - City Council Meeting
December 27, 2022 - Tuesday - No Meeting (Dark for WInter Break)
Page 9 City of Hermosa Beach Printed on 12/16/2021
December 21, 2021City Council Adjourned Meeting Agenda
BOARDS, COMMISSIONS AND COMMITTEE MEETINGS:
January 3, 2022 - Monday - 6:00 PM - Economic Development Committee Meeting
January 4, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
January 18, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
January 19, 2022 - Wednesday - 6:00 PM - Public Works Commission Meeting
February 1, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
February 7, 2022 - Monday - 6:00 PM - Economic Development Committee Meeting
February 15, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
March 1, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
March 7, 2022 - Monday - 6:00 PM - Economic Development Committee Meeting
March 15, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
March 16, 2022 - Wednesday - 6:00 PM - Public Works Commission Meeting
April 4, 2022 - Monday - 6:00 PM - Economic Development Committee Meeting
April 5, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
April 19, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
May 2, 2022 - Monday - 6:00 PM - Economic Development Committee Meeting
May 3, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
May 17, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
May 18, 2022 - Wednesday - 6:00 PM - Public Works Commission Meeting
June 6, 2022 - Monday - 6:00 PM - Economic Development Committee Meeting
June 16, 2022 - Thursday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
June 21, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
July 5, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
July 19, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
July 20, 2022 - Wednesday - 6:00 PM - Public Works Commission Meeting
August 2, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
August 16, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
September 6, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
September 20, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
September 21, 2022 - Wednesday - 6:00 PM - Public Works Commission Meeting
October 6, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
October 18, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
November 1, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
November 15, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
November 16 - Wednesday - 6:00 PM - Public Works Commission Meeting
December 6, 2022 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting
December 20, 2022 - Tuesday - 6:00 PM - Planning Commission Meeting
CITY OFFICES CLOSED FRIDAY-SUNDAY AND ON THE FOLLOWING DAYS:
January 17, 2022 - Monday - Martin Luther King, Jr. Day
February 21, 2022 - Monday - President's Day
May 30, 2022 - Monday - Memorial Day
June 20, 2022 - Monday - Juneteenth (observed)
July 4, 2022 - Monday - Independence Day
September 5, 2022 - Monday - Labor Day
November 24, 2022 - Thursday - Thanksgiving Day
December 26, 2022 - Monday - Christmas Day (observed)
Page 10 City of Hermosa Beach Printed on 12/16/2021
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 21-0785
Honorable Mayor and Members of the Hermosa Beach City Council
Adjourned Special Meeting of December 21, 2021
CITY COUNCIL CONSIDERATION AND ADOPTION OF A COMPREHENSIVE
AMENDMENT TO THE HOUSING ELEMENT OF THE HERMOSA BEACH GENERAL PLAN
FOR THE 2021-2029 PLANNING PERIOD, AND A DETERMINATION THAT THE PROJECT
IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. THE HOUSING
ELEMENT INCLUDES ANALYSIS OF THE COMMUNITY’S HOUSING NEEDS,
OPPORTUNITIES AND CONSTRAINTS, AS WELL AS POLICIES AND PROGRAMS TO
FACILITATE THE CONSTRUCTION, REHABILITATION, AND PRESERVATION OF
HOUSING FOR ALL ECONOMIC SEGMENTS OF THE COMMUNITY. ALL CITIES IN THE
SOUTHERN CALIFORNIA ASSOCIATION OF GOVERNMENTS REGION ARE REQUIRED
TO PREPARE AN UPDATED HOUSING ELEMENT FOR THE 2021-2029 PLANNING
PERIOD
(Continued from December 14, 2021)
(Community Development Director Ken Robertson)
Recommended Action:
Staff recommends, and Planning Commission concurs, City Council:
1.Receive a staff presentation;
2.Hold a public hearing and solicit public comments; and
3.Adopt resolution to adopt the comprehensive Amendment to the Housing Element for the 2021
-2029 Planning Period and authorize submission to the California Department of Housing and
Community Development (HCD) for certification.
Executive Summary:
State law sets forth extensive requirements for Housing Elements and land use regulations related to
housing.The 2021-2029 Housing Element was prepared to address these requirements.The
Planning Commission reviewed this updated version of the Housing Element and its comments are
included for City Council.Staff requests City Council authorization to submit the updated 2021-2029
Housing Element to the California Department of Housing and Community Development (HCD)for
certification.Subsequent public hearings would be held by the Planning Commission and City
Council prior to implementation of the Housing Element Policies,including potential rezoning of any
sites.
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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 eight years.Housing Element planning periods
are sometimes referred to as “cycles.”The City’s current Housing Element covers the planning period
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 was October 15,2021.The City submitted a Draft Housing Element on
August 6,2021 and received the HCD Comment Letter requesting additional information and
analyses on October 5, 2021.
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Analysis:
Staff,working with consultant John Douglas of JHD Planning LLC,has completed a revised Housing
Element for review by the City Council and consideration of its adoption.If approved,Staff would
submit the revised 2021-2029 Housing Element to the State HCD.After the State review and receipt
of HCD comments and certification,public hearings would be scheduled with the Planning
Commission and City Council prior to implementation of the programs according to the schedule
outlined in the Housing Element Policy Plan.
November 16, 2021 Planning Commission Meeting
On November 16,2021,the Planning Commission considered the revised Housing Element to
address HCD requests for additional information and analyses from its letter to the City dated
October 5,2021.Staff reviewed and revised the Housing Element in accordance with the requested
information.The Planning Commission recommended changes to expedite the timeline of programs
7 and 8 of the Housing Policy Plan.The feasibility studies for Program 7 Land Value Recapture and
Program 8 Housing Trust Funds are revised to be conducted concurrently with Program 9 Adequate
Sites to Accommodate Housing Needs,including selection of sites to be rezoned by October 2022
and amendments to the PLAN Hermosa General Plan and Zoning Code for selected sites by 2024.
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Revised 2021-2022 Housing Element
The 2021-2029 Housing Element (Attachments 3 and 4) follows a similar format as the City’s
current Housing Element and is divided into two volumes:
Housing Policy Plan
·An Introduction providing background information and context for the Housing Element
(Chapter I)
·Housing policies and programs for the 2021-2029 planning period (Chapter II)
Housing Element Technical Report
·Housing Needs Assessment-an analysis of the City's demographic and housing
characteristics, trends, and special needs (Chapter I)
·An evaluation of resources and opportunities available to address housing issues (Chapter II)
·A review of governmental and non-governmental constraints to meeting housing needs
(Chapter III)
·A review of accomplishments during the previous planning period (Appendix A)
·An inventory of the potential sites for housing development (Appendix B)
·A summary of opportunities for public participation during the preparation and adoption of the
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Housing Element (Appendix C)
·Contributing Factors to Fair Housing Issues (Appendix D)
The most important part of the Housing Element is the Housing Policy Plan because it describes the
City’s policies,programs,and objectives for the 2021-2029 planning period.Housing programs have
been updated to reflect current circumstances and includes commitments for specific actions over the
next 8 years.While most programs reflect a continuation of existing City policy,some recent changes
in State housing law will require the City to amend local regulations to conform to current law or other
substantive actions, as described in the following programs:
·Update City regulations regarding density bonus and other incentives for affordable housing
consistent with recent changes to State law (Program 3);
·Update City accessory dwelling unit (ADU)regulations consistent with recent changes to State
law (Program 6);
·Conduct a feasibility study to determine whether a land value recapture program should be
established for properties to be rezoned,and if so,what specific requirements are appropriate
(Program 7);
·Investigate opportunities to either establish a new housing trust fund or participate in existing
trust fund programs in order to expand the availability of financial assistance for affordable
housing (Program 8);
·Process General Plan and zoning amendments to accommodate the RHNA allocation
(Program 9);
·Update City regulations for supportive housing and low barrier navigation centers consistent
with recent changes to State law,and review regulations for large residential care facilities
(Program 10);
·Evaluate,as part of the comprehensive Zoning Ordinance update,methods to simplify the
housing development review process such as eliminating the conditional use permit
requirement for multi-family,condominium and mixed-use developments,revise the Precise
Development Plan (PDP)process,and establish SB 35 streamlined review regulations
(Program 11); and
·Establish stronger procedures to affirmatively further fair housing (Program 12).
RHNA Requirements
One of the most important requirements of State Housing Element law is that each city must adopt
land use plans and regulations that create opportunities for sufficient residential development to
accommodate its assigned share of statewide housing need.The RHNA is the process by which
each city’s need for additional housing is determined.Prior to each Housing Element planning cycle
the region’s total housing need is established by HCD based primarily on population growth trends
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the region’s total housing need is established by HCD based primarily on population growth trends
and existing housing problems such as overcrowding and overpayment.The total housing need for
the Southern California region is then distributed to cities and counties by the Southern California
Association of Governments (“SCAG”)based upon criteria established in State law.The SCAG
region includes Los Angeles, Orange, Riverside, San Bernardino, Imperial, and Ventura counties.
In late 2019,HCD issued a RHNA determination of 1,341,827 additional housing units for the SCAG
region during the 2021-2029 period.Following HCD’s RHNA determination,SCAG prepared a
methodology for distributing the total RHNA to jurisdictions in the SCAG region consistent with criteria
established in State law.In early 2020,SCAG’s Regional Council adopted the RHNA methodology
and the final RHNA Plan was adopted on March 4,2021.The final allocation for Hermosa Beach was
increased from 556 housing units in the Draft RHNA to 558 units due to the proportional reallocation
of units resulting from SCAG’s RHNA appeals process.
The RHNA identifies the amount of additional housing at different price levels a jurisdiction would
need to fully accommodate its existing population plus its assigned share projected growth over the
next eight years while avoiding problems like overcrowding and overpayment.The RHNA is a
planning requirement based upon housing need,not a construction quota,mandate,or prediction of
future development.The primary significance of the RHNA is that jurisdictions are required to adopt
land use plans and development regulations that create sufficient opportunities for additional housing
development commensurate with the RHNA allocation.Under current law,cities are not penalized if
actual housing production does not achieve the RHNA allocation,but cities may be required to
streamline the approval process for qualifying housing developments that meet specific standards
(such as affordability and prevailing wage labor requirements)if housing production falls short of the
RHNA allocation.
The Housing Element must demonstrate compliance with the RHNA by analyzing capacity for
additional housing based on an evaluation of land use patterns,development regulations,potential
constraints (such as infrastructure availability and environmental conditions)and real estate market
trends.The analysis must be prepared at a parcel-specific level of detail and identify properties (or
“sites”)where additional housing could be built under current regulations.State law requires that the
sites analysis demonstrate that city land use plans and regulations provide adequate capacity to fully
accommodate its RHNA allocation in each income category.If the current development capacity is
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accommodate its RHNA allocation in each income category.If the current development capacity is
not sufficient to fully accommodate the RHNA,the Housing Element must describe proactive steps to
increase housing capacity commensurate with the RHNA -typically through amendments to land use
plans and development regulations that could facilitate production of additional housing.Such
amendments generally include increasing allowable residential densities,modifying other
development standards,or allowing housing to be built in areas where residential development is not
currently allowed,such as areas zoned for commercial use.Neither cities nor property owners are
required to develop additional housing on the sites identified in the Housing Element,or to provide
funding for housing development.
As discussed in Appendix B of the Housing Element Technical Report,the capacity for additional
housing based on current land use patterns and zoning regulations is not sufficient to accommodate
the RHNA allocation;therefore,a rezoning program is required.Appendix B identifies candidate sites
to be considered for future rezoning.The Housing Element would not change any zoning,and
additional analysis,public hearings and CEQA review must be conducted prior to any rezoning
decisions.
It should be noted that one revision in the updated Housing Element is the reduction of Accessory
Dwelling Units (Program 6)to 104 units total during the 2021-2029 cycle due to the HCD request to
calculate the average of the last three years for each year of the planning period as the maximum
allowable to meet RHNA needs.This reduction increases the number of units to be considered
through other programs, such as rezoning sites (Program 9).
HCD Review and Certification
An important difference between the Housing Element and other elements of the General Plan is the
extent of State oversight.Under California law,land use and development is generally within the
authority of cities through the adoption of policies and regulations in General Plans and municipal
codes.However,State law establishes many specific limitations on City land use authority related to
housing.
The State legislature has also declared an adequate supply of housing to be a matter of statewide
importance and has delegated authority to the California Department of Housing and Community
Development (“HCD”)to review local government Housing Elements and issue opinions regarding
their compliance with State law.A finding of Housing Element 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 land use authority.
HCD review of Housing Elements is required both prior to and after final adoption by the City Council.
The draft Housing Element was submitted to HCD for review,and HCD’s comments letter is provided
as Attachment 2 and as Exhibit A to the proposed City Council resolution (Attachment 1).A
summary of HCD’s comments and the City’s responses to those comments are provided as
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summary of HCD’s comments and the City’s responses to those comments are provided as
Attachment 3.The City is required to consider HCD’s comments in its decision to adopt the Housing
Element.It is staff’s opinion that the responses and revisions to the draft Housing Element address
HCD’s comments consistent with the requirements of State law.
Public Review
To facilitate public review of the Housing Element update,staff created a Housing Element web page
(www.hermosabeach.gov/housingelement).The web page includes background information,
Frequently Asked Questions,the Housing Element schedule,meeting materials,the Housing
Element documents, and an online housing survey.
The survey found the following response rate for the question,“What do you consider to be the most
priority housing problems in Hermosa Beach?”
·38 percent-too many people cannot find suitable housing at a cost they can afford.
·19 percent-more small apartments or condos are needed for single people and small families.
·9 percent-not aware of any housing problems in Hermosa Beach
·5 percent-more housing is needed close to schools, shopping, public transit and services.
·5 percent-more temporary housing is needed for homeless persons
Next Steps
After the public hearing,any revisions to the Housing Element directed by City Council will be
incorporated as part of the Housing Element.Upon adoption of the Housing Element by the City
Council, the Housing Element would be submitted to HCD for a second review.
Interested parties may submit questions or comments throughout the Housing Element update
process by email to Senior Planner Christy Teague at cteague@hermosabeach.gov
<mailto:cteague@hermosabeach.gov>.
CEQA Compliance
The proposed Housing Element would not approve any development or change any land use
designations;therefore,the amendment is exempt from California Environmental Quality Act (CEQA)
requirements per Section 15061,Review for Exemption of the CEQA Guidelines.Specifically,Section
15061(b)(3)states,in part,that a project is exempt from CEQA if “the activity is covered by the
general rule that CEQA applies only to projects which have the potential for causing a significant
effect on the environment.Where it can be seen with certainty that there is no possibility that the
activity in question may have a significant effect on the environment,the activity is not subject to
CEQA.”Subsequent to the Housing Element adoption,additional CEQA review will be conducted as
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part of the required zoning amendments pursuant to Program 9 in the Housing Plan.
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 in eight-year cycles,the last Housing Element for the
2014-2021 cycle had been recently updated and was not included in the development of PLAN
Hermosa.Upon adoption,the 2021-2029 Housing Element will become a component of the PLAN
Hermosa General Plan.
As part of the required zoning amendments to accommodate the RHNA,a concurrent amendment to
General Plan land use designations would also be required.
Fiscal Impact:
There is no fiscal impact associated with the recommended action.
Attachments:
1.Proposed Resolution
2.Comment Letter from California Housing and Community Development dated October 4, 2021
3.Summary of HCD Comments and the City’s Responses to Comments
4.2021-2029 Hermosa Beach Housing Element Housing Policy Plan
5.2021-2029 Hermosa Beach Housing Element Technical Report
6.Link to Planning Commission Meeting November 16, 2021
7.Comments from Ed Hart November 23, 2021
8.Map of Rezone Candidate Sites
9.PowerPoint Presentation
Respectfully Submitted by: Christy Teague, Senior Planner and Carlos Luis, Associate Planner
Concur: Ken Robertson, Community Development Director
Legal Review: Michael Jenkins, City Attorney
Approved: Suja Lowenthal, City Manager
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RESOLUTION 21-XXXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH ADOPTING THE 2021-2029 HOUSING ELEMENT AMENDMENT
TO THE HERMOSA BEACH GENERAL PLAN
The City Council of the City of Hermosa Beach does hereby resolve as follows:
SECTION 1. Each jurisdiction within the Southern California Association of Governments
(SCAG) region is required by State law to update the Housing Element of its General Plan for the
2021-2029 planning period; and
SECTION 2. On August 5, 2021, a Draft 2021-2029 Hermosa Beach Housing Element was
submitted to the California Department of Housing and Community Development ("HCD ") for review
pursuant to Section 65585(b) of the California Government Code; and,
SECTION 3. On October 4, 2021, HCD issued its review of the Draft Housing Element,
which stated that the Draft Housing Element addresses many statutory requirements; however,
revisions would be necessary to comply with State Housing Element Law (Article 10.6 of the Gov.
Code); and,
SECTION 4. Pursuant to the requirements of California Government Code Section 65585(e)
and (f) the City has considered HCD’s comments and prepared a revised 2021-2029 Housing Element
to address HCD’s comments, as described in “EXHIBIT A” to this Resolution; and,
SECTION 5. The City Council finds that with the revisions described in “EXHIBIT A” the
2021-2029 Housing Element as set forth in “EXHIBIT B” to this Resolution substantially complies
with the requirements of State law; and,
SECTION 6. The Planning Commission held a duly noticed public hearing on November 16,
2021 to consider the amendment to the Housing Element of the Hermosa Beach General Plan for the
2021-2029 planning period, and at the conclusion of that public hearing the Planning Commission
adopted a Resolution recommending City Council approval of the Housing Element amendment; and,
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SECTION 7. The City Council held a duly noticed public hearing on December 14, 2021 to
consider an amendment to the Housing Element of the Hermosa Beach General Plan for the 2021-
2029 planning period; and,
SECTION 8. Pursuant to the provisions of the California Environmental Quality Act
(CEQA), the amendment is exempt from CEQA per Section 15061, Review for Exemption of the
CEQA Guidelines. Specifically, Section 15061(b)(3) states, in part, that a project is exempt from
CEQA if “the activity is covered by the general rule that CEQA applies only to projects which have
the potential for causing a significant effect on the environment. Where it can be seen with certainty
that there is no possibility that the activity in question may have a significant effect on the environment,
the activity is not subject to CEQA.” Adoption of the Housing Element would not approve any
development project or change any land use regulations, and therefore would not cause a significant
effect on the environment; and,
SECTION 9. The City Council hereby adopts the Hermosa Beach 2021-2029 Housing
Element as attached hereto and incorporated herein as “EXHIBIT B” to this Resolution. The City
Manager is directed to submit the adopted 2021-2029 Housing Element to HCD for review pursuant
to Government Code Section 65585(g), and is further directed to make any technical or clerical
revisions to the Housing Element as may be necessary to obtain a finding of substantial compliance
from HCD.
PASSED, APPROVED and ADOPTED this 14th day of December, 2021.
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, California
ATTEST: APPROVED AS TO FORM:
Susan Morrow, Michael Jenkins,
Interim City Clerk City Attorney
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EXHIBIT A
HCD COMMENTS AND RESPONSES
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EXHIBIT B
HERMOSA BEACH 2021-2029 HOUSING ELEMENT
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
October 4, 2021
Ken Robertson, Director
Community Development Department
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
Dear Ken Robertson:
RE: City of Hermosa Beach’s 6th Cycle (2021-2029) Draft Housing Element
Thank you for submitting the City of Hermosa Beach’s (City) draft housing element
received for review on August 5, 2021. Pursuant to Government Code section 65585,
subdivision (b), the California Department of Housing and Community Development
(HCD) is reporting the results of its review. Our review was facilitated by a telephone
conversation on September 29, 2021 with you, Christy Teague, Carlos Luis, and
consultant John Douglas.
The draft element addresses many statutory requirements; however, revisions will be
necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).
The enclosed Appendix describes revisions needed to comply with State Housing
Element Law.
The City’s statutory deadline to adopt a housing element is October 15, 2021. For your
information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local
government fails to adopt a compliant housing element within 120 days of this statutory
deadline, then any rezoning to accommodate the regional housing needs allocation,
(RHNA) including for lower-income households, shall be completed no later than one
year from the statutory deadline. Otherwise, the local government’s housing element will
no longer comply with State Housing Element Law, and HCD may revoke its finding of
substantial compliance pursuant to Government Code section 65585, subdivision (i).
Pursuant to Government Code section 65583.3, the City must submit an electronic,
true-and-correct copy of the housing element site inventory when it submits its adopted
housing element to HCD for review. The City must utilize standards, forms, and
definitions adopted by HCD. The City can reach out to HCD at
sitesinventory@hcd.ca.gov for technical assistance.
Ken Robertson, Director
Page 2
For your information, some general plan element updates are triggered by housing
element adoption. HCD reminds the City to consider timing provisions and welcomes
the opportunity to provide assistance. For information, please see the Technical
Advisories issued by the Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf and
http://opr.ca.gov/docs/Final_6.26.15.pdf.
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City should continue to engage the community, including organizations that
represent lower-income and special needs households, by making information regularly
available and considering and incorporating comments where appropriate.
Several federal, state, and regional funding programs consider housing element
compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill
(SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s
Affordable Housing and Sustainable Communities programs; and HCD’s Permanent
Local Housing Allocation consider housing element compliance and/or annual reporting
requirements pursuant to Government Code section 65400. With a compliant housing
element, the City will meet housing element requirements for these and other funding
sources.
HCD is committed to assisting the City in addressing all statutory requirements of State
Housing Element Law. If you have any questions or need additional technical
assistance, please contact Molivann Phlong, of our staff, at (916) 776-7569 or
molivann.phlong@hcd.ca.gov.
Sincerely,
Paul McDougall
Enclosure
City of Hermosa Beach’s 6th Cycle Draft Housing Element Page 1
October 4, 2021
APPENDIX
CITY OF HERMOSA BEACH
The following changes are necessary to bring the City’s housing element into compliance with
Article 10.6 of the Government Code. Accompanying each recommended change, we cite the
supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at
http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtml.
Among other resources, the housing element section contains HCD’s latest technical assistance
tool, Building Blocks for Effective Housing Elements (Building Blocks), available at
http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and includes the
Government Code addressing State Housing Element Law and other resources.
A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and
progress in implementation, and reflect the results of this review in the revised element.
(Gov. Code, § 65588 (a) and (b).)
The element provides (p. A-2) general information on the previous element’s programs.
However, a thorough program-by-program review is necessary to evaluate City's
performance in addressing housing goals. As part of this analysis, the element should
describe the actual results of the prior element’s programs, compare those results to the
objectives projected or planned, and based on an evaluation of any differences between
what was planned versus achieved, provide a description of how the objectives and
programs of the updated element incorporate changes resulting from the evaluation. This
information and analysis provide the basis for developing a more effective housing
program.
As part of the review of programs in the past cycle, the element must provide an
evaluation of the effectiveness of goals, policies, and related actions in meeting the
housing needs of special needs populations (e.g., elderly, persons with disabilities, large
households, female headed households, farmworkers, and persons experiencing
homelessness).
B. Housing Needs, Resources, and Constraints
1. Affirmatively further[ing] fair housing (AFFH) in accordance with Chapter 15
(commencing with Section 8899.50) of Division 1 of Title 2…shall include an
assessment of fair housing (AFH) in the jurisdiction. (Gov. Code, § 65583, subd.
(c)(10)(A).)
Fair Housing Enforcement and Outreach: The element includes (p. III-16) general
information on fair housing enforcement and outreach. The element must include the
City’s ability to provide enforcement and outreach capacity which can consist of
actions such as the City’s ability to investigate complaints, obtain remedies, or the
City’s ability to engage in fair housing testing. This section should include a (1) listing
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of local, regional and state agencies and organizations active in the locality; (2)
description of primary activities and capacity for each entity, including actions taken
by the locality, such as provision of dedicated resources; (3) evaluation of impacts on
protected characteristics and geographic trends; and (4) any additional relevant
information about fair housing enforcement, outreach capacity, and resources in the
City and region affecting groups with other protected characteristics.
The element must also be updated to include findings, lawsuits, enforcement actions,
settlements, or judgments related to fair housing or civil rights; compliance with existing
fair housing laws and regulations; conclusion and findings; summary of fair housing
issues related to enforcement and outreach capacity and relationship to other fair
housing issue areas (e.g., segregation and integration, racially and ethnically
concentrated areas of poverty, etc.). Please refer to page 28 of the AFFH guidebook
(link: https://www.hcd.ca.gov/community-development/affh/index.shtml#guidance) for
the specific factors that should be considered when analyzing outreach and
enforcement that are unique to Hermosa Beach.
Integration and Segregation: The element includes some data on segregation (p. III-
17) at the regional and local level. However, this analysis must discuss levels of
segregation and integration for race and ethnicity, income (specifically low- and
moderate-income households), familial status, persons with disabilities, and identify
the groups that experience the highest levels of segregation locally and regionally
complemented by data and concluding with a summary of issues. Page 31 of the
AFFH guidebook provides detailed information on data considerations to help support
this analysis.
Racial/Ethnic Areas of Concentration of Poverty (R/ECAP): The element does not
include (p. III-17) information relative to R/ECAP. The analysis must be
complemented by data to conduct a comparison of local and regional patterns and
trends. In addition, the City should also analyze the racial and income concentrations
as it relates to areas of affluence. The combination in the R/ECAP and areas of
affluence analyses will help guide goals and actions to address fair housing issues.
The analysis should evaluate the patterns and changes over time and consider other
relevant factors, such as public participation, past policies, practices, and investments
and demographic trends. Page 32 of the AFFH guidebook provides detailed
information on data considerations to help support this analysis.
Disparities in Access to Opportunity: The element provides general information
(p. III-17) that discusses the City as being designated as a high-resource area.
However, the analysis must provide more details, and include data and analysis
to support a summary of fair housing issues. The analysis must address local
and regional disparities, using maps, data tables, and discussion that describes
the following opportunity variables: education, transportation, economic,
environment, and other factors. The housing element must also analyze the
housing and community needs of persons with disabilities. Pages 35-38 of the
AFFH guidebook discusses what analysis should be included and provides
comprehensive information on how to sufficiently meet the requirements of this
part of the analysis. Please refer to page 35 of the AFFH guidebook (link:
https://www.hcd.ca.gov/community-development/affh/index.shtml#guidance) for
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specific factors that should be considered when analyzing access to
opportunities as it pertains to educational, employment, environmental,
transportation, and any factors that are unique to Hermosa Beach.
Disproportionate Housing Needs and Displacement: The element does not include
(p. III-17) data on disproportionate housing needs, including displacement risk. This
section must analyze cost burden and severe cost burden by tenure; overcrowding
by tenure; substandard housing with local data and knowledge such as housing
condition surveys or code enforcement activities; homelessness data, and
displacement data. This analysis must also analyze the data including addressing
trends, patterns, and other local knowledge, and conclude with a summary of fair
housing issues. Please refer to pages 39-40 of the AFFH guidebook for specific
factors that should be considered.
Contributing Factors: The element must list and prioritize contributing factors to fair
housing issues. Contributing factors create, contribute to, perpetuate, or increase the
severity of fair housing issues and are fundamental to adequate goals and actions.
Examples include community opposition to affordable housing, housing
discrimination, land use and zoning laws, lack of regional cooperation, location and
type or lack of affordable housing and lack of public or private investment in areas of
opportunity or affordable housing choices. The analysis shall result in strategic
approaches to inform and connect goals and actions to mitigate contributing factors
to affordable housing.
Sites Inventory AFFH Analysis: The element does not include (p. III-17) an analysis
that addresses how the sites inventory affirmatively furthers fair housing. AB 686
requires a jurisdiction’s site inventory to be used to identify sites throughout the
community, consistent with its duty to AFFH. Sites must be identified and evaluated
relative to the full scope of the AFFH (e.g., segregation and integration, racially and
ethnically concentrated areas of poverty and affluence, access to opportunity, etc.).
The site inventory and accompanying analysis must identify and analyze selected
sites, map the location of the sites, indicate the number of projected units for each
site and represent the assumed affordability (i.e., lower, moderate, and above
moderate) for each site, and evaluate sites relative to socio-economic patterns. The
analysis must not be limited to the identification of sites for lower income households;
however, it should incorporate the City's projected housing development at all income
levels and assess the extent to which that development will either further entrench or
ameliorate existing patterns of segregation and/or exclusion of members of protected
categories.
AFFH Goals, Policies, and Actions: Goals and actions must significantly seek to
overcome contributing factors to fair housing issues. Currently, the element identifies
program(s) to encourage and promote affordable housing; however, most of these
programs do not appear to facilitate any meaningful change nor meet AFFH
requirements. Furthermore, the element must include metrics and milestones for
evaluating progress on programs, actions, and fair housing results.
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Given that most of the City is considered a highest resource community, the element
could focus on programs that enhance housing mobility and encourage development
of more housing choices and affordable housing throughout the community.
Programs also need to be based on identified contributing factors, be significant and
meaningful. The element must add, and revise programs based on a complete
analysis and listing and prioritization of contributing factors to fair housing issues. For
more information, please see HCD’s guidance at https://www.hcd.ca.gov/community-
development/affh/index.shtm.
2. Include an analysis and documentation of household characteristics, including level
of payment compared to ability to pay, housing characteristics, including
overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).)
While the element identifies the total number of overpaying households (p. I-6), it
must quantify and analyze the number of overpaying households by tenure (i.e.,
renter and owner) for total households and lower-income households.
In addition, the element identifies the age of the housing stock (p. I-11). However, it
must include analysis of the condition of the existing housing stock and estimate the
number of units in need of rehabilitation and replacement. For example, the analysis
could include estimates from a recent windshield survey or sampling, estimates from
the code enforcement agency, or information from knowledgeable
builders/developers, including non-profit housing developers or organizations.
3. An inventory of land suitable and available for residential development, including
vacant sites and sites having realistic and demonstrated potential for redevelopment
during the planning period to meet the locality’s housing need for a designated
income level, and an analysis of the relationship of zoning and public facilities and
services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
The City has a regional housing need allocation (RHNA) of 558 housing units, of
which 359 are for lower-income households. To address this need, the element
mainly relies on rezoning sites and ADUs to meet the City’s housing needs. To
demonstrate the adequacy of these sites and strategies to accommodate the City’s
RHNA, the element must include complete analyses.
Sites Inventory: Tables B-3 and B-describe in general the existing use of each
nonvacant site for example “commercial” or “residential”. This alone is not adequate
or sufficiently detailed to demonstrate the potential for redevelopment in the planning
period. The description of existing uses should be sufficiently detailed to facilitate an
analysis demonstrating the potential for additional development in the planning
period. In addition, Table B-4 must identify what income group each site is expected
to accommodate similar to Tables B-2 and B-3 and should indicate the expected
general plan and zone the candidate sites will be upon rezoning. If the sites are City-
owned, the element should identify them as such and outline the City’s plans for
development including a schedule for development and compliance with the Surplus
Lands Act.
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Small Sites: Table B-4 lists many sites for potential rezoning under one-half acre.
Sites smaller than one-half acre in size are deemed inadequate to accommodate
housing for lower-income housing unless it is demonstrated that sites of equivalent
size were successfully developed during the prior planning period for an equivalent
number of lower-income housing units as projected for the site or unless the housing
element describes other evidence to HCD that the site is adequate to accommodate
lower income housing. (Gov. Code, § 65583.2, subd. (c)(2)(A).) For example, a site
with a proposed and approved housing development that contains units affordable to
lower income households would be an appropriate site to accommodate housing for
lower-income households. (Gov. Code, § 65583.2, subd. (c)(2)(C).) The element
must also demonstrate the sites to a accommodate a shortfall of lower-income
comply with Government Code section 65583.2, subdivisions (h) particularly that
candidate sites can accommodate a site capacity of at least 16 units.
Realistic Capacity: While the element provides (p. B-1) assumptions of buildout for
sites included in the inventory, it must also provide support for these assumptions.
For example, the element should demonstrate what specific trends, factors, and other
evidence led to the assumptions. The City lists maximum density allowed in a zone
multiplied by the size of the parcel. The estimate of the number of units for each site
must be adjusted as necessary, based on the land use controls and site
improvements, typical densities of existing or approved residential developments at a
similar affordability level in that jurisdiction, and on the current or planned availability
and accessibility of sufficient water, sewer, and dry utilities. The element also needs
to analyze the likelihood that the identified units will be developed as noted in the
inventory in zones that allow 100 percent nonresidential uses (e.g., mixed-use). If
sites are rezoned to mixed-use, consider competing uses, the extent nonresidential
uses are allowed, and environmental constraints limiting the usage. Also, there
should be analysis on typical densities of existing or approved residential
developments at a similar affordability level in that jurisdiction. This analysis should
consider the likelihood of nonresidential development, performance standards, and
development trends supporting residential development.
Suitability of Nonvacant Sites: The element must include an analysis to demonstrate
the potential for redevelopment. For example, the element identifies existing
residencies, religious institutions, city hall, the community center, and a variety of
commercial uses, but does not analyze the potential for redevelopment of these sites
within the planning period. The analysis shall consider factors including, but not
limited to, the extent existing uses constitute an impediment to additional residential
development, recent developments, development trends, market conditions, the
City’s past experience converting existing uses to higher density residential
development, analysis of existing leases or other contracts that would perpetuate the
existing use or prevent additional residential development, and incentives or
standards that encourage development. For example, the element could consider
indicators such as age and condition of the existing structure, presence of expiring
leases, expressed developer interest, low improvement to land value ratio, and other
factors.
In addition, specific analysis and actions are necessary if the housing element relies
upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower-
City of Hermosa Beach’s 6th Cycle Draft Housing Element Page 6
October 4, 2021
income households. For your information, the housing element must demonstrate
existing uses are not an impediment to additional residential development and will
likely discontinue in the planning period. (Gov. Code, § 65583.2, subd. (g)(2).) Absent
findings (e.g., adoption resolution) based on substantial evidence, the existing uses
will be presumed to impede additional residential development and will not be utilized
toward demonstrating adequate sites to accommodate the RHNA.
Accessory Dwelling Units (ADU): The element calculates accessory dwelling unit
(ADU) potential for the planning period by considering a rate of 30 ADUs per year
based on the most recent (2020) production (p. I-25). Specifically, in addition to other
methods, HCD accepts the use of trends in ADU construction since January 2018 to
estimate new production. Based on HCD’s records of past production between 2018
to 2020, the City is averaging one unit per year. To support assumptions for ADUs in
the planning period, the element could reduce the number of ADUs assumed per
year or reconcile trends with HCD records, including additional information such as
more recent permitted units and inquiries, resources and incentives, other relevant
factors and modify policies and programs as appropriate. Further, the element’s ADU
program (Program 6) should commit to additional incentives and strategies, frequent
monitoring (every other year) of ADU production and affordability and specific
commitment to adopt alternative measures such as rezoning or amending the
element within a specific time (e.g., 6 months) if ADU assumptions for the number of
units and affordability are not met.
Infrastructure: The element must demonstrate sufficient existing or planned water,
sewer, and other dry utilities supply capacity, including the availability and access to
distribution facilities to accommodate the City’s regional housing need for the
planning period. (Gov. Code, § 65583.2, subd. (b).)
Sites with Zoning for a Variety of Housing Types:
Transitional and Supportive Housing: The element includes (p. III-5) transitional
housing and supportive housing under special needs housing. However, the section
of the element only states the state law. Transitional housing and supportive housing
must be permitted as a residential use in all zones allowing residential uses and only
subject to those restrictions that apply to other residential dwellings of the same type
in the same zone. (Gov. Code, § 65583, subd. (a)(5).) The element must describe
and analyze the City’s transitional and supportive housing standards and codes and
demonstrate consistency with Government Code section 65583, subdivision (a)(5) or
add or revise programs which comply with the statutory requirements.
Accessory Dwelling Units (ADU): After a cursory review of the City’s ordinance, HCD
discovered several areas which were not consistent with State ADU Law. This
includes, but is not limited to, height restrictions, requirement of setbacks for junior
accessory dwelling units (JADUs), restricting bedroom count, open space
requirements, among others. HCD will provide a complete listing of ADU non-
compliance issues under a separate cover. As a result, the element should add a
program to update the City’s ADU ordinance in order to comply with state law. For
more information, please consult HCD’s ADU Guidebook, published in December
City of Hermosa Beach’s 6th Cycle Draft Housing Element Page 7
October 4, 2021
2020, which provides detailed information on new state requirements surrounding
ADU development.
4. An analysis of potential and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including the types of
housing identified in paragraph (1) of subdivision (c), and for persons with disabilities
as identified in the analysis pursuant to paragraph (7), including land use controls,
building codes and their enforcement, site improvements, fees and other exactions
required of developers, and local processing and permit procedures. The analysis
shall also demonstrate local efforts to remove governmental constraints that hinder
the locality from meeting its share of the regional housing need in accordance with
Government Code section 65584 and from meeting the need for housing for persons
with disabilities, supportive housing, transitional housing, and emergency shelters
identified pursuant to paragraph (7). Transitional housing and supportive housing
shall be considered a residential use of property and shall be subject only to those
restrictions that apply to other residential dwellings of the same type in the same
zone. (Gov. Code, § 65583, subd. (a)(5).)
Parking Requirements: The element must analyze the parking requirements (p. III-7)
of 2 spaces plus 1 guest space for single-family and multifamily residential dwellings
for its impact as a potential constraint on housing. Should the analysis determine the
parking standards or permit procedures are a constraint on residential development,
it must include a program to address or remove any identified constraints.
Zoning and Fees Transparency: The element must clarify its compliance with new
transparency requirements for posting all zoning and development standards for each
parcel on the jurisdiction’s website pursuant to Government Code section 65940.1,
subdivision (a)(1).
Local Processing and Permit Procedures: While the element provides a description
(pg. III-3) of the Precise Development Plan (PDP) required for housing developments,
it must describe and analyze the PDP process, identify what is reviewed, typical
findings and approval procedures by zone and housing type. The analysis must
evaluate the processing and permit procedures’ impacts as potential constraints on
housing supply and affordability. For example, the analysis should consider
processing and approval procedures and time for typical single family and multifamily
developments, including type of permit, level of review, approval findings and any
discretionary approval procedures.
The element explains the City is located (p. III-10) within the Coastal Zone but the
City’s zoning ordinance has not been certified by the Coastal Commission. The
element should describe what areas of the City are subject to coastal zone
regulations and whether the City has prepared a draft Local Costal Program (LCP)
and is actively seeking approval from the California Coastal Commission. Depending
on the status of the approval process, the element may need to include an analysis of
whether the City coastal preservation policies will potentially impact future or existing
housing development within the designated coastal zone of the City especially for
sites that require rezoning identified in Table B4.
City of Hermosa Beach’s 6th Cycle Draft Housing Element Page 8
October 4, 2021
The element provides a general overview of the City’s processing and permit
procedures for residential developments (p. III-11). However, the element must also
clarify compliance and include further analysis with a streamlined ministerial approval
process pursuant to Government Code section 65913.4 (Senate Bill 35; Chapter 366,
Statutes of 2017).
Constraints on Housing for Persons with Disabilities: The element currently details
(p. III-4) that residential care facilities serving six or fewer persons are permitted in
all residential zones. However, residential care facilities serving seven or more
persons are limited to the same zones with the approval of a conditional use permit.
The element should analyze the process as a potential constraint on housing for
persons with disabilities and add or modify programs as appropriate to ensure
zoning permits group homes objectively with approval certainty. In addition, while the
element briefly describes the City’s reasonable accommodation process, it should
describe the procedure and evaluate impacts, including identifying and analyzing
findings of approval.
5. An analysis of potential and actual nongovernmental constraints upon the
maintenance, improvement, or development of housing for all income levels,
including the availability of financing, the price of land, the cost of construction, the
requests to develop housing at densities below those anticipated in the analysis
required by subdivision (c) of Government Code section 65583.2, and the length of
time between receiving approval for a housing development and submittal of an
application for building permits for that housing development that hinder the
construction of a locality’s share of the regional housing need in accordance with
Government Code section 65584. The analysis shall also demonstrate local efforts to
remove nongovernmental constraints that create a gap between the locality’s
planning for the development of housing for all income levels and the construction of
that housing. (Gov. Code, § 65583, subd. (a)(6).)
The element generally explains the cost of construction for new housing development
(p. III-15). However, the element should also further analyze the cumulative,
quantitative impact or the total costs of developing new housing within the City,
utilizing local and regional data, to provide and analyze data for land costs,
construction costs, availability of financing, and other unique nongovernmental
constraints within the City.
The element must also include an analysis of requests to develop housing at
densities below those anticipated, and the length of time between receiving approval
for a housing development and submittal of an application for building permits that
potentially hinder the construction of a locality’s share of the regional housing need.
The element must also include a description of any program(s) that mitigate
nongovernmental constraints that create a gap in the jurisdictions ability to meet
RHNA by income category. (Gov. Code, § 65583.2, subd. (c)(3).)
City of Hermosa Beach’s 6th Cycle Draft Housing Element Page 9
October 4, 2021
6. Analyze any special housing needs such as elderly; persons with disabilities,
including a developmental disability; large families; farmworkers; families with female
heads of households; and families and persons in need of emergency shelter. (Gov.
Code, § 65583, subd. (a)(7).)
While the element quantifies (p. I-14) the City’s special needs populations, it must
also analyze their special housing needs. For a complete analysis of each population
group, the element should discuss challenges faced by the population, the existing
resources to meet those needs (availability senior housing units, number of large
units, number of deed restricted units, etc.,), an assessment of any gaps in
resources, and proposed policies, programs, and funding to help address those gaps.
C. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period,
each with a timeline for implementation, which may recognize that certain programs
are ongoing, such that there will be beneficial impacts of the programs within the
planning period, that the local government is undertaking or intends to undertake to
implement the policies and achieve the goals and objectives of the housing element
through the administration of land use and development controls, the provision of
regulatory concessions and incentives, and the utilization of appropriate federal and
state financing and subsidy programs when available. The program shall include an
identification of the agencies and officials responsible for the implementation of the
various actions. (Gov. Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583,
subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a
description of the City’s specific role in implementation; (2) definitive implementation
timelines; (3) objectives, quantified where appropriate; and (4) identification of
responsible agencies and officials. Programs to be revised include the following:
• Program 3 (Density Bonus and Other Incentives): Provide a definitive
implementation timeline (e.g., month and year).
• Program 4 (Affordable Housing Development Outreach and Assistance): Provide
a definitive implementation timeline (e.g., month and year).
• Program 5 (Facilitate Efficient Use of Sites that Allow High-Density Residential
Development): Provide a definitive implementation timeline (e.g., month and
year).
• Program 7 (Land Value Recapture): Provide a definitive implementation timeline
(e.g., month and year).
• Program 8 (Housing Trust Funds): Provide a definitive implementation timeline
(e.g., month and year).
• Program 10 (Housing for Persons with Special Needs): Provide a definitive
implementation timeline (e.g., month and year).
2. Identify actions that will be taken to make sites available during the planning period
with appropriate zoning and development standards and with services and facilities to
accommodate that portion of the city’s or county’s share of the regional housing need
City of Hermosa Beach’s 6th Cycle Draft Housing Element Page 10
October 4, 2021
for each income level that could not be accommodated on sites identified in the
inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning,
and to comply with the requirements of Government Code section 65584.09. Sites
shall be identified as needed to facilitate and encourage the development of a variety
of types of housing for all income levels, including multifamily rental housing, factory-
built housing, mobilehomes, housing for agricultural employees, supportive housing,
single-room occupancy units, emergency shelters, and transitional housing. (Gov.
Code, § 65583, subd. (c)(1).)
As noted in Finding B3, the element does not include a complete site analysis. Based
on the results of a complete sites inventory and analysis, the City may need to add or
revise programs to address a shortfall of sites or zoning available to encourage a
variety of housing types.
In addition, Program 9 (Adequate Sites to Accommodate Housing Needs) should be
amended to specifically identify total capacity of shortfall sites to be accommodated
by rezoning including the number of acres to be rezoned, provide a definitive
implementation timeline (e.g., month and year) for completion of rezones, and identify
the proposed zones for the rezoned sites to meet the. Sites must be zoned to allow
for use by-right, pursuant to Government Code section 65583.2, subdivision (i).
3. Address and, where appropriate and legally possible, remove governmental and
nongovernmental constraints to the maintenance, improvement, and development of
housing, including housing for all income levels and housing for persons with
disabilities. The program shall remove constraints to, and provide reasonable
accommodations for housing designed for, intended for occupancy by, or with
supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
As noted in Findings B4 and B5, the element requires a complete analysis of
potential governmental and nongovernmental constraints. Depending upon the
results of that analysis, the City may need to revise or add programs and address
and remove or mitigate any identified constraints.
4. Promote AFFH opportunities and promote housing throughout the community or
communities for all persons regardless of race, religion, sex, marital status, ancestry,
national origin, color, familial status, or disability, and other characteristics protected
by the California Fair Employment and Housing Act (Part 2.8 (commencing with
Section 12900) of Division 3 of Title 2), Section 65008, and any other state and
federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding B1, the element must include a complete analysis of AFFH.
Based on the outcomes of that analysis, the element must add or modify programs.
For example, Program 12 (Affirmatively Furthering Fair Housing) should include
affirmative goals and actions sufficient to further overcome patterns of fair housing
issues and foster inclusive communities free from barriers that restrict access to
opportunity. Given that most of the City is considered a highest resource community,
the element could focus on programs that enhance housing mobility, encourage
development of more housing choices and affordable housing and provide
displacement protections for low-income residents. Programs also need to be based
City of Hermosa Beach’s 6th Cycle Draft Housing Element Page 11
October 4, 2021
on identified contributing factors, be significant and meaningful. For more information,
please see HCD’s guidance at https://www.hcd.ca.gov/community-
development/affh/index.shtml#guidancev.
D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the housing element, and
the element shall describe this effort. (Gov. Code, § 65583, subd.(c)(8).)
While the element includes a general summary of the public participation process, the
element should also demonstrate diligent efforts were made to involve all economic
segments of the community in the development of the housing element. The element
could describe the efforts to circulate the housing element among low- and moderate-
income households and organizations that represent them and to involve such groups
and persons in the element throughout the process. In addition, the element should also
summarize the public comments and describe how they were considered and
incorporated into the element. For additional information, see the Building Blocks at
http://www.hcd.ca.gov/community-development/building-blocks/getting-started/public-
participation.shtml.
November 2021 -1-
Exhibit 1
HCD 6th Housing Element Comments and Responses
City of Hermosa Beach
HCD Comment
(Letter of 10/4/2021)
Revised Draft
Housing Element
Page No.
Response/Revision
A.Review and Revise Appendix A Appendix A has been revised to provide additional information regarding the
appropriateness and effectiveness of the housing element programs.
B.1 Affirmatively Furthering Fair
Housing
HP II-11/12
TR III-17 to 25
TR Appendix D
The AFFH analysis has been expanded to address this issue.
B.2 Household characteristics TR I-7 Overpayment. The analysis of overpayment has been expanded to include
tenure by income category.
TR I-13 Housing conditions. The analysis of housing conditions has been expanded to
include the estimated number of units in need of rehabilitation or
replacement.
B.3 Inventory of land TR Appendix B Sites inventory. The sites inventory has been revised to provide additional
information regarding the income category each site is expected to
accommodate as well as the expected general plan and zoning for the
candidate sites. Additional analysis has also been provided for City-owned
sites, including the City’s plans for development and a schedule for
development and compliance with the Surplus Lands Act.
TR Appendix B Small sites. The sites analysis has been revised to assign small sites to the
Moderate income category.
TR Appendix B Realistic capacity. The sites inventory has been expanded to provide
additional analysis of site capacity based upon allowable densities, market
forces and other considerations.
TR Appendix B Suitability of non-vacant sites. The element has been revised to include
additional analysis of the potential for additional development on non-
vacant sites.
Supplemental
Information
11.5
November 2021 -2-
HCD Comment
(Letter of 10/4/2021)
Revised Draft
Housing Element
Page No.
Response/Revision
TR Appendix B Accessory Dwelling Units: City records show 26 completed ADUs during 2020,
the most recent full year, and the average during 2018/2019/2020 is 13 ADUs
per year. The sites inventory (Appendix B) has been revised to reflect the
conservative assumption of 13 ADUs per year during the 8-year planning
period (i.e., 104 units).
TR III-16 Infrastructure: The element has been revised to demonstrate sufficient
existing or planned infrastructure capacity to accommodate the City’s
regional housing need for the planning period.
TR III-6
HP II-8
Sites with Zoning for a Variety of Housing Types.
Transitional and supportive housing. The element has been revised to clarify
the current City regulations define transitional and supportive housing as
residential uses that are subject to the same regulations and procedures that
apply to other residential uses of the same type in the same zone.
ADUs. Program 6 in the draft element includes a commitment to monitor
State legislation and update the City’s ADU ordinance as necessary to
comply with State law.
B.4 Governmental constraints TR III-7 Parking. The analysis of parking requirements has been expanded to note
that the Zoning Ordinance update currently underway will reevaluate
parking requirements based on current conditions.
HP II-11 Zoning and Fees Transparency. Program 11 has been expanded to address
transparency requirements for posting zoning requirements, development
standards and fees on the City website.
HP II-11 Local processing and permit procedures. Program 11 has been revised to
include additional analysis of the Precise Development Plan (PDP) process,
including what is reviewed, typical findings and approval procedures by
zone and housing type, and impacts as potential constraints on housing
supply and affordability.
TR III-11 Coastal zone. The element has been revised to include additional analysis of
the relationship between the Coastal Zone and housing sites.
November 2021 -3-
HCD Comment
(Letter of 10/4/2021)
Revised Draft
Housing Element
Page No.
Response/Revision
HP II-11 SB 35 Streamlined Ministerial Approval Process. Program 11 has been revised
to include the adoption of streamlined review procedures for qualifying
housing developments.
III-4/5
HP II-11
Constraints on Housing for Persons with Disabilities. The element has been
revised to include additional analysis of City regulations for large group
homes and reasonable accommodation procedures. In addition, Program 10
has been revised to include review of permit requirements for large care
facilities as part of the comprehensive Zoning Ordinance update.
B.5 Nongovernmental constraints TR III-13 Additional information has been provided regarding construction costs,
requests to develop housing at densities below those anticipated, and the
length of time between receiving approval for a housing development and
submittal of an application for building permits.
B.6 Special housing needs HP I-17 to I-27 The analysis of special housing needs has been revised to include additional
information regarding challenges faced by the population, the existing
resources to meet those needs, and proposed policies, programs, and
funding to help address those gaps.
C. Housing Programs HP II-6 to II-11 Programs have been revised as follows:
• Program 3 (Density Bonus and Other Incentives): Provide a definitive
implementation timeline (e.g., month and year).
• Program 4 (Affordable Housing Development Outreach and Assistance):
Provide a definitive implementation timeline (e.g., month and year).
• Program 5 (Facilitate Efficient Use of Sites that Allow High-Density Residential
Development): Provide a definitive implementation timeline (e.g., month and
year).
• Program 7 (Land Value Recapture): Provide a definitive implementation
timeline (e.g., month and year).
• Program 8 (Housing Trust Funds): Provide a definitive implementation
timeline (e.g., month and year).
• Program 10 (Housing for Persons with Special Needs): Provide a definitive
implementation timeline (e.g., month and year).
HP II-9
TR Appendix B
The element has been amended to specifically identify total capacity of
shortfall sites to be accommodated by rezoning including a definitive
implementation timeline for completion of rezones, and the proposed zoning
for the rezoned sites.
November 2021 -4-
HCD Comment
(Letter of 10/4/2021)
Revised Draft
Housing Element
Page No.
Response/Revision
C.3 Remove governmental and
nongovernmental constraints
This issue is addressed above.
C.4 Affirmatively Furthering Fair
Housing
HP II-11/12 Program 12 has been expanded to include additional actions to affirmatively
further fair housing.
D. Public Participation TR Appendix C Appendix C has been revised to demonstrate diligent efforts were made to
involve all economic segments of the community in the development of the
housing element.
CITY OF
HERMOSA BEACH
HOUSING ELEMENT
POLICY PLAN
2021-2029
Revised Draft
DecemberJuly 2021
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Hermosa Beach 2021-2029 Housing Element
Housing Policy Plan iii Revised Draft | DecemberJuly, 2021
Contents
I. Introduction ................................................................................................................................. I-1
A. Purpose of the Housing Element ......................................................................................... I-1
B. Scope and Content of the Housing Element .................................................................... I-1
C. Public Participation ............................................................................................................... I-2
D. Consistency with Other Elements of the General Plan .................................................... I-2
II. Housing Policy Plan ................................................................................................................... II-1
A. Housing Element Issues and Policies .................................................................................. II-1
B. Housing Programs ................................................................................................................ II-4
C. Quantified Objectives ....................................................................................................... II-13
List of Tables
Table II-1 Quantified Objectives 2021-2029 ..................................................................................... II-13
Hermosa Beach 2021-2029 Housing Element
Housing Policy Plan iv Revised Draft | DecemberJuly, 2021
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Hermosa Beach 2021-2029 Housing Element I Introduction
Housing Policy Plan I-1 Revised Draft | DecemberJuly, 2021
I. INTRODUCTION
A. Purpose of the Housing Element
The Housing Element describes the City’s needs, goals, policies, programs and objectives
regarding the preservation, improvement, and development of housing in Hermosa
Beach. The Element reflects community housing needs in terms of affordability,
availability, adequacy, and accessibility. The Element describes the City’s strategies for
addressing housing needs over the 2021-2029 period and identifies specific programs to
address those needs.
The Housing Element is the City’s official municipal response to the State Legislature’s
declaration that adequate housing for all economic segments of the community is a
matter of statewide importance that must be addressed by all levels of government. The
2021 Housing Element update provides Hermosa Beach with the opportunity to plan for
the existing and future housing needs in the community, and identifies strategies and
programs to address those needs.
B. Scope and Content of the Housing Element
The California Legislature has recognized the role of local general plans and particularly
the Housing Element in implementing statewide housing goals to provide decent and
adequate housing for all persons. The California Department of Housing and Community
Development (HCD) also has adopted detailed guidelines regarding the scope and
content of housing elements, including the following major components:
• An analysis of demographic and housing characteristics and trends (Technical
Report, Chapter I);
• An evaluation of resources, including land, financial, and administrative
resources, available to address the City’s housing goals (Technical Report,
Chapter II);
• A review of potential constraints, both governmental and non-governmental,
to meeting housing needs (Technical Report, Chapter III);
• The Housing Policy Plan addressing the City’s identified housing needs,
including housing issues, policies, programs and quantified objectives
(Chapter II of this document);
• An evaluation of the appropriateness and effectiveness of previous policies
and programs in achieving the City’s objectives, and the progress in
implementing Housing Element programs (Technical Report, Appendix A);
• A parcel-specific inventory of vacant and underutilized suitable sites for
additional housing (Technical Report, Appendix B); and
• A description of the public participation process during the preparation and
adoption of the Housing Element (Technical Report, Appendix C).
Hermosa Beach 2021-2029 Housing Element I Introduction
Housing Policy Plan I-2 Revised Draft | DecemberJuly, 2021
C. Public Participation
Public participation is an important component of the planning process, and this update
to the Housing Element has provided residents and other interested parties numerous
opportunities to be involved in the preparation of the element. Public meetings to discuss
housing needs and policy options were conducted by the Planning Commission and City
Council, and notices of all meetings were published in advance of each meeting. The
draft Housing Element was made available for review at City Hall and posted on the
City’s website and was also circulated to housing organizations representing the interests
of lower-income persons and those with special housing needs. After receiving
comments on the draft Housing Element from the State Housing and Community
Development Department, a proposed final Housing Element was prepared and made
available for public review prior to review by the Planning Commission and adoption by
the City Council.
Appendix C provides additional information regarding opportunities for public
involvement in the preparation of this Housing Element update, as well as a list of persons
and organizations who were invited to participate.
D. Consistency with Other Elements of the General Plan
The Housing Element must be consistent with other elements of the General Plan, which
was last updated in 2017. Housing Element policies and programs are closely correlated
with the development policies contained in the Land Use Element, which establishes the
location, type, and intensity of land uses throughout the city. The Land Use Element
determines the number and type of housing units that can be constructed in the various
land use districts. Areas designated for commercial and industrial uses create
employment opportunities, which in turn, create demand for housing. The Circulation
Element establishes the location and scale of streets, highways and other transportation
routes that provide access to residential neighborhoods. Because of the requirement for
consistency among the various General Plan elements, the 2021 Housing Element
update included a review of other General Plan elements to ensure that consistency is
maintained.
Government Code Section 65302 also specifically requires that the Safety and
Conservation Elements be reviewed concurrent with each Housing Element update.
SB 1087 of 2005 requires cities to provide a copy of their Housing Elements to local water
and sewer providers, and also requires that these agencies provide priority hookups for
developments that include lower-income housing. These agencies have been invited to
participate in the Housing Element update process and the Housing Element will be
provided to these agencies immediately upon adoption.
Hermosa Beach 2021-2029 Housing Element II Housing Policy Plan
Housing Policy Plan II-1 Revised Draft | DecemberJuly, 2021
II. HOUSING POLICY PLAN
The purpose of this Housing Policy Plan is to identify policies and programs that will help
the City in addressing its housing needs during the 2021-2029 planning period. This section
includes the following components:
• Section A identifies the housing issues facing Hermosa Beach and establishes
guiding policies for addressing those issues;
• Section B describe specific program actions the City will take consistent with
established policies;
• Section C establishes quantified objectives for the construction of new
housing, rehabilitation of existing housing in need of repair, and the
conservation of existing affordable housing.
A. Housing Element Issues and Policies
This section establishes the City’s housing policy framework. Section 65583(c) of the
California Government Code requires that actions and policies included in the Housing
Element address five key issue areas:
• The manner in which the City will assist in the conservation of existing housing
resources, particularly affordable housing;
• The City’s strategy in assisting in the development of new housing
opportunities;
• How the City intends to provide adequate sites to achieve a variety and
diversity of housing types;
• How the City proposes to remove governmental constraints that may impact
the preservation and development of housing; and,
• How the City may help to promote equal housing opportunities.
Issue Area 1 - Conservation of Existing Affordable Housing
The City’s proximity to the Pacific Ocean and its desirability as a place to live and visit
contributes to the high land and housing costs relative to the surrounding region. The
City, nevertheless, has been successful in maintaining its more affordable housing
through the adoption of ordinances and special land use regulations. The City works
proactively to preserve and maintain the existing housing resources in the City, including
affordable housing.
This commitment is underscored by the policies listed below.
Policy 1.1 The City will continue to encourage the maintenance and
improvement of the existing housing stock within the local
neighborhoods.
Hermosa Beach 2021-2029 Housing Element II Housing Policy Plan
Housing Policy Plan II-2 Revised Draft | DecemberJuly, 2021
Policy 1.2 The City will assist in the preservation and enhancement of the
housing supply available to senior citizens.
Policy 1.3 The City will work to minimize the conversion of existing lower-cost
rental housing in multiple-family developments to condominiums.
Policy 1.4 The City will investigate potential sources of funding and other
incentives that will assist in the preservation and renovation of older
housing units.
Policy 1.5 The City will continue to implement its current code enforcement
procedures as a means to ensure the conservation and
maintenance of existing housing resources in the City.
Issue Area 2 - New Affordable Housing Development
The City’s ability to directly fund the construction of affordable housing is constrained
due to budget limitations. In addition, the construction of affordable public housing
within the coastal zone would not represent an efficient expenditure of public money,
given the high land and development costs. As a result, the City continues to be an
active participant in the development of more affordable housing through land use
regulations and other incentives. The City of Hermosa Beach will continue to assist in the
development of new housing for all income groups through the following policies.
Policy 2.1 The City will continue to promote the development of a variety of
housing types and styles to meet the existing and projected housing
needs of all segments of the community.
Policy 2.2 The City will continue to encourage the development of safe, sound,
and decent housing to meet the needs of varying income groups.
Policy 2.3 The City will continue to implement the land use policy contained in
the City’s General Plan, which provides for a wide range of housing
types at varying development intensities.
Policy 2.4 The City will continue to support and promote home ownership in
the community.
Policy 2.5 The City will continue to cooperate with other government agencies,
citizen groups, and the private sector, in order to assist in meeting
the existing and future demand for housing.
Policy 2.6 The City will encourage the addition of ADU and JADU units as a
strategy to provide new housing units for low- and moderate-income
households.
Hermosa Beach 2021-2029 Housing Element II Housing Policy Plan
Housing Policy Plan II-3 Revised Draft | DecemberJuly, 2021
Issue Area 3 - Provision of Adequate Sites for New Housing
The majority of the city was developed during the early 1900s. More intensive
development has continued up to the present time. There are few vacant parcels of
land remaining in the city, and the majority of the residential construction that has
occurred involved the “recycling” of older structures. Nevertheless, the City of Hermosa
Beach will continue to explore potential sites for residential development as a means to
achieve a variety and diversity of housing types.
Policy 3.1 The City will evaluate new development proposals in light of the
community's environmental resources, the capacity of public
infrastructure to accommodate the projected demand, and the
presence of environmental constraints.
Policy 3.2 The City will continue to evaluate the General Plan and zoning to
ensure residential development standards are adequate to serve
future development.
Policy 3.3 The City will continue to review current zoning practices for
consistency with the General Plan as a way to facilitate new mixed-
use development within or near the commercial districts.
Issue Area 4 - Removal of Governmental Constraints to Housing
In previous years, the City has been successful in the conservation of housing, especially
affordable housing, through the implementation of land use ordinances and regulations.
A key component of the City’s housing policy is to assist in the development of more
affordable housing with the use of incentives and other measures. The City of Hermosa
Beach will remain committed to the removal of governmental constraints through the
following policies.
Policy 4.1 The City will continue to abide by the provisions of the Permit
Streamlining Act as a means to facilitate the timely review of
residential development proposals.
Policy 4.2 The City will work with prospective developers and property owners
to assist in their understanding of the review and development
requirements applicable to residential development in the city.
Policy 4.3 The City will continue its efforts to educate the community regarding
the development standards contained in the City of Hermosa Beach
Zoning Ordinance, including the ability to provide ADU and JADU
units on residential properties.
Policy 4.4 The City will continue to evaluate its Zoning Ordinance and General
Plan and remove governmental constraints related to development
standards. These may include, but not be limited to, parking
requirements, allowing affordable housing on commercial sites, new
standards for mixed-use development, lot consolidation incentives,
and senior housing requirements.
Hermosa Beach 2021-2029 Housing Element II Housing Policy Plan
Housing Policy Plan II-4 Revised Draft | DecemberJuly, 2021
Issue Area 5 - Equal Housing Opportunity
Federal and State laws prohibit housing discrimination based on an individual’s race,
ethnicity, religion or other characteristics. Enforcement of fair-housing laws generally
occurs through the courts, though persons being discriminated against often lack the
resources to obtain the necessary legal protections. As a result, alternative means to
obtain assistance must be made available. Towards this end, the City will continue to
cooperate with other public agencies and non-profit organizations providing assistance
in ensuring equal housing opportunities for all.
Policy 5.1 The City will continue to provide information and referral services to
regional agencies that counsel people on fair housing and landlord-
tenant issues.
Policy 5.2 The City will continue to cooperate with the County Housing
Authority related to the provision of rental assistance to lower-
income households.
Policy 5.3 The City will continue to cooperate with other cities and agencies in
the area in investigating resources available to provide housing for
the area's homeless population.
Policy 5.4 The City will support the expansion of shelter programs with adjacent
cities and local private interests for the temporary accommodation
of the homeless population.
Issue Area 6 – Sustainable Housing Development
The City works to promote sustainability and energy conservation in a number of ways.
Plan Hermosa, the City’s General Plan, establishes a blueprint for sustainability and a low-
carbon future, and provides a framework within which City regulations, programs, and
projects work in unison to ensure that land use, transportation, and other aspects of City
operations support sustainable development and energy conservation goals. Specifically
for the residential sector of the community, the issue of energy conservation can be
addressed at several levels: community-wide land use and transportation planning,
building technology in both new construction and rehabilitation or remodeling of existing
structures, and through lifestyle options such as walking and cycling. This is further
supported by water conservation and sustainable neighborhood design.
Policy 6.1 The City will support sustainable residential development through
land use planning, building technology and lifestyle options.
B. Housing Programs
The programs listed below describe the actions the City intends to take to address the
policy issues discussed above. The City’s main challenge in accommodating new
residential development is its lack of vacant land. As a result, the vast majority of new
housing development must occur through the “recycling” of older structures and
redevelopment of underutilized parcels. The lack of financial resources, coupled with
Hermosa Beach 2021-2029 Housing Element II Housing Policy Plan
Housing Policy Plan II-5 Revised Draft | DecemberJuly, 2021
high land and development costs, will continue to be a constraint to the development of
new affordable housing. As a result, the focus of these programs is on strategies to assist
the private market in the development of affordable housing.
Issue Area 1 - Conservation of Existing Affordable Housing
1. Code Enforcement
Program Description: Chapter 8.28 of the Municipal Code provides for the abatement of
safety and nuisance conditions relating to private property. To implement this
requirement, the Code Enforcement Program emphasizes the following:
• The City actively pursues Municipal Code violations on a complaint basis, with
particular emphasis being placed on those areas clearly exposed to public
view;
• All necessary steps are taken to ensure that violations are corrected in an
expeditious and voluntary manner;
• Where appropriate, property owners are informed of available assistance
programs for lower-income persons who may not be able to afford needed
improvements or corrections; and
• The City utilizes misdemeanor criminal prosecution only when attempts to gain
voluntary compliance have failed.
The Code Enforcement Program implements those sections of the Municipal Code
related to property maintenance, including zoning, property maintenance, illegal units,
trash container regulations, construction without permits, and sign regulations. The Code
Enforcement Officer assists and makes recommendations to other City departments,
such as conducting inspections of business licenses, home occupation offenses, and
obstructions in public rights-of-way.
Timing: This program is in place and will continue through the planning period.
Funding: General Fund.
2. Conservation of Existing Affordable Housing
Program Description: This program provides for the ongoing maintenance and
conservation of the Marine Land Mobile Home Park located at 531 Pier Avenue. The 60-
space park provides housing for extremely-low-, very-low- and low-income households.
The Hermosa Court Recreational Vehicle Park with 19 pads at 725 10th Street also
provides transitional housing space for those persons or households in transition from an
RV to a more permanent home. The City's MHP Zoning District requires Planning
Commission approval in order to add or delete spaces in the park, which helps to
preserve affordability by discouraging conversion from single- to double-wide spaces. In
2013 the Mobile Home Park received over $111,000 of City funds and $1.2 million through
the State’s Mobilehome Park Resident Owner Program (MPROP) and the Marineland
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Community Association, Inc., the resident association, purchased the park, ensuring the
long-term security of this important affordable housing resource.
In addition to mobile homes, existing apartments provide an important source of housing
at lower cost than ownership housing. To reduce the potential impact of condominium
conversions on low- and moderate-income residents of converted condominiums,
Chapter 17.22 of the Municipal Code establishes requirements including first right of
refusal and relocation assistance for tenants. To ensure that the amount of relocation
assistance remains sufficient, the City will review and update relocation reimbursement
requirements periodically.
Timing: This program is ongoing.
Funding: General Fund.
Issue Area 2 - New Affordable Housing Development
3. Density Bonus and Other Incentives
Program Description: State law requires cities to grant a density bonus and other
incentives for qualifying affordable or senior housing developments. Section 17.42.100 of
the Zoning Ordinance establishes standards and procedures for implementing State
Density Bonus Law.
In addition to State requirements, the City has adopted additional incentives that allow
increased density when small parcels are combined to create a larger residential
building site.
State density bonus law has been amended from time to time to encourage the
development of affordable and senior housing. To help incentivize affordable housing
development, the City will review its density bonus regulations (Municipal Code Sec.
17.42.100) and process an amendment to comport with current State law. In addition,
the City will inform developers and contractors of this incentive program through
brochures at the public counter and information posted on the City’s website.
Timing:
• Process an amendment to the City’s Density Bonus regulations in by 10/20221
• Continue to make information available on the density bonus program
through brochures and the City website throughout the planning period
Funding: City General Fund.
4. Affordable Housing Development Outreach and Assistance
Program Description: This program includes investigation of potential funding sources and
administrative support to assist private and non-profit organizations in the development
and/or provision of affordable housing. The City will investigate the feasibility of
expanding CDBG funding and Section 8 rental vouchers to qualifying households. The
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Section 8 program is one of the major sources of housing assistance for very-low- and
extremely-low-income households. If the City is successful in obtaining increased CDBG
funding and/or expanding Section 8 rental vouchers for residents, this information will be
posted in the Community Center, on the City’s website, in handouts provided in the
information kiosk in the City Hall lobby, and in the local library. Brochures will also be
provided to local service clubs including the local “Meals on Wheels” program, local
dial-a-ride service, the local recreation center, and emergency shelters in the area.
The City will also provide incentives such as priority processing, fee waivers and deferrals,
and modified development standards to projects with low- or moderate-income units,
and will assist in preparing and processing grant applications for affordable housing
projects to support the development of such units. Project sponsors will be encouraged
to include units for extremely-low-income households where feasible. As part of the 2021
Housing Element update the City consulted with a variety of housing organizations to
identify potential actions the City could take to facilitate the development of affordable
housing, including to extremely-low-, very-low- and low-income households.
Timing: Make information available to affordable housing organizations throughout the
planning period beginning 10/2021 regarding residential development opportunities.
Funding: This program will be financed through the City’s General Fund and grant funds.
5. Facilitate Efficient Use of Sites that Allow High -Density Residential
Development
Program Description: This program will facilitate affordable housing development on sites
that allow high-density residential development including reducing constraints posed by
small lot sizes.
a. The City will continue to facilitate lot consolidation by:
• Assisting affordable housing developers in identifying opportunities for lot
consolidation using the City’s GIS system and property database;
• Continuing to expedite processing for lot consolidations processed
concurrently with planning entitlements;
• Continuing to provide a graduated density bonus for lower-income housing on
small lots consolidated into a single building site according to the following
formula (Zoning Ordinance Sec. 17.42.170):
Combined Parcel Size Allowable Base Density*
Less than 0.50 acre 33 units/acre
0.50 acre to 0.99 acre 34.7 units/acre (5% increase)
1.00 acre or more 36.3 units/acre (10% increase)
*Excluding density bonus
• Publicizing the program on the City’s website, at the Planning counter, and by
notice to affordable housing providers.
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Housing Policy Plan II-8 Revised Draft | DecemberJuly, 2021
b. The City will continue to facilitate affordable housing development by:
• Facilitating pre-application meetings;
• Implementing incentives under the Density Bonus law;
• Reducing property development standards (e.g. reduced setbacks, reduced
parking standards) for small developments below the threshold of Density
Bonus law when affordable units targeted to the elderly or persons with
disabilities are provided;
• Allowing deferral or waiver of City fees necessary to make the project cost-
effective;
• Facilitating permit processing so that developers can take advantage of
funding opportunities;
• Expediting permit processing through concurrent review through the planning
and building processes;
• Promoting programs on the City’s website and at the Planning Counter and
biennially notify affordable housing developers of the City’s housing incentives.
Timing: Implementation of these incentives and procedures throughout the planning
period beginning 10/2021.
Funding: General Fund.
6. Accessory Dwelling Units
Program Description: Accessory dwelling units (ADUs) provide an important source of
affordable housing for seniors, young adults, care-givers and other low- and moderate-
income segments of the population. In recent years, the State Legislature has adopted
extensive changes to ADU law in order to encourage housing production. Among the
most significant changes is the requirement for cities to allow one ADU plus one “junior
ADU” on single-family residential lots by-right subject to limited development standards.
The City will review new legislation each year and update ADU regulations as necessary
to ensure conformance with current State law.
Timing:
• Monitor legislation and update City ADU regulations as necessary to maintain
consistency with State law by 12/2022
• Make information available to interested homeowners throughout the
planning period.
Funding: General Fund and grant funds, if available.
7. Land Value Recapture
Program Description: When land is rezoned to allow higher-intensity uses, the value of
that property typically increases. Land value recapture refers to a policy requiring that a
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Housing Policy Plan II-9 Revised Draft | DecemberJuly, 2021
portion of the increased value be dedicated to a public benefit, such as affordable
housing.
In connection with the rezoning process required under Program 9, the City will conduct
a feasibility study to determine whether a land value recapture program should be
established for the properties to be rezoned, and if so, what specific requirements are
appropriate.
Timing: Conduct feasibility study concurrent with rezoning (see Program 9)2021-2025
Funding: General Fund and grant funds, if available.
8. Housing Trust Funds
Program Description: Housing trust funds are a dedicated source of financial assistance
for affordable housing and can be funded through a variety of mechanisms, such as
governmental grants, loans, charitable contributions, development fees, and land value
recapture requirements (see also Program 7).
The City will investigate opportunities to either establish a new housing trust fund or
participate in existing trust fund programs in order to expand the availability of financial
assistance for affordable housing.
Timing: Investigate housing trust funds concurrent with Program 92021-2025
Funding: General Fund or grant funds, if available.
Issue Area 3 - Provision of Adequate Sites for New Housing
9. Adequate Sites to Accommodate Housing Needs
Program Description: State law requires cities to ensure that their land use plans and
development regulations identify adequate sites with appropriate zoning to
accommodate housing needs assigned through the Regional Housing Needs Assessment
(RHNA) process. The City’s RHNA allocation is described in Section I.H of the Housing
Element Technical Report, and an analysis of the City’s potential sites for additional
housing is presented in Appendix B of the Technical Report. The sites analysis concluded
that amendments to current land use and zoning designations are necessary in order to
fully accommodate the RHNA, and potential sites to be considered for rezoning have
been identified. This program describes the actions the City will take to ensure that
adequate sites are designated consistent with Government Code Sec. 65583(c)(1)(A)
and 65583.2.
• No later than October 2022 the City will conduct a detailed evaluation of the sites
identified in Table B-4 of the Housing Element Technical Report and select the
most appropriate parcels for rezoning to accommodate 100 percent of the
shortfall of sites necessary to accommodate the city’s remaining housing need of
296 units for very-low- and low-income households.
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Housing Policy Plan II-10 Revised Draft | DecemberJuly, 2021
• By OctoberDuring FY 2023 and 2024 the City will process General Plan and zoning
amendments, including the required CEQA analysis, for the selected sites. The
rezoned sites shall include the following components pursuant to Government
Code Sec. 65583.2(i):
✓ Permit owner-occupied and rental multi-family uses by-right for
developments in which 20 percent or more of the units are affordable to
lower-income households.
✓ Permit the development of at least 16 units per site.
✓ Permit a minimum of 20 dwelling units per acre.
✓ Ensure that either: a) at least 50 percent of the shortfall of low- and very-
low-income regional housing need can be accommodated on sites
designated for exclusively residential uses; or b) if accommodating more
than 50 percent of the low- and very-low-income regional housing need
on sites designated for mixed uses, all sites designated for mixed uses
must allow 100 percent residential use and require that residential uses
occupy at least 50 percent of the floor area in a mixed-use project.
• The City will report on the status of this program each year as part of the Annual
Progress Report.
Timing:
• Selection of sites to be rezoned by October 2022
• Rezoning of adequate sites by 2024
Funding: General Fund; grant funds (if available).
Issue Area 4 - Removal of Governmental Constraints to Housing
10. Housing for Persons with Special Needs
Program Description: The Zoning Ordinance encourages the provision of housing for
persons with special needs, including regulations and procedures related to group
homes, emergency shelters, transitional/supportive housing and persons with disabilities.
Recent changes to State law (AB 2162 of 2018) require that supportive housing be a use
by-right in zones where multi-family and mixed uses are permitted, including non-
residential zones permitting multi-family uses, if the proposed housing development
meets specified criteria.
In 2019 the State Legislature adopted AB 101 establishing requirements related to local
regulation of low barrier navigation centers, which are defined as “Housing first, low-
barrier, service-enriched shelters focused on moving people into permanent housing that
provides temporary living facilities while case managers connect individuals
experiencing homelessness to income, public benefits, health services, shelter, and
housing.” Low barrier navigation centers meeting specified standards must be allowed
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by-right in areas zoned for mixed use and in nonresidential zones permitting multi-family
uses.
Amendments to the Zoning Ordinance regarding supportive housing and low barrier
navigation centers will be processed by 2022in 2021 in compliance with current State
law.
As part of the Zoning Ordinance update, regulations for large residential care facilities
will also be reviewed to minimize constraints. Potential refinements may include
changing the review process for large care facilities to a Minor Conditional Use Permit in
all residential zones, with a lower fee and a more focused review process to concentrate
on neighborhood compatibility.
In addition to these regulatory actions, in 2018 the City adopted a Five-Year
Homelessness Plan1 describing many other steps the City is taking to address the
problems of homelessness.
Timing: Zoning Code amendments by 10/2022 in 2021.
Funding: General Fund and grants
11. Streamline Housing Permit Processing
Program Description: As part of the comprehensive Zoning Ordinance update the City
will evaluate methods to simplify the housing development review process such as
eliminating the conditional use permit requirement for multi-family, condominium and
mixed-use developments and reviewing the Precise Development Plan (PDP) process
including what is reviewed, typical findings and approval procedures by zone and
housing type, and impacts as potential constraints on housing supply and affordability.
Consistent with new transparency laws, zoning, development standards and fees will be
posted on the City website. The Zoning Ordinance update will also include revisions to
streamline the review process, including SB 35 review procedures and objective
standards to minimize constraints on housing supply and affordability.
Timing: Zoning Ordinance update in 2022/23; continue to post zoning, development
standards and fees on the City website throughout the planning period.
Funding: General Fund and grants.
Issue Area 5 - Equal Housing Opportunity
12. Affirmatively Furthering Fair Housing
Program Description: As a participating city in the Los Angeles County CDBG program,
Hermosa Beach has access to services for fair housing outreach, education, and
counseling on housing discrimination complaints. The City will continue to advertise the
1 https://www.hermosabeach.gov/home/showdocument?id=11049
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Housing Policy Plan II-12 Revised Draft | DecemberJuly, 2021
fair housing program through placement of fair housing service brochures at the public
counter, at the Senior Center, through the City's newsletter, and on the City website.
Apartment owners and managers are provided with current information about fair
housing issues, rights and responsibilities. The Apartment Association of Greater Los
Angeles conducts seminars on State, Federal and local Fair Housing laws and
compliance issues. In addition, the City will:
• Ensure that all development applications are considered, reviewed, and
approved without prejudice to the proposed residents, contingent on the
development application’s compliance with all entitlement requirements.
• Accommodate persons with disabilities who seek reasonable waiver or
modification of land use controls and/or development standards pursuant
to procedures and criteria set forth in the applicable development
regulations.
• Work with the County to implement the regional Analysis of Impediments to
Fair Housing Choice and HUD Consolidated Plan.
• Facilitate public education and outreach by posting informational flyers on
fair housing at public counters, libraries, and on the City’s website.
• Conduct public meetings at suitable times, accessible to persons with
disabilities, and near public transit. Resources will be invested to provide
interpretation and translation services when requested at public meetings
when feasible.
• Encourage community and stakeholder engagement during development
decisions.
The City provides assistance to local fair housing organizations to address complaints
regarding housing discrimination within the City and to provide counseling in
landlord/tenant disputes. This program includes a referral service in City Hall where
materials (e.g., handouts, booklets, pamphlets) are provided to the public. This
information is also available to interested parties at the library and on the City’s website.
Timing: This program is ongoing and will continue through the planning period.
Funding: General Fund.
Issue Area 6 – Sustainable Housing Development
13. Sustainable Housing Development
Program Description: In 2017 the City adopted a comprehensive update to the General
Plan (PLAN Hermosa). One of the primary themes of the new General Plan is community
sustainability. Chapter 4: Sustainability + Conservation establishes state-of-the-art policies
to improve sustainability and energy conservation in residential development. Those
policies will continue to guide City decision-making in land use decisions and the
development review process.
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Housing Policy Plan II-13 Revised Draft | DecemberJuly, 2021
Funding: General Fund.
Timing: Throughout the planning period.
C. Quantified Objectives
Table II-1 describes the City’s quantified objectives for new construction, rehabilitation
and conservation during the planning period.
Table II-1
Quantified Objectives 2021-2029
Income Category
Totals
Extremely
Low Very Low Low Moderate
Above
Moderate
New construction 116 116 127 106 93 558
Rehabilitation 10 10
Conservation (1) 60 60
1. Mobile homes
1
Susan Morrow
From:Maximus Salon <419maximus@gmail.com>
Sent:Tuesday, November 23, 2021 8:18 AM
To:drmarycampbell@gmail.com; Mayor Michael Detoy; Mayor Pro Tem Ray Jackson; Councilmember
Justin Massey; Councilmember Stacey Armato; Suja Lowenthal
Cc:Ken Robertson; Christy Teague
Subject:Housing Element
Dear Mayor Detoy, Council and city leadership
In the last planning Commission meeting on “California Housing Element” November
16,2021, here’s the link https://youtu.be/qp5UDJtvWVM Commissioners Seaman and
others seemed distraught by not only the State confusing direction on housing, but
with the lack of feedback from our community as well! So in this letter, I am offering a
perspective and some food for thought... the first part is titled “what would you say to
that?” It’s prospective from a owner of a commercial property that is being considered
for The Housing Element exercise...and the second part titled “its about lemonade and
not the lemon” that is a perspective on the bigger picture it may help you with the
frustration that State has giving you “a Lemon”.
What would you say
If you had a commercial property in Hermosa and City comes and ask you....”look, we
have the state on our back and pushing us to comply with affordable housing in
commercial zone, we know that:
1-The properties are expensive here.
2-The cost of construction is skyrocketing.
We also know that lots are small here in the commercial zone... And! sorry our height
limit wouldn’t let you go up much, we also have FAR restrictions so your building
cannot be too big either! oh almost forgot! we do have parking requirements! so you
need to leave room in your small property for that also!!
So anyway we want to encourage you to help us out with this “affordable housing”
issue we are facing!! but we need to tell you, if you decide to do so, we like to penalise
you and take part to your income and/or put additional restrictions “Land Value
Recapture” on the deed of your property as well!!!!”
So under that impossible parameter, if you had a commercial property, what would you
say to that?
2
It’s about the lemonade not the lemon!
isn’t “affordable housing” really about people and how the future is shaping up even
for us?
At these crucial times we are loosing our valued city staff like Eddie because people
like to work near where they live...shouldn’t affordable housing be our way to attract
and retain top talent to come work for our city?
And in this fast and confusing world, wouldn’t be smart and efficient when the staff that
serve our community also lives here and they would have first hand experience on the
particular challenges our community faces?
When we say “thank you for your service” to our HBPD, our firefighters, our nurses,
teachers and frontline workers, is that just a “lip service” to make ourselves look good?
Shouldn’t we at least consider that our lives and our children lives would be enriched
and safer when younger generations of professionals who help our community could
also live amongst us? Isn’t “affordable housing” really about caring for those who care
for us?
Even if we take the morality out of this, wouldn’t city get in trouble with state for setting
up an unrealistic parameters so that the “Housing Element” would fail?
And IF we wanted truly to be the cool people who we think we are, couldn’t we(the city
and commercial property owners) come together and creat “affordable housing by
design” and “work/live lofts” at least in the UpperPier/Civic Center zone where:
-Additional height limits may be great help with affordability, and it wouldn’t block
anyone’s View.
-Its very close proximity to Valley, Ardmore and PCH.
-Being close to city hall would it fit perfectly into the character of our little beach
town.
-It would being more vibrancy to our downtown.
-Work/live and play in a walkable downtown like ours would reduce our dependency to
cars, gas and parking.
Now, in case anyone is wandering if “making money” would be the motivation behind
writing this letter, may I say that pharmaceutical companies that make Covid vaccine
also make a lot of money from their products!...however with a close partnership with
governments, their products saves lives and helps humanity go forward.
Lastly, if I may leave you only with one thought, it would be this.....
3
When you don’t incentivise that which you want,
you are automatically incentivising that which you don’t want!
Best to you all, Ed Hart
Ed Hart
419‐421 Pier Ave, HB
City of Hermosa Beach
2021-2029 Housing Element
December 21, 2021
City Council Public Hearing
•December 15, 2020 Planning Commission study session
•February 3, 2021 City Council-Planning Commission
•June 30, 2021 Planning Commission – draft Housing Element
•July 27, 2021 City Council – draft Housing Element
•August/September – HCD review
•November 16, 2021 Planning Commission public hearing
•December 14, 2021 City Council public hearing
•Recommended actions:
•Conduct public hearing
•Adopt Resolution approving the 2021 Housing Element
www.hermosabeach.gov/housingelement
Public Engagement
•Public Notice posted, Additional Ads in Easy Reader 12/2, 12/9
•City web page www.hermosabeach.gov/housingelement
•Housing survey
•Housing Element background information
•FAQ
•Contact information
•Meeting materials
•Email notification to interested parties
•Letters to owners of candidate sites for potential zone changes
•Social media outreach encouraging housing survey and meeting
notification; and
•Interviews with community stakeholders, including school
districts, employers, senior services providers, and churches.
Public Engagement
Housing Element Overview
PLAN Hermosa (the General Plan)
Community Governance
Land Use + Design
Mobility
Sustainability + Conservation
Parks + Open Space
Public Safety
Infrastructure
Housing
Housing Element
Guiding Principles
• Maintain & improve existing housing
• Plan for growth needs for all economic segments &
housing types
• Minimize constraints to housing of all types
• Affirmatively further fair housing
Housing Element Contents
Vol. 1: Housing Element Policy Plan
• Goals, Policies, Programs, Objectives
Vol. 2: Technical Report
• Housing Needs Assessment
• Resources and Opportunities
• Constraints
• Appendices
A. Evaluation of the 2014 Housing Element
B. Residential Land Inventory
C. Public Participation
D. Contributing Factors to Fair Housing Issues
New/Revised Housing Programs
3. Density Bonus (update)
6. Accessory Dwelling Units (update)
7. Land Value Recapture (new)
8. Housing Trust Funds (new)
9. Adequate Sites to Accommodate Housing Needs (new)
10. Housing for Persons with Special Needs (update/new)
11. Streamline Housing Permit Processing (new)
12. Affirmatively Further Fair Housing (update)
RHNA
Income Category
TotalVLLowModAbove
Vacant sites (Table B-2)--2 -3
Underutilized sites (Table B-3)--4 2 6
Accessory dwelling units 18 45 6 35 104
Total inventory 18 45 12 37 112
RHNA (2021-2029)232 127 106 93 558
Inventory vs. RHNA (214)(82)(94)(56)(446)
Table B-1. Land Inventory Summary vs. RHNA
RHNA
•Planning target, not a construction quota
•Zoning must accommodate RHNA, with focus on
lower-income need
•Lower-income housing can be accommodated
through:
Multi-family residential zoning (20+ units/acre)
Mixed-use zoning
Accessory dwelling units (ADUs)
•If current zoning does not accommodate RHNA, land
use changes required
Site Selection Criteria
Candidate Sites for Rezoning
•Allow higher densities on residentially zoned
properties
•Allow housing on properties where residential use is
not allowed
•Property owner interest
Planning Commission Review
Comment Revision Description and Location
Requested earlier timeline for Program 7 –
Land Value Recapture
Program 7 to be concurrent with
Program 9 (Adequate Sites to
Accommodate Housing Needs)
beginning October 2022 for
evaluation.
Requested earlier timeline for Program 8 –
Housing Trust Funds
Program 8 to be concurrent with
Program 9 (Adequate Sites to
Accommodate Housing Needs)
beginning October 2022 for
evaluation.
Add missing tables and correct grammatical
errors.
Document has been corrected.
Revisions from Planning Commission Meeting November 16, 2021
Next Steps
•City Council review & approval
•HCD Review
•Program implementation & annual monitoring
•Additional public hearings & CEQA review prior to Code
amendments & zone changes
For more information:
hermosabeach.gov/housingelement
Questions & comments?
Planning@hermosabeach.gov
2701 PCH
St. Cross Church Properties
Civic Center Area
Aviation Boulevard
Cypress District
PCH Properties near 6th and 7th Streets
PCH/1st Street
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 21-0786
Honorable Mayor and Members of the Hermosa Beach City Council
Adjourned Special Meeting of December 21, 2021
CONSIDERATION OF TEXT AMENDMENT, VIA REGULAR ORDINANCE AND URGENCY
ORDINANCE, TO IMPLEMENT STATE OF CALIFORNIA SENATE BILL 9, INCLUDING
CONSIDERATION OF AMENDMENTS TO HERMOSA BEACH MUNICIPAL CODE TITLE 16
ADDING CHAPTER 16.24 URBAN LOT SPLITS AND SECTIONS 16.24.10 THROUGH 16.24.70
AND ALSO AMENDMENTS TO TITLE 17 OF THE HERMOSA BEACH MUNICIPAL CODE
CHAPTER 17.08 R-1 SINGLE-FAMILY RESIDENTIAL ZONE TO INCLUDE TWO-UNIT PROJECTS
AS PERMITTED USES IN SECTION 17.08.020 AND ADD A NEW SECTION 17.08.050 TWO-UNIT
PROJECTS PERMITTING THEM SUBJECT TO OBJECTIVE STANDARDS IN THE R-1 ZONE AS
ALLOWED BY THE STATE OF CALIFORNIA SENATE BILL 9 AND A DETERMINATION THE
PROJECT IS EXEMPT PURSUANT TO SECTION 15061(B)(3) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
(Continued from December 14, 2021)
(Community Development Director Ken Robertson)
Recommended Action:
Staff recommends City Council:
1.Hold a public hearing to consider amendments to Hermosa Beach Municipal Code,Title 16
and Title 17 implementing State of California Senate Bill 9 standards;
2.Introduce, on first reading, the proposed ordinance approving text amendments;
3.Adopt via urgency ordinance the proposed ordinance approving the proposed text
amendments; and
4.Determine the project is exempt from the California Environmental Quality Act.
Executive Summary:
The proposed text amendments would ministerially allow two-unit projects and urban lot splits,as
mandated by the State of California Senate Bill 9,on single-family zoned lots throughout the City of
Hermosa Beach.The text amendment would allow the subdivision of single-family zoned lots into two
lots and also allow up to two single-family dwellings to be developed on each newly created lot.The
implementation of SB 9 would also allow the development of up to four dwelling units on the same
lot,when Accessory Dwelling Units (ADU’s)are included,without subdividing the existing lot (i.e.,if a
property owner did not split the existing lot and just applied for a second unit,with the addition of
ADU’s four dwelling units could exist on the lot).Staff’s intent is to maintain a reasonable amount of
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ADU’s four dwelling units could exist on the lot).Staff’s intent is to maintain a reasonable amount of
local control, as allowed by SB 9, for the approval of two-unit projects and urban lot splits.
Background:
On September 16,2021,Governor Gavin Newsom signed into law a series of housing bills,including
Senate Bill (SB)9.SB 9 would become effective on January 1,2022.Local jurisdictions have the
option of adopting an ordinance derived from State law or adhering to the law as set by the State.
At its November 16,2021 meeting,the Planning Commission considered the proposed amendments,
as recommended by staff, which included objective standards consisting of the following:
·Maximum dwelling size for second “primary” dwelling unit;
·Lot frontage minimum widths along public streets; and
·Compliance with underlying development standards of the R-1 zone.
During the Planning Commission’s deliberations,the Commission considered and recommended
changes to the text,which clarified objective standard requirements and allowed for alternative lot
split configurations for Single-Family zoned lots.
Analysis:
SB 9 under its “urban lot splits”provision would require the City to allow the subdivision of single-
family zoned lots into two lots and allow for the development of two units per newly created lot.Under
SB 9,to qualify for a lot split,the resulting lots would be required to have a minimum of 1,200 square
feet per newly created lot.
The City is also required to allow single-family zoned lots the option of developing up to two dwelling
units along with any allowed ADU’s without subdividing the lot.A summary of development scenarios
is provided below:
Single-Family
Residential
Zones
Detached. Primary units are
detached from each other.
Attached. Primary units are
attached to each other.
Split. On each of
the two lots that
are formed by an
SB 9 urban lot split
4: Two “units” of any kind on
each lot (an original main
house, new primary unit or units
under SB 9, ADU, JADU)
4: Two “units” of any kind on
each lot (an original main
house, new primary unit or units
under SB 9, ADU, JADU)
No Split. On a lot
that was not
formed by an SB 9
lot split
4:[Two primary dwellings
(original or SB 9)] + [one JADU
+one ADU] For just one of the
primary dwellings, not both.
Applying Single-Family ADU
rules
5: Two primary dwellings
(original or SB 9) + [one
converted ADU +two detached
ADUs] Applying Multi-Family
ADU Rules
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Single-FamilyResidentialZones Detached. Primary units aredetached from each other.Attached. Primary units areattached to each other.
Split. On each of
the two lots that
are formed by an
SB 9 urban lot split
4: Two “units” of any kind on
each lot (an original main
house, new primary unit or units
under SB 9, ADU, JADU)
4: Two “units” of any kind on
each lot (an original main
house, new primary unit or units
under SB 9, ADU, JADU)
No Split. On a lot
that was not
formed by an SB 9
lot split
4:[Two primary dwellings
(original or SB 9)] + [one JADU
+one ADU] For just one of the
primary dwellings, not both.
Applying Single-Family ADU
rules
5: Two primary dwellings
(original or SB 9) + [one
converted ADU +two detached
ADUs] Applying Multi-Family
ADU Rules
The proposed amendments would only apply to R-1 Single-Family zoned properties in the City.Other
residential zones that currently allow two or more units are not subject to SB 9 regulations as of now.
The proposed new sections for consideration include “Section 17.08.020”allowing for two-unit
projects as permitted uses in the R-1 zone.This proposed amendment would add “Two-unit projects”
to the list of permitted uses in Chapter 17.08 of the Hermosa Beach Municipal Code (HBMC).
“Section 17.08.050”would be added to Chapter 17.08 of the HBMC and would establish
development standards and requirements for two-unit projects.
Projects would be required to comply with the underlying standards of the R-1 zone unless the
standards are shown in a particular situation to preclude the development of two 800 square foot
units.Staff does not expect there to be an issue as the current underlying setbacks,lot coverage,
and open space requirements typically can accommodate two units of that size even on the City’s
smallest lots,further,the zoning code offers small lot exceptions to these standards for extremely
small lots already.
Staff initially proposed objective standards consistent with and not exceeding or diverting from some
of the minimum project allowances required under SB9.The premise was to only allow what the
State legislation was demanding,(i.e.,800 square foot second unit),and in the case of lot split
require the development of two units on each lot.Staff’s position is that this approach would align our
codes closely with the intent of SB9 and temper the demand for investor driven housing projects that
may not be consistent with affordability.
The Planning Commission,however,did not support the approach,expressing concern it would not
be consistent with the State’s goals of providing market driven incentives for the development of all
housing types.Therefore,the Commission recommended the following changes to staff’s
recommendations:
·Removal of the maximum 800 square foot size requirement for the second “primary unit”,
essentially allowing any size dwelling that meets underlying zoning standards; and
·Removal of requirement to build two units on each lot in conjunction with an urban lot
split.
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Further,staff recommended an objective minimum street frontage for urban lot splits of 25-feet to
apply to all lot splits,to prevent unusually narrow lots or flag lots that would be inconsistent with the
lot patterns in the City.SB9 does allow “objective standards,”and while this standard may prevent
some alley and street fronting splits,or the splitting of lots less than 50 feet wide,staff’s position is
that this is a reasonable implementation of SB9.The Planning Commission expressed that this went
too far outside the intent of SB9 and based on input from the City Attorney would be suspect to a
legal challenge, and thus recommended the following instead:
·Specified minimum 25 feet 0-inch lot frontage widths for newly created lots for existing
lots with widths of 50 feet 0-inches or greater and for lots less than 50 feet 0-inch wide,“flag”
lot splits would be allowed subject to an easement or other agreement.
The Planning Commission amendments proposed to the HBMC may be found in Attachment 1.
Although the Planning Commission was not required to consider Urban lot split amendments,which
would be included in Title 16 of the HBMC,they reviewed and provided recommendations for the
Urban lot split amendments.New additions to Title 16 would be listed as Chapter 16.24 Urban Lot
Splits and consist of sections 16.24.10 through 16.24.70 and limit the urban lot splits to those
properties zoned R-1 Single Family.As noted,the Commission recommended removing the
requirement to build two units in conjunction with an urban lot split.This would allow a property owner
to split an existing lot and maintain or sell one or both lots, with or without units.
Current lot size for newly created lots in the R-1 zone is 4,000 square feet per section 17.08.030 I.of
the HBMC,and a required minimum width of 40 feet.Under the proposed SB 9 amendments,R-1
zoned lots would be able subdivide create lots with a minimum of 1,200 square feet by way of a
ministerial subdivision process. The proposed amendments are included in Attachment 1.
Urgency Ordinance Analysis
As noted above,the City does not have existing objective standards specifically enacted to address
ministerially-approved lot splits and two-unit projects.Thus,without adoption of the proposed urgency
ordinance (Attachment 2),the City would be limited to applying only the existing objective standards
in the HBMC to the extent they comply with SB 9 if and until the regular text amendment is adopted.
These standards did not anticipate nor were they enacted to address ministerially-approved lot splits
and two-unit projects.Approving such projects based solely on the code’s existing standards would,
among other things,pose an immediate threat the character of existing neighborhoods and
negatively impact property values, personal privacy, and public safety.
For these reasons,staff recommends adoption of an urgency ordinance,with findings regarding the
immediate preservation of public peace,health,and safety in accordance with Government Code
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immediate preservation of public peace,health,and safety in accordance with Government Code
section 36937(b).Adoption of the urgency ordinance would require an affirmative four-fifths vote of
the City Council. After adoption, the urgency ordinance would take effect on January 1, 2022.
The proposed text amendments are exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15061(b)(3),because the proposed text amendments to the zoning ordinance
would not cause a significant effect on the environment as amendments to the zoning ordinance are
not considered a project and would provide for new standards consistent with State Law.Further,the
amendments to the zoning code do not propose any physical construction.
General Plan Consistency:
The proposed text amendment has been evaluated for consistency with the City’s General Plan and
is consistent with the following Goals and Policies of Plan Hermosa:
Land Use and Design Element
Goal 1.Create a sustainable urban form and land use patterns that support a robust economy
and high quality of life for residents.
Policy:
1.6 Scale and context.Consider the compatibility of new development within its urban context to
avoid abrupt changes in scale and massing.
Goal 2.Neighborhoods provide for diverse needs of residents of all ages and abilities and are
organized to support healthy and active lifestyles.
Policy:
2.3 Balanced neighborhoods.Promote a diverse range of housing unit types and sizes,within
the allowed densities.
The proposed text amendment would promote the development of housing opportunities in the City
by establishing a ministerial review process for two-unit projects in a zone that previously would
typically only allow for one single-family dwelling unit.Further,the amendments would allow a lot
split,or subdivision into two lots,for qualifying properties in the single-family zone via a ministerial
process.This amendment would be consistent with the state mandated SB 9 which requires every
city of the State to provide for Two-unit projects and Urban lot splits.
Fiscal Impact:
There is no fiscal impact associated with the recommended actions.
Attachments:
1.Draft Ordinance
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2.Draft Urgency Ordinance
3.Link to November 16, 2021 Planning Commission Agenda
4.Planning Commission Resolution No. 21-18 (pending signatures)
5.SB9 Eligible Lots Map
Respectfully Submitted by: Carlos Luis, Associate Planner
Concur: Ken Robertson, Community Development Director
Legal Review:Michael Jenkins, City Attorney
Approved: Suja Lowenthal, City Manager
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1
ORDINANCE NO. _______
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH AMENDMING TITLE 16, ADDIING CHAPTER 16.24 URBAN
LOT SPLTS AND SECTIONS 16.24.10 THROUGH 16.24.70 AND ALSO
AMENDMENTS TO TITLE 17 OF THE HERMOSA BEACH MUNICIPAL
CODE CHAPTER 17.08 R-1 SINGLE-FAMILY RESIDENTIAL ZONE TO
INCLUDE TWO-UNIT PROJECTS AS PERMITTED USES IN SECTION
17.08.020 AND ADD A NEW SECTION 17.08.050 TWO-UNIT PROJECTS
PERMITTING THEM SUBJECT TO OBJECTIVE STANDARDS IN THE
R-1 ZONE AS ALLOWED BY THE STATE OF CALIFORNIA SENATE
BILL 9
The City Council of the City of Hermosa Beach does ordain as follows:
Section 1. The Planning Commission held a duly noticed public hearing on November
16, 2021, to consider amending the Hermosa Beach Municipal Code Sections 17.08.020 and
adding a new section 17.08.50 related to Two-unit projects in the R-1 Single-Family Residential
Zone and associated amendments to Chapter 16.24 adding new section 16.24.10 through
16.24.70 related to Urban lot splits.
Section 2. The City Council held a duly noticed public hearing on December 14, 2021, not
to exceed forty (40) calendar days following the Planning Commission’s recommendation, to
consider amending the Hermosa Beach Municipal Code Sections 17.08.020 and adding new
section 17.05.050 related to Two-unit projects in the R-1 Single-Family Residential Zone and
associated amendments to Chapter 16.24 adding new section 16.24.10 through 16.24.70 related to
Urban lot splits.
Section 3. The project is exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15061(b)(3) of the CEQA Guidelines. Section 15061(b)(3) states that CEQA
applies only to projects that have the potential for causing a significant effect on the environment.
The proposed text amendments will not have a significant effect on the environment because the
proposed zone text amendments would provide for new standards consistent with State Law and
do not propose any physical construction.
Section 4. The City Council approves of the following amendments to the Hermosa
Beach Municipal Code:
1. Chapter 16.24 is hereby added to Title 16 of the Hermosa Beach Municipal Code is amended
to read as follows:
Chapter 16.24 Urban Lot Splits
Section 16.24.10 Purpose. The purpose of this section is to allow and appropriately
regulate urban lot splits in accordance with Government Code section 66411.7.
2
Section 16.24.20 Definition. An “urban lot split” means a the subdivision of an existing,
legally subdivided lot in to two lots in accordance with the requirements of this
section.
Section 16.24.30 Application.
A. Only individual property owners may apply for an urban lot split. “Individual
property owner” means a natural person holding fee title individually or jointly in
the person’s own name or a beneficiary of a trust that holds fee title. “Individual
property owner” does not include any corporation or corporate person of any kind
(partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as
defined by Rev. & Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit
corporation (as defined by § 214.15).
B. An application for an urban lot split must be submitted on the city’s approved
form. Only a complete application will be considered. The city will inform the
applicant in writing of any incompleteness within 30 days after the application is
submitted.
C. The city may establish a fee to recover its costs for adopting, implementing, and
enforcing this section of the code, in accordance with applicable law. The city
council may establish and change the fee by resolution. The fee must be paid with
the application.
Section 16.24.40 Approval.
A. An application for a parcel map for an urban lot split is approved or denied
ministerially, by the Community Development Director, without discretionary
review.
B. A tentative parcel map for an urban lot split is approved ministerially if it
complies with all the requirements of this section. The tentative parcel map may
not be recorded. A final parcel map is approved ministerially as well, but not until
the owner demonstrates that the required documents have been recorded, such as
the deed restriction and easements. The tentative parcel map expires three months
after approval.
C. The approval must require the owner and applicant to hold the city harmless from
all claims and damages related to the approval and its subject matter.
D. The approval must require the owner and applicant to reimburse the city for all
costs of enforcement, including attorneys’ fees and costs associated with
enforcing the requirements of this code.
Section 16.24.050 Requirements. An urban lot split must satisfy each of the following
requirements:
E. Map Act Compliance.
3
1. The urban lot split must conform to all applicable objective requirements
of the Subdivision Map Act (Gov. Code § 66410 et. seq., “SMA”), including
implementing requirements in this code, except as otherwise expressly provided
in this section.
2. If an urban lot split violates any part of the SMA, the city’s subdivision
regulations, including this section, or any other legal requirement:
a. The buyer or grantee of a lot that is created by the urban lot split
has all the remedies available under the SMA, including but not limited to an
action for damages or to void the deed, sale, or contract.
b. The city has all the remedies available to it under the SMA,
including but not limited to the following:
i. An action to enjoin any attempt to sell, lease, or finance the
property.
ii. An action for other legal, equitable, or summary remedy,
such as declaratory and injunctive relief.
iii. Criminal prosecution, punishable by imprisonment in
county jail or state prison for up to one year, by a fine of up to $10,000, or both;
or a misdemeanor.
iv. Record a notice of violation.
v. Withhold any or all future permits and approvals.
c. Notwithstanding section 66411.1 of the SMA, no dedication of
rights-of-way or construction of offsite improvements is required for an urban lot
split.
3. Zone. The lot to be split is in the R-1 Single-Family Residential Zone.
4. Lot Location.
a. The lot to be split is not located on a site that is any of the
following:
i. Prime farmland, farmland of statewide importance, or land
that is zoned or designated for agricultural protection or preservation by the
voters.
ii. A wetland.
4
iii. Within a very high fire hazard severity zone, unless the site
complies with all fire-hazard mitigation measures required by existing building
standards.
iv. A hazardous waste site that has not been cleared for
residential use.
v. Within a delineated earthquake fault zone, unless all
development on the site complies with applicable seismic protection building
code standards.
vi. Within a 100-year flood hazard area, unless the site has
either:
(I) been subject to a Letter of Map Revision prepared
by the Federal Emergency Management Agency and issued to the local
jurisdiction, or
(II) meets Federal Emergency Management Agency
requirements necessary to meet minimum flood plain management criteria of the
National Flood Insurance Program.
vii. Within a regulatory floodway, unless all development on
the site has received a no-rise certification.
viii. Land identified for conservation in an adopted natural
community conservation plan, habitat conservation plan, or other adopted natural
resource protection plan.
ix. Habitat for protected species.
x. Land under conservation easement.
b. The purpose of subpart E.4.a above is merely to summarize the
requirements of Government Code section 65913.4(a)(6)(B)–(K). (See Gov. Code
§ 66411.7(a)(3)(C).)
5. Not Historic. The lot to be split must not be a historic property or within a
historic district that is included on the State Historic Resources Inventory. Nor
may the lot be or be within a site that is designated by ordinance as a city or
county landmark or as a historic property or district.
6. No Prior Urban Lot Split.
a. The lot to be split was not established through a prior urban lot
split.
5
b. The lot to be split is not adjacent to any lot that was established
through a prior urban lot split by the owner of the lot to be split or by any person
acting in concert with the owner.
7. No Impact on Protected Housing. The urban lot split must not require or
include the demolition or alteration of any of the following types of housing:
a. Housing that is income-restricted for households of moderate, low,
or very low income.
b. Housing that is subject to any form of rent or price control through
a public entity’s valid exercise of its policy power.
c. Housing, or a lot that used to have housing, that has been
withdrawn from rental or lease under the Ellis Act (Gov. Code §§ 7060–7060.7)
at any time in the 15 years prior to submission of the urban lot split application.
d. Housing that has been occupied by a tenant in the last three years.
[The applicant and the owner of a property for which an urban lot split is sought
must provide a sworn statement as to this fact with the application for the parcel
map. The city may conduct its own inquiries and investigation to ascertain the
veracity of the sworn statement, including but not limited to, surveying owners of
nearby properties; and the city may require additional evidence of the applicant
and owner as necessary to determine compliance with this requirement.
8. Lot Size.
a. The lot to be split must be at least 2,400 square feet.
b. The resulting lots must each be at least 1,200 square feet.
c. Each of the resulting lots must be between 60 percent and 40
percent of the original lot area.
d. Existing lots with a minimum width of 50 feet, lot splits shall
result in two lots with a minimum of 25 feet in width along the public right of
way.
e. Existing lots with less than a minimum width of 50 feet shall be
split in a “flag” lot configuration subject to recording an access agreement on both
lots.
9. Easements.
a. The owner must enter into an easement agreement with each
public-service provider to establish easements that are sufficient for the provision
of public services and facilities to each of the resulting lots.
6
b. Each easement must be shown on the tentative parcel map.
c. Copies of the unrecorded easement agreements must be submitted
with the application. The easement agreements must be recorded against the
property before the final map may be approved, in accordance with subpart B
above.
d. Access agreement shall be recorded on both properties if lot split
results in “flag” lot configuration as provided in section 16.24.050 8.e.
10. Lot Access.
a. Lots created with a minimum of 25 feet in width shall each adjoin
the public right of way.
11. Unit Standards.
a. No more than two dwelling units of any kind may be built on a lot
that results from an urban lot split. For purposes of this paragraph, “unit” means
any dwelling unit, including, but not limited to, a primary dwelling unit, a unit
created under section 17.08.50 of this code, an ADU, or a JADU.
12. Separate Conveyance.
a. Within a resulting lot.
i. Primary dwelling units on a lot that is created by an urban
lot split may not be owned or conveyed separately from each other.
ii. Condominium airspace divisions and common interest
developments are not permitted on a lot that is created by an urban lot split.
iii. All fee interest in a lot and all dwellings on the lot must be
held equally and undivided by all individual property owners.
b. Between resulting lots. Separate conveyance of the resulting lots is
permitted. If dwellings or other structures (such as garages) on different lots are
adjacent or attached to each other, the urban lot split boundary may separate them
for conveyance purposes if the structures meet building code safety standards and
are sufficient to allow separate conveyance. If any attached structures span or will
span the new lot line, the owner must record appropriate CC&Rs, easements, or
other documentation that is necessary to allocate rights and responsibility between
the owners of the two lots.
13. Regulation of Uses.
a. Residential-only. No non-residential use is permitted on any lot
created by urban lot split.
7
b. No STRs. No dwelling unit on a lot that is created by an urban lot
split may be rented for a period of less than 30 days.
c. Owner Occupancy. The applicant for an urban lot split must sign
an affidavit stating that the applicant intends to occupy one of the dwelling units
on one of the resulting lots as the applicant's principal residence for a minimum of
three years after the urban lot split is approved.
14. Deed Restriction. The owner must record a deed restriction, acceptable to
the city, that does each of the following:
a. Expressly prohibits the use of any lot created by an Urban lot split
for any rental of any dwelling on the property for a period of less than 30 days.
b. Expressly prohibits any non-residential use of the lots created by
the urban lot split.
c. Expressly prohibits any separate conveyance of a primary dwelling
on the property, any separate fee interest, and any common interest development
within the lot.
d. States that the property is formed by an urban lot split and is
therefore subject to the city’s urban lot split regulations, including all applicable
limits on dwelling size and development and the only development permitted on
the lot are two-unit projects subject to Section 17.05.50.
Section 16.24.60 Specific Adverse Impacts.
A. Notwithstanding anything else in this section, the city may deny an application for
an urban lot split if the building official makes a written finding, based on a
preponderance of the evidence, that the project would have a “specific, adverse
impact” on either public health and safety or on the physical environment and for
which there is no feasible method to satisfactorily mitigate or avoid the specific
adverse impact.
B. “Specific adverse impact” has the same meaning as in Gov. Code
§ 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact,
based on objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete” and
does not include (1) inconsistency with the zoning ordinance or general plan land
use designation or (2) the eligibility to claim a welfare exemption under Revenue
and Taxation Code section 214(g).
C. The building official may consult with and be assisted by planning staff and
others as necessary in making a finding of specific, adverse impact.
Section 16.24.70 Coastal Regulations Apply in Full.
8
Nothing in this section alters or lessens the effect or application of the California Coastal
Act.
Section 5. The City Council approves of the following amendments to the Hermosa
Beach Municipal Code:
1. Chapter 17.08 of Title 17 of the Hermosa Beach Municipal Code is amended to add Section
17.08.50 to read as follows:
Section 17.08.50 Two-unit Projects
F. Purpose. The purpose of this section is to allow and appropriately regulate two-
unit projects in accordance with Government Code section 65852.21.
G. Definition. A “two-unit project” means the development of two primary dwelling
units or, if there is already a primary dwelling unit on the lot, the development of a
second primary dwelling unit on a legally subdivided lot in accordance with the
requirements of this section.
H. Application.
1. Only individual property owners may apply for a two-unit project.
“Individual property owner” means a natural person holding fee title individually
or jointly in the person’s own name or a beneficiary of a trust that holds fee title.
“Individual property owner” does not include any corporation or corporate person
of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community
land trust (as defined by Rev. & Tax Code § 402.1(a)(11)(C)(ii)) or a qualified
nonprofit corporation (as defined by § 214.15).
2. An application for a two-unit project must be submitted on the city’s
approved form.
3. The applicant must obtain a certificate of compliance with the Subdivision
Map Act for the lot and provide the certificate with the application.
4. Only a complete application will be considered. The city will inform the
applicant in writing of any incompleteness within 30 days after the application is
submitted.
5. The city may establish a fee to recover its costs for adopting,
implementing, and enforcing this section of the code, in accordance with
applicable law. The city council may establish and change the fee by resolution.
The fee must be paid with the application.
I. Approval.
1. An application for a two-unit project is approved or denied ministerially,
by the Community Development Director.
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2. The ministerial approval of a two-unit project does not take effect until the
city has confirmed that the required documents have been recorded, such as the
deed restriction and easements.
3. The approval must require the owner and applicant to hold the city
harmless from all claims and damages related to the approval and its subject
matter.
4. The approval must require the owner and applicant to reimburse the city
for all costs of enforcement, including attorneys’ fees and costs associated with
enforcing the requirements of this code.
J. Requirements. A two-unit project must satisfy each of the following
requirements:
1. Map Act Compliance. The lot must have been legally subdivided.
2. Zone. The lot is in the R-1 Single-Family Residential Zone.
3. Lot Location.
a. The lot is not located on a site that is any of the following:
i. Prime farmland, farmland of statewide importance, or land
that is zoned or designated for agricultural protection or
preservation by the voters.
ii. A wetland.
iii. Within a very high fire hazard severity zone, unless the site
complies with all fire-hazard mitigation measures required by
existing building standards.
iv. A hazardous waste site that has not been cleared for
residential use.
v. Within a delineated earthquake fault zone, unless all
development on the site complies with applicable seismic
protection building code standards.
vi. Within a 100-year flood hazard area, unless the site has
either:
(I) been subject to a Letter of Map Revision prepared
by the Federal Emergency Management Agency and issued
to the local jurisdiction, or
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(II) meets Federal Emergency Management Agency
requirements necessary to meet minimum flood plain
management criteria of the National Flood Insurance
Program.
vii. Land identified for conservation in an adopted natural
community conservation plan, habitat conservation plan, or other
adopted natural resource protection plan.
viii. Habitat for protected species.
ix. Land under conservation easement.
4. Not Historic. The lot must not be a historic property or within a historic
district that is included on the State Historic Resources Inventory. Nor may the lot
be or be within a site that is designated by ordinance as a city or county landmark
or as a historic property or district.
5. No Impact on Protected Housing. The two-unit project must not require
or include the demolition or alteration of any of the following types of housing:
a. Housing that is income-restricted for households of moderate, low,
or very low income.
b. Housing that is subject to any form of rent or price control through
a public entity’s valid exercise of its policy power.
c. Housing, or a lot that used to have housing, that has been
withdrawn from rental or lease under the Ellis Act (Gov. Code §§ 7060–
7060.7) at any time in the 15 years prior to submission of the urban lot
split application.
d. Housing that has been occupied by a tenant in the last three years.
The applicant and the owner of a property for which a two-unit project is
sought must provide a sworn statement as to this fact with the application
for the parcel map. The city may conduct its own inquiries and
investigation to ascertain the veracity of the sworn statement, including
but not limited to, surveying owners of nearby properties; and the city may
require additional evidence of the applicant and owner as necessary to
determine compliance with this requirement.
6. Unit Standards.
a. Quantity.
i. No more than two dwelling units of any kind may be built
on a lot that results from an urban lot split. For purposes of this
paragraph, “unit” means any dwelling unit, including, but not
11
limited to, a primary dwelling unit, a unit created under this section
of this code, an ADU, or a JADU.
ii. A lot that is not created by an urban lot split may have a
two-unit project under this section, plus any ADU or JADU that
must be allowed under state law and the city’s ADU ordinance.
b. Unit Size.
i. The total floor area of each primary dwelling built that is
developed under this section must be at least 800 square feet
ii. A primary dwelling that was legally established on the lot
prior to the two-unit project and that is larger than 800 square feet
is limited to the lawful floor area at the time of the two-unit
project. The unit may not be expanded.
iii. A primary dwelling that was legally established prior to the
two-unit project and that is smaller than 800 square feet may be
expanded to 800 square feet after or as part of the two-unit project.
c. Demo Cap. The two-unit project may not involve the demolition
of more than 25 percent of the existing exterior walls of an existing
dwelling unless the site has not been occupied by a tenant in the last three
years.
d. Lot Coverage. The City’s existing lot coverage standards for its
R-1 Single-Family Residential Zone shall apply to projects subject to this
Chapter. This lot coverage standard shall apply to the maximum extent
feasible so that two primary dwelling units on the lot at 800 square feet are
permitted.
e. Open Space. The City’s existing open space standards for its R-1
Single-Family Residential Zone shall apply to projects subject to this
Chapter. This open space standard shall apply to the maximum extent
feasible so that two primary dwelling units on the lot at 800 square feet are
permitted.
f. Setbacks.
i. Generally. The City’s existing setback standards for its R-
1 Single-Family Residential Zone shall apply to projects subject to
this Chapter. These setback standards shall apply to the maximum
extent feasible so that two primary dwelling units on the lot at 800
square feet are permitted.
ii. Exceptions. Notwithstanding subpart J.6.f above:
12
(I) Existing Structures. No setback is required for an
existing legally established structure or for a new structure
that is constructed in the same location and to the same
dimensions as an existing legally established structure.
g. Parking. Each new primary dwelling unit must have at least one
off-street parking space per unit unless one of the following applies:
i. The lot is located within one-half mile walking distance of
either
(I) a corridor with fixed route bus service with service
intervals no longer than 15 minutes during peak commute
hours or
(II) a site that contains
(ia) an existing rail or bus rapid transit
station,
(ib) a ferry terminal served by either a
bus or rail transit service, or
(ic) the intersection of two or more major
bus routes with a frequency of service interval of 15
minutes or less during the morning and afternoon
peak commute periods.
ii. The site is located within one block of a car-share vehicle
location.
h. Utilities.
i. Each primary dwelling unit on the lot must have its own
direct utility connection to the utility service provider.
i. Building & Safety. All structures built on the lot must comply
with all current local building standards. A project under this section is a
change of use and subjects the whole of the lot, and all structures, to the
city’s current code.
j. Other Standards. All other applicable standards of this Code shall
apply to the extent these standards do not conflict with this section of State
law.
7. Separate Conveyance.
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a. Primary dwelling units on the lot may not be owned or conveyed
separately from each other.
b. Condominium airspace divisions and common interest
developments are not permitted within the lot.
c. All fee interest in the lot and all the dwellings must be held equally
and undivided by all individual property owners.
8. Regulation of Uses.
a. Residential-only. No non-residential use is permitted on the lot.
b. No STRs. No dwelling unit on the lot may be rented for a period
of less than 30 days.
c. Owner Occupancy. Unless the lot was formed by an urban lot
split, the individual property owners of a lot with a two-unit project must
occupy one of the dwellings on the lot as the owners’ principal residence
and legal domicile.
9. Notice of Construction.
a. At least 30 business days before starting any construction of a two-
unit project, the property owner must give written notice to all the owners
of record of each of the adjacent residential parcels, which notice must
include the following information:
i. Notice that construction has been authorized,
ii. The anticipated start and end dates for construction,
iii. The hours of construction,
iv. Contact information for the project manager (for
construction-related complaints), and
v. Contact information for the Building & Safety Department.
b. This notice requirement does not confer a right on the noticed
persons or on anyone else to comment on the project before permits are
issued. Approval is ministerial. Under state law, the City has no
discretion in approving or denying a particular project under this section.
This notice requirement is purely to promote neighborhood awareness and
expectation.
10. Deed Restriction. The owner must record a deed restriction, acceptable to
the city, that does each of the following:
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a. Expressly prohibits any rental of any dwelling on the property for a
period of less than 30 days.
b. Expressly prohibits any non-residential use of the lot.
c. Expressly prohibits any separate conveyance of a primary dwelling
on the property, any separate fee interest, and any common interest
development within the lot.
d. If the lot is not created by an urban lot split, expressly requires the
individual property owners to live in one of the dwelling units on the lot as
the owners’ primary residence and legal domicile.
e. If the lot is created by an urban lot split, then it is subject to the
city’s urban lot split regulations, including all applicable limits on
dwelling size and development and the only development permitted on the
lot are two-unit projects subject to this Chapter.
K. Specific Adverse Impacts.
1. Notwithstanding anything else in this section, the city may deny an
application for a two-unit project if the building official makes a written finding,
based on a preponderance of the evidence, that the project would have a “specific,
adverse impact” on either public health and safety or on the physical environment
and for which there is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact.
2. “Specific adverse impact” has the same meaning as in Gov. Code
§ 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact,
based on objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete” and
does not include (1) inconsistency with the zoning ordinance or general plan land
use designation or (2) the eligibility to claim a welfare exemption under Revenue
and Taxation Code section 214(g).
3. The building official may consult with and be assisted by planning staff
and others as necessary in making a finding of specific, adverse impact.
L. Coastal Regulations Apply in Full. Nothing in this section alters or lessens the
effect or application of the California Coastal Act.
M. Remedies.
If a two-unit project violates any part of this code or any other legal requirement:
1. The buyer, grantee, or lessee of any part of the property has an action for
damages or to void the deed, sale, or contract.
2. The city may:
15
a. Bring an action to enjoin any attempt to sell, lease, or finance the
property.
b. Bring an action for other legal, equitable, or summary remedy,
such as declaratory and injunctive relief.
c. Pursue criminal prosecution, punishable by imprisonment in
county jail or state prison for up to one year, by a fine of up to $10,000, or
both; or a misdemeanor.
d. Record a notice of violation.
e. Withhold any or all future permits and approvals.
f. Pursue all other administrative, legal, or equitable remedies that
are allowed by law or the city’s code.
Section 6. The City Council finds that the proposed amendment is consistent with the
general objectives, principles, and standards of General Plan.
PASSED, APPROVED and ADOPTED this ____ day of _____________ 2021.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
_____________________________________________________________
MAYOR of the City of Hermosa Beach, California
ATTEST: APPROVED AS TO FORM:
__________________________
Susan Morrow, Michael Jenkins,
Interim City Clerk City Attorney
1
URGENCY ORDINANCE NO. _______
AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
HERMOSA BEACH AMENDING TITLE 16, ADDING CHAPTER 16.24
URBAN LOT SPLITS AND SECTIONS 16.24.10 THROUGH 16.24.70
AND ALSO AMENDMENTS TO TITLE 17 OF THE HERMOSA BEACH
MUNICIPAL CODE CHAPTER 17.08 R-1 SINGLE-FAMILY
RESIDENTIAL ZONE TO INCLUDE TWO-UNIT PROJECTS AS
PERMITTED USES IN SECTION 17.08.020 AND ADD A NEW SECTION
17.08.050 TWO-UNIT PROJECTS PERMITTING THEM SUBJECT TO
OBJECTIVE STANDARDS IN THE R-1 ZONE AS ALLOWED BY THE
STATE OF CALIFORNIA SENATE BILL 9
The City Council of the City of Hermosa Beach does ordain as follows:
Section 1. In 2021, the California Legislature approved, and the Governor signed into
law Senate Bill 9 (“SB 9”), which among other things, adds Government Code section 65852.21
and 66411.7 to impose new limits on local authority to regulate urban lot splits and two-unit
projects.
Section 2. SB 9 allows the City to adopt objective design, development, and subdivision
standards for urban lot splits and two-unit projects.
Section 3. SB 9 takes effect January 1, 2022, and preempts any conflicting City ordinance.
Section 4. The City desires to amend its local regulatory scheme to comply with
Government Code sections 66411.7 and 65852.21 and to appropriately regulate projects under
SB 9.
Section 5. There is a current and immediate threat to the public health, safety, or welfare
based on the passage of SB 9 because if the City does not adopt appropriate objective standards
for urban lot splits and two-unit projects as of January 1, 2022, the City would thereafter be limited
to applying the few objective standards that are already in its code, which did not anticipate and
were not enacted with urban lot splits and ministerial two-unit projects in mind.
Section 6. Approval of urban lot splits and two-unit projects based solely on the City’s
default standards, without appropriate regulations governing lot configuration, unit size, height,
setbacks, parking, utilities, among other things, would threaten the character of existing
neighborhoods, and negatively impact property values, personal privacy, and public safety. These
threats to public safety, health, and welfare justify adoption of this Ordinance as an urgency
ordinance to be effective January 1, 2022 (same date SB 9 takes effect) upon adoption by a four-
fifths vote of the City Council.
Section 7. To protect the public safety, health, and welfare, the City Council may adopt
this Ordinance as an urgency measure in accordance with Government Code section 36937(b).
2
Section 8. the City Council has considered the staff report, supporting documents, public
testimony, and all appropriate information that has been submitted with this Ordinance and
all legal prerequisites to the adoption of the Ordinance have occurred.
Section 9. The City Council approves of the following amendments to the Hermosa
Beach Municipal Code:
1. Chapter 16.24 is hereby added to Title 16 of the Hermosa Beach Municipal Code to read as
follows:
Chapter 16.24 Urban Lot Splits
Section 16.24.10 Purpose. The purpose of this section is to allow and appropriately
regulate urban lot splits in accordance with Government Code section 66411.7.
Section 16.24.20 Definition. An “urban lot split” means a the subdivision of an existing,
legally subdivided lot in to two lots in accordance with the requirements of this
section.
Section 16.24.30 Application.
A. Only individual property owners may apply for an urban lot split. “Individual
property owner” means a natural person holding fee title individually or jointly in
the person’s own name or a beneficiary of a trust that holds fee title. “Individual
property owner” does not include any corporation or corporate person of any kind
(partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as
defined by Rev. & Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit
corporation (as defined by § 214.15).
B. An application for an urban lot split must be submitted on the city’s approved
form. Only a complete application will be considered. The city will inform the
applicant in writing of any incompleteness within 30 days after the application is
submitted.
C. The city may establish a fee to recover its costs for adopting, implementing, and
enforcing this section of the code, in accordance with applicable law. The city
council may establish and change the fee by resolution. The fee must be paid with
the application.
Section 16.24.40 Approval.
A. An application for a parcel map for an urban lot split is approved or denied
ministerially, by the Community Development Director, without discretionary
review.
B. A tentative parcel map for an urban lot split is approved ministerially if it
complies with all the requirements of this section. The tentative parcel map may
not be recorded. A final parcel map is approved ministerially as well, but not until
3
the owner demonstrates that the required documents have been recorded, such as
the deed restriction and easements. The tentative parcel map expires three months
after approval.
C. The approval must require the owner and applicant to hold the city harmless from
all claims and damages related to the approval and its subject matter.
D. The approval must require the owner and applicant to reimburse the city for all
costs of enforcement, including attorneys’ fees and costs associated with
enforcing the requirements of this code.
Section 16.24.050 Requirements. An urban lot split must satisfy each of the following
requirements:
A. Map Act Compliance.
1. The urban lot split must conform to all applicable objective requirements
of the Subdivision Map Act (Gov. Code § 66410 et. seq., “SMA”), including
implementing requirements in this code, except as otherwise expressly provided
in this section.
2. If an urban lot split violates any part of the SMA, the city’s subdivision
regulations, including this section, or any other legal requirement:
a. The buyer or grantee of a lot that is created by the urban lot split
has all the remedies available under the SMA, including but not limited to an
action for damages or to void the deed, sale, or contract.
b. The city has all the remedies available to it under the SMA,
including but not limited to the following:
i. An action to enjoin any attempt to sell, lease, or finance the
property.
ii. An action for other legal, equitable, or summary remedy,
such as declaratory and injunctive relief.
iii. Criminal prosecution, punishable by imprisonment in
county jail or state prison for up to one year, by a fine of up to $10,000, or both;
or a misdemeanor.
iv. Record a notice of violation.
v. Withhold any or all future permits and approvals.
c. Notwithstanding section 66411.1 of the SMA, no dedication of
rights-of-way or construction of offsite improvements is required for an urban lot
split.
4
3. Zone. The lot to be split is in the R-1 Single-Family Residential Zone.
4. Lot Location.
a. The lot to be split is not located on a site that is any of the
following:
i. Prime farmland, farmland of statewide importance, or land
that is zoned or designated for agricultural protection or preservation by the
voters.
ii. A wetland.
iii. Within a very high fire hazard severity zone, unless the site
complies with all fire-hazard mitigation measures required by existing building
standards.
iv. A hazardous waste site that has not been cleared for
residential use.
v. Within a delineated earthquake fault zone, unless all
development on the site complies with applicable seismic protection building
code standards.
vi. Within a 100-year flood hazard area, unless the site has
either:
(I) been subject to a Letter of Map Revision prepared
by the Federal Emergency Management Agency and issued to the local
jurisdiction, or
(II) meets Federal Emergency Management Agency
requirements necessary to meet minimum flood plain management criteria of the
National Flood Insurance Program.
vii. Within a regulatory floodway, unless all development on
the site has received a no-rise certification.
viii. Land identified for conservation in an adopted natural
community conservation plan, habitat conservation plan, or other adopted natural
resource protection plan.
ix. Habitat for protected species.
x. Land under conservation easement.
5
b. The purpose of subpart A.4.a above is merely to summarize the
requirements of Government Code section 65913.4(a)(6)(B)–(K). (See Gov. Code
§ 66411.7(a)(3)(C).)
5. Not Historic. The lot to be split must not be a historic property or within a
historic district that is included on the State Historic Resources Inventory. Nor
may the lot be or be within a site that is designated by ordinance as a city or
county landmark or as a historic property or district.
6. No Prior Urban Lot Split.
a. The lot to be split was not established through a prior urban lot
split.
b. The lot to be split is not adjacent to any lot that was established
through a prior urban lot split by the owner of the lot to be split or by any person
acting in concert with the owner.
7. No Impact on Protected Housing. The urban lot split must not require or
include the demolition or alteration of any of the following types of housing:
a. Housing that is income-restricted for households of moderate, low,
or very low income.
b. Housing that is subject to any form of rent or price control through
a public entity’s valid exercise of its policy power.
c. Housing, or a lot that used to have housing, that has been
withdrawn from rental or lease under the Ellis Act (Gov. Code §§ 7060–7060.7)
at any time in the 15 years prior to submission of the urban lot split application.
d. Housing that has been occupied by a tenant in the last three years.
[The applicant and the owner of a property for which an urban lot split is sought
must provide a sworn statement as to this fact with the application for the parcel
map. The city may conduct its own inquiries and investigation to ascertain the
veracity of the sworn statement, including but not limited to, surveying owners of
nearby properties; and the city may require additional evidence of the applicant
and owner as necessary to determine compliance with this requirement.
8. Lot Size.
a. The lot to be split must be at least 2,400 square feet.
b. The resulting lots must each be at least 1,200 square feet.
c. Each of the resulting lots must be between 60 percent and 40
percent of the original lot area.
6
d. Existing lots with a minimum width of 50 feet, lot splits shall
result in two lots with a minimum of 25 feet in width along the public right of
way.
e. Existing lots with less than a minimum width of 50 feet shall be
split in a “flag” lot configuration subject to recording an access agreement on both
lots.
9. Easements.
a. The owner must enter into an easement agreement with each
public-service provider to establish easements that are sufficient for the provision
of public services and facilities to each of the resulting lots.
b. Each easement must be shown on the tentative parcel map.
c. Copies of the unrecorded easement agreements must be submitted
with the application. The easement agreements must be recorded against the
property before the final map may be approved, in accordance with subpart B
above.
d. Access agreement shall be recorded on both properties if lot split
results in “flag” lot configuration as provided in section 16.24.050 8.e.
10. Lot Access.
a. Lots created with a minimum of 25 feet in width shall each adjoin
the public right of way.
11. Unit Standards.
a. No more than two dwelling units of any kind may be built on a lot
that results from an urban lot split. For purposes of this paragraph, “unit” means
any dwelling unit, including, but not limited to, a primary dwelling unit, a unit
created under section 17.08.50 of this code, an ADU, or a JADU.
12. Separate Conveyance.
a. Within a resulting lot.
i. Primary dwelling units on a lot that is created by an urban
lot split may not be owned or conveyed separately from each other.
ii. Condominium airspace divisions and common interest
developments are not permitted on a lot that is created by an urban lot split.
iii. All fee interest in a lot and all dwellings on the lot must be
held equally and undivided by all individual property owners.
7
b. Between resulting lots. Separate conveyance of the resulting lots is
permitted. If dwellings or other structures (such as garages) on different lots are
adjacent or attached to each other, the urban lot split boundary may separate them
for conveyance purposes if the structures meet building code safety standards and
are sufficient to allow separate conveyance. If any attached structures span or will
span the new lot line, the owner must record appropriate CC&Rs, easements, or
other documentation that is necessary to allocate rights and responsibility between
the owners of the two lots.
13. Regulation of Uses.
a. Residential-only. No non-residential use is permitted on any lot
created by urban lot split.
b. No STRs. No dwelling unit on a lot that is created by an urban lot
split may be rented for a period of less than 30 days.
c. Owner Occupancy. The applicant for an urban lot split must sign
an affidavit stating that the applicant intends to occupy one of the dwelling units
on one of the resulting lots as the applicant's principal residence for a minimum of
three years after the urban lot split is approved.
14. Deed Restriction. The owner must record a deed restriction, acceptable to
the city, that does each of the following:
a. Expressly prohibits the use of any lot created by an Urban lot split
for any rental of any dwelling on the property for a period of less than 30 days.
b. Expressly prohibits any non-residential use of the lots created by
the urban lot split.
c. Expressly prohibits any separate conveyance of a primary dwelling
on the property, any separate fee interest, and any common interest development
within the lot.
d. States that the property is formed by an urban lot split and is
therefore subject to the city’s urban lot split regulations, including all applicable
limits on dwelling size and development and the only development permitted on
the lot are two-unit projects subject to Section 17.05.50.
Section 16.24.60 Specific Adverse Impacts.
A. Notwithstanding anything else in this section, the city may deny an application for
an urban lot split if the building official makes a written finding, based on a
preponderance of the evidence, that the project would have a “specific, adverse
impact” on either public health and safety or on the physical environment and for
which there is no feasible method to satisfactorily mitigate or avoid the specific
adverse impact.
8
B. “Specific adverse impact” has the same meaning as in Gov. Code
§ 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact,
based on objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete” and
does not include (1) inconsistency with the zoning ordinance or general plan land
use designation or (2) the eligibility to claim a welfare exemption under Revenue
and Taxation Code section 214(g).
C. The building official may consult with and be assisted by planning staff and
others as necessary in making a finding of specific, adverse impact.
Section 16.24.70 Coastal Regulations Apply in Full.
Nothing in this section alters or lessens the effect or application of the California Coastal
Act.
2.. Section 17.08.020 of Chapter 17.08 of Title 17 of the Hermosa Beach Municipal Code is
amended to read as follows:
Section 17.08.020
Subject to the restrictions hereinafter specified, only the following uses are permitted in an
R-1 zone:
A. Accessory buildings:
1. Patio covers;
2. Bathhouse or greenhouse;
3. Swimming pool and/or spa;
4. Tool shed;
5. Garage;
6. Storage room for customary household-related items, and a maximum of four
hundred (400) square feet in size.
B. Day care homes, small (see Section 17.04.040).
C. Day care homes, large, as an accessory use to a single-family detached dwelling if a
day care permit is approved pursuant to Section 17.40.100.
D. Home Occupations. When conducted in accordance with the following requirements,
and when a permit therefor, containing any conditions deemed necessary to ensure
compliance with the requirements of this chapter and with its purpose and intent, has
9
been issued by the business license department; provided however, that any occupation
may be excluded from certain or all zones, or portions thereof, if determined by the
planning commission to be incompatible with neighboring residential uses.
The following requirements are severally and jointly stated as absolute requirements, and
any home occupation not conforming to the following requirements shall not be
permitted:
1. Such occupation shall be carried on only by occupants of a dwelling, and shall
involve the use of not more than four hundred (400) square feet, not to exceed
twenty-five (25) percent of the total area of the permitted buildings on the premises.
2. Inventory and supplies for such home occupation shall occupy not more than
twenty-five (25) percent of the permitted area and shall be stored entirely within an
enclosure or building.
3. No sale of goods is permitted on the premises.
4. No employees are allowed.
5. No signs are permitted.
6. No display of any kind shall be visible from the exterior of the premises.
7. Light, but not medium or heavy, business machines are allowed. The classification
by the planning department shall be final.
8. No presses, data processing equipment, or any electrical or other equipment
requiring specialized electrical installation, or requiring over one hundred twenty
(120) volts of power to operate are allowed, nor shall any mechanical shop or
electrical tools be permitted except those which are customary to home crafts.
9. No tools or equipment may be operated which make a sound audible from without
the premises at a distance of twenty (20) feet from the property line, between the
hours of 6:00 p.m. and 9:00 a.m. No activity or equipment which makes any loud or
whining noise discernible from without the premises is permitted at any time.
10. No garaging or storing of vehicles bearing any advertising related to the home
occupation is allowed upon the premises or in the street in the vicinity.
11. No foot or vehicle traffic may be generated to or from the premises except for
traditional uses such as tutors and day care centers as approved by the planning
director.
12. There shall be complete conformity to fire, building, plumbing, electrical, zoning
and health codes and to all state and city laws and ordinances; except, where required
parking spaces are not available, the planning commission may temporarily waive
such requirements if they find:
10
a. The garage, carport or space is not available solely because of temporary
storage, and not because of construction and/or building improvement or
modifications; and
b. The temporary storage is not related to products, materials, etc., used for the
conduct of the home occupation; and
c. Such waiver to be effective only if no detrimental effects are caused to adjacent
properties and no valid complaints were filed due to storage.
13. No structural alterations of the premises are permitted solely for the benefit of the
business.
14. No listing or advertising of the address of such home occupation for business
purposes is permitted including display ads in telephone, business and city directories
and in newspapers and magazines. The telephone number and address may be listed on
business cards.
15. The term of any permit shall be for one (1) year, or for such other period as shall
be authorized by the city council.
16. It shall be a condition of any permit hereunder that the applicant shall agree that,
in the event of amendment of this section to prohibit such or any home occupation in a
zone in which the same is situated, that such home occupation shall not have the status
of nonconforming use, and may be eliminated forthwith without provision for extended
liquidation or amortization.
17. Prior to permit approval, the premises shall be inspected to determine compliance
with all limitations and requirements, particularly subsection (D)(12) of this section.
E. Garage sales, subject to Chapter 5.44.
F. Group home for six (6) or fewer persons.
G. Elementary schools, grades K through 8th, conditional use permit required.
H. Day nursery, preschool, and/or after school child care with thirteen (13) or more
children, conditional use permit required subject to Section 17.40.110.
I. Religious institutions, conditional use permit required subject to Chapter 17.40.
J. Residential or medical care facility for six (6) or fewer persons.
K. Accessory dwelling units and junior accessory dwelling units, in accordance with
Chapter 17.21.
L. Single-family dwelling, including mobilehomes.
M. Supportive housing for six (6) or fewer persons.
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N. Transitional housing for six (6) or fewer persons.
O. Two-unit projects, in accordance with Chapter 17.08.
3 . Chapter 17.08 of Title 17 of the Hermosa Beach Municipal Code is amended to add Section
17.08.50 to read as follows:
Section 17.08.50 Two-unit Projects
A. Purpose. The purpose of this section is to allow and appropriately regulate two-
unit projects in accordance with Government Code section 65852.21.
B. Definition. A “two-unit project” means the development of two primary dwelling
units or, if there is already a primary dwelling unit on the lot, the development of a
second primary dwelling unit on a legally subdivided lot in accordance with the
requirements of this section.
C. Application.
1. Only individual property owners may apply for a two-unit project.
“Individual property owner” means a natural person holding fee title individually
or jointly in the person’s own name or a beneficiary of a trust that holds fee title.
“Individual property owner” does not include any corporation or corporate person
of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community
land trust (as defined by Rev. & Tax Code § 402.1(a)(11)(C)(ii)) or a qualified
nonprofit corporation (as defined by § 214.15).
2. An application for a two-unit project must be submitted on the city’s
approved form.
3. The applicant must obtain a certificate of compliance with the Subdivision
Map Act for the lot and provide the certificate with the application.
4. Only a complete application will be considered. The city will inform the
applicant in writing of any incompleteness within 30 days after the application is
submitted.
5. The city may establish a fee to recover its costs for adopting,
implementing, and enforcing this section of the code, in accordance with
applicable law. The city council may establish and change the fee by resolution.
The fee must be paid with the application.
D. Approval.
1. An application for a two-unit project is approved or denied ministerially,
by the Community Development Director.
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2. The ministerial approval of a two-unit project does not take effect until the
city has confirmed that the required documents have been recorded, such as the
deed restriction and easements.
3. The approval must require the owner and applicant to hold the city
harmless from all claims and damages related to the approval and its subject
matter.
4. The approval must require the owner and applicant to reimburse the city
for all costs of enforcement, including attorneys’ fees and costs associated with
enforcing the requirements of this code.
E. Requirements. A two-unit project must satisfy each of the following
requirements:
1. Map Act Compliance. The lot must have been legally subdivided.
2. Zone. The lot is in the R-1 Single-Family Residential Zone.
3. Lot Location.
a. The lot is not located on a site that is any of the following:
i. Prime farmland, farmland of statewide importance, or land
that is zoned or designated for agricultural protection or
preservation by the voters.
ii. A wetland.
iii. Within a very high fire hazard severity zone, unless the site
complies with all fire-hazard mitigation measures required by
existing building standards.
iv. A hazardous waste site that has not been cleared for
residential use.
v. Within a delineated earthquake fault zone, unless all
development on the site complies with applicable seismic
protection building code standards.
vi. Within a 100-year flood hazard area, unless the site has
either:
(I) been subject to a Letter of Map Revision prepared
by the Federal Emergency Management Agency and issued
to the local jurisdiction, or
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(II) meets Federal Emergency Management Agency
requirements necessary to meet minimum flood plain
management criteria of the National Flood Insurance
Program.
vii. Land identified for conservation in an adopted natural
community conservation plan, habitat conservation plan, or other
adopted natural resource protection plan.
viii. Habitat for protected species.
ix. Land under conservation easement.
4. Not Historic. The lot must not be a historic property or within a historic
district that is included on the State Historic Resources Inventory. Nor may the lot
be or be within a site that is designated by ordinance as a city or county landmark
or as a historic property or district.
5. No Impact on Protected Housing. The two-unit project must not require
or include the demolition or alteration of any of the following types of housing:
a. Housing that is income-restricted for households of moderate, low,
or very low income.
b. Housing that is subject to any form of rent or price control through
a public entity’s valid exercise of its policy power.
c. Housing, or a lot that used to have housing, that has been
withdrawn from rental or lease under the Ellis Act (Gov. Code §§ 7060–
7060.7) at any time in the 15 years prior to submission of the urban lot
split application.
d. Housing that has been occupied by a tenant in the last three years.
The applicant and the owner of a property for which a two-unit project is
sought must provide a sworn statement as to this fact with the application
for the parcel map. The city may conduct its own inquiries and
investigation to ascertain the veracity of the sworn statement, including
but not limited to, surveying owners of nearby properties; and the city may
require additional evidence of the applicant and owner as necessary to
determine compliance with this requirement.
6. Unit Standards.
a. Quantity.
i. No more than two dwelling units of any kind may be built
on a lot that results from an urban lot split. For purposes of this
paragraph, “unit” means any dwelling unit, including, but not
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limited to, a primary dwelling unit, a unit created under this section
of this code, an ADU, or a JADU.
ii. A lot that is not created by an urban lot split may have a
two-unit project under this section, plus any ADU or JADU that
must be allowed under state law and the city’s ADU ordinance.
b. Unit Size.
i. The total floor area of each primary dwelling built that is
developed under this section must be at least 800 square feet
ii. A primary dwelling that was legally established on the lot
prior to the two-unit project and that is larger than 800 square feet
is limited to the lawful floor area at the time of the two-unit
project. The unit may not be expanded.
iii. A primary dwelling that was legally established prior to the
two-unit project and that is smaller than 800 square feet may be
expanded to 800 square feet after or as part of the two-unit project.
c. Demo Cap. The two-unit project may not involve the demolition
of more than 25 percent of the existing exterior walls of an existing
dwelling unless the site has not been occupied by a tenant in the last three
years.
d. Lot Coverage. The City’s existing lot coverage standards for its
R-1 Single-Family Residential Zone shall apply to projects subject to this
Chapter. This lot coverage standard shall apply to the maximum extent
feasible so that two primary dwelling units on the lot at 800 square feet are
permitted.
e. Open Space. The City’s existing open space standards for its R-1
Single-Family Residential Zone shall apply to projects subject to this
Chapter. This open space standard shall apply to the maximum extent
feasible so that two primary dwelling units on the lot at 800 square feet are
permitted.
f. Setbacks.
i. Generally. The City’s existing setback standards for its R-
1 Single-Family Residential Zone shall apply to projects subject to
this Chapter. These setback standards shall apply to the maximum
extent feasible so that two primary dwelling units on the lot at 800
square feet are permitted.
ii. Exceptions. Notwithstanding subpart E.6.f above:
15
(I) Existing Structures. No setback is required for an
existing legally established structure or for a new structure
that is constructed in the same location and to the same
dimensions as an existing legally established structure.
g. Parking. Each new primary dwelling unit must have at least one
off-street parking space per unit unless one of the following applies:
i. The lot is located within one-half mile walking distance of
either
(I) a corridor with fixed route bus service with service
intervals no longer than 15 minutes during peak commute
hours or
(II) a site that contains
(ia) an existing rail or bus rapid transit
station,
(ib) a ferry terminal served by either a
bus or rail transit service, or
(ic) the intersection of two or more major
bus routes with a frequency of service interval of 15
minutes or less during the morning and afternoon
peak commute periods.
ii. The site is located within one block of a car-share vehicle
location.
h. Utilities.
i. Each primary dwelling unit on the lot must have its own
direct utility connection to the utility service provider.
i. Building & Safety. All structures built on the lot must comply
with all current local building standards. A project under this section is a
change of use and subjects the whole of the lot, and all structures, to the
city’s current code.
j. Other Standards. All other applicable standards of this Code shall
apply to the extent these standards do not conflict with this section of State
law.
7. Separate Conveyance.
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a. Primary dwelling units on the lot may not be owned or conveyed
separately from each other.
b. Condominium airspace divisions and common interest
developments are not permitted within the lot.
c. All fee interest in the lot and all the dwellings must be held equally
and undivided by all individual property owners.
8. Regulation of Uses.
a. Residential-only. No non-residential use is permitted on the lot.
b. No STRs. No dwelling unit on the lot may be rented for a period
of less than 30 days.
c. Owner Occupancy. Unless the lot was formed by an urban lot
split, the individual property owners of a lot with a two-unit project must
occupy one of the dwellings on the lot as the owners’ principal residence
and legal domicile.
9. Notice of Construction.
a. At least 30 business days before starting any construction of a two-
unit project, the property owner must give written notice to all the owners
of record of each of the adjacent residential parcels, which notice must
include the following information:
i. Notice that construction has been authorized,
ii. The anticipated start and end dates for construction,
iii. The hours of construction,
iv. Contact information for the project manager (for
construction-related complaints), and
v. Contact information for the Building & Safety Department.
b. This notice requirement does not confer a right on the noticed
persons or on anyone else to comment on the project before permits are
issued. Approval is ministerial. Under state law, the City has no
discretion in approving or denying a particular project under this section.
This notice requirement is purely to promote neighborhood awareness and
expectation.
10. Deed Restriction. The owner must record a deed restriction, acceptable to
the city, that does each of the following:
17
a. Expressly prohibits any rental of any dwelling on the property for a
period of less than 30 days.
b. Expressly prohibits any non-residential use of the lot.
c. Expressly prohibits any separate conveyance of a primary dwelling
on the property, any separate fee interest, and any common interest
development within the lot.
d. If the lot is not created by an urban lot split, expressly requires the
individual property owners to live in one of the dwelling units on the lot as
the owners’ primary residence and legal domicile.
e. If the lot is created by an urban lot split, then it is subject to the
city’s urban lot split regulations, including all applicable limits on
dwelling size and development and the only development permitted on the
lot are two-unit projects subject to this Chapter.
F. Specific Adverse Impacts.
1. Notwithstanding anything else in this section, the city may deny an
application for a two-unit project if the building official makes a written finding,
based on a preponderance of the evidence, that the project would have a “specific,
adverse impact” on either public health and safety or on the physical environment
and for which there is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact.
2. “Specific adverse impact” has the same meaning as in Gov. Code
§ 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact,
based on objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete” and
does not include (1) inconsistency with the zoning ordinance or general plan land
use designation or (2) the eligibility to claim a welfare exemption under Revenue
and Taxation Code section 214(g).
3. The building official may consult with and be assisted by planning staff
and others as necessary in making a finding of specific, adverse impact.
G. Coastal Regulations Apply in Full. Nothing in this section alters or lessens the
effect or application of the California Coastal Act.
H. Remedies.
If a two-unit project violates any part of this code or any other legal requirement:
1. The buyer, grantee, or lessee of any part of the property has an action for
damages or to void the deed, sale, or contract.
2. The city may:
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a. Bring an action to enjoin any attempt to sell, lease, or finance the
property.
b. Bring an action for other legal, equitable, or summary remedy,
such as declaratory and injunctive relief.
c. Pursue criminal prosecution, punishable by imprisonment in
county jail or state prison for up to one year, by a fine of up to $10,000, or
both; or a misdemeanor.
d. Record a notice of violation.
e. Withhold any or all future permits and approvals.
f. Pursue all other administrative, legal, or equitable remedies that
are allowed by law or the city’s code.
Section 10. Severability. If any provision of this ordinance or its application to any
person or circumstance is held to be invalid, such invalidity has no effect on the other provisions
or applications of the ordinance that can be given effect without the invalid provision or
application, and to this extent, the provisions of this resolution are severable. The City Council
declares that it would have adopted this resolution irrespective of the invalidity of any portion
thereof.
Section 11. Effective Date. This Ordinance takes effect immediately upon its adoption
and shall become operative on January 1, 2022.
Section 12. CEQA. Under California Government Code sections 65852.21(j) and
66411.7(n), the adoption of an ordinance by a city or county implementing the provisions of
Government Code sections 66411.7 and 65852.21 and regulating urban lot splits and two-unit
projects is statutorily exempt from the requirements of the California Environmental Quality Act
(“CEQA”). Therefore, adoption of this Ordinance is statutorily exempt from CEQA because it
implements these new laws enacted by SB 9.
The project is further exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15061(b)(3) of the CEQA Guidelines. Section 15061(b)(3) states that CEQA applies
only to projects that have the potential for causing a significant effect on the environment. The
proposed text amendments will not have a significant effect on the environment because the
proposed zone text amendments would provide for new standards consistent with State Law and
do not propose any physical construction.
Section 13. The City Council finds that the proposed amendment is consistent with the
general objectives, principles, and standards of General Plan.
PASSED, APPROVED and ADOPTED this ____ day of _____________ 2021.
19
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
_____________________________________________________________
MAYOR of the City of Hermosa Beach, California
ATTEST: APPROVED AS TO FORM:
__________________________
Susan Morrow, Michael Jenkins,
Interim City Clerk City Attorney
1
RESOLUTION P.C. 21-18
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HERMOSA BEACH RECOMMENDING CITY COUNCIL APPROVAL OF
TEXT AMENDMENTS TO MUNICIPAL CODE TITLE 17, SECTION
17.08.020 AND ADDING A NEW SECTION 17.08.050 FOR TWO-UNIT
PROJECTS, AND DETERMINING THAT THE PROJECT IS EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
The Planning Commission of the City of Hermosa Beach does hereby resolve as follows:
SECTION 1. On September 16, 2021, Governor Gavin Newsome enacted a series
of housing bills including Senate Bill (SB) 9 which mandates cities to ministerially allow
single-family lots to be developed with two single-family dwellings known as “Two-unit
projects.” SB 9 becomes effective on January 1, 2022.
SECTION 2. The Planning Commission held a duly noticed public hearing on
November 16, 2021 to consider a text amendment to Municipal Code Title 17.08.020 and
17.08.050, as described in the proposed ordinance attached as Exhibit A.
SECTION 3. The project is exempt from the California Environmental Quality Act
(CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines. Section 15061(b)(3)
states that CEQA applies only to projects that have the potential for causing a
significant effect on the environment. The proposed text amendments will not have a
significant effect on the environment because the proposed zone text amendments
would provide for new standards consistent with State Law and do not propose any
physical construction.
SECTION 3. The Planning Commission finds the proposed amendments to the
Municipal Code to allow for Two-unit projects are consistent with the City’s General Plan.
The ordinance will also comply with State requirements of SB 9. The amendments will not
impede the City’s ability to meet its General Plan goals, and the amendments are
necessary to carry out the purposes of the Zoning Ordinance, including the orderly
planned use of land resources.
SECTION 4. The Planning Commission hereby recommends City Council
approval of the proposed ordinance attached hereto as Exhibit A.
VOTE:
AYES: 5 – Chair Rice, Vice Chair Pedersen, Commissioners Saemann,
Izant and Hoffman.
NOES: None
ABSTAIN: None
ABSENT: None
2
CERTIFICATION
I hereby certify that the foregoing Resolution P.C. 21-18 is a true and complete record
of the action taken by the Planning Commission of the City of Hermosa Beach,
California, at its regular meeting of November 16, 2021.
___________________________________ _________________________
Marie Rice, Chairperson Ken Robertson, Secretary
November 16, 2021
Date
3
Exhibit A
ORDINANCE NO. _______
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HERMOA
BEACH AMENDMING TITLE 17, SECTION 17.08.020 AND ADDING A
NEW SECTION 17.08.050 FOR TWO-UNIT PROJECTS OF THE
HERMOSA BEACH MUNICIPAL CODE
The City Council of the City of Hermosa Beach does ordain as follows:
Section 1. The Planning Commission held a duly noticed public hearing on November
16, 2021, to consider amending the Hermosa Beach Municipal Code Sections 17.08.020 and
adding a new section 17.08.50 related to Two-unit projects in the R-1 Single-Family Residential
Zone.
Section 2. The City Council held a duly noticed public hearing on December XX, 2021,
not to exceed forty (4) calendar days following the Planning Commission’s recommendation, to
consider amending the Hermosa Beach Municipal Code Sections 17.08.020 and adding new
section 17.05.050 related to Two-unit projects in the R-1 Single-Family Residential Zone.
Section 3. The project is exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15061(b)(3) of the CEQA Guidelines. Section 15061(b)(3) states that CEQA
applies only to projects that have the potential for causing a significant effect on the
environment. The proposed text amendments will not have a significant effect on the
environment because the proposed zone text amendments would provide for new standards
consistent with State Law and do not propose any physical construction.
Section 4. The City Council approves of the following amendments to the Hermosa
Beach Municipal Code:
1. Section 17.08.020 of Chapter 17.08 of Title 17 of the Hermosa Beach Municipal Code is
amended to read as follows:
Section 17.08.020
Subject to the restrictions hereinafter specified, only the following uses are permitted in an
R-1 zone:
A. Accessory buildings:
1. Patio covers;
2. Bathhouse or greenhouse;
3. Swimming pool and/or spa;
4. Tool shed;
4
5. Garage;
6. Storage room for customary household-related items, and a maximum of four hundred
(400) square feet in size.
B. Day care homes, small (see Section 17.04.040).
C. Day care homes, large, as an accessory use to a single-family detached dwelling if a day
care permit is approved pursuant to Section 17.40.100.
D. Home Occupations. When conducted in accordance with the following requirements,
and when a permit therefor, containing any conditions deemed necessary to ensure
compliance with the requirements of this chapter and with its purpose and intent, has been
issued by the business license department; provided however, that any occupation may be
excluded from certain or all zones, or portions thereof, if determined by the planning
commission to be incompatible with neighboring residential uses.
The following requirements are severally and jointly stated as absolute requirements, and
any home occupation not conforming to the following requirements shall not be permitted:
1. Such occupation shall be carried on only by occupants of a dwelling, and shall involve
the use of not more than four hundred (400) square feet, not to exceed twenty-five (25)
percent of the total area of the permitted buildings on the premises.
2. Inventory and supplies for such home occupation shall occupy not more than twenty-five
(25) percent of the permitted area and shall be stored entirely within an enclosure or
building.
3. No sale of goods is permitted on the premises.
4. No employees are allowed.
5. No signs are permitted.
6. No display of any kind shall be visible from the exterior of the premises.
7. Light, but not medium or heavy, business machines are allowed. The classification by
the planning department shall be final.
8. No presses, data processing equipment, or any electrical or other equipment requiring
specialized electrical installation, or requiring over one hundred twenty (120) volts of
power to operate are allowed, nor shall any mechanical shop or electrical tools be permitted
except those which are customary to home crafts.
9. No tools or equipment may be operated which make a sound audible from without the
premises at a distance of twenty (20) feet from the property line, between the hours of 6:00
p.m. and 9:00 a.m. No activity or equipment which makes any loud or whining noise
discernible from without the premises is permitted at any time.
5
10. No garaging or storing of vehicles bearing any advertising related to the home
occupation is allowed upon the premises or in the street in the vicinity.
11. No foot or vehicle traffic may be generated to or from the premises except for
traditional uses such as tutors and day care centers as approved by the planning director.
12. There shall be complete conformity to fire, building, plumbing, electrical, zoning and
health codes and to all state and city laws and ordinances; except, where required parking
spaces are not available, the planning commission may temporarily waive such
requirements if they find:
a. The garage, carport or space is not available solely because of temporary storage, and not
because of construction and/or building improvement or modifications; and
b. The temporary storage is not related to products, materials, etc., used for the conduct of
the home occupation; and
c. Such waiver to be effective only if no detrimental effects are caused to adjacent
properties and no valid complaints were filed due to storage.
13. No structural alterations of the premises are permitted solely for the benefit of the
business.
14. No listing or advertising of the address of such home occupation for business purposes
is permitted including display ads in telephone, business and city directories and in
newspapers and magazines. The telephone number and address may be listed on business
cards.
15. The term of any permit shall be for one (1) year, or for such other period as shall be
authorized by the city council.
16. It shall be a condition of any permit hereunder that the applicant shall agree that, in the
event of amendment of this section to prohibit such or any home occupation in a zone in
which the same is situated, that such home occupation shall not have the status of
nonconforming use, and may be eliminated forthwith without provision for extended
liquidation or amortization.
17. Prior to permit approval, the premises shall be inspected to determine compliance with
all limitations and requirements, particularly subsection (D)(12) of this section.
E. Garage sales, subject to Chapter 5.44.
F. Group home for six (6) or fewer persons.
G. Elementary schools, grades K through 8th, conditional use permit required.
H. Day nursery, preschool, and/or after school child care with thirteen (13) or more
children, conditional use permit required subject to Section 17.40.110.
6
I. Religious institutions, conditional use permit required subject to Chapter 17.40.
J. Residential or medical care facility for six (6) or fewer persons.
K. Accessory dwelling units and junior accessory dwelling units, in accordance with
Chapter 17.21.
L. Single-family dwelling, including mobilehomes.
M. Supportive housing for six (6) or fewer persons.
N. Transitional housing for six (6) or fewer persons.
O. Two-unit projects, in accordance with Chapter 17.08.
2. Chapter 17.08 of Title 17 of the Hermosa Beach Municipal Code is amended to read as
follows:
Section 17.08.50 Two-unit Projects
A. Purpose. The purpose of this section is to allow and appropriately regulate two-unit
projects in accordance with Government Code section 65852.21.
B. Definition. A “two-unit project” means the development of two primary dwelling units
or, if there is already a primary dwelling unit on the lot, the development of a second
primary dwelling unit on a legally subdivided lot in accordance with the requirements of
this section.
C. Application.
1. Only individual property owners may apply for a two-unit project. “Individual
property owner” means a natural person holding fee title individually or jointly in
the person’s own name or a beneficiary of a trust that holds fee title. “Individual
property owner” does not include any corporation or corporate person of any kind
(partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as
defined by Rev. & Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit
corporation (as defined by § 214.15).
2. An application for a two-unit project must be submitted on the city’s approved
form.
3. The applicant must obtain a certificate of compliance with the Subdivision Map
Act for the lot and provide the certificate with the application.
4. Only a complete application will be considered. The city will inform the applicant
in writing of any incompleteness within 30 days after the application is submitted.
7
5. The city may establish a fee to recover its costs for adopting, implementing, and
enforcing this section of the code, in accordance with applicable law. The city
council may establish and change the fee by resolution. The fee must be paid with
the application.
D. Approval.
1. An application for a two-unit project is approved or denied ministerially, by the
Community Development Director.
2. The ministerial approval of a two-unit project does not take effect until the city
has confirmed that the required documents have been recorded, such as the deed
restriction and easements.
3. The approval must require the owner and applicant to hold the city harmless from
all claims and damages related to the approval and its subject matter.
4. The approval must require the owner and applicant to reimburse the city for all
costs of enforcement, including attorneys’ fees and costs associated with
enforcing the requirements of this code.
E. Requirements. A two-unit project must satisfy each of the following requirements:
1. Map Act Compliance. The lot must have been legally subdivided.
2. Zone. The lot is in the R-1 Single-Family Residential Zone.
3. Lot Location.
a. The lot is not located on a site that is any of the following:
i. Prime farmland, farmland of statewide importance, or land that is
zoned or designated for agricultural protection or preservation by
the voters.
ii. A wetland.
iii. Within a very high fire hazard severity zone, unless the site
complies with all fire-hazard mitigation measures required by
existing building standards.
iv. A hazardous waste site that has not been cleared for residential use.
v. Within a delineated earthquake fault zone, unless all development
on the site complies with applicable seismic protection building
code standards.
vi. Within a 100-year flood hazard area, unless the site has either:
8
(I) been subject to a Letter of Map Revision prepared by the
Federal Emergency Management Agency and issued to the
local jurisdiction, or
(II) meets Federal Emergency Management Agency
requirements necessary to meet minimum flood plain
management criteria of the National Flood Insurance
Program.
vii. Land identified for conservation in an adopted natural community
conservation plan, habitat conservation plan, or other adopted
natural resource protection plan.
viii. Habitat for protected species.
ix. Land under conservation easement.
4. Not Historic. The lot must not be a historic property or within a historic district
that is included on the State Historic Resources Inventory. Nor may the lot be or
be within a site that is designated by ordinance as a city or county landmark or as
a historic property or district.
5. No Impact on Protected Housing. The two-unit project must not require or
include the demolition or alteration of any of the following types of housing:
a. Housing that is income-restricted for households of moderate, low, or very
low income.
b. Housing that is subject to any form of rent or price control through a
public entity’s valid exercise of its policy power.
c. Housing, or a lot that used to have housing, that has been withdrawn from
rental or lease under the Ellis Act (Gov. Code §§ 7060–7060.7) at any
time in the 15 years prior to submission of the urban lot split application.
d. Housing that has been occupied by a tenant in the last three years. The
applicant and the owner of a property for which a two-unit project is
sought must provide a sworn statement as to this fact with the application
for the parcel map. The city may conduct its own inquiries and
investigation to ascertain the veracity of the sworn statement, including
but not limited to, surveying owners of nearby properties; and the city may
require additional evidence of the applicant and owner as necessary to
determine compliance with this requirement.
6. Unit Standards.
a. Quantity.
9
i. No more than two dwelling units of any kind may be built on a lot
that results from an urban lot split. For purposes of this paragraph,
“unit” means any dwelling unit, including, but not limited to, a
primary dwelling unit, a unit created under this section of this
code, an ADU, or a JADU.
ii. A lot that is not created by an urban lot split may have a two-unit
project under this section, plus any ADU or JADU that must be
allowed under state law and the city’s ADU ordinance.
b. Unit Size.
i. The total floor area of each primary dwelling built that is
developed under this section must be at least 800 square feet
ii. A primary dwelling that was legally established on the lot prior to
the two-unit project and that is larger than 800 square feet is
limited to the lawful floor area at the time of the two-unit project.
The unit may not be expanded.
iii. A primary dwelling that was legally established prior to the two-
unit project and that is smaller than 800 square feet may be
expanded to 800 square feet after or as part of the two-unit project
c. Demo Cap. The two-unit project may not involve the demolition of more
than 25 percent of the existing exterior walls of an existing dwelling
unless the site has not been occupied by a tenant in the last three years.
d. Lot Coverage. The City’s existing lot coverage standards for its
R-1 Single-Family Residential Zone shall apply to projects subject to this
Chapter. This lot coverage standard shall apply to the maximum extent
feasible so that two primary dwelling units on the lot at 800 square feet are
permitted.
e. Open Space. The City’s existing open space standards for its R-1 Single-
Family Residential Zone shall apply to projects subject to this Chapter.
This open space standard shall apply to the maximum extent feasible so
that two primary dwelling units on the lot at 800 square feet are permitted.
f. Setbacks.
i. Generally. The City’s existing setback standards for its R-1
Single-Family Residential Zone shall apply to projects subject to
this Chapter. These setback standards shall apply to the maximum
extent feasible so that two primary dwelling units on the lot at 800
square feet are permitted.
ii. Exceptions. Notwithstanding subpart E.6.f above:
10
(I) Existing Structures. No setback is required for an existing
legally established structure or for a new structure that is
constructed in the same location and to the same
dimensions as an existing legally established structure.
g. Parking. Each new primary dwelling unit must have at least one off-street
parking space per unit unless one of the following applies:
i. The lot is located within one-half mile walking distance of either
(I) a corridor with fixed route bus service with service
intervals no longer than 15 minutes during peak commute
hours or
(II) a site that contains
(ia) an existing rail or bus rapid transit station,
(ib) a ferry terminal served by either a bus or rail transit
service, or
(ic) the intersection of two or more major bus routes
with a frequency of service interval of 15 minutes
or less during the morning and afternoon peak
commute periods.
ii. The site is located within one block of a car-share vehicle location.
h. Utilities.
i. Each primary dwelling unit on the lot must have its own direct
utility connection to the utility service provider.
i. Building & Safety. All structures built on the lot must comply with all
current local building standards. A project under this section is a change of
use and subjects the whole of the lot, and all structures, to the city’s
current code.
j. Other Standards. All other applicable standards of this Code shall apply
to the extent these standards do not conflict with this section of State law.
7. Separate Conveyance.
a. Primary dwelling units on the lot may not be owned or conveyed
separately from each other.
b. Condominium airspace divisions and common interest developments are
not permitted within the lot.
11
c. All fee interest in the lot and all the dwellings must be held equally and
undivided by all individual property owners.
8. Regulation of Uses.
a. Residential-only. No non-residential use is permitted on the lot.
b. No STRs. No dwelling unit on the lot may be rented for a period of less
than 30 days.
c. Owner Occupancy. Unless the lot was formed by an urban lot split, the
individual property owners of a lot with a two-unit project must occupy
one of the dwellings on the lot as the owners’ principal residence and legal
domicile.
9. Notice of Construction.
a. At least 30 business days before starting any construction of a two-unit
project, the property owner must give written notice to all the owners of
record of each of the adjacent residential parcels, which notice must
include the following information:
i. Notice that construction has been authorized,
ii. The anticipated start and end dates for construction,
iii. The hours of construction,
iv. Contact information for the project manager (for construction-
related complaints), and
v. Contact information for the Building & Safety Department.
b. This notice requirement does not confer a right on the noticed persons or
on anyone else to comment on the project before permits are issued.
Approval is ministerial. Under state law, the City has no discretion in
approving or denying a particular project under this section. This notice
requirement is purely to promote neighborhood awareness and
expectation.
10. Deed Restriction. The owner must record a deed restriction, acceptable to the
city, that does each of the following:
a. Expressly prohibits any rental of any dwelling on the property for a period
of less than 30 days.
b. Expressly prohibits any non-residential use of the lot.
12
c. Expressly prohibits any separate conveyance of a primary dwelling on the
property, any separate fee interest, and any common interest development
within the lot.
d. If the lot is not created by an urban lot split, expressly requires the
individual property owners to live in one of the dwelling units on the lot as
the owners’ primary residence and legal domicile.
e. If the lot is created by an urban lot split, then it is subject to the city’s
urban lot split regulations, including all applicable limits on dwelling size
and development and the only development permitted on the lot are two-
unit projects subject to this Chapter.
F. Specific Adverse Impacts.
1. Notwithstanding anything else in this section, the city may deny an application for
a two-unit project if the building official makes a written finding, based on a
preponderance of the evidence, that the project would have a “specific, adverse
impact” on either public health and safety or on the physical environment and for
which there is no feasible method to satisfactorily mitigate or avoid the specific
adverse impact.
2. “Specific adverse impact” has the same meaning as in Gov. Code
§ 65589.5(d)(2): “a significant, quantifiable, direct, and unavoidable impact,
based on objective, identified written public health or safety standards, policies, or
conditions as they existed on the date the application was deemed complete” and
does not include (1) inconsistency with the zoning ordinance or general plan land
use designation or (2) the eligibility to claim a welfare exemption under Revenue
and Taxation Code section 214(g).
3. The building official may consult with and be assisted by planning staff and
others as necessary in making a finding of specific, adverse impact.
G. Coastal Regulations Apply in Full. Nothing in this section alters or lessens the effect or
application of the California Coastal Act.
H. Remedies.
If a two-unit project violates any part of this code or any other legal requirement:
1. The buyer, grantee, or lessee of any part of the property has an action for damages
or to void the deed, sale, or contract.
2. The city may:
a. Bring an action to enjoin any attempt to sell, lease, or finance the property.
b. Bring an action for other legal, equitable, or summary remedy, such as
declaratory and injunctive relief.
13
c. Pursue criminal prosecution, punishable by imprisonment in county jail or
state prison for up to one year, by a fine of up to $10,000, or both; or a
misdemeanor.
d. Record a notice of violation.
e. Withhold any or all future permits and approvals.
f. Pursue all other administrative, legal, or equitable remedies that are
allowed by law or the city’s code.
Section 5. The City Council finds that the proposed amendment is consistent with the
general objectives, principles, and standards of General Plan.
PASSED, APPROVED and ADOPTED this ____ day of _____________ 2021.
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
_____________________________________________________________
MAYOR of the City of Hermosa Beach, California
ATTEST: APPROVED AS TO FORM:
__________________________
Susan Morrow, Michael Jenkins,
Interim City Clerk City Attorney
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R-1 Zoned Properties
R-1 Zoned Parcels
Under 2,400 sq ft (488 parcels)
2,400 sq ft or larger (2,121 parcels)
Source: Los Angeles County Assessor's Office. Parcel area does not have survey grade accuracy, but is a useful approximation of parcel size.
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 21-0787
Honorable Mayor and Members of the Hermosa Beach City Council
Adjourned Special Meeting of December 21, 2021
CITY COUNCIL COMMITTEE REORGANIZATION
DECEMBER 2021
(Continued from December 14, 2021)
(Interim City Clerk Susan Morrow)
Recommended Action:
Staff recommends City Council reorganize the City Council Committee assignments and take the
following actions:
1.Re-assign committee delegates/alternates or re-affirm current appointments;
2.Adopt a resolution to reflect delegate/alternate changes (if any)to the South Bay Cities
Council of Government (SBCCOG); and
3.Add and/or delete any committees or temporary subcommittees, as appropriate.
Background:
At its November 8, 2021 meeting, City Council acted to appoint the following:
§Mayor:Michael Detoy
§Mayor Pro Tempore:Ray Jackson
§L.A. County City Selection Committee Delegate:Michael Detoy
§South Bay Cities Sanitation District Delegate:Michael Detoy
Alternate:Ray Jackson
The appointment of delegates and alternates for the remaining committee assignments,consistent
with the Council’s policy to maintain permanent representatives whenever possible,was postponed
to a future meeting.The list of current committee assignments (Attachment 1)was revised to reflect
all changes made at the November 8, 2021 meeting.
A resolution is required for any delegate/alternate changes to the South Bay Cities Council of
Governments (SBCCOG).A draft resolution is attached in the event of reassignment this evening (
Attachment 2).City Council Committee Information is also attached for Council review and
modification as appropriate (Attachment 3).
The Economic Development Committee is a Brown Act Body consisting of two Planning
Commissioners and two Councilmembers.At its April 21,2020 meeting,the Planning Commission
City of Hermosa Beach Printed on 12/16/2021Page 1 of 3
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REPORT 21-0787
Commissioners and two Councilmembers.At its April 21,2020 meeting,the Planning Commission
selected Peter Hoffman and David Pedersen to serve on the committee.At its April 28,2020 meeting,
the City Council selected Mary Campbell and Mike Detoy to serve on the committee.The City
Council may consider appointing different Councilmembers to serve on the committee;redefining the
scope of the committee;defining an end date for the committee;or allowing the Economic
Development Committee (EDC) to continue with its current members, scope, and no end date.
The EDC was established to provide leadership and to advise the City Council and Planning
Commission to ensure the preservation and vitality of Hermosa Beach businesses for recovery and
resilience after COVID-19 business disruption and to develop longer term Economic Development
goals and programs (Attachment 4).
The following considerations may be made to the temporary City Council Subcommittees list:
·Public Asset Naming Subcommittee-decommission or extend the date;
·North School Reconstruction Project-decommission or extend the date; and
·Finance Subcommittee-appoint two Councilmembers to serve with a defined scope and
target decommission date (the request to form a Finance Subcommittee was supported by a
majority of Council at its meeting of June 9, 2020).
Recommended Scope-review and monitor events and issues that may affect the financial
status of the City;review financial reports,annual and midyear budget recommendations,
revenue and taxation proposals or other financial matters;and such other matters as the City
Council may request from time-to-time.
Recommended Frequency-quarterly
The City Clerk’s office will notify the boards and committees of any changes to delegate and alternate
assignments,and the City Manager’s office will forward to Councilmembers the final committee-
assignment list with any revisions.
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency with the City’s
General Plan. Relevant Policies are listed below:
Governance Element
Goal 4. A leader and partner in the region.
Policies:
·4.1 Regional governance.Play an active role in the South Bay Cities Council of
Governments,the Southern California Association of Governments and other regional
agencies to protect and promote the interests of the city.
·4.2 Leadership in sustainability.Establish the City as a regional leader in sustainable
development and encourage compact,walkable development patterns that conserve land
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REPORT 21-0787
development and encourage compact,walkable development patterns that conserve land
resources,supports active transportation,reduces vehicle trips,improves air quality,and
conserves energy and water.
·4.3 Collaboration with adjacent jurisdictions.Maintain strong collaborative relationships
with adjacent jurisdictions and work together on projects of mutual interest and concern.
·4.4 Regional transportation and infrastructure decisions.Actively support regional
transportation and infrastructure projects and investment decisions that benefit the city and the
region.
Fiscal Impact:
There is no fiscal impact associated with the recommended action.
Attachments:
1.City Council Committee List as of November 8, 2021
2.Draft Resolution
3.City Council Committee Information
4.The Role of the Economic Development Committee
Respectfully Submitted by: Susan Morrow, Interim City Clerk
Noted For Fiscal Impact: Viki Copeland, Finance Director
Approved: Suja Lowenthal, City Manager
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1 RESOLUTION NO. 21-XXX
2
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA 3 BEACH, CALIFORNIA, APPOINTING A DELEGATE AND ALTERNATE TO
4 SERVE AS THE CITY’S REPRESENTATIVE ON THE SOUTH BAY CITIES 5 COUNCIL OF GOVERNMENTS (SBCCOG)
5 WHEREAS, the City of Hermosa Beach (“City”) desires to designate its representative to
6 the South Bay Cities Council of Governments (SBCCOG).
7
8 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA
BEACH, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
9
SECTION 1. That Councilmember is hereby appointed to serve as 10 delegate and Councilmember is hereby appointed to serve as alternate on the 11 South Bay Cities Council of Governments (SBCCOG).
12 SECTION 2. That the City Manager is authorized to execute any documents which are
13 necessary to effectuate these designations and which are consistent with this Resolution.
14 SECTION 3. That a certified copy of this Resolution shall be provided to the South Bay
15 Cities Council of Governments.
16 SECTION 4. That the City Clerk shall certify to the passage and adoption of this
17 Resolution, shall enter the same in the book of original Resolutions of said city, and shall make
minutes of the passage and adoption thereof in the records of the proceedings of the City Council 18 at which the same is passed and adopted.
19
20 PASSED, APPROVED and ADOPTED this 14th day of December, 2021.
21
22
23 PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, California
24
25 ATTEST: APPROVED AS TO FORM:
26
27 Susan Morrow, Interim City Clerk Michael Jenkins, City Attorney
28
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Updated: 12‐10‐19
CITY COUNCIL COMMITTEE INFORMATION
California Contract Cities Association (CCCA)
CCCA is comprised of 75 member cities. The objective of the organization is to assist
member cities by advocating and advancing the benefits of the contracting model,
protecting local control, embracing public/private partnerships and providing educational
opportunities for members. Annual events include a Municipal Seminar in May, a Fall
Conference, and a Sacramento Legislative Tour in January. Board members meet the
second Thursday of each month.
Independent Cities Risk Management Association (ICRMA)
The ICRMA is comprised of 20 member cities located in the Los Angeles and Orange
counties of Southern California. Members pool their resources under a Joint Powers
Agreement (JPA) to support their individual self-insurance programs. The JPA allows
but does not require a Councilmember to represent the City on the ICRMA Governing
Board, and the City Council has appointed staff members to serve as delegate and
alternate (as many other member cities have done) since specific risk management
expertise is desirable and the bi-monthly meetings occur during the day.
League of California Cities – Los Angeles County Division
The League of California Cities, comprised of several geographical divisions throughout
the State, provides legislative advocacy on behalf of cities, specifically on matters of
good government and maintaining local control. The League’s annual conference in
September rotates between northern and southern California.
The Los Angeles County Division, encompassing the 86 cities of Los Angeles County,
holds meetings at 6 p.m. on the first Thursday of the month (OR during the months of
January, March and May) in the Los Angeles metropolitan area (locations vary),
providing members with the opportunity to exchange ideas/information and share the
advantages of cooperative advocacy.
Any Division member may also apply for a one-year appointment to one of eight policy
committees, meeting a maximum of four times per year, to help set League priorities
and policies.
Los Angeles County/City Selection Committee
This organization is comprised of mayors of Los Angeles County cities. Its function is to
appoint city representatives to Boards/Commission/Agencies (as required by law) such
as South Coast Air Quality Management District, LAFCO, L.A. City Hazardous Waste
Management Advisory Committee, L.A. County Metropolitan Transportation Authority,
and to nominate for appointment members to the California Coastal Commission.
Page 2 of 3
Updated: 12‐10‐19
Meetings take place as called. Unlike other committees that have both an assigned
delegate and alternate, the mayor must separately appoint an alternate to attend each
meeting that he or she is unable to attend.
Metropolitan Transportation Authority/City Selection Committee
The MTA is charged with conducting hearings and setting fares for established
operating organizational units and the approval of transportation zones, final rail corridor
selections, and approval of contracts for construction and transit equipment acquisition.
The 14-member agency (which meets at 9:30 a.m. on the 4th Thursday of the month at
the MTA, One Gateway Plaza, 3rd floor, L.A.) includes four city councilmembers.
Each city within four sectors of the County (defined by the League of California Cities,
L.A. County Division), may vote to nominate one or more candidates from that particular
sector for consideration for appointment to the MTA by the L.A. County City Selection
Committee (see above). This committee meets on an “on called” basis.
South Bay Cities Council of Governments and Steering Committee
The SBCCOG is a joint powers authority of 16 cities and L.A. County of that provides a
forum for local government efforts to work collaboratively on programs and studies
directed at improving the environment, preserving natural resources, advocating for
regional efforts to expand transportation alternatives, and increasing awareness for
effective policies for a sustainable community and economic development. Meetings
are at 6 p.m. on the 4th Thursday of each month, at 20285 Western Avenue in Torrance.
The Steering Committee serves as the executive committee of SBCCOG – its members
are the officers and committee chairs, as well as the chairs of the working groups and a
representative from the South Bay City Managers’ group. Meetings take place on the
2nd Monday of each month at 12 noon, at the South Bay Environmental Services
Center, 20285 S. Western Avenue, Suite 100, Torrance.
South Bay Cities Sanitation District (County Sanitation Districts of Los Angeles)
The Sanitation Districts of Los Angeles are a partnership of special districts formed to
protect public health and the environment through innovated cost-effective wastewater/
solid waste management and to convert waste into resources such as recycled water/
materials and energy. The South Bay Sanitation District board meetings take place at
1:30 p.m. on the 3rd Wednesday of each month at Torrance City Hall.
Southern California Associations of Government
SCAG is a joint powers authority established to provide a network for members to
identify and address common community problems – the region encompasses six
counties and 191 cities, covering more than 38,000 square miles. The agency develops
long-range regional transportation plans including sustainable community strategy and
Page 3 of 3
Updated: 12‐10‐19
growth forecast components, transportation improvement programs, regional housing
needs allocation, and a portion of the South Coast Air Quality management plans. A
general assembly is convened at least once a year (usually in April or May).
Watershed Advisory Council of Santa Monica Bay Restoration Commission
The Santa Monica Bay Restoration Commission was established by the California
Legislature in 2002 to monitor, assess, coordinate and advise the activities of state
programs, and to oversee funding that affects the beneficial uses, restoration and
enhancement of Santa Monica Bay and its watersheds.
The Watershed Advisory Council serves as an advisory body to the Governing Board of
the Santa Monica Bay Restoration Commission. Representatives serving on the
Council include local, state and federal elected officials, public agencies responsible for
protecting the resources and water quality of the Bay, the business community, along
with environmental and other community groups.
The Watershed Advisory Council meetings take place in the afternoon (usually 1-4 p.m.)
at least once per year, as called (usually February, March or April), at Dockweiler Youth
Center, 12505 Vista del Mar, Los Angeles.
West Basin Water Association
This Association is concerned the problems associated with the existing deficiency in
the supply of groundwater in the West Basin – its purpose is to investigate problems,
formulate and disseminate factual and educational data in order to provide the West
Basin inhabitants with a dependable supply of water to meet present and future needs.
Meetings take place at 11:30 a.m. on the first Tuesday of each month at the Carson
Community Center.
Sister City Association, Inc.
In 1967 the City of Hermosa Beach formed a “sister city” relationship with the City of
Loreto, Baja California, Mexico – Council action on 3/21/67 initiated contact with Loreto
government officials to establish a Sister City Program. The City Council adopted
Resolution N.S. 2744 on 11/7/67, which welcomed Loreto, noted the official visit to
Loreto by the Hermosa Beach City Council and Sister City Committee, and stipulated
that an elected City official be appointed as a representative to help carry out the
Program, which now includes a student exchange and paramedic training.
Meetings take place at 7 p.m. on the first Monday of the month in Room 9 of the
Community Center.
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Honorable Chair and Members of the Hermosa Beach Economic Development Committee
Regular Meeting of June 1, 2020
Role of Economic Development Committee
Role of Economic Development Committee
The Economic Development Committee is comprised of two Councilmembers and two Planning
Commissioners. It has been established to provide leadership and to advise the City Council and
Planning Commission to ensure the preservation and vitality of Hermosa Beach businesses for
recovery and resilience after COVID-19 business disruption and to develop longer term Economic
Development goals and programs.
Potential tasks and oversight of the Economic Development Committee could include:
·Immediate responses to pandemic closures to facilitate successful and sustainable
businesses reopening citywide
·Receive feedback from Stakeholder Advisory Group and greater business community, such as
surveys and interviews
·Identify and implement Economic Development goals of PLAN Hermosa
·Longer term Economic Development Strategies, such as updating the Downtown Core
Revitalization Strategy, regulatory approaches, and business recruitment and retention.
Economic Development Committee discussion focuses on all business sectors and commercial
areas of Hermosa Beach:
·Public Parking
·Sidewalk Dining
·Parking in Front of Restaurants
·Communal Spaces
·Parklets
·Lighting
·Slower Traffic/Speed Limit on Pier and Hermosa Ave
·Wayfinding Signage
·Safer in Hermosa Campaign
File #:REPORT 20-0308,Version:1
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File #:REPORT 20-0308,Version:1
Timeline
The Economic Development Committee is intended to continue for 2 years, or as determined by the
City Council.
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City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 21-0788
Honorable Mayor and Members of the Hermosa Beach City Council
Adjourned Special Meeting of December 21, 2021
CITY COUNCIL MEETING SCHEDULE FOR 2022
(Continued from December 14, 2021)
(City Manager Suja Lowenthal)
Recommended Action:
Staff recommends City Council:
1.Review and provide direction on the proposed dates for Study Sessions and Special Meetings;
and
2.Approve the City Council meeting schedule for 2022 (Attachment 1).
Executive Summary:
Annually,the City Council reviews and approves its meeting schedule for the upcoming year.City
Council meets regularly on the 2nd and 4th Tuesday of each month,with the exception of the months
of August and December when Council meets only once.In addition to the Regular Meetings,Study
Sessions, and Special Meetings are listed for Council consideration.
Background:
At its meeting of June 23,2020,City Council adopted Resolution 20-7245 (Attachment 2)
temporarily establishing earlier meeting times of 5:00 p.m.for Closed Sessions and 6:00 p.m.for
Regular City Council Meetings during the pendency of the COVID-19 emergency.
Regular Tuesday Meetings:
City Council meets on the 2nd and 4th Tuesday of each month,with the exception of the months of
August and December when Council meets only once to accommodate the summer vacation and
winter holiday seasons.This break in the Council meeting/staff report cycle permits staff to
concentrate on “work in progress” and is a very productive time.
Study Session Meetings:
Study Session place holders are added,separate from Regular Council meeting dates,to allow
sufficient time for discussion of Study Session items.The proposed dates and topics are tentative
and can be cancelled if not needed.
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Staff Report
REPORT 21-0788
Analysis:
The Study Session and Special Meeting dates listed below are on the 2022 Schedule for
consideration and approval.The regular and proposed meeting dates do not conflict with any major
Holidays (including Jewish Holidays)in 2022 or Councilmember Committee meetings.The regular
meeting of Tuesday,November 8,2022 is Election Day.Council may keep the regular meeting date,
cancel the meeting or hold an Adjourned Regular Meeting on Thursday,November 3,2022 in place
of the November 8 date.
PROPOSED MEETING DATE
STUDY SESSION/SPECIAL MEETING
Thursday, January 20, 2022
Tri-Agency Meeting with School Board and
Beach Cities Health District Board
Wednesday, January 26, 2022
Parking Study Session
Thursday, March 3, 2022
Revenue Study Session
Thursday, March 31, 2022
ADA Study Session
Thursday, April 21, 2022
Fiscal Year 2022-2023 Capital Improvement
Program Study Session
Thursday, June 2, 2022
Budget Study Session
Thursday, July 21, 2022
Joint Meeting with all Boards/Commissions
Thursday, August 4, 2022
Study Session Place Holder
Thursday, September 1, 20221
Study Session Place Holder
Saturday, October 22, 2022
City Council Retreat
Thursday, November 3, 2022
Adjourned Regular Meeting (in place of
November 8, 2022 Regular Meeting which is
on Election Day)
Thursday, December 1, 2022
Mayor Transition Ceremony & Reception
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REPORT 21-0788
PROPOSED MEETING DATE
STUDY SESSION/SPECIAL MEETING
Thursday, January 20, 2022
Tri-Agency Meeting with School Board and
Beach Cities Health District Board
Wednesday, January 26, 2022
Parking Study Session
Thursday, March 3, 2022
Revenue Study Session
Thursday, March 31, 2022
ADA Study Session
Thursday, April 21, 2022
Fiscal Year 2022-2023 Capital Improvement
Program Study Session
Thursday, June 2, 2022
Budget Study Session
Thursday, July 21, 2022
Joint Meeting with all Boards/Commissions
Thursday, August 4, 2022
Study Session Place Holder
Thursday, September 1, 20221
Study Session Place Holder
Saturday, October 22, 2022
City Council Retreat
Thursday, November 3, 2022
Adjourned Regular Meeting (in place of
November 8, 2022 Regular Meeting which is
on Election Day)
Thursday, December 1, 2022
Mayor Transition Ceremony & Reception
General Plan Consistency:
This report and associated recommendation have been evaluated for their consistency with the City’s
General Plan. Relevant Policies are listed below:
Governance Element
Goal 1. A high degree of transparency and integrity in the decision-making process.
Policies:
·1.1 Open meetings.Maintain the community’s trust by holding meetings in which decisions
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REPORT 21-0788
·1.1 Open meetings.Maintain the community’s trust by holding meetings in which decisions
are being made,that are open and available for all community members to attend,participate,
or view remotely.
·1.2 Strategic planning.Regularly discuss and set priorities at the City Council and
management level to prioritize work programs and staffing needs.
·1.4 Consensus oriented. Strive to utilize a consensus-oriented decision-making process.
Goal 2. The community is active and engaged in decision-making processes.
Policies:
·2.3 Public participation guidelines.Establish parameters and guidelines to ensure public
participation is promoted through diverse methods.
·2.4 Public forums.Host periodic public forums on issues important to the community,
facilitating these forums with the purpose of guiding City policy.
·2.7 Major planning efforts.Require major planning efforts,policies,or projects to include a
public engagement effort.
Fiscal Impact:
There is no fiscal impact associated with this recommendation.
Attachments:
1.Draft City Council Meeting Schedule for 2022
2.Resolution 20-7245 Temporary change to City Council meeting start time
Respectfully Submitted by: Ann Yang, Executive Assistant
Noted for Fiscal Schedule: Viki Copeland, Finance Director
Approved: Suja Lowenthal, City Manager
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CITY COUNCIL MEETING SCHEDULE FOR 2022
REGULAR MEETINGS BEGIN AT 7:00 P.M. ON THE SECOND AND FOURTH TUESDAYS OF EACH MONTH. CLOSED
SESSION MAY BE HELD AT 6:00 P.M. PRIOR TO THE REGULAR MEETING.
STUDY SESSIONS BEGIN AT 7:00 P.M. ON THE FIRST WEDNESDAY OF EACH MONTH (SHOWN BELOW IN BLUE).
CLOSED SESSION MAY BE HELD AT 6:00 P.M. PRIOR TO THE STUDY SESSION. STUDY SESSION DATES AND TOPICS ARE
TENTATIVE, AND MAY BE CHANGED OR CANCELLED.
PLEASE NOTE: ON JUNE 23, 2020, CITY COUNCIL ADOPTED RESOLUTION 20-7245 TEMPORARILY ESTABLISHING
EARLIER MEETING TIMES OF 5:00 P.M. FOR CLOSED SESSIONS AND 6:00 P.M. FOR REGULAR CITY COUNCIL MEETINGS
DURING THE PENDENCY OF THE COVID-19 EMERGENCY.
Page 1 of 3
JANUARY 11, 2022
THURSDAY, JANUARY 20, 2022
TRI-AGENCY MEETING WITH SCHOOL BOARD
AND BEACH CITIES HEALTH DISTRICT BOARD
JANUARY 25, 2022
WEDNESDAY, JANUARY 26, 2022
PARKING STUDY SESSION
FEBRUARY 8, 2022
FEBRUARY 22, 2022
THURSDAY, MARCH 3, 2022
REVENUE STUDY SESSION
MARCH 8, 2022
MARCH 22, 2022
THURSDAY, MARCH 31, 2022
ADA STUDY SESSION
APRIL 12, 2022
THURSDAY, APRIL 21, 2022
FY 2022-2023 CAPITAL IMPROVEMENT PROGRAM
STUDY SESSION
January 19–21, 2022:
U.S. Conference of Mayors Winter Meeting in
Washington D.C.
April 4–8, 2022: HBCSD Spring Break
Jan. 10-12, 2022:
CCCA Sacramento Legislative Tour
February 21–25, 2022:
HBCSD Closed for Presidents’ Week
January 20, 21, 27 & 28, 2022:
League of California Cities New Mayors & Council
Members Academy (Virtual)
January 20–23, 2022:
ICA Winter Seminar in Indian Wells, CA
CITY COUNCIL MEETING SCHEDULE FOR 2022
REGULAR MEETINGS BEGIN AT 7:00 P.M. ON THE SECOND AND FOURTH TUESDAYS OF EACH MONTH. CLOSED
SESSION MAY BE HELD AT 6:00 P.M. PRIOR TO THE REGULAR MEETING.
STUDY SESSIONS BEGIN AT 7:00 P.M. ON THE FIRST WEDNESDAY OF EACH MONTH (SHOWN BELOW IN BLUE).
CLOSED SESSION MAY BE HELD AT 6:00 P.M. PRIOR TO THE STUDY SESSION. STUDY SESSION DATES AND TOPICS ARE
TENTATIVE, AND MAY BE CHANGED OR CANCELLED.
PLEASE NOTE: ON JUNE 23, 2020, CITY COUNCIL ADOPTED RESOLUTION 20-7245 TEMPORARILY ESTABLISHING
EARLIER MEETING TIMES OF 5:00 P.M. FOR CLOSED SESSIONS AND 6:00 P.M. FOR REGULAR CITY COUNCIL MEETINGS
DURING THE PENDENCY OF THE COVID-19 EMERGENCY.
Page 2 of 3
APRIL 26, 2022
MAY 10, 2022
MAY 24, 2022
THURSDAY, JUNE 2, 2022
BUDGET STUDY SESSION
JUNE 14, 2022
(ADOPTION OF FISCAL YEAR 2021-2022 BUDGET)
JUNE 28, 2022
JULY 12, 2022
THURSDAY, JULY 21, 2022
JOINT MEETING WITH ALL BOARDS/COMMISSIONS
JULY 26, 2022
THURSDAY, AUGUST 4, 2022
STUDY SESSION
AUGUST 9, 2022
NO MEETING AUGUST 23, 2022
(DARK)
THURSDAY, SEPTEMBER 1, 2022
STUDY SESSION
September 7–9, 2022:
League of California Cities Annual Conference
June 15–16, 2022 (Dates Tentative):
League of California Cities Mayors & Council
Members Executive Forum
May 12–15, 2022:
CCCA Annual Municipal Seminar
Summer Vacation Season
August 25–29, 2022 (Dates Tentative):
ICA Summer Seminar
June 3–6, 2022:
U.S. Conference of Mayors Annual Meeting in Reno,
NV
May 4–6, 2022:
SCAG Regional Conference and General Assembly
in Palm Desert, CA
CITY COUNCIL MEETING SCHEDULE FOR 2022
REGULAR MEETINGS BEGIN AT 7:00 P.M. ON THE SECOND AND FOURTH TUESDAYS OF EACH MONTH. CLOSED
SESSION MAY BE HELD AT 6:00 P.M. PRIOR TO THE REGULAR MEETING.
STUDY SESSIONS BEGIN AT 7:00 P.M. ON THE FIRST WEDNESDAY OF EACH MONTH (SHOWN BELOW IN BLUE).
CLOSED SESSION MAY BE HELD AT 6:00 P.M. PRIOR TO THE STUDY SESSION. STUDY SESSION DATES AND TOPICS ARE
TENTATIVE, AND MAY BE CHANGED OR CANCELLED.
PLEASE NOTE: ON JUNE 23, 2020, CITY COUNCIL ADOPTED RESOLUTION 20-7245 TEMPORARILY ESTABLISHING
EARLIER MEETING TIMES OF 5:00 P.M. FOR CLOSED SESSIONS AND 6:00 P.M. FOR REGULAR CITY COUNCIL MEETINGS
DURING THE PENDENCY OF THE COVID-19 EMERGENCY.
Page 3 of 3
SEPTEMBER 13, 2022
SEPTEMBER 27, 2022
OCTOBER 11, 2022
SATURDAY, OCTOBER 22, 2022
CITY COUNCIL RETREAT
OCTOBER 25, 2022
THURSDAY, NOVEMBER 3, 2022
OR
TUESDAY, NOVEMBER 8, 2022
NOVEMBER 22, 2022
INSTALLATION OF NEW COUNCILMEMBERS
THURSDAY, DECEMBER 1, 2022
MAYOR TRANSITION CEREMONY
DECEMBER 13, 2022
NO MEETING DECEMBER 27, 2022
(DARK)
September 15-18, 2022 (Dates Tentative):
CCCA Annual Fall Educational Summit
Winter Holiday Season
Chanukah begins sunset of December 18, 2022 and
ends nightfall of December 26, 2022
November 8, 2022 is the General Election
(Three City Council Seats)
City of Hermosa Beach
Staff Report
City Hall
1315 Valley Drive
Hermosa Beach, CA 90254
Staff Report
REPORT 21-0789
Honorable Mayor and Members of the Hermosa Beach City Council
Adjourned Special Meeting of December 21, 2021
TENTATIVE FUTURE AGENDA ITEMS
Attached is the current list of tentative future agenda items for Council’s information.
Attachments:
Tentative Future Agenda Items
City of Hermosa Beach Printed on 12/16/2021Page 1 of 1
powered by Legistar™
December 16, 2021
Honorable Mayor and Members Adjourned Special Meeting of
of the Hermosa Beach City Council December 21, 2022
TENTATIVE FUTURE AGENDA ITEMS
JANUARY 11, 2022 @ 5:00 PM
INITIAL
DATE CLOSED SESSION:
1. Webster v. City of Hermosa Beach
2. Workers Comp claims by former HB firefighters
JANUARY 11, 2022 @ 6:00 PM
PRESENTATIONS
COVID-19 HEALTH UPDATE FROM BEACH CITIES HEALTH DISTRICT
ANNOUNCEMENT OF THE WINNER OF THE 12TH ANNUAL PARKING PERMIT ART CONTEST
HERMOSA BEACH CHAMBER OF COMMERCE PRESENTS
REVIEW OF 2021 PROGRAMS AND VISION FOR 2022
CITY MANAGER REPORTS
Police Chief Update
WRITTEN COMMUNICATIONS
CITY COUNCILMEMBER COMMENTS
Updates from City Council Ad Hoc Subcommittees and Standing Committee Delegates/Alternates
CONSENT CALENDAR
City Council Minutes City Clerk Ongoing
Check Registers Finance Director Ongoing
Revenue Report, Expenditure Report and CIP Report by Project for
November 2021
Finance Director Ongoing
Acceptance of Donation Finance Director Staff Request
Dec. 14, 2021
City Treasurer’s Report and Cash Balance Report for November 2021 City Treasurer Ongoing
Recommendation to receive and file the action minutes of the Parks,
Recreation and Community Resources Advisory Commission meeting of
December 7, 2021
Community Resources Manager Ongoing
Los Angeles Fire Services and McCormick Ambulance Monthly Report for
November 2021
Emergency Management
Coordinator
Ongoing
Recommendation to receive and file the action minutes of the Planning
Commission meeting of December 13, 2021
Community Development Director Ongoing
Recommendation to receive and file the action minutes of the Economic
Development Committee meeting of January 3, 2021
Community Development Director Ongoing
Contract approval for Pier Assessment and Repair Public Works Director Staff Request
Dec. 14, 2021
Assembly Bill 361 Compliance City Clerk Ongoing
Approve a MOU with SBCOG and the Beach Cities regarding use of
SBCOG’s allocated County of LA innovation Grant Funds to Implement the
Cities’ Case Management Project
Deputy City Manager Staff Request
Dec. 15, 2021
PUBLIC HEARINGS – 6:30 PM
Approval of additional 2022 Impact Level III Special Events Community Resources Manager Staff Request
Oct. 18, 2021
Adoption of Resolution approving the allocation of approximately $62,938 of
federal Community Development Block Grant (CDBG) funds for sidewalk
curb ramps along Longfellow Avenue and Monterey Boulevard, authorizing
use of CDBG funds for contractors, and granting the public works director
authority to submit a notice of completion
Public Works Director Staff Request
Nov. 24, 2021
MUNICIPAL MATTERS
Approve Professional Services Agreement for Public Information Officer City Manager Staff Request
Sept. 2, 2021
Designation of a maximum amount of fee waivers to be granted for special
events held in 2022
Community Resources Manager Staff Request
Nov. 15, 2021
FUTURE AGENDA ITEMS – CITY COUNCIL
Future Agenda Items City Manager Ongoing
2
THURSDAY, JANUARY 20, 2022 @ 6:00 PM
TRI-AGENCY MEETING WITH SCHOOL BOARD AND BCHD BOARD
JANUARY 25, 2022 @ 5:00 PM INITIAL
DATE CLOSED SESSION
JANUARY 25, 2022 @ 6:00 PM
PRESENTATIONS
COVID-19 HEALTH UPDATE FROM BEACH CITIES HEALTH DISTRICT
TENTATIVE – LOS ANGELES COUNTY ECONOMIC DEVELOPMENT CORPORATION
PRESENTS AWARD TO CITY OF HERMOSA BEACH
CITY MANAGER REPORTS
Police Chief Update
WRITTEN COMMUNICATIONS
CITY COUNCILMEMBER COMMENTS
Updates from City Council Ad Hoc Subcommittees and Standing Committee Delegates/Alternates
CONSENT CALENDAR
City Council Minutes City Clerk Ongoing
Check Registers Finance Director Ongoing
Revenue Report, Expenditure Report and CIP Report by Project for
December 2021
Finance Director Ongoing
City Treasurer’s Report and Cash Balance Report for December 2021 City Treasurer Ongoing
Cancellation of Certain Checks City Treasurer Ongoing
Capital Improvement Program Status Report Public Works Director Ongoing
Recommendation to receive and file the action minutes of the Public Works
Commission meeting of November 17, 2021
Public Works Director Ongoing
Recommendation to receive and file the action minutes of the Planning
Commission meeting of January 18, 2022
Community Development Director Ongoing
Planning Commission Tentative Future Agenda Items Community Development Director Ongoing
Assembly Bill 361 Compliance City Clerk Ongoing
PUBLIC HEARINGS – 6:30 PM
MUNICIPAL MATTERS
CIP 689 - Clark Building Renovations Final Plans Public Works Director Staff Request
Oct. 28, 2021
FUTURE AGENDA ITEMS
Tentative Future Agenda Items City Manager Ongoing
WEDNESDAY, JANUARY 26, 2021 @ 6:00 PM
PARKING STUDY SESSION:
1) Review Residential and Employee Parking Permit Program
2) Review Street Metered and Parking Garage Program
3
FEBRUARY 8, 2022 @ 5:00 PM INITIAL
DATE CLOSED SESSION
FEBRUARY 8, 2022 @ 6:00 PM
PRESENTATIONS
COVID-19 HEALTH UPDATE FROM BEACH CITIES HEALTH DISTRICT
CITY MANAGER REPORTS
Police Chief Update
WRITTEN COMMUNICATIONS
CITY COUNCILMEMBER COMMENTS
Updates from City Council Ad Hoc Subcommittees and Standing Committee Delegates/Alternates
CONSENT CALENDAR
City Council Minutes City Clerk Ongoing
Check Registers Finance Director Ongoing
Recommendation to receive and file the action minutes of the Parks,
Recreation and Community Resources Advisory Commission meeting of
January 4, 2022
Community Resources Manager Ongoing
Los Angeles Fire Services and McCormick Ambulance Monthly Report for
December 2021
Emergency Management
Coordinator
Ongoing
Assembly Bill 361 Compliance City Clerk Ongoing
PUBLIC HEARINGS – 6:30 PM
MUNICIPAL MATTERS
FUTURE AGENDA ITEMS – CITY COUNCIL
Future Agenda Items City Manager Ongoing
4
FEBRUARY 22, 2022 @ 5:00 PM INITIAL
DATE CLOSED SESSION
FEBRUARY 22, 2022 @ 6:00 PM
PRESENTATIONS
COVID-19 HEALTH UPDATE FROM BEACH CITIES HEALTH DISTRICT
PRESENTATION FROM WEST BASIN WATER DISTRICT AND
CALIFORNIA WATER SERVICE ON WATER CONSERVATION
CITY MANAGER REPORTS
Police Chief Update
WRITTEN COMMUNICATIONS
CITY COUNCILMEMBER COMMENTS
Updates from City Council Ad Hoc Subcommittees and Standing Committee Delegates/Alternates
CONSENT CALENDAR
City Council Minutes City Clerk Ongoing
Check Registers Finance Director Ongoing
Revenue Report, Expenditure Report and CIP Report by Project for January
2022
Finance Director Ongoing
2020-21 Comprehensive Annual Financial Report (Including Report from
Independent Auditor)
Finance Director Annual
City Treasurer’s Report and Cash Balance Report for January 2022 City Treasurer Ongoing
Cancellation of Certain Checks City Treasurer Ongoing
Capital Improvement Program Status Report Public Works Director Ongoing
Recommendation to receive and file the action minutes of the Planning
Commission meeting of February 15, 2022
Community Development Director Ongoing
Planning Commission Tentative Future Agenda Items Community Development Director Ongoing
Recommendation to receive and file the action minutes of the Economic
Development Committee meeting of February 7, 2022
Community Development Director Ongoing
Assembly Bill 361 Compliance City Clerk Ongoing
South Bay Workforce Investment Board Quarterly Summary City Manager Quarterly
PUBLIC HEARINGS – 6:30 PM
MUNICIPAL MATTERS
Midyear Budget Review 2021-22 Finance Director Annual
Leadership Hermosa Beach Class of 2022 Class Project ?? Annual
FUTURE AGENDA ITEMS
Tentative Future Agenda Items City Manager Ongoing
5
THURSDAY, MARCH 3, 2022 @ 6:00 PM
REVENUE STUDY SESSION
MARCH 8, 2022 @ 5:00 PM INITIAL
DATE CLOSED SESSION
MARCH 8, 2022 @ 6:00 PM
PRESENTATIONS
COVID-19 HEALTH UPDATE FROM BEACH CITIES HEALTH DISTRICT
CITY MANAGER REPORTS
Police Chief Update
WRITTEN COMMUNICATIONS
CITY COUNCILMEMBER COMMENTS
Updates from City Council Ad Hoc Subcommittees and Standing Committee Delegates/Alternates
CONSENT CALENDAR
City Council Minutes City Clerk Ongoing
Check Registers Finance Director Ongoing
Recommendation to receive and file the action minutes of the Parks,
Recreation and Community Resources Advisory Commission meeting of
February 1, 2022
Community Resources Manager Ongoing
Los Angeles Fire Services and McCormick Ambulance Monthly Report for
January 2022
Emergency Management
Coordinator
Ongoing
Assembly Bill 361 Compliance City Clerk Ongoing
PUBLIC HEARINGS – 6:30 PM
MUNICIPAL MATTERS
FUTURE AGENDA ITEMS – CITY COUNCIL
Future Agenda Items City Manager Ongoing
6
MARCH 22, 2022 @ 5:00 PM INITIAL
DATE CLOSED SESSION
MARCH 22, 2022 @ 6:00 PM
PRESENTATIONS
COVID-19 HEALTH UPDATE FROM BEACH CITIES HEALTH DISTRICT
CITY MANAGER REPORTS
Police Chief Update
WRITTEN COMMUNICATIONS
CITY COUNCILMEMBER COMMENTS
Updates from City Council Ad Hoc Subcommittees and Standing Committee Delegates/Alternates
CONSENT CALENDAR
City Council Minutes City Clerk Ongoing
Check Registers Finance Director Ongoing
Revenue Report, Expenditure Report and CIP Report by Project for February
2022
Finance Director Ongoing
City Treasurer’s Report and Cash Balance Report for February 2022 City Treasurer Ongoing
Cancellation of Certain Checks City Treasurer Ongoing
Capital Improvement Program Status Report Public Works Director Ongoing
Recommendation to receive and file the action minutes of the Planning
Commission meeting of March 15, 2022
Community Development Director Ongoing
Planning Commission Tentative Future Agenda Items Community Development Director Ongoing
Recommendation to receive and file the action minutes of the Economic
Development Committee meeting of March 7, 2022
Community Development Director Ongoing
Assembly Bill 361 Compliance City Clerk Ongoing
PUBLIC HEARINGS – 6:30 PM
Approval of Amendments to HBMC Chapter 12.20 Beach and Strand
Regulations to Require a 50-foot Distance from the Strand Wall for
Recreational Activities Including Temporary Volleyball Courts; Prohibition
of Recreational Activities from Blocking Beach Access Points or Emergency
Lanes; and Additional Language Updates to Reflect Modern Uses of the
Beach
Community Resources Manager Staff Request
July 7, 2021
MUNICIPAL MATTERS
Economic Development Committee Six Month Progress Report Community Development Director Six Months
FUTURE AGENDA ITEMS
Tentative Future Agenda Items City Manager Ongoing
THURSDAY, MARCH 31, 2022 @ 6:00 PM
ADA STUDY SESSION
7
PENDING STRATEGIC PLAN ITEMS STATUS /
TENTATIVE MEETING DATE
Update Personnel Policies Human Resources
Manager
Pending Labor
Negotiations/Meet & Confer
Process
Beach Policy/Regulations (Continued from meeting of October 27, 2016) Community Resources
Manager On hold by Council
Alternative Fuel Transportation Report, Nov. 2016 Environmental Analyst
Community Choice Aggregation Direction, Dec. 2016 Environmental
Programs Manager
PENDING NEW ITEMS STATUS /
TENTATIVE MEETING DATE
Approval of the Municipal Lease Policy
Initiated by: Staff Request Jun. 12, 2018
Community Resources
Manager
Document Retention Policy
Initiated by: Staff Request Nov. 28, 2018
City Clerk Pending Deputy City Clerk
Appointment
Landscape and Street Lighting District Assessment Adjustment (mail-in
election authorization)
Initiated by: Council Direction Jul. 9, 2019
Public Works Director To be included in Revenue
Strategy Study Session (March
3, 2022). PW staff has funding
to prepare an assessment
adjustment study and will
advance that effort – it is
anticipated that the study will
take approximately 2 to 3
months to complete. If council
agrees to advance the
adjustment, it will need to go to
a city-wide ballot.
The annual assessment is
required to go to council each
year for approval and may need
to go to council separately
before the ballot vote. It was
last approved at the 7/13/2021
council meeting.
Pavement Condition Index Update
Initiated by: Staff Request Sept. 23, 2019
Public Works Director The new pavement
management plan report is
being prepared and is
anticipated to be completed in
approximately 2 to 3
months. PW staff will prepare
a staff report with the updated
document and have our
consultant available to present
the item to council.
Public Records Request Guidelines
Initiated by: Staff Request Oct. 14, 2019
City Clerk/Assistant to
the City Manager
Pending Deputy City Clerk
Appointment
Emergency Services Municipal Code Chapter 2.56 Update
Emergency
Management
Coordinator
Waiting for State to review
proposed language changes
Return to Council to discuss a full ban on tobacco sales and to include all
available data related to other communities who have adopted complete bans
Initiated by: Council Direction Jan. 28, 2020
Community
Development Director
Staff to work with BCHD to
consider appropriate timing to
return to consider a full ban
Consideration of licensing agreement/fees for use of City logo
Initiated by: Council Direction Jun. 9, 2020
City Attorney The City will develop a
licensing agreement for
commercial uses of the City
logo as part of a comprehensive
8
Administrative Memorandum
(AM) on City Branding and
Logo Use by City Staff. City
staff will begin drafting the
AM after finalizing the City’s
style guide and filing its “Intent
to Use” trademark application
for the City logo with the
USPTO. As part of developing
a Licensing Agreement for the
Commercial Use of the City
Logo, staff will establish a
process for reviewing and
handling these requests. This
process will likely include the
negotiation of royalties and as
well as the preparation of a
staff report to obtain Council
approval to enter into the
agreement. Only once after the
City receives the issuance of a
Notice of Allowance from the
USPTO can it begin approving
applications for commercial
uses of the logo.
Follow-up on Mayor’s Pledge
Initiated by: Council Direction August 25, 2020
City Manager’s
Office/Police Chief
Pending proposal from Sunny
Lee
Ordinance to regulate nuisance Outdoor Lighting
Initiated by: Staff Request June 3, 2021
Community
Development Director
Council referred to Planning
Commission at June 2021
meeting, tentatively scheduled
for Planning Commission,
February 2022
An Ordinance of the City of Hermosa Beach, California, adding Chapter
12.42 to the Hermosa Beach Municipal Code to require property owners to
repair the sidewalk area abutting their real property
Initiated by: Staff Request June 12, 2021
City Attorney
Update on single use plastics ordinance and resources needed to meet
compliance (Supported by Massey, Campbell, Armato)
Initiated by: Council Direction October 26, 2021
Environmental Program
Manager
PLAN Hermosa 5-year check-in on milestones
(Supported by Massey, Campbell, Armato, Jackson)
Initiated by: Council Direction October 26, 2021
Community
Development
Director/Environmental
Program Manager