HomeMy WebLinkAboutRES 23-7396 (HOUSING ELEMENT)Page 1 of 4 RESO # 23-7396
CITY OF HERMOSA BEACH
RESOLUTION NO. 23-7396
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH
APPROVING GENERAL PLAN AMENDMENT (GPA) 23-01, CONSISTING OF
REVISIONS TO THE ADOPTED 2021-2029 CITY OF HERMOSA BEACH
HOUSING ELEMENT, AND MAKING A DETERMINATION THAT THE REVISED
HOUSING ELEMENT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA)
WHEREAS, the Housing Element is a required part of the City’s General Plan,
known as PLAN Hermosa; and
WHEREAS, the State of California requires that jurisdictions update the
Housing Element at specified internals, with all jurisdictions in the Southern
California Association of Governments (SCAG) region having a statutory
deadline of October 15, 2021, with a 120-day grace period ending February 15,
2022; and
WHEREAS, the City of Hermosa Beach received a Regional Housing Needs
Assessment (RHNA) allocation of 558 units (232 very-low income; 127 low income;
106 moderate income; 93 above-moderate income); and
WHEREAS, the City’s Housing Element must comply with State Housing
Element Law (California Government Code Sections 65580 through 65589.11),
including the Sites Inventory which demonstrates development capacity for the
RHNA; and
WHEREAS, the City prepared a draft 2021-2029 Housing Element and
submitted the document to California Housing and Community Development
(HCD) for review on August 5, 2021; and
WHEREAS, the City received a comment letter from HCD on October 4,
2021 indicating revisions needed to the Housing Element to comply with required
State Housing Element law; and
WHEREAS, the City Council conducted a duly-noticed public hearing,
received public testimony, and adopted the 2021-2029 Housing Element on
December 21, 2021; and
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WHEREAS, the City submitted the adopted 2021-2029 Housing Element to
HCD for review; and
WHEREAS, the City received a comment letter from HCD on March 22, 2022
indicating revisions needed to the 2021-2029 Housing Element to comply with
required State Housing Element Law; and
WHEREAS, after a detailed analysis of vacant land and potential
redevelopment opportunities was prepared as required by State law, it was
determined the City’s land inventory based on current zoning is insufficient to
accommodate the Regional Housing Needs Assessment (RHNA) allocation for
the 2021-2029 planning period; and
WHEREAS, during the initial adoption of the 2021-2029 Housing Element on
December 21, 2021, the City found that the proposed Housing Element would not
approve any development or change any land use designations; therefore, the
City determined that it was exempt from California Environmental Quality Act
(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.”; and
WHEREAS, the Planning Commission held a duly noticed public hearing on
June 20, 2023, to consider revisions to the City’s revised adopted 2021-2029
Housing Element, in compliance with the State Housing Element law; and
WHEREAS, after considering public input, reviewing the agenda materials,
and conducting discussion, the Planning Commission adopted a resolution
recommending that the City Council adopt revisions to the City’s adopted
Housing Element for the 2021-2029 planning period; and
WHEREAS, the City Council held a duly noticed public hearing on August 8,
2023, to consider revisions to the City’s adopted Housing Element for the 2021-
2029 planning period, in compliance with the State Housing Element law, during
which the City Council considered public input, reviewed agenda materials, and
conducted discussions on the Housing Element.
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH,
CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council of the City of Hermosa Beach hereby
approves the revised General Plan 2021-2029 Housing Element, as included in
Exhibits A and B.
SECTION 2. The Housing Element includes programs to ensure that the
Land Use Element of the General Plan and the Zoning Map and Ordinance
will be amended in order to accommodate programs in the Housing Element
and to ensure internal consistency amongst the different elements in PLAN
Hermosa; and
SECTION 3. Based on the analysis in Appendix B, Sites Inventory, detailing
substantial evidence of the likelihood of redevelopment on non-vacant sites with
lower-income housing units in the RHNA allocation, with the substantial evidence
consisting of physical site criteria, recent development trends, and property
owner intent/interest, the City Council finds that there is substantial evidence and
information provided in the record that the existing uses on the Sites Inventory
sites to accommodate the RHNA low-income allocation are likely to be
discontinued during the 2021-2029 planning period, and therefore do not
constitute an impediment to additional residential development; and
SECTION 4. The City has reviewed the revisions to the 2021-2029 Housing
Element for compliance with the California Environmental Quality Act. Pursuant
to the provisions of the California Environmental Quality Act, the City finds that
the revised 2021-2029 Housing Element continues to be consistent with the initial
finding that the Housing Element is exempt under CEQA per Section 15061. the
revised Housing Element is exempt from California Environmental Quality Act
(CEQA) requirements per Section 15061, Review for Exemption of the CEQA
Guidelines. The Housing Element would not approve any development project
or change any zoning regulations which control development, and therefore
would not cause a significant effect on the environment; and
SECTION 5. The City Council of the City of Hermosa Beach hereby adopts
the revised 2021-2029 Housing Element, as included in Exhibits A and B. The City
Council authorizes staff to incorporate non-substantial revisions to the Housing
Element, including the Sites Inventory, as necessary for internal consistency,
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compliance with any HCD comments or requirements, and in conformity with
the City Council action. Should HCD comments consist of substantial changes to
the revised 2021-2029 Housing Element, staff will present the requested changes
to City Council for review and adoption.
PASSED, APPROVED and ADOPTED on this 8th day, August 2023.
Mayor Raymond A. Jackson
PRESIDENT of the City Council and MAYOR of the City of Hermosa Beach, CA
ATTEST: APPROVED AS TO FORM:
Myra Maravilla, MPA, CMC Patrick Donegan,
City Clerk City Attorney
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CITY OF
HERMOSA BEACH
HOUSING ELEMENT
POLICY PLAN
2021-2029
Adopted December 21, 2021 Re-adopted (with revisions) August 8, 2023
EXHIBIT A
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Hermosa Beach 2021-2029 Housing Element
Housing Policy Plan i Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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-16
D. Summary of AFFH Actions ............................................................................... II-16
List of Tables
Table II-1 Quantified Objectives 2021-2029 ...................................................................... II-16
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Hermosa Beach 2021-2029 Housing Element
Housing Policy Plan ii Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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Hermosa Beach 2021-2029 Housing Element I Introduction
Housing Policy Plan I-1 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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).
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Hermosa Beach 2021-2029 Housing Element I Introduction
Housing Policy Plan I-2 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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.
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Housing Policy Plan II-1 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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.
Policy 1.2 The City will assist in the preservation and enhancement of the
housing supply available to senior citizens.
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Housing Policy Plan II-2 Adopted December 21, 2021/
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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.
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.
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Housing Policy Plan II-3 Adopted December 21, 2021/
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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.
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.
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Housing Policy Plan II-4 Adopted December 21, 2021/
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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 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.
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Housing Policy Plan II-5 Adopted December 21, 2021/
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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 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,
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Housing Policy Plan II-6 Adopted December 21, 2021/
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Chapter 17.22 of the Municipal Code establishes requirements including first right of refusal and relocation assistance for tenants.
Timing:
To ensure that the amount of relocation assistance remains sufficient, review
and update relocation reimbursement requirements annually should
condominium conversion become a trend again in the future. (There has not
been any condominium conversion in the City for more than a decade.)
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. The City has been implementing the State
density bonus law. To provide clarity and help incentivize affordable housing
development, the City will revise its density bonus regulations (Municipal Code Sec.
17.42.100) 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:
As part of the comprehensive Zoning Ordinance update, revise the City’s
Density Bonus regulations by the end of 2023.
Continue to make information available on the density bonus program through
brochures and the City website throughout the planning period.
Funding: City General Fund.
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Housing Policy Plan II-7 Adopted December 21, 2021/
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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 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:
Annually pursue funding available to expand affordable housing opportunities in
the City.
Annually contact developers to explore affordable housing opportunities.
As affordable units become available, conduct Affirmative Fair Marketing to agencies and organizations that serve low and moderate income households and
special needs populations in the South Bay region.
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):
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Housing Policy Plan II-8 Adopted December 21, 2021/
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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
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:
By the end of 2023, publicize the lot consolidation incentives on the City’s
website, at the Planning counter, and by notice to affordable housing providers.
Annually contact developers to communicate the various city incentives
available to facilitate affordable housing development.
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:
Facilitate the development of 64 ADUs over the eight-year planning period.
Monitor legislation and update City ADU regulations as necessary to maintain
consistency with State law by the end of 2023.
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Housing Policy Plan II-9 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Provide ADU standards and guidance on City website by the end of 2023.
Promote the use of Housing Choice Vouchers for ADUs. Create a Fair Housing
Factsheet on landlord responsibility as part of ADU application packet by the end of 2023.
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 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 by the end of 2023 (see
Program 9).
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 has joined the South Bay Housing Trust Fund managed by the South Bay Council
of Governments (SBayCOG). Specifically, the City has contributed SB 2 funds toward the
Trust Fund.
Timing:
Annually pursue funding to provide for affordable housing. As funding permits,
continue to participate in the South Bay Housing Trust Fund.
Funding: General Fund or grant funds, if available.
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Housing Policy Plan II-10 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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. For the 6th cycle RHNA, the City has been allocated a RHNA of 558 units (232 very low, 127 low, 106 moderate, and 93 above moderate income
units). With projected ADUs of 64 units over eight years, the City has a remaining RHNA obligation of 494 units (221 very low, 99 low, 102 moderate, and 72 above moderate
income units). The sites analysis concluded that amendments to current land use and zoning designations are necessary in order to fully accommodate the RHNA. 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.
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):
o 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.
o Permit the development of at least 16 units per site.
o Permit a minimum of 20 dwelling units per acre.
o 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:
By the end of November 2023, complete Zoning map and text amendments to
provide adequate sites:
o Rezone City-owned properties (Sites 10 and 11) to Public Facilities with an
allowable residential density of 34-50 units per acre.
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Housing Policy Plan II-11 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
o Rezone Sites 1 and 2 (St. Cross Church properties) from R-1/R-2 to R-2A with an allowable residential density of 22-25 units per acre.
o Amend Zoning Ordinance to add residential and mixed use development as permitted uses to C-2, C-3, SPA-7, SPA-8, and SPA-11 RHNA sites with an
allowable residential density of 25.1-33 units per acre.
o Amend Zoning Ordinance to establish a formal procedure to monitor for the
No Net Loss of capacity for accommodating the RHNA, pursuant to SB 166.
o Amend Zoning Ordinance to establish the replacement housing
requirements when redevelopment occurs on RHNA sites where existing units
occupied by or deed-restricted for lower income households are
demolished.
By the end of November 2023, amend the General Plan land use designation
for Sites 1 and 2 in the inventory from Low Density to Medium Density Residential.
Funding: General Fund; grant funds.
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. The City
is in the process of updating the Zoning Ordinance. Specific changes to address special
needs housing include:
Emergency Shelters: Revise parking standard based on staffing level only.
Designate R-3 (Multi-Family Residential) as zone for emergency shelters by right.
Transitional and Supportive Housing: These uses are currently permitted in all
residential zones as similar uses in the same zones. Revise the Zoning Ordinance to
similarly permit transitional and supportive housing in all zones that permit residential
uses.
Supportive Housing: Recent changes to State law (AB 2162 of 2018) require that
supportive housing (up to 50 units) meeting specific requirements be a use by-right
in zones where multi-family and mixed uses are permitted, including non-residential
zones permitting multi-family uses. Furthermore, if the development is located within
half-mile from transit, no minimum parking can be required.
Residential Care Facilities (for seven or more persons): Revise the CUP review
process for large care facilities to an Administrative Permit in all residential zones,
with a lower fee, and establish findings for approval that are objective and provide
certainty in outcomes.
Low Barrier Navigation Center: 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
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Housing Policy Plan II-12 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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.” Revise the Zoning Ordinance to permit low barrier navigation centers meeting specified standards by-
right in areas zoned for mixed use and in nonresidential zones permitting multi-family
uses.
Reasonable Accommodation: Remove the public hearing requirement for
reasonable accommodation requests.
Live/Work Housing: The City’s Economic Subcommittee studied the increased
need for live/work housing. Develop strategies for providing live/work housing
and 15-minute neighborhoods.
Timing:
Zoning Code amendments by the end of 2023.
Develop strategies for live/work housing by 2025.
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 are posted on the City
website. The Zoning Ordinance update will also include revisions to streamline PDP process
and develop objective standards to minimize constraints on housing supply and
affordability. In addition, the City will establish procedures to process SB 35 projects.
Timing:
Zoning Ordinance update by the end of 2023 to:
o Streamline the Precise Development Plan review process as discussed in the Housing Element Technical Report.
o Develop object standards for project review.
By the end of 2023, establish SB 35 procedures.
Annually update City website to provide current information on zoning, development standards and fees.
By the end of 2024, update Subdivision Ordinance to address CUP requirement for condominium projects.
Funding: General Fund and grants.
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Housing Policy Plan II-13 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
12. Remove Governmental Constraints
Program Description: As part of this Housing Element update, the City has evaluated the
effectiveness of its development standards and procedures in facilitating residential and
mixed use developments. Specifically, the City’s parking standards for multi-family housing
does not support a variety of unit types and sizes.
Subsequent to the adoption of the Housing Element, the City will review any Coastal Land
Use Plan policies that must be updated and submit to the California Coastal Commission
for certification. The timeline will be more apparent once the amendments have been
submitted.
Timing:
As part of comprehensive Zoning Ordinance update by the end of 2023, revise
parking standards to facilitate a variety of unit sizes and types, such as smaller
units, senior units, and mixed use developments, and offer alternative options
such as shared parking arrangements for mixed use development.
By 2024, submit updated Coastal Land Use Policies to the CCC for certification.
Funding: General Fund and grants.
Issue Area 5 - Equal Housing Opportunity
13. 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 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 and housing resources at public counters, libraries, and on the City’s website and at Senior Center.
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Housing Policy Plan II-14 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Conduct at least one public meeting annually to discuss housing-related issues. 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.
Promote home share programs available to South Bay residents.
Timing: This program is ongoing and will continue through the planning period.
Funding: General Fund.
14. Neighborhood Improvement
Given the City’s compact size, the City’s strategies for AFFH Placed-Based Strategies for
neighborhood improvements are focused on ensuring that every area in the City receives
systematic investment while also ensuring that every area in the City is connected to
amenities, such as services, businesses, and recreation across the City as well as regionally.
Certain programs are available for senior and disabled residents as well.
Community Development Block Grant (CDBG)
The City uses CDBG funds to further mobility across all areas of the City by retrofitting
existing intersections for disabled-accessible crosswalks and ramps.
Safe Routes to School
The City, in concert with the Hermosa Beach City School District, has a Safe Routes to
School program. The Program includes educational materials, outreach, and a reporting
system to ensure that routes to school are safe.
https://www.hermosabeach.gov/our-government/city-departments/police/programs-
tips/safe-routes-to-school
Aging in Place
The City of Hermosa Beach offers a tax rebate and certain exemptions (sewer, lighting
assessment, utility user tax) for income-qualified elderly or disabled residents.
https://www.hermosabeach.gov/our-government/finance-department/finance-
administration/rebates
The City offers a House Check program for senior citizens, including those with Alzheimer’s to ensure that these residents are safe. https://www.hermosabeach.gov/our-
government/police-department/not-alone-program-alzheimer-checklist-vacation-house-checks
Beach Cities Health District (BCHD) has a Care Management Program to ensure senior receive services they need to continue living in their home.
BCHD also pairs volunteers up with senior to assist them on errands so they can continue to live in their homes.
Maintenance of Property
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Housing Policy Plan II-15 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Senior Grant Program – Los Angeles County Development Authority – senior homeowners for $15,000. Examples are livability and age in place, including deferred maintenance
repairs.
BCHD’s Senior Resources includes assisting seniors with mental health issues that may affect
an individual’s ability to maintain and upkeep their home.
Capital Improvement Program (CIP)
The City’s CIP projects which are under currently construction are focused on public
amenities that are used by all residents, including repair of the Municipal Pier, accessible
beach routes, sidewalk and accessible curb ramps, and repair of City park
restrooms. https://hermosabeach.maps.arcgis.com/apps/Shortlist/index.html?appid=d4
f16ff6c37544a0b8bd0dc0a725452f
The City’s 5-year CIP includes repair of a wide variety of public amenities.
https://hermosabeach.maps.arcgis.com/apps/Shortlist/index.html?appid=d4f16ff6c3754
4a0b8bd0dc0a725452f
Clean-up Events
The City benefits from clean-up events through sponsoring and also in partnership with
many organizations. The City of Hermosa Beach, Friends of the Parks-Hermosa Beach, the
Surfrider Foundation, are some examples. These clean-up events restore public amenities
for residents. Recent events headed by the Mayor of Hermosa Beach included a painting
of classrooms in a park facility, new landscaping at park facilities, and beach clean-ups.
Timing:
Annually during budgeting process, prioritize improvements and services that
have the most urgent need.
Funding: General Fund and grant funds.
Issue Area 6 – Sustainable Housing Development
15. 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.
Funding: General Fund.
Timing: Throughout the planning period.
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Housing Policy Plan II-16 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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
D. Summary of AFFH Actions
The table below summarizes the City’s actions to affirmatively further fair housing. This table
supplements the descriptions, actions, and timing for citywide programs with targeted
actions for AFFH. Implementation of the housing programs and detailed shown in the table
below are both considered commitments of the City of Hermosa Beach.
Table II-2 Affirmatively Furthering Fair Housing Summary Actions
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric
Fair Housing Enforcement and Outreach
Program 4:
Affordable
Housing
Development
and Outreach
Make information available to
affordable housing organizations
regarding residential development
opportunities.
Annually Agencies and
organizations
serving low
and moderate
income and
special needs
households in the South Bay region
Facilitate the
development
of 359 lower
income units
Pursue funding available for affordable housing development. Annually
Conduct Affirmative Fair Marketing
as affordable housing units
become available.
As units
become
available
Program 12: AFFH Facilitate public education and outreach by posting informational flyers on fair housing and housing resources at public counters, libraries, on the City’s website, and social media (FB, Twitter, Instagram, Next Door, and Tik Tok),
and paid advertising such as Daily
Breeze – engage a more diverse
population, especially relying on
social media platforms that have a
younger audience.
Annually Citywide (all highest resource areas)
Facilitate the development of 558 units, including 359 lower income units
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Housing Policy Plan II-17 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric
City newsletter (about 8,000 subscribers) Bi-weekly
Conduct public meetings to
discuss housing-related issues.
Conduct 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.
At least once a
year
Encourage community and
stakeholder engagement during
development decisions.
At least once
during
development
review process
Conduct Affirmative Fair Marketing as affordable housing units become available.
As units become available
Agencies and organizations serving low and moderate income and special needs households in the South Bay region
Expand the City website and at
Senior Center to include resources
that enhance housing affordability and choices Specifically, the City will promote the two home share programs available to South Bay residents:
Home Share South Bay offered by Silvernest and South Bay Cities Council of Governments (SBCCOG). The program provides services for all ages.
Affordable Living for the Aging – A program that focuses on services for
older adults.
By the end of
2024
Single-family
neighborhoods
Provide
referrals to services to 20 households
New Opportunities in High Resource Areas
Program 3: Density Bonus and Other Incentives
Revise Density Bonus provisions and make information available on the density bonus program through brochures and the City
website.
By the end of 2023 Citywide (all highest resource areas)
Facilitate construction of 359 lower income units
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Housing Policy Plan II-18 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric
Program 5: Facilitate Efficient Use of
Sites that Allow
High-Density
Residential
Development
Facilitate lot consolidation and affordable housing development
through implementation of
strategies outlined in Program 5.
2021-2029 Multi-family and mixed use
zones
Promote lot consolidation
to facilitate
development
of 100 multi-
family units
Program 6: ADUs Monitor legislation and update City ADU regulations as necessary to maintain consistency with State law.
By the end of 2023 Single-family neighborhoods Facilitate construction of 64 ADUs
Promote the use of Housing
Choice Vouchers for AUDs. Create
a fair housing factsheet to be
included in ADU application.
Program 9: Adequate Sites to Accommodate Housing Needs
Complete Zoning map and text amendments to provide adequate sites for RHNA.
By the end of 2023 Along commercial corridors
Accommodate 100% of the shortfall of sites to accommodate the city’s remaining housing need of 359 units for very low and
low income
households.
Housing Mobility
Program 6: ADUs Promote the use of Housing Choice Vouchers for AUDs. Create a fair housing factsheet to be
included in ADU application.
By the end of 2023 Single-family neighborhoods Facilitate construction of 64 ADUs
Program 10:
Housing for
Persons with Special Needs
Complete zoning code
amendments outlined in Program
10 to promote housing for special needs groups.
By the end of
2023
City-owned
property and along commercial corridors
Assist with the
construction of 100 units for special needs populations, including 50 units of senior housing on City-owned property
Economic Subcommittee studied
increased need for live/work –
develop strategies for live/work
housing, co-working space, and
15-minute neighborhood, etc.
By 2025 Along
commercial
corridors and in
light
manufacturing
areas
Facilitate the
development
of 50 live/work
units
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Housing Policy Plan II-19 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric
Place-Based Strategies for Neighborhood Improvement
Program 14:
Neighborhood
Improvements
Pursue community development
activities and neighborhood
improvements:
CDBG mobility access improvements at crosswalks and ramps
Safe routes to school
Aging in place services, including tax rebates and exemptions for assessments
Promote property maintenance assistance, such as LACDA senior repair grants
Capital improvements for neighborhood amenities
Annually during
budgeting
process
Area with lower
median household income and along commercial corridors and manufacturing areas where future housing is expected
Pursue 16
improvement projects Provide 20 tax exemptions for seniors and disabled households Conduct 8 neighborhood cleanup events
Tenant Protection and Anti-Displacement
Program 2: Conservation of Existing Affordable Housing
Review and update relocation reimbursement requirements for relocation assistance.
Annually Citywide 100% of displaced households compensated.
Program 8:
Housing Trust
Funds
Annually pursue funding to provide
for affordable housing and as
funding permits, continue
participation in the South Bay Housing Trust Fund
Annually South Bay
Region
Contribute to
the
development of 5 affordable housing units in the region.
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CITY OF
HERMOSA BEACH
HOUSING ELEMENT
TECHNICAL REPORT
2021-2029
Adopted December 21, 2021
Re-adopted (with revisions) August 8, 2023
EXHIBIT B
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Housing Element Technical Report i Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Contents
I. Housing Needs Assessment ............................................................................................................... I-1
A. Population Characteristics ................................................................................................... I-1 1. Population Growth Trends ................................................................................................ I-1
2. Age Characteristics ........................................................................................................... I-1
B. Household Characteristics ................................................................................................... I-2
1. Household Tenure and Size............................................................................................... I-2
2. Overcrowding .................................................................................................................... I-4 3. Income and Overpayment .............................................................................................. I-5
C. Employment ........................................................................................................................... I-8
D. Housing Stock Characteristics ............................................................................................. I-9 1. Housing Type and Growth Trends .................................................................................... I-9
2. Housing Age and Conditions ......................................................................................... I-10
3. Vacancy ........................................................................................................................... I-12 4. Housing Cost..................................................................................................................... I-13
E. Special Needs ..................................................................................................................... I-14 1. Persons with Disabilities .................................................................................................... I-15
2. Elderly ................................................................................................................................ I-19
3. Large Households ............................................................................................................ I-20 4. Female-Headed Households .......................................................................................... I-21
5. Farm Workers .................................................................................................................... I-23
6. Homeless Persons ............................................................................................................. I-23 F. Assisted Housing at Risk of Conversion ............................................................................. I-27 G. Low- and Moderate-Income Housing in the Coastal Zone ........................................... I-27
H. Future Housing Needs ......................................................................................................... I-27
1. Overview of the Regional Housing Needs Assessment ............................................... I-27
2. Hermosa Beach 2021-2029 Housing Needs .................................................................. I-28
II. Resources and Opportunities .......................................................................................................... II-1
A. Land Resources .................................................................................................................... II-1
B. Financial and Administrative Resources ........................................................................... II-1
1. State and Federal Resources .......................................................................................... II-1
2. Local Resources ................................................................................................................ II-2 C. Sustainable Housing Development.................................................................................... II-2
1. AB 32 and SB 375 .............................................................................................................. II-2 2. Energy Conservation Opportunities ................................................................................ II-3
III. Constraints ........................................................................................................................................ III-1
A. Governmental Constraints ................................................................................................. III-1 1. Transparency with Development Regulations ............................................................. III-1
2. Land Use Plans and Regulations .................................................................................... III-1
3. Development Processing Procedures ......................................................................... III-14 4. Development Fees and Improvement Requirements ............................................... III-17
B. Non-Governmental Constraints ...................................................................................... III-19 1. Environmental Constraints ............................................................................................ III-19
2. Infrastructure Constraints .............................................................................................. III-19
3. Land Costs ...................................................................................................................... III-20 4. Construction Costs ......................................................................................................... III-20
5. Cost and Availability of Financing ............................................................................... III-20 6. Timing and Density ......................................................................................................... III-21 Appendix A – Evaluation of the 2014-2021 Housing Element Appendix B – Residential Land Inventory
Appendix C – Public Participation Summary
Appendix D - Affirmatively Furthering Fair Housing
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Housing Element Technical Report ii Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
List of Tables
Table I-1 Extremely-Low-Income Households by Race and Tenure Hermosa Beach .................. I-5
Table I-2 Cost Burden by Income Category and Tenure Hermosa Beach ................................... I-6 Table I-3 Income Categories and Affordable Housing Costs – Los Angeles County ................. I-13
Table I-4 Disability by Employment Status – Hermosa Beach ....................................................... I-17
Table I-5 Developmental Disabilities – Hermosa Beach ................................................................ I-18
Table I-6 Agricultural Employment – Hermosa Beach ................................................................... I-23 Table I-7 Regional Housing Needs 2021-2029 – Hermosa Beach ................................................. I-28
Table II-1 Land Inventory Summary .................................................................................................... II-1
Table III-1 Residential Land Use Categories – Hermosa Beach General Plan .............................. III-2 Table III-2 Residential Development Standards by Zone ................................................................ III-2 Table III-3 Permitted Residential Development by Zone ................................................................. III-4
Table III-4 Residential Parking Requirements .................................................................................... III-9
Table III-5 City of Hermosa Beach Planning & Building Fees ........................................................ III-18
List of Figures
Figure I-1 Population Growth 2000-2020 – Hermosa Beach vs. SCAG Region ............................... I-1
Figure I-2 Population by Age and Gender – Hermosa Beach ......................................................... I-2 Figure I-3 Housing Tenure – Hermosa Beach vs. SCAG Region ....................................................... I-3
Figure I-4 Housing Tenure by Age – Hermosa Beach ........................................................................ I-3
Figure I-5 Household Size by Tenure – Hermosa Beach .................................................................... I-4 Figure I-6 Overcrowding by Tenure – Hermosa Beach vs. SCAG Region ....................................... I-4 Figure I-7 Rent as Percentage of Income – Hermosa Beach .......................................................... I-6
Figure I-8 Rent as Percentage of Income by Income Category – Hermosa Beach ..................... I-7
Figure I-9 Mortgage Cost as Percentage of Income by Income Category – Hermosa Beach ..................................................................................................................................... I-7 Figure I-10 Employment by Industry – Hermosa Beach ...................................................................... I-8
Figure I-11 Employment by Occupation – Hermosa Beach .............................................................. I-9
Figure I-12 Housing by Type – Hermosa Beach vs. SCAG Region ................................................... I-10 Figure I-13 Housing Growth Trends by Type – Hermosa Beach ........................................................ I-10 Figure I-14 Housing Units by Year Built – Hermosa Beach vs. SCAG Region ................................... I-11
Figure I-15 Substandard Housing Units – Hermosa Beach vs. SCAG Region .................................. I-12
Figure I-16 Vacant Units by Type – Hermosa Beach vs. SCAG Region ........................................... I-12 Figure I-17 Median Existing Home Prices – Hermosa Beach vs. SCAG Region ............................. I-14
Figure I-18 Disabilities by Type – Hermosa Beach .............................................................................. I-16
Figure I-19 Disabilities by Type for Seniors (65+) – Hermosa Beach .................................................. I-16
Figure I-20 Elderly Households by Income and Tenure – Hermosa Beach ..................................... I-20 Figure I-21 Household Size by Tenure – Hermosa Beach .................................................................. I-21
Figure I-22 Female Headed Households – Hermosa Beach ............................................................. I-22
Figure I-23 Female Headed Households by Poverty Status – Hermosa Beach .............................. I-22
Figure I-24 Los Angeles County Homeless Service Planning Areas ................................................. I-26 Figure III-1 Racial Characteristics – Hermosa Beach ...................................................................... III-21
Figure III-2 Racially/Ethnically Concentrated Areas of Poverty – Hermosa Beach ..................... III-21
Figure III-3 Poverty Status – Hermosa Beach .................................................................................... III-21 Figure III-4 Population with a Disability – Hermosa Beach .............................................................. III-21 Figure III-5 TCAC/HCD Opportunity Map ......................................................................................... III-21
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-1 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
I. HOUSING NEEDS ASSESSMENT
This chapter examines general population and household characteristics and trends, such
as age, race and ethnicity, employment, household composition and size, household
income, and special needs. Characteristics of the existing housing stock (e.g., number of
units and type, tenure, age and condition, costs) are also addressed. Finally, the City’s
projected housing growth needs based on the 2021-2029 Regional Housing Needs
Assessment (RHNA) are examined.
The Housing Needs Assessment utilizes the most recent available data from the U.S. Census,
the California Department of Finance (DOF), the California Employment Development
Department (EDD), the Southern California Association of Governments (SCAG) and other
relevant sources. Supplemental data were obtained through field surveys and from the
California Department of Finance.
A. Population Characteristics
1. Population Growth Trends
Located 17 miles southwest of Los Angeles at the southern end of Santa Monica Bay, the
1.3-square-mile City of Hermosa Beach was incorporated in 1907. The city grew very slowly
during the 1990s, having grown less than 2% from 1990 to 2000. Most of the growth that has
recently occurred has consisted of density increases on existing parcels, through
demolition and replacement of existing homes. Hermosa Beach had a 2020 population of
19,614 according to the California Department of Finance. From 2000 to 2020 Hermosa
Beach had an annual growth rate of 0.3% compared to 0.7% for the SCAG region.(see
Figure I-1). As an essentially built-out city, there continue to be few opportunities for growth,
except through redevelopment/infill on existing parcels.
Figure I-1 Population Growth 2000-2020 – Hermosa Beach vs. SCAG Region
2. Age Characteristics
Housing needs are influenced by the age characteristics of the population. Different age
groups have different housing needs based on lifestyles, family types, income levels, and
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-2 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
housing preference. Figure I-2 shows the age distribution of Hermosa Beach residents by
gender. The population of Hermosa Beach is 53.7% male and 46.3% female. The share of
the population of Hermosa Beach which is under 18 years of age is 17.2%, which is lower
than the regional share of 23.4%. Hermosa Beach's seniors (65 and above) make up 11.7%
of the population, which is lower than the regional share of 13%.
Figure I-2 Population by Age and Gender – Hermosa Beach
B. Household Characteristics
1. Household Tenure and Size
Household characteristics are important indicators of the type and size of housing needed
in a city. The Census defines a “household” as all persons occupying a housing unit, which
may include single persons living alone, families related through marriage or blood, or
unrelated persons sharing a single unit. Persons in group quarters such as dormitories,
retirement or convalescent homes, or other group living situations are included in
population totals, but are not considered households.
Housing tenure (owner vs. renter) is an important indicator of the housing market. An adequate supply of housing units available both for rent and for sale is desirable in order
to accommodate a range of households with varying incomes, family sizes and composition, and lifestyles. Figure I-3 provides recent Census estimates of the number of
owner-occupied and renter-occupied units in the city as compared to the SCAG region as a whole. This table reveals a higher proportion of renters in the city, which is not unusual
for beach communities.
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-3 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure I-3
Housing Tenure – Hermosa Beach vs. SCAG Region
Figure I-4 shows that tenure varies by age group, with younger residents more likely to rent
as compared to those in the 45+ age groups who are more often homeowners.
Figure I-4 Housing Tenure by Age – Hermosa Beach
Figure I-5 illustrates the range of household sizes in Hermosa Beach for owners, renters, and
overall. The most commonly occurring household size is of two people (37.1%) and the
second-most commonly occurring household is of one person (36.7%). Hermosa Beach has
a higher share of single-person households than the SCAG region overall (36.7% vs. 23.4%)
and very few large households with more than 5 persons.
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-4 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure I-5
Household Size by Tenure – Hermosa Beach
2. Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The
U.S. Census Bureau considers a household to be overcrowded when there is more than
one person per room, excluding bathrooms and kitchens, with severe overcrowding when
there are more than 1.5 residents per room. Overcrowded households are usually a
reflection of the lack of affordable housing (see Section D.4 starting on page I-13 below
for a detailed definition of “affordable” housing). Figure I-6 summarizes recent
overcrowding data for Hermosa Beach and the SCAG region as a whole.
Figure I-6 Overcrowding by Tenure – Hermosa Beach vs. SCAG Region
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-5 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Based on U.S. Census standards, Hermosa Beach residents live in less crowded housing
conditions than the region as a whole. In Hermosa Beach, 20 owner-occupied and 109
renter-occupied households had more than 1.0 occupants per room, which meets the
ACS definition for overcrowding. No owner-occupied households and 88 renter-occupied
households had more than 1.5 occupants per room, which meets the ACS definition for
severe overcrowding.
3. Income and Overpayment
Extremely-low-income households are defined as those with incomes of 30% or less of
areawide median income (AMI). Table I-1 shows the number of extremely-low-income
households in Hermosa Beach by race and tenure.
Table I-1 Extremely-Low-Income Households by Race and Tenure
Hermosa Beach
According to State housing policy, overpaying (or “cost burden”) occurs when housing
costs exceed 30% of gross household income. Table I-2 displays recent HUD estimates for
overpayment by income category and tenure for Hermosa Beach residents. As shown in
this table, extremely-low-income and very-low-income households experienced the
highest rates of overpayment.
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-6 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Table I-2 Cost Burden by Income Category and Tenure Hermosa Beach
Across Hermosa Beach's 4,608 renter households, 1,306 (28.3%) spend 30% or more of gross
income on housing compared to 55.3% in the SCAG region. Additionally, 704 renter
households in Hermosa Beach (15.3%) spend 50% or more of gross income on housing cost,
compared to 28.9% in the SCAG region (Figure I-7).
Figure I-7 Rent as Percentage of Income – Hermosa Beach
While the previous table breaks down cost burden by area-relative income, Figure I-8
shows percentage of income spent on rent by income category. As one might expect,
the general trend is that lower-income households spend a higher share of income on
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-7 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
housing (often more than 50%) while high-income households are more likely to spend
under 20% of income on housing.
Figure I-8 Rent as Percentage of Income by Income Category – Hermosa Beach
Figure I-9 shows the percentage of income spent on mortgage costs for Hermosa Beach
homeowners by income category. As one might expect, the general trend is that lower-
income households spend a higher share of income on housing costs, while high-income
households may spend a lower share of income on housing.
Figure I-9 Mortgage Cost as Percentage of Income by Income Category – Hermosa Beach
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-8 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
C. Employment
Employment is an important factor affecting housing needs within a community. The jobs available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford.
Hermosa Beach has 12,290 workers living within its borders who work across 13 major industrial sectors. Figure I-10 shows that the most prevalent industry is Professional Services with 2,327 employees (18.9% of total) and the second most prevalent industry is Education & Social Services with 1,968 employees (16% of total).
Figure I-10 Employment by Industry – Hermosa Beach
In addition to understanding the industries in which the residents of Hermosa Beach work, Figure I-11 shows the types of jobs they hold. The most prevalent occupational category in Hermosa Beach is Management, in which 7,580 (61.7% of total) employees work. The second-most prevalent type of work is in Sales, which employs 2,966 (24.1% of total) in Hermosa Beach.
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-9 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure I-11
Employment by Occupation – Hermosa Beach
D. Housing Stock Characteristics
This section presents an evaluation of the characteristics of the community’s housing stock and helps in identifying and prioritizing needs. A housing unit is defined by the Census Bureau as a house, apartment, mobile home, or group of rooms, occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters.
1. Housing Type and Growth Trends
Figure I-12 shows detailed information on the housing stock in Hermosa Beach. The most
prevalent housing type in Hermosa Beach is single-family detached with 43.8% of all units
in the city. The share of all single-family units in Hermosa Beach is 52%, which is lower than
the 61.7% share in the SCAG region. Out of the total housing units in Hermosa Beach, there
are 9,565 occupied-units, which equates to a 5.2% total vacancy rate. The average
household size (as expressed by the population to housing unit ratio) is 2.049.
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-10 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure I-12
Housing by Type – Hermosa Beach vs. SCAG Region
Over the past two decades there has been more construction of single-family residential
units than multi-family residential units in Hermosa Beach. During the period 2000 to 2020,
single-family units increased by 231 while the number of multi-family units decreased by
114. Mobile and manufactured homes increased by 135 during this period.
Figure I-13 Housing Growth Trends by Type – Hermosa Beach
2. Housing Age and Conditions
Housing age is often an important indicator of housing condition. Housing units built prior
to 1978 before stringent limits on the amount of lead in paint were imposed may have
interior or exterior building components coated with lead-based paint. Housing units built before 1970 are the most likely to need rehabilitation and to have lead-based paint in
deteriorated condition. Lead-based paint becomes hazardous to children under age six and to pregnant women when it peels off walls or is pulverized by windows and doors
opening and closing.
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-11 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure I-14 shows the age distribution of the housing stock in Hermosa Beach compared to
the SCAG region as a whole as reported in recent Census data.
Figure I-14 Housing Units by Year Built – Hermosa Beach vs. SCAG Region
This chart shows that more than half of the housing units in Hermosa Beach were
constructed prior to 1970. These findings suggest that there may be a need for
maintenance and rehabilitation, including remediation of lead-based paint, for a large
percentage of the city’s housing stock. However, due to the city’s relatively high
household incomes, market forces would be expected to encourage more private
maintenance, rehabilitation, and lead paint remediation, as compared to lower-income
communities.
Figure I-15 shows recent Census data regarding conditions that may indicate substandard housing conditions. In Hermosa Beach and the region as a whole, the lack of telephone
service, plumbing facilities and complete kitchen facilities are rare, and could be indicative of surveys being conducted while remodeling is being done rather than
permanent conditions. With regard to telephone service, the availability of cell phones has made landline telephones unnecessary; therefore, this may not be a reliable indicator of
substandard housing conditions. Based upon a windshield survey by Building Inspectors and Code Enforcement Officers, it is estimated that approximately 10 properties in the city
are in need of rehabilitation or replacement.
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-12 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure I-15
Substandard Housing Units – Hermosa Beach vs. SCAG Region
3. Vacancy
Housing vacancy characteristics for Hermosa Beach and the SCAG region as reported by
recent Census data are shown in Figure I-16. The largest category of vacant units in both
the city and the region as a whole was those held for seasonal use.
Figure I-16 Vacant Units by Type – Hermosa Beach vs. SCAG Region
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-13 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
4. Housing Cost
a. Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on the area (i.e., county) median income (“AMI”):
Extremely-Low (30% or less of AMI),
Very-Low (31-50% of AMI),
Low (51-80% of AMI),
Moderate (81-120% of AMI), and
Above Moderate (over 120% of AMI).
Housing affordability is based on the relationship between household income and housing
expenses. According to HUD and the California Department of Housing and Community
Development, housing is considered “affordable” if the monthly payment is no more than
30% of a household’s gross income. In some areas, these income limits may be increased
to adjust for high housing costs.
Table I-3 shows 2020 affordable rent levels and estimated affordable purchase prices for
housing in Los Angeles County by income category. Based on State-adopted standards
for 4-person households, the maximum affordable monthly rent for extremely-low-income
households is $845, while the maximum affordable rent for very-low-income households is
$1,407. The maximum affordable rent for low-income households is $2,252, while the
maximum for moderate-income households is $2,319.
Maximum purchase prices are more difficult to determine due to variations in mortgage
interest rates and qualifying procedures, down payments, special tax assessments,
homeowner association fees, property insurance rates, etc. With this caveat, the maximum
home purchase prices by income category shown in Table I-3 have been estimated based
on typical conditions.
Table I-3 Income Categories and Affordable Housing Costs – Los Angeles County
Income Limits Affordable Rent Affordable Price (est.)
Extremely Low (<30%) $33,800 $845 *
Very Low (31-50%) $56,300 $1,407 *
Low (51-80%) $90,100 $2,252 *
Moderate (81-120%) $92,750 $2,319 $375,000
Above moderate (120%+) Over $92,750 Over $2,319 Over $375,000
Assumptions: -Based on a family of 4 and 2020 income limits
-30% of gross income for rent or principal, interest, taxes and insurance plus utility allowance
-10% down payment, 3.75% interest, 1.25% taxes & insurance, $300 HOA dues
Source: Cal. HCD; JHD Planning LLC
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-14 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
b. For-Sale Housing
Housing sales price statistics reported by Core Logic/DataQuick (Figure I-17) show that
between 2000 and 2018, median home sales prices in Hermosa Beach increased 219%
while prices in the SCAG region increased 151%. As of 2018, the median home sales price
in Hermosa Beach was $1,617,500 compared to about $600,000 for the SCAG region as a
whole. Based on the estimated affordable purchase prices shown in Table I-3, it is unlikely that any market rate homes would be affordable to lower- or moderate-income residents.
These data illustrate the fact that in beach communities, very large public subsidies are generally required to reduce sales prices to a level that is affordable to low- and
moderate-income buyers.
Figure I-17 Median Existing Home Prices – Hermosa Beach vs. SCAG Region
c. Rental Housing
Based on a recent rental survey, typical rents for 2-bedroom units are more than $2,300
per month. As would be expected in a desirable beach community in Southern California,
when market rents are compared to the amounts households can afford to pay (Table I-
3, page I-13), it is clear that very-low- and extremely-low-income households have a very
difficult time finding housing without overpaying. At a rent of $2,300 per month, the gap
between market rent and affordable rent at the very-low-income level is at least $900 per
month, while the gap at the extremely-low-income level is approximately $1,500 per
month.
E. Special Needs
Certain groups have greater difficulty in finding decent, affordable housing due to special
circumstances that may be related to one’s employment and income, family
characteristics, disability, or other conditions. As a result, some Hermosa Beach residents
may experience a higher prevalence of overpayment, overcrowding, or other housing
problems.
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-15 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
State Housing Element law defines “special needs” groups to include persons with
disabilities, the elderly, large households, female-headed households with children,
homeless people, and farm workers. This section contains a discussion of the characteristics
and housing needs facing each of these groups.
1. Persons with Disabilities
Federal laws define a person with a disability as “any person who has a physical or mental
impairment that substantially limits one or more major life activities; has a record of such
impairment; or is regarded as having such an impairment.” In general, a physical or mental
impairment includes hearing, mobility and visual impairments, chronic alcoholism, chronic
mental illness, AIDS, AIDS Related Complex, and intellectual disability that substantially
limits one or more major life activities. Major life activities include walking, talking, hearing, seeing, breathing, learning, performing manual tasks, and caring for oneself.
The U.S. Census Bureau classifies disabilities into the following categories:
Hearing difficulty: Deaf or having serious difficulty hearing
Vision difficulty: Blind or having serious difficulty seeing, even when wearing glasses
Cognitive difficulty: Because of a physical, mental, or emotional problem, having
difficulty remembering, concentrating, or making decisions
Ambulatory difficulty: Having serious difficulty walking or climbing stairs
Self-care difficulty: Having difficulty bathing or dressing
Independent living difficulty: Because of a physical, mental, or emotional problem,
having difficulty doing errands alone such as visiting a doctor’s office or shopping
The Housing Element must analyze potential and actual constraints upon the
development, maintenance, and improvement of housing for persons of disabilities and
include programs for the removal of such constraints or provide reasonable
accommodation for housing designed for persons with disabilities.
Disability status does not necessarily indicate a need for special need/supportive housing,
and data on the total number of disabled persons needing supportive housing in the City
is not available. Using the national standard of one to three percent of the disabled
population needing supportive housing, it can be estimated that the City has
approximately 196 to 588 disabled individuals in need of supportive housing.
Individuals with disabilities can often have difficulties participating in the labor force or
finding employment, whether because of an inability to leave one’s home, an inability to
meet the physical requirements of the job, discrimination on the part of prospective
employers, or other factors.
Figure I-18 shows recent Census data regarding the types of disabilities experienced by
Hermosa Beach residents while disability data for seniors in Hermosa Beach compared to
the SCAG region are shown in Figure I-19. The most common types of disabilities for those
in Hermosa Beach were cognitive and ambulatory. Compared to the entire SCAG region,
Hermosa Beach seniors were less likely to have a disability in all categories except for
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-16 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
hearing impairment. Housing opportunities for those with disabilities can be maximized
through housing assistance programs and providing universal design features such as
widened doorways, ramps, lowered countertops, single-level units and ground floor units.
The Housing Plan includes several programs to directly address the housing needs of
persons with disabilities including Program 2. Conservation of Existing Affordable Housing,
3. Density Bonus and Other Incentives, 4. Affordable Housing Development Outreach and
Assistance, 6. Accessory Dwelling Units, 9. Adequate Sites to Accommodate Housing
Needs, 10. Housing for Persons with Special Needs and 12. Affirmatively Furthering Fair
Housing.
Figure I-18 Disabilities by Type – Hermosa Beach
Figure I-19 Disabilities by Type for Seniors (65+) – Hermosa Beach
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-17 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Understanding the employment status of people with disabilities may also be an important
component in evaluating specialized housing needs. In Hermosa Beach, 68.2% of the
population with a disability is employed, compared to 84.9% of the non-disabled
population (Table I-4).
Table I-4 Disability by Employment Status – Hermosa Beach
Developmental Disabilities
As defined by federal law, “developmental disability” means a severe, chronic disability
of an individual that:
Is attributable to a mental or physical impairment or combination of mental and
physical impairments;
Is manifested before the individual attains age 22;
Is likely to continue indefinitely;
Results in substantial functional limitations in three or more of the following areas of
major life activity: a) self-care; b) receptive and expressive language; c) learning;
d) mobility; e) self-direction; f) capacity for independent living; or g) economic self-
sufficiency; and
Reflects the individual’s need for a combination and sequence of special,
interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned
and coordinated.
The Census does not record developmental disabilities as a separate category of disability.
According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is
1.5 percent. Many developmentally disabled persons can live and work independently
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
Housing Element Technical Report I-18 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
within a conventional housing environment. More severely disabled individuals require a
group living environment where supervision is provided. The most severely affected
individuals may require an institutional environment where medical attention and physical
therapy are provided. Because developmental disabilities exist before adulthood, the first
issue in supportive housing for the developmentally disabled is the transition from the
person’s living situation as a child to an appropriate level of independence as an adult.
The California Department of Developmental Services (DDS) currently provides
community-based services to persons with developmental disabilities and their families
through a statewide system of 21 regional centers, four developmental centers, and two
community-based facilities. The Westside Regional Center (WRC) located in Culver City
(http://www.westsiderc.org/) provides services for people with developmental disabilities
in Hermosa Beach. The WRC is a private, non-profit community agency that contracts with
local businesses to offer a wide range of services to individuals with developmental
disabilities and their families. Recent DDS data (Table I-5) reported 206 persons in Hermosa
Beach with developmental disabilities.
Table I-5 Developmental Disabilities –
Hermosa Beach
There is no charge for diagnosis and assessment for eligibility. Once eligibility is determined,
most services are free regardless of age or income. There is a requirement for parents to
share the cost of 24-hour out-of-home placements for children under age 18. This share
depends on the parents' ability to pay. There may also be a co-payment requirement for
other selected services.
Regional centers are required by law to provide services in the most cost-effective way
possible. They must use all other resources, including generic resources, before using any
regional center funds. A generic resource is a service provided by an agency that has a
legal responsibility to provide services to the general public and receives public funds for providing those services. Some generic agencies may include the local school district,
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Hermosa Beach 2021-2029 Housing Element I Housing Needs Assessment
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Re-adopted (with revisions) August 8, 2023
county social services department, Medi-Cal, Social Security Administration, Department
of Rehabilitation and others. Other resources may include natural supports. This is help that
disabled persons may get from family, friends or others at little or no cost.
Special housing needs for persons with disabilities fall into two general categories: physical
design to address mobility impairments and in-home social, educational, and medical
support to address developmental and mental impairments. According to California
Department of Social Services records, 2 State-licensed community care facilities operate
in Hermosa Beach. These facilities have a total capacity of 194 persons. There are four
types of facilities within Hermosa Beach:
Adult Day Care: Serves seniors and developmentally disabled adults who are able
to live at home but require a certain level of care during the day. Some adult day
care facilities provide health care services, while others provide non-medical care in the form of personal hygiene and meals (one in Hermosa Beach with capacity to
serve 52 persons).
Residential Care Facilities for the Elderly: Provide care and supervision for persons aged 60
and above and assistance with activities of daily living, such as bathing and grooming. They may also provide incidental medical services under special care plans (one in
Hermosa Beach with capacity to serve (142 persons).The Housing Plan includes several programs to directly address the housing needs of persons with disabilities, including
developmental disabilities, including Program 2. Conservation of Existing Affordable Housing, 3. Density Bonus and Other Incentives, 4. Affordable Housing Development
Outreach and Assistance, 6. Accessory Dwelling Units, 9. Adequate Sites to Accommodate
Housing Needs, 10. Housing for Persons with Special Needs and 12. Affirmatively Furthering
Fair Housing.
2. Elderly
Seniors or the elderly (persons aged 65 and older) are persons with special needs. Special
needs for the elderly stem from three different sources: (1) relatively low fixed incomes; (2)
high health care costs; and (3) physical disabilities. A low fixed income makes it difficult for
many of the elderly to obtain adequate housing. This is further compounded by rising
health care costs, which are a product of health problems associated with aging. If an
elderly person is disabled, health care costs may be even higher, and housing may be
more difficult to find due to accessibility issues. Other special needs relevant to this
demographic group include transportation and home modification such as wheelchair
ramps, enlarged doorways, modified bathrooms and kitchens.
Federal housing data define a household type as 'elderly family' if it consists of two persons
with either or both age 62 or over. Figure I-20 shows recent HUD income estimates for
elderly Hermosa Beach owners and renters. Of Hermosa Beach's 1,759 senior households,
10.5% earn less than 30% of the surrounding area income, (compared to 24.2% in the SCAG
region), 19.8% earn less than 50% of the surrounding area income (compared to 30.9% in
the SCAG region). The housing needs of this group can be addressed through smaller units,
accessory dwelling units on lots with existing homes, shared living arrangements,
congregate or assisted living and housing assistance programs. The Housing Plan includes
several programs to directly address the housing needs of the elderly including Program 2.
Conservation of Existing Affordable Housing, 3. Density Bonus and Other Incentives, 4.
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Affordable Housing Development Outreach and Assistance, 6. Accessory Dwelling Units,
9. Adequate Sites to Accommodate Housing Needs, 10. Housing for Persons with Special
Needs and 12. Affirmatively Furthering Fair Housing.
Figure I-20 Elderly Households by Income and Tenure – Hermosa Beach
According to the California Department of Social Services, as of May 2023 there is one
residential elderly care facility with a capacity to serve 142 residents within the City. In
addition, the Hermosa Five-O Senior Activity Center located at 710 Pier Avenue provides
services to the elderly population. The Center is open to all South Bay Residents who are
over the age of 50. The Center programs a variety of activities to help residents live a
balanced life; physically, emotionally and mentally. The City also operates the bus passes
and dial-a-taxi program, Access, and the WAVE, providing transportation and discounts
for seniors.
3. Large Households
Large households are defined as those with five or more members. These households are
usually families with two or more children or multi-generational families. It can also include multiple families living in one housing unit. Large households are a special needs group
because the availability of adequately sized, affordable housing units is limited. To save for necessities such as food, clothing, and medical care, lower- and moderate-income large
households may reside in smaller units, resulting in overcrowding.
Household size is an indicator of need for large units. Large households are defined as
those with five or more members. Figure I-21 illustrates the range of household sizes in
Hermosa Beach for owners, renters, and overall. The most commonly occurring household
size is of two people (37.1%) while the second-most commonly occurring household is of
one person (36.7%). Hermosa Beach has a higher share of single-person households than
the SCAG region overall (36.7% vs. 23.4%) and a lower share of 7+ person households than
the SCAG region overall (0% vs. 3.1%). This chart suggests that the need for large units with
four or more bedrooms is expected to be much less than for smaller units. The Housing Plan
includes several programs to directly address the housing needs of large families including
Program 2. Conservation of Existing Affordable Housing, 3. Density Bonus and Other
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Incentives, 4. Affordable Housing Development Outreach and Assistance, 9. Adequate
Sites to Accommodate Housing Needs, 10. Housing for Persons with Special Needs and 12.
Affirmatively Furthering Fair Housing.
Figure I-21 Household Size by Tenure – Hermosa Beach
According to 2016-2020 ACS estimates, of the 8,596 occupied housing units in Hermosa
Beach, only 210 have five or more bedrooms (2.4%). All of these housing units are owner-
occupied units. There are no renter-occupied units with five or more bedrooms in the City.
Large households in Hermosa Beach can also benefit from general programs and services
for lower-and moderate-income persons, including Housing Choice Vouchers, and various community and social services provided by non-profit organizations in the region.
4. Female-Headed Households
Female-headed households, especially single parent households, typically have lower incomes and a greater need for affordable housing. In addition, these households can
have needs for items such as accessible day care and health care, as well as other supportive services. The relatively low incomes earned by female-headed households,
combined with the increased need for supportive services, severely limit the housing options available to them.
Of Hermosa Beach's 8,979 total households, 3.9% are female-headed (compared to 14.3%
in the SCAG region), 2.4% are female-headed and with children (compared to 6.6% in the
SCAG region), and 0.8% are female-headed and with children under 6 (compared to 1.0%
in the SCAG region).
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Figure I-22
Female Headed Households – Hermosa Beach
As shown in Figure I-23, recent Census data estimated that 108 households in Hermosa
Beach were at poverty level (1.2 percent of all Hermosa Beach households) compared to
7.9 percent of households in the SCAG region. Of those, nearly half were female-headed
households. The Housing Plan includes several programs to directly address the housing
needs of female headed households including Program 2. Conservation of Existing
Affordable Housing, 3. Density Bonus and Other Incentives, 4. Affordable Housing
Development Outreach and Assistance, 6. Accessory Dwelling Units, 9. Adequate Sites to
Accommodate Housing Needs, 10. Housing for Persons with Special Needs and 12.
Affirmatively Furthering Fair Housing.
Figure I-23 Female Headed Households by Poverty Status – Hermosa Beach
Assistance for female-headed households includes childcare services are also provided in licensed private Family Child Care Homes within the City. There are two school age day
care centers in Hermosa Beach with a capacity to serve 280 children and three licensed day care centers with a capacity to serve 108 children. There is also one family day care
home in the City(capacity to serve 14).
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Female heads of households in Hermosa Beach can also benefit from general programs
and services for lower-and moderate-income households, including the Housing Choice
Voucher program, and various community and social services provided by non-profit
organizations in the region.
5. Farm Workers
Farm worker households are considered as a special needs group due to their transient
nature and the lower incomes typically earned by these households. Migrant workers, and
their places of residence, are generally located in close proximity to agricultural areas
providing employment. Although agriculture is a large industry in Los Angeles County, no
major agricultural activities are located in Hermosa Beach. As shown in Table I-6, recent
Census estimates reported 88 Hermosa Beach residents working in farming, fishing and forestry occupations but none of those were full-time jobs. The Housing Plan includes
several programs to directly address the housing needs of lower income persons that may include farmworkers including Program 2. Conservation of Existing Affordable Housing, 3.
Density Bonus and Other Incentives, 4. Affordable Housing Development Outreach and Assistance, 6. Accessory Dwelling Units, 9. Adequate Sites to Accommodate Housing
Needs, 10. Housing for Persons with Special Needs and 12. Affirmatively Furthering Fair Housing.
Table I-6
Agricultural Employment –
Hermosa Beach
6. Homeless Persons
The U.S. Department of Housing and Urban Development (HUD) defines the term
“homeless” as the state of a person who lacks a fixed, regular, and adequate night-time residence, or a person who has a primary night time residency that is:
A supervised publicly or privately operated shelter designed to provide temporary living accommodations;
An institution that provides a temporary residence for individuals intended to be institutionalized; or
A public or private place not designed for, or ordinarily used as, a regular
sleeping accommodation for human beings.1
1 Stewart B. McKinney Act, 42 U.S.C. §11301, et seq. (1994)
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Although there are myriad causes of homelessness, among the most common are:
Substance abuse and alcohol
Domestic violence
Mental illness
Homeless individuals and families have differing housing needs. Both groups are in crisis
and need food, clothing and shelter. Long-term transitional shelters, however, have
different emphases for individuals and families. An individual would do well in transitional
housing such as cooperative or single-room occupancy facilities. Families require more
housing amenities to accommodate their size and diverse age-related needs; thus, lower
income reentry housing such as single or multi-family units are more appropriate. Both
groups require supportive housing and social services. The needs of homeless families are
more complicated than those of homeless individuals. Childcare, pediatric care, and education are additional to basic health, mental health, employment, and other
supportive social and housing needs.
Hermosa Beach is located within the Los Angeles Homeless Services Authority’s (LAHSA)
Service Planning Area (SPA) 8 – South Bay (see Figure I-24). The 2020 homeless count found 28 unsheltered homeless persons in Hermosa Beach2 and 4,560 homeless persons within
SPA 8 as a whole. The 2020 homeless count was slightly higher than prior years, which reported between 17 and 23 homeless persons in Hermosa Beach during 2015 to 2019. Of
the unsheltered homeless enumerated in 2020, more than two-thirds were reported as living in cars, vans, or other vehicles.
Shelter and service needs of the homeless population are significantly different depending on the population subgroup. Los Angeles County’s Continuum of Care approach to
homelessness is a coordinated and systematic local approach to meet the needs of homeless individuals and families within these subgroups, including:
Chronic Homeless Persons;
Episodic Homeless Persons; and
Persons at Risk of Becoming Homeless
For many years Hermosa Beach has been actively engaged in efforts to address the
problems of homelessness. In 2015, the City Council adopted an initial Homeless Strategy
and Action Plan, establishing and committing to a list of preliminary steps toward
addressing homeless issues locally and as part of a broader effort to meet growing
demands at the regional level. Since that time, Hermosa Beach has taken significant steps
to implement the Action Plan, including:
Leadership in hosting a beach cities deployment site and organizing local
volunteers for the annual Greater Los Angeles Homeless Count, conducted each
January in partnership with the Los Angeles Homeless Services Authority (LAHSA);
2 https://www.lahsa.org/data?id=45-2020-homeless-count-by-community-city
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Participation of the Hermosa Beach Police Department in collaborative outreach
and response with Manhattan Beach PD, Redondo Beach PD, and a mental health
clinician assigned by the Los Angeles County Department of Mental Health (DMH);
Collaboration with other South Bay cities in deployment of dedicated outreach
teams from PATH (People Assisting The Homeless) under the leadership of the South
Bay Cities Council of Governments (SBCCOG);
Participation in Los Angeles County’s efforts to develop a set of regional strategies
for combating homelessness, which were ultimately adopted by the Los Angeles
County Board of Supervisors;
Collaboration with the South Bay Cities Council of Governments (SBCCOG) and
South Bay Coalition to End Homelessness (SBCEH) on policy initiatives to identify
additional resources for our region;
Participation in South Bay Cities Council of Governments (SBCCOG) bi-monthly
Homeless Services Task Force meetings to learn about County and regional homelessness programs, services, policy updates, and opportunities; and
Building a relationship with Harbor Interfaith Services, the lead agency for the Service Planning Area 8 Coordinated Entry System (CES), to access services and
support for people who are homeless or are at risk of homelessness in Hermosa Beach.
In 2018 the City Council adopted a Five-Year Homelessness Plan3 incorporating these and other actions designed to address the problems of homelessness in Hermosa Beach.
Additional information regarding the City’s efforts to address the problems of homelessness is provided in Chapter II, and Program 10 in the Housing Policy Plan describes actions the
City intends to take during the 2021-2029 planning period related to homelessness.
3 https://www.hermosabeach.gov/home/showdocument?id=11049
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Figure I-24
Los Angeles County Homeless Service Planning Areas
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F. Assisted Housing at Risk of Conversion
As part of the Housing Element update, State law requires jurisdictions to identify assisted units that are at risk of conversion to market rate housing during the 10-year period 2021-
2031. According to the Southern California Association of Governments and the California
Housing Partnership Corporation, there are no units at risk in Hermosa Beach.
G. Low- and Moderate-Income Housing in the Coastal Zone
The majority of Hermosa Beach west of Valley Drive is within the Coastal Zone. California
Government Code §65590 et seq. prohibits conversion or demolition of existing residential
dwelling units occupied by low- or moderate-income persons or families unless provision has been made for the replacement in the same city or county of those dwelling units with
units for persons and families of low- or moderate-income (excludes structures with less than 3 units, or less than 10 units for projects with more than one structure, among other
exclusions).
Section 65590(d) further requires new housing development in the coastal zone to provide
housing units for persons and families of low or moderate income, or if not feasible, to
provide such units at another location within the same city or county, within the coastal
zone or within three miles thereof. Due to the exemptions noted above, no documented
affordable units have been constructed in the Coastal Zone.
No deed-restricted affordable units have been demolished or converted within the
Coastal Zone since 1982. The Coastal Land Use Plan (LUP) addresses three primary issue
areas: access, planning for new development, and the preservation of marine-related
resources. The LUP contains policies that may impede the construction of new housing
development within the designated coastal zone of the City. These include policies related
to the preservation of beach access, adequate parking and controlling the types and
densities of residential development within the coastal zone. Coastal policies and
standards controlling mass, height and bulk discourage “mansionization.” Policies do not
prevent residential units above ground floor commercial as allowed in the C-1 zoning
district.
H. Future Housing Needs
1. Overview of the Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to plan
for anticipated growth. The RHNA quantifies the anticipated need for housing within each
jurisdiction for the 2021 to 2029 period, also referred to as the “6th cycle” in reference to
the six RHNA cycles that have occurred since the comprehensive revision of State Housing
Element law in 1980. Communities then determine how they will address this need through
the process of updating the Housing Elements of their General Plans.
The current RHNA was adopted by the Southern California Association of Governments
(SCAG) in March 2021. The need for housing is determined by the forecasted growth in
households in a community as well as existing needs such as overpayment and
overcrowding. The housing need for new households is adjusted to maintain a desirable
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level of vacancy to promote housing choice and mobility. An adjustment is also made to
account for units expected to be lost due to demolition, natural disaster, or conversion to
non-housing uses. Total housing need is then distributed among four income categories on
the basis of the county’s income distribution, with adjustments to avoid an over-
concentration of lower-income households in any community. Additional detail regarding
SCAG’s methodology used to prepare the RHNA can be reviewed on SCAG’s website at
https://scag.ca.gov/rhna.
2. Hermosa Beach 2021-2029 Housing Needs
The share of regional housing need for the City of Hermosa Beach as determined by SCAG
for the 2021-2029 planning period is 558 units, distributed by income category as shown in
Table I-7. Pursuant to Government Code §65583(a)(1) it is assumed that the need for extremely-low-income households is half of the very-low-income need. A discussion of how
the City will accommodate this housing need is provided in the Land Resources section of Chapter II.
Table I-7 Regional Housing Needs 2021-2029 –
Hermosa Beach
Very Low Low Moderate Above Moderate Total
232* 127 106 93 558
41.6% 22.8% 19.0% 16.7% 100%
Source: SCAG 2021
*116 of these are allocated to the extremely-low-income category
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II. RESOURCES AND OPPORTUNITIES
A. Land Resources
Section 65583(a)(3) of the Government Code requires Housing Elements to contain an
“inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship of zoning and
public facilities and services to these sites.” A detailed analysis of vacant land and potential redevelopment opportunities has been prepared and is described in
Appendix B. The results of this analysis are summarized in the table below. The City’s land inventory based on current zoning is insufficient to accommodate the RHNA allocation for
this planning period; therefore, amendments to General Plan and zoning designations are
necessary pursuant to State requirements (see Program 9 in the Housing Policy Plan).
Table II-1 Land Inventory Summary vs. RHNA
Income Category
Total VL Low Mod Above
RHNA (2021-2029) 232 127 106 93 558
Accessory dwelling units 11 28 4 21 64
Remaining RHNA 221 99 102 72 494
Sites Inventory (Table B-4) 355 168 80 603
% Buffer Above Remaining RHNA 11% 65% 11% 22%
Source: Hermosa Beach Community Development Dept., 2023
A discussion of public facilities and infrastructure needed to serve future development is
contained in Section III.B, Non-Governmental Constraints. There are currently no known
service limitations that would preclude the level of development allocated in the RHNA,
although developers will be required to pay fees or construct public improvements prior
to or concurrent with development.
B. Financial and Administrative Resources
1. State and Federal Resources
Community Development Block Grant Program (CDBG) - Federal funding for housing
programs is available from the Department of Housing and Urban Development (HUD).
During the previous planning period the City received approximately $68,000 per year,
however the latest grant for FY20-21 was about $63,000 and future years are unknown. In
recent years, the City has used CDBG funds for ADA compliance retrofits for sidewalk
handicap ramps, which is expected to continue during the planning period. In FY 20-21 a one-time grant program for eligible businesses with low- and moderate-income
employees to assist with recovery from pandemic used $37,479 CDBG CARES ACT funds and $72,571 unspent funds from prior years’ allocations.
The City does not currently participate in other HUD programs such as HOME, Emergency Shelter Grant (ESG) or Housing Opportunities for Persons with AIDS (HOPWA).
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Section 8 Rental Assistance – The Section 8 Housing Choice Voucher Program (HCVP)
assists very-low-income senior citizens, families and the disabled with the cost of rental
housing. Generally, a tenant pays 30% of his or her adjusted income towards the rent and
the Section 8 program pays the balance directly to the landlord. Unfortunately, the need
for rental assistance is greater than available resources.
2. Local Resources
As a very small jurisdiction, Hermosa Beach has extremely limited resources for housing
assistance. The only locally-generated source of housing revenue is the Condominium
Conversion fund, which is an "infrastructure fee toward the physical and service structure
of the community from which the development benefits" (Municipal Code Section
17.22.270).
C. Sustainable Housing Development
The City of Hermosa Beach is working to be a leader in sustainability. The three elements
of sustainability, environment, and economy are related to the objectives of this housing
element in several ways. Strong, sustainable communities connect housing, transportation,
jobs and equity. They reduce transportation costs for families, maximize resource
efficiency, improve housing affordability, save energy, and increase access to housing
and employment opportunities. This nurtures healthier, more inclusive communities and
housing opportunities. Hermosa Beach can use sustainable communities strategies and
techniques to invest in healthy, safe and inclusive neighborhoods.
Strategies to increase sustainability are multidisciplinary and are integrated throughout all
elements of the City’s new General Plan, which was adopted in 2017. The General Plan
focuses on sustainability and a low-carbon future.
1. AB 32 and SB 375
In 2006, the Legislature passed AB 32—The Global Warming Solutions Act of 2006,—which requires the State of California to reduce “greenhouse gas” (GHG) emissions to 1990 levels
no later than 2020. Passenger vehicles account for 31 percent of the state’s total emissions. In 1990 greenhouse gas emissions from automobiles and light trucks were 108 million metric
tons, but by 2004 these emissions had increased to 135 million metric tons. SB 375 asserts that “Without improved land use and transportation policy, California will not be able to
achieve the goals of AB 32.”
SB 375, passed in 2008, builds on the existing regional transportation planning process
(which is overseen by local officials with land use responsibilities) to connect the reduction
of GHG emissions from cars and light trucks to land use and transportation policy.
SB 375 has three goals: (1) to use the regional transportation planning process to help
achieve AB 32 goals; (2) to use the California Environmental Quality Act (CEQA)
streamlining as an incentive to encourage residential projects that help achieve AB 32
goals to reduce GHG emissions; and (3) to coordinate the regional housing needs
allocation process with the regional transportation planning process. SB 375 requires
consistency between the Regional Transportation Plan (RTP) and the Regional Housing
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Needs Assessment (RHNA), which is accomplished through using an “integrated” growth
forecast for use in both of these policy documents.
2. Energy Conservation Opportunities
Given the built-out nature of Hermosa Beach, attention should be focused on
redevelopment, rehabilitation and retrofits. As residential energy costs rise, the subsequent
increasing utility costs also reduce housing affordability. Although the City is fully
developed, new infill development, rehabilitation and retrofits provide opportunities to
enhance community sustainability and directly affect energy use within its jurisdiction.
State of California Energy Efficiency Standards for Residential and Nonresidential Buildings
were established in 1978 in response to a legislative mandate to reduce California's energy
consumption. The standards are codified in Title 24 of the California Code of Regulations and are updated periodically to allow consideration and possible incorporation of new
energy efficiency technologies and methods. The most recent update to State Building Energy Efficiency Standards were adopted in 2019. Building Energy Efficiency Standards
have saved Californians billions of dollars in reduced electricity bills. They conserve nonrenewable resources, such as natural gas, and ensure renewable resources are
extended as far as possible so power plants do not need to be built.4
Title 24 sets forth mandatory energy standards and requires the adoption of an “energy
budget” for all new residential buildings and additions to residential buildings. Separate requirements are adopted for “low-rise” residential construction (i.e., no more than 3
stories) and non-residential buildings, which includes hotels, motels, and multi-family residential buildings with four or more habitable stories. The standards specify energy
saving design for lighting, walls, ceilings and floor installations, as well as heating and
cooling equipment and systems, gas cooling devices, conservation standards and the use
of non-depleting energy sources, such as solar energy or wind power. The home building
industry must comply with these standards while localities are responsible for enforcing the
energy conservation regulations through the plan check and building inspection
processes.
In addition to state-mandated Title 24 requirements, Hermosa Beach is participating in a
coalition to collaboratively tackle the issue of energy conservation.5 The South Bay
Environmental Services Center (SBESC6) is educating residents, business owners and public
agencies and hosting or making available information about the energy conservation
programs, retrofits and incentives available in the community and how to incorporate
more energy-saving practices into everyday life. Established through funding from the
California Public Utilities Commission, the SBESC includes the 15 cities that comprise the
South Bay Cities Council of Governments (SBCCOG), and is associated with Southern
California Edison and Southern California Gas Company.
4 California Energy Commission (https://www.energy.ca.gov/programs-and-topics/programs/building-energy-efficiency-standards)
5 http://www.imakenews.com/priorityfocus/e_article001104271.cfm?x=bcHNgMg,b7M8B89t
6 www.sbesc.com
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The City of Hermosa Beach has adopted solar energy and wind energy ordinances to
facilitate their use, and has reduced building permit fees for solar energy systems and
waived the planning fee for wind energy systems.
The City has adopted a water conservation ordinance and a water efficient landscape
ordinance that is significantly more restrictive than required by state law in that
demonstration of drought-tolerant landscaping is required for all new landscaping in
connection with all projects regardless of size or tenancy.
Issue Area No. 6 and Program 9 in the Housing Plan describe the City’s policies and
objectives for identifying these and other opportunities for more sustainable development
as part of the General Plan update.
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III. CONSTRAINTS
A. Governmental Constraints
1. Transparency with Development Regulations
To increase transparency and certainty in the development application process as
required by law, the City provides a range of information online for ease of access, some of which is as follows:
General Plan, Zoning, and Local Coastal Plan:
https://www.hermosabeach.gov/our-government/community-
development/programs-projects-plans
Applications, Forms, Handouts, and Fee Schedule:
https://www.hermosabeach.gov/our-government/community-
development/applications-forms-handouts
Current Development Projects:
https://www.hermosabeach.gov/our-community/quick-links/city-
projects/development-projects
2. Land Use Plans and Regulations
a. General Plan
Each city and county in California must prepare a comprehensive, long-term General Plan
to guide its future. The Land Use Element of the General Plan establishes the basic land uses and density of development within the various areas of the city. Under State law, the
General Plan elements must be internally consistent and the City’s development regulations must be consistent with the General Plan. Thus, the land use plan must provide
suitable locations and densities to implement the policies of the Housing Element.
The Hermosa Beach General Plan – or PLAN Hermosa - was comprehensively updated in
2017. Land Use + Design Element of the General Plan includes four residential land use designations with allowable densities ranging from 2 to 33 units per acre, as shown in Table
III-1.
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Table III-1 Residential Land Use Categories – Hermosa Beach General Plan
Designation Definition Allowable
Density (du/acre)
Low Density Single-family residential (attached or detached) 2.0 – 13.0
Medium Density Single-family residential and small-scale multi-family residential
(duplex, triplex, condominium)
13.1 – 25.0
High Density Medium (8-20 unit buildings) and large-scale (20+ unit buildings)
multi-family residential
25.1 – 33.0
Mobile Home Mobile home parks, where lots are owned, rented or leased to
accommodate mobile homes for human habitation
2.0 – 13.0
As noted previously in Section II.A, amendments to General Plan and zoning designations
are necessary to ensure adequate sites to accommodate the RHNA pursuant to State law
(see Program 9 in the Housing Policy Plan). With those amendments, the General Plan will
not pose a constraint to implementation of Housing Element policies and objectives.
b. Zoning Regulations
The City regulates the type, location, density, and scale of residential development
through the Municipal Code. Zoning regulations serve to implement the General Plan and
are designed to protect and promote the health, safety, and general welfare of residents.
The Municipal Code also helps to preserve the character and integrity of existing
neighborhoods. The Municipal Code sets forth residential development standards for each
zone district.
In 2017 the City adopted a new General Plan and is currently in the process of updating zoning regulations to ensure consistency with the General Plan. The Zoning Ordinance
update is expected to be completed in 2023. The following discussion describes current regulations, some of which will be revised as part of the new Zoning Ordinance.
There are currently five residential zones in Hermosa Beach:
R-1 Single Family Residential (R-1A: Two Dwelling Units per Lot)
R-2 Two-Family Residential (R-2B: Limited Multiple Family Residential) R-3 Multiple-Family Residential
R-P Residential Professional
MHP Mobile Home Park
In addition to these zones, residential uses are also permitted above ground floor
commercial within the C-1 “Limited Business and Residential Zone” (see Table III-2). A
summary of the development standards for these zones is provided in the table below.
Residential Development Standards by Zone
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Hermosa Beach 2021-2029 Housing Element III Constraints
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Development Standard R-P R-1 R-1A R-2 R-2B R-3 C-1
Minimum Lot Area (sq.ft.) per DU 1,320 4,000 3,350 1,750 1,750 1,320 1,320
Equivalent Density 33 10.9 13 24.9 24.9 33 33
Minimum Front Yard (ft.) n/a 10% of lot
depth
10% of lot
depth
10% of lot
depth
10% of lot
depth
Per zoning
map
0
Minimum Side Yard (ft.) 10% of lot
width
10% of lot
width
10% of lot
width
10% of lot
width
10% of lot
width
10% of lot
width
5'
Minimum Rear Yard (ft.) 5 5
(3 if alley)
5
(3 if alley)
5
(3 if alley)
5
(3 if alley)
5 if alley 5'
Maximum Building Height (ft.) 30 25 25 30 30 30 30
Source: Hermosa Beach Zoning Ordinance, http://www.hermosabch.org/departments/cityclerk/code/zoning.html
Minimum lot area per unit ranges from 1,320 square feet in the R-P, R-3 and C-1 zones to
4,000 square feet in the R-1 zone. The R-P zone provides for mixed-use commercial/
residential development with varying densities depending on lot area and dimensions.
Density bonuses would permit more units than allowed by the underlying zone pursuant to State law and the implementing ordinance adopted by the City in 2004. The densities
within mobile home parks are regulated by Title 25 of the California Administrative Code, subject to a use permit.
A summary of the uses permitted in the City’s residential zoning districts is provided in Table III-2. Although a range of residential densities are allowed by-right in residential zones, a
discretionary precise development plan (PDP) is required when more than one unit is developed per lot to ensure site design is compatible with the Code and adjacent
development. In 2013 the Zoning Code was amended to clarify that the PDP is a site design tool, rather than providing a means of evaluating whether the type of use should be
allowed on a particular site.
The City also has adopted nine specific plan areas (SPAs), in many cases to
accommodate specific commercial or residential development projects. Residential use
is either not allowed in these specific plan areas or the specific plan area was adopted to
specifically accommodate a development project which has been constructed. SPA-7
and SPA-8 provide a significant number
of parcels for commercial development
fronting Pacific Coast Highway. As part
of this Housing Element update, the City
proposes to add residential and mixed
use as permitted uses in the C-2, C-3,
SPA-7, SPA-8, SPA-11, and M-1 zones for
RHNA sites. A residential density of 25.1-
33.0 units per acre, consistent with the R-
3 zone’s allowable density, will be
available to RHNA sites in C-2, C-3 SPA-7,
SPA-8, and SPA-11 zones. A density of 34-
50 units per acre will be available to
RHNA sites in the M-1 zone.
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Table III-2 Permitted Residential Development by Zone
Housing Type Permitted R-1 R-1A R-2 R-2B R-3 MHP R-P C-1 C-3
SF Detached P P P P P P 4
Single-Family Attached P* P* P* P* P* 4
Multi-Family P* P* P* C
Mobile Home P P P P P P P
Second Units P3 C1 C1 C1 C1 C1
Emergency Shelters P
Transitional, Supportive, Group Housing 6 6 6 6 6 6 6 6
Single-Room Occupancy P
Care Facility (6 or fewer) P P P P P P
Care Facility (7+) C2 C2 C2 C2 C2
Assisted Living5
Source: Hermosa Beach Zoning Ordinance
P = Permitted
P* = Permitted subject to approval of a precise development plan to evaluate site design (excluding development of small second unit in R-1
zone) C = Conditional Use Permit
1 Senior units only
2 Accessory to a single-family detached dwelling; for child care purpose
3 Administrative Permit subject to limitation on size 4 Residential uses are allowed above ground floor commercial uses
5 A specific plan area was created to accommodate a senior assisted living center.
6. Permitted as a residential use subject to the same standards as other residential uses of the same type in the same zone.
Zoning for Lower-Income Housing
Lower-income housing can be accommodated in all zones permitting residential use in
Hermosa Beach. These may include accessory dwelling units in all residential zones, multi-
family apartments in the R-3 zone, and residential or commercial/residential mixed-use
developments within the C-1 and R-P Zones. Under State law, the “default density”
presumed to be adequate to facilitate lower-income housing is 20 units/acre in Hermosa
Beach. As noted in before, the R-2, R-2B, R-3, R-P and C-1 zones all permit development at
greater than 20 units/acre and therefore are considered suitable for lower-income housing
under state law.7 Review of development trends confirms that actual densities in these
zones are typically greater than 20 units per acre.
7 Assembly Bill 2348 of 2004
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Hermosa Beach is one of the most
densely developed and populated
cities in Los Angeles County and is
essentially built-out. About 75% of the
city is residentially zoned, with about
35% of this area zoned for high-density
R-2 and R-3 development.
Approximately 11% of the city has
commercial zoning, and just 1% is
industrially zoned. The balance of the
city is zoned for open space, most of
which is the beach area. As part of this Housing Element update, the City
proposes to add residential and mixed use as permitted uses to RHNA sites in
the C-2, C-3, SPA-7, SPA-8, and SPA-11, with a residential density of 25.1-33.0 units per acre, consistent with the R-3 zone’s allowable
density. Residential and mixed use will also be added as permitted uses to RHNA sites in the M-1 zone with a residential density of 25.1-33 units per acre.
Special Needs Housing
Under State law, persons with special needs include those in residential care facilities,
persons with disabilities, farm workers, persons needing emergency shelter, transitional or
supportive housing, and low-cost single-room-occupancy units. The City’s regulations
regarding these housing types are discussed below.
Housing for Persons with Disabilities
State requirements. Health and Safety Code §§1267.8, 1566.3, and 1568.08
require local governments to treat licensed group homes and residential care
facilities with six or fewer residents no differently than other single-family
residential uses. “Six or fewer persons” does not include the operator, the
operator’s family, or persons employed as staff. Local agencies must allow these
licensed care facilities in any area zoned for residential use, and may not require
licensed residential care facilities for six or fewer persons to obtain conditional use permits or variances that are not required of other family dwellings. The
Zoning Ordinance includes definitions and standards in conformance with State law. Group homes and residential care facilities for up to six persons are a
permitted use in any residential zone.
Large residential care facilities are conditionally permitted in most residential
zones (Table III-2). In consideration of the City’s small lots and densely-populated residential neighborhoods, the conditional use permit requirement is reasonable
to ensure that the operational characteristics of such facilities do not generate conflicts with surrounding residential uses. As part of the comprehensive Zoning
Ordinance update, the City will revise the CUP review process for large care
facilities to an Administrative Permit in all residential zones, with a lower fee, and
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establish findings for approval that are objective and provide certainty in
outcomes (Housing Program 10).
Reasonable Accommodation. The City’s Building Code requires that new
residential construction comply with Title 24 accessibility standards. These
standards include requirements for a minimum percentage of fully accessible
units in new multi-family developments. In addition, Section 17.42.120 of the
Zoning Ordinance establishes procedures for the review of requests for
reasonable accommodation pursuant to State law.
The reviewing authority shall approve the request for a reasonable
accommodation if, based upon all of the evidence presented, the following
findings can be made:
1. The housing, which is the subject of the request for reasonable
accommodation, will be occupied by an individual with disabilities
protected under Fair Housing Laws;
2. The requested accommodation is reasonable and necessary to make
housing available to an individual with disabilities protected under the Fair Housing Laws;
3. The requested accommodation will not impose an undue financial or administrative burden on the city, as defined in the Fair Housing Laws and
interpretive case law; and
4. The requested accommodation will not require a fundamental alteration
in the nature of the city’s zoning or building laws, policies and/or procedures,
as defined in the Fair Housing Laws and interpretive case law. The city may
consider, but is not limited to, the following factors in determining whether
the requested accommodation would require a fundamental alteration in
the nature of the city’s zoning or building program:
a. Whether the requested accommodation would fundamentally alter the
character of the neighborhood;
b. Whether the accommodation would result in a substantial increase in
traffic or insufficient parking; and
c. Whether granting the requested accommodation would substantially
undermine any express purpose of either the city’s general plan or an
applicable specific plan.
These regulations are consistent with fair housing law and do not pose a
constraint on persons with disabilities. The City approved two Reasonable
Accommodation applications in recent years. However, approval of a
reasonable accommodation request currently requires a public hearing before
the approval body. As part of the update to the Zoning Ordinance, the City will
remove the public hearing requirement.
Definition of “Family”. The Zoning Ordinance defines "Family" as “two or more
persons living together in a dwelling unit, sharing common cooking facilities,
and possessing the character of a relatively permanent single bona fide
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housekeeping unit in a domestic bond of social, economic and psychological
commitment to each other, as distinguished from a group occupying a
boarding house, club, dormitory, fraternity, hotel, lodging house, motel,
rehabilitation center, rest home or sorority.” This definition is consistent with State
law.
Maximum concentration requirements. There are no concentration or
separation requirements for residential care facilities or group homes in the
Zoning Ordinance.
Site planning requirements. There are no special site planning requirements
(other than parking, height, and setbacks) for residential care facilities or group
homes in the Zoning Ordinance.
Parking requirements. Off-street parking requirements for residential care
facilities and group homes are the same as for single-family dwellings, which is
two spaces plus one guest space. This requirement does not pose an
unreasonable constraint to such facilities.
Farm Worker Housing
The City’s Zoning Ordinance does not identify farm worker housing separately
as a permitted use. However, as discussed in Chapter II, no agricultural activities are found within Hermosa Beach or in the surrounding communities. Therefore
there is no demand for farm worker housing in Hermosa Beach.
Emergency Shelters, Transitional/Supportive Housing and Low Barrier Navigation Centers
Emergency shelters are facilities that provide a safe alternative to acute
homelessness either in a shelter facility, or through the use of motel vouchers.
Emergency shelter is short-term, usually for 30 days or less. Senate Bill 2 of 2007
requires that unless adequate shelter facilities are available to meet a
jurisdiction’s needs, emergency shelters must be allowed by-right (i.e., without
discretionary review such as a conditional use permit) in at least one zoning
district, but may include specific development standards.
AB 2339 (2022) requires that the zone(s) designated for by-right shelters to be
zones that also permit residential uses. The Hermosa Beach Municipal Code
allows emergency shelters by-right in the C-3, SPA-7 and SPA-8 zones, with a ten-
bed limit per shelter and a 300-foot separation from another shelter. The City will
redesignate the R-3 zone (Multi-Family Residential) for emergency shelters by
right. The R-3 zone contains 1,034 parcels totaling 88 acres.
The City has an unsheltered homeless of 28 persons according to the 2020 Point-
in-Time Count. At appropriately 200 square feet per person (AB 2339 guidance),
a building space of 5,600 square feet would be needed. Given the costs of new
construction and the small size of the City’s unsheltered homeless population,
adaptive reuse of existing buildings may be a more feasible option than new
construction. AB 139 also requires that the City establishes parking standard for
emergency shelters based on staffing level only.
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Transitional housing is longer-term housing, typically up to two years. Transitional
housing generally requires that residents participate in a structured program to
work toward established goals so that they can move on to permanent housing.
Residents are often provided with an array of supportive services to assist them
in meeting goals. Under SB 2 transitional and supportive housing is deemed to
be a residential use subject only to the same requirements and standards that
apply to other residential uses of the same type in the same zone. Current City
definitions for transitional and supportive housing are in compliance with this
requirement. In 2018 AB 2162 amended State law to 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. Program 10 in the Housing Policy Plan includes a commitment to process an amendment to the
Municipal Code in compliance with this requirement.
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 means best practices to reduce barriers to entry, and may include, but is not limited to:
(1) The presence of partners if it is not a population-specific site, such as for
survivors of domestic violence or sexual assault, women, or youth
(2) Accommodation of residents’ pets
(3) The storage of possessions
(4) Privacy, such as partitions around beds in a dormitory setting or in larger
rooms containing more than two beds, or private rooms
Low barrier navigation centers meeting specified standards must be allowed
by-right in areas zoned for mixed use and in nonresidential zones permitting
multi-family uses. Program 7 in the Housing Policy Plan includes a commitment
to process an amendment to the Zoning Code in compliance with this
requirement.
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Single Room Occupancy
Single-room-occupancy (SRO) facilities are small studio-type units that rent in
the low-, very-low- or extremely-low-income category. SROs with up to six units
are permitted administratively within the R-3 district while SROs with seven or
more units are conditionally permitted in the R-3, C-3, SPA-7 and SPA-8 districts.
There is no density limit for SRO developments and the allowable unit size is 150
to 400 square feet. An affordability covenant is required for all SRO units except
the manager’s unit.
c. Off-Street Parking Requirements
The City’s parking requirements for residential zones vary by residential type and housing product (Table III-3). Two off-street parking spaces plus one guest space are required for
single-family, duplex or two-family dwellings. Multiple dwellings (three or more units) are also required to have two off-street spaces, plus one guest space for each two dwelling
units. Mobile homes are required to have two spaces per unit. The City adopted a reduced parking standard for Specific Plan Area No. 6 in conjunction with approval of a senior
assisted living facility, and shared and reduced parking may be approved by the Planning
Commission on a case-by-case basis. Pursuant to State Density Bonus Law reduced
parking standards apply to affordable housing developments.
Under the current parking requirements, two off-street parking spaces plus one guest
space are required for single-family, duplex or two-family dwellings. Multiple dwellings
(three or more units) are also required to have two off-street spaces, plus one guest space
for each two dwelling units. These parking requirements do not support a variety of housing
types, limit design options, result in residential street frontages dominated by parking and
garages, and can preclude achievement of maximum allowed density, especially on the
City’s smaller residential lots. As part of the comprehensive Zoning Ordinance update
currently underway the City will revise the parking requirements to facilitate a variety of
housing types, such as smaller units, and mixed use development that can take
advantage of shared parking.
Table III-3 Residential Parking Requirements
Type of Unit Minimum Parking Space Required
Single family residence 2 spaces plus 1 guest space
Mobile home park 2 spaces
Duplex or two-family dwelling 2 spaces plus 1 guest space
Multiple dwellings (3+ units) 2 spaces plus 1 guest space for each 2 dwelling units
Detached servant’s quarters or guest houses 1 space
Multi-family lower-income and senior restricted housing, multi-family
housing restricted to disabled persons, and single-room-occupancy
facilities
Reduced standards, refer to Hermosa Beach Zoning
Ordinance, Chapter 17.44
Accessory dwelling units Per State law (see Sec. 17.21.040)
Source: Hermosa Beach Zoning Ordinance, Chapter 17.44
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d. Cumulative Impacts of Development Standards
Future multi-family residential development is likely to take place as mixed use
developments along the City’s commercial corridors. The City’s existing mixed use
standards available to the C-1 zone only requires a minimum of 30-foot average depth of
space. There is no requirement for a full-ground floor commercial space. In many cases,
the ground floor will also be utilized for parking entry, circulation, common areas, lobbies, etc. Residential units can also be located on the ground floor.
Therefore, mixed use development can accommodate two floors above ground floor while maintaining the height limit. Multi-floors of residential then exist behind or above that
height. The graphic of a mixed-use building that had a very tall commercial
space (>21 feet tall) that has units
behind and beyond, as well as above.
Because the commercial spaces are
most effective at the corner, the corner
ends up being double height while the
other frontages of the building can be
two-level uses.
Overall, the City’s flexibility with commercial component in a mixed use building, proposed
revisions to the parking standards, will allow developments to achieve the maximum
allowable density.
e. Accessory Dwelling Units
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. Program 6 in the Housing Policy
Plan includes a commitment to monitor legislation annually and update City ADU regulations as necessary to maintain consistency with State law.
f. Density Bonus
Under State law cities and counties must provide a density increase above the otherwise
maximum allowable residential density under the Municipal Code and the Land Use
Element of the General Plan and other incentives when builders agree to construct
housing developments with units affordable to low- or moderate-income households or
housing developments restricted to seniors. Section 17.42.100 of the Zoning Ordinance
establishes standards and procedures for implementing State Density Bonus Law.
In order to further encourage affordable housing development, in 2013 the City adopted
enhanced density bonus standards (Sec. 17.42.170) to incentivize consolidation of small
lots into larger building sites according to the following formula.
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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
AB 2345 of 2019 amended State law to revise density bonus incentives that are available
for affordable housing developments. Program 3 in the Housing Policy Plan includes a
commitment to update City density bonus regulations to reflect these changes to State
law.
g. Mobile Homes/Manufactured Housing
There is often an economy of scale in manufacturing homes in a factory rather than on
site, thereby reducing cost. State law precludes local governments from prohibiting the
installation of mobile or manufactured homes on permanent foundations on single-family
lots. It also declares a mobile home park to be a permitted land use on any land planned
and zoned for residential use, and prohibits requiring the average density in a new mobile
home park to be less than that permitted by the Municipal Code.
Mobile and manufactured homes
are permitted in each of the
residential zones, thereby
facilitating the construction of this
type of housing.
One mobile home park is located in
Hermosa Beach (Marine Land
Mobile Home Park), which is owned
by a private, non-profit corporation.
In addition, the adjacent "State RV
Park" is occupied by very-low-
income households and persons in
transition to permanent residency.
The City committed to retaining the Marine Land Mobile Home Park by designating it within
the General Plan and Zoning Code as a Mobile Home Park (MHP) Zone and in 2008 the
City Council allocated over $111,000 from the Condominium Conversion Fund to assist
residents with their acquisition of the Marine Land Mobile Home Park. In 2008 the project
was awarded $1,200,000 subject to conditions under the State’s Mobilehome Park Resident Owner Program (see Program 2 in the Housing Policy Plan).
h. Condominium Conversions
In order to reduce the impacts of condominium conversions on residents of rental housing
and to maintain a supply of rental housing for low- and moderate-income persons, the
City's Municipal Code provides for a tenant assistance plan that includes the following:
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a. An option to first purchase units, including tenant purchase discounts. For those
who choose not to purchase a unit, the subdivider must provide a method by
which tenants will be assisted in finding comparable replacement rental housing
within the area of the conversion, including professional relocation assistance.
b. A statement of the method by which the subdivider will comply with the
requirements of Section 66427.1 of the State Subdivision Map Act. Such method
must provide that no tenant shall be required to move from his or her apartment
due to the proposed conversion until the expiration of the two-month period for
exercise of his or her right of first refusal.
c. Reimbursement for moving costs incurred, not to exceed $500.
d. Extension of tenancy to complete a school term, if necessary.
Because of these requirements, the potential impact of condominium conversions is not a significant constraint on the preservation of affordable rental housing. However, the
reimbursement amounts for moving and for rent differentials should be reviewed to ensure costs have not outpaced reimbursements. This review is incorporated into Program 2 in the
Housing Policy Plan. More importantly, condominium conversion has not been a trend in California for more than a decade and is not likely to become a significant trend again
due to the viability of the rental housing market and the costs of conversion.
i. Short-Term Rentals
Short-term rentals of less than 30 days are prohibited in all residential zones citywide.
j. Nonconforming Uses and Buildings
The Zoning Code allows residential uses to be rebuilt in the case of destruction or damage
beyond the owner's control provided the nonconformity is not increased. Nonconforming
buildings may expand 100 percent in floor area (existing prior to October 26, 1989, up to
3,000 square feet per unit or 5,000 square feet of total floor area for the building site).
Nonconforming portions of a building with a nonconforming residential use may be
partially modified or altered to the extent necessary to comply with the Uniform Building Code. Specific rules pertaining to nonconforming parking apply. Building sites with three
or more dwelling units cannot be expanded in floor area unless two parking spaces per unit plus one guest space for every two units are provided.
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The Zoning Code also allows the
Planning Commission to validate as
legal nonconforming residential units
that can be shown to have been used
for residential occupancy more or less
continuously since January 1, 1959
when City records and actual property
use conflict. In 2013 the City evaluated
whether to relax provisions governing
validation of residential units that
contribute to the supply of affordable
rental housing when the use is demonstrated to have existed for a
shorter period of time (to be determined as part of the city's consideration) than is currently required under the code,
provided the units are improved so as to not be substandard and parking adequate for the occupancy can be provided and determined to maintain the existing regulations due
to density, parking and issues that would be associated with administration of such a program.
k. Building Codes
State law establishes building standards and prohibits the imposition of standards that are
not necessitated by local geographic, climatic or topographic conditions and requires
that local governments making changes or modifications in building standards must report
such charges to the Department of Housing and Community Development and file an
expressed finding that the change is needed. The City’s Building Codes incorporate State
Codes. These are necessary to protect the public's health, safety and welfare.
The City’s building standards include some amendments to the State Building Code that
exceed state standards; however, these amendments are all relatively inexpensive, and
most of the revisions are related to fire alarms, smoke detectors, sprinkler systems, drainage,
increased demolition diversion, and increased energy efficiency. These modifications
were determined to not substantially increase project costs.
l. Coastal Zone
The City of Hermosa Beach includes nearly two miles of shoreline and varies in width between one-half mile and approximately one mile inland. Approximately 43% of the total
land area in Hermosa Beach is located within the Coastal Zone, as defined by the Coastal Act. The Coastal Zone in Hermosa Beach spans the entire length of the City from north to
south, and extends from the mean high tide line inland to Ardmore Avenue with two exclusions: The area from Hermosa Avenue to Valley Drive between Longfellow Avenue
and 31st Place; and the area east of Park Avenue or Loma Drive between 25th Street and 16th Street.
While a substantial portion of the City is in the Coastal zone, the character of land uses
within the Coastal zone areas of the City is widely varied. The commercial area
concentrated around the pier and shoreline includes lodging, restaurants (early morning
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and late night), snack shops, retail, recreation, and services that serve visitors and residents
alike. As distance increases from this concentrated area, development begins to include
mixed use and small-scale residential. Many areas of the Coastal zone in the City are
primarily residential (single- and multi- family) but interspersed with local commercial uses.
The City’s General Plan, PLANHermosa, adopted in 2017, recognizes this and assigns
different land use designations within the Coastal zone that reflect the purpose of these
areas. Recreational Commercial (RC) is designated for the primarily visitor-serving area
near the Pier; Downtown (DT) is designated the retail and service core that includes mixed
use and residential uses. The City proposes sites within the DT area on the Sites Inventory to
further the development of housing in the coastal zone in a manner that is consistent with
existing development patterns. This is similar to the manner in which the City already allows
mixed-use development in the C1 zones. Meanwhile, the City is not proposing sites in the Recreational Commercial, as the City’s Coastal Land Use Plan recognizes this as a primarily
visitor serving area.
The City of Hermosa Beach is currently working with the California Coastal Commission
(CCC) to obtain approval of the City’s Local Coastal Program (LCP) and Land Use Plan (LUP). On October 25, 2021, the City submitted the Mobility Element amendment for review
and approval to the CCC, which is the City’s first step for an updated LCP. The City implements State laws such as SB 330 and SB 9 to ensure housing development
opportunities are available within the Coastal Zone. The City received comments from the CCC in 2022 and will be addressing their comments along with any subsequent need to
update the Coastal Land Use Plan to accommodate the RHNA.
Affordable housing projects in the Coastal Zone are processed pursuant to State Law. The
City is also in the process of updating the comprehensive Zoning Ordinance, which will
address permitting requirements for multifamily developments.
Subsequent to the adoption of the Housing Element, the City will review any Coastal Land
Use Plan policies that must be updated and submit to the California Coastal Commission
for certification. The timeline will be more apparent once the amendments have been
submitted.
3. Development Processing Procedures
a. Residential Permit Processing
State Requirements. State Planning and Zoning Law establishes permit processing
requirements for residential development. Within the framework of State requirements, the
City has structured its development review process in order to minimize the time required
to obtain permits while ensuring that projects comply with applicable regulations.
Developer Assistance. Hermosa Beach has prepared permit processing guidelines to assist
builders in applying for development permits for residential developments and
subdivisions. The guides are comprehensive in nature, and address the steps to be followed. Early consultation with City staff is encouraged to identify issues as soon as
possible and reduce processing time. This consultation (at no cost to applicants) allows applicants to become acquainted with the application materials and fees required by
each department and agency. Preliminary site and architectural plans are also reviewed for consistency with City standards. This conference allows the applicant to assess the
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Hermosa Beach 2021-2029 Housing Element III Constraints
Housing Element Technical Report III-15 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
feasibility of the project and make adjustments during the preliminary planning stages to
minimize costs and permit processing time.
Permit Approval Procedures and Timing. Simultaneous processing of required entitlements
(e.g., subdivisions and planned development permits) is also provided as a means of
expediting the review process. Most projects under the purview of the Planning
Commission are acted upon within six weeks of filing; a subsequent process requiring
Planning Commission actions to be reported to the City Council and the appeal period
typically requires about 30 days. Therefore, the process is typically completed within three
months from application filing.
Single-Family Detached Units – Applications are reviewed by the Planning
Division for zoning clearance, and subsequently by the Building Division.
Processing time is typically three to four weeks.
Condominiums – A conditional use permit, precise development permit
(PDP) design review, and tentative subdivision map must be approved by the Planning Commission; this process is usually completed within three
months from the date a complete application is received. Once Planning Commission approval is obtained, the building permit application can be
simultaneously reviewed by the planning and building divisions.
Multi-Family Projects – A precise development plan (PDP) design review is
conducted by the Planning Commission. If a conditional use permit is also required, it is reviewed by the Planning Commission concurrently. Such
review is usually completed within three months from the date a complete
application is received. Once Planning Commission approval is obtained,
the building permit application can be simultaneously reviewed by the
planning and building divisions. A structural plan check is performed by an
outside contractor.
Mixed-Use Projects – A precise development plan (PDP) design review is
conducted by the Planning Commission. If a conditional use permit is
required by the Zoning Code, concurrent Planning Commission review is
usually completed within three months from the date a complete
application is received.
Building Plan Check - Plan check for the processing of residential building
permits is generally four to six weeks, depending on the City’s workload.
Building codes are applied to new construction, and projects are monitored
and inspected under the building permit process.
In 2021 the City initiated a comprehensive Zoning Ordinance update. One of the major
objectives of the update is to simplify the development review process. Specifically, the
City is proposing to revamp the PDP requirements. Program 11 in the Housing Policy Plan
includes a commitment to this revision. Also, in the pending Subdivision Ordinance update,
the City will be addressing the CUP requirement for condominium projects.
The City proposes to revise the PDP process by project size. The scope of PDP review will
be limited on physical characteristics as they apply to the design of the sites plan,
structures, landscaping, and other physical features of the proposed project, including:
1. Building proportions, massing, and architectural details.
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Housing Element Technical Report III-16 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
2. Site design, orientation, location, and architectural design of buildings relative
to existing structures on or adjacent to the property, topography, and other
physical features of the natural and built environment;
3. Size, location, design, development, and arrangement of on-site parking and
other paved areas;
4. Height, materials, and design of fences, walls, and screen plantings;
5. Location and type of landscaping including selection and size of plant
materials, and design of hardscape; and
6. Size, location, design, color, lighting, and materials of all signs.
Applicability and Review Authority
Single-family Residential
Projects with 2-4 dwelling units;
Projects with 5 or more dwelling units Exceptions
Application Type Ministerial PDP PDP Housing projects with affordable
units, senior units, or density bonus units will be processed with a staff
level PDP Reviewing Body Staff Planning Commission Planning Commission
The review authority must make all of the following findings to approve or conditionally
approve a Precise Development Plan application:
A. The design, layout, and other physical features of the project complies with all
other applicable provisions of this Title and all other titles of the Hermosa Beach
Municipal Code;
B. The design, layout, and other physical features of the project is consistent with the General Plan, and any applicable specific plan or design guidelines; and
C. The design, layout, and other physical features of the project complies with any design or development standards applicable to the zone, unless waived or
modified pursuant to the provisions of this Title.
The City will be developing objective standards for the PDP review as part of the
comprehensive Zoning Ordinance update.
b. Environmental Review
Environmental review is required for all discretionary development projects under the
California Environmental Quality Act (CEQA). Most projects in Hermosa Beach are either
Categorically Exempt or require only an Initial Study and Negative Declaration.
Developments that have the potential of creating significant impacts that cannot be
mitigated require the preparation of an Environmental Impact Report. The Negative
Declaration process typically requires about three to four weeks. Categorically Exempt
developments such as ADUs require a minimal amount of time. Although environmental
review adds to the time and cost of development, it is mandated by State law.
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Re-adopted (with revisions) August 8, 2023
4. Development Fees and Improvement Requirements
State law limits fees charged for development permit processing to the reasonable cost of
providing the service for which the fee is charged. Various fees and assessments are
charged by the City and other public agencies to cover the costs of processing permit
applications and providing services and facilities such as schools, parks and infrastructure.
Most of these fees are assessed through a pro-rata share system, based on the magnitude
of the project's impact or on the extent of the benefit that will be derived.
Table III-4 shows fees associated with new development within Hermosa Beach. As can be
seen from the table, Park and Recreation and Building Permit fees represent the largest
development fees, although since many projects replace units, credits can be obtained.
For a typical 2,000-square-foot single-family dwelling (excluding any demolition or entitlement cost), current (2021) permit fees are estimated at approximately $30,000 per
unit or $15,000 if the new unit replaced a 1,500-square-foot house. Fees for a 2,000-square-foot condominium unit (part of a typical two-unit project) that replaced a 1,500-square-
foot dwelling would be about $30,000, or $45,000 if no replacement is involved. Nearly all multi-family projects are small condominium projects, which allow owners to maximize
investment on small lots.
The City periodically evaluates the actual cost of processing the development permits
when revising its fee schedule. The last review was 2020.
In addition to City fees, development fees levied by the school districts and special districts
include the following as of 2021:
School Fees: $4.79 per square foot
L.A. County Sewer Connection Fee: $4,610 (single-family home)
Aside from parkland fees, no other impact fees have been adopted.
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Re-adopted (with revisions) August 8, 2023
Table III-4 City of Hermosa Beach Planning & Building Fees
Planning Fees/Building Fees Fee Amount
Conditional Use Permit (CUP) $5,070
CUP for Condominium (cost/2 units) $5,265
CUP for Condominium (per unit over 2 units) $195
CUP/Parking Plan/PDP (amendment) $4,467
Negative Declaration/Initial Study $3,545
Extension (tentative map, final map, CUP) $1,028
Final Map $731
General Plan Amendment Map/Text $4,015 / $5,405
Zone Change $4,226
Parking Plan $4,678
Precise Development Plan $5,538 / $5,265
Subdivision – Tentative Map $4,879
Variance $3,907
Parks and Recreation Fees (condos excluded)** $7,902/unit
Parks and Recreation Fees, in lieu (condos only)** $14,096/unit
Building Permit $1,621.44 for first $100,000 plus
$9.28 for each additional $1,000
Sewer Use Fee** Same as County Sewer Fee
Source: City Of Hermosa Beach. 2021
*Averages for 3-bedroom, 2 bath single-family home.
**Credits available if existing square footage is demolished or dwelling units are replaced. Does not include possible cost for an environmental impact report or related consultant fees.
The City requires developers to provide on-site and off-site improvements necessary to serve their projects. Such improvements may include water, sewer and other utility
extensions, street improvements and traffic control devices that are reasonably related to the project. Dedication of land or in-lieu fees may also be required of a project for rights-
of-way, transit facilities, recreational facilities and school sites, consistent with the Subdivision Map Act.
The City’s Capital Improvement Program (CIP) contains a schedule of public improvements, including street improvements and other public works projects, to facilitate
continued development according to the City’s General Plan. The CIP helps to ensure that construction of public improvements is coordinated with private development.
Although development fees and improvement requirements increase the cost of housing,
cities have little choice in establishing such requirements due to the limitations on property
taxes and other revenue sources needed to fund public improvements.
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Hermosa Beach 2021-2029 Housing Element III Constraints
Housing Element Technical Report III-19 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
B. Non-Governmental Constraints
1. Environmental Constraints
Environmental constraints include physical features such as steep slopes, geological
hazards, floodplains, or sensitive biological habitat. In many cases, development in these
areas is constrained by State and Federal laws (e.g., FEMA floodplain regulations, the
Clean Water Act, Endangered Species Act, Coastal Act, State Fish and Game Code and
the Alquist-Priolo Act). The City’s Coastal Land Use Plan and General Plan have been
designed to protect sensitive areas from development and to protect public safety, as
required by State and Federal law. Environmentally sensitive areas are generally zoned
and protected as parklands. However, a significant portion of the city is within the Coastal
Zone wherein impacts to coastal resources are always of concern. In addition, portions of
the city are located on moderately steep hillsides and some areas are subject to
liquefaction. While policies constrain residential development to some extent, they are
necessary to support other public policies.
2. Infrastructure Constraints
With about 20,000 people living within its 1.3 square miles and virtually no vacant land, the
City’s growth is limited to redevelopment and replacement of existing structures. This
section discusses potential infrastructure constraints on such development.
Water and Wastewater. Water and wastewater systems are generally able to serve existing
demands. Most new development will continue to be replacement of existing structures,
and water and sewer capacities are projected to be sufficient to accommodate this replacement during the planning period. However, significant deficiencies in the sewer
system exist and rehabilitation is necessary, and new development may require offsite improvements. The City Council approved Sewer System Master and Management Plans
identifying the cost to repair the 80-year-old system at $9 million over 10 years, which is incorporated in the annual City budget.
The City also has adopted a Storm Drain Master Plan, with annual storm drain improvements included in the annual City budget. Water infrastructure is replaced and
developer improvements are in accordance with the schedules and requirements of the service providers.
Streets and Parking. One of the primary infrastructure issues associated with the current
level of development is the limited capacity of on-street parking. As a dense beach city
inundated by tourists throughout the summer months, there can sometimes be a shortage of adequate parking in many areas. The City addresses this constraint incrementally by
ensuring that all new developments, both residential and commercial, provide adequate
off-street parking so they do not need to rely on on-street parking.
Streets in Hermosa Beach are subject to high levels of traffic, which are further impacted
by new development. The great majority of the traffic, especially during the summer
months, consists of through-traffic over which the City has no control. Because of the city’s
location in relation to the regional freeway system, access to the surrounding region is
limited to the arterial roadways. The many thousands of visitors to the local beaches also
affect parking and other services.
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Hermosa Beach 2021-2029 Housing Element III Constraints
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Re-adopted (with revisions) August 8, 2023
Drainage. Urban storm water run-off is a challenging issue because Hermosa Beach is an
oceanfront community with over 90% impermeable ground surface. In addition to best
management practices (BMPs) implemented through its regional storm water discharge
permit, the City also requires infiltration basins, when appropriate, with new developments.
The City has adopted rules to allow and encourage pervious surfaces and also adopted
Cal-Green building standards in 2019 exceeding State requirements by requiring increased
permeability or infiltration in connection with new development. The City has installed an
award-winning infiltration project in the downtown area, which should serve as a model
for other areas. Additionally, the City adopted Low Impact Development Requirements
for New Development and Redevelopment Projects (Municipal Code Sec. 8.44.095).
Dry utilities. Dry utilities such as electricity, telephone and cable are provided by private
companies and are currently available in the areas where future residential development
is planned. When new development is proposed the applicant coordinates with utility
companies to arrange for the extension of service. There are no known service limitations
that would restrict planned development during the planning period.
3. Land Costs
Land represents one of the most significant components of the cost of new housing. Land values fluctuate with market conditions, and the downturn in the housing market following
the 2008 mortgage crisis had a negative effect on property values. In recent years real estate values have increased significantly.
Per-unit land cost is directly affected by density – higher density allows the land cost to be spread across more units, reducing the total price. Most new residential development in
the city consists of one to two units per lot, and recent trends indicate redevelopment
projects have been maximizing density. However, no land was available for sale during
the writing of this Housing Element.
4. Construction Costs
Residential construction costs are estimated by the Community Development Department
at $500 per square foot and higher, usually due to the type of construction and amenities
desired by developers. Construction cost is affected by the price of materials, labor,
development standards, and general market conditions. The City has no influence over
materials and labor costs, and the building codes and development standards in Hermosa
Beach are not substantially different from other cities in the South Bay area. Since most
development consists of private redevelopment where impact fees and major
infrastructure or offsite improvements are typically not required, it is likely that costs are
lower than in many cities. The City’s building code amendments do not add substantial
cost.
5. Cost and Availability of Financing
Hermosa Beach is similar to most other California communities with regard to private sector
home financing programs. Although the mortgage crisis that began in 2008 affected the
availability of real estate loans, interest rates are at historic low levels. For buyers with good
credit, the current low interest rates significantly reduce the cost of housing.
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Re-adopted (with revisions) August 8, 2023
Under State law, it is illegal for real estate lending institutions to discriminate against entire
neighborhoods in lending practices because of the physical or economic conditions in the
area (“redlining”). In monitoring new construction sales, resales of existing homes, and
permits for remodeling, it does not appear that redlining is practiced in any area of the
city.
6. Timing and Density
Due to very high land cost and limited available sites, development projects typically
maximize the allowable density. Furthermore, to accommodate the City’s 6th cycle RHNA,
much of the new housing is anticipated in the high density residential and commercial
districts where mixed use and residential uses are permitted at a density range of 25.1 to
33.0 units per acre.
The timeline of development projects from project approval to building permit application
can vary from project to project depending on multiple factors unrelated to City
requirements, and may be impacted by the availability of financing, contractors, labor, and materials. In reviewing the most recent residential development projects during the
last four years, the average time between project approval and building permit application is about 118 days, with a median of 93 days.
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Hermosa Beach 2021-2029 Housing Element Appendix A – Evaluation
Housing Element Technical Report A-1 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Appendix A
Evaluation of the 2014-2021 Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the
effectiveness of the existing Housing Element, the appropriateness of goals, objectives and
policies, and the progress in implementing programs for the previous planning period. The Housing Element update included a review the housing goals, policies, and programs of
the prior Housing Element, and evaluated the degree to which those programs have been implemented during the previous planning period. The Housing Element update also
included an assessment of the appropriateness of goals, objectives and policies. The findings from this evaluation have been instrumental in determining the City’s Housing
Implementation Program for the 2021-2029 planning period.
Table A-1 summarizes the programs contained in the previous Housing Element along with
the source of funding, program objectives, accomplishments, and implications for future policies and actions.
Table A-2 presents the City’s progress in meeting the quantified objectives from the
previous Housing Element.
The City has limited funding to address housing needs. However over the past cycle, the
City accomplished the following for special needs populations:
Approved two reasonable accommodation requests to address the housing needs
of persons with disabilities.
Promoted the ADU development in the community, which benefits elderly and
lower income households. ADU activities increased significantly in 2021 and 2022.
Preserved the affordability of Marine Land Mobile Home Park by facilitating the
conversion of the park into resident ownership.
Provided rental assistance to at-risk homeless through the PLHA funds administered
by LACDA.
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Hermosa Beach 2021-2029 Housing Element Appendix A – Evaluation Housing Element Technical Report A-2 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Table A-1 Housing Element Program Effectiveness Evaluation City of Hermosa Beach 2014-2021 Name of Program Objective Status of Program Implementation Continued Appropriateness Program 1 Density Bonus. Continue to make information available on the density bonus program through brochures and the City website throughout the planning period. The City continued to implement this program. No requests for density bonus were submitted. Most new units in Hermosa Beach are typically small 1-4 replacement units. For the 6th cycle 2021-2029, larger sites identified for housing are along the City’s commercial corridors, including small parcels under the same ownership that could be consolidated. The City has a lot consolidation program that provides increased density for consolidated lots. Ongoing and included in the Housing Element. Program 2 Housing Sites Database. The City will ensure that adequate sites are available to accommodate its new housing need for the 2014-2021 planning period, and continue to maintain its comprehensive land use database as means to identify suitable sites for new residential development. This database provides zoning and other information for every parcel in the City, and includes information regarding underdeveloped and undeveloped parcels. The City continued to maintain a database of adequate sites to accommodate housing needs. This program should be revised to reflect the 6th cycle sites inventory. The City receives occasional inquiries from developers for some older, underutilized commercial sites. To be more proactive and encourage new residential development along the corridors, the program should provide a dedicated webpage with opportunity sites information and contacts to make the information more accessible to interested developers for 2021-2029 6th Cycle. Ongoing and revised to add dedicated webpage with opportunity sites information and contacts in July 2023. DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix A – Evaluation Housing Element Technical Report A-3 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Name of Program Objective Status of Program Implementation Continued Appropriateness Program 3 Mobile Home Conservation. Provide 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 apartment or home. The Mobile Home Park has obtained state funding to convert to a resident owned park. Conversion of the Marine Land Mobile Home Park to resident ownership was completed in 2013. This program should be continued. Income limits are verified for new buyers according to extremely-low, very-low and low-income restrictions and reviewed and approved for conformance by the Homeowners Board prior to purchase to maintain these affordable for-sale units. Completed. Review of this program indicates affordable housing is preserved through covenants and Homeowner board review. Program 4 Code Enforcement. The Code Enforcement Program is responsible for enforcing 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 right-of-way The Code Enforcement program was implemented. This program is effective and should be continued with a change in description. This description was provided before the program was implemented. The Program description should be revised to reflect actual activities and should specifically include housing stock preservation through nuisance maintenance cases and neighborhood preservation through response to neighbor complaints, in addition to response to residents asking about Fair Housing. Ongoing and revised to include Code Enforcement housing preservation and neighborhood preservation activities. DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix A – Evaluation Housing Element Technical Report A-4 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Name of Program Objective Status of Program Implementation Continued Appropriateness Program 5 Affordable Housing Development Outreach and Assistance. Investigate the feasibility of expanding CDBG funding and Section 8 rental vouchers to qualifying 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 continued to provide information in support of CDBG and Section 8 programs. No developers have expressed interest in pursuing affordable housing development. Hermosa Beach receives CDBG fund distribution through Los Angeles County Community Development Authority (LACDA) since it is a small city with a population of 19,614. During the 2013-2021 5th Cycle period the City has designated its $60,000-$63,000 annual funding for residential neighborhood sidewalks replacement. The City intends to continue use of CDBG funds for this neighborhood preservation purpose. This program should be continued and expanded to add Section 8 information to the City’s website with information for property owners to encourage participation and information for residents seeking properties available through Section 8 housing vouchers. It should be noted that new Permanent Local Housing Allocation (PLHA) funds, also distributed through LACDA, have been designated for Rental Assistance programs to help LA County residents, including Hermosa Beach residents, stay in their homes and avoid becoming at-risk of homelessness. Ongoing, revised and expanded information on City’s website by July 2023. Program 6 Fair Housing. Provide assistance to local fair housing organizations to address complaints regarding housing discrimination within the City and provide counseling in landlord/tenant disputes. The City continued to promote fair housing. This program should be continued, revised and expanded to address Affirmatively Furthering Fair Housing (AFFH) policies and the City’s AFFH analysis. The City should include Fair Housing information on its website, including the LA County LACDA and non-profit Housing Rights Center. Easy Fair Housing information and access will assist residents and allow City Staff, not just Code Enforcement, to answer these inquiries. Ongoing, revised and expanded information on City’s website by July 2023. DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix A – Evaluation Housing Element Technical Report A-5 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Name of Program Objective Status of Program Implementation Continued Appropriateness Program 7 Zoning for Special Needs and Affordable Housing. Continue to monitor changes in state law regarding regulations related to persons with special needs and affordable housing. The City continued to monitor state law regarding special needs and affordable housing. New state laws will be addressed for special needs and affordable housing as part of the Comprehensive Zoning Code update underway, expected to be considered for approval in July 2023. Ongoing and revised. State laws incorporated for Special Needs and Affordable Housing included with Housing Element rezoning and Comprehensive Zoning Code update expected to be approved by City Council in July 2023. Program 8 Facilitate Efficient Use of Sites that Allow High-Density Residential Development. Facilitate affordable housing development on sites that allow high-density residential development including reducing constraints posed by small lot sizes. The City continued to encourage affordable housing development; however, no applications have been submitted. This program is expanded through allowance of residential in commercial zones for mixed-use and 100% residential with affordable housing as part of the 6th cycle rezoning program and Comprehensive Zoning Code update underway and expected to be considered for approval in July 2023. Ongoing, revised and expanded with introduction of mixed-use and 100% residential with affordable housing through Housing Element rezoning and Comprehensive Zoning Code update expected to be approved by City Council in July 2023. Program 9 Sustainable Housing Development In 2013 the City embarked on a comprehensive update to the General Plan. One of the primary themes of the new General Plan will be community sustainability. As part of the General Plan update, state-of-the-art options to improve sustainability and energy conservation will be reviewed, and those that are appropriate for Hermosa Beach will be pursued. New initiatives related to residential development will be incorporated into the Housing Element, as appropriate. In 2017 the General Plan update was adopted. This program should be continued. This program description should be revised to include the General Plan Amendments underway, including the Housing Element, Safety Element, and Comprehensive Zoning Code update underway including necessary rezonings to meet the City’s RHNA allocation and expected to be considered in July 2023. Sustainability is prioritized throughout the 2017 General Plan and will be continued in the General Plan Amendments. The City also implements the State’s Green Building Code. EV charger and solar panel permits also are expedited for processing. General Plan adoption in 2017. General Plan Amendments underway with prioritized sustainability throughout, including the Housing Element, Safety Element, and Comprehensive Zoning Code update underway including necessary rezonings to meet the City’s RHNA allocation and expected to be considered for approval in July 2023. DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix A – Evaluation
Housing Element Technical Report A-6 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Table A-2
Progress in Achieving Quantified Objectives City of Hermosa Beach 2014-2021
Program Category Quantified Objective Progress
New Construction1
Extremely Low 1 -
Very Low - -
Low 1 -
Moderate - 15
Above Moderate - 10
Total 2 25
Rehabilitation2
Extremely Low
10 10 Very Low
Low
Moderate
Above Moderate -
Total 10
Conservation3
Extremely Low
60 60 Very Low
Low
Moderate
Above Moderate - -
Total 60 60
1 Quantified objective and progress for new construction reflect units built 2014-2021
2 Private repairs
3 Mobile Home Park and RV Park units
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Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory
Housing Element Technical Report B-1 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Appendix B
Residential Land Inventory
1. Regional Housing Need Allocation (RHNA)
State law requires each city to include in its Housing Element an inventory of vacant
parcels having the potential for residential development, or “underutilized” parcels with
potential for additional development or redevelopment. The purpose of this inventory is to
evaluate whether there is sufficient capacity, based on the General Plan, zoning and
development standards to accommodate the City’s assigned share of regional growth
needs as identified in the 2021-2029 Regional Housing Needs Assessment (RHNA). This
analysis represents an assessment of the City’s realistic development potential. Actual
development will depend on the intentions of each property owner, market conditions
and other factors. The methodology and assumptions for the residential land inventory are
provided below.
The City has been allocated a need of 558 units during the 2021-2029 projection period,
which are distributed among the following income categories:
Very-low income 232 units
Low income 127 units
Moderate income 106 units
Above-moderate income 93 units
Projected ADUs
Pursuant to State law, the City may credit potential ADUs to the RHNA requirements by using the trends in ADU construction to estimate new production. Hermosa Beach had a
slow start with ADU construction with the changes in State law. However construction of ADUs significantly increased over the last two years. The City’s five-year ADU records are:
2018 – 1 unit
2019 – 1 unit
2020 - 1 unit
2021 – 16 units
2022 – 14 units
Based on this data, the City has an average of 6.6 ADUs annually over the past five years.
However, given the sharp rise in ADU activities in the last two years at the beginning of this
RHNA cycle, the City anticipates an average of eight ADUs annually for 64 units over eight
years. This projection assumes some tapering off of interest in later years.
SCAG conducted a regional analysis of existing ADU rents in April and June 2020. The
analysis broke down Los Angeles County into two survey areas. The City of Hermosa Beach
is located within in the LA County I study area. The analysis resulted in affordability
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Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory
Housing Element Technical Report B-2 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
assumptions for jurisdictions in this study area, that allocated 15 percent to extremely low
income, 2 percent to very low income, 43 percent to low income households, 6 percent
to moderate income, and 34 percent to above moderate income households.
Based on the ADU rent survey conducted by SCAG, of the 64 ADUs projected to be built,
10 units will be for extremely low income households, one unit for very low income
households, 28 for low income households, four for moderate income households and 21
units for above moderate income households.
Remaining RHNA
Accounting for the projected ADUs, the City has a remaining RHNA of 494 units. The City
must identify adequate sites with appropriate density and development standards to
accommodate this remaining RHNA.
Table B-1 RHNA Status
RHNA ADU Projection Remaining RHNA
Extremely Low (<30%) 116 10 106
Very Low (31-50%) 116 1 115
Low (51-80%) 127 28 99
Moderate (81-120%) 106 4 102
Above moderate (120%+) 93 21 72
Total 558 64 494
Note: While RHNA does not separately identify an allocation for extremely low income households, State law
required jurisdictions to estimate the projected housing needs of this income group. The acceptable methodology is
to assume 50% of the very low income RHNA as extremely low income.
2. Availability of Sites
For potential new units in a city’s land inventory, State law establishes affordability
assumptions based on density. The “default” density for small metropolitan jurisdictions,
including Hermosa Beach, is 20 units per acre8. This means that if the General Plan and
zoning allow development at 20 units per acre or greater, these sites are deemed
appropriate to accommodate housing for lower-income households.
In Hermosa Beach, the following residential zoning districts allow multi-family development
at densities greater than 20 units/acre:
District Allowable Density
R-2 24.9 units/acre
R-2B 24.9 units/acre
R-3 33 units/acre R-P 33 units/acre
Also the C-1 commercial district allows mixed-use development at a density of 33 units/acre. The allowable densities in all of these districts are significantly greater than the
8 Government Code §65583.2(c)(3)(B)
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory
Housing Element Technical Report B-3 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
state default density of 20 units/acre; therefore, they are considered suitable for
accommodating the City’s lower-income housing need.
However, the City has few vacant or underutilized sites in these districts to accommodate
new housing. As a strategy to meeting the City’s RHNA obligations, the City proposes to
allow residential and mixed use development in the C-2, C-3, SPA-7, SPA-8, SPA-11, and M-
1 zones. A residential density of 25.1-33.0 units per acre will be permitted.
3. Redevelopment Trends in South Bay
Throughout the South Bay region, redevelopment of existing underutilized commercial
properties into residential and mixed use projects has become a significant trend. The
impacts of COVID (such as accelerated trends of online shopping and remote working)
have resulted in increased redevelopment of commercial properties into residential/mixed
use projects. Table B-2 below provides a sample of recycling underutilized commercial
properties in the South Bay region.
Table B-2 Redevelopment Trends in South Bay
Community Location/Project Prior Uses Redevelopment
Redondo Beach South Bay Galleria Shopping mall Infilling existing parking areas
with 650 residential units
Redondo Beach Alcast Foundry RV parking and truck
storage
Consolidation of six parcels
for development of 36
townhomes
Rolling Hills Estates 927 Deep Valley Drive Medical office Demolition of existing office
building to construct 75 units
Rolling Hills Estates Peninsula Pointe Office
Conversion of an office
building into an 80-unit
residential care facility
El Segundo Pacific Coast
Commons
Excess parking for
Fairfield Inn and Suites
and Aloft Hotel
263 units and 11252 square
feet of retail
Hermosa Beach 2700 Manhattan Ave Restaurant and two
units
Commercial space and three
residential units
Manhattan Beach Verandas Verandas Beach House
– an event venue 79 housing units
Manhattan Beach 1701-1707 Artesia Closed antique shop
and single-family home 14 housing units
Torrance 18045 Western Avenue Truck storage and auto-
related uses
Mixed use project with 32
housing units
Torrance 18080-18090 Prairie
Ave
Single-family home,
store, and church 24 townhomes
Lomita 2457 Lomita Blvd. Equipment rental yard 220 studio, one-bedroom, and
two-bedroom apartments
4. Identification of Parcels
The City has been in discussions with several property owners who have expressed interest
in redeveloping their properties for residential or mixed use development. In addition, the
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory
Housing Element Technical Report B-4 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
City has identified sites that are underutilized and possess characteristics that are
consistent with sites where owners have expressed interest in redevelopment or with sites
that have been redeveloped or proposed for redevelopment in the South Bay region.
These properties are described in detail in Table B-4 (Sites Identified for Rezoning).
Sites are included in the inventory if they meet a, b, OR c:
a. Owner or developer interest
b. Vacant land
c. Vacated building or high vacancy
For sites not meeting any of the factors above, they are included in the inventory if they
meet at least two of the following four factors:
d. Uses are consistent with uses that are being redeveloped in the region, as
shown in Table B-2.
e. Existing FAR: Minimal structures or improvements on site, such as parking lots
– a low floor area ratio. A FAR of 1.0 is used as threshold, based on Hermosa
Beach sites inventory parcels with owner and developer interest.
f. Low improvement to land ratio (ILR): Threshold used is 0.60, based on Hermosa Beach sites inventory parcels with owner and developer interest.
g. Age of structures: Threshold used is year built prior to 1990. Hermosa Beach sites inventory parcels with property owner and developer interests show a
wide range of age, including buildings constructed in 1968. However, buildings constructed prior to 1990 are typically not compliant with ADA
requirements. Any major renovation would require the buildings be brought up to code, which may be cost prohibitive and physically not feasible.
Table B-4 provides values for existing FAR, improvement to land value ratio (ILR), and age
of structure. For parcels that belong to the same grouping, these values are averaged for
the group.
2. Sites Inventory
Table B-3 summarizes the City’s inventory of sites compared to the RHNA, while potential
vacant and underutilized sites for residential development are listed in Tables B-2 and B-3,
respectively. The City’s current inventory of sites does not have adequate capacity to fully
accommodate the RHNA allocation for the planning period. Therefore, as required by
State law9 Program 9 in the Housing Policy Plan includes a commitment to process zoning
amendments for sufficient sites to accommodate the shortfall. Sites to be rezoned are
identified in Table B-4.
9 Government Code Sec. 65583.2(h)
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory
Housing Element Technical Report B-5 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Table B-3
Land Inventory Summary vs. RHNA
Income Category
Total VL Low Mod Above
RHNA (2021-2029) 232 127 106 93 558
Accessory dwelling units 11 28 4 21 64
Remaining RHNA 221 99 102 72 494
Sites Inventory (Table B-4) 353 175 80 608
% Buffer Above Remaining RHNA 10% 72% 11% 23%
Source: Hermosa Beach Community Development Dept., 2023
Figure B-1 illustrates the location of these parcels identified for rezoning. Many parcels are
contiguous and owned by the same owners. They are grouped by the site/area number. Only contiguous parcels that are owned by no more than two property owners and can
consolidate into a site larger than 0.5 acre (and more than 16 units based on minimum density) are used to fulfill lower income RHNA obligations. Contiguous parcels with multiple
owners are grouped but not used for lower income RHNA.
Realistic Capacity
Because Hermosa Beach is completely developed, there are no recent examples of large-
scale housing or mixed-use development in the city. However, the densities that would be
allowed on rezoned sites (maximum density at 33 and 50 units/acre) would create a
substantial financial incentive for redevelopment. Due to extremely high land values,
developers are likely to maximize yields on these properties. Also, the trend of
redevelopment in the South Bay area is robust, introducing residential uses into existing
commercial corridors. However, as a conservative strategy, other than the City-owned
properties, capacity at all identified parcels are estimated based on minimum density of
25.1 units per acre for RH or 22 units per acre for the new R2A.
Infrastructure (including sufficient water, sewer, and dry utilities) for affordable housing
development is not a constraint.
City-owned Sites
City-owned sites are expected to be long-term leases for housing rental properties. If any
City-owned site is sold, it will be in compliance of the Surplus Lands Act. The City is in an
early stage of analyzing of the City-owned property for potential redevelopment. Upon
City Council approval, a Request For Proposals (RFP) would be issued for a development
partner for a public-private partnership to creatively redevelop city-owned properties to
better meet the City’s needs and achieve affordable multi-family and senior housing. It is
anticipated that the City would develop the public-private partnership RFP in 2024,
complete design work, environmental review, and associated approvals in 2024/2025, with construction to begin in the 2026/2027 period.
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-6 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Table B-4 Sites Inventory Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 10 552 11th Place 4187-020-90117 PF Public Facilities M-1 Light Manufacturing PF Public Facility 34 50 1.00 Self-Storage - 25 25 - 50 FAR: 0.0 ILR: 0 Year Built: NA This city-owned property currently has a month-to-month lease for a public storage facility. It is surrounded on two sides by medium density housing. City is currently working with a real estate development analysis firm to determine potential public-private-partnership for housing development, including affordable housing. Proposed General Plan and Public Facility zoning is 34-50 units per acre, for a total yield of 50 units. Potential RFP in 2025 and construction in 2026. Factors for Selection: a, d, e, f, g Y City of HB 11 710 Pier Avenue 4187-024-902 PF Public Facilities O-S Open Space PF Public Facility 34 50 1.00 Community Center 30 20 - - 50 FAR: 0.0 ILR: 0 Year Built: NA This city-owned community center property is currently under study by a real estate development analysis firm to determine potential public-private-partnership for senior affordable housing development of up to 50 units. This site is ideal for senior housing due to smaller units, reduced parking needs, services offered at community center, available onsite parking and proximity to PCH bus transportation and grocery/drug stores directly across Pier Avenue. Proposed General Plan and Public Facility zoning will be changed to 34-50 units per acre, for a total yield of 50 units. Potential Y City of HB DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-7 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total RFP in 2024 and construction in 2026 or 2027. Factors for Selection: a, d, e, f, g 28 911 1st Street 4186-026-047 CC Community SPA-7 Specific Plan 25.1 33 0.46 Commercial Parking - - - 12 12 FAR: 0.0 ILR: 0 Year Built: NA Currently zoned commercial, this vacant former parking lot site is surrounded on three sides by low-to-medium density residential. The owner is interested in developing 12 for-sale units, likely at the moderate and above-moderate income levels. Factors for Selection: a, d, e, f, g Y 1ST STREET PARTNERS LLC C/O LUIGI SCHIAPPA DEVELOPMENT 28 102 PCH 4186-026-804 CC Community SPA-7 Specific Plan 25.1 33 0.4 Utility Switching Station - - 5 5 10 FAR: 1.0 ILR: NA Year Built: NA Built in 1975, this telephone/ internet utility structure and supporting parking lots once served hundreds of employees and included a credit union, cafeteria, executive offices, technician desks and large number of phone operator desks. The building currently houses telephone/internet equipment in approximately 20% of the building with only a handful of employees. The owner has recently approached the City to discuss adaptive reuse of this Art Deco building, with equipment consolidation and introduction of housing uses. At least two affordable housing developers have expressed interest in working with the property owner to convert a portion of the building into residential units. Factors for Selection: a, d, e, f, g Y GTE CALIF INC SBE 201-19-874B PAR 5 6PTS 28 102 PCH 4186-026-806 CC Community SPA-7 Specific Plan 25.1 33 0.2 Utility Switching Station - - 5 - 5 28 102 PCH 4186-026-801 CC Community SPA-7 Specific Plan 25.1 33 0.1 Utility Switching Station - - 3 - 3 28 102 PCH 4186-026-805 CC Community SPA-7 Specific Plan 25.1 33 0.09 Utility Switching Station - - 3 - 3 28 1st Street and PCH 4186-026-800 CC Community SPA-7 Specific Plan 25.1 33 0.5 Commercial Parking - - 6 7 13 19 1103 Aviation Boulevard 4185-017-015 GC Gateway C-3 General and Highway Commercial 25.1 33 1.3 Multi-tenant Commercial 24 8 - - 32 FAR: 1.0 ILR: 0.34 Year Built: 1964 Y KENNARD,BARBARA S TR BARBARA S DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-8 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total Older 1975 commercial site with multiple tenant retail. Developer inquired about adding residential uses to commercial property. Low density residential is adjacent to the rear of the property. Factors for Selection: a, d, e, f, g KENNARD TRUST AND HOROWITZ,RALPH TR HOROWITZ TRUST 19 1209 Aviation Boulevard 4185-017-014 GC Gateway C-3 General and Highway Commercial 25.1 33 0.5 Commercial Parking 6 5 - - 11 Y SELECTIVE API ONE LLC 19 1062 AVIATION 4186-001-008 CC Community C-3 General and Highway Commercial 25.1 33 0.12 Retail - Nursery - - 3 - 3 FAR: 0.7 ILR: 0.11 Year Built: 1964 Factors for Selection: d, e, f, g - MARIE SOLYMOSI 19 1062 AVIATION 4186-001-007 CC Community C-3 General and Highway Commercial 25.1 33 0.11 Retail - Nursery - - 2 - 2 2 1732 Monterey Boulevard 4183-016-028 MD Medium Density/ No Change R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.07 1 Unit - 1 - - 1 FAR: 0.5 ILR: 0.56 Year Built: 1923-1968 Leaders at St. Cross Church reached out the City to explore ways to add additional units to their property portfolio, which includes 15 lots with historic church, 18 existing units and parking lots. The church seeks to add housing units for the dual purpose of providing affordable housing to the community and market rate units to help offset costs for affordable units. The church has rented units to homeless veterans, refugees, and formerly to a women’s shelter. It is recommended to explore options to help add affordable units, including consideration of SROs or a Planned Unit Development (PUD). St. Cross Church wrote a letter of support for Housing Element recommending RHD zoning. Factors for Selection: a, d, e, f, g Y RECTOR, WARDENS AND VESTRYMEMBERS ST CROSS PARISH HERMOSA BEACH 2 1736 Monterey Boulevard 4183-016-029 MD Medium Density/ No Change R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.07 1 Unit - 1 - - 1 2 1818 Monterey Boulevard 4183-016-040 MD Medium Density/ No Change R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 1.2 Religious Institution 27 - - - 27 2 302 19th Street 4183-016-033 MD Medium Density/ No Change R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.07 5 Units and Wireless Comm. Site - - - - - 1 1900 Monterey Boulevard 4182-019-001 MD Medium Density/ No Change R-1 Single-Family Residential R-2A Medium Density Residential (22) 22 25 0.08 3 Units - - - - - 1 1908 Monterey Boulevard 4182-019-002 LD Low Density/ MD Medium Density R-1 Single-Family Residential R-2A Medium Density Residential (22) 22 25 0.06 Private Parking Lot 1 1 - - 2 1 1914 Monterey Boulevard 4182-019-003 LD Low Density/ MD Medium Density R-1 Single-Family Residential R-2A Medium Density Residential (22) 22 25 0.06 2 units - - - - - DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-9 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 2 1718 Loma Drive 4183-016-011 MD Medium Density/ MD Medium Density R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.06 2 Units - - - - - 2 1722 Loma Drive 4183-016-012 MD Medium Density/ MD Medium Density R-2 Two Family Residential R-2A Medium Density Residential (22) 22 25 0.06 1 Unit - 1 - - 1 2 1730 Loma Drive 4183-016-035 LD Low Density/ MD Medium Density R-1 Single-Family Residential R-2A Medium Density Residential (22) 22 25 0.1 1 Unit 1 1 - - 2 2 1734 Loma Drive 4183-016-036 LD Low Density/ MD Medium Density R-1 Single-Family Residential R-2A Medium Density Residential (22) 22 25 0.1 2 Units - 1 - - 1 2 Loma Drive and 19th Street 4183-016-037 LD Low Density/ MD Medium Density R-1 Single-Family Residential R-2A Medium Density Residential (22) 22 25 0.09 Private Parking Lot 1 1 - - 2 2 Loma Drive and 19th Street 4183-016-038 LD Low Density/ MD Medium Density R-1 Single-Family Residential R-2A Medium Density Residential (22) 22 25 0.1 Private Parking Lot 1 2 - - 3 2 1854 Loma Drive 4183-016-039 LD Low Density/ MD Medium Density R-1 Single-Family Residential R-2A Medium Density Residential (22) 22 25 0.1 Private Parking Lot 1 2 - - 3 2 1902 Loma Drive 4183-023-022 LD Low Density/ MD Medium Density R-1 Single-Family Residential R-2A Medium Density Residential (22) 22 25 0.1 Private Parking Lot 1 2 - - 3 5 565 Pier Avenue 4183-018-013 CC Community SPA-11 Specific Plan 25.1 33 0.24 Multi-tenant Commercial - - 3 3 6 FAR: 0.6 ILR: 0.57 Year Built: 1957-1963 Property owner communicated to staff regarding interest in redevelopment. Factors for Selection: a, d, e, f, g Y 555 PIER AVENUE LLC C/O RIVIERA CENTER MGMT CO 5 555 Pier Avenue 4183-018-015 CC Community SPA-11 Specific Plan 25.1 33 0.49 Multi-tenant Commercial - - 6 6 12 DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-10 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 4 517 Pier Avenue 4183-018-018 CC Community SPA-11 Specific Plan 25.1 33 0.07 Offices - - - 1 1 FAR: 0.6 ILR: 0.57 Year Built: 1957-1963 Factors for Selection: d, e, f, g - WRAY,RICHARD AND DOLORES TRS WRAY FAMILY TRUST 4 513 Pier Avenue 4183-018-017 CC Community SPA-11 Specific Plan 25.1 33 0.07 Offices - - - 1 1 FAR: 0.7 ILR: 0.37 Year Built: 1939-1957 Factors for Selection: d, e, f, g - BAKER AND BURTON 4 509 Pier Avenue 4183-018-016 CC Community SPA-11 Specific Plan 25.1 33 0.07 Multi-tenant Commercial - - - 1 1 - WWS PIER LLC 4 507 Pier Avenue 4183-018-007 CC Community SPA-11 Specific Plan 25.1 33 0.07 Multi-tenant Commercial - - - 1 1 - REFOUA LLC 4 445 Pier Avenue 4183-018-006 CC Community SPA-11 Specific Plan 25.1 33 0.07 Multi-tenant Commercial - - - 1 1 4 433 Pier Avenue 4183-018-005 CC Community SPA-11 Specific Plan 25.1 33 0.07 Restaurant - - - 1 1 4 425 Pier Avenue 4183-018-004 CC Community SPA-11 Specific Plan 25.1 33 0.07 Multi-tenant Commercial - - - 1 1 - CAPALDI, DINO AND LEA TRS D AND L CAPALDI TRUST 4 405 Pier Avenue 4183-018-001 CC Community SPA-11 Specific Plan 25.1 33 0.07 Personal Services - - - 1 1 - DANESHMAND, MEHDI K AND ROSA TRS DANESHMAND FAMILY TRUST 4 337 Pier Avenue 4183-018-026 CC Community SPA-11 Specific Plan 25.1 33 0.08 Restaurant - - 2 - 2 - SACKLEY,STUART H TR SACKLEY FAMILY TRUST 4 321 Pier Avenue 4183-017-025 CC Community SPA-11 Specific Plan 25.1 33 0.17 Personal Service ground floor and residential on second floor - - 4 - 4 - HB 321 PIER AVE LLC 4 419 Pier Avenue 4183-018-003 CC Community SPA-11 Specific Plan 25.1 33 0.05 Multi-tenant Commercial - - - 1 1 FAR: 0.6 ILR: 0.38 Year Built: 1955 Owner provided preliminary plans for 4 residential units on 2nd and 3rd floor. Currently zoned commercial only. Zoning Y 419 PIER AVENUE LLC DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-11 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total development standards to be determined with residential standards. Factors for Selection: a, d, e, f, g 4 411 Pier Avenue 4183-018-002 CC Community SPA-11 Specific Plan 25.1 33 0.07 Personal Services - - - 1 1 FAR: 0.5 ILR: 0.42 Year Built: 1945 Owner interested in adding small residential units on 2nd and 3rd floors. Factors for Selection: a, d, e, f, g Y AESTHETIC HORIZONS INC C/O JONATHAN DAVID 7 338 Pier Avenue 4187-011-054 CC Community SPA-11 Specific Plan 25.1 33 0.17 Office - - 4 - 4 FAR: 3.84 ILR: 1.65 Year Built: 2010 While this parcel appears newer, it is located between blocks of parcels that exhibit potential for conversion into mixed use development. Office buildings also often have higher FAR and ILR. However, with increased remoting working, this site can present opportunity for redevelopment. Factors for Selection: b, d - BLAKE HOLDINGS LLC C/O DAVID MCGOVERN 8 400 Pier Avenue 4187-019-037 CC Community SPA-11 Specific Plan 25.1 33 0.21 Offices - - 5 - 5 FAR: 1.0 ILR: 0.60 Year Built: 1915-2010 Factors for Selection: d, e, f, g - BLAKE HOLDINGS LLC C/O DAVID MCGOVERN 8 420 Pier Avenue 4187-019-003 CC Community SPA-11 Specific Plan 25.1 33 0.11 Restaurant - - 2 - 2 - PIER PROPERTIES LLC 8 422 Pier Avenue 4187-019-022 CC Community SPA-11 Specific Plan 25.1 33 0.23 Multi-tenant Commercial - - 5 - 5 9 506 Pier Avenue 4187-020-020 CC Community SPA-11 Specific Plan 25.1 33 0.1 Offices - - 1 - 1 FAR: 1.0 ILR: 0.27 Age of Structure: 1925-1966 Factors for Selection: d, e, f, g - SAILFISH HOLDINGS LLC 9 514 Pier Avenue 4187-020-032 CC Community SPA-11 Specific Plan 25.1 33 0.1 Private Parking Lot - - 1 - 1 - REDDY, DAMODER P AND SOUMITRI TRS PATI FAMILY TRUST 9 526 Pier Avenue 4187-020-017 CC Community SPA-11 Specific Plan 25.1 33 0.08 Retail Business - - 2 - 2 DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-12 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 3 301 Pier Avenue 4183-017-001 CC Community SPA-11 Specific Plan 25.1 33 0.19 Retail Business - - 5 - 5 FAR: 0.6 ILR: 0.87 Year Built: 1959 Factors for Selection: d, e, g - SANDY FEET LLC C/O DONALD ENGLISH 6 308 Pier Avenue 4187-011-012 CC Community SPA-11 Specific Plan 25.1 33 0.09 Retail Business - - 2 - 2 FAR: 0.7 ILR: 1.0 Age of Structure: 1923-1944 Factors for Selection: d, e, g - VISION HERMOSA 1 0 LLC 6 318 Pier Avenue 4187-011-013 CC Community SPA-11 Specific Plan 25.1 33 0.11 Retail Business and Residential - - 2 - 2 18 1214 Owosso Avenue 4185-015-021 CC Community C-3 General and Highway Commercial 25.1 33 0.1 1 Unit - - 3 - 3 FAR: 0.1 ILR: 0.16 Year Built: 1923 Factors for Selection: d, e, f, g - CASNER,CRAIG 18 1055 Aviation Boulevard 4185-015-024 CC Community C-3 General and Highway Commercial 25.1 33 0.05 Vacant Land - - 1 - 1 26 530 6th Street 4188-018-028 CI Light Industrial M-1 Light Manufacturing 25.1 33 0.33 Self-Storage - 4 4 - 8 FAR: 1.4 ILR: 0.97 Year Built: 1946 Factors for Selection: d, f, g - HUNT, PRISCILLA TR PRISCILLA HUNT TRUST C/O HUNT ENTERPRISES INC 26 6th and Cypress (530 6th St.) 4188-018-027 CI Light Industrial M-1 Light Manufacturing 25.1 33 0.12 Self-Storage - 1 2 - 3 26 Valley Drive (530 6th St.) 4188-018-031 CI Light Industrial M-1 Light Manufacturing 25.1 33 0.17 Self-Storage - 2 2 - 4 26 Valley Drive (530 6th St.) 4188-018-008 CI Light Industrial M-1 Light Manufacturing 25.1 33 0.05 Self-Storage - - 1 - 1 27 2nd Street and Pacific Coast Hwy 4186-025-029 CC Community SPA-7 Specific Plan 25.1 33 0.08 Auto Repair - - 2 - 2 FAR: 0.4 ILR: 0.16 Year Built: 1905-1925 Factors for Selection: d, e, f, g - GRAND PROPERTY GROUP LLC 27 204 Pacific Coast Hwy 4186-025-028 CC Community SPA-7 Specific Plan 25.1 33 0.15 Auto Repair - - 4 - 4 27 210 Pacific Coast Hwy 4186-025-027 CC Community SPA-7 Specific Plan 25.1 33 0.08 Auto Repair - - 2 2 27 2nd Street and Pacific Coast Hwy 4186-025-002 CC Community SPA-7 Specific Plan 25.1 33 0.05 Auto Repair - - 1 - 1 25 747 5th Street 4188-030-002 SC Service SPA-7 Specific Plan 25.1 33 1 Auto Repair 20 5 - - 25 FAR: 0.4 ILR: 0.29 Year Built: 1923-1978 - SMILE LLC AND MARDIKIAN, GEORGE DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-13 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 25 715 5th Street 4188-030-001 SC Service SPA-7 Specific Plan 25.1 33 0.37 Auto Repair/Fitness Center - - - 9 9 Factors for Selection: d, e, f, g - FISHER, ANDREW AND ELIZABETH AND FISHER, ANDREW W 22 635 Pacific Coast Hwy 4187-032-027 SC Service SPA-7 Specific Plan 25.1 33 1 Lumber Yard 20 5 - - 25 FAR: 0.2 ILR: 0.04 Year Built: 1988 Factors for Selection: d, e, f, g - LEARNED, MICHAEL CO TR LEARNED TRUST 24 709 6th Street 4187-033-022 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 24 721 6th Street 4187-033-021 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 24 723 6th Street 4187-033-020 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 24 Pacific Coast Hwy and 6th Street 4187-033-019 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 24 725 6th Street 4187-033-018 SC Service SPA-7 Specific Plan 25.1 33 0.06 Parking Lot/Lumber Yard 1 1 - - 2 23 600 Pacific Coast Highway 4186-013-019 SC Service SPA-7 Specific Plan 25.1 33 0.36 Auto Repair 6 3 - - 9 FAR: 0.5 ILR: 0.32 Year Built: 1923-1978 Factors for Selection: d, e, f, g - SMILE LLC 23 612 Pacific Coast Highway 4186-013-018 SC Service SPA-7 Specific Plan 25.1 33 0.14 Fitness Studio 2 2 - - 4 23 620 Pacific Coast Highway 4186-013-064 SC Service SPA-7 Specific Plan 25.1 33 0.36 Car Rental Agency 6 3 - - 9 - NOOR ESTATE LLC 13 1100 Pacific Coast Highway 4185-011-039 GC Gateway C-3 General and Highway Commercial 25.1 33 0.55 Retail Market 10 4 - 14 FAR: 0.7 ILR: 0.65 Year Built: 1977 Factors for Selection: d, e, g - BACON, STEPHEN F CO TR ROGER E BACON DECD TRUST 13 1100 Pacific Coast Highway 4185-011-061 GC Gateway C-3 General and Highway Commercial 25.1 33 2.27 Parking Lot/Pad Shops 30 6 5 16 57 12 1601 Pacific Coast Highway 4185-011-061 GC Gateway C-2 Commercial SPA-8 25.1 33 1.92 Personal Services with office space 24 8 8 8 48 FAR: 3.7 ILR: 1.80 Year Built: 1988 Given the vacancy rates for office and the reliance on one anchor (gym), there is a likelihood that residential may be a viable conversion. The building also has similar massing as other nearby multi-family residential buildings (like the adjacent one). - 1601 PCH LP C/O SHAOUL LEVY DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-14 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total This property has the potential to redevelop through use of internal conversion into residential. Factors for Selection: b, d, g 14 900 AVIATION 4186-003-024 CC Community C-3 General and Highway Commercial 25.1 33 0.15 Retail - - 3 - 3 FAR: 0.8 ILR: 0.39 Year Built: 1940-1981 Factors for Selection: d, e, f, g - EDDIE TALBOT TRUST 14 916 AVIATION 4186-003-030 CC Community C-3 General and Highway Commercial 25.1 33 0.21 Retail - - 5 - 5 14 950 AVIATION 4186-003-019 CC Community C-3 General and Highway Commercial 25.1 33 0.05 Parking Lot - - 1 - 1 14 950 AVIATION 4186-003-018 CC Community C-3 General and Highway Commercial 25.1 33 0.05 Parking Lot - - 1 - 1 14 950 AVIATION 4186-003-017 CC Community C-3 General and Highway Commercial 25.1 33 0.05 Parking Lot - - 1 - 1 14 950 AVIATION 4186-003-027 CC Community C-3 General and Highway Commercial 25.1 33 0.08 Parking Lot - - 2 - 2 14 950 AVIATION 4186-003-028 CC Community C-3 General and Highway Commercial 25.1 33 0.14 Multi-tenant Commercial - - 3 - 3 15 1000 AVIATION 4186-002-020 CC Community C-3 General and Highway Commercial 25.1 33 0.07 Multi-tenant Commercial - - 1 - 1 15 1014/1016 AVIAITION 4186-002-013 CC Community C-3 General and Highway Commercial 25.1 33 0.03 Multi-tenant Commercial - - 1 - 1 15 1016 AVIAITION 4186-002-012 CC Community C-3 General and Highway Commercial 25.1 33 0.03 Parking Lot - - 1 - 1 15 1036 AVIATION 4186-002-011 CC Community C-3 General and Highway Commercial 25.1 33 0.03 Parking Lot - - 1 - 1 DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-15 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total 15 1036 AVIATION 4186-002-021 CC Community C-3 General and Highway Commercial 25.1 33 0.09 Multi-tenant Commercial - - 2 - 2 16 1021 AVIATION 4185-014-015 CC Community C-3 General and Highway Commercial 25.1 33 0.11 Multi-family - - 2 - 2 FAR: 0.4 ILR: 0.57 Year Built: 1947-1962 Factors for Selection: d, e, f, g - HBAVIATION LLC 16 1029 AVAITION 4185-014-015 CC Community C-3 General and Highway Commercial 25.1 33 0.11 Multi-family - - 2 - 2 16 1035 AVAIATION 4185-014-001 CC Community C-3 General and Highway Commercial 25.1 33 0.17 Multi-tenant Commercial - - 4 - 4 29 824 1ST STREET 4186-031-102 CC Community SPA-7 Specific Plan 25.1 33 0.13 Abandoned Office Condos - - 3 - 3 FAR: 0.9 ILR: 0.18 Year Built: 1979 Factors for Selection: c, d, e, f, g - KOCHDVPMT LLC 21 700 Pacific Coast Highway 4186-012-014 SC Service C-3 General and Highway Commercial 25.1 33 0.33 Abandoned Auto Repair - - 4 4 8 FAR: 0.4 ILR: 0.28 Year Built: 1945 Owner communicated to staff regarding interest in redevelopment. Factors for Selection: a. c, d, e, f, g Y LOWENSTEIN,JOSEPH R AND GAIL TRS LOWENSTEIN TRUST 30 8 N PACIFIC COAST HWY 4186-031-001 CC Community SPA-7 Specific Plan 25.1 33 0.14 Auto Related 2 2 0 0 4 FAR: 1.03 ILR: 0.15 Year Built: 1955 Owner submitted a letter of interest for redevelopment. Factors for Selection: a, d, f, g Y 900 North PCH LLC c/o Peter Nolan 30 No Address 4186-031-002 CC Community SPA-7 Specific Plan 25.1 33 0.14 Auto Related 1 2 0 0 3 30 18 N PACIFIC COAST HWY 4186-031-003 CC Community SPA-7 Specific Plan 25.1 33 0.25 Auto Related 3 3 0 0 6 30 26 N PACIFIC COAST HWY 4186-031-036 CC Community SPA-7 Specific Plan 25.1 33 0.21 Auto Related 2 3 0 0 5 31 1734 PACIFIC COAST HWY 4185-002-007 CC Community SPA-8 Specific Plan 25.1 33 0.13 Retail 0 0 3 0 3 FAR: 0.14 ILR: 0.29 Year Built: 1952 Owner submitted a letter of interest for redevelopment. Y Egerer, Joseph J and Egerer, Thomas C 31 1706 PACIFIC COAST HWY 4185-002-014 CC Community SPA-8 Specific Plan 25.1 33 0.17 Retail 0 0 4 0 4 DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory Housing Element Technical Report B-16 Adopted December 21, 2021/ Re-adopted (with revisions) August 8, 2023 Site/Area No. Address APN Existing/ Proposed GP Existing Zoning Proposed Zoning Min. Den. Max. Den. Parcel Size (acres) Existing Use Capacity Based on Minimum Density Factors for Selection Owner/ Developer Interest Owners Very Low Low Mod Above Mod Total Factors for Selection: a, c, d, e, f, g Total 224 129 175 80 608 Notes: *Income level assigned to lower for parcels at least 0.5 ac. and smaller parcels that can be consolidated, or moderate for other small parcels less than 0.5 ac. DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix B – Land Inventory
Housing Element Technical Report B-17 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure B-1 Sites to be Considered for Rezoning
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-1 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Appendix C Public Participation Summary
This Appendix describes opportunities for public involvement along with an explanation of
how public comments were incorporated into the Housing Element. In addition, prior to
the adoption hearings all interested parties were given the opportunity to review the
recommended revisions.
Public participation is an important component of the planning process, and this update
to the Housing Element has provided residents and other interested stakeholders,
particularly lower-income households and persons with special needs, numerous
opportunities for review and comment.
Early in the process a dedicated Housing Element update website11 was created and an
online survey was posted to solicit comments about housing needs in the city.
Public notices of all Housing Element meetings and public hearings were published in
advance of each meeting, as well as posting on the City’s website and direct mail to the
Housing Element interest list (Table C-1). The draft Housing Element was made available for
review at City Hall, posted on the City’s website, as well as at the Public Library. Notice of
availability of the draft Housing Element was also provided to housing advocates, mobile
home residents, and non-profit organizations representing the interests of lower-income
persons and special needs groups. Table C-1 on the following page lists persons and
organizations that were notified of public meetings for this Housing Element update. In
addition, public hearings are televised on the local cable channel.
During the Housing Element update process City Staff conducted interviews with key
members of the community listed below to help determine community priorities, housing needs, and goals for housing in Hermosa Beach.
• Hermosa Beach City School District
• Manhattan Beach Unified School District
• Employers (Vons, Lazy Acres Grocery, Beach House Hotel)
• Commercial property owners (Aviation Blvd. 8/3/21)
• Churches (Our Lady of Guadalupe Catholic Church, St. Cross Episcopal Church, Hope Chapel)
• Affordable Housing Developers (City Ventures, Lance Libriano)
• St. Cross Episcopal Church indicated interest in building additional affordable
and market-rate units at their properties, and wrote a letter of support for the
Housing Element.
11 https://www.hermosabeach.gov/our-government/city-departments/community-development/plans-
programs/housing-element-update
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Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-2 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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 adoption by the City Council.
The following is a list of opportunities for public involvement in the preparation of this
Housing Element update.
Planning Commission meeting December 15, 2020
Housing Needs Workshop and Study Session February 3, 2021
Planning Commission Meeting June 30, 2021
City Council Meeting July 27, 2021
Planning Commission Public Hearing November 16, 2021
City Council Public Hearing December 21, 2021
Planning Commission Meeting December 5, 2022
Planning Commission Study Session March 9, 2023
Planning Commission Study Session March 23, 2023
Presentation at Mayor’s cleanup event April 10, 2023
Planning Commission Public Hearing June 20, 2023
City Council Study Session July 11, 2023
City Council Public Meeting July 25, 2023
City Council Public Hearing August 8, 2023
During and after the June 20, 2023 Planning Commission public hearing to consider the
revised Housing Element, the City received a significant volume of comments concerning
the City’s Sites Inventory to accommodate the RHNA. Residents were concerned about
the magnitude of the proposed rezoning at the St. Cross Episcopal church site (Sites 1 and
2). At the July 11, 2023, City Council meeting, the volume of comments increased, with
community members recommending alternative strategies for meeting the RHNA, such as adding new sites to the Sites Inventory in place of an affordable housing site at St. Cross.
The City Council responded by encouraging the community members to submit additional sites for consideration and staff to conduct additional research on the any submitted sites
and strategies proposed by community members. At its August 8, 2023 meeting, the City Council conducted a public hearing to consider the revised Housing Element, deliberated
on the Sites Inventory, and adopted the revised Housing Element with direction to staff to make adjustments to the sites inventory, including:
Retaining the St. Cross site, creating a new zoning district to accommodate medium-high density residential at 22-25 dwelling units per acre.
Adding two new sites to the inventory (Sites 30 (8-26 Pacific Coast Highway) and 31
(1706/1734 Pacific Coast Highway) where property owners have expressed interest
in development of housing, including affordable housing. These sites will be
including in zoning amendments that allow for high density residential uses at 25.1-
33 dwelling units per acre.
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Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-3 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Table C-1 Housing Element Notification List
Hermosa Beach Historical Society
Hermosa Beach Education Foundation
Beach Cities Health District
Hermosa Beach Chamber of Commerce
Senior Center
Hermosa Beach City School District
Legal Aid Foundation of Los Angeles
Marineland Mobilehome Park
PATH People Assisting the Homeless
Hermosa Beach Church of Christ
First Church of Christ, Scientist
Hope Chapel
St. Cross Episcopal Church
Our Lady of Guadalupe Catholic Church
Temple Shalom of the South Bay
Hermosa Friends Foundation
Sandpipers
Hermosa Beach Kiwanis Club
Hermosa Beach Rotary Club
South Bay Association of Realtors
South Bay Workforce Investment Board
Jewish Community Center
Catholic Charities of Los Angeles
Los Angeles Homeless Services Authority
LA County Department of Military and Veterans
South Bay Center for Counseling
Salvation Army Stillman Sawyer Family Services
The Arc of South Bay
Disability Community Resource Center
Harbor Regional Center
Wellness Community South Bay Cities
LA county Department of Children & Family Services
Social Vocational Services, Inc.
1736 Family Crisis Center
Shelter Partnership
Abundant Housing
City Ventures Residences
South Bay Cities Council of Governments
Manhattan Beach Unified School District
Redondo Beach Unified School District
City of Redondo Beach Community Development
City of Torrance Community Development
City of Manhattan Beach Community Development
Wishtoyo Chumash Foundation
Gabrielino/Tongva Indians of CA
Native American Heritage Commission
Beach Cities Transit
LA Metropolitan Transit Authority
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Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-4 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-5 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-6 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-7 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-8 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-9 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-10 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-11 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-12 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-13 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
DocuSign Envelope ID: 8083D274-6B88-48F9-B1DB-E9FC36A59D54
Hermosa Beach 2021-2029 Housing Element Appendix C – Public Participation Summary
Housing Element Technical Report C-14 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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Hermosa Beach 2021-2029 Housing Element Appendix D – AFFH
Housing Element Technical Report D-1 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Appendix D Affirmatively Furthering Fair Housing
(Please note this Appendix is an entirely new analysis)
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Housing Element Technical Report D-1 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
APPENDIX D: AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH)
A. Introduction and Overview
State law prohibits discrimination in the development process or in real property
transactions, and it is the City’s policy to uphold the law in this regard. Fair housing issues
are addressed in Hermosa Beach through coordination with fair housing organizations to
process complaints regarding housing discrimination and to provide counseling in
landlord/tenant disputes. Anti-discrimination resource materials (e.g., handouts, booklets,
and pamphlets) are made available to the public at City Hall, the library, and on the City’s
website through links to the Housing Rights Center.
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021
must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the
analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of
July 16, 2015.
Under State law, affirmatively further fair housing means “taking meaningful actions, in
addition to combating discrimination, that overcome patterns of segregation and foster
inclusive communities free from barriers that restrict access to opportunity based on
protected characteristics.”
There are three parts to this requirement:
1. Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing
Opportunities throughout the Community for Protected Classes (applies to housing elements beginning January 1, 2019).
2. Conduct an Assessment of Fair Housing that includes summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge
to identify, and an assessment of the contributing factors for the fair housing issues.
3. Prepare the Housing Element Land Inventory and Identification of Sites through
the Lens of Affirmatively Furthering Fair Housing.
1. Analysis Requirements
An assessment of fair housing must consider the elements and factors that cause, increase,
contribute to, maintain, or perpetuate segregation, racially or ethnically concentrated
areas of poverty, significant disparities in access to opportunity, and disproportionate
housing needs. The analysis must address patterns at a regional and local level and trends
in patterns over time. This analysis should compare the locality at a county level or even
broader regional level such as a Council of Government, where appropriate, for the
purposes of promoting more inclusive communities.
For the purposes of this AFFH, “Regional Trends” describe trends throughout Los Angeles
County. “Local Trends” describe trends specific to the City of Hermosa Beach.
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Housing Element Technical Report D-2 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
2. Sources of Information
The City used a variety of data sources for the assessment of fair housing at the regional and local level. These include:
• U.S. Census Bureau’s Decennial Census (referred to as “Census”) and American Community Survey (ACS)
• U.S. Department of Housing and Urban Development (HUD) Comprehensive
Housing Affordability Strategy (CHAS) data
• Los Angeles County Analysis of Impediments to Fair Housing Choice in March
2018 (2018 AI)
• California Department of Housing and Community Development (HCD)
Affirmatively Furthering Fair Housing (AFFH) Data Viewer
• Local Knowledge
It is important to note that HCD released the HCD Data Viewer 2.0 during the drafting of
this Assessment of Fair Housing Issues. The 2.0 version of the Data Viewer includes updated
data such as the 2017-2021 ACS, 2023 Opportunity Map, and 2020 Census. Much of the
regional mapping relies on the original HCD Data Viewer and may not match exactly the
2.0 Data Viewer used for some of the local narrative. However, several components of this
Assessment of Fair Housing utilize datasets from various, but similar, time periods based on
availability of the data (i.e., 2022 HUD CHAS data based on the 2015-2019 ACS vs.
demographics data using the 2016-2020 ACS). The difference between datasets used in
this analysis is negligible and does not obstruct the identification of demographic patterns
and trends in the City.
The tracts shown in Figure D-1 will be referred to throughout this Assessment of Fair Housing
Issues.
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Housing Element Technical Report D-3 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-1: Hermosa Beach Tracts and Populations (2020)
Source: 2016-2020 ACS (5-Year Estimates).
B. Assessment of Fair Housing Issues
1. Fair Housing Enforcement and Outreach
Federal fair housing laws prohibit discrimination based on: race, color, religion, national origin, sex/gender, handicap/disability, and familial status. Specific federal legislation and
court rulings include:
• The Civil Rights Act of 1866- covers only race and was the first legislation of its
kind
• The Federal Fair Housing Act 1968- covers refusal to rent, sell, or finance
• The Fair Housing Amendment Act of 1988- added the protected classes of handicap and familial status
• The Americans with Disabilities Act (ADA)- covers public accommodations in
both businesses and in multi-family housing developments
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• Shelly v. Kramer 1948- made it unconstitutional to use deed restrictions to exclude individuals from housing
• Jones v. Mayer 1968- made restrictive covenants illegal and unenforceable
California state fair housing laws protect the same classes as the federal laws with the
addition of marital status, ancestry, source of income, sexual orientation, and arbitrary discrimination. Specific State legislation and regulations include:
• Unruh Civil Rights Act- extends to businesses and covers age and arbitrary
discrimination
• California Fair Employment and Housing Act (Rumford Act)- covers the area of
employment and housing, with the exception of single-family houses with no
more than one roomer/boarder
• California Civil Code Section 53- takes measures against restrictive covenants
• Department of Real Estate Commissioner’s Regulations 2780-2782- defines
disciplinary actions for discrimination, prohibits panic selling and affirms the
broker’s duty to supervise
• Business and Professions Code- covers people who hold licenses, including real
estate agents, brokers, and loan officers.
The City has committed to complying with applicable federal and State fair housing laws
to ensure that housing is available to all persons without regard to race, color, religion,
national origin, disability, familial status, or sex as outlined in the 2018 AI. Further, the Los
Angeles County Development Authority (LACDA) prohibits discrimination in any aspect of
housing on the basis of race, color, religion, national origin, disability, familial status, or sex.
Regional Trend
According to HUD’s Office of Fair Housing and Equal Opportunity (FHEO) records, 130
housing discrimination cases were filed in Los Angeles County in 2020, compared to 291 in
2010. In 2020, a majority of cases were related to disability (66%). Another 21% of cases
were related to racial bias. The percent of cases related to disability has increased
significantly since 2010, when only 36% of cases reported a disability bias. Public housing
buildings, FHEO inquires by City and housing choice voucher (HCV) recipients by tract are
shown in Figure D-2. HCVs are most concentrated in the area northeast of Hermosa Beach,
near Inglewood, the City of Los Angeles, and in the adjacent unincorporated County
areas. Public housing buildings are concentrated in the same area. However, there are many public housing buildings scattered throughout the County.
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Figure D-2: Regional Public Housing Buildings, FHEO Inquiries, and HCVs by Tract
Source: HCD AFFH Data Viewer (HUD, 2013-2021), 2022.
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During the 2018 AI development process, LACDA implemented a series of outreach efforts including regional discussion groups, three sets of four focus groups each, aimed to
address disability and access, education, employment and transportation, and healthy neighborhoods, and a Resident Advisory Board Meetings; community input meetings; and
the 2017 Resident Fair Housing Survey. Regional discussions included developer groups, companies, organizations, and agencies, and government groups, including the City of
Hermosa Beach. The following topics were covered in the Government Discussion Group
meeting:
• Lack of jurisdictions that have R/ECAP areas
• Discussion on community meetings
• Discussion of surveys
• City of Los Angeles R/ECAP areas
• Social engineering in the past due to highway, designing of public housing in
poor areas by private, federal, and local governments
• Setting realistic goals and outcomes
• HRC- protect class different in state verses federal law
• Mortgages based on disparate impact-census areas
• Disparate impacts on women
Focus group meetings for preparation of the 2018 AI focused on the following contributing
factors:
• Education – Attendees discussed the location of proficient schools, inadequate
funding for schools both public and charter, lack of information on the transfer
process for parents, and child safety when walking to school. Attendees
expressed concern about school of choice and funding for under-performing
schools, promotion of educational opportunities to parents, ane safety.
• Transportation and Jobs – Attendees discussed lack of available clothing for
employment, lack of resources and services for working families, stigma of
transgender employees, and the prevalence of low skill workers. They expressed
concern about the lack reliable transportation, jobs located far from workers,
and childcare expenses.
• Healthy Neighborhoods – This focus group discussed location and access to
grocery stores, illegal dumping, poor access to quality healthcare, and general public safety concerns such as safe streets and homeless encampments. There
were concerns related to industrial facilities in communities highly burdened by air pollution, proximity to air pollution, bike and pedestrian improvements, and
greenhouse gas emission reduction strategies.
• Disability and Access – The disability and access focus group discussed
availability of accessible housing options, lack of knowledge of the ADA’s Right
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to Reasonable Accommodation, overlapping needs of people with multiple disabilities, and a long waitlist for accessible and affordable housing.
A total of 6,290 responses were recorded from the 2017 Resident Fair Housing Survey. The survey found that most residents thought their neighborhood had adequate access to
public transportation, cleanliness, and schools, and that the condition of public spaces and buildings were good, very good, or excellent. More residents reported availability of
quality public housing and job opportunities were only fair or poor. The survey also found
that households with a person with a disability found it more difficult to get around their
neighborhood or apartment complex. Access to opportunities, housing conditions, and
populations of persons with disabilities in Hermosa Beach are further discussed below in this
Assessment of Fair Housing Issues.
Local Trend
The City of Hermosa Beach is a participating jurisdiction in the Los Angeles County CDBG
Urban County program. Fair housing services for the City are provided through the Los
Angeles County Development Authority’s master agreement with the Housing Rights
Center (HRC). HRC investigates and resolves discrimination complaints, conduct,
discrimination auditing and testing, and education and outreach, including the
dissemination of fair housing information such as written material, workshops, and seminars.
They also provide landlord/tenant counseling, which is another fair housing service that
involves informing landlords and tenants of their rights and responsibilities under fair housing
law and other consumer protection regulations, as well as mediating disputes between
tenants and landlords. The Housing Rights Center has a main office location in downtown
Los Angeles. As a participating jurisdiction in the Urban County program, Hermosa Beach
does not have direct access to HRC staff or service records. HRC’s contract with the Los
Angeles County Development Authority (LACDA) also does not include reporting fair
housing records by participating jurisdiction.
According to the HCD AFFH Data Viewer, based on 2013-2021 HUD records, the Office of
Fair Housing and Equal Opportunity (FHEO) received six inquiries from Hermosa Beach
residents during this period. Of the six inquiries, one was related to disability, one to race,
one to familial status, one to sex, and two were not related to a specific protected class.
Total FHEO inquiries in Hermosa Beach represent 0.3 inquiries per 1,000 people. The rate of
inquiries per 1,000 persons in the City is comparable to the adjacent jurisdictions of Redondo Beach, Torrance, and Gardena, but higher than Lawndale, Manhattan Beach,
and El Segundo. In 2023, HCD released the AFFH Data Viewer 2.0 which includes fair housing cases submitted to FHEO from January 2013 to November 2022 by City. During this
period, four cases were submitted by Hermosa Beach residents. Of the four cases, one was filed on the basis of race, one on the basis of retaliation, and one on the basis of sex.
There are no tracts in Hermosa Beach with a substantial population of renters receiving housing choice vouchers (HCVs). To protect the confidentiality of renters receiving HCVs,
tracts containing 10 or fewer voucher holders have been omitted from this dataset. Redondo Beach, Torrance, and Lawndale, south and east of the City, contain tracts with
larger populations of HCV recipients. There are no public housing buildings or subsidized housing units in Hermosa Beach. FEHO Inquiries and the concentration of HCV recipients
by tract are shown in Figure D-3.
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As discussed in Appendix C, the City held a series of public meetings during the Housing Element update in an effort to include all segments of the community. Each meeting was
publicized on the City’s website and meeting notices were also sent to persons and organizations with expertise in affordable housing and supportive services. Interested
parties had the opportunity to interact with City staff throughout the Housing Element update process and provide direct feedback regarding fair housing issues.
The City also created a dedicated web page for the Housing Element update
(https://www.hermosabeach.gov/our-government/city-departments/community-
development/plans-programs/housing-element-update) and provided opportunities for
interested persons to participate in public meetings remotely, which made it possible for
those with disabilities limiting their travel to participate and comment on the Housing
Element regardless of their ability to attend the meetings.
Public comments related to fair housing focused on the high cost of housing in coastal
communities. In the City’s online housing survey (see Appendix C) none of the 25
respondents stated fair housing was an issue in Hermosa Beach.
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Figure D-3: FHEO Inquiries and HCVs by Tract
Source: HCD AFFH Data Viewer (HUD, 2013-2021), 2022.
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2. Integration and Segregation
a. Race and Ethnicity
Ethnic and racial composition of a region is useful in analyzing housing demand and any
related fair housing concerns, as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences and mobility. For example,
prior studies have identified socioeconomic status, generational care needs, and cultural
preferences as factors associated with “doubling up”- households with extended family
members and non-kin.1 These factors have also been associated with ethnicity and race. Other studies have also found minorities tend to congregate in metropolitan areas though
their mobility trend predictions are complicated by economic status (minorities moving to the suburbs when they achieve middle class) or immigration status (recent immigrants
tends to stay in metro areas/ports of entry).2
To measure segregation in a given jurisdiction, the US Department of Housing and Urban
Development (HUD) provides racial or ethnic dissimilarity trends. Dissimilarity indices are used to measure the evenness with which two groups (frequently defined on racial or
ethnic characteristics) are distributed across the geographic units, such as block groups within a community. The index ranges from 0 to 100, with 0 denoting no segregation and
100 indicating complete segregation between the two groups. The index score can be understood as the percentage of one of the two groups that would need to move to
produce an even distribution of racial/ethnic groups within the specified area. For example, if an index score above 60, 60% of people in the specified area would need to
move to eliminate segregation. The following shows how HUD views various levels of the index:
• <40: Low Segregation
• 40-54: Moderate Segregation
• >55: High Segregation
Regional Trend
As presented in Table D-1, Los Angeles County is characterized by a large Hispanic/Latino
population, representing 48.3% of the total population. The White population is the second
largest population countywide (25.9%), followed by the Asian population (14.6%), and
Black/African American population (7.8%). Of the selected jurisdictions in the proximity of
Hermosa Beach, Hermosa Beach has the largest White population of 75%. In general, the
coastal cities, Hermosa Beach, El Segundo, Manhattan Beach, and Redondo Beach, have
larger White populations compared to inland neighboring cities. The Hispanic/Latino
population represents the largest proportion of the population in Gardena and Lawndale.
Comparatively, only 11.2% of the population in Hermosa Beach is Hispanic or Latino.
1 Harvey, H., Duniforn, R., & Pilkauskas, N. (2021). Under Whose Roof? Understanding the living arrangements of children in doubled-up households. Duke University Press, 58 (3): 821–846. https://doi.org/10.1215/00703370-9101102 2 Sandefur, G.D., Martin, M., Eggerling-Boeck, J., Mannon, S.E., &. Meier, A.M. (2001). An overview of racial and ethnic demographic trends. In N. J. Smelser, W.J. Wilson, & F. Mitchell (Eds.) America becoming: Racial trends and their consequences. (Vol I, pp. 40-102). National Academy Press Washington, D.C.
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Table D-1: Racial/Ethnic Composition of Neighboring Cities and County (2020)
Race/Ethnicity Los Angeles
County
Hermosa
Beach El Segundo Gardena Lawndale Manhattan
Beach
Redondo
Beach Torrance
White 25.9% 75.0% 61.3% 9.0% 14.3% 71.3% 59.2% 34.7%
Black/African American 7.8% 0.7% 4.8% 20.8% 8.1% 0.4% 3.6% 2.7%
American Indian/
Alaska Native 0.2% 0.5% 0.0% 0.1% 0.2% 0.2% 0.2% 0.3%
Asian 14.6% 6.1% 9.9% 25.7% 11.7% 14.6% 14.4% 37.4%
Native Hawaiian/
Pacific Islander 0.2% 0.0% 0.0% 0.5% 0.9% 0.1% 0.1% 0.3%
Some other race 0.4% 0.3% 0.4% 1.0% 0.5% 0.2% 0.5% 0.3%
Two or more races 2.6% 6.2% 7.7% 2.7% 1.8% 5.1% 6.6% 5.1%
Hispanic/Latino 48.3% 11.2% 15.9% 40.3% 62.5% 8.1% 15.4% 19.1%
Total Population 10,040,682 19,147 16,575 59,401 32,533 35,064 66,663 144,430
Source: 2016-2020 ACS (5-Year Estimates).
As explained above, dissimilarity indices measure segregation, with higher indices
signifying higher segregation. In Los Angeles County, all minority (non-White) residents
combined are considered highly segregated from White residents, with an index score of
58.53 in 2020 (Table D-2). Since 1990, segregation between non-White (all non-white
residents combined) and White residents has increased slightly, indicating Los Angeles
County has become increasingly segregated. Dissimilarity indices between Black and White residents has decreased, while indices increased between Hispanic, Asian/Pacific
Islander, and White residents during the same period. Based on HUD’s definition of the index, Black and White residents are highly segregated, Hispanic and White residents are
highly segregated, and Asian/Pacific Islander and White residents are moderately
segregated.
Table D-2: Racial/Ethnic Dissimilarity Trends – Los Angeles County (1990-2020)
1990 Trend 2000 Trend 2010 Trend Current
Non-White/White 56.66 56.72 56.55 58.53
Black/White 73.04 67.40 64.99 68.24
Hispanic/White 60.88 63.03 63.35 64.33
Asian or Pacific Islander/White 46.13 48.19 47.62 51.59
Source: U.S. Department of Housing and Urban Development (HUD) Affirmatively Furthering Fair Housing (AFFH)
Database, 2020.
Figure D-4 and Figure D-5 compare racial/ethnic minority populations by block group in
the region in 2010 and 2018. Non-White populations in nearly all areas of this section of Los
Angeles County have increased since 2010. Racial/ethnic minority populations throughout
the central areas of the County have intensified, while block groups in the coastal areas
also saw an increase in non-White populations.
Figure D-5 shows that most areas in Los Angeles County have high concentrations of
racial/ethnic minorities. Coastal cities, including Santa Monica, Manhattan Beach,
Hermosa Beach, Redondo Beach, and Palos Verdes Estates generally have smaller non-
White populations. Most block groups in the South Bay, San Gabriel Valley, San Fernando
Valley and central Los Angeles areas have majority racial/ethnic minority populations.
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Block groups in Hermosa Beach have racial/ethnic minority populations comparable to coastal areas to the north and south, but significantly smaller populations than block
groups in jurisdictions to the east.
Figure D-6 shows the racial/ethnic majority population by tract in the region surrounding
Hermosa Beach. In general, the coastal areas, from Santa Monica to Long Beach, contain tracts that have White majority populations. Tracts to the east, in and around the cities of
South Gate, Downey, and parts of Los Angeles have Hispanic majority populations. There
are smaller pockets of Black majority populations in and surrounding Inglewood, Carson,
and the City of Los Angeles. Asian majority populations occur in a few tracts in jurisdictions
east of Hermosa Beach, such as Torrance, Gardena, and West Carson.
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Figure D-4: Regional Racial/Ethnic Minority Populations by Block Group (2010)
Source: HCD AFFH Data Viewer (ESRI 2010), 2022.
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Figure D-5: Regional Racial/Ethnic Minority Populations by Block Group (2018)
Source: HCD AFFH Data Viewer (ESRI 2018), 2022.
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Figure D-6: Regional Racial/Ethnic Majority Populations by Tract (2018)
Source: HCD AFFH Data Viewer (ESRI 2018), 2022.
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Local Trend
As mentioned above, Hermosa Beach is characterized by a White majority population. As
presented in Table D-3, 75% of the Hermosa Beach population is White. The Hispanic/Latino population is the second largest population in the City, representing 11.2% of the
population. Another 6.2% is two or more races and 6.1% is Asian. Since the 2006-2010 ACS, the White population has decreased citywide. During this period, the American
Indian/Alaska Native population, population of some other race, population of two or
more races, and Hispanic/Latino population increased.
Table D-3: Racial/Ethnic Composition (2010-2020)
Race/Ethnicity 2010 2020
Persons Percent Persons Percent
White 15,556 80.4% 14,358 75.0%
Black/African American 131 0.7% 137 0.7%
American Indian/Alaska Native 36 0.2% 89 0.5%
Asian 1,274 6.6% 1,167 6.1%
Native Hawaiian/Pacific Islander 19 0.1% 0 0.0%
Some other race 5 0.0% 65 0.3%
Two or more races 672 3.5% 1,179 6.2%
Hispanic/Latino 1,662 8.6% 2,152 11.2%
Total 19,355 100.0% 19,147 100.0%
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).
Because Hermosa Beach is part of the Urban County program, dissimilarity HUD dissimilarity
indices are not available for the City alone. HUD provides dissimilarity data for recipients of
CDBG funds. The City of Hermosa Beach, as part of the Urban County program, may
receive CDBG funds indirectly from LACDA.
As shown in Figure D-6 above, all tracts in Hermosa Beach have White majority populations.
Figure D-7 and Figure D-8 compare racial/ethnic minority populations in the City between
2010 and 2019. In 2010, all block groups in the City had non-White populations of 20% or
smaller. As of 2019, most tracts in Hermosa Beach had non-White populations ranging from
21% to 40%. This is consistent with the citywide trend, where 80.4% of the population was
White in 2010 compared to only 75% in 2020. Tract 6210.05 in the northwestern section of
the City has a smaller non-White population of 18% compared to all other tracts in Hermosa
Beach. However, the other tracts, tracts 6210.01, 6211.02, and 6211.04, also have small
non-White populations ranging from 20% to 28%. Racial/ethnic minority populations are comparable citywide.
Sites Inventory
Sites selected to meet the RHNA are also included in Figure D-8. The distribution of RHNA
units by tract-level racial/ethnic minority population is presented in Table D-4. Consistent with the citywide trend, 86% of RHNA units are in tracts where 20% to 40% of the population
belongs to a racial or ethnic minority group. As discussed above, three of the four tracts comprising Hermosa Beach have non-White populations in this range. The remaining 14.2%
of RHNA units, including 46 lower income units, 20 moderate income units, and 19 above moderate income units are in the northwestern tract where less than 20% of the population
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is non-White. The City’s RHNA strategy does not concentrate units of any income level in a single area of Hermosa Beach. It is also relevant to note that tract-level racial/ethnic
minority populations are generally comparable citywide, ranging from 18% to 28%.
Table D-4: Distribution of RHNA Units by Racial/Ethnic Minority Population (2019)
Racial/Ethnic Minority
Population (Tract)
Lower Income Units Moderate Income
Units
Above Moderate
Income Units Total Units
Units Percent Units Percent Units Percent Units Percent
<20% 46 13.2% 20 11.2% 19 26.4% 85 14.2%
20-40% 303 86.8% 158 88.8% 53 73.6% 514 85.8%
40-60% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
60-80% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
>80% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
Total 349 100.0% 178 100.0% 72 100.0% 599 100.0%
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Figure D-7: Racial/Ethnic Minority Populations by Block Group (2010)
Source: HCD AFFH Data Viewer (ESRI 2010), 2022.
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Figure D-8: Racial/Ethnic Minority Populations by Tract and Sites Inventory (2019)
Source: 2015-2019 ACS (5-Year Estimates).
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b. Persons with Disabilities
Persons with disabilities have special housing needs because of the lack of accessible and
affordable housing, and the higher health costs associated with their disability. In addition, many may be on fixed incomes that further limits their housing options. Persons with
disabilities also tend to be more susceptible to housing discrimination due to their disability status and required accommodations associated with their disability.
Regional Trend
Nearly 11% of the Los Angeles County population experiences one or more disability. As
presented in Table D-5, the Black/African American population has the highest disability rate countywide (14.9%), followed by the American Indian/Alaska Native population
(13.4%), the non-Hispanic White population (12.7%), and the Native Hawaiian/Pacific
Islander population (12.6%). All other racial/ethnic groups have disability rates equal to or
less than the countywide average of 10.9%. Aging populations tend to have higher rates of disabilities. Over 50% of the population 75 years and older experiences a disability,
compared to 23.3% of the population aged 65 to 74, and 9% of the population aged 35 to 64. Ambulatory difficulties and independent living difficulties are the most common
disability types in the County. Approximately 5.8% and 5.6% of the population, respectively, experiences these disabilities.
The population of persons experiencing disabilities at the tract-level is shown in Figure D-9 for the region. Less than 20% of the population in most tracts in Los Angeles County are
persons with disabilities. Tracts with disabled populations exceeding 20 percent are not concentrated in one area of the County. Tracts with larger shares of persons with disabilities
closest to Hermosa Beach are in Inglewood, Long Beach, and the City of Los Angeles. The concentration of persons with disabilities in Hermosa Beach is generally comparable to
neighboring jurisdictions. The coastal cities of Manhattan Beach, Hermosa Beach, and Redondo Beach tend to have smaller disabled populations compared to Gardena,
Compton, and Inglewood.
Table D-5: Disability Status by Race, Age, and Type – Los Angeles County (2020)
Total Population Percent with Disability
Total civilian noninstitutionalized population 9,970,085 10.9%
Race/Ethnicity
White alone 4,760,801 10.9%
Black or African American alone 795,512 14.9%
American Indian and Alaska Native alone 77,046 13.4%
Asian alone 1,482,690 8.7%
Native Hawaiian and Other Pacific Islander alone 24,777 12.6%
Some other race alone 2,103,933 7.7%
Two or more races 725,326 8.7%
White alone, not Hispanic or Latino 2,580,560 12.7%
Hispanic or Latino (of any race) 4,826,633 8.3%
Age
Under 5 years 593,017 0.6%
5 to 17 years 1,581,972 4.0%
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Total Population Percent with Disability
18 to 34 years 2,563,958 4.6%
35 to 64 years 3,888,561 9.0%
65 to 74 years 772,731 23.3%
75 years and over 569,846 51.1%
Type
With a hearing difficulty N/A 2.5%
With a vision difficulty N/A 2.0%
With a cognitive difficulty N/A 4.2%
With an ambulatory difficulty N/A 5.8%
With a self-care difficulty N/A 3.0%
With an independent living difficulty N/A 5.6%
Source: 2016-202 ACS (5-Year Estimates).
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Figure D-9: Regional Population of Persons with Disabilities by Tract (2019)
Source: HCD AFFH Data Viewer (2015-2019 ACS), 2022.
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Local Trend
Hermosa Beach has a significantly smaller population of persons with disabilities compared
to the County. Only 5.5% of the City population experience one or more disability compared to 10.9% countywide. This may be in part, due to the population of persons
aged 75 and older. According to the 2016-2020 ACS, 5.9% of the population countywide is 75 or older compared to only 4.5% of the population in Hermosa Beach. Since the 2008-
2012 ACS, the population of persons with disabilities in Hermosa Beach has increased
slightly from 5%. While there is only a small population of American/Indian Alaska Native
residents in the City (90 persons), a large proportion (41.1%) experience a disability. The
Black/African American (6.8%), Hispanic/Latino (5.8%), and non-Hispanic White (5.8%)
populations also have disabilities rates exceeding the citywide average. Approximately
40% of persons aged 75 and older and 13.1% of persons aged 65 to 74 experience a
disability, both smaller proportions compared to the respective populations countywide.
Hearing difficulties, ambulatory difficulties, and independent living difficulties are all
equally common in Hermosa Beach, where 2.1% of the population experiences each,
respectively.
As shown in Sites Inventory
There are no tracts in the City where more than 10% of the population experiences a
disability. There are no RHNA sites in areas where populations of persons with disabilities are
heightened.
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Housing Element Technical Report D-24 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-10, all tracts in Hermosa Beach have populations of persons with disabilities under 10%.
Table D-6: Disability Status by Race, Age, and Type – Hermosa Beach (2020)
Total Population Percent with Disability
Total civilian noninstitutionalized population 18,974 5.5%
Race/Ethnicity
White alone 15,431 6.2%
Black or African American alone 118 6.8%
American Indian and Alaska Native alone 90 41.1%
Asian alone 1,144 0.0%
Native Hawaiian and Other Pacific Islander alone 0 -
Some other race alone 402 2.5%
Two or more races 1,789 1.6%
White alone, not Hispanic or Latino 14,248 5.8%
Hispanic or Latino (of any race) 2,131 6.6%
Age
Under 5 years 995 6.2%
5 to 17 years 2,421 1.2%
18 to 34 years 4,676 2.7%
35 to 64 years 8,284 3.1%
65 to 74 years 1,745 13.1%
75 years and over 853 40.1%
Type
With a hearing difficulty N/A 2.1%
With a vision difficulty N/A 1.5%
With a cognitive difficulty N/A 1.8%
With an ambulatory difficulty N/A 2.1%
With a self-care difficulty N/A 0.9%
With an independent living difficulty N/A 2.1%
Source: 2016-202 ACS (5-Year Estimates).
Sites Inventory
There are no tracts in the City where more than 10% of the population experiences a
disability. There are no RHNA sites in areas where populations of persons with disabilities are
heightened.
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Housing Element Technical Report D-25 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-10: Population of Persons with Disabilities by Tract and Sites Inventory (2021)
Source: HCD AFFH Data Viewer 2.0 (2017-2021 ACS), 2023.
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Housing Element Technical Report D-26 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
c. Familial Status
Under the Fair Housing Act, housing providers may not discriminate because of familial
status. Familial status covers: the presence of children under the age of 18, pregnant persons, any person in the process of securing legal custody of a minor child (including
adoptive or foster parents). Examples of familial status discrimination include refusing to rent to families with children, evicting families once a child joins the family through, e.g.,
birth, adoption, custody, or requiring families with children to live on specific floors or in specific buildings or areas. Single parent households are also protected by fair housing
law.
Regional Trend
According to the 2016-2020 ACS, 27.6% of households have children of the householder
under age 18. Of the 27.6% of households with children, 18.8% are married couple
households, 2.6% are male-headed households, and 6.2% are female-headed households. Figure D-11 shows households with children in Los Angeles County, Hermosa Beach, and
jurisdictions adjacent to Hermosa Beach. Of the selected jurisdictions, Manhattan Beach has the largest proportion of households with children (34.3%), followed by Lawndale
(31.9%), and Torrance (29.3%). Hermosa Beach has the smallest proportion of households with children compared to the County and neighboring cities. Lawndale has the largest
proportion of single-parent male-headed households. All the selected cities have proportions of single-parent female-headed households below the countywide average
of 6.2%.
Figure D-12 shows the population of children living in single-parent female-headed
households by tract in the region. Children in female-headed households are most concentrated in the area northeast of Hermosa Beach, including Inglewood, the City of
Los Angeles, and unincorporated Los Angeles County communities, and the areas around Long Beach and Lakewood. In general, there are more children living in female-headed
households in the central Los Angeles County areas compared to the South Bay, Westside,
Gateway, San Fernando Valley, and San Gabriel Valley cities.
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Housing Element Technical Report D-27 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-11: Households with Children in Neighboring Cities and County (2020)
Source: 2016-2020 ACS (5-Year Estimates).
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Housing Element Technical Report D-28 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-12: Regional Children in Female-Headed Households by Tract (2019)
Source: HCD AFFH Data Viewer (2015-2019 ACS), 2022.
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Housing Element Technical Report D-29 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Local Trend
According to the 2006-2010 and 2016-2020 ACS, the proportion of households with children
has increased (Table D-7). Households with children represent 16.4% of households citywide in 2010, but 18.6% in 2020. The proportion of married couples with children and
single-parent female-headed households also increased during this period. Female-headed households with children require special consideration and assistance because
of their greater need for affordable housing and accessible day care, health care, and
other supportive services. However, only 2.2% of households in Hermosa Beach are single-
parent female-headed households compared to 6.2% countywide. There are no tracts in
Hermosa Beach where more than 20% of children reside in female-headed households
(Figure D-13). Tract 6211.02 in the southeast section of the City has a smaller population of
children in married couple households compared to other tracts. According to the HCD
Data Viewer 2.0, based on the 2017-2021 ACS, 64.7% of children reside in married couple
households in tract 6211.02 compared to 80.4% to 94.6% of children in the remaining tracts.
Hermosa Beach is characterized by a large population of persons living alone.
Approximately 35% of households are persons living alone in the City compared to only
25.8% countywide. However, 8.9% of households in both the County and City are elderly
persons aged 65 and older living alone. Figure D-15 shows that the northern tracts, tracts
6210.01 and 6210.05, have larger populations of adults living alone compared to the
southern tracts. According to 2017-2021 ACS estimates, tracts 6210.01 and 6210.05 also
have larger populations of elderly adults, 15% and 21.2%, respectively, compared to tracts
6211.02 and 6211.04 in southern Hermosa Beach (14.1% and 8.5%, respectively) (Figure D-
16).
Table D-7: Households with Children (2010-2020)
Household Type 2010 2020
Households Percent Households Percent
Households with Children 1,542 16.4% 1,595 18.6%
Married Couple with Children 1,314 14.0% 1,310 15.2%
Male Householder with Children 113 1.2% 99 1.2%
Female Householder with Children 115 1.2% 186 2.2%
Total Households 9,389 100.0% 8,596 100.0%
Source: 2006-2010 and 2016-2020 ACS (5-Year Estimates).
Sites Inventory
There are no tracts with populations of children residing in single-parent female-headed
households exceeding 20%. The distribution of RHNA units by population of children in
married couple households is shown in Figure D-13 and Table D-8. Most RHNA units (78%)
are in tracts where more than 80% of children live in married couple households, including
88.5% of lower income units. The City’s RHNA strategy does not concentrate lower or
moderate income units in areas where fewer children reside in married couple households.
RHNA sites are distributed throughout tracts with variable populations of children in married
couple households to the greatest extent possible given the overall character of Hermosa
Beach.
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Housing Element Technical Report D-30 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Table D-8: Distribution of RHNA Units by Children in Married Couple Households (2021)
Children in Married
Couple HHs (Tract)
Lower Income Units Moderate Income
Units
Above Moderate
Income Units Total Units
Units Percent Units Percent Units Percent Units Percent
<20% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
20-40% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
40-60% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
60-80% 40 11.5% 65 36.5% 28 38.9% 133 22.2%
>80% 309 88.5% 113 63.5% 44 61.1% 466 77.8%
Total 349 100.0% 178 100.0% 72 100.0% 599 100.0%
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Housing Element Technical Report D-31 Adopted December 21, 2021/
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Figure D-13: Children in Female-Headed Households by Tract and Sites Inventory (2021)
Source: HCD AFFH Data Viewer 2.0 (2017-2021 ACS), 2023.
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Housing Element Technical Report D-32 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-14: Children in Married Couple Households by Tract and Sites Inventory (2021)
Source: HCD AFFH Data Viewer 2.0 (2017-2021 ACS), 2023.
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Housing Element Technical Report D-33 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-15: Population Living Alone by Tract (2021)
Source: HCD AFFH Data Viewer 2.0 (2017-2021 ACS), 2023.
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Housing Element Technical Report D-34 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-16: Population Aged 65 and Older by Tract (2021)
Source: 2017-2021 ACs (5-Year Estimates).
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Housing Element Technical Report D-35 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
d. Income
Identifying low or moderate income (LMI) geographies and individuals is important to
overcome patterns of segregation. HUD defines a LMI area as a Census tract or block group where over 51% of the population is LMI (based on HUD income definition of up to
80% of the Area Median Income).
Regional Trend
According to Comprehensive Housing Affordability Strategy (CHAS)3 data based on the 2015-2019 ACS, 55.6% of Los Angeles County households are low income, earning 80% or
less than the area median income (AMI) (Table D-9). A significantly larger proportion of renter households in Los Angeles County are considered lower income. Over 69% of renter
households are lower income compared to only 39.3% of owner households.
Figure D-17 shows populations of low or moderate income (LMI) households in the region
by block group. The central and south Los Angeles County areas tend to have larger LMI household populations. Coastal areas, including Hermosa Beach, tend to have smaller
populations of low or moderate income households.
Table D-9: Households by Income and Tenure – Los Angeles County (2022)
Income Category Owner-Occupied Renter-Occupied Total
0%-30% of AMI 10.8% 30.6% 21.5%
31%-50% of AMI 11.1% 18.9% 15.3%
51%-80% of AMI 17.4% 19.9% 18.7%
81%-100% of AMI 11.0% 8.9% 9.9%
Greater than 100% of AMI 49.7% 21.7% 34.5%
Total 1,519,515 1,797,280 3,316,795
Source: HUD CHAS data (based on 2015-2019 ACS), 2022.
3 Each year, the U.S. Department of Housing and Urban Development (HUD) receives custom tabulations of American Community Survey (ACS) data from the U.S. Census Bureau. These data, known as the "CHAS" data (Comprehensive Housing Affordability Strategy), demonstrate the extent of housing problems and housing needs, particularly for low income households.
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Re-adopted (with revisions) August 8, 2023
Figure D-17: Regional LMI Household Population by Block Group (2020)
Source: HCD AFFH Data Viewer (HUD 2020), 2022.
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Housing Element Technical Report D-37 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Local Trend
A significantly larger proportion of Hermosa Beach households earn 100% or more of the
AMI compared to the County as a whole. According to 2022 HUD CHAS data, 71.9% of Hermosa Beach households earn 100% or more of the AMI compared to only 34.5%
countywide. The income disparity between owners and renters is also less prominent in Hermosa Beach than the County. Only 22.7% of owners and 21.9% of renters earn less than
80% of the AMI.
According to 2016-2020 ACS estimates, the median household income in Hermosa Beach
is $142,500. Coastal cities like Hermosa Beach tend to have significantly higher median
household incomes compared to adjacent cities to the east. The median household
income in Hermosa Beach is higher than the median in Los Angeles County ($71,358), El
Segundo ($115,846), Gardena ($64,015), Lawndale ($65,923), Redondo Beach ($116,832),
and Torrance ($94,781), and only slightly lower than the median in Manhattan Beach
($153,926).
Table D-10: Households by Income and Tenure – Hermosa Beach (2022)
Income Category Owner-Occupied Renter-Occupied Total
0%-30% of AMI 6.2% 6.7% 6.5%
31%-50% of AMI 7.4% 4.0% 5.6%
51%-80% of AMI 9.1% 11.1% 10.2%
81%-100% of AMI 4.2% 7.4% 5.9%
Greater than 100% of AMI 73.0% 70.8% 71.9%
Total 4,245 4,710 8,955
Source: HUD CHAS data (based on 2015-2019 ACS), 2022.
LMI household populations at the block group-level are shown for Hermosa Beach in Figure
D-18. There are no block groups in the City that are considered LMI areas where more than
50% of households are low or moderate income. Most block groups have very small LMI
household populations representing less than 25% of the block group population. There
are five block groups located along Hermosa Avenue with LMI household populations
ranging from 26% to 37%. Populations of LMI households in Hermosa Beach tracts are
generally consistent with adjacent coastal cities such as Manhattan Beach and Redondo
Beach. As mentioned above, jurisdictions east of the City, including Lawndale, Gardena,
and Torrance, have more LMI households.
Sites Inventory
There are no LMI areas where more than 50% of households earn low or moderate incomes
in Hermosa Beach. As shown in Table D-11 and Figure D-18. Consistent with the citywide
trend, most RHNA units are in block groups where less than 25% of households are low or
moderate income. There are 44 lower income units, 20 moderate income units, and 19
above moderate income units in a block group where 35% of households are LMI. The
City’s RHNA strategy distributes sites throughout block groups with variable LMI household
populations to the extent possible given the composition of Hermosa Beach.
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Re-adopted (with revisions) August 8, 2023
Table D-11: Distribution of RHNA Units by LMI Household Population
LMI Households
(Block Group)
Lower Income Units Moderate Income
Units
Above Moderate
Income Units Total Units
Units Percent Units Percent Units Percent Units Percent
<25% 305 87.4% 158 88.8% 53 73.6% 516 86.1%
25-50% 44 12.6% 20 11.2% 19 26.4% 83 13.9%
50-75% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
75-100% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
Total 349 100.0% 178 100.0% 72 100.0% 599 100.0%
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Housing Element Technical Report D-39 Adopted December 21, 2021/
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Figure D-18: LMI Household Population by Block Group and Sites Inventory (2020)
Source: HCD AFFH Data Viewer 2.0 (HUD 2020), 2023.
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Re-adopted (with revisions) August 8, 2023
3. Racially/Ethnically Concentrated Areas
a. Racially/Ethnically Concentrated Areas of Poverty (R/ECAPs)
In an effort to identify racially/ethnically concentrated areas of poverty (R/ECAPs), HUD
has identified census tracts with a majority non-White population (greater than 50%) and a poverty rate that exceeds 40% or is three times the average tract poverty rate for the
metro/micro area, whichever threshold is lower.
Regional Trend
Figure D-19 shows tracts that have been identified as R/ECAPs or TCAC areas of high segregation and poverty. TCAC opportunity areas and scores are expanded upon in
Section 4, Access to Opportunities. In the region, R/ECAPs and areas of high segregation and poverty are most prevalent in the City of Los Angeles, south Los Angeles, and in and
around Long Beach. There are no R/ECAPs or areas of high segregation and poverty in the coastal areas stretching from Malibu to Rancho Palos Verdes. As mentioned previously,
jurisdictions along the coast tend to have smaller populations of racial/ethnic minorities and LMI households compared to the inland County areas.
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Housing Element Technical Report D-41 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-19: Regional R/ECAPs and TCAC Areas of High Segregation and Poverty
Source: HCD AFFH Data Viewer (HUD 2009-2013; TCAC 2022), 2022.
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Housing Element Technical Report D-42 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Local Trend
There are no R/ECAPs or TCAC-designated areas of high segregation and poverty in
Hermosa Beach. The closest R/ECAPs are in the City of Los Angeles and Hawthorne east of the City, and the closest TCAC areas of high segregation and poverty are in the
unincorporated County and Inglewood northeast of the City.
As presented in Table D-12, Hermosa Beach has a significantly smaller population below
the poverty level compared to the County (4.2% vs. 14.2%, respectively). In Hermosa
Beach, the American Indian/Alaska Native population (12.2%) and Asian population (10%)
have the highest poverty rates. All other racial/ethnic groups in the City have poverty rates
below the citywide average of 4.3%. In Los Angeles County, poverty rates are the highest
in the Black/African American population (20.2%), population of some other race (17.8%),
Hispanic/Latino population (16.9%), and American Indian/Alaska Native population
(16.3%).
Sites Inventory
There are no RHNA sites in R/ECAPs or areas of high segregation and poverty.
Figure D-20 shows poverty status by tract in Hermosa Beach the surrounding area.
Manhattan Beach, Hermosa Beach, and Redondo Beach all contain tracts with small
populations of persons below the poverty level. Less than 10% of the population in all
Hermosa Beach tracts are below the poverty level. Jurisdictions east of the City, such as
Lawndale, Torrance, and Hawthorne, contain tracts with larger populations below the
poverty level ranging from 10% to 40%.
Table D-12: Population Below Poverty Level by Race/Ethnicity (2020)
Race/Ethnicity
Hermosa Beach Los Angeles County
Total Population % Below
Poverty Level Total Population % Below
Poverty Level
Black or African American alone 135 0.0% 787,711 20.2%
American Indian and Alaska Native alone 90 12.2% 76,403 16.3%
Asian alone 1,160 10.0% 1,464,802 11.0%
Native Hawaiian and Other Pacific Islander alone 0 -- 24,520 --
Some other race alone 402 2.7% 2,093,575 17.8%
Two or more races 1,789 2.1% 717,876 12.1%
Hispanic or Latino origin (of any race) 2,149 2.7% 4,797,018 16.9%
White alone, not Hispanic or Latino 14,358 4.3% 2,554,426 9.4%
Total 19,135 4.2% 9,884,138 14.2%
Source: 2016-2020 ACS (5-Year Estimates).
Sites Inventory
There are no RHNA sites in R/ECAPs or areas of high segregation and poverty.
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Figure D-20: Poverty Status by Tract (2019)
Source: HCD AFFH Data Viewer (2015-2019 ACS), 2023.
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Re-adopted (with revisions) August 8, 2023
b. Racially/Ethnically Concentrated Areas of Affluence (RCAAs)
While racially concentrated areas of poverty and segregation (R/ECAPs) have long been
the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is integrated, a key to fair housing choice. According
to a policy paper published by HUD, RCAAs are defined as communities with a large proportion of affluent and non-Hispanic White residents. According to HUD's policy paper,
non-Hispanic Whites are the most racially segregated group in the United States. In the same way neighborhood disadvantage is associated with concentrated poverty and high
concentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.
HCD has created a new version of the RCAA metric to better reflect California's relative diversity and regional conditions, and to aid local jurisdictions in their analysis of racially
concentrated areas of poverty and affluence pursuant to AB 686 and AB 1304. This section
describes RCAAs using HCD’s updated methodology.4
Regional Trend
As presented in Figure D-21, RCAAs are more prevalent in Los Angeles County coastal
communities. In the region surrounding Hermosa Beach, RCAAs have been identified along the coast from Malibu to Ranchos Palos Verdes. There are no RCAAs in the central,
south, and east Los Angeles area. As shown in Figure D-5 and Figure D-17 previously, coastal areas tend to have smaller non-White and LMI household populations compared
to inland jurisdictions.
Figure D-22 shows median income by block group in the region. Consistent with the RCAA
trend, block groups with higher median incomes exceeding the Statewide median of $87,100 are most prevalent along the coast from Santa Monica to Ranchos Palos Verdes.
In general, median incomes are lower the more inland a jurisdiction is. Most block groups in central and east Los Angeles surrounding the City of Los Angeles have median incomes
below the State median.
4 HCD, Racially Concentrated Areas of Affluence. Summary and Description. Accessed January 20, 2023. https://www.arcgis.com/home/item.html?id=4100330678564ad699d139b1c193ef14&sublayer=4.
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Figure D-21: Regional RCAA Tracts (2019)
Source: HCD AFFH Data Viewer (2015-2019 ACS), 2022.
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Housing Element Technical Report D-46 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-22: Regional Median Income by Block Group (2019)
Source: HCD AFFH Data Viewer (2015-2019 ACS), 2022.
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Housing Element Technical Report D-47 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Local Trend
Median household income by race/ethnicity in Hermosa Beach and Los Angeles County
is shown in Table D-13. In the County, White, non-Hispanic households have the highest median income of $91,323. Black/African American households ($51,256), households of
some other race ($56,747), and Hispanic/Latino households ($59,837) have the lowest median incomes in the County. American Indian/Alaska Native households also have a
median income below the countywide median of $71,358.
The median household income in Hermosa Beach is $142,500, significantly higher than the
median countywide. The median income amongst Black/African American households in
Hermosa Beach is well below other racial/ethnic groups but is higher than the median for
Black/African American households countywide. The median household income for the
Black/African American population is only $86,056. The median household income in the
Hispanic Latino population, $139,034, is also lower than the citywide median of $142,083.
All other racial/ethnic groups in the City have median household incomes exceeding the
median citywide.
Table D-13: Median Household Income by Race/Ethnicity (2020)
Race/Ethnicity
Hermosa Beach Los Angeles County
% Distribution Median HH Income % Distribution Median HH Income
Black or African American 1.0% $86,056 9.4% $51,259
American Indian and Alaska Native 0.7% - 0.7% $62,427
Asian 4.7% $212,847 15.1% $83,252
Native Hawaiian and Other Pacific Islander 0.0% - 0.2% $78,831
Some other race 1.2% $152,656 16.1% $56,747
Two or more races 4.5% $206,875 5.8% $71,943
Hispanic or Latino origin (of any race) 7.3% $139,034 37.7% $59,837
White alone, not Hispanic or Latino 82.6% $143,083 35.1% $91,323
Total 8,596 $142,500 3,332,504 $71,358
Source: 2016-2020 ACS (5-Year Estimates).
All tracts in Hermosa Beach are considered RCAAs (Figure D-24). As presented in Figure D-
24, most block groups in the City have median incomes exceeding the State median of
$87,100. There is one block group with a median income of only $54,150 located in the
northwestern section of the City. This block group encompasses North School and Valley
Park and is located along Valley Drive, Gould Avenue, 27th Street, and Hermosa Avenue.
The tract encompassing this block group has a larger proportion of renter-occupied
households compared to all other City tracts. Approximately 61% of households in this tract
are renters. In general, renters are more likely to have lower incomes compared to owners.
Tenure is further discussed in Section 5, Disproportionate Housing Needs, of this Assessment of Fair Housing Issues.
Block groups between Hermosa Avenue and Ardmore Avenue, including the block group discussed above, tend to have lower median incomes than the remainder of the City.
There is one mobile home park in Hermosa Beach on Pier Avenue in this section of the City (Marineland MHP, 60 units). Mobile homes tend to be more affordable than other housing
options; therefore, households residing in mobile homes generally have lower incomes.
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Re-adopted (with revisions) August 8, 2023
Sites Inventory
All sites identified to meet the RHNA are in RCAAs.
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Figure D-23: RCAA Tracts (2019)
Source: HCD AFFH Data Viewer (2015-2019 ACS), 2022.
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Figure D-24: Median Income by Block Group (2019)
Source: HCD AFFH Data Viewer (2015-2019 ACS), 2022.
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4. Access to Opportunities
Significant disparities in access to opportunity are defined by the AFFH Final Rule as
“substantial and measurable differences in access to educational, transportation,
economic, and other opportunities in a community based on protected class related to
housing.”
The Department of Housing and Community Development (HCD) and California Tax Credit
Allocation Committee (TCAC) convened the California Fair Housing Task force to “provide
research, evidence-based policy recommendations, and other strategic
recommendations to HCD and other related state agencies/ departments to further the
fair housing goals (as defined by HCD).” The Task Force has created Opportunity Maps to
identify resources levels across the state “to accompany new policies aimed at increasing
access to high opportunity areas for families with children in housing financed with nine
percent Low Income Housing Tax Credits (LIHTCs)”. These opportunity maps are made from
composite scores of three different domains made up of a set of indicators. Table D-14
shows the full list of indicators. The opportunity maps include a measure or “filter” to identify
areas with poverty and racial segregation. To identify these areas, census tracts were first
filtered by poverty and then by a measure of racial segregation. The criteria for these filters
were:
• Poverty: Tracts with at least 30 percent of population under federal poverty line;
• Racial Segregation: Tracts with location quotient higher than 1.25 for Blacks,
Hispanics, Asians, or all people of color in comparison to the County
Table D-14: Domains and List of Indicators for Opportunity Maps
Domain Indicator
Economic Poverty
Adult education
Employment
Job proximity
Median home value
Education Math proficiency
Reading proficiency
High School graduation rates
Student poverty rates
Environmental CalEnviroScreen 3.0 pollution Indicators and values
Source: California Fair Housing Task Force, Methodology for the 2021 TCAC/HCD Opportunity Maps,
December 2020.
TCAC/HCD assigns “scores” for each of the domain (see Table D-14) by census tracts as
well as computing “composite” scores that are a combination of the three domains. Scores from each individual domain range from 0-1, where higher scores indicate higher
“access” to the domain or higher “outcomes.” Composite scores do not have a numerical value but rather rank census tracts by the level of resources (low, moderate, high, highest,
and high poverty and segregation).
The TCAC/HCD Opportunity Maps offer a tool to visualize show areas of highest resource,
high resource, moderate resource, moderate resource (rapidly changing), low resource, and high segregation and poverty and can help to identify areas within the community
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that provide good access to opportunity for residents or, conversely, provide low access to opportunity. They can also help to highlight areas where there are high levels of
segregation and poverty.
The information from the opportunity mapping can help to highlight the need for housing
element policies and programs that would help to remediate conditions in low resource areas and areas of high segregation and poverty and to encourage better access for low
and moderate income and black, indigenous, and people of color (BIPOC) households to
housing in high resource areas.
Regional Trend
As explained previously, TCAC composite scores categorize the level of resources in each
census tract. Categorization is based on percentile rankings for census tracts within the
region. In the Los Angeles County region surrounding Hermosa Beach, coastal areas are
predominantly highest resource areas (Figure D-25). As tracts go further inland, the lower
composite TCAC scores are. The central and south Los Angeles areas are predominantly
low resource areas and areas of high segregation and poverty. Jurisdictions adjacent to
Hermosa Beach to the east, including Lawndale and Gardena, are comprised of high,
moderate, and low resource areas, whereas cities even further east of Hermosa Beach,
such as the City of Los Angeles, Willowbrook and Westmont communities, and Compton,
have primarily low resource areas and areas of high segregation and poverty.
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Figure D-25: Regional TCAC Opportunity Area Scores by Tract (2022)
Source: HCD AFFH Data Viewer (TCAC 2022), 2022.
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While the Federal Affirmatively Furthering Fair Housing (AFFH) Rule has been repealed, the data and mapping developed by HUD for the purpose of preparing the Assessment of Fair
Housing (AFH) can still be useful in informing communities about segregation in their jurisdiction and region, as well as disparities in access to opportunity. This section presents
the HUD-developed index scores based on nationally available data sources to assess
County residents’ access to key opportunity assets. HUD opportunity indices are provided
for entitlement jurisdictions only. Opportunity indicators are not available for the City of
Corte Madera. Table D-20 provides index scores or values (the values range from 0 to 100)
for the following opportunity indicator indices:
• School Proficiency Index: The school proficiency index uses school-level data on
the performance of 4th grade students on state exams to describe which
neighborhoods have high-performing elementary schools nearby and which
are near lower performing elementary schools. The higher the index value, the
higher the school system quality is in a neighborhood.
• Labor Market Engagement Index: The labor market engagement index provides
a summary description of the relative intensity of labor market engagement and
human capital in a neighborhood. This is based upon the level of employment,
labor force participation, and educational attainment in a census tract. The
higher the index value, the higher the labor force participation and human
capital in a neighborhood.
• Transit Trips Index: This index is based on estimates of transit trips taken by a family
that meets the following description: a 3-person single-parent family with
income at 50 percent of the median income for renters for the region (i.e., the
Core-Based Statistical Area (CBSA). The higher the transit trips index value, the
more likely residents in that neighborhood utilize public transit.
• Low Transportation Cost Index: This index is based on estimates of transportation
costs for a family that meets the following description: a 3-person single-parent
family with income at 50 percent of the median income for renters for the
region/CBSA. The higher the index value, the lower the cost of transportation in
that neighborhood.
• Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a
given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily.
The higher the index value, the better the access to employment opportunities
for residents in a neighborhood.
• Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level. The higher the
index value, the less exposure to toxins harmful to human health. Therefore, the
higher the index value, the better the environmental quality of a neighborhood,
where a neighborhood is a census block-group.
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Table D-15: Opportunity Indices by Race/Ethnicity – Los Angeles County (2020)
School Proficiency Index Labor Market Index Transit Trip Index
Low
Transportation
Cost Index
Jobs Proximity Index Environmental Health Index
Total Population
White, non-Hispanic 65.09 65.41 82.63 74.09 55.80 18.99
Black, non-Hispanic 32.37 34.00 87.70 79.18 40.13 11.66
Hispanic 38.38 33.18 87.19 77.74 41.53 11.91
Asian/Pacific Islander, non-Hispanic 59.34 55.94 86.52 76.45 51.82 12.16
Native American, non-Hispanic 46.90 44.50 83.17 75.65 44.24 16.74
Population below federal poverty line
White, non-Hispanic 58.06 57.49 86.42 79.48 57.52 16.66
Black, non-Hispanic 27.16 25.52 88.65 81.18 36.59 11.62
Hispanic 32.87 27.66 89.45 81.02 42.84 10.30
Asian/Pacific Islander, non-Hispanic 54.52 50.06 89.62 81.49 54.19 9.84
Native American, non-Hispanic 35.12 32.02 85.23 78.70 46.35 16.01
Source: AFFHT Data Table 12; Data Sources: Decennial Census; ACS; Great Schools; Common Core of Data; SABINS; LAI; LEHD; NATA.
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Local Trend
Table D-16 and Sites Inventory
All RHNA sites are in HCD/TCAC highest resource areas.
Figure D-26 show TCAC opportunity map scores by tract in Hermosa Beach. All tracts in
the City are considered highest resource areas. As mentioned above, jurisdictions adjacent to Hermosa Beach, such as Manhattan Beach, Redondo Beach, are also
comprised of mostly highest resource tracts. Tract 6211.02 in the southeast corner of the
City has the lowest economic, environmental, and composite scores compared to other
tracts in Hermosa Beach. However, all scores in all Hermosa Beach tracts are high,
revealing economic, environmental, and educational opportunities are highly accessible
in the City.
Table D-16: TCAC Opportunity Map Scores by Tract (2021)
Tract Economic Score Environmental
Score Education Score Composite Score Final Category
6210.01 0.96 0.95 1.00 1.29 Highest Resource
6210.02 1.00 0.97 1.00 1.54 Highest Resource
6210.04 0.98 0.96 1.00 1.38 Highest Resource
6211.02 0.93 0.90 0.98 1.09 Highest Resource
6211.04 0.99 0.94 0.98 1.30 Highest Resource
Source: TCAC/HCD Opportunity Map Scores by Tract, 2021.
Sites Inventory
All RHNA sites are in HCD/TCAC highest resource areas.
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Figure D-26: TCAC Opportunity Area Scores by Tract (2022)
Source: HCD AFFH Data Viewer (TCAC 2022), 2023.
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a. Economic
Regional Trend
As of December 2022, Los Angeles County has a labor force of 4,927,700 with an unemployment rate of 4.4%.5 According to the 2016-2020 ACS, the following industries
employ the largest proportions of Los Angeles County residents: educational services, and health care and social assistance (19.5%), professional, scientific, and management, and
administrative and waste management services (14%), and manufacturing (10.9%). The California Employment Development Department (EDD) cited the following companies
and organizations as major employers in Los Angeles County:
• AHMC Healthcare Inc (Alhambra) – 5,000 to 9,999 employees
• All Nations Church (Sylmar) – 1,000 to 4,999 employees
• California State Univ NRTHRDG (Northridge) – 1,000 to 4,999 employees
• Cedars-Sinai Health System (West Hollywood) – 10,000+ employees
• Infineon Technologies Americas (El Segundo) – 1,000 to 4,999 employees
• Kaiser Permanente Los Angeles (Los Angeles) – 5,000 to 9,999 employees
• Lac & USC Medical Ctr (Los Angeles) – 5,000 to 9,999 employees
• Long Beach City Hall (Long Beach) – 5,000 to 9,999 employees
• Longshore Dispatch (Wilmington) – 5,000 to 9,999 employees
• Los Angeles County Sheriff (Monterey Park) – 10,000+ employees
• Los Angeles Intl Airport-Lax (Los Angeles) – 10,000+ employees
• Los Angeles Medical Ctr (Los Angeles) – 5,000 to 9,999 employees
• Los Angeles Police Dept (Los Angeles) – 5,000 to 9,999 employees
• National Institutes of Health (Pasadena) – 10,000+ employees
• Security Industry Specialist (Culver City) – 1,000 to 4,999 employees
• Six Flags (Valencia – 5,000 to 9,999 employees
• Sony Pictures Entrtn Inc (Culver City) – 5,000 to 9,999 employees
• Space Exploration Tech Corp (Hawthorne) – 5,000 to 9,999 employees
• Twentieth Century Fox (Los Angeles) – 5,000 to 9,999 employees
• UCLA Community Based Learning (Los Angeles) – 10,000+ employees
• University of Ca Los Angeles (Los Angeles) – 10,000+ employees
• Vision X (Los Angeles) – 10,000+ employees
• Walt Disney Co (Burbank) – 5,000 to 9,999 employees
• Water Garden Management (Santa Monica) – 1,000 to 4,999 employees
5 California Employment Development Department (EDD). 2023. Los Angeles County Profile.
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HUD’s opportunity indicators provide values for labor market index6 and jobs proximity index7 that can be measures for economic development in Los Angeles County. Like the
other HUD opportunity indicators, scores range from 0 to 100 and are published by race
and poverty level to identify differences in the relevant “opportunity” (in this case
economic opportunity). The labor market index value is based on the level of employment, labor force participation, and educational attainment in a census tract- a higher score
means higher labor force participation and human capital in a neighborhood. Los Angeles
County’s labor market index values have range significantly from 33 to 65, with Hispanic
residents scoring lowest and White residents scoring highest. Scores for Los Angeles County
residents living below the poverty line drop for all racial/ethnic groups, most notably for
Native American residents (from 45 to 32). Index values indicate that Black and Hispanic
residents living in poverty have the lowest labor force participation and human capital in
the County.
HUD’s jobs proximity index quantifies the accessibility of a neighborhood to jobs in the
region. Index values can range from 0 to 100 and a higher index value indicate better the
access to employment opportunities for residents in a neighborhood. County jobs
proximity index values range from 40 to 56 for the total population, where the White
population scores the highest and the Black population scores the lowest. The jobs
proximity value map in Figure D-27 shows the distribution of scores by block group in the
region surrounding Hermosa Beach. Jobs proximity scores are highest in block groups in
the Westside area, El Segundo, Manhattan Beach, Downtown Los Angeles, and Torrance.
Block groups with low scores below 20 are most concentrated in the south Los Angeles
area (i.e., Inglewood, South Gate, Compton), the Palos Verdes Peninsula, and Long
Beach.
The TCAC Economic Scores are a composite of jobs proximity index values as well as
poverty, adult education, employment, and median home value characteristics. TCAC
economic scores range from 0 to 1, where higher values indicate more positive economic
outcomes. The map in Figure D-28 shows that tracts with the lowest economic scores are
located east of Hermosa Beach and other coastal cities, including tracts in and around
the cities of Compton, Huntington Park, the City of Los Angeles, Wilmington, and Long
Beach. Nearly all tracts in jurisdictions in the coastal areas (i.e., Santa Monica, Hermosa
Beach, Redondo Beach, Rancho Palos Verdes) scored in the highest quartile for economic opportunities.
6 Labor Market Engagement Index: The labor market engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood. This is based upon the level of employment, labor force participation, and educational attainment in a census tract. The higher the score, the higher the labor force participation and human capital in a neighborhood. 7 Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood.
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Figure D-27: Regional Jobs Proximity Index Scores by Block Group (2017)
Source: HCD AFFH Data Viewer (HUD, 2014-2017), 2022.
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Figure D-28: Regional TCAC Economic Scores by Tract (2022)
Source: HCD AFFH Data Viewer (TCAC 2022), 2022.
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Local Trend
According to the 2016-2020 ACS, Hermosa Beach has a labor force of 11,935 persons with
an unemployment rate of 3.9%. The ACS estimates Los Angeles County had an unemployment rate of 6.5% during the same period. The following industries employ the
largest proportions of Hermosa Beach residents: professional, scientific, and management, and administrative and waste management services (24.2%), educational services, and
health care and social assistance (14.6%), finance and insurance, and real estate and
rental and leasing (13.5%), and manufacturing (12.4%).
As shown in Figure D-29, approximately 76% of employees in Hermosa Beach commute to
work in a car, truck, or van compared to 81.6% countywide. A significantly larger
proportion of employees work from home in Hermosa Beach (16.3%) compared to the
County (8%). Overall, Hermosa Beach residents tend to have slightly longer commutes
compared to residents countywide. Over 34% of workers in Hermosa Beach commute 45
minutes or longer to work compared to only 25% of workers in Los Angeles County.
Figure D-29: Means of Transportation to Work (2020)
Source: 2016-2020 ACS (5-Year Estimate).
Jobs proximity scores by block group are shown for Hermosa Beach in Figure D-30. In
general, block groups on the northern side of the City have higher jobs proximity scores
compared to the southern side. Block groups on the northern side and along the western
border received scores ranging from 61 to 75, while block groups on the southern side
received scores ranging from 49 to 58. While the northern section of the City has slightly
better access to employment opportunities, jobs proximity scores citywide are generally
comparable.
All tracts in the City scored in the highest quartile for TCAC economic opportunities (Figure
D-31).
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Figure D-30: Jobs Proximity Index Scores by Block Group (2017)
Source: HCD AFFH Data Viewer (HUD, 2014-2017), 2023.
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Figure D-31: TCAC Economic Scores by Tract (2022)
Source: HCD AFFH Data Viewer (TCAC 2022), 2023.
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b. Education
Regional Trend
The school proficiency index is an indicator of school system quality, with higher index scores indicating access to higher school quality. In Los Angeles County, Black residents
have access to lower quality schools (lowest index value of 32), followed by Hispanic residents (38), and Native American residents (47). The White and Asian/Pacific Islander
populations received higher index scores of 59 and 65, respectively (Table D-15). For residents living below the federal poverty line, index values are lower for all races and are
still lowest for Black and Hispanic residents. White residents have the highest index values, indicating a greater access to high quality schools, regardless of poverty status.
The HCD/TCAC education scores for the region show the distribution of education quality
based on education outcomes (Figure D-32). As explained in Table D-14, the Education
domain score is based on a variety of indicators including math proficiency, reading proficiency, high school graduation rates, and student poverty rates. The education scores
range from 0 to 1, with higher scores indicating more positive education outcomes. In the region, lower education scores are found in census tracts in the Downtown Los Angeles
and south Los Angeles areas, such as the City of Los Angeles, Inglewood, Westmont, and Huntington Park, and Long Beach area. Consistent with TCAC composite scores, tracts in
coastal areas, from Santa Monica to Rancho Palos Verdes, have higher education scores, most scoring in the highest quartile.
As of 2022, Los Angeles County had a five-year cohort graduation rate of 86.1%, slightly lower than 86.1% statewide.8 The Asian and Filipino populations have the highest
graduation rates (both 95.8%), followed by the White population (89.3%), and population of two or more races (86.9%). The American Indian and African American populations
have the lowest graduation rates (67.2% and 78.5%, respectively). In the 2019-2020 school year, 61.5% of high school completers were enrolled in college in Los Angeles County
compared to 62.7% in the State.
8 California Department of Education (CDE), Data Quest. 2021-2022 Five-Year Cohort Graduation Rate, Los Angeles County Report. Accessed January 2023.
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Figure D-32: Regional TCAC Education Scores by Tract (2022)
Source: HCD AFFH Data Viewer (TCAC 2022), 2022.
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Local Trend
The Hermosa Beach City School District operates in the City and includes Hermosa View
School (TK-2), Hermosa Vista School (3-4), and Hermosa Valley School (5-8). There is no public high school in Hermosa Beach. The closest public high schools are located in
Manhattan Beach and Redondo Beach.
Greatschools.org is a non-profit organization that rates schools across the States. The Great
Schools Summary Rating calculation is based on four ratings: the Student Progress Rating
or Academic Progress Rating, College Readiness Rating, Equity Rating, and Test Score
Rating. Ratings at the lower end of the scale (1-4) signal that the school is “below
average”, 5-6 indicate “average”, and 7-10 are “above average.” Hermosa View School
and Hermosa Valley School received high scores of 10 and 9, respectively.
The Healthy Places Index (HPI) is a new tool that allows local officials to diagnose and
change community conditions that affect health outcomes and the wellbeing of
residents.9 The HPI tool was developed by the Public Health Alliance of Southern California
to assist in comparing community conditions across the state and combined 25
community characteristics such as housing, education, economic, and social factors into
a single indexed HPI Percentile Score. Hermosa Beach has an HPI index score in 96th
percentile, indicating the City has healthier community conditions than 96% of other
California cities and towns. The HPI also includes individual indicators related to variables
including, but not limited to, economic, educational, social, environmental, and housing
factors. Educational variables include population with a bachelor’s education or higher,
high school enrollment, and preschool enrollment at the tract level. All Hermosa Beach
tracts scored in the highest quartile for population with a bachelor’s education or higher.
More than 71% of the population over the age of 25 in all tracts have a bachelor's degree
of higher. In all Hermosa Beach tracts, 100% of 15 to 17 year olds are also enrolled in high
school. Preschool enrollment is also included as a variable for the HPI as “early childhood
is a crucial period for brain development, shaping nearly every aspect of one’s future
health and wellbeing. Quality preschool is important for healthy development, and has
been associated with lifelong educational, economic and health benefits.”10 Figure D-33
shows percentile rankings by tract for preschool enrollment in Hermosa Beach. The
northern Hermosa Beach tracts scored in the highest quartile for preschool enrollment,
where 75% to 100% of 3 and 4 year olds are enrolled in preschool. Only 53.8% of preschool-aged children in the southeastern tract (tract 6211.02) and 50.9% in the southwestern tract
(tract 6211.04) are enrolled in preschool.
TCAC education scores for Hermosa Beach tracts are presented in Figure D-34. As stated
in Table D-14 above, TCAC education scores are formulated based on math proficiency, reading proficiency, high school graduation rates, and student poverty rates. All tracts in
the City scored in the highest quartile for educational opportunities.
9 California Healthy Places Index (HPI) (based on ACS 2015-2019 (5-Year Estimates)), 2022. Accessed January 2023. https://www.healthyplacesindex.org/. 10 California Healthy Places Index (HPI), 2022. Preschool Enrollment. Accessed January 2023. https://policies.healthyplacesindex.org/education/preschool-enrollment/about.
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Figure D-33: Healthy Places Index – Preschool Enrollment by Tract (2019)
Source: California Healthy Places Index (HPI) (based on 2015-2019 ACS), 2023.
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Figure D-34: TCAC Education Scores by Tract (2022)
Source: HCD AFFH Data Viewer (TCAC 2022), 2023.
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c. Environmental
Regional Trend
Historical and current land uses, such as landfills and proximity to freeways, may expose residents to variable environmental conditions. The TCAC Environmental Score shown in
Figure D-35 is based on CalEnviroScreen 3.0 scores. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California
communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous
materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic
factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. TCAC Environmental Scores range from 0 to 1, where higher scores
indicate a more positive environmental outcome (better environmental quality)
A large proportion of the region surrounding Hermosa Beach is comprised of tracts scoring
in the lowest quartile for environmental opportunities (Figure D-35). Most tracts in and around the cities of Los Angeles, El Segundo, Gardena, Carson, Long Beach, Compton,
and South Gate received environmental scores in the lowest quartile. Hermosa Beach, Redondo Beach, and the Palos Verdes peninsula (Rolling Hills Estates, Rancho Palos
Verdes, Palos Verdes Estates) have the highest concentration of tracts scoring in the highest quartile in the region. Most of Los Angeles County as a whole received
environmental scores of 0.5 or lower.
Figure D-35 shows the TCAC Environmental Score based on CalEnviroScreen 3.0. However,
the Office of Environmental Health Hazard Assessment has released updated scored in February 2020 (CalEnviroScreen 4.0). The CalEnviroScreen 4.0 scores in Figure D-36 are
based on percentiles and show that coastal areas, from Santa Monica to Rancho Palos Verdes, generally have better environmental conditions compared to south, central, and
east Los Angeles. Tracts scoring in the 91st percentile or higher (worst scores) are prevalent
in the section of the County stretching from Glendale to Carson (north and south) and
Inglewood to El Monte (west and east).
HUD’s opportunity index for “environmental health” summarizes potential exposure to
harmful toxins at a neighborhood level. Index values range from 0 to 100 and the higher
the index value, the less exposure to toxins harmful to human health. Therefore, the higher
the value, the better the environmental quality of a neighborhood, where a neighborhood
is a census block-group. In Los Angeles County, environmental health index values range
from 11.7 for Black residents to 19 for White residents for the total population (Table D-15).
The index decreases for all racial/ethnic groups below the poverty line, most drastically for
the Asian/Pacific Islander population. Of the populations below the poverty line,
Asian/Pacific Islander residents have the lowest environmental health index score of 9.8.
The White population, including the population below the poverty line, has the highest
environmental health index score compared to other racial/ethnic groups.
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Figure D-35: Regional TCAC Environmental Scores by Tract (2022)
Source: HCD AFFH Data Viewer (TCAC 2022), 2022.
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Figure D-36: Regional CalEnviroScreen 4.0 Percentile Scores by Tract (2021)
Source: HCD AFFH Data Viewer (OEHHA 2021), 2022.
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Local Trend
TCAC environmental scores by tract are shown in Figure D-38 for Hermosa Beach. Of the
five tracts in the City, four scored in the highest quartile and one, in the southwestern corner of the City, received a score of 0.74. While this tract did receive a slightly lower
environmental score compared to the remainder of Hermosa Beach, it is relevant to note that the other four tracts received scores ranging from 0.75 to 0.83. Based on these scores,
environmental opportunities, based on TCAC/HCD’s definition, are generally consistent
citywide.
CalEnviroScreen 4.0 scores for Hermosa Beach are presented in Figure D-39. Consistent
with TCAC environmental scores, all tracts in the City received low CalEnviroScreen 4.0
percentile scores (best scores) indicating healthy environmental conditions.
As mentioned above, based on the overall HPI score, Hermosa Beach has healthier
community conditions than 96% of other California cities and towns. The HPI includes
individual indicators used to determine a City or neighborhoods overall score. The HPI uses
the following variables to analyze clean environment: Diesel PM (average daily amount of
particulate pollution (very small particles) from diesel sources, measured in kilograms/day),
drinking water contaminants (combines information about 13 contaminants and 2 types
of water quality violations that are sometimes found when drinking water samples are
tested), ozone (average amount of ozone in the air during the most polluted 8 hours of
summer days, measured in parts per million), and PM 2.5 (yearly average of fine particulate
matter concentration (very small particles from vehicle tailpipes, tires and brakes,
powerplants, factories, burning wood, construction dust, and many other sources),
measured in micrograms/meter3). All Hermosa Beach tracts scored in the highest quartile
(best scores) for drinking water contaminants and in the 72nd percentile for ozone. All
tracts also scored in the lowest quartile for PM 2.5 Diesel PM percentile rankings by tract
are shown in Figure D-37. Most tracts received percentile scores for Diesel PM ranging from
32 to 50, while the northeastern tract scored in the 18th percentile. While the City does
have low scores for Diesel PM and PM 2.5, these scores are generally consistent with the
County as a whole. Coastal cities, such as Hermosa Beach, generally have slightly better
Diesel PM and PM 2.5 percentile scores compared to inland County jurisdictions. High levels
of Diesel PM are typically recorded adjacent to ports, rail yards, and freeways.11 PM 2.5
emissions are typically emitted from power plants, industries, and automobiles, but can also be emitted by construction sites, unpaved roads, fields, smokestacks, for fires.12 Highly
urbanized areas such as Los Angeles County, including Hermosa Beach, are generally more exposed to high Diesel PM and PM 2.5 pollutants.
The HPI also includes data for park access. Parks and open space are an important part
of environmental health as “parks can encourage physical activity, reduce chronic
diseases, improve mental health, foster community connections, and support community resilience to climate change and pollution.”13 According to the HPI based on 2017
11 California Office of Environmental Health Hazard Assessment (OEHHA), Diesel Particulate Matter. Accessed January 2023. https://oehha.ca.gov/calenviroscreen/indicator/diesel-particulate-matter#:~:text=What%20is%20diesel%20particulate%20matter,contains%20hundreds%20of%20different%20chemicals.. 12 United States Environmental Protection Agency (EPA), Particulate Matter (PM) Basics. Accessed January 2023. https://www.epa.gov/pm-pollution/particulate-matter-pm-basics. 13 California Healthy Places Index (HPI). Policy Guide, Park Access. Accessed January 2023. https://policies.healthyplacesindex.org/neighborhood/park-access/about.
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California Department of Public Health data, 100% of residents in all Hermosa Beach tracts live within a half-mile of a park, beach, or open space.
Sites Inventory
All RHNA units are located in tracts scoring within the 20th percentile (best scores) of
CalEnviroScreen 4.0 scores.
Figure D-37: Healthy Places Index – Diesel PM by Tract (2016)
Source: California Healthy Places Index (HPI) (based on CalEnviroScreen 4.0, 2016), 2023.
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Housing Element Technical Report D-75 Adopted December 21, 2021/
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Figure D-38: TCAC Environmental Scores by Tract (2022)
Source: HCD AFFH Data Viewer (TCAC 2022), 2023.
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Figure D-39: CalEnviroScreen 4.0 Percentile Scores by Tract (2021)
Source: HCD AFFH Data Viewer 2.0 (OEHHA 2021), 2023.
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Housing Element Technical Report D-77 Adopted December 21, 2021/
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d. Transportation
Regional Trend
HUD’s opportunity indicators can provide a picture of transit use and access in Marin County through the transit index 14 and low transportation cost.15 Index values can range
from zero to 100 and are reported per race so that differences in access to transportation can be evaluated based on race. In the County, transit index values range from 82.6 to
87.7, where White residents scored the lowest and Black residents scored the highest. Hispanic (87.2) and Asian/Pacific Islander (86.5) populations also scored higher than White
and Native American (83.2) populations. Given that higher the transit trips index, the more likely residents utilize public transit, Black, Hispanic, and Asian/Pacific Islander residents are
more likely to use public transit. For residents living below the poverty line, index values increase for all racial/ethnic groups, most notably for the White and Asian/Pacific Islander
populations. Transit scores for the population below the poverty line range from 85.2 for the Native American population to 89.6 for the Asian/Pacific Islander population.
Low transportation cost index values range from 74.1 for the White population to 79.2 for the Black population. The Black population has the highest low transportation cost index
score followed by the Hispanic population (77.7), Asian/Pacific Islander population (76.5), and the Native American population (75.7). Low transportation cost scores are higher for
the population below the poverty line regardless of race. Black, Hispanic, and Asian/Pacific Islander residents have the highest low transportation cost index values,
regardless of poverty status. A higher “low transportation cost” index value indicates a lower cost of transportation. Therefore, transit is less costly for these racial/ethnic groups
compared the White and Native American populations.
Los Angeles County is served by a large public transit system including rail systems, bus
operations, and transitways. The Metro rail system operates throughout the County and includes a hub in downtown Los Angeles. Additional rail service operators in the County
include Metrolink and Amtrak. The Southern California Regional Rail Authority (SCRRA)
operates the 416-mile Metrolink commuter rail system, which has its hub in Downtown Los
Angeles at Union Station and extends to Ventura, San Bernardino, Riverside, Orange, and
San Diego counties. Amtrak provides interstate service from points around the country to
Union Station, as well as regional service between major cities throughout California. There
are several regional and municipal bus operators in the County; however, the largest is the
Metro bus system. Metro operates the Metro Rapid Bus service and the Metro Express Bus
service. The Metro rail and bus map is included as Figure D-40.
14 Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a 3-person single-parent family with income at 50% of the median income for renters for the region (i.e., the Core-Based Statistical Area (CBSA). The higher the transit trips index, the more likely residents in that neighborhood utilize public transit. 15 Low Transportation Cost Index: This index is based on estimates of transportation costs for a family that meets the following description: a 3-person single-parent family with income at 50% of the median income for renters for the region/CBSA. The higher the index, the lower the cost of transportation in that neighborhood.
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Figure D-40: Metro Rail and Busway Map (2022)
Source: Metro – Metro System Maps, October 2022. Accessed January 2023. https://www.metro.net/riding/guide/system-maps/.
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Local Trends
HUD opportunity indices are not available for Hermosa Beach. Public transit systems
operating in the City include Beach Cities Transit, Torrance Transit, and the Los Angeles Department of Transportation (LADOT) Commuter Express.
• Beach Cities Transit provides fixed route and dial-a-ride transit service in the South Bay. BCT Line 109 connects Riviera Village, Hermosa, Manhattan, El
Segundo, Green Line Stations, and the LAX Bus Center. Torrance Transit operates
one bus route through Hermosa Beach.
• Torrance Transit Line 13 operates between Redondo Beach Pier and Artesia A
(Blue) Line Station, serving major destinations that include Hermosa Beach Pier,
South Bay Galleria, Harbor Gateway Transit Center, Dignity Health Sports Park,
and California State University, Dominguez Hills.
• LADOT Commuter Express shuttles provide one-way limited stop transit service to
job centers during commute hours through Commuter Express Line 438.
Hermosa Beach also has a system of bicycle paths, lanes, and routes throughout the City.
Bike facilities generally run along the western side of the City, mainly along Hermosa
Avenue, Monterey Boulevard, and Ardmore Avenue. Bike facilities are shown in Figure D-
41.
Figure D-41: Bicycle Facilities (2023)
Source: City of Hermosa Beach Bike Facilities Map. Accessed January 2023.
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The City also operates a Safe Routes to School Program, partnering with the Hermosa Beach City School District and the Hermosa Beach Police Department. The City and School
District have administered surveys of parents to understand walking and biking to school preferences and activities to inform safe routes to school programming and practices.
The HPI includes automobile access and active commuting data as transportation indicators. According to HPI data based on the 2015-2019 ACS, more than 92% of
households in all Hermosa Beach tracts have access to an automobile. While this is a large
proportion of the population, these tracts received percentile scores ranging from only 32
to 62. Populations of households with access to vehicles in Hermosa Beach tracts are
consistent with adjacent areas and larger than other areas of the County such as central
and east Los Angeles. Only 1.6% to 9.7% of workers aged 16 or older commute to work by
transit, walking, or cycling in Hermosa Beach tracts. The tract in the southeast corner of the
City has the smallest population of transit, walking, or cycling commuters. As discussed
previously, 76.2% of workers in Hermosa Beach get to work via car, truck, or van (Figure D-
29). The southern side of the City also has lower jobs proximity index scores compared to
the northern and western sides (Figure D-30). Bike facilities (paths, lanes, and routes) are
also less accessible to persons residing in the southeastern tract (Figure D-41).
Figure D-42: Healthy Places Index – Active Commuting by Tract (2019)
Source: California Healthy Places Index (HPI) (based on 2015-2019 ACS), 2023.
5. Disproportionate Housing Needs
The AFFH Rule Guidebook defines disproportionate housing needs as a condition in which
there are significant disparities in the proportion of members of a protected class experiencing a category of housing needs when compared to the proportion of a
member of any other relevant groups or the total population experiencing the category
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of housing need in the applicable geographic area (24 C.F.R. § 5.152). The analysis is completed by assessing cost burden, overcrowding, and substandard housing.
The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census for HUD provides detailed information on housing needs by income level for different types of
households in Los Angeles County. Housing problems considered by CHAS include:
• Housing cost burden, including utilities, exceeding 30% of gross income;
• Severe housing cost burden, including utilities, exceeding 50% of gross income;
• Overcrowded conditions (housing units with more than one person per room);
and
• Units with physical defects (lacking complete kitchen or bathroom
According to 2022 HUD CHAS data based on the 2015-2019 ACS, approximately 51% of
Los Angeles County households experience housing problems, compared to 29% of
households in Hermosa Beach. In both the County and Hermosa Beach, renters are more
likely to be affected by housing problems than owners.
a. Cost Burden
Regional Trend
As presented in Table D-17, in Los Angeles County, approximately 44% of households are cost burdened. Renters experience cost burden at higher rates than owners (52.8% vs.
33.7%), regardless of race. Among renters, Black and Hispanic households are cost burdened at the highest rate (58.8% and 56.1%, respectively). All other racial/ethnic renter
groups are cost burdened at a rate below the citywide average of 52.8% for renter-occupied households. Geographically, tracts with larger populations of cost burdened
owners are more concentrated in the central and south Los Angeles areas (Figure D-43). However, tracts with populations of owners exceeding 60% are dispersed throughout the
region, including in coastal areas such as Santa Monica and Long Beach. Tracts with larger populations of overpaying renters are also more prevalent in the central and south Los
Angeles areas in and around the cities of Los Angeles, Compton, and Westmont, and in
the area surrounding Long Beach (Figure D-44). The coastal area from Manhattan Beach
to Palos Verdes Estates, including Hermosa Beach, tends to have fewer cost burdened
renters.
Table D-17: Housing Problems and Cost Burden by Race/Ethnicity – L.A. County (2019)
White Black Asian Amer. Ind Pac. Isl. Hispanic All
With Housing Problem
Owner-Occupied 31.7% 41.3% 36.7% 34.7% 41.6% 45.8% 37.8%
Renter-Occupied 51.9% 92.7% 56.1% 56.1% 54.0% 69.4% 61.2%
All Households 41.0% 55.5% 45.7% 47.0% 49.5% 60.3% 50.5%
With Cost Burden
Owner-Occupied 30.7% 39.8% 33.0% 33.1% 31.0% 36.7% 33.7%
Renter-Occupied 48.6% 58.8% 47.3% 51.3% 45.3% 56.1% 52.8%
All Households 38.9% 52.4% 39.7% 43.6% 40.1% 48.6% 44.1%
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White Black Asian Amer. Ind Pac. Isl. Hispanic All
Source: HUD CHAS data (based on 2015-2019 ACS), 2022.
Housing problems and cost burdens can also affect special needs populations
disproportionately. Table D-18 shows that elderly renters and large renter households experience housing problems at rates exceeding the countywide average for renter-
occupied households. Over 83% of large renter households have one or more housing problem but only 52.5% are cost burdened. This is likely due to the population of large
households that are overcrowded. Large owner households also experience housing
problems at a rate exceeding the countywide average for owner-occupied households.
Approximately 56% of elderly renters are cost burdened compared to only 52.8%
countywide. Elderly households are more likely to have fixed incomes and overpay for
housing.
Table D-18: Housing Problems and Cost Burden by Household Type – L.A. County (2019)
Owner-Occupied Renter-Occupied All HH Elderly Large HH All Owner Elderly Large HH All Renter
Any housing problem 37.0% 52.1% 37.8% 65.7% 83.3% 61.2% 50.5%
Cost burden >30% 37.8% 30.0% 33.7% 56.3% 52.5% 52.8% 44.1%
Source: HUD CHAS data (based on 2015-2019 ACS), 2022.
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Figure D-43: Regional Population of Cost Burdened Owners by Tract (2019)
Source: HUD AFFH Data Viewer (2015-2019 ACS), 2022.
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Figure D-44: Regional Population of Cost Burdened Renters by Tract (2019)
Source: HUD AFFH Data Viewer (2015-2019 ACS), 2022.
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Local Trend
Housing problem and cost burden rates are lower in Hermosa Beach (28.8% and 26.6%,
respectively, Table D-19) than in the County overall (50.5% and 44.1%, respectively, Table D-17). Since the 2006-2010 HUD CHAS data, cost burden has decreased in Hermosa Beach.
In 2010, 38% of households were cost burden, including 36.4% of owner households and 39.2% of renter households. Unlike the countywide trend, Asian (50%) and American Indian
(46.2%) renter households are cost burdened at the highest rates. As presented in Table D-
12 previously, the Asian and American Indian populations in Hermosa Beach also have the
highest poverty rates compared to other racial/ethnic groups. Hispanic renter households
are also cost burdened at a rate exceeding the citywide average for renter-occupied
households (41%). White and Black renters are cost burdened at rates below the citywide
average. Asian and Hispanic owners are also cost burdened at rates exceeding 25.2%,
the citywide average for owner-occupied households. There are no cost burdened Black
or American Indian owners in the City.
As shown in Figure D-45, between 20% and 40% of owners are cost burdened in most
Hermosa Beach tracts. Tract 6210.05 in the northwestern section of the City has a slightly
larger population of overpaying owners with mortgages of 56.5%. Less than 38% of owners
are cost burdened in the remaining Hermosa Beach tracts. Tract 6210.05 also contains
block groups with LMI household populations exceeding 25% and lower median income
compared to other areas of the City (see Figure D-18 and Figure D-24).
Between 20% and 40% of renters are also cost burdened in tracts on the western side of
the City (tracts 6210.05 and 6211.04) (Figure D-46). Only 19.8% of renters are cost burdened
in tract 6211.02 in the southeast corner of the City while 45.6% are cost burdened in tract
6210.01 in the northeast section of the City.
As discussed previously, tract 6210.01 has a population of elderly adults aged 65 and older
of 15% compared to only 13.9% citywide. Elderly adults are more likely to be retired and
have fixed or limited incomes. However, cost burden in Figure D-46 is based on earnings
over the past 12 months from when the survey was taken. According to the ACS
methodology, earnings are just one kind of income and are primarily wages and salary
from a job. Other sources of income that are not considered “earnings” include Social
Security payments, pensions, child support, public assistance, annuities, money derived
from rental properties, interest and dividends. According to the 2017-2021 ACS, of the 454 households in tract 6210.01 with a householder aged 65 or older, 56.8% have household
incomes, including annual earnings and other sources of income, of over $100,000. Because cost burden is estimated based on earnings alone, the population of households
overpaying for housing may be exaggerated, especially in tract 6210.01.
Table D-19: Housing Problems & Cost Burden by Race/Ethnicity – Hermosa Beach (2019)
White Black Asian Amer. Ind Pac. Isl. Hispanic All
With Housing Problem
Owner-Occupied 24.1% 0.0% 41.2% 0.0% -- 31.3% 26.5%
Renter-Occupied 29.1% 21.1% 50.0% 76.9% -- 54.1% 30.9%
All Households 26.8% 17.4% 42.7% 62.5% -- 42.2% 28.8%
With Cost Burden
Owner-Occupied 23.3% 0.0% 41.2% 0.0% -- 31.3% 25.2%
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White Black Asian Amer. Ind Pac. Isl. Hispanic All
Renter-Occupied 26.7% 21.1% 50.0% 46.2% -- 41.0% 27.8%
All Households 25.2% 17.4% 42.7% 37.5% -- 35.9% 26.6%
Source: HUD CHAS data (based on 2015-2019 ACS), 2022.
Like the trend countywide, larger owner- and renter-occupied households are more likely to experience housing problems in the City (Table D-20). Large renter households are also
more likely to be cost burdened. Approximately 55% of large renter households are cost burdened compared to only 28% of renters citywide. Elderly households also overpay for
housing at rates exceeding the citywide average.
Table D-20: Housing Problems & Cost Burden by Household Type – Hermosa Beach (2019)
Owner-Occupied Renter-Occupied All HH Elderly Large HH All Owner Elderly Large HH All Renter
Any housing problem 30.2% 33.3% 26.5% 61.8% 58.0% 30.9% 28.8%
Cost burden >30% 29.7% 14.0% 25.2% 45.5% 54.6% 27.8% 26.6%
Source: HUD CHAS data (based on 2015-2019 ACS), 2022.
Sites Inventory
As described above, three of the four tracts that make up Hermosa Beach have
populations of cost burdened owners ranging from 20% to 40%. Consistent with this trend,
86% of RHNA units are in tracts with populations of cost burdened owners in this range
(Table D-21). There are 46 lower income units, 20 moderate income units, and 19 above
moderate income units in the tract where 56.5% of owner-occupied households are cost
burdened. No above moderate income units are located in this tract.
As shown in Table D-22, nearly half of RHNA units are in tracts where 20% to 40% of renters
overpay for housing. As presented in Figure D-46, half of Hermosa Beach tracts on the
western side of the City have cost burdened renter populations in this range. A larger
proportion of units allocated to the lower income RHNA, 35%, are in the tract where 45.6%
of renters experience cost burden compared to moderate (19.7%) and above moderate
(22.2%) income units.
While there are more lower income units in tracts with higher rates of cost burden, lower
income units are not concentrated in these areas alone, nor are they exclusively placed
in these tracts. Both tract 6210.01 and 6210.04 contain sites identified to accommodate
moderate and mixed income units.
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Table D-21: Distribution of RHNA Units by Cost Burdened Owners (2021)
Cost Burdened
Owners (Tract)
Lower Income Units Moderate Income
Units
Above Moderate
Income Units Total Units
Units Percent Units Percent Units Percent Units Percent
<20% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
20-40% 303 86.8% 158 88.8% 53 73.6% 514 85.8%
40-60% 46 13.2% 20 11.2% 19 26.4% 85 14.2%
60-80% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
>80% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
Total 349 100.0% 178 100.0% 72 100.0% 599 100.0%
Table D-22: Distribution of RHNA Units by Cost Burdened Renters (2021)
Cost Burdened
Renters (Tract)
Lower Income Units Moderate Income
Units
Above Moderate
Income Units Total Units
Units Percent Units Percent Units Percent Units Percent
<20% 40 11.5% 65 36.5% 28 38.9% 133 22.2%
20-40% 188 53.9% 78 43.8% 28 38.9% 294 49.1%
40-60% 121 34.7% 35 19.7% 16 22.2% 172 28.7%
60-80% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
>80% 0 0.0% 0 0.0% 0 0.0% 0 0.0%
Total 349 100.0% 178 100.0% 72 100.0% 599 100.0%
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Figure D-45: Population of Cost Burdened Owners by Tract and Sites Inventory (2021)
Source: HUD AFFH Data Viewer 2.0 (2017-2021 ACS), 2023.
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Figure D-46: Population of Cost Burdened Renters by Tract and Sites Inventory (2021)
Source: HUD AFFH Data Viewer 2.0 (2017-2021 ACS), 2023.
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b. Overcrowding
Regional Trend
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen). According to 2016-2020
ACS estimates, 11.2% of households in Los Angeles County are living in overcrowded conditions (Table D-23). About 16% of renter households are living in overcrowded
conditions in the County, compared to only 5.7% of owner households. Similarly, 7.4% of renter households are severely overcrowded, with more than 1.5 persons per room,
compared to only 1.6% of owners. According to 2015-2019 HUD CHAS data, there 203,320 large renter-occupied households with five or more persons, representing 11.3% of renters
countywide. There are slightly more large owner households, 214,590, representing 14.1% of owners countywide.
Table D-23: Overcrowded Households by Tenure – Los Angeles County (2020)
Owner-Occupied Renter-Occupied Total
Households Percent Households Percent Households Percent
Overcrowded
(>1.0 persons per room) 87,325 5.7% 286,881 16.0% 374,206 11.2%
Severely Overcrowded
(>1.5 persons per room) 23,819 1.6% 133,699 7.4% 157,518 4.7%
Total 1,534,472 100.0% 1,798,032 100.0% 3,332,504 100.0%
Source: 2016-2020 ACS (5-Year Estimates).
As presented in Figure D-47 below, tracts with larger populations of overcrowded
households in the region surrounding Hermosa Beach are most prevalent in the central and south County areas in and around the cities of Los Angeles, Compton, Hawthorne,
South Gate, and parts of Long Beach. Coastal County areas, from Malibu to Ranchos Palos Verdes, are nearly all comprised of tracts with populations of overcrowded households
below the statewide average of 8.2%. As discussed throughout this Assessment of Fair Housing Issues, coastal Los Angeles County areas also have smaller racial/ethnic minority
populations, fewer LMI households, and higher median incomes compared to inland County areas (see Figure D-5, Figure D-17, and Figure D-22).
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Figure D-47: Regional Overcrowded Households by Tract (2020)
Source: HUD AFFH Data Viewer (2020 HUD CHAS data), 2023.
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Local Trend
Overcrowding is generally not an issue in the City. As shown in Table D-24, there are no
severely overcrowded owner-occupied households in Hermosa Beach. Only 1.8% of renter-occupied households are severely overcrowded. Only 1.1% of owner households
and 3.4% of renter households are overcrowded. While overcrowding is more prevalent amongst Hermosa Beach renters, a significantly smaller proportion are overcrowded
compared the County (16%). The rate of overcrowding in all areas of the City is below the
statewide average of 8.2%. According to the HCD Data Viewer 2.0, there are no tracts in
Hermosa Beach where more than 5% of households are overcrowded.
Table D-24: Overcrowded Households by Tenure (2020)
Owner-Occupied Renter-Occupied Total
Households Percent Households Percent Households Percent
Overcrowded
(>1.0 persons per room)
48 1.1% 147 3.4% 195 2.3%
Severely Overcrowded
(>1.5 persons per room)
0 0.0% 76 1.8% 76 0.9%
Total 4,309 100.0% 4,287 100.0% 8,596 100.0%
Source: 2016-2020 ACS (5-Year Estimates).
Sites Inventory
There are no RHNA sites in tracts where overcrowding is a prominent fair housing issue.
c. Substandard Housing
Regional Trend
Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions. Incomplete facilities and housing age are estimated using the 2016-2020 ACS.
In general, residential structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major
rehabilitation such as roofing, plumbing, and electrical system repairs.
According 2016-2020 ACS estimates, shown in Table D-25, 1.6% of households in Los
Angeles County lack complete kitchen facilities and 0.5% lack complete plumbing facilities. Incomplete facilities affect renter households more than owner households.
Approximately 0.4% of owner households lack complete kitchen facilities and 0.3% lack complete plumbing facilities compared to 2.6% and 0.6%, respectively, amongst renter
households countywide.
Table D-25: Substandard Housing Conditions by Tenure – Los Angeles County (2020)
Owner-Occupied Renter-Occupied Total
Households Percent Households Percent Households Percent
Lacking complete kitchen facilities 6,186 0.4% 46,465 2.6% 52,651 1.6%
Lacking complete plumbing facilities 3,884 0.3% 11,381 0.6% 15,265 0.5%
Total 1,534,472 100.0% 1,798,032 100.0% 3,332,504 100.0%
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Housing Element Technical Report D-93 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Owner-Occupied Renter-Occupied Total
Households Percent Households Percent Households Percent
Source: 2016-2020 ACS (5-Year Estimates).
Housing age can also be used as an indicator for substandard housing and rehabilitation
needs. As stated above, structures over 30 years of age require minor repairs and
modernization improvements, while units over 50 years of age are likely to require major
rehabilitation. In the County, 85.3% of the housing stock was built prior to 1990, including
59.7% built prior to 1970 (Table D-27). Figure D-48 shows median housing age for cities and
Census-designated places (CDPs) in the region surrounding Hermosa Beach. Manhattan Beach, Redondo Beach, and Hermosa Beach tend to have younger housing stocks
compared to adjacent jurisdictions to the north, south, and east. The south County areas, including Long Beach, Compton, Lakewood, Lynwood, and South Gate, tend to have
older housing stocks.
Figure D-48: Regional Median Housing Age – Cities and CDPs (2020)
Source: 2016-2020 ACS (5-Year Estimates).
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Housing Element Technical Report D-94 Adopted December 21, 2021/
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Local Trend
There are no owner-occupied households in Hermosa Beach lacking complete kitchen or
plumbing facilities (Table D-26). There are also no renter-occupied households in the City lacking complete plumbing facilities. There are 59 renter households, representing 1.4% of
renters citywide, lacking complete kitchen facilities. Households lacking complete facilities are much less prominent in Hermosa Beach compared to the County, where 2.6% of
renters lack complete kitchen facilities and 0.6% lack complete plumbing facilities.
Table D-26: Substandard Housing Conditions by Tenure (2020)
Owner-Occupied Renter-Occupied Total
Households Percent Households Percent Households Percent
Lacking complete kitchen facilities 0 0.0% 59 1.4% 59 0.7%
Lacking complete plumbing facilities 0 0.0% 0 0.0% 0 0.0%
Total 4,309 100.0% 4,287 100.0% 8,596 100.0%
Source: 2016-2020 ACS (5-Year Estimates).
Table D-27 shows housing stock age in the County, City, and Hermosa Beach tracts. Only 52% percent of housing units in the City were built in 1969 or earlier compared to 60%
countywide. As discussed previously, units aged 50 and older are likely to require major rehabilitation. Another 29.7% of units in the City were built between 1970 and 1989. The
remaining 18.6% of housing units in Hermosa Beach were constructed in 1990 or later, a larger proportion than in the County (14.7%).
As shown in Figure D-49, tracts 6210.05, northwestern quarter, and 6211.02 , southeastern quarter, have older median housing ages compared to tracts 6210.01 and 6211.04.Nearly
66% of housing units in tract 6210.05 and 60% in tract 6211.02 were built prior to 1970 compared to 50% in tract 6210.01 and 39% in tract 6211.04 (Table D-27). Tract 6211.04 has
the largest proportion of new housing units built in 1990 or later (24.9%).
According to the HCD AFFH Data Viewer 2.0, the southwest section of the City, tract
6211.04, has a larger proportion of renter-occupied households compared to other tracts. As mentioned above, this tract has the largest proportion of new housing units built in 1990
or later.
There are no tracts in Hermosa Beach where more than 2% of households lack complete
plumbing facilities. Tract 6210.05 in the northwestern corner of Hermosa Beach is the only
tract in the City where more than 2% of households lack complete kitchen facilities. This
section of the City also has a higher rate of cost burdened owners, but a population of
cost burdened renters consistent with the citywide trend (see Figure D-45 and Figure D-46).
Table D-27: Housing Stock Age (2020)
Tract/Jurisdiction 1969 or Earlier (50+
Years)
1970-1989 (30-50
Years)
1990 or Later (<30
Years)
Total Housing
Units
6210.01 50.0% 37.5% 12.5% 2,071
6210.05 65.7% 18.4% 16.0% 2,955
6211.02 59.5% 23.9% 16.5% 1,216
6211.04 38.6% 36.5% 24.9% 3,577
Hermosa Beach 51.7% 29.7% 18.6% 9,819
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Tract/Jurisdiction 1969 or Earlier (50+
Years)
1970-1989 (30-50
Years)
1990 or Later (<30
Years)
Total Housing
Units
Los Angeles County 59.7% 25.5% 14.7% 3,559,790
Source: 2016-2020 ACS (5-Year Estimates).
Figure D-49: Median Housing Age by Tract (2020)
Source: 2016-2020 ACS (5-Year Estimates).
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Housing Element Technical Report D-96 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-50: Renter-Occupied Household Populations by Tract (2021)
Source: HCD AFFH Data Viewer 2.0 (2017-2021 ACS), 2023.
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Housing Element Technical Report D-97 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Figure D-51: Units Lacking Complete Kitchen Facilities by Tract (2021)
Source: HCD AFFH Data Viewer 2.0 (2017-2021 ACS), 2023.
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Housing Element Technical Report D-98 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
d. Displacement Risk
Regional Trends
UC Berkley’s Urban Displacement project defines residential displacement as “the process by which a household is forced to move from its residence - or is prevented from moving
into a neighborhood that was previously accessible to them because of conditions
beyond their control.” As part of this project, the research has identified populations
vulnerable to displacement (named “sensitive communities”) in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined based on the
share of low income residents per tract and other criteria including: share of renters above 40%, share of people of color more than 50%, share of low income households severely
rent burdened, and proximity to displacement pressures. Displacement pressures were defined based on median rent increases and rent gaps. Using this methodology, sensitive
communities in the Los Angeles County region surrounding Hermosa Beach were identified throughout the central and south County areas. Sensitive communities are the most
concentrated in the area spanning from Glendale to the north, throughout the City of Los Angeles, Inglewood to the west, Compton to the south, and El Monte to the east. There
are significantly fewer sensitive communities in the coastal County cities from Malibu to Ranchos Palos Verdes. As mentioned previously, this area, which includes Hermosa Beach,
also has smaller non-White and LMI household populations and higher median incomes compared to inland County areas (see Figure D-5, Figure D-17, and Figure D-22). TCAC
areas of high segregation and poverty and R/ECAPs are also more prevalent in the central and south County areas where sensitive communities are concentrated (see Figure D-19).
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Re-adopted (with revisions) August 8, 2023
Figure D-52: Regional Sensitive Communities at Risk of Displacement by Tract (2020)
Source: HCD AFFH Data Viewer (UC Berkeley Urban Displacement Project, 2020), 2023.
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Housing Element Technical Report D-100 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
Local Trends
As shown in Figure D-52 above, there are no tracts that have been identified as sensitive
communities in Hermosa Beach. The closest sensitive communities are located in Torrance and Lawndale east of the City. There are also no sensitive communities in the adjacent
jurisdictions of El Segundo, Manhattan Beach, and Redondo Beach.
Displacement of low-income households can occur through the expiration of affordability
restrictions on assisted low-income housing, escalation of market rents, or demolition of
existing rental units. As noted in the Needs Assessment of this Housing Element, there are
no low-income rental projects at risk of conversion to market rate during the 2021-2031
period.
As discussed previously, vulnerability is measured based on several variables including:
share of renters exceeding 40%, share of people of color exceeding 50%, share of low
income households severely rent burdened, and proximity to displacement pressures.
Displacement pressures were defined based on median rent increases and rent gaps.
Hermosa Beach has an owner population of 50.1% with a non-White population of only
25%. In comparison, only 46% of households are owners and 74.1% of the population
belongs to a racial/ethnic minority group countywide. Over the past decade, both the
owner population and non-White population have increased (from 45.6% and 19.6%,
respectively, during the 2006-2010 ACS). As presented in Figure D-53, Asian householders
are the most likely to own their home (67.7%), followed by Hispanic/Latino householders
(55.7%), and White householders (50.3%). Black/African American householders in the City
are significantly less likely to own their home. Only 9.6% of Black/African American
householders are owners. Fewer householders of some other race (30.5%) and American
Indian/Alaska Native householders (32.8%) are homeowners.
Figure D-53: Housing Tenure by Race of Householder (2020)
Source: 2016-2020 ACS (5-Year Estimates).
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Re-adopted (with revisions) August 8, 2023
Figure D-54 shows the median contract rent in Hermosa Beach and Los Angeles County from 2009 to 2020. During this period, the median contract rent in Hermosa Beach
increased 24.8% (from $1,743 in 2010 to $2,176 in 2020), a smaller increase than 39.1% countywide (from $1,017 to $1,415). While rental prices have increased more countywide,
median contract rent prices in Hermosa Beach remain higher than rental prices throughout the County. As presented above, increasing rental prices in the City are more
likely to disproportionately affect people of color, specifically Black/African American
households, households of some other race, and American Indian/Alaska Native
households.
Figure D-54: Median Contract Rent (2009-2020)
Source: 2006-2010 through 2016-2020 ACS (5-Year Estimates).
e. Homelessness
Regional Trend
The Los Angeles Homeless Services Authority (LAHSA) estimates there were 69,144 persons experiencing homelessness in the Los Angeles County, based on the 2022 Greater Los
Angeles Homeless Point-in-Time (PIT) Count. Figure D-55 shows the Los Angeles County homeless populations from 2017 to 2022. As of 2022, 70% of the homeless population is
unsheltered and 30% is sheltered. The proportion of sheltered individuals has increased slightly since 2017, when 27.2% of the population experiencing homelessness was
sheltered. The homeless population has increased over 25% since 2017, and 4.1% since
2020.
As shown in Table D-28, of the individuals experiencing homelessness, 3.5% were transitional
age youths aged 18 to 24 and 0.2% were unaccompanied minors under the age of 18.
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Another 5.7% of the homeless population were veterans and 41.3% were experiencing chronic homelessness. A household is considered chronically homeless if any of its
members have (1) a long-term disabling condition; and (2) been homeless for 12 months or more within the last 3 years as specified by HUD.
There are many emergency shelters in Los Angeles County. Emergency shelters are most prevalent in the central County areas such as the City of Los Angeles.
Figure D-55: L.A. County Population of Persons Experiencing Homelessness (2017-2022)
Note: LA County data includes the Los Angeles Continuum of Care, and the cities of Pasadena, Glendale, and Long Beach. Source: Los Angeles County Homeless Services Authority (LAHSA) Greater Los Angeles Homeless Count – Los Angeles County, 2017-2022.
Table D-28: Characteristics of Persons Experiencing Homelessness – LA County (2022)
Sheltered Unsheltered Total
Persons Percent
Total Persons 20,596 48,548 69,144 --
Total Households 14,248 47,586 61,834 --
Individuals (those not in family units) 11,153 47,098 58,251 --
Transitional Age Youth (18-24)1 994 1,073 2,067 3.5%
Unaccompanied Minors (under 18)1 116 5 121 0.2%
Family Households (at least 1 child under 18) 3,095 488 3,583 --
All Family Members 9,443 1,450 10,893 --
Veterans2 929 3,013 3,942 5.7%
People Experiencing Chronic Homelessness (all)2 4,992 23,584 28,576 41.3%
Notes:
1. Percent of individuals
2. Percent of total persons Source: LAHSA 2022 Greater Los Angeles Homeless Count – Los Angeles County.
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Housing Element Technical Report D-103 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
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Housing Element Technical Report D-104 Adopted December 21, 2021/
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Figure D-56: Regional Emergency Shelter Locations (2020)
Source: HCD AFFH Data Viewer (HUD 2020), 2022.
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Local Trends
According to the LAHSA Point-In-Time (PIT) count for Hermosa Beach, in 2022 there were
34 persons experiencing homelessness in the City in 2022, all of whom were unsheltered. Since 2016, the population of persons experiencing homelessness in the City has increased.
In 2016, there were only 20 people counted experiencing homelessness in Hermosa Beach, including six who were sheltered.
In 2022, most persons experiencing homelessness in Hermosa Beach were living in vans
(50%). Another 27% were on the street, 18% were in cars, and 5% were in RVs or campers.
As shown above, there is one emergency shelter in Hermosa Beach. This shelter has a total
of 20 beds.
Figure D-57: Hermosa Beach PIT Homeless Population (2022)
Source: LAHSA Homeless Count by Community/City – Hermosa Beach, 2022.
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Housing Element Technical Report D-106 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
6. Local Knowledge and Other Relevant Factors
a. Zoning and Housing Type
The City’s Zoning Map is presented in Figure D-58. The northern and eastern areas are
predominantly zoned for single-family residential uses (R-1). The northernmost section of the City, north of 27th Street, the area along Hermosa Avenue north of 16th Street, and the
area south of Pier Avenue between Valley Drive and the PCH have larger pockets zoned for two-family residential uses (R-2). The southwest section of the City has the largest areas
zoned for multiple family residential uses (R-3). As discussed above, the southwest corner of the City also has the largest proportion of renter-occupied households (see Figure D-50).
The southeastern corner of the City is comprised of nearly all R-1 zoning designations and has the smallest proportion of renters compared to other Hermosa Beach tracts. Consistent
with zoning designations, the western side of the City has larger shares of housing structures with two or more units compared to the eastern side (Figure D-59). The western side of the
City also contains block groups where more than 25% of households are LMI. All block groups on the eastern side of the City have LMI household populations below 25% (see
Figure D-18).
As discussed previously, the areas north of Pier Avenue and Aviation Boulevard have larger
populations of persons living alone and elderly adults (see Figure D-15 and Figure D-16). There are two mobile home parks in the City, one in tract 6210.05 (Marineland MHP) and
one in tract 6211.04 (Hermosa Beach RV Court). According to the California Housing Partnership Affordable Housing Map and Benefits Calculator, there are no state- or
federally-subsidized affordable homes in Hermosa Beach.16
16 California Housing Partnership – Affordable Housing Map and Benefits Calculator. Accessed May 2023.
https://chpc.net/datatools/affordablehomes/.
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Figure D-58: Hermosa Beach Zoning Map (2021)
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Re-adopted (with revisions) August 8, 2023
Figure D-59: Structures with Two or More Units by Tract (2021)
Source: HCD AFFH Data Viewer 2.0 (2017-2021 ACS), 2023.
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Housing Element Technical Report D-109 Adopted December 21, 2021/
Re-adopted (with revisions) August 8, 2023
b. Lending Practices and Home Loan Trends
A key aspect of fair housing choice is equal access to credit for the purchase or
improvement of a home, particularly in light of the recent lending/credit crisis. In the past, credit market distortions and other activities such as “redlining” were prevalent and
prevented some groups from having equal access to credit. The Community Reinvestment Act (CRA) in 1977 and the subsequent Home Mortgage Disclosure Act
(HMDA) were designed to improve access to credit for all members of the community and hold the lender industry responsible for community lending. Under HMDA, lenders are
required to disclose information on the disposition of home loan applications and on the race or national origin, gender, and annual income of loan applicants.
Table D-29 summarizes home purchase and improvement loan applications in Los Angeles County for 2021. Under the Home Mortgage Disclosure Act (HDMA), lending institutions are
required to disclose information on the disposition of loan applications along with the income, gender, and race of loan applicants. Overall, 671,854 households applied for
loans for homes in Los Angeles County in 2021. Of the applications for home purchase loans, 63% were approved and 7.2% were denied. An additional 29.4% were withdrawn by
the applicant, closed for incompleteness, or purchased. Home improvement loans were denied at the highest rate of 33%.
Table D-29: Home Purchase and Improvement Loan Applications – LA County (2021)
Loan Type Originated or
Approved Denied Other Total
Home purchase 63.4% 7.2% 29.4% 132,322
Home improvement 47.6% 33.2% 19.2% 22,150
Refinancing 59.0% 9.6% 31.4% 310,635
Cash-out refinancing 60.1% 10.3% 29.6% 187,576
Other purpose 50.6% 30.5% 18.9% 17,361
Not applicable 9.4% 0.7% 89.8% 1,810
Total 59.4% 10.6% 30.0% 671,854
Note: Other = Withdrawn by applicant, closed for incompleteness, purchased loan.
Source: FFIEC Home Mortgage Disclosure Act Data (HMDA) – Los Angeles County, 2021.
Table D-30 shows home loan applications in Los Angeles County in 2021 by race and
ethnicity of applicants. Countywide, applicants of two or more minority races (19%),
American Indian/Alaska Native applicants (18.2%), Native Hawaiian or other Pacific
Islander applicants (15.9%), and Black or African American applicants (15.7%) were denied
at the highest rates. Hispanic/Latino applicants were denied at a higher rate (13.6%)
compared to non-Hispanic applicants (10.8%). Asian applicants, joint race applicants, joint ethnicity applicants, and applicants of an unknown race were the only racial/ethnic
groups with denial rates below 10.6%, the average for all loan applications. White applicants also had a lower denial rate of 11% compared to most racial/ethnic minority
groups.
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Housing Element Technical Report D-110 Adopted December 21, 2021/
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Table D-30: Home Loan Applications by Race/Ethnicity – LA County (2021)
Originated or
Approved Denied Other Total
2 or more minority races 54.7% 19.0% 26.3% 1,092
American Indian or Alaska Native 52.1% 18.2% 29.7% 3,078
Asian 67.5% 10.4% 22.1% 88,115
Black or African American 59.8% 15.7% 24.5% 32,425
Joint 70.6% 8.5% 21.0% 15,329
Native Hawaiian or Other Pacific Islander 59.0% 15.9% 25.1% 1,796
Race Not Available 45.2% 9.5% 45.3% 226,397
White 67.2% 11.0% 21.8% 303,463
Hispanic or Latino 62.8% 13.6% 23.7% 130,061
Not Hispanic or Latino 66.8% 10.8% 22.4% 323,672
Joint 69.2% 9.9% 20.8% 17,198
Grand Total 59.4% 10.6% 30.0% 671,854
Note: Other = Withdrawn by applicant, closed for incompleteness, purchased loan.
Source: FFIEC Home Mortgage Disclosure Act Data (HMDA) – Los Angeles County, 2021.
C. Sites Inventory
AB 686 requires a jurisdiction’s site inventory “…be used to identify sites throughout the
community, consistent with…” its duty to affirmatively further fair housing. The number of
units, location and assumed affordability of identified sites throughout the community (i.e.,
lower, moderate, and above moderate income RHNA) relative to all components of the
assessment of fair housing was integrated throughout the discussion in the fair housing
assessment section. The City’s sites inventory is presented in Figure D-60 and shown by site,
tract, and AFFH variable in Table D-31. For the purposes of this Assessment of Fair Housing,
the sites analysis is further discussed with respect to the four Hermosa Beach tracts: 6210.01
(northeast), 6210.05 (northwest), 6211.02 (southeast), 6211.04 (southwest).
Hermosa Beach is an affluent area with high access to opportunities and resources. All
areas of the City generally have low levels of disproportionate housing needs such as cost
burden, overcrowding, and substandard housing conditions. Further, the City’s RHNA
strategy is distributed throughout Hermosa Beach and is not concentrated in a single tract
or block group alone. Sites identified to meet the RHNA promote mixed income
communities and new housing opportunities for lower income households in highest
resource areas. In addition, the Housing Sites Inventory consists primarily of underutilized
sites occupied by non-residential uses; therefore, there is not a substantial displacement
risk of in these areas. However, if redevelopment is proposed on properties with existing
housing units, displacement mitigation strategies will be required consistent with State law.
The RHNA strategy does not exacerbate conditions related to fair housing in Hermosa
Beach.
1. Northeast Hermosa Beach (Tract 6210.01)
Tract 6210.01 is bound by the north and east City boundaries, Valley Drive to the west, and Pier Avenue/Aviation Boulevard to the south. This area is zoned primarily for single-family
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residential uses (R-1), with smaller pockets zoned for limited multiple family residential (R-2B), multiple family residential (R-3), and two-family residential (R-2) uses. Non-residential
zones in this section of the City include general and highway commercial (C-3), specific plan areas for both residential and commercial uses (SPA), and open space (OS). A total
of 172 RHNA units over six sites are located in tract 6210.01, including 121 lower income units, 35 moderate income units, and 16 above moderate income units.
Like all Hermosa Beach tracts, tract 6210.01 is a highest resource area and an RCAA. RHNA
sites in this section of the City are in a block group with a non-White population of 26.5%,
compared to 25% citywide, and an LMI household population of 14%, compared to 22.3%
citywide. While this area has a smaller LMI household population compared to Hermosa
Beach as a whole, a larger proportion of renters are cost burdened in this tract (45.6%)
compared to households citywide (27.8%) and other Hermosa Beach tracts. As discussed
in this Assessment of Fair Housing, this tract has a larger population of single-person
households (householder living alone) and elderly adults compared to the southern tracts.
Elderly populations are more likely to earn fixed or limited incomes and experience cost
burden. Further, cost burden is based on annual earnings alone, which does not include
Social Security payments, pensions, child support, public assistance, annuities, money
derived from rental properties, interest, and dividends. As discussed previously, nearly 57%
of households with a householder aged 65 or older in tract 6210.01 have household
incomes, including annual earnings and other sources of income, of over $100,000. Cost
burden is likely exaggerated in this tract due to the population of elderly adults residing in
this tract. Tract 6210.01 also has a smaller proportion of cost burdened owners (23.8%)
compared to the City (25.2%).
The City’s RHNA strategy identifies sites that can accommodate both lower and moderate
income units in tract 6210.01, promoting new housing opportunities for households of
various income levels. The sites selected to meet the RHNA do not exacerbate conditions
related to fair housing in northeast Hermosa Beach.
2. Northwest Hermosa Beach (Tract 6210.05)
Tract 6210.05 is bound by the coast to the west, the northern City boundary, Valley Drive
to the east, and Pier Avenue to the south. Tract 6210.05 is characterized by a mix of R-1
and R-2 zoning designations with smaller areas zoned for R-2B, R-3, and limited single-family
residential (R-1A) uses. Non-residential zoning designations in tract 6210.05 include OS, SPA,
limited business and residential (C-1), general commercial (C-2), and mobile home park (MHP). There are five RHNA sites in this tract with a capacity for 85 units (46 lower income,
20 moderate income, and 19 above moderate income).
Tract 6210.05 is a highest resource area and has been identified as an RCAA. Only 18.5%
of the population in this area belongs to a racial or ethnic minority population. Comparatively, 25% of the population citywide is non-White. This tract does contain block
groups with larger LMI household populations compared to the citywide average. Sites 2, 3, 4, and 5 are in a block group with an LMI household population of 35%, while site 1 is in
a block group with an LMI household population of 22%. Site 1 has a capacity of 7 units, all of which are allocated towards the lower income RHNA. Tract 6210.05 has a larger
proportion of cost burdened renters compared to the southern tracts and a larger proportion of cost burdened owners compared to all City tracts. As discussed above, this
tract has the largest population of persons living alone (28.2%) and persons aged 65 and
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older (21.2%) compared to other Hermosa Beach tracts. This area also contains block groups with lower median incomes. According to the HCD Data Viewer 2.0 based on the
2017-2021 ACS, tract 6210.05 has a median income of $134,032 compared to $150,417 in tract 6210.01, $168,977 in tract 6211.02, and $143,469 in tract 6211.04. One of the two
mobile home parks in the City, Marineland MHP (60 units) is located in this tract.
While the median household income in this tract is lower compared to other Hermosa
Beach tracts, it is significantly higher than the countywide median of $76,367. While cost
burden is heightened in this tract, this is likely due to the elderly population with fixed or
limited incomes. As discussed above, cost burden is based on annual earnings alone, and
does not include Social Security payments, pensions, child support, public assistance,
annuities, money derived from rental properties, interest, and dividends. Nearly 45% of
households with a householder aged 65 or older earn more than $100,000 and only 9%
earn less than $25,000. Overall, like Hermosa Beach as a whole, tract 6210.05 is an affluent
area with highly accessible opportunities and resources. Further, the RHNA strategy
allocates both lower and moderate income units in this tract, ensuring units of a single
income level are not concentrated in this area alone. The City’s RHNA strategy in northwest
Hermosa Beach does not exacerbate existing fair housing issues.
3. Southeast Hermosa Beach (Tract 6211.02)
Tract 6211.02 is bound by the south and east City boundaries, Aviation Boulevard to the
north, and the PCH to the west. Tract 6211.02 is primarily zoned for R-1 uses with smaller
pockets zoned for R-2, R-2B, R-3, SPA, OS, C-3, and residential-professional (R-P). The City
has identified eight RHNA sites with a capacity of 133 units, including 40 lower income units,
65 moderate income units, and 28 above moderate income units.
Tract 6211.02 has been identified as a highest resource area and RCAA. In the area where
RHNA sites are located, 28% of the population belongs to a racial or ethnic minority group
19.8% of renters are cost burdened, and 34.2% of owners are cost burdened. This area has
a slightly larger non-White population and population of cost burdened owners compared
to the City (25% and 25.2%, respectively). According to 2022 HUD CHAS data based on the
2015-2019 ACS, 27.8% of renters citywide are cost burdened. Sites 14, 15, 19, and 21 are in
block groups where 16% of households are LMI and sites 23, 27, 28, and 29 are in block
groups where 15% of households are LMI. Tract 6211.02 has the smallest renter (32.9%) and
cost burdened renter (19.8%) populations compared to other Hermosa Beach block
groups.
Despite tract 6211.02 being zoned primarily for single-family residential uses that are
typically more suitable for above moderate income units, the City’s RHNA strategy includes sites that can accommodate 22 lower income and 65 moderate income units.
The City identifies a mix of sites suitable for households of variable income levels in this section of the City. RHNA sites in tract 6211.02 would not exacerbate conditions related to
fair housing.
4. Southwest Hermosa Beach (Tract 6211.04)
Tract 6211.04 is in the southwest corner of Hermosa Beach and is bound by the coast to
the west, the southern City boundary, the PCH to the east, and Pier Avenue to the north. Unlike other areas in Hermosa Beach, there is only one small section of tract 6211.04 along
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Ardmore Avenue that is zoned R-1. Most of the area west of Valley Drive is zoned R-3 and most of the area between Valley Drive and the PCH is zoned R-2. Other zoning
designations in tract 6211.04 include C-1, C-2, SPA, OS, R-P, C-3, residential planned development (RPD), and light manufacturing (M-1). There are 10 RHNA sites in tract 6211.04
with a capacity of 209 units (142 lower income, 58 moderate income, and 9 above moderate).
Like all tracts in the City, tract 6211.04 is a highest resource area and RCAA. Only 20.2% of
the population where RHNA units are located belongs to a racial/ethnic minority group
and only 10% of households are LMI. Comparatively, 25% of the population citywide is non-
White and 22.3% are LMI households. Tract 6211.04 has larger populations of cost burdened
renters and owners (33.9% and 37.7%) compared to the City as a whole (27.8% and 25.2%).
Consistent with zoning designations, this tract has the largest renter population of 60.2%
compared to other tracts in the City. This tract generally has small populations of interest
(racial/ethnic minority populations, persons with disabilities, LMI households, etc.) and low
rates of disproportionate housing needs (cost burden, overcrowding, etc.). This tract also
has the highest proportion of new housing units built in 1990 or later. Only 38.6% of housing
units in this tract were built prior to 1970 compared to 52% citywide.
Like the entirety of Hermosa Beach, tract 6211.04 is an affluent area with few fair housing
issues and high access to opportunities. The RHNA strategy distributes both lower and
moderate income units throughout the City including in tract 6211.04, ensuring sites that
can accommodate affordable housing are not concentrated in a single area of the City.
RHNA sites in tract 6211.04 promote mixed income communities, 142 lower income units
and 58 moderate income units, and provide new housing opportunities for lower income
households in high resource areas. The City’s RHNA strategy in tract 6211.04 does not
exacerbate existing fair housing issues.
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Table D-31: Distribution of RHNA Sites and Units by Tract and AFFH Variable
Tract/Site
# of
HHs in
Tract
Total
Capacity
(Units)
Income Distribution % Non-
White
% LMI
HHs*
TCAC
Opp. Cat.
%
Overpay
Renter HH
%
Overpay
Owner HH
RCAA? Lower Moderate Above
Moderate
6210.01 2,018 172 121 35 16 26.5% 14% Highest 45.6% 23.8% Yes
12) 1601 Pacific Coast Highway (4185-011-061) 96 64 16 16 26.5% 14% Highest 45.6% 23.8% Yes
13) 1100 Pacific Coast Highway (4185-011-039) 14 14 0 0 26.5% 14% Highest 45.6% 23.8% Yes
16) 1021 and 1035 AVIATION (4185-014-001, 4185-014-
015) 8 0 8 0 26.5% 14% Highest 45.6% 23.8% Yes
18) 1055 Aviation Blvd & 1214 Owosso Ave (4185-015-024,
-021) 4 0 4 0 26.5% 14% Highest 45.6% 23.8% Yes
19) 1103, 1209 AVIATION (4185-017-015, -014) 43 43 0 0 26.5% 14% Highest 45.6% 23.8% Yes
31) 1706 and 1734 Pacific Coast Highway (4185-002-007,
4185-002-014) 7 0 7 0 26.5% 14% Highest 45.6% 23.8% Yes
6210.05 2,460 85 46 20 19 18.3% 22% - 35% Highest 34.0% 56.5% Yes
1) 1900, -08, -14 Monterey Blvd (4182-019-001, -002, -003) 2 2 0 0 18.3% 22.0% Highest 34.0% 56.5% Yes
2) Monterey Blvd, Loma Dr, 19th St (4183-016-011, -012, -
028, -029, -033, -035 to -040, 4183-023-022) 44 44 0 0 18.3% 35.0% Highest 34.0% 56.5% Yes
3) 301 Pier Ave (4183-017-001) 5 0 5 0 18.3% 35.0% Highest 34.0% 56.5% Yes
4) 321-517 Pier Ave (4183-017-025, -026, 4183-018-001 to -
007, -016 to -018 16 0 6 10 18.3% 35.0% Highest 34.0% 56.5% Yes
5) 555/565 Pier Ave (4183-018-013, -015) 18 0 9 9 18.3% 35.0% Highest 34.0% 56.5% Yes
6211.02 1,231 133 40 65 28 28.0% 15% - 16% Highest 19.8% 34.2% Yes
14) 900, 916, 950 AVIATION (4186-003-017 to -019, -024, -
027, -028, -030) 16 0 16 0 28.0% 16.0% Highest 19.8% 34.2% Yes
15) 1000, 1014, 1016, 1036 AVIATION (4186-002-011 to -
013, -020, -021) 6 0 6 0 28.0% 16.0% Highest 19.8% 34.2% Yes
19) 1062 AVIATION (4186-001-007, -008) 5 0 5 0 28.0% 16.0% Highest 19.8% 34.2% Yes
21) 700 PCH (4186-012-014) 8 0 4 4 28.0% 16.0% Highest 19.8% 34.2% Yes
23) 600, 612, 620 PCH (4186-013-019, -018, -064) 22 22 0 0 28.0% 15.0% Highest 19.8% 34.2% Yes
27) 204/210 PCH & 2nd St (4186-025-002, -027 to -029) 9 0 9 0 28.0% 15.0% Highest 19.8% 34.2% Yes
28) 1st St & PCH (4186-026-800, -801, -804 to -806, -047) 46 0 22 24 28.0% 15.0% Highest 19.8% 34.2% Yes
29) 824 1st St (4186-031-102) 3 0 3 0 28.0% 15.0% Highest 19.8% 34.2% Yes
30) 8, 18, 26 Pacific Coast Highway and 824 1st Street
(4186-031-001, 002, -003, -102, -036) 18 18 0 0 28.0% 15.0% Highest 19.8% 34.2% Yes
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Tract/Site
# of
HHs in
Tract
Total
Capacity
(Units)
Income Distribution % Non-
White
% LMI
HHs*
TCAC
Opp. Cat.
%
Overpay
Renter HH
%
Overpay
Owner HH
RCAA? Lower Moderate Above
Moderate
6211.04 3,217 209 142 58 9 20.2% 10% Highest 33.9% 37.7% Yes
6) 308 and 318 Pier Ave (4187-011-012, -013) 4 0 4 0 20.2% 10% Highest 33.9% 37.7% Yes
7) 338 Pier Ave (4187-011-054) 4 0 4 0 20.2% 10% Highest 33.9% 37.7% Yes
8) 400, 420, 422 Pier Ave (4187-019-003, -022, -037) 12 0 12 0 20.2% 10% Highest 33.9% 37.7% Yes
9) 506, 514, 526 Pier Ave (4187-020-017, -020, -032) 4 0 4 0 20.2% 10% Highest 33.9% 37.7% Yes
10) 552 11th Pl (4187-020-907) 50 25 25 0 20.2% 10% Highest 33.9% 37.7% Yes
11) 710 Pier Ave (4187-024-902) 50 50 0 0 20.2% 10% Highest 33.9% 37.7% Yes
22) 635 PCH (4187-032-027) 25 25 0 0 20.2% 10% Highest 33.9% 37.7% Yes
24) 709, 721, 723, 725 6th St (4187-033-018 to -022) 10 10 0 0 20.2% 10% Highest 33.9% 37.7% Yes
25) 715/747 5th St (4188-030-001, -002) 34 25 0 9 20.2% 10% Highest 33.9% 37.7% Yes
26) 530 6th St (4188-018-008, -027, -028, -031) 16 7 9 0 20.2% 10% Highest 33.9% 37.7% Yes
* Sites within the same tract may be located in different block groups. LMI household populations are estimated at the block group level and may vary between block groups.
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Figure D-60: Sites Inventory
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D. Identification and Prioritization of Contributing Factors
Contributing factors to fair housing issues. Under the Federal consolidated planning process, the Analysis of Impediments (AI) to Fair Housing Choice is the primary tool for
addressing fair housing issues. The City of Hermosa Beach was a participating city with the County of Los Angeles in the preparation of the 2018 AI. Based on extensive analysis of
housing and community indicators, and the input of residents, a list of impediments to fair housing choice was developed.
1. Los Angeles County Analysis of Impediments
Appendix D includes a summary of the contributing factors to fair housing issues pertaining specifically to the Urban County and the Housing Authority of Los Angeles County
(HACoLA) service areas, which includes Hermosa Beach. These items are prioritized according to the following criteria:
1. High: Impediments/Contributing factors that have a direct and substantial impact on fair housing choice, especially in R/ECAP areas, affecting housing, those
impacting persons with disabilities, and are core functions of HACoLA or the Community Development Commission (CDC).
2. Moderate: Impediments/ Contributing factors that have a direct and substantial
impact on fair housing choice, especially in R/ECAP areas, affecting housing, those
impacting persons with disabilities, and are core functions of HACoLA or the CDC,
but the CDC or HACoLA may only have limited capacity to make a significant
impact; or may not be within the core functions of HACoLA or the CDC.
3. Low: Impediments/Contributing factors that may have a direct and substantial
impact on fair housing choice but are not within the core functions of HACoLA or
the CDC or not within the capacity of these organizations to make significant
impact, or not specific to R/ECAP neighborhoods, or have a slight or largely indirect
impact on fair housing choice.
The impediments/contributing factors identified and included in Appendix D are in relation
to the fair housing issues listed below. The prioritization of these contributing factors relates
to the ability of the CDC and HACoLA to address the fair housing issues. A low priority does
not diminish the importance of the factor in the Urban County or HACoLA service areas
but reflects the priority in addressing issues of fair housing.
• Segregation
• Racially or ethnically concentrated areas of poverty (R/ECAPs)
• Disparities in Access to Opportunity
• Disproportionate Housing Needs
• Discrimination or violations of civil rights laws or regulations related to housing
As a participating city in the Los Angeles County CDBG program, Hermosa Beach has
access to fair housing outreach, education, and counseling on housing discrimination
complaints. The City will continue to advertise the fair housing program through placement
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of fair housing service brochures at the public counter, at the Senior Center 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.
2. Contributing Factors
a. Lack of Fair Housing Testing, Education, and Outreach
The City lacks information on fair housing law and discrimination complaint filing
procedures on the City website. Current outreach practices may not provide sufficient information related to fair housing, including federal and state fair housing law, and
affordable housing opportunities. Cost burdened households throughout the City may be
unaware of affordable housing opportunities. As part of the Urban County program, HRC
serves Hermosa Beach under contract with LACDA. HRC’s contract with LACDA does not
include reporting fair housing records by participating jurisdiction. Service records may
reveal gaps in fair housing testing, education, and outreach. A majority of fair housing
discrimination cases in Los Angeles County were filed on the basis of disability. While HRC
records are not available for Hermosa Beach, the City may lack sufficient education and
outreach related to reasonable accommodations and ADA laws based on the proportion
of complaints related to disability status countywide.
Contributing Factors
• Lack of fair housing service records
• Lack of fair housing testing
• Lack of monitoring
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• Lack of targeted outreach
Priority Level
High
b. Substandard Housing Conditions
While the City does not have a large proportion of households lacking complete kitchen or plumbing facilities, approximately 81% of housing units are aged 30 years or older,
including 52% aged 50 years or older, and may require minor or major rehabilitation. Tracts 6210.05 and 6211.02 have the highest concentration of older housing units, but aging
housing units are prevalent citywide.
Contributing Factors
• Age of housing stock
• Cost of repairs or rehabilitation
Priority Level
Low
c. Disparities in Disproportionate Housing Needs
Racial/ethnic minority populations represent only 25% of the population according to the
2016-2020 ACS. However, Asian, American Indian, and Hispanic households are
significantly more likely to experience housing problems including cost burden. The
American Indian/Alaska Native and Asian populations also have poverty rates of 12.2%
and 10%, respectively, compared to only 4.2% citywide. The Black/African American
population in the City has a median household income of $86,056, while all other
racial/ethnic groups have median household incomes exceeding $139,000. In the City,
Black/African American householders, American Indian/Alaska Native householders, and
householders of some other race (race other than those included in the ACS) are
significantly less likely to own their homes compared to White, Asian, and Hispanic/Latino
householders.
Contributing Factors
• Unaffordable rental prices
• Availability of affordable housing
• Private discrimination
Priority
Medium
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3. Conclusion
This analysis indicates that the primary barrier to fair housing in the city is high housing cost, which has the effect of limiting access by lower-income households to the high
opportunities and resources available in Hermosa Beach. There is no evidence to suggest that discrimination against racial groups or persons with disabilities is a major issue.
The Housing Policy Plan includes several programs intended to encourage and facilitate
multi-family and mixed-use development to accommodate low- and moderate-income
housing, and also encourage the provision of accessory dwelling units, which can expand
affordable housing opportunities for lower-income persons such as care-givers, household
employees and others working in service occupations. Program 12 describes actions the
City will take to affirmatively further fair housing and address any issues of housing
discrimination that may arise.
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Racial Characteristics – Hermosa Beach
Source: California Department of Housing and Community Development, AFFH Data Viewer, 2021
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Racially/Ethnically Concentrated Areas of Poverty – Hermosa Beach
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Poverty Status – Hermosa Beach
Source: California Department of Housing and Community Development, AFFH Data Viewer, 2021
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Population with a Disability – Hermosa Beach
Source: California Department of Housing and Community Development, AFFH Data Viewer, 2021
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TCAC/HCD Opportunity Map
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State of California ) County of Los Angeles ) ss City of Hermosa Beach )
October 25, 2023 Certification of Council Action
RESOLUTION NO. 23-7396
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH APPROVING GENERAL PLAN AMENDMENT (GPA) 23-01, CONSISTING OF REVISIONS TO THE ADOPTED 2021-2029 CITY OF HERMOSA BEACH HOUSING ELEMENT, AND MAKING A DETERMINATION THAT THE REVISED HOUSING ELEMENT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
I, Myra Maravilla, City Clerk of the City of Hermosa Beach do hereby certify that
the above and foregoing Resolution No. 23-7396 was duly approved and adopted
by the City Council of said City at its regular meeting thereof held on the 8th day,
August 2023 and passed by the following vote:
AYES:MAYOR JACKSON, MAYOR PRO TEMPORE MASSEY, COUNCILMEMBERS
SAEMANN, DETOY and FRANCOIS
NOES: NONE
ABSTAIN: NONE
ABSENT:NONE
________________________________Myra Maravilla, MPA, CMC
City Clerk
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