HomeMy WebLinkAboutRES-12-6798 (HOUSING ELEMENT-NEGATIVE DECLARATION)2
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RESOLUTION NO.12-6798
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
HERMOSA BEACH, CALIFORNIA, APPROVING THE FOURTH
AMENDMENT TO THE CITY OF HERMOSA BEACH HOUSING
ELEMENT AND AMENDMENT TO THE LAND USE ELEMENT TO
AUTHORIZE CREATION OF AN AFFORDABLE HOUSING
OVERLAY ZONE IN THE COMMERCIAL CORRIDORS, AND
ADOPTING A NEGATIVE DECLARATION
THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission held a duly noticed public hearing on March 20,
2012, and pursuant to Planning Commission Resolutions 12-5 and 12-6 recommended approval of
(1) the Fourth Update of the City's General Plan Housing Element in compliance with the State
Housing Element law; (2) an amendment to the Land Use Element to accommodate lower -income
housing by authorizing affordable housing developments in various areas of the City designated
for commercial development; and (3) an amendment to the Hermosa Beach Zoning Code and
Zoning Map to create an Affordable Housing Overlay Zone (GP 5-05, ZON 12-1, TEXT 12-1).
SECTION 2. The City Council held a duly noticed public hearing on April 24, 2012, at
which time all testimony, both oral and written, was presented to and considered by the City
Council.
SECTION 3. The proposed Housing Element amendment was submitted to the California
Department of Housing and Community Development for its review and the Department
tentatively certified the Element on January 6, 2012, contingent upon the creation of an Affordable
Housing Overlay Zone (as required by Program 7). The proposed amendments to the Land Use
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Element are necessary to accommodate the City's regional share for affordable housing through
the overlay zone in a manner that is consistent with the City's development goals and policies.
SECTION 4. Pursuant to the provisions of the California Environmental Quality Act, an
Initial Study and Negative Declaration were prepared and it was determined that no significant
impacts on the environment would result from the project, and the California Department of Fish
and Game has made a "No Effect Determination" that the project will not impact fish or wildlife or
the habitat on which it depends. The Negative Declaration prepared for this project reflects the
City's independent judgment and analysis. The Notice of Intent to Adopt a Negative Declaration
was advertised in accordance with CEQA Section 15070 on February 9, 2012 for a period of at
least twenty (20) days ending on March 10, 2012. The City Council finds that there is no
substantial evidence that the project would have a significant impact on the environment and
adopts the Initial Study and Negative Declaration as adequate and complete, and adopts the Final
Negative Declaration.
SECTION 5. The City Council of the City of Hermosa Beach hereby adopts the General
Plan Housing Element Amendment as shown in Exhibit A and the Land Use Element
Amendment as shown in Exhibit B.
SECTION 6. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge
to the decision City Council must be made within 90 days after the final decision by the City
Council.
SECTION 7. The City Clerk shall certify to the passage and adoption of this Resolution,
shall enter the same in the book of original Resolutions of said city; and shall make minutes of the
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passage and adoption thereof in the records of the proceedings of the City Council at which the
same is passed and adopted.
PASSED, APPROVED and ADOPTED this 24th day of April, 2012.
PRESIDENT of the City
ATTEST:
City Clerk
Page 3 of 3
of the City of Hermosa Beach, California
APPROVED AS TO FORM:
12-6798
Exhibit A
CITY OF
H E RMOSA BEACH
HOUSING ELEMENT
2008 - 2014
Proposed Final
January 2012
City of Hermosa Beach Housing Element
Contents
I. Introduction.................................................................................................................................
1-1
A.
Purpose of the Housing Element
B.
................................................... .............................
Scope and Content of the Housing Element ................................................
......... 1-1
C.
Public Participation...................................................................................................................
1-2
D.
Consistency with Other Elements of the General Plan ......................................................
1-2
ll. Housing Needs Assessment......................................................................................................
11-1
A.
Population Characteristics......................................................... .......................................
II-1
1. Population Growth Trends..................................................._.._..........................................
II-1
2. Age..........................................................................................................................................
II-2
3. Race and Ethnicity................................................................................................................
II-3
B.
Household Characteristics ....... .......................................................... ..........
............................ II-3
1. Household Composition and Size......................................................................................
II-3
2. Housing Tenure.......................................................................................................................
II-4
3. Overcrowding........................................................................................................................
II-4
4. Household Income................................................................................................................
II-5
5. Overpayment.........................................................................................................................
II-6
C.
Employment ..... ................................................. .......................... ...............................
.......... ...... II-6
1. Current Employment.............................................................................................................
II-6
2. Projected Job Growth..........................................................................................................
11-7
D.
Housing Stock Characteristics ............................................ ................................................
II-9
1. Housing Type and Growth Trends......................................................................................
II-9
2. Housing Age and Conditions............................................................................................
II-10
3. Vacancy...............................................................................................................................11-12
4. Housing Cost......................................................................................................................
II-13
E.
Special Needs .................................. ............................
II-16
1. Persons with Disabilities.............................................__........................................_.........11-16
2. Elderly.....................................................................................................................................11-17
3. Large Households................................................................................................................
II-18
4. Female -Headed Households ................... .........................................................................II-18
5. Farm Workers........................................................................................................................11-19
6. Homeless Persons ........................... .......................... ............................................................
II-19
F.
Assisted Housing at Risk of Conversion .......................... .............................................
........ II-20
G.
Low- and Moderate -Income Housing in the Coastal Zone ......_ .............................._...
II-21
H.
Future Growth Needs.............................................................................................................
II-21
1. Overview of the Regional Housing Needs Assessment ................................................
II-21
2. 2006-2014 Hermosa Beach Growth Needs.....................................................................
II-22
III. Resources and Opportunities..................................................................................................I11-1
A.
Land Resources........................................................................
...............
1. Regional Growth Needs 2006-2014.......................
2. Inventory of Sites for Housing Development ... .... .... .... ......................
....... .......................
B.
Financial and Administrative Resources ........................................
.................................
.III-2
.....III-3
1. State and Federal Resources ............................... ......................... ......
......... ............. .......... III-3
2. Local Resources.....................................................................................................................III-4
C.
Energy Conservation Opportunities .......................... ........................................................
....111-4
IV. Constraints
.................................................................................................................................IV-1
A.
Governmental Constraints .................. ....................................... ..............
............................. IV-1
1. Land Use Plans and Regulations ................................. ......... ...................................
........... IV-1
2. Development Processing Procedures............................................................................IV-12
3. Development Fees and Improvement Requirements ..... ......... ......
............................. IV-14
III
January 2012
City of Hermosa Beach Housing Element
List of Tables
Table II-1
Population Trends, 1990-2007 - Hermosa Beach vs. Los Angeles County ......................11-1
Table II-2
Age Distribution - 2000........................................................ .......... ............ ................................
11-2
Table II-3
Race/Ethnicity............................................
Table II-4
Household Composition ................................... ......................................................................
..11-4
Table II-5
Household Tenure....................................................................................:.................................11-4
TableII-6
Overcrowding............................................................................................................................11-5
Table II-7
Median Household Income, 1999 - Hermosa Beach and Surrounding Cities, ..............
11-5
Table II-8
Overpayment by Income Category- Hermosa Beach ................... ................ .................
11-6
Table 11-9
Labor Force - Hermosa Beach vs. Los Angeles County (2000)... .... .... ................ .............
II-7
Table 11-10
Employment by Occupation - Hermosa Beach ...................... ...........................................
11-7
Table II-1 1
Projected Job Growth by Occupation (2004-2014) - Los Angeles -Long
Beach -Glendale Metropolitan Statistical Area ........................ .......... .................................11-8
Table II-12
Job Location for Hermosa Beach Residents.......................................................................11-9
Table 11-13
Housing by Type - Hermosa Beach vs. Los Angeles County .........................................
T-10
Table 11-14
Age of Housing Stock by Tenure - Hermosa Beach vs. Los Angeles County .............
11-11
Table 11-15
Kitchen and Plumbing Facilities by Tenure, 2000 - Hermosa Beach vs. Los
AngelesCounty............................................................. ........
.................................................
11-12
Table 11-16
Housing Vacancy - Hermosa Beach vs. Los Angeles County .......................................
II-13
Table 11-17
Income Categories and Affordable Housing Costs - Los Angeles County................11-14
Table II-18
Resale Housing Sales Price Distribution (2006-07) - Hermosa Beach ............................
II-15
Table II-19
Rental Market Survey- Hermosa Beach., ......................
II-15
Table II-20
Persons with Disabilities by Age - Hermosa Beach..........................................................
II-17
Table II-21
Elderly Households by Tenure - Hermosa Beach.............................................................
II-18
Table 11-22
Household Size by Tenure - Hermosa Beach ....................................... .............. ...............
11-18
Table II-23
Household Type by Tenure - Hermosa Beach..................................................................
II-19
Table II-24
Regional Housing Growth Needs' - Hermosa Beach .... - ..... ........ ...... ................ -........
11-22
Table 111-1
Net Remaining RHNA- Hermosa Beach ... ..... ............. ........ ........... ....... ..............................
Ill-2
Table 111-2
Land Inventory Summary - Hermosa Beach........................................................... ......
...... 111-3
Table IV-1
Residential Land Use Categories - Hermosa Beach General Plan...............................IV-1
Table IV-2
Residential Development Standards by Zone ....... ............ ........................ ........................
IV-2
Table IV-3
Permitted Residential Development by Zone .................. .... ............ ..................................
IV-3
Table IV-4
Residential Parking Requirements........................................................................................IV-8
Table IV-5
City of Hermosa Beach Planning Fees ................................ ..........................................
...JV-14
Table V-1
Program Implementation Matrix........................................................................................
V-12
List of Figures
Figure II-1 Population Growth 1990-2007 - Hermosa Beach vs. Los Angeles County.....................11-2
January 2012
City of Hermosa Beach Housing Element I. Introduction
I. INTRODUCTION
A. Purpose of the Housing Element
The Housing Element describes the City's needs, goals, policies, objectives, and programs
regarding the preservation, improvement, and development of housing within Hermosa
Beach. The Element provides an indication of community housing needs in terms of
affordability, availability, adequacy, and accessibility. The Element provides a strategy to
address housing needs and identifies a range of specific housing programs to meet
identified needs.
The Housing Element is an official municipal response to a growing awareness of the
need to provide housing for all economic segments of the community, as well as a legal
requirement for all California jurisdictions. It provides Hermosa Beach with the opportunity
to plan for the existing and future housing needs in the community. This Element has
been prepared in compliance with the 2008-2014 six -year planning cycle for cities within
the Southern California Association of Governments (SCAG) region. It identifies strategies
and programs that focus on: 1) providing diverse housing sites and opportunities;
2) conserving and improving the existing affordable housing stock; 3) removing govern-
mental and other constraints to housing development; and 4) promoting equal housing
opportunities.
B. Scope and Content of the Housing Element
The California Legislature recognizes 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. Furthermore, the Legislature stresses continuing efforts
toward providing affordable housing for all income groups. The California Department of
Housing and Community Development (HCD) also sets forth specific requirements
regarding the scope and content of housing elements, including the following major
components:
• An analysis of the city's demographic and housing characteristics and trends
(Chapter II);
• An evaluation of land, financial, and administrative resources available to
address the City's housing goals (Chapter III);
• A review of potential constraints, both governmental and non -governmental,
to meeting Hermosa Beach's housing needs (Chapter IV);
• The Housing Action Plan for addressing the City's identified housing needs,
including housing goals, policies and programs (Chapter V);
• 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 (Appendix A); and
• A parcel -specific inventory of vacant and underutilized land (Appendix B).
-� January 2012
City of Hermosa Beach Housing Element II. Housing Needs Assessment
Ii. 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 2007 Regional Housing Needs
Assessment (RHNA) are examined.
The Housing Needs Assessment utilizes the most recent data from the 2000 U.S. Census,
the California Department of Finance (DOF), the California Employment Development
Department (EDD), the Southern California Association of Governments (SCAG), Los
Angeles County (2003-2008 Consolidated Plan), and other relevant sources.
Supplemental data were obtained through field surveys and from the California State
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 1980s and 1990s, having grown less than 8% from 1980 to 2007. Most of
the growth that has occurred consisted of density increases on existing parcels, and
demolition and replacement of existing homes. This is in contrast with Los Angeles
County, which grew by 18.57. between 1980 and 1990, 8.1 % between 1990 and 2000,
and an additional 8.2% since 2000 (see Table II-1 and Figure II-1). As an essentially built -
out city, there continue to be few opportunities for growth, except through
redevelopment/infill on existing parcels.
Table II-1
Population Trends, 1990-2007 -
Hermosa Beach vs. Los Angeles County
Growth
Growth
Jurisdiction
1990
2000,
2007
1990-2000
2000.2007
Hermosa Beach
18,219
18,566
19,474
1.9%
4.9%
Los Angeles County
8,863.052
9,579,000
10,366,700
8.1%
8.2%
ouwus. i;s6 n euuu i nsus; uanr. uep1. or rinance i aoie E-1 (zuv)
II-1 January 2012
City of Hermosa Beach Housing Element II. Housing Needs Assessment
3. Race and Ethnicity
The racial and ethnic composition of the city differs from the county in that a lower
proportion of city residents are Hispanic/Latino or other racial minorities. Approximately
85% of city residents are non -Hispanic white, contrasted with 31% for the county as a
whole. The percentage of Hispanics residing in the city, at 6.7%, is significantly lower than
that of the county with 45% Hispanic/Latino. Asians, at 4.4%, represent the largest non -
Hispanic minority (Table II-3).
Table II-3
Race/Ethnicity
Hermosa Beach
Los Angeles County
Persons
%
Persons
%
Race/Ethnicity
Not Hispanic or Latino
17,313
93.3%
5,277,125
55.4%
White
15,822.
85.2%
2,959,614
31.1%
Black or African American
141
0.8%
901,472
9.5%
American Indian/Alaska Native
51
0.3%
25,609
0.3%
Asian
809
4.4%
1,124,569
11J3%
Native Hawaiian/Pacific Islander
35
0.2%
23,265
0.2%
Other Races or 2+races
455
2.5%
242,596
2.5%
Hispanic or Latino (any race)
1,253
6.7%
4,242,213
44.6%
Total
18,566
100.0%
9 519 338
100.0%
sources: zuuu census, Sri Table P8
B. Household Characteristics
1. Household Composition 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.
Hermosa Beach had 9,476 households as reported in the 2000 Census. Table II-4 provides
a comparison of households by type for the city and Los Angeles County as a whole.
Family households in 2000 comprised approximately 38% of all households in the city,
over 30% less than the county. Another significant difference in household composition
between the city and county is the number of single person households (39% city vs. 257.
county). Due to these factors, the city's average household size is also lower than Los
Angeles County as a whole (1.95 persons per household City vs. 2.98 persons per
household county). These statistics suggest that there is less need for large units in
Hermosa Beach than are needed for other areas of the county.
II-3 January 2012
City of Hermosa Beach Housing Element II. Housing Needs Assessment
Table 11-6
Overcrowding
Hermosa Beach
Los Angeles County
Households
Percent
Households I
Percent
Household Type
Owner -Occupied
4,033
100.0%
1,499,694
100.0%
Overcrowded
33
0.8%
204,345
13.6%
Severely overcrowded
0
0.0%
111,667
7.4%
Renter -Occupied
5,409
100.0%
1,634,080
100.0%
Overcrowded
56
1.0%
516,024
31.6%
Severely overcrowded
1 123
2.3%
359,608
22.0%
Source: 2000 Census, Table H2O
Based on U.S. Census standards, Hermosa Beach residents live in relatively less crowded
housing conditions than the rest of Los Angeles County. In 2000, approximately 2% of all
occupied units in Hermosa Beach were considered overcrowded, including less than I %
of owner occupied units and 3.3% of renter occupied units. Overcrowding in both owner -
occupied and renter -occupied units in the city is significantly less than the county level.
According to SCAG estimates, overcrowding in the city remained at approximately 2%
as of September 2006.1
4. Household Income
Household income is a primary factor affecting housing needs in a community - the
ability of residents to afford housing is directly related to household income. According to
the 2000 Census, the median household income in Hermosa Beach was $81,153, over
92% higher than Los Angeles County. However, household income is similar to the
adjacent beach communities of Redondo Beach and Manhattan Beach (Table II-7).
Table II-7
Median Household Income, 1999 -
Hermosa Beach and Surrounding Cities
Jurisdiction
Median
Income
Hermosa Beach
$81,153
City of Los Angeles
$37,338
County of Los Angeles
$42,189
Manhattan Beach
$100,750
Redondo Beach
$69,173
Source: US Census 2000, Table P53 (reports 1999 income)
1 SCAG: Draft Housing Need Allocation Plan (January 1, 2006 to June 30, 2014)
II-5 January 2012
City of Hermosa Beach Housing Element II. Housing Needs Assessment
also shows that the city's population has a much higher participation in the workforce
than the county (81% city vs. 61% county). About 6% of city residents worked at home,
which is twice the county's rate of home -based employment
Table II-9
Labor Force - Hermosa Beach vs. Los Angeles County (2000)
Labor.Force Status
Hermosa Beach
Los Angeles County
Persons
%
Persons
%
In labor force
-Work at home
Not in labor force
13,415
765
3,120
81%
6%
19%
4,312,264
134,643
2,810,261
61%
3%
39%
With Social Security income
991
6%
618,121
9%
Total population age 16+
16,535
7,122,525
-
ouurce: muu Census Sh3 of -3
In 2000, approximately 61% of the city's working residents were employed in manage-
ment and professional occupations (Table II-10). A low percentage of workers (under 7%)
were employed in service related occupations such as waiters, waitresses and
beauticians. Blue collar occupations such as machine operators, assemblers, farming,
transportation, handlers and laborers also constituted less than 7% of the workforce.
Table II-10
Employment by Occupation - Hermosa Beach
Occupation
Jobs
Percent
Management, professional and related
7,870
61.2%
Service
894
6.9%
Sales and office
3,273
25.4%
Farming, fishing and forestry
-
-
construction, extraction, and maintenance
413
3.2%
Production, transportation, and material moving
419
3.3%
Source: 2000 Census, DP-3
2. Projected Job Growth
Table II-1 1 shows employment and projected occupational growth for the Los Angeles -
Long Beach -Glendale Metropolitan Statistical Area (MSA) along with average salaries for
the period 2004-2014. The greatest number of new jobs projected to be produced in Los
Angeles County over the next few years will be among the lower -waged occupations.
Based on past trends and projections provided by the California Employment
Development Department, 65% of these new workers will earn 80% or below of the
median area income.2 Because the majority of new jobs created will be low -wage jobs,
2 Los Angeles County 2003-2008 Consolidated Plan
II-7 -� January 2012
City of Hermosa Beach Housing Element 11. Housing Needs Assessment
Table II-12
Job Location for Hermosa Beach Residents
Job Location
Persons
%
11,827
Work in Los Angeles County
92.5%
Work in city of residence
1,683
13.2%
Work elsewhere in Los Angeles County
10,144
79.3%
Work in another California county
779
6.1%
Work outside California
178
14%
Total workers age 16+
12 784
Source: 2000 Census, SP6 Tables P26 and P17
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. The factors evaluated include the
number and type of housing units, recent growth trends, age cnd condition, tenure,
vacancy, housing costs, affordability, and assisted affordable units at -risk of loss due to
conversion to market -rate. 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
As of 2000, the largest proportion of the city's housing stock was comprised of multi -family
units, which made up about 48% of all units, while single-family detached units comprised
41 % of the total. About 10% of units were single-family attached (condo) units, while
mobile homes comprised the remaining 1 %. Table 11-13 provides a breakdown of the
housing stock by type along with growth trends for the city compared to the county as a
whole for the period 2000-2007.
II-9 January 2012
City of Hermosa Beach Housing Element II. Housing Needs Assessment
Table II-14
Age of Housing Stock by Tenure -
Hermosa Beach vs. Los Angeles.County
Angeles County
nits
%oOwner
Year Built
occupied
9,694
100%
1990 or later
,563
7%
1980-89
ran,,ThAn
,413
12%
1970-79
,447
12%
1960-69
,641
15%
1950.59
,784
27%
194049
9,298
14%
1939 or earlier
741
18%
203,548
14%
Renter occupied
100%
1,634,080
100%
1990 or later
2%
109,917
7%
1980-89
9%
214,549
13%
1970-79
r48
24%
302,096
18%
1960-69
24%
333,517
20%
1950-59
17%
298,342
18%
194049
510
9%
175,275
11%
1939 or earlier
770
14%
1 200,384
1 12%
owiw. mw tnbuhnoo
This table shows that 61 % of the owner -occupied housing units and 64% of rented 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.
Table II-15 identifies the number of owner -occupied and renter -occupied housing units
locking complete kitchen or plumbing facilities in the city and the county as a whole. This
table shows that no owner -occupied units and only 1% of renter -occupied units lacked
complete kitchens. Similarly, no owner -occupied units and less than 1% of renter -
occupied units lacked complete plumbing facilities. The lack of complete kitchen or
plumbing facilities is often an indicator of serious problems, and housing units may need
rehabilitation even though they have complete kitchens and plumbing facilities.
As part of the city's previous (2003) Housing Element update, a citywide survey of
housing conditions was conducted. Units were categorized into the following three
groups:
• Good - housing unit appears to be well -maintained;
• In Need of Minor Repair - unit exhibits need for repair, which may include
repainting or other limited maintenance; or,
II-1 1 January 2012
City of Hermosa Beach Housing Element II. Housing Needs Assessment
Table It-16
Housing Vacancy —
Hermosa Beach vs. Los Angeles County
Occupancy Status
Hermosa Beach
Los Angeles County
Units
%
%
Total housing units
9,840
100.0%
100.0%
Occupied units
9,475
96.3%
95.8%
-Owner occupied
4,068
41.3%
r3,270,909
45.9%
-Renter occupied
5,408
55.0%
50.0%
Vacant units
364
3.7%
4.2%
-For rent'
140
2.5%
56,089
3.3%
-Forsale2
44
1.1%
23,874
1.6%
-Rented or sold, not occupied
41
0.4%
11,716
0.4%
-For seasonal or occasional use
95
1.0%
13,565
0.4%
-For migrant workers
0
0.0%
68
0.0%
-other vacant
4
0.4%
31,823
1.0%
Source: 2000 Census, Table QT-H1
Notes: I Est. %of all rental units
1 Est. % of all forsaleunits
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 II-17 shows 2008 affordable rent levels and estimated affordable purchase prices
for housing in Los Angeles County by income category. Based on state -adopted
standards, the maximum affordable monthly rent for extremely -low-income households is
$569, while the maximum affordable rent for very -low-income households is $948. The
maximum affordable rent for low-income households is $1,516, while the maximum for
moderate -income households is $1,795,
Maximum purchase prices are more difficult to determine due to variations in mortgage
interest rates and qualifying procedures, down payments, special tax assessments,
II-13 January 2012
City of Hermosa Beach Housing Element II. Housing Needs Assessment
Table II-18
Resale Housing Sales Price Distribution -
Hermosa Beach
Sale Price Category
New
Resale
(All)
Condo
SFD
Under$250,000
0
0
0
$250,000-274,999
0
0
0
$275,000-299,999
0
1
0
$300,000-324,999
0
0
1
$325,000-349,999
0
0
0
$350,000-374,999
0
1
0
$375,000-399,999
0
0
0
$400,000A24,999
0
1
0
$425,000A49,999
0
1
0
$450.000-474,999
0
0
1
$475,000-499,999
0
4
0
$500,000+
5
65
78
Median
$1,450,000
$975,000
$1,156,000
(votes:
Data for Jan 2006 through Aug 2007
Source: DataQuick Information Systems
C. Rental Housing
Table II-19 shows market data for rental apartments unit sizes in Hermosa Beach based on
recent surveys of large complexes.
Table II-17
Rental Market Survey -
Hermosa Beach
Unit Size
Average Rent
Average Square
Feet
Average Cost
per Square Foot
All
$1,979
784
$2.52
Studio
$1,304
397
$328
1 bedroomll bath
$1,719
666
$2.58
2 bedroom/2 bath
$2,235
910
$2.46
2 bedroom/2 bath
$3,200
1,300
$2.46
Average Occupancy
93.4%
Average Year Built
1971
Source: RealFacts, 9107
As would be expected in a desirable beach community in Southern California, when
market rents are compared to the amounts lower -income households can afford to pay
(Table II-17, page II-14), it is clear that very -low- and extremely -low-income households
have a very difficult time finding housing without overpaying. The gap between market
II-15 January 2012
City of Hermosa Beach Housing Element II- Housing Needs Assessment
Table II-20
Persons with Disabilities by Age —
Hermosa Beach
Disability by Age
Persons
Percent
r��
'.• . e.- a
z
Sensory disability
0
0.0%
Physical disability
27
2.2%
Mental disability
45
3.7%
Self -care disability
27
2.2%
Sensory disability
181
2.5%
Physical disability
318
4.3%
Mental disability
212
2.9%
Self -care disability
51
0.7%
Go -outside -the -home disability
239
3.3%
Employment disability
1,125
15.3%
Sensory disability
170
13.6%
Physical disability
273
21.9%
Mental disability
132
10.6%
Self -care disability
165
13.2%
Go -outside -the -home disability
219
17.5%
aource: tuuu genus, SF I Mies 118 and P41
Note: Totals may exceed 100%due to m0ple disabiliJes per person
2. Elderly
In 2000, there were 887 households (19% of owners but only 2% of renters) in Hermosa
Beach where the householder was 65 or older (Table II-21). Of these, only 36 persons
were below the poverty level in 19995. Many elderly persons are dependent on fixed
incomes and/or have a disability. Elderly homeowners may be physically unable to
maintain their homes or cope with living alone. The housing needs of this group can be
addressed through smaller units, second units on lots with existing homes, shared living
arrangements, congregate housing and housing assistance programs.
5 2000 Census, SF3 Table DP-3
II-17 January 2012
City of Hermosa Beach Housing Element II. Housing Needs Assessment
Table II-23
Household Type by Tenure -
Hermosa Beach
Owners
Renters
Household Type
Households
I %
Households
%
Married couple family
2,117
52%
1,168
22%
Male householder, no wife present
85
2%
176
3%
Female householder, no husband present
254
6%
165
3%
Non -family households
1,577
39%
4,241
78%
Total households
4,033
100%
5,409
100%
Source: 2000 Census, SF3 Table H19
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 produces a total annual value of
approximately $278 million per year in Los Angeles County, no agricultural activities are
found in Hermosa Beach or in the surrounding communities.6 In addition, the 2000 Census
did not identify any City residents who were employed in farming (Table II-10, page II-7).
b. 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.?
Although there are myriad causes of homelessness, among the most common are:
• Substance abuse and alcohol
• Domestic violence
• Mental illness
6 2005 Crop and Livestock Report, Los Angeles County Agricultural Commissioner
7 Stewart B. McKinney Act, 42 U.S.C. §11301, et seq. (1994)
II-19 January 2012
City of Hermosa Beach Housing Element II. Housing Needs Assessment
2018. 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 located west of Valley Drive is within the Coastal Zone.
Government Code Section 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. A total of
approximately 792 units were constructed from 1982 through 2007.
No 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 8/2-year period from January 2006 to July 2014. 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 July 2007. The future need for housing is determined primarily by the
forecasted growth in households in a community. Each new household, created by a
child moving out of a parent's home, by a family moving to a community for
employment, and so forth, creates the need for a housing unit. The housing need for new
households is then adjusted to maintain a desirable level of vacancy to promote housing
choice and mobility. An adjustment is also made to account for units expected to be lost
11-21 January 2012
City of Hermosa Beach Housing Element III. Resources and Opportunities
III. RESOURCES AND OPPORTUNITIES
A. Land Resources
Regional Housing Needs 2006-2014
In accordance with Government Code §65584, projected housing needs for each city
and county in the Southern California region are prepared by the Southern California
Association of Governments (SCAG) under a process known as the Regional Housing
Needs Assessment (RHNA). SCAG's Regional Council adopted the final Regional Housing
Need Allocation in July 2007 for the 8/2-year planning period of January 1, 2006 to June
30, 2014.
The RHNA process began with an update of the population, employment and household
forecasts for the region as a whole and for each county. These forecasts were largely
derived from California Department of Finance (DOF) population and employment
forecasts and modified by regional demographic and modeling efforts by SCAG. SCAG
then disaggregated the regional and county forecasts to each jurisdiction and
estimated the number of dwelling units needed to achieve a regional target vacancy
rates (2.3% owner -occupied and 5% rental) and to account for projected housing
demolitions. The total housing needed in each jurisdiction was then distributed by
income category (very low, low, moderate and upper income).
It should be noted that SCAG's RHNA methodology, which resulted in the allocation of
562 new housing units to Hermosa Beach (including 240 lower -income units), was based
on a pattern of development comprised almost entirely of the replacement of older
single-family houses with small condominium projects, which are likely to be occupied by
above -moderate income households. There are no residentially -zoned vacant or
underutilized parcels of sufficient size or in sufficient number that could accommodate
new assisted affordable housing. In addition, there are no vacant commercially -zoned
properties (which currently do not allow housing as a permitted or conditional use) that
could accommodate housing projects of any appreciable size. Nonprofit housing
developers consulted by the City in 2010 indicated that viable assisted housing projects
typically consist of at least 20 units.
All new units built or preserved after January 1, 2006 are credited in the current RHNA
period. Table III-1 shows the net remaining housing need after crediting units built during
2006-2008, (A detailed breakdown of these new units by income category is provided in
Appendix B).
III-1 January 2012
City of Hermosa Beach Housing Element III. Resources and Opportunities
Table III-2
Land Inventory Summary -
Hermosa Beach
Income Category
Lower*
Mod
Above
Total
Units approvedlunderconstruction
-
34
34
Vacant sites
8
-
8
Underutilized sites
-
-
-
R-1 (units permitted)
-
17
17
Realistic estimate (100%)
-
17
17
R-21R-2B (units permitted)
-
331
331
Realistic estimate (84%)
-
278
278
R-3 (units permitted)
-
180
180
Realistic estimate (84%)
-
151
151
R-P (units permitted)
-
14
14
Realistic estimate (75%)
-
11
11
C-1 (units permitted)
-
12
12
Realistic estimate (80%)
-
10
10
SPA-9 (units permitted)
_
4
4
Realistic estimate (100%)
-
4
4
Subtotal (units permitted)
8
-
592
600
Subtotal (realistic)
8
-
505
513
RHNA (net 2009-2014)"
240
98
16
1 354
Realistic Net Surplus (Deficit)
(232)
(98)
489
Sources: Hermosa Beach Community Development Dept., 112011
' Lower= Very Low +Low
-See Table 8-1
Note: This table is the same as Table B-3.
A discussion of public facilities and infrastructure needed to serve future development is
contained in Section IV.B, Non -Governmental Constraints. There are currently no known
service limitations that would preclude the level of development described 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 has received approximately $93,000 per
year. In recent years the City has used CDBG funds for ADA compliance retrofits for the
Community Center and Playhouse, City Hall and sidewalk handicap ramps.
III-3 January 2012
City of Hermosa Beach Housing Element III. Resources and Opportunities
In addition to state -mandated Title 24 requirements, Hermosa Beach is participating in a
coalition to collaboratively tackle the issue of energy conservation." The South Bay
Environmental Services Center (SBESC12) 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. Member cities include
Carson, EI Segundo, Gardena, Hawthorne, Hermosa Beach, Inglewood, Lawndale,
Lomita, Manhattan Beach, Palos Verdes Estates, Rancho Palos Verdes, Redondo Beach,
Rolling Hills, Rolling Hills Estates, Torrance, and the Harbor City and San Pedro
communities of Los Angeles.
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. These waivers are reviewed annually.
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.
The City adopted increased energy efficiency requirements (Tier 1) as part of the 2010
CalGreen Code. The City is participating in the Los Angeles County Energy Upgrade
Program so that residents and businesses can take full advantage of energy retrofit
programs per AB 811. The City has instituted a fee reduction for LEED or Build -It Green
certified buildings, with this incentive to be reviewed annually.
The City, in concert with the South Bay Environmental Service Center (SBESC) and others,
has and will continue to participate and host workshops on green building; the City
hosted workshops on solar energy, green building codes, adopted a provision to allow
solar energy systems exceeding height limits, waives plan check fees for installation of
solar systems, applies a green building checklist to new projects, and is adopting a form -
based zoning district mandating and encouraging green building provisions. The City
became a member of 'Cool Cities' and the City reformulated its Green Building
Committee as a 'Green Building Task Force', which is preparing a climate
action/sustainability plan. In January 2009 the City launched its new Hermosa Beach
Green Webpage at www.hermosabch.org and the City is overhauling its entire website
which will provide an opportunity to provide housing information updated on a regular
basis.
11 http://www.irnakenews.com/priontyfocus/e_articleool104271.cfm?x=bcHNgMg,b7M8B89f
12 www.sbesc.com
1115 January 2012
City of Hermosa Beach Housing Element IV. Constraints
IV. CONSTRAINTS
A. Governmental Constraints
1. 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 zoning 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 Land Use Element includes four residential land use
designations, as shown in Table IV-].
Table IV-7
Residential Land Use Categories —
Hermosa Beach General Plan
Maximum
Low Density
13 DUlacre
Medium Density
25 DU/acre
High Density
33 DU/acre
Mobile Home
13 DUlacre
The City of Hermosa Beach General Plan is not considered a constraint to the goals and
policies of the Housing Element as the City's zoning is consistent with the General Plan
and adequate sites with appropriate densities have been identified to accommodate
the remaining RHNA allocation.
b. Zoning Designations
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.
IV-1 January 2012
City of Hermosa Beach Housing Element IV. Constraints
is required when more than one unit is developed per lot to ensure site design is
compatible with the Code and adjacent development. Program 7 includes a
commitment to amend the Zoning Code 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.
Table IV-3
Permitted Residential Development by Zone
Housing Type Permitted
R-1
R-1A
R-2
R-2B
R-3
MHP
R�P
C-1
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
Ci
Cl
C1
Ci
C1
Cr
Farm Worker Housing
Emergency Shelters
Transitional Housing
Single -Room Occupancy
Care Facility (6 or fewer)
P
P
p
p
p
p
Care Facility (7+)
Cz
C2
C2
C2
C3
C2
Assisted Livings
Vulw- na mwd oedui cuuny ummance
P = Permitted
P' = Permitted subject to approval of a precise development plan to evaluate site design
C = Conditional Use Permit
1 Senior units only
2 Accessory to a single-family detached dwelling; for child care purpose
3 "Group Houses" are allowed. "Group houses" is not defined. There have been no applications for this use and so a final
determination as to whether the use is conditional has not been made.
4 Residential uses are allowed above ground Floor commercial uses
5 A specific plan area was created to accommodate a senior assisted living center.
Zoning for Lower -Income Housing
Lower income housing can be accommodated in all zones permitting residential use in
Hermosa Beach. These may include second residential units in the R-lA and R-2B zones,
multi -family apartments in the R-3 zone, and 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 Table IV-2 above, 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
IV-3 January 2012
City of Hermosa Beach Housing Element IV. Constraints
R-2 and R-3 zones has limited or no impact. Therefore, changes to the lot merger
program are not necessary.
Despite significant land zoned for
residential uses, Hermosa Beach is
already one of the most densely
developed and populated cities in
Los Angeles County and is essentially
built -out. While rezoning of
commercial or industrial areas could
be considered to provide additional
housing, there are no large
commercial or industrial areas that
are suitable for this purpose. About
75% of the city is already 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 I % is industrially zoned. The balance of the city is
zoned for open space, most of which is the beach area. The percentage of commercial
and industrial zoning is well below the neighboring cities in the South Bay and the region
in general. The City Council has recognized this imbalance and supports maintaining
and where possible aggregating small lots in commercial areas. As a result, there are no
significant non-residential parcels that can be re -zoned for high -density residential
development. In addition, it is important for the City's economic viability that existing
commercial and industrial areas be preserved.
The residential land inventory reveals that the majority of potential housing sites are
underused parcels with older homes. While none of these sites are on the City's inventory
of potentially significant historic landmark sites (last updated in the early 1970s), there is a
concern that redevelopment of most of these sites would change the character of the
city's neighborhoods, which are typically a mix of older, often single -story bungalow style
homes, with two- or three-story high -density condo projects, as well as potentially
impacting access on narrow residential streets and other infrastructure. With little room
for street widening in older beach communities, it is important to note that the added
traffic generation of more high -density housing could conflict with other statewide
priorities such as facilitating access to the beach.
In order to encourage and facilitate the production of higher -density affordable housing,
the Housing Plan (Chapter V) includes Programs 5 and 9 that will offer assistance and
incentives to developers who provide units affordable to lower -income households,
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.
IV-5 January 2012
City of Hermosa Beach Housing Element IV. Constraints
Site planning requirements. There are no special site planning requirements
(other than parking, height, and setbacks) for residential care facilities in the
Zoning Code.
Parkinq requirements. The Zoning Code does not specify a parking
requirement for residential care facilities. The city has not been presented with
requests for such facilities, therefore parking demand would be determined on
a case -by -case based on comparison with uses having similar parking
demand.
• Farm Worker Housing
As indicated in Table IV-3 (page IV-3), 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. In addition, the 2000 Census did not
identify any City residents employed in farming. Therefore there is no demand
for farm worker housing in Hermosa Beach.
• Emergency Shelters and Transitional/Supportive Housing
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. Recent
amendments to state law (Senate Bill 2 of 2007) require 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. Since the Zoning Code does not currently contain a
definition or development standards for emergency shelters, Program 8 in the
Housing Action Plan (Chapter V) contains a commitment to amend the Code.
in compliance with SB 2. The C-3, R-3, SPA 7 and SPA 8 zones will be
considered for this purpose. The C-3 zone encompasses approximately 28
acres while the R-3 zone encompasses approximately 89 acres. SPA 7 and
SPA-8 contain a total of approximately 22 acres. All of these districts provide
good access to transit and other services, and the C-3, SPA-7 and SPA-8 zones
front Pacific Coast Highway, which provides excellent transit service.
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 some
type in the same zone. Since the Zoning Code does not currently contain a
definition or regulations for transitional or supportive housing, Program 8 is
included in the Housing Plan to address this issue.
IV-7 January 2012
City of Hermosa Beach Housing Element IV. Constraints
d. Accessory and Second Units
The Zoning Code limits guest houses and accessory living quarters to space within the
main building for someone employed on the premises or temporary use by guests
pursuant to a use permit.
• "Guest house" or "accessory living quarters" means living quarters within a
main building for the use of persons employed on the premises, or for
temporary use by guests of the occupants of the premises. Such quarters shall
have no kitchen facilities and shall not be rented or otherwise used as a
separate dwelling unit. Guest houses and accessory living quarters are subject
to the issuance of a conditional use permit and are not allowed in accessory
buildings.
Accessory units differ from second units, which may be rented subject to an age
restriction. The second unit ordinance allows a maximum 640 square foot unit occupied
by one or two adults 60 years of age or older on an 8,000+ square foot lot subject to a
conditional use permit (CUP). Those portions of the city that are presently zoned R-2 and
R-3 typically contain parcels that are too small to accommodate second units. As a
result, the provisions for a second unit apply only to the R-1 single-family zone. In 1992 the
City adopted Ordinance No. 92-1080 which makes all of the required findings under
Government Code Section 65852.2 to preclude the creation of second units in single-
family and multi -family zones, and the City has determined that second units are not
suitable on the residential lots in the City due to impacts on traffic, density, the school
system, infrastructure, sewer, loss of open space, increased impervious surfaces, increase
of solid waste generation, etc. While the City subsequently conducted an extensive lot
merger program these conditions and the reasons to preclude second units continue to
exist. Notwithstanding terminology, in order to facilitate production of the additional,
second units now allowed in the R-1 zone, Program 7 in the Housing Plan includes a
provision to eliminate the conditional use permit requirement in favor of a ministerial
approval process.
e. Density Bonus
Under state law (SB 1818 of 2004), cities and counties must provide a density increase up
to 35% over the otherwise maximum allowable residential density under the Municipal
Code and the Land Use Element of the General Plan (or bonuses of equivalent financial
value) when builders agree to construct housing developments with units affordable to
low- or moderate -income households.
The Zoning Code has not yet been amended to reflect SB 1818, therefore Program 1 is
included in the Housing Plan to address this issue.
IV-9 January 2012
City of Hermosa Beach Housing Element IV. Constraints
C. Reimbursement for moving costs incurred, not to exceed $500.00.
d. Extension of tenancy to complete 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 8.
h. 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.
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. The City will evaluate
whether to relax provisions governing
validation of residential units that
contribute to the supply of affordable
rental housing when the residential 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 (Program 9).
L Building Codes
State law prohibits the imposition of building 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 Code incorporates the California Building
Code, which includes the Uniform Building Code and Uniform Housing Code. The City's
IV-11 January 2012
City of Hermosa Beach Housing Element IV. Constraints
cost to applicants) allows applicants to become acquainted with the information 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 feasibility of the project and make adjustments during the
preliminary planning stages to minimize costs.
Permit Approval Procedures and Timing. Simultaneous processing of required
entitlements (e.g_, subdivisions and planned developments permits) is also provided as a
means of expediting the review process. Most projects under the purview of the Planning
Commission are approved or denied within six weeks of filing; a subsequent process
requiring Planning Commission actions to be reported to the City Council and the
appeal period typically consumes about 30 days. Therefore, the process is typically
completed within 3 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 that
approval is obtained, the building permit application can be
simultaneously reviewed by the planning and building divisions. The building
permit process takes about three to six weeks.
• Multi -Family Projects - A precise development plan (PDP) design review is
conducted by the Planning Commission. If a conditional use permit is also
required by the Zoning Code, then 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 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. The building permit process takes
about four to six weeks.
• 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. The building permit process takes about three to six
weeks.
• Building Plan Check - Plan check for the processing of residential building
permits is generally four to six weeks, depending on the City's workload. For
discretionary permits, there is an initial internal review period of 30 days.
Building codes are applied to new construction, and projects are
monitored and inspected under the building permit process. Where no
permits have been obtained, inspections are made in response to request
and complaints.
Iv-13 January 2012
City of Hermosa Beach Housing Element IV. Constraints
Source: City Of Hennosa Beach. 2008-09.
'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.
Table IV-6 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), cumulative permit fees are estimated at approximately $12,000 per
unit or $5,000 if the new unit replaced a 1,500-square-foot house as of February 2009.
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 $19,000, or $22,000 if no
replacement was 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 2001.
In addition to City fees, development fees levied by the school districts and special
districts include the following as of January 2009:
• School Fees: $2.63 per square foot
• L.A. County Sewer Connection Fee: $2,850 (single family home)
Aside from parkland fees, no other impact fees hove been adopted.
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 construction and traffic control device installation 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 the City's 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.
IV-15 January 2012
City of Hermosa Beach Housing Element IV. Constraints
Drainage. Finally, urban storm water run-off is a challenging issue because the City is an
ocean front 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 2010 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.
3. Land Costs
Land represents one of the most significant components of the cost of new housing.
Land values fluctuate with market conditions, and have been steadily increasing since
2000. The recent downturn in the housing market is expected to affect land values
negatively, however.
Per -unit land cost is directly affected by density - higher density allows the 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 Recent trends indicate redevelopment
projects have been maximizing density.
4. Construction Costs
Residential construction costs are estimated by the Community Development
Department at $200 per square foot and higher, usually due to the type of construction
and amenities desired by the developer in this market. 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 adopted the 2010 CalGreen
codes with some local modifications; however, no 'reach' codes were adopted and
these amendments were carefully reviewed to ensure they were readily achievable and
would not add substantial cost, especially given current economic conditions.
5. Cost and Availability of Financing
Hermosa Beach is similar to most other communities.with regard to private sector home
financing programs. The recent crisis in the mortgage industry has affected the
availability of real estate loans, although the long-term effects are unpredictable. For
buyers with good credit histories, mortgages can be obtained at very favorable interest
rates.
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, re -sales of existing homes,
IV-17 January 2012
City of Hermosa Beach Housing Element V. Housing Plan
V. HOUSING PLAN
A. Goals, Objectives and Policies
The purpose of this section of the Housing Element is to identify those policies and
programs that will enable the City to accommodate its housing objectives during the
2008-2014 planning period. This section consists of the following:
• The Introduction to the Housing Plan provides an overview of the components
that comprise the Housing Plan;
• The Housing Policies outlines those policies that serve as the City's vision
relative to the conservation of existing housing and the provision of new
housing;
The Housing Programs describes those programs that will be effective in the
implementation of the aforementioned policies, including specific actions, objectives
and implementation schedule.
B. Housing Element Policies
This section establishes the City's housing policy framework. Section 65583(c) of the
Government Code requires that actions and policies included in the housing program
address five key issue areas. As a result, the policies that have been included in the City
of Hermosa Beach Housing Element respond to the following issue areas:
• The manner in which the City will assist in the conservation of existing housing
resources, including 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 No. 1 - Conservation of Existing Housing
As indicated previously, the City's proximity to the Pacific Ocean and its desirability as a
place to live and vacation has contributed 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 of Hermosa Beach remains committed to those efforts designed to preserve and
maintain the existing housing resources in the City, including affordable housing.
V-1 January 2012
City of Hermosa Beach Housing Element V. Housing Plan
Issue Area No. 3 - Provision of Adequate Sites for New Housing
The majority of the City underwent development during the early 1900s. More intensive
development followed, and this intensification has occurred 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 individual
properties. Nevertheless, the City of Hermosa Beach will continue to explore potential
sites for residential development as a means to achieve a variety and diversity of housing
types.
Policy 3.1 The City will evaluate new development proposals in light of the
community's environmental resources and values, the capacity of
the 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 No. 4 - Removal of Governmental Constraints
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.
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.
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.
V-3 January 2012
City of Hermosa Beach Housing Element V. Housing Plan
• Continuation of support for conversion of the Marine Land Mobile Home Park
to a resident owned park and maintenance of the City's Mobile Home Park
Ordinance;
• Programs that promote the implementation of those sections of the City's
Zoning Ordinance permitting high density, and thus potentially affordable
residential development in the R-3, R-P and C-1 zoning districts;
• A program to create opportunities for affordable housing development in the
C-3, SPA-7 and SPA-8 zones which currently do not allow housing
development; and
• Programs designed to promote the maintenance of the existing housing stock
and the protection of existing residential neighborhoods from the intrusion of
incompatible land uses.
1. Density Bonus
Program Description: In 2004 the state legislature adopted SB 1818, which overhauled
state density bonus law. The new law requires cities to grant a density bonus of up to 35%
and other incentives for qualifying affordable or senior housing developments. The City
will update the Zoning Ordinance in conformance with SB 1818 to encourage the
development of affordable and senior housing. To help inform developers and
contractors of this incentive program, the City will provide brochures at the counter and
provide information on the City's web site regarding the Density Bonus Program.
Timing: The Code amendment will be presented to the City Council for adoption within
six months of Housing Element certification. Brochures, website and other outreach
elements of this program will be fully implemented during 2012.
Funding: City General Fund. No new funding source will be required
2. Housing Sites Database
Program Description: The City will ensure that adequate sites are available to
accommodate its new housing need for the 2008 - 2014 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 will make the database available to property owners, investors, and builders at
the Planning Department counter.
Timing: This is an existing program to be continued
Funding: General Fund.
V-5 January 2012
City of Hermosa Beach Housing Element V. Housing Plan
5. Affordable Housing Development Outreach and Assistance
Program Description: This program involves the 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. The City in 2010
conferred with a variety of nonprofits to identify specific actions the City can take to
facilitate the development of affordable housing, including to extremely -low-, very -low -
and low-income households. As a result of this consultation process, the City has added
Program 7(k) to allow development of affordable housing within the C-3, SP-7 and/or
SPA-8 zones, thereby expanding the lower -income site inventory by approximately 10
acres. The City will inform nonprofits of this program within 60 days of Housing Element
adoption.
Timing: Inform nonprofits of Program 7(k) within 60 days of Housing Element adoption.
Funding: This program will be financed through the City's General Fund and grant funds.
No new funding source will be required.
6. Fair Housing
Program Description: The City provides assistance to local fair housing organizations to
address complaints regarding housing discrimination within the City and to provide
counseling in landlord/tenant disputes. This program includes a referral service in City Hall
whereby a staff person provides materials (handouts, booklets, pamphlets, etc.) to the
public. This information is also available to the public at the library and on the City's
website.
Timing: This program is ongoing and will continue through the planning period
Funding: General Fund. No new funding source will be required.
V-7 January 2012
City of Hermosa Beach Housing Element V. Housing Plan
Second Units. Amend the R-1 zone regulations to administratively allow a
second unit not exceeding 640 square feet occupied by one or two adults
who are 60 years of age or older on lots 8,000 square feet or larger, provided
the existing residence in which the second unit is to be located conforms to
the City's parking code. A deed restriction restricting occupancy of the second
unit is required.
j. Housing by right. Amend the Zoning Code to clarify that a Precise
Development Plan required in conjunction with a permitted use is a design
review, rather than a determination of whether the use may be allowed.
k. Affordable Housing Development Opportunity Sites. To accommodate the
City's regional need of 240 units for lower -income households, General Plan
and Zoning Code amendments will be processed to establish an affordable
housing development overlay zone as follows:
Affordable Housing Overlay
1. Applies to high -potential sites identified in Table B-6 located within the
C-3 zone and zones that allow C-3 uses.
2. Owner -occupied and rental multi -family housing affordable to lower -
income households is permitted on these sites by -right (subject only to
Planning Commission approval of a non -discretionary Precise
Development Plan controlling project design).
• Base density is 33 units per acre (plus density bonus), and the
minimum allowable density is 25 units per acre.
• A minimum of 16 units can be accommodated and must be
developed per project site.
3. This overlay zone will encompass a minimum of 4 acres comprising
suitable sites to accommodate lower -income housing and shall be
restricted so that owner -occupied and rental multi -family housing
affordable to lower -income households is permitted by -right. Other
development requires a conditional use permit, with the exception of
the continuation, modification or change of an existing use in an
existing structure provided said modification or change of use does not
require a discretionary planning permit (e.g., precise development
plan, parking plan, conditional use permit, or variance).
• Approval of a CUP requires a finding that the non-residential
development will not reduce or eliminate the capacity of available
land to necessary to accommodate the remaining RHNA for lower -
income households.
• These sites are intended to satisfy the exclusive residential zoning
requirement for 50% of the remaining lower -income RHNA.
To implement the statutory requirement that 50% of the RHNA lower -
income need is accommodated on sites zoned exclusively for
V-9 January 2012
City of Hermosa Beach Housing Element V. Housing Plan
a. The City will facilitate lot consolidation by:
• Assisting affordable housing developers in identifying opportunities for lot
consolidation using the City's GIS system and property database;
• Continue to expedite processing for lot consolidations processed concurrently
with planning entitlements,
Amend the Zoning Code to provide a graduated density bonus for lower -
income housing on small lots consolidated into a single building site according
to the following formula:
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
• Publicize the program on the City's website, at the Planning counter, and by
notice to affordable housing providers.
b. The City will facilitate affordable housing development by:
• Facilitating pre -application meetings;
• Implementing incentives under the Density Bonus law;
• Reducing on -site property development standards (e.g. reduced setbacks,
reduced parking standards) for developments with affordable elderly or
disabled housing units for small projects below the threshold of the Density
Bonus law,
• 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;
• Promote programs on the City's website and at the Planning Counter and
biennially notify affordable housing developers of the City's housing incentives.
Timing: Process a Zoning Code amendment within six months of Housing Element
certification; implementation throughout the planning period.
Funding: General Fund. No new funding source will be required.
V-11 January 2012
City of Hermosa Beach Housing Element Appendix A - Evaluation
Appendix A
Evaluation of the 2003 Housing Element
Section 65588jaj 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. This appendix contains a review the housing goals, policies, and programs of the
previous Housing Element, adopted in 2003, and evaluates the degree to which these
programs have been implemented during the previous planning period. This analysis also
includes an assessment of the appropriateness of goals, objectives and policies. The
findings from this evaluation have been instrumental in determining the City's 2008
Housing Implementation Program.
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 evaluates the appropriateness of previous goals and policies, and identifies
any changes that are called for in response to the City's experience during the past
planning period. Based on this evaluation, all of the current Goals and Policies continue
to be appropriate and have been retained.
Table A-3 shows residential projects built during 2006 through 2008. All of these units are
presumed to be above -moderate income.
Table A-4 presents the City's progress in meeting the quantified objectives from the
previous Housing Element.
A-1 January 2012
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City of Hermosa Beach Housing Element Appendix B - Land Inventory
Appendix B
Residential Land Inventory - 2006-2014
1. Methodology and Assumptions
State law requires each city to include in the 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,
development standards, and infrastructure, to accommodate the City's fair share of
regional growth needs as identified in the Regional Housing Needs Assessment (RHNA).
This analysis represents an estimate of the City's realistic development potential. Actual
development will depend on the intentions of each property owner, market conditions
and other factors. The detailed methodology and assumptions for the residential land
inventory discussed in Chapter III are provided below and summarized in Tables B-1
through B-5.
As discussed in Chapter III, the City has been allocated a growth need of 562 units during
the 2006-2014 planning period. From 2006 through 2008 a total of 208 new units were
built, all of which are assumed to be in the above -moderate income category (see Table
A-3). Therefore, the City's remaining RHNA for the 2009-2014 period is 354 units distributed
among income categories as shown in Table B-1.
The RHNA methodology, which resulted in the allocation of 562 new housing units to
Hermosa Beach (including 240 lower -income units), was based on the pattern of
development comprised entirely of small parcel redevelopment. There are no significant
vacant parcels in the city that could accommodate new housing developments of any
appreciable size, including affordable projects.
Table B-1
Net Remaining RHNA
9nng-mid
Income Category
Total
VL
Low
Mod
Above
RHNA (total)
147
93
98
224
562
Units completed 2006-2008
0
0
0
208
208
RHNA (net remaining 2009-2014)
147
93
98
16
354
Source: Hermosa Beach Community Development Department, 2/2009
Affordability Assumptions
In general, there are three alternative ways for determining the affordability level of new
housing units -
I. Affordability Covenants. The most definitive method is through required
affordability covenants (i.e., requirements imposed upon or agreed to by the
B-1 January 2012
City of Hermosa Beach Housing Element Appendix B - Land Inventory
Zoning District
Residential Use Allowed?
Total Acreage
Percentage of City Total
R-1, R-1 SPA 2-6/9,
MHP
Yes -10.9 du/ac
240.0
39%
R-2, R-2B
Yes - 24.9 du/ac
112.8
19%
R-3, R-P, R-3-PD, RPD
Yes-33 dulac
100.1
1711,
C-2, SPA-11
No
18.2
3%
C-1
Yes -10 acres at 33 du/ac
(mixed use or exclusive
residential - see Program 7k)
2.9
0.005%
C-3, SPA-7/8
Yes - 33 du/ac
(Mixed use or exclusive
residential -see Program 7k)
58.9 acres (10
acres residential)
10% (1 %residential)
M-1
No
7.4acres
1%
OS (all)
No
65.1 acres
11%
Totals
605 acres
100%
As can be seen from this table, upon implementation of Program 7k approximately 757o
of the land in the city will be zoned for residential use and over one-third of all land (36%)
will accommodate multi -family residential development at densities greater than the
state default for lower -income housing.
Realistic Capacity
As noted above, the R-2, R-2B, R-3, R-P and C-1 zones all permit residential development
at greater than 20 units/acre. Review of development trends (see Appendix A, Table A-3)
confirms that actual densities in all of these zones except R-2 and R-2B are typically
greater than 20 units/acre. Average densities during the past three years for all projects
in these zones are'shown in Table B-2. Although the average density of recent projects in
the R-2 and R-2B zones was less than 20 units/acre, there were nine projects that
exceeded that density, which demonstrates that development standards do not
preclude owners from achieving the default density. Eight of these projects had parcel
sizes of 1 /10 acre or less, which indicates that even very small parcels can be developed
successfully in Hermosa Beach.
Of the seven mixed -use projects built recently, five had densities greater than 20
units/acre and the average density of all projects was 30 units/acre. Small parcel size is
clearly not a constraint to mixed -use development since the smallest parcels, several as
small as 0.03 acre, had densities greater than 30 units/acre.
B-3 January 2012
City of Hermosa Beach Housing Element Appendix B - Land Inventory
parcels smaller than one -quarter acre. The City's unrealistically large RHNA allocation
(562 units) relative to its small size (1.3 square miles and virtually no vacant land) was
based on this pattern of small-scale redevelopment and SCAG's calculation of
replacement need, which allocated approximately 40% of these units to the lower -
income categories regardless of the type of units demolished or replaced or the size of
lots upon which they were located and then replaced -
Mixed -Use Development Potential
The residential land inventory (Table B-5) includes one vacant parcel and six underutilized
parcels with commercial zoning that allows mixed -use development. These underutilized
parcels were identified as areas with the greatest potential for mixed -use development
based on the nature, age and intensity of existing uses. Most are single -story buildings
and ore more than 50 years old. Since the ratio of improvements value to land value is
likely to be lower than for most other commercial parcels in the city, they were identified
as high potential development sites.
4. Land Inventory Summary
Table B-3 summarizes the City's land inventory compared to the remaining RHNA for
each income category. The total capacity of vacant and underutilized sites has been
calculated based on the allowable number of units for each site, and also using a
realistic estimate based on the factors shown above in Table B-2. Using the realistic
estimates of likely development based on recent trends, while there is a surplus of sites
with realistic potential for residential redevelopment at a density greater than 20
units/acre (the state default density for lower -income housing in small urban cities) these
underutilized sites were not accepted by HCD for purposes of accommodating the
RHNA.
In order to expand the potential for affordable multi -family housing, staff examined other
areas of the city where underutilized sites exist and affordable housing may be feasible.
Factors considered included parcel size and configuration, access, ownership, current
and recent use, age and condition of structures, tenancy, and similar factors. The
analysis focused on the C-3, SPA-7 and SPA-8 zones since these represent most of the
non-residential land in the city. As a result of this analysis, Program 7k in the Housing Plan
(Chapter V) was added to establish an overlay zone in the C-3, SPA-7 and SPA-8 zones
where multi -family lower -income housing is permitted by -right. These districts are located
along the City's primary transit corridor, Pacific Coast Highway, and are close to services
and transportation. In order to assess the realistic capacity of these areas, parcels with
the highest potential for lot consolidation and residential development have been further
analyzed. This analysis identified five clusters of adjacent parcels having potential for lot
consolidation and other characteristics that make them good candidates for residential
development, such as common ownership, excellent access to transit and services, and
economic underutilization (see Table B-6 and Figure B-2). These five high -potential
affordable housing opportunity sites range in size from 0.36 acre to 5.2 acres and
comprise a total of approximately 10 acres. At an allowable density of 33 units/acre,
these sites could accommodate approximately 323 multi -family units excluding any
density bonus, which exceeds the City's total RHNA allocation for lower -income housing
in this planning period. However, given City incentives for lot consolidation and state-
B-5 January 2012
City of Hermosa Beach Housing Element Appendix B — Land Inventory
Table B-3
Land Inventory Summary vs. RHNA
Income Category
Lower
Mod
Above
Total
Units approved/under construction
-
34
34
Vacant sites
8
-
8
Underutilized sites
-
-
-
R-1 (units permitted)
-
17
17
Realistic estimate (100%)
-
17
17
R-2/R-2B (units permitted)
-
331
331
Realistic estimate (84%)
278
278
R-3 (units permitted)
-
180
180
Realistic estimate (84%)
-
151
151
R-P (units permitted)
-
14
14
Realistic estimate (75%)
-
11
11
C-1 (units permitted)
-
12
12
Realistic estimate (80%)
-
10
10
SPA-9 (units permitted)
-
4
4
Realistic estimate (100%)
4
4
Subtotal (units permitted)
8
592
600
Subtotal (realistic)
8
505
513
RHNA (net 2009-2014)
240
98
16
354
Realistic Net Surplus (Deficit)
(232)
(98)
489
aources: rtermosa eeacn Community Development Dept., 1/2011
B-7 January 2012
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City of Hermosa Beach Housing Element Appendix B - Land Inventory
Figure B-1
Residential Land Inventory
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City of Hermosa Beach Housing Element Appendix B - Land Inventory
Figure B-2b
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1
B-23 January 2012
City of Hermosa Beach Housing Element Appendix C - Public Participation Summary
Appendix C
Public Participation Summary
This summary of Housing Element public -participation efforts 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
parties, particularly representatives of lower -income and special needs persons,
numerous opportunities for review and comment. Public notices of all Housing
Element meetings and public hearings were published in the local newspaper in
advance of each meeting, as well as posting the notices on the City's website.
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. The document was also made
available 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 sent direct mail notice of public meetings for this Housing Element
update. In addition, public hearings are televised on the local cable channel.
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 Study Session
City Council Study Session
Planning Commission hearing
City Council hearing
City Council hearing
City Council hearing
City Council hearing
Planning Commission hearing
City Council hearing
July 21, 2009
July 28, 2009
September 21, 2010
October 12, 2010
June 28, 2011
July 26, 2011
October 11, 2011
Table C-2 provides a summary of public comments offered during the public
review process, while Table C-3 summarizes comments from affordable housing
developers.
C-1 January 2012
City of Hermosa Beach Housing Element Appendix C - Public Participation Summary
Table C-2
Public Comment Summary
Comment
Response
The City's RHNA allocation is unrealistic.
The RHNA methodology is based on state
law and was developed by SCAG. The
high number is based on gross new units
(not net) which reflects the potential for
private redevelopment of existing parcels.
The City's efforts toward preserving the
No response necessary.
Marineland Mobile Home Park are
appreciated.
The Housing Element contains a wealth of
No response necessary
information regarding the City's housing
conditions and policies.
C-3 January 2012
EXHIBIT B
City of Hermosa Beach General Plan
Land Use Element Amendment
General Goals, Objectives and Implementation Policies
1. A new Goal 10 shall be added to page 26 of the General Goals, Objectives and Implementation
Policies to read as follows:
1. GOAL 10: Notwithstanding anything to the contrary in this Land Use Element the City
recognizes the need for available locations to accommodate the City's regional need for
lower -income housing. The City should encourage development of lower -income housing
creating an Affordable Housing Overlay Zone over existing commercially zoned properties to
accommodate this need, as set forth in the Housing Element
2. Amend the General Commercial (GC) classification on page 27 in the Current Land Use Element to
read as follows:
General Commercial: The broadest and most intense category of uses; examples of such uses would
be auto and truck related uses, lumber yard, equipment rental. Residential development or
redevelopment to meet the needs of lower -income households may be permitted through an overly
zone in limited locations, as defined by and in compliance with the Housing Element.
3. Amend the Commercial Corridor (CC) classification on pages 27-28 in the Current Land Use Element
to read as follows:
Commercial Corridor: The purpose of this land use category is to clearly define the limits of the
depth of commercial development along Pacific Coast Highway and prohibit the development of
new residential uses within the area with exceptions for vacant property not fronting on Pacific
Coast Highway. Existing residential uses within the corridor are expressly allowed and can be
improved, expanded and rebuilt to the same density; however, the transition of these uses to
commercial usage is highly desirable. Residential development or redevelopment to meet the needs
of lower -income households may be permitted through an overlay zone in limited locations as
defined by and in compliance with the Housing Element. This category allows various types of
commercial land uses including retail, service, and office uses. Automotive related commercial uses
would be allowed by conditional use permit only. To ensure that commercial development will be
compatible with existing nearby residential uses, standards for building height, parking and access
setbacks, and landscaping will be implemented through Specific Plan Area designations. (City
Council Resolution no. 89-5270)
Implementation Policy 1.1-1 (Commercial Corridor): Traffic impact studies shall be required for
projects which will cause significant traffic impacts and these studies shall include proposed
measures to mitigate the impacts.
All new commercial projects shall require Planning Commission Review to ensure compliance with
the standards and policies of the Specific Plan Area, subject to City Council Appeal.
A list of permitted uses shall be established which permits a broad range of commercial and office
related uses with emphasis given to uses which have the highest benefit to the community.
More than one SPA zone may be created for areas of the corridor based on the sub -areas' unique
features.
Orientation of all commercial development should be toward Pacific Coast Highway and not toward
local residential streets.
Physical setbacks and architectural treatment shall be provided where commercial and residential
developments abut or interface.
Assembled lots proposed for commercial development shall be merged as a condition of
development.
Existing structures used for residential purposes on a lot or parcel which is exclusively used for
residential purposes are permitted to remain indefinitely, and shall be considered conforming uses,
allowing said structure to be improved, rebuilt, or expended, as long as the existing residential
density is not increased.
Residentially developed and vacant property can only be used for commercial purposes if the
property fronts on Pacific Coast Highway or is part of an assemblage of properties containing a
commercial project which fronts on Pacific Coast Highway.
New residential projects shall be prohibited, except in the following cases:
a) On currently vacant lots or parcels of land which do not front on Pacific Coast Highway and
which are not currently connected by ownership to lots fronting on Pacific Coast Highway and
which will be developed to a density consistent with surrounding residential densities allowed
by the General Plan, subject to review and approval by the Planning Commission;
b) The improvement, expansion, or reconstruction of current residential structures which does not
increase the current residential density (number of dwelling units) of the lot or parcel of land
and said improvement, expansion, or reconstruction must conform to the zoning standards.
c) Residential development or redevelopment to meet the needs of lower -income households may
be permitted through an overlay zone in limited locations as defined by and in compliance with
the Housing Element.
Height limits and the method of measurement shall be established which will minimize impacts of
commercial development on scenic views and on the privacy of adjacent residences.
Landscaping requirements shall be established to improve the attractiveness of development along
Pacific Coast Highway and to buffer interfacing or abutting residential development.
2
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF HERMOSA BEACH
I, Elaine Doerfling, City Clerk of the City of Hermosa Beach, California, do
hereby certify that the foregoing Resolution No.12-6798 was duly and regularly passed,
approved and adopted by the City Council of the City of Hermosa Beach at a Regular
Meeting of said Council at the regular place thereof on April 24, 2012.
The vote was as follows
AYES: Bobko, DiVirgilio, Fishman, Tucker, Mayor Duclos
NOES: None
ABSTAIN: None
ABSENT: None
Dated: May 9, 2012
Elaine Doerfling, City Cl kj