HomeMy WebLinkAbout2016-04-18 PC AGENDA ADJOURNED MEETING1
ADJOURNED MEETING AGENDA
Planning Commission
CITY OF HERMOSA BEACH
CITY HALL COUNCIL CHAMBERS
1315 VALLEY DRIVE
HERMOSA BEACH, CA 90254
April 18, 2016
6:00 P.M.
Peter Hoffman, Chairperson
Kent Allen, Vice Chair
Michael Flaherty
Rob Saemann
Marie Rice
Note: No Smoking Is Allowed in the City Hall Council Chambers
THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER
Agendas and staff reports are available for review
on the City’s web site at www.hermosabch.org.
Wireless access is available in the City Council Chambers for mobile devices:
Network ID: City Council and Password: chb13
To comply with the Americans with Disabilities Act (ADA) of 1990, Assistive Listening Devices
will be available for check out at the meeting. If you need special assistance to participate
in this meeting, please call or submit your request in writing to the Community Development
Department at (310) 318-0242 at least 48 hours (two working days) prior to the meeting time
to inform us of your needs and to determine if/how accommodation is feasible.
1. Pledge of Allegiance
2. Roll Call – Planning Commission
3. Presentation - PLAN Hermosa (General Plan/Local Coastal Program) Land Use + Design
Element
4. Public Comment
5. Planning Commission Discussion and Deliberation - PLAN Hermosa (General Plan/Local
Coastal Program) Land Use + Design Element
(continued from the March 28, 2016 meeting)
March 28, 2016 Staff Report
Land Use Greenbelt Policy Example - Redefining Height Calculations
6. Adjournment
1
CITY OF HERMOSA BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
Date: March 28, 2016
To: Honorable Chairman and Members of the Hermosa Beach
Planning Commission
From: Ken Robertson, Community Development Director
Subject: PLAN Hermosa (General Plan/Local Coastal Program)
Land Use + Design Element and Review Process
Recommendation:
The focus of this study session is to:
Consider public comments and input provided by the community related to Land Use +
Design throughout the process
Review and provide direction on the Draft Land Use Element of PLAN Hermosa
Background
In July 2013, the City of Hermosa Beach initiated the process of updating and integrating the
City’s General Plan and Local Coastal Program, collectively referred to as PLAN Hermosa. The
City has received two grants for this effort, from the Strategic Growth Council for a
‘Comprehensive Blueprint for Sustainability and a Low Carbon Future’ and from the Coastal
Commission for Local Coastal Program Assistance.
The work products prepared for PLAN Hermosa thus far, including background reports, issue
papers, and community engagement results are available on the City’s webpage at
http://www.hermosabch.org/index.aspx?page=767. Previous activities as well as plans already
adopted by the City and other background resources may also be reviewed at this webpage.
Community Engagement in the PLAN Hermosa Update Process
Central to the creation of PLAN Hermosa has been an extensive community engagement process
to ensure the PLAN reflects the community’s vision for the future of Hermosa Beach.
For nearly two years, a community working group comprised of approximately 15 Hermosa
Beach residents convened on approximately 16 occasions to provide input on the community
engagement process and serve as a sounding board in development of PLAN Hermosa. The
working group is comprised of Hermosa Beach residents, and includes diverse representation
from many City Commissions, businesses, and local organizations.
To date, the City and consultant team has engaged several hundred community members through
workshops, an educational series, online surveys, and study sessions with City Council and
2
Planning Commission. The City has also utilized newsletters, e-notify, the City website, web and
print ads in local papers, and other means to communicate with the community about the
process. In January 2016 a postcard flyer was mailed to every address (residential and
commercial) in the City with information about upcoming events and opportunities to participate
in reviewing PLAN Hermosa.
The Planning Commission should consider all comments and input provided by the community
throughout this process. A summary from each of the various community engagement events can
be found on the City website: http://www.hermosabch.org/index.aspx?page=857
Community Input Provided through February 25, 2016
In December 2015, an important milestone in the process was achieved: the Public Review Draft
of PLAN Hermosa was made available to the community for review, input, and feedback. While
comment and input will continue to be encouraged throughout the process up through City
Council adoption, a summary of the input provided before February 25, 2016 has been compiled
and organized so that the Planning Commission may consider recommended changes to the draft
during your review.
Between December 2015 and February 2016 approximately 50 comments were submitted to the
Community Development Department via email, letter, or through public meetings and workshops.
A summary of the input received related to the Land Use + Design Element through February was
provided in your staff report for the March 15, 2016 Planning Commission Study Session.
Additional comments received or relayed to staff after February is provided in Attachment 3.
Proposed PLAN Hermosa Review Schedule
Between March and May 2016, the Planning Commission will participate in Study Sessions to
review and refine the draft of PLAN Hermosa. Discussion each month will begin during a Study
Session at 6 PM ahead of regularly scheduled Planning Commission Meetings on the third Tuesday
of each month, and if needed, will be continued to a Special Meeting of the Planning Commission
on the fourth Monday of the month.
March – Land Use + Design Element
April – Mobility Element, Sustainability + Conservation Element
May – Governance Element, Parks + Open Space Element, Public Safety Element,
Infrastructure Element
The objective for the Planning Commission is to review and provide input on all aspects of the plan
by May so that review of the EIR and a formal recommendation to the City Council can be made in
June and July of 2016.
Upcoming Review by other City Commissions
The following meetings have been scheduled for the Parks and Recreation, Emergency
Preparedness, and Public Works Commissions to review and provide input related to PLAN
Hermosa:
• April 5, 2016 – Parks and Recreation Commission Hearing
• May 2, 2016 – Emergency Preparedness Advisory Committee Hearing
• May 18, 2016 – Public Works Commission Hearing
3
Land Use + Design Element Review and Discussion
The first Element recommended for review by the Planning Commission is the Land Use + Design
Element since it most closely relates and correlates with the zoning and development topics that are
under the purview of the Planning Commission and sets the tone and policy direction for many of
the other Elements of PLAN Hermosa.
During the March 15, 2016 Planning Commission Study Session, each commissioner indicated
anticipated level of discussion and deliberation regarding the Land Use + Design Element to assist
in systematically reviewing, discussing, and providing direction on each section. The following
tables identify the Major and Minor topics for discussion, as well as the Commission’s interest in
delegating discussion to other commissions.
Since the commission has identified most topics for major or minor discussions, we will review
the Land Use + Design element in order, and the Commission can confirm whether the edits in
Attachment 2 cover their comments or concern, or whether additional discussion is needed.
Attachments:
1. Commissioner Land Use + Design Element Prioritization
2. Land Use +Design Element Notes Provided by Planning Commission
3. Additional Comments Submitted.
PLAN HERMOSA | 49
This element of PLAN Hermosa provides goals and policies to guide the continuing evolution of the urban form and land use patterns of Hermosa Beach. In coordination
with the Sustainability, Mobility, Housing, Infrastructure, and Parks and Open Space Elements, it defines how the City’s buildings and public spaces – homes, stores, offices,
parks, streets, and sidewalks – should organize and shape the community in the future and contributes to its reduced carbon footprint. The decisions we make about how
our city is laid out and how are buildings are designed directly affect Hermosa’s sustainability. These decisions directly influence how much energy our buildings need,
how easy it is to use different types of transportation, the availability of healthy food choices, and the capacity of our community members to utilize alternative fuels and
renewable energy sources. By establishing a vision for the built environment, the City is inviting property owners, business owners, and community members to invest private funds into the development, preservation, and rehabilitation of buildings, land uses, and infrastructure. This Element provides a long-term vision, goals and policies for land
use, character, and sustainable community design in Hermosa Beach.
2 land use + design
Shops along Pier Avenue
Public Review Draft
49
- 49 -
[no notes on this page]
50 | CHAPTER 2: LAND USE
The Coastal Zone in Hermosa Beach
Approximately half of the City lies within the coastal zone. The coastal zone boundary, defined by the California Coastal Act, spans the entire length of Hermosa Beach from north to south, and extends from the mean high tide line inland to roughly Ardmore Avenue with two exclusions – the area from Hermosa Avenue to Valley Drive between Longfellow Avenue and 31st Place; and the area east of Park Avenue or Loma Drive between 25th Street and 16th Street.
State Law
This Land Use and Design Element has been prepared to meet State General Plan Law
requirements for land use identifying the location and distribution of uses, and additionally to meet California Coastal Act requirements related to coastal access as it relates to visitor-serving accommodations and coastal dependent or related uses.
General Plan
The Land Use Element has the broadest scope of the required elements, regulating how all land in a city is to be used in the future and to fully reflect the range of physical attributes that are important for the success of Hermosa Beach. California law identifies a city’s General Plan:
• Must include the distribution of housing, business, and industry.
• Must include the distribution of open space, including agricultural land, natural resources, recreation, and enjoyment of scenic beauty.
• Must include the distribution of recreation
facilities and opportunities.
• Must include the location of educational facilities, public buildings and grounds, and solid/ liquid waste disposal facilities.
• May include other categories of public and private uses of land.
• Must include standards of population density
and building intensity for the districts covered by the plan.
• Must identify and annually review areas that are subject to flooding identified by
floodplain mapping by the Federal Emergency Management Agency (FEMA).
• May include text and diagrams that express community intentions regarding urban
form and design - including differentiating neighborhoods, corridors, districts, mixture of land uses and housing types within each, and specific measures for regulating relationships between buildings and outdoor public areas.
Coastal Land Use Plan
The Coastal Act requires communities within the Coastal Zone to address the land use related topics of:
• residential and commercial development density or intensity;
• coastal-dependent and coastal-related uses;
• recreation and visitor-serving accommodations;
• energy and industrial development; and
• archaeological and cultural resources.
Context
The urban structure and land use pattern of Hermosa Beach today is a reflection of the community’s early history, originally as a summer and weekend beach destination for Los Angeles residents visiting by way of the Pacific Electric Rail, and later as a full-time, full service community. The tracts originally laid out by the Hermosa Land and Water Company more than a century ago, included smaller lots and block sizes, a mix of small scale commercial and residential uses, and a distributed network of schools and parks to create a compact urban form. While continually evolving to meet modern needs and desires, Hermosa Beach has been able to retain many of the traditional neighborhood and town features, which has contributed to the high desirability of Hermosa Beach as a livable and sustainable community.
Public Review Draft
50
- 50 -
[no notes on this page]
PLAN HERMOSA | 51
Existing Land Use Patterns
Land uses in Hermosa Beach are largely defined by its residential neighborhoods and commercial
corridors or districts, with public and recreational spaces like parks, the beach, and community facilities found distributed throughout the City. There are four broad categories of land uses that can be currently found in Hermosa Beach.
These categories of land uses and the amount of land currently allocated to each category are described below and identified in Figure 2.1.
Residential Uses
Residential uses, in terms of land area, are the
predominant use in Hermosa Beach, accounting for approximately 67% of the city’s total land area. Residential uses range in scale and density throughout the city to define and create residential neighborhoods, with a range of single-family homes, small scale apartments or condominiums, and larger multi-family housing developments.
Single-family land uses are found throughout the city, with some blocks and neighborhoods in the northeast, east, and southeast areas of the city that are exclusively or predominantly filled with single-family uses. There are 3,261 parcels in Hermosa Beach with single-family uses currently in place. Multi-family housing units are predominantly found in the southwest area of Hermosa Beach. The northwest portion of the City and The Strand have an even mix of single-family and multi-family housing options. There are two mobile home areas - one located north of Pier Avenue, between Loma and Valley Drive, which is a resident-owned park, and the other along 10th Street between Ardmore and PCH. There are also higher density multi-family units on PCH between 16th and 21st Street.
Commercial Uses
Commercial uses include a wide variety of retail,
restaurant, office, and other uses that provide goods or services and help to drive the local economy. These uses can be found primarily along the city’s corridors and in Downtown, with pockets of small scale commercial found in residential
neighborhoods. Commercial uses along Hermosa Avenue, PCH, Prospect Avenue, and Manhattan Avenue primarily consist of restaurants, stores, and services to serve the neighborhood and nearby beachgoers. Collectively these uses account for
approximately 7% of the city’s total land area.
Figure 2.1 Existing Land Uses
Public Review Draft
51
- 51 -
[no notes on this page]
52 | CHAPTER 2: LAND USE
Light Industrial Uses
Light industrial and manufacturing uses in Hermosa Beach account for approximately 4% of the city’s total land area and are generally located within the city’s industrial area near Cypress Avenue.
The Cypress Avenue area includes four acres of industrial land uses including light manufacturing, warehouses, construction supply, a surfboard manufacturing use, auto shops, air conditioning and heating manufacturing uses, and the City maintenance yard.
Institutional Uses
Institutional land uses include schools, government-owned facilities, parks, the beach and open space, and essential operations and service areas such as parking, utility buildings, the City maintenance yard and other facilities, or utility easements, which in total account for 147 acres or 22% of the total land area. The City’s largest parks or recreational spaces: the Community Center, Valley Park, South Park, and Clark Stadium are located adjacent to the Greenbelt with smaller parks and parkettes, less than one acre in size, distributed throughout the city.
Vacant Land
Vacant land accounts for less than 0.5% of the land area in Hermosa Beach. Of the vacant land, the majority of parcels are currently zoned
for residential uses, placing greater pressure on underutilized commercial land to redevelop or densify. While redevelopment of underutilized spaces is a viable option, consideration of context and community character need to be considered
so that new uses and development are consistent with the existing or preferred urban form of the city.
Community Character & Public Realm
This variation in land uses across the city, coupled with the development and redevelopment of individual properties over time, has resulted in a set of distinct, yet well integrated areas of town. These areas can generally be categorized as neighborhoods, corridors, or districts, with each area having its own unique characteristics. The residents of Hermosa Beach have expressed a strong desire to retain the character of their residential neighborhoods and similarly expressed interest in enhancing local economic activity within commercial districts and corridors. This element attempts to identify those character defining features of each neighborhood, corridor, or district, and provide policy guidance that supports the intended character of each area and its role in the larger community fabric.
The City’s public spaces – its streets and streetscapes, parks, plazas, and public buildings – create much of its urban form. They also provide an important amenity for residents, workers, and visitors to socialize, recreate, rest, and gather. The City’s public spaces are its public face, and are often the areas that visitors and residents most readily remember and associate with the city.
Aside from parks and the beach, a large portion of the public realm in Hermosa Beach is in the form of streets and sidewalks. The character and appearance, or “the streetscape,” defines the experience for those who use the street. This is especially true of pedestrians, for whom the level of safety, comfort, and aesthetic quality is a major attractor or detractor. In the commercial areas, most streets have interesting retail frontages along sidewalks, with amenities such as benches, landscaping, and street trees. Pier Avenue and Pier Plaza, in particular, have been enhanced with comprehensive streetscape upgrades. Additional areas throughtout Hermosa Beach can benefit from targeted improvements to sidewalks, building frontages, signage, landscapes, and streets, which has been the subject of master plans for the Pacific Coast Highway and Aviation Boulevard corridors.
Public Review Draft
52
- 52 -
[no notes on this page]
PLAN HERMOSA | 53
Community-Serving Facilities
There are certain types of uses, both public and private, that provide essential services to the community and
are integrated into the form and function of every community. These community facilities include schools, medical facilities, and community arts or cultural educational centers. Many of these services are needed and used by Hermosa Beach residents, and supported by City funding or local property taxes, even though not all services are within Hermosa Beach.
Health and Medical Facilities
While there are no hospitals or emergency medical facilities located within Hermosa Beach, the City and its residents are served by Torrance Memorial Medical Center and medical facilities co-located at the Beach Cities Health District offices. These are the hospitals closest to Hermosa Beach.
Child Care Facilities
Child care facilities are also needed to serve residents as the family population increases. Similar to hospital and medical facilities, the City does not have discretionary authority over these facilities, but does identify through land use and zoning, which areas of the city are appropriate to allow these facilities and what conditions, if any, may be placed on these facilities to ensure they are compatible with surrounding uses. These facilities are required to be licensed by the California Department of Social Services, Community Care Licensing Division. There are a total of four private child care facilities in Hermosa Beach, with a total capacity for 209 children.
Schools
The Hermosa Beach City School District (HBCSD) provides elementary school (K-8) public education to
students living in Hermosa Beach. For high school, students attend either Mira Costa High School or Redondo Union High School. There is one private elementary school, Our Lady of Guadalupe School, and one accredited, non-traditional private school for grades 6-12, Fusion Academy.
With more than 1,400 students enrolled in 2015, and physical capacity (at State acceptable levels) to hold just 1,000 students, HBCSD has added portable classroom buildings and is using multi-purpose rooms for temporary classrooms, leading to fewer shared spaces. HBCSD has prepared a Long Range Facilities Master Plan and is evaluating options for providing additional classroom and recreational facility space.
The City’s role in school capacity planning is to ensure that development standards and other land use patterns do not constrain the District’s ability to meet the growing capacity needs and to support expansion
of shared use facilities such as fields and playgrounds to meet the community’s recreational and physical activity needs.
Public Review Draft
53
- 53 -
[no notes on this page]
54 | CHAPTER 2: LAND USE
Coastal Priority Uses
Coastal land in Hermosa Beach is a valued commodity because of its limited availability and high development pressure. Developing and implementing strategies
that prioritize uses that maintain or enhance public coastal access while also meeting the needs and desires of local residents is necessary to maximize the potential of the coast and preserve character and quality of life. As shown in Figure 2.2, most of these uses are located in the Downtown or upper Pier Avenue areas.
Existing Coastal-Dependent and Coastal-Related Uses
Approximately 48 existing businesses in the Coastal
Zone are considered either a coastal-dependent use or a coastal-related commercial use. Eight types of existing uses within the Coastal Zone qualify as coastal-dependent or coastal-related:
• Businesses renting coastal recreation equipment to support surfing, biking, and paddle boarding: They sell, rent, and service
equipment supporting coastal-dependent recreation uses.
• Volleyball organizations operating administrative facilities: These operations
provide services and equipment to support coastal-dependent beach volleyball uses.
• Restaurants and bars located in Downtown and along lower Pier Avenue: Food service
businesses in these areas serve visitors to the beach and rely on beach visitors for much of their revenue. Additionally, they rely on proximity to the beach for marketing purposes.
• Surfboard manufacturing in the Cypress area.
• Hotels located on The Strand, Pier Avenue, 14th Street, and 11th Street: As hotels almost exclusively serve visitors, there would be no
guests without beach access. Most hotel sites use the “beach front lodging” and “ocean views” for their main advertising message.
• Retail stores located in Downtown and along Pier Avenue. These shops sell souvenirs, beach clothing and accessories, and equipment such as bicycles and surfboards. They depend on tourism and provide services or merchandise related to the coast, and their viability is directly related to a location near the coast.
• Travel agencies that attract business based on their location in the Coastal Zone and provide services supporting coastal-dependent hotel and recreational uses.
• The Starfish Learning Center provides childhood education on marine life and ecosystems.
Figure 2.2 Coastal-Dependent Uses
Public Review Draft
54
- 54 -
[no notes on this page]
PLAN HERMOSA | 55
Visitor-Serving Uses
Hermosa Beach naturally draws a high number of
annual visitors. Annual surveys conducted by Los Angeles County Ocean Lifeguards on the beach have established that close to 500,000 individuals visit the beach each month, rising to between 800,000 and 1.2 million visitors in summer months.
Hundreds of businesses and facilities in Hermosa Beach serve the needs of visitors to the Coastal
Zone. Some are located along the central portion of The Strand, in Pier Plaza, and along Hermosa Avenue and Pier Avenue. Businesses and facilities along upper Pier Avenue and Pacific Coast Highway also serve visitors.
Local-Serving Commercial Uses
Hermosa Beach community members have expressed a strong desire for more local-serving commercial uses. The requirement to prioritize coastal-dependent uses could conflict with this desire. Given the limited amount of land that can accommodate commercial use in Hermosa Beach, it is necessary to find a way to balance local-serving uses with coastal priority uses. Giving coastal-dependent uses priority in the Recreational Commercial land use designation while giving local-serving uses priority in the Community Commercial land use designation ensures that both needs are balanced effectively (See Figure 2.3).
Affordable Accommodations
A key provision of ensuring public access to the coast is the availability of affordable visitor-serving accommodations. The Coastal Act requires the City to establish what “lower cost” means in the context of accommodations available today or those proposed to be built or removed in the future. For the provision of lower cost accommodations, the threshold may differ significantly in various parts of the state. Hotels and motels may or may not be defined as lower cost, depending on various factors such as room rates, amenities, and overall quality. Most methods to define “lower cost” and “higher cost” accommodations involve surveys of room rates in the area compared to the statewide average.
As of 2015, two hotels and one motel in the Coastal Zone offer a combined total of 264 rooms. A time-share property and youth hostel provide an additional 115 rooms in the Coastal Zone. Four
additional hotels are located in Hermosa Beach outside the Coastal Zone, offering 325 rooms. These locations have an average high rate of $279 per night, and an average low rate of $202 per night, compared to a statewide average of $118 per
night (2012). Peak summer season occupancy rates average around 85%. Campgrounds, cabins, cottages, yurts, and similar uses are by their nature usually lower cost. In Hermosa Beach, there is no land area large enough to accommodate these
types of facilities, so they are not considered a significant source of lower cost accommodations.
Due to the small number of and high demand for overnight accommodations in the Coastal Zone and their relatively high nightly room rates, the City should preserve the existing inventory of low cost rooms, while also developing off-site mitigation and
in lieu fee options to provide for more visitor-serving accommodations.
Private short-term rentals can add to the inventory of overnight accommodations in the Coastal Zone. However, in Hermosa Beach, additional ordinances would be required to allow such rentals and to qualify, register, and regulate them.
Energy Facilities
Hermosa Beach currently has no energy facilities in the Coastal Zone. Following the 2015 defeat of Measure O, which would have repealed a long-standing ban on oil drilling in the city, Coastal Act
energy requirements apply only to the possibility of future renewable energy facilities in the Coastal Zone such as wind, solar, and wave power. It is the desire of the State of California, the Coastal Commission, and the City of Hermosa Beach to
encourage the installation and use of renewable energy systems, and to remove obstacles to their installation, while minimizing potential impacts to wildlife, resources, and scenic quality.
Public Review Draft
55
- 55 -
1
2
1. Private short-term
rentals...
Planning Commission
Delete
[leeanne]
2. Energy Facilities
Planning Commission
Discuss - What are the rules
for wind facilities? DO they
address height, setback,
noise issues? Would large
one be permitted on City
property? Are the rules/codes
similar to solar?
[leeanne]
56 | CHAPTER 2: LAND USE
Historic + Cultural Resources
Protection of historic resources preserves our cultural past and maintains Hermosa’s identity. Some communities have ‘marketed’ these resources as an important part of their economic development programs. Property owners can be
proud of their contribution and also obtain financial incentives. The City recognizes the benefits of protecting historical resources and acknowledges Hermosa Beach’s cultural past as a significant characteristic of the city’s identity. In 2003, three
structures were designated for protection under the City’s Historical Resources Preservation Ordinance: the Bijou Theater building, Bank of America building, and the Community Center.
The City’s Historic Resources Preservation Ordinance in Municipal Code Chapter 12.53 is intended to identify and ensure the long-term
protection and use of historic resources, such as buildings and structures, sites and places within the city that reflect special elements of the city’s architectural, artistic, cultural, historical, political, and social heritage.
While Hermosa Beach has made strides in protecting historic resources, the City recognizes
that there is more that can be accomplished. As time progresses on, more resources become
potential candidates by virtue of their age and community significance. In 2013, a windshield survey and records search was conducted to identify resources potentially eligible for landmark status based on their age and architectural style.
The survey results indicate approximately 220 potential historic and cultural resources, which includes residential buildings, private/commercial buildings, public facilities, and landscape architecture features that may be eligible for local
landmark status.
Through the efforts of the Hermosa Beach Historical
Society, community members have acquired, preserved, and interpreted historical memorabilia associated with the city’s history. The items are on display at the Community Center and are free to the public to view. The mission of the
Hermosa Beach Historical Society is to acquire, preserve, interpret historical memorabilia, and other materials pertaining to the history of Hermosa Beach. This collection shall be extended to the public as a source of delight illumination, and
lifelong learning. If successful, preservation will be better integrated into City procedures and interdepartmental decisions.
Former Bijou Theater
Public Review Draft
56
- 56 -
[no notes on this page]
PLAN HERMOSA | 57
Public Art + Design
The City of Hermosa Beach’s artistic past has shaped its vision and guiding principles for the future, and continues to resonate today. Public art includes artwork placed and integrated into
the public realm for the community to enjoy. They provide both aesthetic and practical purposes that enhance community character and shapes identity. The public art and design in Hermosa Beach is a true reflection of the City’s name, “Hermosa”, meaning “beautiful” in Spanish. Since incorporation in 1907, the city has evolved into a vibrant and distinct beach community. The prevalence of public art and festivals contribute to the “funky” and “eclectic” character.
Public art and design has played a large role in shaping the city’s identity and is appreciated by residents and visitors alike. Public art displays in Hermosa Beach often help to share the rich cultural history of the town in the form of sculptures, murals, and placards or informational displays. These more permanent and highly visible displays - such as the many murals adorning previously blank walls throughout Downtown - contribute to the beautification and aesthetic value of the community and are the result of cooperation, dedication, and commitment from many volunteers, donors, and community groups.
Temporary displays of art - such as the Portraits of Hope painting of Lifeguard Towers up and down LA County Beaches - can serve multiple community fundraising, awareness, and beautification purposes. These became permanent art fixtures in the community. Fiesta Hermosa, hosted by the Hermosa Beach Chamber of Commerce, and the Hermosa Beach Fine Arts Festival are important events for local artists to showcase their work and help to connect the broader community with art.
The artistic culture in Hermosa Beach is more than the presence of paintings and sculptures in public places. The culture comes from the community groups, social events, and the larger community that participates in and values the intrinsic beauty of public art and creative artistic expression. Nonprofits like the Hermosa Arts Foundation and the Hermosa Beach Murals Project are examples of community organizations created specifically to enhance the role of public art in Hermosa Beach.
Hermosa Beach Arts Foundation
The Hermosa Beach Arts Foundation is a non- profit organization, focused on creating opportunities for the community and
organizations to participate in and celebrate the arts.
Hermosa Beach Murals Project
The Hermosa Beach Murals Project uses the professional work of talented artists to beautify buildings throughout the City. Murals displaying Hermosa Beach’s rich history and beach culture are showcased bringing community members and visitors from all around to see them. The murals have become a destination point in the City and have educated the community while preserving its unique charm.
Fine Arts Festival
The Fine Arts Festival is an annual event that takes place in Hermosa Beach. Founded in 2002, this non-profit organization was created to promote art education and appreciation in the City. The festival provides members of the community to showcase their talents while supporting public art projects and art education for Hermosa Beach residents and schools.
Creative Economy
While public art is often viewed as primarily serving aesthetic and beautification purposes, it can also support economic vitality and help to provide a diverse workforce. In Hermosa Beach, the artistic community is deeply rooted in beach and surf
culture, with many of the most prominent surfboard shapers of the last fifty years - including the likes of Hap Jacobs, Greg Noll, Bing Copland, Dewey Weber, Wayne Miyata, Donald Takayama and Phil Becker - setting up shop along Cypress Avenue.
Artists, like many business sectors, need space to create their art and venues or opportunities to sell
their work and can benefit from proximity to one another. To encourage increased artistic activity and support economic development objectives, Hermosa Beach can ensure the space needed to support this industry is provided in an accessible
and affordable manner that allows higher levels of collaboration among artists - all essential ingredients to flourishing creative communities.
Public Review Draft
57
- 57 -
1
1. Economy
Planning Commission
Discuss -Are we creating
additional manufacturing
zones?
[leeanne]
58 | CHAPTER 2: LAND USE
Land Use + Community Character Strategy
The following narrative describes the intended land use and community character of Hermosa Beach. There are four primary characteristics – referred to as the 4 D’s - that influence the form and function of the built environment – the destinations or uses, density/intensity of each use, the diversity of uses within a given area,
and the design of the buildings and streets.
Destinations or uses
define the types of uses that are
encouraged, discouraged, or prohibited on a piece of land. Destinations are split into residential, commercial, creative, and institutional uses. The land use designations form all other aspects of the 4D’s.
Density and intensity
are a measure of the amount of land area compared to building area. Density, used for residential property, expresses the amount of land developed per residential dwelling unit. Intensity is used for nonresidential uses, and
is expressed as a floor area ratio (FAR) which calculates the amount of usable floor area permitted in a building compared to the area of the lot on which the building stands.
Diversity or mix of uses
articulate whether an area is comprised of a
predominant type of use (i.e. residential) or whether a wide range of uses are provided to create a mix of activities. How the different uses are physically arranged is also described to highlight complementary uses.
Design of the built environment
addresses the desired form and character of the buildings and streets within a particular area and includes: the scale, massing, building orientation, and interaction of buildings with the public realm (sidewalks,
streetscape, and street network).
1 3
2 4
Wide sidewalks and enhanced streetscape along Pier Avenue
Public Review Draft
58
- 58 -
[no notes on this page]
PLAN HERMOSA | 59
The types of destinations or uses and density/intensity are articulated through the land use
designations assigned to each parcel. Land use designations are policy statements providing direction to each individual property owner regarding what uses and densities/intensities are allowed.
The diversity of uses and the design characteristics of buildings and streets are defined within each character area. Character areas define the set of guidelines or parameters the City will use to ensure redevelopment or new projects are compatible with its surroundings.
Together, the land use designations and character areas are foundational components to this Plan, with the goals and policies found throughout other elements organized to achieve the intended land use and character strategy.
Land Use Designations
Land use designations indicate the intended use of each parcel of land in the city. They are developed to provide both
a vision of the organization of uses in the City and a flexible structure to allow for changes in economic conditions and community visions. The overall distribution of land uses throughout the city is identified in Figure 2.3, with each designation
defined and described in further detail in Table 2.1.
There are four categories of land use designations
that can be found in Hermosa Beach: residential, commercial, creative industrial, and institutional.
Residential
Residential designations range in scale and density throughout the city to define and create a variety of residential neighborhoods. Allowable densities range from a low of two units per acre, up to a
maximum of 33 units per acre, with density ranges spread across low, medium, and high density designations.
Commercial
Commercial designations provide for a wide variety of retail, restaurant, office, and other uses that provide goods or services. Commercial designations are organized based on the scale and type of goods or services provided. The most localized designations are intended to serve a neighborhood and residents within the immediate vicinity, while other commercial designations are intended to serve the entire community or the region.
Creative
Creative land use designations are intended to provide space for production, design, and manufacturing uses that support the local
employment base and produce goods and services that enhance the brand of Hermosa Beach as a creative and innovative community. Uses that are considered light industrial are to be designed and sited in a manner that ensures their
compatibility with surrounding uses.
Institutional
Institutional uses offer a range of public and community-oriented uses such as schools, parks, community facilities, administrative offices or
buildings, and space for essential services and utility needs. Institutional uses also vary in scale from parkettes at a few thousand square feet to the beach which includes approximately 63 acres of land area.
Zoning Districts
Zoning districts are an implementation mechanism of the land use designations, and provide greater details regarding:
specific allowances and prohibitions of uses, dimensional requirements such as building setbacks, parking standards, and building heights. Land use designations and zoning districts must be compatible, but need not
be exactly the same. Zoning districts must be within the range of the allowed intensity and
uses found in this Plan.
Public Review Draft
59
- 59 -
[no notes on this page]
60 | CHAPTER 2: LAND USE
Figure 2.3 Land Use Designations Map
Public Review Draft
60
- 60 -
[no notes on this page]
PLAN HERMOSA | 61
Table 2.1 Land Use Designations
Designation Definition Density/Intensity
Low Density Single-family residential (attached or detached)2.0 - 13.0 DU/AC
Medium Density Single-family residential and small-scale multi-family
residential (duplex, triplex, condominium)13.1 - 25.0 DU/AC
High Density Medium (8-20 unit buildings) and large-scale (20+ unit buildings) multi-family residential 25.1 - 33.0 DU/AC
Mobile Home Mobile home parks, where lots are owned, rented or leased to accommodate mobile homes for human habitation
2.0 - 13.1 DU/AC
Neighborhood Convenience stores, markets, eateries, laundromats,
or similar uses to primarily serve local walk-in traffic 0.5 - 1.0 FAR
Community Locally-oriented uses including retail stores, restaurants, professional and medical offices, and
personal services
0.5 - 1.25 FAR
Recreational Coastal related uses such as beach/bike rentals, restaurants, snack shops, lodging accommodations, entertainment space and similar uses
1.0 - 1.75 FAR
Gateway Lower floor community or regionally-oriented commercial uses with upper floor high-visitor office uses or hotel uses
1.0 - 2.0 FAR
Service Home improvement stores, furniture stores, auto dealerships, and light automotive service stations 0.25 - 0.5 FAR
Light Industrial Production uses for light manufacturing, creative art, or design services with
professional office as an allowed accessory use
0.25 - 1.0 FAR
Public Facility Civic-related offices, community centers, operational facilities and educational/institutional
facilities
0.10 - 1.0 FAR
Open Space Passive and active park, recreational, and open space uses 0.0 - 0.1 FAR
Beach Coastal-related recreational activities and essential public facilities (lifeguard tower/restrooms)0.0 - 0.05 FAR
Density:
Density is often the primary determinant in the physical layout and appearance of residential development in relationship to the land. It will influence the housing type and perhaps the style. Densities are calculated in dwelling units per acre (du/ac), and can range from 2 du/ac for a larger lot to 33 du/ac for an urban dwelling.
Intensity:
Intensity for nonresidential properties is expressed in terms of the floor area ratio (FAR). The FAR expresses the relationship between the amount of usable floor area permitted in a building and the area of the lot on which the building stands. It is obtained by dividing the gross floor area of a building by the total area of the lot and is often represented as a decimal number.
OS
NC
HD
MD
LD
SC
B
PF
CC
RC
GC
CI
MH
Public Review Draft
61
- 61 -
[no notes on this page]
62 | CHAPTER 2: LAND USE
Land Use Descriptions
This section describes the purpose of each land use
and articulates the uses and range of development intensity allowed in each designation.
Low Density Residential (LDR)
Purpose
This designation provides for the retention, maintenance, and investment in single-family
residential neighborhoods and protects residential uses from potential nuisances of nonresidential uses. This low density designation is intended to provide the lowest levels of density, offer a high quality environment for family life, and ensure the
preservation of residential property values.
Appropriate Land Uses
Single-family dwellings, either attached or detached, are the primary use in the low density residential designation. These uses can include home occupations, churches, schools, day cares, parks, public facilities, and other uses that are determined to be compatible and oriented towards serving the needs of low density neighborhoods may also be allowed.
Density Range
2.0 - 13 dwelling units per acre
Medium Density Residential (MDR)
Purpose
The purpose of this designation is to provide for the enhancement and reinvestment in mixed scale
residential neighborhoods in Hermosa Beach. This medium density residential designation permits property owners to construct two residential units on a single lot. It is located throughout the city to provide a transition between higher density
residential or commercial uses and single-family neighborhoods.
Appropriate Land Uses
Small-scale residential uses, including single-family, duplex, condominiums, and townhouses in a two unit per lot format, are the predominant use in this designation. Education, cultural, and public assembly uses which are determined to be compatible with and oriented towards serving the needs of the neighborhood may also be allowed.
Density Range
13.1 - 25 dwelling units per acre
Residential Uses
Public Review Draft
62
- 62 -
1
1. Land Use Descriptions
Planning Commission
Discuss - relook at who can
be there
[leeanne]
PLAN HERMOSA | 63
Commercial UsesHigh Density Residential (HDR)
Purpose
The high density residential designation provides a range of residential housing types to serve the varying living accommodation needs or desires of the community. The intent of this designation is to preserve and contribute to the inventory
of diverse housing types available to residents and offer alternatives to single-family residential development. The designation allows for a variety of high density building types and development patterns.
Appropriate Land Uses
This designation provides a range of residential building formats including condominiums, townhouses, duplex/triplex, and apartment buildings. Single-family residential is discouraged in this designation. If lot size permits, special care living facilities and multi-family housing provided in larger building styles with on-site parking and amenities is allowed.
Density Range
25.1 – 33.0 dwelling units per acre
Mobile Home (MH)
Purpose
The Mobile Home designation is intended to retain land area for the sole use of mobile homes and recreational vehicles without threat of other
residential and commercial encroachment. The designation is specifically applies to the Marine Land Mobile Home Park to retain mobile homes as an affordable housing option.
Appropriate Land Uses
Mobile home parks, where lots are owned, rented or leased to accommodate mobile homes for human habitation. Manufactured homes without permanent foundation and recreational vehicles intended as a transitional housing option are allowed in this designation.
Density Range
2.0 - 13 dwelling units per acre
Neighborhood Commercial (NC)
Purpose
This designation creates neighborhood activity centers that are easily accessible from many directions, typically along main thoroughfares, and primarily serve residents within a half-mile radius so they may walk, bike, or make a short trip by car.
Neighborhood commercial uses located in close proximity to the beach also serve as a location for beachgoers to purchase food, rent equipment, and enhance their beach experience.
Appropriate Land Uses
The neighborhood commercial designation provides nearby residents with convenient access to daily shopping or personal service needs. Convenience stores, eateries, laundromats, and similar uses intended to serve local walk-in traffic and nearby residents are the primary uses allowed. Neighborhood commercial designations located within the Coastal Zone may also be used to provide coastal-dependent uses such as beach equipment rentals.
Intensity Range
0.5 – 1.0 Floor Area Ratio
Public Review Draft
63
- 63 -
1
1. Neighborhood
Commercial (NC)
Planning Commission
Discuss - do not add anymore
NC to any residential area, in
particular prospect. Parking
will be a problem. Also rethink
current green zones parking
policy citywide to allow
parking after the business is
closed.
[leeanne]
64 | CHAPTER 2: LAND USE
Community Commercial (CC)
Purpose
This designation provides opportunities and locations for uses designed to serve the shopping, dining, and employment desires of the entire community. The Community Commercial designation is a major generator of local economic activity with a mix of locally-owned businesses and regional or national retailers present within this designation. This designation is found in many centralized locations throughout the community primarily along the city’s major corridors and in Downtown. Community Commercial land uses primarily serve the local market, though they may also serve the needs of visitors and residents of nearby jurisdictions.
Appropriate Land Uses
This designation provides space for locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Uses on the ground floor are reserved for retail, restaurant, and other sales-tax revenue
generating uses, while offices and personal service uses are encouraged on upper floors. Residential uses are not allowed in this designation as its intent is to promote and protect retail, office, and service uses that diversify the City’s tax base.
Intensity Range
0.5 – 1.25 Floor Area Ratio
Recreational Commercial (RC)
Purpose
As a premiere southern California coastal destination, Hermosa Beach has the luxury of offering a wide variety of recreational and coastal-related services to serve both visitors and residents. The Recreational Commercial designation is the primary cultural and entertainment center for the community with events, activities, and social gatherings often occurring here. Adjacency to the beach gives this designation the unique opportunity to provide a shopping and dining experience that attracts residents and visitors alike, capturing a large portion of the City’s economic activity generated by visitors.
Appropriate Land Uses
Coastal-related uses and visitor accommodations are the primary uses allowed within the Recreational Commercial designation. Restaurants,
snack shops, entertainment, lodging, retail, beach rentals and other similar uses are prioritized within this designation and allowed on ground or upper floors. Office and personal service uses are allowed within this designation, provided they are located
on upper floors.
Intensity Range
1.0 – 1.75 Floor Area Ratio
Gateway Commercial (GC)
Purpose
The Gateway Commercial designation is located at key entryways and intersections to Hermosa Beach to offer a greater variety of employment, retail, and economic activity to the community. The Gateway Commercial designation also plays a role in providing services and amenities to visitors and the region by encouraging hotels and larger employment centers to be located in this area. With the Gateway Commercial designation appropriately applied to larger sites, they are intended to provide both commercial services as well as facilities that benefit the local community.
Appropriate Land Uses
In the Gateway Commercial designation, the ground floor should include community or regionally-oriented retail uses with upper
floor high visitor office uses. Professional and medical offices and hotels providing lower cost visitor accommodations are also allowed in this designation. Public assembly, recreational, and other community facilities which are determined
to be compatible with and oriented towards enhancing the gateway commercial district may also be allowed. Parking facilities will serve on-site uses and are encouraged to explore shared parking agreements with nearby commercial uses
to encourage a ‘park once’ strategy.
Intensity Range
1.0 – 2.0 Floor Area Ratio
Public Review Draft
64
- 64 -
[no notes on this page]
PLAN HERMOSA | 65
Service Commercial (SC)
Purpose
The Service Commercial designation is intended to provide adequate space specifically for specialty goods and services that serve residents and the region. These businesses often require indoor or outdoor warehousing or storage space to display or sell their inventory, and caution is taken to ensure they are located in a manner that minimizes their impact on nearby residential, retail, or office uses. Service Commercial uses often attract customers for a specific item or service, compared to a traditional retail district where customers may visit many businesses within a single trip.
Appropriate Land Uses
The Service Commercial designation is reserved for the provision of specialty goods and services,
primarily related to home and automotive needs. Home improvement stores, furniture stores, auto dealerships, and light automotive service stations are the prioritized use with this designation. Retail trade and warehousing facilities are allowed as an
accessory use to the primary use.
Intensity Range
0.25 – 0.50 Floor Area Ratio
Creative Light Industrial (CI)
Purpose
The creative light industrial designation is intended to create a suitable environment for small businesses that rely on manufacturing, warehousing, or production to operate successfully. This designation ensures uses are able to operate in a manner that contributes to local economic activity and diversifies the local employment base while minimizing impacts to adjacent residential uses. The designation fosters new innovations and creative economic activity by providing common gathering areas and meeting spaces to share and exchange ideas.
Appropriate Land Uses
This designation is reserved for the provision of production uses for light manufacturing, creative
art, or design services. Flexible use spaces, co-working offices, and creative or “maker” industry incubator spaces are also permitted. Professional office or specialty retail are allowed only as an accessory use to the primary production uses.
Residential uses are not allowed in this designation as its intent is to promote and protect industry and production uses that diversify the City’s tax base.
Intensity Range
0.5 – 1.0 Floor Area RatioCreative Uses
Public Review Draft
65
- 65 -
1
1. Appropriate Land Uses
Planning Commission need
to add gym to existing uses,
also add office uses or
enforce existing code
violations
[leeanne]
66 | CHAPTER 2: LAND USE
Public Facilities (PF)
Purpose
The Public Facilities designation is intended to
assure the City and other institutional organizations have adequate space to carry out the duties and responsibilities of the organization. The Public Facilities designation applies to both public and quasi-public uses and may include physical
facilities or infrastructure related equipment or structures needed to provide services.
Appropriate Land Uses
Civic-related administrative offices, community space, operational yards, and educational or institutional facilities are the primary uses allowed in this designation. Public utility structures or corridors, plazas, and historic landmarks or monuments are also allowed within this designation. Wireless telecommunications facilities may be allowed in this designation when co-located with public buildings and determined to be compatible with and avoid nuisances to surrounding uses.
Intensity Range
0.1 – 1.0 Floor Area Ratio
Open Space (OS)
Purpose
The Open Space designation is intended to prohibit intensive urban development to those
open space areas of the city which are necessary to assure permanent open space in and for public parks and recreation areas; and where urban development would be put at risk from natural hazards. This designation provides for public and
community-serving facilities ranging in scale from a few thousand square feet to several acres of land.
Appropriate Land Uses
Public parks in any size or format are the primary use in this designation. Trails, community gardens, and other similar uses that provide open space resources to surrounding neighborhoods and the region are permitted. Recreation facilities with an emphasis on outdoor use are also allowed.
Intensity Range
0.0 – 0.1 Floor Area Ratio
City Beach (B)
Purpose
The beach offers exceptional natural beauty, provides for unique recreational activities, offers panoramic views, and is accessible to everyone. These elements combine to create an unrivaled natural asset that is cherished by the community
and essential to the local beach culture. This designation is created to protect the recreational, aesthetic, and natural values of the beach. This designation is intended to prohibit any permanent buildings or structures beyond those for lifeguard
and infrastructure, and minimize the amount of space used by temporary structures or equipment.
Appropriate Land Uses
This designation provides for coastal activities and events along the sandy shoreline. The provision of permanent or temporary structures is allowed on the beach only as they are essential to the safe operation and enjoyment of the beach. Infrastructure or amenities such as restrooms, playgrounds, stormwater drainages are allowed provided they do not create visual obstructions or impede recreational activities.
Intensity Range0.0 – 0.05 Floor Area Ratio
Institutional Uses
Public Review Draft
66
- 66 -
[no notes on this page]
PLAN HERMOSA | 67
Character Areas
While Hermosa Beach largely identifies as a close-knit and unified community, the unique and eclectic character of Hermosa Beach is a direct result of the distinct collection of neighborhoods
and commercial areas that make up the fabric of the community. To ensure this unique character is protected for future generations, it is important to define and describe the unique characteristics of each area and establish goals and policies to maintain, enhance, and transform each area.
A community’s character can be defined by the distinctive or unique physical features, or attributes (i.e. hilly, small buildings, wide sidewalks) as well as the social characteristics that are influenced by physical characteristics (i.e. pedestrian-oriented, kid-friendly, safe and comfortable).
Since, the character defining features of Hermosa Beach vary by area, this section organizes the community by neighborhood, district, or corridor (see Figure 2.4). The discussion associated with each character area is intended to describe the future vision and articulate the proposed distribution of uses and design for the built environment.
When developing new programs or submitting applications for development this section should be referenced to ensure projects are consistent and compatible with the character of the area.
Neighborhoods
The residential structure of Hermosa Beach is made up of individual neighborhoods whose boundaries are generally defined by their development pattern. Some neighborhoods, like the North End, developed as distinct communities, while others, like the Valley neighborhood, developed incrementally over time.
Each neighborhood offers a different mix of housing types, with some neighborhoods providing exclusively single-family residential uses, and others providing a variety of housing types, often with single- and multi-family buildings coexisting on the same block. Many neighborhoods also offer commercial uses to serve the neighborhood needs.
There are a multitude of neighborhoods present in Hermosa Beach including the North End, Hermosa View, the Walk Streets, Sand Section, Valley, Herondo, Greenbelt, Hermosa Hills, and Eastside.
Districts
There are a number of activity centers with clusters of similar activities or uses – located in close proximity to one another found in Hermosa Beach. Some districts provide a single type of use, while others require a diverse mix of uses to be
economically successful. These districts function as destinations or focal points in the city, and are important places to encourage pedestrian activity and cluster particular land uses.
The three districts in Hermosa Beach include the Civic Center, Downtown, and the Cypress area.
Corridors
Arterial roads and other high activity areas laid
out in a linear format are another area in which commercial activity occurs. While occurring over a large length of space, many corridors include a series of nodes with activities to avoid a commercial strip pattern of development.
The two key commercial corridors in Hermosa Beach are the Aviation Boulevard and Pacific
Coast Highway corridors.
How does this relate to Zoning?
The Zoning Code will incorporate the specific development standards and uses allowed within each zoning district by combining guidance from the following components of
the General Plan:
Land Use Designation
The particular land use designation on a parcel identifies the allowable uses and the appropriate range of density or intensity of development allowed.
Character Area
The character area will provide guidance on how buildings should be oriented and interact with the public realm or streetscape to encourage a cohesive and coordinated urban realm for each area.
Goals and Policies
The goals and policies should be consulted for further guidance on how to integrate new projects into the existing urban fabric.
Public Review Draft
67
- 67 -
[no notes on this page]
68 | CHAPTER 2: LAND USE
Figure 2.4 Hermosa Beach Neighborhoods, Corridors, and Districts Map
* Open Space is located throughout select neighborhoods, centers, and corridors.
Public Review Draft
68
- 68 -
[no notes on this page]
PLAN HERMOSA | 69
North End Neighborhood
The North End is a well defined neighborhood with a range of low-
and medium- density residential development with centralized neighborhood commercial goods and services.
Future Vision
The intent is to preserve building form and scale and maintain neighborhood connectivity and access to nearby commercial services. Buildings should orient toward the walk streets and preserve the street frontages from driveways and curb cuts to maintain the walkable qualities offered by this neighborhood’s compact grid network and scale of building that is compatible to the surrounding neighborhood.
Intended Distribution of Land Uses
This neighborhood is comprised of a combination of single-family and multi-family dwellings, with neighborhood commercial uses nearby.
Desired Form and Character
Building Design and Orientation
• Buildings are one or two stories or up to 25 feet in height.
• Each lot accommodates a single residential unit, with a maximum of two allowed under certain conditions.
• Buildings have a primary entrance onto the numbered streets, and are encouraged to have a secondary entrance on perpendicular streets.
• Front and side setbacks may be fairly narrow, with many building frontages within 10 feet of the sidewalk.
• Front porches, stoops, balconies, and terraces provide a sense of “outdoor public living”.
• View corridors toward the beach are treasured and protected.
Public Realm Design
• Residential parking is mostly accessed off alleys, which supports frontages that are pedestrian-oriented and active.
• It is acceptable for residences to “turn their backs” toward Valley Drive, installing fences or shrubbery as needed.
• Sidewalks are provided on all collector streets, and where right-of-way width allows, sidewalks are separated from the
street by parkways and planting strips.
OSNCHDMDLD
Wide sidewalks connecting arterial streets.
To achieve the intent,
buildings should preserve form and scale and maintain neighborhood
connectivity and access to nearby commercial
services.
Public Review Draft
69
- 69 -
1
2
3
1. Desired Form and
Character
Planning Commission
Discuss verb tense and tone
for all character area
descriptions
[leeanne]
2. • Buildings are one or...
Planning Commission
Delete
[leeanne]
3. View corridors toward
the...
Planning Commission Are
you including all ROW or just
outside encroachment area?
[leeanne]
70 | CHAPTER 2: LAND USE
This neighborhood is perched high upon a hill, with a dramatic rise
in slope moving north from Gould Avenue, creating a separate, distinct single-family residential enclave.
Future Vision
The intent is to preserve building form, orientation or scale, and retain the unique streetscape with wide parkways and uninterrupted sidewalks. The low density residential development
pattern of this neighborhood should be maintained through the retention of larger lot sizes, building orientation toward the street, and wider setbacks that provide room for parkways and sidewalks.
Intended Distribution of Land Uses
This neighborhood is exclusively residential with a predominance of single-family homes, and a few properties with two units per lot.
Desired Form and Character
Building Design and Orientation
• Within the northern area buildings are mostly long and narrow, responding to the parcel configuration.
• Single-family residences, duplexes, and townhouses are the preferred residential types.
• Residences address the street with their primary façade, with minimal front setbacks, and typically do not exceed two stories.
• The hilly residential neighborhood with larger parcels provide a variety of architectural styles and building types.
• Houses on lots greater than 5,000 square feet may be set back at considerable distance from the street in a more typical “suburban” pattern.
Public Realm Design
• Most homes along Longfellow Avenue are served by alleyways at the back of the property, providing garage access and leaving sidewalks along Longfellow Avenue uninterrupted by
driveway aprons and curb cuts.
• Local streets at the south end of this neighborhood terminate at a cul-de-sac or dead end.
• Longfellow Avenue has a unique streetscape quality within this neighborhood, with wider well-kept planter strips and tall palm trees.
To achieve the intent,
buildings should preserve form, orientation or
scale and retain the
unique streetscape with wide parkways and
uninterrupted sidewalks.
Wide planter strips separate the sidewalk and street.
Hermosa View Neighborhood
MDLD
Public Review Draft
70
- 70 -
1
2
3
1. Houses on lots greater...
Planning Commission
Discuss implications of
allowing greater setbacks on
larger lots
[leeanne]
2. at the back of the
property,...
Discuss - Can the rear
parking policy be a code vs a
policy? Is that policy citywide?
[leeanne]
3. sidewalks along
Longfellow
Planning Commission The
PW engineer has to establish
what the width of the street(s)
and sidewalks will be for all
current and future
construction
[leeanne]
PLAN HERMOSA | 71
Walk Street Neighborhood
The Walk Street neighborhood currently provides a range of beach side residential development and neighborhood commercial services within a linear street network. The walk streets that provide beach access from Hermosa Avenue out to The
Strand are a feature unique to this beach front residential area.
Future Vision
The intent is to maintain the high quality pedestrian connections through the walk streets and retain the form, scale, and orientation of buildings in this area by designing buildings that take advantage of the opportunities for outdoor living.
Intended Distribution of Land Uses
The walk street neighborhood offers a range of low, medium, and high density residential uses as well as small pockets of
neighborhood-scale commercial services around 1st Street, 4th Street, and 22nd Street.
Desired Form and Character
Building Design and Orientation
• This beach front area provides a variety of building formats and architectural styles though the majority of buildings are one to three story wood frame residential buildings.
• Properties with frontage along The Strand are afforded sweeping ocean views, generally orienting buildings and organizing living spaces to take advantage of those views.
• Most parcels have access on both a walk street and an alleyway. Buildings are designed with porches, patios, or decks oriented toward walk streets or The Strand and parking is provided in tuck-under garages through alleyways.
Public Realm Design
• Walk streets provide the community with safe and easy pedestrian access to The Strand and the beach.
• Hermosa Avenue provides a continuous vehicle route, running the length of the city, while The Strand, and sidewalks along Hermosa Avenue provide similar levels of uninterrupted paths to pedestrians, bicyclists, and other non-motorized travel.
• Right-of-way easements along walk streets and requirements to keep walls and fences low serve a dual purpose of protecting views and providing outdoor patio or porch space.
To achieve the intent, the
City should maintain the high quality pedestrian
connections through the
walk streets and retain the form, scale, and orientation
of buildings in this area.
Walk street providing safe and easy pedestrian access to the beach.
BOSNCHDMDLD
Public Review Draft
71
- 71 -
1
1. Neighborhood
Planning Commission,Staff
Note Discuss - include 30th
and 31st St
[leeanne]
Staff Note Staff note:
recommend highlight 30th
and 31st St as walk
streets in North End
character area description
[leeanne]
72 | CHAPTER 2: LAND USE
Today, the Sand Section neighborhood accommodates a range
of residential development types, with neighborhood commercial services. The abundance of small, pedestrian-friendly blocks give this area its charm and intimate sense of community.
Future Vision
The intent is to enhance multi-modal connectivity and access while preserving the building form, scale, and orientation in this
neighborhood. Through new multi-modal connections, convenient access to community parks and the Greenbelt is provided and helps to maintain the compact urban format and highly connected street network of this neighborhood.
Intended Distribution of Land Uses
It is appropriate to have small-scale apartments adjacent to single-family homes in this area – an integrated mixture of housing types is what defines the identity of the Sand Section.
Desired Form and Character
Building Design and Orientation
• Most buildings are one or two stories or approximately 15-25 feet tall.
• Flat, box-like front façades are discouraged in favor of greater articulation and stepbacks.
• Garages and parking are typically accessed through alleyways or driveways that extend behind buildings.
• Front, side, and rear setbacks in this area are narrow, with many older buildings developed up to the sidewalk.
Public Realm Design
• Monterey Boulevard is a multi-modal street that permits neighborhood residents to move through the area easily on
any means of transportation they choose.
• Sidewalks are provided on all collector streets and are wider along main thoroughfares such as Hermosa Avenue.
• The rear-accessed parking minimizes curb cuts on the street, helping to maintain the public parking supply, as well as the integrity of the sidewalks and the pedestrian environment.
• Bicycle boulevards are abundant in this neighborhood,
providing convenient east-west access to the beach, with safe and controlled crossing at intersections along Hermosa Avenue.
To achieve the intent, the City should enhance multi-
modal connectivity and access while preserving
the building form, scale,
and orientation in this neighborhood.
Mixture of housing types with unique charm.
Sand Section Neighborhood
PF OSNCHDMDLD
Public Review Draft
72
- 72 -
1
2
1. • Most buildings are
one...
Planning Commission
Delete
[leeanne]
2. Flat, box-like front
façades...
Planning Commission
Discuss
[leeanne]
PLAN HERMOSA | 73
Valley Neighborhood
The Valley Neighborhood includes low density, single-family homes between key community facilities. The average density for this area is roughly 10 dwelling units per acre, with parcel sizes
ranging from 5,000 to 10,000 square feet. The Valley Greenbelt runs the length of this area and Valley School and Valley Park are beneficial amenities to residents in this neighborhood.
Future Vision
The intent is to improve key pedestrian thoroughfares that enhance connectivity and access while preserving the single-family development pattern of this area. Buildings should retain larger setbacks and lower scale and massing, and new sidewalks should be added to contribute to a complete pedestrian network.
Intended Distribution of Land Uses
The Valley area is almost exclusively one to two-story single-family homes, with multi-family condo developments next to Valley Park.
Desired Form and Character
Building Design and Orientation
• The area is dominated by ranch style houses, constructed in various architectural designs and during varying time periods.
• Due to larger parcel size, fences and/or landscaping in front of residences are prevalent throughout and front setbacks are larger than most other areas of the City.
• Garages that are visible from the street should not dominate front facades, and any new construction or renovation should strive to minimize their prominence.
Public Realm Design
• While many streets in this neighborhood have historically had
intermittent sidewalks or no sidewalks at all, sidewalks should be added over time in key locations to facilitate greater pedestrian safety and connections.
• Access to the Valley Greenbelt and safety for children
walking or biking to school from this neighborhood should be enhanced through pedestrian crossing improvements.
• Greater east-west connections for bicyclists and pedestrians are provided with multiple high priority walking and biking
streets needed to connect this neighborhood with other areas.
• Traffic calming and safety techniques are employed to minimize nuisances from higher volume traffic thoroughfares.
To achieve the intent, the City should improve key
pedestrian thoroughfares to enhance connectivity and
access while preserving the
single-family development pattern of this area.
Traditional ranch style architecture.
LD PF OS
Public Review Draft
73
- 73 -
1
1. Garages that are
visible...
Planning Commission
Discuss
[leeanne]
74 | CHAPTER 2: LAND USE
The Herondo Neighborhood currently accommodates the city’s higher density and larger format residential development. Multiple connections to nearby neighborhoods, community parks, and the
Greenbelt are provided throughout Herondo Neighborhood.
Future Vision
The intent is to preserve the scale and building form of this
neighborhood and maintain connections and access to nearby amenities. To ensure a diverse range of housing formats and building types, this area will be protected for larger format apartment complexes and townhouses. Permeability through the large apartment blocks should continue to be improved, allowing residents to walk to the Greenbelt and the beach.
Intended Distribution of Land Uses
This area will retain higher density residential development patterns. Along Monterey Boulevard, multi-family housing coexists with townhouses and duplexes.
Desired Form and Character
Building Design and Orientation
• Condominium and apartment building styles are common in this area, with larger building types than most neighborhoods.
• Most buildings are three stories tall, and are oriented towards the street, with primary entrances to apartments connected directly to the sidewalk.
• Parking access is provided internal to blocks, along alleys or underground in order to reduce curb cuts and disruptions to the pedestrian realm.
Public Realm Design
• Block sizes are larger than elsewhere in the city. Front setbacks are moderate, allowing space for well maintained public frontages with ample lawns and landscaping.
• Low fences should be permitted, but walling off apartments or condominium complexes from the street is discouraged. Second Avenue and Herondo Street provide the quickest access to Pacific Coast Highway and other surroundings areas for all transportation modes.
• The facilities and field at South Park are a source of recreation and leisure for residents, and many building complexes provide additional recreational amenities and open space on-site to serve residents of each complex.
To achieve the intent, the City should preserve the
scale and building form of this neighborhood and maintain connections and
access to nearby amenities.
Multi-family housing with ample lawn space.
Herondo Neighborhood
OSHDMD
Public Review Draft
74
- 74 -
1
1. Low fences should be
permitted,...
Planning Commission
Discuss
[leeanne]
PLAN HERMOSA | 75
Greenbelt Neighborhood
The Greenbelt Neighborhood offers a range of small scale
residential development types and provides nearby access to commercial services along PCH. Single-family homes and duplexes currently coexist side by side.
Future Vision
The intent is to maintain the building scale and form of this neighborhood, while enhancing access to local neighborhood serving commercial uses. Neighborhood commercial uses and amenities should be added to serve the needs of nearby residents.
Intended Distribution of Land Uses
The Greenbelt residential neighborhood includes low- and
medium-density residential uses located between the Hermosa Valley Greenbelt towards Pacific Coast Highway.
Desired Form and Character
Building Design and Orientation
• Most lots in this neighborhood range from 2,500 to 5,000 square feet, with the buildings ranging in height from one to three stories.
• Setbacks are generally smaller in this area than the predominantly single-family neighborhoods.
• Designing two to four unit complexes to resemble single-family homes with articulation and separate entrances is desirable.
• This area is similar to the Sand Section in that it contains a diversity of residential typologies on small, regularly shaped parcels. The difference is the absence of alleys, which leads to a greater need for garages to be located on front facades.
Public Realm Design
• There should be successful transitions between residential uses
and adjacent retail/service uses on Pacific Coast Highway.
• Greater east-west connections for bicyclists and pedestrians should be provided with high priority walking and biking streets needed to connect this neighborhood with other areas.
• The sloped nature of this neighborhood necessitates a slightly different building design and orientation on each property, but also offers opportunities for each property to maximize views as buildings step down to match building height limits.
To achieve the intent, the
City should maintain the building scale and form of
this neighborhood, while enhancing access to local neighborhood serving
commercial uses.
OSNCMDLD
Multi-unit residential building with separate patios and entrances.
Herondo Neighborhood
Public Review Draft
75
- 75 -
1
2
3
1. Neighborhood
Planning Commission
Discuss - Does it make sense
to create a north and south
greenbelt neighborhood?
Should north greenbelt be
incorporated into Hermosa
View neighborhood?
[leeanne]
2. • Designing two to four...
Planning Commission
Discuss
[leeanne]
3. • The sloped nature of...
Planning Commission
Discuss
[leeanne]
76 | CHAPTER 2: LAND USE
The Hermosa Hills area transitions from high- and medium- density uses adjacent to PCH and lower density single-family uses closer to Prospect Avenue. House forms are generally small in this area, with
small to moderate front and side setbacks, and many streets are closed to through traffic next to PCH.
Future Vision
The intent is to improve key pedestrian thoroughfares to enhance connectivity and access while preserving the single-family development pattern of this area. Many streets in this neighborhood have been enhanced with new sidewalks to create a complete pedestrian network.
Intended Distribution of Land Uses
Though most buildings are predominantly one or two-story single-family structures, duplexes and a few mid-size apartment buildings back onto commercial properties along Pacific Coast Highway.
Desired Form and Character
Building Design and Orientation
• Garages, while visible from the street, should not dominate front facades, and any new construction or renovation should strive to minimize their prominence.
• There are successful transitions between residential uses and adjacent retail/service uses on Pacific Coast Highway with several of the larger, deep lots located closest to PCH.
Public Realm Design
• Prospect Avenue is the primary arterial street connecting this neighborhood to the rest of the city. Prospect Avenue is also a major pedestrian passage, with a wide planting strip to buffer pedestrians from vehicle traffic.
• The hillside area covers the residential portions of Hermosa Beach east of Pacific Coast Highway to the city boundary. Most streets in this area have a gentle upslope, encouraging homes to organize living space to include ocean views out over their neighbors.
• Greater east-west connections for bicyclists and pedestrians are provided with multiple high priority walking and biking streets needed to connect this neighborhood with other areas.
The intent is to improve key
pedestrian thoroughfares to enhance connectivity and
access while preserving the single-family development
pattern of this area.
Landscaping and medians provide shade to pedestrians.
Hermosa Hills Neighborhood
MDLD PF OSHD
Public Review Draft
76
- 76 -
1
1. • Garages, while visible...
Planning Commission
Discuss
[leeanne]
PLAN HERMOSA | 77
Eastside Neighborhood
The Eastside Neighborhood accommodates single-family
residential development types and includes Hermosa View school and multiple neighborhood parks. In terms of street activity levels, this neighborhood is one of the quietest areas of the community.
Future Vision
The intent is to preserve building form, orientation and scale, and retain the quiet nature and unique streetscape of this area. Many streets in this neighborhood have been enhanced with new sidewalks to create a complete pedestrian network.
Intended Distribution of Land Uses
This neighborhood is one of the city’s few areas that is almost exclusively comprised of single-family housing units. Centralized neighborhood commercial uses adjacent to community open spaces will be introduced for residents to easily access goods and services nearby.
Desired Form and Character
Building Design and Orientation
• House forms are generally small in this area, with small to moderate front and side setbacks.
• Garages, while visible from the street, should not dominate front facades, and any new construction or renovation should strive to minimize their prominence.
• Buildings are predominantly one or two story single-family structures, with a few condominium developments along Prospect Ave.
• Most residential development in this area is built at densities below 13 dwelling units per acre.
Public Realm Design
• Prospect Avenue is the primary arterial street connecting this neighborhood to the rest of the city. Prospect Avenue is also a
major pedestrian passage, with a wide planting strip to buffer pedestrians from vehicle traffic.
• Many of the local streets have vehicle barriers along Harper Avenue, discouraging cut-through traffic, but allowing for
excellent pedestrian connectivity.
• Most properties in this area have a gentle downslope heading toward the city boundary, allowing for many homes to have Los Angeles Basin views out over their neighbors.
To achieve the intent,
buildings should preserve form, orientation and scale
and retain the quiet nature and unique streetscape of
this area.
Front yard with parking adjacent to the building.
NCMDLD PF OS
Public Review Draft
77
- 77 -
1
2
3
1. Centralized
neighborhood...
Planning Commission
Discuss or Delete
[leeanne]
2. NC
Planning Commission
Discuss or delete
[leeanne]
3. Garages, while visible...
Planning Commission
Discuss
[leeanne]
78 | CHAPTER 2: LAND USE
The Downtown District is the heart of social and commercial activity in Hermosa Beach, serving as a centralized location for social gatherings and the recreational activities of residents and visitors. Pier Plaza serves as a popular venue for outdoor events and dining, connecting Downtown to the beach, pier, and The Strand. The “pedestrian scramble” at the intersection of Hermosa Avenue and Pier Avenue is a unique pedestrian amenity that reinforces the pedestrian-oriented nature of Downtown.
Future Vision
The intent is to enhance the building form and orientation, and maintain the pedestrian realm along Pier Ave while transforming the realm on Hermosa Avenue. The Downtown District will continue to offer an array of uses for residents and visitors, and
any new buildings should pay close attention to and contribute to the high quality pedestrian environment provided throughout Downtown.
Intended Distribution of Land Uses
The types of uses provide services and activities associated with
the local beach culture to residents as well as visitors to the city. The mix of community and recreational uses serve a functional role in meeting the daily needs and activities of residents and visitors, and accommodate coastal-related recreation and commercial uses which serve the year-round needs of residents
and visitors and are attractive and compatible with adjacent residential neighborhoods and commercial districts.
Desired Form and Character
Building Design and Orientation
• First floor street front businesses should include retail, restaurants, and other sales tax-generating commercial uses to promote lively pedestrian activity on Downtown streets.
• Development along Pier Avenue and Hermosa Avenue should conform to recommendations of the Downtown Revitaliation Strategy to realize a town-scale Main Street environment that supports pedestrian activity and local
serving commerce.
• Many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s
eclectic charm.
To achieve the intent,
buildings should enhance form and orientation and maintain the pedestrian
realm along Pier Ave while transforming the realm on
Hermosa Ave.
Small plazas and parklets adjacent to street.
Downtown District
OSCC RC PF BMH
Public Review Draft
78
- 78 -
1
1. the heart of social and...
Planning Commission
Discuss - is this district really
the "heart of social and
commercial activity in
Hermosa Beach"?
[leeanne]
PLAN HERMOSA | 79
• Buildings should be two to three stories in height, cover most or all of the parcel, and frequently abut neighboring structures.
• Enhance the area’s role as a visitor destination by facilitating the development of boutique hotels that provide specific benefits to the community.
• Public and semi-public spaces should maximize views of the coastline and ocean.
Public Realm Design
The pedestrian orientation of Downtown streetscapes should be improved through provision of:
• Special paving or signage at the Pier Ave/Hermosa Avenue intersection.
• Additional palm trees on Hermosa Avenue to emphasize its importance and enhance the character of its streetscape.
• Liberalized encroachment/build-to regulations to permit more café and recessed outdoor seating opportunities.
• Arts and cultural activities focused in and around the Downtown.
• Café/seating spaces, plazas, parklettes, and other landscaping features are woven into the design of streets and buildings.
• Walking and bicycling are the primary means for traveling around Downtown while vehicles are accommodated through consolidated parking lots and metered street parking.
• Traffic speeds along Hermosa Avenue should be managed through traffic calming, signalization, and streetscape enhancements.
Downtown Parking Design
• A park-once district that allows centralized, shared parking facilities providing pedestrian connections at multiple
destinations should be provided in Downtown.
• Parking should be provided off-site through public or private shared parking facilities, with any on-site parking situated to the rear of the buildings and/or hidden and screened.
• Real-time parking supply signage should be added to major City lots/structures to improve circulation and access to the beach and The Strand.
Restaurants and shops open onto activity on Pier Plaza
Downtown has high levels of
pedestrian activity.
Downtown District
Public Review Draft
79
- 79 -
1
2
1. Liberalized
encroachment/build-to...
Planning Commission
Discuss
[leeanne]
2. Café/seating spaces,
plazas,...
Planning Commission
Discuss
[leeanne]
80 | CHAPTER 2: LAND USE
Civic Center District
At the physical center of town, the Civic Center area is the civic
hub of services and activities for the community The Civic Center provides efficient and accessible services to the community, but is in need of modernization, repairs, and additional space.
Future Vision
The intent is to transform the building orientation and design in the Civic Center, while enhancing the streetscape and circulation of all modes and users. The Civic Center facilities will be modernized to accommodate the range of functions and services provided by the City, and will be expanded to provide consolidated parking facilities in well designed or underground parking structures to serve commercial uses both along Pacific Coast Highway and Downtown. Streetscape enhancements will provide an important connection between the main thoroughfares of Pacific Coast Highway, Downtown, and the residential neighborhoods.
Intended Distribution of Land Uses
The Civic Center area should provide public facilities and open space uses to serve as the City government’s primary facility presence within the community. The City’s administrative and operational facilities should be coordinated into a single, full-service facility.
Desired Form and Character
Building Design and Orientation
• In the Civic Center area, active and well designed ground floors are critical. Ground floors should be mostly transparent and open to the public.
• Community facilities and City Hall should be designed and oriented toward the street with inviting public spaces and clearly marked entryways.
• Buildings should be two to three stories tall, with minimal (or no) setbacks,
• Design and maintain civic buildings in an architecturally distinguished manner that serves as a source of identity and pride. Architectural styles should be distinct with building entries placed along the front property line, and oriented towards Pier Avenue.
To achieve the intent,
buildings should transform
the orientation and design in the Civic Center, while enhancing the streetscape and circulation of all modes
and users.
The Community Center provides creative arts and athletic facilities.
OSPF
Public Review Draft
80
- 80 -
1
1. The City’s
administrative...
Planning Commission
Discuss
[leeanne]
PLAN HERMOSA | 81
• Civic Center area facilities should be designed to accommodate parking demands for the beach, Downtown, and the PCH corridor.
• Although buildings can be accessed from rear or underground parking lots, the public street-facing entrance should be prominent and emphasized with pedestrian-oriented features.
• Community facilities should be designed and promoted for use by public and private organizations supporting tourism, conference, convention, and cultural uses.
Public Realm Design
• Provide easily accessible entryways and direct connections between civic, community, and recreational facilities.
• Streetscape enhancements should be made between Pacific Coast Highway and Valley Drive to provide a greater sense of arrival to Hermosa Beach.
• Circulation of vehicles, pedestrians, and other modes at Pier Avenue and Valley/Ardmore Drive is greatly enhanced.
• Non-motorized users of Ardmore Drive and Valley Drive are accommodated to facilitate safe north-south travel.
• Signage and other markers should be provided to assist residents and visitors in navigating to services and between facilities around the Civic Center.
Create a greater sense of arrival at Valley and Pier Avenue.
Public displays of art in the Civic
Center help to enliven the area.
Public Review Draft
81
- 81 -
[no notes on this page]
82 | CHAPTER 2: LAND USE
The Cypress District currently includes a range of professional design, light manufacturing, and warehousing uses, and is home to many of the locally renowned surfboard shapers. The City
operations yard occupies a large portion of this area.
Future Vision
The intent is to transform both the building design and orientation as
well as the public realm and streetscape within the Cypress District. This area is the creative, production and light industrial center of Hermosa Beach where ideas, spaces, and creativity are easily shared. The Cypress District includes a variety of flexible use spaces, co-working offices, and creative or “maker” industries. The City Yard has been re-purposed as an innovation center, with incubator space, job training programs, and related services to enhance the local economy.
Intended Distribution of Land Uses
The Cypress District is exclusively designated for creative light industrial uses, with preference toward production uses aligned with green economy. While the area should allow some retail uses, the focus is on specialty trade services and must be accessory to the design or production uses. The Cypress District should support the development of new uses that will bring a wide range of high-quality jobs accessible to people with a variety of skill levels, including research and development and light industrial uses.
Desired Form and Character
Building Design and Orientation
• This area should be comprised of one- and two-story industrial buildings or lofts with entries that are visible from the street.
• The development or use of existing buildings to serve as incubators, co-working space, or other creative sharing spaces should be encouraged.
• Greater flexibility in the application of aesthetic standards should be provided to encourage artistic expression and creation of unique public spaces.
• Rooftops should provide green space, renewable energy and decks.
• Adjacent residences should be buffered through the use of landscaping, setbacks, or other techniques from businesses which produce noise, odors, high traffic volumes, light, or glare.
To achieve the intent,
building should transform both the design and
orientation as well as
the public realm and streetscape within the
Cypress area.
Building with industrial architecture.
Cypress District
CI
Public Review Draft
82
- 82 -
1
1. The City
Yard has been...
Planning Commission
Discuss - when did this
happen? Where would it go?
[leeanne]
PLAN HERMOSA | 83
Public Realm Design
• Cypress Avenue, with enhanced streetscape design, is an ideal space for community-oriented art walks or sidewalk sales.
• Common gathering areas and meeting spaces are provided to facilitate the sharing and exchanging of ideas.
• Unique signage, decals, or artworks should pay homage to the area’s history as a surfboard manufacturing center.
• Artistic flair is provided through building design, signage, and murals to enliven the area.
• Cypress Avenue should be used as a space for public
gathering and special events through the redesign of the narrow right of way as a shared street for all modes of travel that is comfortably scaled and designed for lower speeds.
• Parking is provided behind or to the side of buildings via
driveways and alleys.
Artistic flair is provided through signage.
Parking along side of buildings.
Cypress District
Public Review Draft
83
- 83 -
[no notes on this page]
84 | CHAPTER 2: LAND USE
Aviation Corridor
The Aviation Boulevard Corridor serves as the primary entry point
into Hermosa Beach. There are currently a variety of commercial retail, office, and auto-oriented uses along the corridor.
Future Vision
The intent is to transform the building design, form, and orientation while enhancing the streetscape and access for pedestrians and bicycles in this area. The area has been transformed into a walkable, multi-use, active commercial corridor with services and facilities to serve the daily needs of residents east of PCH and providing artistic and cultural services to the entire community. Enhanced streetscapes with parkettes or outdoor space, paired with new commercial uses, should help to activate the street.
Intended Distribution of Land Uses
The revitalized area includes key activity nodes, with retail, restaurant, and office uses and iconic architecture to mark the entry into Hermosa Beach. Gateway commercial uses should anchor each end of the corridor, creating multi-use activity
centers. The installation or expansion of arts and cultural facilities along this corridor should be encouraged.
The use of a transfer of development right program to reduce intensification pressures of residential neighborhoods, and allowing vertical mixed use residential development along the Aviation Corridor with the purchase/transfer of development rights should be considered.
Desired Form and Character
Building Design and Orientation
• Buildings should be one or two stories tall, with high floor-to-ceiling heights on the ground floor creating appropriately scaled buildings.
• High quality signage/materials and maximum transparency are critical features that should be included to attract shoppers and walkers.
• Redevelopment of larger parcels is designed in a way that orients new buildings around a central plaza or square and provides a mixture of retail and office uses within a single site.
• Most parking should be arranged along the sides or behind buildings, with larger parcels able to provide consolidated parking facilities that can serve uses along the entire corridor.
To achieve the intent,
building should transform
building design, form, and orientation while enhancing
the streetscape and access for pedestrians and bicycles
in this area.
South Bay Art Studio provides ground floor activities.
OSGCCC
Public Review Draft
84
- 84 -
1
1. The use of a transfer of...
Planning Commission
Discuss
[leeanne]
PLAN HERMOSA | 85
• With shallow lots, buildings are placed in close proximity to the street and designed to complement the surrounding resdiential area.
• Zero lot line front and side setbacks are encouraged to ensure a consistent rhythm of storefronts.
Public Realm Design
• Street parking, wide sidewalks, and street amenities should protect pedestrians from traffic and enliven the outdoor space.
• Enhanced connectivity should be provided through new pedestrian connections to adjacent residential areas.
• Traffic speeds should be moderated to ensure a smoother
flow of vehicles along the corridor while enhancing safety for pedestrians and bicyclists.
• Redevelopment at the intersection of Aviation Boulevard and PCH should respond to its regional significance as a gateway
and key activity center.
Redevelopment opportunity to enhance gateway.
Wide sidewalks and street level
amenities provide visual interest.
Public Review Draft
85
- 85 -
1
1. Wide
Planning Commission Not
to code mural
[leeanne]
86 | CHAPTER 2: LAND USE
The PCH corridor serves as the primary entry point into Hermosa Beach, as well as a pass-through corridor between Manhattan Beach and the Palos Verdes Peninsula. There should be a variety of
commercial retail, office, residential, and auto-oriented uses along the corridor.
Future Vision
The intent is to enhance building design and form, and transform streetscapes and gateways to serve pedestrians and improve vehicular circulation. The PCH Corridor is a multi-use commercial corridor with key activity nodes and iconic architecture to activate the entryways. The Corridor connects the community with
adjacent neighborhoods and cities. A regular rhythm of storefronts and streetscape enhancements should provide a welcoming atmosphere that is enticing to shoppers and pleasant to walk along. New gateway monuments and signage are added to promote Hermosa Beach’s identity.
Intended Distribution of Land Uses
A mix of office and commercial uses along the corridor should be organized around key activity nodes, with limited residential uses. Larger scale professional office spaces, hotels and visitor serving uses, and commercial retail space are provided to serve both local residents and the region. Limited medium- and high-density residential uses are also allowed between activity nodes within the PCH Corridor.
Desired Form and Character
Building Design and Orientation
• High-quality signage or materials and maximum transparency
of ground floor uses is provided to attract shoppers and provide visual interest to pedestrians.
• Redevelopment of larger parcels is designed in a way that orients new buildings around a central plaza or square and
provides a mixture of retail and office uses within a single site.
• Parking is arranged along sides or underneath buildings, with gateway commercial uses providing parking structures.
• The majority of the buildings are placed towards the street, and where possible, adjacent buildings should be introduced to construct a more comfortable pedestrian environment.
• Flexibility in the design of Gateway Commercial designation
should be provided so long as city-wide and project level connectivity standards are met, the uses do not adversely
To achieve the intent,
the City should enhance building design and form,
and transform streetscapes
and gateways to serve pedestrians and improve
vehicular circulation.
Building with high quality signage and building materials.
PCH Corridor
SCCCGCHDMD
Public Review Draft
86
- 86 -
1
1. Corridor
Planning Commission Is
the General Plan going to
rectify some zoning
irregularities?
[leeanne]
PLAN HERMOSA | 87
affect adjacent uses and accommodations are made for pedestrians, bicycle and transit users.
• Within Community Commercial designations, zero lot line front
and side setbacks should be allowed to ensure a consistent rhythm of storefronts.
• To provide greater integration and connectivity within the Corridor, the consolidation of parcels into larger assemblages
should be allowed.
Public Realm Design
• The prominence of entryways to Hermosa Beach should be increased through the provision of artwork, monuments, and signage along PCH.
• Sidewalks are improved to make PCH more welcoming and accessible to pedestrians.
• Innovative traffic calming methods should be employed along the Corridor to improve traffic flow and foster a quieter outdoor environment.
• Traffic speeds are moderated to ensure a smoother flow of vehicles along the corridor while enhancing safety for pedestrians and bicyclists.
• PCH should serve as a regional thoroughfare, but enhanced to
better manage congestion and traffic speeds.
Unique uses create activity centers along the corridor.
Wider sidewalks and traffic calming
enhancements can increase safety.
Public Review Draft
87
- 87 -
[no notes on this page]
88 | CHAPTER 2: LAND USE
Goals and Policies
This section contains goals and policies for land use and urban form. Given the importance of this chapter, these goals and policies are organized according to sub-topics that reflect the
values and unique characteristics of Hermosa Beach. The subtopics of the goals include urban form and pattern, residential neighborhoods, commercial corridors and districts, urban design and public realm, coastal priority uses, historic resources, and public art and design.
Goal 1. Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents.
Providing a balance of housing, employment, retail and services, recreation, culture
and arts, education, and entertainment for the City’s residents and businesses in an urban environment helps to promote sustainability, safety, prosperity, and well-being of the community and improves the quality of life for residents.
Policies
1.1 Diverse and distributed land use pattern. Strive to maintain the fundamental pattern of existing land uses, preserving residential neighborhoods, while providing for enhancement or transformation of corridors and districts in order to improve community activity and identity.
1.2 Focused infill potential. Proposals for new development should be directed toward the city’s commercial areas with an emphasis on developing transit-supportive land use mixes.
1.3 Access to daily activities. Strive to create sustainable development patterns such that the majority of residents are within one-half mile walking distance to a variety of neighborhood goods and services, such as supermarkets, restaurants, churches, cafes, dry cleaners, laundromats, farmers markets, banks, personal services, pharmacies and similar uses.
1.4 Diverse commercial areas. Promote the development of diversified and unique commercial
districts with locally owned businesses and job- or revenue-generating uses.
1.5 Balance resident and visitor needs. Ensure land uses and businesses provide for the needs of residents as well as visitors.
1.6 Scale and context. Consider the compatibility of new development within its urban context to avoid abrupt changes in scale and massing.
1.7 Compatibility of uses. Ensure the placement of new uses does not create or exacerbate nuisances between different types of land uses.
1.8 Respond to unique characteristics. Enhance the unique character and identity of the city’s neighborhoods, districts and corridors through land use and design decisions. Allow policies and programs to be focused on each unique character area of the city.
1.9 Retain commercial land area. Discourage the conversion of commercial land to exclusively residential uses.
1.10 Transition between uses. Encourage new projects in non-residential areas to employ architectural transitions to adjoining residential properties to ensure compatibility of scale and a sense of privacy for existing residences. Such transitions could include setbacks, gradations and
transitions in building height and appropriate landscaping.
Public Review Draft
88
- 88 -
1
2
1. in an
urban environment
Planning Commission
Delete
[leeanne]
2. 1.3 Access to daily
activities....
Planning Commission
Discuss - Is 1.3 in
contradiction to 1.1? Is this
language and direction
consistent with maintaining
the fundamental pattern of
existing land uses?
[leeanne]
PLAN HERMOSA | 89
Goal 2. Neighborhoods provide for diverse needs of residents of all ages, socio economic groups and abilities, and are organized to support healthy and
active lifestyles.
While each neighborhood in Hermosa Beach is distinct, they each provide a variety of housing types, densities, designs and mix of uses and services that collectively reflect
the small beach town character. The diversity of building types respond to the diversity of the City’s population and the desire to create interesting and varied neighborhoods.
Policies
2.1 Complete neighborhoods. Strive to ensure all neighborhoods are complete and well-
structured with the following characteristics:
• Contain a high level of connectivity for pedestrians, bicycles and vehicles.
• Have homes with entries and windows facing the street.
• Provide a diversity of architectural styles.
• Have goods and services within a short walking distance.
• Address the needs of multiple ages and physical abilities.
2.2 Variety of types of neighborhoods. Encourage preservation of existing single density neighborhoods within the city and ensure that neighborhood types are dispersed throughout the city.
2.3 Balanced neighborhoods. Within the allowed densities and housing types, promote a range
of housing to accommodate diverse ages and incomes.
2.4 Single density neighborhoods. Preserve and maintain the Hermosa Hills, Eastside, Valley, North End, and Hermosa View neighborhoods as predominantly single-family residential neighborhoods.
2.5 Neighborhood preservation. Preserve and enhance the quality of residential neighborhoods
by avoiding or abating the intrusion of disruptive, nonconforming buildings and uses.
2.6 Diversity of building types and styles. Encourage a diversity of building types and styles in areas designated for multi-family housing ranging from duplex/triplex/fourplex to courtyard housing to multi-family housing projects.
2.7 Context sensitive design. Wherever feasible, orient residential buildings to address streets,
public spaces or shared private spaces, and consider the physical characteristics of its site, surrounding land uses, and available public infrastructure.
2.8 Neighborhood transitions. Encourage that new development provide appropriate transitions in scale, building type and density between different land use designations.
2.9 Neighborhood-serving retail. Where appropriate, foster the development of neighborhood-
serving retail and services in key locations throughout the city.
Public Review Draft
89
- 89 -
1
1. 2.9 Neighborhood-
serving...
Planning Commission
Discuss - Neighborhood
serving retail - is this
language and direction
consistent with maintaining
the fundamental pattern of
existing land uses by putting
commercial use in residential
zones?
[leeanne]
90 | CHAPTER 2: LAND USE
2.10 Neighborhood center design. Encourage design of new neighborhood centers to be walkable and pedestrian-friendly with buildings that front internal streets and public sidewalks and with buildings facing major roadways.
2.11 Senior living facilities. Encourage the development of senior housing in neighborhoods that
are accessible to public transit, commercial services, and health and community facilities.
2.12 Design of single-family homes. Maintain and enhance the character of single-family home neighborhoods by:
• Encouraging homes to engage the street and integrate with the neighborhood by requiring the design of new carports/garages to be subordinate in scale to the primary dwelling,
to minimize views from the street, and to not occupy the majority of the street frontage of buildings.
• Considering the building scale, form, and setbacks within the block when approving new single-family dwellings and additions to existing housing.
• Allowing home occupations in neighborhoods so long as there is no significant impact on
the surrounding residential uses.
• Encouraging property owners to maintain their yards and the front facades of homes. Do not allow excessive paving of front yards.
Public Review Draft
90
- 90 -
1
1. by requiring
Planning Commission,Staff
Note Discuss conflicting
language
[leeanne]
Staff Note: Recommend
deletion of "by requiring"
and replace with "through"
[leeanne]
PLAN HERMOSA | 91
Goal 3. Unique and Vibrant Districts
A series of unique, destination-oriented districts throughout Hermosa Beach.
Well designed districts provide space for recreational uses, creative industrial, and civic
or community uses and help to increase access to jobs, provide amenities for residents, and improve the fiscal stability of the city.
Policies
3.1 Unique districts. Encourage the development of local and city-wide districts and centers that address different community needs and market sectors and complement surrounding neighborhoods.
3.2 Compatibility of districts. Require new development within the city’s creative industrial district be designed for compatibility with surrounding uses to minimize impact and cultivate connectivity with each district.
3.3 Redevelopment of existing retail into activity centers. Provide incentives to transform existing, auto-dominated commercial uses into retail destinations by adding a diversity of uses, providing new pedestrian connections to adjacent residential areas, reducing the visual prominence of parking lots, making the centers more pedestrian-friendly and enhancing the definition and character of street frontage and associated streetscapes.
3.4 Emerging employment sectors. Strive to create districts that support increased employment activity, particularly for growing or emerging economic sectors.
3.5 Urban office formats. New employment uses should be urban in character with compact buildings.
Public Review Draft
91
- 91 -
[no notes on this page]
92 | CHAPTER 2: LAND USE
Goal 4. A variety of mixed use corridors throughout the city that provide opportunities for shopping, recreation, commerce, employment and circulation.
Corridors that provide commercial, service, and office uses in a cohesive and organized manner and supported by a connected walkable environment can easily serve local and regional retail needs while providing efficient travel pathways and circulation.
Policies
4.1 Regional retail districts. Encourage regional-serving commercial corridors that provide a mix of uses in a pedestrian-oriented format that can become vibrant destinations for people to live, work, shop and congregate.
4.2 Employment centers. Encourage the development and co-location of additional office space and employment centers along corridors,
4.3 Diverse range of uses. Allow a wide variety of uses to locate in Gateway Commercial nodes along corridors, including destination retail centers, mixed-use life-style centers, hotels, and office employment, among other uses.
4.4 Unique architectural design. Encourage the use of unique architectural features, facades, and outdoor spaces within Gateway Commercial developments to signify arrival to Hermosa Beach.
4.5 Corridor connectivity. Recognize corridors as important cross-town thoroughfares that connect Hermosa Beach, serve as transitions between neighborhoods, provide opportunities for local-serving retail and balance the needs of multiple transport modes.
4.6 High quality signage. Businesses are required to provide signage made of high quality materials and design, consistent with City sign codes.
4.7 Access to transit. Support the location of transit stations and enhanced stops near the intersection of Aviation Blvd and PCH, and adjacent to Gateway Commercial uses to facilitate and take advantage of transit service, reduce vehicle trips and allow residents without private vehicles to access services.
4.8 Neighborhood buffer. Encourage all commercial property owners bordering residential areas to mitigate impacts and use appropriate landscaping and buffering of residential neighborhoods.
4.9 Streetscape enhancements. Facilitate streetscape improvements, add pedestrian amenities that attract new uses, and revitalize the corridors.
4.10 Pedestrian access. For all new development, encourage pedestrian access, and create strong building entries that are primarily oriented to the street.
Public Review Draft
92
- 92 -
1
1. 4.1 Regional retail
districts....
Planning Commission,Staff
Note Discuss - Does the
language encourage density
beyond the limits described in
other sections (the
approximately 300 additional
units that could be built in
hermosa beach over the next
25 years in predominantly
medium and high density
areas?)
[leeanne]
Staff Note Staff Note: This
policy is applicable to the
City's commercial
corridors, not residential
areas. [leeanne]
PLAN HERMOSA | 93
Goal 5. Quality and authenticity in architecture and site design in all construction and renovation of buildings.
Essential to the desired small-beach town character of Hermosa Beach is the use of high quality materials and design standards in the construction and redevelopment of buildings and structures. Use of urban design principles can help to differentiate the city from its neighbors and other similar beach cities through a focus on pedestrian-oriented design, commitment to high quality materials, and encouragement of interesting, unique architecture.
Policies
5.1 Scale and massing. Consider the scale of new development within its urban context to avoid abrupt changes in scale and massing.
5.2 High quality materials. Require high quality and long lasting building materials on all new development projects in the city.
5.3 Unique and innovative architecture. Encourage innovative and quality architecture, while facilitating a diversity of architectural styles.
5.4 Locally appropriate materials. Require architectural designs, building materials and landscape design to respect and relate to the local climate, topography, history, and building practices.
5.5 Unique brand and identity. Promote city-wide identity with the addition of gateway signs, monuments, or other features to key entrances (especially to the east and north) that display the City’s name and identifies the area as a distinct place.
5.6 Preservation and adaptive reuse. Encourage the preservation or adaptive reuse of historic structures, iconic landmarks, and older buildings.
5.7 Design guidelines and development standards. Seek to maintain and enhance negihborhood character through design guidelines and development standards that articulate building form, orientation, and scale, but allow for eclectic and diverse architectural styles.
Public Review Draft
93
- 93 -
1
1. 5.6 Preservation and
adaptive...
Staff Note,Planning
Commission Does this
language restrict property
rights? Does it require owner
consent?
[leeanne]
Staff Note Staff Note: The
language of "encourage"
implies that adaptive reuse
is an option that the city
would encourage. No
mandates associated with
this policy [leeanne]
94 | CHAPTER 2: LAND USE
Goal 6. A pedestrian-focused urban form that creates visual interest and a comfortable outdoor environment.
By designing buildings and spaces that pay careful attention to the interface between building frontages and the public realm, appropriately scaled design can help to
facilitate a walkable, attractive, family-friendly environment that supports healthy and active lifestyles.
Policies
6.1 Outdoor amenities. Require all new development to be designed and constructed with pedestrian friendly features such as wide sidewalks, tree-shaded streets, buildings that define the public realm, and, in the case of non-residential uses, have transparent ground floor building
facades that activate the street.
6.2 Streetscaping. Proactively beautify existing streetscapes with street trees, landscaping and pedestrian-scaled lighting.
6.3 Green infrastructure network. Establish an interconnected green infrastructure network throughout Hermosa Beach that serves as a network for active transportation, recreation and
scenic beauty and connects all areas of the city. In particular, connections should be made between the beach, parks, the Downtown, neighborhoods, and other destinations within the city. Consider the following components when designing and implementing the green/open space network:
• Preserved open space areas such as the beach and the Greenbelt,
• Living streets with significant landscaping and pedestrian and bicycle amenities,
• Community and neighborhood parks, and schools.
6.4 Street lighting for safety. Improve street lighting for public safety and prioritize areas near parks and schools for lighting improvements.
6.5 Provision of sidewalks. Encourage pedestrian friendly sidewalks on both sides of streets in
neighborhoods.
6.6 Human-scale buildings. Encourage buildings and design to include human-scale details such as windows on the street, awnings and architectural features that create a visually interesting pedestrian environment.
6.7 Pedestrian oriented design. Eliminate urban form conditions that reduce walkability by
discouraging surface parking and parking structures along walkways, long blank walls along walkways, and garage-dominated building facades.
6.8 Balance pedestrian and vehicular circulation. Require vehicle parking design to consider pedestrian circulation. Require the following of all new development along corridors:
Public Review Draft
94
- 94 -
1
1. 6.3 Green
infrastructure...
Planning Commission
Discuss - Ambiguous
language; revise to be clearer
[leeanne]
PLAN HERMOSA | 95
• Where parking lots front the street, the City will work with existing property owners to add landscaping between the parking lot and the street.
• Parking lots should be landscaped to create an attractive pedestrian environment and reduce the impact of heat islands.
• The number of curb cuts and other intrusions of vehicles across sidewalks should be minimized.
• When shared parking supply options are not available, encourage connections between parking lots on adjacent sites.
• Above-ground parking structures should be designed according to the same urban design
principles as other buildings.
• Encourage the use of systems to increase parking lot efficiency, such as mechanical lift systems or occupancy sensors.
6.9 Shared driveways. Allow and encourage new commercial and residential developments to have common driveways serving multiple units, to minimize the number of curb cuts along any
given block to improve pedestrian safety.
6.10 Residential garages on major corridors. Develop deisgn standards for the residential garages fronting on major corridors. Garages should not dominate the front facades, and when possible, should be located to the side or rear of the lot.
Public Review Draft
95
- 95 -
1
2
3
1. • The number of curb
cuts...
Planning Commission
Discuss
[leeanne]
2. 6.9 Shared driveways.
Allow...
Staff Note Would allowing
common driveways for new
commercial and residential
development be new policy
for Hermosa?
[leeanne]
Planning CommissionStaff
Note Shared driveways
are currently allowed and
encouraged in both
commercial and residential
development in Hermosa
[leeanne]
3. 6.10 Residential
garages...
Planning Commission
Discuss - would design
standards be a restriction of
property rights?
[leeanne]
96 | CHAPTER 2: LAND USE
Goal 7. Adequate space and appropriate integration of community and school facilities that support physical activity, civic life and social connections for residents of all ages and interests.
Providing adequate space and preferable locations for institutional uses and
community-serving facilities is key to ensuring facilities are appropriately used and potentially negative effects on surrounding residential, commercial, and public areas
are minimized.
Policies
7.1 Repurposing surplus property. Promote the reuse of surplus publicly-owned property for other uses that benefit the community.
7.2 Joint use with schools. Where appropriate, maintain and enhance joint use agreements with Hermosa Beach City School District to maximize community use of school facilities and expand school use of City park facilities and community space to expand opportunities for physical activity.
7.3 School modernization upgrades. Support HBCSD plans to renovate and modernize school
facilities to meet growing capacity needs in a manner that minimizes burdens to adjacent neighborhoods.
7.4 Flexible use of school facilities. Collaborate with HBCSD to identify appropriate temporary and flexible uses of school facilities during dips or fluctuations in school enrollment numbers.
7.5 Existing institutional uses. Allow for the continuation of recreational, cultural, medical, and
religious land uses, and support expansion that is compatible with adjacent land uses.
7.6 Education impact fees. Coordinate with school districts in assessment of the impact of new development on existing public educational facilities.
7.7 Private recreational, cultural, and health care facilities. Encourage compatible development of private recreation, cultural, educational, institutional and health care uses along corridors and
in Districts.
Public Review Draft
96
- 96 -
[no notes on this page]
PLAN HERMOSA | 97
Goal 8. A range of coastal-dependent and visitor-serving uses available to all income ranges and amenity desires.
Provision of adequate accommodations and recreational uses can help to enhance
both the visitor and resident experience when frequenting the beach and nearby coastal destinations.
Policies
8.1 Coastal-dependent uses. Prioritize coastal-dependent uses over non-dependent
developments near the shoreline, unless future demand for such facilities is already adequately provided for in the area.
8.2 Coastal-related uses. Accommodate coastal-related uses within reasonable proximity to the coastal-dependent uses they support.
8.3 Land use regulations. Encourage for coastal-dependent and coastal-related commercial
uses in the Recreational Commercial and Community Commercial land use designations. Prioritize such uses in the Recreational Commercial designation. Provide for and prioritize coastal-related industrial uses in the Creative Industrial land use designation.
8.4 Existing accommodations. Protect the existing local inventory of visitor-serving accommodations in the lower and middle cost ranges.
8.5 New accommodations. Encourage visitor-serving accommodations in the Recreational Commercial land use designation, and encourage new hotel/motel development throughout commercially zoned portions of the planning area to provide a range of room types, sizes, and prices that serve a variety of income ranges.
8.6 Short-term rentals. Provide for, regulate, and collect fees related to the legal short-term
rental of private homes through professional marketplaces, in a manner that minimzes potential nuisances associated with short-term use.
8.7 Amenities. Require new higher cost hotel and motel development projects to incorporate non-overnight facilities and amenities as a component of the development that are generally available for passive public use.
8.8 Fractional ownership. Prohibit new fractional ownership in commercially zoned portions of the Coastal Zone.
8.9 Public access. Within the commercial core, prioritize use of private lands suitable for visitor-serving commercial recreational facilities that enhance public coastal access over private local-serving residential or commercial development or industrial development, but not over
coastal-dependent uses.
Public Review Draft
97
- 97 -
1
2
1. 8.4 Existing
accommodations....
Planning Commission
Discuss
[leeanne]
2. 8.6 Short-term rentals....
Planning Commission
Delete
[leeanne]
98 | CHAPTER 2: LAND USE
Goal 9. Local energy independence through renewable energy generation.
Ensuring future renewable energy facilities may be located in the Coastal Zone and sited in a manner that do not degrade wildlife, natural, and scenic resources is key to
achieving a clean energy future.
Policies
9.1 Ocean-based energy resources. Encourage and support research and responsible development of renewable ocean-based energy sources. Renewable energy sources appropriate to Hermosa Beach shall be limited to wave, tidal, solar, and wind sources that meet the region’s and state’s need for affordable sources of renewable energy.
9.2 Renewable energy facilities. To reduce or avoid conflicts, communicate and collaborate with affected ocean users, coastal residents and businesses, and applicants seeking state or federal authorization for the siting, development, and operation of renewable energy facilities.
9.3 Ecosystem preservation. Ensure that any future proposed offshore facilities do not have unacceptable adverse effects on the integrity, stability, and complexity of the marine ecosystem, important marine habitat, and areas important to fisheries, navigation, recreation, and aesthetic enjoyment.
9.4 Adaptive management. Require renewable energy facility operators to rectify or mitigate adverse effects that occur during the lifetime of the project by monitoring and taking appropriate corrective measures through adaptive management.
9.5 Reclamation. Require renewable energy facility operators to restore the natural characteristics of a site to the extent practicable when a project is decommissioned and removed.
Public Review Draft
98
- 98 -
[no notes on this page]
PLAN HERMOSA | 99
Goal 10. A strong sense of cultural and architectural heritage.
Recognition and celebration of the city’s cultural resources and eclectic architectural
styles provides for a unique sense of place and a deeper connection to and appreciation for the rich cultural history that has shaped Hermosa Beach.
Policies
10.1 Historic landmarks and districts. Encourage the voluntary designation of potentially historic
resources as landmarks or historic districts.
10.2 Public and institutional facilities. Initiate the designation of potentially historic public or institutional resources under threat of demolition or deterioration.
10.3 Protect designated landmarks. Prohibit the demolition, degradation, and inappropriate alteration of designated landmarks.
10.4 Treatment of potentially historic resources. Discourage the demolition, degradation, and inappropriate alteration of potentially historic resources.
10.5 Evaluation prior to demolition. Require evaluation and documentation of potentially historic resources prior to demolition.
10.6 Incentives for preservation. Provide incentives for preservation of designated landmarks,
potentially historic resources, and older buildings.
10.7 Historic resources as cultural tourism. Promote historic places and cultural tourism as an economic development strategy.
10.8 Adaptive reuse and sustainable development. Promote historic preservation as sustainable development and encourage adaptive reuse of historic or older properties.
10.9 History and cultural heritage. Support and encourage efforts to document and share the cultural heritage and history of Hermosa Beach.
10.10 Culturally inclusive planning. Ensure that historic preservation planning is culturally inclusive and reflective of the unique background and diversity of neighborhoods in the city.
10.11 Incentives and technical assistance. Provide expert technical assistance to owners of
historic properties with tools and incentives to maintain historic resources.
10.12 Salvage architectural features or materials. Encourage salvaging of architectural features that would otherwise be transported to landfills as a result of demolition.
10.13 Archaeological and paleontological resources. Recognize the prehistory and history of the city and strive to identify, protect, and preserve archaeological and paleontological resources.
Public Review Draft
99
- 99 -
1
2
3
4
1. A strong sense of
cultural...
Planning Commission
Would like all issues to be
voluntary only, initiated only
by the property owner. No
mandates by any agency,
staff, private party or group. It
would require a change in
current policy. Conversely,
once a property owner
initiates the process, they are
afforded the benefits of
historical designation.
[leeanne]
2. 10.1 Historic landmarks...
Planning Commission
Discuss - should language be
added to designate owner
approval of designations?
[leeanne]
3. 10.4 Treatment of
potentially...
Planning Commission
Discuss - Can City mandate
these property rights?
[leeanne]
4. 10.5 Evaluation prior to...
Planning Commission
Discuss - Are we already
doing this?
[leeanne]
100 | CHAPTER 2: LAND USE
Goal 11. A proud and visible identity as an arts and cultural community.
Incorporation of artistic elements - whether through temporary events or permanent installations - into the urban landscape adds to the visual interest, walkable nature, and
unique identity of Hermosa Beach.
Policies
11.1 Beach-themed art. Prioritize public art that reinforces the identity of Hermosa Beach, incorporating the culture, people, neighborhoods and ideas.
11.2 Creative expression in the built environment. Encourage the infusion of creative expression within the city’s built environment to create a memorable urban landscape that respects the past and builds for the future.
11.3 Art as cultural tourism. Recognize the value of the arts to the city’s quality of life and economic stability and promote cultural tourism as an engine for economic development.
11.4 Unique gateways. Celebrate the unique gateways to Hermosa Beach by enhancing them with the work of artists.
11.5 City leadership in public art. Embrace a leadership role in facilitating public art and public art partnerships with City Departments, private developers, and arts and cultural organizations.
11.6 Temporary installations. Support ongoing temporary artwork Installations and performance-based arts events in areas with strong pedestrian and vehicular traffic.
11.7 Commissioning new artwork. Encourage the commission of public art projects and events that reinforce the community’s small beach town character, vibrant economy, healthy environment, and lifestyles.
11.8 Public art in private development. Actively encourage private development to contribute to the cultural and economic health of the public realm through incorporation of public art.
Public Review Draft
100
- 100 -
1
1. Beach-themed art.
Prioritize
Staff Note Discuss - must it
only be beach themed art?
[leeanne]
Planning Commission
Staff Note: Suggest
change title to "Locally
appropriate art" [leeanne]
PLAN HERMOSA | 101
Goal 12. A mix of cultural facilities that support and encourage the community’s vibrant range of art creation and presentation.
Cultural facilities, creative spaces, and room for artistic expression are essential to fostering creativity in community members of all ages. The City plays a role in providing
adequate space for artistic endeavors.
Policies
12.1 Existing City venues for art. Maintain City-owned recreational facilities with consideration of their existing and potential use as venues for art creation, exhibition and performance.
12.2 Future venues for art. Consider opportunities to incorporate community performance, craft, and other artistic facilities into the development or redevelopment of City-owned community facilities.
12.3 Convenient use of City spaces. Make it as easy and affordable as possible for city arts organizations to use City facilities.
12.4 Outdoor performance and exhibit space. Support the maintenance and development of outdoor areas for the performance and exhibition of arts festivals and events.
12.5 Creative art centers. Support the development of the Aviation Blvd Corridor and Cypress District as regional centers for the creation, study and presentation of art.
12.6 Artistic needs. Consider the unique needs of artists in City zoning and planning policy making.
Public Review Draft
101
- 101 -
[no notes on this page]
102 | CHAPTER 2: LAND USE
Goal 13. Land uses patterns that improve the health of residents.
Through collaboration and commitment to improving the health and well being of all residents, Hermosa Beach seeks to improve the public health of residents through
appropriate land uses, programs, policies, and environmental review.
Policies
13.1 Restrict health-harming uses. Prohibit new land uses that harm the physical health and well being of the community.
13.2 Social and health needs. Support the continuation of existing and new uses that enhance the social and health needs of residents.
13.3 Fresh food offerings. Encourage the continuation and expansion of fresh food offerings, including farmers’ markets, community gardens, and edible landscapes in Hermosa Beach.
13.4 Private health uses. Allow for the development of private recreation, cultural, educational, institutional and health care uses along Corridors and in Districts, where they are compatible with existing uses.
13.5 Improved livability. Encourage and set aside funding for the provision of a high level of neighborhood and community amenities and design features as a way of balancing increased density, recognizing the desire for a very high quality, amenity-rich, livable community.
13.6 Connecting health and land use. Seek to incorporate health and social equity considerations into land use planning decisions in a manner that reduces health disparities.
13.7 Collaborative health partnerships. Build and maintain partnerships with the Beach Cities Health District, health care providers, and community-based organizations to evaluate and implement land use projects in a manner that improves community health.
13.8 Health and the built environment. Strive to increase education and awareness of the health implications of one urban design decision.
Public Review Draft
102
- 102 -
[no notes on this page]
3/23/2016 Re: General Plan study session 315 Leeanne Singleton
https://outlook.office.com/OWA/?viewmodel=ReadMessageItem&ItemID=AAMkADkxZWVhNzZjLTI1ZjgtNDBkYS05MGU5LTMwZmMyNDY4MDE2YwBGAA…1/3
Re: General Plan study session 3‐15
See attached
On Mar 11, 2016 8:56 PM, "Warren Barr" <wbarrod@gmail.com> wrote:
DATE: 3‐11‐16
TO: Hermosa Beach Planning Commission
FROM: Warren Barr
922 17th St
Hermosa Beach, CA
RE: March 15 General Plan Study Session
Plan Hermosa has many well thought out sections that are cogent and consistent. The section you will be reviewing, unfortunately,
isn’t one of those.
Many sociologists,critical theorists and contemporary philosophers have argued that urbanization, as falsely assumed progress, has
a negative and dehumanizing effect on society. In that light I would suggest you recommend the replacement of the language in
Goal 1, with the language in Policy 1.1. Also delete all references to “an urban environment”.
With the new Goal of “Striving to maintain existing land uses”, Policy 1.3 is not consistent with this and I would like to see you
recommend its deletion.
In Goal 2, you can’t very well say “The diversity of building types respond to the diversity of the city’s population and the desire to
create interesting a varied neighborhoods,” and then in Policy 2.1 tell people how to build their houses. 2.1 is also inconsistent with
2.2, 2.3, 2.4, 2.5 and 2.6. Please recommend deletion of Policy 2.1 as overly micromanaging people’s lives. Ditto for 2.7. Those Policies
are also incompatible with Goal 10.
mike flaherty <mikeflaherty2010@gmail.com>
Wed 3/16/2016 11:58 AM
To:Leeanne Singleton <generalplan@hermosabch.org>;
3/23/2016 Re: General Plan study session 315 Leeanne Singleton
https://outlook.office.com/OWA/?viewmodel=ReadMessageItem&ItemID=AAMkADkxZWVhNzZjLTI1ZjgtNDBkYS05MGU5LTMwZmMyNDY4MDE2YwBGAA…2/3
Regarding Policy 2.9, Please recommend deletion as it puts commercial in residential zones and is inconsistent with maintaining
existing land uses in the Goal.
Policies 2.10, 2.11, and 2.12 are blatant usurpation of private property rights and I suggest that you recommend their deletion. 2.12 is
particularly egregious by purporting to “maintain and enhance the character of single family home neighborhoods” and then
proceeding to rip that to shreds in the text.
Goal 3. Everything here tramples on private property rights and free market principles. Again the author is forcing “urbanization” on
our Best Little Beach City in policy 3.5. Please recommend the deletion of Goal 3.
Goal 4. The use of the term “mixed use” traditionally means combining residential and commercial space. A typical application is
office/retail on the ground floor and residential on the second floor. ANY application of this in Hermosa Beach would increase
density and decrease quality of life. Both are at odds with other Goals in the Plan. Please recommend the deletion of any reference
to “mixed use” as a Goal or a policy in this context.
Goal 5 Policy 5.4 is overly broad, please recommend its deletion. Policy 5.7 is overly restrictive and usurps private property rights,
please recommend its deletion.
Goal 6. I really wish the author would stop using the word “urban”! Hermosa Beach is not “urban” and to push those ideas is counter
to “Striving to maintain the small town beach atmosphere that is Hermosa Beach”
To highlight one of the great inconsistencies in The Plan, Goal 6 states “A pedestrian focused urban form…” and Policy 6.7 says
“eliminate urban form conditions…” It would appear that the author is becoming as glazed over as the reader in the overuse of
bureaucratic jargan, double speak, buzz word mania.
Policy 6.1 is too restrictive and doesn’t allow for creativity to “Encourage innovative and quality architecture..” as mentioned in Policy
5.3. please recommend its deletion.
Policy 6.3. I don’t want a general plan that people will laugh at, please recommend its deletion as meaningless.
Goal 8 Policy 8.4 I am nervous about what “Protect existing inventory….” means. It could be construed to mean rate control which is
clearly anti‐free market and anti‐private property rights.
Goal 10 Policy 10.2 and 10.5 are incompatible with 10.1, please recommend their ﴾10.2 and 10.5﴿ deletion.
3/23/2016 Re: General Plan study session 315 Leeanne Singleton
https://outlook.office.com/OWA/?viewmodel=ReadMessageItem&ItemID=AAMkADkxZWVhNzZjLTI1ZjgtNDBkYS05MGU5LTMwZmMyNDY4MDE2YwBGAA…3/3
Goal 13 Policy 13.5 talks about balancing increased density. Increased density =decreased quality of life and should be opposed.
Please recommend its deletion.
Policy 13.6 talks about social equity which is a political hot potato, please recommend its deletion.
Thank you for taking the time to delve into this section of PLAN Hermosa in detail so that we might end up with a general plan of
which we can be proud.
Image used with permission from FreedomAdvocates.org