HomeMy WebLinkAboutPC Resolution 12-05 - (Housing Element)
CITY OF
HERMOSA BEACH
HOUSING ELEMENT
2008 - 2014
Proposed Final
January 2012
Exhibit A
City of Hermosa Beach Housing Element
iii January 2012
Contents
I. Introduction ................................................................................................................................. I-1
A. Purpose of the Housing Element ............................................................................................ I-1
B. Scope and Content of the Housing Element ...................................................................... I-1
C. Public Participation ................................................................................................................... I-2
D. Consistency with Other Elements of the General Plan ...................................................... I-2
II. Housing Needs Assessment ...................................................................................................... II-1
A. Population Characteristics ......................................................................................................II-1
1. Population Growth Trends ................................................................................................... II-1
2. Age .......................................................................................................................................... II-2
3. Race and Ethnicity ................................................................................................................ II-3
B. Household Characteristics .......................................................................................................II-3
1. Household Composition and Size ...................................................................................... II-3
2. Housing Tenure ....................................................................................................................... II-4
3. Overcrowding ........................................................................................................................ II-4
4. Household Income ................................................................................................................ II-5
5. Overpayment ......................................................................................................................... II-6
C. Employment ...............................................................................................................................II-6
1. Current Employment ............................................................................................................. II-6
2. Projected Job Growth .......................................................................................................... II-7
D. Housing Stock Characteristics .................................................................................................II-9
1. Housing Type and Growth Trends ...................................................................................... II-9
2. Housing Age and Conditions ............................................................................................ II-10
3. Vacancy ............................................................................................................................... II-12
4. Housing Cost......................................................................................................................... II-13
E. Special Needs ......................................................................................................................... II-16
1. Persons with Disabilities ....................................................................................................... II-16
2. Elderly..................................................................................................................................... II-17
3. Large Households ................................................................................................................ II-18
4. Female-Headed Households ............................................................................................ II-18
5. Farm Workers ........................................................................................................................ II-19
6. Homeless Persons................................................................................................................. II-19
F. Assisted Housing at Risk of Conversion ............................................................................... II-20
G. Low- and Moderate-Income Housing in the Coastal Zone ........................................... II-21
H. Future Growth Needs............................................................................................................. II-21
1. Overview of the Regional Housing Needs Assessment ................................................ II-21
2. 2006-2014 Hermosa Beach Growth Needs ..................................................................... II-22
III. Resources and Opportunities .................................................................................................. III-1
A. Land Resources ......................................................................................................................... III-1
1. Regional Growth Needs 2006-2014 .................................................................................... III-1
2. Inventory of Sites for Housing Development .................................................................... III-2
B. Financial and Administrative Resources .............................................................................. III-3
1. State and Federal Resources .............................................................................................. III-3
2. Local Resources ..................................................................................................................... III-4
C. Energy Conservation Opportunities ...................................................................................... III-4
IV. Constraints ................................................................................................................................. IV-1
A. Governmental Constraints .................................................................................................... IV-1
1. Land Use Plans and Regulations........................................................................................ IV-1
2. Development Processing Procedures ............................................................................IV-12
3. Development Fees and Improvement Requirements .................................................IV-14
City of Hermosa Beach Housing Element
iv January 2012
B. Non-Governmental Constraints ......................................................................................... IV-16
1. Environmental Constraints ................................................................................................ IV-16
2. Infrastructure Constraints .................................................................................................. IV-16
3. Land Costs ........................................................................................................................... IV-17
4. Construction Costs ............................................................................................................. IV-17
5. Cost and Availability of Financing .................................................................................. IV-17
C. Fair Housing ............................................................................................................................ IV-18
V. Housing Plan .............................................................................................................................. V-1
A. Goals, Objectives and Policies .............................................................................................. V-1
B. Housing Element Policies ........................................................................................................ V-1
C. Description of Housing Programs .......................................................................................... V-4
D. Housing Program Implementation Matrix.......................................................................... V-10
Appendix A – Evaluation of the 2003 Housing Element
Appendix B – Residential Land Inventory – 2006-2014
Appendix C – Public Participation Summary
City of Hermosa Beach Housing Element
v January 2012
List of Tables
Table II-1 Population Trends, 1990-2007 – Hermosa Beach vs. Los Angeles County ......................II-1
Table II-2 Age Distribution - 2000 ..............................................................................................................II-2
Table II-3 Race/Ethnicity ............................................................................................................................II-3
Table II-4 Household Composition ...........................................................................................................II-4
Table II-5 Household Tenure ......................................................................................................................II-4
Table II-6 Overcrowding ............................................................................................................................II-5
Table II-7 Median Household Income, 1999 – Hermosa Beach and Surrounding Cities ...............II-5
Table II-8 Overpayment by Income Category – Hermosa Beach ....................................................II-6
Table II-9 Labor Force – Hermosa Beach vs. Los Angeles County (2000) ........................................II-7
Table II-10 Employment by Occupation – Hermosa Beach .................................................................II-7
Table II-11 Projected Job Growth by Occupation (2004-2014) – Los Angeles-Long
Beach-Glendale Metropolitan Statistical Area ...................................................................II-8
Table II-12 Job Location for Hermosa Beach Residents ........................................................................II-9
Table II-13 Housing by Type – Hermosa Beach vs. Los Angeles County ......................................... II-10
Table II-14 Age of Housing Stock by Tenure – Hermosa Beach vs. Los Angeles County ............. II-11
Table II-15 Kitchen and Plumbing Facilities by Tenure, 2000 – Hermosa Beach vs. Los
Angeles County ...................................................................................................................... II-12
Table II-16 Housing Vacancy – Hermosa Beach vs. Los Angeles County ....................................... II-13
Table II-17 Income Categories and Affordable Housing Costs – Los Angeles County ................ II-14
Table II-18 Resale Housing Sales Price Distribution (2006-07) – Hermosa Beach............................ II-15
Table II-19 Rental Market Survey – Hermosa Beach............................................................................ II-15
Table II-20 Persons with Disabilities by Age – Hermosa Beach .......................................................... II-17
Table II-21 Elderly Households by Tenure – Hermosa Beach ............................................................. II-18
Table II-22 Household Size by Tenure – Hermosa Beach .................................................................... II-18
Table II-23 Household Type by Tenure – Hermosa Beach .................................................................. II-19
Table II-24 Regional Housing Growth Needs1 – Hermosa Beach ..................................................... II-22
Table III-1 Net Remaining RHNA – Hermosa Beach ............................................................................. III-2
Table III-2 Land Inventory Summary – Hermosa Beach ....................................................................... III-3
Table IV-1 Residential Land Use Categories – Hermosa Beach General Plan ............................... IV-1
Table IV-2 Residential Development Standards by Zone ................................................................... IV-2
Table IV-3 Permitted Residential Development by Zone .................................................................... IV-3
Table IV-4 Residential Parking Requirements ........................................................................................ IV-8
Table IV-5 City of Hermosa Beach Planning Fees .............................................................................. IV-14
Table V-1 Program Implementation Matrix ........................................................................................ V-12
List of Figures
Figure II-1 Population Growth 1990-2007 – Hermosa Beach vs. Los Angeles County .....................II-2
City of Hermosa Beach Housing Element I. Introduction
I-1 January 2012
I. INTRODUCTION
A. Purpose of the Housing Element
The Housing Element describes the City‘s needs, goals, policies, objectives, and programs
regarding the preservation, improvement, and development of housing within Hermosa
Beach. The Element provides an indication of community housing needs in terms of
affordability, availability, adequacy, and accessibility. The Element provides a strategy to
address housing needs and identifies a range of specific housing programs to meet
identified needs.
The Housing Element is an official municipal response to a growing awareness of the
need to provide housing for all economic segments of the community, as well as a legal
requirement for all California jurisdictions. It provides Hermosa Beach with the opportunity
to plan for the existing and future housing needs in the community. This Element has
been prepared in compliance with the 2008-2014 six-year planning cycle for cities within
the Southern California Association of Governments (SCAG) region. It identifies strategies
and programs that focus on: 1) providing diverse housing sites and opportunities;
2) conserving and improving the existing affordable housing stock; 3) removing govern-
mental and other constraints to housing development; and 4) promoting equal housing
opportunities.
B. Scope and Content of the Housing Element
The California Legislature recognizes the role of local general plans and particularly the
Housing Element in implementing statewide housing goals to provide decent and
adequate housing for all persons. Furthermore, the Legislature stresses continuing efforts
toward providing affordable housing for all income groups. The California Department of
Housing and Community Development (HCD) also sets forth specific requirements
regarding the scope and content of housing elements, including the following major
components:
An analysis of the city‘s demographic and housing characteristics and trends
(Chapter II);
An evaluation of land, financial, and administrative resources available to
address the City‘s housing goals (Chapter III);
A review of potential constraints, both governmental and non-governmental,
to meeting Hermosa Beach‘s housing needs (Chapter IV);
The Housing Action Plan for addressing the City‘s identified housing needs,
including housing goals, policies and programs (Chapter V);
An evaluation of the appropriateness and effectiveness of previous policies
and programs in achieving the City‘s objectives, and the progress in
implementing Housing Element programs (Appendix A); and
A parcel-specific inventory of vacant and underutilized land (Appendix B).
City of Hermosa Beach Housing Element I. Introduction
I-2 January 2012
C. Public Participation
Public participation is an important component of the planning process, and this update
to the Housing Element has provided residents and other interested parties numerous
opportunities to be involved in the preparation of the element. Public notices of all
meetings and hearings were published in the local newspaper in advance of each
meeting, as well as posted on the City‘s website. The draft Housing Element was made
available for review at City Hall and posted on the City‘s website prior to public
meetings. The document was also circulated to housing advocates and non-profit
organizations representing the interests of lower-income persons and special needs
groups. After receiving comments on the draft Housing Element from the State Housing
and Community Development Department, a proposed final Housing Element was
prepared and made available for public review prior to adoption by the City Council.
Appendix C provides a listing of opportunities for public involvement in the preparation
of this Housing Element update, identification of persons and organizations that were
invited to participate, and a summary of issues raised during the process.
D. Consistency with Other Elements of the General Plan
The Housing Element must be consistent with other elements of the General Plan, which
was last updated in 1994. The Housing Element has been prepared within the context of
the other General Plan Elements and is consistent with the policies and proposals set forth
therein. The Housing Element is closely related to development policies contained in the
Land Use Element, which establishes the location, type, and intensity of land uses
throughout the City. The Land Use Element determines the number and type of housing
units that can be constructed in the various land use districts. Areas designated for
commercial and industrial uses create employment opportunities, which in turn, create
demand for housing. The Circulation Element establishes the location and scale of
streets, highways and other transportation routes that provide access to residential
neighborhoods. Because of the requirement for consistency among the various General
Plan elements, any proposed amendment to one element will be evaluated against the
other elements to ensure that no conflicts occur. If necessary to maintain internal
consistency, amendments to other elements of the General Plan will be processed
concurrently with future Housing Element amendments.
Government Code Section 65302 requires that the Land Use Element be reviewed
annually for consistency with Federal Emergency Management Agency (FEMA) and
state Department of Water Resources (DWR) flood hazard maps, and that amendments
to the Safety and Conservation Elements that are required to address flood hazard issues
be adopted upon the first amendment to the Housing Element after January 1, 2009. The
City will comply with these requirements prior to or concurrent with Housing Element
adoption.
SB 1087 of 2005 requires cities to provide a copy of their Housing Elements to local water
and sewer providers, and also requires that these agencies provide priority hookups for
developments with lower-income housing. The Housing Element will be provided to these
agencies immediately upon adoption.
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-1 January 2012
II. HOUSING NEEDS ASSESSMENT
This chapter examines general population and household characteristics and trends,
such as age, race and ethnicity, employment, household composition and size,
household income, and special needs. Characteristics of the existing housing stock (e.g.,
number of units and type, tenure, age and condition, costs) are also addressed. Finally,
the City‘s projected housing growth needs based on the 2007 Regional Housing Needs
Assessment (RHNA) are examined.
The Housing Needs Assessment utilizes the most recent data from the 2000 U.S. Census,
the California Department of Finance (DOF), the California Employment Development
Department (EDD), the Southern California Association of Governments (SCAG), Los
Angeles County (2003-2008 Consolidated Plan), and other relevant sources.
Supplemental data were obtained through field surveys and from the California State
Department of Finance.
A. Population Characteristics
1. Population Growth Trends
Located 17 miles southwest of Los Angeles at the southern end of Santa Monica Bay, the
1.3-square-mile City of Hermosa Beach was incorporated in 1907. The city grew very
slowly during the 1980s and 1990s, having grown less than 8% from 1980 to 2007. Most of
the growth that has occurred consisted of density increases on existing parcels, and
demolition and replacement of existing homes. This is in contrast with Los Angeles
County, which grew by 18.5% between 1980 and 1990, 8.1% between 1990 and 2000,
and an additional 8.2% since 2000 (see Table II-1 and Figure II-1). As an essentially built-
out city, there continue to be few opportunities for growth, except through
redevelopment/infill on existing parcels.
Table II-1
Population Trends, 1990-2007 –
Hermosa Beach vs. Los Angeles County
Jurisdiction 1990 2000 2007
Growth
1990-2000
Growth
2000-2007
Hermosa Beach 18,219 18,566 19,474 1.9% 4.9%
Los Angeles County 8,863,052 9,579,000 10,366,700 8.1% 8.2%
Sources: 1990 & 2000 Census; Calif. Dept. of Finance Table E-1 (2007)
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-2 January 2012
Figure II-1
Population Growth 1990-2007 – Hermosa Beach vs. Los Angeles County
Source: US Census 2000, California Department of Finance, Table E-1 (2007)
2. Age
Housing needs are influenced by the age characteristics of the population. Different age
groups have different housing needs based on lifestyles, family types, income levels, and
housing preference. Table II-2 provides a comparison of the city and county population
by age group in 2000. This table shows that the age distribution of the city‘s population is
older than Los Angeles County as a whole, with Hermosa Beach‘s population having a
median age two years older than Los Angeles County. In addition, the percentage of
the city‘s population over age 65 has increased from 5.8% to 7% from 1990 to 2000. An
aging population has implications regarding the type and size of future housing needs,
as well as accessibility.
Table II-2
Age Distribution - 2000
Age Group
Hermosa Beach Los Angeles County
Persons % Persons %
Under 18 years 2,227 12% 2,667,976 28%
18 to 24 years 1,126 6% 980,657 10%
25 to 44 years 10,219 55% 3,099,200 33%
45 to 64 years 3,726 20% 1,844,612 19%
65 to 74 years 717 4% 5% 5%
75 to 84 years 399 2% 324,693 3%
85 and over 152 1% 109,147 1%
Total 18,566 100% 9,519,338 100%
Median Age 34.2 32.0
Source: 2000 Census, Table QT-P1
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-3 January 2012
3. Race and Ethnicity
The racial and ethnic composition of the city differs from the county in that a lower
proportion of city residents are Hispanic/Latino or other racial minorities. Approximately
85% of city residents are non-Hispanic white, contrasted with 31% for the county as a
whole. The percentage of Hispanics residing in the city, at 6.7%, is significantly lower than
that of the county with 45% Hispanic/Latino. Asians, at 4.4%, represent the largest non-
Hispanic minority (Table II-3).
Table II-3
Race/Ethnicity
Race/Ethnicity
Hermosa Beach Los Angeles County
Persons % Persons %
Not Hispanic or Latino 17,313 93.3% 5,277,125 55.4%
White 15,822 85.2% 2,959,614 31.1%
Black or African American 141 0.8% 901,472 9.5%
American Indian/Alaska Native 51 0.3% 25,609 0.3%
Asian 809 4.4% 1,124,569 11.8%
Native Hawaiian/Pacific Islander 35 0.2% 23,265 0.2%
Other Races or 2+ races 455 2.5% 242,596 2.5%
Hispanic or Latino (any race) 1,253 6.7% 4,242,213 44.6%
Total 18,566 100.0% 9,519,338 100.0%
Sources: 2000 Census, SF1 Table P8
B. Household Characteristics
1. Household Composition and Size
Household characteristics are important indicators of the type and size of housing
needed in a city. The Census defines a ―household‖ as all persons occupying a housing
unit, which may include single persons living alone, families related through marriage or
blood, or unrelated persons sharing a single unit. Persons in group quarters such as
dormitories, retirement or convalescent homes, or other group living situations are
included in population totals, but are not considered households.
Hermosa Beach had 9,476 households as reported in the 2000 Census. Table II-4 provides
a comparison of households by type for the city and Los Angeles County as a whole.
Family households in 2000 comprised approximately 38% of all households in the city,
over 30% less than the county. Another significant difference in household composition
between the city and county is the number of single person households (39% city vs. 25%
county). Due to these factors, the city‘s average household size is also lower than Los
Angeles County as a whole (1.95 persons per household City vs. 2.98 persons per
household county). These statistics suggest that there is less need for large units in
Hermosa Beach than are needed for other areas of the county.
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-4 January 2012
Table II-4
Household Composition
Household Type
Hermosa Beach Los Angeles County
Households % Households %
Total Households 9,476 100% 3,133,774 100%
Families 3,558 38% 2,136,977 68%
- w/children under 18 1,335 14% 1,152,202 37%
Non-family households 5,918 62% 996,707 32%
- Single living alone 3,736 39% 771,854 25%
- 65 and over living alone 368 4% 223,473 7%
Average household size 1.95 2.98
Sources: US Census 2000, SF1 Tables P18 and H12
2. Housing Tenure
Housing tenure (owner vs. renter) is an important indicator of the housing market.
Communities strive to have an adequate supply of units available both for rent and for
sale in order to accommodate a range of households with varying incomes, family sizes
and composition, and lifestyles. Table II-5 provides a comparison of the number of owner-
occupied and renter-occupied units in the city in 2000 as compared to the county as a
whole. It reveals a higher level of renters in the city, approximately 5 percentage points
higher than the county, which is common for beach communities.
Table II-5
Household Tenure
Tenure
Hermosa Beach Los Angeles County
Units % Units %
Owner Occupied 4,068 43% 1,499,744 48%
Renter Occupied 5,408 57% 1,634,030 52%
Total occupied units 9,476 100% 3,133,774 100%
Source: 2000 Census, QT-H1 and H7
3. Overcrowding
Overcrowding is often closely related to household income and the cost of housing. The
U.S. Census Bureau considers a household to be overcrowded when there is more than
one person per room, excluding bathrooms and kitchens, with severe overcrowding
when there are more than 1.5 residents per room. Overcrowded households are usually a
reflection of the lack of affordable housing (see Section D.4 starting on page II-13 below
for a detailed definition of ―affordable‖ housing. Table II-6 summarizes overcrowding for
the City of Hermosa Beach in 2000.
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-5 January 2012
Table II-6
Overcrowding
Household Type
Hermosa Beach Los Angeles County
Households Percent Households Percent
Owner-Occupied 4,033 100.0% 1,499,694 100.0%
Overcrowded 33 0.8% 204,345 13.6%
Severely overcrowded 0 0.0% 111,667 7.4%
Renter-Occupied 5,409 100.0% 1,634,080 100.0%
Overcrowded 56 1.0% 516,024 31.6%
Severely overcrowded 123 2.3% 359,608 22.0%
Source: 2000 Census, Table H20
Based on U.S. Census standards, Hermosa Beach residents live in relatively less crowded
housing conditions than the rest of Los Angeles County. In 2000, approximately 2% of all
occupied units in Hermosa Beach were considered overcrowded, including less than 1%
of owner occupied units and 3.3% of renter occupied units. Overcrowding in both owner-
occupied and renter-occupied units in the city is significantly less than the county level.
According to SCAG estimates, overcrowding in the city remained at approximately 2%
as of September 2006.1
4. Household Income
Household income is a primary factor affecting housing needs in a community – the
ability of residents to afford housing is directly related to household income. According to
the 2000 Census, the median household income in Hermosa Beach was $81,153, over
92% higher than Los Angeles County. However, household income is similar to the
adjacent beach communities of Redondo Beach and Manhattan Beach (Table II-7).
Table II-7
Median Household Income, 1999 –
Hermosa Beach and Surrounding Cities
Jurisdiction
Median
Income
Hermosa Beach $81,153
City of Los Angeles $37,338
County of Los Angeles $42,189
Manhattan Beach $100,750
Redondo Beach $69,173
Source: US Census 2000, Table P53 (reports 1999 income)
1 SCAG: Draft Housing Need Allocation Plan (January 1, 2006 to June 30, 2014)
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-6 January 2012
5. Overpayment
According to state housing policy, overpaying occurs when housing costs exceed 30% of
gross household income. Table II-8 displays estimates for overpayment in 1999 by lower-
income households. According to SCAG, approximately 75% of all lower-income renter
households and 59% of all lower-income owner households were overpaying for housing.
While extremely-low-income owners appeared to suffer the greatest cost burden, over
50% of all categories of lower-income households, both renters and owners, were found
to be overpaying for housing.
Although homeowners enjoy income and property tax deductions and other benefits
that help to compensate for high housing costs, lower-income homeowners may need to
defer maintenance or repairs due to limited funds, which can lead to deterioration. For
lower-income renters, severe cost burden can require families to double up, resulting in
overcrowding and related problems.
Table II-8
Overpayment by Income Category – Hermosa Beach
Income Category
Renters Owners
Households Percent Households Percent
Extremely low households 225 -- 135 --
Households overpaying 114 50.7% 90 66.7%
Very low households 165 -- 135 --
Households overpaying 150 90.9% 80 59.3%
Low households 339 -- 165 --
Households overpaying 280 82.6% 85 51.5%
All lower-income households 729 -- 435 --
Households overpaying 544 74.6% 255 58.6%
Moderate-income households* 245 -- 60 --
Households overpaying 145 59.2% 20 33.3%
Above-moderate households 4,425 -- 3,545 --
Households overpaying 565 12.8% 875 24.7%
*80%-95% AMI
Source: SCAG 2006 based on 2000 Census
C. Employment
Employment is an important factor affecting housing needs within a community. The jobs
available in each employment sector and the wages for these jobs affect the type and
size of housing residents can afford.
1. Current Employment
Current employment and projected job growth have a significant influence on housing
needs during this planning period. Table II-9 shows that the city had a workforce of 13,415
persons, or 81% of the working-age population, as reported by Census 2000. This table
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-7 January 2012
also shows that the city‘s population has a much higher participation in the workforce
than the county (81% city vs. 61% county). About 6% of city residents worked at home,
which is twice the county‘s rate of home-based employment
Table II-9
Labor Force – Hermosa Beach vs. Los Angeles County (2000)
Labor Force Status
Hermosa Beach Los Angeles County
Persons % Persons %
In labor force 13,415 81% 4,312,264 61%
-Work at home 765 6% 134,643 3%
Not in labor force 3,120 19% 2,810,261 39%
With Social Security income 991 6% 618,121 9%
Total population age 16+ 16,535 -- 7,122,525 --
Source: 2000 Census SF3 DP-3
In 2000, approximately 61% of the city‘s working residents were employed in manage-
ment and professional occupations (Table II-10). A low percentage of workers (under 7%)
were employed in service related occupations such as waiters, waitresses and
beauticians. Blue collar occupations such as machine operators, assemblers, farming,
transportation, handlers and laborers also constituted less than 7% of the workforce.
Table II-10
Employment by Occupation – Hermosa Beach
Occupation Jobs Percent
Management, professional and related 7,870 61.2%
Service 894 6.9%
Sales and office 3,273 25.4%
Farming, fishing and forestry - -
Construction, extraction, and maintenance 413 3.2%
Production, transportation, and material moving 419 3.3%
Source: 2000 Census, DP-3
2. Projected Job Growth
Table II-11 shows employment and projected occupational growth for the Los Angeles-
Long Beach-Glendale Metropolitan Statistical Area (MSA) along with average salaries for
the period 2004-2014. The greatest number of new jobs projected to be produced in Los
Angeles County over the next few years will be among the lower-waged occupations.
Based on past trends and projections provided by the California Employment
Development Department, 65% of these new workers will earn 80% or below of the
median area income.2 Because the majority of new jobs created will be low-wage jobs,
2 Los Angeles County 2003-2008 Consolidated Plan
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-8 January 2012
there will be a growing demand for units affordable to low income persons, typically
below the average home price of the area.
As of 2002, the largest employment sectors in Hermosa Beach were accommodation &
food services (1,423 employees), followed by retail trade (937 employees) and
administrative & support & waste management & remediation service (550 employees).3
The 2002 employment sector data is reflective of employment within the city, not
necessarily employment of city residents.
Table II-11
Projected Job Growth by Occupation (2004-2014) –
Los Angeles-Long Beach-Glendale Metropolitan Statistical Area
Occupational Title
Annual Average
Employment Employment Change Median
Hourly
Wage* 2004 2014 Numerical Percent
Total, All Occupations 4,361,000 4,811,500 450,500 10.3 $15.45
Management Occupations 244,980 274,560 29,580 12.1 $43.06
Business and Financial Operations Occupations 194,650 223,170 29,580 14.7 $27.02
Computer and Mathematical Occupations 83,360 98,520 15,160 18.2 $33.17
Architecture and Engineering Occupations 75,510 81,000 5,490 7.3 $35.38
Life, Physical, and Social Science Occupations 33,530 38,700 5,170 15.4 $28.07
Community and Social Services Occupations 47,990 55,790 7,800 16.3 $18.81
Legal Occupations 45,540 50,770 5,230 11.5 $41.69
Education, Training, and Library Occupations 284,960 343,250 58,290 20.5 $21.79
Arts, Design, Entertainment, Sports, and Media Occupations 224,070 248,600 24,530 10.9 $18.32
Healthcare Practitioners and Technical Occupations 177,920 217,340 39,420 22.2 $30.25
Healthcare Support Occupations 89,460 113,730 24,270 27.1 $11.29
Protective Service Occupations 105,410 117,740 12,330 11.7 $14.42
Food Preparation and Serving Related Occupations 298,080 359,200 61,150 20.5 $8.33
Building and Grounds Cleaning and Maintenance Occupations 117,930 133,020 15,090 12.8 $9.94
Personal Care and Service Occupations 107,160 122,360 15,200 14.2 $9.72
Sales and Related Occupations 438,170 487,690 49,520 11.3 $12.27
Office and Administrative Support Occupations 815,450 842,290 26,840 3.3 $14.29
Construction and Extraction Occupations 160,350 173,240 12,890 8.0 $19.21
Installation, Maintenance, and Repair Occupations 136,080 146,450 10,370 7.6 $18.72
Production Occupations 353,880 323,430 -30,450 -8.6 $10.45
Transportation and Material Moving Occupations 316,070 349,400 33,330 10.5 $11.61
Source: California Employment Development Dept., March 2005 Benchmark (http://www.calmis.ca.gov)
*2006 wages
According to the 2000 Census, about 92.5% of employed Hermosa Beach residents
worked in Los Angeles County, but only 13.2% of all workers were employed within the
city limits (Table II-12).
3 U.S. Bureau of the Census, 2002 Economic Census
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-9 January 2012
Table II-12
Job Location for Hermosa Beach Residents
Job Location Persons %
Work in Los Angeles County 11,827 92.5%
- Work in city of residence 1,683 13.2%
- Work elsewhere in Los Angeles County 10,144 79.3%
Work in another California county 779 6.1%
Work outside California 178 1.4%
Total workers age 16+ 12,784 --
Source: 2000 Census, SF3 Tables P26 and P17
D. Housing Stock Characteristics
This section presents an evaluation of the characteristics of the community‘s housing
stock and helps in identifying and prioritizing needs. The factors evaluated include the
number and type of housing units, recent growth trends, age and condition, tenure,
vacancy, housing costs, affordability, and assisted affordable units at-risk of loss due to
conversion to market-rate. A housing unit is defined by the Census Bureau as a house,
apartment, mobile home, or group of rooms, occupied as separate living quarters, or if
vacant, intended for occupancy as separate living quarters.
1. Housing Type and Growth Trends
As of 2000, the largest proportion of the city‘s housing stock was comprised of multi-family
units, which made up about 48% of all units, while single-family detached units comprised
41% of the total. About 10% of units were single-family attached (condo) units, while
mobile homes comprised the remaining 1%. Table II-13 provides a breakdown of the
housing stock by type along with growth trends for the city compared to the county as a
whole for the period 2000-2007.
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-10 January 2012
Table II-13
Housing by Type – Hermosa Beach vs. Los Angeles County
Structure Type
2000 2007 Growth
Units % Units % Units %
Hermosa Beach
Single-family detached 4,035 41% 4,145 42% 110 3%
Single-family attached 986 10% 1,031 10% 45 5%
Multi-family 2-4 units 2,173 22% 2,025 21% -148 -7%
Multi-family 5+ units 2,564 26% 2,544 26% -20 -1%
Mobile homes 82 1% 82 1% 0 0%
Total units 9,840 100% 9,827 100% -13 0%
Los Angeles County
Single-family detached 1,593,449 49% 1,638,521 48% 45,072 3%
Single-family attached 241,575 7% 243,078 7% 1,503 1%
Multi-family 2-4 units 287,575 9% 291,406 9% 3,831 1%
Multi-family 5+ units 1,091,766 33% 1,151,750 34% 59,984 5%
Mobile homes 56,605 2% 56,701 2% 96 0%
Total units 3,270,906 100% 3,382,356 100% 111,450 3%
Source: Cal. Dept. of Finance, Table E-5
Between 2000 and 2007, single-family detached homes represented about 42% of all
units built in the city. However, the city had a net decrease of 13 housing units during this
timeframe due to the demolition and replacement of older units.
2. Housing Age and Conditions
Housing age is often an important indicator of housing condition. Housing units built prior
to 1978 before stringent limits on the amount of lead in paint were imposed may have
interior or exterior building components coated with lead-based paint. Housing units built
before 1970 are the most likely to need rehabilitation and to have lead-based paint in
deteriorated condition. Lead-based paint becomes hazardous to children under age six
and to pregnant women when it peels off walls or is pulverized by windows an d doors
opening and closing.
Table II-14 shows the age distribution of the housing stock in Hermosa Beach compared
to Los Angeles County as a whole as reported in the 2000 Census.
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-11 January 2012
Table II-14
Age of Housing Stock by Tenure –
Hermosa Beach vs. Los Angeles County
Year Built
Hermosa Beach Los Angeles County
Units % Units %
Owner occupied 4,033 100% 1,499,694 100%
1990 or later 490 12% 101,563 7%
1980-89 464 12% 173,413 12%
1970-79 581 14% 185,447 12%
1960-69 538 13% 222,641 15%
1950-59 782 19% 403,784 27%
1940-49 437 11% 209,298 14%
1939 or earlier 741 18% 203,548 14%
Renter occupied 5,409 100% 1,634,080 100%
1990 or later 119 2% 109,917 7%
1980-89 489 9% 214,549 13%
1970-79 1,305 24% 302,096 18%
1960-69 1,289 24% 333,517 20%
1950-59 927 17% 298,342 18%
1940-49 510 9% 175,275 11%
1939 or earlier 770 14% 200,384 12%
Source: 2000 Census H36
This table shows that 61% of the owner-occupied housing units and 64% of rented units in
Hermosa Beach were constructed prior to 1970. These findings suggest that there may be
a need for maintenance and rehabilitation, including remediation of lead-based paint,
for a large percentage of the city‘s housing stock. However, due to the city‘s relatively
high household incomes, market forces would be expected to encourage more private
maintenance, rehabilitation, and lead paint remediation, as compared to lower-income
communities.
Table II-15 identifies the number of owner-occupied and renter-occupied housing units
lacking complete kitchen or plumbing facilities in the city and the county as a whole. This
table shows that no owner-occupied units and only 1% of renter-occupied units lacked
complete kitchens. Similarly, no owner-occupied units and less than 1% of renter-
occupied units lacked complete plumbing facilities. The lack of complete kitchen or
plumbing facilities is often an indicator of serious problems, and housing units may need
rehabilitation even though they have complete kitchens and plumbing facilities.
As part of the city‘s previous (2003) Housing Element update, a citywide survey of
housing conditions was conducted. Units were categorized into the following three
groups:
Good - housing unit appears to be well-maintained;
In Need of Minor Repair - unit exhibits need for repair, which may include
repainting or other limited maintenance; or,
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-12 January 2012
Major Repair - unit is in need of major repairs, which may include, but not be
limited to, foundations, roofing materials, etc.
The field survey identified a total of six units in Category 2 and two units in need of major
repair (Category 3). Given the relatively large number of housing units in the City, the
housing stock overall was found to be very well-maintained. Based on the strong
appreciation in the real estate market that occurred from 2000 to 2006, experience has
shown a trend toward higher rates of home investment and remodeling in recent years,
and it is estimated that the number of housing units in need of repair is equal to or less
than found in the 2003 survey.
Table II-15
Kitchen and Plumbing Facilities by Tenure, 2000 –
Hermosa Beach vs. Los Angeles County
Kitchen/Plumbing Facilities
Hermosa Beach Los Angeles County
Units % Units %
Owner occupied 4,033 100% 1,499,694 100%
Complete kitchen facilities 4,033 100% 1,493,930 99.6%
Lacking complete kitchen facilities 0 0% 5,764 0.4%
Renter occupied 5,409 100% 1,634,080 100%
Complete kitchen facilities 5,380 99% 1,593,522 97.5%
Lacking complete kitchen facilities 29 1% 40,558 2.5%
Owner occupied 4,033 100% 1,499,694 100%
Complete plumbing facilities 4,024 100% 1,492,247 99.5%
Lacking complete plumbing facilities 9 0% 7,447 0.5%
Renter occupied 5,409 100% 1,634,080 100%
Complete plumbing facilities 5,393 99.7% 1,610,239 98.5%
Lacking complete plumbing facilities 16% 0.3% 23,841 1.5%
Source: 2000 Census H48, H51
3. Vacancy
Housing vacancy rates as reported in the 2000 Census are shown in Table II-16. The table
shows that vacancy rates in the city were relatively low, with just 2.5% of rental units and
1.1% of for-sale units available for rent or sale, respectively. The rental vacancy rate for
the county as a whole was somewhat higher, at 3.3%, while the rate of for-sale housing
was approximately the close to that of the city, at 1.6%. Rental vacancy rates in the 2%
range indicate nearly full occupancy, and contribute to upward pressures on rents.
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-13 January 2012
Table II-16
Housing Vacancy –
Hermosa Beach vs. Los Angeles County
Occupancy Status
Hermosa Beach Los Angeles County
Units % Units %
Total housing units 9,840 100.0% 3,270,909 100.0%
Occupied units 9,475 96.3% 3,133,774 95.8%
-Owner occupied 4,068 41.3% 1,499,744 45.9%
-Renter occupied 5,408 55.0% 1,634,030 50.0%
Vacant units 364 3.7% 137,135 4.2%
-For rent1 140 2.5% 56,089 3.3%
-For sale2 44 1.1% 23,874 1.6%
-Rented or sold, not occupied 41 0.4% 11,716 0.4%
-For seasonal or occasional use 95 1.0% 13,565 0.4%
-For migrant workers 0 0.0% 68 0.0%
-Other vacant 4 0.4% 31,823 1.0%
Source: 2000 Census, Table QT-H1
Notes: 1 Est. % of all rental units
2 Est. % of all for-sale units
4. Housing Cost
a. Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on
the area (i.e., county) median income (―AMI‖):
Extremely-Low (30% or less of AMI),
Very-Low (31-50% of AMI),
Low (51-80% of AMI),
Moderate (81-120% of AMI), and
Above Moderate (over 120% of AMI).
Housing affordability is based on the relationship between household income and
housing expenses. According to HUD and the California Department of Housing and
Community Development, housing is considered ―affordable‖ if the monthly payment is
no more than 30% of a household‘s gross income. In some areas, these income limits may
be increased to adjust for high housing costs.
Table II-17 shows 2008 affordable rent levels and estimated affordable purchase prices
for housing in Los Angeles County by income category. Based on state-adopted
standards, the maximum affordable monthly rent for extremely-low-income households is
$569, while the maximum affordable rent for very-low-income households is $948. The
maximum affordable rent for low-income households is $1,516, while the maximum for
moderate-income households is $1,795.
Maximum purchase prices are more difficult to determine due to variations in mortgage
interest rates and qualifying procedures, down payments, special tax assessments,
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-14 January 2012
homeowner association fees, property insurance rates, etc. With this caveat, the
maximum home purchase prices by income category shown in Table II-17 have been
estimated based on typical conditions.
Table II-17
Income Categories and Affordable Housing Costs –
Los Angeles County
2008 County Median Income = $59,800 Income Limits Affordable Rent Affordable Price (est.)
Extremely Low (<30%) $22,750 $569
Very Low (31-50%) $37,900 $948 $135,000
Low (51-80%) $60,650 $1,516 $200,000
Moderate (81-120%) $71,800 $1,795 $250,000
Above moderate (120%+) $71,800+ $1,795+ $250,000+
Assumptions:
-Based on a family of 4
-30% of gross income for rent or PITI
-10% down payment, 5.5% interest, 1.25% taxes & insurance, $200 HOA dues
Source: Cal. HCD; J.H. Douglas & Associates
b. For-Sale Housing
Housing sales price statistics for the period January 2006 through August 2007 (Table II-18)
show that the vast majority of resale homes sold for more tha n $500,000 during this
period.
The median new home sales price for 2006-07 was about $1,450,000 (single-family
dwellings and condo combined), while the median price for resale single-family
detached homes was $1,156,000. For resale condos, the median price was $975,000.
More recent sales statistics reported by DQ News for calendar year 20084 found that the
2008 median sales price was virtually unchanged from 2007 ($1.15 million in 2008 down
1.25% from $1.16 million in 2007). Based on the estimated affordable purchase prices
shown in Table II-17, no for-sale units were affordable to lower-income or moderate-
income residents. These data illustrate the fact that in beach communities, very large
public subsidies are generally required to reduce sales prices to a level t hat is affordable
to low- and moderate-income buyers. At a median price of $975,000 for condominiums,
there is a ―gap‖ of over $762,000 between the market price and the maximum price a
moderate-income household can afford to pay for a home. For low-income households,
this gap is over $790,000.
4 http://www.dqnews.com/Charts/Annual-Charts/CA-City-Charts/ZIPCAR08.aspx
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-15 January 2012
Table II-18
Resale Housing Sales Price Distribution –
Hermosa Beach
Sale Price Category
New Resale
(All) Condo SFD
Under $250,000 0 0 0
$250,000-274,999 0 0 0
$275,000-299,999 0 1 0
$300,000-324,999 0 0 1
$325,000-349,999 0 0 0
$350,000-374,999 0 1 0
$375,000-399,999 0 0 0
$400,000-424,999 0 1 0
$425,000-449,999 0 1 0
$450,000-474,999 0 0 1
$475,000-499,999 0 4 0
$500,000+ 5 65 78
Median $1,450,000 $975,000 $1,156,000
Notes:
Data for Jan 2006 through Aug 2007
Source: DataQuick Information Systems
c. Rental Housing
Table II-19 shows market data for rental apartments unit sizes in Hermosa Beach based on
recent surveys of large complexes.
Table II-19
Rental Market Survey –
Hermosa Beach
Unit Size Average Rent
Average Square
Feet
Average Cost
per Square Foot
All $1,979 784 $2.52
Studio $1,304 397 $3.28
1 bedroom/1 bath $1,719 666 $2.58
2 bedroom/2 bath $2,235 910 $2.46
2 bedroom/2 bath $3,200 1,300 $2.46
Average Occupancy 93.4%
Average Year Built 1971
Source: RealFacts, 9/07
As would be expected in a desirable beach community in Southern California, when
market rents are compared to the amounts lower-income households can afford to pay
(Table II-17, page II-14), it is clear that very-low- and extremely-low-income households
have a very difficult time finding housing without overpaying. The gap between market
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-16 January 2012
rent and affordable rent at the very-low-income level is over $1,000 per month, while the
gap at the extremely-low-income level is over $1,400 per month. An average 2-bedroom,
1-bath apartment in Hermosa Beach rents for about $2,235 while the affordable
payment for a 4-person low-income household is $1,516, a gap of about $700 per month.
E. Special Needs
Certain groups have greater difficulty in finding decent, affordable housing due to
special circumstances. Such circumstances may be related to one‘s employment and
income, family characteristics, disability, or other conditions. As a result, some Hermosa
Beach residents may experience a higher prevalence of overpayment, overcrowding, or
other housing problems.
State Housing Element law defines ―special needs‖ groups to include persons with
disabilities, the elderly, large households, female-headed households with children,
homeless people, and farm workers. This section contains a discussion of the housing
needs facing each of these groups.
1. Persons with Disabilities
I In 2000, approximately 1,125 people between the 16 and 64 years of age, or 15% of the
working age population, reported a work-related disability (Table II-20). Of those aged 65
and over, 959 disabilities were reported. Included within these disabilities are persons
whose disability hinders their ability to go outside the home (3.3% of the working age
population and 17.5% of the senior population). Housing opportunities for the
handicapped can be maximized through housing assistance programs and providing
universal design features such as widened doorways, ramps, lowered countertops, single-
level units and ground floor units.
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-17 January 2012
Table II-20
Persons with Disabilities by Age –
Hermosa Beach
Disability by Age Persons Percent
Age 5 to 15 - total persons 1,228 --
Sensory disability 0 0.0%
Physical disability 27 2.2%
Mental disability 45 3.7%
Self-care disability 27 2.2%
Age 16 to 64 - total persons 7,340 --
Sensory disability 181 2.5%
Physical disability 318 4.3%
Mental disability 212 2.9%
Self-care disability 51 0.7%
Go-outside-the-home disability 239 3.3%
Employment disability 1,125 15.3%
Age 65 and over* - total persons 1,248 17.0%
Sensory disability 170 13.6%
Physical disability 273 21.9%
Mental disability 132 10.6%
Self-care disability 165 13.2%
Go-outside-the-home disability 219 17.5%
Source: 2000 Census, SF3 Tables P8 and P41
Note: Totals may exceed 100% due to multiple disabilities per person
2. Elderly
In 2000, there were 887 households (19% of owners but only 2% of renters) in Hermosa
Beach where the householder was 65 or older (Table II-21). Of these, only 36 persons
were below the poverty level in 19995. Many elderly persons are dependent on fixed
incomes and/or have a disability. Elderly homeowners may be physically unable to
maintain their homes or cope with living alone. The housing needs of this group can be
addressed through smaller units, second units on lots with existing homes, shared living
arrangements, congregate housing and housing assistance programs.
5 2000 Census, SF3 Table DP-3
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-18 January 2012
Table II-21
Elderly Households by Tenure –
Hermosa Beach
Householder Age
Owners Renters
Households % Households %
Under 65 years 3,263 81% 5,292 98%
65 to 74 years 503 12% 68 1%
75 to 84 years 154 4% 42 1%
85 and over 113 3% 7 0%
Total households 4,033 100% 5,409 100%
Source: 2000 Census, SF3 Table H14
3. Large Households
Household size is an indicator of need for large units. Large households are defined as
those with five or more members. The city's average household size has dropped slightly
from 1.98 persons in 1990 to 1.95 persons in 2000. Among both owners and renters, more
than 70% of all households have only one or two members. Only 1% of renter households
had five or more members, while about 4% of owners were large households (Table II-22).
This distribution suggests that the need for large units with four or more bedrooms is
expected to be less than for smaller units.
Table II-22
Household Size by Tenure –
Hermosa Beach
Household Size
Owners Renters
Households % Households %
1 person 1,195 30% 2,498 46%
2 persons 1,606 40% 2,084 39%
3 persons 674 17% 571 11%
4 persons 402 10% 212 4%
5 persons 107 3% 44 1%
6 persons 49 1% 0 0%
7+ persons 0 0% 0 0%
Total households 4,033 100% 5,409 100%
Source: 2000 Census, SF3 Table H17
4. Female-Headed Households
Of the 9,442 households in the city, 419 (9%) were headed by a female (Table II-23). While
female-headed households represent a small portion of households, they make up a
significant portion of households that are below the poverty level.
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-19 January 2012
Table II-23
Household Type by Tenure –
Hermosa Beach
Household Type
Owners Renters
Households % Households %
Married couple family 2,117 52% 1,168 22%
Male householder, no wife present 85 2% 176 3%
Female householder, no husband present 254 6% 165 3%
Non-family households 1,577 39% 4,241 78%
Total households 4,033 100% 5,409 100%
Source: 2000 Census, SF3 Table H19
5. Farm Workers
Farm worker households are considered as a special needs group due to their transient
nature and the lower incomes typically earned by these households. Migrant workers,
and their places of residence, are generally located in close proximity to agricultural
areas providing employment. Although agriculture produces a total annual value of
approximately $278 million per year in Los Angeles County, no agricultural activities are
found in Hermosa Beach or in the surrounding communities.6 In addition, the 2000 Census
did not identify any City residents who were employed in farming (Table II-10, page II-7).
6. Homeless Persons
The U.S. Department of Housing and Urban Development (HUD) defines the term
―homeless‖ as the state of a person who lacks a fixed, regular, and adequate night-time
residence, or a person who has a primary night time residency that is:
A supervised publicly or privately operated shelter designed to provide
temporary living accommodations;
An institution that provides a temporary residence for individuals intended to
be institutionalized; or
A public or private place not designed for, or ordinarily used as, a regular
sleeping accommodation for human beings.7
Although there are myriad causes of homelessness, among the most common are:
Substance abuse and alcohol
Domestic violence
Mental illness
6 2005 Crop and Livestock Report, Los Angeles County Agricultural Commissioner 7 Stewart B. McKinney Act, 42 U.S.C. §11301, et seq. (1994)
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-20 January 2012
According to the 2007 Homeless Count Report by the Los Angeles Homeless Services
Authority8, conducted biennially, the estimated homeless population for the entire
County of Los Angeles was 73,702 persons on any given day. Of this population, 17%
were in shelter facilities and 83% were unsheltered. Approximately 15% of these homeless
persons were children under the age of 18. Based on HUD protocols, an estimated
141,737 people in Los Angeles (City and County) experience homelessness sometime
during the year.
Although the 2007 Homeless Count did not specifically count homeless persons in the
City of Hermosa Beach, the city's geographic proportionate share was estimated at
approximately 55 persons.
The City of Hermosa Beach participated in the 2009 Greater Los Angeles Homeless Count
on January 28, 2009, identifying 23 homeless persons within the city. Total figures from the
count are not yet available.
Shelter and service needs of the homeless population are significantly different
depending on the population subgroup. Los Angeles County‘s Continuum of Care
approach to homelessness is a coordinated and systematic local approach to meet the
needs of homeless individuals and families within these subgroups, including:
Chronic Homeless Persons;
Episodic Homeless Persons; and
Persons at Risk of Becoming Homeless
The County‘s focus is to provide funding for access to mainstream resources such as
income supports, health care, mental health care, substance abuse treatment
programs, child care, and job training placement.9 These resources serve the existing
homeless population, and also work toward the prevention of homelessness.
Contacts with the City of Hermosa Beach Police Department and the Los Angeles
County Departments of Beaches indicate that transients occasionally pass through the
City. When transients or homeless individuals are encountered, they are referred to the
appropriate agencies for assistance.‖
Senate Bill 2 of 2007 strengthened the planning requirements for emergency shelter and
transitional/supportive housing. Unless existing shelter facilities are available to meet local
needs, jurisdictions must designate at least one zone where new shelters may be
established ―by-right‖ (i.e., without a conditional use permit or other discretionary
approval). Program 7 in the Housing Plan (Chapter V) addresses this requirement.
F. Assisted Housing at Risk of Conversion
As part of the Housing Element update, state law requires jurisdictions to identify assisted
units that are at risk of conversion to market rate housing during the 10-year period 2008-
8 www.lahsa.org 9 Los Angeles County Housing and Community Development Consolidated Plan, page 5-21
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-21 January 2012
2018. According to the Southern California Association of Governments and the
California Housing Partnership Corporation, there are no units at risk in Hermosa Beach.
G. Low- and Moderate-Income Housing in the Coastal Zone
The majority of Hermosa Beach located west of Valley Drive is within the Coastal Zone.
Government Code Section 65590 et seq. prohibits conversion or demolition of existing
residential dwelling units occupied by low- or moderate-income persons or families unless
provision has been made for the replacement in the same city or county of those
dwelling units with units for persons and families of low- or moderate-income (excludes
structures with less than 3 units, or less than 10 units for projects with more than one
structure, among other exclusions).
Section 65590(d) further requires new housing development in the coastal zone to
provide housing units for persons and families of low or moderate income, or if not
feasible, to provide such units at another location within the same city or county, within
the coastal zone or within three miles thereof. Due to the exemptions noted above, no
documented affordable units have been constructed in the Coastal Zone. A total of
approximately 792 units were constructed from 1982 through 2007.
No affordable units have been demolished or converted within the Coastal Zone since
1982. The Coastal Land Use Plan (LUP) addresses three primary issue areas: access,
planning for new development, and the preservation of marine-related resources. The
LUP contains policies that may impede the construction of new housing development
within the designated coastal zone of the City. These include policies related to the
preservation of beach access, adequate parking and controlling the types and densities
of residential development within the coastal zone. Coastal policies and standards
controlling mass, height and bulk discourage ―mansionization.‖ Policies do not prevent
residential units above ground floor commercial as allowed in the C-1 zoning district.
H. Future Housing Needs
1. Overview of the Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a key tool for local governments to
plan for anticipated growth. The RHNA quantifies the anticipated need for housing within
each jurisdiction for the 8½-year period from January 2006 to July 2014. Communities
then determine how they will address this need through the process of updating the
Housing Elements of their General Plans.
The current RHNA was adopted by the Southern California Association of Governments
(SCAG) in July 2007. The future need for housing is determined primarily by the
forecasted growth in households in a community. Each new household, created by a
child moving out of a parent's home, by a family moving to a community for
employment, and so forth, creates the need for a housing unit. The housing need for new
households is then adjusted to maintain a desirable level of vacancy to promote housing
choice and mobility. An adjustment is also made to account for units expected to be lost
City of Hermosa Beach Housing Element II. Housing Needs Assessment
II-22 January 2012
due to demolition, natural disaster, or conversion to non-housing uses. The sum of these
factors – household growth, vacancy need, and replacement need – determines the
construction need for a community. Total housing need is then distributed among four
income categories on the basis of the county‘s income distribution, with adjustments to
avoid an over-concentration of lower-income households in any community.
2. 2006-2014 Hermosa Beach Housing Needs
The Southern California Association of Governments (SCAG) determined the RHNA
housing needs for each city within the SCAG region, plus the unincorporated areas. The
total housing need for the City of Hermosa Beach during the 2006-2014 planning period is
562 units. The SCAG allocation for Hermosa Beach is based on zero increase in housing
units, rather replacement of units and maintaining a healthy vacancy rate. This total is
distributed by income category as shown in Table II-24. Pursuant to Government Code
Section 65583(a)(1) it is assumed that the need for extremely-low-income households is
half of the very-low-income need.
All new units built or preserved after January 1, 2006 may be credited against the RHNA
period. Because there are essentially no vacant parcels within the city that are suitable
for residential development, it is anticipated that the 562-unit RHNA allocation would
need to be met through replacement of existing units and redevelopment of
underutilized parcels. A discussion of the city‘s net remaining housing need is provided in
the land inventory section of Chapter III.
Table II-24 –
Regional Housing Growth Needs 2006-2014 –
Hermosa Beach
Very Low Low Moderate Above Moderate Total
1471 93 98 224 562
26.2% 16.5% 17.4% 39.9% 100.0%
Source: SCAG 2007
1. Of these 74 are assumed to be extremely-low-income
City of Hermosa Beach Housing Element III. Resources and Opportunities
III-1 January 2012
III. RESOURCES AND OPPORTUNITIES
A. Land Resources
1. Regional Housing Needs 2006-2014
In accordance with Government Code §65584, projected housing needs for each city
and county in the Southern California region are prepared by the Southern California
Association of Governments (SCAG) under a process known as the Regional Housing
Needs Assessment (RHNA). SCAG‘s Regional Council adopted the final Regional Housing
Need Allocation in July 2007 for the 8½-year planning period of January 1, 2006 to June
30, 2014.
The RHNA process began with an update of the population, employment and household
forecasts for the region as a whole and for each county. These forecasts were largely
derived from California Department of Finance (DOF) population and employment
forecasts and modified by regional demographic and modeling efforts by SCAG. SCAG
then disaggregated the regional and county forecasts to each jurisdiction and
estimated the number of dwelling units needed to achieve a regional target vacancy
rates (2.3% owner-occupied and 5% rental) and to account for projected housing
demolitions. The total housing needed in each jurisdiction was then distributed by
income category (very low, low, moderate and upper income).
It should be noted that SCAG‘s RHNA methodology, which resulted in the allocation of
562 new housing units to Hermosa Beach (including 240 lower-income units), was based
on a pattern of development comprised almost entirely of the replacement of older
single-family houses with small condominium projects, which are likely to be occupied by
above-moderate income households. There are no residentially-zoned vacant or
underutilized parcels of sufficient size or in sufficient number that could accommodate
new assisted affordable housing. In addition, there are no vacant commercially-zoned
properties (which currently do not allow housing as a permitted or conditional use) that
could accommodate housing projects of any appreciable size. Nonprofit housing
developers consulted by the City in 2010 indicated that viable assisted housing projects
typically consist of at least 20 units.
All new units built or preserved after January 1, 2006 are credited in the current RHNA
period. Table III-1 shows the net remaining housing need after crediting units built during
2006-2008. (A detailed breakdown of these new units by income category is provided in
Appendix B).
City of Hermosa Beach Housing Element III. Resources and Opportunities
III-2 January 2012
Table III-1
Net Remaining RHNA –
Hermosa Beach
Income Category
Total VL Low Mod Above
RHNA (total) 147 93 98 224 562
Units completed 2006-2008 0 0 0 208 208
RHNA (net remaining) 147 93 98 16 354
Source: Hermosa Beach Community Development Department , 2/2009
2. Inventory of Sites for Housing Development
Section 65583(a)(3) of the Government Code requires Housing Elements to contain an
―inventory of land suitable for residential development, including vacant sites and sites
having potential for redevelopment, and an analysis of the relationship of zoning and
public facilities and services to these sites.‖ A detailed analysis of vacant land and
potential redevelopment opportunities has been prepared and is described in
Appendix B. The results of this analysis are summarized in Table III-2 below. The table
shows that while the city‘s land inventory exceeds the total remaining RHNA for this
planning period, there are insufficient sites of sufficient size or availability to reasonably
accommodate lower-income housing.
As discussed in Appendix B, the requirement to demonstrate availability of lower-income
sites is met through zoning that allows redevelopment of underutilized sites at densities
greater than 20 units/acre. In 2004 state law was amended to establish 20 units/acre as
the density deemed appropriate to accommodate housing for lower-income
households in small urban cities like Hermosa Beach [Government Code Section
65583.2(c)(3)(B)]. The land inventory analysis in Appendix B contains an estimate of the
realistic capacity of potential sites for residential development at densities greater than
20 units/acre. The analysis notes that high land values have resulted in extensive
―recycling‖ of small residential parcels to higher-density projects, including 208 new units
during 2006-2008 alone. However, this development has been comprised primarily of the
replacement of existing housing rather than a net increase in the number or density of
units. Although all zoning districts where residential or mixed-use is permitted (except R-1)
allow densities greater than 20 units/acre, HCD did not accept these sites as meeting the
lower-income RHNA requirement. In order to obtain HCD approval, Program 7 (Chapter
V) includes a commitment to amend the Zoning Code to establish a lower-income
housing overlay zone in the C-3, SPA-7 and SPA-8 districts.
City of Hermosa Beach Housing Element III. Resources and Opportunities
III-3 January 2012
Table III-2
Land Inventory Summary –
Hermosa Beach
Income Category
Total Lower* Mod Above
Units approved/under construction - - 34 34
Vacant sites 8 - - 8
Underutilized sites - - -
R-1 (units permitted) - - 17 17
Realistic estimate (100%) - - 17 17
R-2/R-2B (units permitted) - 331 331
Realistic estimate (84%) - 278 278
R-3 (units permitted) - 180 180
Realistic estimate (84%) - 151 151
R-P (units permitted) - 14 14
Realistic estimate (75%) - 11 11
C-1 (units permitted) - 12 12
Realistic estimate (80%) - 10 10
SPA-9 (units permitted) - 4 4
Realistic estimate (100%) - 4 4
Subtotal (units permitted) 8 - 592 600
Subtotal (realistic) 8 - 505 513
RHNA (net 2009-2014)** 240 98 16 354
Realistic Net Surplus (Deficit) (232) (98) 489
Sources: Hermosa Beach Community Development Dept., 1/2011
* Lower = Very Low + Low
**See Table B-1
Note: This table is the same as Table B-3.
A discussion of public facilities and infrastructure needed to serve future development is
contained in Section IV.B, Non-Governmental Constraints. There are currently no known
service limitations that would preclude the level of development described in the RHNA,
although developers will be required to pay fees or construct public improvements prior
to or concurrent with development.
B. Financial and Administrative Resources
1. State and Federal Resources
Community Development Block Grant Program (CDBG) - Federal funding for housing
programs is available from the Department of Housing and Urban Development (HUD).
During the previous planning period the City has received approximately $93,000 per
year. In recent years the City has used CDBG funds for ADA compliance retrofits for the
Community Center and Playhouse, City Hall and sidewalk handicap ramps.
City of Hermosa Beach Housing Element III. Resources and Opportunities
III-4 January 2012
The City does not currently participate in other HUD programs such as HOME, Emergency
Shelter Grant (ESG) or Housing Opportunities for Persons with AIDS (HOPWA).
Section 8 Rental Assistance – The Section 8 Housing Choice Voucher Program (HCVP)
assists very-low-income senior citizens, families and the disabled with the cost of rental
housing. Generally, a tenant pays 30% of his or her adjusted income towards the rent
and the Section 8 program pays the balance directly to the landlord. Unfortunately, the
need for rental assistance is greater than available resources. T he Los Angeles County
Section 8 waiting list for assistance in 2008 consists of approximately 117,000 households.
2. Local Resources
As a very small jurisdiction, Hermosa Beach has extremely limited resources for housing
assistance. There is no redevelopment agency. The only locally-generated source of
housing revenue is the Condominium Conversion fund, which is an "infrastructure fee
toward the physical and service structure of the community from which the
development benefits" (Municipal Code Section 17.22.270).
C. Energy Conservation Opportunities
As residential energy costs rise, the subsequent increasing utility costs reduce the
affordability of housing. Although the City is fully developed, new infill development and
rehabilitation activities could occur, allowing the City to directly affect energy use within
its jurisdiction.
State of California Energy Efficiency Standards for Residential and Nonresidential
Buildings were established in 1978 in response to a legislative mandate to reduce
California's energy consumption. The standards are codified in Title 24 of the California
Code of Regulations and are updated periodically to allow consideration and possible
incorporation of new energy efficiency technologies and methods. California's building
efficiency standards (along with those for energy efficient appliances) have saved more
than $56 billion in electricity and natural gas costs since 1978. It is estimated the
standards will save an additional $23 billion by 201310.
Title 24 sets forth mandatory energy standards and requires the adoption of an ―energy
budget‖ for all new residential buildings and additions to residential buildings . Separate
requirements are adopted for ―low-rise‖ residential construction (i.e., no more than 3
stories) and non-residential buildings, which includes hotels, motels, and multi-family
residential buildings with four or more habitable stories. The standards specify energy
saving design for lighting, walls, ceilings and floor installations, as well as heating and
cooling equipment and systems, gas cooling devices, conservation standards and the
use of non-depleting energy sources, such as solar energy or wind power. The home
building industry must comply with these standards while localities are responsible for
enforcing the energy conservation regulations through the plan check and building
inspection processes.
10 California Energy Commission (http://www.energy.ca.gov/title24)
City of Hermosa Beach Housing Element III. Resources and Opportunities
III-5 January 2012
In addition to state-mandated Title 24 requirements, Hermosa Beach is participating in a
coalition to collaboratively tackle the issue of energy conservation.11 The South Bay
Environmental Services Center (SBESC12) is educating residents, business owners and
public agencies and hosting or making available information about the energy
conservation programs, retrofits and incentives available in the community and how to
incorporate more energy-saving practices into everyday life. Established through funding
from the California Public Utilities Commission, the SBESC includes the 15 cities that
comprise the South Bay Cities Council of Governments (SBCCOG), and is associated with
Southern California Edison and Southern California Gas Company. Member cities include
Carson, El Segundo, Gardena, Hawthorne, Hermosa Beach, Inglewood, Lawndale,
Lomita, Manhattan Beach, Palos Verdes Estates, Rancho Palos Verdes, Redondo Beach,
Rolling Hills, Rolling Hills Estates, Torrance, and the Harbor City and San Pedro
communities of Los Angeles.
The City of Hermosa Beach has adopted solar energy and wind energy ordinances to
facilitate their use, and has reduced building permit fees for solar energy systems and
waived the planning fee for wind energy systems. These waivers are reviewed annually.
The City has adopted a water conservation ordinance and a water efficient landscape
ordinance that is significantly more restrictive than required by state law in that
demonstration of drought-tolerant landscaping is required for all new landscaping in
connection with all projects regardless of size or tenancy.
The City adopted increased energy efficiency requirements (Tier 1) as part of the 2010
CalGreen Code. The City is participating in the Los Angeles County Energy Upgrade
Program so that residents and businesses can take full advantage of energy retrofit
programs per AB 811. The City has instituted a fee reduction for LEED or Build-It Green
certified buildings, with this incentive to be reviewed annually.
The City, in concert with the South Bay Environmental Service Center (SBESC) and others,
has and will continue to participate and host workshops on green building; the City
hosted workshops on solar energy, green building codes, adopted a provision to allow
solar energy systems exceeding height limits, waives plan check fees for installation of
solar systems, applies a green building checklist to new projects, and is adopting a form-
based zoning district mandating and encouraging green building provisions. The City
became a member of 'Cool Cities' and the City reformulated its Green Building
Committee as a ‗Green Building Task Force', which is preparing a climate
action/sustainability plan. In January 2009 the City launched its new Hermosa Beach
Green Webpage at www.hermosabch.org and the City is overhauling its entire website
which will provide an opportunity to provide housing information updated on a regular
basis.
11 http://www.imakenews.com/priorityfocus/e_article001104271.cfm?x=bcHNgMg,b7M8B89t
12 www.sbesc.com
City of Hermosa Beach Housing Element IV. Constraints
IV-1 January 2012
IV. CONSTRAINTS
A. Governmental Constraints
1. Land Use Plans and Regulations
a. General Plan
Each city and county in California must prepare a comprehensive, long-term General
Plan to guide its future. The Land Use Element of the General Plan establishes the basic
land uses and density of development within the various areas of the city. Under state
law, the General Plan elements must be internally consistent and the City‘s zoning must
be consistent with the General Plan. Thus, the land use plan must provide suitable
locations and densities to implement the policies of the Housing Element.
The Hermosa Beach General Plan Land Use Element includes four residential land use
designations, as shown in Table IV-1.
Table IV-1
Residential Land Use Categories –
Hermosa Beach General Plan
Designation
Maximum
Density*
Low Density 13 DU/acre
Medium Density 25 DU/acre
High Density 33 DU/acre
Mobile Home 13 DU/acre
The City of Hermosa Beach General Plan is not considered a constraint to the goals and
policies of the Housing Element as the City‘s zoning is consistent with the General Plan
and adequate sites with appropriate densities have been identified to accommodate
the remaining RHNA allocation.
b. Zoning Designations
The City regulates the type, location, density, and scale of residential development
through the Municipal Code. Zoning regulations serve to implement the General Plan
and are designed to protect and promote the health, safety, and general welfare of
residents. The Municipal Code also helps to preserve the character and integrity of
existing neighborhoods. The Municipal Code sets forth residential development standards
for each zone district.
City of Hermosa Beach Housing Element IV. Constraints
IV-2 January 2012
There are five residential zones in Hermosa Beach:
R-1 Single Family Residential (R-1A: Two Dwelling Units per Lot)
R-2 Two-Family Residential (R-2B: Limited Multiple Family Residential)
R-3 Multiple-Family Residential
R-P Residential Professional
MHP Mobile Home Park
In addition to these zones, residential uses are also permitted above ground floor
commercial within the C-1 ―Limited Business and Residential Zone‖ (see Table IV-3). A
summary of the development standards for these zones is provided in Table IV-2.
Table IV-2
Residential Development Standards by Zone
Development Standard R-P R-1 R-1A R-2 R-2B R-3 C-1
Minimum Lot Area (sq.ft.) per DU 1,320 4,000 3,350 1,750 1,750 1,320 1,320
Equivalent Density 33 10.9 13 24.9 24.9 33 33
Minimum Front Yard (ft.) n/a 10% of lot
depth
10% of lot
depth
10% of lot
depth
10% of lot
depth
Per zoning
map
0
Minimum Side Yard (ft.) 10% of lot
width
10% of lot
width
10% of lot
width
10% of lot
width
10% of lot
width
10% of lot
width
5'
Minimum Rear Yard (ft.) 5 5
(3 if alley)
5
(3 if alley)
5
(3 if alley)
5
(3 if alley)
5 if alley 5'
Maximum Building Height (ft.) 30 25 25 30 30 30 30
Source: Hermosa Beach Zoning Ordinance, http://www.hermosabch.org/departments/cityclerk/code/zoning.html
Minimum lot area per unit ranges from 1,320 square feet in the R-P, R-3 and C-1 zones to
4,000 square feet in the R-1 zone. The R-P zone provides for mixed-use
commercial/residential development with varying densities depending on lot area and
dimensions. Density bonuses
would permit more units than
allowed by the underlying zone
pursuant to State law and the
implementing ordinance
adopted by the City in 2004. The
densities within mobile home
parks are regulated by Title 25 of
the California Administrative
Code, subject to a use permit.
A summary of the uses permitted
in the City‘s residential zoning
districts is provided in Table IV-3.
Although a range of residential
densities are allowed by-right in
residential zones, a discretionary
precise development plan (PDP)
City of Hermosa Beach Housing Element IV. Constraints
IV-3 January 2012
is required when more than one unit is developed per lot to ensure site design is
compatible with the Code and adjacent development. Program 7 includes a
commitment to amend the Zoning Code to clarify that the PDP is a site design tool,
rather than providing a means of evaluating whether the type of use should be allowed
on a particular site.
The City also has adopted nine specific plan areas (SPAs), in many cases to
accommodate specific commercial or residential development projects. Residential use
is either not allowed in these specific plan areas or the specific plan area was adopted
to specifically accommodate a development project which has been constructed. SPA-
7 and SPA-8 provide a significant number of parcels for commercial development
fronting Pacific Coast Highway.
Table IV-3
Permitted Residential Development by Zone
Housing Type Permitted R-1 R-1A R-2 R-2B R-3 MHP R-P C-1
SF Detached P P P P P P 4
Single-Family Attached P* P* P* P* P* 4
Multi-Family P* P* P* C
Mobile Home P P P P P P P
Second Units C1 C1 C1 C1 C1 C1
Farm Worker Housing
Emergency Shelters
Transitional Housing
Single-Room Occupancy
Care Facility (6 or fewer) P P P P P P
Care Facility (7+) C2 C2 C2 C2 C3 C2
Assisted Living5
Source: Hermosa Beach Zoning Ordinance
P = Permitted
P* = Permitted subject to approval of a precise development plan to evaluate site design
C = Conditional Use Permit
1 Senior units only
2 Accessory to a single-family detached dwelling; for child care purpose
3 "Group Houses" are allowed. “Group houses” is not defined. There have been no applications for this use and so a final
determination as to whether the use is conditional has not been made.
4 Residential uses are allowed above ground floor commercial uses
5 A specific plan area was created to accommodate a senior assisted living center.
Zoning for Lower-Income Housing
Lower-income housing can be accommodated in all zones permitting residential use in
Hermosa Beach. These may include second residential units in the R-1A and R-2B zones,
multi-family apartments in the R-3 zone, and commercial/residential mixed-use
developments within the C-1 and R-P Zones. Under state law, the ―default density‖
presumed to be adequate to facilitate lower-income housing is 20 units/acre in Hermosa
Beach. As noted in Table IV-2 above, the R-2, R-2B, R-3, R-P and C-1 zones all permit
development at greater than 20 units/acre and therefore are considered suitable for
City of Hermosa Beach Housing Element IV. Constraints
IV-4 January 2012
lower-income housing under state law13. Review of development trends confirms that
actual densities in all of these zones except R-2 and R-2B are typically greater than 20
units/acre. As shown in Appendix A, Table A-3, during the past three years the average
densities for all projects in these zones were as follows:
Zone Average Density for
Projects Built 2006-08
R-2/R-2B 16 units/acre
R-3 26 units/acre
R-P 21 units/acre
C-1 30 units/acre
Source: Appendix A, Table A-3
While the average density of recent projects in the R-2 and R-2B zones was less than 20
units/acre, there were 9 projects that exceeded that density, which demonstrates that
development standards are not a limiting factor to achieving the default density.
Instead, small lot sizes may make it difficult to achieve the maximum density, or some
owners may choose not to build the maximum permitted units for personal reasons.
The City of Hermosa Beach
has adopted a lot merger
ordinance. Chapter 16.24 of
the Subdivision Ordinance
requires continuous lots in the
R-1 zone under the same
ownership to be merged if
one or both of the lots is
substandard (less than 4,00
square feet) in size. The city
initiated a residential lot
merger program in 1986. The
city adopted lot merger
provisions in 1986 within the
Subdivision Ordinance in
response to state law,
requiring substandard-size
properties under common
ownership to be merged. The
city completed a citywide lot merger program in 1989. In 2006 the city became of aware
of several parcels that were not included in the 1989 program, and conducted another
citywide survey (showing 71 lots remained subject to merger —25 separate lots that could
be developed, 46 remnant parcels), and conducted another lot merger program. In
2007 the merger ordinance was amended to reduce applicability to the R-1 properties to
prevent splitting and separation of lots in R-1 neighborhoods, finding that merging lots in
13 Assembly Bill 2348 of 2004
City of Hermosa Beach Housing Element IV. Constraints
IV-5 January 2012
R-2 and R-3 zones has limited or no impact. Therefore, changes to the lot merger
program are not necessary.
Despite significant land zoned for
residential uses, Hermosa Beach is
already one of the most densely
developed and populated cities in
Los Angeles County and is essentially
built-out. While rezoning of
commercial or industrial areas could
be considered to provide additional
housing, there are no large
commercial or industrial areas that
are suitable for this purpose. About
75% of the city is already residentially
zoned, with about 35% of this area
zoned for high-density R-2 and R-3
development. Approximately 11% of
the city has commercial zoning, and just 1% is industrially zoned. The balance of the city is
zoned for open space, most of which is the beach area. The percentage of commercial
and industrial zoning is well below the neighboring cities in the South Bay and the region
in general. The City Council has recognized this imbalance and supports maintaining
and where possible aggregating small lots in commercial areas. As a result, there are no
significant non-residential parcels that can be re-zoned for high-density residential
development. In addition, it is important for the City‘s economic viability that existing
commercial and industrial areas be preserved.
The residential land inventory reveals that the majority of potential housing sites are
underused parcels with older homes. While none of these sites are on the City's inventory
of potentially significant historic landmark sites (last updated in the early 1970s), there is a
concern that redevelopment of most of these sites would change the character of the
city's neighborhoods, which are typically a mix of older, often single-story bungalow style
homes, with two- or three-story high-density condo projects, as well as potentially
impacting access on narrow residential streets and other infrastructure. With little room
for street widening in older beach communities, it is important to note that the added
traffic generation of more high-density housing could conflict with other statewide
priorities such as facilitating access to the beach.
In order to encourage and facilitate the production of higher-density affordable housing,
the Housing Plan (Chapter V) includes Programs 5 and 9 that will offer assistance and
incentives to developers who provide units affordable to lower-income households.
Special Needs Housing
Under state law, persons with special needs include those in residential care facilities,
persons with disabilities, farm workers, persons needing emergency shelter, transitional or
supportive housing, and low-cost single-room-occupancy units. The City‘s regulations
regarding these housing types are discussed below.
City of Hermosa Beach Housing Element IV. Constraints
IV-6 January 2012
Housing for Persons with Disabilities
State requirements. Health and Safety Code §§1267.8, 1566.3, 1568.08 require
local governments to treat licensed group homes and residential care facilities
with six or fewer residents no differently than other single-family residential uses.
―Six or fewer persons‖ does not include the operator, the operator‘s family, or
persons employed as staff. Local agencies must allow these licensed care
facilities in any area zoned for residential use, and may not require licensed
residential care facilities for six or fewer persons to obtain conditional use
permits or variances that are not required of other family dwellings.
Residential care facilities that serve six or fewer persons are not identified in the
Municipal Code as permitted or conditionally permitted uses within any
residential zoning district. ―Group houses‖ are permitted in the R-3 district but
this use is not defined. Program 8 includes a commitment to amend the Code
to identify definitions and standards for group homes and residential care
facilities in conformance with state law.
Reasonable Accommodation. The City‘s Building Code requires that new
residential construction comply with Title 24 accessibility standards. These
standards include requirements for a minimum percentage of fully accessible
units in new multi-family developments. In order to facilitate the processing of
requests to reduce architectural obstacles for persons with disabilities, the City
in 2011 amended the Municipal Code to allow the review of requests for
reasonable accommodation pursuant to SB 520 of 2001 (see Chapter V –
Program 8).
Definition of ―Family‖. The Municipal Code defines "Family" as ―two or more
persons living together in a dwelling unit, sharing common cooking facilities,
and possessing the character of a relatively permanent single bona fide
housekeeping unit in a domestic bond of social, economic and psychological
commitment to each other, as distinguished from a group occupying a
boarding house, club, dormitory, fraternity, hotel, lodging house, motel,
rehabilitation center, rest home or sorority.‖ This definition is consistent with
state law; however the Zoning Code restricts the number of unrelated people
living together to three within single- and two-family units. Unrelated persons
within multi-family units are limited to two in a 1-bedroom unit, three in a 2-
bedroom unit and four in a 3-bedroom unit (Section 17.42.090). Program 8 in
the Housing Action Plan includes a commitment to update the Zoning Code
to allow licensed care facilities in conformance with state law, add a
definition for ―group houses‖ and conform restrictions on unrelated persons
living together to state law.
Maximum concentration requirements. There are no concentration or
separation requirements for residential care facilities or group homes in the
Zoning Code.
City of Hermosa Beach Housing Element IV. Constraints
IV-7 January 2012
Site planning requirements. There are no special site planning requirements
(other than parking, height, and setbacks) for residential care facilities in the
Zoning Code.
Parking requirements. The Zoning Code does not specify a parking
requirement for residential care facilities. The city has not been presented with
requests for such facilities, therefore parking demand would be determined on
a case-by-case based on comparison with uses having similar parking
demand.
Farm Worker Housing
As indicated in Table IV-3 (page IV-3), the City‘s Zoning Ordinance does not
identify farm worker housing separately as a permitted use. However, as
discussed in Chapter II, no agricultural activities are found within Hermosa
Beach or in the surrounding communities. In addition, the 2000 Census did not
identify any City residents employed in farming. Therefore there is no demand
for farm worker housing in Hermosa Beach.
Emergency Shelters and Transitional/Supportive Housing
Emergency shelters are facilities that provide a safe alternative to acute
homelessness either in a shelter facility, or through the use of motel vouchers.
Emergency shelter is short-term, usually for 30 days or less. Recent
amendments to state law (Senate Bill 2 of 2007) require that unless adequate
shelter facilities are available to meet a jurisdiction‘s needs, emergency
shelters must be allowed by-right (i.e., without discretionary review such as a
conditional use permit) in at least one zoning district, but may include specific
development standards. Since the Zoning Code does not currently contain a
definition or development standards for emergency shelters, Program 8 in the
Housing Action Plan (Chapter V) contains a commitment to amend the Code
in compliance with SB 2. The C-3, R-3, SPA 7 and SPA 8 zones will be
considered for this purpose. The C-3 zone encompasses approximately 28
acres while the R-3 zone encompasses approximately 89 acres. SPA 7 and
SPA-8 contain a total of approximately 22 acres. All of these districts provide
good access to transit and other services , and the C-3, SPA-7 and SPA-8 zones
front Pacific Coast Highway, which provides excellent transit service.
Transitional housing is longer-term housing, typically up to two years.
Transitional housing generally requires that residents participate in a structured
program to work toward established goals so that they can move on to
permanent housing. Residents are often provided with an array of supportive
services to assist them in meeting goals. Under SB 2 transitional and supportive
housing is deemed to be a residential use subject only to the same
requirements and standards that apply to other residential uses of the same
type in the same zone. Since the Zoning Code does not currently contain a
definition or regulations for transitional or supportive housing, Program 8 is
included in the Housing Plan to address this issue.
City of Hermosa Beach Housing Element IV. Constraints
IV-8 January 2012
Single Room Occupancy
Single-room-occupancy (SRO) facilities are small studio-type units that
typically rent in the very-low- or extremely-low-income category. SROs are not
identified by the City‘s Zoning Code as permitted uses within any residential or
commercial district, although such facilities may be built in multi -family zones if
the applicable development standards are met. The City's Building Code
requires a 600 square-foot minimum for one-bedroom multi-family units and
the Zoning Code requires a 900 square-foot minimum for condominiums.
California Health and Safety Code Section 17958.1 allows jurisdictions to permit
efficiency units with a minimum floor area of 150 square feet and partial
kitchen or bathroom facilities for occupancy by no more than two persons. In
order to facilitate the development this source of affordable housing, Program
7 is included in the Housing Action Plan to add a definition and development
standards for SROs consistent with state law.
c. Off-Street Parking Requirements
The City‘s parking requirements for residential zones vary by residential type and housing
product (Table IV-4). Two off-street parking spaces plus one guest space are required for
single-family, duplex or two-family dwellings. Multiple dwellings (three or more units) are
also required to have two off-street spaces, plus one guest space for each two dwelling
units. Mobile homes are required to have two spaces per unit. The City adopted a
reduced parking standard for Specific Plan Area No. 6 in conjunction with approval of a
senior assisted living facility, and shared and reduced parking may be approved by the
Planning Commission on a case-by-case basis. Otherwise, there are no explicit provisions
in the Code for a reduction in parking standards for uses that require less parking (such as
senior housing) or as an incentive for the provision of affordable housing. State density
bonus law (SB 1818) prescribes reduced parking standards for affordable housing
developments, however. In order to address these issues, Program 7f is included in the
Housing Action Plan to revise parking standards.
Table IV-4
Residential Parking Requirements
Type of Unit Minimum Parking Space Required
Single family residence 2 spaces plus 1 guest space
Mobile home park 2 spaces
Duplex or two-family dwelling 2 spaces plus 1 guest space
Multiple dwellings (3+ units) 2 spaces plus 1 guest space for each 2 dwelling units
Detached servant‟s quarters or guest houses 1 space
Source: Hermosa Beach Zoning Ordinance, Chapter 17.44
City of Hermosa Beach Housing Element IV. Constraints
IV-9 January 2012
d. Accessory and Second Units
The Zoning Code limits guest houses and accessory living quarters to space within the
main building for someone employed on the premises or temporary use by guests
pursuant to a use permit.
"Guest house" or "accessory living quarters" means living quarters within a
main building for the use of persons employed on the premises, or for
temporary use by guests of the occupants of the premises. Such quarters shall
have no kitchen facilities and shall not be rented or otherwise used as a
separate dwelling unit. Guest houses and accessory living quarters are subject
to the issuance of a conditional use permit and are not allowed in accessory
buildings.
Accessory units differ from second units, which may be rented subject to an age
restriction. The second unit ordinance allows a maximum 640 square foot unit occupied
by one or two adults 60 years of age or older on an 8,000+ square foot lot subject to a
conditional use permit (CUP). Those portions of the city that are presently zoned R-2 and
R-3 typically contain parcels that are too small to accommodate second units. As a
result, the provisions for a second unit apply only to the R -1 single-family zone. In 1992 the
City adopted Ordinance No. 92-1080 which makes all of the required findings under
Government Code Section 65852.2 to preclude the creation of second units in single-
family and multi-family zones, and the City has determined that second units are not
suitable on the residential lots in the City due to impacts on traffic, density, the school
system, infrastructure, sewer, loss of open space, increased impervious surfaces, increase
of solid waste generation, etc. While the City subsequently conducted an extensive lot
merger program these conditions and the reasons to preclude second units continue to
exist. Notwithstanding terminology, in order to facilitate production of the additional,
second units now allowed in the R-1 zone, Program 7 in the Housing Plan includes a
provision to eliminate the conditional use permit requirement in favor of a ministerial
approval process.
e. Density Bonus
Under state law (SB 1818 of 2004), cities and counties must provide a density increase up
to 35% over the otherwise maximum allowable residential density under the Municipal
Code and the Land Use Element of the General Plan (or bonuses of equivalent financial
value) when builders agree to construct housing developments with units affordable to
low- or moderate-income households.
The Zoning Code has not yet been amended to reflect SB 1818, therefore Program 1 is
included in the Housing Plan to address this issue.
City of Hermosa Beach Housing Element IV. Constraints
IV-10 January 2012
f. Mobile Homes/Manufactured Housing
There is often an economy of scale
in manufacturing homes in a plant
rather than on site, thereby
reducing cost. State law precludes
local governments from prohibiting
the installation of mobile homes on
permanent foundations on single-
family lots. It also declares a mobile
home park to be a permitted land
use on any land planned and
zoned for residential use, and
prohibits requiring the average
density in a new mobile home park
to be less than that permitted by
the Municipal Code.
Mobile homes are permitted in each of the residential zones, thereby facilitating the
construction of this type of housing.
One mobile home park is located in Hermosa Beach (Marine Land Mobile Home Park),
which is owned by a private, non-profit corporation. In addition, the adjacent "State RV
Park" is occupied by very-low-income households and persons in transition to permanent
residency. The City committed to retaining the Marine Land Mobile Home Park by
designating it within the General Plan and Zoning Code as a Mobile Home Park (MHP)
Zone and in 2008 the City Council allocated over $111,000 from the Condominium
Conversion Fund to assist residents with their acquisition of the Marine Land Mobile Home
Park. I n December 2008 the project was awarded $1,200,000 subject to conditions under
the state‘s Mobilehome Park Resident Owner Program (see Program 3 in Chapter V).
g. Condominium Conversions
In order to reduce the impacts of condominium conversions on residents of rental
housing and to maintain a supply of rental housing for low- and moderate-income
persons, the City's Municipal Code provides for a tenant assistance plan that includes the
following:
a. A option to first purchase units, including tenant purchase discounts. For those
who choose not to purchase a unit, the subdivider must provide a method by
which tenants will be assisted in finding comparable replacement rental
housing within the area of the conversion, including professional relocation
assistance.
b. A statement of the method by which the subdivider will comply with the
requirements of Section 66427.1 of the State Subdivision Map Act. Such
method must provide that no tenant shall be required to move from his or her
apartment due to the proposed conversion until the expiration of the two-
month period for exercise of his or her right of first refusal.
City of Hermosa Beach Housing Element IV. Constraints
IV-11 January 2012
c. Reimbursement for moving costs incurred, not to exceed $500.00.
d. Extension of tenancy to complete school term, if necessary.
Because of these requirements, the potential impact of condominium conversions is not
a significant constraint on the preservation of affordable rental housing. However, the
reimbursement amounts for moving and for rent differentials should be reviewed to
ensure costs have not outpaced reimbursements. This review is incorporated into
Program 8.
h. Nonconforming Uses and Buildings
The Zoning Code allows residential uses to be rebuilt in the case of destruction or
damage beyond the owner's control provided the nonconformity is not increased.
Nonconforming buildings may expand 100 percent in floor area (existing prior to October
26, 1989, up to 3,000 square feet per unit or 5,000 square feet of total floor area for the
building site). Nonconforming portions of a building with a nonconforming residential use
may be partially modified or altered to the extent necessary to comply with the Uniform
Building Code. Specific rules pertaining to nonconforming parking apply. Building sites
with three or more dwelling units cannot be expanded in floor area unless two parking
spaces per unit plus one guest space for every two units are provided.
The Zoning Code also allows the
Planning Commission to validate as
legal nonconforming residential units
that can be shown to have been used
for residential occupancy more or less
continuously since January 1, 1959
when City records and actual property
use conflict. The City will evaluate
whether to relax provisions governing
validation of residential units that
contribute to the supply of affordable
rental housing when the residential use
is demonstrated to have existed for a
shorter period of time (to be
determined as part of the city's consideration) than is currently required under the code,
provided the units are improved so as to not be substandard and parking adequate for
the occupancy can be provided (Program 9).
i. Building Codes
State law prohibits the imposition of building standards that are not necessitated by local
geographic, climatic or topographic conditions and requires that local governments
making changes or modifications in building standards must report such charges to the
Department of Housing and Community Development and file an expressed finding that
the change is needed. The City‘s Building Code incorporates the California Building
Code, which includes the Uniform Building Code and Uniform Housing Code. The City‘s
City of Hermosa Beach Housing Element IV. Constraints
IV-12 January 2012
Building Code also incorporates the California Building, Plumbing, Mechanical and
Electrical Codes. These are considered the minimum necessary to protect the public 's
health, safety and welfare.
The City‘s ordinance details the revisions and amendments to the Building Code that
exceed state standards. These amendments are all relatively inexpensive, and most of
the revisions are related to fire alarms, smoke detectors, sprinkler systems, a nd other basic
safety measures. The City has adopted some local modifications to the 2010 CalGreen
Codes to address drainage, increased demolition diversion, and increased energy
efficiency, among others, however these were determined to not substantially increase
project costs. Building Code as well as Zoning Code provisions that set forth minimum
residential unit sizes (Table IV-5) will be evaluated as described in Program 8 to ensure
they do not inhibit the provision of affordable and special need housing.
Table IV-5
Residential Unit Minimum Size Requirements
Bedrooms
Building Code Zoning Code
MF SF Condominium
1 bedroom 600 1000 900
2 bedroom 900 1300 1100
3 bedroom 1200 1600 1400
4 bedroom 1800 1900 1530
j. Coastal Zone
Policies in the Coastal Land Use Plan are likely to aid in the maintenance of affordable
housing since they discourage ―mansionization.‖ Since the Zoning Ordinance has not
been certified by the Coastal Commission, amendments and projects affecting coastal
resources must continue to be submitted to the Coastal Commission for review and
approval.
2. Development Processing Procedures
a. Residential Permit Processing
State Requirements. State Planning and Zoning Law provides permit processing
requirements for residential development. Within the framework of state requirements,
the City has structured its development review process in order to minimize the time
required to obtain permits while ensuring that projects receive careful review.
Developer Assistance. Hermosa Beach has prepared permit processing guidelines to
assist residential builders in applying for development permits for single-family residences,
multi-family, and subdivisions. The guides are comprehensive in nature, address the steps,
and check points to be followed. Early consultation with City staff is encouraged to
identify issues as soon as possible and reduce processing time. This consultation (at no
City of Hermosa Beach Housing Element IV. Constraints
IV-13 January 2012
cost to applicants) allows applicants to become acquainted with the information and
fees required by each department and agency. Preliminary site and architectural plans
are also reviewed for consistency with City standards. This conference allows the
applicant to assess the feasibility of the project and make adjustments during the
preliminary planning stages to minimize costs.
Permit Approval Procedures and Timing. Simultaneous processing of required
entitlements (e.g., subdivisions and planned developments permits) is also provided as a
means of expediting the review process. Most projects under the purview of the Planning
Commission are approved or denied within six weeks of filing; a subsequent process
requiring Planning Commission actions to be reported to the City Council and the
appeal period typically consumes about 30 days. Therefore, the process is typically
completed within 3 months from application filing.
Single-Family Detached Units – Applications are reviewed by the Planning
Division for zoning clearance, and subsequently by the Building Division.
Processing time is typically three to four weeks.
Condominiums – A conditional use permit, precise development permit
(PDP) design review, and tentative subdivision map must be approved by
the Planning Commission; this process is usually completed within three
months from the date a complete application is received. Once that
approval is obtained, the building permit application can be
simultaneously reviewed by the planning and building divisions. The building
permit process takes about three to six weeks.
Multi-Family Projects – A precise development plan (PDP) design review is
conducted by the Planning Commission. If a conditional use permit is also
required by the Zoning Code, then it is reviewed by the Planning
Commission concurrently. Such review is usually completed within three
months from the date a complete application is received. Once approval
is obtained, the building permit application can be simultaneously
reviewed by the planning and building divisions. A structural plan check is
performed by an outside contractor. The building permit process takes
about four to six weeks.
Mixed-Use Projects – A precise development plan (PDP) design review is
conducted by the Planning Commission. If a conditional use permit is
required by the Zoning Code, concurrent Planning Commission review is
usually completed within three months from the date a complete
application is received. The building permit process takes about three to six
weeks.
Building Plan Check - Plan check for the processing of residential building
permits is generally four to six weeks, depending on the City‘s workload. For
discretionary permits, there is an initial internal review period of 30 days.
Building codes are applied to new construction, and projects are
monitored and inspected under the building permit process. Where no
permits have been obtained, inspections are made in response to request
and complaints.
City of Hermosa Beach Housing Element IV. Constraints
IV-14 January 2012
Programs 5, 7 and 9 in the Housing Plan (Chapter V) include specific actions the City will
take to streamline the development review process to facilitate the production of
affordable housing.
b. Environmental Review
Environmental review is required for all discretionary development projects under the
California Environmental Quality Act (CEQA). Most projects in Hermosa Beach are either
Categorically Exempt or require only an Initial Study and Negative Declaration.
Developments that have the potential of creating significant impacts that cannot be
mitigated require the preparation of an Environmental Impact Report. Most residential
projects require a Negative Declaration and take an additional three to four weeks to
complete. Categorically Exempt developments such as second residential units require a
minimal amount of time. As a result, state-mandated environmental review does not
pose a significant constraint to housing development.
3. Development Fees and Improvement Requirements
State law limits fees charged for development permit processing to the reasonable cost
of providing the service for which the fee is charged. Various fees and assessments are
charged by the City and other public agencies to cover the costs of processing permit
applications and providing services and facilities such as schools, parks and
infrastructure. Almost all of these fees are assessed through a pro-rata share system,
based on the magnitude of the project's impact or on the extent of the benefit that will
be derived.
Table IV-6
City of Hermosa Beach Planning & Building Fees
Planning Fees/Building Fees Fee Amount
Conditional Use Permit (CUP) $1,604
CUP for Condominium (cost/2 units) $1,293
CUP for Condominium (per unit over 2 units) $144
CUP/Parking Plan/PDP (amendment) $1,672
Environmental Assessment $1,318
Extension (tentative map, final map, CUP) $1,517
Final Map $1,476
General Plan Amendment/Zone Change $3,115
Parking Plan $1,770
Precise Development Plan $2,595
Subdivision – Tentative Map $1,974
Variance $1,869
Parks and Recreation Fees (condos excluded)** $3,500/unit
Parks and Recreation Fees, in lieu (condos only)** $14,096/unit
Building Permit $1,621.44 for first $100,000 plus
$9.28 for each additional $1,000
Sewer Use Fee** Same as County Sewer Fee
City of Hermosa Beach Housing Element IV. Constraints
IV-15 January 2012
Source: City Of Hermosa Beach. 2008-09.
*Averages for 3-bedroom, 2 bath single-family home.
**Credits available if existing square footage is demolished or dwelling units are replaced.
Does not include possible cost for an environmental impact report or related consultant fees.
Table IV-6 shows fees associated with new development within Hermosa Beach. As can
be seen from the table, Park and Recreation and Building Permit fees represent the
largest development fees, although since many projects replace units, credits can be
obtained. For a typical 2,000-square-foot single-family dwelling (excluding any demolition
or entitlement cost), cumulative permit fees are estimated at approximately $12,000 per
unit or $5,000 if the new unit replaced a 1,500-square-foot house as of February 2009.
Fees for a 2,000-square-foot condominium unit (part of a typical two-unit project) that
replaced a 1,500-square-foot dwelling would be about $19,000, or $22,000 if no
replacement was involved. Nearly all multi-family projects are small condominium
projects which allow owners to maximize investment on small lots.
The City periodically evaluates the actual cost of processing the development permits
when revising its fee schedule. The last review was 2001.
In addition to City fees, development fees levied by the school districts and special
districts include the following as of January 2009:
School Fees: $2.63 per square foot
L.A. County Sewer Connection Fee: $2,850 (single family home)
Aside from parkland fees, no other impact fees have been adopted.
The City requires developers to provide on-site and off-site improvements necessary to
serve their projects. Such improvements may include water, sewer and other utility
extensions, street construction and traffic control device installation that are reasonably
related to the project. Dedication of land or in-lieu fees may also be required of a
project for rights-of-way, transit facilities, recreational facilities and school sites, consistent
with the Subdivision Map Act.
The City‘s Capital Improvement Program (CIP) contains a schedule of public
improvements, including street improvements and other public works projects, to
facilitate the City‘s continued development according to the City‘s General Plan. The
CIP helps to ensure that construction of public improvements is coordinated with private
development.
Although development fees and improvement requirements increase the cost of
housing, cities have little choice in establishing such requirements due to the limitations
on property taxes and other revenue sources needed to fund public improvements.
City of Hermosa Beach Housing Element IV. Constraints
IV-16 January 2012
B. Non-Governmental Constraints
1. Environmental Constraints
Environmental constraints include physical features such as steep slopes, fault zones,
floodplains, or sensitive biological habitat. In many cases, development of these areas is
constrained by state and federal laws (e.g., FEMA floodplain regulations, the Clean
Water Act, Endangered Species Act, Coastal Act, State Fish and Game Code and
Alquist-Priolo Act). The City‘s Coastal Land Use Plan and General Plan have been
designed to protect sensitive areas from development, and to protect public safety
Environmentally sensitive areas are generally zoned and protected as parklands.
However, a significant portion of the City is within the Coastal Zone wherein impacts to
coastal resources are always of concern. In addition, portions of the city are located on
moderately steep hillsides and some areas are subject to liquefaction. While policies
constrain residential development to some extent, they are necessary to support other
public policies.
2. Infrastructure Constraints
With almost 20,000 people living within its 1.3 square miles and virtually no vacant land,
the City‘s growth is limited to redevelopment and replacement of existing structures. This
section discusses potential infrastructure constraints on such development.
Water and Wastewater. Water and wastewater systems are generally able to serve
existing demands. Most new development will continue to be replacement of existing
structures, and water and sewer capacities are projected to be sufficient to
accommodate this replacement during the planning period. However, significant
deficiencies in the sewer system exist and rehabilitation is necessary , and new
development may require offsite improvements. In 2009 the City Council approved
Sewer System Master and Management Plans identifying the cost to repair the 80-year-
old system at $9 million. An analysis of options for funding the cost of improvements is
underway. Water infrastructure is replaced and developer improvements are in
accordance with the schedules and requirements of the service providers.
Streets and Parking. One of the primary infrastructure issues associated with the current
level of development is the limited capacity of on-street parking. As a dense beach city
inundated by tourists throughout the summer months, the city lacks adequate parking in
many areas. The City addresses this constraint incrementally by ensuring that all new
developments, both residential and commercial, provide adequate off-street parking so
they do not need to rely on on-street parking.
Streets in Hermosa Beach are subject to high levels of traffic, which would be further
impacted by new development. The great majority of the traffic, especially during the
summer months, consists of through-traffic, over which the City has no control. Because
of the City‘s location in relation to the regional freeway system, access to the surrounding
region is limited to the arterial roadways. The many thousands of visitors to the local
beaches also affect parking and other services, in addition to traffic.
City of Hermosa Beach Housing Element IV. Constraints
IV-17 January 2012
Drainage. Finally, urban storm water run-off is a challenging issue because the City is an
ocean front community with over 90% impermeable ground surface. In addition to best
management practices (BMPs) implemented through its regional storm water discharge
permit, the City also requires infiltration basins, when appropriate, with new
developments. The City has adopted rules to allow and encourage pervious surfaces
and also adopted Cal-Green building standards in 2010 exceeding state requirements
by requiring increased permeability or infiltration in connection with new development.
The City has installed an award-winning infiltration project in the downtown area, which
should serve as a model for other areas.
3. Land Costs
Land represents one of the most significant components of the cost of new housing.
Land values fluctuate with market conditions, and have been steadily increasing since
2000. The recent downturn in the housing market is expected to affect land values
negatively, however.
Per-unit land cost is directly affected by densi ty – higher density allows the cost to be
spread across more units, reducing the total price. Most new residential development in
the City consists of one to two units per lot Recent trends indicate redevelopment
projects have been maximizing density.
4. Construction Costs
Residential construction costs are estimated by the Community Development
Department at $200 per square foot and higher, usually due to the type of construction
and amenities desired by the developer in this market. Construction cost is affected by
the price of materials, labor, development standards, and general market conditions.
The City has no influence over materials and labor costs, and the building codes and
development standards in Hermosa Beach are not substantially different from other cities
in the South Bay area. Since most development consists of private redevelopment where
impact fees and major infrastructure or offsite improvements are typically not required, it
is likely that costs are lower than in many cities. The City adopted the 2010 CalGreen
codes with some local modifications; however, no ‗reach‘ codes were adopted and
these amendments were carefully reviewed to ensure they were readily achievable and
would not add substantial cost, especially given current economic conditions.
5. Cost and Availability of Financing
Hermosa Beach is similar to most other communities with regard to private sector home
financing programs. The recent crisis in the mortgage industry has affected the
availability of real estate loans, although the long-term effects are unpredictable. For
buyers with good credit histories, mortgages can be obtained at very favorable interest
rates.
Under state law, it is illegal for real estate lending institutions to discriminate against entire
neighborhoods in lending practices because of the physical or economic conditions in
the area (―redlining‖). In monitoring new construction sales, re-sales of existing homes,
City of Hermosa Beach Housing Element IV. Constraints
IV-18 January 2012
and permits for remodeling, it would not appear that redlining is practiced in any area of
the city.
C. Fair Housing
State law prohibits discrimination in the development process or in real property
transactions, and it is the City‘s policy to uphold the law in this regard. Fair housing issues
are addressed in Hermosa Beach through coordination with fair housing organizations to
process complaints regarding housing discrimination and to provide counseling in
landlord/tenant disputes. Anti-discrimination resource materials (handouts, booklets,
pamphlets, etc.) are made available to the public at City Hall, the library, and on the
City‘s website through links to the Housing Rights Center (see Program 7 in Chapter V -
Housing Plan).
City of Hermosa Beach Housing Element V. Housing Plan
V-1 January 2012
V. HOUSING PLAN
A. Goals, Objectives and Policies
The purpose of this section of the Housing Element is to identify those policies and
programs that will enable the City to accommodate its housing objectives during the
2008-2014 planning period. This section consists of the following:
The Introduction to the Housing Plan provides an overview of the components
that comprise the Housing Plan;
The Housing Policies outlines those policies that serve as the City‘s vision
relative to the conservation of existing housing and the provision of new
housing;
The Housing Programs describes those programs that will be effective in the
implementation of the aforementioned policies, including specific actions, objectives
and implementation schedule.
B. Housing Element Policies
This section establishes the City‘s housing policy framework. Section 65583(c) of the
Government Code requires that actions and policies included in the housing program
address five key issue areas. As a result, the policies that have been included in the City
of Hermosa Beach Housing Element respond to the following issue areas:
The manner in which the City will assist in the conservation of existing housing
resources, including affordable housing;
The City‘s strategy in assisting in the development of new housing
opportunities;
How the City intends to provide adequate sites to achieve a variety and
diversity of housing types;
How the City proposes to remove governmental constraints that may impact
the preservation and development of housing; and,
How the City may help to promote equal housing opportunities.
Issue Area No. 1 - Conservation of Existing Housing
As indicated previously, the City‘s proximity to the Pacific Ocean and its desirability as a
place to live and vacation has contributed to the high land and housing costs relative to
the surrounding region. The City, nevertheless, has been successful in maintaining its more
affordable housing through the adoption of ordinances and special land use regulations.
The City of Hermosa Beach remains committed to those efforts designed to preserve and
maintain the existing housing resources in the City, including affordable housing.
City of Hermosa Beach Housing Element V. Housing Plan
V-2 January 2012
This commitment is underscored by the policies listed below.
Policy 1.1 The City will continue to encourage the maintenance and
improvement of the existing housing stock within the local
neighborhoods.
Policy 1.2 The City will assist in the preservation and enhancement of the
housing supply available to senior citizens.
Policy 1.3 The City will work to minimize the conversion of existing lower-cost
rental housing in multiple-family developments to condominiums.
Policy 1.4 The City will promote and encourage the conservation and
maintenance of the existing neighborhoods.
Policy 1.5 The City will investigate potential sources of funding and other
incentives that will assist in the preservation and renovation of older
housing units.
Policy 1.6 The City will continue to implement its current code enforcement
procedures as a means to ensure the conservation and
maintenance of existing housing resources in the City.
Issue Area No. 2 - Development of New Housing Opportunities
The City‘s ability to directly fund the construction of affordable housing is constrained
due to the absence of redevelopment set-aside monies typically used for this purpose. In
addition, the construction of affordable public housing within the coastal zone would not
represent an efficient expenditure of public money, given the relatively high land and
development costs in the City. As a result, the City continues to be an active participant
in the development of more affordable housing through the relaxation of land use
controls and other incentives. The City of Hermosa Beach will continue to assist in the
development of new housing for all income groups through the implementation of the
policies listed below.
Policy 2.1 The City will continue to promote the development of a variety of
housing types and styles to meet the existing and projected housing
needs of all segments of the community.
Policy 2.2 The City will continue to encourage the development of safe, sound,
and decent housing to meet the needs of varying income groups.
Policy 2.3 The City will continue to implement the land use policy contained in
the City’s General Plan, which provides for a wide range of housing
types at varying development intensities.
Policy 2.4 The City will continue to support and promote home ownership in
the community.
Policy 2.5 The City will continue to cooperate with other government agencies,
citizen groups, and the private sector, in order to assist in meeting
the existing and future demand for housing.
City of Hermosa Beach Housing Element V. Housing Plan
V-3 January 2012
Issue Area No. 3 - Provision of Adequate Sites for New Housing
The majority of the City underwent development during the early 1900s. More intensive
development followed, and this intensification has occurred up to the present time.
There are few vacant parcels of land remaining in the City, and the majority of the
residential construction that has occurred involved the ―recycling‖ of individual
properties. Nevertheless, the City of Hermosa Beach will continue to explore potential
sites for residential development as a means to achieve a variety and diversity of housing
types.
Policy 3.1 The City will evaluate new development proposals in light of the
community's environmental resources and values, the capacity of
the public infrastructure to accommodate the projected demand,
and the presence of environmental constraints.
Policy 3.2 The City will continue to evaluate the General Plan and zoning to
ensure residential development standards are adequate to serve
future development.
Policy 3.3 The City will continue to review current zoning practices for
consistency with the General Plan as a way to facilitate new mixed-
use development within or near the commercial districts.
Issue Area No. 4 - Removal of Governmental Constraints
In previous years, the City has been successful in the conservation of housing, especially
affordable housing, through the implementation of land use ordinances and regulations.
A key component of the City‘s housing policy is to assist in the development of more
affordable housing with the use of incentives and other measures. The City of Hermosa
Beach will remain committed to the removal of governmental constraints.
Policy 4.1 The City will continue to abide by the provisions of the Permit
Streamlining Act as a means to facilitate the timely review of
residential development proposals.
Policy 4.2 The City will work with prospective developers and property owners
to assist in their understanding of the review and development
requirements applicable to residential development in the City.
Policy 4.3 The City will continue its efforts to educate the community regarding
the development standards contained in the City of Hermosa Beach
Zoning Ordinance.
Policy 4.4 The City will continue to evaluate its Zoning Ordinance and General
Plan and remove governmental constraints related to development
standards. These may include, but not be limited to, parking
requirements, allowing affordable housing on commercial sites, new
standards for mixed-use development, lot consolidation incentives,
and senior housing requirements.
City of Hermosa Beach Housing Element V. Housing Plan
V-4 January 2012
Issue Area No. 5 - Equal Housing Opportunities
Federal and State laws prohibit housing discrimination based on an individual‘s race,
ethnicity, or religion. Enforcement of fair-housing laws generally occurs through the
courts, though persons being discriminated against often lack the resources to obtain the
necessary legal protections. As a result, alternative means to obtain assistance must be
made available. Towards this end, the City will continue to cooperate with other public
agencies and non-profit organizations providing this assistance.
Policy 5.1 The City will continue to provide information and referral services to
regional agencies that counsel people on fair housing and landlord-
tenant issues.
Policy 5.2 The City will continue to cooperate with the County Housing
Authority related to the provision of rental assistance to lower-
income households.
Policy 5.3 The City will continue to cooperate with other cities and agencies in
the area in investigating resources available to provide housing for
the area's homeless population.
Policy 5.4 The City will support the expansion of shelter programs with adjacent
cities and local private interests for the temporary accommodation
of the homeless population.
The housing programs that will implement these policies are described in Section C
below.
C. Description of Housing Programs
The programs included in this Housing Element focus on those incentives that will
encourage the private sector to construct affordable housing in the City. As indicated in
Section II – Needs Assessment, the City‘s RHNA allocation calls for the construction of 562
new housing units during the 2006-2014 planning period. The City‘s main challenge in
accommodating this need is its lack of vacant land. As a result, the vast majority of new
housing development must occur through the ―recycling‖ of older housing units and
redevelopment of underutilized parcels. As part of the RHNA process in 2011 the City
demonstrated that in fact an equivalent or greater number of replacement units were
being constructed in place of units that were being demolished. Providing new housing
that is affordable to lower-income housing is particularly difficult since the City does not
have a redevelopment agency that could provide set-aside funds. The lack of available
programs and resources, coupled with high land and development costs, will be a
constraint to the development of new affordable housing to meet these RHNA targets.
As a result, the focus of the following programs is to identify strategies to assist the private
market in the development of affordable housing. These programs include:
A program that encourages the development of more affordable housing
through the use of incentives currently required under state law;
City of Hermosa Beach Housing Element V. Housing Plan
V-5 January 2012
Continuation of support for conversion of the Marine Land Mobile Home Park
to a resident owned park and maintenance of the City's Mobile Home Park
Ordinance;
Programs that promote the implementation of those sections of the City‘s
Zoning Ordinance permitting high density, and thus potentially affordable
residential development in the R-3, R-P and C-1 zoning districts;
A program to create opportunities for affordable housing development in the
C-3, SPA-7 and SPA-8 zones which currently do not allow housing
development; and
Programs designed to promote the maintenance of the existing housing stock
and the protection of existing residential neighborhoods from the intrusion of
incompatible land uses.
1. Density Bonus
Program Description: In 2004 the state legislature adopted SB 1818, which overhauled
state density bonus law. The new law requires cities to grant a density bonus of up to 35%
and other incentives for qualifying affordable or senior housing developments. The City
will update the Zoning Ordinance in conformance with SB 1818 to encourage the
development of affordable and senior housing. To help inform developers and
contractors of this incentive program, the City will provide brochures at the counter and
provide information on the City‘s web site regarding the Density Bonus Program.
Timing: The Code amendment will be presented to the City Council for adoption within
six months of Housing Element certification. Brochures, website and other outreach
elements of this program will be fully implemented during 2012.
Funding: City General Fund. No new funding source will be required.
2. Housing Sites Database
Program Description: The City will ensure that adequate sites are available to
accommodate its new housing need for the 2008 – 2014 planning period, and continue
to maintain its comprehensive land use database as means to identify suitable sites fo r
new residential development. This database provides zoning and other information for
every parcel in the City, and includes information regarding underdeveloped and
undeveloped parcels.
The City will make the database available to property owners, investors, and builders at
the Planning Department counter.
Timing: This is an existing program to be continued.
Funding: General Fund.
City of Hermosa Beach Housing Element V. Housing Plan
V-6 January 2012
3. Mobile Home Conservation
This program provides for the ongoing maintenance and conservation of the Marine
Land Mobile Home Park located at 531 Pier Avenue. The 62-space park provides housing
for extremely-low-, very-low- and low-income households. The Hermosa Court
Recreational Vehicle Park with 19 pads at 725 10th Street also provides transitional
housing space for those persons or households in transition from an RV to apartment or
home. The City's MHP Zoning District requires Planning Commission approval in order to
add or delete spaces in the park, which helps to preserve affordability by discouraging
conversion from single- to double-wide spaces. The Mobile Home Park has obtained
state funding to convert to a resident owned park.
This program was implemented with City Council allocation of over $111,000 and
$1,200,000 awarded under the state‘s Mobilehome Park Resident Owner Program
(MPROP).
Timing: This program is ongoing.
Funding: General Fund. No new funding source will be required.
4. Code Enforcement
Program Description: Chapter 8.28 of the Municipal Code provides for the abatement of
nuisance conditions relating to private property. To ensure that this goal is achieved, the
Code Enforcement Program emphasizes the following:
The City actively pursues Municipal Code violations on a complaint basis, with
particular emphasis being placed on those areas clearly exposed to public
view;
All necessary steps are taken to ensure that violations are corrected in an
expeditious and voluntary manner;
Where appropriate, property owners are informed of available assistance
programs for lower-income persons who may not be able to afford needed
improvements or corrections; and
The City utilizes misdemeanor criminal prosecution only when attempts to gain
voluntary compliance have failed.
The Code Enforcement Program is responsible for enforcing those sections of the
Municipal Code related to property maintenance, including zoning, property
maintenance, illegal units, trash container regulations, construction without permits, and
sign regulations. The Code Enforcement Officer assists and makes recommendations to
other City departments, such as conducting inspections of business licenses, home
occupation offenses, and obstructions in public right-of-way.
Timing: This program is in place and will continue through the planning period.
Funding: General Fund. No new funding source will be required.
City of Hermosa Beach Housing Element V. Housing Plan
V-7 January 2012
5. Affordable Housing Development Outreach and Assistance
Program Description: This program involves the investigation of potential funding sources
and administrative support to assist private and non-profit organizations in the
development and/or provision of affordable housing. The City will investigate the
feasibility of expanding CDBG funding and Section 8 rental vouchers to qualifying
households. The Section 8 program is one of the major sources of housing assistance for
very-low- and extremely-low-income households. If the City is successful in obtaining
increased CDBG funding and/or expanding Section 8 rental vouchers for residents, this
information will be posted in the Community Center, on the City‘s website, in handouts
provided in the information kiosk in the City Hall lobby, and in the local library. Brochures
will also be provided to local service clubs including the local ―Meals on Wheels‖
program, local dial-a-ride service, the local recreation center, and emergency shelters in
the area.
The City will also provide incentives such as priority processing, fee waivers and deferrals,
and modified development standards to projects with low- or moderate-income units,
and will assist in preparing and processing grant applications for affordable housing
projects to support the development of such units. Project sponsors will be encouraged
to include units for extremely-low-income households where feasible. The City in 2010
conferred with a variety of nonprofits to identify specific actions the City can take to
facilitate the development of affordable housing, including to extremely-low-, very-low-
and low-income households. As a result of this consultation process, the City has added
Program 7(k) to allow development of affordable housing within the C-3, SP-7 and/or
SPA-8 zones, thereby expanding the lower-income site inventory by approximately 10
acres. The City will inform nonprofits of this program within 60 days of Housing Element
adoption.
Timing: Inform nonprofits of Program 7(k) within 60 days of Housing Element adoption.
Funding: This program will be financed through the City‘s General Fund and grant funds.
No new funding source will be required.
6. Fair Housing
Program Description: The City provides assistance to local fair housing organizations to
address complaints regarding housing discrimination within the City and to provide
counseling in landlord/tenant disputes. This program includes a referral service in City Hall
whereby a staff person provides materials (handouts, booklets, pamphlets, etc.) to the
public. This information is also available to the public at the library and on the City‘s
website.
Timing: This program is ongoing and will continue through the planning period.
Funding: General Fund. No new funding source will be required.
City of Hermosa Beach Housing Element V. Housing Plan
V-8 January 2012
7. Zoning for Special Needs and Affordable Housing
Program Description: The City will update the Zoning Code to remove constraints and
encourage the provision of housing for persons with special needs, including regulations
and procedures related to group homes, emergency shelters, transitional/supportive
housing and persons with disabilities. In addition, the Zoning Code will be amended to
create a lower-income housing overlay zone encompassing development sites that can
accommodate at least 16 units per site in the C-3, SPA-7 and/or SPA-8 zones to allow
affordable housing by-right thereby creating additional development opportunities for
lower- income housing commensurate with the RHNA.
a. Group Houses and Residential Care Facilities. Amend the Zoning Code to
include a definition and regulations for group homes and residential care
facilities in conformance with state law.
b. Reasonable Accommodation. Implement the Reasonable Accommodation
ordinance for persons with disabilities pursuant to SB 520 (the City adopted this
ordinance in 2011).
c. Emergency Shelters. Amend the Zoning Code to designate a zone where
emergency shelters are permitted ―by-right‖ subject to appropriate
development standards consistent with SB 2. The R-3 (Multiple-Family
Residential), C-3 (General Commercial), Specific Plan Area 7 and Specific Plan
Area 8 zones will be considered for this purpose. The R-3 zone contains 89
acres, the C-3 zone contains 28 acres, and the SPAs contain 22 acres. All of
these zones have the capacity for at least one shelter and are served by transit
and other services required by the homeless population to the degree they
exist within the City.
d. Transitional/Supportive Housing. Amend the Zoning Code to clarify that
transitional/supportive housing is a residential use that is permitted subject to
the same requirements and standards that apply to other residential uses in the
same zone.
e. SROs. Amend the Zoning Code to include a definition and regulations to
encourage and facilitate ―single-room-occupancy‖ (SRO) housing.
f. On-Site Parking. Amend the Zoning Code to allow reduced on-site parking for
residential uses where it is demonstrated that fewer spaces will be required
(e.g., senior housing).
g. Restrictions on Unrelated Persons in a Household. Amend the Zoning Code to
conform or clarify regulations restricting number of unrelated person living
together in any zone to state law and for internal code consistency.
h. Minimum Unit Size. Review the minimum residential unit size requirements to
determine whether they pose an unreasonable constraint to housing for lower-
income persons and persons with special needs, and amend the Municipal
Code, if appropriate, to revise the limits.
City of Hermosa Beach Housing Element V. Housing Plan
V-9 January 2012
i. Second Units. Amend the R-1 zone regulations to administratively allow a
second unit not exceeding 640 square feet occupied by one or two adults
who are 60 years of age or older on lots 8,000 square feet or larger, provided
the existing residence in which the second unit is to be located conforms to
the City's parking code. A deed restriction restricting occupancy of the second
unit is required.
j. Housing by right. Amend the Zoning Code to clarify that a Precise
Development Plan required in conjunction with a permitted use is a design
review, rather than a determination of whether the use may be allowed.
k. Affordable Housing Development Opportunity Sites. To accommodate the
City‘s regional need of 240 units for lower-income households, General Plan
and Zoning Code amendments will be processed to establish an affordable
housing development overlay zone as follows:
Affordable Housing Overlay
1. Applies to high-potential sites identified in Table B-6 located within the
C-3 zone and zones that allow C-3 uses.
2. Owner-occupied and rental multi-family housing affordable to lower-
income households is permitted on these sites by-right (subject only to
Planning Commission approval of a non-discretionary Precise
Development Plan controlling project design).
Base density is 33 units per acre (plus density bonus), and the
minimum allowable density is 25 units per acre.
A minimum of 16 units can be accommodated and must be
developed per project site.
3. This overlay zone will encompass a minimum of 4 acres comprising
suitable sites to accommodate lower-income housing and shall be
restricted so that owner-occupied and rental multi-family housing
affordable to lower-income households is permitted by-right. Other
development requires a conditional use permit, with the exception of
the continuation, modification or change of an existing use in an
existing structure provided said modification or change of use does not
require a discretionary planning permit (e.g., precise development
plan, parking plan, conditional use permit, or variance).
Approval of a CUP requires a finding that the non-residential
development will not reduce or eliminate the capacity of available
land to necessary to accommodate the remaining RHNA for lower-
income households.
These sites are intended to satisfy the exclusive residential zoning
requirement for 50% of the remaining lower-income RHNA.
To implement the statutory requirement that 50% of the RHNA lower-
income need is accommodated on sites zoned exclusively for
City of Hermosa Beach Housing Element V. Housing Plan
V-10 January 2012
residential use, the housing overlay zone will restrict a minimum of 4
acres to be developed exclusively for residential use restricted to lower-
income households. The housing overlay zone will encompass a
minimum of 4 acres within C-3, SPA-7 and/or SPA-8 zones. Prior to any
discretionary conditional approvals for any project other than lower-
income housing within the 4-acre restricted areas, specific findings shall
be made. At no time will the residential capacity of available sites in
the overlay zone be less than the adjusted RHNA need.
The City will comply with the ―no net loss‖ provisions of Government
Code Section 65863. To ensure the continued availability of residential
sites within the housing overlay zone, the City shall implement a RHNA
Housing Sites Monitoring System to ensure the capacity of sites is at a
minimum equivalent to the remaining lower-income RHNA need. The
monitoring system will adjust the site acreage requirements based
upon the residential capacity of remaining sites in the overlay zone at
a base density of 33 du/acre. The monitoring system shall be updated
on a project-by-project basis and an annual monitoring report shall be
provided to the City Council in conjunction with HCD‘s annual
reporting requirements.
Timing: The Zoning Code will be amended to address these objectives within one year of
Housing Element certification by HCD. Program 7k will be implemented with adoption of
the Housing Element.
Funding: General Fund. No new funding source will be required.
8. Non-Conforming Residential Uses
Program Description: The Zoning Code also allows the Planning Commission to validate
as legal nonconforming residential units that can be shown to hav e been used for
residential occupancy more or less continuously since January 1, 1959 when City records
and actual property use conflict. The City will evaluate whether to relax provisions
governing validation of residential units that contribute to the supply of affordable rental
housing when the residential use is demonstrated to have existed for a shorter period of
time (to be determined as part of the City's consideration) than is currently required
under the code, provided the units are improved so as to not be substandard and
parking adequate for the occupancy can be provided.
Timing: Submit review and recommendations for City Council consideration within six
months from Housing Element certification.
Funding: General Fund. No new funding source will be required.
9. Facilitate Efficient Use of Sites that Allow High-Density Residential Development
Program Description: This program will facilitate affordable housing development on sites
that allow high-density residential development including reducing constraints posed by
small lot sizes.
City of Hermosa Beach Housing Element V. Housing Plan
V-11 January 2012
a. The City will facilitate lot consolidation by:
Assisting affordable housing developers in identifying opportunities for lot
consolidation using the City‘s GIS system and property database;
Continue to expedite processing for lot consolidations processed concurrently
with planning entitlements;
Amend the Zoning Code to provide a graduated density bonus for lower-
income housing on small lots consolidated into a single building site according
to the following formula:
Combined Parcel Size Allowable Base Density*
Less than 0.50 acre 33 units/acre
0.50 acre to 0.99 acre 34.7 units/acre (5% increase)
1.00 acre or more 36.3 units/acre (10% increase)
*Excluding density bonus
Publicize the program on the City‘s website, at the Planning counter, and by
notice to affordable housing providers.
b. The City will facilitate affordable housing development by:
Facilitating pre-application meetings;
Implementing incentives under the Density Bonus law;
Reducing on-site property development standards (e.g. reduced setbacks,
reduced parking standards) for developments with affordable elderly or
disabled housing units for small projects below the threshold of the Density
Bonus law;
Allowing deferral or waiver of City fees necessary to make the project cost-
effective;
Facilitating permit processing so that developers can take advantage of
funding opportunities;
Expediting permit processing through concurrent review through the planning
and building processes;
Promote programs on the City‘s website and at the Planning Counter and
biennially notify affordable housing developers of the City‘s housing incentives.
Timing: Process a Zoning Code amendment within six months of Housing Element
certification; implementation throughout the planning period.
Funding: General Fund. No new funding source will be required.
City of Hermosa Beach Housing Element V. Housing Plan
V-12 January 2012
D. Housing Program Implementation Matrix
Table V-1 indicates the agency or department responsible for overseeing the
administration and/or implementation of the aforementioned programs. The table also
indicates the funding source for the program, the schedule for the program‘s
implementation, and finally, where appropriate, the estimated number of housing units
or persons that will be assisted.
Table V-1
Program Implementation Matrix
Program
Funding
Source Implementation Schedule Quantified Objectives
Responsible
Department
1. Density Bonus
Program
General
Fund
Code amendment within six months
of Housing Element certification
Code amendment in
conformance with state law
Community Development
Department
2. Housing Sites
Database
General
Fund
2008-2014 Database complete and
being implemented.
Community Development
Department
3. Mobile Home
Conservation
General
Fund
2008-2014 Continue to support
maintenance of mobile
home park
Community Development
Department
4. Code Enforcement General
Fund
2008-2014 Ongoing. Community Development
Department
5. Affordable Housing
Outreach & Assistance
General
Fund
Notify nonprofits of housing
opportunities in 2012
Ongoing Community Development
Department
6. Fair Housing General
Fund
Annual assistance to fair housing
organization
Ongoing Community Development
Department
7. Zoning for Special
Needs Housing and
Affordable Housing
General
Fund
Code amendments within one year
of Housing Element certification
General Plan and Code
amendments
Community Development
Department
8. Non-Conforming
Residential Uses
General
Fund
City Council review within 6
months of Housing Element
certification
Review and follow-up
action, as appropriate
Community Development
Department
9. Efficient Site Use for
High Density
Development
General
Fund
Code amendments within six
months of Housing Element
certification
Code amendments Community Development
Department
Table V-2
Quantified Objectives, 2008-2014
Income Category
Ex. Low V. Low Low Mod Upper Totals
New construction (1) 74 73 93 98 224 562
Rehabilitation 10 10
Conservation (2) 62 62
1. Quantified objective for new construction is for the period 1/1/2006 - 6/30/2014 per the RHNA
2. Mobile homes
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-1 January 2012
Appendix A
Evaluation of the 2003 Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the
effectiveness of the existing Housing Element, the appropriateness of goals, objectives
and policies, and the progress in implementing programs for the previous planning
period. This appendix contains a review the housing goals, policies, and programs of the
previous Housing Element, adopted in 2003, and evaluates the degree to which these
programs have been implemented during the previous planning period. This analysis also
includes an assessment of the appropriateness of goals, objectives and policies. The
findings from this evaluation have been instrumental in determining the City‘s 2008
Housing Implementation Program.
Table A-1 summarizes the programs contained in the previous Housing Element along
with the source of funding, program objectives, accomplishments, and implications for
future policies and actions.
Table A-2 evaluates the appropriateness of previous goals and policies, and identifies
any changes that are called for in response to the City‘s experience during the past
planning period. Based on this evaluation, all of the current Goals and Policies continue
to be appropriate and have been retained.
Table A-3 shows residential projects built during 2006 through 2008. All of these units are
presumed to be above-moderate income.
Table A-4 presents the City‘s progress in meeting the quantified objectives from the
previous Housing Element.
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-2 January 2012
Table A-1
Housing Element Program Effectiveness Evaluation
City of Hermosa Beach
2001 - 2008
Program
Responsible
Agency Funding Source Program Objectives Accomplishments
Future Policies and
Actions
1. Development Bonus
Program
Community
Development
Department
General Fund To help inform developers
and contractors of the
incentive program, the
City will continue to
provide brochures at the
counter and provide
information on the City‘s
web site regarding the
Housing Development
Incentive Program, and
will review its zoning
ordinance to ensure
consistency with state
laws. The Program will
provide for the
construction of new
housing, both affordable
and market-rate.
Adopted Municipal
Code section
17.42.100 (Residential
Density Bonuses) in
2004. The City has
continued to inform
developers at the
public counter and
posted the
applicable Code
section on the City
website.
After the City
amended the
Municipal Code to
comply with state
density bonus law,
Government Code
Sec. 65915-65918 was
amended to revise
density bonus
requirements. (SB 1818
of 2004). Within one
year of adoption of the
2008 Housing Element,
the City will amend the
Municipal Code to
comply with SB 1818.
2. Housing Sites Database
Program
Community
Development
Department
General Fund To bi-annually update the
City‘s land use database
to reflect the continuing
changes in available sites
and their available
capacity for housing. This
program also provides for
City staff to consider and,
if possible, work with the
current property owner to
expand the mobile home
leases within the park and
to work with current
property owners of other
The City has recently
obtained a GIS
system and GIS
Technician which
provides a tool for
continuous
evaluation of
potential housing
sites. Also, the City
annually tracks new
housing construction
also used for the
Congestion
Program successful -
continue
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-3 January 2012
Program
Responsible
Agency Funding Source Program Objectives Accomplishments
Future Policies and
Actions
potential housing sites. Management Plan.
3. Mobile Home
Conservation Program
Community
Development
Department
General Fund To provide for the
maintenance and
conservation of the
mobile homes located
within the Marine Land
Mobile Home Park, the
City will adopt a Mobile
Home Preservation
Ordinance and consult
with the State to obtain a
mobile Home Inspection
Permit authority will be
implemented by the end
of 2004.
The City‘s Mobile
Home Park (MHP)
General Plan
Designation and
Zone serves to
preserve one of the
City‘s housing
alternatives. The City
investigated
obtaining mobile
home inspection
permit authority from
the State, however it
was not supported by
a majority of the
residents of the
Marine Land MHP. In
2008 the City Council
committed $112,000
to assist tenants in
purchasing the park
under MPROP.
The City will continue
to work with the Marine
Land MHP residents
regarding the resident
owned program
4. Second Unit/Granny Flat
Program
Community
Development
Department
General Fund To review the existing
Second Unit ordinance to
ascertain its compliance
with State laws, including
AB 1866. The purpose of
this review is to ensure the
program‘s effectiveness
and to maximize the
creation of second units in
accordance with state
and local laws.
The City continued to
encourage 2nd Unit
construction when in
compliance with the
Municipal Code.
Program successful -
continue
5. Code Enforcement
Program
Community
Development
Department
General Fund To enhance public health,
safety, and welfare
through the expeditious
The City has always
maintained a
proactive Code
Program successful -
continue
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-4 January 2012
Program
Responsible
Agency Funding Source Program Objectives Accomplishments
Future Policies and
Actions
implementation of an
effective code
enforcement program.
Enforcement
program to address
public health and
safety concerns
before they become
a hazard.
6. Developer Consultation
Program
Community
Development
Department
General Fund To assist in expanding
housing opportunities in
order to aid in the
development of
affordable housing, the
City will continue to
consult with developers
early in the development
process.
Adoption of
Municipal Code
section 17.42.100
(Residential Density
Bonuses) in 2004 has
added another
incentive to
encourage the
development of
affordable housing in
the City.
Program successful -
continue
7. Environmental Review
Program
Community
Development
Department
General Fund
The City will continue to
evaluate the
environmental impacts of
new development and
provide mitigation
measures prior to
development approval, as
required by CEQA.
The City has and will
continue to be
extremely aware and
meticulous in the
review, preparation,
and finalization of
documents in regard
to all applicable
State and Federal
environmental laws.
Program successful -
continue
8. Fair Housing Program Community
Development
Department
General Fund To work with appropriate
fair housing organizations
to process complaints
regarding housing
discrimination within the
City and to provide
counseling in
landlord/tenant disputes.
The City has not
received any
complaints regarding
housing
discrimination and
the City continues to
provide mediation
services for disputes,
(The City maintains a
contract with a
Program successful -
continue
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-5 January 2012
Program
Responsible
Agency Funding Source Program Objectives Accomplishments
Future Policies and
Actions
Dispute Resolution
Service company)
including
landlord/tenant
disputes and issues
between parties that
cannot be resolved
through Municipal or
Building Code
provisions.
9. Residential Commercial
Development Program
Community
Development
Department
General Fund To provide for ongoing
review of the City of
Hermosa Beach Zoning
Code and Zoning Map to
identify opportunities for
new housing
development within areas
designated for
commercial
development.
This year, the City has
created a Zoning,
General Plan, and
other maps using GIS
technology. These
maps are available
on the City website
and available via
email upon request.
The City will continue
to convert data into
digital files for easier
access to the public
through the City
website and email.
Program successful –
continue, but merge
with Program 2
10. Affordable Housing
Outreach Program
Community
Development
Department
General Fund To investigate potential
funding sources to assist in
the development and/or
provision of affordable
housing for those
households in the City
currently in need of such
housing. The primary
focus of the program will
be the feasibility of
expanding Section 8
rental vouchers to
The City has and will
continue to apply for
Community
Development Block
Grants and other
funds and investigate
using these funds
through the CDC to
assist in the
development of
affordable housing
initiatives.
Program successful -
continue
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-6 January 2012
Program
Responsible
Agency Funding Source Program Objectives Accomplishments
Future Policies and
Actions
qualifying households.
11. Affordable High Density
in R-3, R-P and C-1 Zones
Program
Community
Development
Department
General Fund To encourage innovative
high-density housing
through the City‘s R-3 and
R-P zoning standards, and
throughout the C-1 zone,
which allows apartments
to be constructed above
commercial uses. The City
will assist developers in
expediting plan review for
projects in this category,
and assist developers in
finding opportunities for lot
consolidation to maximize
development potential in
these zones based on our
property database and
other sources.
The City has
numerous mixed-use
projects proposed,
under construction,
and completed with
a total of 4 residential
units already
completed in the C-1
zone. Furthermore,
the City is conducting
preliminary analysis of
allowing mixed-use
development in the
C-2 and C-3 zones.
Program successful –
continue, but merge
with Program 2
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-7 January 2012
Table A-2
Appropriateness of 2003 Housing Element Policies
City of Hermosa Beach
Issue Policy Appropriateness
Issue Area No. 1 - The City of Hermosa Beach will remain committed to those efforts designed to preserve and maintain the
existing housing resources in the City, including affordable housing.
Policy 1.1 - The City will continue to encourage the maintenance and improvement
of the existing housing stock within the local neighborhoods .
Appropriate - retain
Policy 1.2 - The City will assist in the preservation and enhancement of the housing
supply available to senior citizens.
Appropriate - retain
Policy 1.3 - The City will work to minimize the conversion of existing lower -cost rental
housing in multiple-family developments to condominiums.
Appropriate - retain
Policy 1.4 - The City will promote and encourage the conservation and
maintenance of the existing neighborhoods.
Appropriate - retain
Policy 1.5 - The City will investigate potential sources of funding and other
incentives that will assist in the preservation and renovation of older
housing units.
Appropriate - retain
Policy 1.6 - The City will continue to implement its current code enforcement
procedures as a means to preserve the existing housing resources in the
City.
Appropriate - retain
Issue Area No. 2 - The City of Hermosa Beach will continue to assist in the development of new housing for all income groups
Policy 2.1 - The City will continue to promote the development of a variety of
housing types and styles to meet the existing and projected housing needs
for all segments of the community.
Appropriate - retain
Policy 2.2 - The City will encourage the development of safe, sound, and decent
housing to meet the needs of varying income groups.
Appropriate - retain
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-8 January 2012
Policy 2.3 - The City will continue to implement the land use policy of the General
Plan, which provides for a wide range of housing types at varying
development intensities.
Appropriate - retain
Policy 2.4 - The City will continue to support and promote home ownership in the
community.
Appropriate - retain
Policy 2.5 - The City will continue to cooperate with other government agencies,
citizen groups, and the private sector in order to assist in meeting the
existing and future demand for housing.
Appropriate - retain
Issue Area No. 3 - The City of Hermosa Beach will continue its commitment to the identification of sites for potential residential
development as a means to achieve a variety and diversity of housing types.
Policy 3.1 - The City will evaluate new development proposals in light of the
community's environmental resources and values, the capacity of the
public infrastructure to accommodate the projected demand, and the
presence of environmental constraints.
Appropriate - retain
Policy 3.2 -The City will continue to evaluate the General Plan and zoning to ensure
residential development standards are adequate to serve the future
development.
Appropriate - retain
Policy 3.3 - The City will continue to review current zoning practices for consistency
with the General Plan as a way to potentially facilitate new mixed -use
development within or near the commercial districts.
Appropriate - retain
Policy 3.4 - The City will continue to examine the Second Unit Ordinance to ensure
that its utilization will promote the development of second units as a means
to provide affordable housing and evaluate the feasibility of granting some
form of amnesty for illegal units (as long as they con form to current
applicable health and safety codes).
Retain review of nonconforming
use provisions. Second units are
precluded pursuant to Ordinance
92-1080 per Government Code
Section 65852.2
Issue Area No. 4 - The City of Hermosa Beach will continue to remain committed to the removal of governmental constraints.
Policy 4.1 - The City will continue to abide by the provisions of the Permit
Streamlining Act as a means to facilitate a timely review of residential
development proposals.
Appropriate - retain
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-9 January 2012
Policy 4.2 - The City will work with prospective developers and property owners to
outline the review and development requirements applicable to residential
development in the City.
Appropriate - retain
Policy 4.3 - The City will continue to implement its efforts to educate the community
regarding the development standards contained in the City of Hermosa
Beach Zoning Ordinance.
Appropriate - retain
Policy 4.4 - The City will continue to evaluate its Zoning Ordinance and General
Plan as a means to remove governmental constraints related to
development standards. These may include, but not be limited to, parking
requirements, new standards for mixed-use development, and review of
the second unit ordinance and senior housing requirements.
Appropriate – retain, excluding
second unit ordinance review
Issue Area No. 5 - The City will remain committed to promoting equal housing opportunities.
Policy 5.1 - The City will continue to provide information and referral services to
regional agencies that counsel people on fair housing and landlord-tenant
issues.
Appropriate - retain
Policy 5.2 - The City will continue to cooperate with the County Housing Authority
related to the provision of rental assistance to lower -income households.
Appropriate - retain
Policy 5.3 - The City will continue to cooperate with other cities and agencies in the
area in investigating resources available to provide housing for the area's
homeless population.
Appropriate - retain
Policy 5.4 - The City will continue to encourage and promote the expansion of
shelter programs with adjacent cities and local private interests for the
temporary accommodation of the homeless population.
Appropriate - retain
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-10 January 2012
Table A-3
Residential Development Summary 2006 - 2008
City of Hermosa Beach
Street Address Zone
New
Units
Built
Lot
Area
(sq ft)
Lot Area
(acre)
Max.
Density
Actual
Density
% of
Max.
Density
Max.
Units
% of
Max.
Units
Income Category
VL Low Mod
Above
Mod
20 2ND ST HB C-1 1 3,500 0.08 NA 12.4 NA 2 50% 1
40 HERMOSA AV HB C-1 1 1,200 0.03 NA 36.3 NA 1 100% 1
38 HERMOSA AV HB C-1 1 1,200 0.03 NA 36.3 NA 1 100% 1
101 LYNDON ST C-1 1 1,200 0.03 NA 36.3 NA 1 100% 1
Subtotal C-1 4 1,775 30.3 5 80% 4
1210 6TH ST HB R-1 1 4,626 0.11 13 9.4 72% 1 100% 1
1223 7TH ST HB R-1 1 5,000 0.11 13 8.7 67% 1 100% 1
720 PROSPECT AV HB R-1 1 4,279 0.10 13 10.2 78% 1 100% 1
1227 8TH ST HB R-1 1 5,000 0.11 13 8.7 67% 1 100% 1
1111 8TH ST HB R-1 1 4,538 0.10 13 9.6 74% 1 100% 1
1130 9TH ST HB R-1 1 4,908 0.11 13 8.9 68% 1 100% 1
834 PROSPECT AV HB R-1 1 2,590 0.06 13 16.8 129% 1 100% 1
842 PROSPECT AV HB R-1 1 2,810 0.06 13 15.5 119% 1 100% 1
848 PROSPECT AV HB R-1 1 3,010 0.07 13 14.5 111% 1 100% 1
703 30TH ST HB R-1 1 4,545 0.10 13 9.6 74% 1 100% 1
711 30TH ST HB R-1 1 4,178 0.10 13 10.4 80% 1 100% 1
2821 AMBY PL HB R-1 1 9,280 0.21 13 4.7 36% 2 50% 1
635 GOULD TER HB R-1 1 9,934 0.23 13 4.4 34% 2 50% 1
2844 EL OESTE ST HB R-1 1 7,040 0.16 13 6.2 48% 1 100% 1
415 30TH ST HB R-1 1 2,100 0.05 13 20.7 160% 1 100% 1
430 LONGFELLOW AV HB R-1 1 2,100 0.05 13 20.7 160% 1 100% 1
434 LONGFELLOW AV HB R-1 1 2,100 0.05 13 20.7 160% 1 100% 1
354 LONGFELLOW AV HB R-1 1 2,100 0.05 13 20.7 160% 1 100% 1
226 31ST ST HB R-1 1 2,100 0.05 13 20.7 160% 1 100% 1
351 30TH ST HB R-1 1 4,199 0.10 13 10.4 80% 1 100% 1
357 30TH ST HB R-1 1 2,100 0.05 13 20.7 160% 1 100% 1
3410 THE STRAND HB R-1 1 1,662 0.04 13 26.2 202% 1 100% 1
3116 THE STRAND HB R-1 1 2,775 0.06 13 15.7 121% 1 100% 1
3001 THE STRAND HB R-1 1 3,975 0.09 13 11.0 84% 1 100% 1
2314 THE STRAND HB R-1 1 3,555 0.08 13 12.3 94% 1 100% 1
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-11 January 2012
Street Address Zone
New
Units
Built
Lot
Area
(sq ft)
Lot Area
(acre)
Max.
Density
Actual
Density
% of
Max.
Density
Max.
Units
% of
Max.
Units
Income Category
VL Low Mod
Above
Mod
2340 THE STRAND HB R-1 1 4,043 0.09 13 10.8 83% 1 100% 1
2440 OZONE CT HB R-1 1 2,997 0.07 13 14.5 112% 1 100% 1
2436 OZONE CT HB R-1 1 2,997 0.07 13 14.5 112% 1 100% 1
542 24TH ST HB R-1 1 6,720 0.15 13 6.5 50% 1 100% 1
429 24TH ST HB R-1 1 4,244 0.10 13 10.3 79% 1 100% 1
580 18TH ST HB R-1 1 4,275 0.10 13 10.2 78% 1 100% 1
1868 VALLEY PARK AV R-1 1 6,599 0.15 13 6.6 51% 1 100% 1
1849 VALLEY PARK AV R-1 1 6,400 0.15 13 6.8 52% 1 100% 1
540 21ST ST HB R-1 1 4,900 0.11 13 8.9 68% 1 100% 1
550 21ST ST HB R-1 1 4,900 0.11 13 8.9 68% 1 100% 1
544 21ST ST HB R-1 1 4,900 0.11 13 8.9 68% 1 100% 1
1911 HILLCREST DR HB R-1 1 4,525 0.10 13 9.6 74% 1 100% 1
1802 RHODES ST HB R-1 1 3,438 0.08 13 12.7 97% 1 100% 1
849 19TH ST HB R-1 1 3,341 0.08 13 13.0 100% 1 100% 1
662 25TH ST HB R-1 1 5,060 0.12 13 8.6 66% 1 100% 1
625 24TH ST HB R-1 1 4,055 0.09 13 10.7 83% 1 100% 1
706 24TH PL HB R-1 1 6,461 0.15 13 6.7 52% 1 100% 1
641 21ST ST HB R-1 1 5,544 0.13 13 7.9 60% 1 100% 1
2308 ARDMORE AV HB R-1 1 4,800 0.11 13 9.1 70% 1 100% 1
2034 SPRINGFIELD ST R-1 1 2,325 0.05 13 18.7 144% 1 100% 1
921 16TH ST HB R-1 1 3,888 0.09 13 11.2 86% 1 100% 1
1632 RAYMOND AV HB R-1 1 3,499 0.08 13 12.4 96% 1 100% 1
1241 OCEAN DR HB R-1 1 3,450 0.08 13 12.6 97% 1 100% 1
1286 BONNIE BRAE ST R-1 1 4,488 0.10 13 9.7 75% 1 100% 1
1252 15TH ST HB R-1 1 3,000 0.07 13 14.5 112% 1 100% 1
1077 10TH ST HB R-1 1 3,110 0.07 13 14.0 108% 1 100% 1
1082 10TH ST HB R-1 1 3,420 0.08 13 12.7 98% 1 100% 1
960 8TH PL HB R-1 1 4,230 0.10 13 10.3 79% 1 100% 1
917 3RD ST HB R-1 1 4,510 0.10 13 9.7 74% 1 100% 1
922 2ND ST HB R-1 1 3,627 0.08 13 12.0 92% 1 100% 1
1218 1ST ST HB R-1 1 3,178 0.07 13 13.7 105% 1 100% 1
106 HILL ST HB R-1 1 2,796 0.06 13 15.6 120% 1 100% 1
511 25TH ST HB R-1A 1 3,830 0.09 13 11.4 87% 1 100% 1
511 25TH ST HB R-1A 1 5,100 0.12 13 8.5 66% 1 100% 1
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-12 January 2012
Street Address Zone
New
Units
Built
Lot
Area
(sq ft)
Lot Area
(acre)
Max.
Density
Actual
Density
% of
Max.
Density
Max.
Units
% of
Max.
Units
Income Category
VL Low Mod
Above
Mod
Subtotal R-1 & R-1A 59 4,155 12.0 93% 33 179% 59
424 28TH ST HB R-2 1 4,388 0.10 25 9.9 40% 2 50% 1
2818 MORNINGSIDE DR R-2 1 2,400 0.06 25 18.2 73% 1 100% 1
408 29TH ST HB R-2 1 4,371 0.10 25 10.0 40% 2 50% 1
415 28TH ST HB R-2 1 2,400 0.06 25 18.2 73% 1 100% 1
411 28TH ST HB R-2 1 4,771 0.11 25 9.1 37% 2 50% 1
415 28TH ST HB R-2 1 2,400 0.06 25 18.2 73% 1 100% 1
220 34TH ST HB R-2 1 2,250 0.05 25 19.4 77% 1 100% 1
245 33RD ST HB R-2 1 2,250 0.05 25 19.4 77% 1 100% 1
345 34TH ST HB R-2 1 4,605 0.11 25 9.5 38% 2 50% 1
325 33RD ST HB R-2 1 3,000 0.07 25 14.5 58% 1 100% 1
216 33RD PL HB R-2 1 2,394 0.05 25 18.2 73% 1 100% 1
231 29TH ST HB R-2 1 2,400 0.06 25 18.2 73% 1 100% 1
311 28TH ST HB R-2 1 2,400 0.06 25 18.2 73% 1 100% 1
309 26TH ST HB R-2 1 4,224 0.10 25 10.3 41% 2 50% 1
339 26TH ST HB R-2 1 3,332 0.08 25 13.1 52% 1 100% 1
2317 HERMOSA AV HB R-2 1 3,750 0.09 25 11.6 46% 2 50% 1
2131 HERMOSA AV HB R-2 1 4,839 0.11 25 9.0 36% 2 50% 1
2232 HERMOSA AV HB R-2 1 2,788 0.06 25 15.6 62% 1 100% 1
2226 HERMOSA AV HB R-2 1 2,847 0.07 25 15.3 61% 1 100% 1
2226 HERMOSA AV HB R-2 1 2,910 0.07 25 15.0 60% 1 100% 1
2420 HERMOSA AV HB R-2 1 2,400 0.06 25 18.2 73% 1 100% 1
338 26TH ST HB R-2 1 2,950 0.07 25 14.8 59% 1 100% 1
338 26TH ST HB R-2 1 3,000 0.07 25 14.5 58% 1 100% 1
119 16TH ST HB R-2 1 3,957 0.09 25 11.0 44% 2 50% 1
1818 MANHATTAN AV HB R-2 1 2,339 0.05 25 18.6 74% 1 100% 1
1801 MONTEREY BL HB R-2 1 2,700 0.06 25 16.1 65% 1 100% 1
1721 MONTEREY BL HB R-2 1 2,718 0.06 25 16.0 64% 1 100% 1
1634 LOMA DR HB R-2 1 3,346 0.08 25 13.0 52% 1 100% 1
1636 LOMA DR HB R-2 1 3,765 0.09 25 11.6 46% 2 50% 1
1600 MONTEREY BL HB R-2 1 3,330 0.08 25 13.1 52% 1 100% 1
1600 MONTEREY BL HB R-2 1 3,610 0.08 25 12.1 48% 2 50% 1
801 20TH ST HB R-2 1 2,590 0.06 25 16.8 67% 1 100% 1
803 20TH ST HB R-2 1 2,590 0.06 25 16.8 67% 1 100% 1
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-13 January 2012
Street Address Zone
New
Units
Built
Lot
Area
(sq ft)
Lot Area
(acre)
Max.
Density
Actual
Density
% of
Max.
Density
Max.
Units
% of
Max.
Units
Income Category
VL Low Mod
Above
Mod
805 20TH ST HB R-2 1 2,590 0.06 25 16.8 67% 1 100% 1
807 20TH ST HB R-2 1 2,590 0.06 25 16.8 67% 1 100% 1
809 20TH ST HB R-2 1 2,340 0.05 25 18.6 74% 1 100% 1
811 20TH ST HB R-2 1 2,340 0.05 25 18.6 74% 1 100% 1
813 20TH ST HB R-2 1 2,340 0.05 25 18.6 74% 1 100% 1
619 10TH ST HB R-2 2 4,108 0.09 25 21.2 85% 2 100% 2
648 9TH ST HB R-2 2 6,602 0.15 25 13.2 53% 3 67% 2
723 8TH PL HB R-2 1 2,508 0.06 25 17.4 69% 1 100% 1
634 8TH PL HB R-2 1 2,508 0.06 25 17.4 69% 1 100% 1
634 7TH ST HB R-2 2 4,325 0.10 25 20.1 81% 2 100% 2
517 LOMA DR HB R-2 1 3,330 0.08 25 13.1 52% 1 100% 1
710 2ND ST HB R-2 2 4,600 0.11 25 18.9 76% 2 100% 2
631 1ST ST HB R-2 2 4,600 0.11 25 18.9 76% 2 100% 2
598 1ST ST HB R-2 4 7,364 0.17 25 23.7 95% 4 100% 4
619 5TH ST HB R-2 2 4,325 0.10 25 20.1 81% 2 100% 2
652 5TH ST HB R-2 2 4,725 0.11 25 18.4 74% 2 100% 2
494 ARDMORE AV HB R-2 3 10,303 0.24 25 12.7 51% 5 60% 3
1928 THE STRAND HB R-2B 1 1,677 0.04 25 26.0 104% 1 100% 1
58 20TH ST HB R-2B 1 3,720 0.09 25 11.7 47% 2 50% 1
58 20TH ST HB R-2B 1 2,820 0.06 25 15.4 62% 1 100% 1
92 16TH ST HB R-2B 1 5,225 0.12 25 8.3 33% 2 50% 1
94 17TH ST HB R-2B 1 2,850 0.07 25 15.3 61% 1 100% 1
1625 HERMOSA AVE R-2B 1 3,370 0.08 25 12.9 52% 1 100% 1
1625 HERMOSA AVE R-2B 1 3,500 0.08 25 12.4 50% 2 50% 1
927 15TH ST HB R-2B 1 3,350 0.08 25 13.0 52% 1 100% 1
929 15TH ST HB R-2B 1 3,100 0.07 25 14.1 56% 1 100% 1
1002 7TH ST HB R-2B 2 4,800 0.11 25 18.2 73% 2 100% 2
817 6TH ST HB R-2B 1 3,030 0.07 25 14.4 58% 1 100% 1
817 6TH ST HB R-2B 1 3,030 0.07 25 14.4 58% 1 100% 1
1056 7TH ST HB R-2B 1 3,030 0.07 25 14.4 58% 1 100% 1
1056 7TH ST HB R-2B 1 3,460 0.08 25 12.6 50% 1 100% 1
412 OCEAN VIEW DR HB R-2B 1 2,120 0.05 25 20.5 82% 1 100% 1
414 OCEAN VIEW DR HB R-2B 1 2,120 0.05 25 20.5 82% 1 100% 1
315 HOPKINS AV HB R-2B 1 2,120 0.05 25 20.5 82% 1 100% 1
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-14 January 2012
Street Address Zone
New
Units
Built
Lot
Area
(sq ft)
Lot Area
(acre)
Max.
Density
Actual
Density
% of
Max.
Density
Max.
Units
% of
Max.
Units
Income Category
VL Low Mod
Above
Mod
315 HOPKINS AV HB R-2B 1 2,120 0.05 25 20.5 82% 1 100% 1
Subtotal R-2 & R-2B 81 3,396 15.8 63% 96 84% 81
133 28TH CT HB R-3 1 4,756 0.11 33 9.2 28% 3 33% 1
3130 HERMOSA AV HB R-3 1 2,396 0.06 33 18.2 55% 1 100% 1
3310 HERMOSA AV HB R-3 1 2,550 0.06 33 17.1 52% 1 100% 1
85 15TH ST HB R-3 2 2,850 0.07 33 30.6 93% 2 100% 2
1427 MONTEREY BL HB R-3 2 6,451 0.15 33 13.5 41% 4 50% 2
1522 PALM DR HB R-3 1 2,250 0.05 33 19.4 59% 1 100% 1
1522 PALM DR HB R-3 1 2,220 0.05 33 19.6 59% 1 100% 1
632 25TH ST HB R-3 1 5,053 0.12 33 8.6 26% 3 33% 1
1106 PALM DR HB R-3 2 3,999 0.09 33 21.8 66% 3 67% 2
810 MANHATTAN AV HB R-3 1 2,496 0.06 33 17.5 53% 1 100% 1
1305 LOMA DR HB R-3 1 2,587 0.06 33 16.8 51% 1 100% 1
1221 LOMA DR HB R-3 1 1,744 0.04 33 25.0 76% 1 100% 1
1223 LOMA DR HB R-3 1 1,744 0.04 33 25.0 76% 1 100% 1
1220 SUNSET DR HB R-3 1 1,744 0.04 33 25.0 76% 1 100% 1
1044 SUNSET DR HB R-3 2 2,976 0.07 33 29.3 89% 2 100% 2
918 MONTEREY BL HB R-3 2 1,527 0.04 33 57.1 173% 1 200% 2
919 SUNSET DR R-3 2 1,527 0.04 33 57.1 173% 1 200% 2
836 BARD ST HB R-3 1 1,735 0.04 33 25.1 76% 1 100% 1
838 BARD ST HB R-3 1 1,735 0.04 33 25.1 76% 1 100% 1
848 BARD ST HB R-3 2 1,726 0.04 33 50.5 153% 1 200% 2
850 BARD ST HB R-3 2 1,726 0.04 33 50.5 153% 1 200% 2
726 THE STRAND HB R-3 1 4,397 0.10 33 9.9 30% 3 33% 1
24 8TH ST HB R-3 1 1,425 0.03 33 30.6 93% 1 100% 1
25 8TH CRT R-3 1 1,425 0.03 33 30.6 93% 1 100% 1
403 11TH ST HB R-3 3 4,050 0.09 33 32.3 98% 3 100% 3
1309 CYPRESS AV HB R-3 3 4,420 0.10 33 29.6 90% 3 100% 3
635 MANHATTAN AV HB R-3 2 3,000 0.07 33 29.0 88% 2 100% 2
734 BAYVIEW DR HB R-3 1 2,157 0.05 33 20.2 61% 1 100% 1
706 MONTEREY BL HB R-3 2 3,000 0.07 33 29.0 88% 2 100% 2
708 MONTEREY BL HB R-3 2 3,200 0.07 33 27.2 83% 2 100% 2
520 8TH ST HB R-3 3 7,976 0.18 33 16.4 50% 6 50% 3
38 6TH ST HB R-3 1 2,849 0.07 33 15.3 46% 2 50% 1
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-15 January 2012
Street Address Zone
New
Units
Built
Lot
Area
(sq ft)
Lot Area
(acre)
Max.
Density
Actual
Density
% of
Max.
Density
Max.
Units
% of
Max.
Units
Income Category
VL Low Mod
Above
Mod
37 5TH CT HB R-3 1 2,850 0.07 33 15.3 46% 2 50% 1
17 3RD ST HB R-3 1 3,472 0.08 33 12.5 38% 2 50% 1
321 MONTEREY BL HB R-3 1 1,500 0.03 33 29.0 88% 1 100% 1
218 6TH ST HB R-3 1 1,200 0.03 33 36.3 110% 1 100% 1
538 MANHATTAN AV HB R-3 2 2,900 0.07 33 30.0 91% 2 100% 2
164 PALM DR R-3 1 1,450 0.03 33 30.0 91% 1 100% 1
165 MANHATTAN AV R-3 1 1,450 0.03 33 30.0 91% 1 100% 1
160 1ST ST HB R-3 2 5,427 0.12 33 16.1 49% 4 50% 2
311 CULPER CT R-3 2 3,000 0.07 33 29.0 88% 2 100% 2
Subtotal R-3 61 2,852 25.9 78% 73 84% 61
232 1ST CT HB R-P 1 1,805 0.04 33 24.1 73% 1 100% 1
43 MONTEREY BL HB R-P 1 1,805 0.04 33 24.1 73% 1 100% 1
233 LYNDON ST R-P 1 2,850 0.07 33 15.3 46% 2 50% 1
Subtotal R-P 3 2,153 21.2 64% 4 75% 3
GRAND TOTALS 208 211 100% 208
Notes:
All projects involved demolition and replacement of existing structures (no vacant land development)
City of Hermosa Beach Housing Element Appendix A – Evaluation
A-16 January 2012
Table A-4
Progress in Achieving Quantified Objectives
City of Hermosa Beach
2001-2008
Program Category Quantified Objective
Progress
2001-05 2006-08
New Construction1
Very Low 55 0
Low 12 0
Moderate 11 0
Above Moderate 230 312 208
Total 308 312 208
Rehabilitation2
Very Low 210
Low 183
Moderate 82
Above Moderate 310
Total 785 0
Conservation3
Very Low 55 55
Low 26 26
Moderate 0
Above Moderate 0
Total 81 81
1 Quantified objective and progress for new construction reflect units built 1998-2008, per the previous
RHNA cycle
2 Private repairs
3 Mobile Home Park and RV Park units
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-1 January 2012
Appendix B
Residential Land Inventory – 2006-2014
1. Methodology and Assumptions
State law requires each city to include in the Housing Element an inventory of vacant
parcels having the potential for residential development, or ―underutilized‖ parcels with
potential for additional development or redevelopment. The purpose of this inventory is
to evaluate whether there is sufficient capacity, based on the General Plan, zoning,
development standards, and infrastructure, to accommodate the City‘s fair share of
regional growth needs as identified in the Regional Housing Needs Assessment (RHNA).
This analysis represents an estimate of the City‘s realistic development potential. Actual
development will depend on the intentions of each property owner, market conditions
and other factors. The detailed methodology and assumptions for the residential land
inventory discussed in Chapter III are provided below and summarized in Tables B-1
through B-5.
As discussed in Chapter III, the City has been allocated a growth need of 562 units during
the 2006-2014 planning period. From 2006 through 2008 a total of 208 new units were
built, all of which are assumed to be in the above-moderate income category (see Table
A-3). Therefore, the City‘s remaining RHNA for the 2009-2014 period is 354 units distributed
among income categories as shown in Table B-1.
The RHNA methodology, which resulted in the allocation of 562 new housing units to
Hermosa Beach (including 240 lower-income units), was based on the pattern of
development comprised entirely of small parcel redevelopment. There are no significant
vacant parcels in the city that could accommodate new housing developments of any
appreciable size, including affordable projects.
Table B-1
Net Remaining RHNA
2009-2014
Income Category
Total VL Low Mod Above
RHNA (total) 147 93 98 224 562
Units completed 2006-2008 0 0 0 208 208
RHNA (net remaining 2009-2014) 147 93 98 16 354
Source: Hermosa Beach Community Development Department , 2/2009
Affordability Assumptions
In general, there are three alternative ways for determining the affordability level of new
housing units.
1. Affordability Covenants. The most definitive method is through required
affordability covenants (i.e., requirements imposed upon or agreed to by the
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-2 January 2012
project sponsor) that establish income limits for purchasers or tenants. Such
covenants are legally enforceable and binding upon the property owner for a
specified time period.
2. Market Prices or Rents. When covenants are not in place, affordability levels
for newly-built units are based on actual prices or rents. Table II-17 (page II-14)
describes current affordability levels along with the monthly rental costs or
estimated sales prices that correspond with each level. Based on rental market
data, most surveyed apartments fall into the Above-Moderate income category
since the average monthly rent for 2-bedroom apartments was found to be $1,859
and the upper limit of the Moderate-income category is $1,695 for a 4-person
household. It is assumed that few, if any, new apartments rent for rates below the
average of existing units unless required by affordability covenants.
3. Density. For potential new units in a city‘s land inventory, state law
establishes affordability assumptions based on density. The ―default‖ density for
small metropolitan jurisdictions, including Hermosa Beach, is 20 units per acre14.
This means that if the General Plan and zoning allow development at 20 units per
acre or greater, these sites are deemed appropriate to accommodate housing
for lower-income households.
In Hermosa Beach, the following residential zoning districts allow multi-family
development at densities greater than 20 units/acre:
District Allowable Density
R-2 24.9 units/acre
R-2B 24.9 units/acre
R-3 33 units/acre
R-P 33 units/acre
In addition, the C-1 commercial district allows mixed-use development at a
density of 33 units/acre. Although the allowable densities in these districts are
significantly greater than the state default density of 20 units/acre, in its review of
the draft Housing Element HCD did not accept potential new units on
underutilized sites in these districts as meeting a portion of the city‘s lower-income
housing need. Therefore Program 7k (Chapter V) includes a commitment to
amend the Zoning Code to create additional opportunities for affordable housing
development in the C-3, SPA-7 and/or SPA-8 districts, adding to the inventory
about 10 acres where affordable housing could be developed. The following
table shows the proportion of the city that will be represented by each type of
zoning district and the districts that allow residential development following
implementation of Program 7k.
14 Assembly Bill 2348 of 2004 (Government Code Sec, 65583.2(c)(3)(B))
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-3 January 2012
Zoning District Residential Use Allowed? Total Acreage Percentage of City Total
R-1, R-1A, SPA 2-6/9,
MHP Yes – 10.9 du/ac 240.0 39%
R-2, R-2B Yes – 24.9 du/ac 112.8 19%
R-3, R-P, R-3-PD, RPD Yes – 33 du/ac 100.1 17%
C-2, SPA-11 No 18.2 3%
C-1
Yes – 10 acres at 33 du/ac
(mixed use or exclusive
residential – see Program 7k)
2.9 0.005%
C-3, SPA-7/8
Yes – 33 du/ac
(Mixed use or exclusive
residential – see Program 7k)
58.9 acres (10
acres residential) 10% (1% residential)
M-1 No 7.4 acres 1%
OS (all) No 65.1 acres 11%
Totals 605 acres 100%
As can be seen from this table, upon implementation of Program 7k approximately 75%
of the land in the city will be zoned for residential use and over one-third of all land (36%)
will accommodate multi-family residential development at densities greater than the
state default for lower-income housing.
Realistic Capacity
As noted above, the R-2, R-2B, R-3, R-P and C-1 zones all permit residential development
at greater than 20 units/acre. Review of development trends (see Appendix A, Table A-3)
confirms that actual densities in all of these zones except R-2 and R-2B are typically
greater than 20 units/acre. Average densities during the past three years for all projects
in these zones are shown in Table B-2. Although the average density of recent projects in
the R-2 and R-2B zones was less than 20 units/acre, there were nine projects that
exceeded that density, which demonstrates that development standards do not
preclude owners from achieving the default density. Eight of these projects had parcel
sizes of 1/10 acre or less, which indicates that even very small parcels can be developed
successfully in Hermosa Beach.
Of the seven mixed-use projects built recently, five had densities greater than 20
units/acre and the average density of all projects was 30 units/acre. Small parcel size is
clearly not a constraint to mixed-use development since the smallest parcels, several as
small as 0.03 acre, had densities greater than 30 units/acre.
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-4 January 2012
Table B-2
Realistic Development Capacity
Zone Average Density for
Projects Built 2006-08
Actual Units Built as %
of Maximum*
R-1/R-1A 12 units/acre 179%
R-2/R-2B 16 units/acre 84%
R-3 26 units/acre 84%
R-P 21 units/acre 75%
C-1 30 units/acre 80%
Source: Appendix A, Table A-3
*See Table A-3
In Hermosa Beach, development capacity is controlled by lot size and the required ratio
of lot area per unit for the zone. For example, in the R-2 and R-2B zones, a minimum of
1,750 square feet of lot area is required for each unit (as discussed in Chapter IV, Table
IV-2). This means that a parcel with 3,500 square feet could accommodate two units, but
if the parcel were just slightly smaller – e.g., 3,490 square feet - only one unit would be
allowed without a variance or other special approval. The City has not received any
such requests, however. The estimate of potential new units shown in Table B-5 is based
on the lot area and the minimum area per unit standard for the zone. Due to high land
costs, there is significant incentive for owners to build the maximum allowable units. This
assumption is supported by the fact that the majority of recent projects did in fact
achieve 100% of the maximum allowable units (see Table A-3).
2. Units Approved or Under Construction
Table B-4 summarizes projects that have been approved but are not yet completed.
These projects are all for-sale condos assumed to be above-moderate income even
though all but one have densities greater than 20 units/acre.
3. Vacant and Underutilized Land Inventory
Potential sites for residential development are listed in Table B-5 and shown in Figure B-1.
The vacant sites have the potential of 8 lower-income units while the underutilized sites
have the potential of 558 above-moderate units. This does not take into account vacant
and underutilized parcels zoned C-3 and SPA-7/8 that will be included within the overlay
zone allowing lower-income residential development by-right (see Program 7k).
Many of the underdeveloped sites listed in Table B-5 are occupied by older single-family
homes. Private redevelopment of parcels containing single-family homes and
replacement with small multi-family projects is an established pattern in Hermosa Beach
as a result of high land values. As noted in Appendix A (Table A-3) 208 new housing units
were built during 2006-08, all of which involved demolition and redevelopment of small
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-5 January 2012
parcels smaller than one-quarter acre. The City‘s unrealistically large RHNA allocation
(562 units) relative to its small size (1.3 square miles and virtually no vacant land) was
based on this pattern of small-scale redevelopment and SCAG‘s calculation of
replacement need, which allocated approximately 40% of these units to the lower-
income categories regardless of the type of units demolished or replaced or the size of
lots upon which they were located and then replaced.
Mixed-Use Development Potential
The residential land inventory (Table B-5) includes one vacant parcel and six underutilized
parcels with commercial zoning that allows mixed-use development. These underutilized
parcels were identified as areas with the greatest potential for mixed-use development
based on the nature, age and intensity of existing uses. Most are single-story buildings
and are more than 50 years old. Since the ratio of improvements value to land value is
likely to be lower than for most other commercial parcels in the city, they were identified
as high potential development sites.
4. Land Inventory Summary
Table B-3 summarizes the City‘s land inventory compared to the remaining RHNA for
each income category. The total capacity of vacant and underutilized sites has been
calculated based on the allowable number of units for each site, and also using a
realistic estimate based on the factors shown above in Table B-2. Using the realistic
estimates of likely development based on recent trends, while there is a surplus of sites
with realistic potential for residential redevelopment at a density greater than 20
units/acre (the state default density for lower-income housing in small urban cities) these
underutilized sites were not accepted by HCD for purposes of accommodating the
RHNA.
In order to expand the potential for affordable multi-family housing, staff examined other
areas of the city where underutilized sites exist and affordable housing may be feasible.
Factors considered included parcel size and configuration, access, ownership, current
and recent use, age and condition of structures, tenancy, and similar factors. The
analysis focused on the C-3, SPA-7 and SPA-8 zones since these represent most of the
non-residential land in the city. As a result of this analysis, Program 7k in the Housing Plan
(Chapter V) was added to establish an overlay zone in the C-3, SPA-7 and SPA-8 zones
where multi-family lower-income housing is permitted by-right. These districts are located
along the City‘s primary transit corridor, Pacific Coast Highway, and are close to services
and transportation. In order to assess the realistic capacity of these areas, parcels with
the highest potential for lot consolidation and residential development have been further
analyzed. This analysis identified five clusters of adjacent parcels having potential for lot
consolidation and other characteristics that make them good candidates for residential
development, such as common ownership, excellent access to transit and services, and
economic underutilization (see Table B-6 and Figure B-2). These five high-potential
affordable housing opportunity sites range in size from 0.36 acre to 5.2 acres and
comprise a total of approximately 10 acres. At an allowable density of 33 units/acre,
these sites could accommodate approximately 323 multi-family units excluding any
density bonus, which exceeds the City‘s total RHNA allocation for lower-income housing
in this planning period. However, given City incentives for lot consolidation and state-
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-6 January 2012
mandated density bonus, actual densities on these sites could be over 45 units/acre. Site
characteristics are summarized below and in Table B-6.
Site 1 is comprised of five parcels totaling 0.36 acres under single ownership. The
building is over 45 years old and currently vacant.
Site 2 is comprised of three parcels totaling 1.87 acres, with buildings exceeding 50
years in age. Two of the parcels have a common owner.
Site 3 is comprised of four parcels totaling over 5 acres, and is occupied by a
church and older grocery store used as a youth center. The church has expressed
a desire to relocate.
Site 4 is a single parcel occupied by an older recreational vehicle park considered
to be underutilized land.
Site 5 is a single parcel comprised mostly of an older strip mall and parking lot. The
site is adjacent to an older Big Lots store which is located in the adjacent city. This
site is considered underutilized and would not require consolidation.
Conclusion
The Housing Element land inventory demonstrates that adequate sites zoned for
residential uses at greater than the default density of 20 units per acre are available to
meet the City‘s RHNA allocation, and a lot consolidation program (Program 9) will be
implemented to facilitate the aggregation of small lots and groups of lots into larger
development sites. Since most of the city‘s large sites are zoned for commercial uses,
Program 7k includes a commitment to establish an overlay zone in the C-3, SPA-7 and/or
SPA-8 zones encompassing the sites identified in Table B-6 (approximately 9.9 acres) to
allow lower-income housing as a permitted use without a commercial component,
thereby significantly increasing the high-density residential land inventory.
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-7 January 2012
Table B-3
Land Inventory Summary vs. RHNA
Income Category
Total Lower Mod Above
Units approved/under construction - - 34 34
Vacant sites 8 - - 8
Underutilized sites - - -
R-1 (units permitted) - - 17 17
Realistic estimate (100%) - - 17 17
R-2/R-2B (units permitted) - 331 331
Realistic estimate (84%) - 278 278
R-3 (units permitted) - 180 180
Realistic estimate (84%) - 151 151
R-P (units permitted) - 14 14
Realistic estimate (75%) - 11 11
C-1 (units permitted) - 12 12
Realistic estimate (80%) - 10 10
SPA-9 (units permitted) - 4 4
Realistic estimate (100%) - 4 4
Subtotal (units permitted) 8 - 592 600
Subtotal (realistic) 8 - 505 513
RHNA (net 2009-2014) 240 98 16 354
Realistic Net Surplus (Deficit) (232) (98) 489
Sources: Hermosa Beach Community Development Dept., 1/2011
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-8 January 2012
Table B-4
Residential Units Approved/Not Completed
Project Site Acreage
General
Plan Zoning
Maximum
Allowable
Units
% of Maximum
Achieved
2006 – 2007
Total VL/L Mod
Above
Mod
931 1st St. 500 sf lot HDR R-P 5 80% 4 4
640-650 Hermosa Ave. 8000 sf lot HDR R-3 6 100% 6 6
33 Monterey Blvd. 1730 sf HDR R-P 1 100% 1 1
421 Monterey Blvd. 3000 sf lot HDR R-3 2 100% 2 2
131-135 Hermosa Ave. 4200 sf lot NC C-1 3 66% * 2 2
1520 Manhattan Ave. 3900 sf HDR R-3 2 100% 2 2
427 11th St. 4750 sf lot HDR R-3 3 100% 3 3
42 15th St. 2700 sf HDR R-3 2 100% 2 2
731-739 21st St. 19000 sf LDR SPA-5 8 100% 8 8
719-725 21st St. 5800 sf LDR SPA-10 4 100% 4 4
Totals 36 94% 34 34
*Note: Although all but one of these projects exceed the default density, they are assumed to be above-moderate income because they are for-sale condos.
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-9 January 2012
Table B-5
Residential Land Inventory
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
Vacant Sites
60 Hermosa Ave NC C-1 2,396 33 0 1 1 Vacant (shed?) (adjacent to 66 Hermosa Ave)
1829 Manhattan Ave MD R-2 3,054 24.9 0 1 1 shoring for SF dwelling, permit expired
825 15th St MD R-2B 5,672 24.9 0 3 3 Vacant
no address HD R-P 4,000 33 0 3 3 Vacant
Subtotal – Vacant Sites 8 8
Underutilized Sites
3232 Manhattan Ave NC C-1 4,905 33 0 3 3 Ocean View Liquors, 1-story bldg, occupies entire block,
2732 sf imp (1953yr)
2700 Manhattan Ave NC C-1 4,796 33 0 3 3 La Sosta Enoteca, 1-story bldg, occupies entire block,
1620 sf imp (1929/1953yr)
3217 Manhattan Ave NC C-1 2,474 33 0 1 1
Chug Salon, 1-story, 1230 and 400 sf of imp
(1946/1961yr) (adjacent lot to S across alley zoned C-1 is
same owner
54 Hermosa Ave NC C-1 2,396 33 0 1 1 Office, 1-story, 1152 sf improvement (1950yr)
66 Hermosa Ave NC C-1 2,396 33 0 1 1 HB Yacht Club bar, 1071 sf imp (1948yr); adjacent to
vacant lot
2 Hermosa Ave NC C-1 5,236 33 0 3 3 Dawn to Dusk Liquor store - 2 story, 4242 sf imp; occupies
entire block (1959yr)
Subtotal C-1 12 12
739 Longfellow Ave LD R-1 4,996 10.9 0 1 1 1600 sf imp (1955yr)-child care center
522 25th St LD R-1A 7,500 13 1 2 2 1214 sf dwelling (1947)
2491 Valley Dr LD R-1A 7,290 13 1 2 2 1518 sf dwelling (1954)
572 25th St LD R-1A 7,450 13 1 2 2 1688 sf dwelling
566 25th St LD R-1A 7,450 13 1 2 2 1645 sf dwelling
515 25th St LD R-1A 6,700 13 1 2 2 1608 sf dwelling
501 25th St LD R-1A 7,700 13 1 2 2 3036 sf dwelling
485 25th St LD R-1A 8,370 13 1 2 2 1436 sf dwelling
489 25th St LD R-1A 6,760 13 1 2 2 1 sf dwelling
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-10 January 2012
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
Subtotal R-1/R-1A 8 17 17
1118 Prospect Ave MD R-2 4,650 24.9 1 2 2 2221 sf dwelling (1997)
1105 11th St MD R-2 3,150 24.9 1 1 1 812 sf dwelling
1102 11th Pl MD R-2 3,850 24.9 1 2 2 1016 sf dwelling
520 31st St MD R-2 3,577 24.9 1 2 2 1226 sf dwelling
440 29th St MD R-2 6,399 24.9 2 3 3 1704 sf dwelling
2902 Morningside Dr MD R-2 4,860 24.9 1 2 2 Demo permit issued but not demo-ed yet
416 30th Street MD R-2 2,430 24.9 1 1 1 2295 sf dwelling (1987)
250 35th St MD R-2 3,804 24.9 1 2 2 1926 sf dwelling
3306 Highland Ave MD R-2 6,000 24.9 1 3 3 4124 sf dwelling
214 30th St MD R-2 4,800 24.9 1 2 2 2670 sf dwelling
326 29th St MD R-2 4,800 24.9 1 2 2 2812 sf dwelling
125 26th St MD R-2 5,400 24.9 2 3 3 1154 sf dwelling
1946 Hermosa Ave MD R-2 3,600 24.9 1 2 2 1656 sf dwelling
235 25th St MD R-2 4,193 24.9 1 2 2 2647 sf dwelling
1706 Manhattan Ave MD R-2 3,900 24.9 1 2 2 1606 sf dwelling
1850 Manhattan Ave MD R-2 4,840 24.9 1 2 2 3560 sf dwelling
1840 Pacific Coast Hwy MD R-2 5,590 24.9 1 3 3 1440 sf dwelling
1918 Pacific Coast Hwy MD R-2 3,700 24.9 1 2 2 952 sf dwelling
1924 Pacific Coast Hwy MD R-2 3,700 24.9 1 2 2 1148 sf dwelling
1934 Pacific Coast Hwy MD R-2 3,900 24.9 1 2 2 1039 sf dwelling
830 14th St MD R-2 3,750 24.9 1 2 2 1846 sf dwelling
840 14th St MD R-2 3,750 24.9 1 2 2 1200 sf dwelling
1st MD R-2 3,750 24.9 1 2 2 1326 sf dwelling
825 13th St MD R-2 3,727 24.9 1 2 2 1016 sf dwelling
827 13th St MD R-2 3,750 24.9 1 2 2 1016 sf dwelling
841 13th St MD R-2 3,727 24.9 1 2 2 1978 sf dwelling
36 9th St MD R-2 5,698 24.9 2 3 3 2092 sf dwelling
19 8th St MD R-2 3,794 24.9 1 2 2 2391 sf dwelling
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-11 January 2012
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
934 The Strand MD R-2 4,800 24.9 1 2 2 2091 sf dwelling
649 11th St MD R-2 4,752 24.9 1 2 2 1175 sf dwelling
635 11th St MD R-2 4,752 24.9 1 2 2 1256 sf dwelling
642 11th St MD R-2 4,704 24.9 1 2 2 2331 sf dwelling
632 11th St MD R-2 5,600 24.9 2 3 3 2375 sf dwelling
620 11th St MD R-2 4,256 24.9 1 2 2 680 sf dwelling
1010 Ardmore Ave MD R-2 4,104 24.9 1 2 2 1378 sf dwelling
611 10th St MD R-2 4,104 24.9 1 2 2 792 sf dwelling
635 10th St MD R-2 4,104 24.9 1 2 2 1139 sf dwelling
651 10th St MD R-2 4,320 24.9 1 2 2 816 sf dwelling
645 10th St MD R-2 4,104 24.9 1 2 2 1104 sf dwelling
600 10th St MD R-2 4,104 24.9 1 2 2 1300 sf dwelling
626 10th St MD R-2 4,104 24.9 1 2 2 768 sf dwelling
636 10th St MD R-2 4,104 24.9 1 2 2 768 sf dwelling
647 9th St MD R-2 5,400 24.9 1 3 3 1591 sf dwelling
731 9th St MD R-2 4,860 24.9 1 2 2 1188 sf dwelling
601 9th St MD R-2 5,388 24.9 2 3 3 1748 sf dwelling
620 10th St MD R-2 4,400 24.9 1 2 2 2020 sf dwelling
622 10th St MD R-2 4,600 24.9 1 2 2 1834 sf dwelling
620 9th St MD R-2 5,400 24.9 1 3 3 1192 sf dwelling
655 8th Pl MD R-2 5,016 24.9 1 2 2 901 sf dwelling
619 8th Pl MD R-2 5,016 24.9 1 2 2 2036 sf dwelling
724 9th St MD R-2 3,999 24.9 1 2 2 2227 sf dwelling
624 8th Pl MD R-2 3,648 24.9 1 2 2 1572 sf dwelling
616 8th Pl MD R-2 3,648 24.9 1 2 2 1232 sf dwelling
640 8th St MD R-2 2,508 24.9 1 1 1 1372 sf dwelling (1955)
722 Loma Dr MD R-2 4,028 24.9 1 2 2 998 sf dwelling
720 8th St MD R-2 5,016 24.9 1 2 2 2286 sf dwelling
647 7th St MD R-2 3,780 24.9 1 2 2 1859 sf dwelling
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-12 January 2012
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
615 7th St MD R-2 4,320 24.9 1 2 2 1126 sf dwelling
616 7th St MD R-2 4,320 24.9 1 2 2 1350 sf dwelling
626 7th St MD R-2 4,321 24.9 1 2 2 1829 sf dwelling
642 7th St MD R-2 4,320 24.9 1 2 2 999 sf dwelling
659 6th St MD R-2 4,320 24.9 1 2 2 1006 sf dwelling
655 6th St MD R-2 4,320 24.9 1 2 2 1006 sf dwelling
611 6th St MD R-2 4,320 24.9 1 2 2 999 sf dwelling
708 2nd St MD R-2 4,600 24.9 1 2 2 866 sf dwelling
640 2nd St MD R-2 4,600 24.9 1 2 2 2352 sf dwelling
625 1st Pl MD R-2 4,255 24.9 1 2 2 772 sf dwelling
705 1st Pl MD R-2 4,600 24.9 1 2 2 576 sf dwelling
646 1st Pl MD R-2 4,600 24.9 1 2 2 1337 sf dwelling
624 1st Pl MD R-2 4,600 24.9 1 2 2 1373 sf dwelling
622 1st Pl MD R-2 4,600 24.9 1 2 2 916 sf dwelling
715 1st St MD R-2 4,600 24.9 1 2 2 1680 sf dwelling
620 1st St MD R-2 4,593 24.9 1 2 2 2416 sf dwelling
608 1st St MD R-2 5,033 24.9 1 2 2 1540 sf dwelling
705 2nd St MD R-2 4,600 24.9 1 2 2 1200 sf dwelling
710 4th St MD R-2 4,600 24.9 1 2 2 816 sf dwelling
629 3rd St MD R-2 4,501 24.9 1 2 2 947 sf dwelling
707 3rd St MD R-2 4,600 24.9 1 2 2 846 sf dwelling
540 Ardmore Ave MD R-2 6,129 24.9 2 3 3 1863 sf dwelling
632 6th St MD R-2 4,320 24.9 1 2 2 793 sf dwelling
646 6th St MD R-2 4,320 24.9 1 2 2 3207 sf dwelling
650 6th St MD R-2 4,320 24.9 1 2 2 1194 sf dwelling
658 6th St MD R-2 4,320 24.9 1 2 2 1104 sf dwelling
666 6th St MD R-2 4,320 24.9 1 2 2 1125 sf dwelling
683 5th St MD R-2 4,320 24.9 1 2 2 1089 sf dwelling
677 5th St MD R-2 4,320 24.9 1 2 2 1932 sf dwelling
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-13 January 2012
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
633 5th St MD R-2 4,320 24.9 1 2 2 1089 sf dwelling
625 5th St MD R-2 4,320 24.9 1 2 2 1040 sf dwelling
634 5th St MD R-2 4,720 24.9 1 2 2 951 sf dwelling
101 16th St MD R-2 4,148 24.9 1 2 2 1615 sf dwelling
603 30th St MD R-2B 4,537 24.9 1 2 2 3185 sf dwelling
605 30th St MD R-2B 4,537 24.9 1 2 2 3221 sf dwelling
43 20th St MD R-2B 3,772 24.9 1 2 2 3669 sf dwelling
49 20th St MD R-2B 3,610 24.9 1 2 2 2840 sf dwelling
68 20th St MD R-2B 3,880 24.9 1 2 2 1541 sf dwelling
44 20th St MD R-2B 3,810 24.9 1 2 2 1552 sf dwelling
29 19th St MD R-2B 3,643 24.9 1 2 2 2346 sf dwelling
41 19th MD R-2B 3,705 24.9 1 2 2 5652 sf dwelling
1942 The Strand MD R-2B 4,879 24.9 1 2 2 3436 sf dwelling
44 16th St MD R-2B 3,800 24.9 1 2 2 1393 sf dwelling
34 17th St MD R-2B 3,610 24.9 1 2 2 3709 sf dwelling
40 17th St MD R-2B 3,610 24.9 1 2 2 2785 sf dwelling
33 16th St MD R-2B 3,705 24.9 1 2 2 2501 sf dwelling
39 18th St MD R-2B 3,515 24.9 1 2 2 2066 sf dwelling
1025 17th St MD R-2B 6,856 24.9 1 3 3 1684 sf dwelling
1010 17th St MD R-2B 5,600 24.9 1 3 3 3825 sf dwelling
950 17th St MD R-2B 5,600 24.9 1 3 3 4774 sf dwelling
924 17th St MD R-2B 5,600 24.9 1 3 3 1608 sf dwelling
922 17th St MD R-2B 5,600 24.9 1 3 3 2336 sf dwelling
920 17th St MD R-2B 11,200 24.9 1 6 6 1374 sf dwelling
827 14th St MD R-2B 3,750 24.9 1 2 2 1122 sf dwelling
845 14th St MD R-2B 3,727 24.9 1 2 2 986 sf dwelling
944 15th St MD R-2B 5,670 24.9 1 3 3 1080 sf dwelling
940 15th St MD R-2B 5,670 24.9 1 3 3 2464 sf dwelling
906 15th St MD R-2B 5,670 24.9 1 3 3 850 sf dwelling
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-14 January 2012
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
900 15th St MD R-2B 5,670 24.9 1 3 3 2062 sf dwelling
1627 Golden St MD R-2B 6,074 24.9 1 3 3 1089 sf dwelling
1619 Golden St MD R-2B 7,500 24.9 1 4 4 1016 sf dwelling
1620 Golden St MD R-2B 6,836 24.9 1 3 3 2424 sf dwelling
1210 17th St MD R-2B 4,450 24.9 1 2 2 3427 sf dwelling
1734 Prospect Ave MD R-2B 7,109 24.9 1 4 4 4077 sf dwelling
1714 Golden St MD R-2B 4,710 24.9 1 2 2 2022 sf dwelling
1013 7th St MD R-2B 5,200 24.9 1 2 2 888 sf dwelling
917 7th St MD R-2B 4,800 24.9 1 2 2 1029 sf dwelling
911 7th St MD R-2B 4,800 24.9 1 2 2 1035 sf dwelling
832 7th St MD R-2B 4,800 24.9 1 2 2 1176 sf dwelling
914 7th St MD R-2B 4,796 24.9 1 2 2 2914 sf dwelling
938 7th St MD R-2B 4,800 24.9 1 2 2 2178 sf dwelling
942 7th St MD R-2B 4,800 24.9 1 2 2 2178 sf dwelling
925 6th St MD R-2B 6,750 24.9 1 3 3 1429 sf dwelling
1072 7th St MD R-2B 5,197 24.9 1 2 2 1328 sf dwelling
991 6th St MD R-2B 7,500 24.9 1 4 4 1094 sf dwelling
940 6th St MD R-2B 4,320 24.9 1 2 2 2261 sf dwelling
532 Pine St MD R-2B 3,840 24.9 1 2 2 2073 sf dwelling
921 5th St MD R-2B 5,200 24.9 1 2 2 2695 sf dwelling
931 5th St MD R-2B 6,500 24.9 1 3 3 2254 sf dwelling
960 6th St MD R-2B 6,500 24.9 1 3 3 3628 sf dwelling
970 6th St MD R-2B 8,320 24.9 1 4 4 1340 sf dwelling
1018 6th St MD R-2B 5,589 24.9 1 3 3 1118 sf dwelling
501 Prospect Ave MD R-2B 6,990 24.9 1 3 3 2370 sf dwelling
535 Prospect Ave MD R-2B 4,270 24.9 1 2 2 3063 sf dwelling
959 5th St MD R-2B 4,550 24.9 1 2 2 2282 sf dwelling
444 Ocean View Ave MD R-2B 4,408 24.9 1 2 2 1319 sf dwelling
422 Ocean View Ave MD R-2B 4,408 24.9 1 2 2 1231 sf dwelling
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-15 January 2012
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
431 Hopkins Ave MD R-2B 8,400 24.9 1 4 4 1021 sf dwelling
311 Hopkins Ave MD R-2B 4,210 24.9 1 2 2 2343 sf dwelling
309 Hopkins Ave MD R-2B 4,210 24.9 1 2 2 2343 sf dwelling
Subtotal R-2/R-2B 153 331 331
1221 24th St MD SPA-9 3,746 24.9 1 2 2 1206 sf dwelling
1231 24th St MD SPA-9 3,746 24.9 1 2 2 875 sf dwelling
Subtotal SPA-9 2 4 4
2902 Hermosa Ave HD R-3 2,971 33 1 2 2 5216 sf dwelling
3224 Hermosa Ave HD R-3 4,250 33 1 3 3 2410 sf dwelling
133 35th Street HD R-3 1,504 33 1 1 1 1699 sf dwelling (1936)
1516 Monterey Blvd HD R-3 5,000 33 1 3 3 1496 sf dwelling
1901 Pacific Coast Hwy HD R-3 4,722 33 2 3 3 1972 sf dwelling
903 5th St HD R-3 5,998 33 3 4 4 2106 sf- 3 dwelling units
47 10th St HD R-3 2,850 33 1 2 2 1175 sf dwelling
1011 Manhattan Ave HD R-3 4,000 33 1 3 3 2696 sf dwelling
1101 Monterey Blvd HD R-3 3,700 33 1 2 2 2214 sf dwelling
1085 Monterey Blvd HD R-3 4,299 33 2 3 3 1940 sf dwelling
1068 Bayview Dr HD R-3 2,900 33 1 2 2 1781 sf dwelling
1021 Monterey Blvd HD R-3 2,900 33 1 2 2 2307 sf dwelling
1010 Monterey Blvd HD R-3 5,000 33 1 3 3 2235 sf dwelling
1085 Loma Dr HD R-3 3,763 33 1 2 2 1368 sf dwelling
843 Loma Dr HD R-3 2,790 33 1 2 2 821 sf dwelling
821 Loma Dr HD R-3 2,790 33 1 2 2 1430 sf dwelling
811 Loma Dr HD R-3 2,790 33 1 2 2 1131 sf dwelling
936 Monterey Blvd HD R-3 2,800 33 1 2 2 716 sf dwelling
925 Loma Dr HD R-3 2,790 33 1 2 2 648 sf dwelling
832 Loma Dr HD R-3 3,180 33 1 2 2 920 sf dwelling
818 Loma Dr HD R-3 3,180 33 1 2 2 906 sf dwelling
833 Cypress St HD R-3 3,000 33 1 2 2 912 sf dwelling
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-16 January 2012
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
839 Cypress St HD R-3 3,000 33 1 2 2 912 sf dwelling
845 Cypress St HD R-3 3,000 33 1 2 2 1344 sf dwelling
856 Cypress St HD R-3 3,150 33 1 2 2 892 sf dwelling
854 Bard St HD R-3 3,450 33 1 2 2 1440 sf dwelling
812 Bard St HD R-3 3,978 33 1 3 3 822 sf dwelling
545 8th St HD R-3 4,680 33 1 3 3 1000 sf dwelling
821 Bard St HD R-3 3,300 33 1 2 2 1007 sf dwelling
52 8th St HD R-3 2,850 33 1 2 2 1468 sf dwelling
57 7th St HD R-3 2,850 33 1 2 2 803 sf dwelling
24 7th St HD R-3 2,850 33 1 2 2 971 sf dwelling
36 7th Ct HD R-3 2,850 33 1 2 2 3827 sf dwelling
612 The Strand HD R-3 4,835 33 1 3 3 4109 sf dwelling
500 11th St HD R-3 5,000 33 1 3 3 1053 sf dwelling
1040 Loma Dr HD R-3 3,600 33 1 2 2 1524 sf dwelling
1212 Loma Dr HD R-3 4,240 33 1 3 3 2439 sf dwelling
1092 Loma Dr HD R-3 3,600 33 1 2 2 1032 sf dwelling
1101 Cypress St HD R-3 5,014 33 2 3 3 1675 - 2 dwelling units
1207 Cypress St HD R-3 4,000 33 1 3 3 1655 sf dwelling
1125 Cypress St HD R-3 3,999 33 2 3 3 2048 sf - 2 dwelling units
1111 Cypress St HD R-3 4,000 33 2 3 3 3488 - 2 dwelling units
1100 Loma Dr HD R-3 4,665 33 1 3 3 1708 sf dwelling
1154 Cypress St HD R-3 3,999 33 2 3 3 1380-2 dwelling units
1160 Cypress St HD R-3 4,000 33 1 3 3 1635 sf dwelling
1308 Cypress St HD R-3 3,200 33 1 2 2 780 sf dwelling
501 11th St HD R-3 5,000 33 1 3 3 1449 sf dwelling
533 11th St HD R-3 5,014 33 2 3 3 1216 sf - 2 dwelling units
545 11th St HD R-3 5,000 33 1 3 3 1044 sf dwelling
551 11th St HD R-3 5,000 33 1 3 3 1053 sf dwelling
647 Manhattan Ave HD R-3 3,000 33 1 2 2 1052 sf dwelling
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-17 January 2012
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
526 8th St HD R-3 3,615 33 1 2 2 1764 sf dwelling
502 8th St HD R-3 2,740 33 1 2 2 1454 sf dwelling
78 The Strand HD R-3 5,370 33 2 4 4 2510 sf - 2 dwelling units
35 6th Ct HD R-3 2,849 33 1 2 2 4285 sf dwelling
24 5th St HD R-3 2,850 33 1 2 2 1111 sf dwelling
37 5th Ct HD R-3 2,850 33 1 2 2 4225 sf dwelling
48 5th St HD R-3 2,850 33 1 2 2 1232 sf dwelling
19 4th St HD R-3 3,330 33 1 2 2 1305 sf dwelling
17 3rd St HD R-3 3,472 33 1 2 2 4551 sf dwelling
18 3rd St HD R-3 2,660 33 1 2 2 4235 sf dwelling
300 Manhattan Ave HD R-3 2,900 33 1 2 2 776 sf dwelling
502 Manhattan Ave HD R-3 2,900 33 1 2 2 1724 sf dwelling
423 Monterey Blvd HD R-3 3,000 33 1 2 2 2046 sf dwelling
438 Hermosa Ave HD R-3 3,999 33 2 3 3 2322 sf - 2 dwelling units
107 Manhattan Ave HD R-3 2,900 33 1 2 2 2173 sf dwelling
129 Manhattan Ave HD R-3 2,900 33 1 2 2 1816 sf dwelling
127 Manhattan Ave HD R-3 2,900 33 1 2 2 1816 sf dwelling
114 Monterey Blvd HD R-3 3,220 33 1 2 2 1324 sf dwelling
126 Monterey Blvd HD R-3 3,590 33 1 2 2 924 sf dwelling
142 Monterey Blvd HD R-3 4,262 33 1 3 3 2532 sf dwelling
162 Monterey Blvd HD R-3 5,052 33 1 3 3 1120 sf dwelling
412 Monterey Blvd HD R-3 3,500 33 1 2 2 2304 sf dwelling
408 Monterey Blvd HD R-3 3,000 33 1 2 2 1392 sf dwelling
244 Monterey Blvd HD R-3 3,000 33 1 2 2 965 sf dwelling
216 Monterey Blvd HD R-3 3,000 33 1 2 2 1567 sf dwelling
Subtotal R-3 87 180 180
119 Meyer Ct HD R-P 3,360 33 1 2 2 1081 sf dwelling
121 Meyer Ct HD R-P 3,360 33 1 2 2 1140 sf dwelling
931 1st St HD R-P 6,720 33 1 5 5 820 sf dwelling
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-18 January 2012
Address Gen
Plan Zoning Lot size
(sf)
Max. Density
(units/ac)
Existing
Units
Realistic
Capacity Low Mod Above
Mod Current Use
1112 Manhattan Ave HD R-P 4,000 33 1 3 3 1500 sf dwelling
161 Lyndon St HD R-P 2,850 33 1 2 2 1738 sf dwelling
Subtotal R-P 5 14 14
Subtotals-Underutilized 255 558 0 558
Totals – Vacant +
Underutilized 255 566 549 0 558
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-19 January 2012
Figure B-1
Residential Land Inventory
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-20 January 2012
Table B-6
Affordable Housing Development Opportunity Sites Overlay
Site/APN Address General Plan/
Zoning
Imp.
Ratio1
Year
Built
Lot Area
(sq.ft.)
Floor
Area
(sq.ft.)
Potential
Units2 Current Use
SITE 1
4169-029-044 3125 Pacific Coast Hwy Gen.Com./C-3 0.13 1964 5279 2375 3 Vacant Building
4169-029-046 3001 Pacific Coast Hwy Gen.Com./C-3 0.00 2640 2500 2 Parking Lot, used as overflow parking while building is vacant
4169-029-047 3001 Pacific Coast Hwy Gen.Com./C-3 0.00 2640 2500 2 Parking Lot, used as overflow parking while building is vacant
4169-029-049 3001 Pacific Coast Hwy Gen.Com./C-3 0.00 2640 128 2 Parking Lot, used as overflow parking while building is vacant
4169-029-048 3001 Pacific Coast Hwy Gen.Com./C-3 0.00 2640 2500 2 Parking Lot, used as overflow parking while building is vacant
Site Totals 0.04 15,839
(0.36 ac) 10,003 11
SITE 2
4169-036-019 2775 Pacific Coast Hwy Gen.Com./C-3 2.68 1955 20996 4594 15 South Bay BMW Certified/Pre-owned Dealership
4169-034-021 2851 Pacific Coast Hwy Gen.Com./C-3 0.00 15850 3348 12 Vacant Building
4169-034-020 2901 Pacific Coast Hwy Gen.Com./C-3 0.00 45012 0 34 Vacant Building
Site Totals 0.06 81,858
(1.88 ac) 7,942 62
SITE 3
4184-015-003 2420 Pacific Coast Hwy Gen.Com./C-3 1.94 1970 44997 34892 34 Hope Chapel Church Building (Church wishes to relocate)
4184-015-002 2510 Pacific Coast Hwy Gen.Com./C-3 0.00 94961 28200 71 Hope Chapel youth center (was a grocery store, minor improvements
made for youth center)
4184-015-008 926 Artesia Blvd Gen.Com./C-3 0.05 1962 43560 27360 33 Surface Parking Lot for Hope Chapel
4184-015-010 950 Artesia Blvd Gen.Com./C-3 0.67 1965 43560 14786 33 3 tenants (real estate and tutoring), plus 1 vacant tenant space
Site Totals 0.18 227,078
(5.21 ac) 105,238 172
SITE 4
4187-026-023 725 10th St Gen.Com./C-3 0.01 1939 19458 719 14 RV Park
Site Totals
0.01 19,458
(0.45 ac) 719 14
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-21 January 2012
Site/APN Address General Plan/
Zoning
Imp.
Ratio1
Year
Built
Lot Area
(sq.ft.)
Floor
Area
(sq.ft.)
Potential
Units2 Current Use
SITE 5
4185-017-015 1103 Aviation Blvd Gen.Com./C-3 0.85 1964 61206 23510 46
Restaurant (stand alone building); strip mall with 12 tenants (personal
services and a bar); and a portion of the parking lot. A „Big Lots‟ retail
store located in the adjoining city anchors the shopping center; data
does not include the Big Lots)
4185-017-014 1209 Aviation Blvd Gen.Com./C-3 0.04 1964 24450 24450 18 Parking Lot for strip mall.
Site Totals 0.62 85,656
(1.97 ac) 47,960 64
Grand Totals 429,889
(9.87 ac) 323
Notes:
1. Ratio of improvement value to land value per County Assessor
2. Based on 33 units/acre base density
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-22 January 2012
Figure B-2a
Affordable Housing Overlay Zone
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-23 January 2012
Figure B-2b
Affordable Housing Overlay Zone
City of Hermosa Beach Housing Element Appendix B – Land Inventory
B-24 January 2012
Figure B-2c
Affordable Housing Overlay Zone
5
Older shopping
center, extends
into Redondo
Beach including
Big Lots
City of Hermosa Beach Housing Element Appendix C – Public Participation Summary
C-1 January 2012
Appendix C
Public Participation Summary
This summary of Housing Element public-participation efforts describes
opportunities for public involvement along with an explanation of how public
comments were incorporated into the Housing Element. In addition, prior to the
adoption hearings all interested parties were given the opportunity to review the
recommended revisions.
Public participation is an important component of the planning process, and this
update to the Housing Element has provided residents and other interested
parties, particularly representatives of lower-income and special needs persons,
numerous opportunities for review and comment. Public notices of all Housing
Element meetings and public hearings were published in the local newspaper in
advance of each meeting, as well as posting the notices on the City‘s website.
The draft Housing Element was made available for review at City Hall, posted on
the City‘s website, as well as at the Public Library. The document was also made
available to housing advocates, mobile home residents, and non-profit
organizations representing the interests of lower-income persons and special
needs groups. Table C-1 on the following page lists persons and organizations
that were sent direct mail notice of public meetings for this Housing Element
update. In addition, public hearings are televised on the local cable channel.
After receiving comments on the draft Housing Element from the State Housing
and Community Development Department, a proposed final Housing Element
was prepared and made available for public review prior to adoption by the
City Council.
The following is a list of opportunities for public involvement in the preparation of
this Housing Element update.
Planning Commission Study Session July 21, 2009
City Council Study Session July 28, 2009
Planning Commission hearing September 21, 2010
City Council hearing October 12, 2010
City Council hearing June 28, 2011
City Council hearing July 26, 2011
City Council hearing October 11, 2011
Planning Commission hearing _______________
City Council hearing _______________
Table C-2 provides a summary of public comments offered during the public
review process, while Table C-3 summarizes comments from affordable housing
developers.
City of Hermosa Beach Housing Element Appendix C – Public Participation Summary
C-2 January 2012
Table C-1
Housing Element Notification List
LA Metropolitan Transit Authority
Beach Cities Transit
Native American Heritage Commission
Gabrieleno/Tongva Indians of CA
Chumash Tribe
Sec For Resources State Of California
So Bay Cities COG
City Of Manhattan Beach
City Of Torrance
City Of Redondo Beach
Hermosa Beach School District
Redondo Beach USD
South Bay Assoc Of Realtors
Hermosa Beach Chamber of Commerce
South Bay Senior Services
Marineland Mobilehome Park
Sunrise Assisted Living
South Bay Adult Center
Shelter Partnership
Beach Cities Health District
Family Crisis Center
Social Vocational Services South Bay Ind
Visions
L.A. County Department of Children &
Family Services
Wellness Community-South Hermosa
Beach Bay Cities
Harbor Regional Center
Westside Center for Independent Living
The Arc-South Bay
1736 Family Crisis Center
Emma Hoff-Regional Community Service
Coordinator .
Rebuild Together So Bay LA
Kenny Nickelson Memorial Foundation For
Homeless Veterans and Children
Salvation Army “His House Family
Services”
Project Touch
South Bay Center for Counseling
Hermosa Beach Community Ctr.
Foundation
Sister Dulce Charitable Foundation
Hermosa Beach Kiwanis Club
Hermosa Beach Woman's Club
Rotary Of Hermosa Beach
Hermosa Beach Veterans
Los Angeles Homeless Services Authority
Hope Chapel Church
Catholic Charities
Church Of Christ
St. Cross Episcopal Church
Our Lady of Guadalupe Catholic Church
Jewish Community Center
Christian Science Church
City of Hermosa Beach Housing Element Appendix C – Public Participation Summary
C-3 January 2012
Table C-2
Public Comment Summary
Comment Response
The City‘s RHNA allocation is unrealistic.
The RHNA methodology is based on state
law and was developed by SCAG. The
high number is based on gross new units
(not net) which reflects the potential for
private redevelopment of existing parcels.
The City‘s efforts toward preserving the
Marineland Mobile Home Park are
appreciated.
No response necessary.
The Housing Element contains a wealth of
information regarding the City‘s housing
conditions and policies.
No response necessary
City of Hermosa Beach Housing Element Appendix C – Public Participation Summary
C-4 January 2012
Table C-3
Affordable Housing Developer Comments
Allow high density in commercial zones; small lots can be feasibly developed.
35‘ height can accommodate 3 floors and subterranean parking.
Allow residential in commercial corridors- small footprint units.
The nonprofit developed a 16,000 s.f. lot with 33 units in a commercial corridor, 35‘
height average, 3-4 stories.
Seldom develop residential in residential zones anymore due to NIMBY.
The nonprofit developed along commercial corridors, with ground floor commercial.
Developed project with housing over a Walgreens.
30-40 units generally minimum necessary to achieve economies of scale for control
and maintenance.
Minimum 0.5 acre sites. Scattered sites problematic due to high cost, ability to
acquire sites and additional cost to monitor the project after completion.
The key is working with a nonprofit developer with a track record of good project
control and maintenance.
The nonprofit developed small projects in beach cities: Laguna Beach, San Clemente,
Long Beach. Typically parking is provided on first floor, also provided community
room with residential.
Consider an overlay on Commercial sites allowing housing if a component is
affordable.
Typically projects would have at least 20 units if outside resources are leveraged.
Most important factor in developing affordable units: land values which directly
impact the overall cost of the project. The preferred scenario would be development
on government owned land.
Easiest way to develop affordable housing units are (1) lease agreement on
government properties, or (2) flexible zoning policies such as inclusionary housing
ordinance providing funding or allowing higher density development‘ However, the
cost to built additional units rarely outweighs the benefits of higher density/flexible
zoning requirements.
Hermosa Beach, with the existing built -out environment and demographic, is not
competitive for affordable housing programs due to the high land costs compared to
other cities in LA County.
Options to provide senior housing above existing city facilities (Community Resources
Center, Clark Building): Section 108 Loan Guarantee Program offered through CDBG
allows cities to borrow against future CDBG funding. However, Hermosa Beach‘s
annual CDBG allotment is too low to make development of new construction viable.
CDBG funding may be used to rehabilitate homes of income eligible elderly people in
the City, but will not generate net affordable housing unit increase.
Habitat for Humanity offers ‗A Brush with Kindness‘ program where volunteers perform
exterior upgrades for low-income family/elderly. This may be an option in Hermosa
Beach, using CDBG and Section 202 senior support housing grant funding.
(http://www.habitatla.org/filebox/ABWK_HG.pdf )