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Home My WebLink About2020-03-04 Joint PC and CC Agenda Pkg - Joint CC and PC Study SessionWednesday, March 4, 2020 6:00 PM City of Hermosa Beach City Hall 1315 Valley Drive Hermosa Beach, CA 90254 City Council and Planning Commission Mayor Mary Campbell Mayor Pro Tem Justin Massey Councilmembers: Hany S. Fangary, Michael Detoy, Stacey Armato Chair Peter Hoffman Vice-Chair Michael Flaherty Commissioners: Rob Saemann, Marie Rice, David Pedersen Adjourned Meeting Agenda CITY COUNCIL & PLANNING COMMISSION STUDY SESSION: Introduction of Zoning Code Assessment, including discussion of State Housing Laws, Local Coastal Program, and Implementation of the Vision for the Downtown District Executive Team Viki Copeland, Finance Director Marnell Gibson, Public Works Director Michael McCrary, Interim Police Chief Ken Robertson, Community Development Director Vanessa Godinez, Human Resources Manager Kelly Orta, Community Resources Manager City Treasurer Karen Nowicki City Attorney Michael Jenkins Suja Lowenthal, City Manager Nico De Anda-Scaia, Assistant to the City Manager March 4, 2020CityCouncilandPlanning Commission Adjourned Meeting Agenda All council meetings are open to the public. PLEASE ATTEND. The Council receives a packet with detailed information and recommendations on nearly every agenda item. City Council agenda packets are available for your review on the City's website located at www.hermosabeach.gov. Complete agenda packets are also available for public inspection in the City Clerk's office. During the meeting, a packet is also available in the Council Chambers foyer or you can access the packet at our website, www.hermosabeach.gov, on your laptop, tablet or smartphone through the wireless signal available in the City Council chambers - Network ID: CHB-Guest, Password: chbguest To comply with the Americans with Disabilities Act of 1990, Assistive Listening Devices (ALD) will be available for check out at the meeting. If you require special assistance to participate in this meeting, you must call or submit your request in writing to the Office of the City Clerk at (310) 318-0203 at least 48 hours prior to the meeting. Oral and Written Communication Persons who wish to have written materials included in the agenda packet at the time the agenda is published on the City's website must submit the written materials to the City Manager's office by email anny@hermosabeach.gov) or in person by noon of the Tuesday, one week before the meeting date. Written materials pertaining to matters listed on the posted agenda received after the agenda has been posted will be added as supplemental materials under the relevant agenda item on the City's website at the same time as they are distributed to the City Council by email. Supplemental materials may be submitted via eComment (instructions below) or emailed to anny@hermosabeach.gov. Supplemental materials must be received before 4:00 p.m. on the date of the meeting to ensure Council and staff have the ability to review materials prior to the meeting. Supplemental materials submitted after 4:00 p.m. on the date of the meeting or submitted during the meeting will be posted online the next day. Submit Supplemental eComments in three easy steps: Note: Your comments will become part of the official meeting record. You must provide your full name, but please do not provide any other personal information (i.e. phone numbers, addresses, etc) that you do not want to be published. 1. Go to the Agendas/Minutes/Video webpage and find the meeting you’d like to submit comments on. Click on the eComment button for your selected meeting. 2. Find the agenda item for which you would like to provide a comment. You can select a specific agenda item/project or provide general comments under the Oral/Written Communications item. 3. Sign in to your SpeakUp Hermosa Account or as a guest, enter your comment in the field provided, provide your name, and if applicable, attach files before submitting your comment. Public Participation Speaker Cards If you wish to speak during Public Participation, please fill out a speaker card at the meeting. The purpose of the speaker card is to streamline and better organize our public comment process to ensure names of speakers are correctly recorded in the minutes and where appropriate, to provide contact information for staff follow-up. Page 2CityofHermosaBeach Printed on 3/5/2020 March 4, 2020CityCouncilandPlanning Commission Adjourned Meeting Agenda 6:00 P.M. – STUDY SESSION CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL ANNOUNCEMENTS APPROVAL OF AGENDA ZONING CODE ASSESSMENT: 1. OVERVIEW OF ZONING CODE ASSESSMENT AND UPDATE PROGRAM Community Development Director Ken Robertson) 1. Staff Report.pdf 2. Project Introduction PowerPoint Attachments: 2. STATE HOUSING LAWS (City Attorney Lauren Langer) SUPPLEMENTAL Housing and Land Use PowerPoint (added after meeting) Attachments: 3. STATUS UPDATE ON PLAN HERMOSA AND LOCAL COASTAL PROGRAM EFFORTS (Environmental Analyst Leeanne Singleton) Information Item - PLAN Hermosa - LCP Update.pdfAttachments: 4. IMPLEMENTATION OF VISION FOR DOWNTOWN DISTRICT - PROGRESS AND NEXT STEPS (Community Development Director Ken Robertson) 1. PLAN Hermosa Downtown District Excerpt Pgs 90-91.pdf 2. Downtown Core Revitalization Strategy - January 2014 3. Downtown Enhancement Plan Staff Report - October 10, 2017 Attachments: CITY COUNCIL AND PLANNING COMMISSION QUESTIONS PUBLIC PARTICIPATION: Although the City Council and Planning Commission value your comments, the Brown Act generally prohibits the Council and Commission from taking action on any matter not listed on the posted agenda as a business item. The Council and Commission may take action to schedule issues raised in oral communications for a future agenda. Comments from the public are limited to three minutes per speaker. Page 3CityofHermosaBeach Printed on 3/5/2020 March 4, 2020CityCouncilandPlanning Commission Adjourned Meeting Agenda CITY COUNCIL AND PLANNING COMMISSION DISCUSSION ADJOURNMENT Page 4CityofHermosaBeach Printed on 3/5/2020 March 4, 2020CityCouncilandPlanning Commission Adjourned Meeting Agenda CITY COUNCIL MEETINGS: March 10, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting March 24, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting March 30, 2020 - Monday - Adjourned Regular Meeting: 6:00 PM - Revenue Study Session April 4, 2020 - Saturday - Adjourned Regular Meeting: 9:00 AM - City Council Retreat April 14, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting April 22, 2020 - Wednesday - Adjourned Regular Meeting: 6:00 PM - FY 2020-2021 Capital Improvement Program April 28, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting May 6, 2020 - Wednesday - Adjourned Regular Meeting: 6:00 PM - Study Session May 12, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting May 21, 2020 - Thursday - Adjourned Regular Meeting: 6:00 PM - Budget Study Session May 26, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting June 3, 2020 - Wednesday - Adjourned Regular Meeting: 6:00 PM - Study Session June 9, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting June 23, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting July 1, 2020 - Wednesday - Adjourned Regular Meeting: 6:00 PM - Study Session July 14, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting July 23, 2020 - Thursday - Adjourned Regular Meeting: 7:00 PM - Joint Meeting with all Boards/Commissions July 28, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting August 11, 2020 - Tuesday - No Meeting (Dark) August 25, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting September 2, 2020 - Wednesday - Adjourned Regular Meeting: 6:00 PM - Study Session September 8, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting September 22, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting Page 5CityofHermosaBeach Printed on 3/5/2020 March 4, 2020CityCouncilandPlanning Commission Adjourned Meeting Agenda CITY COUNCIL MEETINGS - CONTINUED: October 7, 2020 - Wednesday - Adjourned Regular Meeting: 6:00 PM - Study Session October 13, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting October 27, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting November 4, 2020 - Wednesday - Adjourned Regular Meeting: 6:00 PM - Study Session November 10, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting November 12, 2020 - Thursday - Adjourned Regular Meeting: 6:00 PM - Appointment of Mayor & Mayor Pro Tem November 24, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting December 2, 2020 - Wednesday - Adjourned Regular Meeting: 6:00 PM - Study Session December 8, 2020 - Tuesday - 6:00 PM - Closed Session, 7:00 PM - City Council Meeting December 22, 2020 - Tuesday - No Meeting (Dark) BOARDS, COMMISSIONS AND COMMITTEE MEETINGS: March 16, 2020 - Monday - 7:00 PM - Planning Commission Meeting March 18, 2020 - Wednesday - 7:00 PM - Public Works Commission Meeting April 2, 2020 - Thursday - 7:00 PM - Parks and Recreation Advisory Commission Meeting April 21, 2020 - Tuesday - 7:00 PM - Planning Commission Meeting May 5, 2020 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting May 19, 2020 - Tuesday - 7:00 PM - Planning Commission Meeting May 20, 2020 - Wednesday - 7:00 PM - Public Works Commission Meeting June 2, 2020 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting June 16, 2020 - Tuesday - 7:00 PM - Planning Commission Meeting July 7, 2020 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting July 15, 2020 - Wednesday - 7:00 PM - Public Works Commission Meeting July 21, 2020 - Tuesday - 7:00 PM - Planning Commission Meeting August 4, 2020 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting August 18, 2020 - Tuesday - 7:00 PM - Planning Commission Meeting September 1, 2020 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting September 15, 2020 - Tuesday - 7:00 PM - Planning Commission Meeting September 16, 2020 - Wednesday - 7:00 PM - Public Works Commission Meeting October 6, 2020 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting October 20, 2020 - Tuesday - 7:00 PM - Planning Commission Meeting November 5, 2020 - Thursday - 7:00 PM - Parks and Recreation Advisory Commission Meeting November 17, 2020 - Tuesday - 7:00 PM - Planning Commission Meeting November 18, 2020 - Wednesday - 7:00 PM - Public Works Commission Meeting December 1, 2020 - Tuesday - 7:00 PM - Parks and Recreation Advisory Commission Meeting December 15, 2020 - Tuesday - 7:00 PM - Planning Commission Meeting Page 6CityofHermosaBeach Printed on 3/5/2020 March 4, 2020CityCouncilandPlanning Commission Adjourned Meeting Agenda CITY OFFICES CLOSED FRIDAY-SUNDAY AND ON THE FOLLOWING DAYS: May 25, 2020 - Monday - Memorial Day September 7, 2020 - Monday - Labor Day November 11, 2020 - Wednesday - Veteran's Day November 26, 2020 - Thursday - Thanksgiving Day Page 7CityofHermosaBeach Printed on 3/5/2020 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 20-0122 Honorable Mayor and Members of the Hermosa Beach City Council Honorable Chair and Members of the Hermosa Beach Planning Commission Joint Study Session of March 4, 2020 OVERVIEW OF ZONING CODE ASSESSMENT AND UPDATE PROGRAM Community Development Director Ken Robertson) Executive Summary: PLAN Hermosa, the City’s General Plan, was adopted by the City Council in August 2017. Following adoption of PLAN Hermosa, the City is embarking on an assessment of its Zoning and Subdivision Ordinances. The City’s consultants, Miller Planning Associates and RRM Design Group, will be presenting the attached PowerPoint presentation and seek input from the City Council and Planning Commission to gain insights from the Council and Commission’s experiences and thoughts about what matters should be focused on. Discussion: The Zoning Ordinance Assessment project is the first phase of a two-phase effort to comprehensively update the Zoning and Subdivision Ordinances to repurpose them as a more effective tool to provide the kind of development that Hermosa Beach desires, consistent with PLAN Hermosa. A thorough and accurate assessment will set the foundation for a Zoning and Subdivision Ordinance update, to be completed in a second phase. A strong collaborative effort between stakeholders, community members,and decision-makers is essential to this process. The Council and Commission’s role as decision-makers is to be an information resource and provide observations and suggestions. The Council and Commission will also be notified about future meetings and the release of draft documents. Stakeholder interviews will occur all day Wednesday March 4th, 2020, prior to the joint study session. The interviews include approximately 30 individuals and interviews are comprised of design professionals, developers, builders, permit expeditors, land surveyors and civil design firms, commercial property owners, residents, business owners, realtors, city staff and consultants. General Plan Consistency: PLAN Hermosa, the City’s General Plan, was adopted by the City Council in August 2017. The City of Hermosa Beach Printed on 2/27/2020Page1of2 powered by Legistar™ Staff Report REPORT 20-0122 Zoning Code Assessment and Update Program supports the following PLAN Hermosa priority implementation task listed below: Implementation -Priority Implementation Tasks Zoning Code Update The Zoning Code regulates land use, form, and design, and is the primary mechanism for implementing the land use strategies of PLAN Hermosa. The actions identified in the zoning code update category should be incorporated into the next update of the zoning code, to bring the development standards of the City of Hermosa Beach into alignment with PLAN Hermosa” (Page 232 PLAN Hermosa). Attachments: 1. Project Introduction PowerPoint Presentation Respectfully Submitted by: Nicole Ellis, Associate Planner Concur: Ken Robertson, Community Development Director Legal Review: Mike Jenkins, City Attorney Approved: Suja Lowenthal, City Manager City of Hermosa Beach Printed on 2/27/2020Page2of2 powered by Legistar™ ZONING AND SUBDIVISION ORDINANCE ASSESSMENT CITY OF HERMOSA BEACH PC/CC JOINT STUDY SESSION MARCH 4, 2020 AGENDA The Project: Overview of Approach and Process Introduction to Zoning and the Zoning Assessment Project Discussion IMAGE PLACEHOLDER PROJECT OVERVIEW Assessment of the Zoning Ordinance’s ability to effectively implement the PLAN Hermosa’s vision for neighborhood preservation and enhancement, economic development, environmental sustainability, and community health. Data Collection, Analysis, and Review Assessment Report Outline and Work Plan WHAT IS ZONING? Zoning deals with two basic concerns: How to minimize the adverse effects that buildings or uses one property can have on its neighbors; and How to encourage optimal development patterns and activities within a community, as expressed in planning policies. TYPES OF ZONING Types Description Euclidian (most common)Separates the city into districts/zones where certain uses and intensities are specified Incentive Relaxes certain requirements in exchange for amenities e.g. the proposed height/FAR bonus) Performance-Based Applies of objective and quantifiable standards to reduce impacts and promote land use compatibility Physical Form-Based Prescribes design of buildings and street typologies typically through generic prototypes/illustrations) Hybrid Combines physical and performance regulations into conventional zoning to create a character-based or contextual ordinance PURPOSE OF ZONING Implement the General Plan/Local Coastal Land Use Plan Implement required State and Federal Laws in a locally acceptable manner Minimize the adverse effects that buildings or using one property can have on neighbors Encourage optimal land use and development patterns and activities within a community, as expressed in planning policies Achieve economic and fiscal sustainability WHAT ZONING CAN DO Use Regulations What uses are permitted, subject to specific standards, or prohibited Development and Design Standards Reflect the desired character of the community Performance Standards Address land use compatibility Predictability Assurance of potential development WHAT ZONING CANNOT DO Dictate Architectural Design Zoning can improve physical character with respect to building envelope Regulate Free Market Cannot determine exact mix of tenants in private development Establish Land Use Policy Zoning is an implementation tool MEETING HERMOSA BEACH’S NEEDS Zoning should perform - it should implement the City’s planning policies; Zoning should be positive and design friendly; Community character, particularly in neighborhoods, should be respected; Zoning must recognize economic reality; and Zoning must reflect a willingness to rethink traditional assumptions, not only about what gets built but also with respect to the review and approval process. USER’S PERSPECTIVES OF ZONING Applicants Rules that City follows, timeframe for decision making, types of relief that may be requested, neighbors concerns in process? Design Professionals Clear rules; also, how much flexibility there is (waivers from fixed standards, design character, use lists, etc.) Planning Staff and City Officials Flexibility to respond to community concerns, implement the General Plan, reconcile competing priorities, protect City’s character and environmental resources Residents & Business Owners What can be built, how long will it take, process for community input, flexibility, getting a final answer TRADEOFFS WITH ZONING Flexibility vs. Predictability Flexibility vs. Administrative Cost Development Cost vs. Quality Preservation vs. Development Under-Regulation vs. Over-Regulation PROJECT OBJECTIVES Set the foundation for an updated ordinance that: Is consistent with and implements the General Plan/Coastal Land Use Plan Is modern and reflects the City’s current uses, practices, and development patterns; Provides clear decision-making protocols and streamlined review processes, where appropriate; Retains the character and scale of the community’s neighborhoods, districts, and corridors; Adds to the economic vitality and promotes adaptive reuse and reinvestment of properties; Addresses previously created nonconforming situations and balances whether to allow their continuance or bring them into compliance; and Is clear, concise, understandable, and easy to use. ANALYSIS OF STANDARDS Sample projects and field trips Are the City’s standards doing the job? What new standards are needed? Will they impose unnecessary costs on development? How to address design? Standards Criteria Guidelines STREAMLINING PERMITTING PROCESS DISCUSSION What is effective in the current regulations? What should not change? What is not effective in the current regulations? What should change? Do the physical development standards promote appropriate development? Are the use regulations effective in keeping out undesirable uses, but also letting in desired ones? How well do the administrative procedures work? Are there decisions that require a City Council or Planning Commission hearing action that could be made at the Staff level? Other thoughts and observations to consider? 2020 Best Best & Krieger LLP Best Best & Krieger Company/BestBestKrieger @BBKlaw Housing and Land Use 2019 Legislative Update Presented by Lauren Langer, Asst. City Attorney Overview 1.ADUs and The “Housing Crisis Act” What does this mean for the zoning assessment (and future projects)? 2.Stricter State enforcement of City’s housing laws; 3.Changes to Density Bonus law to promote 100% affordable housing developments; and 4.Objective Development Standards. 2019 Statewide Housing Crisis Persists California is experiencing a housing supply crisis, with housing demand far outstripping supply. In 2018, California ranked 49th out of the 50 states in housing units per capita.” Seven of the 10 most expensive real estate markets in the United States are in California.” Statewide Housing Crisis Persists California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over the next 7 years.” Lengthy permitting processes and approval times, fees and costs for parking, and other requirements further exacerbate cost of residential construction.” 2019 Message from Sacramento Approve Housing Projects and Reduce Barriers to Creation of Housing (stick) And we will give you some money to help in your efforts! carrot) Accessory Dwelling Units-AB 881 One tool for addressing the housing crisis State expanded on the ADU program and reduced barriers to creating ADUs Hermosa Adopted its Ordinance in December 2019 MFR lots No replacement parking No owner-occupancy (until 2025) No minimum lot size requirement Any inconsistency voids the whole SB 330 –Restrictions on Local Control of Housing Developments Overview: Limits cities’ and counties’ ability to regulate “ housing developments” Residential Mixed-use with 2/3 sf for residential Transitional/supportive housing Makes changes to Permit Streamlining Act and Housing Accountability Act; adds the Housing Crisis Act SB 330 New Preliminary Application Process Creates a “Freeze” Existing objective development standards are those in effect when a preliminary application is submitted Checklist Cities must have achecklistforinformationincludedinthepre-app (on website) Cannot requestanythingnotonchecklistforfreeze Must disclose whyrejectingapre-app as incomplete SB 330 Historic Determination The city shall determine at the time the application for the housing development project is deemed complete whether the site of a proposed housing development project is a historic site (65913.10) CEQA Still applies SB 330 Streamlining Provisions Hearing limitation No more than 5 hearings if project complies with GP and zoning objective standards when application deemed complete Hearing” includes meeting and workshops and appeals Does not include hearings on legislative approvals needed Shorter Approval timeframes Shortened from 120 days to 90 days followingEIRcertification (60 days if CEQA exempt) Check PSA for additional reductions SB 330 Housing Crisis Act Applies to “urbanized areas”-includes HB Legislative Restrictions**** No reduction of housing density GP/zone densities for housing cannot be reduced below January 2018 numbers Includes reduction in height, density, FAR, more open space or lot size requirements, setbacks, frontage, lot coverage that lessen intensity of housing Exception if concurrent change resulting in no net loss in residential capacity No rezoning If housing is a permitted use under either GP or zoning, cities may not change designation to remove housing Housing Crisis Act Legislative Restrictions Cont’d No moratoriums Only exception for imminent threats to public health and safety, if approved by HCD No growth control measures limiting housing No New Subjective Design Standards Cannot impose or enforce new subjective design standards that are established on or after January 1, 2020 For residential standards Housing Crisis Act -Project Restrictions No New Subjective Design Standards Cannot impose or enforce new subjective design standards established on or after January 1, 2020 Remember HAA Can only deny housing development that is consistent with objective standards if specific, unmitigatable impact to health or safety (existing subjective standards no longer grounds for denial) Cannot require rezoning if consistent with objective GP standards Check for inconsistencies Can only comply with objective zoning standards to extent they facilitate density allowed by GP All Housing Projects: No onsite reduction in number of units (must replace one for one) Applies to applications complete after 1/1/2020 Housing Crisis Act -Project Restrictions Cont’d Projects Demolishing “Protected” Units: Protected units means in the last five years: Rent stabilized; Restricted to low income; Units removed from the rental market under Ellis Act within 10 years; or Occupied by low/very low households Housing Crisis Act -Project Restrictions Cont’d Protected units cannot be demolished unless: Project replaces all existing or demolished protected units; If units are replaced, counted as inclusionary (if affordable) and for density bonus Project must include at least as many units as the greatest number of units on the site within last 5 years; Any existing residents allowed to occupy until six months until six months before construction; Developer shall provide relocation benefits to occupants of affordable rental units; and Developer shall provide a right of first refusal for a comparable unit in the new development at affordable rent. Housing Crisis Act -Project Restrictions Cont’d What does replace mean? Provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost and occupied by persons or families in the same or lower income category as those in occupancy If income category is not know, rebuttablypresumedthatlowerincomerenterhouseholds occupied the units in the same proportion of lower income renters in the whole city (% determined by HUD) All fractions rounded up Asking for income verification to determine if any Protected units needs to replaced with affordable units SB 330 Summary Key Takeaways: City is requiring preliminary application form for housing projects and paying special attention when demolishing housing units For zoning assessment --objective zoning standards for residential Review and resolve potential inconsistencies between zoning and GP densities Don’t forget about Housing Accountability Act (findings for denial or reduction in size of housing projects) Works hand in hand with Housing Crisis Act Both have provisions about application process More complicated for city to simplify for housing developers Stricter State Enforcement of Housing Laws (Assembly Bill 101) Two key components: The stick: Stepped up enforcement of Housing Element compliance, including referral to California Attorney General (“Cal AG”). The carrot: targeted grant programs Stricter State Enforcement of Housing Laws (Assembly Bill 101) Judicial Enforcement Attorney General to seek court orders against cities for HE compliance: Court retains jurisdiction Status conferences Imposition of Fines Appointment of receiver Access to Funding Compliant cities have preference in grant funding Housing Omnibus Bill New Grant Programs 650 Million for the Homeless Housing, Assistance, and Prevention Program One-time grant funds for regional coordination and expanding or developing “local capacity to address homelessness challenges.” The deadline to apply for funds is Feb. 15. 250 Million for the Local Government Planning Support Grants Program One-time grants to cities, counties and councils of government (half to cities and counties, half to COGs) for technical assistance, preparation and adoption of planning documents, and “process improvements” to “accelerate housing production and … facilitate compliance with” sixth-cycle regional housing needs assessments. The amount available to a particular city depends on its population. The deadline for cities and counties to apply for funds is July 1 (COGs have until January 2021). 500 Million for the Infill Infrastructure Grant Program of 2019 Funds capital improvement projects that are needed to facilitate development of qualifying infill projects and areas. HCD will release a notice of funding availability by Nov. 30. Expansion of Existing Programs CalHome Program Funds Now eligible for grants to local agencies and nonprofits for the construction or rehabilitation of accessory dwelling units and junior ADUs, as well as to assist disaster victims. Housing Trust Grant Funds Native American Tribes may now receive funds from this Program. Permissible uses of the funds now include construction or rehabilitation ofADUsandjuniorADUs. Tax Credits Additional $500 million in tax credits to qualifying low-income housing projects Some changes to the criteria to qualify HCD and CalHFA directors added to TCAC Self-Help Housing Fund for Special-Needs Housing 500 million to facilitate low-and moderate-income housing for people with intellectual or developmental disabilities. Housing Omnibus Bill Summary Key takeaways: Housing Element compliance is even more critical in light of AB 101’s enforcement provisions There may be funding available for certain housing-related projects, but be aware of application windows and eligibility requirements Changes to Density Bonus law to promote 100% affordable housing developments AB 1763) Background Existing density bonus law allows developers to increase density and receive other concessions in exchange for affordability restrictions of a percentage of units. AB 1763 Increases density bonus and other concessions for 100% affordable housing projects Changes to Density Bonus law to promote 100% affordable housing developments AB 1763) Applies to: 100% affordable housing projects Up to 20% may be moderate income units At least 80% must be low income Density Bonus: Up to 80% of the otherwise maximum allowable density If within ½ mile of a major transit stop, then no density limit Changes to Density Bonus law to promote 100% affordable housing developments AB 1763) New Regulatory Concessions Projects will receive at least four Reduced parking requirements If within ½ mile of major transit stop, then given a height increase of up to three stories or 33 feet Other Significant Housing Laws Legislation: AB 1255/SB6/AB 1483 New transparency and reporting requirements Maintain on website a current schedule of fees, exactions, and affordability requirements imposed by the city all zoning ordinances and development standards, and annual fee reports or annual financial reports, as specified. an archive of impact fee nexus studies, cost of service studies, or equivalent. Other Significant Housing Laws Legislation: Tenant Protection Act AB1482) Statewideresidentialrentcontrol Surplus Land Act -AB 1486 Extends surplus rules to some special districts and new rules related to property disposition Buzz Word of 2020: Objective Development Standards Traditionally, development and design standards were a mix of objective and subjective standards. Height, density, setback can be quantified Compatible in scale, bulk and massing ( cannot be quantified) Together, struck a nice balance of guidance and freedom to create unique and interesting design Objective Development Standards 1.Housing Accountability Act-limits cities’ ability to deny or reduce density for housing projects if project complies with objective standards 2.SB 35 Streamlining --streamline review and approval of eligible affordable housing projects through a ministerial approval process 3.Housing Crisis Act (SB 330) Objective Development Standards Objective design standard” means a design standard that involve no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application. Objective Development Standards Lengthy permitting processes and approval times residential construction impedes housing streamline and simply process Concept: City determines in advance what it wants to see objectively in developments Developers design to meet those requirements No one should have grounds to deny the project—can be approved quickly. Objective Development Standards Setbacks Height FAR/lot coverage Relation to neighboring buildings (stepbacks and articulation vs compatible in scale) Explaining with details the characteristics of a particular style and list the required components Objective Development Standards Limits on blank walls (breaks in bank walls every X feet) Building Frontage requirements (# of doors, space between doors and garage, etc). Material Requirements Color requirements According to HCD, can require consistency with neighborhood character if that term is defined in an objective manner Creativity??? Objective Development Standards More scrutiny of conditioning projects Put objective expectations in the code Involve public in creation of new standards, since they will have less ability object to residential projects based on compatibility, mass and scale Through zoning assessment will need to look closely at which existing standards/findings can be applied to residential and which should be made more objective Close scrutiny of new standards 2020 Best Best & Krieger LLP Best Best & Krieger Company/BestBestKrieger @BBKlaw Questions? Lauren Langer Lauren.langer@bbklaw.com 2020 Best Best & Krieger LLP Best Best & Krieger Company/BestBestKrieger @BBKlaw Housing and Land Use 2019 Legislative Update Presented by Lauren Langer, Asst. City Attorney Overview 1.ADUs and The “Housing Crisis Act” What does this mean for the zoning assessment (and future projects)? 2.Stricter State enforcement of City’s housing laws; 3.Changes to Density Bonus law to promote 100% affordable housing developments; and 4.Objective Development Standards. 2019 Statewide Housing Crisis Persists California is experiencing a housing supply crisis, with housing demand far outstripping supply. In 2018, California ranked 49th out of the 50 states in housing units per capita.” Seven of the 10 most expensive real estate markets in the United States are in California.” Statewide Housing Crisis Persists California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over the next 7 years.” Lengthy permitting processes and approval times, fees and costs for parking, and other requirements further exacerbate cost of residential construction.” 2019 Message from Sacramento Approve Housing Projects and Reduce Barriers to Creation of Housing (stick) And we will give you some money to help in your efforts! carrot) Accessory Dwelling Units-AB 881 One tool for addressing the housing crisis State expanded on the ADU program and reduced barriers to creating ADUs Hermosa Adopted its Ordinance in December 2019 MFR lots No replacement parking No owner-occupancy (until 2025) No minimum lot size requirement Any inconsistency voids the whole SB 330 –Restrictions on Local Control of Housing Developments Overview: Limits cities’ and counties’ ability to regulate housing developments” Residential Mixed-use with 2/3 sf for residential Transitional/supportive housing Makes changes to Permit Streamlining Act and Housing Accountability Act; adds the Housing Crisis Act SB 330 New Preliminary Application Process Creates a “Freeze” Existing objective development standards are those in effect when a preliminary application is submitted Checklist Cities must have a checklist for information included in the pre-app (on website) Cannot request anything not on checklist for freeze Must disclose why rejecting a pre-app as incomplete SB 330 Historic Determination The city shall determine at the time the application for the housing development project is deemed complete whether the site of a proposed housing development project is a historic site (65913.10) CEQA Still applies SB 330 Streamlining Provisions Hearing limitation No more than 5 hearings if project complies with GP and zoning objective standards when application deemed complete Hearing” includes meeting and workshops and appeals Does not include hearings on legislative approvals needed Shorter Approval timeframes Shortened from 120 days to 90 days following EIR certification (60 days if CEQA exempt) Check PSA for additional reductions SB 330 Housing Crisis Act Applies to “urbanized areas”-includes HB Legislative Restrictions**** No reduction of housing density GP/zone densities for housing cannot be reduced below January 2018 numbers Includes reduction in height, density, FAR, more open space or lot size requirements, setbacks, frontage, lot coverage that lessen intensity of housing Exception if concurrent change resulting in no net loss in residential capacity No rezoning If housing is a permitted use under either GP or zoning, cities may not change designation to remove housing Housing Crisis Act Legislative Restrictions Cont’d No moratoriums Only exception for imminent threats to public health and safety, if approved by HCD No growth control measures limiting housing No New Subjective Design Standards Cannot impose or enforce new subjective design standards that are established on or after January 1, 2020 For residential standards Housing Crisis Act -Project Restrictions No New Subjective Design Standards Cannot impose or enforce new subjective design standards established on or after January 1, 2020 Remember HAA Can only deny housing development that is consistent with objective standards if specific, unmitigatable impact to health or safety (existing subjective standards no longer grounds for denial) Cannot require rezoning if consistent with objective GP standards Check for inconsistencies Can only comply with objective zoning standards to extent they facilitate density allowed by GP All Housing Projects: No onsite reduction in number of units (must replace one for one) Applies to applications complete after 1/1/2020 Housing Crisis Act -Project Restrictions Cont’d Projects Demolishing “Protected” Units: Protected units means in the last five years: Rent stabilized; Restricted to low income; Units removed from the rental market under Ellis Act within 10 years; or Occupied by low/very low households Housing Crisis Act -Project Restrictions Cont’d Protected units cannot be demolished unless: Project replaces all existing or demolished protected units; If units are replaced, counted as inclusionary (if affordable) and for density bonus Project must include at least as many units as the greatest number of units on the site within last 5 years; Any existing residents allowed to occupy until six months until six months before construction; Developer shall provide relocation benefits to occupants of affordable rental units; and Developer shall provide a right of first refusal for a comparable unit in the new development at affordable rent. Housing Crisis Act -Project Restrictions Cont’d What does replace mean? Provide at least the same number of units of equivalent size to be made available at affordable rent or affordable housing cost and occupied by persons or families in the same or lower income category as those in occupancy If income category is not know, rebuttably presumed that lower income renter households occupied the units in the same proportion of lower income renters in the whole city (% determined by HUD) All fractions rounded up Asking for income verification to determine if any Protected units needs to replaced with affordable units SB 330 Summary Key Takeaways: City is requiring preliminary application form for housing projects and paying special attention when demolishing housing units For zoning assessment --objective zoning standards for residential Review and resolve potential inconsistencies between zoning and GP densities Don’t forget about Housing Accountability Act (findings for denial or reduction in size of housing projects) Works hand in hand with Housing Crisis Act Both have provisions about application process More complicated for city to simplify for housing developers Stricter State Enforcement of Housing Laws (Assembly Bill 101) Two key components: The stick: Stepped up enforcement of Housing Element compliance, including referral to California Attorney General (“Cal AG”). The carrot: targeted grant programs Stricter State Enforcement of Housing Laws (Assembly Bill 101) Judicial Enforcement Attorney General to seek court orders against cities for HE compliance: Court retains jurisdiction Status conferences Imposition of Fines Appointment of receiver Access to Funding Compliant cities have preference in grant funding Housing Omnibus Bill New Grant Programs 650 Million for the Homeless Housing, Assistance, and Prevention Program One-time grant funds for regional coordination and expanding or developing “local capacity to address homelessness challenges.” The deadline to apply for funds is Feb. 15. 250 Million for the Local Government Planning Support Grants Program One-time grants to cities, counties and councils of government (half to cities and counties, half to COGs) for technical assistance, preparation and adoption of planning documents, and “process improvements” to “accelerate housing production and … facilitate compliance with” sixth-cycle regional housing needs assessments. The amount available to a particular city depends on its population. The deadline for cities and counties to apply for funds is July 1 (COGs have until January 2021). 500 Million for the Infill Infrastructure Grant Program of 2019 Funds capital improvement projects that are needed to facilitate development of qualifying infill projects and areas. HCD will release a notice of funding availability by Nov. 30. Expansion of Existing Programs CalHome Program Funds Now eligible for grants to local agencies and nonprofits for the construction or rehabilitation of accessory dwelling units and junior ADUs, as well as to assist disaster victims. Housing Trust Grant Funds Native American Tribes may now receive funds from this Program. Permissible uses of the funds now include construction or rehabilitation of ADUs and junior ADUs. Tax Credits Additional $500 million in tax credits to qualifying low-income housing projects Some changes to the criteria to qualify HCD and CalHFA directors added to TCAC Self-Help Housing Fund for Special-Needs Housing 500 million to facilitate low-and moderate-income housing for people with intellectual or developmental disabilities. Housing Omnibus Bill Summary Key takeaways: Housing Element compliance is even more critical in light of AB 101’s enforcement provisions There may be funding available for certain housing-related projects, but be aware of application windows and eligibility requirements Changes to Density Bonus law to promote 100% affordable housing developments AB 1763) Background Existing density bonus law allows developers to increase density and receive other concessions in exchange for affordability restrictions of a percentage of units. AB 1763 Increases density bonus and other concessions for 100% affordable housing projects Changes to Density Bonus law to promote 100% affordable housing developments AB 1763) Applies to: 100% affordable housing projects Up to 20% may be moderate income units At least 80% must be low income Density Bonus: Up to 80% of the otherwise maximum allowable density If within ½ mile of a major transit stop, then no density limit Changes to Density Bonus law to promote 100% affordable housing developments AB 1763) New Regulatory Concessions Projects will receive at least four Reduced parking requirements If within ½ mile of major transit stop, then given a height increase of up to three stories or 33 feet Other Significant Housing Laws Legislation: AB 1255/SB6/AB 1483 New transparency and reporting requirements Maintain on website a current schedule of fees, exactions, and affordability requirements imposed by the city all zoning ordinances and development standards, and annual fee reports or annual financial reports, as specified. an archive of impact fee nexus studies, cost of service studies, or equivalent. Other Significant Housing Laws Legislation: Tenant Protection Act AB1482) Statewide residential rent control Surplus Land Act -AB 1486 Extends surplus rules to some special districts and new rules related to property disposition Buzz Word of 2020: Objective Development Standards Traditionally, development and design standards were a mix of objective and subjective standards. Height, density, setback can be quantified Compatible in scale, bulk and massing cannot be quantified) Together, struck a nice balance of guidance and freedom to create unique and interesting design Objective Development Standards 1.Housing Accountability Act-limits cities’ ability to deny or reduce density for housing projects if project complies with objective standards 2.SB 35 Streamlining --streamline review and approval of eligible affordable housing projects through a ministerial approval process 3.Housing Crisis Act (SB 330) Objective Development Standards Objective design standard” means a design standard that involve no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application. Objective Development Standards Lengthy permitting processes and approval times residential construction impedes housing streamline and simply process Concept: City determines in advance what it wants to see objectively in developments Developers design to meet those requirements No one should have grounds to deny the project—can be approved quickly. Objective Development Standards Setbacks Height FAR/lot coverage Relation to neighboring buildings (stepbacks and articulation vs compatible in scale) Explaining with details the characteristics of a particular style and list the required components Objective Development Standards Limits on blank walls (breaks in bank walls every X feet) Building Frontage requirements (# of doors, space between doors and garage, etc). Material Requirements Color requirements According to HCD, can require consistency with neighborhood character if that term is defined in an objective manner Creativity??? Objective Development Standards More scrutiny of conditioning projects Put objective expectations in the code Involve public in creation of new standards, since they will have less ability object to residential projects based on compatibility, mass and scale Through zoning assessment will need to look closely at which existing standards/findings can be applied to residential and which should be made more objective Close scrutiny of new standards 2020 Best Best & Krieger LLP Best Best & Krieger Company/BestBestKrieger @BBKlaw Questions? Lauren Langer Lauren.langer@bbklaw.com City Council and Planning Adjourned Meeting Agenda March 4, 2020 Commission 6:00 P.M. – STUDY SESSION CALL TO ORDER I call to order the March 4th Joint Meeting of the City Council and Planning Commission. PLEDGE OF ALLEGIANCE Will _____________ please lead us in the pledge of allegiance? ROLL CALL Roll call please. ANNOUNCEMENTS Do any of my Colleagues or Commissioners have any announcements? Hermosa Beach Unplugged: To encourage more positive engagement in the community, the City will host “Hermosa Unplugged,” a social media free day, on Tuesday, March 31st. We are inviting the public to join myself, Councilmembers, City staff, Beach Cities Health District staff and others in the courtyard at City Hall for coffee and conversation from 8 a.m. to 9:30 a.m. that day. APPROVAL OF AGENDA [ Add Public Participation before Study Session Reports/Presentations?] Is there a motion to approve the agenda? PUBLIC PARTICIPATION: Although the City Council and Planning Commission value your comments, the Brown Act generally prohibits the Council and Commission from taking action on any matter not listed on the posted agenda as a business item. The Council and Commission may take action to schedule issues raised in oral communications for a future agenda. Comments from the public are limited to three minutes per speaker. ZONING CODE ASSESSMENT: 1. OVERVIEW OF ZONING CODE ASSESSMENT AND UPDATE PROGRAM Community Development Director Ken Robertson) Attachments: 1. Staff Report.pdf 2. Project Introduction PowerPoint 2. STATE HOUSING LAWS (City Attorney Lauren Langer) City Council and Planning Adjourned Meeting Agenda March 4, 2020 Commission 3. STATUS UPDATE ON PLAN HERMOSA AND LOCAL COASTAL PROGRAM EFFORTS (Environmental Analyst Leeanne Singleton) Attachments: Information Item - PLAN Hermosa - LCP Update.pdf 4. IMPLEMENTATION OF VISION FOR DOWNTOWN DISTRICT - PROGRESS AND NEXT STEPS (Community Development Director Ken Robertson) Attachments: 1. PLAN Hermosa Downtown District Excerpt Pgs 90-91.pdf 2. Downtown Core Revitalization Strategy - January 2014 3. Downtown Enhancement Plan Staff Report - October 10, 2017 CITY COUNCIL AND PLANNING COMMISSION QUESTIONS PUBLIC PARTICIPATION: Although the City Council and Planning Commission value your comments, the Brown Act generally prohibits the Council and Commission from taking action on any matter not listed on the posted agenda as a business item. The Council and Commission may take action to schedule issues raised in oral communications for a future agenda. Comments from the public are limited to three minutes per speaker. CITY COUNCIL AND PLANNING COMMISSION DISCUSSION ADJOURNMENT This meeting is adjourned No need to adjourn to the next regular meeting] 1 | P a g e City of Hermosa Beach IIn Information Item DATE: February 27, 2020 TO: Honorable Mayor and Members of the City Council FROM: Leeanne Singleton, AICP – Environmental Analyst SUBJECT: Status Update on PLAN Hermosa and Local Coastal Program Efforts Introduction In May 2016, the City of Hermosa Beach submitted a grant application to the California Coastal Commission to support ongoing Local Coastal Program development. The City was notified of a recommended grant award in August 2016 and the grant agreement with the Coastal Commission was formally signed in June 2017 and the grant concluded on December 31, 2019. This LCP grant was awarded in the amount of $135,899 and covered the development of: 1. Technical studies on: parking, sea level rise, and overnight accommodations; 2. A Public Review Draft of the Coastal Land Use Plan (LUP) policy refinement coordination with Coastal Commission Staff – to be incorporated in the form of proposed revisions to PLAN Hermosa; and 3. An Administrative Draft of the Implementation Plan (IP) which roughly equates to a Coastal Zoning Ordinance. With the closeout of the LCP grant, this Information Item is intended to provide the City Council, Planning Commission and community with a status update on the component of the grant, identify the anticipated next steps, and articulate how these efforts are related to the Zoning Code Assessment update underway. Discussion Over the course of the grant period, City staff worked with the Coastal Commission on coordinating review of the Land Use Plan policies, overseeing the analysis and preliminary recommendations of the parking study, and engaging additional technical support for the sea level rise analysis. Technical Studies There were a total of three technical studies or memos included in the LCP grant that were intended to further study a specific coastal topic and identify proposed policies or policy amendments that could be incorporated into the LUP and IP. The status of each study or memo is provided below: 2 | P a g e City of Hermosa Beach IIn Information Item Coastal Zone Parking Assessment – In March 2017, the City Council approved a contract with IBI Group to perform the parking study portions of the LCP grant. The presentation of the draft study included a series of stakeholder meetings in September 2019, was presented to the City Council and Planning Commission in October 2019, and adopted by City Council in December 2019. Overnight Accommodations Technical Memo – In June 2019, City Council awarded a contract to Wood Infrastructure and Environment to evaluate the City’s inventory of overnight accommodations, utilize Coastal Commission methodology and best practices to determine average daily rates, and draft policies related to overnight accommodations that meet Coastal Act objectives and reflect the City’s local context for incorporation into the LCP. This memo was drafted and reviewed by Coastal Commission staff and discussions with the City on the proposed policies and methodology are on-going. Sea Level Rise Technical Memo – A previous sea level rise technical memo was developed in 2015 as part of the creation of PLAN Hermosa and under this grant staff prepared an updated version of this memo based on additional data and information that became available later in the PLAN Hermosa process and incorporated the analysis and materials prepared for the City’s Look Ahead Hermosa Beach initiative, which uses scientific projections to demonstrate the potential impacts and solutions to sea level rise through immersive virtual reality technology. This memo was submitted to Coastal Commission staff in December 2019 and is under review currently. Coastal Land Use Plan In September 2018, City staff received a complete set of comments from the Coastal Commission on the Land Use Plan (LUP) policies and have been working since that time to review and respond to those comments on the various coastal topics through multiple iterative rounds of review and discussion. In June 2019, City Council awarded a contract to Wood Infrastructure and Environment to assist staff in responding to Coastal comments and developing additional policies appropriate for Hermosa Beach’s LUP. In November and December 2019, City staff incorporated the comments from Coastal Commission staff back into the PLAN Hermosa Document. A Public Review Draft of a Revised PLAN Hermosa that incorporates changes proposed by City staff and/or requested by Coastal Commission staff is nearly ready. While City staff and Coastal Commission staff were able to reach conceptual agreement on the majority of topics and comments, there are still some areas where City staff feels a public 3 | P a g e City of Hermosa Beach IIn Information Item discussion and review by the Planning Commission and City Council would be beneficial. Therefore, the document that will be published/presented in the coming months will include a tracked change version of PLAN Hermosa that includes changes where there is agreement and changes where there is City staff preferred policy language and Coastal Commission staff preferred policy language for discussion and consideration. Staff will seek Planning Commission and City Council input on these proposed changes later this spring and will incorporate relevant policy direction into the Implementation Plan. Implementation Plan The development of an Administrative Draft of the Implementation Plan (IP), which includes municipal code language to implement the California Coastal Act and LUP policies of PLAN Hermosa was the final deliverable of the LCP grant. City staff worked with Coastal Commission staff to develop a proposed outline for the IP in Fall 2019 and developed content for several portions of the IP, however, given the ongoing discussion of the LUP, the creation of a complete Administrative Draft IP is still ongoing and requires further discussion and coordination with Coastal Commission staff. Previous efforts by the City of Hermosa Beach related to the IP have proposed a new chapter of the Hermosa Beach Municipal Code within Title 17 of the Zoning Code in the form of a Coastal Development Overlay Zone. Through this LCP grant effort, discussions with Coastal Commission Staff, and consultation with our City Attorney’s Office, staff will recommend in the forthcoming IP that a new separate Title of the Hermosa Beach Municipal Code be created to serve as the LCP Implementation Plan. The proposed outline for this new Title 18 is provided below. Title 18 Coastal Zoning Part 1 - Implementation Plan Applicability Purpose Coastal Zone Definitions and Interpretations Related Chapters Part 2 - Planning Administration and Procedures Permit Review Authority Permit Required Permit Application Filing and Processing Appeals and Calls for Review Permit Implementation, Time Limits and Extensions 4 | P a g e City of Hermosa Beach IIn Information Item Part 3 – Coastal Act Resources and Standards Public Access & Recreation Beach, Strand & Pier Regulations Special Events Public Views & Signage Coastal Hazards & Sea Level Rise Geology & Archaeology Solid Waste & Hazardous Materials Environmental Resources (Includes ESHA, trees, etc) Water Quality Parking Transportation & Circulation Encroachments Part 4 - Coastal Zoning Districts Coastal Zoning Districts Coastal Zoning Map Residential Coastal Zoning Districts Commercial and Light Industrial Coastal Zoning Districts Special Purpose Coastal Zoning Districts Overlay Coastal Zoning Districts Part 5 - Standards for Specific Land Uses Priority Uses (or Coastal-Dependent and Coastal-Related Uses) Visitor Accommodations Accessory Dwelling Units Non-Conforming Uses Condominiums, Stock Cooperatives and Community Apartments Historic Resources Utilities & Infrastructure Oil & Gas Extraction Facilities Prohibited Renewable Energy Facilities The proposed outline for the LCP Implementation Plan (Title 18) is helpful to consider as the City undertakes the assessment to the Zoning Code (Title 17) for opportunities to align the structure and approach where it makes sense for both the Coastal and Non- Coastal Zones of the City. 90 | CHAPTER 2: LAND USE Downtown District The Downtown District is a primary social and commercial activity center in Hermosa Beach, serving as a centralized location for social gatherings and the recreational activities of residents and visitors. Pier Plaza serves as a popular venue for outdoor events and dining, connecting Downtown to the beach, pier, and The Strand. The “pedestrian scramble” at the intersection of Hermosa Avenue and Pier Avenue is a unique pedestrian amenity that reinforces the pedestrian-oriented nature of Downtown. Future Vision The intent is to enhance the building form and orientation, and maintain the pedestrian realm along Pier Ave while transforming the realm on Hermosa Avenue. The Downtown District will continue to offer an array of uses for residents and visitors, and any new buildings should pay close attention to and contribute to the high quality pedestrian environment provided throughout Downtown. Intended Distribution of Land Uses The types of uses provide services and activities associated with the local beach culture to residents as well as visitors to the city. The mix of community and recreational uses serve a functional role in meeting the daily needs and activities of residents and visitors, and accommodate coastal-related recreation and commercial uses which serve the year-round needs of residents and visitors and are attractive and compatible with adjacent residential neighborhoods and commercial districts. Desired Form and Character Building Design and Orientation First floor street front businesses should include retail, restaurants, and other sales tax-generating commercial uses to promote lively pedestrian activity on Downtown streets. Development along Pier Avenue and Hermosa Avenue should conform to recommendations of the Downtown Revitalization Strategy to realize a town-scale Main Street environment that supports pedestrian activity and local serving commerce. Many of the unique buildings, streetscape features, and public spaces are iconic or historic in nature, and new buildings should be carefully integrated to retain the town’s eclectic charm. To achieve the intent, buildings should enhance form and orientation and maintain the pedestrian realm along Pier Ave while transforming the realm on Hermosa Ave. Small plazas and parklets adjacent to street. OSBPFCCRCMH PLAN HERMOSA | 91 Buildings should be two to three stories in height, cover most or all of the parcel, and may abut neighboring structures. Enhance the area’s role as a visitor destination by facilitating the development of boutique hotels that provide specific benefits to the community. Public and semi-public spaces should maximize views of the coastline and ocean. Public Realm Design The pedestrian orientation of Downtown streetscapes should be improved through provision of: Special paving or signage at the Pier Ave/Hermosa Avenue intersection. Additional palm trees on Hermosa Avenue to emphasize its importance and enhance the character of its streetscape. Café and recessed outdoor seating opportunities. Arts and cultural activities focused in and around the Downtown. Café/seating spaces, plazas, parklettes, and other landscaping features are woven into the design of streets and buildings. Once Downtown, walking and bicycling are the primary means for traveling around Downtown while vehicles are accommodated through consolidated parking lots and metered street parking. Traffic speeds along Hermosa Avenue should be managed through traffic calming, signalization, and streetscape enhancements. Downtown Parking Design A park-once district that allows centralized, shared parking facilities providing pedestrian connections at multiple destinations should be provided in Downtown. Parking should be provided off-site through public or private shared parking facilities, with any on-site parking situated to the rear of the buildings and/or hidden and screened. Real-time parking supply signage should be added to major City lots/structures to improve circulation and access to the beach and The Strand. Restaurants and shops open onto activity on Pier Plaza Downtown has high levels of pedestrian activity. HERMOSA BEACH Downtown Core Revitalization Strategy Prepared for the City of Hermosa Beach by ROMA Design Group and Economic & Planning Systems JANUARY 2014 HERMOSA BEACH Downtown Core Revitalization Strategy Prepared for the City of Hermosa Beach by ROMA Design Group and Economic & Planning Systems JANUARY 2014 Table of Contents Introduction .....................................................................................................1 The Downtown Core .....................................................................................3 Commercial Tenanting Strategy ................................................................7 Hermosa Avenue Streetscape Improvements ....................................10 Pier Plaza and The Strand Improvements .............................................12 Hotel Development Strategy ...................................................................16 Parking Strategy ............................................................................................23 Overview of South Bay Cities DOWNTOWN CORE REVITALIZATION STRATEGY 1 Introduction Hermosa Beach is one of three beach cities in the South Bay and together with Redondo Beach and Manhattan Beach, repre- sents a resource of great value within the larger Los Angeles region. Established as independent municipalities more than one hundred years ago, they were originally resort and recre- ational settings, somewhat removed from the economic life of the land-centric city of Los Angeles to the north and east. Once only accessible by trolley and rail to the rest of the region, these cities are now very well connected to the metropolitan area and have become even more attractive places for residents. At the same time, they also serve as a regional open space and recre- ational resource for the metropolitan area and therefore have to contend with the surges of population on weekends and during the summer months. Historic census information reveals continu- ously upward trends in household income, educational levels, home ownership and land value. Upgrades and improvements to the building stock, which was built for shorter-term summer stays, have been undertaken. As the region has continued to grow and expand, the beach cities have become increasingly valuable places to live, work and play. Hermosa Beach has many features in common with Manhattan Beach to the north and Redondo Beach to the south, and is closely linked to these communities by the continuity of the public beach, the Strand along the beach and the Greenbelt. But, it is also a very distinctive place with its own issues, opportunities and chal- lenges. Hermosa Beach is the smallest of the beach communities and it is also the one that is geographically most focused on the coast. It is also more of a bedroom community, with greater out- commuting of residents to work and a smaller daytime popula- tion. At the same time, historic economic data indicates resiliency in the real estate market and generally the market potential is good for a variety of different uses, particularly with the effects of the Great Recession waning. Hermosa Beach has an attractive, small town character and a fine- grain urban fabric generally comprised of small lots and build- ings. The urban pattern is oriented to the beach and the pier, connected by the Strand and the Greenbelt and punctuated by other parks and open spaces. As the City continues to change and evolve over time, and as growth occurs, there is an ongoing concern over the surges in population and the generally nega- tive social behavior that occurs within the Pier Plaza area. These are important concerns, which may be best addressed by posi- tive changes aimed at making upgrades and investments that will attract economic enterprises and activities that will ultimately overshadow the negative aspects. 2 CITY OF HERMOSA BEACH • JANUARY 2014 P A C I F I C C O A S T H I G H W A Y H E R M O S A A V E N U E PIER PLAZAPIER AVENUECLARK FIELD CORP YARDHERMOSA VALLEY ELEMENTARY COMMUNITY CENTER CIVIC CENTER DOWNTOWN CORE DOWNTOWN CORE REVITALIZATION STRATEGY 3 Over the past several months, ROMA Design Group has been working with Economic & Planning Systems (EPS), economic consultants, and the City of Hermosa Beach in developing strate- gies for the economic development of the Downtown and Civic Center areas. In the first phase of the work effort, options related to the leveraging of City-owned property were identified and evaluated. Based on direction from the City Council, the Phase 2 effort has focused within the Downtown Core. The purpose of this report is to summarize the findings of the Phase 2 work effort. The Downtown Core The Downtown Core encompasses the rectangle between 10th and 14th Streets and between the Strand and Palm Drive and is focused on Hermosa Avenue and Pier Plaza. It is part of the downtown district, which extends north to 15th Street, south to 8th Street and east along Pier Avenue to Valley Boulevard. While the upper Pier Avenue has an important relationship to the Downtown Core, it has already been the subject of a successful revitalization effort and is not the primary focus of the strategies described herein. The Downtown Core is the oldest part of Hermosa Beach, which was originally platted in the early 1900’s. Today, it has many of the characteristics of an older downtown, with buildings on relatively small parcels that have incrementally developed over time. Some of the most notable older structures were built with clear civic intent and stature, attaining heights of 40 to 60 feet. Historically, these taller buildings with large windows and high floor-to-ceiling ground floor spaces were located immediately adjacent to the sidewalk. Commercial uses were built to support the recreational nature of the beach community as well as to serve the small permanent and seasonal residential population. Landmark build- ings reflect the early identity of Hermosa Beach, including the Biltmore Hotel (now demolished), the Bijou Theater and the Bank of America and a number of mixed-use buildings with ground floor shops with upper floor office and residential uses. As the population increased, particularly after World War II, and as the pattern of shopping shifted to larger shopping centers, the nature of the downtown also underwent significant changes. Within the center of downtown at the foot of Pier Avenue, bars began to occupy buildings as commercial uses declined and relo- cated elsewhere. Now, it is important to create an environment that nurtures the increasingly stable, diverse and family-oriented population. Investing in improvements to the public realm is one of the first steps that can be made, and will signal the City’s commitment to the area. Subsequent important steps will be to better manage parking and encourage a greater variety of busi- nesses, including fine dining establishments, high quality hotels and upper floor offices that reflect the changing nature ofthe population and contribute to the overall downtown environment 4 CITY OF HERMOSA BEACH • JANUARY 2014 The Lighthouse, featuring jazz on Pier Plaza, the landmark Biltmore Hotel and the Bijou Theater, made distinctive contributions to the identity and activity of Hermosa Beach. After WWII the downtown underwent significant changes and now it is poised to change in a fresh new way. DOWNTOWN CORE REVITALIZATION STRATEGY 5 and quality of life in the city. In the future, downtown Hermosa Beach should become a place that appeals to a wide diversity of people – the surfer, the creative entrepreneur, the high tech busi- nessman and the young family with children. It should be a place that allows a diversity of groups to mutually co-exist - not a place that is dominated by one group at the expense of another. The downtown district is the heart of Hermosa Beach and should be enhanced so that it becomes, to an even greater extent than today, the focus of social life in the city. The betterment of the downtown will reflect positively on the quality of life in the com- munity as a whole. In 2010, the City invested in improvements to upper Pier Avenue that have already had significant benefits on the character and quality of that street. This report addresses what further actions should be taken to nurture positive change. As Hermosa Beach has matured as a community, the downtown has evolved as well. Still, the downtown businesses do not serve a broad cross-section of the population and provide less in the way of diverse retail and fine dining than would be expected, given the demographics of the community and the high quality assets of the area. If we look at the downtown district in its entirety, and the core area more specifically, there is a significant amount of land that is now vacant, used for parking or is underutilized. Positive Pier Avenue Improvements redevelopment of these areas will help to enhance the quality of life in the city. Critical to the transformation of the area is achieving the appropriate mix of uses and quality of development that makes Hermosa Beach a more sustainable and livable commu- nity. From a land use point of view, there are certain types of uses that can contribute to a more sociable, publicly-spirited place and a more economically viable district. Within the downtown as a whole as well as within the core, there is a need to increase the day-time population to add life and vitality that goes beyond the typical recreationally oriented uses that have been historically attracted to the beach setting of 6 CITY OF HERMOSA BEACH • JANUARY 2014 A diverse family-friendly downtown environment Hermosa Beach. Office development, whether on upper floors or in stand-alone buildings, is an important activity that can build economic support for local-serving retail and quality dining estab- lishments. Recent office development that caters to businesses in knowledge work fields, such as finance, real estate and infor- mation, has occurred within the city primarily within downtown along Pier Avenue. This reflects a larger trend in which knowl- edge workers are taking advantage of the flexibility afforded by communications systems for work closer to their homes and in areas offering a high quality of life. Hotel development can also help to improve the vitality and economic viability of the Downtown Core by providing for over- night stay and longer visitation. There is strong market potential for hotel development on beachfront locations which are limited within Los Angeles County. Hermosa Beach is exceptionally well positioned for upscale hotel facilities on beachfront locations within the Downtown Core. In addition, if new hotel develop- ment includes an ample lobby, restaurant, spa, and other ameni- ties, it will help to create a more sociable and attractive destina- tion that will enhance its image and identity and contribute to its sense of security. Furthermore, high quality hotel development will, as with additional office uses, also provide greater market support for quality retail and restaurant establishments. DOWNTOWN CORE REVITALIZATION STRATEGY 7 The encouragement of office and hotel uses cannot come at the expense of creating a pedestrian oriented people place with active ground level uses on key corridors and adjacent to impor- tant public spaces. In addition, creating a more active, people- oriented place must also be pursued in conjunction with quality development that respects the scale and unique character of Hermosa Beach. To realize the potential of the Downtown Core will require the pro-active pursuit of appropriate infill develop- ment as well as public-private partnerships, implementation of public parking and streetscape improvements as well as some modifications to existing zoning. Commercial Tenanting Strategy Within the Downtown Core, the prime commercial tenanting opportunities are located along Hermosa Avenue, adjacent to Pier Plaza and on the Strand. Strategic public investment and successful development of catalyst sites in these three areas – Pier Plaza, Hermosa Avenue and the Strand frontage – could dramatically enhance the appeal, sociability and security of the Downtown Core and help transform it into a vibrant center for Hermosa businesses. Today, the quality and diversity of many existing retail establish- ments is not on par with expectations of residents or potential visi- tors from other Beach Cities. For example, the current retail tenant Examples of mixed-use buildings with office above retail 8 CITY OF HERMOSA BEACH • JANUARY 2014 mix along Pier Avenue and Hermosa Avenue appears to be over- represented in the health and beauty sector - uses more typical of a neighborhood center than a retail shopping district - and are under-represented in the apparel sector, where the City exhibits significant retail leakage. As previously discussed, uses that increase the day-time population and longer stay visitation will contribute to the market support for retail development. Streetscape improve- ments and public parking can also help to enhance the appeal, convenience and attractiveness of the area. In addition, zoning modifications that eliminate on-site parking requirements will help to create greater continuity and pedestrian interest. Creating a more distinctive and well-defined retail district will help to market the area as a destination and, at the same time, attract better quality shops and restaurants. Improvements to the public realm are key to the enhancement of the image and iden- tity of the Downtown Core as a retail destination. Widened side- walks and public plazas that create space for cafes and outdoor dining can also attract additional patrons. Activities that spill out and populate the public spaces communicate that this place is worth visiting - seeing people brings people. In addition, the provision of convenient on-street parking makes retail shopping appear more accessible and attractive. Furthermore, the current ever-increasing trend towards bicycling for both recreation and work trips needs to be recognized by the provision of convenient bicycle parking as well. Examples of active ground level uses DOWNTOWN CORE REVITALIZATION STRATEGY9P I E R P L A Z A13 T H S T R E E T1 1 T H S T R E E T1 0 T H S T R E E T1 4 T H S T R E E T1 4 T H C O U R T1 1 T H C O U R T1 0 T H C O U R T1 5 T H C O U R T H E R M O S A A V E N U E P A L M D R I V E M A N H A T T A N A V E N U E T H E S T R A N D Ground Level Retail and Dining Opportunities The Downtown Core is an ideal location for active ground floor uses, including retail shops, restaurants, cafes, juice bars, health clubs and a broad range of commercial establishments that will invigorate the downtown. A greater 10 CITY OF HERMOSA BEACH • JANUARY 2014 Hermosa Avenue Streetscape Improvements Just as Pier Avenue is the gateway to the downtown district from the east, Hermosa Avenue is an important north/south gateway into the City. It traditionally served as the “main street” to the community, providing essential goods and services for the local population. Hermosa Avenue has significant regional continuity but does not present a strong sense of arrival when it traverses the downtown core. Improvements that enhance this sense of arrival and provide a stronger sense of the downtown as a district should be considered. Just as the improvements on Pier Avenue have spurred reinvest- ment and positive changes, improvements to Hermosa Avenue between 10th and 14th Streets can strengthen the economic underpinnings of this part of the Downtown Core. A concept similar to what was successfully undertaken along Pier Avenue was favorably considered by the City Council at a recent study session in reference to the improvements planned for Hermosa Avenue. This concept would involve the provision of wider 20-foot sidewalks on the sunny east side of the street, where sidewalk cafes and outdoor seating should be encouraged, the addition of street trees and intersection and median improvements, as well as diagonal parking. From a traffic point of view, the concept would allow for flexibility in operations. Within the curb-to-curb dimension of the street, there would be one wide 14-foot southbound sharrows lane with 8 feet for parking, for a total of 22 feet. If needed, this area could also accommodate two southbound moving lanes during peak periods. In the other direction, separated by a 10-foot landscaped median or turn lanes, vehicles would travel along two 11-foot northbound lanes. In addition to movement down the street, it is anticipated that the curbside lane would be used for moving in and out of the parking spaces, and the median-side lane would accommodate bicycle movement. On the east side of the street, diagonal parking would be accom- modated within a 16-foot wide area. This could be configured as head-in parking that is preferred by retail shops or as back-in parking that is preferred by bicyclists since it offers greater visi- bility of motorists for moving bicycles. The addition of diagonal parking directly adjacent to the east side of the street would provide 30 additional on-street parking spaces. Tighter traffic lanes would also have the additional benefit of calming traffic within the Downtown Core and allow it to be perceived as a destination rather than a place to move through on the way to somewhere else. Overall, the improvements would provide convenient parking that would help expand the market potential of the street, and in combination with the streetscape improvements and the widening of the sidewalk, would also provide for a more sociable pedestrian-oriented environment. DOWNTOWN CORE REVITALIZATION STRATEGY 11 Hermosa Avenue StreetscapeConcept14TH STREET14THCT13TH ST13TH CT11TH ST11TH CT10TH STREETPIER PLAZAPIER AVENUE20’SIDEWALK 16’ PARKING 11’100’RIGHT OF WAY 11’ 10’ 12’ 10’ 12 CITY OF HERMOSA BEACH • JANUARY 2014 Pier Plaza and the Strand Improvements The pedestrianization of Pier Plaza and the addition of Canary Island Palms undertaken in 1998 was a good first step towards reclaiming this important space within the community. Today, it is a unique resource within the City and South Bay, offering a place for people gathering right at the threshold to the Pier, the Strand and the beach. However, when it was redesigned, it was still envisioned for vehicular movement and therefore the scale and organization of the street works well for special events and when there are crowds of people using the space. The events that are planned for Pier Plaza should continue and be encouraged fur- ther, promoting activities such as a regular farmer’s market once or twice a week, that bring residents to the area and create a greater sense that the place is not only for visitors but also for residents. At the same time, the space of the plaza needs to be rescaled and made more attractive during times when fewer people are present. It should feel like a comfortable outdoor room that works when it is full of activity and when it is not. Currently the space is 450 feet long and, with a width of 100 feet, seems vacuous. Specific recommendations to benefit the scale and structure of the street would include extending the palm trees all the way to the Strand and adding elements that will make it more attractive, including lighting, landscape and banners. Furthermore, upper story uses would not only provide additional activity but provide a better scale to this wide space and addi- tional support for the retail uses along it. A significant objective of many community groups within the City is to make the Downtown Core a stronger destination for resi- dents and families as well as for visitors and nighttime entertain- ment. Since the City controls the beach and Plaza areas west of the Strand, consideration could be given to building a new and exciting children’s playground that would serve a variety of age groups as well as adult fitness areas within view of the playground. Modern Pier Plaza during a special event DOWNTOWN CORE REVITALIZATION STRATEGY 13 0 20’40’ PIER PLAZA STREETSCAPE IMPROVEMENT CONCEPT Strategic Plan for Economic Development Prepared for the City of Hermosa Beach by ROMA Design Group in association with Economic & Planning Systems NOVEMBER 26, 2013THE STRANDHERMOSA AVENUE13’ WIDE POTENTIAL OUTDOOR SEATING ZONE 13’ WIDE POTENTIAL OUTDOOR SEATING ZONE NEW LIGHT FIXTURES IN EXISTING LOCATIONS 8 NEW CANARY ISLAND DATE PALMS 16 EXISTING CANARY ISLAND DATE PALMS NEW LIGHT FIXTURES IN EXISTING LOCATIONS TYPICAL BIKE PARKING AREA TYPICAL BIKEPARKINGAREA4 BANNERS 22 NEWJACARANDATREESPierPlazaStreetscapeImprovement Concept Typical weekday at Pier Plaza 100’RIGHT OF WAY 12’ 6’ 7’ 10’10’ 7’ 6’ 30’ 20’ 14 CITY OF HERMOSA BEACH • JANUARY 2014 trends indicate that there is a demand for this kind of combina- tion of recreational activities so that parents can exercise while their children are playing in close proximity and within view. These improvements would not only add to the activities in Pier Plaza to the east but would also enhance public access and enjoyment of the beach and the fishing and strolling activities on the pier. The development of a bicycle facilities for repair, servicing, rental and sales, could be located on the west side of the Strand right at the entrance to the pier. This would reinforce the family biking that already takes place and the diversity and mix of activities that are part of the Pier Plaza area. THE PLAZA WEST OF THE STRAND IS THE PROPOSED LOCATION FOR THE PLAYGROUND AND BIKE KIOSK Public Space Improvement Opportunities Examples of bike repair and rental kiosks DOWNTOWN CORE REVITALIZATION STRATEGY 15 Additional Pier Plaza streetscape improvements, a bike kiosk and playground can help make Pier Plaza a more family friendly place 16 CITY OF HERMOSA BEACH • JANUARY 2014 Hotel Development Strategy The Downtown Core is an attractive location for beachfront hotel development and historically, as well as in recent years, there have been a number of hotel projects of varying size and character and each with its own contributions to the city as a whole. The Biltmore Hotel, which has been demolished but began as the Surf and Sand Beach Club in the 1920’s and later owned by the LA Athletic Club, is reflective of a landmark hotel that set the tone for the City. The six-story, 120-room hotel with its pool, ballroom, and rooftop setting for starlight dancing and daytime sunbathing, was the social center of Hermosa Beach for many years. Today, there continues to be a few hotels in the Downtown Core and more are planned. The Sea Sprite Motel offers the price- conscious visitor a place for a short or long stay. Each of the 40 rooms has some kitchen facilities for family visits and a pool. The more recently constructed 96-room Beach House is in fractional ownership and offers both short and long stays. It has limited common area, does not have a pool, and is not a full service hotel. Also, just beyond the primary core area on Hermosa Avenue, north of 10th Street, a 30-room luxury boutique hotel (the Clash Hotel) has been approved for construction. More recently, a critical site along the Strand and Pier Plaza, has been assembled for a hotel development and is in the process of developing specific proposals. Hotel development is one of the uses allowed in the Coastal Zone, because it is in keeping with the objectives of making the coastal resources more publicly accessible. The City’s Coastal Land Use Plan permits three-story development within a 45-foot height limit, while the City’s zoning regulations limit any develop- ment to 30 feet. However, land values and operating efficiencies within the core area are such that it is difficult to develop the kinds of ground level uses that are desired along with upper level accommodations within the City’s 30 foot height limit. In addi- tion, these height limits not only restrict the height required for successful ground level publicly-oriented uses in a multi-story configuration, but they also restrict rooftop development of P I E R P L A ZA1 3 T H S T R E E T1 1 T H S T R E E T1 0 T H S T R E E T1 4 T H S T R E E T1 4 T H C DOWNTOWN CORE REVITALIZATION STRATEGY 17 amenities and facilities which can take advantage of the significant beachfront location. Hennessey’s Tavern is an example of the kind of rooftop amenity space that could be provided in conjunc- tion with a pool deck in a new hotel. A three-story height within 30 feet is a significant constraint to the development of a quality hotel facility, particularly within the constrained parcel sizes in the Downtown Core. The introduction of additional hotel accommodations is a critical component of creating a more diverse and inviting environment for residents and visitors. To achieve the greatest benefit from hotel development within the core, the qualitative aspects of the development of the public spaces, amenities and services that are provided must be addressed. Hotels historically have been a key element in establishing the unique place-making qualities of recreational areas and making them more attractive for the community as a whole. Examples abound of landmark hotels around the country and the world that have successfully achieved these qualities. They have furthered the identity of the unique settings, making them more welcoming for everyone and providing amenities that have furthered the sociability, sense of security and hospitality that contribute to a sense of place. Yosemite is a great natural environment that everyone wants to visit, but the Ahwahnee Hotel adds hospitality, comfort and iden- tity that makes Yosemite an even more special destination. La Jolla, as a tourist destination, similarly benefits from the La Valencia Hotel, through its landmark qualities and the recreational and social activities that are open to the community. A more recent example of striking success is the role the Hotel Healdsburg in northern California played in the emergence of the Healdsburg Town Square as a center of the Wine Country. We are very familiar with the story of the transformative effect that this hotel provided to the community because of our involvement in the master planning of the downtown and the development of the project. To illustrate, when we began the master planning effort, Healdsburg had a Town Plaza that was an identifiable landmark in this small town, but many of the businesses, particularly the bars around the square, catered to a rough-neck crowd that made the area feel unsafe and unwel- coming to many people. There were many elements of the Master Plan that were recom- mended to transform the nature of the area, but most importantly was the development of a hotel directly across from the Town Square on a key publicly-owned parcel. The goals of the hotel proj- ect were to not only provide for the lodging of visitors but to create a special place that would contribute to the life on the square and become a catalyst for further retail and restaurant development. That goal was achieved in the realization of Hotel Healdsburg which 18 CITY OF HERMOSA BEACH • JANUARY 2014 Hotel Healdsburg reinforces the small town scale of its setting and brings attractive buildings and activities that helped transform the downtown DOWNTOWN CORE REVITALIZATION STRATEGY 19 provided an architectural quality that heightened the identity and qualities of the Wine Country setting and provided a high level of amenity and a public spiritedness. The architecture is modern, but brings in and integrates landscaping in a manner that heightens the awareness of the unique qualities of the region. It also extends this approach to the public spaces by the introduction of taste- fully selected local art that emphasizes those qualities. The Hotel Healdsburg and the unique qualities it provided contributed to making Healdsburg a key destination in the Wine Country and the Town Square the sociable heart of the community. More specifically, the Hotel Healdsburg is a 3-story, 45-foot high hotel project that engages effectively the public environment of the street and the Town Square. It provides a massing and integra- tion of public and quasi-public spaces that extend the public realm into the hotel and help to make it a more inviting place. It provides a diversity of active ground level uses, including the Dry Creek Kitchen, a fine dining establishment, with an extensive outdoor seat- ing area along the street frontage, and a number of unique small shops along the streetfront that enhance the identity and experi- ence of place. The project includes a gracious lobby and adjacent casual meeting and gathering spaces as well as other separate meeting and catered dining rooms and a spa, pool area and out- door places for relaxation. Valet parking to a public off-site parking facility is also available from an attractive and well-integrated porte- cochere that does not diminish the urban qualities of the hotel. Hotel Healdsburg amenities 20 CITY OF HERMOSA BEACH • JANUARY 2014 The landmark La Valencia Hotel is well fitted within its retail downtown setting and provides courtyard dining for visitors and residents DOWNTOWN CORE REVITALIZATION STRATEGY 21 Hermosa Beach is a beach community that has many different qualities than Healdsburg and the development of a hotel here needs to build on the unique qualities of this place. At the same time, there is an opportunity to learn from historical precedents and the transformative qualities that benefitted Healdsburg and interpret them more specifically for how they might be applied locally. It is important that an attitude is taken that looks to the achievement of the qualitative dimensions of place-making as of at least equal value to the achievement of the room count and yield of the hotel. There are different categories of hotels, motels and inns in Hermosa Beach at different price points that provide for a diversity of visitors to the area. What could be strength- ened, however, is the creation of a distinctive, higher quality establishment that serves the more discerning visitor and that can also become a focal point for community life. The setting of the Downtown Core right at the beach and adjacent to Pier Plaza is ideal for such an establishment. To develop a quality hotel that achieves the public purpose and the desired positive spin-off effect in the Downtown Core, there are many factors that need to be addressed and overcome. Sites are small and land assembly is not easy. The existing 30-foot height limit makes it very difficult to achieve a tall ground level that graciously provides for the public spaces of the hotel and a rooftop level that would be ideally suited for special amenities and open-air functions. On the roof level, there is a possibility of outdoor dining, a pool deck and spa facilities. Currently, occupied rooftop space is counted as part of the height of the building. If the quality of life in the city and the sociability of the Downtown Core are priorities, and a distinctive hotel that helps to further these objectives is desired, then the City needs to take a pro- active role to help achieve these goals. The prospect of redevel- opment of the Mermaid Hotel site, on the north side of Pier Plaza, has been identified, but a hotel developer and operator cannot achieve all of the public-spirited qualities and spin-off effects that are desired on their own. To achieve these qualities, a public/private partnership is required. This partnership can include assistance in providing valet parking in the existing parking structure and replacing the public park- ing that is lost by constructing a large and efficient new structure on publicly-owned land on the south side of Pier Plaza. This new parking structure will not only replace the parking, but would create opportunities for other hotel and retail ventures on that side of the plaza as well. In addition, the City has land in street rights-of-way and in parking lots that could contribute to the cre- ation of a more appropriately configured site for a quality hotel. Equally important, the City should consider taking the lead in a ballot initiative for voter approval of a height limit change to 45 feet. This increase in height would be aimed at increasing 22 CITY OF HERMOSA BEACH • JANUARY 2014 Without adding to the number of stories, a modest increase in height can help to improve the quality of hotel development in the core DOWNTOWN CORE REVITALIZATION STRATEGY 23 the quality of development, not the intensity nor the number of stories. In addition, it would only be allowed on a limited basis and only for specific projects that clearly demonstrate achieve- ment of public objectives related to qualitative aspects including architectural and site design, publicly oriented activities on the ground floor, rooftop amenities, etc. It is important to note that the new height limit would be consistent with current Coastal Commission policies and generally is in the same area where the existing historic Bijou Building is 45 to 50 feet in height. Parking Strategy The parking strategy is intended to encourage small, indepen- dent, local businesses in the downtown district maintain the smaller scale, and small town character and manage the parking demand fluctuations more effectively, particularly since there are surges during the summer and weekends. There are two primary aspects of the parking strategy – first, the development of a public parking supply that is publicly managed with demand pricing to help control the distribution and availability of parking. The public parking can be provided for by using in-lieu fees and parking charges to help pay for the program and a specific financing plan for these will need to be developed. New public parking structures should be located to help alleviate peak loading on thoroughfares and for better traffic management. In addition to these, convenient, short term on-street parking, like what was developed on Pier Avenue, should be encouraged on Hermosa Avenue, the other major downtown retail street. The second component of the parking strategy involves modifica- tions to the existing zoning requirements for new development in support of a pedestrian-oriented district where the continuity and quality of the pedestrian experience is given a priority and a certain amount of walking to parking facilities is part of the experi- ence of place. Public Facilities and Parking Management The provision of centralized public parking facilities in beach- front locations and downtown districts is an essential component of a successful economic development strategy. The need for additional facilities in Hermosa Beach to both intercept parking demand and provide for a successful Downtown Core has long been identified. This work effort reinforces the importance of meeting these needs and identifies two strategic locations for the placement of these parking facilities. One of these would be located in the Downtown Core on City-owned property south of Pier Plaza. This is envisioned to be similar in size and character to the existing parking structure on the north side of the Plaza. The other would be located in the Community Center and/or Civic Center and would best serve the surge requirements of the recre- ational visitor, the beach-goer and parking for special events, civic and community functions and Pier Avenue retail. It is anticipated 24 CITY OF HERMOSA BEACH • JANUARY 2014 P I E R P L A Z A1 3 T H S T R E E T1 1 T H S T R E E T1 0 T H S T R E E T1 4 T H S T R E E T1 4 T H C O U R T1 1 T H C O U R T1 0 T H C O U R DOWNTOWN CORE REVITALIZATION STRATEGY 25 that each of these structures might accommodate 300 to 400 parking spaces similar to the existing downtown parking structure. The management of public parking facilities should include demand pricing and efficient parking information and control systems that provide a more effective distribution of the available supply. The Downtown Core parking structures should provide for the required commercial and hotel development on underutilized properties and public parking for existing uses and beach visi- tors. Parking between the existing and the new parking structure within the core could be redistributed between the two facilities, depending on where development is taking place. In addition to the provision of parking structures, it is important to maintain and augment, if possible, parking along the street. This parking should be time-managed and priced to emphasize short- term convenience needs and avoid being absorbed for long-term use and by employees. Street parking communicates a friendly and convenient environment and actually can help to contribute to a pedestrian-oriented environment, especially in combination with streetscape improvements. In Hermosa Beach, the parking and streetscape improvements that were implemented on Pier Avenue demonstrate the positive effect on retail activity that can be achieved. Zoning Modifications Concerns were raised in initial discussions with developers, realtors and property owners about parking requirements in the existing Zoning Code and the deterrent that they impose upon economic vitality and the ability to maintain and further the small scale vil- lage environment of downtown Hermosa Beach. In particular, a significant concern is the effect that these requirements have on the ability to encourage office development on upper floors which would be beneficial in enhancing the daytime population and thus the market support for retail and restaurant functions. Existing parking issues and requirements in Hermosa Beach were reviewed along with those of other selected beach cities. The conclusion of this effort is that there should be a greater emphasis on how parking solutions can help to create a more attractive and accessible pedestrian-oriented district, where a greater mix and intensity of activities are desired while still accommodating beach- going peak visitor demand. The following provides a series of recommended actions that would help to encourage a more pedestrian-oriented district through changes in the Zoning Code. 1. Pier Avenue, from PCH to Hermosa Avenue and including the Community and Civic Center sites and Hermosa Avenue 26 CITY OF HERMOSA BEACH • JANUARY 2014 and the Downtown Core from 10th to 14th Streets should be designated as a pedestrian-oriented district, with special incentives and provisions to minimize the impact of parking and to encourage pedestrian and bicycle mobility. 2. All parking in the pedestrian-oriented district should be provided off-site, rather than the current 25% of parking for buildings with greater than a one floor-to-area ratio (FAR). This is only currently allowed in the SPA-11 zone (Pier Avenue east of Hermosa Avenue to Valley Drive) as an incentive to conserve iconic buildings (Section17.38.550(D)). 3. There should be a reduced amount of required parking for commercial (office and retail) uses within the pedestrian- oriented district. Currently one space per 250 SF is required for these uses, however, the Coastal Commission recently provided for a reduced standard of 1/333 SF, which is more consistent with other beach communities, contingent on a parking evaluation from the City which should be undertaken. 4. There should be a reduced amount of required parking for restaurant uses within the pedestrian-oriented district. Currently, one space per 1,000 SF is required. Cities such as Redondo Beach utilizes a one space per 250 SF for pedestrian-oriented districts, which should be considered in Hermosa Beach as well. 5. Outdoor seating should be encouraged for the creation of a more sociable environment within the pedestrian oriented district. The determination of the appropriate amount of outdoor seating within the public street right-of-way should be based on lot frontage length, maintaining adequate space for pedestrian circulation and considerations related to adjacencies and public safety. These are to be determined on a case-by-case basis at a staff level by the Community Development and Public Works Director. Parking require- ments for outdoor seating should be reduced appropriately to encourage the diversity of types of establishments within the downtown district and in particular within the Downtown Core. For example, in Redondo Beach, no additional parking is required for the first 12 seats of outdoor seating. 6. Parking requirements should be reduced for mixed use build- ings on a single lot that generate parking demand during different times of the day without the need for a discretionary action by the City. There are currently a variety of conditions upon which the amount of parking reduction may be allowed or a fee paid in lieu of providing parking, but a discretionary review is required. 7. Upper level office use should be encouraged to attract a lively downtown environment and provide a greater daytime popu- lation that supports retail and restaurant uses. Parking for DOWNTOWN CORE REVITALIZATION STRATEGY 27 upper level office use should be reduced and located off-site in shared parking and public parking facilities. 8. Vehicular parking requirements should be reduced in exchange for the provision of additional bicycle parking, beyond what is already required by the City. This provision is currently limited to development along Pier Avenue. An equivalence of 4 bicycle spaces for one car space, up to 20% of the parking required for non-residential projects should be considered (which is the provision allowed in the City of Los Angeles and other cities’ zoning codes). This includes the required bicycle parking and any additional bicycle parking. 9. For an existing non-restaurant use that is converting to restau- rant use and whose parking requirements are met in common facilities within the pedestrian-oriented district, a credit against the future parking requirements should be allowed, based upon the zoning requirements of the existing use. Currently this is not allowed for some types of restaurants in the downtown district. 10. Parking requirements for commercial uses within the pedes- trian-oriented district should be allowed in common facili- ties within a quarter mile walking distance. This is currently only allowed for second floor office space as an incentive to conserve iconic buildings in SPA-11 zone along Pier Avenue. 11. Parking requirements for commercial uses within the pedes- trian-oriented district should be based on a net usable building square footage basis, that is, not including for example, bathrooms, hallways, lobbies, service, storage and mechanical rooms. City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 17-0616 Honorable Mayor and Members of the Hermosa Beach City Council Regular Meeting of October 10, 2017 UPDATE ON THE CITY COUNCIL’S DOWNTOWN SUBCOMMITTEE AND “DOWNTOWN ENHANCEMENT PLAN” Assistant to the City Manager Nico De Anda-Scaia) Recommended Action: Staff recommends that City Council: 1.Receive and file staff’s update on the subcommittee’s proposed “Downtown Enhancement Plan”; 2.Discuss and provide general direction or affirmation on the subcommittee’s approach, priorities and strategies for improving the general environment of - and enhancing City operations associated with - the downtown district; and 3.Affirm the Planning Commission’s recommended modification to the Conditional Use Permit review process. Background: The City’s downtown district has seen many changes throughout its history. Currently, the high concentration of several late-night alcohol establishments located on Pier Plaza brings large numbers of people to the area on a nightly basis. Weekends bring even larger crowds, creating a significant strain on City resources to maintain public safety and quality of life - including ensuring local ordinances such as “no smoking” and “no drinking in public” are consistently enforced. The Downtown Subcommittee was established in November 2016 after a high profile incident occurred on the plaza that resulted in injury to three Hermosa Beach Police Officers. Following that incident, a security company was brought in to supplement the police presence on the plaza. The incident highlighted the finite number of City employees available to interact with and control the often rowdy and intoxicated patrons regularly found in the downtown area during late night hours. A more comprehensive solution needed to be developed, so the Subcommittee has embarked on a review of prior strategies employed downtown and is tasked with identifying and expanding what works, developing new ideas and strategies to enhance the environment and leveraging technology where appropriate to assist with enhancing safety and security. The downtown district is the heart of Hermosa Beach and should be enhanced so that it becomes a more attractive, safe and welcoming focal point for all patrons. The area should be a place that allows a diversity of groups to mutually co-exist - not a place that is dominated by one group at the expense of another, and future development should maintain a seamless transition between daytime City of Hermosa Beach Printed on 10/5/2017Page1of7 powered by Legistar™ Staff Report REPORT 17-0616 uses, family-oriented events and ensuring nighttime activities are enjoyed in a manner compatible with the area. It is the subcommittee’s opinion that the betterment of the downtown in all aspects will reflect positively on the quality of life in the community as a whole. Analysis: To achieve these qualities, the Downtown Subcommittee has drawn from the City’s past Sociable City assessment (Responsible Hospitality Institute, 2014), Downtown Core Revitalization Strategy Roma Design Group, 2014) and Late Night Action Plan (2012) in proposing a comprehensive four- pronged strategy for improving the downtown’s overall environment and mitigating negative impacts of late night activities. The following is a summary of the subcommittee’s initial strategies for the downtown (outlined herein as ‘Tracks’), which include a combination of data collection, application of available legislative tools, smart deployment of resources, and public realm/environmental design improvements. To this end, the sections below list past and present efforts associated with improving the environment, safety and general ambiance of the City’s downtown - seeking policy clarification and direction on key strategies as necessary. TRACK 1: Crime Prevention through Environmental Design (CPTED)(Public Realm Design) This initiative centers on the importance of the built and maintained environment in shaping public attitudes and local behaviors. Through the enhancement of design components such as beautification elements, lighting, cleanliness and overall landscape of key areas, cities have shown the ability to curb negative behaviors of patrons (reduce opportunities for criminal activity) while creating an atmosphere that is inviting to a broader range of visitors and potential businesses. As an example, in 2010, the City invested in improvements to upper Pier Avenue that have had significant benefits on the character, quality and business make-up of that corridor. In order to nurture positive change in our more central downtown core, the City should take a more targeted/deliberate approach to enhancing the public realm in the downtown core. Lighting The Subcommittee has identified the need for new lighting in the downtown area to increase safety and security, as well as to enhance the ambiance of the district in order to create a more inviting atmosphere and stimulate economic growth. A complete lighting overhaul of the existing downtown lighting scheme is necessary to correct for current deficiencies. Some of these strategies include: Enhanced and appropriate downtown lighting and visibility - safety/security (Pier Plaza, Downtown Parking Lots, Beach Drive, The Strand and Pier, Hermosa Avenue). Integration of aesthetic lighting (extension of string lights across Hermosa Ave.) Partnership with downtown businesses to ensure additional/adequate lighting behind private establishments. Automate safety/security lighting (e.g. Pier Plaza flood lighting on a timer). Cleanliness Review of cleaning schedule/Athens contract (assess efficiencies, porter system w/ equitable pricing structure, etc.). Modify street sweeping cleaning schedules (2:30am cleaning of Pier Plaza). City of Hermosa Beach Printed on 10/5/2017Page2of7 powered by Legistar™ Staff Report REPORT 17-0616 Increase power washing of Plaza, Strand and parking lots. Reinstitute porter service (parking lot compactor). Hiring additional ‘ambiance ambassadors’ for improving consistent cleanliness of downtown areas. Sustainability and Conservation Parking Lot D Improvement Project Healthy Air Hermosa:maintaining high quality outdoor and public spaces in Hermosa Beach through the Healthy Air Hermosa program, and/or subsequent programs which aim to reducing cigarette smoke and litter. Parking Explore linking parking strategies being studied for Coastal Zone Parking Management Study and Downtown Revitalization with objectives of the Downtown Enhancement Plan. Implementation of Demand-based parking strategies (i.e. reduced rates in lots, increased night time rates throughout downtown). Real-time parking supply signage added to major City lots/structures to improve circulation and access to the beach and The Strand. Phase 3 parking meter technology upgrades. Additional Public Realm Improvements Increased way-finding signage for public restrooms in downtown. Coordination with rideshare companies; explore designated drop-off/pick-up locations similar to LAX. Downtown public restroom improvements. Plaza built-environment renewal (consider: artificial grass spaces/tiles, public art installations, fountain, mobile library, kiosks, child-friendly structures, outdoor seating, etc.). Continued downtown enhancements (i.e. trash bin receptacles, tree grates, light posts, way- finding signage, etc.). Special paving or painted crosswalk at the Pier Ave/Hermosa Ave Intersection. Repaving of parking lots A and B. TRACK 2: Enhanced Enforcement Presence/Prevention through Education Although enforcement alone has proven not to deter negative behaviors in the long-run, it remains a critical component of any effective strategy for setting acceptable standards of behavior, changing perceptions of community safety and promoting a welcoming atmosphere. Public Safety Circulating designated HBPD officers more effectively throughout the downtown for proactive/targeted policing. PD bicycle patrols, training and deployment. PD to explore further operational/enforcement opportunities with multi-jurisdictional task forces. Contracting with neighboring/regional law enforcement agencies for additional downtown City of Hermosa Beach Printed on 10/5/2017Page3of7 powered by Legistar™ Staff Report REPORT 17-0616 support such as coordination of regular DUI checkpoints. Utilization of smart surveillance technology and communication systems to improve crime prevention and inform the community regarding actions to take in case of an emergency. Renovation of office area in Municipal Parking Structure to serve as a downtown sub-station. Shoulder Tap’ program/ABC grant (detection/deterrence of alcohol sales to minors). Set standard for consistent restaurant/bar security uniforms on the Plaza. Evaluate and modify private security plans for establishments (PD to create/provide a standard security plan for businesses who haven’t implemented these). Tracking of ‘over-serving’, occupancy loads and other violations at downtown establishments. Crime reporting: tying incidents to establishments of origin. Code Enforcement Ramped-up Enforcement: open containers, smoking, public intoxication, trash behind businesses, urination, noise and other violations. Explore expansion of CSO responsibilities (without reducing parking enforcement and other responsibilities). Enhanced cross-training for staff across departments (PC 832 Training). ABC training workshop for employees of alcohol-serving establishments. Homelessness Mental Health Evaluation Team (Partnership between cities of HB, MB, RB). Regional PATH services funded through FY2017/18. Ongoing partnership with LA County on County Homeless Strategy, annual homeless counts and other programs. Home for Good’ Homeless Prevention and Strategic Planning Grant. TRACK 3: Land Use/Economic Vitality and Incentives Diversifying Uses Downtown As Hermosa Beach has matured as a community, the downtown has evolved as well. Still, the downtown businesses do not serve a broad cross-section of the population and provide less in the way of diverse retail and fine dining than would be expected, given the demographics of the community and the high quality assets of the area. Within the downtown as a whole as well as within the core, there is a need to increase the day-time population to add life and vitality that goes beyond the typical recreationally-oriented uses that have been historically attracted to the beach setting of Hermosa Beach (Downtown Core Revitalization Strategy, 2014). The Subcommittee recognizes the need to balance visitor-serving and local-serving uses as a key to preserving character and the economic vitality of the community. Fostering/encouraging retention and attraction of a greater diversity of business uses downtown (e.g. Updated parking standards/requirements, Develop plans and programs for underutilized spaces, such as vacant buildings, utility corridors, parkways, etc., for temporary retail, restaurant, and community-promoting uses (e.g. pop-up art gallery). Strategic community event scheduling to attract desired demographic. Arts and cultural City of Hermosa Beach Printed on 10/5/2017Page4of7 powered by Legistar™ Staff Report REPORT 17-0616 activities focused in and around the Downtown, Farmer’s Market, etc. Enhance the area’s role as a visitor destination by facilitating catalyst projects, such as boutique hotels that provide specific benefits to the community. Short Term Entertainment Permit (STEP)* A need has been identified for incentivizing diverse entertainment options in the City that are both a desirable public benefit and present no-to-low impact on city resources, residents and the business community.THRIVE Hermosa - a community based organization designed to utilize and activate local talent and resources - has approached City staff with a proposal for a six-month pilot program aimed at facilitating and simplifying the permitting process for desirable “low impact” entertainment options for local businesses in the downtown. Via an affordable, easy-to-understand and streamlined permit - along with recommendations for improving the website and revising the HBMC - the ultimate goal of STEP is to help create a more vibrant downtown while attracting visitors during what are typically non-peak/”slow” hours. Attachment 8 of this report outlines STEP in detail. The City’s Community Development Department is in the process of vetting this proposal. If viable as presented, the recommendations will then need to be considered by the Planning Commission. TRACK 4: Compliance Mechanisms/Legislative Tools Late night alcohol serving and live entertainment businesses are required to obtain a Conditional Use Permit (CUP), and to operate in compliance with the conditions of their CUP which are intended to ensure compatibility with the downtown district and mitigate adverse impacts. The Planning Commission conducts periodic reviews of all Late Night Establishment (LNE) CUPs, and based on review of crime, code enforcement and incident data, the Commission may hold hearings to consider modifying or revoking a CUP to resolve problems, based on evidence of violations of CUP conditions, violations of ABC law, violations of the HBMC, or evidence of adverse impacts indicative of a lack of adequate management and security. The Planning Commission established a bi-annual CUP review approach and policy, approved by City Council in 2011, and following its July 18 th meeting is recommending increasing these periodic reviews from two to three times a year, and including more data collection and evaluation of responsible alcohol beverage service as an indicator in the CUP review process. Attachments 9 & 10 of this report delineate the modifications that are being recommended by the Planning Commission for the process and standards of review for on-sale alcoholic beverage Conditional Use Permits. Council is being asked to review these and affirm the recommended modifications. Additional possible legislative tools and compliance approaches for curbing negative impacts in the downtown may include, but are not limited to: Setting interior illumination standards for LNEs. Holding problem LNEs accountable for added security demands (requiring establishments that are responsible for 'extraordinary policing’ demands to absorb these costs). Requiring standard ‘Security Plan’ with PD approval for downtown restaurants/bars incorporate in CUPs). City of Hermosa Beach Printed on 10/5/2017Page5of7 powered by Legistar™ Staff Report REPORT 17-0616 Looking Ahead: While some observers note that our downtown has improved gradually over time and Pier Plaza is a safer/better/more-pleasant destination than just five years ago,addressing the diverse and evolving needs of our community while leveraging finite municipal resources continues to be a struggle and requires a comprehensive strategy along with a consistent vision among our policy leaders. This draft plan is therefore intended as a living document with the expectation that it will evolve as issues change in both gravity and priority throughout our downtown. Furthermore, as the business community and other stakeholders are ultimately engaged in this process, the City’s role may also adjust as partnerships are formed to tackle some of these issues. It is therefore the subcommittee’s intent to receive general feedback and affirmation from the City Council body on the broader scope/direction of these initial strategies prior to moving forward. The subcommittee and/or staff expect to return to Council with periodic updates of this plan as needed. Immediate Next Steps: Over the coming months, staff will be returning to Council for adoption of a revised Athens Contract more-closely reflecting Council’s feedback and priorities as a result of this meeting), and approval of a lighting design plan for the downtown by Environ Architecture, Inc. Following Council’s input on the downtown lighting design plan, staff will move forward with the purchase and installation of lighting systems/structures. For a status update on other completed, in-progress and ongoing projects associated with general downtown enhancement, please refer to the tracking document included as ‘Attachment 3’ to this report. Financial Implications: No immediate fiscal implications associated with the downtown enhancement plan update. Staff will return to Council with detailed financial information on individual projects requiring formal direction and approval by the Council body. Attachments: 1. Downtown District/Core Area Map 2. Strategic Plan Goal 1 with Actions (2016) 3. Downtown Enhancement-Related Project Tracking Document 4. ‘Sociable City’ Evaluation of Nighttime Social Activity Report (2014) 5. Downtown Core Revitalization Strategy (2014) 6. Late Night Action Plan (Revised, 2017) 7. HBPD Downtown Plaza Business Guidelines (2017) 8. Short Term Entertainment Permit - THRIVE Hermosa 9. Process and Standards for Review of On-Sale Alcoholic Beverage Conditional Use Permits 10. Planning Commission CUP Review Process Staff Report (7/18/2017) 11. Written Communication from Robert Reiss Respectfully Submitted by: Nico De Anda-Scaia, Assistant to the City Manager Concur: Sharon Papa, Police Chief City of Hermosa Beach Printed on 10/5/2017Page6of7 powered by Legistar™ Staff Report REPORT 17-0616 Concur: Ken Robertson, Community Development Director Approved: Sergio Gonzalez, City Manager City of Hermosa Beach Printed on 10/5/2017Page7of7 powered by Legistar™