HomeMy WebLinkAbout02/15/90AGENDA
ADJOURNED REGULAR MEETING HERMOSA BEACH CITY COUNCIL
Thursday, February 15, 1990 - Council Chambers, City Hall
MAYOR
Roger Creighton
MAYOR PRO TEM
Chuck Sheldon
COUNCILMEMBERS
Robert Essertier
Kathleen Midstokke
Albert Wiemans
All Council meetings
7:00 p.m.
are open
CITY CLERK
Elaine.Doerfling
CITY TREASURER
Gary L. Brutsch
CITY MANAGER
Kevin B. Northcraft
CITY ATTORNEY
Charles S. Vose
to the public. PLEASE ATTEND.
PLEDGE OF ALLEGIANCE
ROLL CALL: -
CALL TO ORDER JOINT MEETING OF CITY COUNCIL AND PLANNING
COMMISSION.
1. Goals, objectives, and policies for the Housing Element.
2. Residential zoning standards to address the impact of
bulky structures
3. Parking requirements, including the 17 -foot setback
4. Objectives for downtown
5. Recycling program
6. Fees for Planning and Building applications
7. Multi -use corridor wrap-up
8. Obtaining Coastal permitting authority
9. Current schedule of Planning projects with explanation
of how Council items are prioritized
CITIZEN COMMENTS
Citizens wishing to address the Council may do so at
this time.
ADJOURNMENT
Honorable Mayor and Members of the
Hermosa Beach City Council and the
Honorable Chairman and Members of
the Planning Commission
SUBJECT: HOUSING ELEMENT REVISIONS
INITIATED BY STAFF
February 6, 1990
Joint Work Session of
February 15, 1990
PURPOSE: TO EXAMINE THE GOALS, OBJECTIVES AND POLICIES FOR
THE STATE MANDATED REVISED HOUSING ELEMENT
Recommendation
Review and discuss at the joint City Council/Planning Commission
workshop on February 15, 1990.
Background
State legislation requires that all Housing Elements be revised
on a time schedule of not longer than 5 years. Since the current
element for the City of Hermosa Beach expired last month the
update is becoming critical.
The first step in the revision process involves a quick review of
past directions and guidance to staff for new policies which may
be needed since the last element. The attached draft is based on
suggestions from staff and current comments from the Council and
Commission. At the end of each objective or policy are notations
indicating whether the statement is required by California law
(C), is from the previous housing element (0), or is a new
suggestion as mentioned above (S).
Analysis
The joint session will allow the Council and Commission to review
and comment on the list of community goals, objectives, and
policies and the mandated provisions from the State. The list
and discussion will form the initial basis for the preparation of
the 1989-1994 revised Housing Element. However, the staff may
need to add more objectives and policies as data is collected and
studied. In addition, if there is a concern about a state
requirement, the City Attorney can examine that requirement for
later clarification and specificity.
It is also anticipated that changes may be proposed at the
meeting or that issues may arise that are controversial in
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nature. For the beginning of the updated Housing Element it is
expected and necessary to the process.
Finally, no formal action will be taken at the workshop on
February 15th. As indicated above, this meeting is for review
and discussion only.
This meeting is intended to provide staff with a general
direction in the revision of the 1984 Housing Element and to
educate the Council, Commission, and the general public as to
what is normally found and/or required within a Housing Element
of a City's General Plan. More workshops will be held in the
future, once staff has completed their statistical studies.
CONCUR:
Mic ael Schubach
Planning Director
evin Northcr
City Manager '
Attachments
1. Draft of Goals, Objectives, Policies and Programs
2. Copy of 1984-1989 adopted Housing Element
3. Copy of letter to Mr. Northcraft from Dept. of Housing
and Community. Development with critique dtd 11/11/88
Ben Inman
Advance Planner
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HOUSING GOALS, OBJECTIVES, AND POLICIES
CITY OF HERMOSA BEACH
DRAFT (12290)
The California Legislature declared the following:
"The provision of a decent home and a satisfying living
environment for every California household to be a goal of the
highest priority."
Further the legislature advanced a number of supporting policy
objectives in order to give further direction in attaining the
state housing goal. These objectives are:
1. To promote and insure the provision of adequate
housing for all persons regardless of income, age,
race, sex, marital status, ethnic background or
other arbitrary factors.
2. To promote and insure the development of a balanced
residential environment with access to employment
opportunities, community facilities and adequate
services.
With these goals and Hermosa Beach's specific needs in mind, the
following goals, objectives, and policies are presented for the
City's comprehensive housing plan.
GOALS
Housing offering adequate living space and meeting •the needs
and desires of all income groups will be available without
discrimination on the basis of race, religion, ethnicity, sex,
age, marital status, or household composition.
" A well balanced, environmentally sensitive community with
regard to housing, employment, public facilities, and public
and private services.
A housing environment free of adverse and inadequate housing
conditions.
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t
OBJECTIVES
1. To preserve existing housing and neighborhoods. O,C
2. To encourage the maintenance and improvement of the existing
housing stock within the City. 0
3. To facilitate the preservationand enhancement of the housing
supply for senior citizens and low and moderate income. 0,C
4. To preserve the quality of the housing stock affordable to
those households of low and moderate income. 0,C
5. To prevent and abate the existence of illegal "bootleg" units
as they represent substandard and potentially unsafe housing
or usage in conflict with zoning and/or general plan
standards. 0,C
6. To protect from •conversion the existing lower .cost rental
housing stock represented by apartments found in structures
having three to nine units. 0,C .
7. To promote and encourage the conservation of existing
neighborhoods (where appropriate). 0,C
8. To maintain and improve the existing stock of residences in
sound condition through the use of available regulatory powers
and financial incentives. 0,C
9. To maintain adequate levels of public services to- existing
neighborhoods andthemaintenance of public property. 0,C
10.To utilize appropriate and suitable State and Federal
financial resources (whenever possible) to stimulate residential
rehabilitation or conservation. 0
11.To establish actions which would result in improvement of the
maximum feasible number of units in need of major repairs. 0
12.To encourage the replacement of the maximum number of housing
units which are in dilapidated condition. 0 .(12290)
13.To evaluate new development proposals in light of the
community's environmental resources and values and capacity of
the public infrastructure within the scope of environmental
constraints, housing demand, and projected share of regional
housing needs. O,C
14.Allow for innovative methods of construction and land use to
conserve energy and enhance livability. 0
15.To promote the development of varied forms of family housing
(apartments, single-family, etc.). 0,C
16.To ensure that new housing is provided with adequate open
space, utility facilities, parking and essential community
services. 0,C
17.To establish, for neighborhoods in the community, the
additional number of housing units which could be developed
consistent with the Land Use Element allocations and densities.
0,C
18.To promote energy efficient development of housing. 0,S
19.To examine regulations promoting alternate heating and
cooling systems. 0
20.To guide the development of the maximum feasible (and
environmentally appropriate) number of housing units over the
next five years consistent with the community's neighborhood
conservation goals. 0,C
21.To replace housing lost from the community's inventory on at
least a one-for-one basis. 0,C
22.To utilize, where appropriate, the existing housing stock as a
means of meeting the housing needs of all age groups and economic
segments. 0
23.To encourage the development of adequate housing to meet the
needs of all income groups, including lower and moderate income
households. 0,C
24.To protect and enhance the supplyof housing for the
senior/low income and moderate income housing. 0,C (12290)
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25.To encourage public support for private initiatives and
efforts to administer and maintain- housing units and funds
acquired for senior/low income and moderate income households.
O,C
26.To assure that senior/low income and moderate income housing
(however acquired or obtained) is retained and continues over
time to be utilized by the same group. O,C
27.To encourage a shared equity (or similar financing program) in
conjunction with the use of the existing housing stock to meet
the housing needs of moderate income households. 0
28.To utilize funding resources available from the Community
Development Block Grant program for purposes of assisting in the
development of housing designed to meet the needs of senior, low
and moderate income and handicapped households. 0
29.To review General Plan and zoning to ensure residential
development standards are adequate for the level of development
projected. C
30.To continue to review zoning practices for consistency with
the General Plan. 0,C
31.To encourage the expansion in the number of owner -occupied
dwellings in the City's housing stock. S,C(Suggested)
32.To encourage the preservation of single-family dwelling units.
C
33.To encourage the preservation and expansion of family oriented
neighborhoods. 0
34.To investigate the use of property maintenance ordinances and
programs to retain an aesthetic community appearance. S
35.To conduct a historic preservation survey of the City's
residential housing stock. 0
36.Plan for and monitor the adequate delivery of public services
such as parks, street maintenance, sewers, etc. to existing
neighborhoods. S,C (12290)
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37..Provide- a <guide and other information: services to assist in
the preservation and renovation of older housing units. C
38.Coordinate housing, community and economic development
activities with private sector and citizen group involvement. C
39.To participate and coordinate, where appropriate, the
activities of government agencies, citizen groups, and the
private sector relative to the provision of adequate housing for
all households. O,C
40.Continue to conduct code compliance inspections for residents
to make them aware of the safety hazards in their homes, or homes
which they are considering purchasing. 0
41.Actively enforce zoning and building codes to prevent the
illegal conversion of existing structures to higher density use
and ensure that each resident lives in a safe and sanitary unit.
0
42.Continue to provide information. and referral services to
regional agencies which counsel people on fair housing and
landlord -tenant issues. 0,C
43.Continue to cooperate with the County Housing Authority with
rental assistance to lower-income households. C
44.Cooperate with other cities in the area in investigating
resources available for housing the area's homeless. C
•45.Establish shelter programs with adjacent cities and local
private interests for the temporary accommodation of the
homeless. C
46.Senior housing project of 80+/- units on PCH should be moved
ahead. C
POLICIES
1. Preserve the aesthetic value of neighborhoods by limiting
residential construction to two stories and 30 feet for living
space. (12290B)
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2. Height of structures shall be restricted to limit view
blockage when feasible and hardship does not result.
3. Bulk of buildings should not exceed a FAR of 1:1 for single
family residences except where lot size would result in a
dwelling of obsolete size.
4. Private open space to be provided on each lot, for each
housing unit by limiting maximum lot coverage.
5. Off-street parking spaces shall meet standards relating to
size, access and location.
6. Provision of required off-street parking spaces shall be based
on typical use, household demand, total floor area for dwelling
units, and number of units in developments.
7. Parking spaces, open or enclosed, shall be for that
designation and strict enforcement will be used to prevent
conversion to storage or residential use such as bedrooms,
"bootleg" units, dens, etc., shall be prohibited.
8. Density shall be imposed within the parameters stated in the
General Plan.
9. Density bonuses for senior/low income housing projects may be
awarded as required by the state.
10.Minimum unit size for senior/low income ownership housing
(condos) will be lowered for the purpose of providing affordable
units.
11.Setback averaging for architectural variety and visual
interest, provided that open space requirements are met, may be
allowed.
12.0pen space shall be based on a percentage of the lot size.
Ground level open space shall be adequate in size for passive and
active recreational activity where lot size permits. (12290B)
13.Dwellings where the main pedestrian access is facing the side
yard shall require a larger setback.
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14.Landscaping plans shall be required for all new development,
including rental units; single family dwellings shall be
excluded.
15.Parking shall be designed to maximize its usefulness and
availability, particularly guest spaces.
16.Conservation of legal non -conforming residential structures
shall be directed through current procedures and programs.
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(12290B)
I. GENERAL PLAN AUTHORIZATION
This document is the Housing Element of the Hermosa Beach
General Plan. The Housing Element is one of nine elements
contained in the complete General Plan. The entire General
Plan, including the Housing Element, has been prepared pur-
suant to and in accordance with the State planning law. More
specifically, this document -- besides reflecting local needs and
desires -- was prepared and adopted for purposes of complying
with Article 10.6 of the Government Code. That article defines
what must be included in the Housing Element. As a result,
the City -- through the Planning Commission and City . Council
-- is authorized to adopt an element which guides housing im-
provement and development in the community. •
II. STATEMENT OF PHILOSOPHY
Rousing is an asset of Hermosa Beach. The community residents
-- home and property owners and renters alike -- benefit from a
well maintained and diversified housing stock. It is through such
a housing stock that choice and mobility can be exercised. Be-
sides retaining its diversified housing environment, the City also
believes in promoting and expanding home ownership opportunities.
in both the existing and new housing supply. Moreover, unmet
housing needs -- to the extent that they exist -- should be ad-
dressed in view of evident concerns expressed by community
residents. In this connection, community residents have indicated
support for providing low/moderate housing for senior citizens
with the use of local resources only. Finally, the actions of the
City -- as they impinge on housing -- should foster and supple-
ment the endeavors of the private market forces directed at cre-
ating a full and balanced housing supply.
In summary, the statement of housing philosophy encompasses
the following ideals:
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•
Retaining a diversified housing environment.
• Promotion and expansion of home ownership opportunities.
• Addressing unmet housing needs through local resources
only.
• Supplementing the private housing market in creating a
balanced housing supply.
Ill. STATEMENT OF THE CITY'S ROLE IN HOUSING
In adopting this Housing Element, the City is defining and mak-
ing more specific its role in relation to the housing status of
the community and its residents. The City has identified three
fundamental roles in housing; one of these is not the direct pro-
vision of housing assistance or subsidies. Rather, the City's
role in housing consists of the following:
• An "informational" role.
• A "positive -regulatory" role.
• A "facilitator" role.
These three roles are described in summary here and rendered
more specific in the body of the document.
First, an "informational" role for the City involves preparing
and distributing housing information. Housing information is of
vital interest to all of those interested in, meeting existing and
projected housing needs. A policy package submitted to the
Planning Commission in August 1981 included the following policy
statement:
To provide a source of all types of housing informa-
tion concerning Hermosa Beach which may be used by
individuals, investors, land developers, or anyone
needing housing information.
Consequently, one role of the City should involve the periodic
preparation and distribution of housing information.
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Second, the City, in adopting this Housing Element, intends to
pursue a "positive -regulatory" role. The importance of land use
and development controls in relation to housing is recognized in
this document. The City's current and future regulatory frame-
work -- as embodied particularly in the Land Use Element, Land
Use Map and Zoning Ordinance -- is intended to promote housing
diversity and choice and to 'achieve the most economically practi-
cal housing costs. These same regulations also have the purpose
of safeguarding the community's health and safety.
Third, the City's "facilitator" role involves actions which are
directed at fostering local ways and means of addressing unmet
housing needs. The City does not intend to establish independent
agencies for addressing housing issues and concerns. Rather, as
needed, ,the City will facilitate those actions of the private sector
-- developers, human service organizations, and others -- to
meet identified issues and concerns which the community widely
shares. Details of the facilitator role are more fully explained
in. the body of this document.
IV. FUNCTIONS OF THE HOUSING ELEMENT
This document, called the Housing Element, serves several func-
tions for the Planning Commission and City .Council. Some of
these functions already have been alluded to in the previous sec-
tions; for example, satisfy a State requirement of general plans,
establish the City's basic "housing" philosophy, and set forth the
key roles of the City in relation to housing. These functions are
clearly important in establishing policies for guiding the future of
Hermosa Beach in the '80s.
Besides the foregoing, the 1983 Housing Element also serves the
functions briefly summarized below:
• Establishes an information base for use by persons or groups
interested in the housing situation of Hermosa Beach.
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•
• Explains the present housing status and future condition of
the City relative to. housing (within• the context of environ-
mentally appropriate land use policies, as updated) .
• Consolidates into one document information, policies and pro-
grams which are now found in several reports and studies.
• Conveys to the private development and voluntary sectors
the housing goals, policies, and objectives of the Planning
Commission and City Council.
• Provides data, statistics and research findings of potential
relevance to current and future funding applications (e.g.,
CDBG) .
• Establishes a basis for evaluating how individual develop-
ments relate to overall community needs.
Thus, the 1983 Housing Element serves functions apart from the
necessity of complying with Stag law.
V. EXISTING AND PROJECTED NEEDS
In adopting this Housing Element, the City Council and Planning
Commission recognize that housing needs are difficult to define.
'Moreover, not all of the items covered by existing State legisla-
tion apply to a coastal community such as Hermosa Beach, which
has a high percentage of older housing units and is densely popu-
lated. Previous examinations of community needs, including the
work of the Housing Committee, Local Coastal Plan, Senior Citizen
Housing Study, and testimony at numerous public hearings, reveal
a general consensus that the following are .the needs of the City.
• Abating (and preventing) the existence of "illegal" or
"bootleg" housing units in Hermosa Beach. These substan-
dard units are detrimental to public health and safety and
their occupancy generates a need for additional parking.
• Maintaining the quality of existing (legal) housing units to
keep them in standard condition. The City does have some
housing which could be brought up to standard condition
through repair or rehabilitation.
• Minimizing the number of new housing units which are built
so as to avoid exacerbating the already high residential
density of the community.
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• Addressing the needs of senior citizens and other popula-
tion groups which may have special housing needs not
currently met.
• Addressing the "affordability" needs of existing population
groups that may be spending more than they can afford on
housing.
Each of these five "needs" are discussed more thoroughly in the
following pages.
Illegal or bootleg' housing units are found in three categories:
• Illegal use and/or conversion of garage space for living
purposes on a permanent basis.
• Illegal use of non -living spice (e.g., passageways, patios,
etc.) in otherwise legal dwelling units for permanent, inde-
pendent living quarters.
• Illegal additions to an existing dwelling unit for living pur-
poses.
Bootleg housing units represent a complex and somewhatdifficult
issue to resolve. Previous documents include statements to the ef-
fect that bootlegs should be discouraged because they represent
substandard and potentially unsafe housing in conflict with zoning
and/or general plan standards. It also has been stated that if such
housing units are consistent with health and safety codes-vnd in the
low/moderate cost bracket they should be preserved. It is doubtful
that very many bootleg units could meet both criteria' however. If
such units were to meet health and safety codes and somehow be
officially recognized, there would be in all likelihood pressures to
increase rents and thus drive housing costs out of the low /moderate
category. The exact number and location of "bootleg/illegal" units
is unknown at this time, although the City does have an abatement
program. *
*Further data are available in: "Bootleg Abatements,", a memoran-
dum to the City Council submitted by the Department of Building
and Safety on July 22, 1982.
5
a
Maintaining the quality of existing housing is a problem evident
among older structures in need of major repairs or in a dilapidated
condition. Some insight on the level of need is provided by a sur-
vey completed in July 1978 of housing quality in the coastal zone.
The survey found that 10% of the housing units were in "need of
major repair" [defined as $2,000+) and another 1% were in a "dila-
pidated" condition.. If the survey findings are representative of
the entire community, the City would have about 900 units needing
major repairs and another 100 units in dilapidated condition. How-
ever, the "needs major" category ($2,000+) includes many units
needing only modest improvement by today's. standards. Conse-
quently, an estimate of 400 to 50 0 is more accurate relative to
units needing repair and rehabilitation. By definition, the "dilapi-
dated" units are too severely deteriorated and cannot be brought
up to standard condition by way of rehabilitation.
i
(With regard to new housing, SCAG* has projected that 765 addi-
tional housing units would be constructed in Hermosa Beach over
the next ` five years. Actually, only about 300 units are projected
to be built as a result of housing demand stemming from household
growth in the region and City itself. The other two factors con-
sidered by SCAG in the projections are replacing (with new hous-
ing) older units which are lost from the inventory and additional
units to create a 5% vacancy rate. Projections of these two factors
overstate the demand -- the City has experienced very few Nous-
_ ing unit losses and only about 50 new units are needed to achieve
a 5% vacancy rate.
Because of the high residential density character of Hermosa Beach
and the environmental problems associated with that density, there
is community consensus that the number of new housing units per-
mitted should be minimized. The SCAG projection indicates the
*By law, the Southern California Association of Governments (SCAG)
is required to prepare these projections. The City may revise them
in consultation with that agency.
6
C
t=,
production of about 300 new dwelling units to house a population
in addition to what already exists in the City. At the present
- time, it is unknown whether development of that magnitude is
attainable without further degrading of the community's environ-
mental conditions.
Additional housing needs of interest include the population groups
of the senior citizens and female heads of households. According
to the 1980 Census, the City had 1,710 persons 60 years of age or
more; this amounts to 9.5% of the total population in Hermosa Beach.
In 1980, the City had 9,184 heads of households. Of this total num-
ber, some 607 had a female head of household or 6.6% of all house-
holds in the City. In percentage terms, these households do not
constitute a large share of the entire population in Hermosa Beach;
however, the absolute numbers -- 1,710 elderly and 607 female heads
of households -- are large enough that their needs should be reflect-
ed in the policy and programsections of this Housing Element.*
With respect to the "affordability" question, there are recent data
available from the 1980 Census. These data report on the renter
and owner housing costs as a percentage of income by income group.
The 1980 Census indicates that 48% of all renter households paid at
least 25% or more of their income on housing costs. Furthermore,
some 27% of all renter households were allocating 35% or more of
their income on housing expenses.
Housing costs as a percentage of income for owners also are con-
tained in the 1980 Census. The "affordability" problem is much
less severe among, owner households. About 35% of the owners (com-
pared to 48% of the renters) are devoting 25% or more of their income
on housing costs. Moreover, only 17% (compared to 27% of renters)
are spending 35% or more of their income on housing expenses. As
a result, the issue of affordability is more of a problem for renter
as compared to owner households.
*Refer to Appendix A for data on housing and population characteris-
tics.
This 1983 Housing Element also must include _future housing needs
by income category -- very low, low, moderate and high income
group. The current income distribution of the City was applied
to the household growth of 300 to determine future needs by income,
as follows:
Percentage
Number Distribution
• Very Low 60 20
• Low . 40 13..
• Moderate 50 17
• Higher 150 50
300 100$
The foregoing material has summarized the housing needs . of the
community. Priorities or levels of importance attached to them
are discussed more fully in the section dealing with "goals, poli-
cies and objectives." The City's capabilities for addressing these
needs are examined more completely in the following section. on
housing needs and constraints.
VI . HOUSING CONSTRAINTS AND RESOURCES
Constraints in the area of maintaining housing quality, have been
identified as follows:
• High housing costs have contributed to the generation of a
market for the supply of "bootleg" units and a consumer
market for those substandard dwellings. "Bootlegs" are of
an undetermined amount; however, they are detrimental to
health and safety and contribute to the parking need.
•. Some housing will stay unimproved because of the limited
a' financial means of the owners and occupants and scarce pub-
lic financial resources.
• Hearings have not been held to decide whether there is a
need to identify areas where long-term neighborhood pre-
y.
servation and conservation is both a viable option and a
positive contribution to the environment.
• There are few existing locally enacted regulatory powers --
land use and zoning -- to influence or provide incentives
for neighborhood conservation.
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I •
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• New development causes the replacement of housing in ade-
quate as well as inadequate condition. The inadequate
housing includes units needing rehabilitation and some units
which are too severely deteriorated for economically feasible
repair and improvement.
• Some of the units replaced by new development could be re-
habilitated and represent affordable housing in sound condi-
tion. It is possible that some of this housing undergoing
replacement should be repaired and retained as part of the
inventory to contribute to neighborhood preservation and
conservation.
• As new condominiums replace the older housing stock, changes
and transition begin to occur at the neighborhood level. Once
again, some of these areas may be candidates for neighborhood
preservation and conservation.
Existing resources pertaining to rehabilitation and replacement re-
l: late primarily to the enforcement of housing quality standards. As
a municipality, the City has adopted codes such as the Uniform
Housing Code and Dangerous Building Code which establish minimum
+.: standards for the structural quality and integrity of the existing
rstock. The City also is considering (as part of the LCP) additional
land use and zoning tools to encourage housing improvement.)».•
1 /7 Hermosa Beach currently participates in the Community Development
Block Grand Program. This program represents a potential resource
to assist in the improvement of existing housing. The potential re-
' source could be used in a handyman program and provision of low
- interest loans.
Existing constraints relative to new housing development include the
following:
• There is a scarcity of vacant, residential land in the commu-
nity. A recent survey found that there are only 16 undevelop-
ed acres remaining for residential use. The size and geographic
distribution of vacant Tots reveal limited opportunities for resi-
dential development.
• There is a potential maximum development of 10,225 housing
units, according to the Land Use Element. The net potential
addition to the housing supply is 579 dwelling units. Develop-
ment in accordance with the Zoning Code could elevate the
maximum development to, perhaps, as much as 13,000 housing
c
units. (The City, though, through the Land Use Element has
*allocated enough land to accommodate the housing development
projected by SCAG -- i.e., about 300 housing units.,
• New production on recycled land, as noted in the previous
section, may deplete some housing that could be rehabilitated
and conserved. The recycling process also aggravates other
community problems by increasing parking demand, for example.
Because of these local housing and environmental factors, the
community through neighborhood conservation efforts may de-
sire to lower somewhat the potential maximum development from
the current level allowed by the LUE and in zoning.
• Besides the magnitude of development in relation to environmen-
tal constraints, the rate of development also is another consider-
ation of housing production since it influences the capacity to
address projected housing needs in the future. During the
last half of this decade, the housing production level for the
City may very well exceed the remaining capacity of the City
to accommodate such growth. Under thse circumstances, it
will be extremely important for the City to monitor residential
growth and establish various options dealing with the goals of
neighborhood conservation and housing production. (Population
density in Hermosa Beach is 13,800 persons per square mile
compared to 1,842 (persons per square mile) in Los Angeles
County
Resources to guide residential preservation and development include
the Land Use Element and Zoning Ordinance.The Land Use Element
allows five categories of residential uses:*
• Low Density: 0-13 dwelling units per acre.
• Medium Density: 14-25 dwelling units per acre.
• High density: 26-40 dwelling units per acre.
Multi -Use Corridor: apartments.
• Mobile Home Parks: mobile home units.
Additional resources include the larger undeveloped parcels in the
City. These include the followng sites:
• Priamos
• Thompson
• Eleventh Place
1.1 acres
3.2 acres
13,100 •sq. ft.
*The Planning Commission and City Council have interpreted "medium
density" as ranging between 13.i and 25 dus/ac. and "high density"
as ranging between 25.1 and .41 dus/ac.
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• Boatyard
• Biltmore
• 21st Street /PCH
5.0± acres
38j4e) 4-6;-000 sq. ft.
Only one of these parcels (Boatyard) has a residential designation.
Moreover, some of the other sites may not be suitable for housing
development. These sites, along with other vacant and underutilized
lots, will be examined for future land uses in the update of the
Land Use Element.
- Constraints relating to affordability needs and the needs of senior
citizens include the following: _
• One potential governmental constraint is the minimum dwelling
unit sizes for the number of bedrooms in single-family and
-multiple-family dwellings. For example, through a review of
floor plans of new seniors housing it was found that housing
for this population segment can be made functional with less
than 600 square feet of space.
Financing and, more specifically, mortgage interest rates have
a tremendous impact on housing affordability. As interest
rates rise, the number of households who can afford new or
resale housing decreases.
• Land costs are another constraint affect?ng the affordability
of housing. Recently, some residential lots have sold for be-
tween $115,000 to $165,000. Even on a per-unit basis, land
costs are high. These costs, coupled with the ever-tncreasing
construction costs, make the production of affordable housing
extremely difficult.
• With respect to the costs of existing housing, it appears that
the lowest cost rental housing in Hermosa Beach is found
more frequently in small-scale rental developments of three
to nine units. Mobile home parks do represent one source of
affordable housing and steps have been taken by the City to
preserve existing park developments.
Dwelling units size requirements can be adjusted to accommodate seniors
housing development. Market rate land and construction costs, how-
ever, do impede the capacity for meeting housing needs in new
developments. Housing costs in the apartment market are typically
high; the existing affordable stock is primarily in mobile home parks
and smaller apartment complexes.
11
There are some current resources available to counteract these con-
straints and enable the City to participate in the task of addressing
housing affordability needs. These resources include the ability to
change existing land use controls to assist in meeting the housing
needs of low and moderate income households. There are a variety
of ways in which land use controls can be used to meet such needs.
There also are funding resources available and already allocated for
housing from the City's participation in the Community Development
Block Grant Program. Resources to address need also are available
from the Senior Citizen Housing Program. These and other related
resources are explained more fully in the "housing program" sub-
section.
VII. GOALS, POLICIES, OBJECTIVES
To guide current and future actions of the Planning Commission
and City Council, goals, policies and objectives have been articu-
lated. This statement is based on the December 1979 version of the
Housing Element and the August 4, 1981 transmittal to the Planning
Commission of goals, policies and objectives.
EXISTING HOUSING SUPPLY
Statement of Philosophy. --
The City of Hermosa Beach now has a diversified housing environ-
ment and shall strive to maintain that environment. It is also the
City's intention thathousingoffering adequate living space and
meeting the needs and desires of all age and income groups shall
be available.
Goals
• To attain a housing environment free of adverse and
inadequate housing conditions.
• To achieve the preservation and conservation of existing
housing and neighborhoods.
c
;
Policiesci�
•✓To encourage the maintenance and improvement of the
existing housing stock within the City.
:�'•
/To facilitate the preservation and enhancement of the 1
housing supply for senior citizens and low and moderate
/income residents of the City. ()
• To preserve the quality of the housing stock affordably
to those households of low and moderate income.
'V✓To prevent and abate the existence of illegal "bootleg"
units as they represent substandard and potentially unsafe
housing or usage in conflict with zoning and/or general
-lplan standards.
e/To protect, from conversion (by a method yet to be deter-
mined) the existing lower cost rental housing stock repre-
sented by apartments found in structures having three to
nine units.
.-✓e✓✓To promote and sncourag the conservation of existing neigh-
borhoods (where appropriate)..
444 To maintain and improve the existing stock of residences in
sound condition through the use of available regulatory powers
and financial incentives.
l To maintain adequate levels of public services to existing
neighborhoods and the maintenance of public property.
✓•✓ To utilize appropriate and suitable State and Federal financial
resources (whenever possible) to stimulate residential rehabili-
tation or conservation.
Objectives*
•✓ Over the next five years to establish actions which would
result in the improvement. of the maximum feasible number
of housing units in need of major repairs.
•'Over the next five years toencourage the replacement of the
maximum number of housing units which are in dilapidated con-
dition. (It is anticipated that this objective con be met
through private sector recycling of existing housing units.]
*Numerical targets are intentionally excluded. Without an. adequate
track record and start-up of certain programs, it is impossible to
establish quantative objectives.
13
NEW HOUSING DEVELOPMENT
Statement of Philosophy
The City of Hermosa Beach now has an extremely high population
and residential density. It is the City's intention to evaluate new
development proposals in light of the community's environmental re-
sources and values and capacity of the public infrastructure.
Goals
•/To address, within the scope of environmental constraints,
the housing demand of the community and its projected share
of regional housing needs.
e/ To allow for innovative methods of construction and land
use to conserve energy and enhance livability.
•/ To allow housing production in conjunction with certain com-
mercial development (subject to zoning development standards).
•✓To promote the development of varied forms of family housing
dwellings (apartments, single-family, etc.).
•✓To ensure that new housing is provided with adequate open
space, utility facilities, parking and essential community
services.
•./ To endorse a preference for an assessment of environmental
impacts generated by residential proposals having significance
at the neighborhood or community levels. [Residential pro-
posals include actual projects, zone changes, and General Plan
Amendments.] [Intent of policy statement is not to halt de-
velopment; rather, to provide an opportunity for full evaluation
of the beneficial and adverse impacts of residential development
proposals.]
•✓To establish, for neighborhoods in the community, the addi-
- tional number of housing units which could be developed con- •
sistent with the Land Use Element allocations and densities.
Energy Conservation
•✓ To seek new application of alternative energy forms for Hermosa
Beach.
•'/To encourage the development of alternate energy sources.
•l To promote energy efficient development of housing.
es/To encourage use of solar -assisted heating and solar -
assisted and modular cooling.
.1 To examine and encourage regulations promoting alternate
heating and cooling systems.
14
•
/To set testing and certification standards for solar systems.
•✓ To protect the right of each structure in the City to reason-
able access to the sun for solar energy purposes.
Objectives
•✓ To guide the development of the maximum feasible (and environ-
mentally appropriate) number of housing units over the next
five years in light of housing production needs and the commu-
nity's neighborhood conservation goals.
et/ To replace housing lost from the community's inventory on at
/east a one-for-one basis.
P 0/ TO estimate the community's energy needs, including that
r;< generated by new housing development.
*/ To formulate strategies for the implementation of energy con-
servation programs.
1-1 AFFORDABILITY
C
:.1
Statement of Philosophy
rTt is the City's desire to have housing offering adequate living
space and meeting the needs of all age and income groups. While
the City may,' when appropriate, participate in securing such hous-
ing, itsprimary role is to encourage and facilitate the private and
volunteer sectors of the community in the provision of housing
meeting the needs of all; age groups and economic segments. It
is within the framework of this general statement of philosophy
that the City should attempt to assist in meeting the housing demands
- of the community and its shore of regional housing need
Goals
ii/To achieve to the maximum extent feasible the preservation
of existing affordable housing.
•/ To utilize, when appropriate, the existing housing stock as
a means of meeting the housing needs of all age groups and
economic segments.
• To encourage the development of :adequate: housing to meet the
needs of "all income groups, including lower and moderate
income households, within the framework of the City's State-
ment of Philosophy.
15
Policies
•I To protect and enhance the supply of housing for the
senior/low income and moderate income residents of the
community.
•/ To encourage public support for private initiatives and
efforts to administer and maintain housing units and funds
acquired for senior 'low income and moderate income housing.
•/To assure that senior/low income and moderate income
housing (however acquired or obtained) is retained and
continues over time to be utilized by the same group.
•/To encourage a shared equity (or similar financing program)
in conjunction with the use of the existing housing stock
Jo meet the housing needs of moderate income households.
• To allow for innovative methods of construction and land use
development to enhance livability, conserve energy and de-
crease housing costs.
•✓ To utilize funding resources available from the Community
1, Development Block Grant Program for purposes of assisting
in the development of housing designed to meet the needs
of lower and moderate income households.
Objectives*
•✓.To meet a portion of the existing and projected rental hous-
ing assistance needs over the next five years.
•" To meet a portion of the existing and projected ownership
housingassistance needs over the next five years.
*Without an established track record and the initiation of certain pro-
gram actions, it is not possible to set forth quantative, numerical tar-
gets.
16
i:4
r• -
Vlll. HOUSING PROGRAM
Current and future action programs of the City are described in this
section. The action programs are divided into three categories:
• Housing Improvement
• Housing Production /Development
• Housing Affordability/Assistance
Housing Improvement
This sub -section describes actions which the City has under implemen-
tation or intends to initiate sometime over the next five years. These
actions are consistent with the goals and policies stated above and
jointly aim to attain the stated quantative objectives or targets. The
program actions are listed below:
Code Enforcement
-- Uniform Housing Code
-- Dangerous Buildings Code
• Residential Reports
• Land Use Controls
- - Condominium Conversion Ordinance
- - Housing Improvement Incentives Program
Housing Quality Data
• Residential Rehabilitation
- - Handyman Assistance
- - Deferred Payment Loans
- - Low Interest Loans
• "Bootleg" Prevention and Abatement Process
-- Prevention
- - Abatement
Code Enforcement -- Two code enforcement actions are currently un-
der implementation by the City. These actions involve the enforcement
of the Uniform Housing Code and the Uniform Code for the Abatement
of Dangerous Buildings. These two codes, which involve the quality
and condition of the housing stock, are administered by. the `Building
Department l Both codes provide for ways and means of correcting
'17
deficiencies in housing quality and condition. The Uniform Code for
the Abatement of -Dangerous Buildings sets forth orderly procedures
for remedying dangerous buildings. This code covers all structures
and may be used to supplement the Uniform Housing Code.
Residential Reports -- A report of the residential building record
showing the regularly authorized use, occupancy and zoning classifica-
tion of existing property is required by the City at the time of enter-
ing into an agreement of sale or exchange of any residential building.
To complete this report pertinent City records are reviewed an an on-
site inspection made of the property and improvements (however, an
interior inspection of the premises is done only with the permission
of the property owner). The report of residential building record is
delivered by the owner to the buyer. The buyer.. then executes a
receipt and it is delivered to the Building Department as evidence of
compliance with City ordinance provisions.
Land Use Controls -- City ordinances regulating the conversion of
apartments to condominiums require the submittal of a "Physical Re-
port" detailing the .structural condition of all elements of the property.
These elements include foundations, electrical, plumbing, laundries,
utilities, walls, ceilings, windows, recreational facilities, sound trans-
mission of each building, mechanical equipment, parking facilities
and appliances. The report estimates the condition of each listed
physical element. In addition, a statement of proposed. improvements
and repairs must be included in the Physical Report. (These actions
governing housing condition and quality are being implemented by
the City.)
Housing Improvement Incentives Program -- A "Housing Improvement
Incentives Program" is under consideration by the City. This program,
as presently considered, may include at least three components:
• Preparation of a booklet which clearly spells out the require-
ments and associated cost impacts of the Zoning Code on
the repair, rehabilitation, alteration and improvement of
existing residential and commercial structures. Some property
owners may be deterred from making improvements because
they feel it is too costly to meet standards of the Zoning
Code.
18
1
e
As an alternative means to streamlining and removing Zoning
Code impediments to housing preservation and rehabilitation,
the scope of administrative variances may be expanded. Sec-
tion 1402 of the Zoning Code identifies the categories of uses
for which administrative variances are authorized. The City
Council may amend that list by resolution. An administrative
variance, which requires noticing by the City of adjacent
property owners only, may reduce time and cost of certain
applicants seeking building alterations or enlargements.
• Linking these and other potential processing and permit pro-
cedures to the possible residential rehabilitation programs --
handyman assistance, deferred payment and low interest loans.
Housing Quality Condition Data -- There are very little data avail-
able on the condition of the housing stock in general and of bootleg
units in particular. One alternative that may be implemented some-
time in the future is to conduct a general inventory of the housing
stock to identify quality and condition. Any general inventory
would involve only a. general survey of exterior conditions. The
housing quality condition data could be coordinated with other infor-
mation such as land use, zoning, parking and so on.
Residential Rehabilitation Proaram -- The residential rehabilitation
program may be implemented in the City. The program, if implemen-
ted, would be funded by resources from the Community Development
Block Grant Program. The program could consist of three actions:
• Handyman Weatherization and Minor Home Repairs
• Low Interest Rehabilitation Loans
and
• Deferred Payment Loans
All three programs would be implemented on a Citywide basis; how-
ever, the program is limited to low and moderate income residents.
A decision on funding this program would be made in the next two
years...
19
"Bootleg" Prevention and Abatement Process -- In new residential
condominium projects, conditions are imposed which limit the total
number of units on the approved plan. The function of this con-
dition is to prevent the establishment of additional bootleg units.
Three primary actions are being implemented to abate bootlegs in
the community. These actions include the following:
• Deed Restrictions: When a unit is altered, the Building
Department will place a deed restriction on the property
if the configuration suggests the easeof creating an il-
legal unit. The property owner agrees to allow entry to
building inspectors at reasonable times for the purpose
of enforcing the deed restrictions only. Deed.. restric-
tions are also used to prevent the recurrance of an illegal
unit after an illegal use has been abated.
• Nuisance Complaints: Bootlegs are identified through nui-
sance complaints which are handled by the. Police Depart-
ment. Whenever there is an administrative action as the
result of a complaint, abatement is required as well as a
deed restriction. The Board of Zoning Adjustment, at a
public hearing, examines units, resulting in either abate-
ment of use or legal nonconforming status of the unit.
• Preferential Parking Program: Through the preferential
parking program, one permanent guest permit is issued
per household. These guest permits are issued to legal
housing units only. To identify bootleg units, the resi-
dential addresses are reviewed .and the number of units.
and the number of permits issued for the site are checked.
If there are more permits than legal units, then no permits
are issued for that property at all.
Some further additional approaches to the resolution of this com-
munity/roblem may involve the following:
• Computerization of Parking Permit Data: Information avail-
able from -the preferential parking program could be com-
puterized for purposes of having ready access to the poten-
tial for bootleg units. The major information available would
/be the number of housing units existing at each address.
•/ Classification of Bootleg Units: Categorization of -bootleg
units, if possible, according to their code and ordinance
violations. These data would provide a basis for ascertain-
ing the severity of the housing quality problems.
• Business Licenses: This information resource may be used
as another means of identifying the existence of bootleg units.
Exact procedures and coordination with other checkpoints
have yet to be developed.
20
Housing Production /Development
This sub -section describes actions which the City is implementing
or intends to implement for purposes of meeting housing production
and energy conservation needs. These actions attempt to achieve
the planning goals and carry out the intent of the stated policies.
The cumulative effect of the actions, taken over five years, would
be to attain the quantative objectives or targets to the maximum
extent possible. The program actions are listed below:
• Land Use Element
• Zoning Ordinance
• Manufactured Housing Regulations
• Energy Conservation -
• Environmental Assessment
• Residential Growth Forecast
• Senior Citizen Housing Site Availability
• Housing Information System
Land Use Element -- Under implementation is the Land Use Element
of the City. That Element provides for residential land uses in
four categories:
• Low Density
• Medium Density
• High Density
• Multi -Use Corridor
• Mobile Home Parks
Some 481 net acres have been allocated for housing purposes, al-
lowing a maximum number of 10,225 housing units. That maximum
number is 579 housing units greater than exists in the current
inventory.
Manufactured Housing Regulations -- In July 1981, the City amended
the R-1 Single Family Residential Zone to expand the definition of
single family dwellings to incorporate manufactured housing. In ad-
dition, a new sub -section was added to "Development Standards" to
permit "mobile homes in lieu of single family residences" provided that
certain conditions were satisfied.
Eneray Conservation -- A statewide policy which must be addressed
within the scope of a housing element is energy conservation. A
,housing element must include:
Analysis of opportunities for energy conservation
with respect to residential development.
This Housing Element, as part of a total energy conservation pro-
gram, includes one (1) primary goal; eight (8). policies; and two
(2) objectives with respectto energy conservation. These state-
ments are comprehensive in scope and should respond amply to
statewide policies.
Envircnmental Assessment -- New housing developments sometime in
the future may be proposed on land not currently designated for re-
sidential land use. In other instances, proposals of potentially signi-
ficant scale may be suggested. Projects of this kind merit careful
consideration and attention. The criteria for evaluation should
not necessarily onlybe in connection with housing needs. Numerous
features should be considered. For this reason., the following policy
is suggested for future implementation.
To endorse a preference for an assessment of
environmental impacts generated by residential
proposals having significance at the neighbor-
hood or community levels.
Residential Growth Forecast -- Projections of future housing develop-
ment needs should be made within the framework of the capacity to
meet those needs in the future. Since the community i5 nearly built -
out that capacity is necessarily limited. This program action calls
22
.4
for providing input on regional growth forecasts based not only on
housing need but also local capacity to address those needs in terms
of environmental and fiscal factors and community values. To accom-
plish this objective, it also may be desirable to revise both the
Housing Element and Land Use Element prior to the required updating
schedule (i.e., per State law) . The review and update process will
suggest that the City should participate in future SCAG revisions of
both the Growth Forecast and Regional Housing Allocation Model.
During this process, the City may implement the following policy:
To establish, for neigborhoods in the community,
the additional number of housing units which could
be developed consistent with the Land Use Element
allocations and densities.
Senior Citizen Housing Site Availability -- New housing for senior .
citizens may be a program action which the City will pursue in the
future. A site availability study was completed in Jul 1981. The
action incorporates any future activities which may be directed at.
identifying and determining the availability of land for a new seniors 1
housing development.
eete
Housing Information System -- Housing information is of vital interest
to all of those who influence the satisfaction of existing and projected
needs. The policy package submitted to the Planning Commission in
August 1981 included the following policy statement:
To provide a source of `all: types of housing informa-
tion concerning Hermosa Beach which may be used
by individuals, investors, land developers, or any-
one needing housing information.
The following implementation action was included in the December 1979
version of the Housing Element:
The City should develop and maintain a centralized
source for the reception and distribution of informa-
tion relative to housing within the City of Hermosa
Beach. Based on past requests, information of im-
portance to developers, realtors, existing and poten-
tial residents, and other public agencies should be
compiled and regularly updated. In addition,
23
information. pertaining to housing maintenance,
especially an inventory of available public and
private services, should be made available to home-
owners. A City -sponsored referral service would
be most appropriate in this respect.
The development of a "housing information system" is included in this
1983 revised Housing Element as an action for future implementation.
Housing Affordability /Assistance
This sub -section describes actions which the City has under implemen-
tation or intends to implement over the next five years for purposes of
addressing housing assistance needs. The program actions are best
understood in light of the goals and policies listed in the previous sec-
tion. Enactment of the program actions should enable the City to
establish a track record upon which to set numerical targets. The pro-
gram actions are listed below:
• Development Standards Review
• Mobile Home Park Zoning
• Implementation of SB626
• Shared Housing Program
• Senior Citizen Housing Program
• Shared Equity Program
• Affordable Housing Fund
• Housing Cost Reduction Program
Development Standards Review -- This program action encompasses all
the future activities aimed at reviewing development standards for
purposes of facilitating the production of new seniors housing and/or
lowered production costs. One development standard that may receive
early review is the minimum unit size requirements for one -bedroom
units in multi -family dwellings (described in Section V) . As noted in
this section, a review of floor plans of new seniors housing has
found that housing for this population segment can be made functional
with less than 600 square feet of space. Another possible action is
r
•
the development of a- special land use category for seniors housing
that provides flexibility in future development.
Mobile Home Park Zonins -- Amendments to the Land Use Element
and Zoning Ordinance were enacted in 1982 to promote a goal of pre-
serving one or more parcels for mobile home park use. Amendments
to the Land Use Element included adding mobile home park use as a
separate residential land use category. Amendments to the Zoning
Ordinance included establishing an exclusive "Mobile Home Park Zone."
One existing park in the Coastal Zone was preserved through revi- _
sions of the Land Use Element and Zoning Ordinance.
Implementation of SB626 -- This bill requires coastal jurisdictions
to carry out the following housing policies for that area within the
Coastal Zone:
New housing developments constructed within the
coastal zone shall, where feasible, provide housing
units for persons and families of low or moderate
income.
This Housing Element incorporates the future actions whereby the City
will comply with the provisions of SB626. The Housing Element,
_
however, does not need to describe in detail the manner in which the ..
City intends to meet the requirements of this legislation. Compliance
with SB626 provision does not mean that the following must be included
in a Housing Element:
...a requirement that a housing element be amended
in order to incorporate within it any specific provi-
sion of this section of related policies.
...a requirement that a local government adopt indi-
vidual ,ordinances or programs in order to implement
the requirements of this section.
•
Shared Housing Program -- The allocation of $5,000 in Community Develop-
ment Block Grant funds, the City has assisted the Retired Senior
Volunteer Program (R.S.V.P.) for the purpose of bringing together
low and moderate income Hermosa Beach senior citizens who wished
to share housing in order to reduce housing costs. The allocation
was for an 18 month period and ended during 1982.
Senior Citizen Housing Program -- This program action involves the
potential use of existing and/or new housing to address the unmet
housing needs of the community's senior citizens. Assets to achieve
this end were derived from the process of apartment -to -condominium
conversions and include existing housing units and/or tees.
The program is continuously under study and may involve, in, its
implementation, a significant role for a community based organization.
Shared Equity Program -- A shared equity program is to be implemen-
ted in conjunction with the sale of housing units in two apartment -to -
condominium conversion developments in the City. Altogether, some 53
units are to be sold under a shared equity plan. The purpose of this
program is to enable moderate income persons to become homeowners.
Affordable Housing Fund -- In March 1980, the City Council established
an affordable housing fund (i.e., Resolution No. 80-4352) . The purpose
of this fund is to enable the City to engage in public and/or public/
private cooperative efforts consistent with the policies of -the Hermosa
Beach General Plan of providing affordable housing to meet the needs
of senior citizens. The Affordable Housing Fund may be used in several
ways to meet the housing needs of senior citizens.
Housing Cost Reduction Program -- An allocation from the Community
Development Block Grant could be made for purposes of reducing the
housing costs in the development of new low to .moderate income
seniors housing. The provision of this assistance could reduce site
improvement costs, for example. IA decision on a program of this
type will be reached over the next two years.)
26
IX. IMPLEMENTATION OF STATEWIDE.HOUSINC POLICIES
According to State law, a local housing element must contain the
following:/
laAn assessment of community housing needs, including
/share of regional housing.
-. An identification of housing constraints and resources.
•/statement of community goals, policies and objectives.
•✓ A housing program listing the current and future actions
to be implemented by the City.
This Hermosa Beach Housing Element, in the previous sections, fulfills
the above-mentioned Statewide housing policies. The Housing Element
also addresses the following Statewide ,policies pertaining to an adequate
housing /program.
•✓Administration of land use and development controls to
"I implement the policies and achieve the goals and objectives
of the housing element.
-*/Provision of regulatory concessions and incentives to im-
plement the policies and achieve the goals and objectives
f the housing element.
• Utilization of appropriate federal and state financing and
subsidy programs, when available, to implement the policies
/and achieve the goals and objectives of the housing element.
i Identify adequate sites which will be made available through
appropriate zoning and development standards and with pub-
lic services and . facilities needed to facilitate and encourage
the development of a variety of types of housing for all
income levels. including rental housing, factory -built housing
and mobilehomes, in order to meet the community's housing
/goals.
•✓ Assist in the development of adequate housing to meet the
/needs of low- and moderate -income households.
s Address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement,
/and development of housing.
e ✓ Conserve and improve the condition of the existing affordable
/housing stock.
,•✓ Promote housing opportunities for all persons regardless of
race, religion, sex, marital status, ancestry, national origin,
or color.
27
•
STATE OF CALIFORNIA
GEORGE DEUKMEJIAN, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
Division of Housing Policy
Development
921 Tenth Street, Room 601
Sacramento, CA 95814
(916) 323-3176
November 11, 1988
Mr. Kevin Northcraft
City Manager
City of Hermosa Beach
1315 Valley Drive
Hermosa Beach, CA 90254
19,8
Dear Mr. Northcraft:
RE: Review of the City of Hermosa Beach's Adopted Housing
Element
We have reviewed the Housing Element adopted by the Hermosa Beach
City Council in March, 1984, and received in this office on July
29, 1985. As you know, we have authority to review adopted housing
elements and report our findings to the locality (Government Code
Section 65585).
Although the Housing Element was adopted over four years ago, we
feel our review and comments may be of assistancevto the City in
the preparation of a revised housing element due July 1, 1989.
Our review has been discussed in telephone conversations on
October 25 and November 2 between your Planning Director, Mike
Schubach, and Margaret Bell of this Division. We appreciate Mr.
Schubach's cooperation and assistance.
The City is to be commended for amending the zoning code in 1981
to allow manufactured housing to be permanently placed on single-
family lots and for establishing a special zone for mobilehome
parks. The 1984 Housing Element also indicated that a grant of
$5,000 in Community Development Block Grant funds was made to a
nonprofit organization to help bring together low- and moderate -
income senior citizens in a shared housing program, and that the
city expected the development of a shared equity program that would
allow over 50 moderate income persons to purchase apartments being
converted into condominiums. Unfortunately, according to
Mr. Schubach, the units so provided have not been kept.affordable
to the targeted households.
Mr. Kevin Northcraft
Page Two
This •letter and the attached Appendix summarize our conclusions
from our discussions with Mr. Schubach, and describe the changes
we believe are needed to bring the adopted housing element into
compliance with statutes applicable at the time of its adoption
(Article 10.6 of the Government Code). We have included some
general references to statutory requirements enacted since 1984
which will be applicable to the housing element revisions due in
July, 1989. We hope our comments are helpful to the City.
We recognize that the City is dealing with unusual housing problems
as a result of past subdivision approvals which allowed unusually
high residential densities. We also understand that Hermosa Beach
has a limited amount of vacant developable land and faces other
problems common to most coastal cities.
In accordance with requests pursuant to the Public Information Act,
we are sending copies of this letter to the persons and
organizations listed below.
If you have any questions about our comments, please contact
Margaret Bell of our staff at (916) 323-3180.
Sincerely,
Na cy Ja7. r,/hief
Div'sion of using Policy
Development
NJJ:MB:bt
cc:L Mike Schubach, Planning Director, City of Hermosa Beach
Joe Carreras, Southern California Association of Governments
Carlyle W. Hall, Jr., Center for Law in the Public Interest
Jonathan Lehrer-Graiwer, Western Center on Law & Poverty, Inc.
Kathleen Mikkelson, Deputy Attorney General
Bob Cervantes, Governor's. Office of Planning and Research
Richard Lyon, California Building Industry Association
Kerry Harrington Morrison, California Association of Realtors
4
APPENDIX
City of Hermosa Beach
a.
The following changes would, in our opinion, bring the Hermosa
Beach Housing Element adopted in 1984 into compliance with Article
10.6 of the Government Code, as it applied at the time the Element
was adopted. Following each recommended change or addition, we
refer to the applicable provision of the Government Code. Where
particular program examples or data sources are listed, these
suggestions are for your information only. We recognize that
Hermosa Beach may choose other means of complying with the law.
A. Housing Needs, Resources, and Constraints
1. Use the latest available population and household
projections, as well as the SCAG Regional Housing
Allocation Model (RHAM) figures applicable in 1984
(Section 65583(a)(1)). Housing needs should be
identified by household income categories.
2. Break down the information by tenure (owner or renter),
as well as household income level, in the analysis and
_.._documentation_.of households overpaying and overcrowded,
to assist in targeting the need group (Section
65583(a)(2)). Tenure affects the nature of housing
problems encountered and the potential solutions.
3. Provide an inventory of land suitable for residential
development, including vacant sites and sites having
potential for redevelopment, and analyze the relationship
of zoning and public facilities and services to these
sites (Section 65583(a)(3)).
We understand the City is nearly built out and has little
vacant land available for housing. In our opinion, this
provides more reason for the housing element to examine
the potential for additional housing on sites in use
which may be near-term candidates for redevelopment to
residential uses, and the City's authority to approve
commercial areas for mixed use.
We understand that some schools in the City are no longer
in use. Unused school sites can be good resources for
housing development, since they are located in
residential areas and are already served by existing
public facilities. ,
•
State law sets forth specific procedures for the
disposition of public surplus lands, including school
properties (Government Code 54222). It requires that
local agencies, including housing authorities and
redevelopment agencies, be notified of the availability
of the land through sale or lease for the development of
low and moderate income housing, or for park and open
space purposes. Agencies have 60 days to respond to the
offer. Where more than one offer for the property is
received, priority may be given to the entity proposing
to develop affordable housing (Government Code 54227).
The Office of Local Assistance, State Department of
General Services, keeps records on surplus school sites
and has developed a formula for penalizing a district
which holds an unused site for more than five years. The
contact in that office is Bud Routh, (916) 322-0290.
If a City purchases a school site, it may then sell or
lease it to a nonprofit agency or other entity which will
build and operate a housing development to provide
affordable units for low and moderate income households.
San Jose, for example, has been successful in leasing
surplus school sites for housing.
4. Analyze potential and actual governmental constraints on
the development, improvement, or maintenance of housing
for all income levels (Section 65583(a)(4)). For
example, the City is exercising its authority to control
the number of "illegal" units that do not conform to the
building code. However, the housing element does not
indicate -that the City has adopted an ordinance or
implemented a program to facilitate the conservation of
such units where it is feasible to do so.
Local processing and permit procedures, the imposition
of fees and other exactions on developers, and
development standards unrelated to protecting health and
safety may also act as constraints.
5. Analyze any special housing needs, such as those of the
handicapped, the elderly, large families, farmworkers,
and families with female heads of households (Section
65883(a)(6)). For example, Hermosa Beach could use
census data to determine the presence of handicapped
persons in the community and analyze the availability of
housing accessible to them.
Statutes enacted since the Hermosa Beach element was
adopted in 1984 added requirements that local housing
elements identify homeless persons and persons in need
of emergency shelter, and make adequate sites available
to accommodate the needed shelters and transitional
housing. It is effective for the next updated element
,to meet the July 1, 1989, deadline. Local police,
churches, and social service agencies should be good
sources of information regarding the number of homeless
persons in Hermosa Beach. We have sent Mr. Schubach a
housing element information and technical assistance
packet which includes an explanation of these new
requirements and suggestions for meeting them.
B. Quantified Objectives
Establish quantified objectives for the maximum number of
housing units that can be constructed, rehabilitated, and
conserved over the five-year time frame (Section 65583(b)).
Regarding conservation, for example, the City may wish to
quantify the number of existing units that will be preserved
at affordable rents through a Section 8 program.
C. Housing Programs
1. Establish a schedule of program actions which the City
will implement during the planning period of the element.
Each program action should specify the implementation
time frame and the agency responsible for administering
the program (Section 65583(c)(1) through (5)). The
element contains a number of policies which are not
accompanied by programs or actions to achieve goals.) In
our opinion, a.housing element program should include a
clear commitment and a schedule for action.
2. Include program actions to assist in the development of
housing for low -and moderate -income households (Section
65583(c)(1) and (2)). For instance, some cities have
adopted ordinances which link the approval of certain
commercial developments to developer contributions for
the development or conservation of affordable housing.
The element should be more specific with regard to sites
not currently developable due to lack of infrastructure.
If the City is restricting growth because water, sewer,
and public transportation facilities are inadequate, it
may want to explore the feasibility of exercising its
redevelopment powers to improve those facilities, and
perhaps reassemble existing small lots to provide the
necessary sites for housing needed for low -.and moderate -
income workers in the community.
3. Include program actions to address and, where appropriate
and legally possible, remove governmental constraints to
the maintenance, improvement, and development of housing
for all income levels (65583(c)(3)). For instance, the
City could waive certain permit fees or provide other
incentives for the development of housing affordable to
.low- and moderate -income persons employed in the
community.
D. Review and Revise
Review the previous element
effectiveness, and progress in
results of this review in
65588(a) and (b)). There are
which should be provided:
to evaluate appropriateness,
implementation, and reflect the
the revised element (Section
three parts to the information
1. "Effectiveness of the element (Section 65588(a)(2)):" A
comparison of the actual results of the earlier element
with its goals, objectives, policies and programs. The
results should be quantified where possible (e.g.,
rehabilitation results), but may be qualitative where
necessary (e.g., mitigation of government constraints).
2. "Progress in implementation (Section 65583(a)(3)):" An
analysis of the significant differences between what was
projected or planned in the earlier element and what was
achieved.
3. "Appropriateness of goals, objectives and policies
(Section 65588(a)(1)):" A description of how the goals,
objectives, policies and programs of the updated element
incorporate what has been learned from the results of the
prior element.
An element revision should also reflect the changing housing
needs of the community as well as past accomplishments.
r
r
TO:
FROM:
CITY OF HERMOSA BEACH
PLANNING DEPARTMENT
MEMORANDUM
Honorable Mayor and Members of the City
Council
Honorable Chairman and Members of the Planning
Commission
Michael Schubach, PJ-anni r it or
SUBJECT: Residential Zoning Standards to Address the
Impact of Bulky Structures
DATE: February 6, 1990
Staff believes this issue should be discussed in conjunction with
the Goals, Objectives and Policies, item #1 on the agenda.
r
1
L.
TO:
CITY OF HERMOSA BEACH
PLANNING DEPARTMENT
MEMORANDUM
Honorable Mayor and Members of the City
Council
Honorable Chairman and Members of the Planning
Commission
FROM: Michael Schubach, PlanDijh erector
SUBJECT: Parking Requirements /`17`Foot Setback
DATE: February 6, 1990
Parking requirements will be examined in conjunction with the
revision of General Plan Land Use Element and the Housing
Element.
The 17' setback text amendment is scheduled for the February 20th
Planning Commission meeting and the March 27th City Council
meeting..
Attached is a copy of the current parking requirements.
ARTICLE 11.5. OFF-STREET PARKING*
Sec. 1150. Definitions.
Entrance -way: An opening or passageway to a building or struc-
ture which permits pedestrian or vehicular access to such build-
ing or structure.
*Editor's note—Ord. No. N.S. 284, § 1, enacted May 18, 1965, amended the
zoning ordinance by adding Art. 11.5, §§ 1150-1167. Ord. No. 85-820, adopted
Dec. 16, 1985, extensively amended Art. 11.5 (see the Code Comparative Table at
the back of this volume). Subsequently, Ord. No. 86-825, adopted Feb. 25, 1986
amended Ord. No. 85-820 to provide:
"That Ordinance No. 85-820 shall not apply to projects that have submitted a
completed building permit package to the city on or before the effective date of
said ordinance, which was January 15, 1986. Said package must include a
completed building permit application form, completed necessary environmen-
Supp. No. 4-86
519
§ 1151 HERMOSA BEACH CITY CODE § 1151
Gross floor area: The total area occupied by a building or struc-
ture, excepting therefrom only the area of any inner open courts,
corridors, open balconies (except when utilized, e.g. restaurant
seating or similar usage), and open stairways. Such total area
shall be calculated by measuring along the outside dimensions of
the exterior surfaces of such building or structure.
Major city street All public rights-of-way designated in the
circulation element of the general plan as a primary, or second-
ary arterials or as collectors.
Off-street parking shall be deemed to mean parking upon
private property as accessory to other permitted land uses,
and shall not include publicly -owned parking.
Tandem parking: "Tandem parking" means one automo-
mobile parked after or behind another in a lengthwise fashion.
In this ordinance, tandem parking is limitedto not more than
one automobile behind another.
Underground parking facilities: A basement equipped, de-
signed, used or intended to be used for parking automobiles.
(Ord. No. N.S. 284, § 1, 5-18-65; Ord. No..83-741, § 2, 10-25-83;
Ord. No. 85-820, §§ 1, 2, 12-16-85)
Editor's note—The catchline must be read as part of the section. The defini-
tions were alphabetized, to facilitate indexing and reference.
Sec. 1151. Off-street parking, residential uses.
The aggregate amount of off-street automobile parking spaces
provided in connection with each of the following uses shall be
not less than the following:
tal documentation, a completed conditional use permit application (if neces-
sary), a completed tentative map application (if necessary), a request for ap-
proval in concept, any completed survey maps, completed conceptual plans (plot
plans, elevation plans, floor plans, and other similar plans), and any other
legally required plans, maps or applications. Projects that have submitted a
completed building -permit package must pursue their applications in a diligent
manner and must be issued a building permit within six (6) months of the filing
of the applications. If the building permit is not issued within the six-month
time limit, the application shall be denied by operation of law."
Supp. No. 4-86 520 -
3
C
§ 1151 APPENDIX A—ZONING § 1151
Use Parking Requirement
(A) One -family dwelling. Two off-street parking, spaces
plus one guest space.
(B) Duplex or two-family Two off-street parking spaces
dwelling.. for each unit plus one guest
space. One additional space of
on-site guest parking shall be
provided for each on -street space
lost because of new curbcuts
and/or driveways.
(C) Multiple dwellings (three Two off-street spaces for each
or more units). dwelling unit plus one guest
space for each two dwelling units.
One additional space of on-site
guest parking shall be provided
for each on -street space lost
because of new curbcuts and/or
driveways.
(D) Detached servants' quar- One space
ters, or guest houses.
(Ord. No. N.S. 284, § 1, 5-18-65; Ord. No. N.S. 420, § 1, 5-30-72;•
Ord. No. N.S. 442, § 1, 2-6-73; Ord. No. 85-820, §§ 3, 4, 12-16-85;
Ord. No. 86-839, § 1, 6-24-86)
Editor's note—Ord. No. 86-839, §§ 1-4, adopted June 24, 1986, amended §§
1151(A), (B), (C); 1157(C), (D) and repealed (F); amended §§ 1159(B), and 1164(0.
Subsequently, Ord. No. 86-843, § 1, adopted July 22, 1986, was deemed as being
superseded by Ord. No. 87-874, § 1, adopted Mar. 24, 1987, which provided:
"That Ordinance No. 86-839, New Parking Standards, shall not apply to pro-
jects that have submitted a completed building permit package to the cityon or
before the effective date of said ordinance, which is July 25, 1986. Said package
must include a completed building permit application form, completed necessary
environmental documentation. a completed conditional use permit application (if
necessary), a completed tentative map application (if necessary), a request for
approval in concept, any completed survey maps, completed conceptual plans
(plot plans, elevation plans, floor plans, and other similar plans), and any other
legally required plans, maps or applications. Projects that have submitted a
completed building permit package must pursue their applications in a diligent
manner and must be issued a building permit by April 15, 1987.
If the building permit is not issued within the time limit, the application shall be
denied by operation of law."
Supp. No. 4-87
521
$1152 •
HERMOSA BEACH CITY CODE § 1152
Sec. 1152. Off-street parking, commercial, and business uses.
Required number of spaces by use: .T11:_ aggregate amount of
off-street automobile parking spaces provided for various uses
shall not be less than the following:
(A) Auditoriums for churches, theater, entertainment, sports
and other places and rooms of public assembly for more
than 20 persons: 1 space for each 5 seats, permanent or
removable, or 1 space for each 50 square feet of gross floor
area in the auditorium, whichever is greater.
(B) Automobile or boat sales: 1 space for each 1,000 square feet
of site area.
(C) Bowling alleys: 5 spaces for each lane plus 1 space for each
300 square feet of gross floor area except bowling alley
lanes and approach areas.
(D) Clubs, fraternity and sorority houses, rooming and board-
ing houses and similar uses having sleeping and guest
rooms: 2 covered spaces for each 3 guest rooms: in dormito-
ries each 50 square feet shall be considered a guest room, 2
spaces shall be required for each guest room with kitchen
facilities.
(E) Commercial uses:
1. Bars and cocktail lounges: 1 space for each 80 square
feet of gross floor area.
2. Beauty colleges: 1 space for each 100 square feet of
gross floor area.
3. Business schools and trade schools: 1 space for each
100 square feet of gross floor area.
4. Furniture and hardware stores: 1 space for each 250
square feet of gross floor area.
5. Offices, general: 1 space for each 250 square feet of
gross floor area.
6. Offices, governmental and public utilities: Government
offices that generate high levels of contact with the
public, or have high numbers of employees, including
but not limited to employment offices, public social
services offices, department of motor vehicle offices: 1
Supp. No. 4-87
522
C
C
§ 1152
APPENDIX A—ZONING $ 1152
space per 75 square feet of gross floor area for the first
20,000 square,.feet of the building(s), plus 1 space per
250 square feet of gross floor area for the remaining
floor area.
7. Offices, medical: 5 spaces for each 1,000 square feet of
gross floor area.
8. Restaurants (other than walk-up, drive-through and
drive-in: 1 space for each 100 square feet of gross floor
area.
9. Restaurants, walk-up, drive-through and drive-in with-
out adequate dining room facilities: 1 space for each
50 square feet of gross floor area, but not less than 10
spaces.
10. Retail, general retail commercial uses: 1 space for each
250 square feet of gross floor area.
(F) Hospitals: 2 spaces for each patient bed.
(G) Hospitals (mental), convalescent homes, guest homes, rest
homes, sanitariums and similar institutions: 1 space for
each 3 beds.
(H) Hotels: 1 space for each unit for the first 50 units; 1 space
per Ph units after 50; and 1 space per 2 units after 100
units. Hotels with facilities including restaurants, banquet
rooms, conference rooms, commercial retail uses and sim-
ilar activities shall provide parking for the various uses as
computed separately in accordance with the provisions of
this article.
(I) Industrial uses: The parking requirements of this subsec-
tion apply only to industrial uses; parking for commercial
and other permitted uses in industrial zones shall provide
the number of spaces as otherwise specified by this part.
1. Industrial uses of all types; except, public utility facil-
ities and warehouses: 1 space for each vehicle used in
conjunction with the use; plus, 1 space for each 300
square feet of gross floor area.
2. Warehouses, buildings or portions of buildings used
exclusively for warehouse purposes: 1 space for each
1,000 square feet for the first 20,000 square feet; plus,
Supp. No. 5-88
523
0
§ 1153 HERMOSA BEACH CITY CODE § 1153
1 space for each 2,000 square feet for the second 20,000
square feet; plus 1 space for each 4,000 square feet in
excess of 40,000 square feet; plus 1 space for each
vehicle operated from the property. Prior to approval
of a warehouse , use by the city, a covenant shall be
recorded, guaranteeing the warehouse area, facility or
building will not be converted, remodeled or changed
to a nonwarehouse use unless the number of spaces
otherwise required by this part are secured and pro-
vided prior to such change or unless approved by plan-
ning commission in accordance with this article.
(J) Mobile homes or trailer parks: 2 spaces for each dwelling
unit with at least 1 space adjacent to the trailer site.
(K) Mortuaries or undertaking establishments: 1 space for each
75. square feet of building area for the chapel or public
assembly area.
(L) Motels: 1 space for each unit, plus 2 for the manager's unit.
(M) Recreation or amusement establishments: 1 space for each
75 square feet of gross floor area.
(N) Service stations: 1 space for each 1,000 square feet of site
area.
(0) Snack bar/snack shop: The parking requirements for a
snack bar and/or snack shop shall be the same as that for
"restaurant" unless it can be shown to the planning com-
mission that the characteristics of the building, it's loca-
tion, and other mitigating factors result in less parking
being necessary for the business.
(Ord. No. N.S. 284, § 1, 5-18-65; Ord. No. 82-688, § 1, 4-6-82; Ord.
No. 82-693, § 3, 7-13-82; Ord. No. 83-741, § 6, 10-15-83; Ord. No.
85-820, § 5, 12-16-85; Ord. No. 88-918, § 3, 3-8-88)
Sec. 1153. Unlawful to reduce available parking.
The provision and maintenance of required off-street parking
facilities and areas, and of area available to the owner or user of
real property for meeting minimum required parking standards,
shall be a continuing obligation of the property owner and user.
Supp. No. 5-88
524
§ 1154 APPENDIX A—ZONING § 1154
An owner or user of real property containing uses for which
off-street parking facilities or areas are required by this chapter
[article] shall be prohibited from the following:
(1) Reducing, diminishing, or eliminating existing required
off-street parking facilities or area under the ownership or
control of such owner or user, whether on•the same lot or
on a separate lot from the use requiring such off-street
parking facilities or area; or
(2) Selling, transferring, leasing, or otherwise making unavail-
able for such required off-street parking facilities or area
any portion of said lot or of any adjacent lot under the
same ownership or control if the same is necessary for and
available to satisfy in whole or in part the off-street park-
ing requirements imposed by this article. (Ord. No. N.S.
284, § 1, 5-18-65; Ord. No. N.S. 332, § 2, 8-6-68; Ord. No.
85-820, § 6, 12-16-85)
Sec. 1154. Common parking facilities.
Common parking facilities may be provided to wholly or par-
tially satisfy the off-street parking requirements of two (2) or
more uses when one (1) or more of such uses will only infre-
quently generate use of such parking area at times when it will
ordinarily be needed by the patrons or employees of the other
use(s).
(1) Up to one hundred (100) percent of the parking require-
ments of governmental and public auditorium uses may be
Supp. No. 5-88
524.1
§ 1154
APPENDIX A—ZONING § 1154
allowed to be provided in such multiple -use parking areas.
Up to eighty (80) percent of the parking requirements of
other uses may be allowed to be provided in such multiple -
use parking areas.
(2) The following factors shall be considered in determining
the proportionate part of the required parking for such
use(s):
a. Whether the affected requirements are those of per-
manent buildings, or those of mere occupancies.
b. The peak as well as normal days and hours of opera-
tion of such buildings and of the structures and occu-
pancies with which it is proposed to share multiple -
use parking areas.
c. Whether the proposed multiple -use parking area is
normally or frequently used by the patrons, customers
or employees of other buildings or occupancies which
will share such parking area at the same time as the
applicant's patrons, customers and employees will nor-
mally or frequently utilize such parking area.
d. The certainty that the multiple -use parking area(s)
will be available for satisfying such parking require-
ments to the extent approved, and the permanency of
such availability.
e. The proximity and accessibility of the multiple -use
parking area(s).
(3) A parking plan approval by the planning commission for`
multiple -use parking area(s) shall be so conditioned as to
reasonably ensure the satisfaction of the appropriate park-
ing requirements during the continued existence of the
buildings or occupancies involved.
(4) If the common parking area(s) and the building sites to be
served are subject to more than one (1) ownership, perma-
nent improvement and maintenance of such parking facil-
ities must be provided in one of the following manners:
a. By covenant or contract among all such property own-
ers; and duly recording an appropriate covenant run-
ning with the land.
Supp. No. 4-86
9-
525
§ 1155
HERMOSA BEACH CITY CODE § 1157
b. By the creation of special districts and imposing of
special assessments in any of the procedures prescribed
by state law.
c. By utilizing the authority vested in a parking author-
ity as provided by state law.
d. By dedicating such common parking area to the city
for parking purposes subject to the acceptance of such
dedication by the city council.
(Ord. No. N.S. 284, § 1, 5-18-65; Ord. No. 85-820, § 7, 12-16-85)
Sec. 1155. Off-street parking, mixed uses. .
• Whenever there is a combination of two (2) or more distinct
uses on one (1) lot or building site, the total number of parking
spaces required to be provided for such lot or building site shall
be not less than the sum total of the parking spaces required for
each of the distinct uses. No off-street parking facilities provided
for one use shall be deemed to provide parking facilities for any
other use except as otherwise specified within this article. (Ord.
No. N.S. 284, § 1, 5-18-65; Ord. No. 85-820, § 8, 12-16-85)
Sec. 1156. Off-street parking, uses not otherwise specified.
The aggregate amount of off-street automobile parking spaces
provided in connection with any use not otherwise provided for in
this chapter [article] shall come before the commission for park-
ing determination. (Ord. No. N.S. 284, § 1, 5-18-65)
Sec. 1157. Off-street parking location.
All off-street automobile parking facilities shall be located
as follows :
(A) All parking spaces shall be located on the same lot or
building site as the use for which such spaces are pro-
vided; provided however, that such parking spaces
provided for commercial, business, industrial, or ware-
house uses may be located on a different lot or lots,
all of which are less than three hundred (300) feet
distant from the use for which it is provided, and such
lot or lots are under common ownership with the lot
or building site for which such spaces are provided.
Supp. No. 4-86
526
dok
§ 1157 APPENDIX A—ZONING §• 1157
Where the buildings are situated on one lot and the
parking is situated on another lot, the owner shall
file with the building department an affidavit recorded
by the: office of the Los Angeles County Recorder
that these lots are held in common ownership for the
use specified. Such distance shall be measured along
a straight line drawn between the nearest point on the
premises devoted to the use served by such parking
facilities and the nearest point on the premises pro-
viding such parking facilities.
It is further provided that uses located within the
boundaries of an established off-street parking district,
organized pursuant to action by the city council, shall be
waived by the requirements of this paragraph.
(B) No parking space required for any residential use shall be
more than two hundred (200) feet total walking distance
from the nearest entrance of the dwelling unit for which it
is provided, except that residential uses located within the
boundaries of an established off-street parking district,
organized pursuant to action by the city council, shall be
waived by the requirements of this paragraph.
(C) Where garages or parking stalls front on a public street or
alley the minimum setback shall be seventeen (17) feet
provided roll -up garage doors are installed; a minimum of
twenty (20) feet shall be required where standard garage
doors are installed in the R-1, R -1A, R-2, R -2B, R-3 and R -P,,
zones. The setback may be utilized for tandem parking as
specified in section 1159(B).
Note—See the editor's note following § 1151.
(D) Residential parking within the front twenty (20) feet shall
be allowed only when paved and leading to a garage.
Notc—See the editor's note following § 1151.
(E) A garage may be located on one side lot line or on a rear
property line which does not border a street or alley when
said garage complies with all of the following:
(1) No portion of such garage is more than thirty-five (35)
feet from the rear lot line, and
Supp. No. 10-88
526.1
§ 1158 HERMOSA BEACH CITY CODE § 1158
(2) No portion of such garage is closer than three (3) feet
to a habitable building on adjacent lot, and
(3) There are no openings on the side of the garage which
are on the property line, and
(4) The wall on the side of the garage is constructed of one
(1) hour fire resistant materials, and meets all build-
ing code regulations, and
(5) There has been provision for all roof drainage to be
taken care of on the subject lot, and
(6) Such accessory structure is no more than one story in
height and a distance of not less than six (6) feet from
the main building, and
(7) Such accessory building is used only for storage of
automobiles, and may be used in conjunction there-
with for open sun deck.
(F) Reserved.
Note—See the editor's note following § 1151.
(Ord. No. N.S. 284, § 1, 5-18-65; Ord. No. N.S. 348, § 1, 3-18-69;
Ord. No. 86-839, § 2, 6-24-86; Ord. No. 88-948, § 2, 8-9-88)
Sec. 1158. Off-street parking, size of spaces.
(a) No parking space for residential uses within any building
shall be Less than an inside dimension of eight (8) feet, six (.6)
inches wide or less than twenty (20) feet long.
(b) Parking spaces, not within a building, shall comply with
parking lot design standards as attached hereto.
(c) Parking lot design standards for commercial and manufac-
turing uses are amended to allow the inclusion of thirty (30)
percent compact car spaces in lots of ten (10) or more stalls. (Ord.
No. N.S. 284, § 1, 5-18-65; Ord. No. 84-753, 7-10-84; Ord. No.
85-820, § 9, 12-16-85)
Editor's note—The specific parking lot design standards referenced in § 1158(b)
are not set nut herein, but are on file and available for inspection in the offices of
the city clerk and the building official.
Supp. No. 10-88
526.2
(7
1159 APPENDIX A --ZONING §-1159
Sec. 1159. Tandem parking and entry -way standards for
residential parking.
(A) No entranceway for vehicular access to any garage shall be
less than eight (8) feet wide. No such entranceway shall have less
than six (6) feet eight (8) inches vertical clearance.
(B) In all residential zones, required parking spaces including
replacement of on -street parking may be tandem and the required
seventeen -foot setback may be utilized. In R-1 only, tandem park-
ing may be accessed directly from the street. Guest spaces in all
residential zones may be placed in tandem behind required spaces
including within the required seventeen -foot setback. However,
in no case may one guest space be behind another guest space.
The second floor level of a dwelling unit may project over a
driveway fronting on a street or alley to within the prescribed
setback required by the zone in which the development is pro-
posed, or exists. (Ord. No. N.S. 284, § 1, 5-18-65; Ord. No. N.S.
420, § 2, 5-30-72; Ord. No. N.S. 464, § 2, 6-19-73; Ord. No. 82-688,
§ 1, 4-6-82; Ord. No. 82-693, § 4, 7-13-82; Ord. No. 86-839, § 3,
6-24-86)
Note—See the editor's note following § 1151.
Supp. No. 10-87
/ 3 --
526.3
§ 1160
APPENDIX A—ZONING § 1160
Sec. 1160. Off-street parking, driveways.
Off-street automobile parking facilities shall be provided
with driveways providing vehicular access to such facilities
from a public street or alley as follows:
(a) The minimum driveway width shall be nine (9) feet, clear
of all obstructions.
(b) All driveways and parking spaces shall be paved with not
less than three and one-half (31) inches of portland cement
concrete, except that when supported by a selected rock
base which is acceptable to the chief building inspector for
the type of soil upon which it is constructed, driveways
may be paved with a minimum of two (2) inches of asphal-
tic concrete.
(c) All such driveways for vehicular access to parking spaces
provided for any residential use shall be located wholly on
the same lot as the parking spaces for which such drive-
way provides access, except in the case of common drive-
ways. In the case of common driveways, easements of five
(5) feet on adjoining properties may be combined to create
a driveway ten (10) feet in width.
Where access to required off-street parking spaces is via
a common driveway, the owner shall file with the building
department an affidavit recorded by the office of the Los
Angeles County Recorder that joint easements exist for
the purpose of the driveway.
(d) No driveway providing access to any off-street parking
space or garage shall have a grade greater than fifteen (15)
percent.
Exception: The chief building inspector may approve a
grade greater than fifteen (15) percent and up to twenty-
five (25) percent when it has been shown access can be
made without any portion of the motor vehicle scraping
the ground. (Ord. No. N.S. 284, § 1, 5-18-65)
Supp. No. 6-85
527
§ 1161 HERMOSA BEACH CITY CODE § 1162
Sec. 1161. Off-street parking, turning radii, stall width and
aisle width.
For the purpose of determining access to garages or open park-
ing spaces, the minimum dimensions for turning radii, for stall
widths, and for aisle widths shall be as set forth in the "parking
lot design standards" attached hereto and made a part hereof.*
Where an angle of parking other than one listed in the attached
standards is proposed, the chief building inspector shall deter-
mine by interpolation the dimensions required for such parking.
(Ord. No. N.S. 284, § 1, 5-18-65)
c. 1162. Off-street parking, requirements for new and ex-
isting construction.
(a) every residential dwelling hereafter erected, parki
spaces sh=11 be provided, permanently maintained and per a-
nently avai = ble as set forth in section 1151, including r: • uire-
ments for tur ng radii, as provided by this article and the
parking standar • contained herein.
(b) For every resi • ntial building hereafter w ich is structur-
ally altered to increase oss floor area, ther hall be provided,
permanently maintained . • d permanently . ' ailable, one (1) park-
ing space for each existing ' it, includi = requirements for turn-
ing radius as provided by this arti a and parking standards
herein. During the life of a builds a single addition of not more
than one hundred (100) square • e ay be constructed without
compliance with this section.
(c) Before any additio units may b added to a lot where
there now exists a bui • ing or buildings used for human habita-
tion, there shall be • rovided, permanently m intained and per-
manently availahle, two (2) parking spaces for ea\dIkexisting unit,
including req irements for turning radius and size, as provided
by this a ti 16 and parking standards herein.
Excep on to (b) and (c) above: Existingoparking
garages
sp es for existing units eight and one-half (81/2) feet wide\hy
-'ghteen (18) feet deep inside measurement, having access from
'Editor's note—The parking lot design standards are not included in this
publication, but are on file with the city.
Supp. No. 6.85 628
- 'sem
Sec. 1162. Off-street parking, requirements for new and ex-
isting construction.
(a) For every residential dwelling hereafter erected, parking
spaces shall be provided, permanently maintained and perma-
nently available as set forth in section 1151, including require-
ments for turning radii, as provided by this article, and the
parking standards contained herein.
Sec. I I( 2 C b)
For every residential building hereafter which is
structurally altered to increase gross floor area,
.there shall -be provided, permanently -maintained and
• permanently available, two (2) parking spaces for
each existing unit, including requirements for
turning radius and parking standards as required by
Article 11.5. During the life of a building a single
addition of not more than ore hundred (100) square
feet may be constructed without compliance with this
section, and a maximum of two hundred fifty (250)
square feet may be constructed if at least one
parking space is available with the same requirement
as noted above for each existing unit, except that
nonconforming uses require Planning Commission
approval.
(c) Before any additional units may be added to a lot where
there now exists a building or buildings used for human habita-
tion, there shall be provided, permanently maintained and per-
manently available, two (2) parking spaces for each existing unit,
including requirements for turning radius and size, as provided
by this article and parking standards herein.
Exception to (b) and (c) above: Existing garages or parking
spaces for existing units eight and one-half (81) feet wide by
eighteen (18) feet deep inside measurement, having access from
*Editor's note—The parking lot design standards are not included in this
publication, but are on file with the city.
Supp. No. 6-85 •
628
6t•iiU..VY .•dye..., ..�.
§ 1163 APPENDIX A—ZONING § 1164
any alley or street and having a distance of not less than
twenty (20) feet from the far side of such alley or' street, with a
minimum eight (8) feet wide driveway, in the clear, will be
considered to meet the parking requirements and turning ra-
dius of this ordinance.
(d) For every building in a "C" or "M" zone hereafter erected,
or reconstructed, or expanded, the parking requirements and
turning area for the entire building shall be as set forth in this
ordinance. In no case shall new construction reduce the parking
serving an existing use below the requirements of this ordinance.
(e) When the use of an existing building or structure is changed
to a more intense use with a higher parking demand, the re-
quired parking as stated in this article for that particular use
shall be met prior to occupying of the building unless otherwise
specified in this article. (Ord: No. N.S. 284, § 1, 5-18-65; Ord. No.
N.S. 464, § 3, 6-19-73; Ord. No. 84-781, § 1, 12-13-84; Ord. No.
85-820, §§ 10, 11, 12-16-85)
Sec. 1163. Off-street parking, underground parking facilities.
Underground parking facilities shall conform to all the provi-
sions of this ordinance; provided however, that underground park-
ing facilities may be located in the side, front and rear yards
which are completely below existing ground level. However, in
the side yards and rear yards not abutting a street, the grade
may be raised an average of three (3) feet with a maximum of six
(6) feet above the existing grade, provided both side yards are
provided with cement steps in order not to obstruct any pedes-
trian way. No portion of such facility shall have less than seven
(7) feet inside vertical clearance, except doorways may be six (6)
feet eight (8) inches. (Ord. No. N. S. 284, § 1, 5-18-65)
Sec. 1164. Required improvement and maintenance of park-
ing area.
Every lot or area used for a public or private parking area shall
be developed and maintained in the following manner:
(a) Surface parking area.
(1) Off-street parking areas shall be paved with not less
than two-inch asphaltic or three and one-half inch
Supp. No. 9-86 528.1
§ 1164
HERMOSA BEACH CITY CODE § 1164
portland cement concrete surfacing and maintained so
as to eliminate dust or mud and shall be so graded and
drained as to dispose of all surface water. In no case
shall drainage be allowed across sidewalks or drive-
ways, except residential use.
(2) Designated parkingspaces shall be indicated with paint
or approved stripping material on the surface of the
parking area.
(b) Border barricades, screening and landscaping.
(1) Off-street parking area that is not separated by a fence
from any street, alley or property line upon which it
abuts, shall be provided with a suitable concrete curb
or timber barrier of dressed dimension stock not less
than six (6) inches in height, located not less than two
(2) feet from such street or alley property lines, and
such curb or barrier shall be securely installed and
maintained; provided no such curb or barrier shall be
required across any driveway or entrance to such park-
ing area.
(2) Any unenclosed off-street parking area abutting prop-
erty located in one of the "R" Zones shall be separated
from such property by a solid masonry wall six (6) feet
in height measured from the grade of the.. finished
surface of such parking lot closest to the contiguous
"R" Zone property, provided that along the required
front yard, the solid masonry wall shall not exceed
forty-two (42) inches in height. No such solid masonry
wall need be provided where the elevation of that
portion of the parking area immediately adjacent to
an "R" Zone is six (6) feet or more below the elevation
of such "R" Zone property along the common property
line.
(c) Lighting Any lights provided to illuminate any off-street
parking area or used car sales area permitted by this ordi-
nance shall be arranged so as to reflect the light away
from any street or premises upon which a dwelling unit is
located. -
Supp. No. 9-86
528.2
C
§ 1165
APPENDIX A—ZONING § 1165
(d) Entrances and exits. The location and design of all en-
trances and exits shall be subject to the approval of the
city engineer.
(e) Traffic circulation. Traffic circulation within off-street park-
ing facilities except for residential parking shall be de-
signed to ensure that no automobile need enter a major
street in order to progress from one aisle to any other aisle
within the same parking lot, or enter such major street
backwards in order to leave such lot. If such circulation is
not otherwise possible, a turnaround area within such lot,
not less than thirty (30) feet in diameter, shall be provided.
Directional signs or markings shall be provided in all
facilities in which one-way traffic has been established.
(Ord. No. N.S. 284, § 1, 5-18-65)
(f) Authorized vehicles. In all residential zones, parking spaces
shall be maintained free and clear and utilized solely for
the parking of authorized vehicles (obstructive storage
prohibited).
"Authorized vehicles" shall mean automobiles, motorcy-
cles, light trucks and vans not exceeding 11/2 ton capacity.
Trailers, boats, recreational vehicles, motor homes, camp-
ers (not mounted to a motorized vehicle), tractor trucks
and inoperable vehicles are prohibited.
Note—See the editor's note following § 1151.
(Ord. No. N.S. 284, § 1, 5-18-65; Ord. No. 86-839, § 4, 6-24-86)
Sec. 1165. Parking area in R-3 or R -P zones.
Every parking area located in an R-3 or R -P zone shall be
governed by the following provisions in addition to those
required above:
(1) No parking lot to be used as an accessory to a
commercial or industrial establishment shall be
established until it shall first have been reviewed by
the planning commission and its location approved.
Such approval may be conditioned upon the commis-
sion's required lighting, planting and/or maintenance
Supp. No. 9-86
529
§ 1166 HERMOSA BEACH CITY CODE § 1167
of trees, shrubs, or other landscaping within and
along the borders of such parking area.
(2) Such a parking lot to be used as an accessory to a
permitted commercial or industrial establishment
shall be so located that the boundary of such parking
lot closest to the site of the commercial or industrial
establishment to which it is accessory shall be not
more than fifty (50) feet distant.
(3) Such parking lot shall be used solely for the parking
of private passenger vehicles.
(4) No sign of any kind, other than one designating
entrances, exits or conditions of use shall be
maintained on such parking lot. Any such sign shall
not exceed eight (8) square feet in area. (Ord. No. N.S.
284, § 1, 5-18-65)
Sec. 1166. Off-street parking, resulting fractions.
When calculating the number of off-street automobile
parking spaces required by this Code for any particular use,
building or structure, or integrated group of uses, buildings
or structures, any resulting fraction less than one-half shall
be disregarded, and any such fraction one-half or greater
shall be construed as requiring one (1) additional parking space.
(Ord. No. N.S. 284, § 1, 5-18-65)
Sec. 1167. Off-street parking within vehicle parking districts.
(a) Parking requirements within parking districts shall be as
provided in this Article 11.5 entitled "Off -Street Parking", ex-
cept that when the city council provides for contributions to an
improvement fund in lieu of parking spaces so required, said
contributions shall be considered to satisfy the requirements of
Article 11.5.
(b) The building director shall be responsible for the calcula-
tions required under Article 11.5 and the building department
shall calculateand collect the in -lieu contribution for, and as
directed by, resolutions passed by the vehicle parking district
commission, as approved by the city council.
Supp. No. 9-86 530
§ 1167
APPENDIX A—ZONING § 1167
(c) The following allowances for parking may be allowed with
a parking plan as approved. by the planning commission and as
prescribed in section 1169.
(1) Building sites containing less than four thousand one (4,001)
square feet with a ratio of building floor area to building
site of one to one (1:1) or less may pay an "in -lieu" fee for
all required spaces.
(2) Building sites of less than four thousand one (4,001) square
feet where buildings will exceed a one to one (1:1) gross floor
Supp. No. 9.86
531
St 1168 APPENDIX A—ZONING § 1169
area to building site area ratio shall be required to provide
a minimum of twenty-five (25) percent of the required park-
ing on-site.
(3) Building sites containing four thousand one (4,001) square
feet or greater but less than twelve thousand one (12,001)
square feet shall be required to provide a minimum of fifty
(50) percent of all required parking on-site.
(4) Building sites with or greater than twelve thousand one
(12,001) square feet shall be required to provide one hun-
dred (100) percent of all required parking on-site. (Ord. No.
80-643, § 1, 7-8-80; Ord. No. 85-820, § 12, 12-16-85)
Editor's note—Section 1 of Ord. No. 80-643, adopted July 8, 1980, repealed
former § 1167, pertaining to waiver of off-street parking requirements for com-
mercial, business, etc., buildings located in a parking district, and enacted in lieu
thereof a new § 1167. Said former section was derived from Ord. No. N.S. 284, § 1,
adopted May 18, 1965.
Sec. 1168. Assignment of off-street residential parking spaces.
Required off-street parking spaces, except guest spaces, shall
be permanently assigned and/or rented with each unit on the
basis of the required parking per unit stated under section 1151,
and the unit occupant shall be given sole use of said spaces for
vehicle parking only. (Ord. No. 85-820, § 14, 12-16-85)
Sec. 1169. Parking plans.
(a) A parking plan may be approved by the planning commis-
sion to allow for a reduction in the number of spaces required.
The applicant shall provide the information necessary to show
that adequate parking will be provided for customers, clients,
visitors, and employees or when located in a vehicle parking
district, the applicant shall propose an in -lieu fee according to
requirements of this article.
(b) Factors such as the following shall be into consideration:
(1) Van pools;
(2) Bicycle and foot traffic;
(3) Common parking facilities;
Supp. No. 4-86
532.1
$ 1170 HERMOSA BEACH CITY CODE $ 1200
(4) Varied work shifts;
(5) Valet parking;
(6) Unique features of the proposed uses;
(7) Other methods of reducing parking demand.
(c) A covenant with the city a party thereto, may be required
limiting the use of the property and/or designating the method by
which the required parking will be provided at the time that the
planning commission determines that inadequate parking exists.
(d) Fees, application, and processing procedures for parking
plans shall set forth by resolution of the city council. (Ord. No.
85-820, § 15, 12-16-85)
Sec. 1170. Consolidated off-street parking.
Subject to approval by the planning commission as prescribed
in section 1169, required parking spaces forvarious uses may be
reduced in number and computed at one (1) space per two hun-
dred fifty (250) square feet of gross floor area when parking is
consolidated in retail shopping centers over ten thousand (10,000)
square feet in size, or where public parking areas are created to
take the place of on-site parking within vehicle parking districts.
(Ord. No. 85-820, § 13, 12-16-85)
Supp. No. 4-86
532.2
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-
RESOLUTION NO. 85-4875
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HERMOSA BEACH, CALIFORNIA
ESTABLISHING FEE IN LIEU .OF PROVIDING REQUIRED PARKING SPACES FOR NEI
CONSTRUCTION, PURSUANT TO HERMOSA BEACH MUNICIPAL CODE, SECTION 116"
(ORDINANCE NO. 80-643).
- WHEREAS, the City Council has established by Ordinance No.
80-643 that fee in •lieu of providing required parking space:.
for new construction shall be set by resolution. _ • _
NOW, THEREFORE, the City Council of the City of HerMOsE
Beach does resolve as follows:
SECTION 1. That in lieu of providing spaces for nev
construction; -development projects will deposit in the Capita2
_ - _ _ _ •
Improvement Fund, as established by Ordinance No. 80-643, six
thousand dollars ($6,000.00) for each required space not providec
. -
for in said development project(s). This six thousand done:
($6,000.00) figure is to increase in line with the consumer pricE
index percentage for construction in Los Angeles - Long Beact
MSA starting with 'a ---base from jantii-ry 1, 1985.
• -
SECTION 2. That the Building Director shall be responsibl
by .the_yehicl_.e Parkina District
for_ the collection of such fees, pursuant to resolutions
passe
and approved by theSity-Cauncil(
SE2TION 3. That all fees received/ as set forth in Se.:tio:
1 of this Resolution, shall be placed in the Capital Improvemen
Fund for prescribed contributions in lieu of required Off-Stre-e'
Parking places pursuant to Section 1 of this Resolution.
PASSED; APPRO't/E ird ADOPTED this 24th day of September, 1985.
PR SIDENT of the City Council and MAYOR of the City of
Hermosa Beach, California.
/ / /
w.
9
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6
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10
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:uz ` i:.• _.
ATTEST.:.
ac-�c cI t C_TY CLERK
PROVED A
RM:
ITY ATTORNEY
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* Parking areas of tailor more spaces are allowed up to 30% compact spaces.
Parking Lot Design Standards
- PARKING LOT DIMENSIONS
Commercial and Manufacturing Uses
Underground Parking Residential
.
•
•
`3
•
•
' TABLE OF t 'ASUREMENTS
_;;,_ ;v
•
DEGREE (E)
- .
A :.:..: *
STAN. COM.
,
B : ... *
STAN. COM.
C *
STAN. COM.
D
STAN. COM.
90 `....
8.51/7.5'
0' / 0' .
18'/I5'
25'/20'
60'
9.8'/8.7'
11.5'/10.2'
19.9'/16.8'
18'/14'
::.450
12.0'/10.6'
18.7'/16.6'
18.7'/15.9'
15'/11'
30
17.0'/15.3'
28.4'/25.4r 16.4'/14.0'
11'/10'
•
• Note: Turning radius may be reduced if width of stall is increased. These
variations shall be determined by the Chief Building Inspector.
.:►.... R :....w:.s.Tl ••.41ii,;..wi6.44101144...4,0.• .,.•••••i;rs!a _ :' ..d/iir
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Parking Lot Design Standards
TURNING RADIUS AND STALL OPENING STANDARDS
Residential Garages
Note:
9'
a
>
0
•
r
GARAGES
0
c
W
DWELLING
CASE 1.- 18P TURN. .
Driveway .EN
DWELLING
c
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0
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0
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Cr)
C
C
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c
U U
P
C
Stall
Width
GARAGES
0
v
c
W
CASE II - 90o TURN
A
B `
C
B'
C'
•
26
I
8.0
I
8.5
.
8.5
/
9.0
25'
8.5'
9.0t
9.0.
9.5,
241
9.01
9.5'
9.5 1
10.01
23,
�
9.5
10.0
10.0
10.5
22'
10.01
10.5
10.0'
10.51
Note:
If distance from property line to
stall opening is 50 feet or more,
turning radius as set forth under
Case II shall apply.
_ Turning radii for situations not
• shown to be detetntfned by the
Chief Building Inspector.
Min. open parking space 9.5' X 2V deep.
A
B
C
B'
C'
25
8.0
8.5
8.0'
8.5
24
8.0
8.5�
8.5�
9.0
23'
8.5'
9.0'
9.0'
9.5'
22'
9.01
9.5'
9.5
10.0'
21'
9.5'
10.0'
10.0
10.5'
20 '
10.0
. 10.5
10.0'
10.5
Parking Lot Design Standards
TURNING RADIUS AND STALL OPENING STANDARDS
Residential Garages
9'
1 .1
GARAGES
Stall
Width
Garage
Opening
(See Note)
End
Stall
0)
c D
c v •
5 0
Cd
DWELLING
CASE III - "S" TURN
Street or
Alley
GARAGES
Stall
Width
Garage
O•ening
rn
c -
c i.
a
Od
u
0
v
CASE IV - GARAGES OFF STREET CR ALLEYS
A
B
C
B'
C'
28 '
8.0'
8.5'
8.5'
9.0'
27'
8.5'
9..0'
9.0'
9.5'
26'_
, .9.0'
. 9.5'
9.5
10.0'
25'
9.5'
10.0'
10.0
10.5'
24'
10.0'.10.5'
10.0'
10.5'
Note:
First two stalls on driveway side may
have 8.0' garage opening for any
turning radius if built with minimum
side yard.
If distance from property line to stall
opening is 50 feet or more, turning
radius as set forth under Case II shall
apply. .
Turning radii for situations not shown
to be determined by Chief Building
Inspector. Min. open parking space
9.5' X 21' deep. Which equals
.. 8.5' X 20' for turning radius.
A
B
C
23'
8.0'
8.5'
22'
8.5'
9.0'
21 '
9.0
9.5
20'
9.5'
10.0'
19'
10.0'
10.5'
f
'o
00
8' Door a.
20'
46' Minimum
Parking Lot Design Standards
GARAGE PARKING STANDARDS
Residential Garages
25'
90 DEGREES
cc
J
0
0
u
Note: Turning radius may be reduced
if width of door opening and garages
is increased. These variations shall be
determined by the Chief Building In-
spector.
I I
I I
I I
11
I I
I I
II
I I/
Optional Door
8' boor
12'
30' 6" Minimum
30 DEGREES
w
c
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N
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2
a
W
u
Optional
Doorway
11' 3"
Clear
Open'ng
45 DEGREES
17'
38' Minimum, ��
Parking Lot Design Standards
PARKING LOT DIMENSIONS
Residential Uses
Note: Turning radius may be reduced if width of stalls is increased. These variations
shall be determined by the Chief Building Inspector.
Minimum parking spaces -- 9' 6" in width by 21' in depth.
/
E
A
q.:
i
/
C
D
Q
9.5'
Q
21.0'
m
60 6
11.0'
C
23.0'
D
C
13.5'
2I.6.
21.6'
17'
30 '
i9.0'
32.4'
TABLE OF MEASUREMENTS
Various Angeles of Parking
DEGREE (E)
A
B
C
D
90 '
9.5'
0 '
21.0'
25'
60 6
11.0'
13.2'
23.0'
20'
45 0
13.5'
2I.6.
21.6'
17'
30 '
i9.0'
32.4'
18.7'
12'
-3/-
Parking Lot Design Standards
PARKING LOT DIMENSIONS
Commercial and Manufacturing Uses
Underground porking residential
C
D
C
TABLE OF MEASUREMENTS
Various Angles of Parking
DEGREE (E)
A
8
C
D
90
8.5'
0 '
18' 0'
25'
60 •
9.8'
11.5'
' 19.9'
18'
45 -
12.0'
18.7'
18.7'
15'
30 '
17.0'
28.4'
16.4'
11'
Note: Turning radius may be reduced if width of stall is increased. These
variations shall be determined by the Chief Building Inspector.
CITY OF HERMOSA BEACH
PLANNING DEPARTMENT
MEMORANDUM
TO: Honorable Mayor and Members of the City
Council
Honorable Chairman and Members of the Planning
Commission ,,^
FROM: Michael Schubach, Prann pire for
SUBJECT:
DATE:
Objectives for Downtown
February 6, 1990
Please find attached information available from the City's
Economic Element of the General Plan regarding downtown.
There is some discussion of Pacific Coast Highway within the
attached pages, but most of the information is related to
downtown.
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11, (5) Because of the choice living environment and amentities
available in Hermosa Beach, many executives have chosen
to reside here. It can also be assumed that places of
. .;a.
business in proximity to residence places are highly
desirable as well.
p (6) There are benefits of a social nature which can be
derived from physical planning. In the area of crime
:i prevention through physical planning, "It is acknowledged
E that an area of mixed land uses, e.g., residential and
commercial, will not go 'dead' at times and that this
provides a more continuous observation of criminal acts
than is possible in areas of single land uses."
(S.U.A. publication)
c
'Goals/Objectives & Policies
Context
Citizens, who responded to a Community Development Questionnaire
in;february of 1975, have stated.a preference for high priority to
be placed upon improvement of existing employment and economic develop-
ment. These goals mesh with a generalized goal for. the City as it
--:relates to the Economic Element of the General Plan. Namely, the most
efficient and effective use of the property zoned as commercial and/or
comrpercially potential. At this writing, there is an added awareness
of the constraints guiding development of those portions of the City
lying within the bounds of the South Coast Regional Conservation
Commission's jurisdiction, i.e., any development of 67°.Y of City's
land is to be accomplished with the overall objective of retaining
the unique character of the city.
Guiding Concepts
(1)•
The kind and quality of commercial activity which
commercially designated land is utilized for is of
importance. Land is a valuable and finite 'resource and
should be put into optimum use.
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(2) The opportunity fan change should serve to preserve and
enhance the unique physical and social attributes valued
by the residents and:visitors alike.
(3) Participation of present property owners shall be
encouraged and private funding shall be used.
(4) The City administration and those semi-official lay bodies,
while operating within existing political, legal,
environmental and economic constraints, will strive to
encourage, as well as create, a favorable investment
climate.
Policies
To promote and encourage greater flexibility in the develop-
ment of land within commercial zones without creating an imposition
upon existing or planned uses in and around the subject.
To maintain prevailing scale and mix of development. These in
turn create a downtown environment that encourages interaction between
people and that environment by fostering pedestrian mobility as well as
the diminished use of vehicles in the commercial zones of the city.
To promote the expansion of parking facilities by means of a
cooperative effort with those interested in the commercial sector.
To augument the service capabilities of public transportation,
and thus help to decrease reliance'on the automobile.
To expand opportunities for non -motorized movement by the
continued promotion of and expansion of a city bikeway network.
To enforce zoning and building codes which help ensure
desirable new and/or revitalized commercial entities.
To modify building and zoning codes to reflect the newest
methods of construction and on-site planning in order to lower
commercial structure costs while not sacrificing considerations
of health, safety, public welfare and aesthetics.
Description of the Element
The Element identifies the problems, issues, assets and
opportunities to be considered in a rational and orderly plan for
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improved commercial activity; establishes guiding concepts, goals and
policies. It also recommends feasible action programs which, if implemented,
will inject a dynamism into the economic life of the City. The Economic
Element will eventually be incorporated into the Hermosa Beach General
Plan and will serve as a tool for planners, administrators and
entrepreneurs, both large and small. Furthermore, it is hoped that this,
document will serve the diverse interests within the community by helping,
all who have a stake in the economic health of the City to work together
to achieve that common goal.
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RECOMMENDATIONS/IMPLEMENTATION
A. Special Census
There is a need for information provided by the taking of a
special census. Much of the demographic information in this document
is based upon official gathering of data early in the year 1970; and
later published in the '1970 Federal Census." Many assumptions herein
are therefore (of necessity) based on trend lines, and not on current
data base. This deficiency in data base is also reflected in
intergovernmental grant awards, i.e., revenue sharing, special purpose
block grants, etc. This is because population numbers are an integral
part of the formula determining the total amount of dollar award, as
well as consideration for eligibility for the award itself.
•
8. Promotin. Pedestrian Mobilit and Im.roved Vehicular Circulation
1. The pedestrian character of the downtown area could
amplified with walkways and arcades. Access to parking lots from the
business area can be provided through the use of decorative walkways,
e.g., cul-de-sac of llth, 12th, 14th, and 15th Streets at Beach
Drive, landscapetheremaining area and install decorative walkways
and appropriate street furniture." An 8ft. walkway could be
established along 13th Court (leaving 12ft. for delivery and emergency
vehicle access) from Hermosa Avenue to Beach Drive. Also similarly
along the rear of stores fronting on the south side of Pier Avenue.
This would assist in establishing a second frontage. This will
complement the Loreto Plaza pedestrian mall which will link Pier
Avenue and 13th Court. The closure of 13th Street will serve to
control traffic circulation.
The closing of Pier Avenue west of Beach Drive can do much
to reinforce the pedestrian character of the downtown. In conjunction
with this "turn around" area, a permanent city bus stop could be
established. An integrated system of street furniture can incorporate
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benches, water fountains and trash receptacles. Adjacent to the
bus stop, a partially solid lattice overhead could provide limited
shelter and seating, as well. as .a place for free bus. route map and
schedule display, announcements, directory to goods and services.
Separating pedestrian from vehicular traffic could also permit
defined sidewalk cafe service areas to be offered by the restaurants
which are clustered near the westernmost portion of Pier Avenue.
2a. Improvements can be made to all the exposed (rear "or side)
walls of buildings. that are adjacent to parking lots and walkways.
Fresh paint (where suitable) and/or conforming signs can help advertise
the business location as well as its product. Good housekeeping, in
the form of centralized, enclosed.trash containers for merchants' use
will enhance and upgrade the area's general appearance. Smaller
decorative containers need to be available for the public's use along
walkways and in the areas of trash and litter generators such as take-
out food establishments. Wherever possible the. development of direct
access between parking lots and individual stores can serve to
_
facilitate pedestrian movement.
2b. Where practicable, landscaping could be used to provide
some visual relief from large -expanses of parking areas. Adequate
levels of lighting could be furnished by lighting. standards which may
be physically incorporated with plantings. Adequate sidewalks and
appropriate street furniture and landscaping should be provided the
entire length.o,f. Pacific Coast Highway, on both sides of the street.
A capital improvement program utilizing outside funding is one �c
alternative. Formation of an assessment district for the purposes
of adding/improving lighting, undergrounding, laying sidewalks,
renovating curbs, etc. is another alternative.
• 3. Along Pacific Coast Highway pedestrian activated
crossing lights should be considered for 8th and 2nd Streets, possibly
replacing existing vehicle oriented traffic lights.
4. All curbs in commercial districts should be modified for
ramping to accommodate handicapped persons (and the movement of carts).
5. Installation of planted areas and/or boxes to reduce
street noise impact.
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6. Two left turn lanes from Artesia onto Pacific Coast
.Highway diverting traffic from penetrating residential area adjacent
to Gould.Avenue.
7. Utilize pedestrian piers particularly in downtown area.
They function to:
a. Mark the best crossing points;
b. Offer opportunities to incorporate street furniture;
c. Create• the segregation of parking and crossing
at curbline;
.
d. Serve to shorten the length of the crosswalk.
. Meeting Service Area Needs
1. The solution of the parking problem is critical since it
will help toward providing the infrastructure which will be complementary
-to any commercial activity. Ideally, in lieu of using costly
• 'horizontal land to park any given number of vehicles, that square
.footage can be utilized to greater advantage in a structure designed
for. mixed uses. Retail stores can be incorporated into ground level
shopping arcades, while the upper stores can be devoted to parking •
• facilities. In the parts of the city where a large capacity parking
structure would not be feasible, e.g. Pacific Coast Highway, some of
the businesses may need to supplement available curbside and on -premise
parking. Generally, where patron and/or public parking is available,
businesses need to prominently display this information. Where •
:feasible, a validation system should replace metered parking
downtown lots. A possible alternative plan would include the
conversion of several streets intersecting with Pacific •Coast Highway
on both east and west. The cul-de-sacing (though maintaining .
emergency access) of selected streets and alleys in instances where
commercial compaction can be encouraged, and traffic flow not be
materially affected, can add needed parking for clientele of South
Coast Highway businesses. Those designated west of the Highway are:
1st, 3rd, 4th, 6th, 9th and 10th Streets and 1st and 8th Places. East
of the Highway, those designated are: 2nd, 4th, 6th, 7th and 9th
Street and 8th Place. The City Engineer shall see that the locations
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o,f all available off-street public parking should be indicated by
prominently displayed signs in order to inform and direct motorists.
2. Capitalize on earlier success of personalized businesses
using local manpower and talents. Tourists'and crowds do visit the
community and do have an interest in unique items and services.
Many consider the prevalent, non-homogeneous character of development'
to be commercially attractive.
3. The need for quality dining facilities which can
accommodate visitors interested in spending several hours in leisurely
dining should be met. The. visual appeal of the amenity of the ocean
can enhance the attractiveness of a tastefully designed, well-appointed
restaurant. Viewpoints are indicated in Scenic Highways Plan Map
(Appendix A).
4. The development of capability for meeting need for handling
•lar.ge out-of-town crowds for any extended period of time (e.g. hotel -
motel and convention facilities) can best be accomplished by_.using
the periferal area of downtown, namely 10th -lith Streets and 14th -15th
Streets.
5. Utilization of vacant land zoned manufacturing in the
form of industrial condominiums. Smaller type units, which can be
used.by small-scale,.r..on-polluting manufacturing firms, can .be built on
parcels limited in total.square footage. Better use. of land in.the
vicinity of 6th and Cypress, which consists of limited size parcels
that are zoned manufacturing, can be achieved by the placement of such
small condominiums" on those sites. These condominiums can be
compatable with other land use in proximity to them, i.e. residential,
in that.impacts upon humans and property values from these uses should
be insignificant.
6. Varied goods which meet basic family needs have not been
available in the City in recent years. For example, there is not one
shop which offers children's clothing for sale. As a result, residents
have gone out of the city to shop for certain necessities, and other
items. The result has been a net (economic) loss. to the City's
economy.
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7. Mixed Use Development: A Possible Alternative for Downtown.
The Municipal Code, Article 8.5-3.,.entitled "Commercial Planned
Development" (C.P.D.). states, -"Residential uses may be.permitted in
conjunction with new commercial construction, such as apartments
:or condominiums above retail stores, subject to. . . "named
restrictions. "Office suites too can be built above retail shops."
Another name for C.P.D. is mixed use development project (M.U.D.P.).
They are both essentially a variation of planned unit development
(P.U.D.) which allows for flexibility in structural siting, •
structural height allowance, and can modify requirements for the
traditional setback and sideyards in the planning of projects zoned
residential. For.example, height restrictions may be relaxed to allow
for a unique roof design. The density factor serves as the
determining factor in land use under the option of P.U.D. However,
.in the planning for a limited size M.U.D.P., density limitations may
serve to restrict usage of this option. This is because the
incorporation'of apartments or condominiums above retail stores, and/or
the planning of hotels, motels, etc. may bring levels of density
above and beyond the currently established levels (flap 3, Revised
Land.Use Element'tiap). Another perspective or posture regarding.
density can be adopted for the periferal area of downtown (See
aforementioned -map).. M.U.D.P. is appropriate on the Highway as well as
downtown. Certain types of M.U.D.P. might merit consideration for .
adaptation .for certain R-3 zones. Hermosa Beach is an urban
environment, and suitable urban solutions are required for meeting
service area needs.
.Noteworthy, too, is the fact that concentration or intensity
of use.does not require public services to be dispersed. This is
usually a high cost item to a public administration which in. many
cases cancels out the benefits of additional revenues to that
administration. ..Such development forms will increase convenience and
thus reduce trip length.. Ideally, the concentration of living, working
and shopping land uses can be physically integrated by internal
pedestrian systems. Other energy savings accrue to multi -use buildings.
They consume less energy per hour than single purpose structures such
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as office building with short occupancy times and lack of diversity
for round-the-clock use. Lastly, an integrated plan ideally
can help provide the infrastructure sorely needed. In this instance
reference is specifically made to parking facilities which could be
incorporated into one or several of the planned commercial structures.
D. Recap
Downtown Business District
"Downtown" Hermosa. Beach is defined as the area bounded by
10th Street to the south,.15th Street to the north, Manhattan Avenue
to the east and the Strand to the west. It is linked to the Pacific
:Coast Highway -corridor by the.Pier Avenue commercial strip and. its
prime value intersection is Pier and Hermosa Avenues. The commercial
district has.a uniform general commercial (C-2) zoning and is
predominately commercial or commercial recreation in land use
designation by the City's General Plan.
The Downtown District, unlike the Highway Corridor, is not
along a major throughway --a commuter route. Persons coming into the
.Downtown area are specifically entering it for shopping, dining or,
of course, to get. to the beach.
The types of commercial activities that seem appropriate to
this district are specialty.. shops (such as clothing, handicrafts,
bookstores and stationeries), restaurants, entertainment (theatres
and clubs), convenience.commercial such as banks and drugstores..
reasonably integrated, and for beach users a restricted section of
quick food and beach rental facilities. At the periphery of the area,
small hotels and motels, which would be transition points between
commercial and residential uses, would be appropriate. Prevailing
lot sizes and circulation patterns in the Downtown District mitigate.
against large general commercial stores. Businesses such as gas
stations or drive-thru facilities are car and large -site oriented and
would be better located on the Highway Corridor.
The Downtown area has several development potentials and
advantages:
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1. It is compact and has a focal point in Pier Avenue; this
allows for a high level of pedestrian activity and comparison/complementary
shopping.
2. Its centralized nature al.lows.for parking to provide
relatively close proximinity to shopping areas.
3. There are always publically owned parking areas that can,
if properly designed and regulated, provide all the necessary commercial
parking and some beach visitor parking. These lots can be improved
to functionally integrate.with a highly pedestrian shopping and •
recreation area.
4. Due to the westward downslope of the city, with a grade
differential of 40 feet between Monterey and Hermosa Avenue,,and even
25 feet between Manhattan and Hermosa Avenues, the downtown commercial
area at Hermosa Avenue and westerly can comfortably be developed up
.to two and three stories without seriously affecting easterly views,
breeze and light. With adjacent residential areas at one and two
stories (all having a potential to at least two stories) there is
created a height transition line from commercial to residential.
. This permits multiple uses and commercial Planned Unit Development
dptions;:such as:shopt below and offices or restaurants above.
. 5. The Downtown is adjacent to the beach community. This, of
•course., is a. factor in the restaurant, speciality goods orientation,
as these are consumer items that are frequently associated with
amenity areas. The.beach offers an attractive scene for business such
as restaurants. It is also complementary to strolling shoppers. There
:are, of course, problems created by the beach that should be
acknowledged and responded to --the increased "cleanJup" and police
problems created by large amounts of beach users, the push for
transitory businesses that do well in the summer and fall and in
the winter, causing eight months of scattered semi -abandoned stores
and marginal businesses. The competition between long-term beach
visitor parking and shorter -term commercial users creates a.
substantial parking problem.
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6. The 3/4 acre "Biltmore" site at the Strand between.14'th•-and
15th Streets is a critical site to "Downtown" development, it isi the
largest undeveloped commercial parcel in the area. Its developme� t
would greatly impact uses southerly along the Strand, specific0-19
'It is also a transition boundary point with the residential use's=tta/
the north.
Geographically, the site coul&productiwely relate to tfei l ty
parking area to the south. Proper use'of the site, in conjunctialo
with an upgrading of the Strand uses and the parking area could c'r`eate
a functional commercial complex.
People should be encouraged to use a central attractive
validated parking lot and walk to surrounding -shops and restaurants.
To complement this, shops should be encouraged to develop second J1;
-frontages--oriented toward the lot. _ •
The Biltmo.re.site, with a 3 -story potential, a large' lot,t nd
an excellent ocean view could be an outstanding multi -use development
with shops below and a restaurant above. This would complement the:•
"Loreto" plaza idea but on a much grander s tale. The mixture of srlall
shops, at least at one level, is inkeeping with the specialty. sho::
orientation of the area. Mixed use format could'even permit -a mix=rof
.commercial below and limit residential above, but the primary .purpose
of. the site should be commercial in character.: ia'.
The actual development of the Biltmore site should be casr`=ied
out by the private sector. It is inappropriate for government to :be in
the real estate business or act as merchant. The Biltmore site- =t
should be returned to the private marketplace through the appropri'4te
public bid process. Controls on the site should be exercised throUyh
zoning and conditional use permits. A second alternative would be'nto
have the site developed on a long-term lease basis. Under this for
approach the City would take long-term (as opposed to immediate) nor
compensation and participate in the commercial- development. Cont(1oil
would be exercised by lease terms. ( arm.
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7. The "Downtown" area has outstanding potential to carry the
above plans as there are numerous public areas that can be put to
productive use in creating a unity to the district. An example of this
is the use of the city walkway in the Loreto Plaza.
Similarly, a series of 8ft. landscaped walkways could be
developed along the south side of 13th Court from Hermosa Avenue to
Beach Drive (which would still leave 12 ft. for delivery and emergency
vehicles). This would encourage the development of rear entrances to
stores and orient them to the parking area.
The parking lot should be changed to a validated lot with a
controlled access from 13th Street. It should be landscaped and provide
clearly defined pedestrian walkway areas communicating with the
surrounding commercial areas. Consideration should be given to future
a.r space rights in terms of commercial potential. Similarly,'a walk-
way in existing Lot A behind those businesses that front on the south
,side of Pi_er. Avenue.
Streets such as llth,'14th and 15th should be cul-de-sac
directly west of Beach Drive to create landscaped open areas with walkways
and appropriate street furniture. This is to link the Strand to
easterly commercial areas and provide necessary open area relief.
Pier Avenue.west ofBeach Drive should similarly be closed and
made into a public area as part of an effort tobetter integrate the'
Pier (which has too long been an ignored part of the Downtown concept)
and the Strand into thecommercialdistrict.
The "Downtown" as a focal point should have a public center.
Among other things, a public fountain, stage, or kiosk could be placed
here. This area could also become an integrated bus stop site. The
idea of :the commercial area is to be an attractive area to consumers.
The loss of 15 spaces can be compensated by the improved parking
arrangements. The key to a pedestrian orientation for commercial
areas is to getpeople out of their cars and to walk among the shops
and restaurants--particularly'in a comparison shopping area. Consequently,
better central parking areas and more attractive walkways are
necessary. The emphasis in shopping malls is to create the most pleasant
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walking areas possible to ,encourage "shopping" --usually through the use
of street furniture, public amusements, and landscaping, which is a
concept that might be_productively expanded.
The last item demonstrates there are areas that the city
government can directly impact on the commercial district through public
works projects. However, these acts merely provide the stage within
which the district merchants and investors can act --the final success
of such a program depends.on the' cooperation and efforts of all
participants.. Governments.role is to provide the proper environment
in terms of good publlic;.facilities and good maintenance. of that
environment --the actual:irealization of the created potential is the
responsibility of the private sector--the.bus.iness community --which
is as it should be. .
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TO:
CITY OF HERMOSA BEACH
PLANNING DEPARTMENT
MEMORANDUM
Honorable Mayor and Members of the City
Council
Honorable Chairman and Members of the Planning
Commission
�1
FROM: Michael Schubach, Plan iii ire or
SUBJECT: Recycling
DATE: February 6, 1990
Attached is a copy of the recent survey conducted in the City
concerning recycling.
I
CITY OF HERMOSA BEACH
RECYCLING FEASIBILITY SURVEY
RESULTS
In May 1989 the Building Department mailed out 9854 surveys to
Hermosa Beach resident addresses. The last of the 2921 responses
were received in September 1989.
The following shows the responses received for each of the survey
questions.
1. Do you believe a Hermosa Beach Recycling program would help
solve disposal and environmental problems in the area?
Yes 2282 No 639
2. Do you currently recycle?
Yes 1509 No 1098 Occasionally 111
Newspapers 683 Bottles 339 Cans .1157
Plastics 265 Other 83
3. Would you separate newspapers, cans, bottles and recycle if:
a. it was picked up in frontof your home with regular refuse?
Yes 2033 No 266
b. you were paid for material in a neighborhood center?
Yes 1304 No 892
4. Would you be willing to support city-wide recycling efforts
by inclusion of a surcharge on your refuse bill?
Yes 1208
No
1042
COMMENTS / SUGGESTIONS OFFERED:
Program should be able to pay for itself. 1014
Possibly only 5% of current refuse charge. 180
How are renters to be billed? 331
Landlords shouldn't pay for tenants. 280
Bill only those who participate. 252
Encourage independent collectors. 365
Include hazardous waste at recycling centers. 269
Containers should be provided. 189
Glass and styrofoam should not be sold at beach. 187
Many residents have no room for the containers. 43
Containers will clutter sidewalks/alleys. 28
Valley School has recycling every two months. 7
CONCLUSIONS:
1. A significant majority believe recycling would help disposal
and environmental problems.
2. A majority currently recycle using available resources.
3. More would participate in a curbside program than would
participate in a neighborhood center.
4. There is not strong support for an additional surcharge to
support recycling efforts. A significant number of
respondentsbelieve recycling proceeds should cover the cost
of the program which is incorrect.
5. Even though a majority say they would separate the materials
if they were paid, comments offered tell us that convenience
rather than payment is the overall concern.
6. Within the comments offered regarding renters, a sizable
number of respondents suggest tenants, not landlords, be
billed and there are questions about how this would be
accomplished.
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TO:
CITY OF HERMOSA BEACH
PLANNING DEPARTMENT
MEMORANDUM
Honorable Mayor and Members of the City
Council
Honorable Chairman and Members of the Planning
Commission
FROM: Michael Schubach, P1
SUBJECT: Planning and Building Fees
DATE: February 6, 1990
A copy of the current fees are attached. A study should probably
be conducted to determine if these fees cover the City's costs of
processing applications.
City o f 2iermosarl3eacLi
Civic Center, 1315 Valley Drive, Hermosa Beach, California 90254-3885
CITY OF HERMOSA BEACH
PLANNING FEES
December 18, 1989
ACCT. NO. REQ. FEE
1) 3803 ENVIRONMENTAL IMPACT REPORT REVIEW $450
2) 3808 VARIANCE
LOT LINE ADJUSTMENT
EXCEPTIONS TO NONCONFORMING ORDINANCE $320
3) 3809 APPROVAL OF TENTATIVE PARCEL/TRACT MAPS $225
4) 3810 APPROVAL OF FINAL MAPS $125
5) 3811 ZONE CHANGE
LOT SPLIT $450
6) 3812 CONDITIONAL USE PERMITS $320
CONDOMINIUM - ADDITIONAL PER UNIT $160
7) 3856 GENERAL PLAN AMENDMENT $450
8) 3857 PARKING PLAN $320
9) 3839 XEROX COPIES $ '1 First
$ .20 Extras
10) DEVELOPMENT AGREEMENTS $1,500 Deposit
11) PLANNING COMMISSION APPEAL $348.50
(FILE IN CITY CLERK'S OFFICE)
12) ZONING ORDINANCES $16
(IN CITY CLERK'S OFFICE) $10 For 1
Year Update
** FEES HAVE BEEN ESTABLISHED AS A RESULT OF CITY COUNCIL
RESOLUTION NO. 84-4735.
p/fee
Total Valuation Fee
$1.00 to $500.00 $25.00
$500.00 to $2000.00
$2001.00 to $25,000.00
$25,001.00 to $50,000.00
$50,0001.00 to $100,000.00
$100,001.00 and up
$25.00 for the first $500.00 plus
$4.00 for each additional $100.00
or fraction thereof,.to and
including $2000.00
$85.00 for the first 2,000.00
plus $15.50 for each additional
$1000.00 or fraction thereof, to
and including $25,000.00
$441.50 for the first $25,000.00
plus $11.75 for each additional
$1000.00 or fraction thereof, to
and including $ 50,000.00
$735.25 for the first $50,000.00
plus $7.75 for each $1000.00 or
fraction thereof, to and including
$100,000.00
$1122.75 for the first $100,000.00
plus $6.50 for each additional
$1000.00 or fraction thereof
OTHER INSPECTIONS AND FEES:
1. Inspections outside of normal business hours - $25.00 per hour
(minimum charge - two hours)
2. Reinspection fee assessed under provisions of
Section 305 (g) - $25.00 each
3. Inspections for which no fee is specifically
indicated -
(rninimum charge - one half hour)
Additional plan review required by changes,
additions or revisions to approved plans -
(minimurn cn,arge - one half hour)
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?lac\ C\Aek
eqI VdIS (o 7o
$25.00 per hour
$25.00 pe.r hour
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FEES
1. Fire Hydrant Fee = .50 per sq. ft.
2. Quimby Fee = $4,290.00 per dwelling unit
3. Parks & Recreation Tax = $3,500.00 per dwelling unit
(Dwellings subject to Quimby Fee
exempted)
4. Board of Appeals
$75.00
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,�• -,4 CITY OF HERMOSA BEACH
UNITS OF USAGE, FLOW, SEWER UNITS AND CONNECTION FEE
July 1, 1987 - June 30, 1988 •
LAND USE CATAGORIES: (1) (2) (3)
. a
tit
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"EXHIBIT A"
(4)
SEWER
SEWER CONNECTION
RESIDENTIAL
UNIT OF USAGE FLOW(GPD) UNITS ' FEE
SINGLE FAMILY HOME PARCEL 260.00 1.00 $ 901.48
DUPLEX PARCEL 360.00 1.38 `1,244.03
TRIPLEX PARCEL 540.00 2.08 1,875.06
FOURPLEX PARCEL 720.00 2.70 2,433.98
CONDOMINIUMS NO. OF UNITS 180.00 0.69 622.01
REDUCED SFH PARCEL 180.00 0.69 it
> OR = FIVE UNITS NO. OF UNITS 180.00 0.69 If
MOBILE HOME PARKS SPACES 180.00 0.69 11
COMMERCIAL
HOTELS/MOTELS/RM. HOUSES ROOMS 100.00 0.38 342.56
STORES 1,000 SQ. FT. 100.00 0.38 if
SUPERMARKET 1,000 SQ. FT. 100.00 0.38It
SHOPPING CENTER 1,000 SQ. FT. 100.00 0.38 If
OFFICE BUILDING 1,000 SQ. FT. 200.00 0.77 694.13
PROFESSIONAL BUILDING 1,000 SQ. FT. 300.00 1.15 _1,036.69
RESTAURANT 1,000 SQ. FT. 1,000.00 3.85 3,470.67
INDOOR THEATRE 1,000 SQ. FT. 500.00 1.92 1,730.83
CAR WASH - TUNNEL TYPE 1,000 SQ. FT. 3,700.00 14.23 12,827.99
CAR WASH - WAND TYPE 1,000 SQ. FT. 700.00 2.69 2,424.96
FINANCIAL INSTITUTION 1,000 SQ. FT. 100.00 0.38 342.56
SERVICE SHOP 1,000 SQ. FT. 100.00 0.38 If
ANIMAL KENNEL 1,000 SQ. FT. 100.00 0.38 If
SERVICE STATIONS 1,000 SQ. FT. 100.00 0.38 It
AUTO SALES/REPAIR 1,000 SQ. FT. 100.00 0.38 ii
WHOLESALE OUTLETS 1,000 SQ. FT. 100.00 0.38 n
NURSERIES/GREENERIES 1,000 SQ. FT. 25.00 0.003 2.70
MANUFACTURING 1,000 SQ. FT. 200.00 0.77 694.13
DRY MANUFACTURING 1,000 SQ. FT. 25.00 0.003 2.70
LUMBER YARDS 1,000 SQ. FT. 25.00 0.10 90.14
WAREHOUSING 1,000 SQ. FT. 25.00 0.10 11
OPEN STORAGE 1,000 SQ. FT. 25.00 0.10 _•it %
DRIVE-IN THEATRE 1,000 SQ. FT. 20.00 0.08 72.11
NIGHT CLUB 1,000 SQ. FT. 750.00 -2.88 2,596.24
BOWLING/SKATING 1,000 SQ. FT. 150.00 0.58 522.85
CLUB 1,000 SQ. FT. 20.00 0.08 72.11
AUDITORIUM, AMUSEMENT 1,000 SQ. FT. 350.00 1.35 1,216.99
GOLF COURSES, CAMP & PARK 1,000 SQ. FT. 100.00 0.38 342.56
HOMES FOR THE AGED BED 90.00 0.35 315.51
LAUNDROMAT 1,000 SQ. FT. 4,600.00 17.69 _ 15,947.09
MORTUARIES/CEMETERIES 1,000 SQ. FT. 100.00 0.38 342.56
HEALTH SPA, W/SHOWERS 1,000 SQ. FT. 600.00 2.31 2,082.40
HEALTH SPA, W/0 SHOWERS 1,000 SQ. FT. 300.00 1.15 1,036.69
INSTITUTIONAL
COLLEGES/UNIVERSITIES STUDENT 20.00 0.08 72.11
PRIVATE SCHOOLS 1,000 SQ. FT. 200.00 0.77 -.694.13
CHURCHES 1,000 SQ. FT. 50.00 0..19 171.28
(1) Obtained from the LA County Sanitation District
(2) Effective from July 1, 1987 to June 30, 1988 for the South Bay Cities.
Sanitation District
(3) Sewer units = FLOW (by land use category) ; FLOW (of single family
house)
(4) Replacement Cost = $30,000,000
Total Equivalent Dwelling Units = 8319.7
Cost of one (1) sewer unit = 0.25 x $30,000,000 ; 8319.7 = $901.48
-S--
City of Hermosa Beach, California
Building Department
FOR APPLICANT TO FILL IN
Ea. plbg. fixt., trap, or set of fixt.
on one trap (incl. water, drain piping
& backflow protection):
FEES N0. AMT. JOB
ADDRESS:
$ 8.00
Ea. bldg. sewer & ea. trailer park sewer:
$ 20,00
OWNER:
Rainwater sys. - per drain (inside bldg.):
S 8.00
Ea. water heater and/or vent:
$ 10.00
PLUMBING
CONTRACTOR:
CONTRACTOR
ADDRESS:
Ea. pipina sys. of 1 to 5 outlets:
$ 10,00
CONTRACTOR
PHONE:
Ea. gas outlet over 5:
$ 2.00
CITY LICENSE
N0.
Ea. industrial waste pretreatment
interceptor incl. trap & vent, excepting
kitchen -type grease interceptors
functioning as fixture traps:
S 16.00
TYPE OF
BLDG:
CITY:
STATE LICENSE
N0:
NUMBER OF
STORIES:
NO. OF
METERS:
N0. OF
FAMILIES:
NEW BLDG: EXIST. BLDG:
Ea. installation, alteration or repair
of water piping and/or water treating
equipment:
$ 4.00
DATE ISSUED:
ISSUED BY: PERMIT N0:
Ea. repair or alteration of drainage or
vent piping:
S 4.00
Ea. lawn sprinkler sys. on any one meter
incl. backflow protection devices:
$ 12.00
Atmospheric -type vacuum breakers not
included in above item:
1 to 5:
Over 5, each:
Ea. backflow protective device other
than atmospheric -type vacuum breakers:
2 inches &•smaller:
Over 2 inches:
$ 10.00
$ 2.00
$ 10,00
$ 20.00
Fire sprinkler pipina system
1 to 10 Heads
11 to 25 Heads
26 to 50 Heads
51 to 100 Heads
101 to 200 Heads
201 to 300 Heads
301 to 500 Heads
501 to 1000 Heads
1001 or more Heads
S 10.00
$ 15 .00
$ 24.00
$ 34,00
$ 54.00
$ 74.00
$ 94.00
$124 .00
S184.00
0)64,00
Miscellaneous
Issuance Fee
$ 20.00
Supplemental Issuance Fee
$ 6,00
DOTAL
REMARKS
I hereby certify that I have read
and examined this application and
know the same to be true and cor-
rect. All provisions of laws and
ordinances governing .this type of
work will be complied with whether
specified herein or not. No persc
shall be allowed to perform work
under this permit In violation of.
the labor code of the the State of
California. I further state that
at properly licensed as required t
Section 7031.5 of the State Businc
& Professions Code (or claim
exemption under Section 7044).
SIGNATURE OF CONTRACTOR OR
AUTHORIZED AGENT
SIGNATURE OF OWNER (IF OWNER/
BUILDER)
APPLICATION FOR HEATING, VENTILATION, AIR CONDITIONING, OR REFRIGERATION PERMIT
City of Hermosa Beach, CAlifornia
Building Department
FOR APPLICANT TO FILL IN
PERMIT FEES
Forced -air or
Gravity -type
Furnace incl.
ducts and vents:
Up to
100,000 B.T.U.
Over
100,000 B.T.U.
NO
. EACH
FEE
$12.00
15.00
Floor Furnace:
Heater - Suspended, Recessed wall or
floor mounted:
Gas Piping System
of 1 to 4 outlets:
Gas Piping System
of 5 or more outlets, per outlet:
Appliance vent - only
Up to Up to
Boiler: 3 H.P. 100,000 B.T.U.
3 H.P. 100,001 to
Compressor 15 H.P. 500,000 B.T.U.
15 H.P. 500,001 to
Absorption:30 H.P.1,000,000 B.T.U.
30 H.P.1,000,000 B.T.U.
System: 50 H.P.1,750,000 B.T.U.
Over Over
50 H.P.1,750,000 B.T.U.
12.00
12.00
10.00
2.4)0
6.00
12.00
22.00
30.00
45.00
75.00
Air Handling
Unit
Incl. ducts
Evaporative cooler
(non-portable)
Under
10,000 C.F.M.
Over
10,000 C.F.M.
9.00
15.00
9.00
Vent fan/single duct
Mechanical Vent
6.00
9.00
Mechanical exh. hood
9.00
Domestic type incinerator
15.00
Comm./Indust. Incinerator
Repair, alter, addition to each
heating appl., refrig. unit, comfort
cooling unit, or system incl. controls
Any Equip. regulaed but
not included above
60.00
12.00
9.00
Supplemental Permit
• 6.00
PERMIT
TOTAL FEES
JOB
ADDRESS
OWNER
MECHANICAL
CONTRACTOR
CONTRACTOR
ADDRESS
CONTRACTOR
PHONE
CITY LICENSE NO.
STATE LICENSE NO.
TYPE OF BLDG:
NO. OF STORIES:
NO. OF METERS:
NO. OF FAMILIES:
NEW BUILDING:
EXISTI G BUILDING:
Date Issued:
PERMIT NO.
Issued By:
Remarks:
I hereby certify that I have
read and examined this
application and know the
same to true and correct.
All provisions of laws and
ordinances governing this
type of work will be complie
with whether specified here-
in or not.. No person shall
be allowed to perform work
under this permit in viola-
tion of the labor code of th
State of California. I
further state that I am
properly licensed as require
by Section 7031.5 of the
State License Business and
Professions Code (or claim
exemption under Section 7044
X20.0 Signature of Contractor
or Authorized Agent
Signature of Owner
(If owner/builder)
•
APPLICATION FOR ELECTRICAL PERMIT
CITY OF HERMOSA. BEACH.. ... .... . .
. BUILDING. . AND .SAFETY..DEPARTMENT ..•. •..•
For Applicant to fill in
Fee for New General Use Branch Circuits
Ratine. Tvoe of Use of Branch Circuits
15 or 20 amp. 120v lighting or general use
receipt.; and dwelling appliance 15 co 50
amps. and non -dwelling motors ar appliances
supplying loads not exceeding 3 HP or KVA.
1) 1 to 10 br.cir.
1) 11 co 4U or. c:r.
3) 41 or more or. cir.
15 or U amp. Dov co 1))v ice.
5) Ali ocner lte. or. Cir.
Job
Branch Circuit !Nor Amount! Address:
Fee for Each
Branch Circuit
1512.00
111.00
1 1U.uu
1
ouuv ar less 1
1 :Owner :
I Contractor:
1
1a.au 1
1.u0
Contractor
I Address:
Fees for adding outlets (to existing br. cir.)
or temporary lights and yard ligating.
Number of Outlets or Lamoholders
1) 1 to 5 inclusive
2) o co 10 inclusive
3) For ea. aoa. lu outlets or rrac::on
cnereor
41 au or less Lamonotaers. total ree
5) )L co LUU Lamonoiaers. total ree
6) Ea. LOU iamonoioers or rracc:on
cnereor over i0U
Fees for Motors. Transformers, Heating App.
& Miscellaneous Equipment or Appliances.
H.° . K.W.. or K.V.A. Ratine of Eouioment
1) Over 3 and not over 5
2) Over ) ana not over LU
3) Over LU ana noc over au
4, uver au ana not over LUU
5) Over Luu
S14.00
1o.U0
8.00
LU . UU
20.1)0
10.00
Phone No:
City License I
No:
State License
No:
Type of Bldg:j No. of deters
New Bldg:
Exist. Bldg.
I I No. of
(Stories:
1 I
1513.00
1 2C.U0
jU.UU
1 oo.00
No. of
Families:
Date Issued:
• PERMIT NO:
Issued ?v:
Remarks:
IiOO.UO
Fees for Required Fire Warning, Communications
and Emergency Control Systems.
1) Uo to 50 Devices
1S20.00
2) )i co LOU Devices
3) iUl co Luu Devices
41).1)0
01).1)0
4, X01 co .uu Devices
5) Jul) co iuu Devices
6) Over pu0 Devices
7) Ea Cont-oi oanel. scanaov cower
oanel. or similar main oiece of
conc-oi eouicment
20.00
Fees for Service and Switchboard Sections.
Ampacity and voltage ratings of service
entrance conductors, services swithcaes or
circuit breakers or switchboard sec::ons.
1) 200 Amo or less ratine - 500v or less
- ou0v or less
2)
)
4,
LUL co ana ir.c.. ouU aco
Over o1.0 amp - oUUv or Less
uver ovu volt -ac:ne
Switchboard
Services Sec -ions
S 13.00 S 12.00.
o.uu 20.00
)4.U0 30.00
luu.IO ou.UU
a) Temoorar•; Power ?ole
L-1.UU
Miscellaneous
:or issuinZ each: rer=:c
Fee :ar issui::z each suooiemecc::l Derr::
10.00
0.UU
TCTAL
I hereby certify that I have
read and examined this
application and know the same •
be true and correct. All
provisions of laws and
ordinances governing this type
of work will be complied with
whether specified herein or nc
No person shall be allowed to
perform work under this permit
in violation of the labor codE
of the State of CA. I further
stated that I am properly
licensed as reouired by Sectio
7031.5 of the State, Professior
Code (or claim exemption under
Section 7044)—
Signature
.
Signature or Contractor or
Authorized Agent
Si_nacu:e or Owner
t
Honorable Mayor and Members of the
Hermosa Beach City Council and
Planning Commission
January 31, 1990
Joint Meeting of
February 15, 1990
SUBJECT: SUMMARY AND STATUS OF GENERAL PLAN AMENDMENTS AND
ZONE CHANGES FOR THE MULTI -USE CORRIDOR
INITIATED BY CITY COUNCIL
The following actions have been taken by the Planning Commission
and the City Council at the noted dates towards the elimination
of the "Multi -Use Corridor" designation and the subsequent
rezoning of the affected areas.
GENERAL PLAN AMENDMENTS
11/9/88 The City Council adopted a 10 -month moratorium on
residential and commercial construction for portions of
the Multi -Use -Corridor to study the various land uses
within the Multi -Use Corridor and to consider changes in
the policies, regulations, and land use designations
which guide development in the P.C.H. corridor. The
reason for the study was to reconsider the seemingly
unrealistic 300 -foot depth MUC designation on the
General Plan the and Commercial Potential designations
on the zoning map, and to consider commercial
development standards.
1/30/89 Advanced Planner is hired to work on study
2/23/89 The Staff Environmental Review Committee recommended a
Negative Declaration for the amendments being considered
because portions of the MUC are proposed to be changed
to residential designations thereby reducing the
potential intensity of land use in the area.
4/4/89 After two public hearings the Planning Commission
recommends amendments to the General Plan to eliminate
the MUC designation, and to redesignate a portion
Commercial Corridor and a portion residential
designations generally recognizing existing development
patterns. Policies for development in the Corridor were
recommended.
5/9/89 After two public hearings the City Council adopted a
slightly modified version of the amendments recommended
by the Planning Commission and accomplished the
following (See attached maps):
Established the boundary of the Pacific Coast Highway
"Commercial Corridor" at reasonable depths recognizing
existing development, and a few areas for potential
- 1 -
conversion to commercial --redesignated said areas from
MUC to Commercial Corridor
Amended the General Plan Map to redesignate areas not
within the Commercial Corridor from MUC to Low Density
Residential, Medium Density Residential, or High
Density Residential, depending on the adjacent
designation.
Amended the text of the Land Use Element of the
General Plan by adopting the P.C. recommended
definition for the "Commercial Corridor" which
included a recommendation to rezone the Commercial
Corridor to commercial Specific Plan Areas
Initiated the consideration of zone changes for the
residential areas outside the Commercial Corridor to
classifications consistent with the adjacent
residential classifications
SUMMARY: Redesignations resulted in the redesignation of
approximately 21 acres from Multi -Use Corridor to a
residential designation, and the redesignation of the
remaining 31.6 acres from MUC to Commercial Corridor. This
reduced the area of maximum commercial development allowed
under the. General Plan from 52.6 acres to 31.6 acres, but
still allows for a potential increase in commercially
developed acreage of 18 percent over the current amount of
26.7 acres.
ZONE CHANGES
7/5/89 P.C. recommended zone changes for residential areas east
of the northeast portion of the Commercial Corridor
(14th Street - 16th Street) from R-2 to R-1 and R-2 to
R -2B
8/1/89 P.C. recommended zone changes for residential areas in
northwest portion (16th - 24th Street)
8/8/89 C.C. adopted P.C. recommendation for zone changes in
northeast portion
8/22/89 C.C. extended moratorium an additional year
9/5/89 P.C. made recommendation for zone changes for
residential areas east and west of south portion of the
Commercial Corridor (South Boundary to 8th Street) to
rezone from R-3 to R-2 those areas west of Corridor, and
not to rezone R-2 areas east of Corridor
10/24/89 C.C. adopted zone changes, modifying P.C.
recommendation, for northeast portion, C-3 to
Residential S.P.A's and R -1A. Adopts zone changes for
southwest portion (R-3 to R-2) per P.C. recommendation,
and for southeast portion (R-2 to R -2B) against P.C.
recommendation.
1/16/90 P.C. public hearing regarding rezoning the Commercial
Corridor designated areas -- continued to 2/20/90
- 2 -
REMAINING STEPS TO BE TAKEN
Complete zone changes for Commercial Corridor
Plan Areas. Staff is currently working on
standards for the Planning Commission.
Consider elimination
designations.
of the remaining
Attachments
1. Before and after General Plan maps
2. Before and after zoning maps.
CONCUR:
Michael Schubach
Planning Director
even Northc-a t
City Manager
3
to Specific
the S.P.A.
C -Potential
z
/Ken Robertson
Associate Planner
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TO:
CITY OF HERMOSA BEACH
PLANNING DEPARTMENT
MEMORANDUM
Honorable Mayor and Members of the City
Council
Honorable Chairman and Members of the Planning
Commission
FROM: Michael Schubach, Planni
SUBJECT: Coastal Permit Authority
DATE: February 6, 1990
Staff has completed all the necessary requirements for obtaining
our permit authority at this time. However, we must now present
that information to the. Coastal Commission for their approval.
Since there were numerous zone changes and text amendments
required, this task will take some time to complete. Also, with
the other priorities, such as the Housing Element, the 17'
setback, oil drilling and the Circulation Element, to name just a
few, staff will not be able to complete this task in the next few
months. However, staff does believe it can be completed by
approximately July or August of this year.
d
L
TO:
CITY OF HERMOSA BEACH
PLANNING DEPARTMENT
MEMORANDUM
Honorable Mayor and Members of the City
Council
Honorable Chairman and Members of the Planning
Commission
j
FROM: Michael Schubach; P1nin Dji'ector
SUBJECT: Prioritizing Studies
DATE: February 7, 1990
Attached are copies of the prioritized lists for scheduled and
unscheduled studies.
Page 6 indicates how the City Council prioritized the unscheduled
studies. This same method was used for scheduled studies.
Council Members assigned each study a number based on importance;
the numbers were then tallied and the studies ranked.
This process may need to be completed again for the sake of the
new City Council members.
CITY OF HERMOSA BEACH
PLANNING DEPARTMENT
MEMORANDUM
TO: Kevin B. Northcraft, City Manager
FROM: Michael Schubach, En g ec't r
SUBJECT: Priority of Scheduled and Unscheduled Studies
DATE: October 18, 1989
Please find attached the various studies assigned to the Planning
Department.
Currently, the staff is vigorously preparing the Housing Element
which will include policy statements concerning the quality of
housing development which in turn will result in new zoning
standards.
Staff expects to have a list of goals, objectives, policies and
programs available for a joint workshop between the Planning
Commission / City Council prior to the end of the year.
Said items should be circulated prior to the workshop, and the
workshop should be held in January 1990.
+ A
RANKING OF SCHEDULED STUDIES
Ranking Description Remarks
1 Video sales C-1 & C-2 zones 9570 completed,
waiting for
C.A. opinion
2 Task force, Biltmore Site 100%
3 Gym in C-2 zones .. 10070
4 Nonconforming uses/structures 10070
5 MUC zone changes 6570
6 General Plan/zone change for consistency 9070
7 Circulation Element 807
8 Height measurement 7570
9 17' setback special study
10 Height of fences & hedges
11 Oil drill EIR 8070
,12 Mandated Housing Element revision 4070
13 Design Review Board
14 General Plan revisions
(including Housing Element)
15 Residential zoning standards
(after Housing Element)
16 Residential density reduction
17 Study downtown parking requirement
18 Applicant submit requests On going
RANKING FOR UNSCHEDULED STUDIES
Ranking Description
1 Restaurant expansion without required parking
2 Amortize all businesses requiring Conditional Use
Permit
3 Policy statement, lot coverage
4 Property maintenance
5 Precise. Plan development and Environmental assessment
for -exempt projects
6 Development fees
7 Application fees
8 Definition of assembly
9 Open Space permitted use list
10 Adult uses - movies, videos, newsracks, massage
parlors, etc.
11 Grading of lots
12 Landscaping in 'R' zones
13 Residential use of Public Rights -Of -Way
CITY OF HERMOSA BEACH
PLANNING DEPARTMENT
MEMORANDUM
TO: Honorable Mayor & Members of the City Council
Kevin Northcraft, City Manager
FROM: Michael Schubach,.'Pla?4Di ector
'"T l
SUBJECT: Unscheduled Studies
DATE: August 2, 1989
Using the City Council rankings of the various studies (see
attachment), options for completing the studies are as follows:
City Council Ranking
1
2
3, 4, 12 & 13
6, 7
8
- Include with downtown parking study (#17 on
scheduled studies).
- Complete in conjunction with revised Land
Use Element of General Plan (see attached
timetable).
- Informed new City Attorney to complete old
City Attorney's effort to provide
amortization period for each use requiring-
Conditional
equiringConditional Use Permit.
Complete in conjunction with revised Housing
Element currently being prepared.
- Include with cost allocation study
Finance Department.
- Schedule before the end of the year.
via
9 - Schedule at the close of escrow with
railroad right-of-way.
Clean Air Element - Include in General Plan scheduled studies
(see attached).
Off -sale, On -sale
distance - Include in General Plan scheduled studies
(see attached).
Recommendation
Concur with above options.
CONCUR:
Kevin B. Northcraft
City Manager
P/memo
Open Space permitted use list
CITY COUNCIL PRIORITIES
FOR PLANNING COMMISSION
UNSCHEDULED STUDIES
/.'/.
:
' CS
JW
12 11
Adult uses - movies, videos,
newsracks, massage parlors, etc. 11 7
- Landscaping in 'R' Zones 5 10
Residential use of Public Rights -Of -Way 13 13 •
- Restaurant expansion without
*required parking
Definition of assembly
- Application fees
Property maintenance
Development fees
- Amortize all businesses requiring
Conditional Use Permits
•
- Grading of lots
1
6
7
8
.00
2
10
- Precise Plan development and Environ-
mental assessment for exempt projects 9
- Policy statement,lot coverage
•
1 I
12
5
8
6
2 !
9
3
ES
3
5
3
4
3
2 ,
1
1
•
•
.JR
2
2
1
2
1
1
.3
3.
'•` Explanation of above numbers - CS and JW ranked the above•items 1 through 13 in order of
importance, with No. 1 being the highest priority; ES ranked hers 1 thru 5, with No.:1
.-•1:
be±ng the highest priority; JR ranked his 1 through 3., with No. l being highest priority;
and.RC declined to prioritize, having no preference of order.
•
The following items have been requested by ES as additions to the list (priority ranking
shown in parenthesis):
- Increased distance for off -sale and on -sale liquor license (4).'
- •.Clean Air Element —General Plan (2)
Project
1989..: . . 1990
June July Aug. Sept. Oct. Nov. Dec. Jan. Feb. Mar. Apr. May
1. Video sales C-1 & C-2
zones .
2. Task force, Biltmore Site
3. Gym in C-2 zones
4. Nonconforming uses/
structures
5. MUC zone changes
6. General Plan/zone change
for consistency
7. Circulation element
8. Height measurement
9. 17' setback special
study
10. Height of fences &
hedges
11. Oil drill EIR
12. Mandated housing
element revision
J
13. Design Review Board
14. Gen..Pl. revisions
(Incl. Housing Element)
15. Residential zoning stand-
ards (after Housing Ele-
ment)
•
16. Residential density
reduction
17•requiy rement, parking
18. Applicant submit requests
completed
completed
_
_=
________