INTRODUCTION

The following document presents proposed amendments to the City of Hermosa Beach Certified Land Use Plan as recommended by the Planning Commission. The amendments are necessary to update the L.U.P. and improve consistency with the California Coastal Act. The regulations to implement the policies of the LUP and the Coastal Act are contained under within the Draft Implementation Ordinance (separate cover

TABLE OF CONTENTS

 

1. Local Coastal Program Preparation 2
2. Parking and Access Summary 3
3. Coastal Recreation Resources 8
4. Coastal Development and Design 9

Note: Proposed amended language is shown in bold as strike-through (text to be removed) and underlined (text to be added).

Background

In 1972, the people of California passed the Coastal Initiative (Proposition 20) which provides the establishment of the California Coastal Commission. In 1976, this agency was renewed and instructed by the California State legislature to assist local communities to develop a master plan for the preservation and enhancement of its environment. This plan, designated as the Local Coastal Plan (LCP) is undertaken by the City, in accordance with the California Coastal Act of 1976, to establish policies for the preservation of its coastal environment.

Through a review process by the City, the South Coast Regional Coastal Commission, and the State Coastal Commission, a work program was established for preparing the Local Coastal Plan. The tasks enumerated in the work program relate only to the coastal issues within this designated coastal study area of the City (see Figure I). These issues basically are: Access, primarily for parking and housing availability; Recreation, concerns with the regional importance of the City’s coastal amenities; Development, potential adverse or beneficial development actions open to the City; and various complimentary tasks most important of which is public participation.

1. Local Coastal Plan Program Preparation

Preparation of the Local Coastal Plan for the City of Hermosa Beach has been conducted on an incremental basis. Draft reports on Parking, Housing, Recreation, and Design and Development have been prepared and reviewed in public hearing by both the City’s Planning Commission and City Council as well as other City Commissions and Departments. Beginning in the late part of December 1978, and extending through the major part of 1979 and 1980, the preparation of the LCP has resulted from over 35 public hearings and numerous subcommittee hearings and has generated the formulation of 43 policy statements and 22 programs. The following is the summary of the needs, policies, and programs within the LCP.

The Local Coastal Program incorporates the goals and policies of the Coastal Act into the City of Hermosa Beach’s regulations. The Local Coastal Program identifies the location, type, densities and development standards for future development within the Coastal Zone. The Local Coastal Program is comprised of two documents:

• Land Use Plan (LUP). A portion of the City’s General Plan and General Plan Map addressing the California Coastal Act.

• Implementing Ordinance. The portions of the City’s development standards, operating procedures, Zoning Ordinance and maps that implement the requirements of the California Coastal Act.

This document is the Land Use Plan portion of the City’s Local Coastal Program. The Land Use Plan was originally certified by the Coastal Commission in 1982. The Land Use Plan was updated when the Local Coastal Program, including the Implementing Ordinance, was certified by the Coastal Commission on ___ 2000.

The Local Coastal Program was certified by the Coastal Commission following a Citywide informational mailer, two public hearings with the Planning Commission and __ public hearings with the City Council.

 

The following are the Goals, Objectives, Policies and Programs that will guide the implementation of the Coastal Act in the City of Hermosa Beach. The Goals, Objectives, Policies and Programs are contained in three main categories: Parking and Access, Coastal Recreational Access, and Coastal Development and Design. Each category begins with a guiding Statement of Philosophy, followed by a set of broad Goals and Objectives, and finishes with a set of more detailed Policies and Programs. The Policies and Programs are divided into existing, measures that are currently employed by the City, and future policies and programs, measures that the City will employ when the ability and opportunity arise.

1. Parking and Access Summary

1. Statement of Philosophy

2. To preserve and increase where feasible, residential, commercial, and general public parking within the Coastal Zone.

3. Goals and objectives

1. To provide adequate residential parking
2. To maintain adequate parking space for both visitors, and shoppers, and beach-goers .
3. To facilitate provide easy access to work-related parking for merchants.
4. To maximize the safety and accessibility of parking while minimizing noise, traffic congestion and negative visual impacts.
5. To provide an equitable distribution and allocation of parking resources.
6. To recognize the unique parking needs of the pedestrian-oriented downtown business and visitor-serving area, which are less than a typical commercial area because of its proximity to a regional bike path and to high density residential areas, and to continue to explore and encourage new sources of parking, parking strategies, transit options, and alternative means of travel as alternatives to providing parking on-site for new development . in order to maximize improvements and expansions to visitor-serving business activities without the burden of unnecessary parking regulations and further to encourage alternatives to motorized vehicles in reaching downtown destinations.

1. Policies and Programs

Hermosa’s particular history of development is reflected in the following policies and programs. Policies have been divided into those policies that are now in force and currently supported by codes and ordinance and those policies that the City should consider for enactment.

1. Existing Policies and Programs

Policy: That the City should not allow the elimination of existing on-street parking or off-street parking spaces within the coastal zone. Future residential and commercial construction should provide the actual parking necessary to meet the demand generated. In the pedestrian-oriented downtown commercial district alternatives to providing parking to meet increased demands for use should be allowed, to encourage alternatives to using motorized vehicles and to encourage improvement and enhancement of visitor-serving business activities.

Program: Current City Building Codes and the Zoning Ordinance support the current policy. Two on-site parking spaces are required for each residence that is constructed, with an additional guest space provided per every three units constructed. The r eplacement of parking spaces , or other means deemed appropriate to reduce parking demand , is mandatory for all new developments in which on-street parking spaces are eliminated or the total number of off-street parking spaces are reduced.

Policy: That the City should control congestion through the granting of parking permits through an allocation plan that reflects the actual need and supply.

Policy: Balance beach access and residential parking by continuing the seasonal preferential parking and remote beach parking programs within impacted residential areas near the beach.

Program: Continue to implement the preferential parking and remote beach parking program during the summer, pursuant to Coastal Development Permit 5-84-236, as amended, to provide beach access parking at parking meters and in "remote" but beach accessible parking lots, and to limit non-resident parking on designated residential streets. (As identified on the Preferential Parking District Boundary Map).

Program: Provide and maintain signs to direct beach-goers to beach access remote parking lots, and other beach access parking lots within the City.

Program: Public Free parking will continue to be provided to beach visitors on the railroad right-of-way at the following locations:

Policy: Maintain a supply of parking that balances That a separation of long-term (beach user) and short-term (shoppers) parking be created in the downtown area to provide an adequate and flexible number of parking spaces to satisfy beach user and for commercial demand.

Program: Public parking is provided in the North Pier parking structure, public parking lots, and on the street. The rates for parking manner in which time is purchased at each of the se downtown parking facilities lots determines how the lots will be used will continue to be flexibly structured, recognizing seasonal and locational demands, to encourage an efficient balance between beach users, visitor-serving commercial uses, and other commercial demand.

Program: The City has commissioned a study is being done by the VPD to develop a downtown parking plan.

Program: The City has established the Downtown Enhancement Commission (DEC)[formerly the Vehicle Parking District Commission to Council, acting as members of theVehicle Parking District Commission, shall determine the best use of revenue funds for the downtown district which will be recommended to the City Council. The proposed uses are for the acquisition, construction of new parking facilities, and/or the maintenance and operation of existing parking facilities for the benefit of the area; for other improvements and enhancements including, but not limited to: street, landscaping, and pedestrian sidewalk improvements; public events; and the general promotion of business activities in the area.

Policy: The City shall establish parking requirements in the Downtown Enhancement District (DED) identical to the requirements set forth in other areas of the City's coastal zone. However in recognition of the unique parking needs and constraints in the downtown district, the City may explore the creation of and grant exceptions to the parking requirements such as, but not limited to, in-lieu fee programs, parking plans, the creation of remote parking lots with shuttle connections, reduced parking requirements, or shared parking programs. for new buildings, expansions, and/or intensification of uses within the downtown district if the City can assure that there is parking available within the DED to support beach access and the proposed development. The City may approve exceptions for commercial development up to 96,250 square feet if the findings outlined below are made. After 96,250 square feet of new commercial development has received Coastal Development Permits (CDP), these exceptions cannot be granted unless the Coastal Commission certifies an amendment to the Land Use Plan.

Program: New development, including expansions and intensification of use shall provide parking consistent with requirements elsewhere in the City unless the following finding are made. If the following findings are made, the exceptions described in Section 2, may be granted.

1. Findings: Before granting the exceptions below the Community Development Director shall certify the following:

a. Fewer than 96,250 square feet of commercial development, including new buildings, expansions and/or intensification of uses, in the DED has received a CDP since November 1, 1994.

b. There is currently adequate parking to support the development and provide adequate beach parking.

c. The City Council has approved an interim parking study for the DED that shows the occupancy of the parking spaces in the DED is 90% or less during daylight hours on summer weekends

No more than 24,063 square feet of commercial development in the DED has received CDP's since the last interim parking study was approved by the City Council.

 

2. Exceptions

Policy: Minimize parking impacts by encouraging a mix of visitor-serving and other commercial uses that balances peak and non-peak parking demand that occurs during the day and seasonally.

Program: For new retail and office development or expansions of existing retail and office development within the DED, required parking in excess of that existing on the site shall be provided at 65% of the current parking requirement.

a. When parking is required for projects on lots exceeding 10,000 square feet and/or 1: 1 F.A.R., parking in excess of that existing on the site at the time of the proposal shall be provided at 65% of the current parking requirement.

b. Because of the physical constraints to providing parking and the desire to promote a pedestrian orientation in the DED, for projects on lots less than 1:1 F.A.R., no parking other than the parking existing on the site at the time of the proposal shall be required.

 

Program: In order to mitigate the impacts of increased parking demand that is created by new development, but is not compensated for by requiring additional parking spaces, the DEC, or its successor agency or the private party, City Council shall provide an in-lieu fund transfer or an in-lieu fee to an improvement fund earmarked specifically for creating parking, in an amount determined to be sufficient to off-set the increase in required parking spaces caused by the expansion, intensification, or new construction not provided on site.

If the DEC City Council determines that the private party is responsible for the in-lieu fee, the private party shall pay said fee as requested by DEC .

Program: The City shall not accept a fee in lieu of providing on site parking unless the Community Development Director assures that sufficient parking exists to accommodate the parking demand of new development. The improvement fund to mitigate increased parking demand shall be geared to a threshold limit of increased parking demand. The threshold limit shall be established at 100 parking spaces and the City shall construct new parking upon reaching that threshold limit or the City shall not approve new development accept any fees in-lieu of parking beyond that threshold limit.

Program: All new commercial development on any lot within the Downtown Enhancement District shall require participation by the business owner(s) in the parking validation program. Existing development of less that 500 square feet may expand or increase in intensity of use up to 15% without participation in the validation program. The validation program shall provide validation for no less than two hours unless all required parking is provided on site without any parking exceptions specified in Section 2 above or any other parking variances or exceptions.

Policy: That the city has the responsibility to insure the safety of its citizens by removing vehicles which are parked in illegal parking spaces and may pose a threat to the safety of its citizens and/or guests.

Program: Within the Motor Vehicles and Traffic Codes of the City and the State, specific regulations have been outlined for curbing violations regarding illegal parking of vehicles .

1. Future Policies

That the City should investigate and, where feasible, enact the following policies:

Policy: City should consider land donations or the equivalent for parking as part of a condominium conversion.

Policy: City should consider establishing a fee in-lieu of providing additional parking on-site for curb cuts

Policy: That the City should maximize the efficiency of and consider investigate the possibility of lease or purchase of parking lots dispersed throughout the City and downtown enhancement district so as to minimize the impact on the parking demand to the City and its residents .

Policy: City should examine the current status of public lands leased and the rents received.

Policy: That the City should consider converting the City streets with two-way traffic with parking on one side into one-way streets with parking on two sides.

Policy: That the City should consider the reorientation of the City's current transportation service so as to provide transit service for visitors and residents according to their needs.

1. Coastal Housing

1. Statement of Philosophy

2. The City of Hermosa Beach shall maintain its current diversified housing environment. The City also recognizes the need to address certain housing policies which relate to the replacement and protection of existing housing and the provision of new housing. These policies must be addressed on a City-wide basis and as such will be dealt with in the Housing Element of the General Plan as mandated by State law.

3. Goals and Objectives

1. To preserve the City’s existing diversified mix of age and income groups.
2. To preserve the City’s existing diversified neighborhoods.
3. To promote and encourage the conservation, rehabilitation, and maintenance of the City’s existing housing stock.

1. Policies and Programs

Hermosa’s particular history of housing is reflected in the following policies and programs. Policies have been divided between those that are now in force and currently supported by codes and ordinances and those policies that the City should consider for enactment.

1. Existing Policies and Programs

2. Policy: There shall be no discrimination in housing.

   Program: The Planning Commission and the City Council review all new condominium development Covenants, Conditions, and Restrictions (CC&R’s) to assure there is no discrimination.

   Policy: To continue the current mix of low, moderate, and high housing densities.

   Program: The Land Use Element of the General Plan shall continue to define low, medium, and high density residential areas within the City. (See Appendix I.)

   Program: The Zoning Code shall continue to define the different building standards for each of the residential zones.

   Policy: That illegal bootleg apartments shall be discouraged as they may represent substandard and potentially unsafe housing or usage in conflict with zoning and/or general plan standards.

   Program: The abatement of bootlegs in the City is being accomplished in the following manner:

   1) deed restrictions whenever a discretionary act is approved and if there is a bootleg potential;

   2) whenever there is an administrative action as the result of a complaint, abatement is required as well as a deed restrictions. Currently, the BZA, through public hearing, examines units, resulting in either abatement of use or legal non-conforming status of unit;

   3) through the preferential parking program, guest permits are issued to legal units only and residential addresses are reviewed by the Building Department. Bootlegs are being identified by this list.

3. Future Policies and Programs – When & Where Feasible

Policy: That the rehabilitation of residential structures be encouraged.

Policy: That the City should use financial incentives to encourage owner rehabilitation and maintenance of existing housing.

Policy: City should consider rezoning existing mobile home parks to preserve their use as mobile home parks.

III. Coastal Recreational Access

1. Statement of Philosophy

2. Hermosa Beach shall maintain its current high level of recreational access to the coast and its recreational facilities and be consistent with maintaining the beach in its most natural state.

3. Goals and Objectives

1. Maximum access and recreational opportunities shall be provided for all the people consistent with public safety needs and the need to protect public rights, rights of private property owners, and natural resource areas from overuse.
2. Low cost visitor recreational facilities will be maintained and encouraged where feasible.
3. The City shall protect its coastal resources for recreational activities.

1. Policies and Programs

Hermosa’s particular history of development is reflected in the following policies and programs. Policies have been divided into those policies that are now in force and currently supported by codes and ordinance and those policies that the City should consider for enactment.

1. Existing Policies and Programs

2. Policy: That the City should restrict buildings and structures on the beach with regards to size and number consistent with current access, safety, and beach usage. Police/Lifeguard structures should be held to a minimum both in size and number consistent with good safety practices.

   Program: The City presently has within its Beach Development Plan (adopted Jan. 4, 1972 and included as Appendix F) a restriction on the type and number of facilities that can be placed on the beach west of the Strand.

   Policy: Recreational activities on the beach should be maintained both during the daylight hours and night hours.

   Program: Improved and more functional lighting on the Strand has been provided.

   Policy: Vehicular traffic, including lifeguard trucks and police cars should be barred from the beach and the Strand except for emergencies and necessary cleaning and patrolling functions.

   Policy: That existing access through regular streets and walk-streets that now give everyone excellent access to and from the beach shall continue. (See Appendix C, Page C-2, Figure 8).

3. Future Policies and Programs

Policy: That the City should separate Strand uses that add to the congestion on the Strand between 10th and 15th Streets during the summer months.

Policy: That the City should, in conjunction with the City of Manhattan Beach, create a continuous and seamless beachfront bicycle and pedestrian path between the two cities.

Policy: That the City should promote beach and recreational facilities related to commercial development by refining the commercial (C-2) zone to encourage commercial-recreational uses.

Policy: The City, where feasible, should construct parkettes and pedestrian spaces similar to the ones constructed at 13 ^th , 14 ^th and 15th Street s and Beach Drive.

Policy: That the parkettes and pedestrian spaces should be integrated with the east side of the Strand to provide rest areas with benches and that the placement of benches and other pedestrian amenities be distributed evenly along the Strand to avoid congestion points.

1. Coastal Development and Design

1. Statement of Philosophy

2. Hermosa Beach is a densely developed, older community which is in transition and which is a coastal resource for the people of California.

3. Goals and Objectives

1. To develop a stable population which is suited to available land area and community resources.
2. To preserve and enhance coastal overview and key view point areas.
3. To encourage historic preservation to maintain the eclectic character of Hermosa Beach's mixed architectural styles.
4. To continue to develop facilities that serve the needs of both coastal visitors and the City's residents.
5. To preserve and, where feasible, enhance the City's remaining open space.

1. Policies and Programs

Hermosa’s particular history of development is reflected in the following policies and programs. Policies have been divided into those policies that are now in force and currently supported by codes and ordinance and those policies that the City should consider for enactment.

1. Existing Policies and Programs

2. Policy: Development in the Coastal Zone will be reviewed and permitted pursuant to the provisions of the Coastal Act and the policies and implementation programs of the City’s Local Coastal Program.

   Policy: That the City should restrict building height to protect overview and view shed qualities and preserve the City's existing low-rise profile.

   Program: Zoning and building codes limit the height of all structures depending on zone. The maximum height in each residential R-1, R-2 and R-3 zones are 25 ft., 30 ft., and 35 ft. respectively. The maximum height in the City is 45 ft- or three stories and is in the commercial zones.

   Policy: Establish residential condominium approval procedure that will encourage the development of units that will contribute to and are consistent with the evolving character of the City.

   Program: The current condominium ordinance, which includes design and building permit review, are programs that support this policy.

   Policy: That the zoning and general plan will be made consistent.

   Program: The City began the process to resolve inconsistencies between the General Plan Land Use Map and the Zoning Map in 1981, and resolved the inconsistencies within the Coastal Zone by 1990 . In the November 1980 election, the citizens of Hermosa Beach voted that whenever there was a conflict between the Zoning Code and the General Plan, that whichever designation had the lesser density that density should apply The Planning Commission started hearings to resolve the conflicts beginning January of 1981. Until such time that consistency is accomplished between the General Plan and Zoning, the General Plan will guide land use decisions.

   Policy: The City should always encourage creativity in commercial, and residential development, allowing variety and flexibility, while maintaining high standards of design. That a special overlay zone for the development of large parcels of land should be enacted.

   Program: The City will continue its current Precise Development Plan process to ensure flexibility and quality in all residential and commercial development. The City Council in November of 1980, passed the Planned Development Zone. The intent of this overlay zone is to encourage a creative approach in commercial and residential development, allow variety and flexibility while maintaining high standards of design.

   Policy: The City should continue to maintain high standards of design for public works projects and public improvement programs, including the redevelopment of the streetscape at upper and lower Pier Avenue and Hermosa Avenue in the downtown area.

   Program: The City will continue to utilize the City of Hermosa Beach Downtown Implementation Plan, dated October 1994, as a guideline for the design and development of the streetscape at upper and lower Pier Avenue and Hermosa Avenue.

   Policy: That the City has recognized the need for a comprehensive downtown plan and consequently has enacted PAID to examine the needs of the downtown commercial area

   Program: City has enacted PAID with an appointed Commission to represent the business district. The Commission shall adopt a plan for downtown development.

   Policy: Although the LUP proposed no additional construction of structures seaward of the mean high tide line, the City recognizes the need to maintain consistency with provisions required for shoreline structures in other jurisdictions.

   Program: "Revetments, breakwaters, groins, harbor channels, seawalls, cliff retaining walls, and other such construction that alters natural shoreline processes shall be permitted when required to serve coastal-dependent uses or to protect existing structures or public beaches in danger from erosion and when designed and constructed to minimize erosive impact on adjacent unprotected property and minimize encroachment on to the beach and shall indicate all area seaward of the seawall for lateral access for the public.

   Policy: Encourage the preservation of the City's historical buildings and cultural heritage. (Existing policy reworded and relocated from below)

   Program: In November 1998 the City conducted a survey of historic resources, adopted a historic preservation ordinance, and designated a historic landmark.

3. Future Policies and Programs

Policy: That rehabilitation of commercial-residential structures be encouraged to preserve the City's historical buildings and cultural heritage. (Existing policy relocated above)

Policy: The Zoning Code will be examined to remove unnecessary impediments to the recycling rehabilitation of existing commercial and residential structures.

Policy : That the City Encourage coastal related visitor-serving commercial land uses within the downtown area.

Policy: Develop design standards for development of the Biltmore Site and other City owned property which are in keeping with the scale and character of the area.

Policy: That the City will maintain the existing commercial-recreational orientation in the downtown area.

Policy: That the City construct, where appropriate, landscaping along the east side of the Strand in order to improve the aesthetic appearance of the Strand.

Policy: The former Biltmore Site, known as Noble Park and North Pier Parking Structure, is a vital asset of the people of Hermosa Beach . The people concur that the most beneficial public recreational, and environmental use for This coastal site is public open space and beach public parking.

Program: The certified land use designations for the publicly owned property known as the Biltmore Site are as follows (Amended by vote of the people November 5, 1992).

1. The designation for the property specifically known as the Biltmore Site, known as Noble Park, is Restricted Open Space (O-S-2), to ensure its preservation and use as a public park.

2. The designation for that part of the Biltmore Site known as Parking Lot C known as the North Pier Parking Structure is commercial/Public Beach Parking.

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