City of Hermosa Beach
Home MenuOur Government » City Departments » Community Development » Plans & Programs
Housing Element Update
PLAN Hermosa, the City’s General Plan, was adopted by the City Council in August 2017. The General Plan Housing Element is a mandatory element and is required by law to updated every 8 years. The City's General Plan Housing Element provides an overview and guides housing programs development, emphasizing affordable and special needs housing, removal of governmental constraints to housing development, and equal access to housing.
On August 1, 2024, the California Housing and Community Development Department (HCD) issued a findings letter indicating that the City's Housing Element, and accompanying rezoning, is in substantial compliance with State Law.
The HCD findings letter can be viewed here.
Final version of Housing Element:
Certified 2021-2029 Housing Element - Policy Plan
Certified 2021-2029 Housing Element - Technical Plan (includes Appendix A - C)
Appendix D - Affirmatively Furthering Fair Housing
On July 12, 2024, HCD transmitted a letter to the City indicating that the City’s Housing Element meets State Housing Element law, and that the Housing Element and its related zoning changes will be found in substantial compliance (certified) with State law once all requested Zoning Text Amendments are completed.
July 12, 2024 HCD letter can be viewed here.
Zoning Text Amendments – July 23, 2024 Second Reading
City Council approved zoning changes in November 2023 and January 2024, but HCD subsequently requested changes in May and June 2024. On July 9, 2024, the City Council approved the first reading of the zoning changes for HCD-requested changes from May/June. The second reading of the ordinance was approved at the July 23, 2024 City Council meeting.
The City has revised the Housing Element by adding information requested by HCD, including clarification of certain smaller sites on the Sites Inventory, how existing uses would not impede residential development, details on the City’s Affirmatively Furthering Fair Housing actions, details on the City’s Homelessness Plan, commitments to update zoning regulations to comply with State law, and specific actions on Housing Element Programs. No changes were made to the Sites Inventory.
The revised Housing Element has been posted to the City’s website www.hermosabeach.gov/housingelement on May 3, 2024, and was submitted to HCD on May 13, 2024.
[NEW] Since resubmittal on May 13, 2024, the City has continually worked with HCD to address comments pertaining to the City’s Affirmatively Furthering Fair Housing policies, the use of “small sites” for potential housing opportunities, and how existing uses would not impede residential development. No changes were made to the Sites Inventory. The latest proposed revisions are now complete and available below for review.
The Housing Element revised documents are available in the following files:
Housing Element Policy Plan (May 2024)
Housing Element Technical Appendix (May 2024)
Sites Inventory (May 2024) – No changes to sites
Appendix D – Affirmatively Furthering Fair Housing (May 2024)
Ongoing Revisions (June 2024) - Posted on June 27, 2024
[NEW] As of July 2, 2024, the City continues to collaborate with HCD on revisions. The "Ongoing Revisions" document has now been incorporated into the draft documents posted in May 2024 (above). The most recent Housing Element draft documents are viewable below.
Housing Element Policy Plan (July 2024)
Housing Element Technical Appendix A - C (July 2024)
Sites Inventory (July 2024) - No changes to sites
Appendix D - Affirmatively Furthering Fair Housing (July 2024)
The City is required to complete zoning changes associated with the Housing Element as well. The City has approved the following zoning changes to date to implement the Housing Element.
Zoning Changes (approved November 14, 2023)
Land Value Recapture Program (approved January 23, 2024)
Refinements to Zoning Changes (approved July 9, 2024)
The revised documents address comments from HCD’s April 5, 2024 letter, which can be viewed here: April 5, 2024 HCD Comment Letter
The City has revised the Housing Element by adding information requested by HCD, including clarification of certain sites on the Sites Inventory, adding timing and specific actions to Programs, and providing additional analysis on development trends. The City also added information about public participation during the Housing Element adoption process. No changes were made to the Sites Inventory.
The revised Housing Element was posted to the City’s website, www.hermosabeach.gov/housingelement on January 31, 2024. The Housing Element was resubmitted to HCD for certification on February 7, 2024.
The Housing Element revised documents are available in the following files:
Housing Element Policy Plan (January 2024)
Housing Element Technical Appendix (January 2024)
Appendix D - Affirmatively Furthering Fair Housing (November 2023)
The revised documents addressed HCD's October 27, 2023 meeting.
The letter can be viewed here:
The City Council conducted a public hearing on the revised 2021-2029 Housing Element on August 8, 2023. After public input and discussion, Council adopted the revised Housing Element with modifications to the Sites Inventory that added two sites at 8-26 Pacific Coast Highway and 1706/1734 Pacific Coast Highway and lowered the proposed density of the St. Cross Episcopal church site to address community concerns.
The Housing Element reflecting the City Council's August 8, 2023 action is available in the following files:
Housing Element Technical Report (includes Sites Inventory)
Technical Report Appendix D - Affirmatively Furthering Fair Housing
The documents were posted for public review for a minimum of 7 days on the City website, and were submitted to the California Department of Housing and Community Development (HCD) for certification on August 30, 2023.
Since Mid - 2022, the City has worked on revisions to the adapted 2021-2029 Housing Element to address HCD comments. In order to obtain State certification of the Housing Element, all State regulations must be complied with.
Draft Revised Housing Element Policy 2021-2029 (June 2023)
Draft Revised Housing Element Policy 2021-2029 - Tracked Changes
The Technical Report includes the following: Technical Report – Needs Assessment, Opportunities, and Constraints; Appendix A – Evaluation of the 2013-2021 Housing Element; Appendix B – Sites Inventory; Append ix C – Public Participation Summary; Appendix D – Affirmatively Furthering Fair Housing Analysis. These are a large files; please allow time to download.
Draft Revised Housing Element Tech Plan 2021- 2029 (June 2023)
Draft Revised Housing Element Tech Plan 2021- 2029 - Tracked Changes
At their December 21, 2021 meeting, City Council voted to adopt the Housing Element 2021-2029 and authorized submission to the California Department of Housing and Community Development (HCD) for certification.
- Adopted Housing Element 2021-2029
- Adopted Housing Element 2021-2029 - Tracked Changes
- Adopted Housing Element 2021-2029 - Technical Report
- Adopted Housing Element 2021-2029 - Technical Report - Tracked Changes
- HCD Housing Elements Comments and Responses
- Housing Element -Public Participation Plan
On March 23, 2022, the City received comments from HCD.
August 8, 2023 – City Council Meeting - Housing Element (Public Hearing)
July 18, 2023 – Planning Commission Meeting - Housing Element (Study Session)
July 11, 2023 - City Council Meeting - Housing Element (Municipal Matter)
June 20, 2023 - Planning Commission Meeting - Housing Element (Public Hearing)
March 21, 2023 - Planning Commission Meeting - Housing Element-related Zoning (Conceptual)
March 9, 2023 - Planning Commission Meeting - Housing Element (Study Session)
December 21, 2021 - City Council Meeting (Public Hearing)
December 14, 2021 - City Council Meeting (Continued to 12/21/2021)
November 16, 2021 - Planning Commission Meeting (Public Hearing)
July 27, 2021 - City Council Review and Discussion of the Draft 2021-2029 Housing Element Update and authorization to submit to the California Department of Housing and Community Development (HCD) for review and comment.
June 30, 2021 - Special Planning Commission Meeting
February 3, 2021 - Housing Needs Assessment and CEQA Scoping Meeting
December 15, 2020 - Planning Commission Meeting: Introduction to the Housing Element
Frequently Asked Questions
What does it mean when a site is on a Sites Inventory?
As part of the City’s Housing Element (a State-mandated plan for cities to plan for housing) update effort, the City must identify a list of sites where development of residential units could occur. This list is called a Sites Inventory.
Can all housing required by the Housing Element be placed in commercial areas?
Because housing is a residential use, the most compatible zones for residential uses are residential zones. However, with careful planning and development standards, residential uses can be integrated into commercial areas. This is evidenced by mixed use projects or entirely residential projects. HCD criteria for fair housing also requires that sites be distributed throughout the City and not concentrated in one particular area of the City disproportionately.
What are lot consolidations? Why does the City allow owners to consolidate adjoining smaller lots into larger sites?
Since at least 2013, the City has incentivized property owners to consolidate adjoining lots to facilitate development of housing. State Housing Element law requires that the City’s Housing Element provide incentives for housing development. Consolidating adjoining lots to create a larger site provides the opportunity for more efficient configurations. For example, multiple dwelling units can share one driveway for entry onto the property, resulting in fewer curb cuts that eliminate street parking. There are fewer setback areas.
What are the next steps in the Housing Element process?
The City recently revised the adopted 2021-2029 Housing Element to add information requested by the State of California Housing and Community Development Department. This information is currently posted on the City’s website which can be located at: www.hermosabeach.gov/housingelement. The City Council conducted a discussion of the revised Housing Element at its regularly scheduled meeting on July 11. The purpose of the meeting was to garner input about the revised Housing Element. City Council requested that members of the community contact the City with any suggested sites for the Sites Inventory.
The Planning Commission is tentatively scheduled to conduct a discussion of the Housing Element-related zoning topics at its regularly scheduled meeting on July 18. This discussion will not include sites on the Sites Inventory.
The City Council is scheduled to conduct a public hearing of the revised Housing Element at its regularly scheduled meeting on August 8, 2023.
Why is the City discussing zoning if the Housing Element is not zoning?
Cities that obtained a certified Housing Element by October 15, 2022 were allowed three (3) years after certification to complete all zoning changes (map changes and zoning text amendment) needed to effectuate the Housing Element programs and Sites Inventory. Cities that did not obtain a certified Housing Element by the deadline are required to include zoning changes before the Housing Element can be certified. As such, zoning changes are being presented together with (in our case, immediately following) the Housing Element. Because zoning must be consistent with other portions of the General Plan, there are proposed changes to the General Plan Land Use Element as well to align the changes.
Why is the City discussing zoning if there is no project?
The timing of zoning changes typically predates and is independent of project submittal. Occasionally, a project may be proposed that requires zoning changes. There is/are no projects here. In the City’s effort to obtain a certified Housing Element, zoning changes must be completed with the Housing Element. This allows the State to ensure that sites included as part of the Sites Inventory can actually be developed to the minimum densities stated. Submittal of the Housing Element for certification without zoning changes will not result in a certification.
What is the required notification for the Housing Element and the zoning?
For public hearings, staff complies with the Municipal Code and State law. This is in the form of newspaper publication. When mailing to individual properties exceeds 1,000 recipients, the regulations allow for newspaper notice only.
The City also sends an e-blast to an interested parties list that has over 2,800 email addresses.
To join the interested parties list, please send your name and address in an email to Planning@hermosabeach.gov and state “I would like to be included on the interested parties list for the City’s Housing Element update.” You may also contact us at (310) 318-0242 to request to be added to this list.
Recently, there have been neighborhood communications related to the proposed Housing Element-related zoning language for the Cypress District (area generally on both sides of Cypress Avenue between 8th Street and South Park and area west of Valley Drive between 8th Street and South Park). These FAQs provide additional information on the questions.
Is the City proposing a development in the Cypress District?
The City has no plans or proposals to redevelop both sides of Cypress Avenue. Only property owners can propose to develop or redevelop their respective properties. The City has received no development proposals for Cypress Avenue.
What are the City’s current guidelines for the Cypress District?
In 2017, the City adopted PLAN Hermosa and designated the area referred to as the Cypress District as “Creative Industrial.” PLAN Hermosa stated that the purpose of this designation is as follows: “Creative land use designations are intended to provide space for production, design, and manufacturing uses that support the local employment base and produce goods and services that enhance the brand of Hermosa Beach as a creative and innovative community. Uses that are considered light industrial use are to be designed and sites in a manner that ensures their compatibility with surrounding uses.” The description for “CI – Light Industrial” further states “Production uses for light manufacturing, creative art, or design services with professional office as an allowed accessory use.”
What is the City proposing to change in PLAN Hermosa’s language and zoning for the Cypress District?
Zoning ordinances must be consistent with and implement the City’s General Plan, PLAN Hermosa. As part of its development of the Housing Element, the City has to make changes in zoning. In the Cypress District, the City proposed to update the Zoning Ordinance language to reflect the lighter nature of the Creative Industrial use and also to decrease the subjectivity of language that was used in PLAN Hermosa. One reason for this is that the Housing Element identified the need to revise review processes to ensure objectivity about potential uses. All proposed changes are to Section 17.28.020 “Specific Purposes” section of the Zoning Ordinance description of the M-1 District to reflect the creative industrial nature more closely. Further, there were regulations written into the “Specific Purposes” section that are redundant with other sections, so were deleted. These proposed changes do not lessen regulatory standards.
What is the current height limit for buildings in the Cypress District?
The current height limit in the M-1 zone is 35 feet.
What is the proposed height limit for the Cypress District with the new zoning?
As part of its Housing Element-related zoning changes, the City proposed a 45-foot height limit in the Cypress District to incentivize and provide flexibility for the creative industrial land uses as well as incorporate possible live-work/residential uses.
There are several parcels included in the City’s Housing Element’s Sites Inventory in the lower-income Regional Housing Needs Assessment allocation. The proposed height limit was intended to incentivize the development of these parcels into a live-work configuration, consisting of both Creative Industrial uses and residential.
The City’s proposed zoning alone would allow a maximum height of 45 feet. If the property owner proposed a density bonus project (which can be applied for city-wide), the owner would be eligible for certain waivers of development standards.
The Planning Commission discussed this draft language on July 18, 2023 and provided comments and directions to staff. The Planning Commission also received public comments. Staff is working on revisions to the zoning for the Cypress District, with a follow-up discussion on August 15, 2023.
Is there any truth to locally distributed flyers or social media claims that this change would lead to the construction of high-rise buildings in Hermosa Beach?
No, the renderings depicted by a distributed flyer (not associated with the City) are not realistic and do not represent any development that could occur in Hermosa Beach.
Is the City proposing to evict small businesses from the Cypress District?
There is no proposal to remove or evict small businesses.
Will the City Council discuss the Cypress District on Tuesday, August 8?
City Council is scheduled to discuss the revised 2021–2029 Housing Element policy document during its August 8th meeting, but it will not take any action on zoning changes at that time.
When will the Housing Element-related zoning changes next be discussed?
The Planning Commission is scheduled to continue discussion of the Housing Element-related zoning changes at its meeting on August 15, 2023. Written comments may be emailed to Planning@hermosabeach.gov and will be shared directly with the Planning Commission.
Note: The following is a City statement in response to inquiries the City has received regarding the St. Cross Episcopal Church site:
The St. Cross church site, consisting of 15 parcels, was included in the 2021-2029 Housing Element Sites Inventory, adopted in December 2021. The inclusion of the St. Cross church site was a result of St. Cross expressing interest in being included on the list of sites that could be used to satisfy the City’s Regional Housing Needs Allocation, otherwise known as the number of dwelling units for which a City must plan.
There is no proposed project for the St. Cross church site. The City has not received, reviewed, or approved any plans, and has no application for consideration of any development on the St. Cross church site. The following are questions that the City has received in the past three weeks regarding the St. Cross church site, with specific answers to ensure accurate information.
Is there a proposed affordable housing project at the St. Cross church site?
There is no proposed affordable housing project (or any project proposal) at the St. Cross church site. The City has not received nor has it approved a project at that site.
Is there a proposed 50-foot tall or 50-unit project at the St. Cross church site?
There is no proposed project at the St. Cross church site.
Is the demolition of the St. Cross church being considered or is the St. Cross site being sold?
There is no proposal to demolish the St. Cross church. St. Cross church has issued a statement (https://www.facebook.com/stcrosshermosa) indicating there is no planned sale of the church or any of its properties.
Why is the City adding the St. Cross sites to the Housing Element now? / Why is the St. Cross church site listed on the Sites Inventory?
The City is not adding the St. Cross sites now. They were added in 2021, during the development of the draft 2021-2029 Housing Element, when the owners of St. Cross church, among other property owners, expressed an interest to be included on the list of sites to be considered for additional housing. Please see support letter here. In December 2021, the City Council approved the Housing Element with the Sites Inventory which included the St. Cross church sites.
What change was made in the zoning for the St. Cross site?
The Housing Element adopted in 2021 identified the St. Cross’ 15 parcels on the Sites Inventory. At that time, designation of the parcels as High-Density Residential and the zoning as R-3, Multiple Family Residential, was anticipated. However, St. Cross has no current development plans with the City for any of these parcels, and changes in the General Plan land use designation and zoning associated with the Housing Element do not require the church to take any action. Already, six of St. Cross’ 15 parcels are zoned R-2, which allows for two residences on those parcels. The remaining 9 parcels are zoned R-1 for single-family homes. The zoning changes anticipated in 2021 for the St. Cross site have not been changed.
Because the City is currently past the deadline for having a State-compliance Housing Element, State law requires that the City rezone properties to enable properties on the Sites Inventory to realize their development capacity in order to meet the Regional Housing Needs Allocation requirements. Failure to complete the rezonings will prevent the City from submitting a compliant Housing Element for certification.
State law requires each city to adopt a comprehensive, long-term General Plan for its physical development. General Plans include several “elements” that address various topics. The Housing Element is a series of policies that shape the future of housing in Hermosa. These policies will maintain and improve the existing housing stock and expand housing opportunities for families of all economic levels and persons with special needs such as disabilities.
PLAN Hermosa was adopted in 2017 and has a “time horizon” of 25 years. However, State law requires that the Housing Element be updated every 8 years. Housing Element planning periods are sometimes referred to as “cycles”. The City’s current Housing Element covers the planning period extending from 2013 to 2021.
- Housing Needs Assessment: Provides demographic and housing need information
- Constraints Analysis: Analyzes governmental and nongovernmental constraints to the development of housing
- Evaluation of Past Performance: Assesses the City’s progress in implementing the policies and programs set forth in the prior Housing Element
- Sites Inventory and Analysis: Identifies sites available for housing development in order to accommodate the City’s RHNA
- Housing Resources: Identifies financial and other resources available to support housing development, especially affordable housing
- Goals, Policies and Programs: Establishes new policies and programs and amends existing policies and programs to address the housing needs
- Public Participation: Summarizes the efforts to involve community members as part of the Housing Element update process as well as the feedback community members provided and how that has been addressed in the Housing Element
Cities and counties are required by State law to update their housing elements every eight years. Failure to do so would result in the City losing funding for many federal, state, and regional affordable housing programs. It was last updated in 2013.
Your input will help shape the City’s housing priorities for the next eight years! For more information on how to give feedback, check back to this page for updates and sign up for our notification emails below.
For additional information, please view our Frequently Asked Questions document.
Documents
Frequently Asked Questions- Housing Element Comments Letter from California Housing and Community Development dated August 4, 2021
- 2021-2029 Housing Element Policy Plan (December 2021)
- 2021-2029 Housing Element Policy Plan (December 2021) Tracked Version Showing Changes
- 2021-2029 Housing Element Technical Report (December 2021)
- 2021-2029 Housing Element Technical Report (December 2021) Tracked Version Showing Changes
- Summary of HCD Housing Element Comments and City Responses
- SCAG Pre-Certified Local Housing Data for Hermosa Beach
- Housing Element 2013-2021
- 2018 Annual Progress Report
- 2019 Annual Progress Report
- 2020 Annual Progress Report
- 2021 Annual Progess Report
Links
- Southern California Association of Governments (SCAG): https://scag.ca.gov/housing-elements
- California Department of Housing and Development (HCD): https://hcd.ca.gov/community-development/housing-element/index.shtml
Additional Housing Programs
The City does not manage Section 8 or other affordable housing. Contact the Community Development Commission/Housing Authority of the County of Los Angeles.