Division 14

(AHO) Affordable Housing Overlay Zone

In addition to the general purposes listed in Section 10-2.102, the specific purposes of the affordable housing overlay (AHO) zone are to:

• (a) Implement the City's 2021-2029 Housing Element and the "-R" Residential Overlay land use category identified in the General Plan Land Use Element, including the following AHO sites:

  • (1) North Tech;

  • (2) South of Transit Center;

  • (3) South Bay Marketplace;

  • (4) Kingsdale;

  • (5) 190th Street; and

  • (6) FedEx.

• (b) Promote the public good by incentivizing the development of housing affordable to lower income households.

• (c) Satisfy the City's RHNA obligation consistent with the City's Housing Element and State law.

• (d) Set the minimum density for any residential or mixed-use project that includes residential uses within the AHO Zone.

• (e) Establish standards to regulate the development of AHO projects within the AHO Zone that allow for a variety of development scenarios including:

  • (1) Clustering density to be on portions of a site to allow for existing uses to remain while housing is developed in parking areas.

  • (2) Tearing down existing structures and redeveloping each site with new buildings that include residential uses only or a combination of residential and other nonresidential structures.

  • (3) Reconfiguring the existing structures and expanding existing structures with residential uses.

• (f) Promote city planning goals of achieving greater socioeconomic diversity and a distribution of affordable housing citywide.

• (Ord. 3282-24 c.s., eff. December 12, 2024)

• (a) Applicants may elect to apply the provisions of this division to AHO projects (see Section 10-2.402 for definition), within an AHO site (see Section 10-2.402 for definition) if the

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City of Redondo Beach, CA

PLANNING AND ZONING

§ 10-2.1432

§ 10-2.1436

project meets the requirements of an AHO project under either qualifying tier as follows:

• (1) Tier 1. Any project within an AHO zone with a residential component, including transitional housing, supportive housing, and employee housing, that occupies at least 50% of the total existing or proposed floor area within the project site shall qualify as a Tier 1 project. All provisions of this division shall apply to Tier 1 projects with the exception of Section 10-2.1436(b).

• (2) Tier 2. Any project within an AHO zone that meets the requirements of Tier 1 and also provides at least 20% of units affordable to lower-income households shall qualify as a Tier 2 project. Low Barrier Navigation Centers also quality as a Tier 2 project. All provisions of this division shall apply to Tier 2 projects.

• (b) Projects that do not qualify as an AHO project and any project for which the applicant does not elect to pursue the special regulations or standards allowed by the AHO zone shall be subject to all regulations and standards of the base land use zone (herein referred to as the "underlying" zone), with the following exception:

  • (1) If the underlying zone allows for residential development, the minimum density established by the AHO overlay (Section 10-2.1444(a)(1)) shall prevail over the minimum density of the underlying zone, if any.

• (Ord. 3282-24 c.s., eff. December 12, 2024)

• (a) Where the AHO zone has been imposed, the regulations and standards of the underlying zone shall remain in full force unless an AHO project is proposed and the applicant has elected to use the provisions of AHO zone, with the following exception:

  • (1) If the underlying zone allows for residential development, the minimum density established by the AHO overlay (Section 10-2.1444(a)(1)) shall prevail over the minimum density of the underlying zone, if any.

• (b) Where the AHO zone has been imposed on an area where another overlay zone exists, regulations and standards of the other overlay zone shall be treated as part of the underlying zone, with the exception of the minimum density as noted in Section 10-2.1434(a)(1).

• (c) Where imposed, the AHO zone shall be added to the underlying zone designation to establish a new zone designation. The zone of the affected properties shall thereafter be designated on the Zoning Map by the symbol of the underlying zone, followed by the parenthetically enclosed letters of "AHO".

• (Ord. 3282-24 c.s., eff. December 12, 2024)

• (a) Tier 1 AHO projects. Tier 1 projects are allowed through the establishment of the AHO zone. The AHO zone encourages housing development by allowing for housing in areas of the city where it would not otherwise be permitted including the North Tech, South of Transit Center, South Bay Marketplace, 190th Street, and portions of the Kingsdale AHO sites, and by raising the permitted density for AHO projects, and establishing a minimum density for all residential and mixed-use projects that include residential (applicable on the FedEx and portions of the Kingsdale AHO sites).

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City of Redondo Beach, CA

REDONDO BEACH

§ 10-2.1436

§ 10-2.1438

• (b) Tier 2 AHO projects. To encourage the inclusion of housing affordable to lower-income households, Tier 2 projects shall benefit from the same provisions as Tier 1 projects as well as the following:

  • (1) Tier 2 projects shall be permitted by right, processed through Administrative Design Review per Section 10-2.2500, and approved if all objective standards are met, consistent with State law.

  • (2) The requirement to provide usable public open space per Section 10-2.1444(h) may be reduced to five percent.

• (Ord. 3282-24 c.s., eff. December 12, 2024)

In the following schedule the letter "P" designates use classifications permitted in the specified zone and the letter "C" designates use classifications permitted subject to approval of a Conditional Use Permit, as provided in Section 10-2.2506. Where there is neither a "P" nor a "C" indicated under a specified zone, or where a use classification is not listed, that classification is not permitted. The "Additional Regulations" column references regulations located elsewhere in the Municipal Code.

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----- Start of picture text -----
AHO Sites
South of Additional
North Transit South bay 190th Regulations See
Classifications Tech Center Marketplace Kingsdale Street FedEx Section:
Residential Uses
Multi-family residential P P P P P P 10-2.1440(a)/
10-2.1608
Family day care homes P P P P P P
Family day care home, P P P P P P
small
Family day care home, P P P P P P
large
Residential care P P P P P P
facilities, limited
Senior housing P P P P P P 10-2.1624
Supportive housing P P P P P P 10-2.1638
Transitional housing P P P P P P
Employee housing P P P P P P
Commercial Uses
Home Occupations P P P P P P 10-2.1440(a)
Other Uses
Parking lots C C C C C C 10-2.1440(a)
Parking structures C C C C C C 10-2.1440(a)
----- End of picture text -----

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City of Redondo Beach, CA

PLANNING AND ZONING

§ 10-2.1438

§ 10-2.1440

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----- Start of picture text -----
AHO Sites
South of Additional
North Transit South bay 190th Regulations See
Classifications Tech Center Marketplace Kingsdale Street FedEx Section:
Public Open Space P P P P P P 10-2.1440(a)
Low Barrier Navigation P P P P(C-4 P P 10-2.1636
Centers only)
----- End of picture text -----

• (Ord. 3282-24 c.s., eff. December 12, 2024)

• (a) Residential projects. 100% residential projects may be developed on all AHO Sites. 100% residential projects may include home occupations, parking lots, parking structures, and public open space.

• (b) Mixed-use projects. Projects with a mix of residential and nonresidential uses may be developed on AHO sites, as follows:

  • (1) The nonresidential land use regulations shall be consistent with the underlying zone, with the following exceptions:

    • a. The following uses shall not be permitted as part of an AHO project:

      1. Adult businesses,

      2. Beverage manufacturing,

      3. Ambulance services,

      4. Animal grooming; animal hospitals; animal sales,

      5. Building material sales,

      6. Car wash,

      7. Carpet cleaning plants,

      8. Construction-related uses,

      9. Drive-up services associated with any commercial use,

      10. Facilities maintenance and construction shops,

      11. Fire arm sales,

      12. Food products manufacturing,

      13. Foundries,

      14. Furniture manufacturing,

      15. Government maintenance facilities,

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City of Redondo Beach, CA § 10-2.1440

REDONDO BEACH

§ 10-2.1440

  16. Heliports and helistops, 

  17. Household products manufacturing, 

  18. Laundries and wholesale dry cleaning plants, 

  19. Machine shops, 

  20. Motion picture and sound studios, 

  21. Maintenance and repair services, 

  22. Manufacturing and fabrication, 

  23. Massage business, 

  24. Mini-warehousing and self-storage, 

  25. Mortuaries, 

  26. Motor vehicle-related uses, 

  27. Pharmaceuticals manufacturing, 

  28. Plant nurseries, 

  29. Recycling collection facilities, 

  30. Service stations, 

  31. Sheet metal shops, 

  32. Spray painting businesses, 

  33. Trucking terminals, 

  34. Vehicle sales and services, 

  35. Welding shops, 

  36. Wholesaling/distribution/storage. 

• (2) A minimum of 50% of the gross floor area, existing and proposed, shall be for residential uses.

  • a. Total floor area. The total floor area shall be calculated per the definition of "Floor Area, Gross" in Section 10-2.402. The total existing and proposed floor area shall combine the floor area for existing uses that are proposed to remain with the floor area for new proposed uses. A site for the purposes of calculating the gross floor area for the project shall be defined as the parcel or assemblage of parcels where the project is proposed.

  • b. Residential floor area. Residential square footage shall be calculated per the definition of "Floor Area, Gross" for AHO zones in Section 10-2.402.

• (3) AHO Projects may be configured as a vertical mixed use (VMU) project or a horizontal mixed use (HMU) project as defined in Article 1, Section 10-2.402,

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City of Redondo Beach, CA

PLANNING AND ZONING

§ 10-2.1440

§ 10-2.1444

Definitions.

• (Ord. 3282-24 c.s., eff. December 12, 2024)

• (a) Purpose. The purpose of this section is to ensure that new residential uses in AHO zones are not adversely impacted by the commercial or industrial uses within the project or on adjacent properties and existing residential uses adjacent to AHO zones are not adversely impacted by the AHO project, including, but not limited to noise, light and glare, odors, air quality, and safety impacts. In the interests of both the residents and the businesses, no AHO project shall be approved unless the project is designed to meet the following performance standards, in addition to all other applicable regulations of this chapter.

• (b) Noise. Provisions of Section 10-2.912(a)(1) shall apply.

• (c) Security. Provisions of Section 10-2.912(a)(2) shall apply.

• (d) Lighting. Provisions of Section 10-2.912(a)(3) shall apply.

• (e) Odors, dust, vibrations. Provisions of Section 10-2.912(a)(4) shall apply.

• (f) Refuse storage and location. Provisions of Section 10-2.912(a)(5) shall apply. (Ord. 3282-24 c.s., eff. December 12, 2024)

• (a) Residential density.

  • (1) Minimum density. The minimum number of dwelling units on a lot shall be no less than one unit for each 2,179 square feet of lot area.

  • (2) Maximum density. The maximum number of dwelling units on a lot shall be no more than one unit for each 792 square feet of lot area.

• (b) Clustering density. To allow for the preservation of existing uses while achieving the density of residential uses identified in the Housing Element, clustering of the allowable density shall be permitted for AHO projects as follows:

  • (1) The maximum units allowed within each AHO Sites may be clustered on individual lots or an assemblage of contiguous lots under common ownership, provided the cumulative density of all parcels within the AHO site does not exceed the maximum density. Units up to the cluster maximum (the maximum units allowed within each AHO site) shall be considered part of the base density before any density bonus. Clustering of density shall be allowed on a first-come basis, to incentivize the production of housing and to allow for residential uses to be clustered in the developable portions of the AHO sites, such as parking areas, while existing uses remain.

  • (2) When a project is submitted for review and consideration, it must identify the maximum units allowed within the AHO Site, the number of entitled and proposed units within the AHO site, separated by base units and those permitted with density bonus (if any) to demonstrate that the total entitled base units combined with the base units of the proposed project do not exceed the cumulative density allowed within the

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City of Redondo Beach, CA § 10-2.1444

REDONDO BEACH

§ 10-2.1444

AHO site. The following table identifies the gross acreage of all properties within each AHO site, the maximum density allowed, and the cluster maximum (the maximum units allowed within each AHO site based on the gross acreage and maximum density).

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----- Start of picture text -----
Cluster Maximum
Site Size Max. Density (Site Size/Max.
AHO Site (gross acres) (sq.ft./unit) Density)
North Tech 8.0 792 440
Kingsdale 2.4 792 132
South of Transit 6.2 792 341
Center
190th Street 7.9 792 434
South Bay 17.2 792 946
Marketplace
FedEx 1.8 792 99
----- End of picture text -----

Notes:

  - The gross acreage of the overall AHO site shall be rounded to the 10th decimal, as shown here. 

  - Acreage shall be converted to square footage using a conversion factor of 43,560 square feet = 1 acre. 

• (c) Mixed-use development.

  • (1) Residential development shall be consistent with Sections 10-2.1444(a) and (b).

  • (2) Overall FAR. The total FAR for all components of a mixed-use project shall not exceed 1.50 FAR. FAR shall be calculated including both residential and nonresidential uses before any density bonuses are applied.

• (d) Minimum lot size, AHO projects. 12,672 square feet of lot area.

• (e) Building height and stories. No building or structure shall exceed the maximum height (see definition of building height in Section 10-2.402) or number of stories (see definition of story in Section 10-2.402) for each AHO site, as follows:

  • (1) North Tech: 90 feet/seven stories maximum.

  • (2) South of Transit Center: 90 feet/seven stories maximum.

  • (3) South Bay Marketplace: 90 feet/seven stories maximum.

  • (4) Kingsdale: 60 feet/four stories maximum.

  • (5) 190th Street: 45 feet/four stories maximum.

  • (6) FedEx: 45 feet/four stories maximum.

• (f) Setbacks. The minimum setback requirements shall be as follows:

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City of Redondo Beach, CA § 10-2.1444

PLANNING AND ZONING

§ 10-2.1444

• (1) Front setback.

  • a. Minimum required. There shall be a minimum front setback of 10 feet the full width of the lot, except as follows:

    1. Display windows may project three feet into the required front setback provided that the bottom of the projection is no less than three feet above the adjacent sidewalk grade.

    2. Unenclosed pedestrian arcades, outdoor dining areas, courtyards, and publicly accessible private open space may project seven feet into the required setback.

    3. Where a lot is contiguous to a residentially zoned lot fronting on the same street, the required front setback shall be the same as required for the contiguous residential lot.

  • b. Maximum permitted. The front setback shall not exceed 15 feet for 50% of the linear frontage of the building, except areas contiguous with the structure and used for outdoor dining or courtyards shall be exempt from this requirement. No portion of the setback area shall be used for parking.

• (2) Side setback.

  • a. There shall be a minimum side setback of 10 feet the full length of the lot on the street side of a corner or reverse corner lot.

  • b. No side setback shall be required along the interior lot lines, except where the side lot line is contiguous to a residential zone, in which case the following standards shall apply:

    1. The side setback requirement shall be five feet where the lot frontage is less than 75 feet.

    2. The side setback requirement shall be six feet where the lot frontage is greater than 75 feet and not more than 100 feet.

    3. The side setback requirement shall be 15 feet where the lot frontage is greater than 100 feet and not more than 150 feet.

    4. The side setback requirement shall be 20 feet where the lot frontage is greater than 150 feet.

• (3) Rear setback. No rear setback shall be required, except where the rear lot line is contiguous to a residential zone, in which case the following standards shall apply:

  • a. The rear setback shall average no less than 15 feet, but at no point be less than 10 feet.

• (4) Upper floor setbacks. Within the first 30 feet from the front property line and any property line adjacent to a residential zone, all building elevations above the number of stories noted below for each AHO site shall have a minimum average setback of five feet from the building face of the lower floors. The heights at which upper floor setbacks are required are noted for each AHO site as follows:

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City of Redondo Beach, CA § 10-2.1444

REDONDO BEACH

§ 10-2.1444

  - a. North Tech: 

     1. First Upper floor setback: above three stories 

     2. Second Upper floor setback: above five stories 

  - b. South of Transit Center: 

     1. First Upper floor setback: above three stories 

     2. Second Upper floor setback: above five stories 

  - c. South Bay Marketplace: 

     1. First Upper floor setback: above three stories 

     2. Second Upper floor setback: above five stories 

  - d. Kingsdale: Upper floor setback above three stories. 

  - e. 190th Street: Upper floor setback above two stories 

  - f. FedEx: Upper floor setback above three stories 

• (g) Outdoor living space for residential uses. Each dwelling unit shall be provided a minimum of 200 square feet of outdoor living space (see standards for outdoor living space in Section 10-2.1510).

• (h) Usable public open space. Spaces such as public plazas, public walkways and other public spaces of at least 10% of the FAR shall be provided. Tier 2 AHO sites need only provide five percent of the project's FAR as usable public open space.

  • (1) Public open space may be provided on any level of the AHO project, provided it is accessible to the public and not fenced, gated, only accessible through private areas, or otherwise inaccessible to the public.

  • (2) Public open space shall be contiguous to the maximum extent feasible.

  • (3) Areas less than 10 feet in width shall not count as public open space.

• (i) Parking requirements. The parking provisions of Article 5 of this chapter shall apply, except that "Overlap parking requirements, nonresidential uses" (Section 10-2.1706(d)) shall also apply to AHO sites.

• (j) General regulations. See Article 3 of this chapter.

• (k) Sign regulations. See Article 6 of this chapter.

• (l) Landscaping regulations. See Article 7 of this chapter.

• (m) Procedures. See Article 12 of this chapter.

• (n) The AHO project shall comply with Objective Residential Standards.

• (Ord. 3282-24 c.s., eff. December 12, 2024)

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City of Redondo Beach, CA