Author’s Note: I was asked by the Easy Reader to comment on the purpose of mixed use zoning and its relationship to Redondo Beach.
It has been over 6 years since I retired as Planning Director of Redondo Beach. I have had no conversations with city officials, city staff, developers, community members or anyone else about recent zoning and development issues. I have not been involved in any way with or taken any position regarding any proposed developments. But I think my 30 years of experience in city planning provides me with insights that I hope can be helpful to the community.
What is most important to me is that in any decision-making process people are as informed as possible about all the complex issues in terms of the needs of the larger community as well as the issues relating to people more directly impacted by proposed developments.
Some background on mixed-use
Traditionally cities were built as mixed-use environments based on the principle of walkability. European cities (and many communities in the U.S. prior to the automobile era) developed in this manner with a blend of residential, commercial, cultural and institutional uses that were functionally integrated including pedestrian connections. The original downtown of Redondo Beach was a mixed-use environment.
The automobile changed all this in the U.S. Residential and commercial areas were separated and downtowns were replaced by strip commercial centers and shopping centers that depended on the automobile. Walkability and community identity (which is enhanced by a more pedestrian-oriented character) suffered.
In the last twenty years zoning laws in many cities were revised to allow mixed-use zoning in an attempt to revive the traditional neighborhood where people can walk to commercial and civic uses, to enable more people to live near their work, and to encourage greater use of public transit. It takes a certain intensity of residential use, the right mix of commercial uses and strong design elements for these benefits to be achieved.
In Redondo Beach, there are a few areas along Artesia Boulevard and Pacific Coast Highway designated for mixed-use. These zones allow for commercial-only development, but they also allow an opportunity for a mix of residential and commercial.
In Redondo Beach, two important purposes of mixed-use zoning are 1.) meeting community needs for housing; and 2.) economic revitalization.
Housing
The policy of the General Plan in Redondo Beach is to preserve existing residential neighborhoods. Single family neighborhoods are protected and the multi-family residential neighborhoods are nearly built-out. Rather than allow an increase in density in existing residential zones, the General Plan policy is to shift opportunities for new higher density residential developments to portions of commercial corridors.
It is required by state law for each city to provide zoning capacity for its fair share of regional growth and it is only the higher density residential and mixed-use zoning in commercial corridors that enables Redondo Beach to comply with the law.
However, even if there was no such legal requirement, it is important for the City to provide a variety of housing types and intensities for a healthy community. Without such housing opportunities, the adult children of existing residents cannot afford to stay in the community. Without such housing opportunities, middle income people who work in the community (such as teachers) cannot afford to live here. Instead of being able to contribute full-time to the community and making the community a more vibrant place, such people commute from other areas contributing to traffic congestion.
Economic benefits
In Redondo Beach there are numerous portions of commercial corridors such as PCH and Torrance Blvd. that are not desirable for commercial uses. This is why there are numerous properties that are not successful and are poorly maintained. The strip-commercial corridors are also saturated with commercial development. A new large commercial development in one area may be very successful, but it may harm the success of other commercial properties in the area.
It is very difficult to revitalize commercial properties under these circumstances. To avoid vacancies and deteriorating commercial corridors, the inclusion of residential uses combined with the right mix of more limited commercial square footage makes the redevelopment of commercial properties in these areas economically viable. The inclusion of residential uses combined with a decrease in the square footage of commercial uses also results in less traffic impact (commercial uses per square foot typically generate more traffic than multi-family residential).
Riviera Village is a mixed-use area in need of more nearby residential units
Riviera Village and the surrounding multi-family residential area is a great example of a pedestrian-active mixed-use area. (Mixed-use development does not have to mean commercial and residential development on the same property, but it does require enough residences within walking distance of commercial uses with a design to encourage pedestrian use).
I live 5 blocks from Riviera Village and I walk to the Village every day for groceries and to frequent restaurants and shops. I rarely drive. There are many people like myself who walk to the Village. There are a number of businesses in Riviera Village that are struggling. Having more people living nearby along PCH who will walk to the Village will contribute to the health and vitality of Riviera Village.
Whether this occurs in mixed-use development or in residential-only development along portions of the commercial corridor, it is new residential development within walking distance that will be of most benefit to Riviera Village. This is not something new to the area. There is already multi-family residential development along portions of PCH in Redondo Beach and the south side of PCH east of Palos Verdes Boulevard in Torrance is already developed as multi-family residential.
