Shall Redondo Beach approve amendments to its Coastal Land Use Plan Implementing Ordinance (partially adopted in 2010 in Measure G) to provide additional analytical procedures and additional limits reducing the amount and type of development in the Coastal Commercial Zones and the Parks, Recreation, and Open Space Zone (Seaside Lagoon), located in the Redondo Beach King Harbor-Pier area?
— Amend Costal Land Use Plan Implementing Ordinance —
City of Redondo BeachMeasure C - Majority Approval Required
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Impartial analysis / Proposal
Background. The type and density of development in King Harbor is governed by the City's General Plan, Coastal Land Use Plan, and the CLUP Implementing Ordinance. King Harbor includes the Coastal Commercial (CC) Zones and the P-PRO Zone known as Seaside Lagoon (collectively "the Site"). The CC regulations were adopted by the voters in 2010 through Measure G, which included a 400,000 square foot cumulative development cap for new structures and contemporaneous development of a boat launch facility.
The Measure. Measure C was placed on the ballot by a petition signed by the requisite number of voters. Measure C would amend the CC and P-PRO Coastal Zoning for the Site.
CC Zoning Amendments:
Measure C would amend the text of Measure G to create new land use regulations and procedures within the CC zones, including:
¾ Additional regulations related to the preservation of view corridors along Harbor Drive and Czuleger Park;
¾ ¾ Requiring story poles to delineate potential new structures;
¾ Additional regulations requiring a boat launch ramp for projects of 10,000 square feet or larger;
¾ ¾ Prohibiting development of new or expanded parking structures in the CC-3 zone;
¾ Establishing parking design requirements to accommodate peak summer demand for coastal-dependent, water-oriented recreational uses;
¾ Prohibiting valet parking, reservation systems, offsite parking, and shared parking for coastal-dependent, water-oriented recreational uses;
¾ ¾ Reducing parking fees for frequent coastal-dependent users;
¾ ¾ Requiring vehicular traffic analysis;
¾ Prohibiting any new street connection for general, non-emergency, traffic between Torrance Boulevard and Harbor Drive/Pacific Avenue; and
¾ ¾ Reducing the amount of new development in the CC zones.
P-PRO Zoning Amendments:
Seaside Lagoon is located within the P-PRO zone and contains an enclosed water facility, utilizing chlorinated ocean water. Measure C requires the expansion of the open space at SeasideLagoon, unless such expansion is determined to be infeasible. If infeasible, the Measure requires preservation of existing open space, while maintaining and operating the existing or replacement swimming facility, and prohibits the opening of the water facility to harbor waters.
Efficacy of the Measure:
If Measure C is approved by the voters it would not necessarily prevent the planned Waterfront project from going forward. There is a question of law as to whether Measure C would require California Coastal Commission certification prior to taking effect. If Coastal Commission certification is legally required, then even if approved by the voters Measure C would only be contemplated legislation and cannot take effect as official law unless the Coastal Commission approves it. Additionally, it is uncertain whether Measure C would interfere with any vested development rights already obtained.
Portions of this Measure potentially conflict with existing law and might not be enforceable if adopted. As one example, there is a legal question as to whether some portions of the measure are "administrative actions" that cannot be required by initiative. Consequently, legal challenges may occur.
Only the voters could change the Zoning Amendments adopted by Measure C.
A "Yes" vote is in favor of Measure C; and a "No" vote is in opposition to Measure C. Measure C requires a simple majority vote for approval.
Dated: December 20, 2016 Michael W. Webb
Redondo Beach City Attorney
Redondo Beach Residents want harbor revitalization serving our recreational interests, not the corporate interests of mall developer CenterCal. VOTE YES ON MEASURE C—King Harbor CARE Act!
MEASURE C stops construction of a waterfront mall adding 13,136 daily car trips and doubling development. If built, 80% of ocean views from Harbor Drive will be blocked by 45' tall structures nearly 2 football fields long. It paves 1/3 of Seaside Lagoon, eliminates our popular saltwater pool used by 81,000 people each season, and plops a massive 5-level parking structure in the harbor entrance. The proposed 180,000 square feet for dining is equivalent to 17 Kincaids. This project is too big and too risky.
MEASURE C balances revitalization to overdevelopment choking our streets with traffic. It protects views, allows for growth, and incentivizes development, all while maintaining the charm of our waterfront, and water-oriented recreational uses we love about Redondo Beach.
YES on C honors the intent of 2010 Measure G zoning to avoid overdevelopment of the harbor, preserve open harbor views, and protect Seaside Lagoon. The public never voted to put a mall in the harbor.
YES on C prevents City bureaucrats from inventing zoning interpretations that maximize development density and traffic gridlock.
YES on C safeguards our ability to use our harbor as an actual harbor.
Don't sell out our waterfront and 6 acres of public parks for a pittance in annual lease income. Don't settle for a boat ramp deemed inherently unsafe by every public safety official patrolling the harbor including Lifeguards and Baywatch Captains.
YES on C:
- Preserves ocean views
- Prevents overdevelopment
- Requires more comprehensive traffic analysis of proposed development
- Ensures Seaside Lagoon remains safe
- Provides opportunity to develop a recreationally-centered harbor for future generations
We can do better than another cookie-cutter mall.
Revitalize our only harbor without supersizing.
VOTE YES ON MEASURE C!
MEASURE C IS A COSTLY POISON PILL FOR REDONDO BEACH.
Measure C leads to tax increases and less revenue, creating a sinkhole in our harbor that will drain city resources and services from other priorities.
Our aging Pier and Harbor need help. Infrastructure repairs will cost millions.
In 2010, Redondo Beach Voters approved Measure G, our local coastal plan. This framework allowed the City to select a private partner to help repair and build necessary infrastructure without new taxes.
Measure C thwarts Redondo Beach Voters' intent, depriving residents of any practical hope for an economically viable, environmentally sound, and sustainable waterfront.
Your NO vote enables our voter-approved coastal plan to move forward with:
- 11 acres of new open space;
- New restaurants featuring stunning ocean views;
- New year-round free access to Seaside Lagoon;
New facilities for stand-up paddle boarders and kayakers;
- New two-lane boat launch and a boat hoist;
New improved connectivity and access for all;
- An estimated $6,000,000 in new tax-free revenue annually.
Measure C would force us to build a 1-acre swimming facility next to the ocean. A pool of that size would drown taxpayers in an estimated $20,000,000 of debt and drain approximately $800,000 annually from vital city services.
Measure C boat launch restrictions create an uninhabitable "island- in the middle of the harbor and lead to 500,000 square feet of environmentally dangerous asphalt parking that pollutes the harbor.
Do you really want to pay more taxes? Measure C eliminates all flexibility, stagnates revenues and potentially forces an estimated $200 Million in costs on you.
Measure C kills 15 years of listening, planning and progress in Redondo Beach. We can't afford another 15 years.
If you truly care, please VOTE NO ON MEASURE C.
Replies to Arguments FOR
Residents have waited far too long for a vibrant waterfront serving all. We have 3 choices:
1. Do nothing. Continue maintenance. Hope we have a plan in 15 years.
2. Taxpayers finance up to $200 Million to rebuild failing infrastructure.
3. Vote NO on C and allow Redondo Beach to continue a public/private partnership where our partner:
- Invests in majority of infrastructure;
- Creates a self-sustaining, environmentally safe, cohesive waterfront;
- Assumes responsibilities and costs of operations and maintenance;
- Ensures we can focus resources on other Redondo Beach concerns.
Guided by 28 years of community input since the 1988 fire, city leaders chose option 3 to protect tax dollars while ensuring increased funding for future infrastructure needs, public safety and services.
Voters reduced allowable Harbor development from 1.6 Million to 400,000 square feet in 2010. Even a key Measure C supporter praised the 75% reduction as providing "...a stable environment with reasonable growth for developers..."
Measure C eliminates this financially responsible option.
NO on C protects all existing recreational activities and significantly enhances opportunities restoring access for all residents.
NO on C provides safe, year-round public access, turning asphalt into promenades and 11 acres of open space, with an improved Seaside Lagoon including landscaped areas for seating, picnicking, and community events.
NO on C ensures sufficient sales tax dollars to fund street and traffic improvements.
NO on C ensures Harbor use for all, offering something for everyone.
Our Waterfront needs repair now. We cannot afford another 15 years.
Please Vote NO on C.
Replies to Arguments AGAINST
VOTE YES ON MEASURE C
Measure C is written by residents for residents to ensure balanced revitalization of our waterfront. Don't fall for scare tactics from those profiting from converting our beloved pier and harbor into a mall.
Measure C doesn't require new taxes or prevent a public-private partnership. A City consultant presented multiple financing methods that don't increase taxes. Measure C doesn't require a $20MM swimming pool or an island in the harbor. These are extreme misinterpretations designed to mislead you into voting against balanced revitalization. The purported $200MM cost is a deceitful worst-case scenario to scare you into believing the mall is our only option—it's not.
The planned 524,000 square-foot mall (the size of 10 Shade Hotels) includes a 700-seat movie theater, and a massive market hall. It will more than double traffic and buildings, create view-blocking walls along Harbor Drive, eliminate recreational-use parking, create a dangerous boat ramp, replace Seaside Lagoon with contaminated harbor water, and pave over a public park for a mall-access road. Supporters deceptively claim 11 acres of open space — it's actually sidewalks and landscaping for an outdoor mall. Their plan decreases usable public parkland.
Measure C enforces what Measure G proponents promised: preserved views from Harbor Drive and balance between development and use of the harbor as a harbor. It requires preservation and enhancement of public safety, views, and recreational uses.
Don't believe scare tactics and manipulative claims. We can revitalize without supersizing.
Stop the doubling of traffic. Vote YES on Measure C.
For more info: www.yesoncrb.com