AGENDA ITEM NO. 8 CITY OF HAWTHORNE CITY COUNCIL AGENDA BILL For the special meeting of: March 8, 2016 Originating Department: Planning Department Head: Gregg McClain City Manager: Arnold Shadbehr SUBJECT: Final Environmental Impact Report General Plan Amendment 2016GP01 Downtown Hawthorne Specific Plan 2016SP01 DIRECTOR S RECOMMENDED MOTIONS: 1. Approve Resolution No. 7788, Certifying Final Environmental Impact Report for the Downtown Hawthorne Specific Plan Project (SCH #2015021074), making Findings of Facts pursuant to CEQA, adopting a Statement of Overriding Consideration, adopting a Mitigation Monitoring Program as per Planning Commission Resolution No. PC2016-13. 2. Approve Resolution 7789, adopting General Plan Amendment 2016GP01. 3. Approve Resolution 7790, adopting the Downtown Hawthorne Specific Plan 2016SP01. FISCAL IMPACT: Adoption of the specific plan provides opportunity for development at mall and civic center sites, as well as other sites along Hawthorne Boulevard and Imperial Highway. These will result in increased permit fees and development impact fees, but the extent of the increase will depend on the extent of construction activity. In the long range, new commercial developments will generate a net increase in sales tax revenue and all developments will generate additional property tax revenues. Hotels built pursuant to the plan will generate new transient occupancy tax revenues. NOTICING PROCEDURES: Advertising and notification of the Public Hearing was conducted in compliance with Title 17, Chapter 17.06. of the HMC. 1
REPORT: What is the Downtown Hawthorne Specific Plan? The Downtown Hawthorne Specific Plan encapsulates the community s vision to once again make Hawthorne Boulevard the city s economic, civic and cultural Downtown with a healthy mix of retail, office, hotel, dining, entertainment, employment, housing, civic and public spaces. It builds on the area s rich history and outlines a series of goals, strategies, projects and implementation actions that will bring positive change. It proposes bold transformative projects, as well as tactical quick wins that can be accomplished cost-effectively and in the near term. The plan sets forth a comprehensive, holistic approach, weaving together a nuanced set of strategies that collectively will foster a prosperous, connected, healthy, attractive and inclusive Downtown. California and the nation are moving out of the Great Recession and as a result, jobs and investments are beginning to trickle back into Hawthorne and the South Bay region. In recent years the City has made significant infrastructure improvements in Downtown. In addition, companies such as SpaceX and Tesla have expanded operations and employment within the city. The Downtown Hawthorne Specific Plan establishes a blueprint for how the city center will look, feel and function in the future. Informed by the collective vision of residents, workers, merchants and property owners, the plan advocates for a new urban form that is compact and less reliant on the private automobile. This will result in a Downtown where motorists, pedestrians, bicyclists and transit users have a variety of transportation options to reach mixed-use projects, employment and commercial centers, and housing. Where parks, plazas and civic destinations frame key gathering spaces for the community. And where major employers provide higher wage, professional jobs for local workers. Overview of the Plan The Downtown Hawthorne Specific Plan is a strategic, action-oriented document that presents a clear vision followed by specific strategies and actions necessary to achieve positive change in the coming years. It provides a range of short- to long-term and low- to high-cost implementation actions that will be carried out by the City of Hawthorne, partner public agencies, and the broader community. Each specific action reflects the community s vision, is intended to be realistic and achievable, and is based on sound policy for future decisionmaking. Each chapter helps tell the story of Downtown Hawthorne and how it will become an even better place in the years ahead. The Specific Plan consists of the following chapters: 2
Chapter 2: Vision Framework This chapter establishes the high-level vision for Downtown Hawthorne s future, including several important plan goals. It introduces 5 Vision Elements, which are supported by specific Plan Strategies and Transformative Projects. Chapter 3: Plan Strategies This chapter expands upon the Vision Elements and includes 17 Plan Strategies that are key to implementing the vision. Each Plan Strategy includes a goal statement and summary of why it is important, followed by specific policies and strategies for achieving the goal. Chapter 4: Transformative Projects This chapter includes 4 Transformative Projects that are key to the future evolution of Downtown Hawthorne. These projects represent key sites within Downtown where significant public and private investment will be focused to create catalytic changes, including the Hawthorne Mall and Civic Center. Chapter 5: Implementation This chapter outlines the major actions and ongoing commitments required to implement the plan and realize the vision for Downtown Hawthorne. This includes diagrams identifying future land use, mobility and infrastructure changes and improvements. It also includes a detailed Implementation Action Plan. Why does Hawthorne need this specific plan? Hawthorne sits, at this moment in its history, at a key juncture. After decades of pursuing the same strategies, Hawthorne appears to have stood in place while surrounding communities have taken off. Lawndale, our neighbor to the south, has transformed from the once derided wannabe of the South Bay to a thriving city with evident positive change to the commercial corridor along Hawthorne Boulevard. Gardena, our neighbor to the east, once plagued by stagnation is showing strong growth lead by positive and progressive economic and housing policies. El Segundo, our neighbor to the west is building office towers so fast it effectively eliminates that option for Hawthorne. Redondo Beach, our neighbor to the southwest has recently built two new hotels on our border that are competing for LAX business. Inglewood, more than any other city in the vicinity, is about to soar. In the past few years Inglewood has begun to transform Hollywood Park and developed many transit-related districts associated with Metro s rail expansion efforts. They successfully attracted an NFL team and a huge entertainment complex/stadium are being built now. Even Lennox, our unincorporated neighbor to the north, is benefitting finally by its proximity to Inglewood and LAX. Hawthorne, on the other hand, aside from public works improvements, has not seen significant economic progress manifest since Space X and Tesla moved in a decade ago. Our policies for the past few decades have, perhaps, prevented economic backsliding, but when every city around is marching forward, standing in place is falling behind. It is time to stop worrying about small matters and to shift focus to policies that promote responsible economic development and positive growth. The old policies of the past have contributed to a growing sentiment that Hawthorne is not what it used to be, not what it can be, and not living up to the potential that is so evident. 3
Approval of the DHSP opens the way for the Hawthorne Plaza Mall to be demolished and replaced with a vibrant new economic engine to drive other growth. The project envisions a mixed use project on the 26 acre site consisting of approximately 173,000 square feet of retail and restaurants, another 230,000 square feet of retail, approximately 450,000 of flex space, and 608 condominium units, of which approximately half will be reserved for seniors and the rest will be luxury market rate units. Approval of the DHSP also paves the way for the development of the parking lot and former police station south of City Hall. Plans are to build a new 300-room hotel and restaurant complex. The South Bay Ford site on Hawthorne Boulevard was once approved for a 155-unit mixed use project. Due to timing and the economic troubles of 2008, the project was not built and eventually the tentative map expired. The DHSP would overwrite the old specific plan and permit a project of similar, but slightly lower, density. One of the most significant changes that would be triggered by the DHSP is rezoning of the area near the intersection of Hawthorne Boulevard and Imperial Highway into a commercial zone that promotes the building of upper-end hotels and restaurants. These would be poised to capture both NFL and LAX traffic. Although this change can be done without he DHSP, it would require a new EIR and would then be too late as other cities will have filled the void and built hotels. The largest change will come in a new commercial zone designed to facilitate mixed use. Mixed use is a very important tool for stimulating not only new construction, but continued long term economic viability. Mixed use is also the best way to promote sustainability, walkability, and alternative transportation, such as bicycles. All over the country and all over California, cities are encouraging mixed use developments and seeing many positive benefits. Large-scale commercial only developments are not being built anymore. ATTACHMENTS: Draft Resolution No. 7788 Draft Resolution No. 7789 Draft Resolution No. 7790 Planning Commission Resolution PC 2016-13 Planning Commission Resolution PC 2016-14 Planning Commission Resolution PC 2016-15 4
RESOLUTION NO. 7788 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HAWTHORNE, CALIFORNIA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE DOWNTOWN HAWTHORNE SPECIFIC PLAN (SCH # 2015021074) FOR PURPOSES OF TAKING ACTION ON GENERAL PLAN AMENDMENT 2016GP01 AND ADOPTION OF THE DOWNTOWN HAWTHORNE SPECIFIC PLAN, MAKING FINDINGS OF FACT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING PROGRAM and WHEREAS, the City of Hawthorne seeks to promote economic development generally; WHEREAS, the City s economy suffered tremendously during the recession that began in 2008; and WHEREAS, the City Council and the Planning Department sought ways to stimulate responsible economic development within the city; and WHEREAS, in January of 2012, the Planning Department asked for authorization from the City Council to apply to the Strategic Growth Council (SGC) for a sustainable communities planning grant, which is designed to promote sustainable community planning and natural resource conservation through the adoption of an implementation of various plans, infrastructure improvements, and conservation efforts; and WHEREAS, the Planning Department made an application to the SGC and on May 24, 2012 was granted $277,000 for the project known as the Downtown Hawthorne Specific Plan (DHSP); and WHEREAS, the City Council entered into an grant agreement with the SGC in January of 2013, and the Planning Department prepared and released a Request for Proposals (RFP) to solicit proposals from qualified consulting firms to prepare the specific plan; and WHEREAS, the specific plan covers a large portion of the central part of the city (See Exhibit A) from the 105 Freeway on the north to Rosecrans Avenue on the south; covering the area between Inglewood Avenue and Prairie Avenue north of 118th Street, excluding the 8-acre former Robert F. Kennedy Hospital site; Ramona Avenue to Freeman Avenue between 118th Street and El Segundo Boulevard; and Ramona Avenue to midway between Washington Avenue and Jefferson Avenue south of El Segundo Boulevard; and WHEREAS, the DHSP originally intended to replace two existing specific plans of the City, namely Prestige Villas Specific Plan and Primavera Courts Specific Plan, the Prestige Villas Specific Plan was determined by its owners to still be viable and was therefore carved out of 1
the DHSP, but he Primavera Courts Specific Plan was not acted upon by its owner and the final map expired, so the DHSP will eliminate and replace that plan; and WHEREAS, ten qualified responses to the RFP were received and each consulting team was interviewed by a panel composed of Planning Department staff and certain key department directors within the City, culminating in the decision to select the firm MIG to prepare the specific plan; and WHEREAS, MIG and the Planning Department conducted a series of public outreach meetings and workshops that informed the development of the plan over the course of three years; and WHEREAS, the DHSP identifies four transformative projects within the plan area, which are the former Hawthorne Plaza Mall, the area known as the Civic Center located south of City Hall, the South Bay Ford site on Hawthorne Boulevard, and the property west of St. Joseph s church, each of which are identified for their potential to activate the plan area and instigate the responsible economic and/or social development of the city; and WHEREAS, the specific plan also identifies the need for two new zoning classifications, one to promote hotel and restaurant development and on that will permit mixed use projects; and WHEREAS, The SGC did not provide funding for analysis required under the California Environmental Quality Act (CEQA) in this round of grants; and WHEREAS, due to budgetary limitations, the start of CEQA analysis was delayed by approximately two years; and WHEREAS, two qualified firms bid to prepare the Environmental Impact Report (EIR) for the specific plan; and WHEREAS, JWA Urban Consultants was selected by the Planning Department to prepare the EIR and a contract was entered into with the City Council in May, 2014; and WHEREAS, a Draft Environmental Impact Report (DEIR) under CEQA, State Clearinghouse No. 2015021074, was prepared for the DHSP Project and was transmitted to the State Clearinghouse and circulated for public review during a public comment period from December 22, 2015 through February 4, 2016. A Public Hearing was held on the DEIR on January 25, 2016. Comments were received during that period and written responses were prepared and sent to all commentators. Those comments and responses have been included in the Final Environmental Impact Report (FEIR). These documents together comprise the FEIR, which is hereinafter referred to as the FEIR or EIR and is attached as Exhibit B; and WHEREAS, on February 17, 2016, the Planning Commission held a duly noticed public hearing and after taking additional testimony and receiving additional documentation, closed 2
the hearing. The Planning Commission passed a resolution recommending that the City Council adopt Resolution 7788 certifying the Environmental Impact Report. WHEREAS, the City Council held a duly noticed public hearing on March 8, 2016, on the DEIR, at which time public comments were received by the Council; and WHEREAS, evidence was heard and presented from all persons in favor of the approval of the DEIR, from all persons opposed, and from members of the City staff; and the City Council heard and received all of said evidence, testimony and statements and is fully informed. NOW THEREFORE, the City Council of the City of Hawthorne does hereby find, determine and order as follows: Section 1. true and correct. The City Council finds that all of the facts recitals of this Resolution are Section 2. The City Council is the decision-making body for certifying the FEIR. For purposes of taking action, the City Council reaffirms that it has received and reviewed the FEIR for the Downtown Hawthorne Specific Plan Project, including the comments to the DEIR, the responses to those comments, and the oral and written testimony received thereon during the hearing prior to any action on the Project. Based on that review, along with a review of all evidence in the record, and for purposes of taking action on the applications listed in this Section 2, the City Council hereby certifies that the FEIR was completed pursuant to the California Environmental Quality Act, Public Resources Code 21000, et seq. (CEQA), and the State Guidelines for Implementation of CEQA, 14 California Code of Regulations 15000, et seq. (the Guidelines) and that it adequately addresses the impacts and provides for appropriate mitigation measures related to the specific plan and this General Plan Amendment necessary to carry out the Project. Section 3. The City Council finds, based on the FEIR, additional public comments, the written and oral staff report, and the entire record before it, that the Project will not cause significant environmental impacts except with respect to level of service at intersections throughout the plan area and surrounding areas, operations-related air pollutants, cumulative air quality impacts and consistency with regional air quality plans, greenhouse gas emissions, short-term demolition and construction noise, traffic noise, long-term operational noise, shortterm vibrations, hazardous materials and construction activities, rail safety, light and glare, shade and shadows, impacts on parks and recreation, and water supply. With respect to all of these potentially significant impacted areas and resources, the FEIR identifies feasible mitigation measures for each impact that reduce the level of impact to less than significant except for level of service at several intersections in the vicinity, operations-related air pollutants, cumulative air quality impacts and consistency with regional air quality plans, and water supply, as identified in the FEIR. Section 4. In response to each significant impact identified in the FEIR, and listed in Section 3 of this Resolution, changes or alterations are hereby required in, or incorporated into 3
the Project, which avoid or substantially lessen the impacts identified. The mitigation measures set forth in the Mitigation Monitoring Program, attached hereto as Exhibit C avoid or substantially lessen the potential significant impacts of the Project. The Planning Commission finds that the mitigation measures and Mitigation Monitoring Program as set forth in Exhibit C will avoid or mitigate all significant environmental effects of the Project that can feasibly be avoided or mitigated, but that even with those mitigation measures, significant impacts will occur with respect to cumulative air quality impacts from vehicular emissions, short-term project-specific and cumulative air quality and noise impacts from construction of individual facilities and improvements, and project-specific and cumulative contributions to solid and hazardous waste disposal at regional landfill facilities, as well as level of service at intersections where it is not feasible to implement physical changes to mitigate traffic impacts, as identified in the FEIR. Section 5. The City Council finds that the FEIR describes a reasonable range of alternatives to the Project that might fulfill the basic objectives of the Project. These alternatives include the required No Project alternative, a Mixed-Use/Housing Emphasis Alternative, and a Commercial Expansion Alternative. The alternatives identified in the FEIR are not feasible because they would not achieve the basic objectives of the Project or would do so only to a much lesser degree, and therefore leave unaddressed significant economic and sustainability goals the Project was designed to achieve, and are thus infeasible. Accordingly, and for the reasons set forth herein, the Planning Commission finds that each of the alternatives is determined to be infeasible. Section 6. The City Council finds that the following substantial benefits will occur as a result of the Project: (a) effectively promoting responsible economic development in the downtown area; (b) establishing a vision for future growth and development; (c) promoting long-term viable development that provides employment to compensate for past employment losses in the City; (d) maximizing revenues to offset City costs incurred in providing municipal services to the project area; (e) stimulate the development of new job-creating employment centers at identified transformative project sites; (f) promotion of new open space and recreation facilities in the project area; (g) foster the development of hotels and restaurants; and (h) preserve the heritage and history of Hawthorne. Section 7. The City Council finds, after balancing the unavoidable and irreversible environmental impacts of the Project with the benefits of the Project as described in Section 6 of this Resolution, that to the extent that adverse and potentially adverse impacts of the Project have not been mitigated to a level of less than significant, that the specific economic, social, legal, environmental and technological or other benefits of the Project, as described in Section 6, outweigh the significant and irreversible impacts to the environment. Therefore, due to overriding benefits of the Project and because the alternatives identified in the FEIR are not feasible, as discussed in Section 5 above, the Planning Commission hereby finds that any unavoidable impacts of the Project, including the mitigated but unavoidable cumulative air quality impacts from vehicular emissions, short-term project-specific and cumulative air quality and noise impacts from construction of individual facilities and improvements, and project- 4
specific and cumulative contributions to solid and hazardous waste disposal at regional landfill facilities, as well as level of service at intersections where it is not feasible to implement physical changes to mitigate traffic impacts, as identified in the FEIR, are acceptable. This determination shall constitute a statement of overriding considerations within the meaning of CEQA and is based on the benefits of the Project identified in the FEIR, the record of proceedings, and Section 6 of this Resolution. The Planning Commission further finds that each overriding benefit is severable from any other consideration should one or more consideration be shown or determined to be legally insufficient for any reason. Section 8. The City Council further finds that the Mitigation Monitoring Program has been completed in compliance with CEQA. The Planning Commission hereby recommends that the City Council adopt each of the mitigation measures set forth in the FEIR and incorporate those measures into the Project. The Planning Commission also recommends that the City Council adopt the Mitigation Monitoring Program attached hereto as Exhibit C and incorporated herein by reference. The Mitigation Monitoring Program will be used to monitor compliance with the mitigation measures and conditions that have been adopted or made a condition of Project approval. Section 9. The documents and other materials that constitute the record of the proceedings upon which the City Council makes its determination, which include, but are not limited to, the staff reports for the Project, as well as all of the materials that comprise and support the FEIR and all of the materials that support the staff reports for the Project, are located in the office of the Planning Director of the City of Hawthorne, at 4455 West 126th Street, Hawthorne, California 90250. The custodian of these documents is the Director of Planning of the City of Hawthorne. Section 10. Based on the recitals and findings contained in this Resolution and all evidence in the record, the City Council hereby certifies the Environmental Impact Report for the Downtown Hawthorne Specific Plan. Section 11. The City Clerk shall certify to the passage and this Resolution. 5
PASSED, APPROVED, and ADOPTED this 8th day of March, 2016. ATTEST: ALEX VARGAS, MAYOR City of Hawthorne, California NORBERT HUBER, CITY CLERK City of Hawthorne, California APPROVED AS TO FORM: RUSSELL MIYAHIRA, CITY ATTORNEY City of Hawthorne, California 6
EXHIBIT A Map of the Downtown Hawthorne Specific Plan Area 7
EXHIBIT B FINAL ENVIRONMENTAL IMPACT REPORT 8
EXHIBIT C MITIGATION MONITORING PROGRAM
RESOLUTION NO. 7789 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HAWTHORNE, CALIFORNIA, AMENDING THE TEXT OF THE LAND USE ELEMENT OF THE GENERAL PLAN RELATED TO AND INCORPORATING THE DOWNTOWN HAWTHORNE SPECIFIC PLAN AND UPDATING DATA AND REORGANIZING THE ELEMNET IN GENERAL WHEREAS, Government Code Section 65450 gives to cities the ability to adopt specific plans that implement the goals and policies of the General Plan; and WHEREAS, the City of Hawthorne Land Use Element of the General Plan was adopted in 1990 and most recently updated in 2013; and WHEREAS, the City of Hawthorne intends to adopt the Downtown Hawthorne Specific Plan (DHSP); and WHEREAS, the Downtown Hawthorne Specific Plan advances the existing policies of the General Plan within the area designated, and specific ally with respect to the following policies: Land Use Element POLICY 1.2: The Hawthorne Boulevard Corridor shall be reviewed to determine the most feasible program for commercial revitalization. POLICY 1.4: The City shall support and encourage the rehabilitation or renovation of existing buildings or structures or the conversion of obsolete and/or chronically vacant storefronts from their original or most recent use to a new compatible, economically viable, and sustainable use. POLICY 2.3: A specific plan for the Hawthorne Boulevard corridor shall be prepared. POLICY 2.7: Encourage the development of unified commercial centers and neighborhood commercial centers rather than the continued development of "strip commercial." POLICY 3.1: The promotion of businesses that generate positive economic benefits to the community, including generating tax revenue, job creation and enhancing the quality of life for residents and visitors shall be encouraged and assisted. POLICY 3.2: The design of future developments projects shall consider the economic benefits and detriments that the project will provide. POLICY 3.3: Development standards that encourage positive economic outcomes shall be adopted.
POLICY 3.4: Any tools available to attract new businesses that create quality jobs, generate revenue, or enhance the quality of life for residents, those employed with the city and visitors to the city shall be considered. POLICY 3.5: Revitalization of declining commercial and industrial areas through new development, rehabilitation and other means that may be available shall be considered and, if deemed advantageous, implemented. POLICY 3.6: Land use regulations shall be regularly evaluated and updated to facilitate the attraction of high technology industries which will enhance the local economy and support Hawthorne's image as a aerospace research and development hub. POLICY 3.7: The retention and expansion of small businesses shall be encouraged through changes in zoning regulations. Housing Element: POLICY 2.3: Expand housing options through high-density multi-family and mixed use developments in targeted areas. POLICY 2.7: Promote homeownership to increase neighborhood stability and provide increased housing choice. POLICY 2.8: Emphasize ownership housing as a preferred tenure form for new housing to achieve a tenure distribution that is consistent with national and regional trends. POLICY 3.3: Encourage the use of special development zones and other mechanisms to allow more flexibility in housing developments. POLICY 4.1: Implement land use policies that allow for a range of residential densities. Circulation Element POLICY 1.8: The City shall encourage the maintenance and improvement, where appropriate, of the safe and convenient bicycle and pedestrian movement through the City. POLICY 1.12: The City shall examine the feasibility of designating streets for one-way traffic flow. POLICY 1.13: The City shall review and consider the designation of additional bike-lanes where appropriate. POLICY 1.26: The City is encouraged to design arterial streets as complete streets, balancing the needs, safety, and use of public right-of-way for all users of all abilities.
POLICY 1.27: The City shall identify bicycle corridors within City limits and adjacent municipalities in order to integrate into the regional bicycle plan and connect resident to activity centers. POLICY 1.29: The City shall support the retrofitting of existing arterials to be safe, accessible, and comfortable transportation corridors to meet the needs of all modes of transportation, prioritizing resurfaced and rebuilt streets for the first retrofits. Economic Development Element POLICY 1.1: The promotion of businesses that generate positive economic benefits to the community, including generating tax revenue, job creation and enhancing the quality of life for residents and visitors shall be encouraged and assisted. POLICY 1.2: Any tools available to attract new businesses that create quality jobs, generate revenue, or enhance the quality of life for residents, those employed with the city and visitors to the city shall be considered. POLICY 1.3: Revitalization of declining commercial and industrial areas through new development, rehabilitation and other means that may be available shall be considered and, if deemed advantageous, implemented. Policy 8.2: To enhance the quality of life in the City, which is an important marketing asset for business attraction, the City shall develop a plan to create publicly accessible and useable open space throughout the city, but most especially in areas where open space is scarce or non-existent. Policy 8.4: The City shall continue to develop special districts and use these to guide development and economic activity to better the whole community. These districts shall include, but not be limited to, zones, overlay zones, specific plans, districts (such as for business improvement), and the like. Open Space Element POLICY 1.14: The City shall create a specific plan for Hawthorne Boulevard streetscape improvements, and a green streets/corridors plan. Conservation Element: POLICY 2.2: The City shall encourage alternate modes of transportation including vanpooling, carpooling, bicycling and mass transit use. POLICY 2.3: The City shall encourage development plans that are less automobile oriented.
POLICY 2.4: The City shall promote an integration of land uses so that alternative modes of transportation such as walking and bicycling, can be utilized for movement between uses.; and WHEREAS, the proposed amendment to the Land Use Element identifies the specific plan and makes appropriate accommodations and updates to the element; and WHEREAS, the proposed amendment to the Land Use Element also reorganizes the tables and figures and makes other organizational improvements; and WHEREAS, the proposed amendment also corrects a longstanding inconsistency between the General Plan and zoning by reducing the maximum density of the Maximum Density Residential District to 30 units per acre; and WHEREAS, the above mentioned reduction in density will not have an impact, positive or negative, on the permitted density of developments within the city except that density bonus calculations will be based on the reduced density and thus bring the density bonuses offered to developers in line with the densities that are intended by the density bonus laws (Government Code 65915 et seq.), rather than far exceeding that density, as is currently the case; and WHEREAS, the City Council does find and determine that General Plan Amendment No. 2016GP01, as described above, should be approved, and that the evidence presented shows that all of the necessary conditions exist, based upon the findings approved and adopted by the Planning Commission in its Resolution No. PC2016-14, and that the evidence presented substantiates the need for an amendment to the Hawthorne General Plan and that the proposed amendment maintains the internal consistency of the General Plan as the proposed modifications to the Land Use Element of the General Plan, as shown in Exhibit A attached to this Resolution, are consistent with the goals and policies set forth in the General Plan; and WHEREAS, pursuant to Government Code Section 65300.5, the City prepared a draft of the amendments to the Land Use Element as General Plan Amendment 2016GP01; and WHEREAS, City staff processed the proposed amendments to the Land Use Element in accordance with the procedures specified in Chapter 17.06, Title 17 of the Hawthorne Municipal Code and state law; and WHEREAS, the Planning Commission held a duly noticed public hearing on February 17, 2016, on the draft amendments to the Land Use Element, at which time public comments were received by the Commission. The Planning Commission passed a resolution recommending that the City Council adopt the amendments to the Land Use Element; and WHEREAS, the City Council held a duly noticed public hearing on March 8, 2016, on the draft amendments to the Land Use Element, at which time public comments were received by the Council; and
WHEREAS, evidence was heard and presented from all persons in favor of the approval of the Land Use Element, from all persons opposed, and from members of the City staff; and the City Council heard and received all of said evidence, testimony and statements and is fully informed in the application; NOW THEREFORE, the City Council of the City of Hawthorne does hereby find, determine and order as follows: Section 1. true and correct. The City Council finds that all of the facts recitals of this Resolution are Section 2. The City Council is the decision-making body for General Plan Amendment 2016GP01. For purposes of taking action on this Applications, the City Council reaffirms that it has received and reviewed the FEIR for the Downtown Hawthorne Specific Plan Project, including the comments to the DEIR, the responses to those comments, and the oral and written testimony received thereon during the hearing prior to any action on the Project. Based on that review, along with a review of all evidence in the record, and for purposes of taking action on the applications listed in this Section 2, the City Council hereby certifies that the FEIR was completed pursuant to the California Environmental Quality Act, Public Resources Code 21000, et seq. (CEQA), and the State Guidelines for Implementation of CEQA, 14 California Code of Regulations 15000, et seq. (the Guidelines) and that it adequately addresses the impacts and provides for appropriate mitigation measures related to the specific plan and this General Plan Amendment necessary to carry out the Project. Section 3. The City Council finds, based on the FEIR, additional public comments, the written and oral staff report, and the entire record before it, that the Project will not cause significant environmental impacts except with respect to level of service at intersections throughout the plan area and surrounding areas, operations-related air pollutants, cumulative air quality impacts and consistency with regional air quality plans, greenhouse gas emissions, short-term demolition and construction noise, traffic noise, long-term operational noise, shortterm vibrations, hazardous materials and construction activities, rail safety, light and glare, shade and shadows, impacts on parks and recreation, and water supply. With respect to all of these potentially significant impacted areas and resources, the FEIR identifies feasible mitigation measures for each impact that reduce the level of impact to less than significant except for level of service at several intersections in the vicinity, operations-related air pollutants, cumulative air quality impacts and consistency with regional air quality plans, and water supply, as identified in the FEIR. Section 4. In response to each significant impact identified in the FEIR, and listed in Section 3 of this Resolution, changes or alterations are hereby required in, or incorporated into the Project, which avoid or substantially lessen the impacts identified. The mitigation measures set forth in the Mitigation Monitoring Program, attached hereto as Exhibit C avoid or substantially lessen the potential significant impacts of the Project. The Planning Commission finds that the mitigation measures and Mitigation Monitoring Program as set forth in Exhibit C will avoid or mitigate all significant environmental effects of the Project that can feasibly be
avoided or mitigated, but that even with those mitigation measures, significant impacts will occur with respect to cumulative air quality impacts from vehicular emissions, short-term project-specific and cumulative air quality and noise impacts from construction of individual facilities and improvements, and project-specific and cumulative contributions to solid and hazardous waste disposal at regional landfill facilities, as well as level of service at intersections where it is not feasible to implement physical changes to mitigate traffic impacts, as identified in the FEIR. Section 5. The City Council finds that the FEIR describes a reasonable range of alternatives to the Project that might fulfill the basic objectives of the Project. These alternatives include the required No Project alternative, a Mixed-Use/Housing Emphasis Alternative, and a Commercial Expansion Alternative. The alternatives identified in the FEIR are not feasible because they would not achieve the basic objectives of the Project or would do so only to a much lesser degree, and therefore leave unaddressed significant economic and sustainability goals the Project was designed to achieve, and are thus infeasible. Accordingly, and for the reasons set forth herein, the Planning Commission finds that each of the alternatives is determined to be infeasible. Section 6. The City Council finds that the following substantial benefits will occur as a result of the Project: (a) effectively promoting responsible economic development in the downtown area; (b) establishing a vision for future growth and development; (c) promoting long-term viable development that provides employment to compensate for past employment losses in the City; (d) maximizing revenues to offset City costs incurred in providing municipal services to the project area; (e) stimulate the development of new job-creating employment centers at identified transformative project sites; (f) promotion of new open space and recreation facilities in the project area; (g) foster the development of hotels and restaurants; and (h) preserve the heritage and history of Hawthorne. Section 7. The City Council finds, after balancing the unavoidable and irreversible environmental impacts of the Project with the benefits of the Project as described in Section 6 of this Resolution, that to the extent that adverse and potentially adverse impacts of the Project have not been mitigated to a level of less than significant, that the specific economic, social, legal, environmental and technological or other benefits of the Project, as described in Section 6, outweigh the significant and irreversible impacts to the environment. Therefore, due to overriding benefits of the Project and because the alternatives identified in the FEIR are not feasible, as discussed in Section 5 above, the Planning Commission hereby finds that any unavoidable impacts of the Project, including the mitigated but unavoidable cumulative air quality impacts from vehicular emissions, short-term project-specific and cumulative air quality and noise impacts from construction of individual facilities and improvements, and projectspecific and cumulative contributions to solid and hazardous waste disposal at regional landfill facilities, as well as level of service at intersections where it is not feasible to implement physical changes to mitigate traffic impacts, as identified in the FEIR, are acceptable. This determination shall constitute a statement of overriding considerations within the meaning of CEQA and is based on the benefits of the Project identified in the FEIR, the record of
proceedings, and Section 6 of this Resolution. The Planning Commission further finds that each overriding benefit is severable from any other consideration should one or more consideration be shown or determined to be legally insufficient for any reason. Section 8. The City Council further finds that the Mitigation Monitoring Program has been completed in compliance with CEQA. The Planning Commission hereby recommends that the City Council adopt each of the mitigation measures set forth in the FEIR and incorporate those measures into the Project. The Planning Commission also recommends that the City Council adopt the Mitigation Monitoring Program attached hereto as Exhibit C and incorporated herein by reference. The Mitigation Monitoring Program will be used to monitor compliance with the mitigation measures and conditions that have been adopted or made a condition of Project approval. Section 9. The documents and other materials that constitute the record of the proceedings upon which the City Council makes its determination, which include, but are not limited to, the staff reports for the Project, as well as all of the materials that comprise and support the FEIR and all of the materials that support the staff reports for the Project, are located in the office of the Planning Director of the City of Hawthorne, at 4455 West 126th Street, Hawthorne, California 90250. The custodian of these documents is the Director of Planning of the City of Hawthorne. Section 10. Based on the recitals and findings contained in this Resolution and all evidence in the record, the City Council adopts the amendments to the Land Use Element. Section 11. The City Clerk shall certify to the passage and this Resolution. PASSED, APPROVED, and ADOPTED this8th day of March, 2016. ATTEST: ALEX VARGAS, MAYOR City of Hawthorne, California NORBERT HUBER, CITY CLERK City of Hawthorne, California APPROVED AS TO FORM: RUSSELL MIYAHIRA, CITY ATTORNEY City of Hawthorne, California
EXHIBIT A DRAFT REVISIONS TO LAND USE ELEMENT
RESOLUTION NO. 7790 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HAWTHORNE APPROVING THE DOWNTOWN HAWTHORNE SPECIFIC PLAN AND MAKING FINDINGS IN SUPPORT THEREOF and WHEREAS, the City of Hawthorne seeks to promote economic development generally; WHEREAS, the City s economy suffered tremendously during the recession that began in 2008; and WHEREAS, the City Council and the Planning Department sought ways to stimulate responsible economic development within the city; and WHEREAS, in January of 2012, the Planning Department asked for authorization from the City Council to apply to the Strategic Growth Council (SGC) for a sustainable communities planning grant, which is designed to promote sustainable community planning and natural resource conservation through the adoption of an implementation of various plans, infrastructure improvements, and conservation efforts; and WHEREAS, the Planning Department made an application to the SGC and on May 24, 2012 was granted $277,000 for the project known as the Downtown Hawthorne Specific Plan (DHSP); and WHEREAS, the City Council entered into an grant agreement with the SGC in January of 2013, and the Planning Department prepared and released a Request for Proposals (RFP) to solicit proposals from qualified consulting firms to prepare the specific plan; and WHEREAS, the specific plan covers a large portion of the central part of the city (See Exhibit A) from the 105 Freeway on the north to Rosecrans Avenue on the south; covering the area between Inglewood Avenue and Prairie Avenue north of 118th Street, excluding the 8-acre former Robert F. Kennedy Hospital site; Ramona Avenue to Freeman Avenue between 118th Street and El Segundo Boulevard; and Ramona Avenue to midway between Washington Avenue and Jefferson Avenue south of El Segundo Boulevard; and WHEREAS, the DHSP originally intended to replace two existing specific plans of the City, namely Prestige Villas Specific Plan and Primavera Courts Specific Plan, the Prestige Villas Specific Plan was determined by its owners to still be viable and was therefore carved out of the DHSP, but he Primavera Courts Specific Plan was not acted upon by its owner and the final map expired, so the DHSP will eliminate and replace that plan; and WHEREAS, ten qualified responses to the RFP were received and each consulting team was interviewed by a panel composed of Planning Department staff and certain key
department directors within the City, culminating in the decision to select the firm MIG to prepare the specific plan; and WHEREAS, MIG and the Planning Department conducted a series of public outreach meetings and workshops that informed the development of the plan over the course of three years; and WHEREAS, the DHSP identifies four transformative projects within the plan area, which are the former Hawthorne Plaza Mall, the area known as the Civic Center located south of City Hall, the South Bay Ford site on Hawthorne Boulevard, and the property west of St. Joseph s church, each of which are identified for their potential to activate the plan area and instigate the responsible economic and/or social development of the city; and WHEREAS, the specific plan also identifies the need for two new zoning classifications, one to promote hotel and restaurant development and on that will permit mixed use projects; and WHEREAS, a Draft Environmental Impact Report (DEIR) under CEQA, State Clearinghouse No. 2015021074, was prepared for the DHSP Project and was transmitted to the State Clearinghouse and circulated for public review during a public comment period from December 22, 2015 through February 4, 2016. A Public Hearing was held on the DEIR on January 25, 2016. Comments were received during that period and written responses were prepared and sent to all commentators. Those comments and responses have been included in the Final Environmental Impact Report (FEIR). These documents together comprise the FEIR, which is hereinafter referred to as the FEIR or EIR, and WHEREAS, on February 17, 2016, the Planning Commission held a duly noticed public hearing and after taking additional testimony and receiving additional documentation, closed the hearing. The Planning Commission passed a resolution recommending that the City Council adopt Resolution 7788 certifying the Environmental Impact Report. WHEREAS, the City Council held a duly noticed public hearing on March 8, 2016, on the DEIR, at which time public comments were received by the Council; and WHEREAS, evidence was heard and presented from all persons in favor of the approval of the specific plan, from all persons opposed, and from members of the City staff; and the City Council heard and received all of said evidence, testimony and statements and is fully informed. NOW THEREFORE, the City Council of the City of Hawthorne does hereby find, determine and order as follows: Section 1. true and correct. The City Council finds that all of the facts recitals of this Resolution are Section 2. The City Council is the decision-making body for approval of specific plans. For purposes of taking action, the City Council reaffirms that it has received and reviewed
the FEIR for the Downtown Hawthorne Specific Plan Project, including the comments to the DEIR, the responses to those comments, and the oral and written testimony received thereon during the hearing prior to any action on the Project. Based on that review, along with a review of all evidence in the record, and for purposes of taking action on the applications listed in this Section 2, the City Council hereby certifies that the FEIR was completed pursuant to the California Environmental Quality Act, Public Resources Code 21000, et seq. (CEQA), and the State Guidelines for Implementation of CEQA, 14 California Code of Regulations 15000, et seq. (the Guidelines) and that it adequately addresses the impacts and provides for appropriate mitigation measures related to this specific plan necessary to carry out the Project. Section 3. The City Council finds, based on the FEIR, additional public comments, the written and oral staff report, and the entire record before it, that the Project will not cause significant environmental impacts except with respect to level of service at intersections throughout the plan area and surrounding areas, operations-related air pollutants, cumulative air quality impacts and consistency with regional air quality plans, greenhouse gas emissions, short-term demolition and construction noise, traffic noise, long-term operational noise, shortterm vibrations, hazardous materials and construction activities, rail safety, light and glare, shade and shadows, impacts on parks and recreation, and water supply. With respect to all of these potentially significant impacted areas and resources, the FEIR identifies feasible mitigation measures for each impact that reduce the level of impact to less than significant except for level of service at several intersections in the vicinity, operations-related air pollutants, cumulative air quality impacts and consistency with regional air quality plans, and water supply, as identified in the FEIR. Section 4. In response to each significant impact identified in the FEIR, and listed in Section 3 of this Resolution, changes or alterations are hereby required in, or incorporated into the Project, which avoid or substantially lessen the impacts identified. The mitigation measures set forth in the Mitigation Monitoring Program, avoid or substantially lessen the potential significant impacts of the Project. The City Council finds that the mitigation measures and Mitigation Monitoring Program will avoid or mitigate all significant environmental effects of the Project that can feasibly be avoided or mitigated, but that even with those mitigation measures, significant impacts will occur with respect to cumulative air quality impacts from vehicular emissions, short-term project-specific and cumulative air quality and noise impacts from construction of individual facilities and improvements, and project-specific and cumulative contributions to solid and hazardous waste disposal at regional landfill facilities, as well as level of service at intersections where it is not feasible to implement physical changes to mitigate traffic impacts, as identified in the FEIR. Section 5. The City Council finds that the FEIR describes a reasonable range of alternatives to the Project that might fulfill the basic objectives of the Project. These alternatives include the required No Project alternative, a Mixed-Use/Housing Emphasis Alternative, and a Commercial Expansion Alternative. The alternatives identified in the FEIR are not feasible because they would not achieve the basic objectives of the Project or would do so only to a much lesser degree, and therefore leave unaddressed significant economic and
sustainability goals the Project was designed to achieve, and are thus infeasible. Accordingly, and for the reasons set forth herein, the Planning Commission finds that each of the alternatives is determined to be infeasible. Section 6. The City Council finds that the following substantial benefits will occur as a result of the Project: (a) effectively promoting responsible economic development in the downtown area; (b) establishing a vision for future growth and development; (c) promoting long-term viable development that provides employment to compensate for past employment losses in the City; (d) maximizing revenues to offset City costs incurred in providing municipal services to the project area; (e) stimulate the development of new job-creating employment centers at identified transformative project sites; (f) promotion of new open space and recreation facilities in the project area; (g) foster the development of hotels and restaurants; and (h) preserve the heritage and history of Hawthorne. Section 7. The City Council finds, after balancing the unavoidable and irreversible environmental impacts of the Project with the benefits of the Project as described in Section 6 of this Resolution, that to the extent that adverse and potentially adverse impacts of the Project have not been mitigated to a level of less than significant, that the specific economic, social, legal, environmental and technological or other benefits of the Project, as described in Section 6, outweigh the significant and irreversible impacts to the environment. Therefore, due to overriding benefits of the Project and because the alternatives identified in the FEIR are not feasible, as discussed in Section 5 above, the Planning Commission hereby finds that any unavoidable impacts of the Project, including the mitigated but unavoidable cumulative air quality impacts from vehicular emissions, short-term project-specific and cumulative air quality and noise impacts from construction of individual facilities and improvements, and projectspecific and cumulative contributions to solid and hazardous waste disposal at regional landfill facilities, as well as level of service at intersections where it is not feasible to implement physical changes to mitigate traffic impacts, as identified in the FEIR, are acceptable. This determination shall constitute a statement of overriding considerations within the meaning of CEQA and is based on the benefits of the Project identified in the FEIR, the record of proceedings, and Section 6 of this Resolution. The Planning Commission further finds that each overriding benefit is severable from any other consideration should one or more consideration be shown or determined to be legally insufficient for any reason. Section 8. The City Council further finds that the Mitigation Monitoring Program has been completed in compliance with CEQA. The Planning Commission hereby recommends that the City Council adopt each of the mitigation measures set forth in the FEIR and incorporate those measures into the Project. The Planning Commission also recommends that the City Council adopt the Mitigation Monitoring Program and incorporated herein by reference. The Mitigation Monitoring Program will be used to monitor compliance with the mitigation measures and conditions that have been adopted or made a condition of Project approval. Section 9. The documents and other materials that constitute the record of the proceedings upon which the City Council makes its determination, which include, but are not
limited to, the staff reports for the Project, as well as all of the materials that comprise and support the FEIR and all of the materials that support the staff reports for the Project, are located in the office of the Planning Director of the City of Hawthorne, at 4455 West 126th Street, Hawthorne, California 90250. The custodian of these documents is the Director of Planning of the City of Hawthorne. Section 10. Based on the recitals and findings contained in this Resolution and all evidence in the record, the City Council hereby adopts the Downtown Hawthorne Specific Plan. Section 11. The City Clerk shall certify to the passage and this Resolution. PASSED, APPROVED, and ADOPTED this 8th day of March, 2016. ATTEST: ALEX VARGAS, MAYOR City of Hawthorne, California NORBERT HUBER, CITY CLERK City of Hawthorne, California APPROVED AS TO FORM: RUSSELL MIYAHIRA, CITY ATTORNEY City of Hawthorne, California
EXHIBIT A Map of the Downtown Hawthorne Specific Plan Area
EXHIBIT B DOWNTOWN HAWTHORNE SPECIFIC PLAN
LAND USE ELEMENT CITY OF HAWTHORNE GENERAL PLAN Adopted April, 1990 Last amended March, 2016 Prepared by: Cotton/Beland/Associates, Inc. 1028 North Lake Avenue, Suite 107 Pasadena, California 91104 Revision Table Date Case # Resolution # Date Case # Resolution # 09/09/1990 GPA-90-1 5855 2004GP03 06/27/1994 GPA-94-1 6187 06/28/2005 2005GP02 6966 09/26/1994 GPA-94-2 6204 2005GP06 11/28/1994 GPA-94-3 6216 06/28/2005 2005GP05 6963 05/13/1996 GPA-96-1 6315 02/27/2007 2005GP07 7082 05/11/1998 GPA-97-2 6473 09/25/2007 2006GP03 7122 07/08/2002 2002GP01 6741 11/28/2006 2006GP04 7084 12/09/2002 2002GP02 6764 05/13/2008 2008GP01 7171 04/14/2003 2003GP01 6788 11/12/2008 2008GP02 7217 07/16/2003 2003GP03 6812 11/24/2009 2009GP03 7289 07/16/2003 2003GP04 6810 06/07/2011 2011GP02 7376 11/08/2004 2004GP02 6919 05/14/2013 2012GP03 7534 11/08/2004 2004GP05 6920
TABLE OF CONTENTS Section Page Table 1: Revisions of the Land Use Element 1 I. Introduction to the Land Use Element 3 Purpose of this Element 3 Related Plans and Programs 3 II. Existing Conditions 5 III. Issues and Opportunities 6 IV. Land Use Element Goals and Policies 7 Additional and Revitalized Commercial Development 7 Compatibility Between Existing and Future Development 7 Related Goals and Policies 8 Table 2: General Plan Policy Matrix 9 V. Land Uses Policy 11 Land Use Policy Designations and Standards 10 Implications of Land Use Policy 12 Table 3: Land Use and Zoning 13 Map 1: Land Use Policy Map 15
TABLE 1 REVISIONS OF THE LAND USE ELEMENT Resolution Number Date Case Number(s) 5855 September 9, 1990 GPA-90-1 6187 June 27, 1994 GPA-94-1 6204 September 26, 1994 GPA-94-2 6216 November 28, 1994 GPA-94-3 6315 May 13, 1996 GPA-96-1 6473 May 11, 1998 GPA-97-2 6741 July 8, 2002 2002GP01 6764 December 9, 2002 2002GP02 6788 April 14, 2003 2003GP01 6812 July 16, 2003 2003GP03 6810 July 16, 2003 2003GP04 6919 November 8, 2004 2004GP02 6920 November 8, 2004 2004GP05 6966 June 28, 2005 2004GP03, 2005GP02, 2005GP06 6963 June 28, 2005 2005GP05 7082 February 27, 2007 2005GP07 7122 September 25, 2007 2006GP03 7084 November 28, 2006 2006GP04 7171 May 13, 2008 2008GP01 7217 November 12, 2008 2008GP02 7289 November 24, 2009 2009GP03 7376 June 7, 2011 2011GP02 7534 May 14, 2013 2012GP03 7789 March 8, 2016 2016GP01 1
LIST OF TABLES Table Page Table1: Existing Land Use & Zoning 5 Table2: General Plan Policy Matrix 9 Table3: Land Use Designations 13 Table4: Distribution of Land Use 14 LIST OF FIGURES Figure1: Land Use Policy Map 15 2
SECTION I INTRODUCTION TO THE LAND USE ELEMENT Purpose of this Element The Land Use Element is the single most important element of this General Plan in that it will guide future development in the city for many years to come. The Land Use Element will also affect the key issues that are addressed in the remaining elements. For example, land use policies will have a direct bearing on the local system of streets and roadways which are the focus of the Circulation Element. Housing issues and needs identified in the Housing Element will be linked to land use policies related to both existing and future residential development. Even issues related to safety, noise, and the environment will be directly affected by the land use policies contained in this element. The City seeks to accomplish the following with the implementation of the goals and policies contained in this Land Use Element: Establishment of a balanced and functional mix of development consistent with the long-range goals, objectives, and values of the City; Provide a guide for both public and private investments indicating where new development is permitted and the nature, density, and intensity of that development; Identification of opportunities for new development and the redevelopment and revitalization of existing development in the city as well as any constraints that might affect this new development; Reduction of loss of life, injury, and property damage that might result from flooding, seismic hazards and other natural and man-made hazards that need to be considered in future land use planning and decision making; The preservation and maintenance of the residential quality of the individual neighborhoods which comprise the city. Through the use of text and diagrams, this Land Use Element establishes clear and logical patterns of land use as well as standards for new development. The single most important feature of this element is the Land Use Policy Map which indicates the location, density, and intensity of development for all land uses citywide. The Land Use Policy Map is located at the end of this element. The goals and policies contained in this element establish a "constitutional" framework for future land use planning and decision making in the city. 3
Related Plans and Programs The scope and content of this element is largely governed by the General Plan Law and Guidelines and the Planning and Zoning Development Laws for the State of California. There are a number of other plans and programs that also require consideration in the formulation of land use policy. City of Hawthorne Zoning Ordinance: The Zoning Ordinance is the primary implementation mechanism for the Land Use Element and the goals and policies contained herein. For this reason, the Zoning Map must be consistent with the Land Use Policy map contained in the General Plan. The Land Use Policy Map indicates the location and extent of future land use in the city. The land use designations contained in this element and the boundaries of each correspond to one or more zoning districts identified on the Zoning Map (see Table 3). Some land uses contained in the Land Use Policy Map differ from the existing zoning. Therefore, zone changes will have to be made to maintain consistency with the Land Use Policy Map. Specific Plans: Land use policies contained in this element call for the preparation and implementation of specific plans for certain areas of the city. The General Plan establishes broad parameters of development on a long-term basis. A specific plan is designed to identify particular land uses and development standards relating to a specific site or development proposal. The Land Use Policy Map identifies Hawthorne Boulevard as an area suitable for specific plan treatment. Section 65451 of the Government Code requires that a specific plan include regulations, conditions, programs, and proposed legislation concerning the following: The development standards and precise location for land use and facilities; The standards and precise location designated for streets, roadways, and other transportation facilities; Standards indicating population density and building intensity and provisions for supporting services and infrastructure; Specific standards designed to address the use, development and conservation of natural resources; and Provisions for the implementation of the General Plan. 4
SECTION II EXISTING CONDITIONS The City of Hawthorne is completely developed with the remaining vacant land limited to smaller, scattered parcels. The City contains a mix of residential and multifamily housing types and densities, strip commercial along the major arterials, retail centers, public facilities, and industrial uses near the airport and in the southwest portion of the City. The Northrop Corporation has extensive development in the eastern industrial part of the City. Changes in the demographic characteristics have resulted in a demand for more housing while at the same time, the population has remained relatively constant. There has been and will continue to be pressure to recycle residential uses to higher densities due to the City's location adjacent to the Los Angeles International Airport business center. The Century Freeway (1-105) will greatly increases regional accessibility to Hawthorne when completed as scheduled in 1993. Therefore,resulting in improved opportunities for development are forecast. Table 13, at the end of this Element, compares the acreage of existing development to existing zoning by use or zoning designation. As shown in Table 1, existing development and existing zoning are generally consistent. 5
TABLE 1 1989 LAND USES & CURRENT ZONING Use, Zone Type Residential R-1 R-2 R-3 R-4 Subtotal Open Space H UOS Subtotal Commercial C-1 C-2 C-3 Subtotal Industrial M-1 M-2 Subtotal Special District P SP* Subtotal 1989 Development (in acres) 769 127 509 93 1498 20 57 77 106 156 131 393 170 610 780 4 n/a 4 Existing Zoning (in acres) 784 129 687 50 1,650 8 159 167 404 56 254 714 62 288 350 <1 253 253 Total 2,752 acres 3,134 acres Source: Cotton/Beland/Assoclates, Inc. * Includes Pacific Glen, Willow Glen, Prestige Village, Primavera Villas, Century Business Center, and Central Park Specific Plans, as well as Airport Master Plan. 6
SECTION III ISSUES AND OPPORTUNITIES The Land Use Element is based upon policy response to land use issues and opportunities. Issues are local concerns relating to existing or expected land uses which need resolution. Opportunities are potential benefits which might be achieved as a result of new land use situations. The following factors have been identified as the major issues and opportunities to be addressed in the Land Use Element: Freeway- RelatedRegional Commercial / Mixed Use Potential Areas adjacent to the Century Freeway (1-105) and San Diego Freeway (I- 405)/Rosecrans Avenue offer significant development potential for land uses requiring accessibility and visibility. Such uses include major retail goods and services involving comparison purchasing decisions. The Land Use Element defines such areas and includes policies to stimulate such commercial development, and accommodate planned residential units as part of a mixed-use project. Commercial Corridor Revitalization Current land uses along arterial streets within the city include opportunities for intensification and upgrading. Better development would increase sales tax revenue to the city and improve land use compatibility and appearance. The Land Use Element identifies such corridors and establishes policies to initiate commercial revitalization. Protection of Single Family Housing The City contains large areas of single-family residential development. In light of the continuedpast overdevelopment of multiple-family residences, low density residential areas should be protected from intrusion. Parks/and Open Space The limited parks and open space areas that provide recreational opportunities to the public need to be developed and maintained. Additional areas of open space such as rights-of-way, and easements offer additional offer additional opportunities which are identified in the Land Use Policy Map. Sphere of Influence Planning Existing unincorporated "island" in the City's Sphere of Influence should be reviewed established in case such land is territory within the and land use policy annexedfor possible annexation in the future. 7
Hawthorne Airport Park The City's airport and adjacent lands together constitute the Hawthorne Air Park which provides an opportunity for future expansion of aviation-related development. 8
SECTION IV LAND USE ELEMENT GOALS AND POLICIES The goals and policies contained in the Land Use Element are concerned with both preserving the integrity of the individual neighborhoods that make up the city while ensuring that future development is compatible with the environment and any constraints that might be present. While new development can be beneficial to a city, future growth must be managed in a sensible and rational manner. Adequate infrastructure and services must be available to meet any future demand to ensure that the existing levels of service are maintained. The major issues facing the City are underscored in the following policies that emphasize the need for future development to be sensitive to the existing residents, their homes and businesses, and the natural environment. It is important that Goals 1, 2 and 3 work together and are not pursued in a way that achieves one goal at the expense of another. As critical as economic growth and strength are to the city, they would be hollow achievements if the core fabric of the community is sacrificed to gain that prosperity. Likewise, preserving obsolete and tired land uses that have no redeeming historical, cultural or other intrinsic value to the extent that the economic health of the city is suppressed is foolish in the long run. The way land is used in Hawthorne and throughout the region has changed significantly over the decades since the founding of the city, and will this will continue. This Element is intended to provide guidance that seeks to achieve all of the Goals of the General Plan simultaneously while providing a strong policy foundation that is also flexible enough to adapt to changing circumstances. Additional and Revitalized Commercial Development Hawthorne needs new and revitalized commercial development to increase sales tax revenue for municipal funding and to upgrade its physical image. As an older and well-established South Bay community, the City's future development will play a significant role in its efforts to maintain and upgrade residential neighborhood quality. GOAL 1.0: THE CITY SHALL EXPAND CURRENT EFFORTS TO ATTRACT AND ENHANCE COMMERCIAL DEVELOPMENT. POLICY 1.1: The Century Freeway (I-105) and San Diego Freeway (I-405) Corridors shall be planned for freeway-relatedregionally-oriented commercial uses where appropriate. POLICY 1.2: The Hawthorne Boulevard Corridor shall be reviewed to determine the most feasible program for commercial revitalization. 9
POLICY 1.3: Hawthorne Municipal Airport and related properties shall be analyzed to explore possibilities for "air park" development while ensuring that the airport remains a vital economic asset for the community. The airport master plan shall be incorporated into this analysis. POLICY 1.4: The City shall support and encourage the rehabilitation or renovation of existing buildings or structures or the conversion of obsolete and/or chronically vacant storefronts from their original or most recent use to a new compatible, economically viable, and sustainable use. POLICY 1.5: The City shall continue to explore and adopt ways to use its assets to promote commercial activity within the city. Compatibility Between Existing and Future Development Land use conflicts often arise when newer projects are insensitive to the use, character, or scale of existing development. In many instances, these conflicts over time can lead to both deterioration and blight of both the older and newer homes and businesses. There are a number of ways potential conflicts can be resolved through proper planning in the early stages of project design and subsequent code enforcement. The following policies include measures to ensure that the existing character of development is maintained and that future development is compatible with existing land uses. GOAL 2.0: EVERY EFFORT SHALL BE MADE TO ENSURE THAT BOTH EXISTING AND FUTURE DEVELOPMENT WILL BE AND WILL REMAIN COMPATIBLE WITH SURROUNDING DESIRABLE USES. POLICY 2.1: The design of future development shall consider the constraints and opportunities that are provided by adjacent existing development. POLICY 2.2: The construction of very large buildings shall be discouraged where such structures are incompatible with surrounding residential development. POLICY 2.3: A specific plan for the Hawthorne Boulevard corridor shall be prepared. POLICY 2.4: Retention of buffer zones to protect adjacent areas of freeway corridor from noise, exhaust, and light shall be encouraged. POLICY 2.5: Billboards and obtrusiveobtrusive advertising media near residential areas andor locally-oriented commercial corridors shall be discouraged unless features that mitigate intrusive light, glare and blight are incorporated in and/or around the appurtenant structure and/or programmed into the media itself. 10
POLICY 2.6: Where it is necessary to construct retaining or noise-attenuating walls along freeway corridors, they should be constructed with natural-appearing materials and generously landscaped with vines, trees and shrubbery. POLICY 2.7: Encourage the development of unified commercial centers and neighborhood commercial centers rather than the continued development of "strip commercial." POLICY 2.8: The residential character of the City s shall be substantially single-family detached housingresidential neighborhoods shall be preserved. POLICY 2.9: Chapter 17.38 of the City Code shall be amended to accommodate residential nonconforming uses and permit expansion subject to current development standards. POLICY 2.10: The City shall evaluate the feasibility and appropriateness of adopting form-based zoning codes or some hybrid version. Economic Development Land use policies have an immediate and direct impact on economic activity within the city. Many decisions made in the past were made without consideration of these impacts, and the cumulative effect of this has contributed to economic decline. Although land use matters cannot be decided solely on the basis of their potential economic impacts, to not consider economic impacts is to handicap economic stability and growth in the city. GOAL 3.0: A SOUND LOCAL ECONOMY WHICH ATTRACTS INVESTMENT, INCREASES THE TAX BASE, CREATES EMPLOYMENT OPPORTUNITIES FOR HAWTHORNE RESIDENTS AND GENERATES PUBLIC REVENUES. POLICY 3.1: The promotion of businesses that generate positive economic benefits to the community, including generating tax revenue, job creation and enhancing the quality of life for residents and visitors shall be encouraged and assisted. POLICY 3.2: The design of future developments projects shall consider the economic benefits and detriments that the project will provide. POLICY 3.3: Development standards that encourage positive economic outcomes shall be adopted. POLICY 3.4: Any tools available to attract new businesses that create quality jobs, generate revenue, or enhance the quality of life for residents, those employed with the city and visitors to the city shall be considered. 11
POLICY 3.5: Revitalization of declining commercial and industrial areas through new development, rehabilitation and other means that may be available shall be considered and, if deemed advantageous, implemented. POLICY 3.6: Land use regulations shall be regularly evaluated and updated to facilitate the attraction of high technology industries which will enhance the local economy and support Hawthorne's image as a aerospace research and development hub. POLICY 3.7: The retention and expansion of small businesses shall be encouraged through continued changes in zoning regulations. POLICY 3.8: The City shall develop and adopt and periodically update an Economic Development Element of the General Plan. POLICY 3.9: The City shall continue to explore and adopt ways to use its assets to promote fiscal health of the city s government so that vital services are maintained and improved to adapt to changing needs of the citizens and businesses of the city. Related Goals and Policies The goals and policies and the Land Use Policy Map contained in this element serves as the framework for the remaining General Plan Elements. A number of goals and policies included in these other elements will also support, either directly or indirectly, the goals and policies contained in the Land Use Element. Table 2: Land Use Policy Matrix identifies those goals and policies that correspond with the major issue areas considered in the Land Use Element. TABLE 2 GENERAL PLAN POLICY MATRIX General Plan Elements Opportunity/Issue Areas Housing Circulation Conservation Safety Noise Open Space/ Recreation 1. Freeway-Related Commercial 2. Commercial Corridor Revitalization 3. Protection of Single-Family 4. Parks and Open Space 5. Sphere of Influence Planning 6. Hawthorne Airport 12
TABLE 2 LAND USE POLICY MATRIX Opportunity/ Issue Area 1. Freeway- Related Commercial Potential General Plan Elements Housing Circulation Conservation Safety Noise X X X Open Space/ Recreation 2. Commercial Corridor Revitalization X X 3. Protection of Single-Family X X X X X 4. Parkland/ Open Space X X X X 5. Sphere of Influence Planning X X 6. Hawthorne Air Park X X X * Matrix illustrates interrelationship of General Plan Elements vis-a-vis identified land use opportunities and issue areas. 13 Land Use Element
SECTION V LAND USES POLICY Land Use Policy Designations and Standards Figure 1, thethe Land Use Policy Map, at the end of this Element applies Hawthorne's stated goals to specific land uses within the City. The Land Use Element designates five major categories of land use, which roughly correspond to existing development patterns. These categories include residential, commercial, industrial, public facilities and open space. The residential designation is further subdivided into three density ranges: low, medium, and high density. The commercial designation is also divided into three types: local, general, and regional commercial, retail commercial, and freeway commercial/mixed use. The distribution of land uses is shown in Table 43. Table 3 also indicates residential development densities including potential ranges that exist under current zoning. (The maximum allowable densities are not achievable in many cases because existing street, alley, and lot configurations as well as setback, open space, and parking requirements serve to limit densities). Table 3 also indicates development intensities for the remaining land use designations and corresponding zoning districts. Table 3 shows the distribution of acreage within Hawthorne by land use designation. The Floor Area Ratios (FARs) shown for the commercial and industrial land uses indicate the maximum ratio of the gross floor area of all buildings on a lot to the lot area. As is the case with residential density designations, the achievable floor area ratios for some areas are less than the maximum. This is due to small lots as well as the necessity of complying with setback, open space, and parking requirements. Low Density Residential - Residential dwelling unit densities in this category will correspond to those intensities allowed under the R-] zoning designation which allows] to 8.0 dwelling units per acre. This particular land use designation is characterized by single-family detached units and is found throughout the city. Approximately 733589 acres of the city are classified as Low Density Residential. Medium Density Residential - This land use designation applies to those areas of the city in which the allowable densities for residential development corresponds to the R-2 zoning designation of 8.1 to 17.0 dwelling units per acre. Housing units within this density range typically include a mix of single-family detached and attached units and duplexes. Approximately 93111 acres have been designated for Medium Residential Density development (Table 4). High Density Residential - This land use designation applies to those areas of the City where the. allowable residential densities are between 17.1 and 4030.0 units per acre and corresponds to the R-3 zoning designation. This designation identifies those neighborhoods where triplexes, fourplexes and multi-family 14 Land Use Element
units are located. An estimated 631536 acres have been designated for High Density Residential development (Table 4). Local Commercial - This designation is a more restrictive land use category than General Commercial. This particular designation identifies those areas of the city where smaller professional offices, local services and retailing activities will be located. The maximum Floor Area Ratio will be 1.5. General Commercial - The general commercial land use designation refers to those office and commercial activities which serve both the local and regional markets. This is a more intense type of commercial development than that permitted in local commercial areas and involves larger firms which generate more traffic. The Floor Area Ratio for this development may go as high as 2.5 and subterranean parking is permitted. Local Commercial - This designation is a more restrictive land use category than General Commercial. This particular designation identifies those areas of the city where smaller professional offices, local services and retailing activities will be located. The maximum Floor Area Ratio will be 1.5, subterranean parking is prohibited, and more extensive landscaping is required. Freeway Commercial/Mixed UseRegional Commercial - This designation accommodates mixed commercial uses with primary orientation to freeway accessibility. Allowable uses within this designation include business parks, office, multi-family residential, restaurants, auto centers, along with other general commercial uses. Residential development must be planned and constructed as part of a project. The Floor Area Ratio for this type of development may go as high as 3.5. General Industrial - The General Industrial designation includes generally largescale developments or industrial parks whose activities include heavy manufacturing, compounding, processing or fabrication. Such uses may also include warehousing, storage, freight handling, truck services, and terminals. This designation can also accommodate all uses allowed in the Industrial designation. An FAR of 1.75 is allowed for this designation. Industrial - The Industrial land use designation generally involves smaller scale development than the General Industrial designation and includes such uses as manufacturing, assembly, fabrication, wholesale, heavy commercial and office uses. This land use is appropriate as a buffer between non-industrial and general industrial land uses. The Floor Area Ratio for this type of development may go as high as 0.75. Open Space/Parks - This designation includes open spaces which still exist within the City including parklands, school yards, horticultural plots, railroad rights-of- 15 Land Use Element
way, flood control channels, Southern California Edison easements, and small, isolated lots. Development in this category is limited to uses associated with recreation or other uses necessary in easements or flood control channels. A Floor Area Ratio ranging from 0.1 to 0.3 will be allowed for recreational uses. Public Facilities - The public facilities designation includes a variety of public uses such as institutional uses (elementary, junior high, and high schools), the Hawthorne Municipal Airport, and City officesgovernment facilities (city hall, police and fire stations, libraries, etc.). Allowable development may include a Floor Area Ratio ranging from 0.3 to 0.75. Approximately 196203 acres have been designated as public facilities (Table 3). Implications of land Use Policy The implementation of the land use policy contained in this Element will permit additional development though this growth will be managed in a manner that is consistent with citywide goals and objectives. The distribution of land uses citywide is indicated in Table 3. 16 Land Use Element
TABLE 3 LAND USE DESIGNATIONS General Plan Designation Residential Low-Density Residential Medium-Density Residential High-Density Residential Commercial Freeway Commercial/Mixed Use Local Commercial General Commercial Industrial Industrial General Industrial Development Standards 1-8.0 du/acre 8.1-17.0 du/acre 17.1-40 du/acre FAR-3.5 FAR-1.5 FAR-2.5 FAR-0.75 FAR-1.75 Corresponding Zone District R-1: R-2: Low-Density Residential Medium-Density Residential R-3: High Density Residential and R-4: Maximum Density Residential C-1: Use C-2: Freeway Commercial/Mixed General Commercial C-M: Commercial Manufacturing M-1: Limited Industrial M-2: Heavy Industrial Open Space Open Space/Parks FAR-0.l to 0.3 UOS: Urban Open Space H: Horticultural Public Facilities Public Facilities FAR-0.3 to 0.75 All Zones 17 Land Use Element
TABLE 4 DISTRIBUTION OF LAND USE Genera Plan Land Use Designation Area (in Acres) Percentage of City Total Residential Low-Density Residential Medium-Density Residential High-Density Residential Commercial Local Commercial General Commercial Freeway Commercial Industrial Industrial General Industrial 732.92 92.88 630.72 75.00 232.72 182.04 16.18 495.36 25.1 3.2 21.6 2.6 8.0 6.2 0.6 16.9 Other Designations Public Facilities Open Space/Parks 196.17 98.00 Specific Plans Central Park Century Business Center Pacific Glen Prestige Village Primavera Villas Willow Glen 23.68 85.43 38.72 7.99 4.39 12.92 6.7 3.4 0.8 2.9 1.3 0.3 0.2 0.4 TOTAL 2925.12 100.0 Sphere of Influence Land * Low Density Residential Medium Density Residential General Commercial Freeway Commercial General Industrial * Currently not part of incorporated city Area (in Acres) 229 67 54 81 218 18 Land Use Element
Table 3 LAND USES & ZONING Land Use Designation Area (in acres) 1 Percentage of City Total Development Standards Corresponding Zones Area (in acres) 1 Percentage of City Total Residential 1,236 38.5 1,245 38.8 LDR Low Density Residential 589 18.3 1 8.0 du/acre R-1 Low Density Residential 593 18.5 MDR Medium Density Residential 111 3.5 8.1 17.0 du/acre R-2 Medium Density Residential 112 3.5 HDR High Density Residential 536 16.7 17.1 30.0 du/acre R-3 High Density Residential 490 15.3 & R-4 Maximum Density Residential 50 1.6 Commercial 426 13.3 405 12.6 LC Local Commercial 22 0.7 FAR = 1.5 CL Local Commercial 20 0.6 GC General Commercial 146 4.5 FAR = 2.5 CG General Commercial 130 4.0 RC Regional Commercial 258 8.0 FAR = 3.5 CR Regional Commercial 255 7.9 Industrial 330 10.3 270 8.4 LI Light Industrial 25 0.8 FAR = 0.75 no corresponding zones GI General Industrial 305 9.5 FAR = 1.75 M-1 Limited Industrial 62 1.9 & M-2 Heavy Industrial 208 6.5 Other Designations 265 8.3 257 2 8.0 OS Open Space 62 1.9 FAR = 0.3 OS Open Space 162 5.0 PF Public Facilities 203 6.3 FAR = 0.75 any zone Specific Plans 1,035 32.2 1,035 32.2 DHSP Downtown Hawthorne 786 24.5 786 24.5 CP Central Park 24 0.7 24 0.7 CBC Century Business Center 85 2.6 85 2.6 PG Pacific Glen 39 1.2 See specific plans for details 29 1.2 PV Prestige Village 8 0.2 8 0.2 WG Willow Glen 13 0.4 13 0.4 AMP Airport Master Plan 80 2.5 80 2.5 CITY TOTAL 3,212 100.0 3,212 100.0 including public rights of way 3,839 3,839 Sphere of Influence (not part of City) 649 LDR Low Density Residential 229 R-1 Low Density Residential MDR Medium Density Residential 67 R-2 Medium Density Residential CG General Commercial 54 CG General Commercial CR Regional Commercial 81 CR Regional Commercial GI General Industrial 218 M-2 Heavy Industrial Source: Planning Department Notes: 1 There are numerous properties having a land use and zone that do not match. 2 There are legacy zones that no longer have a corresponding Land Use.