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Redondo Beach Municipal Code APPLIES to BCHD! These are legally enforceable requirements.

Despite BCHD's repeated attempts to nearly triple the size of the buildings on the site and increase the height to about 110-feet, BCHD is not above the law. The follow from the Redondo Beach Municipal Code highlights BCHD's attempts to ignore or evade the Code:


1. The establishment or significant alteration of those uses will not adversely affect surrounding uses and properties RBMC 10-2.2506(a)

BCHD is expanding from 300,000 to 800,000 sqft. That's larger than all of Beryl Heights together. BCHD has increased the height of the project 3 times from 60 (2019) to 76 (2020) to 103-feet (2021) and is now 108'-8" according to their pre-CUP filing at Redondo Beach. Surrounding Redondo Beach properties demonstrate $50M in value loss based on proximity to BCHD site. Increase of size will only further impact the surrounding uses and properties.


2. Protect property values RBMC 10-2.2502(a)

Statistical real estate studies show that the closer property is to the existing BCHD site, the lower its value is if the same home with the same characteristics were further away. Inside of 1/2-mile of BCHD in Redondo Beach alone, housing values are depressed by over $50M.


3. Impacts (damages) to surrounding properties to review RBMC 10-2.2502(b)(1)

circulation (90% non-resident use of the facility)

parking (8-10 story ramp on south perimeter next to residential)

traffic (80%+ non-resident use of the facility, ramps dumps to Prospect northbound)

utilities (up to 4,000kW diesel generator and 75,000 gallons fuel oil adjacent to Diamond St.)

public services (excessive use of public services for 80%+ non-residents)

noise (Federal exceedance during construction, amplified noise until 10PM)

odor (fuel oil bunkers at Diamond St, diesel generator exhaust, parking ramp toxics)

privacy (80-foot+ height advantage over residential, balconies overlooking homes)

private and common open spaces (project requires center of site location)

trash collection (BCHD must be limited to all deliveries and pickups during business day)

security and crime deterrence (unknown)

energy consumption (unknown)

physical barriers (unknown)

other design concerns (to be determined)


4. Location of buildings and structures shall respect the natural terrain of the site RBMC 10-2.2502(b)(2)

Both Phase 1 and Phase 2 projects ignore the impacts of the 30-foot elevated site. BCHD deliberately moved the development to the perimeter and increased the height above 100-feet, thereby causing non-mitigatable impacts to the surrounding properties, including but not limited to, privacy, noise, glare, light blockage, and property value damage. Development must minimize damages and move to the center of campus at a lower height. 99%+ of the existing campus is 52-feet or lower. Only 0.3% (968sqft) is 76-feet.


5. Balance and integration with the neighborhood RBMC 10-2.2502(b)(4)

-The overall design shall be integrated and compatible with the neighborhood.

-In harmony with the scale and bulk of surrounding properties

BCHD has made no attempt to integrate with the neighborhoods in terms of architecture, mass, height, volume, bulk, scale or other features. BCHD must reduce all features, similar to The Kensington, to integrate with the neighborhood.


6. Consistency with residential design guidelines RBMC 10-2.2502(b)(7)

Redondo Beach has both generalized residential design guidelines (RDGs) and neighborhood specific RDGs. BCHD has specific Beryl Heights RDGs on the west and south. The north neighborhood is governed by the general guidelines or the Beryl Heights RDGs. Torrance neighborhoods to the east and south have the Torrance Hillside Overlay as guidelines.


7. Improve Quality-of-Life in residential neighborhoods RDG Purpose p.1

An important objective of the City of Redondo Beach Strategic Plan is to improve the quality of life in residential neighborhoods. These design guidelines are intended to help accomplish this objective by ensuring that new homes or additions to existing homes are of high architectural quality; are compatible in mass, scale, and other design features with surrounding development; and preserve and contribute to the unique character of established neighborhoods.


8. Ensure compatibility in mass, scale, design with surrounding development RDG Purpose p.1

An important objective of the City of Redondo Beach Strategic Plan is to improve the quality of life in residential neighborhoods. These design guidelines are intended to help accomplish this objective by ensuring that new homes or additions to existing homes are of high architectural quality; are compatible in mass, scale, and other design features with surrounding development; and preserve and contribute to the unique character of established neighborhoods.


9. Preserve character of established neighborhoods RDG Purpose p.1

An important objective of the City of Redondo Beach Strategic Plan is to improve the quality of life in residential neighborhoods. These design guidelines are intended to help accomplish this objective by ensuring that new homes or additions to existing homes are of high architectural quality; are compatible in mass, scale, and other design features with surrounding development; and preserve and contribute to the unique character of established neighborhoods.


10. Respect development in immediate area RDG p.37

New multi-family residential development should respect the development in the immediate area through the use of similar setbacks, complimentary building arrangements, buffer yards and avoidance of overwhelming building scale and visual obstructions.


11. Avoid overwhelming building scale and visual obstruction RDG p.37

New multi-family residential development should respect the development in the immediate area through the use of similar setbacks, complimentary building arrangements, buffer yards and avoidance of overwhelming building scale and visual obstructions.


BCHD FAILS ON EVERY LEGAL REQUIREMENT!


email StopBCHD@gmail.com for more information

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