What is the Hillside Overlay Ordinance in the Hollywood Riviera?

By Keith Kyle

A few of the many benefits of living near the beach are the wonderful ocean views and ocean breezes that make life here so unique.  These ocean views have immeasurable value from both a quality of life aspect as well as a significant monetary impact.  In many of the South Bay cities these views are unprotected and it’s not rare for a home’s stunning ocean views to disappear when the one story home next door gets torn down and new and much larger home replaces it.

Home with "flags" marking outline of proposed addition
Home with “flags” marking outline of proposed addition

Certain areas of Torrance are the exception. Primarily found in the Hollywood Riviera and Seaside Ranchos neighborhoods the city has incorporated much stricter building guidelines known as the “Hillside Overlay” area.  (see map below)

From the Torrance city website:  In 1977, the Hillside Overlay Area was established in Torrance, CA in order to address issues concerning building, remodeling, and protecting views and privacy.  All new construction (meaning both new homes and expansions on current structures) are subject to review and input by neighbors including “flagging”  where a mock up of the future structure are marked with plastic flags  to approximate the outlines of any proposed addition to the structure prior to permit approval so that neighborhood input may be obtained.

Torrance Municipal Code Excerpt (Hillside Overlay)

The basics of the hillside overlay are as follows:  Upon receipt of the complete application, the Community Development Director shall set a date, time and place for a public hearing thereon as soon as practicable and shall send notice thereof to the owners of land included within a three hundred (300) foot radius of the exterior boundaries of the land for which the permit is sought

No construction and no remodeling or enlargement of a building or structure shall be permitted unless the Planning Commission (or the City Council on appeal) shall find that the location and size of the building or structure, or the location and size of the remodeled or enlarged portions of the building or structure, have been planned and designed in such a manner as to comply with the following provisions:
a) The proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity;
b) The development has been located, planned and designed so as to cause the least intrusion on the views, light, air and privacy of other properties in the vicinity;
c) The design provides an orderly and attractive development in harmony with other properties in the vicinity;
d) The design will not have a harmful impact upon the land values and investment of other properties in the vicinity;
e) Granting such application would not be materially detrimental to the public welfare and to other properties in the vicinity;
f) The proposed development will not cause or result in an adverse cumulative impact on other properties in the vicinity.

Torrance Hillside Overlay

 

Holidays in Redondo – Riviera Village Holiday Stroll 2015

One of the great aspects of life in the South Bay is the sense of community the beach cities offer.  One of the best times of the year to enjoy that community is the holiday season with each city having numerous events and festivities.  On December 3rd from 5-9pm is the always fun and cheerful Riviera Village holiday stroll.

Riviera Village is already a charming shopping and  dining area that is
pedestrian friendly with a variety of places to choose from.  For the holiday stroll, Catalina Avenue is shut down to car traffic and turned into a pedestrian only 2013-12-18 18.25.22festival, making it a safe and fun way to start the holidays.

The Holiday Parade down Catalina Ave. steps off at 6 pm and features local bands, scout troops, dance groups, and some Redondo Beach dignitaries.

Riviera Village offers a wonderful holiday atmosphere with carolers and music, twinkling lights, horse drawn carriage, decorations and in years past has even seen a bit of snow!

Catalina Avenue will be closed to traffic from Avenue I to Elena Avenue from 5 to 9 p.m. to facilitate the happy shoppers.

 

Increased inventory slowing the market for high end Hollywood Riviera homes

By Keith Kyle340_Via_Colusa_master1 copy

A noticeable increase in number of homes for sale at $1,500,000 and above has seemed to put the brakes on a very hot real estate market in the Hollywood Riviera.  The buying public had been clamoring for more homes on the market and now that they’ve arrived, it seems they’re not selling.  The $1,100,000-$1,400,000 price point is still extremely active, but the increased inventory of high end homes has definitely slowed the market.  Certain homes such as the recent listing at 225 Via Alameda which sold with multiple offers right from the start, are the exception at the moment and not the rule.  It’s not uncommon to see these higher price point homes sitting on the market for months which is a distinct difference from some other high end areas in the South Bay.  The chart below shows the number of active, pending and sold homes by month for homes priced over $1,500,000 and clearly indicates almost double the number of homes for sale while pending and sold listings are down.

Hollywood-Riviera-Luxury-Homes

 

Current Hollywood Riviera homes priced over $1,500,000

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(all data current as of 10/16/2021)

Listing information deemed reliable but not guaranteed. Read full disclaimer.

 
 

It’s Holiday Time in the Hollywood Riviera

There’s no place like home for the holidays and if you live in the South Bay there are plenty of activities and places to enjoy the holidays.Hollywood Riviera Holidays

 

Riviera Village Holiday Stroll is Thursday, Dec. 4, 5 to 9 pm

Start your holiday celebrating in Riviera Village at the annual Holiday Stroll on Thursday, December 4, from 5 to 9 pm.  This wonderful collection of upscale shops will stay open late that night, offering fabulous finds and delectable treats to all.  The Holiday Parade down Catalina Ave. steps off at 6 pm and features local bands, Scout troops, dance groups, Redondo Beach mayor Steve Aspel and Councilman Jeff Ginsburg.

Stroll with friends under twinkling lights amid holiday cheer.  Take a horse-drawn carriage ride past the beautifully decorated shop windows as you’re surrounded by the sounds of the season.  Listen to local bands playing on Ave. I following the Parade.  It’s a great night to meet up with friends, start your shopping, and get some holiday cheer on.

 

Two Big Oceanfront Home Sales in the Hollywood Riviera on Paseo De La Playa

By Keith Kyle

Monthly home sales median prices can often be skewed by a few big numbers and October will certainly reflect that with two homes selling on the oceanfront street of Paseo De La Playa in the Hollywood Riviera.

The first sale was located at 406 Paseo De La Playa which is actually the non ocean front side of the street, but due to it’ location there are no homes on the406 Paseo De La Playawest side of the street and most of the ocean views are unblocked and panoramic.  The home was a very nice contemporary/modern design with large windows to allow for floor to ceiling views.  With 4 bedrooms and 3 1/2 baths the home sold for a sizable $3.380,000 which is a number not generally seen on the east side of the street.

ML#:   SB14186042 
Property Type Single Family Home
Price:   $3,380,000 
Price Per Sqft:   $946.78 
Square Feet 3570
Lot Size   6725 sq ft
Bedrooms:   4 
Baths:  3.5

The second home was located oceanfront at 605 Paseo De La Playa and sold for a sizable $4,300,000.  The home was a very original condition 1962 built home and for all intents and purposes this was a lot sale which sets a new price point for lot value in this highly sought after strip of land.  The homes on this side of the
Oceanfront Homesstreet have enormous lots over 20,000 feet but much of the land is a fairly unusable cliff/bluff.  They were originally on leased land but many of the homeowners have bought out the lease at one point or another.   One of the appealing aspects of this home was that it had a trail leading down to the beach and water which is fairly unique and almost impossible to do these days due to stringent restrictions by the California Coastal Commission.

ML#:   PV14177338 
Property Type Single Family Home
Sales Price   $4,300,000 
Price Per Sqft:   $1,352.63 
Square Feet 3179
Lot Size   21,739 sq feet
Bedrooms:   4 
Bath:  3

There is currently two additional oceanfront home on the market and actively for sale.   The first is  located at 617 Paseo De La Playa, Redondo Beach CA 90277.  As with most of the homes along Paseo, it’s been updated but still somewhat original.  Offering unbelievable views this will certainly be someone’s coastal dream house.

The second home is a palatial estate offering 7 bedrooms, 7 baths, over 7000 feet of living space on an almost 26,000 foot oceanfront lot.   The home is located at 433 Paseo De La Playa.

 

For the special buyer….oceanfront estate at 433 Paseo De La Playa

This is a unique home for a unique buyer.  Located on top of the bluff, sitting oceanfront is the  private gated estate at 433 Paseo De Redondo Beach rainbow and beyond from Paseo De La Playa in the Hollywood RivieraLa Playa.   Paseo De La Playa is the oceanfront street between Redondo Beach and Palos Verdes.  The home sits on an oversize 25,771 sq foot lot that extends all the way to the beach and has it’s own direct path to the sand.  This home is unique both inside and out with a recent remodel of this 7 bedroom 7700+ square feet.  Exterior features include a fantastic swimming pool with water falls, a spa and a water slide,  a private basketball court and the endless activities on the beach right in front of the home. 4 car garage and enough area to park 10 cars on the property. Interior features include gorgeous stairway leads up to the master suite with incredible ocean views, 5 bedrooms upstairs, downstairs area with a home theatre, pool table room, game room and 2 bedrooms and bathrooms.

433 Paseo De La Playa

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