55+ Options in South Bay

This is not intended to be an exhaustive list of 55+ housing choices, but a reference point for the more commonly known, age-restricted accommodations available in the Los Angeles South Bay. We welcome your input, but cannot guarantee inclusion.

Condominiums

Breakwater Village, 2750 Artesia Blvd, Redondo Beach, CA 90278
Courtyard Villas Estates, 3970 Sepulveda Blvd, Torrance, CA 90505
Gables, 3550 Torrance Blvd, Torrance, CA 90503
Meridian, 2742 Cabrillo Ave, Torrance, CA 90501
Montecito, 2001 Artesia Blvd, Redondo Beach, CA 90278
New Horizons, 22603-23047 Maple Ave and 22601-23071 Nadine Circle, Torrance, CA 90505
Pacific Village, 3120 Pacific Blvd, Torrance, CA 90505
Parkview Court, 2367 Jefferson St, Torrance, CA 90501
Rolling Hills Villas, 901 Deep Valley Dr, Rolling Hills Estates, CA 90274
Sol y Mar, 5601 Crestridge Road, Rancho Palos Verdes, CA 90275
Sunset Gardens, 24410 Crenshaw Blvd, Torrance, CA 90505
Tradewinds, 2605 Sepulveda Blvd, Torrance, CA 90505
Village Court, 21345 Hawthorne Blvd, Torrance, CA 90503

Independent/Assisted Living/Memory Care Facilities

Belmont Village, 5701 Crestridge Road, Rancho Palos Verdes, CA 90275; 310-377-9977
Brookdale Senior Living, 5481 W Torrance Blvd, Torrance, CA 90503; 310-543-1174
Canterbury, 5801 West Crestridge Road, Rancho Palos Verdes, CA 90275; (877) 727-3213
Clearwater at South Bay, 3210 Sepulveda Blvd,Torrance, CA 90505; 424-250-8492; (previously Wellbrook)
Kensington, 320 Knob Hill Ave, Redondo Beach, 90277; (424) 210-8041
Manhattan Village Senior Villas, 1300 Parkview Ave, Manhattan Beach, CA 90266; (310) 546-4062
Silverado Senior Living, 514 N. Prospect Avenue, Redondo Beach, CA 90277; (310) 896-3100
Sunrise of Hermosa Beach, 1837 Pacific Coast Hwy Hermosa Beach CA 90254; 310-937-0959
Sunrise of Palos Verdes, 25535 Hawthorne Blvd, Torrance, CA 90505; 408-215-9608


Independent Living Only

Casa De Los Amigos, 123 S Catalina Ave, Redondo Beach, CA 90277; 310 376 3457
Heritage Pointe Senior Apartments, 1801 Aviation Way, Redondo Beach, CA 90278; (844) 220-4169
Seasons at Redondo Beach, 109 S Francisca Ave, Redondo Beach, CA 90277; (310) 374-6664

Mobile Home Parks

Skyline, 2550 Pacific Coast Hwy, Torrance
South Bay Estates, 18801 Hawthorne Blvd, Torrance
South Shores, 2275 25th St, San Pedro

Common Misconceptions About Senior Housing

The purpose of this article is to highlight some common misunderstandings among the general public, including some subdividers, regarding senior citizen housing developments (i.e., “55+” housing). Real estate licensees often come across one or more of these misunderstandings in connection with representation of a buyer or seller of a home in this type of an age-restricted (or senior) community.

By way of background, both federal and state laws generally prohibit housing discrimination on the basis of age and other distinguishing characteristics such as gender, race, and religion; this body of law in California is referred to as the Unruh Act. However, both federal and state laws do allow for the creation and marketing of homes exclusively for older persons in certain communities generally referred to as “senior housing” or “senior citizen housing developments.” (The marketing term that may be used by subdividers is “active-adult” or “lifestyle” communities [the use of the term “adult”in characterizing these developments is discouraged at the federal level]). In California, the law requires that at least one of the occupants of a home in these communities must be a“Qualifying Resident” or “Senior Citizen,” i.e., a person who is 55 years of age or older. However, there is more to the law than simply this and, as the law can be complex, the following misunderstandings may arise:

Myth #1
You must be at least 55 years old to buy a home in the community.

The law does not care who buys the home or who is on title. The law is only concerned with who resides in the home. This means that the children or grandchildren of a 55+ parent or grandparent can buy the home (and be solely listed on the recorded deed) as long as the 55+ parent or grandparent, or other age-qualified individual, is the actual person who resides in the home.

Myth #2
Every person who resides in the home must be at least 55 years old.

California law allows other persons to permanently reside in the home (other than mobile homes [see below]) who are younger than 55 years old; each of these younger persons is called a “Qualified Permanent Resident” or “QPR.” For example, the spouse or cohabitant of the 55+ Qualifying Resident can be younger than 55 years old. Also, a younger person who occupies a room in a home (such as a friend, other relative, or someone who is renting a room) can reside in the home as long as that younger person is at least 45 and at least one 55+ Qualifying Resident also resides there.

Myth #3
If the spouse or cohabitant is younger than 55 years old then they must be at least 45 years of age to reside in the home.

The spouse or cohabitant can be of any age. So the thirty-something-year-old who marries or cohabitates with the55+ Qualifying Resident can reside in the home without restriction as a QPR.

Myth #4
As long as 80 percent of the homes in the community are occupied by at least one person who is 55 years of age or older, then the remaining 20 percent of the homes in the development can be occupied by underage families with children.

There has been much debate regarding whether 20 percent of the homes can be a “set aside” for occupancy by underage families with children. When considering the applicable federal and state laws together, the answer to this question is an emphatic “no.” Federal law requires that to qualify as senior housing at least 80 percent of the homes must be occupied by at least one person who is 55 years of age or older. Next, the preamble to the applicable federal regulations on senior housing states, “There is no requirement that the remaining 20 percent of the occupied units be occupied by persons under the age of 55, nor is there a requirement that those units be used only for persons where at least one member of the household is 55 years of age or older.”

Note that California law requires that certain underage persons be allowed to occupy homes in a senior citizen housing development (this does not include homes in mobile home communities [see below]). Further note that California law makes no reference to an 80 percent“minimum floor” or “safe harbor” at all. However, state law does provide for preemption by federal law in some cases. Accordingly, so as not to endanger the status of the community as a senior citizen housing development under California law, the 20 percent arising from the 80/20 provision in federal law should be regarded under state law as applying to those homes where the underage surviving spouse, cohabitant, or other individual who qualifies as a QPR remains in the home after the 55+ Qualifying Resident no longer permanently resides there rather than as a “set aside” for underage families with children. Moreover, if the percentage of non senior occupied homes approaches 20 percent, then the senior community may begin to deny occupancies to underage persons in order to maintain the federally-mandated 80 percent senior-occupancy requirement.

A failure to follow both federal and state laws could cause a senior community to lose its status as such under the law.

Please carefully note that mobile home communities are exempt from the Unruh Act provisions in state law concerning senior citizen housing developments, but they are subject to the senior housing provisions in federal law. Accordingly, the foregoing information relating to California law does not apply to a mobile home community unless it has expressly adopted the provisions for senior citizen housing developments as set forth in the Unruh Act.

Because the majority of senior communities today are 55+ housing, this article pertains to this type of housing only (as opposed to, for example, housing for persons who are 62 years of age or older). Also, this article is not intended to cover all provisions of the law applicable to 55+ housing including those provisions relating to temporary or permanent occupancy by disabled non seniors. Therefore, as always, legal counsel should be consulted to confirm those particular provisions of the law that apply to a specific senior community where you may be representing a buyer or seller.

Why is Getting Organized So Important Today?

 

By Stephanie Boyd
Professional Organizer and Founder of S.T.O.R.E.
(Solutions to Organize, Revitalize, Energize)

“Organize this, organize that!” There are “tips and articles everywhere about how to organize our lives, our homes and our belongings. Why is this such a hot topic?

As a Professional Organizer I see firsthand the emotional and physical cost of clutter and disorganization. Clutter is distracting; it steals valuable time and keeps many from enjoying their homes and their daily lives. In fact, Newsweek Magazine estimates that the average American spends almost an hour a day looking for things they can’t find!

Belongings seem to be overwhelming not only our physical space, but our mental space as well. Just the thought of organizing a household or lifetime of belongings is overwhelming to most, and seniors are no different. In fact, an annual Health and Retirement Survey found that after age 50 people become less and less likely to sell or donate items they no longer need – possibly because doing so becomes more and more difficult, physically or emotionally. This is where an objective and trustworthy professional organizer can help.

Getting organized presents an opportunity to:

– Preserve your legacy and share your story
– Spend your time with intention
– Create a more peaceful and relaxing home

 

Organizers break down the decluttering process into manageable pieces and have a multitude of resources to help with everything from the preservation of memories and keepsakes, the hauling of donations, the shipping of items being given to others and even the move to a new home. An experienced organizer understands why it is difficult to part with things and how important your belongings are to you and your life story.

If you would like more information or help getting organized please give us a call. S.T.O.R.E. (Solutions to Organize, Revitalize, Energize) is a local professional organizing company that understands the special considerations seniors face when organizing their homes or preparing for a major move.

Special Residential Services

Senior housing transition preparation
Planning for home downsizing
Sorting, donation and disbursement support during the sensitive time of bereavement

Accessory Dwelling Unit or Bootleg Rental?

Call it granny unit, granny flat, mother-in-law quarters, in-law quarters, casita, secondary suite, guest quarters, guest house, accessory apartment, or simply bootleg rental.  They are here and they are legal.

Last year the California legislature made that final term obsolete and took a dramatically firmer stance on one solution to the state’s housing shortage.  Local government can no longer outlaw accessory dwelling units (ADUs).  For years municipalities have thrown roadblocks in front of legislative attempts to allow secondary homes in neighborhoods currently zoned for a single residence on a single lot (R1).  Typically parking has been the ‘escape clause’ in that building codes required multiple off street parking spaces for the additional unit, whether granny owned a car or not.  Because most single family residences (SFRs) can’t reasonably accommodate a second garage, the ploy worked and second units were not built.

In 2017 the legislature tackled the problem by clarifying existing law (AB 2299) to forbid a string of local rules designed to foil what local residents perceived as increased density.  These changes were numerous and included reorganizing existing law to apply one standard for the ADU permit review process regardless of whether a local government has adopted an ordinance or not, changing specified ADU building and parking standards, and placing limitations on utility
connection fees and capacity charges and requirements.

This law makes several changes to ADU law, which include the following key items, among others:

  • requires that a local agency’s ADU ordinance include that the
    ADU may be rented separate from the primary residence, but may not
    be sold or otherwise conveyed from the primary residence;
  • specifies that parking requirements for ADUs may not exceed one parking
    space per unit or per bedroom, whichever is less;
  • removes the option for local agencies to prohibit off street parking in
    setback areas or through tandem parking whether or not that parking is
    allowed anywhere else in the jurisdiction;
  • defines “tandem parking” as two or more automobiles that are parked
    on a driveway or in any other location on a lot, lined up behind one
    another;
  • provides that no setback shall be required for an existing garage that
    is converted to a portion of an ADU.

Undoubtedly these new laws will result in court battles between state government, which is desperately trying to increase housing throughout the state, and local governments and citizen groups who are trying to maintain the status quo with equal fervor.

While many owners fall in the “Not In My Back Yard” category, there are others who see this as an opportunity.  Along the beach, where housing is incredibly scarce, and rental rates are sky high, dollar signs are dancing before many eyes.  Homeowners who have rented a converted garage for years, and watched out for city inspectors the whole time, can now stand tall knowing they are helping avert the housing crisis.  Not to mention making a positive addition to their bank account.

What are the positives and negatives?  Clearly, anything that helps remedy the shortage of homes is positive, as is the opportunity for increased income.

Beyond that, for many families, the most important benefit is the ability to house an aging family member, while according them the privacy of a separate living space.  Equally desirable is providing cost-effective housing for young adults who have been priced out of the real estate market where they grew up and their families still live.

On the flip side, there are added costs to having a second house on your property.  Maintenance comes to mind immediately, as does the increased load on utilities.  Less obvious is the loss of outdoor living space.  SoCal beach communities are known for outdoor living and on tiny lots yard space is limited.  Then there’s the increase in traffic, and the neighbor who objects to anything that looks like increased density.

For follow-up reading and greater detail, see:
Assembly Bill 494 (https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180AB494); and
Senate Bill 229 (https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201720180SB229); which have been codified as;
Government Code § 65852.2 (https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?sectionNum=65852.2.&lawCode=GOV) effective January 1, 2018.

For personalized information regarding the cost of constructing/maintaining/leasing an ADU on your site, please call Carl at 310-963-4788.  We can help you evaluate the increase in your property value for adding a guest facility to your existing home.  Alternatively, we can help you locate a ‘trade-up’ from your home to another with secondary living quarters.  We look forward to hearing from you.

55+ Options: Palos Verdes

The four cities of the Palos Verdes Peninsula have two unique senior condominium communities.  Rolling Hills Villas, built circa 2008, has occasional resales.  The newest project on the hill, Sol y Mar in Rancho Palos Verdes, has sold out the first phase and is working on phase 2. If you’ve been considering a move to a 55+ community, give us a call.  We’d love to sit down with you and discuss the pros and cons of down-sizing, and buying versus leasing.  In either case, we show you what’s available to fit your needs in the south bay.


Rolling Hills Villas
901 Deep Valley Dr
Rolling Hills Estates, California 90274

Close to the “top of the hill,” Rolling Hills Villas has 40 condominium units for active seniors, 55 and older.  The association maintains a secure building, with subterranean parking, a rooftop patio lounge and bbq facilities.   Nearby are pharmacies, medical, the Post Office, library, restaurants, cafes, grocery shopping, Norris Theatre, banks & more.

Sales during the past six months totaled two units, ranging in price from $679,000 to $875,000.  At publication time, there were none available, however, that can change at any time.  If we know you’re looking, we can keep you updated on new and future listings.


Sol y Mar
5601 Crestridge Rd.
Rancho Palos Verdes, CA 90275

In phase two of construction now, Sol y Mar, a 55+ luxury community of ultimately 60 new homes in Rancho Palos Verdes is perched atop the Palos Verdes hill. Spectacular coastal views, great weather throughout the year, an engaging lifestyle, and beautiful homes designed for quality and comfort make Sol y Mar an incomparable place to call home.  Amenities (complete or planned) include: Clubhouse, Fitness Center, Conference Room, Meeting Room, Catering Kitchen, Jacuzzi, Outdoor Patio, Fire Pit, Bocce Ball Courts, and a Dog Park.

Every two-story residence features an elevator; a one-story floor plan is also available.  Plans range from 1,550 to 2,352 square feet.  Each residence includes two bedrooms, up to three baths, a study or flex room and a two-car garage.  Prices vary considerably, based on size, floor plan, selected options, and the view.

MLS sales during the past six months totaled four units, ranging in price from $840,000 to $1,146,000.  At publication time, two units were in escrow in the $825,000-$850,000 price range.  Three units are currently available in the range between $975,000 and $1,700,000.

55+ Options: Redondo Beach

Now in their golden years, the baby boom generation continues to shape our environment. Until about 10 years ago, senior housing in Redondo Beach was limited to a couple of rental complexes. One in north Redondo and one in south Redondo, they are both operated by non-profit organizations, and both have long wait lists.

With Boomers asking for alternatives, developers soon constructed two condominium projects exclusively for senior citizens. Following is a brief introduction to each of those projects.

Both have been quite popular and sold quickly when available. As of this writing, no units are available in either complex.

Next issue … The four cities of the Palos Verdes Peninsula have another unique set of senior living accomodations. In addition, the newest project on the hill, Soli Mar in Rancho Palos Verdes (?), has sold out the first phase and is working on phase 2. If you’ve been considering a move to a 55+ community, give us a call. We’d love to show what’s available in the south bay.

Breakwater Village

2750 Artesia Blvd,
Redondo Beach, C
A 90278

Built in 2007. this senior community offers 191 units, ranging from one to three bedrooms.

Amenities include a recreation room with kitchen, big screen TV, game tables, pool table, and a conversation area with a fireplace.

The exercise room is equipped with state-of-the-art fitness machines.

A sparkling pool is located in the central courtyard, with a built-in barbeque island nearby and an inviting separate outdoor fireplace area. It’s a secure building with gated underground parking garage.

The Montecito

2001 Artesia Blvd,
Redondo Beach, CA 90278

Built in 2008, The Montecito comprises 48 senior condos and three retail units in a combined commercial and residential building.

The three commercial storefronts are located on the sidewalk level, while the residential units are above and behind.

Amenities include high ceilings, private laundry, air conditioning, floor to ceiling windows, granite counter tops, and stainless appliances.