Draft Resolution No. 23-0025 — Manhattan Beach City Council, March 7, 2023

1 RESOLUTION NO. 23-0025

A RESOLUTION OF THE MANHATTAN BEACH CITY COUNCIL ADOPTING

AMENDMENTS TO THE LAND USE ELEMENT OF THE GENERAL PLAN REGARDING

A RESIDENTIAL OVERLAY DISTRICT

THE MANHATTAN BEACH CITY COUNCIL DOES HEREBY FIND, RESOLVE, AND DETERMINE AS FOLLOWS:

SECTION 1. After conducting a duly noticed public hearing on February 22, 2023, the Manhattan Beach Planning Commission recommended that the City Council amend the Land Use Element of the Manhattan Beach General Plan (“General Plan Amendment”) ‒ along with related amendments to the City’s Zoning Code and Zoning Map ‒ in connection with the creation of a Residential Overlay District.

SECTION 2. After conducting a duly noticed public hearing on March 7, 2023, the Manhattan Beach City Council hereby finds:

a. The General Plan Amendment is consistent with the Manhattan Beach General Plan, including its 6th cycle Housing Element Update (“ Housing Element”) adopted in 2022, and furthers goals related to meeting existing housing needs, planning for future growth, protecting and enhancing Manhattan Beach’s neighborhoods, and providing new housing opportunities and equal opportunities.

b. The General Plan Amendment is within the scope of the adopted Initial Study/Negative Declaration (IS/ND) and Addendum prepared for the Housing Element. Specifically, on March 22, 2022, the City Council adopted Resolution No. 22-0014 adopting an IS/ND, including Program 2 (Adequate Si tes), and adopted findings pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines.

Furthermore, on September 23, 2022, the City Council adopted Resolution No. 22- 0137, adopting an Addendum to the adopted IS/ND in connection with its adoption of the revised Housing Element. No changes have occurred with respect to the circumstances surrounding the City ‘s adoption of the Housing Element and the General Plan Amendment that will result in new or increased significant environmental effects, and there is not new information of substantial importance that require further environmental analysis pursuant to CEQA.

SECTION 3. Based upon the foregoing, the City Council hereby adopts the General Plan Amendment, which is incorporated herein by reference as “Exhibit A”.

ADOPTED on March 7, 2023

AYES:

NOES:

ABSTAIN:

ABSENT:

___________________________________

STEVE NAPOLITANO
MAYOR

ATTEST:

___________________________________

LIZA TAMURA
City Clerk

Exhibits
Exhibit A: Amendments to the General Plan Land Use Element (Redlined Version) PAGE LU - 1
Land Use Element

Vision

hen people ask us why we live in Manhattan
Beach, we tell them about the many features
that make our community unique and that
contribute to the high quality of living the City offers.

We talk about the low crime rate and sense of safety,
the spectacular beach and ocean vistas, the small-
town feel with friendly residents and diverse
neighborhoods, the walkstreets that provide easy
access to the Strand and the beach, the quality City
services, and the aesthetic character of our residential neighborhoods and Downtown. Our residents and
our City have committed resources and energy to
maintain this vibrant community as a highly desirable
place to live, work, and play.

As we look to the future, we envision Manhattan
Be
ach continuing to be a community of high quality,
both functionally and visually. We see distinctive
residential neighborhoods that accommodate the
varied needs of our diverse residents. Our vibrant
Downtown enhances the small-town character and caters to both residents and visitors. Commercial districts meet our shopping needs and provide employment. In addition, certain commercial districts provide opportunities for mixed-use development, including multifamily residential. Open space is well landscaped and maintained, and offers a range of recreational opportunities.

We envision a place where new uses blend with established development. We envision Manhattan Beach where quality development remains a high priority.

C
onsistent with this vision, City leaders will continue to take land use actions that maintain and promote Manhattan Beach as a truly distinctive town within the metropolitan Los Angeles area.

Responding to the desire of our residents, this Land Use Element contains goals and policies that will help attain a balanced land use pattern, manage growth, and achieve a sustainable and high - quality community.

W
The residential character of
neighborhoods creates a
small-town atmosphere.

EXHIBIT A
MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 2
Manhattan Beach –
A Chronology

Manhattan Beach today is a desirable community for many. Its history began back in 1872 when Colonel Blanton D uncan built the first house at First Street and Sepulveda Boulevard and became the first resident of the area.
0F
1 Despite Manhattan Beach’s urbanized character today, the City has an agrarian history. Manhattan Beach was part of Rancho Sausal Redondo (“Rou nd Clump of Willows”), a land grant from Mexico consisting of 22,500 acres given to Antonio Ygnacio Avila in 1837. The Rancho was later sold to Sir Robert Burnett from Scotland for sheep and cattle raising. In 1873, Burnett leased the land to Daniel Free man, who increased the stock and planted citrus trees. However, the 1875 drought weakened the livestock industry, and Freeman turned to dry farming. While Freeman purchased the land from Burnett in the 1880s, financial difficulties forced Freeman to sell off the land , and real estate development followed.

Manhattan Beach got its name by the flip of a coin. In the early 1900s, the larger developers in the area -- George Peck and John Merrill -- agreed that only one name should be given to the area.

George Peck, who owned the northern section of the area, was calling his area Shore Acres, after a Santa Fe junction sign. John Merrill, who was laying out the southern section, was calling his area Manhattan after his hometown in New York. A half-dollar coin was flipped and "Manhattan" became the name of the area.

The railroad changed the junction name to Manhattan in 1902 presumably to coincide with the area name change.

1 This history of Manhattan Beach has been compiled from e xcerpts from the Manhattan Beach Historical Society ; A Walk Beside the Sea by Jan Dennis , 1987; I’ll Take Manhattan, A Pictorial History by Bonnie Beckerson, 2000; and Manhattan Beach 90266, A Pictorial History by the Manhattan Beach Historical Society, 1995. The City appreciates the works local residents have pursued to document and memorialize the foundations of our community.

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With the introduction of “modern” transportation, development followed and the char acter of the area changed. In 1888, the Santa Fe Railroad laid tracks from Los Angeles to the Redondo Beach wharf, passing through the area now known as Manhattan Beach. Santa Fe terminated its passenger service in 1918, failing to compete with Red Car ( Pacific Electric) passenger rates. In 1903, the Pacific Railway Company (later merged with the Pacific Electric in 1910) installed a track along the oceanfront extending from Los Angeles to Santa Monica and then south to Redondo Beach, passing through Man hattan Beach. The electric trolley had five stops in Manhattan Beach, including one at Marine Avenue.

In 1908, the Peck’s Pier and Pavilion were built as a real estate promotional attraction at 33
rd Street for dances, parties, picnics,
and roller-skating. The wooden pier was destroyed in 1913 by a storm, and the pavilion was demolished in the 1920s due to timber rot.

Initially, housing construction was minimal. As each year passed, construction activities increased. Almost all of the early buildings were small wooden beach cottages. Families would come from Pasadena and other parts of Los Angeles on the trolley or the Santa Fe train. Manhattan Beach was promoted as a place to vacation; few stayed year -round. As the community grew, the first church in Manhattan Beach, the Community Church, was established in 1905. At the time of the City’s incorporation on December 7, 1912, the permanent residential population was estimated at 500 to 600 people.

The first City Hall was located on Center Street (now Manhattan Beach Boulevard) between the Strand and Manhattan Avenue.

The City Hall was relocated in 1914 but moved to its current location at 15
th Avenue and Highland Avenue in 1916. City Hall
was condemned in 1971 after the San Fernando earthquake.

The present City Hall building was constructed on the same site in 1975.

Manhattan Beach is built on sand. In the early days, the dunes were a major problem. Som e were 50 feet to 70 feet high and difficult to level. In the late 1920s, the Kuhn Brothers Construction Company supplied Waikiki Beach with Manhattan Beach sand. This practice continued for almost ten years.

Today, sand dunes are still obvious in the north end of Manhattan Beach where Sand Dune Park is located.

Choosing the Downtown for Manhat tan Beach was not without controversy. The street to have the pier was regarded as the street at the center of business. While Center Street had been See the Circulation Plan of
the Infrastructure Element
for the Transportation
History in Manhattan Beach.

Although the City
incorporated as Manhattan
Beach, the full name was
not registered with the
Washington, D.C. Postal
Service until the Postmaster
changed the name to
Manhattan Beach on March
1, 1927 to avoid confusion
with the 14 other
Manhattans in the country
at that time.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 4

considered the center since it had the first buildings, some developers wanted to name Marine Avenue (22nd Street before it was renamed) the Downtown, as it was the geographic center of the City. In 1918, the Marine Pavilion was constructed on the north end of Manhattan Beach as a compromise for those who wanted the City Pier and Downtown to be locate d at Marine Avenue. The new City Pier was dedicated at Center Street in 1920, and Center Street became the center of Downtown. The Marine Avenue Pavilion was destroyed by fire in 1941.

The 1940s and 1950s were Manhattan Beach’s growth period.

Population in the City increased dramatically from 6,393 in 1940 to 33,934 in 1960. The 400-home Liberty Village bounded by Redondo Avenue, Aviation Boulevard, Marine Avenue, and
Manhattan Beach Boulevard broke City building permit records and became the biggest housing tract in town.

As the City continued to grow, annexation became inevitable.

The 30-acre El Porto area was annexed from Los Angeles County to the City in November of 1980, and El Porto transferred from the El Segundo School District to the Manhattan Beach School District.

The Metlox Potteries Company was established in 1927 at 1200 North Morningside Drive. The Metlox Company began its
operation with the manufacturing of ceramic and neon tube signs, including the marquee for the Pantages Theatr e built in 1928. Later productions included artware, dinnerware, and Disney figurines. The 1950s and 1960s represented the peak of Metlox business activities. Business declined in the 1970s due to foreign imports and closed in 1989. Today, Metlox repre sents one of the few remaining property with significant development potential in the City. A commercial development and public parking facility currently under construction is transforming the site into a key Downtown location. Adjacent to the site, a n ew Fire and Police facility within the Civic Center complex will link the Metlox site and the Downtown.

See Figure Int-2 in the
Introduction of this General
Plan for population growth
history in Manhattan Beach.

Many of the first buildings in
Manhattan Beach were built
on sand. Today, evidence
of sand can be seen on
vacant properties and Sand
Dune Park.

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Manhattan Beach - 2002

Located nineteen miles southwest of Los Angeles near the south end of Santa Monica Bay, Manhattan Beach is a densely
populated community of less than four square miles. As we entered the new millennium, almost 34,000 people lived in the City, reflecting a stable population that grew by six percent in the last decade of the twentieth century. This limited growth reflects the built-out character of the community.

The City’s prestigious coastal location creates a housing market where detached homes maintain high values and results in the highly efficient use of the limited land. Almost 70 percent of the land area is developed with residential uses (Table LU -1). With approximately 15,000 housing units in 2002, the City ranked as the 15
th most densely populated cit y in Los Angeles County,
among similar cities such as Hermosa Beach, Redondo Beach, and Santa Monica.

More than 1,600 businesses of various sizes contribute to the local economy, the majority of which are small local busin esses that employ fewer than 10 employees.1F
2 Overall, commercial and
industrial businesses occupy fifteen percent of the land area. The balance of the City is dedicated to parks, open space, and public facilities such as exceptional public schools, the National Guard Armory, and public utility sites.

Table LU-1
Land Use Distribution – 2002
Use Net Acres % of Total
Residential 1,406 69.7%
Commercial 207 10.3%
Industrial 73 3.6%
Parks and Open Space (a) 146 7.3%
Public Facilities 142 7.0%
Other Uses (b) 43 2.1%
Total 2,017 100.0%
Notes: (a) Parks and Open Space does not include parking areas, such as the parking lots adjacent to the Manhattan Beach Pier, making this number less than the Parks and Open Space total in Table LU-2.
(b) Other Uses include parking lots, religious institutions, and vacant lots identified during the 2002 land use survey.

2 Info USA, 2003.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 6
Distinct Neighborhoods
Manhattan Beach is a city of distinct neighborhoods that people recognize: the Sand Section, Downtown, North End/El Porto, the Tree Section, the Hill Section, Manha ttan Village and mall, and the Eastside (Figure LU -1). These neighborhoods often have general boundaries that overlap with each other. Within some of these neighborhoods are smaller, more defined areas with their own unique characteristics, and each of these areas often do not have a district boundary.

Sand Section
Manhattan Beach treasures its two miles of beach frontage and forty acres of recreational beach area. The Sand Section , or Beach Area, as it is also known, generally extends inland from the beachfront to Grandview Avenue and Valley -Ardmore,
encompassing Downtown Manhattan Beach and North End/El
Porto. Aside from some commercial uses in the Downtown and North End, the 400 -acre area is developed primarily with apartments and condominiums. Lots in the Sand Section are small, usually less than 3,000 square feet in size. With more than 5,600 housing units, the Sand Section is the most densely populated neighborhood in the City. Parking in the Sand Section is in short supply, as many of the housi ng developments were built prior to stringent parking requirements, and warm weather brings beachgoers and visitors who compete with residents for on-street parking.

Access to the beach for residents and visitors is easy via the Strand, as well as the walkstreets — pedestrian features unique to Manhattan Beach that add to the neighborhood character.

These public rights -of-way create view corridors to the ocean, and the permitted encroachments by adjacent residential and commercial uses provide landscapi ng that softens the urban edges.

A Local Coastal Plan (LCP) has been prepared by the City for guidance over development in the coastal area. The LCP has been approved by the California Coastal Commission, thereby allowing the City to issue coastal develo pment permits here, as well as for development in the Downtown and North End.

Manhattan Beach Pier is a
symbol of our community.

The Community Resources
Element discusses the Pier
in more detail.

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PAGE LU - 7
Figure LU-1:

Neighborhood Map
MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 8
Figure LU-1:

Neighborhood Map
(Back)

LAND USE ELEMENT

PAGE LU - 9
Downtown
Downtown Manhattan Beach is generally defined by 15 th Street on the north; Valley-Ardmore on the east; 8th, 9th and 10th Street on the south; and on the west by the Strand and Ocean Drive.

An area of over forty blocks that radiates from the intersection of Highland Avenue and Manhattan Beach Boulevard, the
Downtown is characterized by a variety of resta urants and small specialty shops and services that cater to both residents and visitors to the beach.

The Civic Center and the new Safety Facility represent the municipal heart of Downtown, where City Hall and the adjacent mixed-use commercial center en hance the Downtown 's village character, encourage pedestrian activity, and create a gateway to Downtown businesses.

Downtown Manhattan Beach enjoys commercial success but
also faces many challenges. Traffic congestion (especially along Highland Avenue, Manhattan Avenue, and Manhattan Beach
Boulevard), pedestrian/automobile conflicts, parking shortages, and new buildings and businesses that can be out of scale and character with the existing environment are key concerns residents and the business communi ty have noted as important to address.

In 1996, the City adopted the Downtown Strategic Action Plan (DSAP) to articulate a community vision for the Downtown, identify issues, and establish a framework for future decisions. As a result of the DSAP, in 1998 the City adopted the Downtown Manhattan Beach Design Guidelines as a planning tool to shape the function and appearance of Downtown. The Guidelines establish three overarching themes for Downtown:

 Preserve the small-town village character of downtown Manhattan Beach

 Preserve and enhance the pedestrian orientation of
downtown Manhattan Beach

 Protect and encourage streetscape amenities

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 10
North End
The North End neighborhood includes the small community known as El Porto, which was annexed from th e County of Los Angeles to the City in November of 1980. The North End neighborhood generally extends from 33 rd Avenue north to the City limit in El Segundo at 45 th Street, and from the ocean to Grandview Avenue, Rosecrans Avenue, and Crest Avenue. The neighborhood encompasses a mix of residential and commercial uses, and the El Porto Area also has the highest residential density in the City. Despite the density, most buildings are low - profile structures of two or three stories. To ensure that the low - profile image is preserved, the City established the North End Commercial Design Overlay District.

Commercial uses consist primarily of local - and neighborhood- serving businesses, with a few restaurants and shops oriented toward beachgoers and night -time visitors. The limited parking serves to constrain the expansion of established shops and restaurants and the diversification of businesse s. As a popular beach area, particularly for surfing, beachgoers create additional parking demands. Many streets are also hilly and difficult to walk up and down. The local business community recognizes the advantages of working together to enhance business
opportunities and create a more cohesive appearance for the area. The North End Business Improvement District con tinues to explore ways to beautify the streetscape and address parking issues.

North End is the most
densely developed area in
the City. Parking shortage
is an ongoing challenge
faced by residents and City
planners.

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Tree Section
The Tree Section is g enerally bounded by Rosecrans Avenue, Sepulveda Boulevard, Manhattan Beach Boulevard, Valley
Drive/Ardmore Avenue, and Grandview Avenue. T he streets east of Pacific Avenue are named after trees – Palm, Walnut, Pine, Elm, and Oak – and the entire area has many mature trees, giving the Tree Section its descriptive name. Several distinctive features define the character of this neighborhood, w hich consists almost exclusively of single -family residences, with commercial uses and high -density housing along Manhattan Beach Boulevard and senior housing at Valley Drive and
Sepulveda Boulevard. The strip of residential development along Manhattan Be ach Boulevard, between Ardmore Avenue and
Pacific Avenue bordering the Hill Section and the Downtow n, is permitted for more intensive residential development. The American Martyrs Catholic Church and private school are also located in the Tree Section.

The Grandview area lies within the Tree Section and borders the Sand Section. This area contains the historical remnant of the large sand dunes that once extended down to the beach but were slowly leveled when the Kuhn Brothers Construction Company began supplying Waikiki Beach with Manhattan Beach sand in the 1920s. The Gaslamp District, Sand Dune Park, Ladera Elementary School, Grand View Elementary School, the Public Works Yard, and National Guard Armory are all located in this area.

The neighborhood has maintained an almost rural feel, with most areas having an absence of sidewalks, curbs, and gutters and varying street widths. Some property owners have established private landscaping improvements and parking areas within the undeveloped portion of the public right -of-way. While this practice presents certain public safety and code enforcement challenges, it contributes substantially to the charm of the Tree Section.

Residents have invested significantly in tree planting over the years, resulting in many mature trees thriving in front yards.

Some concern has been expressed over a noticeable loss of long- established trees with home remodeling and expansion and the changed streetscape associated with such activity. In 1993, the City adopted the Tree Protection Ordinance to protect front yard trees in the Tree , Section and in 2003 the ordinance was expanded Citywide, except for the Sand Section.

Cars park under the generous
shade of stately Eucalyptus
trees.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 12
Sepulveda Boulevard
Sepulveda Boulevard is the only State Highway in Manhattan Beach. As a major transportation corridor for the South Bay region, Sepulveda Boulevard also functions as a commercial corridor. With the heavy traffic volumes and associated noise impacts, adequate buffering of the residential uses behind Sepulveda Boulevard from such impacts is important. At the same time, Sepulveda Boulevard is identified in the 6 th Cycle Housing Element as an opportunity area with an abundance of resources that support positive economic, educational, and health outcomes for low- income households. Hence, Sepulveda Boulevard also serves as an appropriate location to
accommodate a variety of housing types, including mixed- use and high-density, multifamily residential. The scale and character of commercial development along Sepulveda Boulevard is also an important community concern. In response to these issues, the City adopted the Sepulveda Boulevard Design Guidelines to provide a framework for future development along this corridor.

Hill Section
The Hill Section is generally bounded by Manhattan Beach Boulevard, Sepulveda Boulevard, B oundary Place, and Valley Drive/Ardmore Avenue. This s ection, at the south end of the City, includes some of the largest residential lots in Manhattan Beach, with many homesites afforded ocean and Downtown Los Angeles vistas and beyond. The Hill Section contains mostly single-family residences, with commercial uses along Manhattan Beach Boulevard, and apartments and townhomes along the west end of Manhattan Beach Boulevard . The commercial areas along Manhattan Beach Boulevard in proximity to Sepulveda Boulevard can also benefit from the resources that support positive economic, educational, and health outcomes for low - income households. As such, the Housing Element has identified opportunity areas along Manhattan Beach Boulevard to serve as an appropriate location to accommodate a variety of housing types, including mixed- use and high- density, multifamily residential.

Due to the large lots and spectacular vi stas, the Hill Section commands some of the highest real estate prices an d contains some of the largest homes in the City. The large lots, as well as the practice of combining lots, provide opportunities to build homes of 5,000 square feet or larger.

Manhattan Village
Manhattan Village occupies an area that was once devoted to extensive industrial uses, including a Chevron oil field. The

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PAGE LU - 13
historic pattern of ownership facilitated large -scale master planning of the area when market conditions caused the oil field to close. Manhattan Village, which is bordered by Rosecra ns Avenue to the north, Aviation Boulevard to the east, Marine Avenue to the south, and Sepulveda Boulevard to the west, contains a diverse mix of co mplementary uses, including the City’s only gated residential community. Residential uses include low-density single-family homes, medium-density townhouses,and high-density, multifamily residential due to its proximity to various resources that support a mix of different housing types and densities senior apartments. The subareas within Manhattan Village inc lude The Village (containing residential uses), Manhattan Village Mall, Raleigh Studios, Manhattan Beach Country Club, Northrop Grumman, Rosecrans Corridor
commercial, and a senior housing development. The Manhattan Village Mall and Manhattan Market Place commercial and
business centers provide larger -scale retail and professional service businesses than Downtown, and serve as an employment center for residents throughout the South Bay. In addition to businesses and homes, Manhattan Village contains several major recreational features: the Marriott Municipal Golf Course, Marine Avenue Park, Manhattan Village Park, and Marine Sports Park (formerly a TRW parking lot that was developed into a park in 2002).

Eastside
The Eastside, bounded by Marine Avenue, Aviation Boulevard, Artesia Boulevard, and Sepulveda Boulevard, contains distinct neighborhoods of single-family homes. Many of the homes were constructed as part of the 1940s and 1950s post-war tract homes (e.g., Liberty Village). Higher -density housing and commercial uses front Manhattan Beach Boulevard, Artesia Boulevard, and Aviation Boulevard.

Residents and visitors alike
enjoy the shops and
restaurants at Manhattan
Village.

The Marriott Municipal Golf
Course – an oasis within our
built-out community. See the
Recreation and Parks section
of the Community Resources
Element for more information.

Families enjoying outings at
Polliwog Park. See the
Recreation and Parks section
of the Community Resources
Element for more information.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 14
Many young families reside in the Eastside, and Polliwog Park is used extensively for family outings. Five schools are located in the Eastside, including t he City’s only public high school, Mira Costa High School, and only middle school, Manhattan Beach Middle School. Other distinct areas within the Eastside include the Poets Section, Manhattan Heights, and Liberty Village.

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The Land Use Plan

In response to the desire of the community to maintain
Manhattan Beach as a city with a small -town feel, the City has developed this Land Use Plan to guide the development,
maintenance, and improvement of land and properties for the next twenty years.

Density and Intensity
When we describe a community, we often differentiate one area from another by the principal use, whether it is homes
(residential), shops and restaurants (commercial), manufacturing businesses (industrial), a park, or a school. To describe the intensity of use – how much development exists on a property (and presumably, what the associated activity level is) – land use planners have developed quantitative measures called density and intensity.

The term density typically applies to residential uses and refers to the population and development capacity of residential land.

Density is described in terms of dwelling units per acre of land (du/ac).

For commercial, industrial, and other nonresidential uses, intensity describes the degree to which a property is developed.

The measure of intensity Manhattan Beach has adopted is the floor-area factor. The floor -area factor, or FAF, describes the relationship between the total square footage of development on a lot and the area of that lot. The FAF i s determined by dividing the gross floor area of all buildings on a lot by the land area of that lot.

FAF and factors such as building square footage, building height, and the percent of lot coverage are all inter -related. For example, a 20,000 -square-foot building on a 40,000 -square- foot lot yields an FAF of 0.50:1. This 0.50:1 FAF can
accommodate a single-story building that covers half the lot, or a two-story building with reduced lot coverage. Figure LU-2 illustrates different FAF calculations.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 16
Figure LU-2: Examples of Floor-Area Factors (FAF)

In a z one district with a maximum FA F of 0.50:1, the maximum allowable floor area of a building on a 40,000 sq. ft. lot would be 20,000 sq. ft. (20,000 sq. ft. divided by 40,000 sq. ft. equals 0.50).

Note: Variations may occur if upper floors are stepped back f rom ground-level lot coverage.

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Land Use Designations
The Land Use Policy Map (Figure LU-3) graphically represents the planned distribution and intensity of land use citywide. The colors shown on the map correspond to twelve land us e
designations that describe the types of uses existing and planned in Manhattan Beach. Given the built -out character of the community, only minor land use changes from baseline year 2002 conditions will occur over the long term. Table LU -2 indicates planned land use distribution.

Table LU-2
General Plan Land Use Distribution
Land Use Designation Acres % of Total
Residential
Low Density 1,122 55.6%
Medium Density 149 7.4%
High Density 151 7.5%
Commercial
General Commercial 87 4.3%
Downtown Commercial 14 0.7%
Local Commercial 13 0.6%
Mixed-Use Commercial 4 0.2%
Manhattan Village Commercial 102 5.0%
North End Commercial 9 0.4%
Industrial 73 3.6%
Parks and Open Space 152 7.5%
Public Facilities 143 7.1%
Total 2,017 100.0%

Residential Land Use Categories
Three residential land use categories describe the general character of housing development in Manhattan Beach: Low Density Residential, Medium Density Residential, and High Density Residential.

Low Density Residential
The Low Density Residential category provides for the
development of single-family residences within a density range of

1.0 to 16.1 units per acre. Development is characterized generally by detached homes on individual lots. Other permitted uses include parks and recreation facilities, public and private schools, public safety facilities, and facilities for religious assembly, consistent with zoning code requirements, which may require discretionary review.

MANHATTAN  BEACH  GENERAL  PLAN

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Figure LU-3: Land Use Policy Map

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PAGE LU - 19
Figure LU-3: Land Use Policy Map
(Back)
MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 20
Medium Density Residential
The Medium Density Residential category allows single -family homes, duplexes, and triplexes, including condominiums. Multi- family housing with four or more units may be permitted subject to discretionary review and provided compatibility with surrounding development can be assured. Development
densities may range from 11.6 to 32.3 units per acre. Other permitted uses include parks and recreation facilities, public and private schools, public safety facilities, and facilities for religious assembly, consistent with zoning code requirements, which may require discretionary review.

High Density Residential
The High Density Residential category accommodates all types of h ousing, and specifically housing development of a more intensive form, including apartments, condominiums, and senior housing. Residential projects may be constructed at a density of up to 51.3 units per acre. Other permitted uses include parks and recreation facilities, public and private schools, public safety facilities, and facilities for religious assembly, consistent with zoning code requirements, which may require discretionary review.

The maximum density permitted within each residential land us e category varies citywide, based on historic development patterns and street configurations. To preserve neighborhood character and recognize past investments made, the City has established four districts, wherein the maximum permitted density for each of the three residential land use designations varies (Figure LU-3).

 District 1 encompasses the Hill Section and the Eastside south of Manhattan Beach Boulevard.

 District 2 includes the Tree Section, Manhattan Village, and the Eastside north of Manhattan Beach Boulevard.

 District 3 covers the Beach Area, including Downtown
Manhattan Beach, the Grandview area, a small area in the Tree and Hill Sections, and parts of the North End.

 District 4 encompasses the El Porto Section of the North End.

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Table LU- 3 indicates the maximum permitted density for each land use category within each district. The table also identifies the maximum population density, in terms of persons per acre, associated wit h each category/district. These population densities numbers are required to be included per State Law.

These maximum densities provide guidelines for planners, property owners, and decision -makers in the drafting and review of development plans. The ma ximums do not infer an
entitlement, as many considerations weigh in the planning process, including, but not limited to, the ability of local infrastructure to support proposed development, the relationship between proposed and established uses, and provis ions for parking, open space, and other development standards.

Commercial and Industrial Land Use Categories
Seven commercial and industrial land use categories are established to acknowledge and preserve the unique
characteristics of Manhattan Beach’s v aried commercial activity centers.

General Commercial
The General Commercial category provides opportunities for a broad range of retail and service commercial and professional office uses intended to meet the needs of local residents and businesses an d to provide goods and services for the regional market. Multifamily residential uses and Llimited industrial uses are also permitted consistent with zoning regulations. The General Commercial category accommodates uses that typically generate heavy traf fic. Therefore, this designation applies primarily along Sepulveda Boulevard and targeted areas along Table LU-3
Residential Land Use Category Density Ranges by District District Low Density Medium Density High Density
District 1
Maximum Density 5.8 du/ac 11.6 du/ac 43.6 du/ac
Population Density 11 persons/ac 18 persons/ac 85 persons/ac District 2
Maximum Density 9.5 du/ac 18.9 du/ac 43.6 du/ac
Population Density 16 persons/ac 35 persons/ac 75 persons/ac District 3
Maximum Density 16.1 du/ac 32.3 du/ac 51.3 du/ac
Population Density 29 persons/ac 46 persons/ac 85 persons/ac District 4
Maximum Density 51.0 du/ac
Population Density 120 persons/ac

MANHATTAN  BEACH  GENERAL  PLAN

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Manhattan Beach Boulevard, Artesia Boulevard, and Aviation Boulevard. The maximum FAF is 1.5:1.

Downtown Commercial
The Downtown Commercial category applies only to the
Downtown, an area of 40+ blocks that radiate s from the intersection of Manhattan Beach Boulevar d and Highland Avenue. Downtown provides locations for a mix of commercial businesses, residential uses with discretionary review, and public uses, with a focus on pedestrian -oriented commercial businesses that serve Manhattan Beach residents. Visitor -oriented uses are limited to low -intensity businesses providing goods and ser vices primarily to beachgoers. The maximum FAF for commercial or mixed-used development is 1.5:1, and the maximum residential density is 51.3 units per acre.

Local Commercial
The Local Commercial category provides areas for
neighborhood-oriented, small- scale professional offices, retail businesses, and service activities that serve the local community.

Permitted uses are generally characterized by those which generate low traffic volumes, have limited parking needs, and generally do not operate late hours. The maximum FAF is 1.5:1.

Multifamily residential uses, inclusive of mixed-use residential, are permitted in the ROD overlay zoning district. Residential uses are permitted wit h discretionary review at densities consistent with the High Density Residential category.

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Mixed-Use Commercial
The Mixed-Use Commercial category accommodates the parking needs of commercial businesses on small lots that front Sepulveda Boulevard and abut residential neighborhoods. In recognition of the need to ensure adequate parking for
businesses and to protect residential uses from activities that intrude on their privacy and safety, this category limits commercial activity on commercial lots adjacent to residences and establishes a lower FAF limit of 1.0 :1 for commercial uses.

Uses permitted are similar to those allowed in the General Commercial category. Residential uses are permitted consistent with applicable zoning regulations. the Low Density Re sidential category.

Manhattan Village Commercial
The Manhattan Village Commercial category applies to
properties that lie within the Manhattan Village Mall area and some uses are subject to discretionary approval requirements.

Commercial uses in Manhattan Village are generally regional - serving, including shopping centers, large department and specialty stores, and entertainment and restaurant
establishments. The maximum FAF is 1.5:1. Multifamily residential development is permitted subject to applicable zoning regulations.

North End Commercial
Properties designated North End Commercial lie at the north end of the City, along Highland Avenue and Rosecrans Avenue between 33
rd and 42nd Streets. Commercial uses are limited to
small-scale, low -intensity nei ghborhood-serving service businesses, retail stores, and offices. Restaurant and entertainment establishments are permitted only where zoning regulations can adequately ensure compatibility with residential uses. The maximum permitted FAF is 1.5:1. Residential uses are allowed with discretionary review and at densities consistent with the High Density Residential category. Additionally permitted uses include parks and recreation improvements and
public/quasi-public facilities.

Industrial
The Industrial category applies to properties between Aviation Boulevard, Rosecrans Avenue, and Marine Avenue , and
specifically the Raleigh Studios and Northrop uses. The category provides areas for establishment of low -intensity warehousing and distribution, research and development, and other
specialized industrial uses. Commercial uses similar to those described for the General Commercial category may also be established. The maximum permitted FAF is 1.0:1.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 24
Parks and Open Space Category
The Parks and Open Spa ce category applies to all public parks throughout the City, Veterans Parkway, the Beach, and Strand.

While parks and other open space represent the primary
permitted uses, limited recreational facilities and commercial uses in support of the principal park use are also permitted.

Development intensity standards are established through discretionary review since these areas largely remain unimproved with buildings.

Public Facilities Category
The Public Facilities category refers to uses operated for pub lic benefit, including public schools, government offices, and public facilities such as libraries, cultural centers, and
neighborhood/community centers. Quasi-public facilities such as hospitals and medical institutions may be established on properties d esignated Public Facilities. Development standards are established through the discretionary review process.

See the Recreation and
Parks section of the
Community Resources
Element for more
information.

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PAGE LU - 25
Goals and Policies

Small-Town Character
Manhattan Beach values its small -town atmosphere and unique neighborhoods. Low-profile, human-scale development not only promotes a sense of neighborhood and community among
residents and businesses, this development profile also encourages interaction and maximizes visual and physical access to one of the most important assets of our community – the beachfront. To preserve this character, the City recognizes that reasonable controls on development must be pursued,
particularly to avoid overbuilding on small lots. New residential construction and home additions should reflect the scale and character of surrounding homes. Excessively large structures that are tall and bulky, with tight setbacks, and/or that exhibit limited architectural articulation along the façades or rooflines, can produce streetscapes that are aesthetically overbearing.

In the commercial districts of Downtown and the North End, and where commercial businesses interface directly with residential neighborhoods, low- scale development enhances compatibility, encourages walking, and creates a human scale. The following goal and corollary policies encourage well -proportioned structures and functional, attractive streetscapes that promote and maintain the low -profile development and small -town character of Manhattan Beach.

Goal LU-1: Maintain the low -profile development and small - town atmosphere of Manhattan Beach.

Policy LU-1.1: L imit the height of new development to three stories where the height limit is thirty feet, or to two stories where the height limit is twenty -six feet, to protect
the privacy of adjacent properties, reduce sha ding,
protect vistas of the ocean, and preserve the low -
profile image of the community.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 26
Policy LU-1.2: Require the design of all new construction to utilize notches, balconies, rooflines, open space, setbacks,
landscaping, or other architectural detai ls to reduce
the bulk of buildings and to add visual interest to the streetscape.

After adoption of the 1988 General Plan, the Zoning Ordinance Revision Program (ZORP), major revisions to the Zoning Ordinance, was adopted to address these issues. In Oct ober of 2002, the City Council adopted the Bulk and Volume Ordinance (No. 2032) to ensure new residential construction is compatible with existing neighborhoods. The Bulk and Volume Ordinance applies to new construction of and additions to single -family homes in Districts 1 and 2 outside the Beach area.

Open Space
Manhattan Beach is a densely developed community. To
maximize the use of land, commercial buildings and homes have been built with minimum setbacks, leaving little room for landscaped open space and creating large structures that can overwhelm their neighbors.

With regard to public open space, the City is able and will continue to meet its established parkland standard of 5.0 acres per 1,000 residents. However, the majority of public open space is concentrated in the Sand Section (Beach Area) and Manhattan Village Area. Neighborhoods in the Tree Section, Hill Section, and Eastside use school grounds for recreational activity. Thus, the provision and retention of private landscaped open sp ace is an important means to increasing open space in the City.

Tree-lined streets enhance the scenic beauty and small -town atmosphere of Manhattan Beach. The Tree Section is especially known for the abundance of mature trees. Mature trees are particularly valuable assets in the community because they offer shade, accentuate the streetscape, reduce air pollutants, and increase property values and neighborhood charm; they should be protected and replaced when they are removed.

Goal LU-2: Encourage the provision and retention of private landscaped open space.

Policy LU-2.1: Develop landscaping standards for commercial areas that unify and humanize each district.

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PAGE LU - 27
Specifically, the City has established development guidelines for the Downtown and Sepu lveda Boulevard – two of the most important commercial areas in the City (see discussion under Goal LU-3 below).

Policy LU-2.2: Preserve and encourage private open space on residential lots citywide.

As part of the City’s Bulk and Volume Ordinance , large homes with minimum private open space are discouraged (see
discussion under Goal LU-1 above).

Policy LU-2.3: Protect existing mature trees throughout the City, and encourage their replacement with specimen trees
whenever they are lost or removed.

In May of 2003, the City expanded the Tree Ordinance, which protects front yard trees in the Tree Sections, to include tree protection in front yards in all of District 1 and District 2.

Policy LU-2.4: Support appropriate stormwater pollution mitigation measures.

The Federal Water Pollution Control Act prohibits the discharge of any pollutant to navigable waters from a point source unless the discharge is authorized by a National Pollutant Discharge Elimination System (NPDES) permit. Manhattan Beach
participates in the NPDES permit program via a partnership consisting of the County, all cities within the County, and the County Flood Control District.

Community Aesthetics
Manhattan Beach takes pride in the aesthetic quality of our community. The ocea n vistas, tree -lined streets, well- kept neighborhoods, and Downtown village all contribute to the scenic quality of our community. Architectural features, design elements, street amenities, and landscaping should all work together to provide uniform themes.

Goal LU-3: Achieve a strong, positive community aesthetic.

Policy LU-3.1: Continue to encourage quality design in all new construction.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 28

Policy LU-3.2: Promote the use of adopted design guidelines for new construction in Downtown, along Sepu lveda Boulevard,
and other areas to which guidelines apply.

To ensure quality design for development in Downtown and along Sepulveda, the City has adopted design guidelines for Downtown and Sepulveda Boulevard.

A considerable part of the charm of the Do wntown is the diversity of buildings and uses. New development should display uniqueness in design yet recognize the common elements that existing structures employ to create a uniform village theme for the Downtown. The Downtown Design Guidelines address such issues as site design, compatibility with neighboring
development, architectural elements/features, pedestrian activity, landscaping, and signs.

Sepulveda Boulevard is the major commercial corridor in Manhattan Beach, with primarily regional -serving and large-scale businesses. Ensuring quality design is especially important along this corridor to avoid monotonous and overbearing buildings, safeguard pedestrian safety and access, and promote
compatibility with residential neighborhoods. The Sepulveda Boulevard Design Guidelines address such issues as vehicular access, pedestrian access, sidewalk dedication, building orientation, visual aesthetics, residential nuisances, landscaping, signs, and utility undergrounding.

To address neighborhood aesthetic issues, the North End also has a Design Overlay District and Business Improvement District.

Policy LU-3.3: Encourage use of “stealth” design for
telecommunications antenna and related facilities.

Policy LU-3.4: Establish and implement consistent standar ds and aesthetics for public signage, including City street
signs.

Policy LU-3.5: Ensure that the sign ordinance provides for commercial signage that is attractive, non -intrusive,
safe, and consistent with overall City aesthetic goals.

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PAGE LU - 29
The Sign Ordinance regulates the location, height, size, and illumination of signs to: 1) maintain the attractiveness and orderliness of the City's appearance; 2) protect business sites from loss of prominence resulting from excessive signs, particularly pole signs, on n earby sites; and 3) protect the public safety and welfare.

Policy LU-3.6: Encourage the beautification of the walkstreets, particularly through the use of landscaping.

The City has established Encroachment Permit Standards to regulate private encroachments in the public right -of-way, with specific standards for the pedestrian walkstreets. Walkstreet encroachment standards regulate fences, retaining walls, landscaping, decks, and patios.

Neighborhood Character
Manhattan Beach is made up of various unique neighborhoods, each with distinct features and character that reflect the history and culture of our community. Future development and
improvements must respect the unique qualities of individual neighborhoods and recognize the historic and cultural va lues of certain homes and buildings. For example, generally the absence of standard public improvements in the right -of-way and the individual landscaping in the right -of-way in the Tree Section add to the rural character of the neighborhood. While public improvements could enhance pedestrian mobility, they may not be in keeping with neighborhood charm.

Walkstreets offer an innovative solution to the often competing interests of needs for private open space for beach homes and public access to the beach. Private use of the public right-of-way along the walkstreets and the Strand gardens responds to needs for open space. The characteristics of the walkstreets and the Strand should be maintained and enhanced while facilitating physical and visual accesses to the beach.

Goal LU-4: Preserve the features of each community
neighborhood, and develop solutions tailored to
each neighborhood’s unique characteristics.
____________________________________________________________________________ Policy LU-4.1: Protect public access to and enjoyment of the beach while respecting the privacy of beach residents.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 30
Policy LU-4.2: Develop and implement standards for the use of walkstreet encroachment areas and other public right-of-way areas.

The City has develo ped encroachment standards for walkstreets, providing regulations for the installation of fences, retaining walls, landings, landscaping, decks, and patios in the encroachment areas. Parking is strictly prohibited.

Policy LU-4.3: Continue to allow use of the public landscaped area of the Strand for limited private landscaping purposes.

Policy LU-4.4: Encourage the preservation and enhancement of unique residential homes and buildings throughout
Manhattan Beach to preserve the culture and history
of the City.

Policy LU-4.5: Encourage measures that recognize and work to protect buildings, landscaping, and other features
important to the City’s history.

Policy LU-4.6: When public improvements are made , they should preserve and maintain distinctive ne ighborhood
characteristics.

Protecting Residential Neighborhoods
Manhattan Beach is primarily a residential community. Intrusion of incompatible uses and activities can threaten the quality and integrity of our neighborhoods. Commercial uses typically generate traffic and noise. Businesses such as service stations and restaurants also generate odors. Some businesses have extended hours of operation or require deliveries during late night and/or early morning hours. Schools and public gathering places, including parks, can create traffic and noise impacts during specific periods or special events. Such secondary effects can erode the quality of a residential neighborhood and thus must be avoided if possible, or mitigated to the maximum extent feasible.

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PAGE LU - 31
Goal LU-5: Protect residential neighborhoods from the
intrusion of inappropriate and incompatible uses.

Policy LU-5.1: Require the separation or buffering of residential areas from businesses which produce noise, odors, high
traffic volumes, light or glare, and parking through the use of landscaping, setbacks, or other techniques.

In 1991, the City adopted Ordinance 1382, authorizing the Neighborhood Conservation (NC) Overlay District. The
Neighborhood Conservation Overlay District allows property owners to initiate and implement programs for the revitalization or c onservation of older areas or districts possessing distinctive features, identity, or character worthy of retention and enhancement. The NC district is implemented through adoption of a plan and a set of regulations that facilitate maintenance and upgrading of the neighborhood, while reducing or eliminating incompatible mixes of uses.

The Oak Avenue Overlay District encompasses the area
designated Mixed-Use Commercial on the Land Use Po licy Map and applies to commercial lots with access to a predominately single-family residential street but has some history of commercial use or intent. Property located within the Oak Avenue Overlay District may be commercially developed, redeveloped, o r intensified in conjunction with abutting Sepulveda -frontage property, subject to strict rules intended to protect the adjacent residential neighborhood.

Similarly, the Design Overlay District provides a mechanism to ensure that the low -profile image of the community is preserved and neighborhoods are protected from adverse effects of noise and traffic. Six subdistricts are established:

 D1: Rosecrans Avenue, where higher fences in the front yard setback area are needed to reduce traffic noise

 D2: 11th Street, where limitations on building height and density are needed to minimize building bulk and buffer adjoining residences

 D3: Gaslamp Neighborhood, where special design standards and review procedures are needed to preserve existing
neighborhood character

 D4: Traffic Noise Impact Areas, where higher fences are needed to reduce traffic noise

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 32

 D5: North End Commercial, where special design standards are needed for the North End Commercial Area to
accommodate additional residential development

 D6: Oak Avenue, where special design standards,
landscaping and buffering requirements are needed to allow commercial use of property in a residential area adjacent to Sepulveda Boulevard

 D7: Longfellow Drive area, including residential lots in Tract 14274 located on Longfellow Drive, Ronda Drive, Terraza Place, Duncan Drive and Kuhn Drive, where a special
minimum lot area requirement and restriction on subdivision is needed to preserve the character of the neighborhood, including views and privacy, and p revent unwanted impacts from increased traffic, bulk and crowding that would result from increased density.

 D8: Sepulveda Boulevard Corridor Overlay, where more
flexible development standards are needed in order to
continue to promote desirable developmen t, uses, and
economic vitality within the General Commercial (CG) zone.

Policy LU-5.2: Work with all commercial property owners bordering residential areas to mitigate impacts and use
appropriate landscaping and buffering of residential
neighborhoods.

Policy LU-5.3: Consider using discretionary review for any public gathering place or institutional use proposed within or adjacent to a residential neighborhood.

Policy LU-5.4: Discourage the outdoor commercial and industrial use of property adjacent to residential use.

Policy LU-5.5: Discourage the commercial use of walkstreet encroachment areas.

In 2003, the City adopted an ordinance to prohibit any new commercial use of walkstreets.

Policy LU-5.6: Regulate the use of and special activities conducted within public parks to minimize any adverse impact on
adjacent residential neighborhoods

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PAGE LU - 33

Policy LU-5.7: Recognize the unique qualities of mixed -use areas , and balance the needs of both the residential and
commercial uses.

Mixed-use areas promote liv ely neighborhoods and serve as a buffer between commercial uses and residential neighborhoods.

Mixed-use developments can be accommodated, subject to
discretionary reviews, in Downtown, North End/El Porto, and the Mixed-Use C ommercial area along Oak Avenu e; and Local Commercial areas along Manhattan Beach Boulevard, Artesia Boulevard, and Aviation Boulevard. Mixed-use developments in General Commercial, Local Commercial, and Manhattan Village Commercial areas are subject to ministerial reviews along Rosecrans Avenue, Aviation Boulevard, Manhattan Beach
Boulevard, Artesia Boulevard, and Sepulveda Boulevard.

Vibrant and Diverse Commercial Areas
A local economy that is diversified tends to be more resilient to economic recession, allowing the community to res pond quickly to fiscal and structural changes in the regional economy.

Manhattan Beach has several core commercial areas:

Downtown, North End/El Porto, Manhattan Village, Rosecrans Avenue, and Sepulveda Boulevard. Each area serves specific functions within the community and contributes to the diversity of services our residents and visitors enjoy. Economic development efforts must focus on maintaining and enhancing the diversity and vitality of our commercial areas.

Goal LU-6: Maintain the viability of the commercial areas of Manhattan Beach.

Policy LU-6.1: Support and encourage small businesses throughout the City.

Among the 1,600+ businesses in Manhattan Beach, close to 1,400 are small businesses employing fewer than 10 employees.

Policy LU-6.2: Encourage a diverse mix of businesses that support the local tax base, are beneficial to residents, and
support the economic needs of the community.

While the City has a mix of businesses, the major sales tax generators in Manhattan Beach are a few l arge stores. The City must work to introduce additional sale tax generators to improve the diversity of our local economy.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 34

Policy LU-6.3: Recognize the need for a variety of commercial development types and designate areas appropriate
for each. Encourage development proposals that meet
the intent of these designations.

Policy LU-6.4: Recognize the unique qualities of mixed-use areas and balance the needs of both the commercial and
residential uses.

In 2023, the City adopted an ordinance, establishing the Residential Overlay District (ROD) to recognize residential development opportunities identified in high- resource areas along major commercial corridors. The ROD allows property owners to potentially develop multifamily and/or mixed- use projects that can further bolster the local economy , as mMixed- use areas also promote lively neighborhoods. Several
commercial areas in Manhattan Beach accommodate residential uses: Downtown, North End/El Porto, the Mixed -Use
Commercial area along Oak Avenue, and L ocal Commercial areas along Manhattan Beach Boulevard, Artesia Boulevard, and Aviation Boulevard. For example, the Aviation Triangle (a portion of a block east of Aviation Boulevard and north of Matthews Avenue) has been designated Local Commercial as par t of this General Plan, with mixed residential/commercial de velopment being a permitted use via the discretionary review process.

Additionally, qualifying mixed- use developments in General Commercial, Local Commercial, and Manhattan Village
Commercial areas are subject to ministerial reviews along Rosecrans Avenue, Aviation Boulevard, Manhattan Beach
Boulevard, Artesia Boulevard, and Sepulveda Boulevard.

A Vibrant Downtown
Downtown Manhattan Beach is the focal point of our
community, offering services and activities for our residents and visitors. Continued development and enhancement of this walkable village requires coordinated planning efforts to address issues relating to economic diversity, parking, traffic congestion and safety, and development character.

Goal LU-7: Continue to support and encourage the viability of the Downtown area of Manhattan Beach.

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PAGE LU - 35

Policy LU-7.1: Encourage the upgrading and growth of businesses in the Downtown area to serve as a center for the
community and to meet the needs of local residents
and visitors.

The Civic Center/Metlox development will offer additional amenities to the Downtown, including a gateway to the
Downtown, a new Public Safety Facility, public open space, public parking, and an appropriate mix of local -serving uses designed and integrated to reflect the existing unique small -scale development patterns, strengthening the vitality of the Downtown environment. As part of this General Plan, a portion of the Civic Center/Metlox site is designated Public Facilities, and a portion is designated Downtown Commercial to reflect the intended uses of these properties and to reflect the 13 th Street
extension.

Policy LU-7.2: Encourage the use of the Downtown Design Guidelines to improve the Downtown’s visual
identification as a unique commercial area.

Policy LU-7.3: Support pedestrian -oriented improvements to increase accessibility in and around Downtown.

Policy LU-7.4: Encourage first -floor street front businesses with retail, restaurants, service/commercial, a nd similar
uses to promote lively pedestrian activity on
Downtown streets, and consider providing zoning
regulations that support these uses.

A vibrant downtown must promote and encourage interactions among its users. Ground -floor street-front commercial spaces in the Downtown should be occupied by uses that create
interesting storefronts, promote foot traffic, and generate customers. Office uses that do not offer storefront activities should be discouraged.

Policy LU-7.5: Support the efforts of busi ness improvement districts (BIDs) to enhance and improve Downtown.

Policy LU -7.6: Recognize the unique qualities of mixed -use development, and balance the needs of both commercial and residential uses.

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PAGE LU - 36
A theme raised during the development of the Dow ntown
Strategic Action Plan and the General Plan is the importance of a "balanced" mix of uses in Downtown Manhattan Beach. The desired mix includes residential and commercial.

As part of this General Plan, a cluster of properties in the vicinity of 11 th Street has been designated High Density Residential to reflect development trends and the community desire to provide for residential uses in the Downtown.

Furthermore, the Downtown Commercial designation allows residential development consistent with the High Density Residential category. One method of establishing a residential and commercial balance in Downtown is to encourage mixed - use development. This type of development allows retail commercial uses on the ground floor and residential usage above the commercial tenants. The City’s Zoning Code recognizes and provides standards for the construction of such development.

These standards may need to be revisited to ensure they address the community needs.

Policy LU-7.7: Encourage a future public use other than parking in the lower Pier Parking Lot.

Consistent with the Downtown Strategic Plan, the City envisions a future public use other than parking in the lower parking lot, provided that no negative impact on parking in the Downtown is expected. If parking is eliminated from the lower lot, addit ional parking may be accommodate d as new levels in reconstructed beach parking lots.

Regional-Serving Commercial Districts
Regional-serving commercial uses are concentrated along two major transportation corridors: Sepulveda Boulevard and Rosecrans Avenue east of Sepulveda Boulevard. Zoning and development standards must recognize the importance of these regional-serving commercial districts and support their vitality.

Simultaneously, these corridors are identified as opportunity areas ideal for multifamily residential development due to the proximity and convenience of various services provided.

Goal LU-8: Maintain Sepulveda Boulevard, Rosecrans
Avenue, and the commercial areas of Manhattan
Village as regional-serving commercial districts.

Policy LU-8.1: Ensure that applicable zoning regulations allow for commercial uses that serve a broad market area,
including visitor-serving uses.

LAND USE ELEMENT

PAGE LU - 37

Policy LU-8.2: Support the remodeling and upgrading needs of businesses as appropriate within these regional -
serving commercial districts.

Policy LU-8.3: Recognize that shallow -depth commercial lots along Sepulveda Boulevard may be difficult to develop and
that in limited circumstances, allowing parking
facilities to be established on adjacent residential
properties may be appropriate, provided such use
does not result in significant adverse impact on
abutting residential neighborhoods and further
provided that access to residential streets located at
the rear of the commercial uses is discouraged.

Policy LU-8.4: Support qualifying mixed- use and multifamily residential development in the General Commercial
and Manhattan Village Commercial areas that
facilitate housing production and foster local
economic development.

North End/El Porto
The North End/El Porto area contains eclectic neighborhood- oriented retail, service, and residential uses. The El Porto area was developed under County development standards prior to its annexation into the City. Efforts to improve the overall aesthetic quality, streetscape, parking conditions, and economic vitality need to be addressed.

Goal LU-9: Preserve the low -intensity, pedestrian -oriented character of commercial areas in the North End
and El Porto.

Policy LU-9.1: Provide z oning regulations that encourage neighborhood-oriented businesses within these areas.

Policy LU-9.2: Encourage and support ground floor retail and service uses on properties designated for commercial use.

Some commercially designated properties are developed with residences. Future recycling of these properties to commercial uses or mix ed-use developments with ground- floor retail and services should be encouraged.

MANHATTAN  BEACH  GENERAL  PLAN

PAGE LU - 38
Policy LU-9.3: Continue to improve the aesthetic
quality of businesses within the North End and El
Porto.

The North End Business Improvement District (BID) was
established to improve the appearance of the North End.

Policy LU-9.4: Provide traffic enhancements that accommodate safe pedestrian movement.

Policy LU-9.5: Work to improve parking conditions within the North End and El Porto.

Policy LU-9.6: Support the development of a comprehensive streetscape improvement plan.

Policy LU-9.7: Recognize the unique qualities of mixed -use development, and balance the needs of both
commercial and residential uses.

The neighborhood-oriented character of the North End/El Porto area is ideal for fostering mixed -use development, particularly along Highland Avenue.

Policy LU-9.8: Support the efforts of business improvement districts (BIDs) to enha nce and improve the North End and El
Porto.

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PAGE LU - 39

Implications of the Land
Use Policy

Table LU-4 identifies the planned distribution of land uses. Over time, as properties are redeveloped, land uses and intensities will gradually shift to align with the intent of this Land Use Element.

Table LU -4 summarizes the land use distribution, average development, and the resultant residential and commercial developments that can be expected over the next 20 years.

Given the built -out character of Manhattan Beach and the good conditions of most buildings, significant redevelopment activities are not anticipated over the life of this General Plan . Average development densities and potential presented in Table LU -4 reflect primarily the established densities w ith limited opportunities for recycling to more intensified development.

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PAGE LU - 40

Table LU-4
Land Use and Population Estimates at General Plan Buildout Land Use
Net
Acres
Average
Density/
Intensity
Projected
Dwelling
Units
Estimated
Population
(d)
Potential
Square
Footage
Residential
Low Density 1,122 See (a) 7,353 16,569
Medium Density 149 See (b) 2,617 5,897
High Density 151 See (c) 5,571 12,554
Commercial and Business
General Commercial 87 0.5 FAF 1,886,000
Downtown Commercial 14 0.5 FAF 96 216 301,000
Local Commercial 13 0.5 FAF 30 68 290,000
Mixed-Use Commercial 4 0.2 FAF 15 34 30,000
Manhattan Village Commercial 102 0.8 FAF 3,568,000
North End Commercial 8 0.8 FAF 199 448 265,000
Industrial 73 0.4 FAF 1,265,000
Parks and Open Space 152 0.1 FAF 663,000
Public Facilities 143 0.5 FAF 3,112,000
Total 2,017 15,881 35,786 11,381,000
Notes:
(a) Average densities for Low Density Residential are: Area District 1 = 5.0 du/ac; Area District 2 = 7.2 du/ac; Area District 3 = 12.8 du/ac; and Area District 4 = 12.5 du/ac. (b) Average densities for Medium Density Residential are: Area District 1 = 8.0 du/ac; Area District 2 = 15.5 du/ac; Area District 3 = 20.4 du/ac; and Area District 4 = 26.5 du/ac. (c) Average densities for High Density Residential are: Area District 1 = 37.9 du/ac; Area District 2 = 33.8 du/ac; Area District 3 = 37.4 du/ac; and Area District 4 = 53.3 du/ac. (d) Population is estimated based on an average household size of 2.34 persons per household and a vacancy rate of 3.7%, according to the 2000 Census.

FAF = Floor-Area Factor

Manhattan Beach City CouncilMarch 7, 2023

Manhattan Beach City Council
March 7, 2023