MASTER USE PERMIT AMENDMENT & COASTAL DEVELOPMENT PERMIT TO MODIFY LAND USE SIZE LIMTATIONS AT 451 MANHATTAN BEACH BOULEVARD (METLOX) January 21, 2025 City Council Meeting
2002 – Master Use Permit & Coastal Development Permit
Two-story, 63,850 square foot commercial development
40,000 square feet of public areas
Two-level subterranean parking structure
BACKGROUND
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Between 2005 and 2014:
Six Master Use Permit Amendments were approved for individual tenant spaces and overall property
BACKGROUND
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
2018 - Master Use Permit Amendment
Partial approval:
Allow the future division of Nick’s into two restaurants Allow personal service and personal improvement service uses at Waterleaf & Beehive tenant spaces
BACKGROUND
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
2018 - Master Use Permit Amendment
Partial denial (without prejudice):
Expand amount of allowable restaurant space
Applicant may resubmit upon tenant vacancies
City Council retained jurisdiction
BACKGROUND
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
October 13, 2023: Application submitted for:
Master Use Permit Amendment
Coastal Development Permit
BACKGROUND
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
VICINITY MAP
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
General Plan Land Use:
Downtown Commercial
Zoning:
CD/Downtown Commercial
Area District:
III
Permitted Land Uses:
- Eating & Drinking Establishment
- Food & Beverage Sales
- Offices, Business and Professional
- Personal Improvement Services
- Personal Services
- Retail Sales
- Visitor Accommodations
Neighboring Zoning:
North: PS/Public and Semipublic
East: OS/Open Space
South & West : CD/Downtown Commercial
SITE OVERVIEW
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Master Use Permit Amendment
Modify size limitations for specific land use categories to allow flexibility Coastal Development Permit
Intensification of restaurant use
ENTITLEMENT REQUEST
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Primary request: increasing allowable size of Eating & Drinking Establishments No change to the types of land uses allowed
No new buildings or expansion of existing building proposed Size of other land uses will be limited based on available parking PROJECT ANALYSIS – PERMITTED FLOOR AREA
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Land Uses
Approved Square Footage
Proposed Square Footage
Visitor Accommodations
(Shade Hotel)
22,500 sq. ft.
Eating & Drinking Establishments
(Restaurants)
8,000 sq. ft.
(6,400 sq. ft. seating area)
17,212 sq. ft.
(13,770 sq. ft. seating area)
Remaining Space Available:
Retail Sales & Services:
20,000 sq. ft.
Offices & Personal Services:
17,500 sq. ft.
Remaining Space Available:
23,868 sq. ft.*
Retail Sales
Food & Beverage Sales
Personal Improvement Services
Offices
Personal Services
FLOOR AREA OVERVIEW & COMPARISON
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd *Distribution is subject to parking availability
Current Parking Required: 330 spaces
Established by original land use entitlements, which included a parking study New parking study (2024)
Additional parking required: 59 spaces
Additional bicycle parking recommended
PROJECT ANALYSIS - PARKING
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Criteria
Existing Site Conditions
Proposed Floor
Area Changes
Parking Required
330 spaces
389 spaces
Parking Provided
439 spaces (No Change)
Available Surplus
109 spaces
50 spaces
PARKING OVERVIEW & COMPARISON
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
SITE PLAN – GROUND LEVEL
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
SITE PLAN – SECOND LEVEL
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Manhattan Beach General Plan
Manhattan Beach Local Coastal Program (LCP)
In Coastal Zone
Coastal Development Permit required
GOVERNING REGULATIONS
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Existing combination of uses at site are in accordance with existing land use entitlements Not detrimental to public health, safety, welfare
Complies with governing regulations in LCP
No adverse impact to surrounding properties
USE PERMIT AMENDMENT FINDINGS
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Conforms with the certified Local Coastal Program (LCP) Does not impact public access to the shoreline or sea
COASTAL DEVELOPMENT PERMIT FINDINGS
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Project was adequately addressed in certified Final Environmental Impact Report (EIR) prepared for original project development
ENVIRONMENTAL REVIEW
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Mailed to property owners within 500 feet
Published in The Beach Reporter (January 9, 2025)
Posted at City Hall and on City website
No written public comments received
NOTICING AND PUBLIC COMMENT
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
Conduct the Public Hearing
Direct staff to return to City Council with a resolution approving the Master Use Permit Amendment & Coastal Development Permit
RECOMMENDATION
January 21, 2025
Master Use permit amendment & Coastal development permit to modify land use size limitations – 451 Manhattan beach blvd
MASTER USE PERMIT AMENDMENT & COASTAL DEVELOPMENT PERMIT TO MODIFY LAND USE SIZE LIMTATIONS AT 451 MANHATTAN BEACH BOULEVARD (METLOX) January 21, 2025 City Council Meeting