BLUE FOLDER ITEM
Blue folder items are additional back up material to administrative reports and/or public comments received after the printing and distribution of the agenda packet for receive and file.
CITY COUNCIL MEETING
OCTOBER 6, 2026
L.1. PUBLIC HEARING FOR CONSIDERATION OF AN APPEAL OF A DENIAL BY THE PLANNING COMMISSION OF AN EXEMPTION DECLARATION AND VARIANCE TO EXCEED THE 30-
FOOT MAXIMUM BUILDING HEIGHT REQUIREMENT FOR THE INSTALLATION OF FOUR (THREE INITIALLY) BULK CRYOGENIC STORAGE TANKS WITH A PROPOSED HEIGHT OF APPROXIMATELY 38 FEET AT AN EXISTING MANUFACTURING FACILITY ON PROPERTY LOCATED WITHIN AN INDUSTRIAL-COMMERCIAL (IC-1) ZONE
CONTACT: MARC WIENER, COMMUNITY DEVELOPMENT DIRECTOR
• Staff is providing an updated draft resolution with an expanded comparative analysis with other IC-1 Zoned properties in the vicinity of the subject property.
The updated language further explains the “special circumstances” applicable to the property that deprives the subject property of privileges enjoyed by other property in the vicinity with an identical zoning designation.
RESOLUTION NO. CC-2610-083
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STAFF REVISED 10/6/26
RESOLUTION NO. CC-2610-083
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
REDONDO BEACH GRANTING AN APPEAL AND APPROVING AN
EXEMPTION DECLARATION AND VARIANCE TO EXCEED THE 30-
FOOT MAXIMUM BUILDING HEIGHT REQUIREMENT FOR THE
INSTALLATION OF FOUR BULK CRYOGENIC STORAGE TANKS
WITH A PROPOSED HEIGHT OF APPROXIMATELY 38 FEET AT
AN EXISTING MANUFACTURING FACILITY ON PROPERTY
LOCATED WITHIN AN INDUSTRIAL-COMMERCIAL (IC-1) ZONE.
WHEREAS, a Variance is requested under Redondo Beach Municipal Code Section 10-2.2510 to allow the proposed cryogenic storage tanks to exceed the 30-foot maximum building height requirement with a proposed height of approximately 38 feet in the IC-1 Zone; and
WHEREAS, the subject lot is approximately 4.43 acres in area with approximate dimensions of 501 feet in width and 385 feet in depth with an existing ±250,000 square foot manufacturing structure consisting of office, storage, IT infrastructure, restrooms, manufacturing (aerospace), kitchen space, and walkways/hallways; and WHEREAS, the surrounding industrial uses west, north, and east have similar industrial zoning and General Plan land use designations and allow for the same uses, including aerospace manufacturing (use on the subject property), however these adjacent industrial areas allow for significantly higher development than the subject property; and
WHEREAS, the project is Categorically Exempt from CEQA under Section 15301 (Existing Facilities) of the CEQA Guidelines; and
WHEREAS, the Planning Commission conducted a duly noticed public hearing on August 20, 2026 and continued the public hearing on the application to a date certain on September 17, 2026. The Height Variance application was continued to September 17, 2026 to address concerns from commissioners regarding the safety of the materials stored; and
WHEREAS, the Planning Commission of the City of Redondo Beach considered evidence presented by the applicant, the Planning Division, the Redondo Beach Fire Department, and other interested parties at the public hearings held on the 20th day of August and the 17th day of September, 2026, with respect thereto and on September 17, 2026, the Height Variance application was denied (vote 4-3); and RESOLUTION NO. CC-2610-083
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WHEREAS, the project applicant, Impulse Space, filed an appeal of the Planning Commission’s denial for a de novo hearing with City Council in accordance with RBMC § 10-2.2510(g); and
WHEREAS, notice of the time and place of the public hearing where the Exemption Declaration and the appeal of the Planning Commission’s denial of the Height Variance application would be considered by the City Council was given pursuant to State law and local ordinances by publication in the Easy Reader, by posting the subject property, and by mailing notices to property owners within 300 feet of the exterior boundaries of the subject property; and WHEREAS, the City Council of the City of Redondo Beach has considered evidence presented by the applicant, the Planning Division, and other interested parties at the public hearing held on the 6
th day of October, 2026, with respect thereto.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF REDONDO BEACH DOES HEREBY RESOLVE:
SECTION 1. That the above recitals are true and correct and are incorporated herein by reference as if set forth in full.
SECTION 2. That based on the findings below, the City Council hereby grants the appeal and approves the Exemption Declaration and the Variance pursuant to the plans and applications considered by the City Council at its meeting on the 6 th day of October,
2026.
SECTION 3. In accordance with Section 10-2.2510(b) of the Redondo Beach Municipal Code, the applicant's request for a Variance is consistent with the criteria set forth therein for the following reasons:
a) There are special circumstances applicable to the property, including size, shape, topography, location, or surroundings, such that the strict application of the zoning provisions deprives such property of privileges enjoyed by other property in the vicinity and under identical zone designation.
The subject property’s current use, and General Plan and Zoning land use designation are consistent with other industrial parcels in the surrounding industrial neighborhood. The subject property’s zoning designation (IC-1) allows for the same “industrial uses” as the surrounding I-1 (Industrial) designation.
Furthermore, the use on the subject property, aerospace manufacturing, is the same as the uses of many of the surrounding Industrial properties.
The “special circumstances” applicable to this project are based on the fact that the development standards for the subject property are significantly more RESOLUTION NO. CC-2610-083
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restrictive than those of the surrounding industrial-zone properties which, as noted above, allow for the exact same manufacturing/industrial uses.
Additionally, the surrounding industrial uses are allowed at heights of over 100 feet while the subject property’s uses are limited to a height of 30 feet. Strict adherence to the zoning district’s 30-foot height limit would eliminate the ability of the property owner to use the property for aerospace manufacturing purposes.
The surrounding industrial properties have been allowed to install numerous similar storage tank structures which are similarly required for their manufacturing needs.
Accordingly, relief from the standard height restriction to afford this property some of the development privileges provided to the nearby properties with the same uses is justified. Additionally, the technical requirements in support of this aerospace manufacturing operation cannot be accommodated at a lesser height without resulting in the fabrication of customized tanks that do not have the same track record of safety, and would also require more frequent supply deliveries.
The subject property’s zoning designation is Industrial (IC-1) and allows for industrial and limited commercial uses. There are two other locations within the City that are zoned as IC-1, including the area northeast of Interstate 405 between Marine and Inglewood Avenues, consisting of three parcels, and the area on the north side of 182nd Street between Kingsdale and Hawthorne Boulevards, also consisting of three parcels. These other IC-1 properties are occupied by commercial businesses and a public utility (SoCal Gas). The subject property at 2477 Manhattan Beach Boulevard is the only property within the IC-1 Zone that contains an industrial/manufacturing use and has unique circumstances that distinguish it from the other properties located in the IC-1 Zone.
Specifically, the “special circumstances” applicable to this project are based on the shape of the subject property, which is of a lesser depth (385 feet) in comparison to many other IC-1 Zoned properties in the vicinity with depths of over 400 and 500 feet. Adding to the lesser depth of the subject property is a required 20-foot-wide fire lane along the rear of the property and with the placement of the existing structure, due to the shallow depth, this lot is constrained in its ability to accommodate required employee parking and accessory equipment necessary for the permitted aerospace manufacturing use in comparison to many other IC-1 Zoned properties in the vicinity.
Additionally, because the subject property is located immediately adjacent to SCE Transmission Towers, additional setbacks eliminate location options along the eastern property line. Impulse Space has estimated that using the shorter tanks of 30 feet or less would eliminate roughly 50 parking spaces, which would impact the surrounding neighborhood and business operations. There is limited RESOLUTION NO. CC-2610-083
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area on the property where the cryogenic tanks, which are essential to the permitted aerospace manufacturing use, can be located, which is why Impulse Space is requesting a Height Variance of 8 feet. Strict adherence to the zoning district’s 30-foot height limit would limit the ability of the subject property to effectively conduct aerospace manufacturing and comply with the parking requirements. The property occupied by Impulse Space does not share the privileges and benefits enjoyed by other properties in the vicinity and within the IC-1 Zone, which have greater depth and land area configurations and capacity to accommodate required parking under the Municipal Code, and installation of accessory structures throughout their properties and the ability to effectively conduct business, which are the privileges that have been granted to other properties within the vicinity and in the IC-1 Zone that are not provided for the subject property.
There is one property designated in the IC-1 Zone that enjoys a higher height privilege. Specifically, the property located at 2500 Marine Boulevard contains a cell tower that was permitted at a height of 47 feet, which exceeds the 30-foot height limit. It was entitled through the Conditional Use Permit process, which is a separate process for granting height exceptions to cell towers. This comparison property with an identical zoning designation (IC-1 Zone), which is in the vicinity of the subject property, was granted a structure with a height of 47 feet.
In addition to providing a comparison of properties exclusively in the IC-1 Zone, staff has also compared the IC-1 to the I-1 (Industrial) Zone. Both zones allow for the same industrial uses, while the IC-1 also allows for some additional commercial uses. The IC-1 and I-1 are both listed in the Municipal Code under the identical “Industrial” zoning classification and are identified under the same Purpose Section RBMC 10-2.1000.
The height standard for the subject property in the IC-1 is significantly more restrictive (30 feet) than the surrounding I-1 Zone (100 feet) in the vicinity. Again, strict adherence to the zoning district’s 30-foot height limit would limit the ability of the subject property to effectively conduct aerospace manufacturing. The surrounding industrial properties have been allowed to install numerous similar storage tank structures which are similarly required for their manufacturing needs, which is a privilege that has been granted to other properties within the vicinity, specifically Northrup Gruman, and is not provided for the subject property.
b) The Variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated.
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The variance does not constitute a special privilege, as it allows development that is consistent with the existing industrial uses in the vicinity, including parking requirements, and maintains compliance with the intent of the zoning district.
Strict adherence to the zoning district’s 30-foot height limit would limit the ability of the subject property to effectively conduct aerospace manufacturing and compliance with parking requirements. The property occupied by Impulse Space does not share the privileges and benefits enjoyed by other properties in the vicinity and within the IC-1 Zone, which have greater depth and land area configurations and capacity to accommodate required parking under the Municipal Code and accessory structures throughout their properties which are privileges that have been granted to other properties within the vicinity and in the IC-1 Zone that are not provided for the subject property. Parking is a necessary requirement of the business operation and depriving the applicant of the ability to provide parking would be a deprivation of privileges enjoyed by other IC-1 zoned properties.
Further, Tthe adjustment (Variance) allows for critical infrastructure with technical requirements that cannot be significantly altered and that are common for the allowed industrial use and required for many aerospace manufacturing operations without significantly reducing required parking. The adjustment (Variance) does not grant development rights unavailable to other similarly situated properties with similar General Plan and Zoning designationsIC-1 properties that have adequate area to accommodate critical business needs., many of which utilize comparable cryogenic storage tanks. c) The granting of a Variance shall not be contrary to the objectives of the Comprehensive General Plan.
Granting this Variance supports the General Plan’s Goal of Economic Sustainability LU-6, and specifically Responsible Development Policy LU-6.1, Business Retention and Expansion Policy LU-6.12, and Job/Housing Balance Policy LU-1.4. Further, the granting of this variance supports the General Plan’s objective to maintain existing employers within the North Redondo Tech District (SPA-1). The requested Variance is vital to the operations of Impulse Space and helps support and execute these critical General Plan policies and objectives.
Impulse Space is unable to conduct their manufacturing operations without these tanks. By allowing the existing business to install the proposed bulk cryogenic storage tanks, the City is facilitating the specialized industrial infrastructure necessary for the business to conduct their permitted industrial activities.
SECTION 4. That the proposed development is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) of the CEQA Guidelines.
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SECTION 5. That this permit shall be void in the event that the applicant does not comply with the following conditions:
1. The approval granted herein is to exceed the maximum height requirement of 30 feet for the installation of 38-foot-tall cryogenic storage tanks at an existing manufacturing facility located within an Industrial-Commercial (IC-1) zone. Four (4) tanks are permitted to be installed as shown on the approved site plan and the renderings. Any additional tanks that exceed the height regulation would require a “Modification” to this “Variance”.
2. A copy of this Resolution shall be copied onto a sheet in the construction plan set submitted to the Building and Safety Division.
3. The site shall be fully fenced prior to the start of construction. The site is currently fully fenced.
4. The site shall be maintained in a clean and orderly condition throughout construction, with reasonable measures taken to prevent the accumulation of litter and debris.
5. Construction work shall occur only between the hours of 7:00 a.m. and 6:00 p.m. on Monday through Friday, between 9:00 a.m. and 5:00 p.m. on Saturday, with no work occurring on Sunday and specified holidays per RBMC Section 9-1.12.
6. The project developer and/or general contractor shall be responsible for counseling and supervising all subcontractors and workers to ensure that neighbors are not subjected to excessive noise, disorderly behavior, or abusive language.
7. The streets and sidewalks adjacent to the job site shall be maintained free of debris resulting from construction activities.
8. All construction shall strictly conform to the architectural drawings, elevations, and site plan and renderings stamped “Approved” on October 6, 2026. The Planning Division shall be authorized to approve minor changes.
9. The applicant shall obtain all required demolition, building, grading, electrical, and mechanical permits and shall comply with all applicable provisions of the California Building Code, Fire Code, and City ordinances.
10. The applicant may be required to install noise mitigation equipment and measures in the event of measured noise violations of the City’s noise ordinance (RBMC Title 4, Chapter 24. Noise Regulation).
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11. The design shall be constructed per building and fire code requirements and include measures to minimize risks of vehicle impact.
12. The installation area shall be graded in accordance with the approved engineering design.
13. The applicant shall install and maintain NFPA 704 hazard diamond signage at all applicable access points in accordance with applicable code requirements.
14. The Impulse Space site will be sufficiently secured to prevent unauthorized access to the site and cryogenic storage tanks.
15. The applicant shall develop, maintain, and post written operating procedures for the cryogenic storage equipment at the storage area.
16. The applicant shall notify the local fire department of the cryogenic installation and provide the fire department with a copy of this document.
17. The applicant shall clearly mark the facility address and location of the cryogenic storage equipment to facilitate emergency vehicle access.
18. The applicant shall post and maintain a 24-hour emergency contact telephone number at the facility entrance in a readily visible location.
19. The applicant shall maintain a current site map at the facility entrance identifying the cryogenic vessel locations, designated exclusion zones, and emergency access routes.
20. The applicant shall install and maintain silencers on venting valves associated with the cryogenic storage tanks to suppress noise generated during tank venting operations.
21. The applicant shall limit deliveries of liquefied gas to normal business hours. Very limited off hour deliveries are permitted as a minor change subject to the approval of the Community Development Director.
22. The applicant shall provide a noise report measuring noise generated by tankrelated operations, including delivery of gas, filling of the tanks, and tank venting, to confirm compliance with the City's Noise Ordinance. Additional noise mitigation may be required, including, but not limited to, installation of a solid wall along the Manhattan Beach Boulevard frontage.
SECTION 6. That the approved Variance shall become null and void if not vested within 36 months after the City Council’s approval of the project.
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SECTION 7. That the City Clerk shall certify the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.
RESOLUTION NO. CC-2610-083
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PASSED, APPROVED AND ADOPTED this 6
th day of October, 2026.
________________________
James A. Light, Mayor
APPROVED AS TO FORM: ATTEST:
______________________ ______________________
Joy A. Ford, City Attorney Eleanor Manzano, CMC, City Clerk RESOLUTION NO. CC-2610-083
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ATTEST:
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS
CITY OF REDONDO BEACH )
I, Eleanor Manzano, City Clerk of the City of Redondo Beach, California, do hereby certify that the foregoing Resolution No. CC-26XX-XXX was passed and adopted by the City Council of the City of Redondo Beach, California, at a regular meeting of said City Council held on the 6
th day of October, 2026, and there after signed and approved by the Mayor and attested by the City Clerk, and that said resolution was adopted by the following vote:
AYES:
NOES: None
ABSTAIN: None
ABSENT: None
_______________________________
Eleanor Manzano, CMC
City Clerk