TO:
Honorable Planning Commission Chair and Commissioners
THROUGH:
Masa Alkire, Community Development Director
FROM:
Adam Finestone, Planning Manager
Ted Faturos, Senior Planner
SUBJECT:Title
Consideration of a Planned Development Plan (“PD Plan”) Amendment to amend and supersede all prior approvals to allow for the demolition of an existing office building, construction of a new pool and pool amenities, and an increase in club memberships for the continued operation of the Manhattan Country Club located at 1330-1332-1334 Parkview Avenue, and associated environmental determination finding the project categorically exempt from further review pursuant to the California Environmental Quality Act (Planning Case Nos. PE-24-00166/PLANDEV-24-00002)
A) CONDUCT PUBLIC HEARING
B) ADOPT RESOLUTION NO. PC 26-XX
Body
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RECOMMENDATION:
Staff recommends that the Planning Commission: 1) conduct a public hearing; and 2) adopt the attached resolution approving the PD Plan Amendment, subject to conditions, and finding the project categorically exempt from further review pursuant to the California Environmental Quality Act (CEQA).
APPLICANT:
Pete Jones, on behalf of The Bay Club Company
1620 Montgomery Street, Suite 250
San Francisco, CA 94111
BACKGROUND:
On May 7, 2024, the Community Development Department received an application from Pete Jones, on behalf of The Bay Club Company, requesting a PD Plan amendment to amend and supersede all prior approvals to allow for the demolition of an existing office building, construction of a new pool and pool amenities, and an increase in club memberships from 1,400 to up to 2,757, for the Manhattan Country Club (“Project”) located at 1330-1332-1334 Parkview Avenue (“Property”). The Bay Club Company owns and operates the Manhattan Country Club and manages the neighboring office building. The City of Manhattan Beach owns the Property, with The Bay Club Company maintaining a long-term ground lease. Should the Planning Commission approve the PD Plan Amendment, the existing ground lease between the City and The Bay Club Company will have to be amended. The amendment falls under the purview of the City Council, and a condition of approval has been included in draft Planning Commission Resolution No. 26-XX, requiring execution of that ground lease amendment prior to the PD Plan Amendment being effective.
Prior Actions
On March 25, 1981, the Planning Commission adopted Resolution No. 820, approving an “unclassified use permit” for the construction of the Manhattan Country Club, as well as a restaurant which was never built.
On May 1, 1984, the City Council adopted Resolution No. 4128, approving a “commercial planned development permit” to allow for the construction of an office building adjacent to the Manhattan Country Club. Since their initial establishment, the two uses and their respective structures have undergone several amendments to their original entitlements, in addition to obtaining multiple building permits for various renovations and enhancements.
On January 25, 2012, the Planning Commission adopted Resolution No. PC 12-01 (Attachment 2 to this staff report), approving a revised Planning Development Permit Amendment to allow interior and exterior renovations, a small addition, and an increase in club memberships from 1,200 to 1,400 for the Manhattan Country Club, and rescinded all prior approvals. The approval did not include any changes to the office building. Resolution No. PC 12-01 remains the governing resolution for the property.
In 2025 and 2026, the City issued tenant improvement permits for a complete remodel of the Manhattan Country Club clubhouse. These improvements included reconfiguring the clubhouse floor plan to expand the fitness area, enhancing and enlarging locker rooms and associated post-workout amenities, reconfiguring common family and dining areas, and improving the exterior patio. The scope of work outlined in the tenant improvement permits did not constitute an expansion of the country club use and did not require an amendment to the existing entitlement.
Site Overview
The Property (APN: 4138-018-908) is located on the south side of Parkview Avenue between Village Drive and Manhattan Beach Marriott Drive. While the Property is approximately 7.5 acres in size, the Project only affects 2.22 acres of the site. The Property is zoned Planned Development (PD), is located in Area District II, and has a General Plan Land Use Designation of Manhattan Village Commercial. The Property is surrounded by office uses to the north, recreational uses to the west, residential and recreational uses to the south, and hospitality and recreational uses to the east.
The Property is composed of two sections: 1) the Manhattan Country Club facility, which includes a 50,100 square-foot clubhouse, outdoor pool and spa areas, tennis courts, and paddle tennis courts; and 2) a 38,276 square-foot office building on the eastern edge of the site. Both uses share a common parking lot. Additionally, the Manhattan Country Club leases 50 parking spaces at a neighboring City-owned lot at 1300 Parkview Avenue, west of the project site, which is also used for the Manhattan Village Field. The Manhattan Country Club manages its parking needs with a valet service.
Project Overview:
• Location: 1330-1332-1334 Parkview Avenue
• Legal Description: Portions of Parcels 1 and 2 of Parcel Map No. 13910
• General Plan Land Use: Manhattan Village Commercial
• Zoning Designation: PD (Planned Development)
• Area District: II
• Land Use:
o Existing: Country Club, Office
o Proposed: Country Club
• Lot Size: 7.5 Acres (No Change)
• Building Square Footage
o Existing: Country Club - 50,100 square feet; Office - 38,276 square feet
o Proposed: Country Club - 51,200 square feet
• Parking:
o Existing: 240 On-Site, 50 Leased Off-Site
o Proposed: 223 On-Site, 50 Leased Off-Site
• Maximum Club Memberships:
o Existing: 1,400
o Proposed: Up to 2,757
Governing Regulations
The Project has been reviewed for compliance with applicable regulations, including the City’s General Plan and Municipal Code.
Manhattan Beach General Plan
The General Plan is a long-range policy document, adopted in 2003, that identifies the community’s vision for its collective future and establishes the fundamental framework to guide decision-making about development, resource management, public safety, public services, and general community well-being. The General Plan contains a series of goals and policies that allow this vision to be implemented. All projects are reviewed to ensure alignment with the General Plan’s goals and policies.
The Project was evaluated for conformance with the following applicable General Plan goals and policies, with additional Community Resource Element and Infrastructure Element goals and policies considered in the Categorical Exemption Report prepared by Eyestone Environmental Services, attached to this report with conclusions of consistency:
• Land Use Plan Goal LU-3: Achieve a strong, positive community aesthetic.
o Land Use Plan Policy LU-3.1: Continue to encourage quality design in all new construction.
• Land Use Plan Goal 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.
• Land Use Plan 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 Plan Policy LU-8.2: Support the remodeling and upgrading needs of businesses as appropriate within these regional-serving commercial districts.
• Mobility Plan Policy I-2.7: Monitor and minimize traffic, parking and truck loading issues associated with construction activities.
• Mobility Plan Policy I-2.8: Carefully review commercial development proposals with regard to parking, loading and planned ingress/egress, and enforce restrictions as approved.
• Mobility Plan Goal I-3: Ensure adequate parking and loading facilities are available to support both residential and commercial needs while reducing adverse parking and traffic impacts.
o Mobility Plan Policy I-3.3: Review development proposals to ensure potential adverse parking impacts are minimized or avoided, and pedestrian and bicycle circulation are not negatively impacted.
• Community Resources Element Policy CR-1.2: Encourage the development of quality commercial recreation facilities on both privately held and City-owned land under long-term lease or concession agreements.
• Community Resources Element Policy CR52.3: Encourage water conservation, including landscaping with drought-tolerant plants, use of reclaimed water, and recycling of cooling system water, in all development.
• Noise Element Policy N-2.2: Ensure acceptable noise levels near residences, schools, medical facilities, and other noise-sensitive areas.
• Noise Element Policy N-2.5: Require that the potential for noise be considered when approving new development to reduce the possibility of adverse effects related to noise generated by new development, as well as impacts from surrounding noise generators on the new development.
• Noise Element Policy N-3.3: Minimize impacts associated with single-event noise activities.
• Noise Element Policy N-3.6: Monitor and minimize noise impacts associated with construction activities on residential neighborhoods.
Manhattan Beach Municipal Code
The Manhattan Beach Municipal Code (“MBMC”) serves, in part, to implement the vision established by the General Plan. Within the MBMC, Title 10 (Planning and Zoning) establishes regulations related to land use and development. Title 10 has several intended functions which include, but are not limited to:
• Providing a precise guide for the physical development of the City in order to foster convenient, harmonious, and workable relationships among land uses;
• Promoting the economic stability of existing land uses that are consistent with the General Plan, and protecting them from intrusions by inharmonious or harmful land uses; and
• Permitting the development of office, commercial, industrial, and related land uses that are consistent with the General Plan in order to strengthen the City’s economic base.
The Project was reviewed for compliance with the MBMC, including, but not limited to, the following sections:
• MBMC Chapter 10.32 - governs planned development districts, including the PD zone where the Project is located.
PROJECT DESCRIPTION:
On May 7, 2024, the Community Development Department received an application requesting a PD Plan amendment to demolish the existing office building at 1334 Parkview Avenue and build additional club amenities where the office building currently stands for use by the adjacent Manhattan Country Club at 1330-1332 Parkview Avenue. These amenities include a new lap pool, wading pool and spa, and a 1,060 square-foot pool equipment building. The Project also includes converting one existing tennis court in the northwest corner of the property into four pickleball courts and reconfiguring the existing surface parking lot. The Project scope impacts a total of 2.22 acres of the Property. Once completed, the Manhattan Country Club complex would feature 15 tennis courts, 13 pickleball courts, two lap pools, one wading pool, and two spas. With the removal of the existing office building, the total building square footage on the property will decrease from approximately 88,400 square feet to 51,200 square feet, representing a net reduction of about 37,200 square feet.
The proposed reconfiguration of the parking lot will reduce the total number of parking spaces from 240 to 223, with the Manhattan Country Club retaining exclusive use of the lot. The current layout includes 45 standard spaces, 112 compact spaces, 76 “subcompact” spaces, and seven accessible spaces. Although the new configuration decreases the total parking capacity, it will eliminate all “subcompact” spaces and will provide 145 standard-sized spaces (93 of which will be tandem), 70 compact spaces (20 of which will be tandem), and eight accessible spaces. The Manhattan Country Club plans to continue leasing 50 parking spaces in the City-owned parking lot to the west of the site at 1300 Parkview Avenue.
The Manhattan Country Club plans to continue managing their parking lot with valet service. Valet service will be available from 7:00 a.m. to 6:00 p.m., Monday through Friday; from 7:30 A.M. to 3:30 P.M. on Saturdays; and from 8:00 A.M. to 4:00 P.M. on Sundays, as well as during special events. The proposed draft resolution maintains the condition of approval from the previous entitlement requiring that the Manhattan Country Club have on-site valet service and includes an additional condition requiring an updated valet parking management plan to be submitted for review and approval by the City.
The Manhattan Country Club also proposes increasing the maximum number of memberships from 1,400 to up to 2,757. The maximum number of memberships is a function of the number of parking spaces available for the Manhattan Country Club’s use, with the maximum number of memberships decreasing if currently leased off-site parking spaces become unavailable in the future.
As noted above, commercial tenant improvement permits were issued for a complete remodel of the Manhattan Country Club clubhouse in 2025 and 2026. The scope of work for the tenant improvement permits is not considered an expansion of the country club use and therefore did not require amending the existing entitlement or lease agreement.
DISCUSSION:
Project Analysis
The following Project features warrant additional consideration by the Planning Commission:
Noise from Expanded Pool Area and Pickle Ball Courts
The applicant is requesting to demolish the existing office building at 1334 Parkview Avenue and build new club amenities in its place. These amenities include a new lap pool, wading pool, and spa, along with poolside areas for lounging and sunbathing, and a 1,060-square-foot, one-story pool equipment building. Additionally, one of the tennis courts in the northwest corner of the property would be converted into four pickleball courts.
The nearest residential buildings to the proposed expanded pool area are approximately 255 feet south in the Manhattan Village gated community, with the Westdrift Hotel’s golf course acting as a buffer between the homes and the pool. The closest residential buildings to the proposed pickleball courts are roughly 377 feet southwest at the Manhattan Village Senior Villas, with a city parking lot serving as a buffer between those homes and the pickleball courts.
The applicant has submitted an acoustical study prepared by Veneklasen Associates to evaluate how noise from the expanded pool area and additional pickleball courts could affect nearby residential areas. This acoustical study is included as an appendix to the Class 32 Categorical Exemption Evaluation Report prepared by Eyestone Environmental Services, which is discussed in the Environmental Determination section later in this report.
Veneklasen Associates visited the site and took measurements of existing ambient noise levels, including country club activities (pickleball, tennis, pool activities, etc.). Using noise modeling software, Veneklasen Associates evaluated how noise from the expanded pool areas and pickleball courts would impact nearby properties, including residential properties. They concluded that the overall noise levels from the expanded activities will remain below the maximum allowed by the City’s noise regulations during both daytime and nighttime conditions at full occupancy.
The current entitlement does not limit the hours for outdoor activities. The proposed draft resolution proposes new conditions of approval to address potential neighbor concerns regarding early morning noise. Specifically, the draft resolution prohibits the use of the southernmost pickleball court along the southern property line before 8:00 A.M., and also prohibits the use of any whistles, bells, and buzzers in outdoor areas before 8:00 A.M Additionally, the draft resolution requires the applicant to submit to the City a new professional acoustical study 12 to 15 months after completing all of the Project’s outdoor enhancements. The study will be required to analyze the sound impacts of the site’s outdoor activities, including noise generated by the expanded pickleball courts. The Community Development Director, after reviewing the study and the history of noise complaints, may require a subsequent public hearing before the Planning Commission to consider changes to the conditions of approval.
In 2022, the City received a noise complaint related to pickleball and tennis activities adjacent to the southern property line. As a result of that complaint, the Manhattan Country Club installed sound-dampening along that property line and prohibited pickleball games before 8:00 A.M. on the southern-most pickleball court. No further complaints have been received by the City since the corrective measures were taken.
Parking Availability Related to Membership Increase
The applicant requests to increase the maximum number of memberships from 1,400 to up to 2,757. The maximum membership count would be determined by the number of parking spaces available for the country club’s use.
The Property's on-site parking lot is currently shared between the country club and the neighboring office building. The proposed removal of the office building would mean that the parking spaces once used by office tenants could be reallocated to accommodate an expansion in club memberships beyond the current maximum of 1,400 permitted by Resolution No. PC 12-01.
To determine how many club memberships could be supported by the increase in the Manhattan Country Club’s access to available parking, the applicant submitted a parking analysis prepared by Walker Consultants (see Attachment 5 to this staff report). As part of the parking analysis, on-site data was collected in December 2022 on the number of cars entering and exiting the shared parking lot. Walker Consultants observed that overall peak parking demand occurred on a Sunday, with 140 vehicles, and that weekday peak demand was relatively consistent, ranging from 114 to 136 parked vehicles. Additionally, based on attendance data provided by Bay Club Company for both the Manhattan Country Club and the Bay Club’s health club in El Segundo from November 2022 to July 2023, Walker noted that spring and summer see the highest average use.
Using this data, Walker Consultants modeled peak June parking conditions and concluded that 0.099 parking spaces are needed per club membership. However, Walker’s calculation was based on data collected at a time when the Manhattan Country Club leased 20 off-site parking spaces for club employee use at the Kinecta Federal Credit Union site just north of the Property at 1440 Rosecrans Avenue. As such, an adjustment to Walker’s formula was necessary to ensure all parking demand, including those 20 employee spots, could be accommodated on-site in the event that these 20 off-site spaces might become unavailable at some point in the future.
Based on the information above, a formula was established to determine the maximum number of memberships allowed, as follows:
Maximum Membership = (Total Number of Parking Spaces ÷ .099) - 202
The formula takes Walker’s formula for determining the maximum number of memberships (total number of parking spaces divided by 0.099) and makes an adjustment by subtracting Walker’s built-in assumption that 20 off-site parking spaces would always be available (202). The 202 number in the formula represents the "membership equivalent" of the 20 off-site leased spaces, and is derived by dividing the number 20 by 0.099. The adjustment to Walker’s formula is necessary to account for the possibility that the Country Club might not have future access to off-site parking spaces.
Based on Walker’s analysis and modeling, the following recommended maximum membership allowance was calculated depending on overall parking availability:
• 223 On-site parking spaces, no off-site parking spaces = 2,050 maximum membership
• 223 On-site parking spaces, 20 off-site parking spaces = 2,252 maximum membership
• 223 On-site parking spaces, 50 off-site parking spaces = 2,555 maximum membership
• 223 On-site parking spaces, 70 off-site parking spaces = 2,757 maximum membership
The City’s Traffic Engineer has reviewed Walker Consultant’s Parking Analysis and concurs with the study’s methodology for determining the number parking spaces needed per membership. The draft resolution includes conditions of approval that require that any off-site parking used to support an increased membership for the Manhattan Country Club be subject to a recorded agreement between the club and the off-site property pursuant to Section 10.64.020 (G) of the MBMC.
Special Events
The Manhattan Country Club occasionally hosts ticketed public events, such as the Manhattan Wine Auction, which benefits Manhattan Beach public schools. These events are often hosted outdoors on the property’s tennis courts. As with any event in the City, building permits are required for any outdoor stages and large outdoor tents, and sound amplification permits are required for any amplified sound.
The draft resolution sets forth conditions for approval that would limit outdoor ticketed public events to no more than six annually. It also mandates a parking management plan for these events if the City’s Traffic Engineer finds it necessary. The aim of these conditions is to enable the events while reducing their impact on the quality of life for nearby residents.
Consistency and Compliance with Governing Regulations
Manhattan Beach General Plan
As noted above, the Project is governed by the Manhattan Beach General Plan. As such, it was reviewed for consistency with applicable General Plan goals and associated policies. The Project has been determined to be consistent with the following goals and policies for the reasons described below, with additional Community Resource Element and Infrastructure Element goals and policies considered in the Categorical Exemption Report prepared by Eyestone Environmental Services, attached to this report with conclusions of consistency:
Land Use Plan Goal LU-3: Achieve a strong, positive community aesthetic.
• Land Use Plan Policy LU-3.1: Continue to encourage quality design in all new construction.
The Project would demolish the existing office building at 1334 Parkview Avenue and build a lap pool, wading pool, spa, and an approximately 1,060-square-foot pool equipment building in the area where the office building was located. The proposed improvements would be designed to enhance the existing complex, while also elevating the character of the surrounding high quality commercial, residential, and open space uses. Additionally, the Manhattan Beach Municipal Code requires landscaping to enhance the aesthetic quality of the site. Therefore, the Project would be consistent with this goal and policy.
Land Use Plan Goal 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.
The viability of commercial areas depends on a range of factors, including having various types of commercial sales and services, including a private athletic club use, and the PD Plan allows for such a use. The increase in maximum club membership and construction of new pools and spas will allow for a greater viability of the business and will ensure the business is competitive with similar uses and clubs in the region. The expanded membership and enhanced pool facilities will expand recreational opportunities and are thus beneficial to residents. The Project will bring additional people into the City who will spend money at other local businesses and provide enhanced sales tax revenues. As such, the Project would be consistent with this policy.
Land Use Plan Policy LU-8.1: Ensure that applicable zoning regulations allow for commercial uses that serve a broad market area, including visitor-serving uses.
The Country Club was previously approved through a Planned Development Plan to allow for a private athletic club use. The Project is a continuation of an existing commercial use, subject to conditions, and has been reviewed for compliance with development standards and zoning regulations. Therefore, the Project would be consistent with this policy.
Land Use Plan Policy LU-8.2: Support the remodeling and upgrading needs of businesses as appropriate within these regional-serving commercial districts.
The Site has a General Plan Land Use Designation of Manhattan Village Commercial, and the General Plan specifies that “commercial uses in the Manhattan Village [Commercial land use designation] are generally regional-serving…” The Project proposes upgrades to the Country Club’s offerings by allowing expanded aquatic facilities in addition to an increase in the maximum number of memberships allowed. These upgrades are appropriate as they will allow the business to remain competitive amongst businesses with similar uses and amenities. Therefore, the Project would be consistent with this policy.
Mobility Plan Policy I-2.7: Monitor and minimize traffic, parking and truck loading issues associated with construction activities.
During construction of the Project, standard construction industry protocols including a Construction Management and Parking Plan would be implemented to ensure access to the Project Site and surrounding properties is maintained at all times, thereby minimizing traffic issues. Therefore, the Project would be consistent with this policy.
Mobility Plan Policy I-2.8: Carefully review commercial development proposals with regard to parking, loading and planned ingress/egress, and enforce restrictions as approved.
The City has reviewed and concurs with the findings of the Parking Analysis prepared by Walker Consultants for the project, that supports the Project’s request to increase the maximum number of memberships allowed. Additionally, the Project will be subject to conditions of approval related to its valet parking operations to ensure efficient parking operations. Therefore, the Project would be consistent with this policy.
Mobility Plan Goal I-3: Ensure adequate parking and loading facilities are available to support both residential and commercial needs while reducing adverse parking and traffic impacts.
• Mobility Plan Policy I-3.3: Review development proposals to ensure potential adverse parking impacts are minimized or avoided, and pedestrian and bicycle circulation are not negatively impacted.
As detailed in the Parking Analysis prepared by Walker Consultants for the Project, the proposed parking onsite would have sufficient capacity to serve the patrons of the Manhattan Country Club. Pedestrian circulation is not negatively impacted as all public sidewalks adjacent to the site are unaffected by the Project. Bicycle circulation is not negatively impacted as designated bicycle routes are unaffected by the Project. Therefore, the Project would be consistent with this goal and policy.
Community Resources Element Policy CR-1.2: Encourage the development of quality commercial recreation facilities on both privately held and City-owned land under long-term lease or concession agreements.
The Project site is located on City-owned land, and the Project proposal to expand the maximum number of members allowed and to enhance the Country Club’s aquatic facilities contributes to the expansion of quality commercial recreation opportunities in the City. As such, the Project would be consistent with this policy.
Community Resources Element Policy CR52.3: Encourage water conservation, including landscaping with drought-tolerant plants, use of reclaimed water, and recycling of cooling system water, in all development
The Project would comply with all state and local requirements regarding water conservation, and would implement the latest requirements of the state’s Green Building Code (Title 24). As such, the Project would be consistent with this policy.
Community Safety Element Policy CS-1.5: Require that new developments minimize stormwater and urban runoff into drainage facilities by incorporating design features such as detention basins, on-site water features, or other strategies.
The Project will incorporate BMPs as part of the Project which will serve to manage runoff flows from the Project Site as well as address pollutants of concern from the Project Site. Therefore, the Project would be consistent with this policy.
Noise Element Policy N-2.2: Ensure acceptable noise levels near residences, schools, medical facilities, and other noise-sensitive areas.
Noise Element Policy N-2.5: Require that the potential for noise be considered when approving new development to reduce the possibility of adverse effects related to noise generated by new development, as well as impacts from surrounding noise generators on the new development.
The Project’s potential noise impacts associated with construction and operation of the Project were considered by the City and are addressed in this document. As analyzed in the Class 32 Categorial Exemption Evaluation Report prepared by Eyestone Environmental Services, the proposed improvements would comply with the City’s Noise ordinance limits, and the Project’s potential noise impacts during construction and operation would be less than significant. Section 5.48.250 of the City’s Municipal Code exempts construction activity as defined by Section 9.44.010 from the provisions of the City’s Noise Regulations (Chapter 5.48). In addition, it is noted that the Applicant has installed acoustical screens to minimize noise associated with club activities on the neighboring community. Therefore, the Project would be consistent with these policies.
Noise Element Policy N-3.3: Minimize impacts associated with single-event noise activities.
Any single-events at the County Club complex that have amplified sound will have to obtain Sound Amplification Permits from the City. Furthermore, the number of single-events will be capped to no more than six events per calendar year, and the events will have limited hours. Therefore, the Project would be consistent with this policy.
Noise Element Policy N-3.6: Monitor and minimize noise impacts associated with construction activities on residential neighborhoods.
The Project’s potential noise impacts associated with construction of the Project are addressed in this document. Furthermore, Section 5.48.250 of the City’s Municipal Code exempts construction activity as defined by Section 9.44.010 from the provisions of the City’s Noise Regulations (Chapter 5.48). Chapter 9.44 of the MBMC regulates construction activities, including construction at the Property, with rules intended to address and minimize construction impacts, including noise impacts. TAs analyzed in the Class 32 Categorial Exemption Evaluation Report prepared by Eyestone Environmental Services, the Project’s potential noise impacts during construction would be less than significant. Therefore, the Project would be consistent with this policy.
Manhattan Beach Municipal Code
Section 10.32.070(B) of the MBMC states that a request for revisions to a previously approved PD Plan shall be considered by the Planning Commission. Condition of Approval No. 1 in Resolution No. PC 12-01 states that “The implementation of this permit shall be in substantial compliance with the project description, findings, and conditions of approval contained in this Resolution as well as the project description and plans reviewed by the Planning Commission on January 11 and 25, 2012.” A PD Plan amendment is thus required because the request would significantly alter the project description and approved plans and would thus result in a substantial deviation from the Planning Commission’s approval associated with Resolution No. PC 12-01.
Pursuant to Section 10.32.070 of the MBMC, the Planning Commission is the decision-making authority for PD Plan amendments and shall consider the request at a public hearing prior to rendering a decision on the application. According to Section 10.32.060 of the MBMC, as the decision-making body, the Planning Commission must make certain findings for approval of the PD Plan amendment. An analysis of these findings is provided in the Required Findings section below.
Interdepartmental Review
The Traffic, Code Enforcement, and Building divisions, along with the Public Works, Fire, and Police departments, have reviewed the request. Reviewing divisions and departments did not voice any concerns with the Project as proposed which have not been addressed. Conditions of approval are included in the attached Draft Resolution.
Required Findings
Pursuant to MBMC Section 10.32.060, the Planning Commission must make specific findings to approve a Planned Development Plan amendment. The necessary findings are outlined below.
1. The PD Plan is consistent with the adopted Land Use Element of the General Plan and other applicable policies and is compatible with surrounding development.
The property has a General Plan Land Use Designation of Manhattan Village Commercial. The General Plan specifies that “commercial uses in Manhattan Village are generally regional-serving….” As detailed above, the proposed PD Plan Amendment is consistent with Land Use Element Goal LU-3, Land Use Element Policy LU-3.1, Land Use Element Policy LU-6.2, Land Use Element Policy LU-8.1, and Land Use Element Policy LU-8.2; as well as several other General Plan goals and policies.
The entitlements that preceded what is today considered a PD Plan were established by Resolution No. 820, adopted March 25, 1981, and Resolution No. 4128, adopted on May 1, 1984. Together, these previous entitlements established the country club use and separate office use. Multiple subsequent entitlements have modified and superseded the initial entitlements while still maintaining the established country club and office uses. The PD Plan amendment proposes continuing the county club use while eliminating the office use. Surrounding uses include commercial uses like hotel, bank, and office. Therefore, the Project will continue to be compatible with the surrounding development.
2. The PD Plan will enhance the potential for superior urban design in comparison with the development under the base district regulations that would apply if the Plan were not approved.
This finding applies to establishing a new PD zone rather than the project's operational characteristics. The PD Plan amendment is needed to expand the Manhattan Country Club’s pool amenities and increase the maximum membership, but the use will still be considered a general commercial use.
3. Deviations from the base district regulations that otherwise would apply are justified by compensating benefits of the PD Plan.
This finding is applicable to the establishment of a new Planned Development zone rather than the operational characteristics of the Project. The Project is an amendment to the existing PD Plan.
4. The PD Plan includes adequate provisions for utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems.
This finding is generally applicable to the development of a new Planned Development rather than the operational characteristics of the Project. The Project proposal will not affect utilities, services, and emergency vehicle access; and public service demands will not exceed the capacity of existing or planned systems. The project, therefore, continues to meet this finding.
The Project, in conjunction with the facilities modifications, proposes operational changes to an existing use in an existing Planned Development zone. When not within a Planned Development zone, a project proposing similar operational changes would be subject to a use permit amendment. While the use permit findings are not directly applicable to the Project, they can be consulted to provide additional context when making a decision on the Project. The general purpose of the use permit findings is to ensure that a use is consistent with the General Plan, compatible with the surrounding neighborhood, and does not adversely impact nearby properties. As stated above, the Project is consistent with the General Plan goals and policies for the reasons outlined above. The Project is compatible with the surrounding neighborhood as it is an expansion of an existing use in a zone with other commercial uses. The project does not involve any unusual circumstances and will not adversely impact nearby properties.
PUBLIC OUTREACH:
A public notice for the May 13, 2026, public hearing was published in The Beach Reporter, mailed to all property owners within a 500-foot radius of the Property, and posted at City Hall and on the City’s website, on April 30, 2026. Staff received a public comment expressing concern about noise generated before 8:00 A.M. at the expanded pickleball courts, as well as whistles used before 8:00 A.M. at the expanded pool facilities (see Attachment 7 to this staff report).
ENVIRONMENTAL REVIEW:
The City hired an environmental consultant to review the Project pursuant to the California Environmental Quality Act (CEQA). As a result of that analysis, the City has determined that the Project qualifies for a Categorical Exemption from CEQA pursuant to Section 15332 (In-Fill Development Projects) of the State CEQA Guidelines. The Project qualifies for the infill development project exemption because it would be consistent with the applicable General Plan designation and all applicable General Plan policies, as well as the zoning designation and regulations; occurs within city limits in an area totaling less than five acres that is substantially surrounded by urban uses; would be located on a site with no habitat for endangered, rare, or threatened species; would not result in any significant impacts related to traffic, noise, air quality, or water quality; and could be adequately served by all required utilities and public services. The Class 32 Categorical Exemption Evaluation Report is included as Attachment 5 to this staff report.
CONCLUSION:
Staff recommends that the Planning Commission conduct a public hearing and adopt the attached draft resolution approving the PD Plan amendment, subject to conditions, and finding the Project exempt from further review pursuant to Section 15332 of the State CEQA Guidelines.
ATTACHMENT/ATTACHMENTS:
1. Draft Planning Commission Resolution No. PC 26-XX
2. Resolution No. PC 12-01
3. Applicant’s Written Materials
4. Vicinity Map
5. Parking Analysis- Walker Consultants - March 2026
6. Eyestone Environmental Services - Categorial Exemption Report with Appendices - May 2026 (WebLink)
7. Public Comment
8. Project Plans