TO:
Honorable Planning Commission Chair and Commissioners
THROUGH:
Masa Alkire, Community Development Director
FROM:
Adam Finestone, Planning Manager
Ted Faturos, Senior Planner
Justin Urbanski, Associate Planner
SUBJECT:Title
Consideration of a Use Permit to allow a once-weekly Manhattan Beach Certified Farmers’ Market to operate on Tuesdays between the hours of 11:00 a.m. and 3:00 p.m. in the Civic Center Parking Lot and Plaza located at 1400 Highland Avenue, and associated environmental determination finding the project is exempt from further review pursuant to the California Environmental Quality Act.
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 Use Permit, subject to conditions, and finding the Project exempt from the California Environmental Quality Act (“CEQA”).
APPLICANT:
Kelly Stroman on behalf of the Downtown Manhattan Beach Business and Professionals Association
PO Box 3298 Manhattan Beach, CA 90266
BACKGROUND:
On December 26, 2025, the Community Development Department received an application requesting a Use Permit to allow a once-weekly farmers’ market (the Manhattan Beach Certified Farmers’ Market) to operate on Tuesdays between the hours of 11:00 a.m. and 3:00 p.m. (Project) in the parking lot and plaza of the Manhattan Beach Civic Center at 1400 Highland Avenue (Property).
Farmers’ Market History
The Manhattan Beach Certified Farmers’ Market was established in 2006 by the Downtown Manhattan Beach Business and Professionals Association (DBPA) and has operated in Downtown Manhattan Beach ever since. Until October 2024, the Farmers’ Market operated just south of the subject Property on a portion of 13th Street and within the Metlox Plaza between Morningside Drive and Valley Drive. The Farmers’ Market moved to its current location as a result of displacement due to the demolition of the Parking Lot 3 parking structure in late 2024, and the subsequent construction of a new surface lot in 2025, at 1155 Morningside Drive. The intent at that time was that the relocation to the Civic Center parking lot and plaza would be temporary in order to accommodate construction-related traffic in the vicinity of the Parking Lot 3 site.
Site Overview
The Property is a 4.2-acre parcel located on the east side of Highland Avenue, with 15th Street to the north, 13th Street to the south, and Valley Drive to the east. The Property includes City Hall, the Police and Fire Department building, and the location of a two-story public parking garage accessed from 13th Street on the lower level and 15th Street on the upper deck. Directly to the southwest of the Property on the same block is the Manhattan Beach branch of the Los Angeles County Library and a two-story office building.
The Property is located in the Public and Semi-Public (PS) zoning district, Area District III, and has a General Plan land use designation of Public Facilities. The Property is located within the non-appealable portion of the Coastal Zone and is bordered by single- and multi-family residential structures in the Residential Medium Density (RM) zoning district to the north, the Valley-Ardmore Greenbelt in the Open Space (OS) zoning district to the east, commercial buildings in the Downtown Commercial (CD) zoning district to the west, and a parking lot and public facilities buildings in the PS zoning district to the south. The vicinity map (see Attachment 3) shows the site configuration and its surrounding uses.
PROJECT OVERVIEW:
• Location: 1400 Highland Avenue
• Legal Description: Lot A, B, and C, and Lots 39-92 and portions of vacated alleys and streets, Tract No. 2541
• General Plan Land Use: Public Facilities
• Zoning Designation: Public and Semi-Public (PS)
• Area District: III
• Land Uses:
o Manhattan Beach City Hall (existing, to remain)
o Manhattan Beach Police/Fire Facility (existing, to remain)
o Public open space (existing, to remain)
o Farmers’ Market (proposed)
• Lot Size: 4.2 acres
GOVERNING REGULATIONS:
The Project was reviewed for compliance with applicable regulations, including the City’s General Plan and Local Coastal Program (LCP).
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. General Plans contain required “elements,” or chapters, including a Land Use Element which is used to guide the City’s development, maintenance, and improvement of land and properties.
The Project was evaluated for conformance with the following applicable Land Use Element goals and policies:
o Goal LU-6: Maintain the viability of the commercial areas of Manhattan Beach.
o Policy LU-6.1: Support and encourage small businesses throughout the City.
o 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.
o Policy LU-6.4: Recognize the unique qualities of mixed-use areas and balance the needs of both the commercial and residential uses.
o Goal LU-7: Continue to support and encourage the viability of the Downtown area of Manhattan Beach
Manhattan Beach Local Coastal Program
A portion of the City is under the jurisdiction of the California Coastal Act, which authorizes coastal jurisdictions to create a LCP. As described on the California Coastal Commission’s website, LCPs “specify appropriate location, type, and scale of new or changed uses of land and water. Each LCP includes a land use plan and measures to implement the plan (such as zoning ordinances). While each LCP reflects unique characteristics of individual local coastal communities, regional and Statewide interests and concerns must also be addressed in conformity with Coastal Act goals and policies.” The California Coastal Commission certified the City’s LCP in 1996. The proposed project is located in the Coastal Zone; therefore, the project was reviewed for compliance with the City’s LCP, including but not limited to the following Chapters and Policies:
o LCP Chapter A.28 - establishes regulations for the Public and Semi-Public zoning district
o LCP Chapter A.84 - governs Use Permits, which are required for use classifications typically having unusual site development features or operating characteristics requiring special consideration so that they may be designed, located, and operated compatibly with uses on adjoining properties in the surrounding area.
o Policy II.A.3: Encourage the maintenance of commercial area orientation to the pedestrian.
PROJECT DESCRIPTION:
Kelly Stroman, Executive Director of the DBPA, the Project applicant and operator of the Farmers’ Market, is requesting a Use Permit to allow for the permanent operation of the Manhattan Beach Farmers’ Market at 1400 Highland Avenue. The Market has operated at the current Civic Center site since 2024 and previously operated across the street at a portion of 13th Street and the Metlox Plaza. The applicant proposes no operational changes, including operating hours, and no physical changes to the Market’s current layout or size. Market vendors sell food and cooking products intended for consumption only.
DISCUSSION:
Project Analysis
The following Project features warrant additional consideration by the Planning Commission:
Operating Characteristics
The Manhattan Beach Certified Farmers’ Market is a once-weekly farmers’ market operating every Tuesday from 11:00 a.m. to 3:00 p.m., with peak activity typically between 11:00 a.m. and 1:00 p.m. The Farmers’ Market area is set up and broken down by employees of the City’s Public Works Department, with individual vendors responsible for their own booths, including required canopies. The Farmers’ Market contains four types of vendor booth categories: 1) certified - for growers and farmers selling fresh produce and other fresh foods they grow themselves; 2) prepared - for vendors selling freshly prepared hot or cold food; 3) packaged - for vendors selling premade, sealed, and packaged food and cooking ingredients; and 4) community - for informational or educational booths. All products for sale at the prepared, packaged, and certified booths are intended for on- or off-site consumption.
The Market is an “all in, all out” market, which requires vendors to remove all waste, including greywater, and dispose of it off-site in appropriate waste sorting facilities. The Applicant has entered into an agreement with the operators of Metlox to utilize their waste facilities for any on-site waste generated by Market patrons. Reusable bags are also available at one of the community booths to accommodate patrons who did not bring their own.
The requested Use Permit would establish the Civic Center parking lot and plaza as the permanent operating location for the Farmers’ Market. Operations would be divided into two geographical areas. Area A would occupy the Civic Center parking lot, accessed from 15th Street, and Area B would occupy the public plaza area between the Library and Police/Fire Facility (see Attachment 3). Both Area A and B can accommodate approximately 40 vendor booths each. The exact number of active vendor booths may differ week to week; however, on average there are between 50 and 80 vendors per week. Typical vendor booths are 10’ x 10’, though some are smaller (5’ x 10’), and some produce vendors may set up canopies placed adjacent to one another to create one large vendor space. Most vendors are permanent, meaning they are at the market every week, while others may be filling spaces if permanent vendors are absent. As such, shoppers can rely on having their preferred vendors at the market on a weekly basis, while also being exposed to new vendors from time-to-time.
Location Change
The prior location of the Farmers’ Market was just south of the subject Property, on 13th Street between Morningside and Valley drives, and within the Metlox public plaza on the corner of 13th Street and Morningside Drive. The previous location is in the CD zoning district, which does not require Use Permits for farmers’ markets. When the City began work to demolish the Lot 3 parking structure in fall of 2024, it necessitated moving the Farmers’ Market to a new location temporarily due to access needs along 13th Street for the demolition contractor. The Civic Center site was chosen for its large outdoor plaza, its central location in Downtown, and its proximity to the former market site.
While initially intended to be a temporary location until the demolition was complete, the new location has increased sales for Market vendors and received positive feedback from both the public and market vendors. Because the operators wish to maintain the current operating location, which is located in the PS zoning District, a Use Permit is required (MBLCP Section A.28.030). City staff have not identified any concerns about Market operations at the current location.
Parking and Circulation Considerations
The Farmers’ Market requires a temporary closure of the Civic Center’s upper parking deck prior to, during, and after Market operating hours. The closure of the upper-level parking deck temporarily reduces public parking. Compared with the previous Market location on 13th Street, the current location requires a greater reduction in public parking; however, the Traffic Division has indicated that traffic circulation has improved since all public streets can remain open. Additionally, the Civic Center site creates a safer environment for pedestrians since the Market is now not located in a public street. Twelve public parking spaces are also utilized for temporary vehicle and equipment staging just south of the subject Property (See attachment 6).
CONSISTENCY AND COMPLIANCE WITH GOVERNING REGULATIONS
Manhattan Beach General Plan
As noted above, the Project was reviewed for consistency with applicable General Plan goals and policies. The Project has been determined to be consistent with the following goals and policies for the reasons described below:
• Goal LU-6: Maintain the viability of the commercial areas of Manhattan Beach.
The viability of commercial areas depends on a range of factors, including having a diverse range of food and drink offerings. While the Project site is not located in a commercial zoning district, the site abuts the CD zone to the south and west. The Farmers’ Market attracts patrons to the Property and increases foot traffic to the Downtown area, which helps maintain the viability of nearby commercial businesses.
• Policy LU-6.1: Support and encourage small businesses throughout the City.
The Farmers’ Market provides a venue for small businesses to sell their products directly to consumers. By allowing the Farmers’ Market to continue operating at the Civic Center site, the City is providing a space for small businesses that may not have the resources or operational need to maintain a traditional brick-and-mortar storefront in the Downtown area.
• 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.
The Farmers’ Market has, on average, over 50 vendors with a diverse mix of fresh and pre-packaged food products and ingredients for sale. Each booth can cater to different consumers by providing unique offerings within a small, confined area. The diverse array of offerings available at the Market differs from other businesses in Downtown, benefiting the community, residents, and visitors. Sales tax is also collected by the City on prepared and pre-packaged foods.
• Policy LU-6.4: Recognize the unique qualities of mixed-use areas and balance the needs of both the commercial and residential uses.
The Farmers’ Market creates a mixed-use environment by putting commercial vendors in the PS zoning district. The Property sits at the intersection of commercial and residential uses and fosters a mixed-use environment benefiting these commercial and residential uses.
• Goal LU-7: Continue to support and encourage the viability of the Downtown area of Manhattan Beach.
The Farmers’ Market brings new businesses and offerings to the Downtown area. The Market attracts consumers that may not have otherwise come to the Downtown area by providing a large range of vendors and offerings not available elsewhere in Downtown.
Manhattan Beach Local Coastal Program:
LCP Chapter A.28 governs PS zoning district development regulations and allowable uses. As the request is to allow a once-weekly Farmers’ Market to operate at a Property in the PS zone, a Use Permit is required pursuant to Section A.28.030 of the LCP.
LCP Chapter A.84 governs Use Permits, which are required for use classifications typically having unusual site development features or operating characteristics requiring special consideration so that they may be designed, located, and operated compatibly with uses on adjoining properties in the surrounding area. In order to approve a Use Permit request, findings must be made in accordance with the LCP.
INTERDEPARTMENTAL REVIEW
In addition to the Planning Division, the Building & Safety and Traffic Divisions, and the Fire, Police, and Public Works Departments, have reviewed the Project. Specific concerns were raised by the Traffic Division and Public Works Department, as detailed below.
Traffic Division
The Traffic Division worked closely with the Applicant prior to their temporary relocation from the 13th Street/Metlox location to the Civic Center site. To address potential impacts identified since the relocation, the Traffic Division provided two conditions of approval that have been incorporated into the draft resolution. The conditions require vendors to use designated public loading zones and parking spaces to load and unload products and equipment, and prohibit vendors from parking and loading vehicles in prohibited parking spaces or fire lanes.
Public Works Department
The Public Works Department coordinated with the Applicant prior to their relocation to help establish the current market layout. As part of the current layout, the Public Works Department reserves 12 public parking spaces for temporary use by Market vendors. Five of the spaces are located on 13th Street, adjacent to the Civic Center lower-level parking garage entrance, with the other seven spaces located in the small parking lot on 13th Street immediately west of the lower-level parking garage entrance.
In addition to assisting with the site layout, the Public Works Department also provided comments on waste management and disposal for vendors and patrons. As part of the Public Works Department’s review, the Applicant was required to identify a location for disposal of waste generated by market customers. As such, the Applicant has entered into an agreement with the operator of Metlox to utilize their trash facilities along Morningside Drive.
REQUIRED FINDINGS
Per LCP Section A.84.060(A), in order to approve a use permit, the Planning Commission must make certain findings to ensure that the use operates in a manner that is compatible with uses on adjacent properties and in the surrounding area. The required findings are addressed below.
1. The proposed location of the site is in accord with the objectives of this title and the purposes of the district in which the site is located.
The proposed use is located within the PS zoning district on a site currently occupied by the Manhattan Beach City Hall and Police/Fire Facility. The Market has been operating in its current location on a temporary basis for more than a year, after relocating from its prior location on 13th Street and the Metlox plaza as a result of the demolition of the former Parking Lot 3 structure. Pursuant to LCP Section A.28.030, farmers’ markets are permitted through a Use Permit in the PS zoning district. Prior to the temporary relocation, the Farmers’ Market had been operating on a public street and private property, adjacent to the proposed location, in the Downtown Commercial zoning district since 2006. The proposal to move the Farmers’ Market to the Civic Center site on a permanent basis will remain incidental to the primary use of the Property, which is public and semipublic facilities. The Market represents a temporary commercial use that brings life to the Civic Center, strengthens the City’s economic base, and builds community.
2. The proposed location of the use and the proposed conditions under which the uses would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety or welfare of persons residing or working on the proposed project site or in or adjacent to the neighborhood of such uses; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the city.
The General Plan encourages a “vibrant downtown” that offers “services for residents and visitors.” The Property’s General Plan land use designation is Public Facilities, and a temporary Farmers’ Market is consistent with the intended mix of uses in the district. The Farmers’ Market is a temporary, once-weekly outdoor market with limited noise, trash, and visual impacts to properties in the vicinity. Furthermore, the Project was reviewed by the Planning Division, as well as the Building & Safety and Traffic Divisions, and the Fire, Police, and Public Works Departments, and any potential concerns, including those related to code enforcement, will be addressed through the application of conditions of approval.
The requested temporary market use does not result in an intensification of use for the site as the use is a temporary, once-weekly market that has been operating on the property since late 2024, and in the vicinity since 2006. With the proposed conditions of approval, the Project will not be detrimental to the public health, safety or welfare of persons residing or working on the site, or in or adjacent to the neighborhood of such use, and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the City.
3. The proposed use will comply with the provisions of this title, including any specific condition required for the proposed uses in the district in which they would be located.
The project scope is limited to creating a permanent operating space for the once-weekly Farmers’ Market. The Farmers’ Market is a conditionally permitted use within the PS zoning district. The use is incidental to the current land use, which includes public government offices and facilities.
4. The proposed use will not adversely impact nor be adversely impacted by nearby properties. Potential impacts are related but not necessarily limited to traffic, parking, noise, vibration, odors, resident security and personal safety, and aesthetics, or create demands exceeding the capacity of public services and facilities which cannot be mitigated.
The proposed use is located on a developed site serving as the City’s Civic Center and is compatible with uses surrounding the project site, which include commercial, residential, and public facility uses. The Farmers’ Market is a temporary, once-weekly outdoor market with limited impacts on neighboring properties. The Project, as proposed and conditioned, will comply with all traffic standards to minimize disruptions to traffic flow and public parking during the Market’s operating hours. The property is adjacent to the Police/Fire Facility, providing security and personal safety for Market vendors and patrons. Project characteristics related to noise, vibration, odors, security, personal safety, and aesthetics are addressed in the Market layout and operating characteristics, and proposed conditions of approval. Furthermore, the use will not create demands exceeding the capacity of public services and facilities.
ENVIRONMENTAL DETERMINATION:
The City has reviewed the Project for compliance with the California Environmental Quality Act (CEQA) and has determined that the Project qualifies for a Class 4 categorical exemption pursuant to Section 15304(e) (Minor Alterations to Land) of the State CEQA Guidelines. Class 4 exemptions include minor temporary uses of land having negligible or no permanent effects on the environment. The Project request, which involves a Use Permit to allow the Farmers’ Market on a once-weekly basis at the Civic Center Property that is consistent with zoning requirements for the site, and involves no modifications to the land areas in which the use is conducted. Thus the proposed use will have no effects on the environment. Furthermore, there are no features that distinguish this Project from others in the exempt class, and therefore, there are no unusual circumstances. Thus, no further environmental review is necessary, and staff recommends that the Commission find the project exempt from CEQA.
PUBLIC NOTIFICATION:
A public notice for the May 27, 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 or before May 15, 2026. As of the writing of this report, staff received no public comments.
CONCLUSION:
Staff recommends that the Planning Commission conduct a public hearing and adopt the attached draft resolution approving the Use Permit, subject to conditions, and finding the Project exempt from further review pursuant to Section 15304 of the State CEQA Guidelines.
ATTACHMENTS:
1. Draft Resolution No. PC 26-XX
2. Applicant’s Written Materials
3. Vicinity Map
4. Farmers’ Market Photos
5. Farmers’ Market Layout
6. Additional Reserved Public Parking