TO:
Honorable Planning Commission Chair and Commissioners
THROUGH:
Masa Alkire, Community Development Director
FROM:
Adam Finestone, Planning Manager
Jaehee Yoon, Senior Planner
Johnathon Masi, Associate Planner
SUBJECT:Title
Study session to discuss proposed code amendments related to portable signs and benches adjacent to commercial businesses in the Coastal Zone
Body
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RECOMMENDATION:
Staff recommends that the Planning Commission conduct a study session to discuss and provide direction on proposed code amendments related to portable signs and benches adjacent to commercial businesses in the Coastal Zone.
BACKGROUND:
On October 7, 2025, the City Council requested a future agenda item to discuss potential code amendments to allow A-frame signs and benches in the public right-of-way as a means to promote business engagement in the Downtown area.
On February 3, 2026, staff presented the agendized item to the City Council for discussion and was directed to initiate code amendments to allow portable signs on both public and private property, and benches in the public right-of-way.
On June 24, 2026, the Planning Commission conducted a study session to discuss and provide input on proposed code amendments related to portable signs and benches. Staff presented draft provisions for portable signs on public and private property, and suggested no changes be made to regulating benches in the right-of-way. A copy of the staff report from the June 24, 2026, Planning Commission meeting is included as Attachment 4 to this report.
After discussion, the Planning Commission provided the following input and requested staff to report back at a future study session:
• Remove limitations on pedestrian signs
• Add standards regulating portable sign materials and permitted locations (when placed in the right-of-way)
• Provide additional information on applicable federal, state, and local requirements (Americans with Disabilities Act (ADA), California Building Code, etc.) and their relation to benches in the public right-of-way.
DISCUSSION:
Regulatory Framework
There are a number of federal, state, and local accessibility requirements that apply to improvements in the public right-of-way to comply with accessibility obligations and ensure convenient and safe passage for all pedestrians. These include federal ADA standards, the California Building Code, and local regulations and guidance documents (such as the Public Right-of-Way Accessibility Guidelines (PROWAG) and standard drawings) adopted by individual agencies. In cases where federal, state, or local standards differ, the most restrictive accessibility conditions or requirements would apply.
Portable Signs
Consistent with the Planning Commission’s input, staff removed proposed modifications to the pedestrian sign standards that would have limited a business to either a pedestrian sign or a portable sign. As currently proposed, a business would be allowed to have one pedestrian sign and one portable sign, with the portable sign allowed on either public or private property, subject to applicable permits.
Saff does not recommend any regulation of materials, because community input received from the community survey conducted in March did not conclusively support or oppose such standards. Rather, the proposed amendments focus on addressing public safety concerns that were raised from the survey, requiring materials to be sturdy and signs to be removed during severe weather conditions. In addition, because the business community utilizes portable signs to promote their business and brand, allowing flexibility in materials and design is recommended, and physical parameters (quantity, size, location, height, width, etc.) proposed in the draft ordinance adequately address concerns with proliferation of disorderly signs. All portable signs must maintain clearance from the required 48-inch accessible path of travel.
Based on the Planning Commission’s input on signage location, an additional provision was added that requires portable signs in the public right-of-way to be placed near the curb (i.e., the furniture/furnishing zone), as opposed to directly adjacent to the building frontage (i.e., frontage zone) to preserve a continuously accessible path of travel. (Note that portable signs must also comply with regulations that prohibit obstructions within 18 inches from the face of the curb.) Per the US Access Board, who recommend right-of-way accessibility guidelines for jurisdictions to adopt, the furniture/furnishing zone and frontage zone are defined as follows:
• Furniture/furnishing zone: The strip adjacent to the curb line and is the location most frequently used for bus stops, parking meters, utility connections, light poles, and similar appurtenances.
• Frontage zone: The strip along the inside (non-vehicular) edge and is frequently the location for signage, building-related construction (e.g. ramps, walls, and entries) and other pedestrian amenities.
A simplified version of the above definitions has been incorporated into the draft code language included as Attachment 1 to this report.
Benches
At the June 24, 2026, Planning Commission study session, staff recommended that no changes be made to the Manhattan Beach Municipal Code (MBMC) and Manhattan Beach Local Coastal Program (MBLCP) related to placement of benches in the public right-of-way. Staff’s recommendation was based on existing physical constraints which greatly limit the ability to place benches in the public right-of-way in the Coastal Zone in a manner that meets federal, state, and local regulations. Staff noted that a vast majority of sidewalks are either too narrow to accommodate benches without impacting the accessible path of travel, and/or have slopes that exceed ADA requirements, among other limitations. Based on the complexities of locating benches in the public right-of-way, staff suggested that placement of benches would be better addressed through a Capital Improvement Program (CIP) project. Additionally, the MBMC and MBLCP already have provisions for commercial use of the public right-of-way that could allow benches through a City Council approval process in the limited locations that do meet all requirements.
At the study session, the Planning Commission and members of the public requested more information about accessibility requirements and feasible locations for benches. Accordingly, staff consulted with a Certified Access Specialist to clarify accessibility requirements for benches in the right-of-way, and conducted a field survey of all commercially zoned areas in the Coastal Zone.
Standards Analyzed
In analyzing the feasibility of benches in the public right-of-way, staff considered the following accessibility requirements:
1. Running slope (measured along the direction of travel of the adjacent sidewalk) and cross slope (measured across the direction of travel of the adjacent sidewalk) of the sidewalk, which shall be less than 5% and 2%, respectively.
2. Companion seating areas, which are required immediately adjacent to a bench. The companion seating area is intended for wheelchair users to sit next to those seated on the bench and requires a minimum clear space of 30 inches wide and 48 inches deep on at least one side of a bench. This area must also meet slope requirement (both cross slope and running slope) of no more than 2% in any direction. At least 50 percent of the benches in a “grouping” must provide a companion area. Although federal law does not define what a “grouping” is, industry standards require that benches be next to one another or in close proximity, determined on a case-by-case basis.
3. Sidewalk widths must be able to accommodate: (i) the minimum depth of the companion seating area (48 inches); (ii) the minimum pedestrian path of travel clear of obstructions (48 inches); and (iii) the minimum distance from the face of curb to any sidewalk obstruction (18 inches, pursuant to City Standard Drawing Number MBSI-115D-0). Obstructions subject to the required clearance, include, but are not limited to, streetlights, parking meters, waste receptacles, signs, and bike racks. This would result in a minimum required sidewalk width of 114 inches (9.5 feet) in cases where a bench is placed in the furniture zone and 96 inches (8 feet) in cases where it is placed against the building frontage (because the required distance from the face of the curb to an obstruction would not apply).
Field Survey Findings
Based on the input received at the June 24, 2026, Planning Commission study session, staff conducted a field survey of sidewalks adjacent to commercially zoned properties in the Coastal Zone as a first step in determining potential feasibility for placement of benches in the public right-of-way. In addition to the standards described above, placement and installation methods most appropriate for specific locations were also considered when determining potential feasibility. Areas surveyed included sidewalks in the Downtown Commercial (CD) zone, the North End Commercial (CNE) zone, and the portions of the Local Commercial (CL) zone located in the Coastal Zone (generally at the intersection of Highland and Marine avenues). (It is important to note that the survey results are preliminary, and that a case-by-case analysis would be required to determine if potentially feasible locations could actually accommodate a bench.)
The field survey results are included as Attachment 2 to this report. Areas in red indicate locations where applicable standards preclude the placement of benches in the public right-of-way. These areas include the public right-of-way adjacent to almost all CNE-zoned properties, all CL-zoned properties, and a significant majority of CD-zoned properties. Areas identified in green have not been ruled out, and would require further analysis on a case-by-case basis to determine if they qualify for the placement of a bench. Overall, very few locations were found to be potentially feasible that would comply with the basic dimensional parameters required per the federal ADA standards, the California Building Code, and regulations and guidelines (including City standard drawings and Public Right-of-Way Accessibility Guidelines (PROWAG)) adopted by the City.
Potential Code Amendments
In consideration of the information above, staff identified two options for consideration related to benches in the public right-of-way, as follows:
Option 1: Maintain existing regulations and procedures (recommended option)
The MBMC and MBLCP currently contain provisions through which a business owner can request approval to place a bench in the public right-of-way in front of their establishment. This would be accomplished through a long-term commercial use encroachment permit that is considered and acted upon by the City Council. Such permits are reviewed on a case-by-case basis for compliance with the federal, state, and local regulations noted above. This option retains the ability of a business owner to request to install a bench, without establishing parameters in the MBMC and MBLCP that can only be met by a very small portion of businesses in the Coastal Zone. (It also provides the City Council with the discretion to deny a request if they determine that such request is not in the best interest of the community.) Staff believes it would be misleading to establish a streamlined process that is unusable by a vast majority of the applicants who seek to use it.
Additionally, the City has already designated $1 million towards “public flex space” improvements in the Five-Year (fiscal year 2027 through 2031) Capital Improvement Program (CIP). These public flex space improvements are intended to accommodate a variety of public-serving amenities, including street furniture, on sidewalks in the City.
Benches on private property would continue to be permitted through an Outdoor Facilities Permit per MBMC Section 10.60.080 and MBLCP Section A.60.080. (Note that businesses that are open to the public are subject to Title III of the ADA, the California Building Code, and other accessibility laws and regulations that impose many of the same requirements as the standards discussed above.
Option 2: Codify provisions for streamlined review of encroachment permits
If the Planning Commission desires to establish a more streamlined approach for the very limited number of locations where benches are potentially feasible, staff has provided draft code language in Attachment 1 to this report for consideration. As proposed, business owners would be allowed to install a permanent or non-permanent bench in the right-of-way by obtaining an encroachment permit, subject to Community Development Director approval. Staff would consider each application on a case-by-case basis to determine compliance with federal, state, and local standards, hours permitted for nonpermanent benches to be placed in the right-of-way, surety bond requirements for permanent benches, material quality, permit duration, and enforcement procedures. As an ongoing obligation associated with any encroachment permit, the applicant would be required to submit insurance documentation on an annual basis naming the City as an additionally insured party to address liability concerns.
The Planning Commission may provide input and recommend modifications to the proposed code language if they choose to pursue this option. However, for the reasons described in Option 1 above, staff does not recommend amending the MBMC and MBLCP to create a streamlined process for placement of benches in the public right-of-way that is unusable by a vast majority of potential applicants.
Next Steps
Because the proposed MBMC and MBLCP amendments affect the public right-of-way, they must be reviewed by the City’s Parking and Public Improvements Commission (PPIC). Staff is tentatively scheduled to present the draft code language to the PPIC next month. Depending on the direction received from the Planning Commission at today’s meeting, the draft code language presented to the PPIC may include language related to both benches and signs, or possibly only that related to signs. Input provided by the PPIC will be taken into consideration prior to returning to the Planning Commission later this fall. Depending on input received from both commissions, the fall Planning Commission meeting may be a public hearing or a study session, and may result in a formal recommendation to the City Council (via adoption of a resolution) on signs or benches, or both. That recommendation will be forwarded to the City Council for their consideration at a future public hearing.
If the Planning Commission’s recommendation includes amendment language related to both benches and signs, or if the Planning Commission determines that amendments related to benches are not warranted, no further action on this work effort will be required by the Planning Commission unless directed otherwise by the City Council. If the Planning Commission’s formal recommendation only addresses signs because additional discussion and deliberation is required related to benches, additional public hearings will be required before both the Planning Commission and City Council on that topic. Should the City Council adopt an ordinance (or ordinances) amending the MBMC and MBLCP, the MBLCP amendment(s) will be transmitted to the California Coastal Commission for their consideration, and the amendments must be certified by that body prior to becoming effective.
ENVIRONMENTAL REVIEW:
Staff reviewed the study session for compliance with the California Environmental Quality Act (CEQA) and determined that the activity is not a “Project” as defined under Section 15378 of the State CEQA Guidelines; therefore, pursuant to Section 15060(c)(3) of the State CEQA Guidelines, the study session is not subject to CEQA. Appropriate environmental review will be conducted prior to returning to the Planning Commission for formal consideration of any code amendment(s).
PUBLIC OUTREACH:
Initial public outreach was conducted prior to the June 2026 Planning Commission study session. Specifically, staff met with the Downtown Manhattan Beach Business and Professional Association, the Manhattan Beach Chamber of Commerce, and the North Manhattan Beach Business Improvement District, and conducted a community survey, to obtain input from residents and the business community. A courtesy notice for this meeting was emailed to all interested parties and published in The Beach Reporter on August 13, 2026. A similar courtesy notice will be provided ahead of next month’s PPIC meeting. Should amendments to the MBMC and MBLCP ultimately be considered by the Planning Commission and City Council, public notification in accordance with local and state law will be provided. As of the writing of this report, staff has received no public comments in response to the August 13, 2026, courtesy notice. Comments received prior to and at the June 24, 2026, Planning Commission study session have been provided with the staff report from that meeting (Attachment 4).
CONCLUSION:
Staff requests that the Planning Commission conduct a study session and provide the following direction:
1. Move forward with proposed MBMC and MBLCP amendments related to portable signs included in Attachment 1 to this staff report; and
2. Make no changes to existing code language related to benches in the public right-of-way and pursue installation of benches as public flex space improvements through future CIP projects (Option 1 discussed above)
Should the Planning Commission wish to recommend changes to the existing code language related to benches in the public right-of-way (Option 2 discussed above), staff requests the Planning Commission discuss and provide direction on the draft MBMC and MBLCP amendments provided in Attachment 1.
ATTACHMENTS:
1. Draft MBMC and MBLCP Language (Redline Version)
2. Right-of-Way Field Survey Results
3. February 3, 2026, City Council Meeting Staff Report and Minutes
4. June 24, 2026, Planning Commission Meeting Staff Report and Minutes