TO:
Honorable Mayor and Members of the City Council
THROUGH:
Talyn Mirzakhanian, City Manager
FROM:
Masa Alkire, Community Development Director
Ryan Heise, Building Official
SUBJECT:Title
Request from the Sunrise Assisted Living Facility for Evening Construction Hours (No Budget Impact) (Community Development Director Alkire).
APPROVE
Body
_________________________________________________________
RECOMMENDATION:
Staff recommends that the City Council consider Sunrise's request to approve the extension of evening construction hours to 8:30 p.m. on seven separate weekdays for concrete pours and to authorize the Director of Community Development to approve evening work requests for this project for a period of six months.
FISCAL IMPLICATIONS:
There are no fiscal implications associated with the recommended action.
BACKGROUND:
The Manhattan Beach Municipal Code (MBMC) section 9.44.030 allows construction activity to occur between 7:30 a.m. and 6:00 p.m. on weekdays, and between 9:00 a.m. to 6:00 p.m. on Saturdays. The MBMC also prohibits construction activity on Sundays and City-recognized holidays. MBMC section 9.44.030(F) allows the City Council to modify the hours for outdoor construction activity under limited circumstances. Council shall consider the request in light of the criteria listed in Section 5.48.140 of the Municipal Code as follows:
1. The level of the noise;
2. Whether the nature of the noise is usual or unusual;
3. Whether the origin of the noise is natural or unnatural;
4. The level and intensity of the background noise if any;
5. The proximity of the noise to residential sleeping facilities;
6. The nature and zoning of the area within which the noise emanates;
7. The density of the inhabitation of the area within which the noise emanates;
8. The time of the day and night the noise occurs;
9. The duration of the noise;
10. Whether the noise is recurrent, intermittent or constant;
11. Whether the noise is produced by a commercial or noncommercial entity;
12. Whether the noise occurs on a weekday, weekend, or holiday
The Director may also modify construction hours, but only for commercial interior construction. This request includes only exterior construction activity.
DISCUSSION:
Construction of the Sunrise assisted living facility at 250-400 N. Sepulveda Boulevard commenced in May 2026. The project comprises 79,576 square feet of floor area, with 88 residential units across up to three above-grade stories. It also includes a fully enclosed parking garage with 63 parking spaces, two delivery loading spaces, and internal trash storage. The structure is designed with concrete floors, columns, and roof, with large areas requiring continuous concrete pours due to structural design considerations. All shoring, excavation, rough grading, and concrete building foundations are complete on the project, with vertical construction of the concrete floor at level 1 currently in progress. Separate permits through Caltrans are required to close the outside lane on Sepulveda so that concrete trucks and concrete pumps can be adjacent to the construction site during the concrete pours. Caltrans restrictions on Sepulveda limit the lane closure time to 9:30 am, requiring the large concrete pours to be delayed from the standard 7:30 am start time to 9:30 am. To address the time required to complete the concrete pours, the contractor, Whiting-Turner, is requesting an extension of evening work hours on seven days, from 6:00 p.m. to 8:30 p.m., for the large concrete pours required to construct the structure's floors and roof. The current estimate for the seven requested days are:
• Tuesday, November 10, 2026 - Level 1 North
• Monday, November 16, 2026 - Level 2 South
• Tuesday, December 15, 2026 - Level 2 North
• Monday, January 4, 2027 - Level 3 South
• Wednesday, January 27, 2027 - Level 3 North
• Wednesday, February 17, 2027 - Level 4 (Roof) South
• Wednesday, March 10, 2027 - Level 4 (Roof) North
As the exact day is likely to change due to construction timing, approval of after-hours construction for this project is proposed to be delegated to the Community Development Director for the next six months.
PUBLIC OUTREACH:
The item was included in the agenda for the November 4, 2026, City Council meeting, which is published and publicly posted at least 72 hours before the Council meeting in accordance with the law.
Whitting-Turner must provide written notice to the affected neighboring properties (within 150 feet on each side of the subject property) at least 72 hours prior to commencing the work. The notice must include the location, duration, and description of the project, as well as the non- emergency Manhattan Beach Police phone number (310) 802-5159. A copy of the notice must also be provided to the City.
ENVIRONMENTAL REVIEW:
The City has reviewed the proposed project for compliance with the California Environmental Quality Act (CEQA) and has determined that the project qualifies for a Class 5 categorical exemption pursuant to Section 15305 (Minor Alterations in Land Use Limitations) of the State CEQA Guidelines. The request is for limited minor deviations from the City’s standard construction hours. The Manhattan Beach Municipal Code includes provisions that allow the City Council to modify construction hours under limited circumstances. Thus, no further environmental review is necessary.
LEGAL REVIEW:
The City Attorney has reviewed this report and determined that no additional legal analysis is necessary.
ATTACHMENTS:
1. MBMC Section 9.44.030 - Construction Hours
2. MBMC Section 5.48.140 - Noise Disturbances