To: MAYOR AND CITY COUNCIL
From: MARC WIENER, COMMUNITY DEVELOPMENT DIRECTOR
TITLE
title
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
PROCEDURES
1. Open the public hearing, receive and file all documents and correspondence on the proposed project;
2. Accept all testimony from staff, the applicant, and the public and deliberate;
3. Close the public hearing;
4. Adopt the attached Resolution by title only, and waive further reading.
ADOPT BY TITLE ONLY RESOLUTION CC-2610-083 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
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EXECUTIVE SUMMARY
An application for a Height Variance to exceed the height limit of 30 feet for the installation of four Cryogenic bulk storage tanks with a proposed height of approximately 38 feet at 2477 Manhattan Beach Boulevard was submitted by Michael Gillway on behalf of Impulse Space on June 23, 2026. The tanks will be used to store liquid nitrogen and liquid argon and are constructed with a vacuum-insulated double-wall design. The tanks support the technical requirements of Impulse’s aerospace manufacturing operation and cannot be accommodated at a lesser height without resulting in the fabrication of customized units that do not have the same historical record of safety, or the procurement of significantly smaller tanks that would require more frequent supply deliveries and negatively impact the site’s parking availability.
The application for the Height Variance was heard by the Planning Commission on August 20, 2026. While not a consideration of the height variance request, staff from the Fire Department attended the meeting and provided general information on the building and fire code permitting process and addressed questions related to the safety of the proposed tanks. The item was continued by the commission to September 17, 2026 to further consider concerns raised by some of the members of the commission regarding the safety of the materials stored in the proposed tanks. On September 17, 2026, the Height Variance application was denied (vote 4-3) as reflected in the attached Planning Commission Resolution for Denial. The project applicant, Impulse Space, filed an appeal for a de novo hearing with City Council in accordance with RBMC § 10-2.2510(g) (see attached).
The decision on the application is limited to the Variance criteria provided in RBMC § 10-2.2510(b). The Planning Commission Resolution identifies that the application was denied based on a lack of compliance with the criteria, specifically height; however, most of the discussion that occurred at the two Planning Commission meetings was focused on safety concerns related to cryogenic tanks which is not at issue.
The installation and safety requirements of the proposed cryogenic tanks, as well as any other equipment installation or on-site construction, is reviewed by the Building and Safety Division of the Community Development Department and the Fire Department. A detailed summary of the permitting process for the cryogenic tanks has been provided in the background section of the administrative report for informational purposes.
The City Council’s decision on the application should be limited only to the Height Variance and the required Municipal Code criteria which are described below. It is not within the scope of this application, or within Council’s purview, to consider technical requirements pertaining to the enforcement of State Building and Fire Codes.
BACKGROUND
The subject property is located at 2477 Manhattan Beach Boulevard, between Redondo Beach Avenue and Inglewood Avenue. The lot is approximately 4.43 acres in size with lot dimensions of 501 feet in width and 385 feet in depth. The zoning of the subject property is Industrial-Commercial (IC-1) as is the adjacent property immediately west of the subject property and also fronting Manhattan Beach Boulevard. The properties immediately adjacent to and north and further west of the subject property are zoned Industrial (I-1) and the properties south of the subject property and across Manhattan Beach Boulevard are zoned Single-Family Residential (R-1).
Impulse Space is an aerospace manufacturing company headquartered in Redondo Beach. Impulse manufactures space craft for the delivery of satellites into orbit. In addition to the subject location, Impulse Space also has a similar facility located immediately east at 2651 Manhattan Beach Boulevard. The subject location at 2477 Manhattan Beach Boulevard will be used for manufacturing, assembly, integration, warehousing, and office operations associated with the development of spacecraft. Primarily, the facility will be used to manufacture, assemble and test components. Below is an area breakdown of the operations at 2477 Manhattan Beach Boulevard.
• Office: 52,240 SF
• Storage/IT Infrastructure/Restrooms: 20,520 SF
• Manufacturing: 126,580 SF
• Kitchen/Walkways: 51,260 SF
• Total: 250,600 SF
The applicant is proposing to install four cryogenic storage tanks required to support the existing manufacturing operations on site. The tanks will be used to store liquid nitrogen and liquid argon and are constructed with a vacuum-insulated double-wall design. The proposed tanks are specialized industrial equipment whose dimensions are determined by required storage capacity, engineering design, and safety standards associated with bulk cryogenic systems. The height and location of these vessels cannot be materially reduced or relocated without impacting their intended function, required access, and compliance with applicable safety requirements.
Because the height of the tanks is driven by technical, operational, and regulatory requirements rather than design preference, the applicant is requesting a variance to exceed the 30-foot maximum building height requirement for the installation of four bulk cryogenic storage tanks. The existing manufacturing structure/facility conforms to the height regulations. The requested variance would allow the proposed storage tanks to exceed the maximum height requirement by 8 feet.
In addition to the proposed tanks, Impulse Space has recently completed, or has plans in process for, other site and building improvements which are largely itemized above (internal tenant improvements). All of the other building and site improvements are permitted by right and subject to the City’s standard ministerial building plan check and permit procedures. One of these additional ministerial permits is for the development of a new CMU block wall approximately eight (8) feet in height to be located along the eastern and southern property line fronting Manhattan Beach Boulevard. The planned eight (8) foot high wall is permitted pursuant to Federal security requirements which is allowed under the City’s Zoning Ordinance (RBMC § 10-2.1524). Although the primary purpose for the wall is for securing the property, it will also provide an additional buffer between the facility and the residential neighborhoods south of Manhattan Beach Boulevard, which are approximately 230 feet from the proposed storage tanks.
VARIANCE CRITERIA
The following is a list of the Variance criteria in RBMC § 10-2.2510(b) with an analysis from staff as to how the proposed application complies:
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
Staff Analysis: 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 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 units that do not have the same historical record of safety, or the procurement of significantly smaller tanks that would require more frequent supply deliveries and negatively impact the site’s parking availability.
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.
Staff Analysis: The variance does not constitute a special privilege, as it allows development that is consistent with the existing industrial uses in the vicinity and maintains compliance with the intent of the zoning district. The adjustment 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. The adjustment does not grant development rights unavailable to other similarly situated properties with similar General Plan and Zoning designations, 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.
Staff Analysis: 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.
Building & Safety/Fire Department Review
Although safety considerations associated with the proposed tank installations are not within the purview of the Variance Criteria outlined above, the following information is presented to assure the public and City Council that if approved, the safety considerations will be addressed through the subsequent building plan check, permit issuance, and construction/installation process. If approved, personnel from the Redondo Beach Building & Safety Division of the Community Development Department and the Fire Department will conduct a detailed plan review process as summarized below.
1. Building Permit application and plan set submitted by Impulse Space for the proposed cryogenic tanks.
2. The plans in the application are then reviewed by the Building and Safety Division of the Community Development Department for compliance with the California Building Code, including structural foundations and the attachment details/requirements for the tanks.
3. The plans are then routed to the Fire Department to review for compliance with the California Fire Code and National Fire Protection Association (NFPA) standards and certifications, including site conditions, required clearances, tank specifications, pressure-relief systems, and emergency shutoffs.
4. Following review, Building & Safety Division and Fire Department personnel will note any deficiencies in the plans and return them to the applicant for corrections.
5. When compliance is fully demonstrated in the final plan set, the permit is issued to the applicant for the installation of the cryogenic tanks.
6. During the installation of the tanks, personnel from the Building & Safety Division and Fire Department will perform life-safety inspections to ensure compliance with the approved plans.
7. Following installation of the cryogenic tanks Impulse Space is required to submit a hazardous materials business plan to the California Environmental Reporting System (CERS), which triggers a notification to the local Certified Unified Program Agency (CUPA), which in this instance is the Los Angeles County Fire Department.
8. The Los Angeles County Fire Department will then conduct a hazardous materials inspection within 30 days to verify compliance with all applicable hazardous materials requirements.
PUBLIC CORRESPONDENCE
Staff received multiple public comments in anticipation of the August 20, 2026 and September 17, 2026 Planning Commission meetings. Since the September 17, 2026 Planning Commission meeting additional public comments have also been received. The majority of the public comments to date, shared concerns citing changes to the property such as the number of employees and public safety concerns. Additionally, Staff did organize a meeting between the applicant and a concerned neighbor to further discuss and clarify the operations and safety associated with the business and the tanks. Attached to this Administrative Report are all public comments received to date concerning the Height Variance application.
ENVIRONMENTAL STATUS
Staff has determined that the proposed project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA), under Article 19, Section 15301 (Existing Facilities) of the California Guidelines for Implementation of the CEQA. Specifically, the project includes installation of equipment necessary for the permitted manufacturing existing on the subject property.
COORDINATION
The Community Development Department coordinated review of the Variance Request with the City Attorney’s Office and the Fire Department.
FISCAL IMPACT
Processing the project application is within the Community Development Department’s annual operating budget.
APPROVED BY:
Mike Witzansky, City Manager
ATTACHMENTS
Attachment 1 - Appeal Application
Attachment 2 - Proposed Resolution
Attachment 3 - Site Plan
Attachment 4 - Project Renderings
Attachment 5 - Bulk Cryogenic Storage Safety & Compliance Presentation
Attachment 6 - August 20, 2026 (Signed) and September 17, 2026 (Draft) Planning Commission Meeting Minutes
Attachment 7 - Planning Commission Resolution of Denial
Attachment 8 - CEQA Exemption Declaration
Attachment 9 - Public Comments