To: PLANNING COMMISSION
From: DANIEL BESINAIZ, ASSOCIATE PLANNER
TITLE
title
DISCUSSION, CONSIDERATION, AND POSSIBLE ACTION ON 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.
RECOMMENDATION
1. Open public hearing, receive and file all documents and correspondence on the proposed project;
2. Accept all testimony from staff, applicant, and the public and deliberate;
3. Close public hearing;
4. Adopt a Resolution by title only approving an Exemption Declaration and granting a 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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BACKGROUND
An application for a Variance to exceed the height limit of 30 feet for the installation of four (4) 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.
On August 20, 2026, the project was brought to the Planning Commission Meeting. Staff from the Fire Department attended the meeting and provided information on the review and safety of the proposed tanks. The item was continued to September 17, 2026 to address concerns from commissioners regarding safety of the materials stored. Staff has confirmed with the Fire Department and the Building and Safety Division that the proposed tanks will be reviewed before the finalization of any required permits. Information on the review process is provided below. While safety information is being provided (Attachment 4), Planning Commission’s purview is limited to a decision on the Height Variance. The decision of the Planning Commission is appealable to the City Council.
Building & Safety/Fire Department Review
The Redondo Beach Building & Safety Division and Fire Department will conduct a detailed plan review process in which staff will evaluate the proposed installation for compliance with the California Building and Fire Codes and applicable National Fire Protection Association (NFPA) standards and certifications, including site conditions, structural foundations and attachment details/requirements for the tanks, required clearances, tank specifications, pressure-relief systems, and emergency shutoffs. The Building & Safety Division and Fire Department will note any deficiencies and return the plans to the applicant for corrections.
Following approvals, the Building & Safety Division and Fire Department will conduct field inspections to verify that the installation complies with the approved plans and applicable fire and life-safety requirements. During the inspection, the Fire Department will verify that the cryogenic tank's capacity, manufacturer information, and certifications match the approved plans and that the tank has no visible damage, corrosion, or leaks. Staff will also verify required separation distances from buildings, exits, air intakes, and property lines. In addition, the business must 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). Upon notification, the CUPA Agency (Los Angeles County Fire Department) will conduct a hazardous materials inspection within 30 days to verify compliance with all applicable hazardous materials requirements.
ANALYSIS
Variance
Section 10-2.2510 of the Zoning Ordinance permits the Planning Commission to grant variances from development standards contained within the Ordinance in those instances where it is demonstrated that there are special circumstances applicable to the property including the 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; and where the variance does not constitute a grant of special privileges.
In this instance, a Variance is being requested to exceed the maximum allowable building height requirement of 30 feet with the installation of cryogenic storage tanks at a height of approximately 38 feet. There are a number of special circumstances applicable to the project property including the following:
• 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.
o 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.
• Due to the existing development of the site, required circulation patterns, utility infrastructure, fire department access, and safety clearances, no feasible location has been identified to install the required bulk cryogenic storage system while complying with the existing height limitation.
o Without the requested variance, the property would be unable to utilize essential industrial support infrastructure commonly used by similar industrial facilities in the surrounding area.
• Nearby industrial properties with an industrial designation that allows the same uses as the subject property, including the adjacent Northrop Grumman facility located approximately 350 feet from the property boundary, utilize bulk storage tanks that exceed the height of the proposed installation.
o An adjacent data center located approximately 150 feet from the property line contains rooftop mechanical equipment exceeding the height of the proposed bulk storage tanks.
• Nearby properties with similar industrial general plan and zoning designations and uses have similar bulk storage tanks and buildings that far exceed the 30’ height limit of the subject property.
More specifically, the limited height maximum makes it difficult to continue operations on the subject property according to the development standards for properties within the IC-1 zone. As per the Zoning Ordinance, if the applicant were to maintain the required 30-foot maximum height limit, it would inhibit the existing development to continue operations in a safe, well-regulated process.
For approval of the project, the Planning Commission must make the following findings in the affirmative. The following italicized text is the specific response to the individual criteria:
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
The subject property’s current use, and General Plan and Zoning land use designations illustrate unique inconsistencies not faced by other industrial parcels in the surrounding industrial neighborhood with a General Plan land use designation that allows the exact same uses. The subject properties General Plan land use designation (I-3) allows for the same “industrial uses” as the surrounding I-1 (Industrial) uses. Additionally, the actual 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 created due to the properties use and General Plan allowed uses which are the same as most of the surrounding industrial properties, however the Zoning development standards for the subject property are significantly more restrictive than those of all the surrounding industrial uses with a General Plan designation that allows for the exact same manufacturing/industrial uses. The surrounding industrial uses are allowed at heights of over 100’ where the subject property’s uses are limited to a height of 30’. Strict adherence to the zone district’s 30-foot height limit would eliminate the ability of the property owner to use the property for the existing manufacturing facility, while nearby similarly zoned properties (with a General Plan designation that allows for the exact same uses) are permitted at much greater heights. These physical hardships justify relief from the standard height restriction to afford the property the same
development privileges as nearby properties with a similar zoning designation and a General Plan land use designation that permits the same uses. Additionally, the technical requirements of this required infrastructure in support of this aerospace manufacturing operation (permitted use) cannot be accommodated at a lesser height without resulting in significantly more frequent deliveries which have the potential for the greatest impact on the adjacent residential neighborhood south the subject property.
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.
The variance does not constitute a special privilege, as it allows development consistent with the existing industrial use and maintains compliance with the intent of the zoning district. The adjustment only allows for critical infrastructure with technical requirements that cannot be significantly altered that is common for the allowed use and that is required for some aerospace manufacturing operations without granting development rights unavailable to other similarly situated properties with similar General Plan and Zoning designations.
c) The granting of a Variance shall not be contrary to the objectives of the Comprehensive General Plan.
Granting this variance supports the General Plan’s objectives of responsible economic development (Policy LU-6.1) and business retention and expansion (Policy LU-6.12). By allowing the existing business to install the proposed bulk cryogenic storage tanks, the City is supporting the business with specialized industrial support infrastructure necessary for the permitted industrial activities. Further, the granting of this variance supports the General Plan’s objective to maintain existing employers within the North Redondo Tech District (SPA-1). Thus, the variance aligns with, and does not conflict with the Comprehensive General Plan.
Based on a review of the plans by the Planning Division, approval of the project is recommended.
PUBLIC CORRESPONDENCE
Staff received fourteen public comments in anticipation of the August 20, 2026 Planning Commission meeting. These comments 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.
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.
APPEAL PROCEDURE
The project is appealable to the City Council pursuant to RBMC 10-2-12.2510(g). An aggrieved person may appeal this decision to the City Council within 10 days, or of the next working day if the tenth (10th) day falls on a weekend or holiday, following the approval or denial of an application by the Planning Commission.
CONCLUSION
Staff recommends that the Planning Commission approve the Exemption Declaration and grant the Variance subject to the findings and conditions contained within the attached draft resolution.
ATTACHMENTS
Attachment 1 - Draft Resolution
Attachment 2 - Site Plan
Attachment 3 - Project Renderings
Attachment 4 - Bulk Cryogenic Storage Safety & Compliance Presentation
Attachment 5 - August 20, 2026 Planning Commission Agenda Report
Attachment 6 - CEQA Exemption Declaration
Attachment 7 - Public Comments Received Since August 20, 2026 PC Meeting