3-1 City of Manhattan Beach Water Master Plan SECTION 3 STUDY
SECTION 3
STUDY AREA
3-1 Purpose
This section describes the study area of the Water Master Plan, discusses the land uses and population estimates within the study area that are utilized in estimating the water demands.
3-2 Location
The City of Manhattan Beach (City) is located on the western edge of Los Angeles County, approximately 22 miles southwest of downtown Los Angeles. The City’s regional location is depicted on Figure 3-1. The City encompasses approximately 3.9 square miles of residential, commercial, and industrial land. It is a coastal community bounded by the approximately 2 miles of beach frontage to the west. Manhattan Beach is bordered by the City of El Segundo to the north, the Cities of Hawthorne and Redondo Beach to the east, and the Cities of Redondo Beach and Hermosa Beach to the south.
Manhattan Beach is centralized between several Southern California highways, providing easy access into the City. The Century Freeway (I-105) is located to the north. The San Diego Freeway (I-405) and Artesia Freeway (SR-91) are located to the east. The major roads within the City include Ocean Drive, Highland Avenue, Valley Drive, Sepulveda Boulevard, Aviation Boulevard, Rosecrans Avenue, Marine Avenue, Manhattan Beach Boulevard, and Artesia Boulevard.
3-3 Topographical Description
The characteristic topography of Manhattan Beach is a series of peaks and valleys throughout the City. The highest point in the City is located near the intersection of Sepulveda Boulevard and Longfellow Drive and reaches 235 feet above mean sea level (amsl). The lowest ground elevation is 0.0 ft, along the beach frontage. The areas near the highpoint, east of Ardmore Drive, are considerably higher than the remainder of the City. To provide the required pressures in the water system, a high pressure zone was created in this area.
3-4 Geology
The Los Angeles County Department of Public Works (LACDPW) Hydrology and Sedimentation Appendix provides information on the soil characteristics within Los Angeles County. This document shows that the City is primarily located on Oakley fine sand (Soil Type 10). Chino Silt Loam (Soil Type 3) is found from the beach front to Valley Drive and Grandview Avenue. Montezuma Clay Adobe (Soil Type 9) and Ramona Sandy Loam (Soil Type 14) can be found on the northeast portion of the City. The soil classifications are illustrated on Figure 3-2.
3-5 Climate
The study area has a Mediterranean climate, enjoying plenty of sunshine throughout the year, with an average of 263 sunshine days and only 35 days with measurable precipitation annually. The period of April through November is warm to hot and dry with average high temperatures of 71 - 79°F and lows of 50 - 6 2°F.
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MATHEWS AVE O City of I T A ARTESIA BLVD I Chino Silt Loam (Soil Type 3) Hermosa V A Beach Ramona Sandy Loam (Soil Type 14) CITY OF MANHATTAN BEACH WATER MASTER PLAN Montezuma Clay Adobe (Soil Type 9) 0 1,000 2,000 4,000 Feet PROJECT NO: 1640901.20 Soils Map 1" = 2,000' DATE: April 2010 Figure 3-2 SECTION 3 STUDY AREA
Due to the moderating effect of the ocean, temperatures are cooler than the inland areas of Los Angeles, where temperatures frequently exceed 90°F. The coo lest months are typically December and January with an average minimum temperature of 48 ° F. The rainfall totals in the City between 1990 and 2008 are illustrated on Figure 3-3 (LACDPW Rain Gauge Site 1070, Los Angeles County Hydrology Department). The average annual rainfall of about 13.19 inches occurs primarily during the winter months, between November and March.
Figure 3-3 Seasonal Rainfall 1990-2008
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3-6 Land Use
The land use information utilized in the preparation of the Water Master Plan is primarily based upon the City’s 2003 General Plan land use shapefile (GENPLAN). This information was supplemented by aerial photographs, field reviews, and information provided by City staff.
The City is a well planned urban community with a balance of residential, commercial, and industrial land uses. The primary land use in the City is residential (1,422 Net Acres or 56.3 %). The total study area, including streets and right of way, is about 2,524 acres or 3.94 square miles.
According to the 2009 California Department of Finance Housing Estimates, the total number of housing units within the City is approximately 15,580 with a 3.72 percent vacancy rate.
Table 3-1 provides a summary of the existing City land uses. Figure 3-4 shows the locations of these land uses.
3-4 City of Manhattan Beach R:\Reports\Nabgattan Beach\Water Master Plan Water Master Plan SECTION 3 STUDY AREA
Table 3-1 Existing Study Area Land Uses Land Use Net Acres Percentage Low Density Residential 1,123 44.5% Medium Density Residential 149 5.9% High Density Residential 151 6.0% Total Residential 1,422 56.3% General Commercial 88 3.5% Downtown Commercial 14 0.5% Local Commercial 12 0.5% Mixed-Use Commercial 3 0.1%
Manhattan Village Commercial 102 4.1%
North End Commercial 8 0.3% Total Commercial 227 9.0% Industrial 73 2.9% Parks and Open Sace 152 6.0% Public Facilities 143 5.6% Streets and Right of Way 508 20.1% Total 2,524 100.0%
Residential Land Uses
Low density residential uses provide for single-family residences within a density range of 1.0 to 16.1 units per acre. Typically, the units are detached homes on individual lots.
Medium density residential uses allow for single-family homes, duplexes, and triplexes, including condominiums. Multiple family housing with four or more units may also be permitted. Densities range from 11.6 to 32.3 units per acre.
High density residential uses allow for all types of housing, including apartments, condominiums, and senior housing. Densities can reach up to 51.3 units per acre.
Other permitted uses in residential area include parks and recreation facilities, public and private schools, public safety facilities, and facilities for religious assembly.
The maximum density allowed within each residential use category varies citywide, based on historic development patterns and street configurations.
The City is divided into four districts, each with different residential density requirements. The locations of the districts are illustrated on Figure 3-5.
District 1 is bounded by Manhattan Beach Boulevard to the north, Aviation Boulevard and Aviation Way to the east, Artesia Boulevard and Boundary Place to the south, and Ardmore Avenue to the west. It includes areas referred to as the Hill Section and the Eastside south of Manhattan Beach Boulevard.
District 2 covers the area south of Rosecrans Avenue, west of Aviation Boulevard, north of Manhattan Beach Boulevard, and east of Valley Drive and Bell Avenue. It includes the areas referred to as the Tree Section, Manhattan Village, and the Eastside north of Manhattan Beach Boulevard.
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R A 1" = 1,200' P ARTESIA BLVD PROJECT NO: 1640901.20 Land Use Map DATE: April 2010 Figure 3-4 City of El Segundo North End/ El Porto City of Hawthorne
Manhattan Village Sand Section Tree Section
City of Pacific Ocean Redondo Beach Downtown
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District 1 City of District 2 Hermosa District 3 Beach CITY OF MANHATTAN BEACH District 4 0 1,000 2,000 4,000 WATER MASTER PLAN Feet Residential District 1" = 2,000' PROJECT NO: 1640901.20 Boundary Map DATE: April 2010 Figure 3-5 SECTION 3 STUDY AREA
District 3 is bounded by Rosecrans Avenue and Rosecrans Place to the north, Bell Avenue, Valley Drive, Laurel Avenue, and Ardmore Avenue to the east, Francisco Street and Homer Street to the south, and the Pacific Ocean to the west. It includes the areas referred to as the Sand Section, Downtown Manhattan Beach, the Grandview area, a portion of the Tree Section and Hill Section, and parts of the North End.
District 4 covers the area south of 45 th Street, west of Crest Drive, north of Rosecrans Place, and east of the Pacific Ocean. It includes the area referred to as the El Porto Section of the North End.
Table 3-2 explains the residential density requirements of these districts. Table 3-2 Residential Density Requirements by District District Number Density Low Density Medium Density High Density Maximum Density 5.8 du/ac 11.6 du/ac 43.6 du/ac 1 Population Density 11 persons/ac 18 persons/ac 85 persons/ac Maximum Density 9.5 du/ac 18.9 du/ac 43.6 du/ac 2 Population Density 16 persons/ac 35 persons/ac 75 persons/ac Maximum Density 16.1 du/ac 32.3 du/ac 51.3 du/ac 3 Population Density 29 persons/ac 46 persons/ac 85 persons/ac Maximum Density X X 51 du/ac 4 Population Density X X 120 persons/ac
Commercial Uses
Manhattan Beach has six (6) different commercial land use categories, which were established to meet the needs of residents while preserving the unique characteristics of the City. The commercial land uses include General Commercial, Downtown Commercial, Local Commercial, Mixed-use Commercial, Manhattan Village Commercial and North End Commercial. Commercial land uses are located primarily along Manhattan Beach Boulevard, Sepulveda Boulevard, the Downtown area, Manhattan Village, and the North West corner of the City along Highland Avenue.
General Commercial land use permits retail, service commercial, and professional office uses aimed at meeting the needs of local residents and businesses, and to provide goods and services for the regional market. The maximum floor area factor (FAF) allowed is 1.5.
Downtown Commercial land use applies to the commercial area surrounding the intersection of Manhattan Beach Boulevard and Highland Avenue. The downtown commercial land use attracts businesses that provide goods and services to primarily beach visitors. Commercial and residential land uses may be mixed at a maximum FAF for commercial development of 1.5, and a maximum residential density of 51.3 units per acre.
Local Commercial land use permits businesses which serve the local community. The maximum FAF allowed is 1.5.
Mixed-Use Commercial land use provides parking for the heavy commercial uses along Sepulveda Boulevard, while protecting the privacy of the residents in nearby homes. The maximum FAF allowed is 1.0.
Manhattan Village Commercial land use consists of primarily shopping facilities, department and specialty stores, and entertainment and restaurant establishments. The maximum FAF allowed is 1.5.
Located along Highland Avenue between 33 rd and 42 nd Street, the North End Commercial land use provides neighborhood-serving establishments. The maximum FAF allowed is 1.5.
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Industrial Uses
Industrial land uses are located in the northeast corner of the City and provide for low-intensity warehousing and distribution, research and development, and other specialized industrial uses. The industrial uses primarily consist of the Northrop Grumman and Raleigh Studios, which are located west of Aviation Boulevard between Rosecrans Avenue and Marine Avenue. The maximum FAF allowed is 1.5.
Parks and Open Space
Parks and Open Space land use includes the public parks, Veterans Parkway, the Beach and Strand.
Public Facilities
Public Facilities land use is designated for uses which benefit the public. Public Schools, government offices, libraries, cultural centers, and neighborhood community centers are all included under this land use designation.
3-7 Population
Since its incorporation in 1912, the City of Manhattan Beach has grown from a population of 600 to 36,718 in 2009 (California Department of Finance, Demographic Research Unit). The City’s population history is illustrated on Figure 3-6
With the total number of housing units at approximately 15,580 and a 3.72 percent vacancy rate, the population per household is estimated to be 2.45 (California Department of Finance, Demographic Research Unit). Figure 3-6 Population History
2009 36,718
2000 33,852
1990 32,063
1980 31,542
1970 35,352
1960 33,934
1950 17,330
1940 6,398
1930 1,891
1920 859
- 5,000 10,000 15,000 20,000 25,000 30,000 35,000 40,000
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