How Could Manhattan Beach Refuse Enclosure Rules Change?

You may be looking at a Manhattan Beach commercial, mixed-use, or multi-family property that works today, but could face a refuse enclosure review when its use changes or a substantial permit application is filed. Ordinance No. 26-0013 would create more flexibility, including a path to share a nearby parcel’s enclosure, while applying detailed enclosure rules citywide.

The practical answer is to examine the property’s existing enclosure, pending permits, intended use, and any shared arrangement before closing. This is general information and not legal advice.

What is the proposal’s current status?

Ordinance No. 26-0013 passed its first reading on October 20, 2026, and was scheduled for second reading on November 4.

The October 20 motion introduced the ordinance “as amended” and described its purpose as creating additional flexibility for refuse enclosures. The Manhattan Beach City Council also directed staff to refund one business’s $100,000 refuse-enclosure compliance deposit upon adoption. The business is not identified here.

The council’s second reading was on its November 4, 2026 agenda, and the result was not available when this was written. Check the City of Manhattan Beach agenda portal and the November 4 council agenda for the city’s record.

The ordinance says it would take effect 30 days after final passage and adoption.

Which properties and projects would receive a review?

A Refuse Enclosure Review would apply to specified permit activity involving commercial and multi-family parcels across Manhattan Beach.

The proposed Chapter 5.24 lists five triggers:

• All new construction
• A change of use
• A new or modified Alcohol Beverage Control license type
• An intensification or expansion of use
• A project with work large enough to require fire sprinklers under Manhattan Beach Municipal Code Section 9.01.080

The city presentation says the updates would apply to commercial and multi-family parcels citywide, rather than only Downtown and North Manhattan Beach. Properties containing both multi-family dwellings and commercial establishments would need to consider the multi-family requirements and the applicable commercial food or non-food table.

That makes a buyer’s future plan important. A commercial space that needs a change of use or modified alcohol license could receive a review even if the current operation has not triggered one. Questions about past work are separate, and the guide to unpermitted work disclosure in California explains why permit history deserves its own review.

What enclosure standards could affect a property?

The proposed standards address capacity, access, screening, drainage, collection paths, and bulky-waste space.

For multi-family property, the enclosure must be sized using a per-unit minimum of 96 gallons for landfill waste, 96 gallons for recycling, and 35 gallons for organics. It must also include at least 200 square feet for bulky waste unless the Administrative Authority approves a smaller area after finding sufficient space.

The owner would need to establish a plan for moving solid waste from each residential unit to the enclosure, submit that plan for approval, and give each resident written notice of its requirements. The enclosure must have a roof and a drain connected to the sanitary sewer.

One review criterion says the distance from the enclosure to the public right-of-way where the collection vehicle services the containers shall not exceed 40 feet. New enclosures cannot be placed on an entirely subterranean level, and scout service is not permitted.

Commercial enclosures require screening at least six feet high. Their gates cannot encroach into a public right-of-way, and their sprinkler systems must comply with the Fire Prevention Code. Separate food and non-food tables are included in the ordinance materials. Confirm their minimum area figures directly in those materials.

For single-family homes, the enclosure must have room for landfill, recycling and organics containers and, when attached or detached, screening at least five feet high. The review provision itself names multi-family and commercial property.

A Manhattan Beach owner planned to move a refuse enclosure as part of a yard renovation. She considered it a small detail until her designer raised questions about its location, screening and access. We reviewed the proposed rule changes because even a minor service area can affect the rest of a site plan.

How would a shared enclosure agreement work?

A qualifying nearby enclosure could satisfy the requirement through a Shared Enclosure Operating Agreement approved by the city.

The Administrative Authority, defined as the City Manager and designees, must determine that the nearby parcel is within 200 feet, on the same side of the same block. The agreement must be signed by the party requesting the arrangement, the party allowing use of the neighboring enclosure space, and the city. It would be stored in the Community Development Department’s permit system.

The citywide template is a draft dated March 19, 2026, so an executed agreement could differ. Its terms describe the arrangement as perpetual and binding on the two owners, their successors, assigns, tenants, and lessees. Neither party may assign rights or delegate duties without the city’s prior written consent.

The draft also requires insurance naming the city, a clear public walkway at least four feet wide, and shared responsibility for costs and upkeep. Either owner may terminate with 30 calendar days’ written notice to the city and the other owner. The city may terminate for any reason or no reason with ten calendar days’ written notice. When termination takes effect, the user must stop using the neighboring enclosure and containers.

What should a buyer investigate before closing?

A buyer should request the property’s permit history, enclosure plans, pending applications, and any city-approved shared agreement.

Start by confirming whether the intended project involves new construction, a change of use, an alcohol license change, an expansion, or work that triggers the cited sprinkler requirement. Ask whether any relevant permit is under review but has not been issued.

If the property uses another parcel’s enclosure, obtain the signed agreement from the seller and ask the Community Development Department about the copy stored in its permit system. Review who pays for maintenance, how access is protected, what insurance is required, and how the property would handle termination.

Also inspect the proposed collection route on the plans. The 40-foot distance criterion, prohibition on an entirely subterranean new enclosure, gate placement, screening, and required capacity can shape whether a planned use fits the site.

Other Learn guides on local rules that affect multi-family purchases include Burbank soft-story retrofits and Upland multi-family objective design standards.

What special rule applies along Sepulveda?

The section on where containers are placed for collection gives Sepulveda-fronting parcels rules based on whether the property is on a corner.

For a corner property fronting Sepulveda, the project must be designed so the city’s service provider enters from the side street. For a non-corner property, the enclosure must allow the service provider to enter and leave the site moving forward.

The code says these Sepulveda rules do not apply to parcels not wide enough for a refuse collection vehicle to turn around on-site.

What remains outside this ordinance?

Communal enclosures are reserved for later discussion and are not part of Ordinance No. 26-0013.

The October 20 presentation labels communal enclosures as “Part 3” and says discussion will occur at a future date. The current proposal instead provides flexibility through agreements between nearby parcels and through an Alternative Refuse Enclosure Plan that the Administrative Authority may approve.

The broader rules would still require owners, occupants, and people responsible for managing a property to keep refuse containers screened from public view when they are not set out for collection. Containers may be placed out no earlier than 10:00 a.m. on the day before the regular collection day.

The short version

Ordinance No. 26-0013 could matter when a commercial, mixed-use, or multi-family property seeks one of the listed permits or changes.

The proposal would extend updated enclosure rules citywide, allow certain parcels to use a qualifying neighbor’s enclosure through a city-approved agreement, and apply to covered permits still under review when the ordinance becomes effective. Its shared agreement template includes continuing obligations and termination rights that deserve attention before a purchase.

Confirm the November 4 outcome through the city’s agenda portal. Then check the enclosure, planned use, access route, permit status, and any agreement stored in the Community Development Department’s permit system.

For a broader pricing check, use the home value tool.