TO:
Honorable Planning Commission Chair and Commissioners
THROUGH:
Masa Alkire, Community Development Director
FROM:
Adam Finestone, Planning Manager
Justin Urbanski, Associate Planner
SUBJECT:Title
Consideration of a Variance to reduce the required front yard building setback from 20 feet to between 10 and 15 feet as part of the construction of a new two-story single-family residence with a basement and attached three-car garage, and a total buildable floor area of approximately 2,735 square feet, located at 620 25th Street, and associated environmental determination finding the project is exempt from further review pursuant to the California Environmental Quality Act.
(Planning Case Nos. PE-25-00235/VARIANCE-26-00003)
A) CONDUCT PUBLIC HEARING
B) ADOPT RESOLUTION NO. PC 26-XX
Body
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RECOMMENDATION:
Staff recommends that the Planning Commission: (1) conduct a public hearing; and (2) adopt the attached resolution approving the Variance, subject to conditions, and finding the Project exempt from the California Environmental Quality Act (“CEQA”).
APPLICANT:
Amir Zagross
1601 N. Sepulveda Boulevard, Suite #512.
Manhattan Beach, CA 90266
BACKGROUND:
On August 13, 2025, the Community Development Department received an application requesting a variance to reduce the required front yard building setback to accommodate the construction of a new two-story single-family residence with a basement and attached three-car garage (Project) located at 620 25th Street (Property).
May 13, 2026, Planning Commission Public Hearing
The Variance request was initially brought before the Planning Commission at a public hearing at the May 13, 2026, meeting. The Variance staff report agenda packet from that meeting is included as Attachment 4 to this report. The applicant’s initial request was for a reduction in the required front yard setback from 20 feet to 10 feet for the construction of a new two-story single-family dwelling totaling 3,134 square feet of buildable floor area (BFA) with an attached three-car garage and a basement. Staff recommended approval of the initial request; however, after receiving public comments, Planning Commissioners expressed concerns that a reduction in the required front yard setback from 20 feet to 10 feet could result in potentially adverse impacts on neighborhood character. That said, the Planning Commission acknowledged that the lot had special circumstances and conditions that could create an undue hardship and that a modified Project could meet the required variance findings in the City’s Municipal Code. The Planning Commission unanimously voted to continue the public hearing to a future meeting to provide the applicant the ability to modify the project design to be more compatible with the neighborhood. Specifically, the Planning Commission requested that the Applicant revise the design to provide an increased front yard setback while adhering to all other required development standards.
Site Overview
The Property is a 4,683 square-foot trapezoidal-shaped lot located on the south side of 25th Street between 23rd Street to the east and Blanche Road to the west. City records indicate the site is currently improved with a one-story, 912 square foot single-family dwelling with an attached two-car garage that was built in 1947. The Property is located in the Single-Family Residential (RS) zoning district, Area District II, and has a General Plan land use designation of Low Density Residential.
PROJECT OVERVIEW:
• Location: 620 25th Street
• Legal Description: A portion of Lot 3, Block 86, Tract No. 2474
• General Plan Land Use: Low Density Residential
• Zoning Designation: Single-Family Residential (RS)
• Area District: II
• Land Use:
o Existing: Single-family dwelling
o Proposed: Single-family dwelling
• Lot Size: 4,683 square feet
• Property Line Dimensions:
o Front (North): 80.34 feet
o Side (East): 28.14 feet
o Side (West): 88.44 feet
o Rear (South): 100.44 feet
• Required Front Setback:
o Required: 20 feet
o Proposed:
§ 10 feet (garage and portion of basement)
§ 15 feet (remainder of structure)
o Previously Proposed: 10 feet (entire structure)
• Required Rear Setback:
o Required:12 feet
o Proposed: 12 feet
• Front Supplemental Setback:
o Proposed: 15 feet
o Previously Proposed: 10 feet
• Required Side Setbacks:
o Required: 7.3 feet
o Proposed: 7.3 feet
• Building Height:
o Maximum Allowable: 26 feet
o Proposed: 25 feet
• Buildable Floor Area:
o Maximum Allowable: 3,278 square feet
o Proposed: 2,734.86 square feet
o Previously Proposed: 3,134 square feet
• Living Area (includes basement):
o Maximum: No Maximum
o Proposed: 4,330 square feet
o Previously Proposed: 5,083 square feet
• Parking:
o Required: 3 enclosed spaces
o Proposed: 3 enclosed spaces
Neighborhood Context
The Property is surrounded by RS-zoned one- and two-story single-family residences on all sides. The vicinity map (see Attachment 3) shows the site configuration and surrounding uses. Notably, all houses on the south side of 25th Street between Blanche Road and 23rd Street have nonconforming front yard setbacks. The two houses directly to the west of the subject Property have setbacks of zero and 15 feet, while the three houses to the east have setbacks between zero and nine feet (The two lots to the east of the subject Property are considered “through lots” because they abut two streets and thus are required to provide front yard setbacks (20 feet) from both streets. Attachment 6 shows the normal required setback line for properties on this block.
Governing Regulations
The Project was reviewed for compliance with applicable regulations, including the City’s General Plan and Municipal Code.
Manhattan Beach General Plan
The General Plan is a long-range policy document, adopted in 2003, that identifies the community’s vision for its collective future and establishes the fundamental framework to guide decision-making about development, resource management, public safety, public services, and general community well-being. The General Plan contains a series of goals and policies that allow this vision to be implemented. All projects are reviewed to ensure alignment with the General Plan’s goals and policies. General Plans contain required “elements,” or chapters, including a Land Use Element which is used to guide the City’s development, maintenance, and improvement of land and properties.
The Project was evaluated for conformance with the following applicable Land Use Element goals and policies:
• Goal LU-1: Maintain the low-profile development and small-town atmosphere of Manhattan Beach
o Policy LU-1.1: Limit the height of new development to three stories where the height limit is thirty feet, or to two stories where the height limit is twenty-six feet, to protect the privacy of adjacent properties, reduce shading, protect vistas of the ocean, and preserve the low-profile image of the community
o Policy LU-1.2: Require the design of all new construction to utilize notches, balconies, rooflines, open space, setbacks, landscaping, or other architectural details to reduce the bulk of buildings and to add visual interest to the streetscape.
• Policy LU-3.1: Continue to encourage quality design in all new construction.
Manhattan Beach Municipal Code
The Manhattan Beach Municipal Code (MBMC) serves, in part, to implement the vision established by the General Plan. Within the MBMC, Title 10 (Planning and Zoning) establishes regulations related to land use and development. Title 10 has several intended functions, including, but not limited to, providing a precise guide for the physical development of the City in order to foster convenient, harmonious, and workable relationships among land uses.
The Project was reviewed for compliance with the MBMC, including, but not limited to, the following sections:
• MBMC Chapter 10.12 - governs residential districts, including the RS district where the Project is located.
• MBMC Chapter 10.84 - governs variances, which are used to resolve practical difficulties or unnecessary physical hardships that may result, among other things, from the size, shape, or dimensions of a site. Variances may be granted with respect a variety of development standards including yards (i.e. setbacks).
PROJECT DESCRIPTION:
As noted above, on August 13, 2025, Amir Zagross submitted an application requesting a variance to reduce the required front yard setback from 20 feet to 10 feet for the construction of a new two-story single-family residence with a basement and attached three-car garage, and a total BFA of 3,134 square feet.
On July 2, 2026, the Applicant submitted revised Project plans in response to comments provided at the May 13, 2026, Planning Commission meeting discussed above. The revised application now requests a 10-foot setback for the garage and a portion of the basement, and a 15-foot setback for the rest of the house (see Attachment 9). The required supplemental setback line has also been moved back from 10 feet to 15 feet. The Project would comply with all other development standards including, but not limited to, side and rear yard building setbacks, height limitations, parking requirements, and maximum BFA. The proposed front yard setback for the proposed garage would be slightly larger than the existing structure’s front yard setback.
The revised plans address the Planning Commission’s direction from the May 13th meeting by increasing the proposed front yard setback. Specifically, the front setback for the main house has been increased from 10 to 15 feet, and the supplemental setback line has also been pushed back to 15 feet. By increasing the proposed front setback, the Project not only satisfies the direction provided by the Planning Commission, but simultaneously addresses neighbor concerns about the Project’s massing and bulk from 25th Street.
DISCUSSION:
Project Analysis
The following issues should be taken into consideration by the Planning Commission when considering the Project:
Lot Configuration and Buildable Envelope
A review of residential lots in the immediate area shows that most are rectangular, with a lot width of 40 feet and a lot depth of either 110 feet or 128 feet, resulting in lot sizes of 4,400 to 5,120 square feet. Most lots in the area are therefore 4,400 square feet or 5,120 square feet (see Assessor’s Parcel Map sheets included as Attachment 5 to this report).
At 4,683 square feet, the Property is similar in size to those in the immediate area. However, the Property’s unusual trapezoidal shape greatly impacts its buildable envelope. With an average lot width of 73.6 feet, side setbacks would cumulatively occupy almost 15 feet, and the buildable area would be approximately 59 feet wide along the front property line. While this is significantly greater than the 32-foot buildable width of most properties in the area, the lot depth severely limits the buildable envelope. At only 58.3 feet, the depth is about half that of most other properties in the area. When the required front and rear setbacks are removed from this dimension, the average buildable depth of the property is only 26.3 feet, compared to at least 77 feet for other properties in the area. The resulting buildable envelope of the Property is approximately 1,530 square feet, compared to at least 2,464 square feet for typical properties in the area. In terms of percentages, the Property has a buildable envelope of only 32.6 percent of the lot area compared to at least 56 percent for typical properties (See Attachment 7).
There are several other trapezoidal and triangular-shaped lots in the vicinity. Most are occupied by smaller, older structures and have front-yard setbacks significantly less than the minimum required 20 feet. In addition, there is one property less than 350 feet from the Property, located at 660 25th Street, that had a variance approved in the mid-1990s for a reduced front-yard setback of six feet and a reduced rear-yard setback of five feet. City records also indicate that 629 23rd Street, three houses to the east, received a reduction in required setbacks from the Planning Commission in the 1940s, although it is unclear if the setback reduction was approved through a variance. Although there is no precedence set with variances because each property is unique and evaluated based on its own special characteristics, it should be noted that variances and setback reductions have been approved for reduced front-yard setbacks for other properties in the vicinity under similar circumstances. These properties illustrate the practical difficulties in constructing a home that meets all development standards on uniquely shaped lots within the City.
Maximum Buildable Floor Area
BFA is defined as the total enclosed area of all stories of a building, measured to the outside face of the structural members in exterior walls, including portions of partially subterranean basements but excluding fully subterranean basements and required garages. Maximum BFA indicates the largest allowable square footage of a structure and is calculated based on the lot size. In Manhattan Beach's residential zones, lots 4,800 square feet in size or less have a maximum BFA of 70 percent of the lot area (calculated as Lot Area x 0.7). Based on this Property’s lot size of 4,683 square feet, the Property has a maximum BFA of 3,278 square feet.
In the case of the Property, the actual maximum achievable BFA is limited not by lot size, but rather by required setbacks. To calculate the actual maximum achievable BFA for the Property, one would multiply the buildable envelope by the maximum number of stories allowed (two), then subtract the square footage of the required 2-car garage and the required second-floor supplemental setback area (pursuant to MBMC Section 10.12.030(T)), represented as follows:
Maximum Achievable BFA = (Buildable envelope x 2) - (Garage square footage + supplemental setback)
Based on this formula, the Property’s maximum achievable BFA is approximately 2,375 square feet, calculated as follows:
Maximum BFA = (1,528.3 x 2) - (400 + 281) = 2,375.6
This is approximately 55 percent of the lot area, compared to a typical maximum BFA allowance of 70 percent of the lot area.
Front Setback
The Applicant is requesting a reduction from the minimum required 20-foot front yard setback, and has requested a reduction to 10 feet for the garage and a portion of the basement area, and 15 feet for the remainder of the structure. No deviations from any other development standards are requested. Granting this request would result in a buildable envelope of 1,980 square feet. Using the formula identified above, the resulting achievable BFA within this buildable envelope would be roughly 3,241 square feet. As such, the reduced front yard setback would allow the applicant to achieve a BFA more consistent with the development rights enjoyed by other residential properties in the same zone and area district.
The increased front setback has resulted in a reduction in the Project’s overall BFA. The previous Project proposal proposed a BFA of 3,134 square feet, or 95.59% of the maximum allowable, and the current Project proposes a BFA of approximately 2,375.74 square feet, or 83.43% of the maximum allowable.
Consistency and Compliance with Governing Regulations
Manhattan Beach General Plan
As noted above, the Project is governed by the Manhattan Beach General Plan. As such, it was reviewed for consistency with applicable General Plan goals and associated policies. The Project has been determined to be consistent with the following goals and policies for the reasons described below:
• Goal LU-1: Maintain the low-profile development and small-town atmosphere of Manhattan Beach
The project proposes one single-family dwelling, which is consistent with allowable uses under the General Plan land use designation of Low Density Residential. It will replace an existing single-family dwelling with another single-family dwelling and will not increase the overall density. Aside from the front-yard setback requirement, the Project will comply with all other development standards, which are intended to maintain low-profile development. The maximum BFA resulting from the setback reduction would be less than that allowed on other properties in the RS zone, and numerous other properties on the same block have similar or smaller front-yard setbacks. Specifically, the Project’s proposed BFA is 83.43% of the maximum allowed under the City’s zoning regulations, resulting in a smaller home that aligns with the City’s low-profile development patterns.
• Policy LU-1.1: Limit the height of new development to three stories where the height limit is thirty feet, or to two stories where the height limit is twenty-six feet, to protect the privacy of adjacent properties, reduce shading, protect vistas of the ocean, and preserve the low-profile image of the community
The project will construct a two-story single-family residence within the 26-foot height limit, which will protect privacy and reduce negative impacts on adjacent properties. This proposed building height aligns with other properties in the vicinity and does not represent a departure from the low-profile image of the community. Additionally, through the code’s supplemental setback requirement, the second floor is further recessed from the street, reducing massing and providing greater building articulation from the front. The Project will comply with all development standards, except for the front setback requirement, that are intended to preserve low-profile development.
• Policy LU-1.2: Require the design of all new construction to utilize notches, balconies, rooflines, open space, setbacks, landscaping, or other architectural details to reduce the bulk of buildings and to add visual interest to the streetscape.
The project will comply with required side and rear yard building setbacks, as well as required landscaping and supplemental setback requirements. The required supplemental area setback is 6% of the lot area (280.9 square feet) and must be provided within the front 20% of the lot’s buildable area. The buildable area is defined as the total allowable area for construction when netting out the required setbacks. The revised plans have moved the supplemental setback line from 10 feet to 15 feet from the front property line, resulting in an increased setback for the second floor living area. The 15-foot supplemental setback area provides better massing and building articulation with surrounding properties when compared to the 10-foot setback proposed in the initial request. These design elements will ensure that the project enhances the building’s visual interest and improves the neighborhood’s streetscape.
• Policy LU-3.1: Continue to encourage quality design in all new construction.
The MBMC contains various development standards that encourage quality design in new residential developments. These standards include, but are not limited to, building wall height limitations for walls abutting side and rear property lines, a 6% front-yard supplemental setback requirement, side- and rear-yard building setbacks, and landscaping minimums. The Project will comply with all these development standards.
Manhattan Beach Municipal Code
Section 10.84.010 of the MBMC provides for the potential to deviate from certain development standards established in other sections of the MBMC through a variance process. Other than a reduction in the front-yard setback requirement, the Project complies with all other applicable development standards outlined in the MBMC, including, but not limited to, floor area, parking, side- and rear-yard setbacks, equipment screening, trash storage, and others as outlined in the Project Overview table above. Pursuant to Sections 10.84.050 and 10.84.060 of the MBMC, the Planning Commission is the decision-making authority for variances and must make certain findings in order to approve a variance. Those findings are provided in the Required Findings section later in this report.
INTERDEPARTMENTAL REVIEW
The Building and Safety Division and the Public Works Department have also reviewed the Project and provided initial comments. The reviewers expressed no concerns after their respective comments had been addressed by the Applicant.
REQUIRED FINDINGS
Pursuant to the MBMC Section 10.84.060, in order to approve a variance, the Planning Commission must make certain written findings. The required findings are addressed below.
1. Because of special circumstances or conditions applicable to the subject property- including narrowness and hollowness or shape, exceptional topography, or the extraordinary or exceptional situations or conditions-strict application of the requirements of this title would result in peculiar and exceptional difficulties to, or exceptional and/or undue hardships upon, the owner of the property.
The Property’s trapezoidal shape creates a challenging buildable envelope in comparison to most residential lots in the immediate vicinity. The Property’s unique shape results in a lot depth of only 58.3 feet. The unusually shallow lot, coupled with the unique trapezoidal shape, result in a buildable envelope that is a significantly smaller percentage of the lot (32.64%) when compared the buildable envelope-to-lot ratio of other nearby properties that have a typical rectangular shape (56%).
Strict application of the front setback development standard to this site would result in a burdensome buildable envelope and an undue hardship on the applicant. When applying all development standards absent a variance, the maximum achievable BFA within the triangular-shaped buildable envelope is 72.47% of the Code’s theoretical maximum allowable BFA of 3,278 square feet. A reduction in the required minimum front yard setback would address an undue hardship on the property owner by allowing the development to achieve a larger BFA within a larger buildable envelope that is more in keeping with the development potential enjoyed by other regularly shaped property in the vicinity and in the same zone.
2. The relief may be granted without substantial detriment to the public good; without substantial impairment of affected natural resources; and not be detrimental or injurious to property or improvements in the vicinity of the development site, or to the public health, safety or general welfare.
Relief from the minimum required front yard building setback may be granted without substantial detriment to the public good. The proposed two-story single-family residence would adhere to all other City development standards, including but not limited to maximum BFA, height, front yard supplemental setback requirement, landscaping requirements, and required side and rear yard building setbacks. The proposed 10-foot front setback for the 21-foot-wide garage and portion of the basement will approximately match the existing structure’s 9’-10” front yard setback, which has stood at the property since 1947, while the rest of the house will have a larger front setback of 15 feet. The proposed single-family dwelling would not represent a departure from other nearby single-family residences as it pertains to its size, massing, and impact on adjoining properties. Furthermore, because all single-family residences on the south side of 25th Street between Blanche Road and 23rd Street have legal nonconforming front setbacks, the reduced front yard setback does not represent a departure from neighborhood development characteristics. The reduced front yard setback would not result in materially injurious impacts to the neighborhood, nor would it have negative public health, safety, or general welfare impacts.
3. Granting the application is consistent with the purposes of this title and will not constitute a grant of special privilege inconsistent with limitations on other properties in the vicinity and in the same zoning district and area district.
Granting the application is consistent with the purposes of the MBMC, specifically MBMC 10.12.010 (B), (E), and (H). The required 20-foot front-yard setback is appropriate for typical, rectangular-shaped lots, but could impose an undue constraint on irregularly shaped properties such as the Property. The Property has a unique, trapezoidal lot shape that reduces the Property’s buildable envelope and maximum achievable BFA as compared to other properties in the vicinity and in the same zoning and area districts. The maximum allowable BFA for this Property is calculated by taking the lot size and multiplying it times .7, which results in a maximum allowable BFA of 3,278 square feet. However, when netting out the required setbacks, the maximum BFA realistically achievable is 2,375 square feet, which is 55% of the lot area. This maximum achievable BFA is significantly less than other rectangular-shaped properties in the vicinity, which average between 4,400 and 5,120 square feet in size and are able to achieve 100% of their respective BFA allowances.
Most other properties in the vicinity are rectangular in shape with significantly greater lot depths that result in larger buildable envelopes. Reducing the minimum front-yard setback would increase the buildable envelope, thereby increasing the maximum achievable BFA. The reduced front-yard setback allows the Project to be constructed in a with a BFA similar to that enjoyed by other properties in the vicinity, while simultaneously adhering to other development regulations applicable to nearby residential properties in the same zoning district. The Project will provide consistency with neighboring properties, will ensure adequate light, air, and privacy, protect neighboring properties from adverse impacts, and achieve design compatibility.
Several similarly shaped triangular properties in the vicinity have also received variances for reduced front and rear yard building setbacks. These variances have allowed new developments to reach a higher achievable BFA consistent with other rectangular shaped properties in the vicinity.
ENVIRONMENTAL REVIEW:
The City has reviewed the Project for compliance with the California Environmental Quality Act (“CEQA”) and has determined that the Project qualifies for a Class 3 categorical exemption pursuant to Section 15303 (New Construction) of the State CEQA Guidelines. Class 3 exemptions include the construction and location of limited numbers of new, small facilities or structures, including new single-family residence under 10,000 square feet in an urbanized area. Additionally, the Project is consistent with zoning requirements for the site. Furthermore, there are no features that distinguish this Project from others in the exempt class, and therefore, there are no unusual circumstances. Thus, no further environmental review is necessary.
PUBLIC OUTREACH:
The Project was duly noticed in advance of the May 13, 2026, Planning Commission meeting. Two public comments were received ahead of that meeting, and one person spoke at the public hearing. The public comments expressed skepticism about the project’s ability to meet the code’s findings for a variance, and concerns about the project’s size and compatibility with neighborhood character.
A public notice for the August 26, 2026, public hearing was published in the Beach Reporter, mailed to all property owners within a 500-foot radius of the Property, and posted at City Hall and on the City’s website, on or before August 13, 2026. As of the writing of this report, staff has received one additional public comment, which is attached as Attachment 10. Public comments received prior to the May 13, 2026, meeting are included as part of Attachment 4.
CONCLUSION:
Staff recommends that the Planning Commission conduct a public hearing and adopt the attached draft resolution approving the Variance, subject to conditions, and finding the Project exempt from further review pursuant to Section 15303 of the State CEQA Guidelines.
ATTACHMENTS:
1. Draft Planning Commission Resolution No. PC 26-XX
2. Applicant’s Written Materials
3. Vicinity Map
4. May 13, 2026, Planning Commission Staff Report (Web-Link Provided)
5. Parcel Maps of Neighboring Properties in the Vicinity
6. Required 25th Street Setback
7. Buildable Envelope Comparison Diagram
8. Lot Setbacks Comparison
9. Project Plans
10. Public Comment