TO:
Honorable Mayor and Members of the City Council
THROUGH:
Talyn Mirzakhanian, City Manager
FROM:
Masa Alkire, Community Development Director
Adam Finestone, Planning Manager
Jaehee Yoon, Senior Planner
Maricela Guillean, Associate Planner
SUBJECT:Title
Conduct Public Hearing and Consider Introducing an Ordinance Amending Sections of the Manhattan Beach Municipal Code and Manhattan Beach Local Coastal Program to Implement Omnibus Zone Text Amendments and Making Exemption Determinations Pursuant to the California Environmental Quality Act (No Budget Impact) (Community Development Director Alkire)
(Estimate Time: 30 Mins.)
A) CONDUCT PUBLIC HEARING
B) INTRODUCE ORDINANCE NO. 26-0012
Body
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RECOMMENDATION:
Staff recommends that the City Council conduct a public hearing and introduce an ordinance amending sections of the Manhattan Beach Municipal Code (MBMC) and the Manhattan Beach Local Coastal Program (MBLCP) to implement Omnibus Zone Text Amendments.
EXECUTIVE SUMMARY:
The proposed Omnibus Zone Text Amendments are intended to provide routine maintenance of the zoning code by clarifying existing regulations, improving internal consistency, and maintaining compliance with State law. The amendments clarify definitions and development standards, update accessory structure and nonconforming use regulations, and repeal outdated religious assembly yard requirements. Collectively, the amendments are intended to improve the clarity and enable consistent application of existing regulations without establishing new policy or materially changing established development standards.
FISCAL IMPLICATIONS:
There are no fiscal implications associated with the recommended action.
BACKGROUND:
As part of the Community Development Department’s work plan, the Planning Division is responsible for updating and maintaining Title 10 of the MBMC and Chapter A of the MBLCP. Some of these updates involve code amendments resulting from the direction of City Council in response to significant policy issues. Others are necessary to address programs and policies in various long-range planning documents, primarily the Housing Element in recent years. A third category consists of general housekeeping code amendments that cities should undertake as a regular course of business and are general cleanup items, which provide clarification for City staff and the public regarding existing regulations but do not establish new policy. The intent of this Omnibus Zone Text Amendments is to address items in the third category. Staff plans to prepare subsequent amendments as a regularly recurring work effort to address general MBMC and MBLCP maintenance needs.
Over the years, City staff has identified various sections of the MBMC and the MBLCP that require amendments for effective implementation. The Omnibus Zone Text Amendments are proposed to better align existing codes with established policy direction, ensure internal consistency, clarify regulations, and maintain compliance with State law. Specifically, the proposed amendments include minor revisions to definitions, residential development standards, and related zoning regulations. Collectively, amendments are proposed to the following sections and chapters:
• MBMC Section 10.01.060 (Applicability of land use and development regulations.)
• MBMC Section 10.04.030/MBLCP Section A.04.030 (Definitions)
• MBMC Section 10.12.030/MBLCP Section A.12.030 (Property development regulations: RS, RM, and RH districts)
• MBMC Section 10.52.050/MBLCP Section A.52.050 (Accessory structures)
• MBMC Chapter 10.68 (Nonconforming uses and structures)
• MBMC Section 10.84.120(Minor exceptions)
• Repeal - MBMC Section 10.52.040/MBLCP Section A.52.040 (Religious assembly yard requirements)
The Planning Commission conducted a duly noticed public hearing on July 8, 2026, and adopted Resolution No. PC 26-08, recommending that the City Council adopt an ordinance amending the MBMC and MBLCP, as proposed (Attachment 2). During its review, the Commission asked clarifying questions regarding the proposed amendments, including the addition of a definition for “hedge,” the repeal of the religious assembly yard requirements, whether the amendments would affect Accessory Dwelling Unit (ADU) development or Density Bonus projects, and whether the diagrams provided during the presentation (Attachment 4) would be made available to the public. At the meeting, staff provided the following clarifications:
• Definition of Hedge: A definition for hedge is proposed to better support enforcement with clarity.
• Religious Assembly Yard Requirements: The specific provision would be repealed to ensure consistency with the constitution, which requires religious assembly uses to be treated the same as other assembly uses.
• Affects to ADUs and Density Bonus Projects: ADUs are specifically regulated under MBMC Chapter 10.74/MBLCP Chapter A.74 and State ADU laws. Density Bonus projects may request waivers or concessions from applicable development standards in Title 10 of the MBMC and Chapter A of the MBLCP.
• Presentation Diagrams: Staff confirmed that the diagrams presented to the Planning Commission will either be incorporated into the Code or included in updated informational handouts made available to the public.
DISCUSSION:
Draft Code Amendments
Proposed amendments to the MBLCP are similar to those in the MBMC, as the provisions generally mirror each other. A high-level summary of the amendments to the various sections is provided below, and a strikethrough/underline copy of the MBMC and MBLCP amendments is available in Attachment 3 to this report.
1. MBMC Section 10.01.060 (Applicability of land use and development regulations.)
Minor amendments are proposed to clearly depict the Area District map, correct typos, and add the existing Residential Overlay District to the overlay district chart. These changes are administrative in nature and do not alter the intent, applicability, or regulations of the MBMC or MBLCP.
2. MBMC Section 10.04.030/MBLCP Section A.04.030 (Definitions)
Several definitions would be revised, added, or removed as part of the proposed amendments to provide clarity and improve ease of implementation:
- Floor Area, Buildable
The definition has been updated to provide clear direction on how stairs and vertical shafts are counted toward buildable floor area, which is not clearly addressed in the current definition. (See diagram in Attachment 4)
- Grade, Ground Level Finished (Grade, Finished)
The definition would be updated for clarity and to align with the current practice of measuring the height of fences, walls, and hedges. The amended language would not result in an increase in the elevation above sea level of the highest point of any building, and therefore, does not require a vote of the public pursuant to MBMC Section 10.60.050(D).
- Hedge
MBMC Section 10.12.030(P) and MBLCP Section A.12.030(P) establish development standards for fences, walls, and hedges within residential zoning districts. However, neither code currently defines a "hedge," making enforcement regarding the height of hedges difficult. Establishing a definition for a “hedge” will assist in this enforcement. If the proposed definition is adopted, an informational handout on hedges will be developed with prescriptive standards and illustrations to support consistent implementation and enforcement in the field.
- Lot, Flag; and Lot or Property Line, Front
A definition for "Lot, Flag" would be added to the MBMC and MBLCP and the definition for “lot or property line, front” would be modified to provide guidance on identifying front property lines for purposes of applying setback requirements. (See diagram in Attachment 4)
- Open Space, Shared; Open Space, Usable; Story; and Story, First
These definitions have been updated to clarify that required egress wells are excluded from open space and story requirements. This change is consistent with current practice.
- Proscenium, Garage
This definition is proposed for removal as it is obsolete and not referenced elsewhere in the MBMC/MBLCP.
3. MBMC Section 10.12.030/MBLCP Section A.12.030 (Property development regulations: RS, RM, and RH districts)
- Building Wall Height and Required Setbacks
Minor amendments are proposed to clarify when an additional three-foot building wall setback is required. This change is consistent with current practice, and no substantive changes are proposed that would modify existing setback requirements.
- Fences, Walls, and Hedges
Minor amendments are proposed to clarify how existing height requirements for fences, walls, and hedges are measured. Associated diagrams in the code (Attachment 4) are also proposed to be updated to provide clarity and ensure consistency with the proposed amendments.
- Supplemental Setback Requirements
This subsection would be retitled from Additional Front and Corner Side Setback Requirements to align with the nomenclature used and understood by the public and City staff, which is included in informational handouts prepared by the City. In addition, the method for counting decks as part of the supplemental setback is proposed to be revised so that the entire deck area can be counted toward the requirement, rather than only half of it. Clarifying language was also added to ensure consistent application of this standard.
4. Repeal - MBMC Section 10.52.040/MBLCP Section A.52.040 (Religious assembly yard requirements)
This section is proposed to be repealed to treat yard requirements for religious assembly uses the same as other public and semi-public uses as required pursuant to federal law.
5. MBMC Section 10.52.050/MBLCP Section A.52.050 (Accessory structures)
Minor amendments are proposed to the accessory structure regulations to address common project types and modernize existing standards.
- Utility Cabinets in Front Yard Setback
Standards are proposed to address a gap in the code related to utility undergrounding projects. The proposed amendments would allow utility cabinets to be placed within the front yard under certain circumstances (e.g., cannot be placed underground or in the public right-of-way as determined by the City Engineer). This is necessary based on changes to regulations established by Southern California Edison related to placement of transformers.
- Swimming Pools and Hot Tubs
Clarifying language is proposed to be added that requires setbacks to be measured from the waterline, which is the current practice. Additionally, new standards for mechanical equipment are proposed to address underground pool vaults and to establish clear setback requirements consistent with accessory structure setback regulations adopted last year.
6. MBMC Chapter 10.68 (Nonconforming uses and structures)
This section was amended solely to update references and terminology associated with the retitling of the residential supplemental setback standards. These changes are administrative in nature and do not modify any existing development standards or requirements.
7. MBMC Section 10.84.120 (Minor exceptions)
Minor amendments were made to this section to ensure consistency with the retitling of the supplemental setback standards and to simplify the review criteria language. These changes are intended to improve clarity and facilitate consistent application of the existing provisions without modifying their intent.
General Plan, MBMC and MBLCP Consistency
Staff has determined that the proposed code amendments are consistent with the City's General Plan, MBMC Title 10 (Planning and Zoning), and the MBLCP, as they uphold and further the purpose, goals, and policies of those documents. Specifically, the proposed amendments clarify and improve the implementation of existing policies intended to protect and promote public health, safety, and general welfare, while furthering overarching policies related to development within the Coastal Zone.
California Coastal Commission (CCC)
Staff has engaged with the CCC staff on the proposed code amendments to solicit their input and guidance on the Omnibus Zone Text Amendments. A copy of the draft LCP amendments was sent to the CCC staff for their review on July 7, 2026, and on September 24, 2026. Should the City Council adopt the ordinance, staff will forward the LCP amendments to the CCC to seek CCC certification of the amendments.
ENVIRONMENTAL REVIEW:
The project has been reviewed for compliance with the California Environmental Quality Act (CEQA) and determined to be exempt from further review, as described in Section 4 of the attached ordinance.
PUBLIC OUTREACH:
On July 8, 2026, the Planning Commission conducted a duly noticed public hearing. A notice related to the July 8, 2026 public hearing was posted at City Hall and other City locations, and published in The Beach Reporter on June 25, 2026. A notice related to this public hearing was posted at City Hall and other City locations, and published in The Beach Reporter on September 24, 2026. As of the writing of this report, staff has received no comments.
LEGAL REVIEW:
The City Attorney has reviewed this report and determined that no additional legal analysis is necessary.
ATTACHMENTS:
1. Ordinance No. 26-0012
a. Exhibit A: Clean MBMC Version
b. Exhibit B: Clean MBLCP Version
2. Link to the July 8, 2026, Planning Commission Staff Report
3. Draft Code Amendments: MBMC and MBLCP (Redline Version)
4. Diagrams related to code amendments
5. PowerPoint Presentation