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 the Manhattan Beach Local Coastal Program to Implement Programs Outlined in the City's 6th Cycle Housing Element and Making a Determination of Exemption Pursuant to the California Environmental Quality Act (No Budget Impact) (Community Development Director Alkire)
(Estimated Time: 30 Mins.)
A) CONDUCT PUBLIC HEARING
B) INTRODUCE ORDINANCE NO. 26-0009
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 and the Manhattan Beach Local Coastal Program to implement programs outlined in the City’s 6th Cycle Housing Element.
EXECUTIVE SUMMARY:
On September 23, 2022, the Manhattan Beach City Council amended the Manhattan Beach General Plan by adopting the 6th Cycle Housing Element Update (Housing Element). A part of the Housing Element includes a number of programs that must be implemented to facilitate additional housing opportunities across all income levels in the City. The proposed zone text amendments included in Ordinance No. 26-0009 implement these programs and ensure compliance with various State housing laws. Specifically, the code amendments to the Manhattan Beach Municipal Code (MBMC) and the Manhattan Beach Local Coastal Program (MBLCP) are related to Accessory Dwelling Units (ADUs), Manufactured Housing, Reasonable Accommodation, and the permitting of Specialized Housing Types. It is important to note that the timely implementation of programs contained within the Housing Element is mandatory under State law to avoid, among other things, penalties, litigation, loss of permitting authority, and potential revocation of a certified Housing Element.
FISCAL IMPLICATIONS:
There are no fiscal implications associated with the recommended action.
BACKGROUND:
State law requires each local jurisdiction to update its Housing Element every 8 years. In September 2022, the City Council adopted the City’s 6th Cycle Housing Element. In July 2023, the California Department of Housing and Community Development (HCD) certified the Housing Element, affirming that the final version is in compliance with State housing laws. The certified Housing Element contains 31 programs that were vetted by HCD and must be implemented during the 6th Cycle planning period (2021-2029) to further the goals stated in the document and maintain its certified status.
Due to the extensive nature of work involved, programs that require code amendments have been grouped into phases depending on priority and relevance to other programs. In March 2023, the City Council adopted the first set of code amendments to implement two programs in the City’s 6th Cycle Housing Element, which established the Residential Overlay District. In April 2025, code amendments to implement five additional programs were adopted related to ADUs, affordable housing streamlining, density bonus, lot consolidation incentives, and multifamily/mixed-use development standards.
The purpose of the proposed code amendments outlined in this report are also part of the City’s obligation to implement, in part, the following Housing Element programs:
• Program 1: Accessory Dwelling Units
• Program 17: Manufactured Housing
• Program 23: Preserving Housing Capacity
• Program 25: Reasonably Accommodate Housing for Persons with Physical and Developmental Disabilities
• Program 28: Specialized Housing Types to Assist Persons with Special Needs
The Planning Commission conducted a study session on February 25, 2026, to discuss the proposed zone text amendments. The staff report from that study session is attached as Attachment 3 to this report. On April 22, 2026, the Planning Commission conducted a duly noticed public hearing and adopted Resolution No. PC 26-02, recommending that the City Council adopt an ordinance amending the MBMC and MBLCP, as proposed (Attachment 2). At the meeting, the Commission requested that additional context be included in this report outlining various questions and concerns discussed during both the Planning Commission study session and public hearing meetings. Accordingly, the ‘Discussion’ section of this report includes a summary of the Planning Commission's input on each relevant topic discussed.
On June 2, 2026, The City Council opened the public hearing, then continued the public hearing to the June 16, 2026 regular City Council meeting.
DISCUSSION:
Intent of Code Amendments
The objectives of the Housing Element programs being addressed through the current set of amendments to the MBMC and MBLCP are outlined below:
Program 1: Accessory Dwelling Units
This program recognizes that ADUs help meet the City’s housing needs for all income levels and commits the City to updating local ADU regulations as necessary to conform with ongoing changes to State housing laws. Consistent with this program, the proposed amendments to the City’s ADU ordinance are driven by new State laws and are subject to HCD’s review to ensure full compliance. The most recent update to the City’s ADU ordinance was adopted as part of the last round of Housing Element zone text amendments in April 2025. This subsequent update is based on HCD’s review of the City’s adopted ADU ordinance, which identified additional modifications required to comply with State laws.
Program 17: Manufactured Housing
This program identifies that the City’s existing regulations pertaining to manufactured homes require amendments to ensure consistency with State law. To comply with State law, the draft ordinance includes provisions that allow manufactured homes to be built in all zoning districts that allow conventionally constructed (‘stick-built’) single-family homes and adds regulations for mobile home parks with a use permit.
Program 23: Preserving Housing Capacity
This program is intended to preserve the City’s overall housing stock by prohibiting the development of a detached accessory structure on a parcel that is adjacent to another parcel under the same ownership that contains a primary residence. The proposed amendment aims to discourage oversized single-family development across two parcels that are out of scale with the surrounding areas and result in a net loss of residential capacity.
Program 25: Reasonably Accommodate Housing for Persons with Physical and Developmental Disabilities
To ensure compliance with the federal Fair Housing Act, proposed amendments are intended to remove regulatory barriers, promote equal access to housing, and support residential developments that can reasonably accommodate the needs of people with disabilities. The intent is to promote fairness, clarity, and consistency in decision-making while minimizing procedural obstacles.
Program 28: Specialized Housing Types to Assist Persons with Special Needs.
Amendments associated with this program reduce regulatory barriers by streamlining the review process for special housing types that include emergency shelters, transitional and supportive housing, low barrier navigation centers, and residential care facilities. It does so by modifying and clarifying applicable standards to ensure these housing types are permitted and processed in a manner consistent with State law.
Draft Code Amendments
As noted above, amendments to the MBMC and MBLCP are necessary to comply with State housing laws and implement, in part, the referenced programs contained in the City’s certified Housing Element. This is achieved through proposed amendments which are intended to clarify, refine, and supplement existing regulations in the following sections and/or chapters:
• MBMC Section 10.04.030/MBLCP Section A.04.030 (Definitions)
• MBMC Section 10.08.030/MBLCP Section A.08.030 (Residential Use Classifications)
• MBMC Section 10.08.040/MBLCP Section A.08.040 (Public and Semipublic Use Classifications)
• MBMC Section 10.12.020/MBLCP Section A.12.020 (Land Use Regulations: RS, RM, RH, RPD, and RSC Districts)
• MBMC Section 10.12.030/MBLCP Section A.12.030 (Property Development Regulations: RS, RM, and RH Districts)
• MBMC Section 10.16.020/MBLCP Section A.16.020 (CL, CC, CG, CD, and CNE Districts: Land Use Regulations)
• MBMC Section 10.52.050/MBLCP Section A.52.050 (Accessory Structures)
• MBMC Section 10.56.080/MBLCP Section A.56.060 (Emergency Shelters)
• MBMC Section 10.64.030/MBLCP Section A.64.030 (Off street parking and loading spaces required)
• MBMC Chapter 10.74/MBLCP Chapter A.74 (Accessory Dwelling Units)
• MBMC Section 10.84.065/MBLCP Section A.84.065 (Precise Development Plan)
• MBMC Section 10.84.120 (Minor Exceptions)
• MBMC Chapter 10.85/MBLCP Chapter A.85 (Reasonable Accommodation)
• MBMC Section 10.94.010/MBLCP Section A.94.010 (General Affordable Housing Provisions)
• MBMC Section 10.94.060/MBLCP Section A.94.060 (Administration)
• New - MBMC Section 10.56.090/MBLCP A.56.070 (Low Barrier Navigation Center)
• New - MBMC Section 10.60.170/MBLCP Section A.60.170 (Manufactured Homes)
• New - MBMC Section 10.60.180/MBLCP Section A.60.180 (Supportive Housing)
• Repeal - MBLCP Section A.52.060 (Accessory Dwelling Units)
• Repeal - MBMC Section 10.52.100/MBLCP Section A.52.090 (Manufactured Homes)
Proposed amendments to the MBLCP are similar in nature to those contained in the MBMC, as the provisions generally mirror each other. A high-level summary of the amendments to the various sections and/or chapters is provided below, and a strikethrough/underline copy of the MBMC and MBLCP amendments can be found as Attachment 4 to this report.
1. Update ADU regulations to incorporate HCD input and recent State ADU law
Local jurisdictions are required to submit their adopted ADU ordinance for HCD’s review within 60 days of adoption to ensure compliance with State law. After the adoption of the City’s updated ADU ordinance in April 2025, a copy was submitted to HCD, and comments were received in July 2025 that required further amendments to bring the local regulations into compliance with state ADU law. The State has made further changes to ADU regulations since the City received HCD’s comments. As such, this ADU ordinance update includes modifications to ensure consistency with HCD’s review and the recent State ADU law amendments.
The Planning Commission raised concerns over allowing two ADUs on a lot as it appeared to be more permissive than state ADU laws and questioned whether a minimum lot size requirement may be included. Staff reviewed this question and reported to the Planning Commission that the amendments to the ADU Ordinance are consistent with HCD guidance that local jurisdictions must allow for two ADUs on properties with a single-family home per SB 543. A new local provision requiring a minimum lot size would be more restrictive and therefore inconsistent with State law. Therefore, no draft ordinance modifications were made to require a minimum lot size to accommodate two ADUs. Staff also reported that there has been a steady increase in the number of building permits issued for ADUs and Junior ADUs in recent years, driven by continuous updates to State ADU laws.
Related modifications are proposed to: MBMC Section 10.04.030/MBLCP Section A.04.030 (Definitions), MBMC Chapter 10.74 (Accessory Dwelling Units), MBMC Section 10.12.030/MBLCP Section A.12.030 (Property Development Regulations: RS, RM, and RH Districts), and MBMC Section 10.84.120 (Minor Exceptions); also includes the addition of MBLCP Chapter A.74 (Accessory Dwelling Units) and the repeal of MBLCP Section A.52.060 (Accessory Dwelling Units)
2. Permit manufactured homes in all zoning districts that allow single-family residences
Currently, manufactured homes are only permitted in residential zoning districts. The City’s existing regulations on manufactured homes would be updated to clarify that they would be treated and permitted in the same manner as other single-family residences. Specifically, proposed amendments include clarifying that manufactured housing would be treated as a single-family use and allowed in all zones where single-family residences are permitted, including some commercial and mixed-use zones, which already allow for single-family residential uses. In addition, State law requires that local jurisdictions allow mobile home parks on all land planned and zoned for residential land use through a Use Permit. To comply with the requirement, a definition has been added for mobile home parks to identify that all zoning districts allowing residential land use would allow for such with a Use Permit.
The Planning Commission discussed a variety of concerns related to the maintenance and structural integrity of manufactured homes, as well as the removal of the existing certificate of compatibility requirement outlined in MBMC Section 10.60.170/MBLCP Section A.60.170. The proposed amendments related to manufactured homes would remove the certificate of compatibility requirement and other special requirements that do not apply to conventional single-family homes in order to comply with State law. This is because Government Code Section 65852.3 requires that manufactured homes be subject only to the same development standards that apply to conventional single-family residential dwellings, including, but not limited to, building setback requirements, standards for enclosures, access and vehicle parking, aesthetic requirements, and minimum and maximum square footage requirements. State law further specifies that any architectural requirements imposed on manufactured homes must be limited to roof overhang, roofing material, and siding material. Notwithstanding, certain design criteria related to compatible design and appearance have been retained without requiring a certificate of compatibility. Furthermore, manufactured homes must still obtain permits for foundation work, utility hookups, zoning verification, and transportation and installation. It should also be noted that the Building & Safety Division ensures manufactured homes have appropriate certification from the United States Department of Housing and Urban Development (HUD) and that no modifications are made that may compromise a manufactured home’s certification status.
Includes the addition of MBMC 10.60.170/MBLCP Section A.60.170 (Manufactured Homes)
3. Eliminate regulations allowing detached accessory structures on contiguous parcels
The City’s municipal code currently allows contiguous residential parcels to be developed as a single site without formal lot consolidation when one parcel is developed only with a detached accessory structure (e.g., guest house, garage, pool, spa, deck or patios; excluding ADUs). This has allowed property owners to hold adjacent parcels under common ownership to develop a single-family home on one parcel and develop the adjacent parcel with a detached accessory structure for use by the same property owner. To mitigate the potential loss of residential development capacity on a parcel with a detached accessory structure, this specific provision would be eliminated. This amendment would help prevent the loss of housing units in the City.
Related modifications are proposed to MBMC Section 10.52.050/MBLCP Section A.52.050 (Accessory Structures)
4. Streamline reasonable accommodation procedures
The City’s procedures related to requests for reasonable accommodation are outlined in MBMC Chapter 10.85 and MBLCP Chapter A.85. Reasonable accommodation is a process that is available in circumstances where the strict application of existing zoning regulations would preclude the use and enjoyment of a residential dwelling by persons with disabilities. To comply with current Fair Housing Laws and streamline the application process, the City Council eliminated applicable fees by adopting an updated user fee schedule in April 2025. The proposed ordinance eliminates referral of reasonable accommodation requests to the Planning Commission. Instead, all requests would be reviewed and granted directly by the Community Development Director. Additional provisions are included, such as ensuring objective criteria are used to process the request, and appropriate terms and conditions are met in the covenant requirements.
The Planning Commission expressed a desire to maintain discretionary review over reasonable accommodation requests; however, staff explained that the change to limit the review and approval to the Director is required to comply with Fair Housing Laws.
Related modifications are proposed to MBMC Chapter 10.85/MBLCP Chapter A.85 (Reasonable Accommodations)
5. Update regulations for special housing types
This program reduces regulatory barriers by streamlining the review process for special housing types that include emergency shelters, supportive housing, transitional housing, low barrier navigation centers, and residential care facilities. The proposed amendments update and clarify applicable regulations to ensure specialized housing types are permitted and processed in a manner consistent with state law.
• Emergency shelters are currently defined and regulated in the code and would remain a by-right use in the Public/Semipublic District and Industrial Park zones. In addition, updated parking regulations consistent with State law are proposed. Similar to requests for reasonable accommodation described above, the City Council eliminated fees for emergency shelter applications last year.
• Supportive housing is generally a long-term housing solution that can provide medical or mental health services that would require State licensing or certification. Supportive housing is currently defined in the code; however, the definition has been modified, and standards have been proposed to comply with State law. In addition, supportive housing has been added as a by-right use in residential and non-residential zones allowing multifamily uses.
• Transitional housing is currently defined in the code and is permitted as a residential use subject to the same regulations and procedures that apply to other residential uses of the same type in the same zone. The residential and commercial land use regulation tables have been updated to include transitional housing for clarity.
• A low barrier navigation center is a newly defined use and generally provides short-term housing to help coordinate assistance for individuals seeking permanent housing and associated services. Licensing from the State may be required if certain medical or mental health services are offered. Low barrier navigation centers would be permitted by-right in mixed-use and non-residential zones allowing multifamily uses.
• Residential care facilities serving seven or more persons are currently defined and permitted via a Use Permit process in certain multi-family and commercial zones. In order to comply with state law, this use would be allowed in additional residential zones with objective and specific Use Permit findings to improve predictability. Residential care facilities are licensed by the California Department of Social Services as they provide non-medical care, supervision, and assistance with activities of daily living for residents who require personal care and support.
The Planning Commission discussed whether specialized housing types, such as supportive housing, residential care (general), and day care centers, could be restricted to a limited number of zones, similar to emergency shelters, rather than allowing them in residential zoning districts. Public safety concerns were also discussed in the context of these specialized housing types. Staff explained that the proposed code amendments are intended to fulfill obligations under the City’s 6th Cycle Housing Element and are not more permissive than State law requirements. Further, staff noted that all specialized housing types are subject to State and Building and Safety Division permitting requirements to address public health and safety concerns.
Related modifications are proposed to: MBMC Section 10.08.030/MBLCP Section A.08.030 (Residential Use Classifications), MBMC Section 10.08.040/MBLCP Section A.08.040 (Public and Semipublic Use Classifications), MBMC Section 10.12.020/MBLCP Section A.12.020 (Land Use Regulations: RS, RM, RH, RPD, and RSC districts), MBMC Section 10.16.020/MBLCP Section A.16.020 (CL, CC, CG, CD, and CNE districts: land use regulations), MBMC Chapter 10.56.080/MBLCP Section A.56.060 (Emergency Shelters), MBMC Section 10.56.090/MBLCP A.56.070 (Low Barrier Navigation Center), and MBMC Section 10.64.030/ MBLCP Section A.64.030 (Off-street parking and loading spaces required); also includes the addition of MBMC Section 10.60.180/MBLCP Section A.60.180 (Supportive Housing)
6. Code Clarification and Clean Up
While preparing the draft code amendments under consideration at this time, staff identified several minor modifications needed to ‘clean up’ previously modified code sections or clarify previously adopted provisions. One of the amendments is related to an omitted residential land use allowance for SB 9 unit developments, which allow up to two residential units on a lot zoned for single-family residential (RS), consistent with State law. The amendment establishing this land use allowance was adopted in 2023 (Ord. No. 23-0014); however, the modification to the land use table in Chapter 10.12 of the MBMC was inadvertently omitted from a subsequent ordinance that amended the same code section. The current proposed language corrects this oversight by reinstating SB 9 unit developments as an allowable residential use, ensuring consistency with earlier regulations and state requirements. This is a clean-up item and does not establish new policy.
Additional minor amendments are proposed to the density bonus ordinance adopted in April 2025, to correct a typo and clarify the timing of the affordable housing agreement recordation requirement. Specifically, projects proposing density bonus units would be required to record the affordable housing agreement prior to the issuance of a certificate of occupancy rather than the issuance of a building permit. (Recordation of the affordable housing agreement for condominium projects will continue to be required prior to recordation of a final map.)
Related modifications are proposed to: MBMC Section 10.12.020/MBLCP Section A.12.020 (Land Use Regulations: RS, RM, RH, RPD, and RSC Districts), MBMC Section 10.84.065/MBLCP Section A.84.065 (Precise Development Plan), MBMC Section 10.94.010/MBLCP Section A.94.010 (General Affordable Housing Provisions), and MBMC Section 10.94.060/MBLCP Section A.94.060 (Administration).
General Plan, MBMC and MBLCP Consistency
Staff has determined that the proposed zone text amendments are consistent with the City’s General Plan, MBMC Title 10 (Planning and Zoning), and the MBLCP, in that they uphold, and do not hinder, the purpose, goals, and policies of those documents. Specifically, the proposed zone text amendments serve to implement programs in the Housing Element that incentivize and streamline development of a variety of housing types; protect and promote public health, safety, and general welfare; and further the overarching policies pertaining to residential development in the Coastal Zone.
California Coastal Commission (CCC) and HCD
Staff has engaged with the CCC on the proposed code amendments to solicit their input and guidance on implementing the Housing Element programs in the Coastal Zone. A copy of the draft LCP amendments was sent to the CCC for their review on April 3, 2026. Staff has also submitted the draft ADU Ordinance (MBMC Chapter 10.74/MBLCP Chapter A.74) to HCD to receive initial feedback on May 4, 2026. HCD received the submittal; however, waived the review since the City met HCD's obligation at this time. Should the City Council take the recommended action, staff will forward the adopted ordinance to the CCC for their review and incorporation into the LCP.
PUBLIC OUTREACH:
The Planning Commission conducted a study session on February 25, 2026, to discuss the proposed zone text amendments. On April 22, 2026, the Planning Commission conducted a duly noticed public hearing. A notice related to the June 16, 2026 public hearing was sent to all interested parties who were part of the 6th Cycle Housing Element Update process, posted at City Hall and other City locations, and published in The Beach Reporter on May 21, 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. 26-0009
a. Exhibit A: Clean MBMC Version
b. Exhibit B: Clean MBLCP Version
2. Link to the April 22, 2026, Planning Commission Staff Report
3. Link to the February 25, 2026, Planning Commission Staff Report
4. Draft Code Amendments MBMC and MBLCP (Redline Version)
5. 6th Cycle Housing Element Programs 1,17, 23, 25, and 28
6. PowerPoint Presentation