TO:
Honorable Planning Commission Chair and Commissioners
THROUGH:
Masa Alkire, Community Development Director
FROM:
Adam Finestone, Planning Manager
Jaehee Yoon, Senior Planner
Maricela Guillean, Associate Planner
SUBJECT:Title
Consideration of Zone Text Amendments to the Manhattan Beach Municipal Code and Manhattan Beach Local Coastal Program to Implement Programs Outlined in the City’s 6th Cycle Housing Element
Body
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RECOMMENDATION:
Staff recommends that the Planning Commission (1) conduct a public hearing; and (2) adopt Resolution No. PC-XX, recommending that the City Council approve zone text amendments to the Manhattan Beach Municipal Code (MBMC) and Manhattan Beach Local Coastal Program (MBLCP), and determine the proposed amendments are statutorily exempt from the California Environmental Quality Act (CEQA).
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 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 relevancy 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 accessory dwelling units (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 publicly noticed study session on February 25, 2026, to discuss the proposed zone text amendments. The staff report from that study session is attached as Attachment B to this report. During the study session, the Planning Commission requested that additional development standards for manufactured housing be considered and presented at a subsequent meeting. The Commission also requested clarification on licensing and operational requirements for supportive and transitional housing. Additional information on these topics are provided in the Discussion section of this report.
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
Accessory Dwelling Units (ADUs) help meet the City’s housing need for households of all income levels. 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 adopted ADU ordinance, which identified additional modifications required to comply with state laws. It should be noted that this program is intended to update the ADU ordinance as necessary throughout the planning period to conform with ongoing changes to recent state housing laws.
Program 17: Manufactured Housing
Existing regulations pertaining to manufactured homes require amendments to ensure consistency with state law to allow a variety of housing types in the same manner and zones as conventionally constructed (‘stick-built’) single-family homes. This program would allow manufactured homes to be built in all zoning districts that allow for single-family structures and supplement the section with regulations on mobile home parks to comply with state law.
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 the development of oversized single-family homes across two parcels that are out of scale with surrounding areas while ensuring that development practices do not 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 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 C 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 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. In addition, new state law related to ADUs went into effect since that time which require further amendments. As such, this subsequent ADU ordinance update includes modifications to ensure consistency per HCD’s review and recent state law requirements.
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 and cannot be proposed as an additional unit or an ADU on a developed lot. 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.
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 manufactured homes section of the code would be amended to 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 California Gov. 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. The Building & Safety Division ensures manufactured homes have appropriate certification from Housing and Urban Development (HUD) and no modifications are done that may compromise a manufactured home’s certification status.
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.
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 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 certain properties to acquire adjacent parcels to create common ownership where the existing dwelling unit was demolished for the sole purpose of developing the adjacent parcel with a detached accessory structure. To mitigate the potential loss of residential development capacity on a parcel with a detached accessory structure, this specific provision would be eliminated. By doing so, this amendment would help prevent the loss of housing units resulting from demolition intended to accommodate a detached accessory structure, and would assist in conserving the City’s existing housing stock.
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, applicable fees were eliminated by the City Council through adoption of an updated user fee schedule in April 2025. The proposed code amendment under consideration at this time would eliminate discretionary review and 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.
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.
Ø Emergency shelters are currently defined and regulated in the code and would remain a by-right use in the Public and 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.
Ø Supportive housing is generally a long-term housing solution which 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.
Ø 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.
Ø 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.
Ø 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.
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 code sections previously modified as part of the Housing Element-related code amendments adopted in April 2025. One of the amendments is related to an unintentionally omitted residential land use allowance for SB 9 unit developments, which allow up to two residential units on a single lot in single-family (RS) zones, consistent with state law. The amendment which established this land use allowance was adopted through a prior ordinance 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 correct internal MBMC and MBLCP references established by the code amendments adopted in April 2025, and to require recordation of an affordable housing agreement for density bonus apartment projects prior to the issuance of a certificate of occupancy for the project rather than issuance of a building permit. (Recordation of the affordable housing agreement will still be required prior to recordation of a final map for condominium projects.)
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 overarching policies pertaining to residential development in the Coastal Zone.
NEXT STEPS:
The Planning Commission’s recommendation on the proposed zone text amendments will be forwarded to the City Council for their consideration (tentatively scheduled for May 5, 2026). Should the City Council approve the proposed code amendments, they will authorize staff to submit the MBLCP amendments to the California Coastal Commission (CCC) for certification. While the amendments to the MBMC will become effective 30 days after adoption by the City Council, the amendments to the MBLCP will take effect after receiving certification from the CCC. In addition, 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. As such, the City will submit a copy of the ADU Ordinance to HCD upon the City Council’s adoption of the amendments.
HCD now closely monitors local jurisdictions to ensure that they are in compliance with the provisions contained in their certified Housing Element. There are significant consequences that may arise if the Housing Element programs are not implemented in a timely manner, including decertification of the Housing Element. As the deadline to implement the programs contained in this report has already past, it is crucial to make progress and demonstrate the City’s commitment to implement them.
ENVIRONMENTAL REVIEW:
The City has reviewed the proposed amendments (the “Project”), which were contemplated in the environmental analysis of the City’s adopted Housing Element, for compliance with the California Environmental Quality Act (CEQA) and has determined that the Project qualifies for a newly-established statutory exemption pursuant to Section 21080.085 of the Public Resources Code. This exemption states that CEQA does not apply to zone text amendments that implement the schedule of actions contained in an approved Housing Element pursuant to subdivision (c) of Section 65583 of the Government Code. Because this Project implements five programs outlined in the City’s certified Housing Element, it qualifies for this exemption and no further environmental review is necessary.
PUBLIC OUTREACH:
A notice related to this public hearing was posted at City Hall and other City locations, and published in The Beach Reporter on March 12, 2026. However, based on further review, additional code amendment modifications were needed, and the item was cancelled and rescheduled for the April 8, 2026, Planning Commission meeting. Additional noticing 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 March 26, 2026. As of the writing of this report, staff has received no comments.
CONCLUSION:
Staff recommends that the Planning Commission conduct the public hearing and adopt Resolution No. PC-XX, recommending City Council adoption of the proposed zone text amendments to the MBMC and MBLCP, and determine the amendments are statutorily exempt from CEQA.
ATTACHMENT/ATTACHMENTS:
A. Draft Resolution
- Exhibit A: Amended MBMC (Clean Version)
- Exhibit B: Amended MBLCP (Clean Version)
B. Link to the February 25, 2026, Planning Commission Staff Report
C. Draft Code Amendments: MBMC and MBLCP (Redline Version)
D. 6th Cycle Housing Element Programs 1, 17, 23, 25, 28