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 Omnibus Zone Text Amendments to the Manhattan Beach Municipal Code and Manhattan Beach Local Coastal Program to Clarify Existing Regulations, Ensure Internal Consistency, and Maintain Compliance with State Laws le
Body
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RECOMMENDATION:
Staff recommends that the Planning Commission (1) conduct a public hearing; and (2) adopt Resolution No. PC 26-XX, recommending that the City Council approve the Omnibus zone text amendments to the Manhattan Beach Municipal Code (MBMC) and the Manhattan Beach Local Coastal Program (MBLCP), and determining that the proposed amendments are exempt from the California Environmental Quality Act.
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 the Omnibus zone text amendments is to address items in this third category.
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)
Staff intends to prepare omnibus code amendments as a regularly recurring work effort to address general MBMC and MBLCP maintenance needs.
DISCUSSION:
Draft Code Amendments
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 is provided below, and a strikethrough/underline copy of the MBMC and MBLCP amendments can be found in Attachment 2 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 3)
- 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 of related to 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 3.)
- 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 3) 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 nomenclature used and understood by the public and City staff and included on 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.
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 current practice. Additionally, new standards for mechanical equipment are proposed to address underground pool vaults and establish clear setback requirements that are 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 the public health, safety, and general welfare, while furthering overarching policies related to development within 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 August 4, 2026). Should the City Council adopt the proposed code amendments, staff will be authorized to submit the MBLCP amendments to the California Coastal Commission (CCC) for certification. While the amendments to the MBMC would become effective 30 days after adoption by the City Council, the amendments to the MBLCP would not take effect until receipt of certification from the CCC.
ENVIRONMENTAL REVIEW:
The project qualifies for a Categorical Exemption from the California Environmental Quality Act (CEQA) pursuant to Sections 15301 (Existing Facilities), 15303 (New Construction or Conversion of Small Structures), and 15305 (Minor Alterations in Land Use Limitations) of the State CEQA Guidelines, as described below:
• CEQA Guidelines Section 15301 (Existing Facilities) applies to the proposed amendments to MBMC Section 10.04.030 and MBLCP Section A.04.030 (Definitions), MBMC Section 10.12.030 and MBLCP Section A.12.030 (Property development regulations: RS, RM, and RH districts), the swimming pools and hot tubs portion of MBMC Section 10.52.050 and MBLCP Section A.52.050 (Accessory Structures), and MBMC Section 10.84.120 (Minor exceptions). These amendments serve to clarify existing definitions and development standards that apply to existing facilities that result in negligible or no expansion of those facilities.
• CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures) also applies to the proposed amendments to MBMC Section 10.04.030 and MBLCP Section A.04.030 (Definitions), and MBMC Section 10.12.030 and MBLCP Section A.12.030 (Property development regulations: RS, RM, and RH districts), as well as the entirety of the amendments to MBMC Section 10.52.050 and MBLCP Section A.52.050 (Accessory Structures). These amendments are applicable to the calculation of building ratios, setbacks, height, and small structure placement on parcels when new construction of single-family residences, duplexes, small apartment projects (less than six units), utility extensions, swimming pools, fences, and hedges are proposed.
• CEQA Guidelines Section 15305 (Minor Alterations in Land Use Limitations) applies to the amendments to MBMC Section 10.52.040 and MBLCP Section A.52.040 (Religious assembly yard requirements), as well as the utility cabinets portion of MBMC Section 10.52.050 and MBLCP Section A.52.050 (Accessory structures). These amendments establish minor changes in development standards for religious assembly uses to be consistent with other similarly situated uses and allow utility cabinets immediately adjacent to the public right-of-way in instances where placement in the public right-of-way is not possible.
Additionally, the proposed amendments to MBMC Section 10.01.060 (Applicability of land use and development regulations), and MBMC Chapter 10.68 (Nonconforming uses and structures) are covered by the common sense exemption established by CEQA Guidelines Section 15601(b)(3), which exempts projects that can be seen with certainty to have no possible significant effect on the environment. These proposed amendments make changes to text and graphics for consistency purposes only, and have no impact on policy, code interpretation, applicability, or physical changes to the environment.
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 June 25, 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 exempt from CEQA.
ATTACHMENTS:
1. Draft Resolution
a. Exhibit A: Amended Manhattan Beach Municipal Code (Clean Version)
b. Exhibit B: Amended Manhattan Beach Local Coastal Program (Clean Version)
2. Draft Code Amendments: MBMC and MBLCP (Redline Version)
3. Diagrams related to code amendments