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
Study Session to Consider Code 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 conduct a study session to discuss proposed code amendments to implement programs outlined in the 6th Cycle Housing Element (2021-2019) and provide input to staff.
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 establish the Residential Overlay District. In April 2025, code amendments to implement five other 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
DISCUSSION:
Intent of Code Amendments
Since 2017, several bills have been signed into law that provide HCD with greater enforcement authority to hold jurisdictions accountable to better address the housing crisis. This includes the authority to review the City’s actions to implement Housing Element programs within the timeframe specified in the document. As such, implementation of the adopted Housing Element programs is not optional and is required pursuant to state law to avoid, among other things, penalties, litigations, loss of permitting authority, and revocation of a certified Housing Element.
The objective of the Housing Element programs being addressed through the current set of amendments to the Manhattan Beach Municipal Code (MBMC) and Manhattan Beach Local Coastal Program (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 law requirements and 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, where additional modifications have been identified 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, 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 the 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 10.12.030 (Property Development Regulations: RS, RM, and RH Districts)
• MBMC Section 10.16.020/MBLCP Section 10.16.020 (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 10.56.090/MBLCP A.56.070 (Low Barrier Navigation Center)
• 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 Chapter 10.85/MBLCP Chapter A.85 (Reasonable Accommodation)
• New - MBMC Section 10.60.170/MBLCP Section A.60.170 (Manufactured Homes)
• New - MBMC Section 10.60.180/MBLCP Section A.60.180 (By-right supportive Housing)
• 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 amendments can be found as Attachment A to this report. (A strikethrough/underline copy of the MBLCP amendments will be provided prior to the public hearing at which they will be considered.)
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 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 also required making further amendments. As such, this updated ADU ordinance includes modifications to ensure consistency per HCD’s review and recent state law requirements.
Includes modifications to: MBMC Section 10.04.030 (Definitions), MBMC Chapter 10.74 (Accessory Dwelling Units), MBMC Section 10.12.030 (Property Development Regulations: RS, RM, and RH Districts)
2. Permit manufactured homes in all zoning districts that allow housing
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 are 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 commercial and mixed-use zones which already allow for 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.
Includes the addition of MBMC 10.60.170 (Manufactured Homes)
3. Eliminate regulations for 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 under common ownership where the existing dwelling unit was demolished for the sole purpose of developing the 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 from being demolished to accommodate a detached accessory structure and conserve the City’s existing housing stock.
Includes modification to MBMC Section 10.52.050 (Accessory Structures)
4. Streamline reasonable accommodation procedures
The City’s procedures related to requests for reasonable accommodations 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 have been removed and referrals to the Planning Commission for discretionary reviews would be eliminated. 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.
Includes Modification to MBMC Chapter 10.85 (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, 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. Specifically, emergency shelters would remain a by-right use in the Public and Semipublic District and Industrial Park zones, with updated parking regulations and removal of application fees. Supportive housing would be established as a by-right residential use in multifamily and mixed-use zones, and low barrier navigation centers would be defined and permitted by-right in mixed-use and non-residential zones allowing multifamily uses. Additionally, residential care facilities serving seven or more persons would be allowed in additional residential zones with objective and specific Use Permit findings to improve predictability.
Includes Modifications to: MBMC Section 10.08.030 (Residential Use Classifications), MBMC Section 10.08.040 (Public and Semipublic Use Classifications), MBMC Section 10.12.020 (Land Use Regulations: RS, RM, RH, RPD, and RSC districts), MBMC Section 10.16.020 (CL, CC, CG, CD, and CNE districts: land use regulations), MBMC Chapter 10.56.080 (Emergency Shelters), MBMC Section 10.56.090 (Low Barrier Navigation Center), and MBMC Section 10.64.030 (Off-street parking and loading spaces required),
Includes the addition of MBMC Section 10.60.180 (By-Right Supportive Housing)
NEXT STEPS:
Subsequent to this study session, staff will finalize the draft code amendment language to address input provided by the Planning Commission and bring it back to the Commission for consideration at a future meeting (tentatively scheduled for March 25, 2026). At that time, the Planning Commission will be asked to adopt a resolution making a recommendation to the City Council regarding the draft amendments. It is anticipated that the City Council will consider the proposed amendments at a duly noticed hearing this spring or summer. 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. 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. The City will submit a copy of the Ordinance to HCD if the City Council adopts an amended ADU Ordinance.
As previously noted, HCD now closely monitors local jurisdictions to ensure that they are in compliance with their certified Housing Element. In addition, there are several consequences that may arise if the Housing Element programs are not implemented in a timely manner. As the deadline to implement the programs contained in this report are already past due, it is crucial to make progress and demonstrate the City’s commitment to implement them.
ENVIRONMENTAL REVIEW:
The activity, a study session by the Planning Commission, is not a “project” as defined under Section 15378 of the California Environmental Quality Act (CEQA) guidelines; therefore, the activity is not subject to CEQA pursuant to CEQA Guidelines Section 15060(c)(3).
PUBLIC OUTREACH:
The noticing related to this study session 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 February 12, 2026. As of the writing of this report, staff has received no comments.
CONCLUSION:
Staff recommends that the Planning Commission conduct a study session, accept public comments, and provide input related to the proposed code amendments.
ATTACHMENT/ATTACHMENTS:
A. Draft Code Amendments: MBMC Title 10 (Redline Version)
B. Draft Code Amendments: MBMC Title 10 (Clean Version)
C. 6th Cycle Housing Element Programs 1, 17, 23, 25, 28