Manhattan Beach City Council
February 1, 2022

6TH CYCLE

HOUSING ELEMENT
(2021-2029)
DRAFT FOR ADOPTION—JANUARY 2022

CITY OF MANHATTAN BEACH
38 North Marengo Avenue
Pasadena, CA 91101
626.204.9800 | dudek.com

Table of Contents
1 Introduction ............................................................................................................................. 1 2 Housing Element Organization ................................................................................................ 2 3 Public Engagement .................................................................................................................. 3 4 General Plan Consistency ........................................................................................................ 4 5 Goals and Policies .................................................................................................................... 5 6 Program Implementation ........................................................................................................ 7 Appendices
Appendix A: 5th Cycle Review
Appendix B: Needs Assessment
Appendix C: Constraints and Zoning Analysis
Appendix D: Affirmatively Furthering Fair Housing
Appendix E: Sites Analysis and Inventory
Appendix F: Community Engagement Summary
Page | 1 City of Manhattan Beach 6th Cycle Housing Element Housing Element
1 Introduction
The Housing Element of the General Plan addresses the
comprehensive housing needs in Manhattan Beach for
the 8-year planning period (2021–2029). It provides an
analysis of the local housing needs for all income levels, details barriers to providing needed housing, and
identifies a set of strategies for meeting the housing need within the planning period. Housing Elements are one of seven required components of a General Plan and are
guided by State law, which requires local governments to update their Housing Elements every 8 years. This is the 6th update to the City of Manhattan Beach (City) Housing Element (6th Cycle).

Recent amendments to housing and planning laws aim to address California’s housing shortage, placing a substantial number of new requirements for the 6th Cycle Housing Element. Housing in California has become some of the most expensive in the nation, ranking 49th out of 50 states in homeownership rates and the supply of housing per capita. Only one-half of California’s households are able to afford the cost of housing in their local regions.1 Every county and city across the State is required by law to adequately plan for their fair share of needed housing.

The City must adequately plan for its existing and projected housing needs, including its share of the Regional Housing Needs Allocation (RHNA), as identified by the State with input from the Southern California Association of Governments and local cities and counties. Although the City is not required to build housing, the State requires each local government to demonstrate where housing can reasonably be expected to be added
within this cycle and how the City will facilitate and
incentivize its production. As identified by the 6th
Cycle RHNA, the City must plan for 774 housing
units, which are further broken down by income
level.
1 Government Code Section 65589.5(2)(E)
The Housing Element is a strategic
vision and policy guide designed to
help address the comprehensive
housing needs of the City over an 8-
year period (2021–2029 planning
period). It defines the City’s housing
needs, identifies the barriers or
constraints to providing needed
housing, and provides policies to
address these housing needs and
constraints.

The City’s 6th Cycle RHNA targets are
broken down by income level, as follows:
• Extremely Low-Income = 161 units
• Very Low-Income = 161 units
• Low-Income = 165 units
• Moderate-Income = 155 units
• Above Moderate Income = 132 units
Page | 2 City of Manhattan Beach 6th Cycle Housing Element 2 Housing Element Organization
The Housing Element identifies goals, policies, and programs to comprehensively address the housing needs of all current and anticipated residents at all income levels over the upcoming housing period of 2021 through 2029. The Housing Element is divided into chapters, and supporting documentation is included as appendices of the Housing Element.

Housing Element Content
• Introduction provides an overview of the Housing Element, its relationship to State law, the City’s RHNA, and the Housing Element’s organization. • Public Engagement describes the outreach process that was undertaken through the Housing Element update process, and the input received that informed the development of this Housing Element.
• General Plan Consistency details those policies identified throughout the elements of the General Plan that guided the policies set forth in the Housing Element to ensure that consistency is maintained throughout the General Plan.
• Goals and Policies specifies the City’s plans for meeting the existing and projected comprehensive housing needs of Manhattan Beach.
• Program Implementation identifies the specific actions that will be implemented to ensure that Manhattan Beach’s housing needs are met within the planning period.

Appendices
• Appendix A - 5th Cycle Review evaluates the efficacy of the 5th Cycle Housing Element; the progress in Housing Element implementation; and the appropriateness of the goals, policies, and programs.
• Appendix B – Needs Assessment provides a community profile assessing the housing need through detailed information on Manhattan Beach’s demographic characteristics and trends that influence supply and demand of various housing types. • Appendix C - Constraints and Zoning Analysis details governmental and non- governmental constraints to the maintenance, improvement, and development of housing for all income levels.
• Appendix D - Affirmatively Further Fair Housing Analysis identifies disproportionate housing needs, including segregated living patterns, concentrated areas of poverty, disparities in access to opportunity, and displacement risk. • Appendix E - Sites Analysis and Inventory describes the methodology by which the City can accommodate its RHNA targets, and provides an inventory of the sites identified to meet the housing need.
• Appendix F - Community Engagement Summary provides the detailed results of the outreach conducted for the update to the Housing Element.

Page | 3 City of Manhattan Beach 6th Cycle Housing Element 3 Public Engagement
The City conducted a robust public outreach program that engaged a broad spectrum of the community and stakeholders. Stay-at-home orders of 2021 provided the City with opportunities to explore new avenues for public engagement and increased access for those who are traditionally not involved in the planning process. Outreach and formal engagement activities were held across a variety of platforms, including a virtual stakeholder and community workshop, interactive poll, public review period, and study sessions and public hearings.

The outreach conducted for the update to the Housing Element engaged a broad range of community members and stakeholders alike, including, but not limited to, public policy advocates, the South Bay Association of Realtors, and residents. The City cast a wide net to gain participation from all segments of Manhattan Beach’s interested parties. The extensive outreach process conducted for this Housing Element update contributed to a set of meaningful goals, policies, and programs that reflect Manhattan Beach’s housing needs and the priorities and needs of all of those in Manhattan Beach, including those with special needs and lower-income populations. Appendix F, Community Engagement Summary, provides a comprehensive summary detailing the outreach conducted as part of the update to the Housing Element and corresponding materials.

Page | 4 City of Manhattan Beach 6th Cycle Housing Element 4 General Plan Consistency
The California Government Code requires that a General Plan prepared by a local government contain an integrated, internally consistent set of goals, policies, and programs. The structure of this Housing Element is built on the same foundation that all other elements of the General Plan were formed. In addition, the Housing Element goals complement those found in the other elements of the General Plan. Cohesive housing policies that are appropriate to Manhattan Beach were designed through this coordination.

The City of Manhattan Beach will maintain consistency as future General Plan amendments are processed by evaluating proposed amendments for consistency with all elements of the General Plan. Under State law, the General Plan requires an annual review and report to examine amendments and implementation status. In line with the other General Plan elements, the goals of the Housing Element aim to do the following:
• Meet existing housing needs
• Plan for future growth
• Protect and enhance Manhattan Beach’s neighborhoods
• Provide new housing opportunities and equal opportunities Page | 5 City of Manhattan Beach 6th Cycle Housing Element 5 Goals and Policies
A preserved and enhanced housing stock within high-quality neighborhoods that aligns with the needs of all current and future Manhattan Beach households.

Preserve the scale of development in existing residential neighborhoods.

Facilitate the development of housing through the removal of local regulatory constraints, especially for housing that serves lower-income households and those with special needs.

Conserve existing dwelling units.

Preserve the existing affordable housing stock.

An adequate supply of sites and resources appropriate for accommodating a diverse range of housing types for all income levels.

Provide adequate sites for new housing consistent with the Regional Housing Needs Allocation and the capacity of roadways, sewer lines, and other infrastructure to handle increased growth.

Encourage the development of additional low- and moderate-income housing.

Support increased accessibility to existing affordable housing stock.

Provide regulatory incentives and increased flexibility in the development approval process to encourage and facilitate the development of affordable single-family, multifamily, and mixed-use housing.

Provide a safe and healthy living environment for City residents.

Eliminate potentially unsafe or unhealthy conditions in existing residential development.

Encourage the use of alternate energy and resource efficiency.

Reduce energy loss due to inferior construction/development techniques.

Encourage reduction in energy consumption for commuting to work and other activities.

Page | 6 City of Manhattan Beach 6th Cycle Housing Element Equal opportunities for all residents to reside in the housing of their choice.

Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, or color, and for special needs groups.

Encourage development of accessible housing for all levels of ability through regulatory relief.

Prohibit housing discrimination and other related discriminatory actions in all aspects affecting the sale and rental of housing based on race, religion, or other protected classifications.

Page | 7 City of Manhattan Beach 6th Cycle Housing Element 6 Program Implementation
Program 1: Accessory Dwelling Units Program
Accessory dwelling units (ADUs) help meet the City’s housing needs for all income levels and provide a housing resource for older adults, students, and extremely low-, very low-, low- and moderate-income households. After passage of new State ADU laws effective January 1, 2017, and January 1, 2020, the City applied State standards in evaluating ministerial applications for ADUs and has adopted ordinances consistent with State law. The City will continue to apply regulations from Chapter 10 of the City’s Municipal Code, known as the Planning and Zoning Ordinance (Zoning Code), that allow accessory units by right in all residential or mixed-use zoning districts (zones) in accordance with State law.

From 2017 to 2019, three ADUs were permitted and constructed in the City. However, an Interim ADU Ordinance was in place through 2020 to implement the updated State laws, and in January 2021, the City Council adopted the City’s current ADU and junior accessory dwelling unit (JADU) ordinance. Relaxed regulations for ADUs and JADUs dramatically increased their production beginning in 2020. Between January 1, 2020, and September 2021, the City's ADU Ordinance resulted in 11 ADUs permitted, and an additional 22 ADU permit applications are currently under City review.

The City’s current ADU Ordinance’s associated Local Coastal Program (LCP) amendments are currently under review by the California Coastal Commission. The City will continue to work with and encourage the California Coastal Commission to approve recommended edits for final certification. Once the LCP amendments are certified, the City shall submit its ADU Ordinance to the California Department of Housing and Community Development (HCD) for review. The City’s current ADU Ordinance contains provisions that go beyond those set forth in State law, and include the following:
• Consistent with State law, the City permits one ADU and one JADU. Alternatively, to offer more flexibility, the City permits two ADUs on a lot with a proposed or existing single- family dwelling.2
• The City permits ADUs for existing multifamily dwelling units, consistent with State law. In addition, the City permits one ADU on a lot with a newly constructed multifamily development.3
The Housing Element may satisfy its RHNA requirement through methods alternative to the identification of sites. One such methodology is through an analysis of the expected number of ADUs and JADUs to be developed within the RHNA projection period. The full analysis in Appendix E, Sites Analysis and Inventory, used the trends in ADU construction since January 2018 to estimate new production; however, this only accounts for the effect of new laws without taking into account the local program the City will adopt to incentivize and promote the creation of 2 ADUs on Lots with a Single-Family Residence. A maximum of two total ADUs shall be allowed on a lot with a proposed or existing single-family dwelling within all Area Districts; however, only one ADU shall be allowed on a property that also has a JADU. Only one detached ADU is allowed on a property (Manhattan Beach Municipal Code Section 10.74.040). 3 ADUs on Lots with New Multi-Family Developments. In all Area Districts, one ADU shall be allowed on a lot with a newly constructed multi-family development (Manhattan Beach Municipal Code Section 10.74.040).

Page | 8 City of Manhattan Beach 6th Cycle Housing Element ADUs, and the recent ADU Ordinance adopted in January 2021. Based on the local incentives, ADU and JADU trends since January 2018, recent sharp upward trends in 2021, and permits currently under City review, a conservative estimate of the number of units to be produced under this approach is an average of 10 ADUs each year during the projection period (see Appendix E for the full Accessory Dwelling Unit Projection analysis).

The Community Development Department reviews and approves ADU entitlements and tracks the timely review of ADU applications and building permits issued. The Community Development Department collects data annually on planning entitlements and building permits for ADUs for the Housing Element Annual Progress Report, and will continue to do so per the ADU projection assumptions in the Sites Inventory (see Program 19, No Net Loss, for objectives and timelines tied to ADU monitoring).

Under Assembly Bill (AB) 671 (2019), local agencies must include a plan in their Housing Element to incentive and promote the creation of ADUs that can be offered at affordable rent for very low-, low-, or moderate-income households. As such, a primary objective of this Accessory Dwelling Unit Program is to promote the development of housing units for lower-income persons or households. To comply with AB 671 and support the goal of permitting an average of 10 ADUs annually, including ADUs affordable to extremely low-, very low-, low-, and moderate-income households, the Community Development Department will develop tools to streamline the approval process and market ADU construction. These public engagement and information tools may include information packets on the entitlement process, a dedicated web page including a step-by-step guide of the entitlement process, preparation of Frequently Asked Questions (FAQs) for distribution at the planning counter or community meetings, and other engagement tools.

As part of Program 19, No Net Loss, the City will review the ADU trends to date at the planning cycle mid-point (by November 2025), and determine if the City is on track to achieve the annual average goal of 10 building permits issued for ADUs. If the City is not on track and there is not an appropriate buffer of sites to make up for the difference as fully explained in Program 19, the Community Development Department will further review and develop additional incentives and review and reallocate existing staffing resources as needed to achieve its goal. Additional incentives may include direct outreach mailings to property owners, technical assistance, and financial assistance.

As a method to incentivize and promote the creation of ADUs that can be offered at an affordable rent for very low-, low-, or moderate-income households, the City will develop a process to incentivize the production of JADUs and ADUs affordable to lower-income households. Once developed, City staff will take a proactive role in advancing this policy to existing property owners through information outreach during the development process. The City will further identify opportunities to facilitate the production of ADUs and JADUs (AB 671).

Objectives • Coordinate with the California Coastal Commission for the current ADU Ordinance’s associated LCP Amendments.

Following final certification of LCP amendments, submit the ADU Ordinance to HCD for review.

Page | 9 City of Manhattan Beach 6th Cycle Housing Element

• Amend the ADU Ordinance if needed to conform to future amendments to State law and submit to HCD. Process LCP
Amendments as required.
• Survey and evaluate a variety of potential methods and strategies to encourage ADU development affordable to
lower- and moderate-income households.
• Develop public engagement and informational tools to
streamline the approval process and market ADU/JADU
construction, including ADUs affordable to lower- and
moderate-income households, to achieve an annual average goal of 10 building permits issued for ADUs. These tools may include information packets on the entitlement process, a dedicated web page including a step-by-step guide of the entitlement process, preparation of Frequently Asked
Questions (FAQs) for distribution at the planning counter or community meetings, and other engagement tools.
• Based on the results of the planning cycle mid-point review of ADU trends to be completed as part of Program 19, No Net Loss, review and develop additional incentives to encourage ADU/JADU development if needed. Additional incentives may include outreach to property owners, technical assistance, and financial assistance.
• Adopt appropriate procedures, policies, and regulatory provisions for the incentivization of affordable ADUs.
• Issue building permits for an average of 10 ADUs annually.

Timeframe • Submit ADU Ordinance and future amendments to HCD for review within 60 days of final certification of associated ADU amendments to the LCP by the California Coastal
Commission.
• Annual monitoring of ADU programs.
• Develop public engagement and informational tools for ADU/JADUs incentive program by January 2024. Propose an ADU/JADU affordable incentive program to City Council and adopt program within 2 years of Housing Element adoption. • Based on the planning cycle mid-point review to be
completed by November 2025 as part of Program 19, No Net Loss, adopt additional incentives to encourage ADU/JADU development by June 2026.
• Ongoing tracking of ADU permits issued throughout the planning period and reported annually.

Page | 10 City of Manhattan Beach 6th Cycle Housing Element

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.1, 2.2, 2.3, 4.1
Relevant Programs Program 19: No Net Loss
Program 2: Adequate Sites
As fully analyzed in Appendix E, Sites Analysis and Inventory, the City has a remaining lower- income RHNA of 402 406 units for the 6th Cycle planning period. The City will establish an overlay district that encompasses a minimum of 20.31 acres of sites selected from Table 15, Potential Underutilized Sites for Overlay, of Appendix E, Sites Analysis and Inventory, in the General Commercial (CG) and Planned Development (PD) Districts to accommodate the remaining lower-income RHNA of 402 406 units. The acreage needed is assumed using a realistic capacity of 20 dwelling units per acre, based on the minimum density requirements outlined below.

Pursuant to State law, the overlay district’s standards adopted as part of the Adequate Sites Program to address the RHNA shortfall must will adhere to the following components of Government Code sections 65583.2 (h) and (i):
• Sites must accommodate 100 percent of the shortfall for very low- and low-income units. • Sites must allow a minimum of 16 units per site.
• Sites must permit a minimum of 20 dwelling units per acre. • Sites must allow 100 percent residential use and require residential use to occupy at least 50 percent of the floor area in a mixed-use project.
• Sites must permit owner-occupied and rental multifamily uses by right pursuant to Government Code Section 65583.2(i)4 for developments in which 20 percent or more of the units are affordable to lower-income households.

The allowable densities for residential redevelopment in the overlay district will range from a minimum density of 20 dwelling units per acre, consistent with State law, to a maximum density of at least 30 dwelling units per acre. The City will ensure that the development standards that result from the planning process will be carefully crafted such that they will not prevent or prohibit the provision to facilitate development at the maximum densities allowed under the overlay. Any residential development standards in the overlay district will not preclude the minimum densities or requirements of State law outlined above, creating the opportunity for several hundred residential units on sites that previously only permitted commercial uses. As reflected in Appendix E, each site identified as a potential site for the Adequate Sites Program’s

4. With the definition in Government Code Section 65583.2 (i), “by right” shall mean that the local government's review of the owner -occupied or multifamily residential use may not require a conditional use permit, planned unit development permit, or other discretionary local government review or approval that would constitute a “project” for purposes of Division 13 (commencing with Section 21000) of the Public Resources Code .

Page | 11 City of Manhattan Beach 6th Cycle Housing Element

overlay has the capacity to accommodate at least 16 units and will be available for development in the planning period where water, sewer, and dry utilities can be provided.

In addition, the City commits to rezoning an additional 3.65 acres of sites to provide an additional buffer of approximately 15 percent more capacity than required for lower-income sites, as recommended by HCD. The City will ensure that the sites are rezoned at densities deemed appropriate to accommodate housing for lower-income households as defined by Government Code Section 65583.2(c)(3)(B). This will provide a buffer of at least 73 units of multifamily housing (see Appendix E, Sites Analysis and Inventory, for a full discussion related to rezoning to create a buffer).

Objective • Establish overlay district adhering to the standards set forth in Government Code sections 65583.2 (h) and (i) to address shortfall and create opportunity for at least 402 406 units of multifamily housing for lower-income households.
• Rezone to provide a buffer of at least 73 units of
multifamily housing for lower-income households, above and beyond the capacity required for lower-income sites.

Timeframe • Pursuant to the requirements as set forth in AB 1398 (2021), the City will Rrezone by February 2025 within 3 years and 120 days from the beginning of the planning period5. to
accommodate the lower-income shortfall of 406 units.
• Rezone by February 2025 to accommodate the lower-
income buffer of 73 units.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.1, 2.2, 2.3, 4.1

Program 3: Affordable Housing Streamlining
The City currently allows and encourages concurrent processing of all discretionary applications for a project, thereby streamlining the development process. The City will continue to offer and encourage concurrent processing of all discretionary applications for a project and inform developers of the opportunity for concurrent processing.

As detailed in Programs 8 11 and 185, the City has a streamlining process in place specifically for multifamily housing in residential zones. Multifamily housing developments in residential zones (Medium-Density Residential District [RM], High-Density Residential District [RH], and Residential Planned Development District [RPD]) with fewer than six units are permitted by-right. Projects

5 For a local g overnment that fails to adopt a housing element within 120 days of the statutory deadline in Section 65588 for adoption of the housing element, the rezone, shall be completed no later than one year from the statutory deadline in Section 65588 for adoption of the housing element.

Page | 12 City of Manhattan Beach 6th Cycle Housing Element

with six units or more that qualify for a density bonus under State law are permitted subject only to a Precise Development Plan approved by the Director.

To minimize constraints to the development of affordable housing that may result from discretionary permitting procedures, the City will evaluate and amend Chapter 10.84 (Use Permits, Variances, Minor Exceptions, Precise Development Plans and Site Development Permits) of the Zoning Code as needed to ensure Precise Development Plan applications are subject only to an administrative non-discretionary approval process.

Through the removal of discretionary requirements, multifamily developments in the mixed-use zones will also be eligible for streamlined processing (see Program 15 18 for full program details, including objectives and timelines, related to the removal of discretionary requirements and streamlined processing for multifamily housing in the CL, CD, and CNE zones).

To further assist in the development of housing for extremely low-, very low-, low-, and moderate-income households, the City provides an affordable housing streamlined approval process in accordance with State requirements for qualifying development proposals that provide affordable units under Senate Bill (SB) 35 streamlining.6 The City annually reports on affordable housing streamlining applications in the Housing Element Annual Progress Report. The City will revise internal permitting procedures to ensure that staff has clear procedures for responding to proposals for SB 35 streamlining and for prioritizing qualifying SB 35 housing developments consistent with State law.

Objectives • Continue to offer and encourage concurrent processing of all discretionary applications for a project.
• Amend Zoning Code to ensure a non-discretionary
approval process for Precise Development Plan applications. • Process proposals for SB 35 permit streamlining consistent with State law.
• Develop internal staff procedures to assist staff in
responding to SB 35 proposals and permit streamlining.

Timeframe • Ongoing concurrent processing of all discretionary applications for a project throughout the Housing Element planning period.
• Amend the Zoning Code to ensure a non-discretionary
approval process for Precise Development Plan applications and related LCP Amendments by August 2023.
• Ongoing SB 35 processing throughout the Housing
Element planning period and report annually.

6 Under Government Code Section 65913.4 (commonly referred to as “SB 35”), multifamily housing developments that satisfy objective planning standards—among other requirements —may be approved through a streamlined, ministerial approv al process in certain jurisdictions, including the City of Manhattan Beach. Developments approved through the streamlined approval process are not subject to a Conditional Use Permit or to the California Environmental Quality Act (CEQA).

Page | 13 City of Manhattan Beach 6th Cycle Housing Element

• Develop staff assistance materials by January 2023.within 1 year of Housing Element adoption.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.2, 2.3, 2.4, 4.2
Relevant Programs Program 11: Density Bonus
Program 18: Multifamily Residential Development Standards and Streamlining in the Mixed-Use (CL, CD, and CNE)
Commercial Districts
Program 4: Affordable Senior Housing Preservation
The Manhattan Village Senior Villas, located at 1300 Park View Avenue, was first occupied in 1997.

This project consists of 104 senior housing apartments. As a condition of the project’s approval, and as part of a settlement agreement upon sale of the property, 20 percent of the units must be reserved for very low-income households, 20 percent must be reserved for low-income households, and 40 percent of the units must be reserved for moderate-income households in perpetuity. The remaining 20 percent of the units may be rented at market rate. The occupants of the senior housing project must consist of a householder 62 years of age or older, or 55 years of age or older for persons with disabilities, according to criteria established by the Americans With Disabilities Act (ADA) of 1990 or the Federal Rehabilitation Act of 1973. This program is concerned with ensuring that the current affordability of the project is being maintained.

Although the project’s affordability agreement with the City does not expire, and the components of affordability are preserved via a deed restriction that runs with the land, the City should make contact with the owners of the Manhattan Village Senior Villas and continue to monitor and enforce affordability throughout the planning period. In addition, the City should identify qualified affordable housing developers and local non-profits as potential purchasers/managers of affordable housing units as a proactive measure.

Objectives • Contact and meet with property owners of project. • Monitor affordability throughout the planning period. • Create and maintain list of non-profit organizations as potential purchasers/managers of affordable housing units.

Timeframe • Contact and meet with property owners of project by January 2023 and again mid-cycle in 2025.by January 2026. • Biannually update list of non-profit and affordable housing developers starting January 2023.

Responsible Agency Community Development Department
Funding Sources City General Fund
Page | 14 City of Manhattan Beach 6th Cycle Housing Element

Relevant Policies 1.3, 1.4, 2.3, 4.1
Program 5: Americans with Disabilities Act (ADA) Improvements Program The Community Development Block Grant (CDBG) Program provides for the development of viable urban communities by providing decent housing, a suitable living environment, and expanded economic opportunities primarily for lower- and moderate-income residents, as well as older adults and people with disabilities. Eligible activities under the CDBG Program include activities related to housing, other real property activities (code enforcement, historic preservation), public facilities, activities related to public services, activities related to economic development, and assistance with community-based development organizations. CDBG funds may be used for the acquisition, construction, reconstruction, rehabilitation, or installation of certain public improvements or public facilities.

Since 2016, the City has used its annual CDBG allocation for infrastructure improvements, specifically installation of ADA-compliant curb ramps throughout City intersections. Most recently (as of Fiscal Year 2018), CDBG funds were allocated to the implementation of the Manhattan Senior Villas ADA Pathway Project. These efforts supported the installation of an ADA-compliant concrete pathway, perimeter railing, directional signage, curb ramp, and gutter to create unobstructed paths of travel and accessibility for older adults and residents with disabilities to Manhattan Senior Villas, located at 1300 Parkview Avenue. Construction is anticipated to begin this year (2021). The City will ensure that the Manhattan Senior Villas ADA Pathway Project is completed by 2023 to increase accessibility for older adults and people with disabilities in the City. Following completion of the Senior Villas ADA Pathway Project, the City will use future CDBG funds for additional ADA improvements focused on bringing existing, non-compliant ramps into ADA compliance at various locations throughout the City, as identified by the Public Works Department. These improvements will increase accessibility for people with disabilities throughout the City.

Objectives • Complete ADA-compliant infrastructure improvements as part of the Manhattan Senior Villas ADA Pathway Project. • Construct ADA-compliant concrete access ramps at various locations throughout the City, contingent upon future CDBG funding.

Timeframe • Complete Manhattan Senior Villas ADA Pathway Project infrastructure improvements by January 2023.
• Annual allocation of CDBG funding to ADA-compliant
improvements during the planning period, as funding is
available.

Responsible Agencies • Public Works Department
• Community Development Department
Page | 15 City of Manhattan Beach 6th Cycle Housing Element

Funding Sources CDBG Funds
Relevant Policies 2.3, 3.1, 4.1, 4.3
Program 6: Annual Progress Reports
The City will continue to report annually on the City’s progress toward its 8-year RHNA housing production targets and toward implementation of the programs identified in the Housing Element. Further, the City will identify and prioritize State and local surplus lands available for housing development affordable to lower-income households and report on these lands annually through the Housing Element Annual Progress Reports (AB 1255, 2019; AB 1486, 2019; AB 879, 2017).

Objectives • Report to HCD annually on progress made toward the Housing Element.
• Report to the City Council annually on Housing Element progress.

Timeframe Annually reporting throughout the planning period.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 2.1, 2.2, 2.3
Program 7: By-Right Development
The City will allow developments by-right pursuant to Government Code Section 65583.2(i) when 20 percent or more of the units are affordable to lower-income households on sites identified in the Sites Inventory to accommodate the lower-income RHNA that were previously identified in past Housing Elements in accordance with the specifications of Government Code Section 65583.2(c) and Housing Element law. Specifically, three nonvacant parcels (Assessor's Parcel Number 4137-001-900, 4170-026-003, and 4170-026-004 in Lower-Income Sites 1 and 2) identified in the Sites Inventory to accommodate the lower-income RHNA were identified in a prior housing element.7 As such, Sites 1 and 2, as identified under the column “Table ID” in Table 7, Lower-Income Sites Identified, of Appendix E, will allow residential use by-right for housing developments in which at least 20 percent of the units are affordable to lower-income households.

7 See the Electronic Housing Element Site Inventory Form included as Exhibit A in Appendix E, Sites Analysis and Inventory, for a complete list of parcels identified in the Sites Inventory.

Page | 16 City of Manhattan Beach 6th Cycle Housing Element

Objective Permit development by-right on qualifying sites identified to accommodate the lower-income RHNA that were identified in previous Housing Elements in accordance with State law.

Timeframe Amend the MBMC by August 2023 to permit by-right development on sites previously identified in past Housing Elements in which at least 20 percent of the units are
affordable to lower income households in accordance with the specifications of Government Code Section 65583.2(c)
Ongoing throughout planning period.

Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.2, 2.1, 2.2, 2.4

Program 7:Program 8: Code Compliance
The City has an active code enforcement program that responds to complaints of substandard structures. A Report of Residential Building Records is required each time a property is sold, which serves to alert all parties to unpermitted and potentially substandard construction that may exist. The City will continue the active code enforcement program for illegal and substandard units.

Code enforcement staff accepts reports of possible code enforcement violations and responds directly to violations related to compliance with the Manhattan Beach Municipal Code (MBMC), including zoning, property maintenance, illegal dwelling units, trash container regulations, and sign violations. Possible violations regarding substandard, nonstructural housing issues are referred to the Environmental Health Division of the Los Angeles County Department of Public Health. The County of Los Angeles Environmental Health Division is responsible for ensuring that residential housing is safe, sanitary, and fit for human habitation. This is accomplished through routine Inspections of rental properties with five and or more units, and investigations of complaints. From July 2016 to July 2021, the County of Los Angeles performed 52 inspections in the City of Manhattan Beach.

The City’s website clearly provides code enforcement resources and technical assistance to residents. Residents can report a violation, and access educational and technical resources on substandard housing, the City’s code enforcement efforts, the violation process and timeline, and directly access the County of Los Angeles Public Health Online Form for substandard housing complaints.

The City will continue to ensure building safety of residential buildings through enforcement of building codes on a compliance and proactive building-permit issuance basis, and through referrals to the County of Los Angeles Environmental Health Division for rental housing enforcement conditions/inspections. In addition, the City will ensure its website remains up to date with code enforcement and substandard housing resources.

Page | 17 City of Manhattan Beach 6th Cycle Housing Element

Objectives • Continue requiring a Report of Residential Building Records.
• Through the complaint-driven inspections, Code
Enforcement will make property owners aware of current
resources on the City website to assist with the remediation of violations.
• Continue referrals to the County of Los Angeles
Environmental Health Division to facilitate approximately 55 inspections throughout the planning period.
• Maintain code enforcement and substandard housing
resources up to date and ensure they are easily accessible to all residents, including extremely low-, very low-, lower- and moderate-income households.

Timeframe • Ongoing; annually throughout the planning period.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.3, 1.4, 3.1, 3.2, 3.3, 4.1, 4.3
Program 9: Countywide Affordable Home Ownership Program The Home Ownership Program (HOP) is administered by the Los Angeles County Development Authority (LACDA). This program provides funding to lower-income households looking to purchase a home through down payment and closing costs assistance for single-family homes, condominiums, and townhomes. The HOP loan provides a second mortgage loan for first-time homebuyers with an assistance amount of up to $85,000, or 20 percent of the purchase prices, whichever is less, and offers 0 percent interest loans. Participant’s income must not exceed 80 percent of the County Median Income based on the number of persons in the household.

Properties must be located in cities participating in the HOP, which includes Manhattan Beach.

The City will advertise program availability on the City's website and at the planning counter.

Objectives Advertise HOP on the City's website and for distribution at the planning counter.

Timeframe • Program information will be posted online and made available at the planning counter by March 2023.
• Relevant information on the City website and planning counter will be updated annually, starting March 2024, if there are any changes to the County HOP.

Responsible Agency LACDA: Program Funding; Community Development Department: Staff time for program advertisement and
website updates.

Page | 18 City of Manhattan Beach 6th Cycle Housing Element

Funding Sources Los Angeles County HOME Allocation; City General Fund: Staff time.

Relevant Policies 2.3, 4.1

Program 10: Countywide Affordable Rental Housing Development This program is administered by the Los Angeles County Development Authority (LACDA). This program provides financial assistance to developments located in cities participating in the Los Angeles Urban County Program, including the City of Manhattan Beach. This program supports new construction and acquisition/rehabilitation projects that create new Special Needs and affordable rental housing units, and the creation of permanent Special Needs housing units in projects throughout the County of Los Angeles.

Projects funded through this program are expected to help combat homelessness, meet the housing needs of their communities, provide local economic development opportunities during construction, and assist in the alleviation of any local blighting conditions. This program provides financial and technical assistance to acquire sites, develop affordable rental housing, and acquire and rehabilitate affordable rental housing. Technical assistance and funding for pre-development activities may also be provided for nonprofit housing developers participating in specific projects.

The funds are made available as low-interest long term loans. Funds for the program are administered through a Notice of Funding Availability (NOFA) issued by LACDA. All units developed utilizing these resources are made available to households earning less than 50% of the median area income.

The City will advertise the availability of this additional source of funds to support in the development of rental housing. Program availability will be advertised on the City's website and at the planning counter.

Further, the City will increase coordination and collaboration with the LACDA to promote Manhattan Beach as a City that supports affordable housing development and as an ideal candidate for the allocation of funding for affordable housing.

Objectives • Post program information on the City's website and for distribution at the planning counter.
• Increase Coordination with the LACDA with regular
contact.

Timeframe • Program information will be posted online and at the counter by March 2023.
• Coordination will be ongoing throughout the planning
period through biannual contact beginning June 2023.

Page | 19 City of Manhattan Beach 6th Cycle Housing Element

Responsible Agency Los Angeles County Community Development Commission; Community Development Department for program
advertisement and coordination efforts.

Funding Sources HOME funds and CDBG allocations, Tax Exempt Multi-Family Revenue Bond, and other County funding sources.

Relevant Policies 1.2, 1.4, 2.2, 4.2

Program 8:Program 11: Density Bonus
State Density Bonus Law requires a local jurisdiction to grant an increase in density, if requested by a developer, for providing affordable housing as part of a development project. Developers in the City use State Density Bonus Law, and the City has a standard application and review procedure for processing density bonus applications as part of housing development applications (MBMC Section 10.94.050, Administration). As of September 2021, there are currently two projects in the City’s residential project pipeline (see full discussion in Appendix E) that will use an increase in development density in exchange for setting aside a percentage of the units as affordable housing.

The City incentivizes development of affordable housing by abiding by the local and State density bonus regulations. In addition, to further incentivize affordable units, multifamily projects in residential districts that qualify for a density bonus are eligible for a streamlined approval process, as described in Programs 3 and 1518.

Government Code Section 65915 requires that a jurisdiction adopt a local Density Bonus Ordinance consistent with State law. To satisfy this requirement, the City will review and amend the local Density Bonus Program Ordinance to ensure consistency with State requirements, including the provision of a bonus for student affordable housing, senior housing, and permitting up to an 80 percent bonus for 100 percent affordable developments (see amendments needed in Appendix C, Constraints and Zoning Analysis).

Objectives • Update Density Bonus Ordinance, consistent with State law. • Ensure the City’s Density Bonus Ordinance is consistent with future amendments to State Density Bonus Law and case law. Process related LCP Amendments as required.

Timeframe • Amend the Density Bonus Ordinance by March 2023.within 1 year of Housing Element adoption.
• Ongoing monitoring of future amendments to State
Density Bonus Law.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.1, 2.2, 2.4, 3.4, 4.2
Page | 20 City of Manhattan Beach 6th Cycle Housing Element

Relevant Programs Program 3: Affordable Housing Streamlining Program 18: Multifamily Residential Development Standards and Streamlining in the Mixed-Use (CL, CD, and CNE)
Commercial Districts
Program 9:Program 12: Developer Outreach and Transparency The City will actively work with the development community to identify ways that lower‐income housing may be provided, including housing for extremely low-income households and those with special housing needs. The City will educate developers as to how density bonus regulations and lot consolidation incentives could be used to facilitate the development of affordable housing, including those for extremely low-income, very low-income, and low-income households. Another outreach effort will inform the development community and property owners about development opportunities for ADUs.

The City will maintain current information on the City’s website that is applicable for housing development project proposal requirements, including a current schedule of fees, exactions, applicable affordability requirements, all zoning ordinances, development standards, and annual fee reports or other relevant financial reports, consistent with the requirements of AB 1483 (2019).

Objective Maintain relevant development checklist of materials and other information on the City’s website as detailed above and in AB 1483 (2019).

Timeframe • Update relevant information that is applicable for housing development project proposal requirements within 30 days of any changes, consistent with AB 1483 (2019).
• Ongoing throughout the planning period.

Responsible Agency Community Development Department
Funding Sources General Fund
Relevant Policies 1.2, 2.1, 2.2, 2.3, 4.1
Program 10:Program 13: Energy Conservation and Energy Efficiency Opportunities Manhattan Beach has a long history of environmental leadership, policy, and stewardship, both as a community and as a city government. Under the City’s adopted Environmental Work Plan priorities, adopted Strategic Plan goals, and in compliance with State and General Plan mandates, the City is creating a Climate Resiliency Program, called Climate Ready Manhattan Beach (Climate Ready MB). The Climate Ready MB program includes completing a Sea Level Rise Vulnerability Assessment; creating a Climate Action and Adaptation Plan; and updating the City’s Local Coastal Program–Land Use Plan, Local Hazard Mitigation Plan, and General Plan.

The City is currently working on the Sea Level Rise Risk, Hazards, and Vulnerability Assessment, which will inform the development of the Climate Action and Adaptation Plan, and related Local Page | 21 City of Manhattan Beach 6th Cycle Housing Element

Coastal Program–Land Use Plan updates. To protect the City’s coastline and infrastructure and comply with State mandates, the City is also identifying other local climate change impacts that could occur. As outlined in the Climate Ready MB program, the City will develop strategies to increase the community’s resilience to climate change impacts and cut carbon emissions.

In addition, the City has adopted the 2019 California Green Building Standards Code, which includes energy efficiency, water efficiency and conservation, and material conservation and resource efficiency standards to integrate sustainable development and reduce residential and nonresidential building energy use. The City anticipates State Green Building Codes being updated in the next 2 years, at which point the City will also update City regulations, as detailed in Program 2731, Water Conservation and Green Building Standards.

Objectives • Adopt Climate Action and Adaptation Plan and related Local Coastal Program–Land Use Plan updates.
• Review green building techniques in the MBMC to
encourage energy efficient building techniques and consider opportunities above and beyond to ensure compliance with State requirements.

Timeframe • Adopt Climate Action and Adaptation Plan and submit Local Coastal Program–Land Use Plan updates to California Coastal Commission by 2023.
• Ongoing review of City codes to integrate encourage
energy efficient building techniques throughout the planning period.

Responsible Agencies • Environmental Sustainability Division • Community Development Department
Funding Sources City General Fund and California Coastal Commission LCP Grant and California Climate Investments
Relevant Policies 1.3, 3.1, 3.2, 3.3, 3.4
Program 11:Program 14: Fair/Equal Housing Program
This City Fair/Equal Housing Program is designed to promote equal housing opportunities in Manhattan Beach. The City recognizes the effect that discrimination has in limiting housing choice and equal opportunity in renting, selling, and financing housing. In accordance with Government Code Section 8899.50 (b)(1), the City administers its programs and activities relating to housing and community development in a manner to affirmatively further fair housing, and takes no action that is materially inconsistent with its obligation to affirmatively further fair housing. The City contracts with the Housing Rights Center, a nonprofit organization that helps educate the public about fair housing laws and to investigate reported cases of housing discrimination. The Housing Rights Center provides free services, including landlord/tenant counseling, outreach and education, and discrimination investigations. The City offers fair housing Page | 22 City of Manhattan Beach 6th Cycle Housing Element

information and referrals upon request. The City will continue referral services and contracting fair housing services with the Housing Rights Center, and will work to provide this information and will provide links to additional fair housing resources on the City’s website.

Additionally, the City will take the following steps to affirmatively further fair housing during the planning period:
• The City will continue to support and participate in the Regional Analysis of Impediments to Fair Housing Choice in coordination with the Community Development Commission of the County of Los Angeles and the Housing Authority of the County of Los Angeles. • The City will promote compliance with housing discrimination laws by developing a handout for developers to be made aware of fair housing advertisement material requirements related to the sale or rental of housing pursuant to Government Code Section 12955, which prohibits advertisement materials from indicating a preference or limitation based on a protected classification.
• The City will administer all programs and activities related to housing and community development in a manner to affirmatively further fair housing by developing a process that prompts the consideration of fair housing in the decision process. This process could include a requirement to have a statement of fair housing consideration on all decision letters or staff reports, whichever is applicable.

Objectives • Support and engage in the Regional Analysis of Impediments to Fair Housing.
• Post fair housing information on the City’s website.
• Develop a handout for developers to be made aware of
fair housing advertisement material compliance and make publicly available.
• Implement a procedure that prompts fair housing
administration for housing and community development
decisions.

Timeframe • Ongoing engagement throughout the planning period with updated Regional Analysis of Impediments to Fair
Housing every 5 years.
• Website information and developer handout to be posted and made available by January 2023.within 1 year of Housing Element adoption.
• Develop fair housing administration procedure by March 2023.within 1 year of Housing Element adoption.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.3. 3.1, 4.1, 4.2, 4.3
Page | 23 City of Manhattan Beach 6th Cycle Housing Element

Program 12:Program 15: Housing Choice Voucher Program
An important element of the City’s strategy in providing housing opportunities for extremely low- income and low-income households is the Section 8 Housing Choice Voucher Program, a program offering tenant-based assistance subsidized by the Federal government for very low- income families, older adults, and persons with disabilities. Decent, safe, and sanitary housing units are provided to households through rental vouchers. Participants find their own rental housing in the open market and pay a portion of their income toward rent. The Los Angeles County Development Authority subsidizes the balance of the monthly rent in direct payments to the owner through funding received by the U.S. Department of Housing and Urban Development.

The Redondo Beach Housing Authority locally administers the Housing Choice Voucher Program for Manhattan Beach. Currently, there are five Section 8 Vouchers administered in the City. The City will continue to participate in the Los Angeles County Development Authority program, coordinate with the Redondo Beach Housing Authority, and publicize availability of Section 8 rental assistance for households in the City by enhancing the City’s website with information.

Objectives • Continue to support the provision of five vouchers annually to facilitate rent subsidies for very low- and extremely low- income residents.
• Enhance City website with information related to the
Housing Choice Voucher Program.

Timeframe • Annually throughout the planning period.
• Update City website by January 2023.within 1 year of
Housing Element adoption.

Responsible Agencies • Los Angeles County Development Authority • Community Development Department
Funding Sources Federal Section 8 funds
Relevant Policies 1.4, 2.3, 4.1, 4.3
Program 13:Program 16: Lot Consolidation Incentive
The City already provides an additional density bonus incentive under Section 10.12.030 of the MBMC above and beyond what is permitted under State law for multifamily residential developments meeting the minimum requirements for a density bonus. The incentive is granted in exchange for lot consolidation, in accordance with the following formula:

Combined Parcel Size Base Density Increase*
Less than 0.50 acres No increase

0.50 acres to 0.99 acres 5% increase

1.00 acre or more 10% increase
Page | 24 City of Manhattan Beach 6th Cycle Housing Element

* Excluding density bonus

As shown in the table above, and in accordance with MBMC Section 10.12.030, multifamily developments meeting the minimum requirements are currently granted a 5 percent base density increase when two or more parcels are consolidated into a single building site for a combined parcel size between 0.50 acres to 0.99 acres through the existing lot consolidation bonus incentive. However, to specifically incentivize affordable housing, including housing for extremely low- and very low-income households, and reach the City’s housing target for the 6th Cycle planning period and incentivize small lot development, the City will expand the current lot consolidation incentive for sites that have been identified in the Sites Inventory.8 See the Electronic Housing Element Site Inventory Form included as Exhibit A of Appendix E, Sites Analysis and Inventory, for a complete list of parcels identified in the Sites Inventory. Sites identified in the Sites Inventory will be granted a 5 percent base density increase when two or more parcels are consolidated into a single building site for a combined parcel size between 0.30 acres to 0.49 acres.

In addition, tThe City will continue to facilitate consolidation and development of small parcels through the following actions:
• Publicize the lot consolidation program on the City’s website, at the Planning counter, and by notice to affordable housing providers.
• Assist affordable housing developers in identifying opportunities for lot consolidation using the City’s GIS system and property database.
• Expedite processing and waive fees for lot consolidations processed concurrently with other planning entitlements for affordable housing developments.

Objectives • Publicize the program on the City’s website, at the Planning counter, and by notice to affordable housing
providers.
• The City will assist affordable housing developers in identifying opportunities for lot consolidation using the City’s GIS system and property database.
• Expedite processing and waive fees for lot consolidations processed concurrently with other planning entitlements for affordable housing developments.
• Amend Section 10.12.030 of the MBMC to provide a lot
consolidation bonus incentive for sites between 0.30 acres to

0.49 acres identified in Exhibit A, Electronic Housing Element Site Inventory Form, of Appendix E.

8 See Tables 7, 8, 9, 15 and 16 in Appendix E, Sites Analysis and Inventory, for additional parcel details.

Page | 25 City of Manhattan Beach 6th Cycle Housing Element

Timeframe • Develop promotional material to publicize program and update City’s GIS system and property database by February 2024. within 2 years of Housing Element adoption.
• Dedication of staff time and technical assistance, including assisting affordable housing developers in identifying
opportunities for lot consolidation using the City’s GIS system and property database, ongoing throughout the planning
period.
• Ongoing expedited processing and fee waivers for lot
consolidations processed concurrently with other planning entitlements throughout the planning period.
• Amend Section 10.12.030 of the Zoning Code by August
2023. Process LCP Amendments as required.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.1, 2.2, 2.3, 2.4, 4.2
Program 14:Program 17: Manufactured Housing
As defined in the MBMC, a mobile home is considered a manufactured home, which includes factory-built housing on a permanent foundation. State law requires that the City’s Zoning Code permit manufactured housing in the same manner and in the same zone(s) as conventional single-family dwellings in zones that permit single-family dwellings (Government Code Section 65852.3). Although the current Zoning Code includes manufactured homes as a multifamily residential classification, MBMC Section 10.52.100 dictates that manufactured housing is only permitted in residential zoning districts, and is not allowed as an additional unit on an already developed lot or as an ADU on an already developed lot. To comply with State law, the City will amend the Zoning Code to clarify that manufactured housing is treated as a single-family dwelling and is permitted in all of the same zones and same manner as other single-family structures, including in commercial or mixed-use zones.

State law requires that cities and counties allow mobile home parks (including condominium and cooperative parks) on all land planned and zoned for residential land use, provided, however, that a use permit may be required (Government Code Section 65852.7). The MBMC does not currently define mobile home parks; therefore, it also does not identify zoning districts in which this use is permitted. To comply with State law, the City will amend the MBMC to permit mobile home parks on all land zoned or planned for residential land uses. In addition, the City will enforce mobile home park replacement and relocation requirements in accordance with State law (Government Code Section 65863.7).

Objectives • Amend the MBMC to ensure consistency with State law regarding manufactured homes.

Page | 26 City of Manhattan Beach 6th Cycle Housing Element

• Amend the MBMC to ensure consistency with State law
regarding mobile home parks.

Timeframe • Amend the MBMC and submit related LCP Amendment applications by March 2023.within 1 year of Housing Element adoption.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.2, 2.4, 4.1
Program 15:Program 18: Multifamily Residential Development Standards and Streamlining in the Mixed-Use (CL, CD, and CNE) Commercial Districts
To minimize constraints to the development of affordable housing, including housing for extremely low- and very low-income households, uUnder the City’s current regulations, multifamily housing developments in residential zones with fewer than six units are permitted.

Projects with six units or more that qualify for a density bonus under State law are permitted subject only to a Precise Development Plan approved by the Director.

Multifamily housing developments in the Local Commercial (CL), Downtown Commercial (CD), and North End Commercial (CNE) Districts are currently permitted through approval of a Conditional Use Permit. To further incentivize affordable housing in the City, and as programmed in the 5th Cycle Housing Element, the City will remove the discretionary requirements for multifamily housing in the CL, CD, and CNE zones meeting the minimum requirements for a density bonus, as detailed in Program 8. The City will review and amend the Zoning Code to permit residential uses in the CL, CD, and CNE zones without requiring approval of a Conditional Use Permit, and all projects that use the State density bonus will be eligible for streamlined approvals.

Additionally, under Chapter 10.16, Commercial Districts, of the MBMC, portions of a building intended for residential use in a mixed-use project or purely residential developments in mixed- use zones are currently subject to the High-Density Residential District residential standards in Chapter 10.12, Residential Districts, of the MBMC. To minimize constraints to the development of affordable housing, including housing for extremely low- and very low-income householdsAs part of this program, the City will adopt development standards for multifamily residential and mixed- use projects in the three commercial mixed-use zones (CL, CD, and CNE) instead of deferring to the High-Density Residential standards, which are subject to voter approval for certain amendments to residential development standards.9 The City will ensure that the adopted

9 In accordance with Section 10.12.0030, Property development regulations: RS, RM, and RH distric t, the property development standards for the residential zoning districts, RS, RM and RH, shall not be amended to increase the standards for maximum height of structures or maximum buildable floor area, or to reduce the standards for minimum setbacks, minimum lot dimensions or minimum lot area per dwelling unit, unless the amendment is first submitted to a city-wide election and approved by a majority of the voters.

Page | 27 City of Manhattan Beach 6th Cycle Housing Element

standards for residential and mixed-use projects do not reduce the intensity of land use10 or reduce the site’s residential development capacity, consistent with the Housing Crisis Act of 2019.

Through this process, the City will implement the objective design standards in Program 1720, Objective Design Standards, through the development of new objective design standards.

Objectives • Amend the Zoning Code to remove discretionary requirements and provide streamlined processing for
multifamily housing in the CL, CD, and CNE zones for projects that qualify for a density bonus.
• Adopt development standards for multifamily residential and mixed-use projects in the CL, CD, and CNE zones.

Timeframe • Amend the Zoning Code and related LCP Amendments by August 2023.within 1 year of Housing Element adoption.
• Streamlining availability to be ongoing throughout the planning period. following Housing Element adoption.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.1, 2.2, 2.3, 2.4, 3.4, 4.2
Relevant Programs Program 3: Affordable Housing Streamlining Program 11: Density Bonus
Program 20: Objective Design Standards
Program 16:Program 19: No Net Loss
The City will use its development permit database to monitor development activity, proposed rezones, and identified capacity to ensure adequate remaining capacity is available to meet any remaining unmet share of the RHNA for all income levels throughout the entirety of the planning cycle, consistent with no-net-loss requirements as required under SB 166 (2017). The City will develop and implement a monitoring procedure pursuant to Government Code Section 65863, and will make the findings required by that code section if a site is proposed for development with fewer units or at a different income level than shown in the Housing Element.

As part of Program 2, Adequate Sites, the City will rezone to provide an additional buffer of approximately 15 percent more capacity than required for lower-income sites, as recommended by HCD. This will ensure that sufficient capacity exists in the housing element to accommodate the RHNA throughout the planning period; however, Iif, at any time during the planning period, a development project results in fewer units by income category than identified in the Sites Inventory (Appendix E) for that parcel and the City cannot find that the remaining sites in the

10 In accordance with State law, “reducing the intensity of land use” includes, but is not limited to, reductions to height, density, or floor area ratio, new or increased open space or lot size requirements, new or increased setback requirements, minimum frontage requirements, or maximum lot coverage limitations, or any other action that would individually or cumulatively reduce the site’s residential development capacity.

Page | 28 City of Manhattan Beach 6th Cycle Housing Element

Housing Element are adequate to accommodate the remaining RHNA by income level, the City will, within 180 days, identify and make available additional adequate sites to accommodate the remaining RHNA.

Furthermore, as outlined in Program 1, Accessory Dwelling Units, the City reviews and approves ADU entitlements and tracks the timely review of ADU applications and building permits issued.

The Community Development Department collects data annually on planning entitlements and building permits for ADUs for the Housing Element Annual Progress Report. As part of this program, the Community Development Department commits to continue monitoring the development of ADU’s, including affordability. Specifically, the Community Development Department will continue using its development permit database to monitor the development of ADU’s per the ADU projection assumptions in the Sites Inventory (see Appendix E for the full Accessory Dwelling Unit Projection analysis). The City will compare the number of planning entitlements and building permits for ADUs each year compared to the average of 10 ADUs projected annually during the projection period per the ADU projection assumptions in the Sites Inventory. The City will check the annual ADU trends at the planning cycle mid-point (October 15, 2025), if the City finds that the ADU production does not keep pace with the ADU assumptions toward the RHNA, and that there is not an appropriate buffer of sites remaining to account for the deficit of projected lower- or moderate-income ADUs, the City will identify additional sites within six months. If the City finds that the ADU production does not keep pace with the ADU assumptions, the City will also review and streamline permitting procedures and review and reallocate existing staffing resources as needed to achieve its goal as part of Program 1, Accessory Dwelling Units (See Program 1 for objectives and timelines tied to ADU incentives).

For example, if the City averaged 5 ADUs annually for a total of 21 ADUs, including 14 affordable to lower- or moderate-income households, between the start of the 6th RHNA projection period, (June 30, 2021) and the planning cycle mid-point (October 15, 2025), compared to the average of 10 ADUs projected annually per the Sites Inventory’s ADU assumptions, then the City would find that ADU production in the City was not keeping pace with the ADU assumptions toward the RHNA. In this example, the City would be approximately 22 total units behind the ADU assumptions of approximately 43 ADUs by the planning cycle mid-point, including approximately 15 ADUs affordable to lower- or moderate-income households. If the City could not find that the remaining buffer sites (see details related to buffer sites in Program 2, Adequate Sites) were adequate to accommodate the 15 unit difference in the projected number of ADUs affordable to lower- or moderate-income households to be permitted by the planning cycle mid-point and the actual number of ADUs permitted, then the City will identify additional sites within six months.

An example table has been provided below.

Projected Versus Actual ADUs for Planning Cycle Mid-Point:

June 30, 2021 – October 15, 2025
Income Level Percent of
ADUs
Projected ADUs
for 6th RHNA
Projection Period1
Projected ADUs for
Planning Cycle Mid-Point
(4.3 years) 6/30/21-10/15/25
Actual Number of ADUs
Permitted Between
6/30/21-10/15/25
Lower-Income 60% 50 26
Moderate-Income 6% 5 3
Page | 29 City of Manhattan Beach 6th Cycle Housing Element

Projected Versus Actual ADUs for Planning Cycle Mid-Point:

June 30, 2021 – October 15, 2025
Above Moderate-Income 34% 28 14
Total 100% 83 43
Source: SCAG Regional Accessory Dwelling Unit Affordability Analysis, 2020

1. 6th RHNA Projection Period (8.3 years): June 30, 2021 – October 15, 2029 ADU = accessory dwelling unit

Objectives • Amend staff procedures to ensure all development proposals and rezone proposals are reviewed against the capacity identified for sites in the Sites Inventory (Appendix E). • Develop a methodology for tracking remaining capacity and monitor all development activity, proposed rezones, and identified capacity as it compares to the remaining RHNA target throughout the cycle. Any site identified to be upzoned to meet “no net loss” requirements will satisfy the adequate site requirements of Section 65583.2 and will be consistent with the City’s obligation to affirmatively further fair housing. • Monitor the development of ADUs per the ADU projection assumptions in the Sites Inventory (Appendix E) and collect and report data for the Housing Element Annual Progress Report.
• Check annual ADU trends to date at the planning cycle mid-point (October 15, 2025) and identify additional lower- and moderate-income sites if the ADU production does not keep pace with the ADU assumptions toward the RHNA.
• Review each housing approval on sites listed in the
Housing Element and make findings required by Government Code Section 65863 if a site is proposed with fewer units or a different income level than shown in the Housing Element.

Timeframe • Amend staff procedures and develop a methodology for tracking capacity upon Housing Element adoptionby March 2022.
• Ongoing monitoring the development of ADU’s using the City’s development permit database and report ADU trends annually through the Housing Element Annual Progress
Report.
• Check annual ADU trends to-date by November 2025.

Identify additional sites by June 2026 if ADU production does not keep pace with the ADU assumptions toward the RHNA
and there is not an appropriate buffer remaining.

Page | 30 City of Manhattan Beach 6th Cycle Housing Element

• Ongoing tracking of sites throughout the planning period and make additional sites available within 180 days in the event that a capacity shortfall occurs.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 1.4, 2.1, 2.2
Relevant Programs Program 1: Accessory Dwelling Units
Program 2: Adequate Sites

Program 17:Program 20: Objective Design Standards
The City will increase transparency and certainty in the development process through objective design standards. Any new design standards developed and imposed by the City shall be objective without involvement of personal or subjective judgement by a public official, and shall be uniformly verifiable by reference to the City’s regulations in accordance with the requirements of the Housing Crisis Act of 2019 (SB 330, 2019) and related State housing law.

Objective Monitor Zoning Code amendments to ensure any new design standards are objective.

Timeframe Ongoing throughout the planning period, as new design standards are being drafted.

Responsible Agency Community Development Department
Funding Sources Community Development Department
Relevant Policies 1.2, 2.2, 2.4, 3.1, 4.2
Program 21: Older Adults Programs
The City provides various services for the special needs of older adults so that they may remain in the community. The older adults of the community regularly rely on these resources for services and programming. The Older Adults Program provides services to predominantly lower-income older adults, including those with extremely low-incomes, and provides some services for residents with disabilities (all ages).

This program is operated by a part-time Older Adults Program Manager who is contracted through the Beach Cities Health District and the City of Manhattan Beach Fire Department. At any given time, the Older Adults Program may assist up to 100 older adults, of whom 70 percent are lower-income. As liaison and service coordinator, the Older Adults Program Manager performs the following functions:

1. Locates suitable (often more affordable) housing. This may include referrals to “board and care” residential facilities in Manhattan Beach, or multifamily apartments.

Page | 31 City of Manhattan Beach 6th Cycle Housing Element

2. Identifies financial assistance resources, including U.S. Housing and Urban Development’s Section 8 rental vouchers through the County of Los Angeles, and other Federal assistance programs, as well as disbursing information and referring to lenders for special mortgage programs.

3. Coordinates Rotary Cares, a volunteer program that rehabilitates two senior homes per year, consisting of minor repairs, plumbing, carpentry, painting, and other improvements.

4. Arranges and makes referrals for health and personal services for the Senior Health Program, which is funded by the Beach Cities Health District’s Community Care Services and other community resources available for older adults.

The City also provides funds for social service groups serving older adults, including the Salvation Army’s Brown Bag Food Program, Care Management for Manhattan Beach Seniors, and South Bay Adult Care Center. Additionally, the City’s Parks and Recreation Department has a full-time Older Adults Program Supervisor, plus support staff, who provides numerous services and programs to older adults, including arts and crafts, drama, acting, poetry, and fitness classes; softball leagues; and bingo nights. In addition, the City provides the Manhattan Beach Dial-A- Ride services, which is a shared ride, curb-to-curb bus service for Manhattan Beach residents who are 55+ years old or who have disabilities (all ages) to assist them with things such as picking up medication, doctor visits, and groceries.

The City is also providing temporary technical assistance to older adults by helping older adults with changes resulting from the Clean Power Alliance program, an electricity supply provider offering renewable energy at competitive rates to the community, and with managing changes to their energy bills. The City also provides links and information on its website to resources provided by Clean Power Alliance, which include financial assistance programs for lower-income people and people with special needs.

Additionally, the City recently approved an assisted living project for older adults in 2021, consisting of 95 rooms (115 total beds), a facility kitchen, and common areas (foyer, parlor, bistro, private dining room, general dining rooms, activity rooms, and staff rooms). The project will include 64 assisted living rooms and 31 memory care rooms for Alzheimer’s patients and individuals with memory loss. The project is expected to be completed and increase assisted living opportunities for older adults in the City during the planning period.

Objectives • Continue providing services to 1,000 older adults per year through the Older Adults Program.
• Continue providing Dial-a-Ride services to 1,000 older adults and/or residents with disabilities (all ages) per year.

Timeframe Ongoing, annually throughout planning period.

Responsible Agencies • Senior Services Care Manager
• Fire Department
Page | 32 City of Manhattan Beach 6th Cycle Housing Element

• Parks and Recreation Department
Funding Sources General Fund / Beach Cities Health District Relevant Policies 1.3, 2.3, 3.1, 3.2, 4.1
Program 18:Program 22: Parking Reductions in Exchange for Housing at Religious Institutions Large parking lots associated with religious institutions provide opportunities for partnerships that facilitate the development of housing for vulnerable populations. The City will make Zoning Code revisions to identify a process by which parking requirements can be reduced for religious institutions in exchange for housing development (AB 1851).

The City currently provides reduced parking requirements consistent with AB 2345 (2020) for housing developments that qualify for a density bonus pursuant to State density bonus law. To identify opportunities for additional parking reductions for residential multifamily housing, the City will complete a parking study for sites that are zoned to allow residential development outside of the Coastal Zone. This may include, but not be limited to, reduced parking minimums for studio and 1-bedroom multifamily units, reduced parking requirements for residential uses in areas that are walking distance from resources and amenities, flexibility in parking requirements for affordable and mixed-income developments, as well as reductions in exchange for public amenities.

Objective • Amend the Zoning Code to identify a process by which parking requirements can be reduced for religious institutions in exchange for housing development.
• Complete a parking study for reduced parking
requirements for multifamily housing and implement flexibility in parking requirements based on findings.

Timeframe Amend the Zoning Code to comply with religious institution– affiliated housing development projects by March 2023. within 1 year of Housing Element adoption. Process LCP
Amendments as required.
• Complete parking study by June 2024. Based on findings, amend the Zoning Code by January 2025.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.1, 2.2, 2.4, 4.1, 4.2

Program 19:Program 23: Preserving Housing Capacity
Page | 33 City of Manhattan Beach 6th Cycle Housing Element

Section 10.12.030 of the MBMC establishes standards to avoid “mansionization.” These provisions act to discourage construction of overly large dwellings that are out of scale with the surrounding neighborhood. These provisions include increased setback and open space requirements for new single-family residences. In addition to issues of scale, the large dwellings are also more costly, and lead to increased pressure to demolish modest dwellings in favor of lavish structures affordable only to the most affluent. In an effort to incentivize multifamily housing while continuing to disincentivize “mansionization,” the City provides an exception for minimum and maximum lot sizes for multifamily housing with three or more dwelling units in accordance with Section 10.12.030.k of the MBMC. The City also provides an exception to a lot merger of parcels for existing religious assembly and public or private school uses, when the site is used as a single building site under Section 11.32.090 of the MBMC.

Many single-family homes in the City have been previously constructed on double lots. The maximum lot standards noted above help prevent consolidation of lots for the purpose of developing large, single dwelling units. However, under Section 10.52.050.F of the MBMC, property owners in residential zones may develop contiguous separate lots as one site without requiring a lot merger, with only detached accessory structure(s) on one or more of the lots, which includes guest houses, garages and parking areas, and pools. For development standards, with the exception of the parking calculation, the lots are treated as separate. This presents property owners with the opportunity to buy adjacent lots with existing unit(s) for the purpose of demolishing the unit(s) and developing only detached accessory structure(s), ultimately reducing the City’s overall housing stock. To mitigate the loss of dwelling units through demolition and to conserve the existing housing stock, the City will amend the MBMC to eliminate provision

10.52.050.F from the Zoning Code such that all parcels operating as one site will need to be consolidated and therefore be subject to existing maximum lot size requirements.

Further, while the City incentivizes lot consolidation for multifamily residential developments, as detailed in Program 163, Lot Consolidation Incentive, the City will refrain from approving any merger that would result in a net loss in residential capacity and conflict with the no-net-loss provisions of SB 330 (see Program 2226, Replacement Requirements).

Objectives • Continue to implement Sections 10.12.030 and 11.32.090 of the MBMC to prevent mansionization and lot mergers that reduce future housing capacity.
• Amend the Zoning Code to eliminate provision 10.52.050.F to mitigate the loss of dwelling units through demolition and to conserve the existing housing stock.

Timeframe • Ongoing implementation of Sections 10.12.030 and

11.32.090 of the MBMC throughout the planning period.
• Amend the Zoning Code by January 2024.within 2 years of Housing Element adoption.

Responsible Agency Community Development Department
Funding Sources City General Fund
Page | 34 City of Manhattan Beach 6th Cycle Housing Element

Relevant Policies 1.1, 1.2, 1.3, 1.4, 2.1
Program 20:Program 24: Priority Services
Pursuant to Chapter 727, Statutes of 2005 (SB 1087), the City is required to deliver its adopted Housing Element and any amendments thereto to local water and sewer service providers. This legislation allows for coordination between the City and water and sewer providers when considering approval of new residential projects. The City is the direct provider of water, sewer, and storm drain maintenance. As such, the City will internally coordinate with the Public Works Department for review and consideration when reviewing new residential projects.

The City’s current Urban Water Management Plan acknowledges the requirements and includes the projected water use for single-family and multifamily housing needed for lower-income households. The Community Development Department will coordinate with Public Works to ensure that proposed developments that include housing affordable to lower-income households, including extremely low- and very low-income households, are prioritized for the provision of water and sewer services. Internal coordination will further support the prioritization of water and sewer services for future residential development, including units affordable to lower-income households.

Objectives • Internally distribute adopted Housing Element to Public Works Department.
• Increased coordination with the Public Works Department to ensure that adopted policies prioritize water and sewer allocation for affordable housing development.

Timeframe • Internally distribute adopted Housing Element upon local adoption of the 6th Cycle Housing Element by March 2023. • Ongoing coordination throughout the planning period.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 2.1, 2.2, 4.2
Program 21:Program 25: Reasonably Accommodate Housing for Persons with Physical and Developmental Disabilities
The City adopted a Reasonable Accommodation Ordinance in 2013 to comply with reasonable accommodation procedures of the Fair Housing Act, and one request was received and approved during the 5th Cycle planning period. These procedures are codified in Chapter 10.85 of the MBMC, establishing the City’s procedures related to requests for reasonable accommodations. The process provides a deviation procedure that is available to applicants for circumstances where the existing zoning regulations would preclude residential development for persons with disabilities. Requests for a reasonable accommodation shall be reviewed by the Page | 35 City of Manhattan Beach 6th Cycle Housing Element

Community Development Director, and may, in their discretion, refer applications to the Planning Commission for consideration.

Although requests are seldomly referred to the Planning Commission for their consideration and there are no public hearing or noticing requirements tied to their review, the MBMC does not outline the bases on which a decision on the matter could or should be deferred to the Planning Commission. In an effort to proactively remove ambiguities that may impose extra hurdles for people with disabilities, the City will amend the reasonable accommodation procedures to remove discretionary referrals to the Planning Commission, and the requests shall be reviewed and may be granted solely by the Director. In addition, the City will develop materials and outreach methods to increase public awareness and ease of access to policies, programs, and processes addressing reasonable accommodation.

Objectives • Amend the MBMC to remove potential barriers for people with disabilities, including persons with developmental disabilities, related to requests for reasonable accommodations, and in accordance with current fair housing laws.
• Develop outreach and dissemination programs and materials for the public and City staff.

Timeframe • Amend the MBMC by March 2023. within 1 year of Housing Element adoption.
• Develop outreach and dissemination materials by January 2024.within 2 years of Housing Element adoption.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.2, 2.4, 3.1, 4.1, 4.2, 4.3
Program 22:Program 26: Replacement Requirements
The City will mandate replacement requirements pursuant to the requirements as set forth in Government Code Section 65915, subdivision (c)(3) on sites identified in the Sites Inventory (See the Electronic Housing Element Site Inventory Form included as Exhibit A of Appendix E for a complete list of parcels identified in the Sites Inventory), and consistent with the Housing Crisis Act of 2019 and related State housing law for proposed housing developments on sites that currently have residential uses, or within the past 5 years have had residential uses that have been vacated or demolished that are or were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low income, subject to any other form of rent or price control, or occupied by low- or very low-income households.

Objectives • Amend staff procedures related to the review and issuance of demolition and development permits.

Page | 36 City of Manhattan Beach 6th Cycle Housing Element

• Enforce replacement requirements in accordance with
Government Code Section 66300, and the requirements as set forth in Government Code Section 65915, subdivision (c)(3).

Timeframe • Amend staff procedures by January 2023 within 1 year of Housing Element adoption.
• Continue ongoing replacement requirements throughout
the planning period.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 1.3, 1.4, 2.3, 4.1, 4.3
Program 23: Older Adults Programs
The City provides various services for the special needs of older adults so that they may remain in the community. The older adults of the community regularly rely on these resources for services and programming. The Older Adults Program provides services to predominantly lower-income older adults, and provides some services for residents with disabilities (all ages).

This program is operated by a part-time Older Adults Program Manager who is contracted through the Beach Cities Health District and the City of Manhattan Beach Fire Department. At any given time, the Older Adults Program may assist up to 100 older adults, of whom 70 percent are lower income. As liaison and service coordinator, the Older Adults Program Manager performs the following functions:

1. Locates suitable (often more affordable) housing. This may include referrals to “board and care” residential facilities in Manhattan Beach, or multifamily apartments.

2. Identifies financial assistance resources, including U.S. Housing and Urban Development’s Section 8 rental vouchers through the County of Los Angeles, and other Federal assistance programs, as well as disbursing information and referring to lenders for special mortgage programs.

3. Coordinates Rotary Cares, a volunteer program that rehabilitates two senior homes per year, consisting of minor repairs, plumbing, carpentry, painting, and other improvements.

4. Arranges and makes referrals for health and personal services for the Senior Health Program, which is funded by the Beach Cities Health District’s Community Care Services and other community resources available for older adults.

The City also provides funds for social service groups serving older adults, including the Salvation Army’s Brown Bag Food Program, Care Management for Manhattan Beach Seniors, and South Bay Adult Care Center. Additionally, the City’s Parks and Recreation Department has a full-time Older Adults Program Supervisor, plus support staff, who provides numerous services and programs to older adults, including arts and crafts, drama, acting, poetry, and fitness classes; softball leagues; and bingo nights. In addition, the City provides the Manhattan Beach Dial-A- Page | 37 City of Manhattan Beach 6th Cycle Housing Element

Ride services, which is a shared ride, curb-to-curb bus service for Manhattan Beach residents who are 55+ years old or who have disabilities (all ages) to assist them with things such as picking up medication, doctor visits, and groceries.

The City is also providing temporary technical assistance to older adults by helping older adults with changes resulting from the Clean Power Alliance program, an electricity supply provider offering renewable energy at competitive rates to the community, and with managing changes to their energy bills. The City also provides links and information on its website to resources provided by Clean Power Alliance, which include financial assistance programs for lower-income people and people with special needs.

Additionally, the City recently approved an assisted living project for older adults in 2021, consisting of 95 rooms (115 total beds), a facility kitchen, and common areas (foyer, parlor, bistro, private dining room, general dining rooms, activity rooms, and staff rooms). The project will include 64 assisted living rooms and 31 memory care rooms for Alzheimer’s patients and individuals with memory loss. The project is expected to be completed and increase assisted living opportunities for older adults in the City during the planning period.

Objectives • Continue providing services to 1,000 older adults per year through the Older Adults Program.
• Continue providing Dial-a-Ride services to 1,000 older adults and/or residents with disabilities (all ages) per year.

Timeframe Ongoing
Responsible Agencies • Senior Services Care Manager
• Fire Department
• Parks and Recreation Department
Funding Sources General Fund / Beach Cities Health District Relevant Policies 1.3, 2.3, 3.1, 3.2, 4.1
Program 24:Program 27: Solar Panel Incentives
Solar panels may be used on roofs of residential and commercial structures to generate electricity that is either transmitted to the grid or stored in batteries on site. The existing height limits in Manhattan Beach ensure rooftop solar units would not eventually be subject to shade and shadow, which would render them ineffective.

To encourage successfully promote the use of alternate energy, the City has subsidized permitting fees for solar panels since 2008. The current permit fee for solar panels is $100. The City’s fee incentives resulted in 800 solar permits issued during the 5th Cycle planning period. The City will continue to promote and incentivize alternate energy through permit subsidies for solar panels.

Page | 38 City of Manhattan Beach 6th Cycle Housing Element

Objectives • Promote and incentivize alternate energy through permit subsidies for approximately 90 solar permits per year.
• Continue to track number of solar permits.

Timeframe • Ongoing annually throughout the planning period. • Annual monitoring to track permits.

Responsible Agency Community Development Department
Funding Sources City General Fund
Relevant Policies 3.2, 3.3, 3.4
Program 25:Program 28: Specialized Housing Types to Assist Persons with Special Needs Employee Housing
Pursuant to the State Employee Housing Act (Section 17000 et seq. of the Health and Safety Code), employee housing for agricultural workers consisting of no more than 36 beds in group quarters or 12 units or spaces designed for use by a single family or household is permitted by right in a zoning district that permits agricultural uses by right. Therefore, for properties that permit agricultural uses by right, a local jurisdiction may not treat employee housing that meets the above criteria any differently than an agricultural use. The Employee Housing Act also requires that any employee housing providing accommodations for six or fewer employees be treated as a single-family structure, with no Conditional or Special Use Permit or variance required.

Employee housing is not currently defined in the MBMC because the City does not currently have any zones that permit agricultural uses, and no agricultural land exists in the City; accordingly, no specific provisions are included regarding this use. If the Zoning Code is ever amended to add a zoning district that permits agricultural uses, the City will make corresponding MBMC amendments related to agricultural workers and current employee housing requirements consistent with State law, to assist in the production of this special housing type to serve lower- income households, including extremely low-income households.

Emergency Shelters
Pursuant to State law, local governments must identify one or more zoning categories that allow emergency shelters (year-round shelters for people experiencing homelessness) without discretionary review. Emergency shelters serve those experiencing homelessness, including extremely low-income households and those with special housing needs. In compliance with State law, the MBMC allows emergency shelters by-right in the Public and Semi-Public (PS) and Industrial Park (IP) zones subject to non-discretionary approval. However, the City will amend the MBMC to ensure that parking requirements for emergency shelters accommodate the staff working in the shelter and do not require more parking than other residential or commercial uses within the same zone (AB 139, 2019).

Supportive Housing
Page | 39 City of Manhattan Beach 6th Cycle Housing Element

State law mandates that local jurisdictions consider supportive housing a residential use of property allowed subject only to those restrictions that apply to other residential dwellings of the same type in the same zone. The MBMC allows supportive housing 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 in accordance with State law.

In addition, State law provisions have recently been modified to require approval of supportive housing that meets the specified requirements of State law as a use by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses (AB 2162). Additionally, no minimum parking may be required for units occupied by supportive housing residents if the development is located within 0.5 miles of a public transit stop (Government Code Section 65915). The City will amend the MBMC to comply with current State law. This amendment will provide additional housing opportunities for lower-income households, including extremely low-income housing and those with special housing needs.

Low-Barrier Navigation Centers
Low-Barrier Navigation Centers are housing-first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. The MBMC does not currently define Low-Barrier Navigation Centers; therefore, it also does not identify zoning districts in which this use is permitted.

The City will amend the MBMC to permit the development of Low-Barrier Navigation Centers that meet the requirements of State law as a use by-right, without requiring a discretionary action, in mixed-use and nonresidential zones that permit multifamily uses (AB 101). This use will increase opportunities to serve those experiencing homelessness, including extremely low- income households and those with special housing needs.

Residential Care Facilities
Residential Care Facilities serving seven or more persons, referred to as Residential Care, General in the MBMC, is classified as a public and semipublic use under Section 10.08.040 - Public and Semipublic Use Classifications of the MBMC. As such, these facilities are conditionally permitted uses requiring a Use Permit in the PS (Public and Semi-Public) zone. Further, the City facilitates additional opportunities for development of Residential Care, General by permitting these facilities in two additional zoning categories (residential and commercial), including the RH, RPD, RSC, and CG, subject to a Use Permit.

Due to the complexity associated with Residential Care Facilities, the necessary infrastructure, and requirements tied to state licensing, opportunities to remove the discretionary permit are limited.

However, the City will mitigate any constraints that may be posed by a Use Permit for Residential Care Facilities by making the approval process more predictable and transparent. Currently, Residential Care, General facilities are subject to the broader findings for all Use Permits outlined in Section 10.84.060 - Required Findings, of the MBMC. The City will amend the Zoning Code to include findings specific to Use Permits for Residential Care, General (serving seven or more persons) facilities. The City will ensure the findings are objective and improve certainty in the Page | 40 City of Manhattan Beach 6th Cycle Housing Element

development approval process to better facilitate the production of Residential Care Facilities to serve the needs of the community.

Separately, but sharing a common goal, the City provides reasonable accommodation procedures for those with disabilities as outlined in Program 25. Through implementation of Program 25, the City will remove discretionary referrals to the Planning Commission, and the requests shall be reviewed and may be granted solely by the Director. The process provides a deviation procedure that is available to applicants for circumstances where the existing development regulations would preclude residential development for persons with disabilities.

Objectives • Ensure the MBMC continues to be consistent with State law and case law relative to special needs housing through
ongoing review and amendments, as required under State
law.needed.
• Amend the MBMC to permit supportive housing in
accordance with State law.
• Amend the parking requirements for emergency shelters to ensure consistency with State law.
• Amend the MBMC to ensure that any application for
supportive housing or a Low-Barrier Navigation Center is processed “by right” in accordance with State law.
• Amend the MBMC to include findings specific to Use
Permits for Residential Care, General (serving seven or more persons) facilities that are objective and improve certainty in the development approval process.

Timeframe • Annual monitoring of State laws regarding special needs housing, throughout the planning period.
• Adopt policies and procedures for processing supportive housing and Low-Barrier Navigation Centers by January 2023. within 1 year of Housing Element adoption.
• Amend the MBMC by March 2023. within 1 year of Housing Element adoption.

Responsible Agency Community Development Department
Funding Sources General Fund
Relevant Policies 1.2, 2.2, 2.4, 4.1, 4.2, 4.3
Program 29: Support for Those Experiencing Homelessness In March 2017, the County passed Measure H, which created significant new resources to address homelessness, including Homelessness Plan Implementation Grants for local jurisdictions.

Page | 41 City of Manhattan Beach 6th Cycle Housing Element

In 2018, the City Council adopted the City’s Five-Year Plan to Address Homelessness in Our Community, containing goals aligned with the City of Manhattan Beach’s and County of Los Angeles’s objectives to address homelessness. The City also submitted a multi-jurisdictional proposal with the Cities of Redondo Beach and Hermosa Beach (all three collectively referred to as ”South Bay Beach Cities”) to the County for outreach and education, coordination of regional efforts to address homelessness, and housing navigation services.

In April 2019, the Los Angeles County Homeless Initiative announced the award of Measure H grant funding to the South Bay Beach Cities totaling $330,665 toward homeless coordination, training, and housing navigation services. Subsequently, the City Council awarded a subcontract to Harbor Interfaith Services to provide three full-time-equivalent positions to assist individuals and families experiencing homelessness in the South Bay Beach Cities.

Consistent with the City’s Homelessness Plan’s efforts to educate the community on various resources in the South Bay, the City has produced a resource guide for those experiencing homelessness, which is available on the City’s website. The guide summarizes a variety of resources offered near Manhattan Beach for those experiencing homelessness and contains a resource card that offers important phone numbers for quick reference.

Under this program, the City will continue to implement the policies and actions of its Five-Year Plan to Address Homelessness in Our Community to continue addressing the needs of its residents experiencing homelessness for affordable housing and housing navigation services. The City will also continue regional coordination utilizing Measure H grant funding in partnership with the Cities of Redondo Beach and Hermosa Beach and seek additional funding sources with the South Bay Beach Cities for continued homeless services. Further, the City will continue to educate the community on various resources in the South Bay and ensure the resource guide for those experiencing homelessness is kept up to date and available on the City’s website.

Objective • Seek additional funding sources for continued support services for the population experiencing homelessness.
• Continue coordination of regional efforts with partner agencies and organizations, such as Cities of Redondo Beach and Hermosa Beach, and the Beach Cities Health District through quarterly meetings.
• Educate the community on various resources in the South Bay and ensure the resource guide for those experiencing homelessness is kept up to date and available on the City’s website.

Timeframe • Ongoing monitoring of funding sources throughout planning period and apply for additional funding
opportunities annually during the planning period, where available, beginning January 2023.
• Ongoing – quarterly communications with partner
agencies and organizations.

Page | 42 City of Manhattan Beach 6th Cycle Housing Element

• Update resource guide on City website annually during the planning period, to reflect any changes to program or
resource offered for those experiencing homelessness.

Responsible Agency Community Development Department
Funding Sources Grant awarded from the Los Angeles County Measure H funds; General Funds for the staff time (grant applications and educational material).

Relevant Policies 2.3, 3.1, 4.1, 4.3

Program 26:Program 30: Surplus Lands
The City will identify and prioritize local surplus lands available for housing development affordable to lower-income households and report on these lands annually through the Housing Element Annual Progress Report in accordance with the requirements of AB 1486 (2019). If the City identifies any public land that they intend to declare as surplus land at any point, the City will send notices about available, surplus local public land to HCD, local public entities within the jurisdiction where the surplus local land is located, and any developers who have notified HCD of their interest in developing affordable housing on surplus local public land in accordance with the requirements set forth in the Surplus Land Act (Government Code Section 54220-54234).

Objective • Identify and track surplus City-owned sites. Report on these lands annually through the Housing Element Annual Progress Report.
• Comply with Surplus Land Act requirements set forth in Government Code Section 54220-54234.

Timeframe • Annually conduct inventory and report surplus and excess local public lands on or before April 1 of each year.
• Ongoing compliance with Surplus Land Act throughout the planning period.

Responsible Agency Community Development Department
Funding Sources Community Development Department
Relevant Policies 1.2, 2.1, 2.2
Program 27:Program 31: Water Conservation and Green Building Standards California’s water system is energy intensive, accounting for nearly 10 percent of the State’s greenhouse gas emissions. Actions that improve water-use efficiency can reduce energy use.11 This can be achieved through many ways, such as using low-flow fixtures and drought-tolerant

11 Public Policy Institute of California. 2016. https://www.ppic.org/wp-content/uploads/R_1016AER.pdf.

Page | 43 City of Manhattan Beach 6th Cycle Housing Element

landscaping. Section 7.44.020 of the MBMC addresses water conservation and provides for permanent water conservation measures and drought restrictions. In addition, water conservation requirements apply to 100 percent of projects that the City approves. Water conservation requirements are built into Title 9 via the Green Building Code, and Title 10 via State Model Water Efficient Landscape Ordinance requirements.

The City has adopted the 2019 California Green Building Standards Code, and additionally requires the following measures:
• Insulating hot water pipes to minimize energy loss.
• Using caulk and insulation that are formaldehyde-free or contain low VOCs (volatile organic compounds).
• Installing pre-plumbed water piping and sensor wiring to the roof for future solar water heating.
• Using duct mastic on all duct joints and seams to minimize energy loss. • Installing Energy Star bath fans vented to the outside. • Installing energy-efficient water fixtures.

The United States Green Building Council continues to review more-intensive measures to be included in buildings for Leadership in Energy and Environmental Design (LEED) certification. The City continues to review its codes to encourage integrate greener building techniques. The City Council has expressed interest in pursuing green building techniques above and beyond State requirements, a task currently being undertaken through the City’s Sustainability Division’s Climate Ready MB Program. The City reviews standards through the Environmental Task Force and will continue to review and update its codes as updates become available. The City anticipates State Green Building Codes being updated in the next 2 years, at which point the City will also update City regulations.

Objectives • Review green building techniques in the MBMC to encourage greener building techniques and consider
opportunities above and beyond to ensure compliance with State requirements.
• Amend the MBMC if needed to conform to future
amendments or updates to State Green Building Standards Code if necessary.

Timeframe • Ongoing rReview of green building techniques in City codes by January 2024.to encourage greener building
techniques.
• Update the MBMC within 1 year after any future
amendments or updates to the California Green Building
Standards Code.

Responsible Agencies • Environmental Task Force
Page | 44 City of Manhattan Beach 6th Cycle Housing Element

• Community Development Department
Funding Sources City General Fund
Relevant Policies 3.2, 3.3, 3.4

Program 28: By-Right Development
The City will allow developments by-right pursuant to Government Code Section 65583.2(i) when 20 percent or more of the units are affordable to lower-income households on sites identified in the Sites Inventory to accommodate the lower-income RHNA that were previously identified in past Housing Elements in accordance with the specifications of Government Code Section 65583.2(c) and Housing Element law.

Objective Permit development by-right on qualifying sites identified to accommodate the lower-income RHNA that were identified in previous Housing Elements in accordance with State law.

Timeframe Ongoing throughout planning period.

Responsible Agency Community Development Department
Funding Sources Community Development Department Budget Relevant Policies 1.2, 2.1, 2.2, 2.4

Page | 45 City of Manhattan Beach 6th Cycle Housing Element

THIS PAGE INTENTIONALLY LEFT BLANK
City of Manhattan Beach
6th Cycle Housing Element

DRAFT FOR ADOPTION
Appendices

Appendix A: 5th Cycle Review
Appendix B: Needs Assessment
Appendix C: Constraints and Zoning Analysis
Appendix D: Affirmatively Furthering Fair Housing Analysis Appendix E: Sites Analysis and Inventory
Appendix F: Community Engagement Summary

Page | A-i City of Manhattan Beach Appendix A: 5th Cycle Review Appendix A: 5th Cycle Review

Table of Contents

2.1 Review of Programs Addressing the Housing Needs for the Population with Special Needs .. 1918

Tables
Table 1. Evaluation of Previous Housing Element Implementation ................................................................ 2 Table 2. Progress in Achieving Objectives for 5th Cycle RHNA (2014-2021) ............................................. 1918 Page | A-1 City of Manhattan Beach Appendix A: 5th Cycle Review Introduction
For the 5th Cycle Housing Element (2014–2021), the City of Manhattan Beach (City) committed to specific programs to address the comprehensive housing needs of the City and to help achieve the goals identified in the 5th Cycle Housing Element (5th Cycle). This appendix to the City’s 6th Cycle Housing Element (6th Cycle) evaluates progress made toward the goals and actions of the 5th Cycle Housing Element, and is used as a foundation to inform the programs of the 6th Cycle (2021–2029), tailored to meet this cycle’s housing needs.

California Government Code Section 65588(a) requires each jurisdiction to regularly review its Housing Element to evaluate the following:
• The progress in implementation of the Housing Element • The effectiveness of the Housing Element programs in progress toward achieving the housing goals and objectives
• The appropriateness of the housing goals, objectives, and policies, and in contributing to the attainment of the State housing goal

Evaluation of Previous Housing Element Implementation
This evaluation provides information on the extent to which programs have achieved stated objectives, and whether these programs continue to be relevant to addressing current and future housing needs in the City. The success of a program toward achieving the 5th Cycle goals is the basis for the goals, policies, and programs, and the establishment of objectives provided in the 6th Cycle. Table 1 lists each program from the 2014–2021 Housing Element, and identifies the program’s progress in implementation, effectiveness, and appropriateness. The goals, policies, and programs of the 6th Cycle are reflective of the program effectiveness as determined by this evaluation. Table 2 provides an overview of the progress in achieving the housing objectives from the 5th Cycle Regional Housing Needs Allocation (RHNA).

Page | A-2 City of Manhattan Beach Appendix A: 5th Cycle Review

Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Goal 1. Preserve existing neighborhoods.

Policy 1. Preserve the scale of development in existing residential neighborhoods.

Program 1a. – Continue to enforce provisions of the Zoning Code which specify District Development Regulations for height, lot coverage, setbacks, open space, and parking.

Section 10.12.030 of the MBMC establishes standards to avoid “mansionization*,” including increased setback and open space requirements for new single-family residences. The additional open space must be provided in areas adjacent to streets or in areas that create useable open space. Open space may be provided above the second story, encouraging structures to be built to less than maximum height thereby reducing the mass of homes. The mansionization ordinance also establishes maximum lot sizes in residential districts as follows:

District Maximum Lot
I - Hill Section; Ardmore east, Manhattan Beach Blvd. south 15,000 sq. ft.

II -Tree Section; Ardmore/Blanche east, Manhattan Beach Blvd.south 10,800 sq. ft.

III - Beach area 7,000 sq. ft.

IV - El Porto 7,000 sq. ft.

Generally, properties in the Medium and High Density Residential zones that are developed with three or more units are exempt from the stricter requirements in order to encourage multi-family development.

Section 10.64.030 of the MBMC requires additional enclosed parking for larger residences. Three enclosed parking spaces are required for residences that exceed 3,600 square feet in floor area, whereas residences smaller than 3,600 square feet only need to provide two spaces. Only one space is required for multi-family units with less than 550 square feet.

These provisions act to discourage construction of overly large dwellings that are out of scale with the surrounding neighborhood. In addition to issues of scale, the large dwellings are also more costly, and lead to increased pressure to demolish modest dwellings in favor of lavish structures affordable only to the most affluent.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: On-going
Progress: The City of Manhattan Beach (City) continued to enforce these site development standards, along with a Minor Exceptions process, which provides a certain amount of flexibility for remodeling and expanding non-conforming residences, and in turn preserves existing neighborhoods and deters “mansionization.” During the planning period, over 190 Minor Exceptions have been approved.

Effectiveness: Planning staff implements this program on a daily basis through plan checks and Planning Entitlement reviews for residential projects, ensuring that all projects meet the development standards provided in the Planning and Zoning Code.

Since 2014, 198 Minor Exceptions have been processed,
demonstrating the effectiveness of the Minor Exception process.

Additionally, the City has granted only five Variances, all of which complied with the required findings, including unique circumstance.

Appropriateness: This program is implementing existing
development standards. Although staff will continue to implement this program through implementation of the existing development standards included in the City’s Planning and Zoning Code, the program is not furthering Housing Element goals, and will not be continued in the 6th Cycle. Instead, a new program will be developed to incentivize multifamily housing while continuing to disincentivize “mansionization.”

Page | A-3 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Objective: Continue to preserve the character of existing neighborhoods *Mansionization occurs when large homes replace historically small homes, on consolidated and standard sized lots, appearing out of scale and resulting in an impression of unrelieved building bulk, screening out light and air and dwarfing existing standard sized buildings in a neighborhood. The consolidation of lots for mansionization results in an inefficient use of land for homes that can only be afforded by affluent households.

Program 1b. – Continue to apply the Design Overlay as provided under Section 10.44 of the Municipal Code, as appropriate.

This section of the Code provides a mechanism for establishing specific development standards and review procedures for certain areas of the City with unique needs, consistent with General Plan policies, taking into consideration the unique nature of a given neighborhood. Seven sub-districts have been established:

D1) Rosecrans Avenue, where higher fences in the front-yard setback area are needed to reduce traffic noise;
D2) 11th Street, where limitations on building height and density are needed to minimize building bulk and buffer adjoining residences; D3) Gaslamp neighborhood, where special design standards and review procedures are needed to preserve existing neighborhood character;
D4) Traffic noise impact areas, where higher fences are needed to reduce traffic noise; D5) North end commercial, where special design standards are needed to accommodate additional residential development;
D6) Oak Avenue, where special design standards, landscaping and buffering requirements are needed to allow commercial use of property in a residential area adjacent to Sepulveda Boulevard;
D7) Longfellow Drive area, including residential lots in Tract 14274 located on Longfellow Drive, Ronda Drive, Terraza Place, Duncan Drive and Kuhn Drive, where a special minimum lot area requirement and restriction on subdivision is needed to preserve the character of the neighborhood, including views and privacy.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: On-going
Objective: Preserve neighborhood character citywide.

Progress: Planning staff continues to apply the Design Overlay regulations as a standard part of reviewing plan checks and Planning Entitlements. Furthermore, in 2019, the City adopted the Sepulveda Boulevard Corridor Overlay (D8), enacting more flexible development standards, where needed, to continue to promote desirable development, uses, and economic vitality within the General Commercial (CG) zone.

Effectiveness: The program successfully enforces specific development standards for each overlay zone while taking into consideration the unique nature of each given neighborhood.

Appropriateness: This program implements existing Zoning Code without a quantifiable objective. Therefore, it will be replaced by an objective design standards program in compliance with Senate Bill (SB) 330 (2019).

Page | A-4 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Program 1c. – Refrain from approval of lot mergers that would result in a reduction in the number of residences allowed.

Many homes have been constructed on double lots. The City has permitted the underlying subdivision to remain, in order that separate homes may potentially be built on each of the underlying lots. In accordance with Zoning Code Section 10.52.050, accessory structures ancillary to a primary residence may be constructed on an adjacent lot in common ownership without processing a lot merger. Similarly, the City will not require that lots be merged when schools, churches or other similar public assembly uses are constructed on multiple lots. In addition, the maximum lot standards noted above would prevent consolidation of very large lots. This will preserve opportunities for future housing units that would otherwise be lost if lots were consolidated.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: On-going
Objective: Preserve neighborhood character citywide
Progress: Implementation continues through enforcement of the existing maximum lot size standards. The City approved a total of 22 lot line consolidations during the planning period.

Effectiveness: The maximum lot size standards are effective in preventing consolidation of multiple smaller lots into a single, larger lot for low-density housing development, and effectively retains existing housing capacity. However, as most parcels in the City are less than 0.5 acres, maximum lot sizes are a constraint for those trying to consolidate lots for multifamily housing.

Appropriateness: Similar to Program 1a, this program is implementing existing development standards without a
quantifiable objective. Instead a new program will be developed to incentivize multifamily housing while continuing to disincentivize “mansionization.” Specifically, the program will analyze Zoning Code Section 10.52.050 currently permitting property owners in residential zones to develop contiguous separate lots as one site without requiring a lot merger, and any necessary code
amendments to conserve the existing housing stock.

Policy 2. Preserve existing dwellings.

Program 2a. – Allow non-conforming dwellings to remain and improve.

Under Zoning Code Section 10.68, the development process for improvements to smaller non-conforming residential structures has been streamlined. Exceptions may be approved administratively to allow additions to non-conforming structures that will not result in total structures in excess of 66 percent of the maximum floor area in Districts III and IV or 75 percent of the maximum floor area in Districts I and II, or 3,000 square feet, whichever is less.

Non-conforming dwellings may also be improved while maintaining non-conforming, existing parking. For dwellings with less than 2,000 square feet of floor area, only one enclosed parking space is required.

The non-conforming dwellings to be preserved tend to be smaller and less costly than newer housing in the community. The preservation and improvement of these units will maintain the pool of smaller units which might otherwise be demolished to make way for larger, more costly housing.

Responsibility: Community Development Department
Funding: City General Fund
Progress: Planning staff continuously processes Minor Exceptions, which serve to incentivize preservation of smaller, more affordable housing units by allowing minor additions and remodels.

Effectiveness: Since 2014, a total of 198 Minor Exceptions have been processed, demonstrating the effectiveness of the Minor Exception process, which provides a certain amount of flexibility for remodeling and expanding non-conforming residences. It is important to maintain the option of a Minor Exception to incentivize remodeling vs. demolishing and building a new structure.

Appropriateness: Delete. This program is a routine function without a quantifiable objective. Although staff will continue to implement this program through implementation of the existing Planning and Zoning Code, the program will not be carried over to the 6th Cycle Housing Element.

Page | A-5 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Schedule: On-going
Objective: Preserve smaller, more affordable housing units Program 2b. – Utilize Community Development Block Grant funds or exchange funds for home improvement loans for low-income residents, consistent with income limits provided for such funding, and pursue additional sources of funding for City programs.

CDBG funds are exchanged for unencumbered General Funds, which are granted to local public service agencies who provide services for low- and moderate-income residents as well as elderly, disabled, and abused residents. Services include counseling, shelter referral, dental care, case management and groceries for seniors. This allows the City to exceed the 15 percent limit on a locality's CDBG funds that may be passed on to such social service providers.

A large proportion of very-low- and low-income homeowners pay over half their income on housing, leaving little for home maintenance or improvement. Many homeowners in the City could not afford to purchase their homes at currently prices, and are "house rich and cash poor," which is not unusual for the region. Long-time residents would be expected to have decades-old mortgages with relatively low payments. Some may have completed their mortgage payments. Thus, as they approach their retirement years on a fixed income, they could continue to afford to live in their current residences. However, major home repairs and rehabilitation could exceed limited budgets.

Under this program, a portion of CDBG funds could be utilized to provide small loans or grants for rehabilitation of existing housing or utility under-grounding. Years ago, residents showed little interest in such a program. However, the population has aged, leading to a greater number of residents on fixed incomes. Before initiating any such program, the City will attempt to establish whether interest exists through public solicitation of interest. It would be important to assure residents of full confidentiality, in order not to deter participation.

Responsibility: Community Development Department
Funding: CDBG
Schedule: Throughout the planning period.

Objective: Preserve/improve 16 low and moderate income units Progress: Since 2016, the City of Manhattan Beach has used its annual Community Development Block Grant (CDBG) allocation for infrastructure improvements, specifically installation of Americans with Disabilities Act (ADA)–compliant curb ramps throughout City intersections. Most recently, CDBG funds were allocated to support the installation of an ADA-compliant concrete pathway, perimeter railing, directional signage, and ADA-compliant curb ramp and gutter to create unobstructed paths of travel and accessibility for older adults and residents with disabilities to Manhattan Senior Villas, located at 1300 Parkview Avenue.

Effectiveness: Although the funds were not specifically used for rehabilitation of senior housing, they were used for ADA improvements in the right-of-way near the Manhattan Senior Villas.

Cities may no longer exchange CDBG funds with another Los Angeles Urban County participating city. Thus, the City no longer supports any public service providers with CDBG funds, directly or indirectly.

Appropriateness: The program will be carried over and revised to focus on ADA improvements in the City. Construction is anticipated to begin this year for the Manhattan Village Senior Villas ADA improvements. The revised program will subsequently focus on ADA-compliant curb ramp improvements in the City.

Goal 2. Provide a variety of housing opportunities for all segments of the community commensurate with the City’s needs, including various economic segments and special needs groups.

Policy 3. Provide adequate sites for new housing consistent with the Regional Housing Needs Assessment allocation and the capacity of roadways, sewer lines, and other infrastructure to handle increased growth.

Page | A-6 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Program 3a. – Continue to facilitate infill development in residential areas.

There are very few vacant residential parcels remaining in the City. Development of scattered vacant and underutilized residential infill sites can help to address the need for additional housing units to accommodate the City’s share of regional growth needs.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: On-going
Objective: Increase the supply of housing through infill development Progress: APN 4137002016 (adjacent to 3804 Highland) is still an empty parking lot and remains available for infill development; APN 4137010022 (133 El Porto) is still vacant and remains available for infill development; 1120 6th Street was developed with a single- family residence in 2015.

Effectiveness: With limited vacant lots available for infill development, there are very limited opportunities to increase the supply of housing through infill development. This program could be more effective if it were to focus on redevelopment of underutilized lots, or focused efforts to increase communication with developers.

Appropriateness: Deleted. As mentioned above, the effectiveness of the program is extremely limited by the built-out nature of the City.

Other strategies will be implemented for incentivizing development and increasing communication efforts in the City.

Program 3b. – Facilitate multi-family residential development in the CL, CD, and CNE commercial districts.

Provision of housing in commercial and mixed-use areas is a long-time (since 1993) City housing policy. Under Section 10.16.020 of the Municipal Code, exclusive multi-family residential uses are permitted upon the approval of a use permit in the Local Commercial (CL), Downtown Commercial (CD), and North End Commercial (CNE) Districts. Single- family residential development is permitted by-right in the North End Commercial District if located on a site which (1) fronts on Crest Drive; or (2) on the rear half of a site which fronts on Highland Avenue; or (3) on a site which fronts on the east side of Highland Avenue between 38th Place to the south and Moonstone Street to the north; or (4) on a site which does not abut Rosecrans Avenue or Highland Avenue; otherwise a use permit is required.

Development of residential and mixed uses in commercial districts can facilitate the delivery of housing. Not only does mixed-use development make additional areas available for residential use, in a mixed-use project the provision of an accompanying commercial use can help absorb some of the fixed costs of development, thereby facilitating the production of lower-cost units. In addition, traffic congestion along with energy consumption and air emissions can be reduced as residents are able to walk to nearby commercial services. This can also enhance the viability of less thriving commercial areas.

Progress: The objective of this policy to streamline the application process for residential or mixed-use projects in the CL, CNE, and CD zoning districts was not accurately fulfilled as a part of the code amendments that followed adoption of the 5th Cycle Housing Element. Although Precise Development Plans (PDPs) and Site Development Permits (SDPs) were introduced in the residential zoning districts to streamline the application process for residential projects on residentially zoned lots, the permitted land uses table in Title 10.16 for commercial zones was not amended and still reflects the requirement for use permits for multifamily and mixed-use projects. In addition, the current PDP process involves findings and conditions of approval.

Effectiveness: The intent of the lot consolidation portion of the program is effective (examples include 401 Rosecrans and 1701 Artesia) and will be carried forward and correctly implemented via future code amendments. The City will evaluate whether a consistent approach to SDPs and PDPs in the residential and commercial zones is preferred.

Page | A-7 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
To enhance opportunities for residential development commensurate with the City’s share of lower-income regional need of 16 units, the following incentives have been established for affordable multi-family development within the Downtown Commercial, Local Commercial, and North End Commercial districts:

1. Owner-occupied and rental multi-family housing developments that qualify for a density bonus under Government Code Sec. 65915 are permitted within these districts subject only to a non-discretionary Precise Development Plan controlling project design.

Projects with 5 units or less are reviewed by the Director and projects with 6 units or more are reviewed by the Planning Commission. Other non-affordable residential developments with 6 or more units within these zones will continue to require approval of a Site Development Permit (see also Program 5b).

2. The City will facilitate consolidation and development of small parcels through the following actions:
• Assist affordable housing developers in identifying opportunities for lot consolidation using the City’s GIS system and property database; • Provide a graduated density bonus for lower-income housing developments that consolidate small parcels into a larger building site according to the following formula:

Combined Parcel Size Base Density Increase*
Less than 0.50 acre No increase

0.50 acre to 0.99 acre 5% increase

1.00 acre or more 10% increase
*Excluding density bonus

• Expedite processing and waive fees for lot consolidations processed concurrently with other planning entitlements for affordable housing developments; • Publicize the program on the City’s website, at the Planning counter, and by notice to affordable housing providers.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: Throughout the planning period.

Objective: Provide adequate sites to accommodate the City’s lower-income RHNA allocation
Appropriateness: This program will be revised and separated into three programs related to streamlined development, lot
consolidation incentives, and developer outreach and transparency consistent with Assembly Bill 1483, as follows:
• Removing discretionary actions related to PDPs to create a truly administrative non-discretionary approval process. • Permitting multifamily housing in the CL, CD, and CNE zones as intended by the 5th Cycle program, including a
streamlined approval process for projects that qualify for a density bonus under State law.
• Adopting development standards for multifamily residential and mixed-use projects in the three commercial zones (CL, CD, and CNE).

Page | A-8 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Program 3c. – Continue to provide for a mixture of uses in the Manhattan Village area.

The Manhattan Village area contains a mix of hotel, office, research and development, retail, recreation and residential uses, including senior housing. The existing parking lot at Parkview Avenue and Village Drive could accommodate up to 25 additional residential units similar to the existing senior project. This site was identified as a potential housing site in the 2003 Housing Element, consistent with the more general 1993 Housing Element program calling for a mixture of uses in the Manhattan Village area.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: On-going
Objective: 25 senior units
Progress: A mixture of uses in Manhattan Village continues to be maintained. The parking lot has not been redeveloped to date.

Effectiveness: Although the opportunity for a mixture of uses in Manhattan Village remains, future development is market-driven, and there has been no interest expressed in developing the parking lot to date. The program will continue to extend opportunities for residential and mixed-use development in this area.

Appropriateness: A large portion of the Manhattan Village area was recently redeveloped as part of a $250 million expansion, and renovation of the Manhattan Village Mall is expected to be fully completed by the end of 2021. Any potential sites within the Manhattan Village that remain with potential for redevelopment in the 6th Cycle have been included in the new Adequate Sites program and in Appendix E, Sites Analysis and Inventory, of the 6th Cycle Housing Element.

Program 3d. – Ensure that development standards for residential uses in the CD and CNE Districts do not pose unreasonable constraints to housing.

The City will review current development standards and evaluate the feasibility of a Code amendment to eliminate the maximum number of units per lot, so long as the otherwise maximum physical dimensions of the allowable building envelope are not exceeded in mixed-use commercial/residential developments. Greater numbers of smaller units could result, with likely occupants being young people and seniors wanting easy access to commercial uses, particularly seniors who no longer feel comfortable driving.

The review of development standards will also examine parking requirements for residential and mixed-use developments in commercial districts. Under existing codes, parking spaces located within the Downtown Commercial (CD) district may serve as required parking for a nonresidential use located within the same district at a maximum distance of 1,000 feet. No parking for commercial uses is required at all if the floor area ratio does not exceed 1:1. The same is not permitted for residential uses. In order to facilitate development of residential uses, residential and commercial uses could be treated equally for parking purposes, if the residential units are a small size and the City concludes that it does not burden the District.

Responsibility: Community Development Department
Funding: City General Fund
Progress: Staff are currently evaluating parking regulations in an attempt to “modernize” parking requirements and bring
requirements into conformance with current industry standards using ULI and ITE ratios. Staff anticipate parking requirements being updated within the next year. However, the parking requirements being evaluated are focused on nonresidential uses. In addition, development standards for residential and mixed-use developments in commercial districts, including in the CD and CNE zones, defer to the High-Density Residential District (RH) zone’s development standards.

Effectiveness: The program will be carried forward because staff has only seen partial progress on this effort.

Appropriateness: This program will be revised to include the CL zone and to adopt development standards for multifamily residential and mixed-use projects in the three commercial zones (CL, CD, and CNE) permitting mixed uses.

Page | A-9 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Schedule: Review development standards and process a Code amendment by December 2014
Objective: Facilitate development of affordable multi-family and mixed use developments
Program 3e. – No Net Loss
To ensure adequate sites are available throughout the planning period to meet the City’s RHNA, the City will continue to annually update an inventory that details the amount, type, and size of vacant and underutilized parcels to assist developers in identifying land suitable for residential development and that also details the number of extremely low-, very low-, low-, and moderate-income units constructed annually. If the inventory indicates a shortage of available sites, the City shall rezone sufficient sites to accommodate the City’s RHNA.

To ensure sufficient residential ca pacity is maintained to accommodate the RHNA need, the City will continue to implement project-by-project evaluation pursuant to Government Code Section 65863. Should a development proposal result in a reduction of yield below the residential capacity iden tified in the sites inventory, the City will identify and zone sufficient sites to ensure no net loss in residential capacity.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: Continue to implement Government Code Section 65863 Objective: Ensure no net loss of housing capacity throughout the planning period.

Progress: As part of the annual reporting process, the City continued to monitor site capacity and the net remaining RHNA. No net loss of housing capacity occurred during the planning period; therefore, no rezoning of sites stemming from net loss occurred.

Effectiveness: This program is effective and necessary, and required by State law; therefore, it is appropriate to carry forward.

Appropriateness: Continue. Revise as needed to comply with current State law.

Policy 4. Preserve the existing affordable housing stock.

Program 4. – Regulate the conversion of rental housing to condominiums.

Section 10.88.080 of the Municipal Code requires that potential displacement of existing tenants be taken into consideration when evaluating requests for conversion of existing rental units to condominium status. In addition, under Section 10.88.070, tenants must be given first right of refusal to purchase at discounted prices. Those tenants who do not wish to purchase must be provided relocation assistance. Elderly and handicapped tenants must be provided life leases, with no rent increases for at least two years, and low- and moderate-income tenants and families must be given at least one year to relocate. These programs help to reduce the impact of condominium conversion on low- and moderate-income households.

Responsibility: Community Development Department
Funding: City General Fund, condominium application fees Schedule: On-going
Progress: Implementation of these regulations continued through the 5th Cycle.

Effectiveness: No affordable units were converted to condominiums during the 5th Cycle. Program is effective and should continue.

Appropriateness: Revise to focus on replacement requirements for all housing types in accordance with SB 330 (2019).

Page | A-10 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Objective: Preserve 12 affordable units
Policy 5. Encourage the development of additional low- and moderate-income housing.

Program 5a. – Provide incentives for housing affordable to low-income households and senior housing.

Section 10.52.090 of the Municipal Code provides for density bonus or other incentives when low-income housing is provided, in accordance with Section 65915 of the California Government Code. The housing must remain affordable for at least 30 years. The City will continue to implement the Density Bonus ordinance in conformance with state law.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: Ongoing implementation of the Density Bonus ordinance.

Objective: Additional affordable housing units commensurate with the City’s RHNA allocation
Progress: The City continues to incentivize development of affordable housing by abiding by the local and State density bonus regulations. The density bonus requires updating to attain compliance with current State regulations.

Effectiveness: Two density bonus projects are in the planning process currently (401 Rosecrans and 1701 Artesia).

Appropriateness: Revise accordingly to comply with current density bonus requirements (Assembly Bill 1763/SB 2263).

Program 5b. – Streamline the development process to the extent feasible.

The City currently allows and encourages concurrent processing of all discretionary applications for a project, thereby streamlining the development process. Many routine applications may be processed as minor exceptions instead of the longer and more difficult variance process. As discussed in Chapter 4 regarding governmental constraints, processing time for building permits in the City compares favorably with other nearby jurisdictions. To minimize constraints to multi-family development, projects with up to 5 units are approved by the Director through an Administrative Site Development Permit with no public hearing, and a Site Development Permit approved by the Planning Commission is required for projects with more than 5 units. Both the Administrative SDP and the Planning Commission SDP review processes are limited to confirming that the project complies with applicable development standards and does not examine the appropriateness of the use itself.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: Throughout the planning period.

Objective: Streamline the development review process for multi-family development.

Progress: While certain streamlined processes are currently in place, with examples being the SDP and PDP processes for residential projects in residential zones, other streamlining efforts originally identified in the 5th Cycle Housing Element were not codified properly. To date, the SDP and PDP processes have not been extended in the Planning and Zoning Code to the CL, CNE, and CD zoning districts as originally intended in Policy 3 of the 5th Cycle Housing Element, and mixed-use projects are clearly depicted as a residential use, to which streamlined processes apply per State law.

Effectiveness: The streamlined permitting option is effective, and the Zoning Code should be amended to accurately reflect the policies in the Housing Element.

Appropriateness: This program is not appropriate to continue.

Revisions to Program 3b will address codifying the approval processes for residential uses in the CL, CNE, and CD zoning districts. Instead, a new program will be included in the 6th Cycle to include SB 35 (2017) streamlining in staff permitting process procedures.

Program 5c. – Allow the establishment of manufactured housing on single-family residential lots.

Manufactured housing can be constructed for much less than the cost of traditional building. Building various standardized modules in one location results in savings due to Progress: The Municipal Code continues to accommodate
manufactured housing.

Effectiveness: No permits have been requested or granted for this type of residential structure during this planning period. Currently,

Page | A-11 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
economies of scale and greatly reduced waste of building materials. Factory-built housing designed for placement on fixed foundations can be highly attractive and virtually indistinguishable from standard construction. In addition, current factory-built housing is typically built to higher standards for energy conservation.

In accordance with Section 10.52.100 of the Municipal Code, manufactured housing is permitted on single-family lots not occupied by another dwelling. The housing must be secured, must meet certain design criteria, and must be on a relatively flat slope. These criteria are not unduly burdensome and would not prevent the establishment of manufactured housing on residential lots.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: Ongoing.

Objective: Continue to facilitate development of manufactured housing as a means of reducing housing cost.
the City permits manufactured homes in any residential district where a single-family detached dwelling is permitted, subject to the same restrictions on density and to the same property development regulations, provided that such manufactured home receives a Certificate of Compatibility.

Appropriateness: Revise to allow manufactured homes in all of the same zone(s) as conventional or stick-built structures are permitted (Government Code Section 65852.3), including commercial or mixed-use zones subject to the same development standards that a conventional single-family residential dwelling on the same lot would be subject to, with the exception of architectural requirements for roof overhang, roofing material, and siding material (Government Code Section 65852.3(a)).

Program 5d. – Work with the private sector to facilitate the provision of low-and moderate-priced housing.

This is a continuation and expansion of the Developer Consultation Program included in the 2003 Housing Element. In the past, the City worked with the private sector to produce two residential projects available to low- and moderate-income households. The Manhattan Terrace development received a certificate of occupancy in July 1991. The City approved a use permit to allow this senior citizen project at 3400 Valley Road. This 48-unit project contains 540-square-foot units with rents at affordable levels.

A 104-unit senior project was completed at Manhattan Village on Parkview Avenue in 1997. This project provides housing affordable to very-low- and moderate-income households along with market-rate housing. The City approved a zoning amendment to allow higher density and reoriented a City recreation facility in order to facilitate development of the project.

To increase the likelihood of additional affordable housing development during the planning period, the City will take the following actions:
• Assist developers in identifying suitable sites for affordable housing • Provide fast-track processing
• Provide density bonus, modified development standards and other concessions • Prioritize funding for projects that include extremely-low-income units • Reduce development fees if feasible
• Provide administrative assistance with grant funding applications Progress: Planning staff has continued to educate private developers regarding the incentives, opportunities, and streamlined processes available in the City code for the development of projects that include affordable units. Examples include the project at 401 Rosecrans and the project at 1701 Artesia.

Effectiveness: The program is effective in that one density bonus project is currently in review and a second is pending submittal.

Carry forward.

Appropriateness: Revise to comply with Assembly Bill 1483 transparency requirements.

Page | A-12 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Responsibility: Community Development Department
Funding: City General Fund
Schedule: Meet with interested affordable housing developers when opportunities arise.

Objective: Facilitate the production of new affordable units commensurate with the City’s RHNA allocation
Program 5e. – Allow second units in residential areas.

Section 65852.2 of the California Government Code provides for the establishment of second units subject to certain limitations as a means of increasing housing stock.

Absent a local ordinance specifying development standards, the provisions of State law apply. The City does not currently have a local ordinance regarding second units, therefore a Code amendment will be processed in conformance with state law.

Responsibility: Community Development Department
Funding: City General Fund
Schedule: Adopt a Second Unit ordinance by December 2014 Objective: Encourage production of second units
Progress: An interim Accessory Dwelling Unit (ADU) Ordinance was in place through 2020 in accordance with updated State laws. The City’s current ADU Ordinance and the associated Local Coastal Program amendment are currently under review by the California Coastal Commission. The current ADU Ordinance contains
provisions that go beyond those set forth in State law.

Effectiveness: The program has proven to be effective. In 2017, 2018, and 2019, three ADU permits were issued and constructed.

From January 2020 to date, the City has issued 11 permits, and 22 applications are currently under City review.

Appropriateness: Update program to include a quantifiable objective based on recent ADU trends, to continue compliance with current State ADU laws, and to develop a plan to incentivize and promote the creation of ADUs that can be offered at affordable rent for very low-, low-, or moderate-income households in accordance with Assembly Bill 671 (2019).

Policy 6. Encourage means of increasing ability to afford existing housing stock.

Program 6a. – Continue to participate in Los Angeles County Housing Authority programs, and publicize availability of Section 8 rental assistance for households in the City.

Section 8 rental assistance is provided by the United States Department of Housing and Urban Development (HUD) and is administered locally by the Los Angeles Community Development Commission (CDC) operating as the Housing Authority of the County of Los Angeles. Under this program, low-income households are provided the differential between the rental rate of a unit and what they can afford. The rental rate cannot exceed fair market rent for the area as established by HUD.

Responsibility: Los Angeles Community Development Commission; Publicized by City Community Development Department
Funding: Federal Section 8 funds
Progress: The Redondo Beach Housing Authority administers the Section 8 Rental Assistance Program for the City. Currently, there are five Section 8 vouchers administered in the City. There are various internet resources dedicated to advertising Section 8 housing units in many jurisdictions. Due to limitations in resources, the City periodically monitors the internet to ensure that dwelling units accepting the Section 8 program are visible.

Effectiveness: Staff continues to publicize availability of resources when requested. Can continue the program and enhance the City’s website with information.

Page | A-13 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Schedule: Ongoing. Publicize to landlords and tenants via City newsletter, link on City website or other means.

Objective: Facilitate rent subsidies for very-low- and extremely-low-income residents through Section 8 vouchers.

Appropriateness: Update program to include a quantifiable objective and enhance City’s website.

Policy 7. Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, o r color, and for special needs groups.

Program 7a. – Continue to participate in area-wide programs to ensure fair housing.

The City will continue to contract with Fair Housing organizations to process complaints regarding housing discrimination within the City, and to provide counseling in landlord/tenant disputes.

Responsibility: Community Development Department
Funding: General fund/CDBG
Schedule: Ongoing, annual review
Objective: Address 100 percent of fair housing complaints Progress: The City contracts with the Housing Rights Center and continues to disseminate its contact information when fielding associated complaints. The Housing Rights Center assisted the following number of residents each fiscal year during the 5th Cycle with discrimination inquiries and tenant/landlord services related to general housing issues, including eviction, tenant/landlord general information, lease terms, notices, repairs, security deposits, substandard conditions, and utilities:
• 2014–2015: 14 residents
• 2015–2016: 11 residents
• 2016–2017: 15 residents
• 2017–2018: 14 residents
• 2018–2019: 16 residents
• 2019–2020: 6 residents
• 2020–2021: 12 residents
Total: 88 residents*
*See additional details in Appendix D, Affirmatively Furthering Fair Housing.

Effectiveness: All housing-related complaints are directed to the Housing Rights Center.

Appropriateness: The program is effective and will be revised to support and engage in the Regional Analysis of Impediments to Fair Housing, develop outreach material related to fair housing practices for developers, and create a procedure that prompts fair housing administration for development decisions.

Program 7b. – Provide for the housing needs of seniors.

The Manhattan Village Senior Villas, located at 1300 Park View Avenue, was first occupied in 1997. This project consists of 104 senior housing apartments. As a condition of the project's approval, 20% of the units must be reserved for very-low income Progress: All 81 affordable units have been preserved during this planning period.

Page | A-14 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
households, 20% must be reserved for low-income households, and 40% of the units must be reserved for moderate-income households. The remainder (20%) of the units may be rented at a market-rate. The occupants of the senior housing project must consist of a householder 62 years of age or older, or 55 years of age or older if handicapped, according to criteria established by the Americans With Disabilities Act (ADA) of 1990 or the Federal Rehabilitation Act of 1973. This program is concerned with ensuring that the current affordability of the project is being maintained.

Implementation: No additional funding and/or staffing will be required or are anticipated with this program's continued implementation. The City will continue to inform the public of this program.

Responsibility: California Housing Finance Agency
Funding: State of California
Schedule: On-going
Objective: Preserve 81 affordable senior units
Effectiveness: The program is effective, as the City has experienced zero loss of affordable units, and will continue.

Appropriateness: While the project’s affordability agreement with the City does not expire, the program will be revised to include that the City should make contact with the owners of Manhattan Village Senior Villas, and continue to monitor and enforce affordability throughout the planning period.

Program 7c. – Provide for the special needs of seniors so that they may remain in the community.

The Senior Care Management program provides services to predominantly low-income seniors. This program is operated by a part-time Senior Services Care Manager who is contracted through the Beach Cities Health District and the City of Manhattan Beach Fire Department. At any given time, the Senior Services Program may assist up to 110 senior citizens, of whom 70% are low-income. As liaison and service coordinator, the Senior Services Care Manager performs the following functions:

1. Locates suitable (often more affordable) housing. This may include referrals to "board and care" residential facilities in Manhattan Beach, or multi-family apartments;

2. Identifies financial assistance resources, including HUD Section 8 rental vouchers through Los Angeles County, and other federal assistance programs, as well as disbursing information and referring to lenders for special mortgage programs;

3. Coordinates "Rotary Cares," a volunteer program, which rehabilitates two senior homes per year, consisting of minor repairs, plumbing, carpentry, painting, etc.,

4. Arranges and makes referrals for health and personal services for the Senior Health Program, which is funded by the Beach Cities Health District “Community Care Services” and other community resources available for older adults; and, Progress: The City continues to contract with Beach Cities Health District for Care Management needs (https://www.bchd.org/home- services-care-management).

Additionally, the Parks and Recreation Department has a full-time Older Adults Program Supervisor, plus support staff, who provides these services and numerous programs to older adults
(https://www.manhattanbeach.gov/departments/parks-and-
recreation/older-adults-program).

In 2020, the City re-focused its efforts on ensuring that vulnerable older adults were connected with assistance in receiving essential items by establishing a Senior Hotline. From April 2020 through May 2021 there were 1,009 callers to the Senior Hotline. The callers received information and referrals, and many were connected to the volunteers with community partners like the Community Emergency Response Team, Rotary, and the Beach Cities Health District for help with the delivery of essential items like groceries, household items, and prescriptions. The City also offers Dial-a-Ride services. Although Dial-a-Ride services were limited during 2020 and 2021, there are 1,211 Dial-a-Ride riders.

Page | A-15 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness

5. Informs eligible low-income seniors of state and utility company programs (Southern California Edison and Southern California Gas Company) regarding discounts, weatherization services, and payment assistance.

As discussed above, it is suggested that a shared housing program also be established, expanding responsibilities under No. 1 above. The City also provides funds for social service groups serving seniors, including the Salvation Army brown bag food program, Care Management for Manhattan Beach Seniors, and South Bay Adult Care Center.

Responsibility: Fire Department/Senior Services Care Manager Funding: General Fund/Beach Cities Health District/CDBG Funds Schedule: On-going; add shared housing program in 2014
Objective: Maintain part-time Senior Services Care Manager Effectiveness: This program is effective and should be continued.

The older adults of the community regularly rely on these resources for services and programming.

Appropriateness: The program remains appropriate and will be continued, with revision to the funding sources.

Program 7d. – Reasonable accommodation for persons with disabilities.

Pursuant to SB 520, the City will continue to implement the Municipal Code procedures for reviewing and approving requests for reasonable accommodation in housing from persons with disabilities and monitor the results of the program as part of the annual General Plan report.

Responsibility: Community Development Department
Funding: General Fund
Schedule: Throughout the planning period
Objective: Continue to implement procedures for ensuring reasonable accommodation Progress: The City continues to implement Reasonable
Accommodation policies, and received and approved one request during the planning period.

Effectiveness: The program is effective and should be continued.

Appropriateness: Program will be revised to remove any potential constraints related to the approvals process in the City’s Reasonable Accommodation Ordinance.

Program 7e. – Emergency shelters and transitional/supportive housing.

The Zoning Code allows emergency shelters “by-right” subject to appropriate development standards consistent with SB 2 in the Public & Semi-Public (PS) and Industrial Park (IP) zones. These zones include vacant and underutilized parcels that could support emergency shelters. Sites in this zone also have good access to transit and other services.

Transitional housing is defined in Health and Safety Code Section 50675.2 as rental housing for stays of at least six months but where the units are re-circulated to another program recipient after a set period. Transitional housing may be designated for a homeless individual or family transitioning to permanent housing. Transitional housing that is group housing for six or fewer persons is permitted by-right as a regular residential use where residential use is permitted. Transitional housing that is group housing for seven or more persons is conditionally permitted as residential care facilities in RM and RH zones. Transitional housing not configured as group housing as described Progress: The Zoning Code includes provisions for emergency shelters and transitional/supportive housing. No emergency shelter or transitional/supportive housing applications were submitted during the planning period.

Effectiveness: The City should continue to facilitate the program and make these options available in the event that an application is submitted.

Appropriateness: Revise to comply with current State law, including adding Low-Barrier Navigation Center requirements.

Page | A-16 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
above is permitted as a residential use subject to the same permitting processes and requirements as other similar housing types in the same zones.

Supportive housing is permanent housing with an on- or off-site service component.

Supportive housing that is group housing for six or fewer persons is permitted by-right as a regular residential use where residential use is permitted. Supportive housing that is group housing for seven or more persons is conditionally permitted as residential care facilities in RM and RH zones. Supportive housing not configured as group housing is permitted as a residential use subject to the same permitting processes and requirements as other similar housing types in the same zones.

Responsibility: Community Development Department
Funding: General Fund
Schedule: Throughout the planning period
Objective: Continue to facilitate the provision of emergency shelters, transitional and supportive housing in compliance with SB 2. Program results will be monitored as part of the annual General Plan Progress report.

Goal 3. Provide a safe and healthy living environment for City residents.

Policy 8. Eliminate potentially unsafe or unhealthy conditions in existing residential development.

Program 8a. – Continue the active code enforcement program for illegal and substandard units.

The City has an active Code enforcement program that responds to complaints of substandard structures. In addition, a Report of Residential Building Records is required each time a property is sold, which serves to alert all parties to unpermitted and potentially substandard construction that may exist.

Responsibility: Community Development Department
Funding: General Fund
Schedule: On-going
Objective: Respond to 100 percent of reports of substandard units Progress: The City continued to investigate 100% of reports of code violations and substandard housing. Residential Building Records reports continue to be required with each property sale.

Effectiveness: Both components of this program are effective and will be continued.

Appropriateness: Continue and incorporate Code Enforcement’s efforts related to substandard housing conditions, and related resources for residents related to attenuation of those issues.

Goal 4. Encourage the conservation of energy in housing.

Policy 10. Encourage the use of alternate energy.

Program 10. – Waive fees for installation of solar panels.

Solar panels may be used on roofs of residential and commercial structures to generate electricity that is either transmitted to the grid or stored in batteries on-site. The existing height limits in Manhattan Beach ensure rooftop units would not eventually be subject to shade and shadow, which would render them ineffective.

Progress: Solar permits are subsidized by the City. The current permit fee for solar panels is $100. During the planning period, the City issued over 800 solar permits.

Effectiveness: The program is effective and should be continued.

Page | A-17 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Since 2008, in order to encourage use of alternate energy the City has waived any building fees for photovoltaic panels.

Responsibility: Community Development Department
Funding: General Fund
Schedule: On-going
Objective: Process permits for new solar panels at no cost.

Appropriateness: Continue; program remains appropriate.

Policy 11. Reduce energy loss due to inferior construction/development techniques.

Program 11a. – Enforce green building techniques.

The City has adopted the California Energy Code. In addition, the City requires the following:
• Insulating hot water pipes to minimize energy loss
• Using caulk and insulation that are formaldehyde-free or contain low VOC (volatile organic compounds)
• Pre-plumb water piping and sensor wiring to the roof for future solar water heating • Use duct mastic on all duct joints and seams to minimize energy loss • Install "Energy Star" bath fans vented to the outside • Energy efficient water fixtures
The City continues to review its codes to encourage greener building techniques. The United States Green Building Council continues to review more intensive measures to be included in buildings for LEED certification. The City reviews standards through the Environmental Task Force and will continue to review and update its codes as updates become available.

Responsibility: Community Development Department
Funding: General Fund
Schedule: On-going
Objective: 100 percent compliance for new units
Progress: The City continues to implement this program. In 2019, the City adopted the 2019 California Green Building Standards Code and the 2019 California Energy Code, which continue to be in effect through today. Furthermore, the City Council has expressed interest in pursuing green building techniques above and beyond State requirements, a task currently being undertaken by the City’s Sustainability Division.

Effectiveness: 100% of projects are required to comply with the adopted codes. The City is preparing to update the codes in the next 2 years in accordance with anticipated State code updates.

Appropriateness: Continue; program remains appropriate.

Program 11b. –Encourage water conservation.

Massive amounts of energy are utilized in pumping water to southern California. Any measures to conserve water will therefore help conserve energy. This can be achieved through use of low-flow fixtures and use of drought-tolerant landscaping. Sections 7.32 and 10.52.120 of the Municipal Code address landscaping, tree preservation, tree planting, and drought-tolerant landscaping. City codes provide for waterless urinals.

Similar to solar panels, inspection and permit fees for installation of such urinals should be waived, when they are used to replace older, water-wasting urinals.

Responsibility: Community Development Department
Progress: Water conservation requirements apply to 100% of projects that the City approves. Water conservation requirements are built into Title 9 via the Green Building Code, and Title 10 via State Water Efficient Landscape Ordinance requirements.

Effectiveness: The program is effective and should be continued.

The City anticipates State Green Building Codes being updated in the next 2 years, at which point the City will also update its regulations.

Page | A-18 City of Manhattan Beach Appendix A: 5th Cycle Review Table 1. Evaluation of Previous Housing Element Implementation Policy Progress/Effectiveness/Appropriateness
Funding: General Fund
Schedule: On-going
Objective: Reduced water consumption

Appropriateness: Continue; program remains appropriate.

Policy 12. Encourage reduction in energy consumption for commuting to work and other activities.

Program 12 – Provide a balance of residential and employment-generating uses in the City, including mixed-use projects.

Where individuals have an opportunity to live in close proximity to their work, vehicle miles traveled to and from work can be reduced, thus reducing energy consumption. The City has permitted the development of mixed uses in Manhattan Village and permits the development of residential uses in commercial districts downtown and along Manhattan Beach Boulevard. In addition, the commercial areas of the City are in close proximity to residential districts, thus providing the potential that residents may walk to work or to shopping, dining out or other activities, or only drive a short distance.

Responsibility: Community Development Department
Funding: General Fund
Schedule: On-going.

Objective: Continue to encourage mixed use projects
Progress: Mixed-use continues to be allowed in various zoning districts within the City. General Plan Land Use Element policies regarding mixed-use continue to encourage this type of
development.

Effectiveness: Three mixed-use projects were approved during the planning period. However, this program does not have a
quantifiable objective. Instead the City will commit to increasing opportunities for mixed-use development through the Adequate Sites program, and by clarifying and creating multifamily and mixed- use streamlined permitting procedures and development standards.

Appropriateness: The program will be replaced with an Adequate Sites program to increase the opportunities in the City for mixed- use and multifamily development in the mixed-use zones (CL, CD, CNE).

Page | A-19 City of Manhattan Beach Appendix A: 5th Cycle Review The California Department of Housing and Community Development identifies the total number of homes for which each region in California must plan in order to meet the housing needs of people at all income levels for each planning period. Every local government is allocated a portion of the region’s housing needs, or RHNA, by their associate of governments. The City’s RHNA for the 5th Cycle planning period and the City’s progress in achieving the housing need’s objectives is provided in Table 2.

Table 2. Progress in Achieving Objectives for 5th Cycle RHNA (2014–2021) Program Category 5th Cycle RHNA (number of units) Progress 2013–2020
New Construction*
Extremely Low-Income 5 —
Very Low-Income 5 —
Low-Income 6 —
Moderate-Income 7 —
Above Moderate-Income 15 419
Total 38 419
RHNA = Regional Housing Needs Allocation
* Quantified objective and progress for new construction reflect the 2013–2021 period, consistent with the previous RHNA cycle, through December 2020.

2.1 Review of Programs Addressing the Housing Needs for the Population with Special Needs
The City’s 5th Cycle Housing Element included several programs to directly address housing for those with special needs and many programs that indirectly support housing for those with special needs.

Program 2b of the 5th Cycle directly supported older adults and those with disabilities in the community.

Program 2b was specifically focused on securing and using Community Development Block Grant (CDBG) funds or exchange funds for home improvement loans for low-income residents. Although it was not directly successful in achieving the objective tied to home improvement loans, the program was very successful in using CDBG funds to fund improvements for older adults and people with disabilities. The City used its CDBG allocation to fund infrastructure improvements, specifically installation of Americans with Disabilities Act (ADA)-compliant curb ramps throughout various City intersections. Most recently, CDBG funds were allocated to support the installation of an ADA-compliant concrete pathway, perimeter railing, directional signage, and ADA-compliant curb ramp and gutter to create unobstructed paths of travel and accessibility for older adults and residents with disabilities to Manhattan Senior Village Villas.

The City recognizes that many existing non-governmental constraints, such as the small parcel sizes and built-out nature of the City, may act as a barrier to development for housing needed to serve the population with special needs. However, the City implemented several programs from the 5th Cycle Housing Element that were successful in mitigating barriers and helping to address the housing needs of the populations with special needs. Specifically, through implementation of Program 5a – Provide incentives for housing affordable to low-income households and senior housing, the City continued to Page | A-20 City of Manhattan Beach Appendix A: 5th Cycle Review incentivize development of affordable housing by abiding by the local and State density bonus regulations. Additionally, through the lot consolidation incentive through Program 3b – Facilitate multi- family residential development in the CL, CD, and CNE commercial districts, the City provided an additional density bonus incentive under Section 10.12.030 of the Manhattan Beach Municipal Code above and beyond what is permitted under State law in exchange for lot consolidation. Currently one density bonus project is in review and a second is pending submittal, including several very low-income units, helping to increase housing opportunities for some of the households that may be most vulnerable to facing worst-case needs.1
In addition, several programs, including Program 5b – Streamline the development process to the extent feasible, aimed to provide a streamlined approval process as a means of facilitating a variety of housing types that may be suitable for people with special needs. The programs were effective in providing a streamlined approval process for residential projects that qualify for a density bonus under State density bonus law, further incentivizing housing for those with special needs, including older adults, extremely low-income households, and lower-income students. While not all components of the programs were fully implemented, the City is carrying forward several of those components and committing to implement them during the 6th Cycle.

The City’s 5th Cycle Housing Element also included several programs to allow for a variety of housing types that can provide housing opportunities for those with special needs, including Program 5c – Allow the establishment of manufactured housing on single-family residential lots, Program 5e – Allow second units in residential areas, and Program 7e – Emergency shelters and transitional/supportive housing. In particular, Program 5e included a Zoning Code amendment to adopt a local Accessory Dwelling Unit Ordinance. Accessory dwelling units can provide opportunities for those with special needs, such as older adults or people with disabilities, including developmental disabilities, by creating housing that is in an independent setting while still allowing for support from caregivers who reside on the same lot. The program has proven to be very effective. While three accessory dwelling unit permits were issued and constructed 2017 through 2019, from January 2020 to October 2021, the City issued 11 permits, and 22 applications are currently (October 2021) under City review.

The following are other programs from the 5th Cycle that were effective in providing direct and/or indirect support for those with special needs:
• Program 6a – Continue to participate in Los Angeles County Housing Authority programs, and publicize availability of Section 8 rental assistance for households in the City, which supports very low-income families, older adults, and those with disabilities by providing financial support to assist with rent payments.
• Program 7a – Continue to participate in area-wide programs to ensure fair housing. Through this program, the City continued to contract with the Housing Rights Center to provide residents, including people who have special needs, support with fair housing–related issues. The Housing Rights Center assisted residents with discrimination inquiries and tenant/landlord services related to general housing issues, including eviction, tenant/landlord general information, lease terms,

1 The United States Department of Housing and Urban Development defines households with worst-case needs as very low- income renters who do not receive government housing assistance and who pay more than 50 percent of their income for rent, live in severely inadequate conditions, or both.

Page | A-21 City of Manhattan Beach Appendix A: 5th Cycle Review notices, repairs, security deposits, substandard conditions, and utilities. The program was effective, but will be revised to play a more active role in affirmatively furthering fair housing through the support and engagement in the Regional Analysis of Impediments to Fair Housing, development of outreach materials related to fair housing practices for developers, and the creation of a procedure that prompts fair housing administration for development decisions. • Program 7b – Provide for the housing needs of seniors. Program 7b was effective in preserving 81 affordable units for very low-, low-, and moderate-income residents, and older adults with disabilities. In addition, the City recently approved an assisted living project for older adults consisting of 95 rooms (115 total beds), a facility kitchen, and common areas. The project will include 64 assisted living rooms and 31 memory care rooms for Alzheimer’s patients and individuals with memory loss.
• Program 7c – Provide for the special needs of seniors so that they may remain in the community.

Program 7c was extremely effective in serving thousands of older adults through a variety of support services, programs, and classes.
• Program 7d – Reasonable accommodation for persons with disabilities. This program was effective as the City continues to implement Reasonable Accommodation policies, and will be further evaluated in the 6th Cycle to remove any potential constraints that may still exist. • Program 8a – Continue the active code enforcement program for illegal and substandard units.

Program 8a addressed reports of possible code enforcement violations from residents, and, through referrals to the County of Los Angeles Environmental Health Division, addressed rental housing enforcement conditions/inspections for reports of possible substandard housing conditions. This program was effective in providing services to renters who may often be residents with special needs.

In addition, while not included as a 5th Cycle housing program, in 2017, the County of Los Angeles passed Measure H, which created significant new resources to address homelessness, including providing to local jurisdictions the opportunity to apply for City Homelessness Plan Implementation Grants. In October 2017, a total of 47 cities were awarded grants, including the City of Manhattan Beach. The City intended to use its $330,666 grant to coordinate with other jurisdictions, including the County of Los Angeles, local stakeholders, and neighboring cities, to address homelessness in the community. The City recognized this would only be accomplished through an active constituency working together, including government, businesses, and the faith community, to tackle the causes of homelessness and implement solutions.

In August 2018, the City Council adopted the City’s Five-Year Plan to Address Homelessness in Our Community, and appointed a Homelessness Task Force. The plan, available on its website, contains goals aligned with the City’s and County of Los Angeles’ objectives to address homelessness. The plan also contains an outline of collaborative opportunities, and demonstrates a correlation between the City’s efforts and the County of Los Angeles’ Homeless Initiative Strategies. In November 2018, at the recommendation of the Homelessness Task Force, the City submitted a multi-jurisdictional proposal with the Cities of Redondo Beach and Hermosa Beach (all three collectively referred to as the “South Bay Beach Cities”) to the County of Los Angeles for outreach and education, coordination of regional efforts to address homelessness, and housing navigation services. In April 2019, the Los Angeles County Homeless Initiative announced the award of Measure H grant funding to the South Bay Beach Cities totaling $330,665 toward homeless coordination, training, and housing navigation services.

Page | A-22 City of Manhattan Beach Appendix A: 5th Cycle Review In September 2019, the City, along with regional partners the Cities of Redondo Beach and Hermosa Beach, solicited proposals from qualified homeless service providers. Subsequently, the City Council awarded a subcontract to Harbor Interfaith Services to provide three full-time-equivalent positions to assist individuals and families experiencing homelessness in the South Bay Beach Cities. Harbor Interfaith Services was established in 1987 and provides a variety of services to individuals and families, including a 90-day emergency shelter, 18-month transitional housing program, and a Family Resources Center. The City continues to provide information regarding services available for those experiencing homelessness on its website via its Homeless Resource Guide.

New programs identified in the 6th Cycle Housing Element will continue striving to specifically address housing needs and the concerns of residents with special needs.

Page |B- i City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Appendix B: Needs Assessment
Table of Contents
Appendix B: Needs Assessment ..................................................................................................................... i 1 Introduction .......................................................................................................................................... 1 2 Overview ............................................................................................................................................... 1 3 Data Sources ......................................................................................................................................... 5 4 Population Characteristics .................................................................................................................... 6

4.1 Population Growth Trends ............................................................................................................ 6

4.2 Age ................................................................................................................................................ 7

4.3 Race and Ethnicity ......................................................................................................................... 7

4.4 Employment .................................................................................................................................. 8

4.5 Projected Job Growth ................................................................................................................... 9 5 Household Characteristics .................................................................................................................. 12

5.1 Household Composition and Size ............................................................................................... 12

5.2 Housing Tenure ........................................................................................................................... 13

5.3 Overcrowding .............................................................................................................................. 14

5.4 Household Income and Extremely Low-Income Households ..................................................... 14

5.5 Overpayment .............................................................................................................................. 16 6 Housing Stock Characteristics ............................................................................................................. 18

6.1 Housing Type and Growth Trends .............................................................................................. 18

6.2 Housing Age and Condition ......................................................................................................... 18

6.3 Housing Costs and Rents ............................................................................................................. 19

6.4 Housing Price Trends .................................................................................................................. 21 7 Special Needs Populations .................................................................................................................. 22

7.1 Persons with Physical and Developmental Disabilities ............................................................... 22

7.2 Households Headed by Older Adults .......................................................................................... 25

7.3 Large Families and Households ................................................................................................... 28

7.4 Female- Headed and Single-Parent Households ......................................................................... 30

7.5 Farm Workers/Employee Housing .............................................................................................. 30

7.6 People Experiencing Homelessness ............................................................................................ 31

Page |B- ii City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment 8 Assisted Housing at Risk of Conversion .............................................................................................. 34 9 Low- and Moderate-Income Housing in the Coastal Zone ................................................................. 34

Figures
Figure 1. Regional Map ................................................................................................................................. 3 Figure 2. Planning Areas................................................................................................................................ 4

Tables
Table 1. Regional Population Trends (2000, 2010, 2020) ............................................................................. 6 Table 2. Population Trends (2000–2021) ..................................................................................................... 6 Table 3. Population Age Groups (2019) ....................................................................................................... 7 Table 4. Race/Ethnicity (2019) ..................................................................................................................... 8 Table 5. Employment by Occupation (2019) ................................................................................................ 8 Table 6. Labor Force (2019) .......................................................................................................................... 9 Table 7. Projected Employment Growth (2018–2028) ................................................................................. 9 Table 8. City Resident’s Workplace Location (2019) ................................................................................... 11 Table 9. Household Composition (2019) .................................................................................................... 12 Table 10. Household Tenure (2019) ............................................................................................................ 13 Table 11. Overcrowding (2019) ................................................................................................................... 14 Table 12. Median Household Income (2019) .............................................................................................. 15 Table 13. Annual Income Limits for Los Angeles–Long Beach–Glendale Metro Fair Market Rent Area (2020) .......................................................................................................................................................... 16 Table 14. Overpayment by Tenure (2017) .................................................................................................. 16 Table 15. Percent Income Spent on Rent (2021) ........................................................................................ 17 Table 16. Fair Market Rent Summary Los Angeles–Long Beach HUD Metro Fair Market Rent Area (2021) .................................................................................................................................................................... 17 Table 17. Housing by Type (2012 and 2021) ............................................................................................... 18 Table 18. Age of Housing Stock (2019) ....................................................................................................... 19 Table 19. Affordable Rental Housing Costs (2021) ..................................................................................... 20 Table 20. Median Monthly Rent by Unit Size in Manhattan Beach (2019) ................................................ 20 Table 21. Value of Owner-Occupied Housing Units (2019) ........................................................................ 21 Table 22. Persons with Disabilities by Age in the City (2019) ..................................................................... 23 Table 23. Older Adult Households by Tenure in the City (2019) ................................................................ 25 Table 24. Older Adult Households by Income and Tenure in Manhattan Beach (2020) ............................ 26 Table 25. Communities, Resources, and Services for Older Adults ............................................................ 27 Table 26. Household Size by Tenure in the City (2019) .............................................................................. 28 Table 27. Median Household Income by Household Size ........................................................................... 29 Table 28. Household Type by Tenure in the City (2019) ............................................................................. 30 Table 29. Emergency and Supportive Housing Resources .......................................................................... 31

Page |B- iii City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

Page |B- 1 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment 1 Introduction
The Needs Assessment examines general population and household characteristics and trends, such as age, race and ethnicity, employment, household composition and size, household income, and special needs. Characteristics of the existing housing stock (e.g., number of units and type, tenure, age and condition, cost) are also addressed. Finally, the projected housing growth needs for the City of Manhattan Beach (City) based on the 2021–2029 Regional Housing Needs Allocation are examined.

The Housing Needs Assessment uses the most recent available data from the U.S. Census, California Department of Finance, California Employment Development Department, Southern California Association of Governments, and other relevant sources. Supplemental data was obtained through field surveys.
2 Overview
Manhattan Beach is located within the southwestern coastal portion of Los Angeles County in what is commonly referred to locally as the “South Bay” (Figure 1, Regional Map). To the north is the City of El Segundo, to the east is Redondo Beach and the City of Hawthorne, to the south is Hermosa Beach, and to the west is the Pacific Ocean. The City has a total land area of 2,483 acres (3.88 square miles).

The City is made up of several distinct neighborhoods that are grouped into “planning areas” that reflect the City’s unique and varied environment (Figure 2, Planning Areas). These planning areas are as follows:
• Beach Area. This area contains most of the City’s multifamily rental housing. Lots in this area are small, with generally less than 3,000 square feet, and parking for residents and visitors is in short supply. The City’s General Plan calls for the maintenance and enhancement of the “Village” atmosphere within the downtown commercial district. Th e City’s goal is to promote the preservation of the small specialty retail and service activities that serve both visitors to the beach and local residents while also encouraging mixed-used residential/commercial development.

• Hill Section . This area cons ists primarily of single -family residential development, with commercial and higher -density residential development limited to Sepulveda Boulevard and Manhattan Beach Boulevard . Higher-density, multifamily residential development is directed to those parcels located on either side of Manhattan Beach Boulevard, which is already developed with a mix of commercial and multifamily residential uses.

• East-Side/Manhattan Village. This includes all of the City ’s land area located east of Sepulveda Boulevard, and a large proportion of the City ’s commercial and residential uses are within this area. Medium- and high -density residential development is located along Manhattan Beach Boulevard, Artesia Boulevard, and in areas adjacent to Manhattan Intermediate and Meadow s schools, which are designated exclusively for multifamily residential development. Manhattan Village includes a substantial amount of regional commercial and office development , as well as a significant number of condominium units.

• Tree Section. This portion of the City is located east of Grandview Avenue and northwest of Valley Drive. A small portion of the area adjacent to Sepulveda Boulevard is designated for commercial uses.

Page |B- 2 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

• El Porto. This area was formerly the unincorporated community of El Porto and is located north of 38th Street between the ocean and the City of El Segundo. The area is developed with a mix of residential and commercial uses. El Porto has the highest residential development intensities found in the City. The General Plan protects the mix of multifamily and commercial development presently existing in this area.

Page |B- 3 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

Figure 1. Regional Map

Page |B- 4 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

Figure 1. Planning Areas

Page |B- 5 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment 3 Data Sources
Various sources of information were consulted in preparing this Housing Needs Assessment for the General Plan Housing Element. The 2010 Census provides the basis for population and household characteristics. The following sources of information were used to supplement and update information contained in the 2000 and 2010 Census data:
• California Department of Finance’s 2010–2021 E-5 Population and Housing Estimates for Cities, Counties, and the State, 2021
• Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy, 2013–2017
• California Department of Housing and Community Development (HCD) State Income Limits for 2021
• U.S. Census Bureau (Census) American Community Survey (ACS), 5-Year Estimates, 2019 • California Employment Development Department’s Long-Term Occupational Employment Projections, 2021
• U.S. Bureau of Labor Statistics – Standard Occupation Classification, 2020 • Los Angeles Homeless Services Authority (LAHSA) 2016–2020 Homeless Count Data by Community/City
• California Department of Developmental Services’ Quarterly Consumer Report, 2020 • California Department of Industrial Relations Minimum Wage, 2020 • HUD Fiscal Year 2000–2020 Fair Market Rents, 2020
• HUD Fiscal Year 2020 Income Limits Summary, 2020
• Southern California Association of Governments’ Pre-Certified Local Housing Data for the City of Manhattan Beach, 2020
• Southern California Association of Governments’ Adopted Growth Forecast, 2020

Page |B- 6 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment 4 Population Characteristics
Housing needs are primarily influenced by population and employment trends. This section provides a summary of the changes to the population size, and age and racial/ethnic composition of the City.

4.1 Population Growth Trends
Manhattan Beach is one of 88 cities in Los Angeles County, the most populous county in the Southern California Association of Governments’ region. From 2000 to 2021, the population of Los Angeles County (County) increased by approximately 7 percent. Table 1, Regional Population Trends (2000, 2010, 2020), provides a summary of population trends for counties in Southern California and their respective populations over the last two decades.

Table 1. Regional Population Trends (2000, 2010, 2020)
County 2000 2010 2020
Imperial County 142,361 174,528 188,777
Los Angeles County 9,519,338 9,818,605 10,172,951
Orange County 2,846,289 3,010,232 3,194,332
Riverside County 1,545,387 2,189,641 2,442,304
San Bernardino County 1,709,434 2,035,210 2,180,537
San Diego County 2,813,833 3,095,313 3,343,355
Ventura County 753,197 823,318 842,886
Source: U.S. Census 1990 STF 1, 2000 SF 1, 2010 SF 1; CA DOF 2020

Manhattan Beach had a population of 35,058 in 2021. Manhattan Beach grew very slowly during the 2000s, having grown less than 4 percent from 2000 to 2010. Most of the growth that has recently occurred has consisted of density increases on existing parcels through demolition and replacement of existing homes. From 2010 to 2021, the City’s population remained stable, but with a slight decrease by about 0.22 percent. This is in contrast with the County, which grew by 3.14 percent between 2000 and 2010, and an additional 2.3 percent from 2010 to 2021 (see Table 2, Population Trends (2000–2021)).

As an essentially built-out city, there continues to be few opportunities for growth, except through redevelopment/infill on existing parcels.

Table 2. Population Trends (2000–2021)
2000 2010 2020 Growth
2000–2010
Growth
2010–2021
Manhattan Beach 33,852 35,135 35,058 3.8% (0.22%)
Los Angeles County 9,519,338 9,818,605 10,172,951 3.14% 2.3% Source: CA DOF Table E-5, 2021

Page |B- 7 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

4.2 Age
One of the more significant indicators of future potential population growth trends is a population’s age characteristics. Table 3, Population Age Groups (2019), summarize the age characteristics for key age groups of the City’s population in 2019, based off ACS Census data. Manhattan Beach has a relatively older population compared the rest of the County. The largest portion of residents in Manhattan Beach are adults 45 to 54 years of age (17 percent), but the number of older adults (65 years and older) is only slightly lower, at 16 percent of the population. The higher percentage of older adults is an important consideration for housing needs, as discussed in more detail in Section 6, Special Needs Populations.

Housing needs are influenced by the age characteristics of the population. Different age groups have different housing needs based on lifestyles, family types, income levels, and housing preference. Table 3 shows that the age distribution of the City’s population is older than the County as a whole, with Manhattan Beach’s population having a median age (44 years old) about 8 years older than the County.

An older population has implications regarding the type and size of future housing needs, as well as accessibility.

Table 3. Population Age Groups (2019)
Age Group Manhattan Beach Los Angeles County
Persons Percent Persons Percent
Under 5 years 2,107 5.9% 611,485 6.1%
5 to 9 years 2,605 7.3% 596,485 5.9%
10 to 14 years 2,906 8.2% 627,199 6.2%
15 to 19 years 2,353 6.6% 641,814 6.4%
20 to 24 years 827 2.3% 717,692 7.1%
25 to 34 years 2,761 7.8% 1,623,246 16.1%
35 to 44 years 4,904 13.8% 1,379,814 13.7%
45 to 54 years 6,124 17.3% 1,355,625 13.4%
55 to 59 years 2,591 7.3% 629,508 6.2%
60 to 64 years 2,312 6.5% 562,724 5.6%
65 to 74 years 3,260 9.2% 758,833 7.5%
75 to 84 years 2,053 5.8% 393,364 3.9%
85 years and over 697 2.0% 183,781 1.8%
Total 35,500 100% 10,081,570 100%
Median age 44 — 36.5 —
Source: ACS DP05 5YR Estimates, 2019

4.3 Race and Ethnicity
According to ACS Census estimates, the majority of Manhattan Beach residents identified as White, Not Hispanic or Latino, at 73 percent. Residents who identify as Asian alone account for 13 percent of the population, and Hispanic or Latino (any race) account for 8 percent of the population. The racial and ethnic composition of the City differs from the County in that a lower proportion of City residents are Hispanic/Latino or other racial minorities; see Table 4, Race/Ethnicity (2019).

Page |B- 8 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

Table 4. Race/Ethnicity (2019)
Racial/Ethnic Group Manhattan Beach Los Angeles County
Persons Percent Persons Percent
Not Hispanic or Latino 32,662 92.00% 5,193,136 51.50%
White alone 26,018 73.30% 2,641,770 26.20%
Black or African American
alone 155 0.40% 790,252 7.80%
American Indian and
Alaska Native alone 64 0.20% 20,831 0.20%
Asian alone 4,763 13.40% 1,454,769 14.40%
Native Hawaiian and Other
Pacific Islander alone 34 0.10% 24,597 0.20%
Some other race alone 47 0.10% 32,413 0.30%
Two or more races 1,581 4.50% 228,504 2.30%
Hispanic or Latino (any race) 2,838 8.00% 4,888,434 48.5% Total 35,500 100% 10,081,570 100%
Source: ACS DP05 5YR Estimates, 2019

4.4 Employment
Housing needs are also influenced by employment characteristics. Significant employment opportunities within a city can increase demand for housing in proximity to jobs. Table 5, Employment by Occupation (2019), shows that Manhattan Beach has 17,006 workers living within its borders who work across five major industrial sectors. In 2019, the largest industry to employ residents of Manhattan Beach was the Management, Business, Science, and Arts occupations industries, accounting for 69.8 percent of the labor force (see Table 6, Labor Force (2019)).

Employment is an important factor affecting housing needs within a community. The jobs available in each employment sector and the wages for these jobs affect the type and size of housing residents can afford. Employment and projected job growth have a significant influence on housing needs during this planning period.

Table 5. Employment by Occupation (2019)
Occupation Manhattan Beach
Persons Percent
Civilian-employed population 16 years and over 16,138 100% Management, business, science, and arts occupations 11,266 69.80% Service occupations 747 4.60%
Sales and office occupations 3,380 20.90%
Natural resources, construction, and maintenance occupations 285 1.80%

Page |B- 9 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 5. Employment by Occupation (2019)
Occupation Manhattan Beach
Persons Percent
Production, transportation, and material moving occupations 460 2.90% Source: ACS DP03 5YR Estimates, 2019

Table 6. Labor Force (2019)
Labor Force Status
Manhattan Beach Los Angeles County
Persons Percent Persons Percent
Population 16 years and over 27,331 100.0% 8,123,894 100.0% In labor force 17,006 62.2% 5,253,694 64.7%
Civilian labor force 16,999 62.2% 5,249,298 64.7%
Employed 16,138 59.0% 4,929,863 60.7%
Unemployed 861 3.2% 319,435 3.9%
Armed Forces 7 0.0% 4,396 0.1%
Not in labor force 10,325 37.8% 2,870,200 35.3%
Source: ACS DP03 5YR Estimates, 2019

4.5 Projected Job Growth
Table 7, Projected Employment Growth (2018–2028), shows projected employment growth by industry for Los Angeles County for the period 2018–2028. The greatest number of new jobs projected to be produced in the County over this 10-year period is expected to be in Personal Care and Service, Healthcare Practitioners and Support, Community and Social Service, Life/Physical/Social Sciences, Community and Social Services, and Food Preparation and Serving Related. According to recent Census data, about 93 percent of employed Manhattan Beach residents worked in the County, and 23 percent of all workers were employed within the City limits (see Table 8, City Resident’s Workplace Location (2019)).

Table 7. Projected Employment Growth (2018–2028)
SOC Code* Standard Occupation Classification
Occupation Profiles – Major Groups
Annual Average
Employment Employment Change
2018 2028 Numerical Percent
00-0000 All Occupations 4,842,30
0 5,269,800 427,500 8.8%
11-0000 Management 903,800 994,880 91,080 10.1%
13-0000 Business and Financial Operations 865,100 937,690 72,590 8.4% 15-0000 Computer and Mathematical 363,790 408,300 44,510 12.2% 17-0000 Architecture and Engineering 217,960 228,810 10,850 5.0%

Page |B- 10 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 7. Projected Employment Growth (2018–2028)
SOC Code* Standard Occupation Classification
Occupation Profiles – Major Groups
Annual Average
Employment Employment Change
2018 2028 Numerical Percent
19-0000 Life, Physical, and Social Science
(scientists) 112,640 128,900 16,260 14.4%
21-0000
Community and Social Service
(e.g., counselors, therapists, social
workers, clergy)
275,070 319,800 44,730 16.3%
23-0000 Legal 166,140 182,530 16,390 9.9%
25-0000 Educational Instruction and
Library 825,950 905,060 690 0.08%
27-0000 Arts, Design, Entertainment,
Sports, and Media 644,050 692,130 48,080 7.5%
29-0000 Healthcare Practitioners and
Technical 681,610 783,130 101,520 14.9%
31-0000 Healthcare Support 314,750 369,620 54,870 17.4% 33-0000
Protective Service (e.g., first
responders, security guards,
animal control)
339,620 372,060 31,440 9.3%
35-0000 Food Preparation and Serving
Related
1,266,93
0 1,457,820 190,890 15.1%
37-0000 Building and Grounds Cleaning
and Maintenance 401,140 431,450 30,310 7.6%
39-0000
Personal Care and Service (e.g.,
entertainment, amusement,
animal care, beauty/nail salons,
barbers)
1,033,02
0 1,364,300 331,280 32.1%
41-0000 Sales and Related 1,353,93
0 1,391,030 37,100 2.7%
43-0000 Office and Administrative Support 2,119,18
0 2,101,620 -17,560 -0.83%
45-0000 Farming, Fishing, and Forestry 16,720 15,130 -1,590 -9.5% 47-0000 Construction and Extraction 423,990 472,980 48,990 11.5% 49-0000
Installation, Maintenance, and
Repair (e.g., electronics,
telecommunications, vehicles,
solar/wind)
393,540 407,560 14,020 3.6%
51-0000
Production (e.g., manufacturing,
food processing, assembly,
machinists)
712,800 646,310 -66,490 -9.3%
53-0000 Transportation and Material
Moving
1,026,80
0 1,120,840 94,040 9.2%
Source: California Employment Development Department, Long-Term Occupational Employment Projections, 2021 * Standard Occupation Classification – U.S. Bureau of Labor Statistics, 2020

Page |B- 11 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

Table 8. City Resident’s Workplace Location (2019)
Workplace Location Percent
Worked in state of residence 98.80%
Worked in county of residence 93.90%
Worked in place of residence 22.70%
Worked outside county of residence 4.90%
Worked outside state of residence 1.20%
Source: ACS S0801 5YR Estimates, 2019

Page |B- 12 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment 5 Household Characteristics
Housing needs in Manhattan Beach are primarily influenced by population and employment trends. This section provides a summary of the changes to the population size and age, and racial/ethnic composition of the City.

5.1 Household Composition and Size
Household characteristics are important indicators of the type and size of housing needed in a city. The Census defines a “household” as all persons occupying a housing unit, which may include single persons living alone, families related through marriage or blood, or unrelated persons sharing a single unit.

Persons in group quarters, such as dormitories, retirement or convalescent homes, or other group living situations, are included in population totals, but are not considered households.

Manhattan Beach had 13,427 households, as estimated by the ACS in 2019. Table 9, Household Composition (2019), provides a comparison of households by type for the City and the County as a whole. Family households in 2019 comprised approximately 71 percent of all households in the City, 5 percent more than the County. The City’s average household size is lower than the County as a whole (2.64 persons per household vs. 2.96 persons per household for Los Angeles County). These statistics suggest that there is less need for large units in Manhattan Beach than in other areas of the County.

Table 9. Household Composition (2019)
Household Type
Manhattan Beach Los Angeles County
Households Percent of
Total Households Households
Percent of
Total
Households
Family Households 9,581 71.3% 2,204,715 66.2%
–Husband-wife family 7,931 59.1% 1,488,600 44.7%
–With own children under 18 years 3,858 28.7% 610,365 18.3% –Male householder, no wife present 759 5.6% 234,179 7.0% –With own children under 18 years 348 2.6% 85,613 2.6%
–Female householder, no husband
present 891 6.6% 481,936 14.5%
–With own children under 18 years 430 3.2% 196,097 5.9% Non-Family Households: 3,846 28.6% 1,123,683 33.8%
–Householder living alone 3,034* 78.9%* 449,473* 40%*
Households with Individuals Under
18 Years 4,766 35.5% 1,051,774 31.6%
Households with Individuals 65
Years and Over 5,411 40.3% 1,328,031 39.9%
Total Households 13,427 100.0% 3,328,398 100.0%
Average Household Size 2.64 — 2.96 —

Page |B- 13 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 9. Household Composition (2019)
Household Type
Manhattan Beach Los Angeles County
Households Percent of
Total Households Households
Percent of
Total
Households
Source: ACS S1101 5YR Estimates, 2019
* Of total non-family households.

5.2 Housing Tenure
Housing tenure (owner vs. renter) is an important indicator of the housing market. Communities strive to have an adequate supply of units available both for rent and for sale to accommodate a range of households with varying incomes, family sizes and composition, and lifestyles. Table 10, Household Tenure (2019), provides a comparison of the number of owner-occupied and renter-occupied units in the City in 2019 as compared to the County as a whole. Table 10 reveals a higher level of home ownership in the City, which is approximately 24 percentage points higher than the County.

Vacancy rates are an indicator of housing supply and demand. Low vacancy rates indicate greater upward price pressures and a higher rate indicates downward price pressure. In general, an optimal vacancy rate is 2 percent for owner-occupied housing and 4 percent to 6 percent for rental units in a mature community, which indicates a stable housing market. This level of vacancy is assumed to ensure sufficient residential mobility and housing choice while providing adequate financial incentive for rental owners and owners living in their home to maintain and repair their homes. In 2010, the vacancy rate in the City was about 1.7 percent, which is considered unstable.

Table 10. Household Tenure (2019)
Housing Type Manhattan Beach Los Angeles County
Units Percent Units Percent
Occupied Housing Units 13,427 89.40% 3,316,795 93.60%
Owner-occupied housing
units 9,344 69.60% 1,519,516 45.80%
Average household size
of owner-occupied units 2.81 — 3.17 —
Renter-occupied housing
units 4,083 30.40% 1,797,279 54.20%
Average household size
of renter-occupied units 2.26 — 2.83 —
Vacant Housing Units 1,593 10.60% 226,005 6.40%
For rent 172 1.1% 63,242 1.8%
Rented, not occupied 86 0.57% 17,027 0.5%
For sale only 165 1.1% 16,209 0.46%
Sold, not occupied 274 1.8% 10,203 0.3%
For seasonal, recreational,
or occasional use 640 4.3% 32,192 0.91%
All other vacant units 256 1.7% 87,132 2.5%

Page |B- 14 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 10. Household Tenure (2019)
Housing Type Manhattan Beach Los Angeles County
Units Percent Units Percent
Homeowner vacancy rate — 1.7% — 1.0%
Rental vacancy rate — 4% — 3.4%
Total Housing Units 15,020 100% 3,542,800 100%
Sources: ACS DP04 5YR Estimates, 2019/ACS B25004 5YR Estimates, 2019

5.3 Overcrowding
Overcrowded housing units may be an indicator of potential housing problems. When a housing unit is occupied by a large number of persons, housing unit deterioration may be accelerated. According to the U.S. Census definition, a unit with more than one person per room is considered to be overcrowded, and housing units containing 1.5 persons or more per room are considered to be severely overcrowded. In this definition, “rooms” include living rooms, dining rooms, and bedrooms, but does not include the kitchen or bathrooms. Although some families with low incomes may willingly opt for overcrowded living arrangements to reduce spending, many lower-income residents often have no choice but to live in overcrowded housing. These overcrowded housing units place a strain on physical facilities and does not provide a satisfying living environment. Based on U.S. Census standards, Manhattan Beach residents live in relatively less-crowded housing conditions than the rest of Los Angeles County (see Table 11, Overcrowding (2019)). Recent Census data indicate that there were only 0.4 percent overcrowded owner-occupied units and 2.15 percent overcrowded renter-occupied units in Manhattan Beach. In the County, however, 2.53 percent of the owner-occupied units and approximately 16.21 percent of renter- occupied units are considered overcrowded.

Table 11. Overcrowding (2019)
Occupants per Room Manhattan Beach Los Angeles County
Units Percent Units Percent
Owner-occupied units 13,427 100% 3,316,795 100%

1.01 to 1.50 59 0.44% 61,697 1.86%

1.51 to 2.00 0 0.00% 15,703 0.47%

2.01 or more 0 0.00% 6,891 0.20%
Renter-occupied units 4,083 100% 1,797,279 100%

1.01 to 1.50 51 1.24% 157,166 8.74%

1.51 to 2.00 37 0.91% 94,624 5.26%

2.01 or more 0 0.00% 39,831 2.21%
Source: ACS B25014 5YR Estimates, 2019

5.4 Household Income and Extremely Low-Income Households HCD has identified the following income categories based on the area median income (AMI) of Los Angeles County. The AMI for the County in 2020 was $77,300 for a hypothetical family of four. • Extremely low-income: Households earning up to 30 percent of the AMI

Page |B- 15 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment • Very low-income: Households earning 31 to 50 percent of the AMI • Low-income: Households earning 51 percent to 80 percent of the AMI • Moderate-income: Households earning 81 percent to 120 percent of the AMI • Above moderate-income: Households earning over 120 percent of the AMI Household income is a primary factor affecting housing needs in a community. The ability of residents to afford housing is directly related to household income. According to recent Census data, the 2019 median household income in Manhattan Beach was $153,023, more than double that of the County at $68,044.

See Table 12, Median Household Income (2019).

Table 12. Median Household Income (2019)
Jurisdiction Median Income Percent of Los Angeles County Median Income Manhattan Beach $153,023 239%
Los Angeles County $68,044 100%
Source: ACS DP03 5YR Estimates, 2019

Per HCD requirements, local governments must identify those households that are considered to be extremely low income. Extremely low-income households are those with incomes that do not exceed 30 percent of the County’s median family income, according to HUD’s income limits. Households included in this category typically represent the lowest wage earners in a community, with wages corresponding to the current annual minimum wage of $14.00 per hour for employers with 26 employees or more, and $13.00 per hour for employers with 25 employees or fewer (as of January 1, 2021). The annual minimum wage is set to increase by $1.00 per hour each year until reaching the annual minimum wage of $15.00 per hour (all employers are set to reach this wage as of January 1, 2023). The annual wage figure cited previously assumes full-time employment. Table 13, Annual Income Limits for Los Angeles–Long Beach–Glendale Metro Fair Market Rent Area (2020), indicates the household income limits for the various lower-income categories (extremely low, very low, and low) in 2020, as calculated and provided by HUD’s 2020 State Income Limits in relation to the County’s median family income of $77,300. These figures are arranged according to the number of persons who comprise a household. For example, as shown in Table 13, a household with one person is considered to be low income if the annual household income is $63,100, and a household containing five persons is considered to be low income if its annual household income is $97,350. The information included in Table 13 may be used to determine what percentage of a household’s income will be expended monthly for housing without being considered cost burden. For example, a household consisting of three persons with an annual income of $50,700 ideally should not spend more than $1,267.50 per month on housing costs. This figure represents 30 percent of that household’s annual income. According to HUD’s 2013–2017 Comprehensive Housing Affordability Strategy data, approximately 6 percent of households in the City are extremely low- income. Based on the City’s 6th Cycle Regional Housing Needs Allocation, there is a need for approximately 161 extremely low-income units during the planning period. Resources available to extremely low-income residents in the City, including the County Home Ownership Program for lower- income first-time buyers, Countywide affordable rental housing development programs, Section 8 Housing Choice Voucher Programs, and existing affordable housing stock available to extremely low- income households, are identified and fully described in Section 7, Special Needs Population, and

Page |B- 16 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment throughout the Housing Element programs. To achieve the RHNA targets and meet the needs of extremely low-income residents, the City will implement numerous programs in the Housing Element that are aimed to address the needs of extremely low-income households.

See Programs 1, 3, 8, 9, 10, 12, 15, 16, 18, 21, 24 and 28 in the Housing Element for full program details.

Table 13. Annual Income Limits for Los Angeles–Long Beach–Glendale Metro Fair Market Rent Area (2020)
Household Size Extremely Low-
Income Limit (30%)
Very Low-
Income Limit (50%)
Low-Income
Limit (80%)
1 person $23,700 $39,450 $63,100
2 persons $27,050 $45,050 $72,100
3 persons $30,450 $50,700 $81,100
4 persons $33,800 $56,300 $90,100
5 persons $36,550 $60,850 $97,350
6 persons $39,250 $65,350 $104,550
7 persons $41,950 $69,850 $111,750
8 persons $44,650 $74,350 $118,950
Source: U.S. Department of Housing and Urban Development, State Income Limits 2020.

5.5 Overpayment
As defined by HUD, households spending more than 30 percent of their income, including rent or mortgage payments and utilities, are generally considered to be overpaying, or “cost burdened.” Severe overpaying occurs when households pay 50 percent or more of their gross income for housing.

Therefore, according to HUD, housing is considered affordable if the cost is no more than 30 percent of a household’s income. No more than 30 percent is considered a reasonable threshold for households to be able to afford other expenses, such as transportation, healthcare, and groceries.

According to HUD, approximately 84 percent of lower-income renter households and 55 percent of lower- income owner households were overpaying for housing ; see Table 14, Overpayment by Tenure (2017) .

The highest rates of overpayment were among very low- and extremely low-income households. Although homeowners enjoy interest and property tax deductions and other benefits that help to compensate for high housing costs, lower-income homeowners may need to defer maintenance or repairs due to limited funds, which can lead to deterioration. For lower-income renters, severe cost burden can require families to double up, resulting in overcrowding and related problems.

Table 14. Overpayment by Tenure (2017)
Comprehensive Housing Affordability
Strategy Income Category
Owners Renters
Households Percent Households Percent
Extremely low-income households 460 — 300 —
Households overpaying 300 65.2% 235 78%
Very low-income households 500 — 120 —
Households overpaying 240 48% 104 87%

Page |B- 17 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 14. Overpayment by Tenure (2017)
Comprehensive Housing Affordability
Strategy Income Category
Owners Renters
Households Percent Households Percent
Low-income households 850 — 525 —
Households overpaying 455 53.5% 450 86%
Subtotal: All Lower-Income Households 1,810 — 945 —
Subtotal: Households Overpaying 995 55% 789 83.5%
Moderate-income households 520 — 285 —
Households overpaying 265 51% 200 70.2%
Above moderate-income households 6,990 — 2,985 —
Households overpaying 1,240 17.7% 445 15%
Source: U.S. Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy, based on the 2013–2017 ACS

Table 15, Percent Income Spent on Rent (2021), shows the 2020 distribution of renter households by the percent of income they spend on rent. About 37 percent (1,420) of renter households in the City spend more than 30 percent of gross income on housing costs, and 17 percent (644) spend more than half of their income on housing costs.

Table 15. Percent Income Spent on Rent (2021)
Percent of Income Spent Number of Renter Households Percent of Total Renter Households <20% 1,284 33%
20–29% 1,162 30%
30–49% 776 20%
>50% 644 17%
Total 3,866 100%
Source: Southern California Association of Governments Pre-Certified Local Housing Data for City of Manhattan Beach, 2021 The HUD-formulated Fair Market Rent schedule serves as a guide for the maximum rents allowable for those units receiving Section 8 assistance. HUD uses the Consumer Price Index and the Census Bureau housing survey data to calculate the Fair Market Rent for each area. Table 16, Fair Market Rent Summary Los Angeles–Long Beach HUD Metro Fair Market Rent Area (2021), indicates the Fair Market Rents for one-, two-, three-, and four-bedroom units in the Los Angeles–Long Beach–Glendale Fair Market Rent Area in 2021. Very low- and extremely low-income households have a very difficult time finding housing without overpaying.

Table 16. Fair Market Rent Summary Los Angeles–Long Beach HUD Metro Fair Market Rent Area (2021)
Efficienc
y
One Bedroom Two Bedrooms Three Bedrooms Four Bedrooms
$1,369 $1,605 $2,058 $2,735 $2,982
Source: U.S. Department of Housing and Urban Development (HUD), 2021

Page |B- 18 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment 6 Housing Stock Characteristics
This section presents an evaluation of the characteristics of the community’s housing stock, and helps in identifying and prioritizing needs. The factors evaluated include the number and type of housing units, recent growth trends, age and condition, tenure, vacancy, housing costs, affordability, and assisted affordable units at risk of loss due to conversion to market rates. A housing unit is defined by the Census Bureau as a house, apartment, mobile home, or group of rooms occupied as separate living quarters, or if vacant, intended for occupancy as separate living quarters.

6.1 Housing Type and Growth Trends
According to the California Department of Finance’s Population and Housing estimates, there were 15,043 housing units in Manhattan Beach in 2021, an increase of approximately 5 percent from 2012. Of the total housing stock in 2020, the majority, or 77 percent, was single-family detached units, and 23 percent was multifamily units. Mobile homes comprised the remaining 0.1 percent. Table 17, Housing by Type (2012 and 2021), provides a breakdown of the housing stock by type, along with growth trends for the City compared to the County as a whole for 2012–2021. From 2012 to 2021, the City had an increase of 111 single-family units and a decrease of 24 multifamily units due to the replacement of existing duplexes with single-family residential structures that include at least one accessory dwelling unit.

Table 17. Housing by Type (2012 and 2021)
Structure Type 2012 2021 Growth
Units Percent Units Percent Units Percent
Manhattan Beach
Single-family 11,510 77% 11,621 77% 111 0.96%
Multifamily 3,432 22.9% 3,408 22.7% -24 -0.7%
Mobile homes 14 0.09% 14 0.09% 0 0%
Total units 14,956 100% 15,043 100% 87 5.8%
Los Angeles County
Single-family 1,947,879 57.2% 1,971,020 54.5% 23,141 1.2% Multifamily 1,447,968 41.9% 1,585,448 43.8% 137,480 9.5% Mobile homes 58,284 1.7% 58,341 1.6% 57 9.8%
Total units 3,454,131 100% 3,614,809 100% 160,678 4.7%
Source: California Department of Finance Table E-5, 2021

6.2 Housing Age and Condition
The age of a housing unit is often an indicator of housing condition. In general, housing that is 30 years or older may exhibit need for repairs based on the useful life of materials. For example, housing that is 30 years old or older is typically in need of some major rehabilitation, such as a new roof, foundation, or plumbing. Many Federal and State programs also use the age of housing as one factor in determining housing rehabilitation needs. Housing older than 50 years is considered aged and is more likely to exhibit a need for major repairs. Table 18, Age of Housing Stock (2019), shows the age distribution of

Page |B- 19 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment the housing stock in Manhattan Beach compared to the County as a whole, as reported in recent Census data. The majority (28 percent) of housing stock in Manhattan Beach was built in 1950 through 1959.

Table 18. Age of Housing Stock (2019)
Year Built
Manhattan Beach Los Angeles County
Units Percent Units Percent
Built 2005 or later 432 3% 54,241 2%
Built 2000 to 2004 984 7% 109,255 3%
Built 1990 to 1999 1,567 10% 208,791 6%
Built 1980 to 1989 1,552 10% 403,248 12%
Built 1970 to 1979 1,637 11% 496,376 14%
Built 1960 to 1969 1,871 12% 518,500 15%
Built 1950 to 1959 4187 28% 722,473 21%
Built 1940 to 1949 1681 11% 396,035 12%
Built 1939 or earlier 1217 8% 516,817 15%
Total units 15,128 100% 3,425,736 100%
Source: ACS DP04 5YR Estimates, 2019

Further, factors that may be indicators of substandard housing include a lack of telephone service, lack of plumbing facilities, and a lack of complete kitchen facilities. In Manhattan Beach, 158 units lack telephone service, 48 units lack plumbing facilities, and 26 units lack complete kitchen facilities. While there may be overlap between these features, a high estimate of the number of units in need of rehabilitation and replacement is estimated at 232 units. However, a true representation of the number of units in need of rehabilitation or replacement is likely much lower and a more accurate estimate is detailed in local housing condition data. Local data compiled through the City’s Building Official records indicates that the number of units in need of rehabilitation or replacement is 10 units. Only one of those 10 units on record is considered to be in such disrepair that it is unhabitable and is currently vacant, and three of those 10 units are single-family homes in need of structural repairs.

6.3 Housing Costs and Rents
High housing costs compared to household income can create housing challenges for households whose incomes fall below the AMI. When the housing stock does not meet the varying income needs of households at all income levels, housing affordability can become a burden on many households, especially those with limited earnings. This section evaluates housing cost trends in Manhattan Beach.

State law establishes five income categories for purposes of housing programs based on the AMI:
• Extremely Low (30 percent or less of AMI)
• Very Low (31 percent–50 percent of AMI)
• Low (51 percent–80 percent of AMI)
• Moderate (81 percent–120 percent of AMI)
• Above Moderate (over 120 percent of AMI)

Page |B- 20 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Housing affordability is based on the relationship between household income and housing expenses.

According to HUD and HCD, housing is considered “affordable” if the monthly payment is no more than 30 percent of a househ old’s gross income. In some areas, such as in Los Angeles County, these income limits may be increased to adjust for high housing costs.

Table 19, Affordable Rental Housing Costs (2021), shows 2021 affordable rent levels for housing in Los Angeles County by income category. Based on State-adopted standards, the maximum affordable monthly rent for extremely low-income households is $866, and the maximum affordable monthly rent for very low-income households is $1,477. The maximum affordable monthly rent for low-income households is $2,365, and the maximum affordable monthly rent for moderate-income households is $2,400.

Table 19. Affordable Rental Housing Costs (2021)
Income Category* HCD-Adjusted Income Limit Monthly Affordable Rent Extremely Low: <30% AMI $35,450 $866
Very Low: 31%–50% AMI $59,100 $1,477
Low: 51%–80% AMI $94,600 $2,365
Moderate: 81%–120% AMI $96,000 $2,400
Above moderate: >120% $96,000+ $2,400+
Source: California Department of Housing and Community Development (HCD) 2021 State Income Limits – April 2021 * 2021 Los Angeles County Area Median Income (AMI) = $80,000

The median monthly rent estimates by the number of bedrooms in a housing unit is listed in Table 20, Median Monthly Rent by Unit Size in Manhattan Beach . According to the 2019 estimates, the most affordable rental would be a studio, or zero-bedroom unit. The median monthly rent for this type of unit is $1,745 per month, or $20,940 annually. The minimum annual income needed to afford a studio apartment without being burdened by the costs is $69,800 annually. For comparison, a three -bedroom apartment would require a minimum household income of $128,080 to not be burdened by housing costs.

A larger family, such as ones with children, would have additional costs such as childcare and education.

Thus, leaving appropriately sized units further out of reach for lower-income households.

Table 20. Median Monthly Rent by Unit Size in Manhattan Beach (2019) Unit Size Median Gross Rent
Studio $1,745
1 Bedroom $2,027
2 Bedrooms $2,737
3 Bedrooms $3,202
4 Bedrooms $3,300
5 or More Bedrooms $3,250
Source: 2019 ACS 5-Year Estimates B25031

Page |B- 21 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

6.4 Housing Price Trends
Table 210, Value of Owner-Occupied Housing Units (2019), presents 2019 estimates of owner-occupied housing values in Manhattan Beach. In 2019, 88 percent were valued at $1,000,000 or more. The median owner-occupied housing unit value is over $2,000,000.

Table 210. Value of Owner-Occupied Housing Units (2019) Value (dollars) Number of Units
Under $50,000 201
$50,000 to $99,999 0
$100,000 to $149,999 59
$150,000 to $199,999 27
$200,000 to $299,999 50
$300,000 to $499,999 62
$500,000 to $999,999 702
$1,000,000 or more 8,243
Total 9,344
Median Value: $2,000,000+
Source: 2019 ACS 5-Year Estimates DP04

Page |B- 22 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment 7 Special Needs Populations
Local Housing Elements must include an analysis of special housing needs because certain segments of the population have more difficulty in finding decent affordable housing due to special needs. This section identifies the special needs populations in the City, including persons with disabilities, older adults, large families and households, female‐headed and single-parent households, farmworkers, and persons experiencing homelessness.

7.1 Persons with Physical and Developmental Disabilities Physical and developmental disabilities can hinder access to traditionally designed housing units and potentially limit the ability to earn adequate income. Therefore, persons with disabilities often have special housing needs. Special exterior and interior design features are often needed to accommodate a tenant or homeowner with a disability. For example, door frames must be wider to accommodate wheelchairs, ramps are needed instead of stairs, handrails in bathrooms need to be installed, cabinet doors must be accessible, and light switches and other devices need to be within easy reach. The cost for retrofitting an existing structure may be thousands of dollars and be well beyond the reach of those households with lower incomes. The lack of housing to accommodate a person’s physical or developmental disabilities is even more pronounced when it comes to market-rate rental units. Unless such provisions are made for persons with a disability during original construction, such facilities will not likely be provided in a typical rental unit.

Persons with Disabilities
Disability types include individuals with hearing, vision, cognitive, ambulatory, self-care, or independent living difficulties. The U.S. Census and the ACS provide clarifying questions to determine persons with disabilities and to differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
• Hearing Disability: Is this person deaf or does he/she have serious difficulty hearing? • Visual Disab ility: Is this person blind or do they have serious difficulty seeing even when wearing glasses?
• Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have serious difficulty concentrating, remembering, or making decisions? • Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs? • Self-Care Disability: Does this person have difficulty dressing or bathing? • Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone, such as visiting a doctor’s office or shopping? Households with members who have a physical or developmental disability are also often occupied by older adults. In the City, approximately 13 percent of people 65 years of age and older have at least one type of disability. In some cases, older adults may have more than one disability, which may make aging in place even more difficult (see Table 221, Persons with Disabilities by Age in the City (2019)).

Page |B- 23 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 221. Persons with Disabilities by Age in the City (2019) Disability by Age Persons Percent
Age 5 to 17 – Total Persons 9,486 —
Hearing disability 23 0.2%
Visual disability 35 0.4%
Cognitive disability 89 1.2%
Ambulatory disability 11 0.1%
Self-care disability 0 0.0%
Independent living disability 0 0.0%
Age 18 to 64 – Total Persons 19,997 —
Hearing disability 77 0.4%
Visual disability 120 4.1%
Cognitive disability 352 0.05%
Ambulatory disability 185 0.9%
Self-care disability 198 0.9%
Independent living disability 292 1.5%
Age 65 and Older – Total Persons 6,010 —
Hearing disability 598 10.0%
Visual disability 247 4.1%
Cognitive disability 244 4.1%
Ambulatory disability 594 9.9%
Self-care disability 265 4.4%
Independent living disability 771 12.8%
Source: ACS S1810 5-Year Estimates 2019 Disability Characteristics Note: Totals may exceed 100% due to multiple disabilities per person.

Persons with Developmental Disabilities
According to the California Welfare and Institutions Code Section 4512, a development disability “means a disability that originates before an individual attains 18 years of age, is expected to continue indefinitely, and constitutes a substantial disability for that individual.” The term developmental disability “includes intellectual disability, cerebral palsy, epilepsy, autism, and other disabling conditions found closely related to intellectual disability.”
The California Welfare and Institutions Code also defines a “substantial disability” as “the existence of significant functional limitations in three or more of the following areas of major life activity, as determined by a regional center, and as appropriate to the age of the person”:
• Self-care
• Receptive and expressive language
• Learning
• Mobility

Page |B- 24 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment • Self-direction
• Capacity for independent living
• Economic self-sufficiency

In California, the State Department of Development Services provides community-based services to persons with developmental disabilities and their families through a Statewide system of 21 community- based, non-profit agencies known as regional centers. The Harbor Regional Center, located in the City of Torrance, serves the City of Manhattan Beach and is one of the 21 regional centers that provides a point of entry to services for people with developmental disabilities. These centers serve people of all ages with developmental disabilities and their families. In 2020, the Harbor Regional Center served over 15,000 clients. As of September 2021, there were approximately 283 persons in the City who have been diagnosed with a developmental disability and are receiving case management services at the Harbor Regional Center, consisting of 159 residents between 0 to 17 years old and 124 residents 18 years and older. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent; therefore, based on the number of people who are diagnosed and receiving treatment, the City is below this threshold by 242 persons.

Because disabilities include a wide range and severity of sensory, physical, mental, and developmental conditions, the special needs of persons with disabilities is wide ranging, as well. In addition to affordable and accessible housing, transportation, and proximity to services, many persons with disabilities need on-site support or even full-time care in a group home environment.

The following existing resources provide services for persons with disabilities in the City:
• Dial-A-Ride: essential transportation service for residents ages 55+ or disabled with destinations to most medical facilities and a variety of shopping destinations. • General Relief (GR): A County-funded program that provides cash aid to indigent adults, and children in special circumstances who are ineligible for federal or State programs. • In-Home Supportive Services (IHSS): an alternative to out-of-home care, IHSS will help pay for services provided to individuals over 65 years of age, disabled (adult or child), or blind. • Restaurant Meals Program: allows homeless, disabled, and elderly receiving CalFresh benefits to use their Golden State Advantage (EBT) cards to purchase meals from partici pating restaurants.
• Volunteers of America Greater Los Angeles: non-profit aiding with behavioral health services, veterans’ services, and affordable housing.

In addition, communities, resources, and services for older adults can be found in Section 7.2, Households Headed by Older Adults. Communities, resources, and services for persons with disabilities seeking emergency housing assistance can be found in Section 7.6, People Experiencing Homelessness.

The City’s Housing Element addresses persons with disabilities through various programs including Program 4, Affordable Senior Housing Preservation, which ensures the maintenance of existing affordable units for disabled persons ages 55 and older; Program 5, Americans with Disabilities Act

Page |B- 25 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment (ADA) Improvements Program, which completes ADA-compliant infrastructure and repairs, contingent upon future CDBG funding; Program 10, Countywide Affordable Rental Housing Development, which provides financial assistance to supports new construction and acquisition/rehabilitation projects that create new Special Needs and affordable rental housing units, and the creation of permanent Special Needs housing units in projects throughout the County of Los Angeles; Program 15, Housing Choice Voucher Program, which supports the provisions of five vouchers annually to facilitate rent subsidies for lower-income residents, including those with disabilities; Program 21, Older Adults Programs, which provides services such as Dial-A-Ride to residents with disabilities of all ages; Program 25, Reasonably Accommodate Housing for Persons with Physical and Developmental Disabilities, which amends the MBMC to eliminate potential barriers for persons with disabilities and provides materials and programs; and Program 28, Specialized Housing Types to Assist Persons with Special Needs, which includes numerous amendments to the City’s Zoning Code to encourage special needs housing in the City and mitigate potential constraints to the development of housing for those with special needs.

7.2 Households Headed by Older Adults
HUD Federal housing programs define a household as an “elderly family” if the head of the household is at least 62 years of age or if two or more persons living together are all at least 62 years of age (24 CFR Section 5.403, Definitions). Typically, older adults are retired and have fixed incomes, and often have special needs related to housing location and construction. Even older adult homeowners, who are typically at an advantage because their housing payments may be fixed, are still subject to increasing utility rates and other living expenses. Moreover, many older adult residents may elect to remain in their own homes that are not designed to accommodate their special needs.

As shown in Table 2 32, Older Adult Households by Tenure in the City (2019), there were 3,702 households (37 percent of total owners and 7 percent of total renters) in Manhattan Beach where the householder was 65 years or older.

Table 232. Older Adult Households by Tenure in the City (2019) Householder Age Owner Renter
Households Percent Households Percent
Under 65 Years 5,921 63.4% 3,804 93.2%
65 to 74 Years 1,659 17.7% 141 3.5%
75 to 84 Years 1,234 13.2% 120 2.9%
85 years and Older 530 5.7% 18 0.4%
Total Households 9,344 100.0% 4,083 100.0%
Source: ACS B25007 5-Year Estimates, 2019

According to 2016 HUD CHAS data, there was a total of 4,160 older adult households in the City. Of those total households, approximately 8 percent earn less than 30 percent of the AMI (compared to 24 percent in the SCAG region), and approximately 18 percent earn less than 50 percent of the AMI (compared to 31 percent in the SCAG region). Table 24 provides a summary of older adult households in the City by income category, relative to the surrounding area.

Page |B- 26 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 24. Older Adult Households by Income and Tenure in Manhattan Beach (2020) Income Category Owner Renter Total Percent of Total Older Adult Households <30% HAMFI 225 105 330 7.9%
30%–50% HAMFI 370 45 415 10.0%
30%–50% HAMFI 455 75 530 12.7%
30%–50% HAMFI 360 30 390 9.4%
>100% HAMFI 2,330 165 2,495 60.0%
Total Households 3,740 420 4,160 100%
Source: SCAG 2020
HAMFI = Housing Urban Development Area Median Family Income

Many older adults are dependent on fixed incomes and/or have a disability. Older adult homeowners may be physically unable to maintain their homes or cope with living alone. The housing needs of this group can be addressed through smaller units, accessory dwelling units on lots with existing homes, shared living arrangements, congregate housing, and housing assistance programs. Due to limited mobility, older adults typically need access to services (e.g., medical and shopping) and public transit. In terms of housing construction, older adults may need ramps, handrails, elevators, lower cabinets and counters, and special security devices to allow for greater access, convenience, and self‐protection. The City recognizes that many older adults encounter temporary and permanent changes in their ability to conduct the tasks necessary for daily living. Programs of the City’s Housing Element aim to address those needs of older adult residents, including Program 4, Affordable Senior Housing Preservation, which aims to identify qualified affordable housing developers and maintain a reserve of affordable units for senior housing developments; Program 5, Americans with Disabilities Act (ADA) Improvements Program, which ensures ADA compliancy throughout the City; Program 15, Housing Choice Voucher Program, which continues a subsidized rent program for lower-income older adult residents; Program 21, Older Adults Programs, which provides and funds care and daily needs services for older adults; and Program 28, Reasonably Accommodate Housing for Persons with Physical and Developmental Disabilities, which aims to mitigate constraints for Residential Care facilities serving seven or more person, including facilities for older adults.

In addition to the programs in the Housing Element that aim to address the needs of older adults during the planning period, there are many existing resources, services, and housing developments available to older adults in the City. Table 25, Communities, Resources, and Services for Older Adults, provides a detailed overview of the existing resources, services, and housing developments available for older adults in the City.

To facilitate the development of senior housing, as defined by S ection 51.3 of the California Civil Code , the City qualifies senior housing as a multifamily residential use and can be constructed in all zones that allow for multifamily residential development . See Section 2.21, Senior Housing/Housing for Older Adults, in Appendix C , for a discussion on the City’s current zones that can accommodate housing developments for older adults.

Page |B- 27 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 25. Communities, Resources, and Services for Older Adults Community/Facility Services
Joslyn Community Center
1601 North Valley Drive
Manhattan Beach, CA 90266
• Provides a variety of recreational
activities, classes, and special
programming for older adults.
• Location for the Manhattan Beach Senior
Club.

Skilled Nursing
Lawndale Healthcare & Wellness Centre
15100 Prairie Avenue
Lawndale, CA 95014
310.679.3344
• 59-bed nursing and rehabilitation facility,
providing 24-hour care, seven days a
week.
• Long-term and short-term care. Services
include a variety of therapies.

Providence Transitional Care Center
4320 Maricopa Street
Torrance, CA 90503
310.303.5900
• 115-bed facility providing skilled nursing
services to patients in a post-acute care
setting.

Independent Living
Manhattan Beach Senior Villas
1300 Park View Avenue
Manhattan Beach, CA 90266
310.546.4062
• 104-unit affordable senior housing
apartment for 65+ and 55+ for residents
with disabilities persons 55+.
• As a condition of the project’s approval
and as part of a settlement agreement
upon sale of the property, 20 percent of
the units are offered for very low-income
households, 20 percent for low-income
households, and 40 percent for
moderate-income households in
perpetuity. The remaining 20 percent of
units are for market rate.

Heritage Pointe Senior Apartments
1801 Aviation Way
Redondo Beach, CA 90278
310.318.8418
• 135-unit apartment complex for 62+
lifestyles.
• Includes a variety of community
amenities such as a pool, library,
clubhouse, and disability access.

Assisted Living
Josephine’s Garden Villa
521 North Rowell Avenue
Manhattan Beach, CA 90266
310.606.2110
License # 198203121
• Six private rooms, accommodating one
person per room.
• Services include continuous observations,
care and supervision, daily needs
assistance, medication management, and
transportation.

Mansel Guest Home
317 South Aviation Avenue
Manhattan Beach, CA 90266
310.345.5561
• 6-bed, private home.
• Provides customized care programs, as
well as workout programs, medication

Page |B- 28 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment License # 197607748 services, activities, and home-cooked meals.

Sunrise Senior Assisted Living
250-400 North Sepulveda Boulevard
Manhattan Beach, CA 90266

Note: Project approved in 2021 and is expected
to be completed in the planning period.
• 95-room and 115-bed facility.
• Includes common areas such as foyer,
parlor, bistro, dining rooms, and activity
rooms)
• Offers 64 assisted living rooms and 31
memory care rooms for Alzheimer’s
patients and individuals with memory
loss.

7.3 Large Families and Households
As defined by HCD, large households are defined as having five or more persons living within the same household. Large households are considered a special needs group because they require larger bedroom counts. According to recent Census data, approximately 37 percent of owner households and 21 percent of renter households in Manhattan Beach had only one or two members. Approximately 1 percent of renter households had five or more members, and approximately 5 percent of owners had five or more members (Table 263, Household Size by Tenure in the City (2019)). This distribution suggests that the need for large units with four or more bedrooms is expected to be much less than for smaller units.

Table 263. Household Size by Tenure in the City (2019)
Household Size Owner Renter
Households Percent Households Percent
1 person 1,603 11.94% 1,433 10.67%
2 persons 3,322 24.74% 1,424 10.61%
3 persons 1,638 12.20% 491 3.66%
4 persons 2,064 15.37% 570 4.25%
5 persons 506 3.77% 120 0.89%
6 persons 160 1.19% 31 0.23%
7 persons or more 51 0.38% 14 0.10%
Total Households 9,344 100% 4,083 100%
Source: ACS B25009 5-Year Estimates, 2019

Table 27. Median Household Income by Household Size shows that the median household income increases as there are more persons in a household. As discussed in Section 5.4, Household Income and Extremely Low-Income Households, the median household income for a household of 3 persons or more is greater than the City’s overall median income. Additionally, the smallest household size will have a median household income that is greater than the Los Angeles County median income. According to Table 13, the median household income for any household size in the City is greater than the low- income limit of the same household’s size category.

Page |B- 29 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 27. Median Household Income by Household Size
Household Size Median Household Income
1-Person Households $80,318
2-Person Households $146,724
3-Person Households $230,750
4-Person Households $250,000+
5-Person Households $250,000+
6-Person Households $221,369
7-or-More-Person Households $250,000+
Source: 2019 ACS 5-Year Estimates B19019

According to Census ACS estimates, most owner-occupied units have 1 occupant per room, with 59 units having up to 1.5 occupants per room, and no units with more than 1.5 occupants per room. Owner- occupied units, which is predominantly single-family homes, tend to have a sufficient number of rooms relative to household size. Furthermore, most renter-occupied units have 1 occupant per room, with 51 units having up to 1.5 occupants per room, and 37 units with 1.51 to 2 occupants per room. Renter- occupied units are more prone to overcrowding due to larger households. However, this number accounts for less than 1 percent of total housing units in the City. This indicates that there is an adequate supply of units with enough rooms relative to household size.

While the supply of larger units in the City might be sufficient, this does not include a measure of affordability. According to Table 16, the fair market rent for units with more than two bedroom increases to $2,735 for a three-bedroom unit, and $2,982 for a four-bedroom unit. Larger rental units tend to be more out of reach for lower-income household, which may explain the tendency to overcrowd. Based on the median household income for five- and six-bedroom households, it can be assumed that these rents would be affordable to most large-households in the City.

The City will continue to accommodate larger families and households through opportunities in the development of affordable housing and programs aimed to increase housing quality and capacity. Such examples of programs in the Housing Element include, Program 2, Adequate Sites, which establishes an overlay district to create opportunity for at least 402406 units of multifamily housing for lower-income households plus an additional buffer of at least 73 units; Program 9, Countywide Affordable Home Ownership Program, which provides funding to lower-income households looking to purchase a home through down payment and closing costs assistance for single-family homes, condominiums, and townhomes through the County’s Home Ownerships Program; Program 10, Countywide Affordable Rental Housing Development, which provides financial assistance to supports new construction and acquisition/rehabilitation projects that create new Special Needs and affordable rental housing units, and the creation of permanent Special Needs housing units in projects throughout the County of Los Angeles; and Program 18, Multifamily Residential Development Standards and Streamlining in the Mixed-Use Commercial Districts, which streamlines the process by removing discretionary requirements and allows for the development and adoption of standards for multifamily residential housing in the CL, CD, and CNE zones.

Page |B- 30 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

7.4 Female- Headed and Single-Parent Households
Recent Census data reported that approximately 6 percent of owner households and 8 percent of renter households in Manhattan Beach were headed by single females (Table 284, Household Type by Tenure in the City (2019)). Approximately 4 percent of owner households were headed by single men, while 9 percent of renter households were headed by single men in the City. Single female- and male-headed households represent nearly a quarter of all households in the City (27 percent). This data is important when considering social service needs, such as childcare, recreation programs, and health care, which are of special concern to these households.

Table 284. Household Type by Tenure in the City (2019)
Household Type Owner Renter
Households Percent Households Percent
Married-couple family 6,488 69.4% 1,443 35.3%
Male householder, no spouse present 406 4.3% 353 8.6%
Female householder, no spouse present 568 6.1% 323 7.9% Non-family households 1,882 20.1% 1,964 48.1%
Total Households 9,344 99.9% 4,083 99.9%
Source: ACS S2501 5-Year Estimates, 2019

Female‐headed households also tend to have comparatively low rates of homeownership, lower incomes, and high poverty rates, which often makes the search for affordable, decent, and safe housing more difficult. According to Census ACS data, 626 of the total 891 female-headed households had related children younger than 18 years. 20 percent (131 households) of those female-headed households with children were experiencing poverty in 2019, compared to less than 3 percent of total family households in the City who were experiencing poverty.

Childcare, early childhood education, and other family supportive services are particularly important for single female-headed households with children. These households can be assisted by many of the same strategies targeted to very low- and extremely low-income households in general with added resources and family support services.

7.5 Farm Workers/Employee Housing
The City is an urbanized community without any active agricultural activities. Recent Census data (ACS S2403 5-Year Estimates, 2019) indicates there were 26 farmworker individuals employed in “farming, fishing, forestry, and hunting occupations” in 2019. There is no farmworker-specific housing in the City.

The California Legislature enacted the Employee Housing Act to provide protection for persons living in privately owned and operated employee housing. The Employee Housing Act is specifically designed to ensure the health, safety, and general welfare of these residents, and to provide them a decent living environment. The Employee Housing Act also provides protection for the general public, which may be impacted by conditions in and around employee housing. According to the City, no known employee housing units as defined by the Employee Housing Act are located in the City.

Page |B- 31 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment

7.6 People Experiencing Homelessness
In December 1993, the Los Angeles County Board of Supervisors and the Los Angeles Mayor and City Council established the LAHSA as an independent, Joint Powers Authority. LAHSA’s primary role is to coordinate the effective and efficient utilization of Federal and local funding in providing services to individuals experiencing homelessness in Los Angeles County. To support its mission, LAHSA oversees a comprehensive point-in-time count, with the most recent being completed in 2020 (HUD exempted LAHSA from conducting a 2021 point-in-time count due to the COVID-19 pandemic). The 2020 point-in- time data estimated that there more than 63,000 (sheltered and unsheltered) people experiencing homelessness in Los Angeles County.

As of the 2020 survey, there were an estimated 15 unsheltered people experiencing homelessness in the City. Various circumstances that may lead to homelessness include the following:
• Chronically homeless, single adults, including non-institutionalized, mentally disabled individuals, alcohol and drug abusers, older adult individuals with insufficient incomes, and others who voluntarily, or are forced, due to financial circumstances, to live on the streets • Minors who have run away from home
• Low-income families that are temporarily homeless due to financial circumstances or are in the process of searching for a home (single-parent families, mostly female-headed, are especially prevalent in this group)
• Women (with or without children) who are escaping domestic violence There are two categories of needs that should be considered in discussing the population experiencing homelessness: (1) transient housing providing shelter, usually on a nightly basis, and (2) short-term housing, usually including a more comprehensive array of social services to enable families to re- integrate themselves into a stable housing environment. Table 295, Emergency and Supportive Housing Resources, shows emergency and supportive housing providers in the area, including the name of the shelter, number of beds, description of services, and average number of beds available on any given night. There are no emergency and supportive housing providers in the City.

Table 295. Emergency and Supportive Housing Resources
Provider Address Number of
Beds Services
Average Number of
Beds Available on
Any Given Night
(Estimate)
Beacon Light/Doors
of Hope
525 Broad Avenue,
Wilmington, CA
90744
15/15
Bed, showers,
clothing, and
meals
2–3
CES Crisis/Bridge
Housing – US Vets
Inglewood
733 Hindry Avenue,
Inglewood, CA 90301 30
Bed, showers,
clothing, and
meals
5–7

Page |B- 32 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment Table 295. Emergency and Supportive Housing Resources
Provider Address Number of
Beds Services
Average Number of
Beds Available on
Any Given Night
(Estimate)
CES Bridge Housing
Program for Women
– US Vets Long
Beach
2001 River Avenue,
Long Beach, CA
90810
30 Bed, showers,
clothing, and
meals 1–2
CES Bridge Housing
Project Achieve –
Catholic Charities
1368 Oregon
Avenue, Long Beach,
CA 90813
20 Bed, showers,
clothing, and
meals
2–5
Long Winter Shelter
– Volunteers of
America Los Angeles
5571 Orange
Avenue, Long Beach,
CA 90805
65 Bed, showers,
clothing, and
meals
15–25

In 2017, the County passed Measure H, which created significant new resources to address homelessness, including providing to local jurisdictions the opportunity to apply for City Homelessness Plan Implementation Grants. In October 2017, a total of 47 cities were awarded grants, including the City of Manhattan Beach. The City intended to use its $330,666 grant to coordinate with other jurisdictions, including the County, local stakeholders, and neighboring cities, to address homelessness in the community. The City recognized this would only be accomplished through an active constituency working together, including government, businesses, and the faith community, to tackle the causes of homelessness and implement solutions.

In August 2018, the City Council adopted the City’s Five-Year Plan to Address Homelessness in Our Community, and appointed a Homelessness Task Force. The plan, available on its website, contains goals aligned with the City’s and County’s objectives to address homelessness. The plan also contains an outline of collaborative opportunities, and demonstrates a correlation between the City’s efforts and the County’s Homeless Initiative Strategies. Consistent with the City’s Homelessness Plan’s efforts to educate the community on various resources in the South Bay, the City has produced a resource guide for those experiencing homelessness, which is available on the City’s website. The guide summarizes a variety of resources offered near Manhattan Beach for those experiencing homelessness and contains a resource card that offers important phone numbers for quick reference.

In November 2018, at the recommendation of the Homelessness Task Force, the City submitted a multi- jurisdictional proposal with the Cities of Redondo Beach and Hermosa Beach (all three collectively referred to as “South Bay Beach Cities”) to the County for outreach and education, coordination of regional efforts to address homelessness, and housing navigation services. In April 2019, the Los Angeles County Homeless Initiative announced the award of Measure H grant funding to the South Bay Beach Cities totaling $330,665 toward homeless coordination, training, and housing navigation services.

Page |B- 33 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment In September 2019, the City, along with regional partners the Cities of Redondo Beach and Hermosa Beach, solicited proposals from qualified homeless service providers. Subsequently, the City Council awarded a subcontract to Harbor Interfaith Services to provide three full-time-equivalent positions to assist individuals and families experiencing homelessness in the South Bay Beach Cities. Harbor Interfaith Services was established in 1987 and provides a variety of services to individuals and families, including a 90-day emergency shelter, 18-month transitional housing program, and a Family Resources Center.

In addition to resources designed to aid individuals experiencing homelessness, the City’s Housing Element also refers directly to this population in its programs. This includes Program 10, Countywide Affordable Rental Housing Development which provides financial assistance for participating cities to develop affordable rental housing and Special Needs housing that may combat homelessness; Program 28, Specialized Housing Types to Assist Persons with Special Needs, which eases the restrictions of the construction of emergency shelters and low-barrier navigation centers in certain zones; and Program 29, Support for Those Experiencing Homelessness, which aims to provide resources and assistance for those experiencing homelessness in the City.

The City continues to provide information regarding services available for those experiencing homelessness on its website via its Homeless Resource Guide.1

1 https://www.manhattanbeach.gov/home/showpublisheddocument/40272/636988627556170000

Page |B- 34 City of Manhattan Beach 6th Cycle Appendix B: Needs Assessment 8 Assisted Housing at Risk of Conversion
Section 65583 of the California Government Code was amended in 1991, requiring an analysis of subsidized units and a description of programs to preserve assisted housing developments. One of the foremost housing problems in the State involves the loss of affordability restrictions on a substantial portion of the government-assisted rental housing stock. Much of this housing is “at-risk” of conversion from affordable housing stock reserved predominantly for lower-income households to market-rate housing. Assisted housing developments (or at-risk units) are defined as multifamily, rental housing complexes that receive government assistance under Federal, State, and/or local programs, or any combination of rental assistance, mortgage insurance, interest reductions, and/or direct loan programs, and are eligible to convert to market-rate units due to termination (opt-out) of a rent subsidy contract, mortgage prepayment, or other expiring use restrictions within 10 years of the beginning of the Housing Element planning period.

HUD maintains a list of notices (6 and 12 month) received by HUD pursuant to California’s notice requirements (Government Code Sections 65863.10 and 65863.11). Private owners of assisted multifamily rental housing units who are considering no longer providing rental restrictions and converting restricted units to market-rate units must provide notice to HUD. According to information provided by HUD, no conversion notices have been filed on behalf of any affordable housing providers in the City, and there are 0 low-income units in the City that are at risk of converting to market rate in the next 5 to 10 years.
9 Low- and Moderate-Income Housing in the Coastal
Zone
Government Code Section 65590 contains requirements for the replacement of low- and moderate- income housing within the coastal zone when such housing is demolished or converted to other uses, subject to certain limitations. In accordance with Government Code Section 65590(b)(1), replacement housing is not normally required for the conversion or demolition of a residential structure that contains fewer than three dwelling units, or, in the event that a proposed conversion or demolition involves more than one residential structure, the conversion or demolition of 10 or fewer dwelling units. The majority of development in the City’s Coastal Zone consists of high-cost market-rate single-family and multifamily housing. Government Code Section 65590(b)(3) states that replacement housing must be provided only where feasible if the local jurisdiction has fewer than 50 acres, in aggregate, of privately owned vacant land that is available for residential use. The City is built out and has only a nominal amount of vacant land, well below the 50-acre threshold. Thus, the City has not had occasion to administer the provisions of Section 65590, nor had occasion to maintain records regarding the income level of past housing occupants. No low- or moderate-income housing has been provided or required pursuant to Section 65590 in the City, whether as replacement units or inclusionary units. This is primarily due to existing land use patterns consisting of small lots that provide for only a few units on a site. Because the City does not have the ability to construct or otherwise subsidize the construction of new housing through redevelopment, it must rely on its existing incentives to promote the development of affordable housing in the Coastal Zone. See a full discussion related to the Coastal Zone in Section 2.1.4, Coastal Zone, of Appendix C.

Page | C-i City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Appendix C: Constraints and Zoning Analysis
Table of Contents
1 Introduction .......................................................................................................................................... 1 2 Governmental Resources and Constraints ........................................................................................... 2

2.1 Land Use Controls (General Plan and Zoning) .............................................................................. 2

2.1.1 General Plan .......................................................................................................................... 2

2.1.2 Zoning Code .......................................................................................................................... 3

2.1.3 Development Standards ..................................................................................................... 16

2.1.4 Coastal Zone ........................................................................................................................ 27

2.1.5 Condominium Conversions ................................................................................................. 29

2.1.6 Short-Term Rentals ............................................................................................................. 29

2.2 Provisions for Special Housing Types .......................................................................................... 29

2.2.1 Senior Housing/Housing for Older Adults ........................................................................... 29

2.2.2 Boarding Homes/Group Residential ................................................................................... 30

2.2.3 Community Care Facilities .................................................................................................. 30

2.2.4 Definition of Family ............................................................................................................. 32

2.2.5 Emergency Shelters, Transitional Housing, and Supportive Housing ................................. 32

2.2.6 Low-Barrier Navigation Centers .......................................................................................... 33

2.2.7 Employee Housing .............................................................................................................. 34

2.2.8 Single-Room Occupancy Units ............................................................................................ 34

2.3 Building Standards and Enforcement ......................................................................................... 35

2.3.1 Building Code Requirements ............................................................................................... 35

2.3.2 Code Enforcement .............................................................................................................. 36

2.3.3 Fair Housing and Americans with Disabilities Act ............................................................... 36

2.4 Development Processing Procedures ......................................................................................... 38

2.4.1 Precise Development Plan .................................................................................................. 39

2.4.2 Site Development Permit .................................................................................................... 40

2.4.3 Conditional Use Permit (Use Permit) .................................................................................. 41

2.4.4 Variances ............................................................................................................................. 42

2.4.5 Minor Exceptions ................................................................................................................ 43

2.4.6 Density Bonus Requirements .............................................................................................. 44

Page | C-ii City of Manhattan Beach Appendix C: Constraints and Zoning Analysis

2.4.7 Typical Permit Procedures .................................................................................................. 45

2.5 Development Fees and Improvement Requirements ................................................................. 47

2.5.1 Permit Processing Fees ....................................................................................................... 47

2.5.2 Impact Fees ......................................................................................................................... 47

2.5.3 On- and Off-Site Improvements .......................................................................................... 49

2.6 Analysis of Local Efforts to Remove Constraints and Facilitate Affordable Housing .................. 49 3 Non-Governmental Market Constraints ............................................................................................. 54

3.1 Cost of Land and Construction .................................................................................................... 54

3.2 Availability of Financing .............................................................................................................. 56

3.3 Requests for Housing Developments at Reduced Densities ....................................................... 57

3.4 Length of Time Between Project Approval and Applications for Building Permits .................... 57 4 Environmental Constraints ................................................................................................................. 58

4.1 Environmental Review ................................................................................................................ 58

4.2 Geologic and Seismic Hazards ..................................................................................................... 58

4.3 Flooding ....................................................................................................................................... 58

4.4 Other Environmental Constraints ............................................................................................... 59

4.4.1 Hazardous Materials ........................................................................................................... 59

4.4.2 Fire Risk ............................................................................................................................... 59

4.4.3 Liquefaction ........................................................................................................................ 59

4.4.4 Landslides ............................................................................................................................ 59

4.4.5 Coastal Zone ........................................................................................................................ 60

4.5 Infrastructure Capacity ............................................................................................................... 60

4.5.1 Storm Drain Facilities .......................................................................................................... 61

4.5.2 Water Supply/Service ......................................................................................................... 61

4.5.3 Sewer .................................................................................................................................. 62

4.5.4 Electric Power and Natural Gas .......................................................................................... 62 5 Quantified Objectives ......................................................................................................................... 63

Page | C-iii City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Tables
Table 1. Residential Land Use Categories in the City’s General Plan ............................................................ 2 Table 2. Residential Uses Permitted by Zoning District .............................................................................. 11 Table 3. Single-Family Dwelling Units Permitted by Zoning District ........................................................... 12 Table 4. Multifamily Dwelling Units Permitted by Zoning District .............................................................. 13 Table 5. Manufactured Housing Requirements .......................................................................................... 14 Table 6a. Residential Development Standards by Zone for Area District I and II ....................................... 17 Table 6b. Residential Development Standards by Zone for Area District III and IV ................................... 18 Table 6c. Residential Development Standards in Commercial Zones (CL, CD, CNE) .................................. 19 Table 7. Parking Requirements for Residential Land Uses ......................................................................... 26 Table 8. Permit Processing Times ............................................................................................................... 46 Table 9. Typical Fees for Single-Family and Multifamily Development ...................................................... 48 Table 10. Summary of Quantified Objectives for 6th Cycle (2021–2029) .................................................. 63

Page | C-1 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis 1 Introduction
This appendix of the Housing Element is concerned with the identification of constraints that may affect the development of housing, especially affordable housing. The following constraints are considered in this analysis:
• Governmental Constraints refer to regulations, ordinances, and/or controls that may impede the development of new housing or otherwise increase the cost of housing. • Market Constraints refer to economic and market factors that may affect the cost of new housing development.
• Environmental Constraints refer to as pects of the environment ( e.g., vacant land, utilities, natural hazards) that may affect the cost and/or feasibility of development.

Where a constraint to development is identified, a policy response is identified that indicates the actions the City of Man hattan Beach (City) is pursuing, or intends to pursue, as a means to eliminate or reduce the effects of that particular constraint on housing development, if feasible.

Page | C-2 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis 2 Governmental Resources and Constraints
Governmental constraints are policies, standards, requirements, and actions imposed by various levels of government upon land and housing ownership and development. These constraints may include building codes, land use controls, growth management measures, development fees, processing and permit procedures, and site improvement costs. Resources available to development exist in the form of development incentives, bonus programs, and infrastructure.

2.1 Land Use Controls (General Plan and Zoning)
Land use controls include General Plan policies and zoning designations, and the resulting use restrictions, development standards, and permit processing requirements.

2.1.1 General Plan
Every city in California must have a General Plan that establishes policy guidelines for all development within the city. The General Plan is the foundation of all land use controls in a jurisdiction. The Land Use Element of the General Plan identifies the location, distribution, and density of the land uses within the city. General Plan residential densities are expressed in dwelling units per acre. Under State law, General Plan elements must be internally consistent, and a city’s zoning must be consistent with the General Plan. Thus, the Land Use Element must provide suitable locations and densities to implement the policies of the Housing Element.

The Manhattan Beach General Plan Land Use Element includes three residential land use designations:

Low-Density Residential, Medium-Density, and High-Density Residential. As shown in Table 1, Residential Land Use Categories in the City’s General Plan, the Low-Density designation’s maximum density permitted ranges from 5.8 to 16.1 dwelling units per acre, the Medium-Density designation’s maximum density permitted ranges from 11.6 to 32 dwelling units per acre, and the High-Density designation’s maximum density permitted ranges from 43.6 to 51 dwelling units per acre.

Table 1. Residential Land Use Categories in the City’s General Plan Area District Low-Density Residential
(Maximum Density)
Medium-Density Residential
(Maximum Density)
High-Density Residential
(Maximum Density)
District I – Hill Section/ Eastside
so. of Manhattan Beach Blvd. 5.8 du/acre 11.6 du/acre 43.6 du/acre District II – Tree Section/ Eastside
no. of Manhattan Beach Blvd. 9.5 du/acre 18.9 du/acre 43.6 du/acre District III – Beach 16.1 du/acre 32.3 du/acre 51.3 du/acre District IV – El Porto N/A N/A 51.0 du/acre
Source: City of Manhattan Beach, General Plan Land Use Element, 2003. du/acre = dwelling units per acre; N/A = not applicable In addition to the residential land use designations, residential or mixed-use development is permitted in several commercial land use designations, as described below.

Page | C-3 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Downtown Commercial
The Downtown Commercial land use category applies only to the downtown area, an area of 40+ blocks that radiates from the intersection of Manhattan Beach Boulevard and Manhattan Avenue. The downtown area provides locations for a mix of commercial businesses, residential uses, and public uses, with a focus on pedestrian-oriented low-intensity commercial businesses that serve Manhattan Beach residents and visitors. Multifamily residential projects can be developed in accordance with the development standards for the High-Density Residential designation. The height limit in this district ranges from 26 feet to 30 feet, depending on location.

Local Commercial
The Local Commercial land use category provides areas for neighborhood-oriented, small-scale professional offices, retail businesses, and service activities that serve the local community. Permitted uses are generally characterized by those that generate low traffic volumes, have limited parking needs, and generally do not operate during late hours. Residential uses can be developed at densities consistent with the High-Density Residential designation. The height limit is 30 feet.

North End Commercial
Properties designated North End Commercial lie at the north end of the City, along Highland Avenue and Rosecrans Avenue between 33rd and 42nd Streets. Commercial uses are limited to small-scale, low- intensity neighborhood-serving service businesses, retail stores, and offices. Restaurant and entertainment establishments are permitted only where zoning regulations can adequately ensure compatibility with residential uses. The maximum permitted floor area factor is 1.5:1. Residential uses can be developed at densities consistent with the High-Density Residential designation, with a height limit of 30 feet.

Mixed-Use Commercial
The Mixed-Use Commercial land use category accommodates the parking needs of commercial businesses on small lots that front Sepulveda Boulevard and abut residential neighborhoods. In recognition of the need to ensure adequate parking for businesses and to protect residential uses from activities that intrude on their privacy and safety, this category limits commercial activity on commercial lots adjacent to residences, and establishes a lower floor area factor limit of 1.0:1 for commercial uses.

Uses permitted are similar to those allowed in the General Commercial category. Residential uses are conditionally permitted, consistent with the Low-Density Residential category and the D-6 Oak Avenue Zoning Overlay.

2.1.2 Zoning Code
The Zoning Code is the primary tool for implementing the General Plan. It is designed to protect and promote public health, safety, and welfare. The City regulates the permitted uses, locations, density, and scale of residential development through the Manhattan Beach Municipal Code (MBMC). Chapter 10 of the MBMC, known as the Planning and Zoning Ordinance (Zoning Code), includes residential and nonresidential zoning districts that control the use and development standards of specific sites, and influence the development of housing within the City. Note that the Coastal Zone within the City of

Page | C-4 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Manhattan Beach has its own set of land use and development regulations, which primarily match those of Area Districts III and IV from the Zoning Code.

2.1.2.1 Zoning Districts
Each zone that permits residential uses regulates the residential use permitted, lot size, density, and parking requirements. While regulations such as setbacks, lot size, and lot coverage can contribute to the number of dwelling units that can be developed on a lot, residential densities are primarily limited by established maximum densities. The Zoning Code contains eight zoning districts (zones) that permit residential development: five residential zones (Single-Family Residential District [RS], Medium-Density Residential District [RM], High-Density Residential District [RH], Residential Planned Development District [RPD], and Residential Senior Citizen District [RSC]) and three commercial zones (Local Commercial District [CL], Downtown Commercial District [CD], and North End Commercial District [CNE]).

Table 2, Residential Uses Permitted by Zoning District, provides an overview of all residential uses permitted by zoning district.

2.1.2.1.1 Residential Districts
The following provides a brief description of each residential zone’s purpose:

Single-Family Residential (RS) District
To provide opportunities for single-family residential land use in neighborhoods, subject to appropriate standards.

Medium-Density Residential (RM) District
To provide opportunities for multiple residential uses, including duplexes, town houses, apartments, multi-dwelling structures, or cluster housing with landscaped open space for residents' use.

High-Density Residential (RH) District
To provide opportunities for an intensive form of residential development, including apartments and town houses with relatively high land coverage, at appropriate Residential Planned Development (PD) District
To encourage a diverse living environment and to facilitate adequate, economical and efficient provision of community facilities, streets, utilities, and parks in a landscaped setting.

RSC Residential Senior Citizen (RSC) District
To facilitate the development of quality senior housing by providing a mechanism to review and approve housing specifically designed for senior-citizen households.

It should be noted that the RPD zone, encompasses approximately 77 acres, but is a completely built- out, gated planned community built in the 1990’s. The community consists of approximately 400 town and court homes and 122 estate single-family homes. The RSC zone encompasses approximately 4.7 acres on a total of three parcels in the City, which are built-out with two existing developments for older adults. As further discussed in Section 2.1.3, Development Standards, the designation of, or regulations

Page | C-5 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis of, these zones in no way constrain development, as these zones apply to limited areas of the City that are built out.

2.1.2.2 Area Districts
The Zoning Code also helps to preserve the character and quality of residential neighborhoods consistent with the character of the four area districts in the City. The Zoning Code provides for land use and development regulations, including residential standards, broken down by zone and area district.

The four area districts are as follows:
• Area District I – South of Manhattan Beach Boulevard and east of Valley/Ardmore • Area District II – North of Manhattan Beach Boulevard and east of Valley/Ardmore and Bell • Area District III – Coastal area south of Rosecrans
• Area District IV – Coastal areas north of Rosecrans (El Porto)

2.1.2.3 Design Overlay Districts
In addition to zoning requirements for the base districts, the City has established eight Design Overlay Districts that establish development standards specific to the unique needs of each Overlay District.

These additional development standards are objective and do not require any form of design review board/commission/panel or design related findings/requirements. The requirements of these overlay districts instead act as additional objective development standards and are treated as supplemental zoning code standards. These Overlay Districts that apply to residential uses are as follows:
• D1 – Rosecrans Avenue applies to Single-Family Residential and Medium-Density Residential Zoning Districts within the overlay where higher fences in the front -yard setback area are needed to reduce traffic noise; in this Overlay District, front yard fences up to 6 feet in height may be constructed as close as 3 feet from the front or street side property line. This overlay covers the northern half of four blocks abutting Rosecrans Avenue. Fencing requirements are needed to protect residents from noise and pollution from a highly trafficked road and do not pose a constraint to development, as the standards are objective, do not increase the time of permit processing, and do not increase the cost of production. Further, none of the sites identified in the Sites Inventory fall within the D1 overlay. • D2 – 11th Street applies to High-Density Residential Zoning Districts within the overlay. The overlay covers Nnine small lots on one block totaling approximately 1.34 acres at 11th Street and Harkness ., where This overlay requires limitations on building height and density are needed to minimize building bulk and to buffer adjoining residences; high-density residential uses in this area are limited to a maximum height of 26 feet and maximum density of 1 dwelling per 1,800 square feet of lot area. This is a reduction of 4 feet in height and a reduction in density by approximately 20 dwelling units per acre as compared to the base zone . The majority of the parcels within this overlay that covers one block are zoned for commercial uses and the reduction in regulations is needed to protect future residents from existing commercial uses that may be disruptive to residents. Because this is only one block within the City, and the reduction in development standards is minimal and does not increase the time associated with the development process through additional review, this is not considered a

Page | C-6 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis constraint to development. Further, none of the sites identified in the Sites Inventory fall within the D2 overlay.
• D3 – Gaslamp Nneighborhood, applies only to Single Family Residential Zones within the overlay where additional development standards apply to preserve the character of the neighborhood. single-family neighborhood where special design standards and review procedures are needed to preserve existing neighborhood character .Additional standards include:
o A maximum height of two stories, although the 26 feet permitted by the base zone still applies.
o Environmental assessment in advancement of the demolition of structures on a site with two or more lots.
o Second story setback of 10% of the buildable depth of the lot; 10 times the lot width; with the exception of one architectural projection and eaves. o For buildings that exceed 22 feet in height, a minimum roof pitch of 3 foot rise in 12 feet of run is required.

The additional development standards do not pos e a constraint to development; however, the environmental assessment poses a constraint to development in that it would increase the time and cost associated with redevelopment of the area. While the environmental assessment poses a constraint to developme nt wi thin this area, this does not pose a constraint to meeting the City’s housing needs as this is a built-out single-family neighborhood and no sites within this area have been identified in the Sites Inven tory for accommodating the City’s RHNA.
• D4 – Traffic noise impact areaNoise Impact Area s applies only to Single Family Residential Zones within the overlay which covers two linear blocks abutting Aviation Boulevard and parcels abutting Marine Avenue between Pacific and Meadows Avenue . Development standardswhere permit higher fences of up to 8 feet in height are needed to reduce traffic noise; fences up to 8 feet in height are permitted.. This overlay does not pose a constraint to development as it does not mandate fences, but instead permits them. Additionally, no sites within the Sites Inventory have been identified in the D4 overlay. • D5 – North End Commercial overlay applies to a three and a half block portion of the Highland Avenue corridor for sites that are zoned CNE. Additional development s tandards where special design standards are needed for the north end commercial area to to better accommodate additional residential development in this commercial area . Additional development standards that apply to residential uses include:
o Lots that are 2,500 square feet or larger must include p lanter boxes at the pedestrian level along Highland Avenue.
o The third story shall be setback a minimum of 10 feet from the front-line setback. o Residential developments on the west side of Highland Avenue may no t have vehicular access from Highland Avenue.

Page | C-7 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis The additional development standards of the D 5 overlay do not pose a constraint to development as the standards are objective, do not increase the time associated with development or permitting, and do not increase the cost of development. Additionally , only two sites identified in the Sites Inventory fall within the D5 overlay. • D6 – Oak Avenue applies only to those sites that are zoned for single -family residential in sections along Oak Avenue. These sites abut commercial sites that are along the western side of Sepulveda Boulevard. Additional development standards are in place to create a smooth transition between those single-family residential uses that are adjacent to commercial uses.

Additional development standards that apply to residential uses include:
o A minimum side setback of 5 feet.
o For buildings that exceed 22 feet in height, a minimum roof pitch of 3 foot rise in 12 feet of run is required.
o where special design standards, landscaping, and buffering requirements for commercial uses are needed to allow commercial use of pr operty in a residential area adjacent to Sepulveda Boulevard.

The additional development standards of the D6 overlay do not pose a constraint to development as the standards are objective, do not increase the time associated with development or permitting, and do not increase the cost of development. Additionally these standards only apply to single fam ily residential uses and no sites identified within the Sites Inventory fall within this overlay.
• D7 – Longfellow Drive applies only to those sites zoned for single -family residential uses within the Longfellow Drive neighborhood. areaThis area covers 18 acres of a single-family neighborhood, including residential lots in Tract 14274 located on Longfellow Drive, Ronda Drive, Terraza Place, Duncan Drive , and Kuhn Drive . , where a special minimum lot area requirement of 17,000 square feet and restrictions on subdivision are needed to preserve the character of the neighborhood, including views and privacy, and prevent unwanted impacts from increased traffic, bulk, and crowding that would result from increased density.Additional development standards for this area require a minimum lot area of 17,000 square feet, and further subdivision of any lot within the district is prohibited.

The additional development standards applied by the D 7 overlay do not pose a constraint to development as the standards are objective, do not inc rease the time associated with development or permitting, and do not increase the overall cost of development.

Additionally, this is a built-out single-family subdivision and none of the sites identified in the Sites Inventory fall within this overlay.
• D8 – Sepulveda Boulevard Corridor applies to those sites zoned CG on specified sites abutting Sepulveda Boulevard. Sites zoned CG do not permit residential uses, and therefore t he development standards applied by this overlay to not apply to residential uses and do not constrain the development of residential uses. Overlay where more flexible development standards are needed to continue to promote uses that contribute to economic vitality within the General Commercial (CG) zone. Only hotel uses are eligible for flexible development

Page | C-8 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis standards. All other land uses shall comply with all requirements contained within Chapter

10.16 of the Planning and Zoning Code.

Several of the Design Overlays, such as D1 and D4, are more permissive than the base district, allowing higher walls closer to the property lines to provide protection from excessive noise. Others, such as Design Overlays D3 and D5, affect minor design issues, such as requiring planter boxes at the pedestrian level, that are not anticipated to constrain the delivery of additional housing. In fact, Design Overlay D3 would act to preserve existing structures in areas subject to “mansionization” pressures.

It should be noted that Design Overlay D2 reduces the number of dwellings permitted on each of the affected lots (Assessor’s Parcel Numbers 4164-001-013 to 15; 4164-001-017 and 018; 4164-001-21; 4164-001-032 to 036; 4164-001-039 to 044; and 4164-001-049 to 053). Lots in this area are each approximately 6,500 square feet. Base district requirements of 1,000 square feet per unit would permit six dwellings on each lot, for a total of 54 dwelling units. Under Design Overlay D2, only three dwellings are permitted on an individual lot, for a total of 27 units, a 27-unit reduction in maximum buildout.

However, most of these parcels have existing multifamily uses. These regulations are consistent with the Covenants, Conditions, and Restrictions recorded at the time this tract was originally subdivided.

Design Overlay 7 increases minimum lot area from 7,500 square feet under the base district to 17,000 square feet. Although this is a significant difference, at more than double the lot size, the terrain in this area is such that higher density would be unlikely, unless very costly landform modification were to be undertaken. In addition, the 33 lots within this overlay are located in the Low-Density Residential designation within Area District I and have existing single-family uses. These regulations are consistent with the original private Covenants, Conditions, and Restrictions that were recorded at the time the tract was originally subdivided.

Design Overlay 8 provides more flexible development standards for hotel uses needed to continue to promote desirable development, uses, and economic vitality within the General Commercial (CG) zone; therefore, the flexibilities afforded by this overlay do not impact residential unit production.

The Design Overlay Districts apply additional standards to specified areas that supplement the applicable base zone as detailed above. While these are referred to as “Design Overlay Districts”, the City does not have a design review process or design guidelines. Rather, the City has additional objective standards that apply to identified areas. The City does not regulate design through any form of a design review board, commission, panel or any design-related findings or requirements.

Senate Bill (SB) 330 (2019) prohibits any non-objective design standard adopted after January 1, 2020.

The City is currently in compliance with this requirement. Through implementation of Program 1720, Objective Design Standards, of the Housing Element, the City will continue to ensure that any new design standards developed and imposed by the City shall be objective.

2.1.2.4 Allowable Uses by Definition
• Accessory Dwelling Unit (ADU): Has the meaning ascribed in Government Code Section 65852.2, as the same may be amended from time to time. Notwithstanding the foregoing, the term “ADU” does not include a guest house (or accessory living quarters), as defined in Municipal Code Section 10.04.030. “Attached ADU” means an ADU that is constructed as a

Page | C-9 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis physical expansion (i.e., addition) of a primary dwelling, or the remodeling of a primary dwelling, and shares a common wall with a primary dwelling. “Detached ADU” means an ADU that is constructed as a separate structure from any primary dwelling, and does not share any walls with a primary dwelling.
• Accessory Structure: No definition. See “Guest House.” • Guest House (or Accessory Living Quarters): Any living area located within a main or an accessory building that does not have direct interior access to the dwelling unit. Such quarters shall have no kitchen facilities and shall not be rented or otherwise used as a separate dwelling unit. Such guest quarters, or accessory living quarters, shall be permitted only on a lot with one single-family residence, except as provided for in MBMC Section 10.52.050(F), Residential Zones-Adjacent Separate Lots with Common Ownership. This guest house, or accessory living quarters, shall be a maximum of 500 square feet in size, limited to one habitable room, and contain a maximum of three plumbing fixtures. • Community Care Facility: See “Residential Care, Limited.” • Day Care Facility:

Day Care, Small Family Home. Non-medical care and supervision of six or fewer persons, including those who reside at the home, on a less than 24-hour bases. This classification includes only those services and facilities licensed by the State of California.

Day Care, Large Family Home. Non-medical care and supervision of 7 to 12 children, including those who reside at the home, on a less than 24-hour bases. This classification includes only those services and facilities licensed by the State of California. • Dwelling, Single-Family: A building containing one dwelling unit. • Dwelling, Two-Family: See “Dwelling, Multifamily.”
• Dwelling, Multifamily: A building containing two or more dwelling units. • Family: A single individual or two or more persons living together as a single housekeeping unit in a dwelling unit.
• Home Occupation: No definition. Per MBMC Section 10.52.070, a home occupation in an R district shall require a Home Occupation Permit, obtained by filing a completed application form with the Community Development Director. The Community Development Director shall issue the permit upon determining that the proposed home occupation complies with the requirements of this.
• Junior Accessory Dwelling Unit (JADU): Has the meaning ascribed in Government Code Section 65852.22, as the same may be amended from time to time. Said code defines JADU as “a unit that is no more than 500 square feet in size and contained entirely within a single-family residence. A junior accessory dwelling unit may include separate sanitation facilities, or may share sanitation facilities with the existing structure.” • Mobile Home: See “Manufactured Home.”
• Manufactured Home: A modular housing unit on a permanent foundation that conforms to the National Manufactured Housing Construction and Standards Act. For purposes of this definition, a mobile home is considered a manufactured home. • Residential Care, General: Twenty-four-hour non-medical care for seven or more persons, including wards of the juvenile court, in need of personal services, supervision, protection, or

Page | C-10 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis assistance essential for sustaining the activities of daily living. This classification includes only those services and facilities licensed by the State of California. • Residential Care, Limited: Twenty-four-hour non-medical care for six or fewer persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those services and facilities licensed by the State of California.
• Residential Condominium: An estate in real property consisting of an undivided interest in common in a portion of a parcel of real property together with a separate interior space in a residential, industrial, or commercial building on the real property, such as an apartment, office, or store. A condominium may include, in addition, a separate interest in other portions of the real property.
• Second Unit: No definition. See “Accessory Dwelling Unit.”

Table 2 provides an overview of all residential uses permitted by zoning district.

Page |C-11 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Table 2. Residential Uses Permitted by Zoning District
Uses RS RM RH RPD RSC CL CD CNE
Accessory Dwelling Unit P P P P P P P P
Accessory Structure1 P/U P/U P/U P/U P/U — — —
Day Care, Small Family Home P P P P P P U L2
Day Care, Large Family Home L3 L3 L3 L3 L3 L3 L3 L3
Emergency Shelters4 — — — — — — — —
Group Residential — — U — U — — —
Home Occupation Home Occupation Permit5 — — —
Manufactured Housing (on a
permanent foundation) P P P P P — — —
Mixed-Use — — — — — U U U
Multifamily (5 or fewer units)6 — P P P U U U U
Multifamily (6 or more units) 6 — PDP/SDP PDP/SDP PDP/SDP U U U U Residential Care, General7 — — U U U — — —
Residential Care, Limited P P P P P — — —
Single-Family P P P P P U U L87
Supportive and Transitional
Housing
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.

Source: Chapter 10, Planning and Zoning of the MBMC, 2021.

RS = Single-Family Residential; RM = Medium-Density Residential; RH = High-Density Residential; CL = Local Commercial; CD = Downtown Commercial; CNE = North End Commercial P = Permitted; U = Use Permit; L = Limited (see additional use regulations); — = Not Permitted; PDP = Precise Development Plan; SDP = Site Development Permit

1. See MBMC Section 10.52.050, Accessory Structures.

2. Single-family residential permitted if located (1) on a site which fronts on Crest Drive; or (2) on the rear half of a site which fronts on Highland Avenue; or (3) on a site which fronts on the east side of Highland Avenue between 38th Place to the south and Moonstone Street to the north; or (4) on a site which does not abut Rosecrans Avenue or Highland Avenue; otherwise a Use Permit is required.

3. Application for an administrative large-family day care permit to the Director of Community Development is required and shall be made on forms provided by the City. No hearing on the application for a permit shall be held before the decision is made by the Director unless a hearing is requested by the applicant or other affected person. The Director's decision shall be based on whether or not the proposed use would be compatible with the surrounding neighborhood.

4. Emergency shelters are permitted by-right in the Industrial Park (IP) District and the Public and Semipublic (PS) District.

5. Per MBMC Section 10.52.070, a home occupation in an R district shall require a Home Occupation Permit, obtained by filing a completed application form with the Community Development Director.

6. A Use Permit is required for any condominium development or conversion of three or more units.

7. Residential Care, General facilities are also permitted in the General Commercial (CG) District and Public and Semipublic (PS) District on approval of a Use Permit.

8. Single-family residential permitted if located (1) on a site which fronts on Crest Drive; or (2) on the rear half of a site which fronts on Highland Avenue; or (3) on a site which fronts on the east side of Highland Avenue between 38th Place to the south and Moonstone Street to the north; or (4) on a site which does not abut Rosecrans Avenue or Highland Avenue; otherwise a Use Permit is required.

Page |C-12 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis

2.1.2.5 Single-Family Dwelling Units
As shown in Table 3, Single-Family Dwelling Units Permitted by Zoning District, the City permits single- family detached dwelling units in accordance with the Zoning Code in the RS, RM, RH, Residential Planned Development (RPD), and Residential Senior Citizen (RSC), and in the CL, CD, and CNE zones subject to a Use Permit.

Table 3. Single-Family Dwelling Units Permitted by Zoning District Use RS RM RH RPD RSC CL CD CNE
Single-Family
Residential P P P P P U U L1
Source: Chapter 10, Planning and Zoning of the MBMC, 2021.

RS = Single-Family Residential; RM = Medium-Density Residential; RH = High-Density Residential; RPD = Residential Planned Development; RSC = Residential Senior Citizen; CL = Local Commercial; CD = Downtown Commercial; CNE = North End Commercial
P = Permitted; U = Use Permit; L = Limited (see additional use regulations)

1. Single-family residential permitted if located (1) on a site which fronts on Crest Drive; or (2) on the rear half of a site which fronts on Highland Avenue; or (3) on a site which fronts on the east side of Highland Avenue between 38th Place to the south and Moonstone Street to the north; or (4) on a site which does not abut Rosecrans Avenue or Highland Avenue; otherwise a Use Permit is required.

Planning and Zoning Code requirements applicable to single-family development are standard in nature and do not cause undue constraints to single-family development.

2.1.2.6 Multifamily Dwelling Units
As shown in Table 4, Multifamily Dwelling Units Permitted by Zoning District, the City permits multifamily dwelling units in accordance with the Zoning Code in the Medium-Density Residential (RM), High-Density Residential (RH), Residential Planned Development (RPD), Residential Senior Citizen (RSC), Local Commercial (CL), Downtown Commercial (CD), and North End Commercial (CNE) zones.

Multifamily housing is permitted in most zones allowing residential uses, except for the Single-Family Residential (RS) zone. In the RSC, CL, CD, and CNE zones, a Use Permit is required at any density. In the RM, RH, and RPD zones, multifamily uses are permitted by-right with five or fewer dwelling units. If six or more dwelling units are proposed, a Precise Development Plan (PDP) or Site Development Permit (SDP) are required, depending on whether or not the development qualifies for a density bonus.

Residential developments with six or more units that do not receive a density bonus shall apply for an SDP requiring approval by the Planning Commission. Residential developments that qualify for a density bonus shall apply for an administrative PDP requiring a decision by the Community Development Director. PDPs are intended to encourage the development of affordable housing through a streamlined permitting process.

To mitigate potential constraints to development and further incentivize affordable housing in the City, the City will remove the discretionary requirements for multifamily projects meeting the minimum requirements for a density bonus in the CL, CD, and CNE zones. The City will review and amend the Zoning Code to permit multifamily housing in the CL, CD, and CNE zones without requiring approval of a Use Permit, and all projects that use the State density bonus will be eligible for streamlined approvals through implementation of Program 18, of the Housing Element.

Page |C-13 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Table 4. Multifamily Dwelling Units Permitted by Zoning District Multifamily
Residential1 RS RM RH RPD RSC CL CD CNE
Five or fewer
(reviewed by
Director)
— P P P U U U U
Six or more
(Planning
Commission)
— PDP/SDP PDP/SDP PDP/SDP U U U U
Source: Chapter 10, Planning and Zoning of the MBMC, 2021.

RS = Single-Family Residential; RM = Medium-Density Residential; RH = High-Density Residential; RPD = Residential Planned Development; RSC = Residential Senior Citizen; CL = Local Commercial; CD = Downtown Commercial; CNE = North End Commercial
P = Permitted; U = Use Permit; — = Not Permitted; PDP = Precise Development Plan; SDP = Site Development Permit

1. A Use Permit is required for any condominium development or conversion of three or more units.

2.1.2.7 Mobile/Manufactured Homes
Manufactured housing can be constructed for much less than the cost of traditional building. Building various standardized modules in one location results in savings due to economies of scale and greatly reduced waste of building materials. Factory-built housing designed for placement on fixed foundations can be highly attractive and virtually indistinguishable from standard construction. In addition, current factory-built housing is typically built to higher standards for energy conservation.

MBMC Section 10.52.100 dictates manufactured housing is permitted in all R districts (RS, RM, RH) not occupied by another dwelling. The housing is subject to a set of general requirements shown in Table 5, Manufactured Housing Requirements, and base residential zone district regulations, as outlined in MBMC Chapter 10.12. These criteria are not unduly burdensome and would not prevent the establishment of manufactured housing on residential lots. However, while manufactured homes are included as a multifamily residential use classification in the Zoning Code, MBMC Section 10.52.100 dictates that manufactured housing must be located in an R district, and that it is not allowed as an additional unit on an already developed lot or as an accessory unit on an already developed lot.

The Zoning Code’s current inconsistencies with State law may pose a constraint to development. As such, as part of implementation of Program 174, Manufactured Housing, of the Housing Element, the City will amend the Zoning Code to clarify that manufactured housing is treated as a single-family dwelling and is permitted in all of the same zones and same manner as other single-family structures, including in commercial or mixed-use zones.

Government Code Sections 65852.3 through 65852.5 require that manufactured homes be permitted in single-unit districts subject to the same land use regulations as conventional homes. Government Code Section 65852.7 requires that cities and counties allow mobile home parks (including condominium and cooperative parks) on all land planned and zoned for residential land use. The MBMC does not currently define mobile home parks; therefore, it also does not identify zoning districts in which this use is permitted. Program 174 of the Housing Element will amend the MBMC to permit mobile home parks on all land zoned or planned for residential land uses as required by State law.

Page |C-14 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis

Table 5. Manufactured Housing Requirements
General Requirements Manufactured homes may be used for residential purposes if such manufactured home has been granted a Certificate of Compatibility and is located in an R district. Manufactured homes also may be used for temporary uses, subject to the requirements of a temporary Use Permit issued under Chapter 10.84.

Requirements for
Certificates of
Compatibility
Manufactured homes may be located in any R district where a single-family detached dwelling is permitted, subject to the same restrictions on density and to the same property development regulations, provided that such manufactured home receives a Certificate of Compatibility. The Community Development Director shall issue such certificate if the manufactured home meets the design and locational criteria of this subsection.

The certificate shall be valid for two (2) years and may be renewed for subsequent periods of 2 years if the location and design criteria of this section are met. More specifically, the location and design of manufactured homes shall comply with the following criteria in order to protect neighborhood integrity, provide for harmonious relationship between manufactured homes and surrounding uses, and minimize problems that could occur as a result of locating manufactured homes on residential lots.

Location Criteria Manufactured homes shall not be allowed:
a. On substandard lots that do not meet the dimensional standards of Chapter

10.12;
b. As an additional unit on an already developed lot;
c. As an accessory building or use on an already developed lot; or d. On lots with an average slope of more than ten percent (10%), or on any portion of a lot where the slope exceeds fifteen percent (15%).

Design Criteria Manufactured homes shall be compatible in design and appearance with residential structures in the vicinity and shall meet the following standards:
a. Each manufactured house must be at least sixteen feet (16′) wide; b. It must be built on a permanent foundation approved by the Community Development Director;
c. It must have been constructed after June 1, 1979, and must be certified under the National Manufactured Home Construction and Safety Act of 1974; d. The unit's skirting must extend to the finished grade; e. Exterior siding must be compatible with adjacent residential structures, and shiny or metallic finishes are prohibited;
f. The roof must have a pitch of not fewer than three inches (3″) vertical rise per twelve inches (12″) horizontal distance;
g. The roof must be of concrete or asphalt tile, shakes or shingles complying with the most recent editions of the Uniform Building Code fire rating approved in the City of Manhattan Beach;
h. The roof must have eaves or overhangs of not less than one foot (1′); i. The floor must be no higher than twenty inches (20″) above the exterior finished grade; and
j. Required enclosed parking shall be compatible with the manufactured home design and with other buildings in the area.

Source: City of Manhattan Beach Municipal Code (10.52.100 - Manufactured Homes).

Page |C-15 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis

2.1.2.8 Accessory Dwelling Units
Section 65852.2 of the California Government Code requires local governments to permit ADUs subject to certain limitations in single-family and multifamily residential zones. In January 2021, the City adopted the City’s current ADU Ordinance to comply with new State regulations. The corresponding amendments to the City’s Local Coastal Program (LCP) are currently under review and under consideration by the California Coastal Commission.

Pursuant to MBMC Section 10.74.0.0, a maximum of two total ADUs shall be allowed on a lot with a proposed or existing single-family dwelling within all area districts; however, only one ADU shall be allowed on a property that also has a JADU. Only one detached ADU is allowed on a property.

Additionally, in all area districts, one ADU shall be allowed on a lot with a newly constructed multifamily development. More than one ADU, up to 25 percent of the number of pre-existing multifamily dwelling units on the property, shall be allowed where the applicant proposes to demolish an existing multifamily development to build a new multifamily development. For any property that is considered a nonconforming use (i.e., because it does not meet the current site area per dwelling unit requirement), the total resulting number of units on the property, including ADUs, shall not be greater than the number of pre-existing units on the property.

Applicable development standards are in compliance with current State regulations and include, but are not limited to, the following:
• Studio and one bedroom ADUs shall not exceed 850 square feet of gross floor area. ADUs with two or more bedrooms shall not exceed 1,200 square feet of gross floor area. • A Detached ADU shall not exceed 16 feet in height, or if above a detached garage or below a detached garage that does not qualify as a basement, shall not exceed a total height of 26 feet. • No setback shall be required for an existing structure converted to an ADU. For all other ADUs, the required setback from side and rear lot lines shall be 4 feet. • A Detached ADU shall have a minimum 5-foot building separation from other buildings on the lot (note: the standard requirements of 10 feet of separation between structures was reduced to 5 feet for ADUs to incentivize development).
• ADUs do not require parking if the ADU is located within 0.5 miles walking distance of public transit.

The City incentivizes ADUs by permitting ADU development with new residential construction, including multifamily residential projects, which is above and beyond what the State requires of local jurisdictions, as follows:
• Consistent with State law, the City permits one ADU and one JADU. Alternatively, to offer more flexibility, the City permits two ADUs on a lot with a proposed or existing single-family dwelling.1 • The City permits ADUs for existing multifamily dwelling units, consistent with State law. In addition, the City permits one ADU on a lot with a newly constructed multifamily development.2

1 ADUs on Lots with a Single -Family Residence. A maximum of two total ADUs shall be allowed on a lot with a proposed or existing single-family dwelling within all area districts; however, only one ADU shall be allowed on a proper ty that also has a JADU. Only one detached ADU is allowed on a property (MBMC Section 10.74.040). 2 ADUs on Lots with New MultiFamily Developments. In all area districts, one ADU shall be allowed on a lot with a newly constru cted multifamily development (MBMC Section 10.74.040).

Page |C-16 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis

2.1.3 Development Standards
Each zone that permits residential uses regulates the residential use permitted, lot size, density, and parking requirements. While regulations such as setbacks, lot size, and lot coverage can contribute to the number of dwelling units that can be developed on a lot, residential densities are primarily limited by established maximum densities or minimum lot area per dwelling unit.

Tables 6a and 6b provide summaries of each residential zone’s RS, RM, and RH development standards by area district, including minimum lot area per dwelling unit, and building height and setback regulations. Table 6c provides a description of commercial zones where residential uses are permitted in the City and their respective development standards.

Development standards for the Residential Planned Development (RPD) District and Residential Senior Citizen (RSC) District are provided following Table 6c.

The development standards detailed below do not prevent housing development from achieving the maximum densities allowed in accordance with the MBMC development standards and are not considered a barrier to development. In addition, the City offers flexibility through modifications to development standards, including increased maximum lot coverage, increased building height, and a density bonus above and beyond what is permitted under State law for projects that qualify for a State density bonus, as well as a lot consolidation incentive bonus.

Current residential projects in the pipeline that include lower-income units and are expected to be completed during the planning, will achieve densities at, or above and beyond, the maximums permitted in the underlying zone utilizing density bonus and/or lot consolidation bonus incentives offered by the City. These developments are expected to be completed in the planning period and serve as examples of the ability for developments in the City to achieve the maximum densities under the City’s existing development regulations.

See additional discussion in Section 2.6, Analysis of Local Efforts to Remove Constraints and Facilitate Affordable Housing.

Citywide Election Requirement
Under MBMC Section 10.12.030 (Property Development Regulations: RS, RM, and RH Districts), certain development standards cannot be amended for the RS, RM, and RH Districts unless the amendment is first submitted to a Citywide election and approved by a majority of the voters. This provision, originally instated as a result of initiative and vote of the people, applies to amendmentsamending the following specific development regulations for the RS, RM, and RH residential zones standards listed in Section

10.12.030 of the MBMC: to increase the standards for the maximum height of structures or maximum buildable floor area, or to reduce the standards for minimum setbacks, minimum lot dimensions, or minimum lot area per dwelling unit. The city-wide election requirements do not restrict multifamily housing developments or prevent developments from achieving the maximum densities allowed in accordance with the MBMC development standards.

The voter initiative required for amending those specific development regulations in the RS, RM, and RH zones does not preclude the City from implementing incentives, concessions, and waivers under State Density Bonus law. As stated in Section 10.94.010, General Affordable Housing Provisions, of the MBMC and in Government Code Section 65915, the granting of a density bonus, concession or incentive, shall Page |C-17 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. As such, the city-wide election requirements under MBMC Section 10.12.030 are not a constraint to the development of affordable housing and do not restrict the ability of the City to provide flexibility for development under State Density Bonus Law.

Table 6a. Residential Development Standards by Zone for Area District I and II Development
Regulation
Area District I Area District II

RS RM RH RS RM RH
Minimum Lot Area 7,500 sq ft 7,500 sq ft 7,500 sq ft 4,600 sq ft 4,600 sq ft 4,600 sq ft Maximum Lot
Area 15,000 sq ft 15,000 sq ft 15,000 sq ft 10,800 sq ft 10,800 sq ft 10,800 sq ft Minimum Width 50 ft 50 ft 50 ft 40 ft 40 ft 40 ft
Front Setback 20 ft 20 ft 20 ft 20 ft 20 ft 20 ft
Side Setback 10%
3 ft min
10%
3 ft min;
10 ft max
10%
3 ft min;
10 ft max
10%
3 ft min
10%
3 ft min;
10 ft max
10%
3 ft min;
10 ft max
Corner Side
Setback
10%
3 ft min; 5 ft
max
10%
3 ft min; 5 ft
max
10%
3 ft min; 5 ft
max
10%
3 ft min; 5 ft
max
10%
3 ft min; 5 ft
max
10%
3 ft min; 5 ft
max
Rear Setback 12 ft min. 12 ft min. 12 ft min. 12 ft min. 12 ft min. 1 2ft min.

Maximum Height
of Structures 26 ft 26 ft 30 ft 26 ft 26 ft 30 ft
Minimum Lot Area
per Dwelling Unit 7,500 sq ft 3,750 sq ft 1,000 sq ft 4,600 sq ft 2,300 sq ft 1,000 sq ft Open Space per
Dwelling Unit
For multifamily dwelling units in all districts, the minimum usable open space* (private and shared) requirement is 15% of the buildable floor area per unit, but not less 220 square feet.

Source: Chapter 10, Planning and Zoning of the MBMC, 2021.

RS = Single-Family Residential; RM = Medium-Density Residential; RH = High-Density Residential; sq ft = square feet; ft = feet; min = minimum; max = maximum
* Outdoor or unenclosed area on the ground, or on a balcony, deck, porch, or terrace designed and accessible for outdoor living, recreation, pedestrian access or landscaping, that is not more than 75% covered by buildable floor area, and has a minimum dimension of 5 feet in any direction, and a minimum area of 48 square feet.

Page |C-18 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Table 6b. Residential Development Standards by Zone for Area District III and IV Development
Regulation
Area District III Area District IV

RS RM RH RS RM RH
Min Lot Area 2,700 sq ft 2,700 sq ft 2,700 sq ft N/A N/A 2,700 sq ft Max Lot Area 7,000 sq ft 7,000 sq ft 7,000 sq ft — — 7,000 sq ft Min Width 30 ft 30 ft 30 ft — — 30 ft
Front Setback 5 ft 5 ft 5 ft — — 5 ft
Side Setback 10%
3ft min.
10%
3 ft min;
10 ft max
10%
3 ft min;
10 ft max
— —
10%
3 ft min;
10 ft max
Corner Side
Setback 1 ft 1 ft 1 ft — — 1 ft
Rear Setback 5 ft min, 10 ft
max 5 ft 5 ft — — 5 ft
Maximum Height
of Structures 30 ft 30 ft 30 ft — — 30 ft
Minimum Lot Area
per Dwelling Unit 1,700 sq ft 1,350 sq ft 850 sq ft — — 850 sq ft Open Space per
Dwelling Unit
For single-family dwellings in Area District III and IV and multifamily dwelling units in all districts, the minimum usable open space* (private and shared) is 15% of the buildable floor area per unit, but not less than 220 square feet.

Source: Chapter 10, Planning and Zoning of the MBMC, 2021.

RS = Single-Family Residential; RM = Medium-Density Residential; RH = High-Density Residential; sq ft = square feet; ft = feet; min = minimum; max = maximum; N/A = not applicable
* See Table 6a, Residential Development Standards by Zone for Area District I and II.

Page |C-19 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Table 6c. Residential Development Standards in Commercial Zones (CL, CD, CNE) Zoning
District Residential as Sole Use Mixed Use
CL
Dwelling units as the sole use on a site shall
be subject to the standards for residential
development in the RH district and the area
district in which the site is located. For CL,
an exception for height requirements dictates
the commercial standard for building height
shall apply when dwelling units replace
commercial use.

In a mixed use development, the residential standards for the RH district and area district in which the site is located shall apply to a building or portion of a building intended for residential use, and commercial standards shall apply to a building or portion of building intended for commercial use. For CL, an exception dictates the commercial standard for maximum FAR [floor area ratio] shall apply to the entire project.

CD
Dwelling units as the sole use on a site shall
be subject to the standards for residential
development in the RH district and the area
district in which the site is located.

In a mixed use development, the residential standards for the RH district and area district in which the site is located shall apply to a building or portion of a building intended for residential use, and commercial standards shall apply to a building or portion of building intended for commercial use. For CD, an exception regarding building height requires the commercial standard shall apply to all portion(s) of the project except when an existing residential use that is legally established as of February 22, 1996 and occupies a solely residential building, is altered or replaced with a solely residential building, in which case the RH district standard shall apply.

Additionally, an exception dictates the commercial standard for maximum FAR shall apply to the entire project.

CNE
Dwelling units as the sole use on a site shall
be subject to the standards for residential
development in the RH district and the area
district in which the site is located. For CNE,
D-5 overlay, an exception dictates if an RH
district standard conflicts with an overlay
standard (Section 10.44.040), the overlay
standard shall apply.

In a mixed use development, the residential standards for the RH district and area district in which the site is located shall apply to a building or portion of a building intended for residential use, and commercial standards shall apply to a building or portion of building intended for commercial use. For CNE, D-5 overlay, an exception dictates if an RH district standard conflicts with an overlay standard (Section 10.44.040), the overlay standard shall apply. Additionally, an exception dictates the commercial standard for maximum FAR shall apply to the entire project.

Source: Chapter 10, Planning and Zoning of the MBMC, 2021.

Residential Planned Development (RPD) District Development Standards The RPD is intended to facilitate adequate, economical and efficient provision of community facilities, streets, utilities, and parks in a landscaped setting. It should be noted that the RPD zone, encompasses approximately 77 acres, but is a completely built-out, gated planned community built in the 1990’s. The community consists of approximately 400 town and court homes and 122 estate single-family homes.

The following development regulations apply in the RPD zone:

A. General Conditions and Limitations. Each comprehensive residential planned development (RPD) shall be subject to use permit approval, and the following conditions and limitations (see also Section 10.12.020 for additional land use regulations).

1. The maximum permitted density shall be consistent with the General Plan.

Page |C-20 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis

2. Greenbelts shall be provided offering easy access between dwelling units, parks, and commercial areas.

3. Each building site shall abut and provide access to a public or private street or alley.

4. The RPD shall be designed around an architectural theme or themes providing architectural variations and containing landscaped berms and/or decorative walls and fences.

Homeowners associations, to be established at the time of initial development, shall have the authority to determine theme consistency for subsequent ministerial projects.

B. Development Standards. This subsection establishes minimum development standards that are intended to apply to all physical improvements on the site and ensure construction of a high-quality residential environment in a RPD district. Minor modifications to these standards, with the exception of development density, may be approved by the Planning Commission as part of an RPD permit and shall be incorporated into the Planning Commission resolution approving the RPD permit. Minor modifications to standards may be approved by the Community Development Director for subsequent isolated projects (including reconstruction) that are compatible with the existing RPD development (existing prior to January 1995) if such modifications are requested in writing by the applicant and responsible homeowners' association.

1. Minimum Building Site Area. Forty thousand (40,000) square feet.

2. Minimum Lot Area.
a. Detached Single-Family Dwellings. Five thousand (5,000) net square feet per unit, provided the average lot area shall not be less than five thousand five hundred (5,500) square feet for the total net site area.
b. Attached or Cluster Multiple-Family Dwellings. A minimum lot area of two thousand (2,000) net square feet per unit shall be required, provided the average lot area per dwelling unit shall not be less than two thousand five hundred (2,500) square feet for the total net site area.
c. Determining Net Site Area. Net site area excludes common areas that are required for parkland or right of way dedication requirements and areas that exceed a fifteen percent (15%) slope.

3. Maximum Building Height. Twenty-six feet (26′). A height limitation of thirty feet (30′) for multifamily developments may be approved if the additional height is required to construct a tuck-under garage which provides direct access to a dwelling unit. Height shall be measured in accord with Section 10.60.050.

4. Maximum Building Site (Lot) Coverage.
a. Single-Family Dwellings. Fifty percent (50%), exclusive of roof overhangs, trellis areas, covered porches, and allowable structures in the side and rear yard setback areas. b. Multiple-Family Dwellings. Sixty percent (60%), excluding roof overhangs, trellis areas, and covered porches.

5. Minimum Building Setbacks for Single-Family Dwellings and Accessory Structures. a. From Street Property Lines.

Street Designation Minimum Setback
(Feet)
Arterial 50
Collector (primary loop) 30
Page |C-21 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Collector (secondary loops) 25
Neighborhood or local 20
Private driveways or alleys 20
b. From Interior Side-Lot Line. Five feet (5′).

1. Exceptions for Zero-Side Yards. A zero (0) side-yard development may be approved if the opposite yard or the combined side-yard setbacks of the two (2) adjoining structures is a minimum of ten feet (10′).
c. From Rear Lot Line: twenty feet (20′).

1. Exception. If the area to be developed contains more than thirty (30) acres, a maximum of twenty-five percent (25%) of the total number of lots may have reduced rear-yard setbacks, provided that the average setback shall not be less than fifteen feet (15′) on any lot, but in no case shall the dimension between the closest point of the structure and the property line be less than ten feet (10′). In addition, up to three percent (3%) of the total number of lots can maintain a minimum eight-foot (8′) setback. d. Structures Allowed in the Setback Area. Limited structural improvements are permitted to be located in side- and rear-yard setback areas to provide the occupant with usable space for open space and recreational purposes. These uses may include pools and spas, pool and spa equipment, barbecues, garden potting benches and related storage, fountains, bird baths, patio covers, second-story open and unenclosed balconies, gazebos, greenhouses, planter beds, landscaping, irrigation systems, and other similar improvements which, in the determination of the Director of Community Development, meet the intent of this section.

The installation of such improvements is subject to the following conditions.

1. No improvement may be constructed in violation of the Uniform Building Codes or other applicable codes and ordinances.

2. The rear-yard setback area must be provided with continuous access, defined as an area open and unobstructed from the ground to the sky, a minimum of three feet (3′) wide, from the front to the rear of the property.

3. No improvement other than area-separation walls or fences which cannot exceed the height limits prescribed by this Code, may be constructed in excess of fifteen feet (15′) in height.

4. Any improvement(s) that has a roof element shall not exceed a maximum lot coverage of 40 percent of the required rear-yard setback.
e. Setbacks from Public Greenbelts, Lakes, or Parks. 20 feet plus 10 feet for two-level dwellings.
f. Setbacks from District Boundaries. 50 feet. The Planning Commission may reduce this requirement upon finding that an adequate buffer is provided. g. Building Separation. The distance between primary buildings and accessory buildings on the same lot shall not be less than 10 feet.

6. Minimum Building Setbacks for Attached or Cluster Multifamily Dwellings:
a. From Street Property Lines:

Street Designation Minimum Setback
(Feet)
Arterial 50
Collector (primary loop) 30
Page |C-22 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Collector (secondary loops) 25
Neighborhood or local 20
Private driveways or alleys 20
b. Setbacks between Structures on the Same Site:

Individual Primary Buildings: 10 feet.

Building Clusters: 40 feet plus 5 feet for each story above one.

1. Exception: Where the open space is more than 10 feet below the elevation of the residential structures, the first-story setback can be no less than 10 feet. c. Setbacks between Clusters and Public Greenbelts, Lakes, and Parks: 20 feet plus 5 feet for each story above one.
d. Setbacks from District Boundaries: 50 feet. The Planning Commission may reduce this requirement upon finding that an adequate buffer is provided. e. If the area to be developed contains more than 40 acres, the setback requirements can be modified by an RPD Permit if the Planning Commission finds that the project is in substantial compliance with the intent and purpose of the RPD District.

7. Private Open Space. The minimum usable open space shall be three hundred (300) square feet, shall be on the ground, and shall be intended to provide for private recreational outdoor use.

8. Public Open Space.
a. All public common areas, parks, recreation facilities and medians shall be fully developed and landscaped in accord with plans approved by the Public Works Department. b. The homeowners' association(s) shall be responsible for the maintenance of all private common areas including, but not limited to, parkways and trails, recreation facilities, and landscaped medians.

9. Parking Requirements.
a. Single-Family Dwellings. Two (2) enclosed off-street parking spaces directly serving each unit, plus two (2) additional off-street parking spaces, either enclosed or unenclosed. b. Multiple-Family Dwellings. Two (2) enclosed off-street parking spaces directly serving each unit, plus one (1) additional off-street parking space for use by guests. Guest parking may be located adjacent to the dwelling unit served or may be clustered if the Planning Commission finds that such clusters will be located in convenient proximity to a number of dwelling units.
c. Recreational Vehicles: A deed restriction shall be imposed on all residential properties prohibiting the parking of recreational vehicles, trailers, or boats on private driveways or streets within the development.

The designation of or regulations of the RPD zone in no way constrains development, as this zone applies to limited areas of the City that are entirely built out. Any amendments to the regulations of the RPD zone would not serve any planned or future development, as it would not result in a removal of any potential constraints. Further, no sites identified in the Sites Inventory are on sites zoned RPD.

Page |C-23 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Residential Senior Citizen (RSC) District Development Standards The RSC was codified with theis intent of ded to facilitateing the development of quality senior housing on a specific site through specific standards that recognizecodified the specific requirements of senior- citizen housing. Per the MBMC, a senior citizen household shall be defined as a household in which one member of the household, or dwelling unit, is sixty-two (62) years of age or older. It should be noted that this zone includes three parcels and encompasses a total of approximately 4.7 acres in the City. The parcels are built-out with existing housing for older adults including the Ross Manhattan Terrace apartments for older adults built in 1991, and the Manhattan Senior Villas, built in 1997, an affordable, independent living housing apartment complex for older adults and older adults with disabilities. The implementation of the RSC zone has been fully realized and does not apply to any other sites in the City, and therefore does not apply to any planned or future development.

HoweverAdditionally, the RSC zoneis does not preclude or constrain the development of additional housing for older adults in the City since senior housing (independent living) is qualified as a multifamily residential use and can be constructed in all zones that allow for multifamily residential development via the same processes as described in Section 2.1.2.6, Multifamily Dwelling Units. Accordingly, senior housing is allowed in the following zoning districts: RM, RH, RSC, RPD, CL, CD, and CNE, as further discussed in Section 2.2.1, Senior Housing/ Housing for Older Adults.

The following development regulations apply to the RSC zone:

A. Minimum Building Site Area. Forty thousand (40,000) square feet.

B. Minimum Lot Area per Dwelling Unit. Nine hundred (900) square feet.

C. Minimum Floor Area per Dwelling Unit. Five hundred twenty-five (525) square feet.

D. Maximum Building Height. Thirty feet (30′). The Planning Commission shall review the compatibility of the height of the proposed development with the surrounding neighborhood in accord with the following criteria:

1. Building height shall be compatible with existing adjacent structures. Tuck-under parking and/or a sloped roof design with a minimum ratio of 4:12 is suggested for structures exceeding twenty- six feet (26′) in height.

2. All rooftop or elevated mechanical equipment or vents shall be screened from view.

E. Maximum Floor Area Ratio. 1.5:1.

F. Minimum Yards and Building Setbacks. Minimum yards and setbacks shall not be less than those required in the RH district for the area district in which the development is proposed.

G. Minimum Distance between Buildings. Ten feet (10′).

H. Building Design. To encourage greater architectural creativity in facade design, two (2) of the following architectural elements are required as part of each building facade: sloped roofs; bay windows; awnings; roof eaves; cornices; sills; buttresses; balconies; or patios.

I. Open Space.

1. Overall Requirement. Total three hundred fifty (350) square feet of usable open space shall be provided for each unit.

2. Private Open Space. A minimum of fifty (50) square feet with direct access from each unit shall be provided. The minimum horizontal dimension of balconies shall be five feet (5′).

3. Common Open Space. The minimum horizontal dimension of patios, decks, courtyard areas, and other common space shall be ten feet (10′).

Page |C-24 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis J. Community Facilities. An amount equal to fifteen (15) square feet per unit shall be developed as community space providing handicapped bathrooms and kitchen facilities to be used by project residents and their guests only.

K. Landscaping.

1. All unpaved areas shall be planted with an effective combination of trees, ground cover, and shrubbery.

2. Landscaping may be required in excess of the minimum standards specified for a proposed development, provided that the additional landscaping is necessary to accomplish the following:
a. Screen adjacent uses from parking areas, storage, or structures that could cause a negative impact on adjacent uses based on aesthetics, noise, or odors; or b. Provide landscaping that is compatible with neighboring uses.

3. The landscape plan shall be compatible with the shape and topography of the site and the architectural characteristics of the structures on the site.

4. The plant materials selected shall be suitable for the given soil and climate conditions.

5. Landscaping shall be used to relieve solid, unbroken elevations and to soften continuous wall expanses.

6. Landscaping shall be maintained in an orderly and healthy condition. This maintenance shall include proper pruning, mowing of lawns, weeding, removal of litter, fertilizing, replacement of plants when necessary, and regular watering.

7. Landscaping shall screen storage areas, trash enclosures, parking areas, public utilities, and other similar land uses or elements that do not contribute to the enhancement of the surrounding areas.

8. All landscaping shall be separated from parking and vehicular circulation areas by a raised, continuous six-inch (6″) curb. Other materials that accomplish the same purpose may be approved by the Director of Community Development.

9. For additional site landscaping requirements, see Section 10.60.070, Landscaping, Irrigation and Hydroseeding. Conformance with standards specified in Section 10.60.070 may result in landscaping that exceeds the minimum requirements of this section.

L. Parking Requirements:

1. Minimum Spaces:
a. 1.2 per unit, including one enclosed; and
b. One (1) space for every nonresidential employee.

2. Loading Area: A loading area shall be provided on site. The area may not at any time obstruct vehicular or pedestrian circulation, or block access to parking. The loading area shall be:
a. An off-street loading space of not less than ten feet (10′) × twenty feet (20′); or b. A loading zone of not less than twenty-five (25) lineal feet.

3. Aesthetics:
a. No more than forty percent (40%) of the street frontage shall be utilized for vehicular access.
b. To avoid long, continuous blank walls at-grade, parking garages shall include openings such as windows and doors for fifty percent (50%) of the vertical surface. c. Exterior lighting shall be designed in such a manner as to avoid glare on adjacent properties.

4. Parking Access and Driveways:

Page |C-25 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis a. In pedestrian-intensive areas, such as but not limited to the Downtown, the North End (El Porto), and the local-servicing commercial properties along Highland and Rosecrans avenues, driveway encroachments are discouraged along the primary commercial streets (Manhattan Avenue, Manhattan Beach Boulevard, Highland Avenue, Morningside Drive, and Rosecrans Avenue). Driveways shall be limited, where feasible, to side streets and/or alleys.
b. Each driveway serving the garages or parking spaces shall be at least ten feet (10′) wide for one (1) way or twenty-five feet (25′) for two (2) way.

M. Unit Design Standards.

1. To assist in reaching, drawers and shelves shall be on gliders or rotating.

2. For easy grip, lever handles shall be used instead of knobs.

3. Tub/showers shall have non-slip surfaces with grab bars.

4. For security/convenience:
a. A peep-hole shall be included in the front door;
b. Dead-bolt exterior doors shall be installed;
c. Whenever possible, unit entrances shall have direct access to parking facilities; and d. Long interior halls shall be avoided.

5. A minimum of two hundred (200) cubic feet of storage space per unit shall be provided.

6. All projects two (2) stories in height or greater shall have elevators.

7. Unit orientation and window location:
a. The living room or living space with the greatest square footage, other than a bedroom, shall have an operable window facing the front or rear yard. b. For easy visibility from a sitting position within the unit, at least one (1) window in the living room shall have a sill no greater than thirty inches (30″) from the floor.

The designation of or regulations of the RSC zone in no way constrains development, as this zone applies to limited areas of the City that are entirely built out. Any amendments to the regulations of the RSC zone would not serve any planned or future development, as it would not result in a removal of any potential constraints. Further, no sites identified in the Sites Inventory are on sites zoned RSC.

2.1.3.1 Parking Requirements
The provision of parking is needed to satisfy the requirements of the Zoning Code. In addition, the California Coastal Commission has repeatedly expressed the need to preserve public parking for visitor serving uses, which can sometimes be affected by new development. A reduction in parking to fewer than two parking spaces per dwelling unit could potentially result in impacts on existing public parking.

City parking requirements are shown in Table 7, Parking Requirements for Residential Land Uses. As can be seen from this table, parking requirements are most stringent for larger units and least stringent for smaller, more affordable units, including a reduction from two spaces to one space for units with less than 550 square feet of floor space in multifamily residential buildings with less than four units and a minimal requirement of 0.25 guest spaces per unit in multifamily residential buildings for buildings with 4 or more units.

To mitigate potential constraints to the development of housing affordable to lower- or moderate- income households, lower-income students, senior citizens housing development, as defined in Sections

51.3 and 51.12 of the Civil Code, or those with special needs, such as transitional foster youth, veterans with a disability, or people experiencing homelessness, the City provides reduced parking requirements Page |C-26 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis for housing developments that qualify for a density bonus pursuant to State density bonus law.

Consistent with AB 2345 (2020), the City does not require a parking ratio that exceeds the following for a development that receives a density bonus:
• Studio / 1-bedroom Units – 1 space
• 2 Bedroom / 3 Bedroom Units – 1.5 spaces
• 4 or More Bedroom Units – 2.5 spaces
While the City implements these parking ratios in accordance with current State density bonus law, as part of Program 11 of the Housing Element, the City commits to amending Section 10.94.040 - Affordable Housing Concessions and Incentives, of the MBMC to ensure the reduced parking ratios in the Zoning Code are consistent with AB 2345 (2020), so that the reduced parking ratios available are clear to any applicant who qualifies for a density bonus.

In addition to the reduced parking ratios currently offered, the City will conduct a parking study as part of Program 22, Parking Reductions, of the Housing Element to identify opportunities for additional parking reductions for residential multifamily housing outside of the Coastal Zone, such as reduced parking minimums for studio and 1-bedroom multifamily units, reduced parking requirements for residential uses in areas that are walking distance from resources and amenities, flexibility in parking requirements for affordable and mixed-income developments, as well as reductions in exchange for public amenities. S
See additional discussion in Section 2.6, Analysis of Local Efforts to Remove Constraints and Facilitate Affordable Housing.

Table 7. Parking Requirements for Residential Land Uses Unit Type Required Parking
Single-Family Residential: Dwelling with
Buildable Floor Area (BFA), plus any
exempted basement floor area, totaling
less than 3,600 square feet
2 enclosed spaces per unit.

Single-Family Residential: Dwelling with
Buildable Floor Area (BFA), plus any
exempted basement floor area, totaling
3,600 square feet or more
3 enclosed spaces per unit.

Multifamily Residential (Condominiums) 2 enclosed spaces per condominium unit. In buildings with fewer than 4 units, only 1 enclosed space is required for units with less than 550 square feet of floor area.

Required Guest Parking: 1 guest space is required per unit; these may be in tandem configuration provided that, except for lots on The Strand, none other than resident spaces of the same unit are blocked and that such a configuration would not result in undue traffic hazard. Guest parking may be “Compact.”
Page |C-27 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Table 7. Parking Requirements for Residential Land Uses Unit Type Required Parking
Multifamily Residential (Apartments) 2 spaces are required per unit, including 1 enclosed per unit.

In Area District IV, both spaces must be enclosed.

In building with fewer than 4 units, only 1 enclosed space is required for units with less than 550 square feet of floor area.

Required Guest Parking: 0.25 space per unit for buildings with 4 or more units. Guest parking may be “Compact.”
Residential Care, Limited 1 space per 3 beds.

Senior Citizen 0.5 space per unit, plus 1 accessible and designated guest space/ 5 units.
1 space per non-resident employee and 1 loading area.

Source: City of Manhattan Beach Municipal Code (10.64.030)

2.1.4 Coastal Zone
Section 65590 of the California State Government Code requires the inclusion of low- or moderate- income housing in new residential development in the Coastal Zone where feasible. Most of the housing in the Coastal Zone consists of high-cost market-rate units due to coastal desirability. Development in the Coastal Zone is constrained by high land values. Due to land costsThe limited availability and high cost of land , it would not bemake feasibleit infeasible to provide low- or moderate-income housing on single-family or small multifamily lots within the City’s Coastal Zone without very large subsidies. Those areas of the City that are subject to the Coastal Zone run along the coast where the northern and southern boundaries of the Coastal Zone are the same as the City’s boundaries; the western border of the Coastal Zone is the Pacific Ocean; and the eastern portions run along Vista Drive Between 35th Street and 24th Street, along Grandview Avenue between 24th Street and 21St street, along Valley Drive between 20th Street and 10th Street, and along Bayview Drive from 10th street to the City’s southern boundary. The built environment of the Coastal Zone in Manhattan Beach is similar to many beach communities across California, with a mixture of lower density housing types built with minimal setbacks, a grid street network that creates view corridors that lead to the coast, and strong pedestrian connectivity provided by adequate sidewalks, painted pedestrian crosswalks, and pedestrian cut- throughs. There are no large vacant lots available for housing complexes that would accommodate large numbers of dwelling units within the Coastal Zone. However, significant development opportunities exist within the Coastal Zone on underutilized commercial properties in the CD, CNE, and CL zones.

The City’s Coastal Zone implements the California Costal Act within the City. Sites within the City’s Coastal Zone are required to obtain a discretionary permit to verify consistency of the proposed development with the California Coastal Act. Specifically, development as defined by the California Coastal Act Section 30102, within the Coastal Overlay Zone requires a Coastal Development Permit.

Discretionary actions associated with a Coastal Development Permit can be a constraint to development within the Coastal Zone, as they can add time to the permit process, can increase the cost associated with development, and can increase development uncertainty. However, the City has a certified Local Coastal program which allows the City to issue coastal permits, which minimizes this constraint to the extent possible. Additionally, only one site in the Sites Inventory has been identified within the Coastal Page |C-28 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Zone to accommodate lower income housing capacity and no sites identified to be rezoned to accommodate lower-income housing capacity fall within the Coastal Zone, further minimizing this constraint as it relates to meeting the City’s housing needs for lower-income housing.

The City has a certified LCP. The LCP was certified by the California Coastal Commission in 1994, and therefore the City is able to issue its own coastal permits. The LCP addresses three primary issue areas:
public access, locating and planning for new development, and preservation of marine-related resources. The LCP includes a number of policies that affect the ability to develop new housing within the coastal areas of the City. These include policies related to the preservation of beach access, the provision of adequate parking (including requiring adequate off-street parking to be provided in new residential development), and controlling the types and densities of residential development within the Coastal Zone. Strategies of the Housing Element that intersect with coastal preservation policies most closely align with those policies detailed under Goal 1, which aims to preserve and enhance the existing housing stock. Housing Element Policy 1.1 states that the City will “Preserve the scale of development in existing residential neighborhoods.” And Policy 1.3 states that the City will “Conserve existing dwelling units.” Coastal policies related to residential development within the Coastal Zone include the following:

1. Policy II.B.1: Maintain building scale in Coastal Zone residential neighborhoods consistent with Chapter 2 of the Implementation Plan.

2. Policy II.B.2: Maintain residential building bulk control established by development standards in Chapter 2 of the Implementation Plan.

3. Policy II.B.3: Maintain Coastal Zone residential height limit not to exceed 30 feet as required by Sections A.04.030 and A.60.050 of Chapter 2 of the Implementation Plan.

4. Policy II.B.4: The beach shall be preserved for public beach recreation. No permanent structures, with the exception of bikeways, walkways, and restrooms, shall be permitted on the beach.

At the same time, the City seeks to process permits in the Coastal Zone as efficiently as possible. As noted above, certification of the City’s LCP allows the City to process coastal permits locally, saving the time and expense of a separate Coastal Commission approval. Coastal Commission approval can take upwards of 18 to 24 months, whereas City approval of a Coastal Development Permit can take between 2 to 5 months. The City’s Local Coastal Program saves time and money for applicants since they do not need to seek separate approval from the California Coastal Commission.

All decisions on Coastal Development Permits shall be accompanied by written findings:

1. That the project, as described in the application and accompanying materials, as modified by any conditions of approval, conforms with the certified Manhattan Beach Local Coastal Program; and

2. If the project is located between the first public road and the sea, that the project is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act of 1976 (Commencing with Section 30200 of the Public Resources Code).

While the need for discretionary approval for development within the Coastal Zone is a constraint to development, the reduction of permit processing time associated with City approval afforded by the certified Local Coastal Program significantly reduces this constraint, increasing the feasibility of Page |C-29 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis development within the Coastal Zone. Further detail on permit timeframes and processes can be found in Section 2.4.

2.1.5 Condominium Conversions
MBMC Section 10.88.070 and LCP Section A.88.070 govern conversion of residential structures from rental units to condominiums (or any other form of multiple ownership interests), recognizing that conversions may significantly affect the balance between rental and ownership housing within the City, and thereby reduce the variety of individual choices of tenure, type, price, and location of housing; increase overall rents; decrease the supply of rental housing for all income groups; displace individuals and families; and disregard the needs of the prevailing consumer market. The purpose of these regulations is to provide guidelines to evaluate those problems, including the impact any conversion application may have on the community, and to establish requirements that shall be included in any conversion approval.

Requirements applicable to condominium conversions include, but are not limited to, tenant notification, notification of a right to purchase, tenant purchase discounts, and relocation expenses.

Special provision is also made for lifetime leases for non-purchasing older adults or tenants with medical disabilities. In addition, low- and moderate-income tenants and those with children are provided an extended relocation period. In evaluating requests for condominium conversion, the Planning Commission must consider the impact of tenant displacement, with emphasis on existing low- and moderate-income tenants (see Program 262, Replacement Requirements, of the Housing Element for replacement requirements in accordance with SB 330 (2019)).

2.1.6 Short-Term Rentals
Short-term rentals and other transient uses in residential zones can have a severe negative impact on the character and stability of the residential zones and its residents. Transient uses, including short-term rentals (less than 30 days), in residential zones are not allowed under MBMC Chapter 4.88, and are incompatible with the goals and objectives of the City’s General Plan. The General Plan aims to preserve and maintain residential neighborhoods, and to protect residential neighborhoods from the intrusion of incompatible and character-changing uses.

2.2 Provisions for Special Housing Types
Per Government Code Section 65583(a), persons with special needs include those in residential care facilities; persons with disabilities; and persons needing emergency shelter, transitional or supportive housing, and low-cost single-room-occupancy units. The City’s regulations regarding these housing types are discussed below.

2.2.1 Senior Housing/Housing for Older Adults
A senior housing development is defined by Section 51.3 of the California Civil Code as a residential development substantially rehabilitated or substantially renovated for senior citizens, commonly referred to as older adults. The units are restricted for use by qualifying residents. While the MBMC does not identify senior housing (independent living) as a stand-alone use classification, it qualifies as a multifamily residential use and can be constructed in all zones that allow for multifamily residential development via the same processes as described in Section 2.1.2.6, Multifamily Dwelling Units.

Page |C-30 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Accordingly, senior housing is allowed in the following zoning districts: RM, RH, RSC, RPD, CL, CD, and CNE.

The City provides various incentives and streamlined approval to developers in exchange for senior housing, consistent with those incentives defined by the State density bonus law. In addition, the MBMC provides a less-stringent parking requirement for senior housing, as detailed below and in Table 7:
• 0.5 spaces per unit plus one accessible and designated guest space per every five units • 1 space per non-resident employee and 1 loading area (11 feet wide × 30 feet long × 10 feet high).

2.2.2 Boarding Homes/Group Residential
Group residential it is not considered a residential care facility and is defined in MBMC Section

10.08.030.C as “shared living quarters with not more than five guest rooms and without separate kitchen or bathroom facilities for each guest room, and where either of the following apply:

1. Lodging and meals for compensation are provided by pre-arrangement for definite periods for not more than nine persons, or

2. Rooms, beds or spaces within the living quarters are rented to 10 or more individuals by pre- arrangement for definite periods. Shared living quarters with six or more guest rooms or where lodging and meals for compensation are provided for 10 or more persons shall be considered a Visitor Accommodation.”
Group residential facilities require 1 parking space per every 2 beds, plus 1 parking space per 100 square feet used for assembly purposes in accordance with the MBMC.

Group residential facilities are a conditionally permitted use in the High-Density Residential (RH) and Residential Senior Citizen (RSC) zones. Use permits are reviewed and approved by the Planning Commission at a public hearing; see Section 2.4.3, Conditional Use Permit (Use Permit), for details.

2.2.3 Community Care Facilities
Community care facilities are defined by Section 1502 of the Health and Safety Code as any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children, and includes residential facilities, adult day programs, therapeutic day services facilities, foster family agencies, foster family homes, small family homes, social rehabilitation facilities, and community treatment facilities.

2.2.3.1 Residential Care Facilities
Health and Safety Code Sections 1267.8, 1566.3, 1568.08 require local governments to treat licensed group homes and residential care facilities with six or fewer residents no differently than other single- family residential uses. “Six or fewer persons” does not include the operator, the operator’s family, or persons employed as staff. Local agencies must allow these licensed care facilities in any area zoned for residential use, and may not require licensed residential care facilities for six or fewer persons to obtain conditional Use Permits (Use Permits) or variances that are not required of other family dwellings. Large Page |C-31 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis residential care facilities (those with seven or more residents) are subject to local land use regulations and other restrictions, such as Conditional Use Permit (Use Permit) requirements.

Residential Care, Limited is defined in MBMC Section 10.08.030.E as “Twenty-four (24) hour non-medical care for six (6) or fewer persons in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those services and facilities licensed by the State of California.” These facilities are a permitted use in all residential zones (RS, RM, RH, RPD, and RSC) in conformance with State law.

Residential Care, General is defined in MBMC Section 10.08.040.N as “Twenty-four (24) hour non- medical care for seven (7) or more persons, including wards of the juvenile court, in need of personal services, supervision, protection, or assistance essential for sustaining the activities of daily living. This classification includes only those services and facilities licensed by the State of California.” These facilities are conditionally permitted uses requiring a Use Permit in the RH, RPD, RSC, CG (General Commercial), and PS (Public and Semi-Public) zones subject to approval of a Use Permit by the Planning Commission; see Section 2.4.3, Conditional Use Permit (Use Permit), for details. These regulations do not pose an unreasonable constraint as they are conditionally permitted in several zones, providing a variety of areas in the City where they could potentially be developed, and the Use Permits are allowed in accordance with State law.

State law requires that a residential care facility have a valid license to operate (Section 1568.5 of the Health and Safety Code). Over concentration of certain care homes in a neighborhood is also regulated by the state for licensed facilities. Regulations associated with state licensing increase the complexity associated with large residential care facilities. For example, licenses issued by the Department of Social Services (except for foster homes and elderly care) must be a minimum of 300 feet away from any other licensed home (as measured from the outside walls of the house - Section 1520.5 of the CA Health and Safety Code). The increased complexity associated with large residential care facilities can cause conflict between zoning code regulations and state requirements when these uses are permitted without discretion. While discretionary permits can constrain development through increased timing associated with permitting, the Use Permit associated with large residential care facilities is necessary for such project complexity.

Further, the Planning Commission will only deny a use permit if the permit findings cannot be met. Most recently, the Manhattan Beach Planning Commission approved the Sunrise Assisted Living Facility, a Large Residential Care Facility in July 2021. This new Large Residential Care Facility will provide a new 80,000 square foot assisted living facility serving older adults within the D9-Sepulveda Corridor overlay in the CG zone. The facility will consist of 95 rooms (115 total beds), including 64 assisted living rooms and 31 memory care rooms for Alzheimer’s patients and individuals with memory loss. This key example shows that while the discretionary permit may be perceived as a constraint to development, this use is not excluded, and development of Residential Care facilities serving seven or more persons is occurring in the City under the requirements and regulations (Permit findings associated with Use Permits are further detailed in Section 2.4.3). Nonetheless, the City will mitigate any potential constraints that may be posed by a Use Permit for Residential Care Facilities by making the approval process more predictable and transparent. Currently, Residential Care, General facilities are subject to the broader findings for all Use Permits outlined in Section 10.84.060 - Required Findings, of the MBMC. Through Program 28 of the Housing Element, the City will amend the Zoning Code to include findings specific to Use Permits for Residential Care, General (serving seven or more persons) facilities. The City will ensure Page |C-32 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis the findings are objective and improve certainty in the development approval process to better facilitate the production of Residential Care Facilities to serve the needs of the community.

There are no concentration or separation requirements for residential care facilities or group homes in the MBMC. Furthermore, there are no special site planning requirements (other than parking, height, and setbacks) for residential care facilities in the Planning and Zoning Code.

Code requirements for off-street parking are as follows:
• Residential Care, Limited: 1 space per 3 beds.
• Residential Care, General: 1 space per 3 beds , plus additional spaces, as specified by Use Permit.

2.2.4 Definition of Family
Fair housing law prohibits defining family (and by extension living quarters) in terms of the relationship of members (e.g., marital status), number of occupants (e.g., family size), or any other characteristics.

Other definitions should also be consistent with fair housing law. The City defines family as “a single individual or two (2) or more persons living together as a single housekeeping unit in a dwelling unit, provided that this shall not exclude the renting of rooms in a dwelling unit as permitted by district regulations” in MBMC Section 10.04.030. Furthermore, “dwelling unit” is defined as “one (1) or more rooms with a single kitchen, designed for occupancy by one (1) family for living and sleeping purposes.” The definition of “family” is in compliance with State requirements, as it does not require a certain relationship among the members, nor does it limit the size or specify other characteristics. Therefore, the definition of “family” does not constrain or limit development of residential care facilities or other specialized housing for unrelated individuals and those with disabilities or special needs.

2.2.5 Emergency Shelters, Transitional Housing, and Supportive Housing State law (Assembly Bill [AB] 2634 and SB 2) requires local jurisdictions to address the provisions for transitional and supportive housing, and establishes transitional and supportive housing as a residential use. Therefore, local governments cannot treat it differently from other similar types of residential uses (e.g., requiring a Use Permit when other residential uses of similar function do not require a Use Permit).

Transitional Housing
Transitional housing is longer-term housing, typically up to 2 years. Transitional housing generally requires that residents participate in a structured program to work toward established goals so that they can move on to permanent housing. Residents are often provided with an array of supportive services to assist them in meeting goals. The Zoning Code defines transitional housing as “rental housing operated under program requirements that terminate assistance to residents and recirculate the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six (6) months from the initial occupancy date of the recipient.” Under SB 2, transitional and supportive housing is deemed to be a residential use subject only to the same requirements and standards that apply to other residential uses of the same type in the same zone. The Zoning Code does not pose as a constraint to development because it allows transitional Page |C-33 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis housing 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 in accordance with State law.

Supportive Housing
Supportive housing is defined in the Zoning Code as housing occupied by a specified target population defined in Section 50675.14 of the California Health and Safety Code that has no limit on length of stay and that is linked to on-site or off-site services that assist the resident in retaining the housing; improving his or her health status; and maximizing his or her ability to live, and, when possible, work in the community. The Zoning Code treats supportive housing 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.

Under AB 2162, supportive housing meeting specific standards shall be a use by right in all zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses.

Additionally, no minimum parking may be required for units occupied by supportive housing residents if the development is located within 0.5 miles of a public transit stop (Government Code Section 65915).

Program 285, Specialized Housing Types to Assist Persons with Special Needs, of the Housing Element will amend the City’s Zoning Code to comply with State law.

Emergency Shelters
The MBMC allows emergency shelters by-right in the Public and Semi-Public (PS) and Industrial Park (IP) zones. These districts include vacant and underutilized parcels that could support emergency shelters, and also have good access to transit and other services. An application for a permit to establish and operate an emergency shelter shall be accompanied by a management plan that should incorporate the following: hours of operation, staffing levels and training procedures, maximum length of stay, size and location of exterior and interior on-site waiting and intake areas, admittance and discharge procedures, provisions for on-site or off-site supportive services, house rules regarding use of alcohol and drugs, on- site and off-site security procedures, and protocols for communications with local law enforcement agencies and surrounding property owners.

The MBMC does not currently include a specific parking requirement for any of these uses, other than standard residential requirements. Program 285 of the Housing Element will amend the City’s Zoning Code to ensure that parking requirements for emergency shelters accommodate the staff working in the shelter, but do not require more parking than other residential or commercial uses within the same zone (AB 139, 2019).

2.2.6 Low-Barrier Navigation Centers
Low-Barrier Navigation Centers are housing-first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. A Low-Barrier Navigation Center is defined as housing or shelter in which a resident who is experiencing homelessness, or at risk of homelessness, may live temporarily while waiting to move into permanent housing. SB 101 requires a jurisdiction to allow a Low-Barrier Navigation Center by-right in areas zoned for mixed use and nonresidential zones permitting multifamily uses if they meet the requirements of Article 12 (commencing with Section 65660) of Chapter 3, Division 1, Title 7 of the California Government Code.

Page |C-34 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis The MBMC does not currently define Low-Barrier Navigation Centers; therefore, it also does not identify zoning districts in which this use is permitted. To comply with State law, the City would have to classify the use in MBMC Section 10.08 , Use Classifications, and then include it as a permitted use in the CL, CD, and CNE zones. Program 285 of the Housing Element will amend the MBMC to permit the development of Low-Barrier Navigation Centers that meet the requirements of State law as a use by-right, without requiring a discretionary action, in mixed-use and nonresidential zones that permit multifamily uses (AB 101).

2.2.7 Employee Housing
Pursuant to the State Employee Housing Act (Section 17000 et seq. of the Health and Safety Code), employee housing for agricultural workers consisting of no more than 36 beds in group quarters, or 12 units or spaces designed for use by a single family or household is permitted by right in a zoning district that permits agricultural uses by right. Therefore, for properties that permit agricultural uses by right, a local jurisdiction may not treat employee housing that meets the above criteria any differently than an agricultural use.

The Employee Housing Act also requires that housing for six or fewer agricultural employees be treated as a regular residential use. This mandates that employee housing shall not be required to apply for any additional permit or process that would not be required of a residential structure in the same zone.

Employee housing is not currently defined in the MBMC; accordingly, no specific provisions are included regarding this use. However, the City does not currently have any zones that permit agricultural uses given that no agricultural land exists in the City. If the Zoning Code is ever amended to add a zoning district that permits agricultural uses, Program 25 of the Housing Element commits the City to make all corresponding MBMC amendments related to agricultural workers and current employee housing requirements.

2.2.8 Single-Room Occupancy Units
State law mandates that local jurisdictions address the provision of housing options for extremely low- income households, including single-room-occupancy (SRO) units. SRO units are one room units intended for occupancy by a single individual. It is distinct from a studio or efficiency unit in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other.

The MBMC does not currently define or include provisions for SROs. However, MBMC Section

10.08.050.DD.2 defines residential hotels as “buildings with six (6) or more guest rooms without kitchen facilities in individual rooms, or kitchen facilities for the exclusive use of guests, and which are intended for occupancy on a weekly or monthly basis.” Residential hotels are similar to SRO facilities and are conditionally permitted in the General Commercial (CG) zone. In accordance with the MBMC, residential hotels require 1.1 parking spaces per room. Requiring more than 1 parking space per room may pose a constraint to development; however, the City is currently evaluating parking regulations, and anticipates requirements being updated within the next year, including a revision to required parking for residential hotels to 0.9 spaces per room.

Page |C-35 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis

2.3 Building Standards and Enforcement
Building and safety codes are adopted to preserve public health and safety, and to ensure the construction of safe and decent housing. These codes and standards have the potential to increase the cost of housing construction and/or maintenance. Further, required permits and processes associated with development can extend project timelines and associated costs.

In an effort to increase transparenc y of the development permitting process, the California Legislature adopted AB 1483 in 2019 (Government Code section 65940.1) to require jurisdictions to post detailed information regarding development proposal requirements. A jurisdiction shall make all o f the following available on its website, as applicable , and update any changes to the information within 30 days of the change:
• A current schedule of fees, exactions, and affordability requirements imposed by the city, applicable to a proposed housing development project, which shall be presented in a manner that clearly identifies the fees, exactions, and affordability requirements that apply to each parcel.
• All zoning ordinances and development standards, which shall specify the zoning, design, and development standards that apply to each parcel.
• The list required to be compiled of information that will be required from any applicant for a development project.
• The current and five previous annual fee reports or the current and five previous ann ual financial reports.
• An archive of impact fee nexus studies, cost of service studies, or equivalent, conducted by the city on or after January 1, 2018.

The City has complied with the new transparency law requirements on the City’s website in conformance with AB 1483, and as outlined in Program 12, Developer Outreach and Transparency, of the Housing Element, the City will maintain current information on the City’s website and update relevant information that is applicable for housing development project proposal requirements within 30 days of any changes, consistent with AB 1483.

2.3.1 Building Code Requirements
State law prohibits the imposition of building standards that are not necessitated by local geographic, climatic, or topographic conditions, and requires that local governments making changes or modifications in building standards report such charges to the Department of Housing and Community Development and file an expressed finding that the change is needed. The City has adopted the most recent Building Standards Code and local amendments to the following codes: 2019 California Building Code, 2019 California Residential Code, 2019 California Electrical Code, 2019 California Plumbing Code, 2019 California Mechanical Code, 2019 California Existing Building Code, 2019 California Green Building Standards Code, 2019 California Energy Code, 2019 California Administrative Code, 2019 California Historical Building Code, 2019 California Referenced Standards Code, and 1997 Uniform Code for the Abatement of Dangerous Buildings under Ordinance No. 19-0015. The City adopted findings stating that amendments to certain provisions were necessary because of the unique climatic, geological, and Page |C-36 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis topographical conditions prevailing within the City. The City’s adopted local amendments and associated findings were accepted by the Building Standards Commission. The amended provisions do not pose an unnecessary constraint to housing development.

2.3.2 Code Enforcement
The City has an active code enforcement program that responds to complaints of substandard structures. In addition, a Report of Residential Building Records is required each time a property is sold, which serves to alert all parties to unpermitted and potentially substandard construction that may exist on the subject site.

Code enforcement staff accept reports of possible code violations and respond directly to violations related to compliance with the MBMC, including zoning, property maintenance, illegal dwelling units, trash container regulations, and sign violations. Possible violations regarding substandard, nonstructural housing issues are referred to the Environmental Health Division of the Los Angeles County Department of Public Health. The County of Los Angeles Environmental Health Division is responsible for ensuring that residential housing is safe, sanitary, and fit for human habitation. This is accomplished through routine inspections of rental properties with five or more units, and investigations of complaints. From July 2016 to July 2021, the County of Los Angeles performed 52 inspections in the City of Manhattan Beach.

Through implementation of Program 87, Code Compliance, of the Housing Element, the City will continue to ensure building safety of residential buildings through enforcement of building codes on a compliance and proactive building-permit issuance basis, and through referrals to the County of Los Angeles Environmental Health Division for rental housing enforcement conditions/inspections. In addition, the City will ensure its website remains up to date with code enforcement and substandard housing resources.

2.3.3 Fair Housing and Americans with Disabilities Act
The Federal Fair Housing Act of 1968 and the Americans with Disabilities Act (ADA) are Federal laws intended to assist in providing safe and accessible housing. ADA provisions include requirements for a minimum percentage of units in new developments to be fully accessible for persons with physical disabilities. Compliance with these regulations may increase the cost of housing construction and the cost of rehabilitating older units, which may be required to comply with current codes. However, the enforcement of ADA requirements is the best way to ensure that there is housing available and accessible to meet the needs of all residents, especially those with special needs. The City requires full compliance with ADA regulations when applicable to a project. This, in turn, ensures that housing projects that are subject to ADA regulations account for persons with disabilities, thereby increasing the accessible housing stock within the City.

The Community Development Block Grant (CDBG) Program provides for the development of viable urban communities by providing decent housing, a suitable living environment, and expanded economic opportunities primarily for low- and moderate-income residents, as well as older adults and people with disabilities. Eligible activities under the CDBG Program include activities related to housing, other real property activities (code enforcement, historic preservation), public facilities, activities related to public services, activities related to economic development, and assistance with community-based Page |C-37 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis development organizations. CDBG funds may be used for the acquisition, construction, reconstruction, rehabilitation, or installation of certain public improvements or public facilities. Since 2016, the City has used its annual CDBG allocation for infrastructure improvements, specifically installation of ADA- compliant curb ramps throughout City intersections. Most recently (as of fiscal year 2018), CDBG funds were allocated to the implementation of the Manhattan Senior Villas ADA Pathway Project. These efforts supported the installation of an ADA-compliant concrete pathway, perimeter railing, directional signage, curb ramp, and gutter to create unobstructed paths of travel and accessibility for older adults and those with disabilities to Manhattan Senior Villas, located at 1300 Parkview Avenue. Construction is anticipated to begin this year (2021). Through implementation of Program 5, Americans with Disability Act (ADA) Improvements Program, the City will ensure that the Manhattan Senior Villas ADA Pathway Project is completed by 2022 to increase accessibility for older adults and people with disabilities in the City. Following completion of the Senior Villas ADA Pathway Project, the City will use future CDBG funds for additional ADA improvements focused on bringing existing, non-compliant ramps into ADA compliance at various locations throughout the City, as identified by the Public Works Department.

These improvements will increase accessibility for people with disabilities throughout the City.

In addition, the City has included a number of programmatic measures to comply with the Federal Fair Housing Act in the Housing Element, including the following:
• Providing fair housing referral services with the Housing Rights Center, including landlord/tenant counseling, outreach and education, and discrimination investigations. • Developing a handout for developers to be made aware of Fair Housing advertisement material compliance and making it available at the City Hall counter. • Supporting and participating in the Regional Analysis of Impediments to Fair Housing Choice in coordination with the Community Development Commission of the County of Los Angeles and the Housing Authority of the County of Los Angeles.

2.3.3.1 Reasonable Accommodation Procedures
The City is required by the Federal Fair Housing Act and the California Fair Employment Housing Act to provide a process for consideration of reasonable accommodation requests. The process shall include a deviation procedure that is available to applicants for circumstances where the existing zoning regulations would preclude residential development for persons with disabilities.

In conformance with State and Federal fair housing laws, MBMC Section 10.85 establishes the City’s procedures related to requests for reasonable accommodations from the strict application of the City’s land use and zoning regulations to allow people with disabilities an equal opportunity to use and enjoy a dwelling. “Reasonable accommodation” means any deviation requested and/or granted from the City’s zoning and land use laws, rules, regulations, policies, procedures, practices, or any combination thereof that may be reasonable and necessary for a person with a disability to have an equal opportunity to use and enjoy a dwelling.

To make housing available to people with disabilities, any eligible person may request a reasonable accommodation from the strict application of land use, zoning and building regulations, policies, practices, and procedures. Any information identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public Page |C-38 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis inspection unless required by State or Federal law. A request for a reasonable accommodation may be filed at any time that the accommodation may be necessary to ensure equal access to housing. A reasonable accommodation does not affect a person’s obligations to comply with other applicable regulations not at issue in the requested accommodation.

Requests for a reasonable accommodation shall be reviewed by the Community Development Director (Director), and may, in their discretion, refer applications to the Planning Commission for consideration.

The request for a reasonable accommodation shall be approved, or approved with conditions, if the reviewing authority finds that all of the following findings can be made:

A. The dwelling, which is the subject of the request for reasonable accommodation, will be used by a disabled person;
B. The requested accommodation is necessary to make housing available to a disabled person; C. The requested accommodation will not impose an undue financial or administrative burden on the City; and
D. The requested accommodation will not require a fundamental alteration in the nature of the City’s Zoning Ordinance.

The written decision on the request for reasonable accommodation shall explain in detail the basis of the decision, including all findings. The written decision shall be final, unless the applicant appeals the decision.

While requests are seldomly referred to the Planning Commission for their consideration, and there are no public hearing or noticing requirements tied to Planning Commission review, the Zoning Code does not outline the bases on which a decision on the matter could or should be deferred to the Planning Commission. In an effort to proactively remove ambiguities that may impose extra constraints for people with disabilities, Program 251, Reasonably Accommodate Housing for Persons with Physical and Developmental Disabilities, of the Housing Element will amend the reasonable accommodation procedures to remove discretionary referrals to the Planning Commission so that requests shall be reviewed and may be granted by the Community Development Director. In addition, the City will develop materials and outreach methods to increase public awareness and ease of access to policies, programs, and processes addressing reasonable accommodation.

2.4 Development Processing Procedures
Local processing and permit procedures can constrain the development of housing through unnecessary discretionary permit requirements, lengthy permit processing timelines, and subjective requirements that leave uncertainties in the overall development design and density. Discretionary actions can be required for development design reviews, required Use Permits, zone or plan amendments, and subdivisions. Whereas ministerial, or by-right, permits involve application of objective standards and criteria.

Further, in accordance with Section 65913.4 of the California Government Code, also known as SB 35, a permit applicant may submit an application for a development that is subject to the streamlined, ministerial approval process and is not subject to a Conditional Use Permit if they meet the objective planning standards, as outlined in the Government Code and as summarized as follows:

Page |C-39 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis • Multifamily housing developments on infill sites zoned for residential or residential mixed- use.
• A minimum of 10 percent of the units are dedicated as affordable to households earning 80 percent or less of the area median income.
• For developments with 10 or more units, a prevailing wage requirement is included in all contracts for the performance of work.

Jurisdictions do not need to adopt a local ordinance to implement the ministerial processing provided by SB 35. The City reports annually on any applications received pursuant to SB 35. To proactively remove any potential constraints to development, the City will revise internal permitting procedures to ensure that staff has clear procedures for responding to proposals for SB 35 streamlining and for prioritizing qualifying SB 35 housing developments consistent with State law through implementation of Program 3, Affordable Housing Streamlining, of the Housing Element.

2.4.1 Precise Development Plan
Precise Development Plans (PDPs) are intended to encourage the development of affordable housing through a streamlined permitting process. Projects in the RM, RH, and RPD zones that qualify for a density bonus pursuant to State density bonus law shall be eligible for a PDP (MBMC Section 10.84.010).

Applications for PDPs shall be initiated by submitting the following materials to the Community Development Department:

1. A completed application form, signed by the property owner or authorized agent, accompanied by the required fee, copies of deeds, any required powers of attorney, and plans and mapping documentation in the form prescribed by the Community Development Director; and

2. A vicinity map showing the location and street address of the development site.

The Director shall approve, conditionally approve, or disapprove applications for PDPs. An application for a PDP shall be approved if, on the basis of the application, plans, materials, and testimony submitted, the decision-making authority finds the following:

1. The proposed project is consistent with the General Plan and Local Coastal Program; and

2. The physical design and configuration of the proposed project are in compliance with all applicable zoning and building ordinances, including physical development standards.

Failure to make all the required findings shall require denial of the application. In approving a PDP, reasonable conditions may be imposed as necessary to make the required findings. Unless appealed, the PDP shall become effective after expiration of the time limits for appeal.

To minimize constraints to the development of affordable housing that may result from discretionary permitting procedures, the City will amend the Zoning Code to ensure PDP applications are subject only to an administrative non-discretionary approval process through implementation of Program 3 of the Housing Element.

As previously mentioned, multifamily projects in residential zones that qualify for a density bonus pursuant to State density bonus law shall be eligible for a PDP. It is worth noting that while the intent of Page |C-40 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis the 5th Cycle Housing Element policies was to extend the PDP process to density bonus projects in the CL, CNE, and CD zones, the Code amendments that followed the adoption of the 5th Cycle Housing Element did not implement the policies as described in the Housing Element; therefore, the commercial land uses table in MBMC Section 10.16, and as shown in Tables 2 and 4 of this analysis, still reference Use Permits (see Section 2.4.3) as the applicable application process for residential or mixed-use projects in the CL, CNE, and CD zones, with no mention of the PDP process. As such, through implementation of Program 15 18, Multifamily Residential Development Standards and Streamlining in the Mixed-Use (CL, CD, and CNE) Commercial Districts, of the Housing Element, the City will amend the Zoning Code to permit residential uses without requiring approval of a Use Permit in the CL, CD, and CNE zones, and provide streamlined processing for projects that qualify for a density bonus.

2.4.2 Site Development Permit
Site Development Permits (SDPs) are intended to streamline the permitting process for market-rate multifamily housing developments of six or more units (MBMC Section 10.84.010). Multifamily projects are permitted in the residential zones (RM, RH, and RPD) subject to an SDP. Pursuant to MBMC Section

10.84.030, applications for Site Development Permits shall be initiated by submitting the following materials to the Community Development Department:

1. A completed application form, signed by the property owner or authorized agent, accompanied by the required fee, copies of deeds, any required powers of attorney, plans and mapping documentation in the form prescribed by the Director;

2. A vicinity map showing the location and street address of the development site;

3. A map showing the location and street address of the property that is the subject of the amendment and of all lots of record within five hundred feet (500′) of the boundaries of the property; and

4. A list, drawn from the last equalized property tax assessment roll or the records of the County Assessor, Tax Collector, or the City’s contractor for such records showing the names and addresses of the owner of record of each lot within five hundred feet (500′) of the boundaries of the property. This list shall be keyed to the map required by subsection (C) of this section and shall be accompanied by mailing labels.

The Planning Commission shall hold a public hearing on an application for a Site Development Permit and shall approve said permit if, on the basis of the application, plans, materials, and testimony submitted, the decision making authority finds that:

1. The proposed project is consistent with the General Plan and Local Coastal Program.

2. The physical design and configuration of the proposed project are in compliance with all applicable zoning and building ordinances, including physical development standards.

Unless appealed, the SDP shall become effective after expiration of the time limits for appeal.

As in the case of the PDP, the 5th Cycle Housing Element policies intended to extend the SDP process to market rate residential and mixed-use projects in the CL, CNE, and CD zoning districts, but the Code amendments that followed the adoption of the 5th Cycle Housing Element failed to implement this policy as intended in the commercial land uses table of MBMC Chapter 10.16. In accordance with MBMC Section 10.84.020, the Planning Commission currently approves, conditionally approves, or disapproves applications for SDPs; however, the 5th Cycle Housing Element specifically identified that the Planning Commission’s review of SDPs are limited to confirming that the project complies with applicable Page |C-41 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis development standards, and does not examine the appropriateness of the use itself. Although Zoning Code revisions to the SDP application process are not included through implementation of the 6th Cycle Housing Element’s programs, the City will evaluate necessary revisions and amend the Zoning Code, if feasible, to clearly reflect the review process for SDPs intended by the 5th Cycle Housing Element, and remove constraints to development.

2.4.3 Conditional Use Permit (Use Permit)
Commonly known as Conditional Use Permits, Use Ppermits are required for use classifications typically having unusual site development features, or operating characteristics requiring special consideration so that they may be designed, located, and operated compatibly with uses on adjoining properties and in the surrounding area. Pursuant to MBMC Section 10.84.030, the Planning Commission shall approve, conditionally approve, or disapprove applications for Use Permits.

Applications for Use Permits shall be initiated by submitting the following materials to the Community Development Department:

1. A completed application form, signed by the property owner or authorized agent, accompanied by the required fee, copies of deeds, any required powers of attorney, plans and mapping documentation in the form prescribed by the Director;

2. A vicinity map showing the location and street address of the development site;

3. A map showing the location and street address of the property that is the subject of the amendment and of all lots of record within five hundred feet (500′) of the boundaries of the property; and

4. A list, drawn from the last equalized property tax assessment roll or the records of the County Assessor, Tax Collector, or the City’s contractor for such records showing the names and addresses of the owner of record of each lot within five hundred feet (500′) of the boundaries of the property. This list shall be keyed to the map required by subsection (C) of this section and shall be accompanied by mailing labels.

The Planning Commission shall hold a public hearing on an application for a Use Permit. An application for a Use Permit shall be approved if, on the basis of the application, plans, materials, and testimony submitted, the Planning Commission finds that:

1. The proposed location of the use is in accord with the objectives of this title and the purposes of the district in which the site is located;

2. The proposed location of the use and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety or welfare of persons residing or working on the proposed project site or in or adjacent to the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity or to the general welfare of the city;

3. The proposed use will comply with the provisions of this title, including any specific condition required for the proposed use in the district in which it would be located; and

4. The proposed use will not adversely impact nor be adversely impacted by nearby properties.

Potential impacts are related but not necessarily limited to: traffic, parking, noise, vibration, odors, resident security and personal safety, and aesthetics, or create demands exceeding the capacity of public services and facilities which cannot be mitigated.

Page |C-42 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Failure to make all the required findings shall require denial of the application. In approving a Use Permit, reasonable conditions may be imposed as necessary to make the required findings. Unless appealed, the Use Permit shall become effective after expiration of the time limits for appeal.

2.4.4 Variances
Variances are intended to resolve practical difficulties or unnecessary physical hardships that may result from the size, shape, or dimensions of a site, or the location of existing structures thereon, from geographic, topographic, or other physical conditions on the site or in the immediate vicinity, or from street locations or traffic conditions in the immediate vicinity of the site. Pursuant to MBMC Section

10.84.010, Variances may be granted with respect to fences, walls, landscaping, screening, site area, site dimensions, yards, height of structures, distances between structures, open space, off-street parking and off-street loading, and performance standards.

Authorization to grant Variances does not extend to use regulations because sufficient flexibility is provided by the Use Permit process for specified uses and by the authority of the Planning Commission to determine whether a specific use belongs within one or more of the use classifications listed in MBMC Chapter 10.08. Further, MBMC Chapter 10.96 provides procedures for amendments to the zoning map or zoning regulations.

The Planning Commission shall approve, conditionally approve, or disapprove applications for Variances.

Applications for Variances shall be initiated by submitting the following materials to the Community Development Department:

1. A completed application form, signed by the property owner or authorized agent, accompanied by the required fee, copies of deeds, any required powers of attorney, plans and mapping documentation in the form prescribed by the Director;

2. A vicinity map showing the location and street address of the development site;

3. A map showing the location and street address of the property that is the subject of the amendment and of all lots of record within five hundred feet (500′) of the boundaries of the property; and

4. A list, drawn from the last equalized property tax assessment roll or the records of the County Assessor, Tax Collector, or the City’s contractor for such records showing the names and addresses of the owner of record of each lot within five hundred feet (500′) of the boundaries of the property. This list shall be keyed to the map required by subsection (C) of this section and shall be accompanied by mailing labels.

The Planning Commission shall hold a public hearing on an application for a Variance. An application for a Variance shall be approved if, on the basis of the application, plans, materials, and testimony submitted, the decision making authority finds that:

1. Because of special circumstances or conditions applicable to the subject property—including narrowness and hollowness or shape, exceptional topography, or the extraordinary or exceptional situations or conditions—strict application of the requirements of this title would result in peculiar and exceptional difficulties to, or exceptional and/or undue hardships upon, the owner of the property;

2. The relief may be granted without substantial detriment to the public good; without substantial impairment of affected natural resources; and not be detrimental or injurious to Page |C-43 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis property or improvements in the vicinity of the development site, or to the public health, safety or general welfare; and

3. Granting the application is consistent with the purposes of this title and will not constitute a grant of special privilege inconsistent with limitations on other properties in the vicinity and in the same zoning district and area district.

4. OS District Only. Granting the application is consistent with the requirements of Section 65911 of the Government Code and will not conflict with General Plan policy governing orderly growth and development and the preservation and conservation of open-space laws.

Failure to make all the required findings shall require denial of the application. In approving a Variance, reasonable conditions may be imposed as necessary to make the required findings. Unless appealed, the Variance shall become effective after expiration of the time limits for appeal set forth in MBMC Section

10.100.030.

2.4.5 Minor Exceptions
Minor Exceptions are generally intended to allow certain alterations and additions to certain nonconforming pre-existing structures, and to allow the establishment of new ADUs within legal pre- existing structures that do not comply with the ADU development standards. Minor Exceptions are also intended to encourage home remodeling and additions to existing smaller, older, legal non-conforming homes. The provisions strive to balance the community’s desire to maintain smaller, older homes while still allowing some flexibility to encourage these homes to be maintained, upgraded, and enlarged below the maximum allowed square footage instead of being replaced with larger new homes.

Applications for all Minor Exceptions shall be initiated by submitting the following materials to the Community Development Department:

1. A completed application form, signed by the property owner or authorized agent, accompanied by the required fees, plans and mapping documentation in the form prescribed by the Director.

2. Written statements to support the required findings and criteria of this Code section.

3. A vicinity map showing the location and street address of the development site.

As specified in MBMC Section 10.84.120, certain Minor Exception requests require public notice, while others do not. After the commenting deadline date, if any, and within 30 days of receipt of a completed application, the Director shall approve, conditionally approve, or deny the required exception. The Director of Community Development shall send the applicant a letter stating the reasons for the decision under the authority for granting the exception, as provided by the applicable sections of this chapter. The letter also shall state that the Director’s decision is appealable. In making a determination, the Director shall be required to make the following findings:
a. The proposed project will be compatible with properties in the surrounding area, including, but not limited to, scale, mass, orientation, size and location of setbacks, and height. b. There will be no significant detrimental impact to surrounding neighbors, including, but not limited to, impacts to privacy, pedestrian and vehicular accessibility, light, and air.

Page |C-44 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis c. There are practical difficulty which warrants deviation from Code standards, including, but not limited to, lot configuration, size, shape, or topography, and/or relationship of existing building(s) to the lot.
d. That existing non-conformities will be brought closer to or in conformance with Zoning Code and Building Safety requirements where deemed to be reasonable and feasible. e. That the proposed project is consistent with the City’s General Plan, the purposes of this title and the zoning district where the project is located, the Local Coastal Program, if applicable, and with any other current applicable policy guidelines.

In approving a minor exception permit, the Director may impose reasonable conditions necessary.

2.4.6 Density Bonus Requirements
Under State law (AB 2345, 2020), cities and counties must provide a density increase up to 50 percent over the otherwise maximum allowable residential density under the Municipal Code and the Land Use Element of the General Plan (or bonuses of equivalent financial value) when builders agree to construct housing developments with units affordable to low- or moderate-income households. The City has a standard application and review procedure for processing density bonus applications as part of housing development applications, as included in MBMC Section 10.94.050. MBMC Chapter 10.94, Affordable Housing Density Bonus and Incentive Program, was last updated in 2013 to include density bonus regulations in conformance with State law. Since then, State density bonus laws have been updated (pursuant to Government Code Sections 65915–65918). Discrepancies in MBMC Chapter 10.94 that must be addressed to comply with 2021 density bonus regulations include, but are not limited to, the following:
• The maximum allowed percentage density bonus must be increased from the MBMC’s existing maximum of 35 percent to 50 percent to reflect the allowances found in Government Code Section 65915(f).
• Remove the limit on one incentive or concession for senior housing developments found in Section 10.94.040(A)(2) of the MBMC.
• In addition to the three affordable housing concessions or incentives currently offered in Section

10.94.040(A)(4) of the MBMC, current State law (2021) allows for a fourth incentive for projects that are located within 0.5 miles of a transit stop. The application shall also receive a height increase of up to three additional stories or 33 feet.
• The first required finding the City may use to deny a requested incentive or concession in Section 10.94.040(B)(1) of the MBMC must be updated to reflect the latest language for the first required finding found in Government Code Section 65915(d)(1)(A). • The required parking for units with two to three bedrooms in Section 10.94.040(C)(2) of the MBMC should be revised from two required on-site spaces per unit to one-and-a-half on-site parking spaces per unit.

The City incentivizes development of affordable housing by abiding by the local and State density bonus regulations. In addition, to further incentivize affordable units, multifamily projects in residential (RM, RH, and RPD) zones that qualify for a density bonus are eligible for a streamlined approval process, which will be further revised to ensure an administrative non-discretionary approval process through implementation of Program 3 of the Housing Element. In addition, implementation of Program 15 18 of the Housing Element will provide a streamlined approval process for multifamily projects that qualify for Page |C-45 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis a density bonus in the mixed-use (CL, CD, and CNE) zones (refer to Section 2.4.1, Precise Development Plan, for additional details).

As stated in Section 10.94.010, General Affordable Housing Provisions, of the MBMC and in Government Code Section 65915, the granting of a density bonus, concession or incentive, shall not require, or be interpreted, in and of itself, to require a general plan amendment, local coastal plan amendment, zoning change, or other discretionary approval. As such, the city-wide election requirements under MBMC Section 10.12.030 for certain amendments to development standards in the RS, RM, and RH zones do not restrict the ability of the City to provide flexibility for development under State Density Bonus Law.

2.4.7 Typical Permit Procedures
State planning and zoning law provides permit processing requirements for residential development.

Within the framework of State requirements, the City has structured its development review process to minimize the time required to obtain permits while ensuring that projects receive careful review. The permit review and approval process for single- and multifamily residential developments is described below.

Single-Family Development
Single-family development on a previously subdivided lot is a straightforward process. A building permit application is submitted, and plans are reviewed by the City to ensure compliance with City laws and standards, including planning and zoning standards such as building height and setbacks. Building permits are issued administratively and do not require a public hearing. The City does not have any separate design review process.

If a project is located in the Coastal Zone, a Coastal Development Permit (CDP) is also required.

Administrative CDP approval by the Director is required for any new single-family residence and multifamily residence (excluding remodels and additions) in the non-appealable area of the Coastal Zone. In the appealable area of the Coastal Zone (within 300 feet of the inland extent of any beach), administrative CDP approval by the Director is required for any new single-family and multifamily residence, as well as an increase of 10 percent or more of the internal floor area of the existing structure or the construction of an additional story or increase in building height of more than 10 percent. Any project located within the Coastal Zone compares similarly to a regular plan check located outside the Coastal Zone, with no extra requirements and findings, aside from those that ensure consistency with the Local Coastal Program as follows:

1. That the project, as described in the application and accompanying materials, as modified by any conditions of approval, conforms with the certified Manhattan Beach Local Coastal Program; and

2. If the project is located between the first public road and the sea, that the project is in conformity with the public access and recreation policies of Chapter 3 of the Coastal Act of 1976 (Commencing with Section 30200 of the Public Resources Code). . The City’s LCP has been certified by the California Coastal Commission. Therefore, the City processes its own Coastal Permits, saving time and money for applicants since they do not need to seek separate approval from the California Coastal Commission. Processing time for a CDP is typically 8 to 10 weeks.

Note that development pursuant to an approved CDP shall not commence until the CDP is effective. The CDP is not effective until all appeals, including those to the Coastal Commission, have been exhausted.

Page |C-46 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis In the event that the Coastal Commission denies the permit or issues a permit on appeal, the CDP approved by the City is void. Action by the Director may be appealed to the Planning Commission.

Action by the Planning Commission may be appealed only to the City Council. However, if the project is located in the appealable area of the Coastal Zone, it may be directly appealed to the Coastal Commission within 10 days of the decision.

Single-family subdivisions and condominiums require approval of a subdivision map. Condominium projects with three or more units require approval of a Use Permit. The typical time required is 3 to 5 months for review and approval for projects requiring a Use Permit.

Multifamily Development
Multifamily projects in the mixed-use zones (CL, CNE, and CD) are currently permitted subject to a Use Permit. The typical time required is 3 to 5 months for review and approval for projects requiring a Use Permit. However, Program 15 18 of the Housing Element will provide a streamlined approval process for qualifying projects in the mixed-use zones.

Multifamily projects in the residential zones (RM, RH, and RPD) with five units or fewer are permitted without a discretionary permit (approved by the Director with no public hearing). The typical time required for review and approval of an administrative permit is 8 to 10 weeks. Multifamily developments with six or more units require SDP approval by the Planning Commission. The processing time for an SDP is typically 5 months. Multifamily developments with six or more units that qualify for a density bonus pursuant to State density bonus law shall be eligible for PDP approval by the Director. The typical time required for review and approval of a PDP requiring Director approval is 2 to 5 months.

For development projects, potential delays in processing development applications and plans can increase time and costs considerably. Additionally, discretionary processes create uncertainty in the development process and increase project timelines. Programs 3, 185, and 251 of the Housing Element aim to remove discretionary requirements in the development process.

Table 8, Permit Processing Timelines, provides approximate timelines for typical development approvals within the City.

Table 8. Permit Processing Times
Action/ Request Processing Time
Environmental Impact Report 8–12 months
Negative Declaration 6–9 months
General Plan Amendment 8–12 months
Zone Change 8–12 months
Tentative Parcel Map 5 months
Tract Map 5 months
Variance 3–4 months
Use Permits 5 months
Administrative Permit 8–10 weeks
Design Review No Applicable Design Review in the City
Plan Review 239–250 days
Other Ministerial or Discretionary Permits – Precise Development Plan, 2–5 months Page |C-47 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Site Development Permit, Coastal Development Permit.

Source: City of Manhattan Beach Planning Department, 2021.

2.5 Development Fees and Improvement Requirements
Fees are charged by the City to cover processing costs and staff time, and also to defray the cost of providing public services and facilities to new developments. By State law, fees cannot exceed costs to the City generated by the activity for which the fee is assessed. Permit processing and impact fees are described below.

2.5.1 Permit Processing Fees
For projects that do not require a hearing (e.g., Administrative CDP or PDP), a permit fee of $1,509 or $4,077, respectively, is assessed. In cases involving land subdivision, such as a condominium project, a tract map must be approved. Parcel Map fees range from $1,397, if no public hearing is needed, and up to $3,546. For a Tract Map, the fee would be $1,493 if there is also another discretionary application, such as a Use Permit or Variance, and $4,074 if no discretionary application is requested in conjunction.

Condominium projects requiring a Use Permit (two-unit condos are exempt) are assessed a $8,393 fee.

Development and development impact fees are provided at the end of this appendix in Exhibit A, City of Manhattan Beach Planning and ZoningUser Fee Schedule.

2.5.2 Impact Fees
In addition to permit processing fees, developments are subject to impact fees to help fund the cost of providing public services and facilities. Water and sewer fees are necessary to ensure that these services will be available to serve new developments. The City’s impact fees include: a school fee ($4.08 per square-foot of living area), a park fee and public art fee (detailed and discussed below), and a water and sewage fee (fees vary, based on number of fixtures for new construction only). Based on recent projects in the City, water and sewage fees for a single-family home with five bathrooms are approximately $4,080 per unit and $1,225 per unit for multifamily projects. Based on the lower fees associated with multifamily units, this is not considered a constraint to the development of multifamily projects.

For single-family or condo developments, $1,817 per dwelling unit is assessed for park purposes in accordance with the Quimby Act. Multifamily rental projects are exempt from park fees; therefore, this is not a constraint to the development of affordable, multifamily developments.

In accordance with MBMC Chapter 10.90, the City charges a fee for art in public places. The fee is equal to 1 percent of the building valuation and is not assessed on residential projects of fewer than four units. The City does not charge a traffic impact fee. While these fees are not insubstantial, they constitute only about 2 percent of the value of a typical owner-occupied residence and about 1.5 percent of the total value of a multifamily apartment and are therefore not considered a constraint to development.

Exhibit A at the end of this appendix provides a full list of fees that the City requires from their current fee schedule.

Page |C-48 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Table 9, Typical Fees for Single-Family and Multifamily Development, summarizes processing fees and impact fees for typical single-family and multifamily developments in the City. The examples provided in Table 9 are based on recent single-family and multifamily projects approved in the City, including all plan check, permit, planning and impact fees that are most commonly required for single-family or multifamily projects, which were based on the current fee schedule provided in Exhibit A.

Table 9. Typical Fees for Single-Family and Multifamily Development Planning/Building Fees Single-Family* Multifamily**
Processing Fees
Parcel Map N/A $1,397
Coastal Development
Permit
$1,509 N/A
Site Development Permit1 N/A $6,388
Plan Check $7,733.55 $23,297.02
Record Retention Fee $191 $191
Impact Fees
Quimby/Parkland Fee12 N/A N/A
School District Fees $4.08 per square foot
(assuming 3,300 square feet) = $13,464
$4.08 per square foot (assuming
13,000 net square feet) = $53,040
Public Art Fees N/A 1% of project valuation
$35,334.21
Traffic Impact N/A N/A
Water and Sewage $4,082.85 $13,479.25 (based on 11 units) Waste Management Fee included in plan check fee. Fee included in plan check fee.

Estimated Total Fees $26,980.40 $97,792.27
Source: City of Manhattan Beach, 2021.

N/A = not applicable
* Single-family residence based on a 5-bedroom, 5-bathroom development. ** Multifamily residence based on an 11-unit development.

1. As explained in Section 2.4.1, Precise Development Plan, projects that qualify for a density bonus pursuant to State density bonus law are eligible for a Precise Development Plan. The fee for a Precise Development Plan is $4,077. 12 Quimby fee was not applicable in this example because the units were rental, and no subdivision map was requested.

Fees in Proportion to Total Development Cost Per Unit
Overall, for a typical single-family project, a developer can expect to pay approximately $26,980 per unit in total fees (including Plan Check, Permit, Planning, and impact fees). A multifamily project will cost a developer approximately $8,890 per unit in total fees. The level of fees represents a very small portion of overall development costs in the City, especially given the high land cost. Furthermore, current and future housing activities are primarily focused on recycling of underutilized parcels into higher intensity residential uses.

Based on a recent development cost analysis for multifamily developments in California, provided in Section 3.1, Cost of Land and Construction, the average cost to develop a new multifamily unit in California is more than $480,000 per unit. Based on this average development cost, the combined costs of permits and fees are approximately 1.9 percent of the cost of development.

Page |C-49 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Based on the median sale price from Realtor.com of $3,100,000 for single-family homes in the City as of December 2021 and a lack of vacant land in the City, the combined costs of permits and fees are estimated to be less than 1 percent of the cost of development.

On average, a survey from the City's "Report on the Cost of Services (User Fee) Study3" completed February 2020, showed that the City’s fees are in line with the jurisdictions surveyed. In addition, the City provides opportunities for projects that are eligible for a density bonus pursuant to State density bonus law to be permitted subject to a Precise Development Plan instead of a Site Development Plan.

The fee for a Precise Development Plan is less than the fee for a Site Development Plan. Nevertheless, in order to mitigate the overall impact of fees on the feasibility of affordable housing development, the City will consider waiving or reducing fees for projects with lower- and moderate-income units.

2.5.3 On- and Off-Site Improvements
The City requires developers to provide on-site and off-site improvements necessary to serve their projects. Such improvements may include water, sewer and other utility extensions, sidewalks, street construction, and traffic control device installation that are reasonably related to the project. All streets, highways, alleys, ways, easements, rights-of-way, and parcels of land offered for dedication shall be developed and improved to the standards of the City. Dedication of land or in-lieu fees may also be required of a project for rights-of-way, transit facilities, recreational facilities, and school sites, consistent with the Subdivision Map Act.

Pursuant to the provisions of Section 66411.1 of the Subdivision Map Act, the City may require dedication of rights-of-way, easements, and construction or reimbursement of reasonable off-site and on-site improvements for the parcels being created. Standards for design and improvement of subdivisions shall be in accordance with the applicable sections of Title 10 of the Zoning Code, the General Plan, and any Specific Plans adopted by the City. Prior to the approval by the City of the final map, the subdivider shall execute and file an agreement with the City specifying the period within which improvement work shall be completed to the satisfaction of the City Engineer, and providing that if the subdivider fails to complete the work within such period, the City may complete the same and recover the full cost and expense thereof from the subdivider. MBMC Chapter 11.20, Dedications and Improvements, provides the standards and requirements for all final maps.

2.6 Analysis of Local Efforts to Remove Constraints and Facilitate Affordable Housing
Lower-income housing can be accommodated in all zones permitting residential use in Manhattan Beach. These may include ADUs in single-family zones and multifamily housing in the RH zone, and mixed-use or multifamily developments in the CD, CL, and CNE zones. Exclusive residential development is allowed subject to the RH development standards in the CD, CL, and CNE commercial zones. The RH standards allow more building floor area on a given parcel than the commercial development standards, so a strong incentive is created for high-density residential development in these commercial zones.

3 Report on the Cost of Services (User Fee) Study, City of Manhattan Beach, 2020. https://www.manhattanbeach.gov/home/showpublisheddocument/44350/637338561824300000 Page |C-50 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis The following potential constraints were identified in this analysis, and local efforts to mitigate the constraints, as feasible, may include the following:

Parking Requirements for Multifamily Housing (Section 10.64.030 of the MBMC) • Two-spaces parking requirement for multi family residential units, including one enclosed space, and 0.25 space per unit for buildings with 4 or more units. Only 1 enclosed space is required for units with less than 550 square feet of floor area in buildings with less than four units.
o Two-car parking required for all units, regardless of square footage, in the Coastal Zone. o Required dedicated guest parking space for each condominium unit.

While parking is typically perceived as a constraint to development, the provision of parking is needed to satisfy the requirements of the Zoning Code. In addition, the California Coastal Commission has repeatedly expressed the need to preserve public parking for visitor-serving uses, which can sometimes be affected by new development, and a reduction in parking below two parking spaces per dwelling unit could potentially result in impacts on existing public parking. However, parking requirements are most stringent for larger units and least stringent for smaller, more affordable units, including a reduction from two spaces to one space for units with less than 550 square feet of floor space in multifamily residential buildings with less than four units and a minimal requirement of 0.25 guest spaces per unit in multifamily residential buildings for buildings with 4 or more units.

To mitigate potential constraints to the development of housing affordable to lower- or moderate- income households, lower-income students, senior citizens housing development, as defined in Sections

51.3 and 51.12 of the Civil Code, or those with special needs, such as transitional foster youth, veterans with a disability, or people experiencing homelessness, the City provides reduced parking requirements for housing developments that qualify for a density bonus pursuant to State density bonus law.

Consistent with AB 2345 (2020), the City does not require a parking ratio that exceeds the following for a development that receives a density bonus:
• Studio / 1-bedroom Units – 1 space
• 2 Bedroom / 3 Bedroom Units – 1.5 spaces
• 4 or More Bedroom Units – 2.5 spaces
As of December 2021, two multifamily projects with affordable units in the City that qualify for a density bonus under State law, which are expected to be completed during the planning period, are utilizing the reduced parking ratios. See additional details in Section 5, Planned, Approved, and Prospective Projects, of Appendix E, Sites Analysis and Inventory.

While the City implements these parking ratios in accordance with current State density bonus law, as part of Program 11 of the Housing Element, the City commits to amending Section 10.94.040 - Affordable Housing Concessions and Incentives, of the MBMC to ensure the reduced parking ratios in the Zoning Code are consistent with AB 2345 (2020), so that the reduced parking ratios available are clear to any applicant who qualifies for a density bonus.

In addition to the reduced parking ratios currently offered, the City will conduct a parking study as part of Program 22, Parking Reductions, of the Housing Element to identify opportunities for additional Page |C-51 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis parking reductions for residential multifamily housing outside of the Coastal Zone, such as reduced parking minimums for studio and 1-bedroom multifamily units, reduced parking requirements for residential uses in areas that are walking distance from resources and amenities, flexibility in parking requirements for affordable and mixed-income developments, as well as reductions in exchange for public amenities.

Use Permit Requirements for Multifamily Housing
• Use Permit required for developments with three or more condominium units in accordance with Section 10.12.020 (B) of the MBMC.
• Use Permit required for multifamily housing in the CL, CD, and CNE zones in accordance with Chapter 10.16 of the MBMC.

The City will aim to mitigate this potential constraint through Program 1518 of the Housing Element.

Through implementation of Program 1518, the City will amend the Zoning Code to permit residential uses without requiring approval of a Use Permit in the CL, CD, and CNE zones, and provide streamlined processing for projects that qualify for a density bonus.Multifamily housing developments in the Local Commercial (CL), Downtown Commercial (CD), and North End Commercial (CNE) Districts are currently permitted through approval of a Conditional Use Permit. To further incentivize affordable housing in the City and remove barriers to development, the City will remove the discretionary requirements for multifamily housing in the CL, CD, and CNE zones meeting the minimum requirements for a density bonus. Through implementation of Program 18, the City will review and amend the Zoning Code to permit residential uses in the CL, CD, and CNE zones without requiring approval of a Conditional Use Permit, and all projects that use the State density bonus will be eligible for streamlined approvals.

Open Space Requirements
• As required by Section 10.12.030 (M)(1) of the MBMC, open space (private and shared) in residential zones (RS, RM, and RH) shall equal 15 percent of unit size, with a minimum of 220 square feet of open space per unit.

While overly generous open space requirements may be perceived as a constraint to development, the City offers flexibility to mitigate potential constraints to development by including “outdoor or unenclosed area on the ground, or on a balcony, deck, porch or terrace designed and accessible for outdoor living, recreation, pedestrian access or landscaping” in the definition for usable open space. In addition, the City offers reduced minimum outdoor and/or private outdoor living area requirements for affordable housing projects that qualify for a State Density Bonus.

Minimum Lot Standards and Setbacks
Minimum lot standards and setbacks are typical of many areas of Southern California, and the 3-foot minimum side yard setback is the minimum required to maintain public safety and emergency access. A 5-foot front yard setback in Area Districts III and IV is relatively conservative, compared to the 20-foot minimum often required in inland areas and in other suburban areas. The minimum required area per dwelling unit allows for a range of densities, up to 51 dwelling units per acre, as shown in Table 6. In addition, the City offers reduced minimum lot sizes and/or dimensions and reduced minimum building setbacks and building separation requirements for affordable housing projects that qualify for a State Density Bonus.

Page |C-52 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis Furthermore, the City does not generally prescribe a minimum floor area per dwelling unit. Units as small as 500 square feet currently exist in the City, primarily in El Porto and the northwest area of the City. In accordance with Zoning Code Section 10.12.050, a minimum floor area of 525 square feet per dwelling is required for units developed as part of a senior housing complex. As such, these are not considered a constraint to development.

Citywide Election
In accordance with MBMC Section 10.12.030, certain amendments to residential development standards in the RS, RM, and RH zones must be submitted to voters for approval., This provision applies to amending the following specific development regulations for the RS, RM, and RH residential zones standards: to increase the standards for the maximum height of structures or maximum buildable floor area, or to reduce the standards for minimum setbacks, minimum lot dimensions, or minimum lot area per dwelling unit. including amendments to increase the standards for maximum height of structures, or to reduce the standards for minimum setbacks, minimum lot dimensions, or minimum lot area per dwelling unit. Thus, Based on the city-wide election requirements for amendments to the specific development regulations of the RS, RM, and RH zones, increasing the current densities higher than the maximum 51 units per acre permitted in those residential zones would be difficult to achieve due to the need for parking and the desire of the residents for adequate living space. This limit is consistent with the repeatedly stated desires of the citizenry to maintain a small-scale community and the capacity of area roadways to serve development. However, this does not preclude the City from implementing incentives, concessions, and waivers, such as reduced parking requirements or reduced setback and minimum square footage requirements under State Density Bonus law for affordable housing as the granting of a density bonus shall not, in and of itself, be interpreted to require a general plan amendment, zoning change, or other discretionary approval.

As such, the city-wide election requirements under MBMC Section 10.12.030 are not considered a constraint to the development of affordable housing and do not restrict the ability of the City to provide flexibility for development under State Density Bonus Law or opportunities for the development of affordable housing.

Most recently, two multifamily projects in the project pipeline that include very low-income units and qualify for a density bonus under State law were approved by the City. The mixed-income projects, which are expected to be completed during the planning period, are utilizing density bonus and/or lot consolidation bonus incentives offered by the City to achieve densities that are above and beyond the maximum densities in the underlying zones. See additional details in Section 5, Planned, Approved, and Prospective Projects, of Appendix E.

However, tThrough implementation of Program 2, Adequate Sites, of the Housing Element, the City will establish an overlay district that encompasses a minimum of 20.1 3 acres of sites in the General Commercial (CG) and Planned Development (PD) Districts. In accordance with current State housing law requirements, the sites will allow 100 percent residential use and require residential use to occupy at least 50 percent of the floor area in a mixed-use project. This will create the opportunity for future residential development to occur outside of the residential zones. The 20.3 acres of sites will be selected from Table 15, Potential Underutilized Sites for Overlay, of Appendix E, Sites Analysis and Inventory.

The potential sites identified for the overlay will be located outside of the residential zones where the city-wide election requirements apply.

Page |C-53 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis In addition, through implementation of Program 15 18 of the Housing Element, the City will adopt development standards for multifamily residential and mixed-use projects in the three existing mixed- use commercial zones (CL, CD, and CNE)., leaving more flexibility for appropriate residential and mixed- use development standards in those zones. Under Chapter 10.16, Commercial Districts, of the MBMC, portions of a building intended for residential use in a mixed-use project or purely residential developments in mixed-use zones are currently subject to the High-Density Residential District residential standards in Chapter 10.12, Residential Districts, of the MBMC. To minimize constraints to the development of affordable housing, including housing for extremely low- and very low-income households, the City will adopt development standards for multifamily residential and mixed-use projects in the three commercial mixed-use zones (CL, CD, and CNE) instead of deferring to the High- Density Residential standards, which are subject to voter approval for certain amendments to residential development standards. The City will ensure that the adopted standards for residential and mixed-use projects facilitate development at densities appropriate to accommodate lower-income housing and that they do not reduce the intensity of land use4 or reduce the site’s residential development capacity, consistent with the Housing Crisis Act of 2019.

In addition to the previously mentioned efforts to mitigate potential constraints, the City offers streamlined approvals and multifamily permitting processes, and will aim to further remove discretionary approval processes through several programs in the Housing Element. Furthermore, the City supports the production of affordable housing through land use incentives, such as the State density bonus law and lot consolidation incentives above and beyond what is permitted under State law for multifamily residential developments meeting the minimum requirements for a density bonus; mixed-use designations that offer higher allowable densities, which can aid in reducing costs for affordable housing; and aiming to maintain residential neighborhoods and protect residential neighborhoods from the intrusion of incompatible and character-changing uses by prohibiting short- term rentals in residential zones.

4 In accordance with State law, “reducing the intensity of land use” includes, but is not limited to, reductions to height, density, or floor area ratio, new or increased open space or lot size requirements, new or increased setback requirements, minimum frontage requirements, or maximum lot coverage limitations, or an y other action that would individually or cumulatively reduce the site’s residential development capacity.

Page |C-54 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis 3 Non-Governmental Market Constraints
This section identifies those non-governmental market factors and other financial factors that may affect the cost of new housing. There is little land in the City available for new construction. Also, in most instances, parcels are divided into small lots or have irregular-shaped lots that make residential development difficult. The City has been unable to identify any factors subject to local control related to land, fees, labor, materials, and/or financing that would significantly reduce the cost for housing.

However, the City can support the production of affordable housing through land use incentives, such as the State density bonus law, streamlined approvals, and mixed-use designations that offer higher allowable densities, which can aid in reducing costs for affordable housing. Numerous programs in the Housing Element directly or indirectly remove or mitigate nongovernmental constraints by streamlining permitting processes, waiving fees, providing technical support, increasing certainty in the development process, and increasing opportunities for development sites through rezoning, such as through Program 3, Affordable Housing Streamlining, Program 16, Lot Consolidation Incentive, Program 18, Multifamily Residential Development Standards and Streamlining in the Mixed-Use (CL, CD, and CNE) Commercial Districts, and Program 20, Objective Design Standards.

In addition, Program 9, Countywide Affordable Home Ownership Program, supports lower-income households looking to purchase a home through down payment and closing costs assistance, Program 10, Countywide Affordable Rental Housing Development, provides financial and technical assistance to acquire sites, develop affordable rental housing, and acquire and rehabilitate affordable rental housing, Program 29, Support for Those Experiencing Homelessness, aims to provide support through outreach and education, coordination of regional efforts to address homelessness, and housing navigation services, and Program 30, Surplus Lands, prioritizes local surplus lands available for housing development affordable to lower-income households, therefore connecting affordable housing developers to local surplus land.

3.1 Cost of Land and Construction
According to a 2014 study commissioned by California’s four State-level housing agencies—the California Tax Credit Allocation Committee, California Debt Limit Allocation Committee, Department of Housing and Community Development, and California Housing Finance Agency—local and development- specific factors such as the type of housing (e.g., family units, special needs housing, SRO), land availability and affordability, community opposition, materials costs, and local building requirements (e.g., parking, design, density, quality and durability) all influence development costs for affordable housing. Land, construction, and financing costs represent the most significant non-governmental constraints in the production of housing for most income groups in the City.

Land costs within the City are increasing due to the built-out nature of the City, limited availability of land, and coastal proximity. Land is a major part of total development costs, especially in denser and more desirable areas.5 Land costs for residential developments are often passed along to the consumer in the form of rent prices or home sale prices. While there is little to no availability of raw, vacant land in the City, based on the median listing price of 203 homes for sale in October 2021,6 the average cost for

5 UC Riverside School of Business, 2020. Demystifying the High Cost of Multifamily Housing Construction in Southern California. https://ucreconomicforecast.org/wp-content/uploads/2020/03/UCR_CEFD_Multifamily_Housing_White-Paper_3_2020.pdf. 6 https://www.homes.com/manhattan-beach-ca/90266/what-is-my-home-worth/.

Page |C-55 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis land of developed properties is between $300 and $350 per square foot ($1,210 per net square feet of the developed homes), with a median listing price of $2,511,200.

Purchasing land accounts for roughly 10 percent to 20 percent of total development costs for a typical multifamily project. Land in high-resource areas with access to infrastructure, desirable land uses, and other community amenities costs more due to a higher demand. Although affordable housing developers typically work with local governments to develop affordable housing, there are limited resources available for the construction of affordable housing, making it hard to develop in areas with record high land costs. To supplement the shortage of funding and tax credits, it is necessary for the City to offer incentives to market-rate developers to provide affordable housing units. Between 2016 and 2019, the costs to develop a new affordable unit under the Low-Income Housing Tax Credit (LIHTC) program have increased from $425,000 per unit to more than $480,000 per unit.7 The median total development costs for affordable housing projects in Los Angeles County increased from $275,305 to $434,823 per bedroom from 2013 to 2019.8 This is reflected in recent statistics that indicate that the Southern California area is now the most expensive housing market in the country. The City has been unable to identify any factors subject to local control related to land, fees, labor, materials, and/or financing that would significantly reduce the cost for housing. However, the City will continue offering incentives and streamlined permitting procedures for developers in exchange for affordable housing units, such as through implementation of Programs 3, 11, and 185, and 21 of the Housing Element.

Construction costs include both “hard” and “soft” costs. Hard costs, such as labor and materials, typically account for 50 percent to 70 percent of construction costs, and soft costs, such as architectural and engineering services, development fees, construction financing, insurance, and permitting, typically average around 20 percent to 30 percent of total costs, although they can be higher for subsidized affordable housing or complex projects. A significant cost factor associated with residential building involves the cost for building materials. These costs can account for more than half of the total construction cost. According to the latest Building Valuation Data release in 2019, the national average for development costs per square foot for apartments and single-family homes in 2019 were as follows:
• Type I or II, Multifamily: $148.82 to $168.94 per square foot • Type V Wood Frame, Multifamily: $113.88 to $118.57 per square foot • Type V Wood Frame, One- and Two-Family Dwelling: $123.68 to $131.34 per square foot The costs of design, regulation, and operations do not vary much by building size, so larger buildings allow developers to spread these fixed costs over more dense developments. In general, construction costs can be lowered by increasing the number of units in a development, reflecting economies of scale in multifamily construction, until the scale of the project requires a different construction type that commands a higher per-square-foot cost. This is because construction costs change substantially depending on the building type. For example, high-rise concrete apartments might cost $75 or more per square foot than a six-story wood-frame structure on a concrete podium. Apartments four stories or fewer can typically achieve an economy of scale, provided that the building has typical amenities and no

7 Terner Center for Housing Innovation, 2020. The Costs of Affordable Housing Production: Insights from California’s 9% Low- Income Housing Tax Credit Program. https://ternercenter.berkeley.edu/wp-content/uploads/pdfs/ LIHTC_Construction_Costs_March_2020.pdf
8 Los Angeles County Development Authority, 2021. Affordable Housing Presentation to the Los Angeles County Board of Supervisors. http://file.lacounty.gov/SDSInter/bos/supdocs/153603.pdf.

Page |C-56 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis structured parking. However, for smaller-scale and affordable or middle-income housing, onerous regulations can impose a significant burden. Because of the jump in construction costs, developers may not build to the maximum height or floor-to-area ratio. Mobile homes are significantly less expensive, as are precision- or factory-built housing products.

Labor costs also greatly contribute to construction costs. They are generally two to three times the cost of construction materials. A 2019 study for Smart Cities Prevail found that California lost about 200,000 construction workers since 2006. Many lost their job during the recession and found work in other industries. Before the COVID-19 pandemic, the industry already faced this historical shortage of skilled labor, and the labor gaps might get even larger, especially in states like California. California’s shortage of needed construction workers, combined with rising prices in construction materials, also contributes to driving up construction costs.

The COVID-19 pandemic resulted in delays and shortages for some construction materials, and extended timelines and costs for many developments under construction. Construction delays only further constrain California’s housing shortage, exacerbating the current supply-and-demand imbalance across much of the State as the housing market continues to see home prices accelerate with a record low supply of homes for sale.

3.2 Availability of Financing
Availability of financing for the construction of housing and for home ownership loans can greatly impact the housing market. While the City has been unable to identify any factors subject to local control related to land, fees, labor, materials, and/or financing that would significantly reduce the cost for housing, the City will continue offering incentives and streamlined processes, such as through implementation of Programs 3, 185, and 251 of the Housing Element.

Construction Financing
Construction loans are short-term, interim loans used for new home construction. Construction loans can be used to cover the cost of land, contractor labor, building materials, permits, and more. With a construction loan, the lender is unable to claim the residence as collateral and views these types of loans as riskier. Developers must usually supply at least 25 percent of the project value upfront, and perhaps more if the total cost is more than 75 percent of the estimated value of the project. Although there is no hard threshold for how much required upfront equity is too much before a residential project would be infeasible, the higher the proportion of equity required, the more unlikely that a developer would proceed with the project. Construction loans must also be paid off when the loan matures, typically 1 year or less. This can be done through the conversion of the loan to mortgage financing or by obtaining a mortgage to secure permanent financing to pay off the loan.

Although the City does not currently have any local ordinances that directly impact the cost of development, financing for residential projects, particularly affordable housing, is quite complex. The level of subsidies required for affordable housing projects necessitates the pooling of multiple funding sources. The County of Los Angeles offers several funding programs for affordable housing developers meeting eligibility requirements. The Los Angeles County Development Authority publicly releases its Notice of Funding Availability (NOFA), twice annually, with a focus on funding the development or rehabilitation of low-income rental housing. Funding sources include Measure H, No Place Like Home, and Measure JJJ. Additionally, the City supports the production of affordable housing through incentives Page |C-57 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis such as the State density bonus law and land use designations that offer higher allowable densities, which can aid in reducing costs for affordable housing.

Mortgage Financing
Current (2021) interest rates for home loans are between 2 percent and 3 percent, depending on the terms and the down payment. Mortgage rates have been at a record low in recent months due to the COVID-19 pandemic, and recent policy statements from the Federal Reserve indicate that these rates will stay low for the foreseeable future. Although recent economic conditions have seen interest rates remain low, housing prices have skyrocketed, and buying a house or refinancing a mortgage is becoming less attainable for many households as banks raise requirements, such as minimum credit score. Loan applicants with short credit history, lower incomes, self-employment incomes, or other unusual circumstances have had trouble qualifying for loans or are charged higher rates.

Based on the median sale price of $2,511,200 for homes in the City, and assuming a 10 percent down payment of $251,120 and a 3.2 percent, 30-year fixed mortgage, monthly principle and interest would be approximately $11,493. The down payment required to purchase a home combined with a high monthly payment represent major obstacles for most families.

3.3 Requests for Housing Developments at Reduced Densities State law requires the Housing Element to include an analysis of requests to develop housing at densities below those anticipated in the Sites Inventory. Programs in the Housing Element include measures to streamline residential development projects, which limits opportunities for public opposition to result in reduced densities.

The City works closely with developers throughout the development process to ensure that there is clear understanding related to what they are allowed to build, and the corresponding maximum densities permitted. Furthermore, City staff work with developers to make sure they understand what their options are for developing affordable housing and the incentives or flexibility they have to make those options work in the City, and to evaluate options for how to get there.

3.4 Length of Time Between Project Approval and Applications for Building Permits
State law requires an analysis of the length of time between receiving approval for housing development and submittal of an application for a building permit. On average, the time is 3 to 4 months for the approval for a housing development after submittal of a completed application and plans for building permits that comply with all applicable regulations.

Page |C-58 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis 4 Environmental Constraints

4.1 Environmental Review
Environmental review is required for all discretionary development projects under the California Environmental Quality Act (CEQA). Due to their construction in a built-out environment, most projects in the City are either Categorically Exempt or require only an Initial Study and Negative Declaration.

Developments that have the potential of creating significant impacts that cannot be mitigated require the preparation of an Environmental Impact Report. Most residential projects require a Negative Declaration that takes an additional 3 to 4 weeks to complete. ADUs are a ministerial process (non- discretionary) and, therefore, qualify for statutory exemption from CEQA. As a result, State-mandated environmental review does not pose a significant constraint to housing development.

4.2 Geologic and Seismic Hazards
Southern California lies on the edge of the Pacific Plate, one of the many puzzle-like pieces that fit together forming the Earth’s crust. The continuous shifting and pushing of these crustal plates create ruptures and weaknesses termed “faults.” Movement along a fault releases stored energy and tension, thereby producing earthquakes.

Although no surface faults are known to pass through the City, the City does lie above the Compton Thrust Fault. This type of fault does not rupture all the way up to the surface, so there is no evidence of it on the ground; it is “buried” under the uppermost layers of rock in the crust. In addition, several regional potentially active faults nearby can produce enough shaking to significantly damage structures and cause loss of life.

The level of damage in the City resulting from an earthquake will depend on the magnitude of the event, the epicenter distance from the City, the response of geologic materials, and the strength and construction quality of structures. While ground shaking itself can cause damage, related effects such as liquefaction, landslides, and tsunami inundation are also of concern.

4.3 Flooding
No portions of the City lie within any federally designated flood zone. Localized flooding represents the only flood concern. Historically, localized flooding has resulted in damaged properties. Flooding can occur in low topographic areas or where storm drains are unable to accommodate peak flows during a storm event. Generally, localized flooding dissipates quickly after heavy rain ceases. The topographical features in the City, local drainage infrastructure, and proximity to the ocean reduce any serious threat of storm flooding within the City. City engineering records indicate that localized flooding of consequence occurs roughly every 20 years. This has been an issue that the Public Works Department has been addressing for a number of years, particularly in the Tree Section. There are areas of the City that regularly flood during heavy storm events.

Page |C-59 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis

4.4 Other Environmental Constraints

4.4.1 Hazardous Materials
Industrial uses in the adjacent City of El Segundo may have an impact on the City’s residents. The Chevron Oil Refinery, El Segundo Generation Station, and other industrial uses occupy properties just north of the City and are adjacent to many homes. Northrop Grumman (formerly TRW Inc. – Space and Electronics), with locations in Redondo Beach and Manhattan Beach, handles hazardous materials. Fire and/or spills of chemicals and petroleum can release hazardous materials into the air that may warrant an evacuation of surrounding areas. The Hyperion Water Reclamation Plant is the City of Los Angeles’s oldest and largest wastewater treatment facility and is located 1.5 miles north of the City of Manhattan Beach. The plant has been operating since 1894. The plant has been expanded and improved numerous times over the last 100+ years.

A report by the California Energy Commission identified three major types of hazards associated with the El Segundo Power (Generation Station) Redevelopment Project. These include the accidental release of ammonia, hydrazine vapor mishandling, fire, and explosion from natural gas. Mitigation measures have been introduced to reduce the threat of public exposures to these hazards, as well as alternative use of chemicals that are less hazardous.

The Manhattan Beach Fire Department Fire Prevention Division participates in a local hazardous materials program through a joint agreement with the Los Angeles County Fire Department. Division responsibilities include cleanup of spills, leaks, and illegal dumping, and monitoring hazardous materials within businesses in the City.

4.4.2 Fire Risk
Urban fires represent the sole fire threat in the City. The City’s narrow streets and alleys, steep topography, densely developed housing, and extensive on-street parking can limit the access of fire trucks and other emergency vehicles, particularly longer vehicles. Several roadways in downtown and North End/El Porto cannot accommodate longer wheelbase fire engines. The Fire Department has identified all impassible roadways and uses designated alternative routes to quickly gain access to all properties within the City. The Fire Department also regularly practices maneuvering on narrow streets with large vehicles to analyze access limitations and develop routing alternatives in the event of responding to an emergency within an identified issue area.

4.4.3 Liquefaction
Liquefaction is a phenomenon in which the stiffness of a soil is reduced when ground shaking causes water-saturated soil to become fluid and lose its strength. Earthquake-induced liquefaction and related phenomena can cause significant damage, creating problems with buildings, buried pipes, and tanks.

Liquefaction hazard areas in the City have been identified along the coast, particularly the sandy areas of the beach. Only lifeguard towers and a partial portion of the Pier are located in liquefaction areas.

4.4.4 Landslides
The strong ground motions that occur during earthquakes are capable of inducing landslides, generally where unstable soil conditions already exist. Prior to the 1920s, when beach sand was hauled away to Page |C-60 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis facilitate development, the City was known to have significantly large sand dunes, ranging from 50 to 70 feet in height. Past indication of these sand dunes is evidenced in the North End of the City, particularly at Sand Dune Park. The North End is the only area of the City where landslides hazards and unstable soil have been recognized.

4.4.5 Coastal Zone
Section 65590 of the California State Government Code requires the inclusion of low- or moderate- income housing in new residential development in the Coastal Zone where feasible. Due to land costs, it would not be feasible to provide very low-, low-, or moderate-income housing on single-family or small multifamily lots within the City’s Coastal Zone without very large subsidies. There are no large vacant lots available for housing complexes that would accommodate large numbers of dwelling units within the Coastal Zone. However, significant development opportunities exist within the Coastal Zone on underutilized commercial properties in the CD, CNE, and CL zones.

The City has a certified LCP. The LCP was certified by the California Coastal Commission in 1994 and, therefore, the City is able to issue its own Coastal Permits. The LCP addresses three primary issue areas:
public access, locating and planning for new development, and the preservation of marine-related resources. The LCP includes a number of policies that affect the ability to develop new housing within the coastal areas of the City. These include policies related to the preservation of beach access, the provision of adequate parking (including requiring adequate off-street parking to be provided in new residential development), and controlling the types and densities of residential development within the Coastal Zone. Those coastal policies related to residential development within the Coastal Zone include the following:

1. Policy II.B.1: Maintain building scale in Coastal Zone residential neighborhoods consistent with Chapter 2 of the Implementation Plan.

2. Policy II.B.2: Maintain residential building bulk control established by development standards in Chapter 2 of the Implementation Plan.

3. Policy II.B.3: Maintain Coastal Zone residential height limit not to exceed 30 feet as required by Sections A.04.030 and A.60.050 of Chapter 2 of the Implementation Plan.

4. Policy II.B.4: The beach shall be preserved for public beach recreation. No permanent structures, with the exception of bikeways, walkways, and restrooms, shall be permitted on the beach.

At the same time, the City seeks to process permits in the Coastal Zone as efficiently as possible. As noted above, certification of the City’s LCP allows the City to process Coastal Permits locally, saving the time and expense of a separate Coastal Commission approval.

4.5 Infrastructure Capacity
Residential development during the 6th Cycle will primarily occur on properties that have previously been developed. As such, existing infrastructure, including water, sewer, and dry utilities, including electricity, natural gas, cable, and telephone, are available at all sites identified in the Sites Inventory (see Appendix E). The City’s utilities receive necessary upgrades and improvements based on future growth and development anticipated by the General Plan.

The City is the direct provider of water, sewer, and storm drain maintenance.

Page |C-61 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis

4.5.1 Storm Drain Facilities
In regards to storm drain facilities, the goals and policies of the Infrastructure Element of the General Plan aim to ensure adequate capacity to collect and carry stormwater and thereby avoid flooding and reduce pollutant loads in stormwater as part of regional efforts to improve water quality in surface waters. Stormwater runoff flows directly into the City’s storm drain system via street gutters and other inlets, and this flow in turn discharges into the County of Los Angeles flood control network, which ultimately drains into the Pacific Ocean. The Los Angeles County Department of Public Works maintains the regional storm drain system, including two major pump plants (Polliwog Pond and Johnson Street) in the City.

With regard to capacity, the established system is adequate to handle most runoff. However, during unusually heavy storm events, the system can become overwhelmed, with flooding occurring in the areas shown in Figure CS-3 of the City’s General Plan Safety Element. The City has assessed the cost to correct isolated deficiencies, with the determination that significant investment will be required to address the issue. The main deficiency occurs in the County of Los Angeles–owned trunk line that collects flow from more than 50 percent of the City and empties at the beach at 28th Street. Rough estimates indicate that at least $20 million would be needed to add necessary capacity to eliminate flooding in certain areas.

4.5.2 Water Supply/Service
The City obtains water from three sources: (1) Metropolitan Water District treated surface water from Northern California and the Colorado River, which is provided to the City by the West Basin Municipal Water District and represents over 80 percent of the local water supply; (2) groundwater extracted by City-owned and operated wells; and (3) reclaimed water supplied for landscape irrigation from the West Basin Municipal Water District. The City owns the right to pump 64,468 acre-feet per year of groundwater from the West Coast Basin. Imported water flows to the City via a 45-inch Metropolitan Water District line in Manhattan Beach Boulevard.

The City’s water system consists of pump stations, storage reservoirs, an elevated storage tank, water supply wells, a settling basin, and approximately 112 miles of distribution pipelines. In addition to these facilities, the City provides access to reclaimed water supplies via a major pipeline in Marine Avenue.

Reclaimed water can be used for landscape irrigation and some industrial uses, and can reduce demand on potable water supplies.

Given that Land Use Policy (Figure LU-3 in the City’s General Plan Land Use Element) accommodates a very modest level of growth in the City, these facilities were not expected to require any substantial expansion to meet long-term needs. The City plans to focus efforts on maintenance and replacement as needed.

The City’s 2010 Master Plan identified 10 major projects related to water supply to improve the existing system and provide for any future growth. In order of priority, the projects are replacement of Peck Reservoir; replacement of the Block 35 Ground Level Reservoir; replacement of the Larsson Pump Station; installation of a new solid state type control system at the 2nd Street Booster Pump Station; installation of seismic vibration isolators at the 2nd Street Booster Pump Station; construction of a new well and associated discharge pipe; installation of a new well collection line from Well 11A to Block 35; installation of new fire hydrants; and an annual pipe replacement program.

Page |C-62 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis A project to replace the Peck Reservoir is currently in process (2021), as this was identified as a top priority in the City’s 2010 Water Master Plan.

4.5.3 Sewer
The City owns, operates, and maintains the local wastewater collection and pumping system. The City’s owned and operated sewer collection system is made up of a network of gravity sewers, pump stations, and force mains. The gravity system consists of approximately 81.6 miles of pipe and 2,086 manholes and clean outs. The system also includes six pump stations and 5,114 feet of associated force mains.

Collected effluent is treated at the Joint Water Pollution Control Plant in Carson, operated by the Sanitation Districts of Los Angeles County. The sewer main to Carson tunnels under Sand Dune Park and connects the east and west portions of the City. The collection system appears to serve the City adequately. The City has undertaken a complete inspection of the entire system via video, and priorities for line replacement have been established to ensure long-term reliability.

In 2017, the City updated its Sewer System Management Plan and presented it to the State Water Resources Control Board. The Sewer System Management Plan identifies goals the City has set for the management, operation, and maintenance of the sewer system. Sewer upgrade projects, as outlined in the FY2022–2026 Capital Improvement Plan, include rehabilitation or replacement of gravity sewer mains annually throughout the City; reconstruction/modification of the Poinsettia Sewage Lift Station and installation of a second force main; improvement of the Pacific Avenue Sewage Lift Station and installation of a second force main; improvement of the Voorhees Sewage Lift Station and installation of a second force main; and improvement of the Palm Lift Station and construction of emergency storage.

4.5.4 Electric Power and Natural Gas
Southern California Edison provides electric service to residents and businesses in the City. The City’s Capital Improvement Program outlines funding to remove the high-voltage power poles on Rosecrans Avenue to improve the corridor visually. The City is pursuing implementation, with Southern California Edison, on a number of undergrounding projects in residential areas. The projects will be financed through assessment districts.

Southern California Gas Company provides natural gas service to residents and businesses in the City.

There are no upgrades to natural gas services that the City is aware of at this time.

Page |C-63 City of Manhattan Beach Appendix C: Constraints and Zoning Analysis 5 Quantified Objectives
Based on the City’s needs, resources, constraints, and programs outlined in the Housing Element, Table 10, Summary of Quantified Objectives for 6th Cycle (2021–2029), summarizes the quantifiable objectives for the 6th Cycle. The quantified objectives estimate the number of units likely to be constructed, rehabilitated, or conserved/preserved by income level during the planning period. The quantified objectives do not represent a ceiling on development, but rather set a target goal for the City to achieve.

Table 10. Summary of Quantified Objectives for 6th Cycle (2021–2029) Income Category 6th Cycle RHNA New Construction Rehabilitation Conservation/ Preservation
Extremely Low 161 161 0 0
Very Low 161 140 0 21
Low 165 136 8 21
Moderate 155 105 8 42
Above Moderate 132 132 0 0
TOTALS 774 674 16 84

EXHIBIT A - City of Manhattan Beach User Fee Schedule
Community Development Department Fees..........................................Page 2 Non Community Development Department Fees..................................Page 20 CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐085 Review an application for use permit for conformity with code requirements.  Use Permit 6,396.00$              8,393.00$ 20‐086 Review an application for a master use permit for conformity with code requirements.  Master 9,875.00$              10,908.00$ 20‐087 Review an application to amend a master use permit for conformity with code requirements Amendment 5,126.00$              7,414.00$ 20‐088 Review an application for a conversion to a master use permit from a use permit for conformity with code requirements.  Conversion 4,704.00$              5,035.00$ 20‐089 Review an application for a Commercial Planned Development for conformity with code requirements. Commercial 9,342.00$              7,864.00$ 20‐090 Review an application for a Residential Planned Development for conformity with code requirements. Residential 6,244.00$              8,393.00$ 20‐091 Planned Development
(continued)
Review an application for a Sr. Citizen Residential Planned Development for conformity with code requirements. Sr. Citizen Residential 6,244.00$              8,393.00$ 20‐092 Administrative 1,324.00$              1,509.00$
20‐093 Hearing 4,871.00$              3,948.00$
20‐094 Hearing w / another discretionary
a
pplication 2,142.00$              1,940.00 $
20‐095 Transfer 165.00$                  155.00 $
20‐096 Variance 6,184.00$              8,421.00$          Review an application for a variance from the terms of the Zoning Code.

Use Permit
Use Permits:

Master Use Permits:

Planned Development
Coastal Development Permit
Review an application for a coastal development that involves a public hearing in an appealable area or an administrative permit, or a request to transfer an ownership of a coastal development permit.

PLANNING FEES
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER Page 2 CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐097 Without Notice ‐ Small Project or
Revision 1,477.00$              353.00$
20‐098 With Notice or larger project or 3,000+
sq. ft.  1,985.00$              1,575.00$
20‐099 Sign Exception 4,082.00$              3,125.00$
20‐100 Administrative 1,333.00$              1,397.00$
20‐101 Hearing 3,622.00$              3,546.00$
20‐102 Hearing w / another discretionary
application 1,402.00$              1,301.00$
20‐103 Hearing 4,134.00$              4,074.00$
20‐104 Hearing w / another discretionary
application 1,338.00$              1,493.00$
20‐105 Lot Line Adjustment 1,153.00$              1,184.00$ 20‐106 Certificate of Compliance 1,653.00$              1,652.00$ 20‐107 Development Permit
Amendment 4,949.00$              5,035.00$
20‐108
New ‐ Private Property (Macro, Tower
ot other that is NOT a Small Cell or
eligible facility)
2,746.00$              2,428.00$
20‐109
Ammendment ‐ Private property
(Macro, Tower ot other that is NOT a
Small Cell or eligible facility)
1,172.00$              1,706.00$
Telecomm. Antenna Permit
Tentative Tract Map Review
Reviewing a tentative tract map (more than 4 lots or units) to identify any special conditions and determine extent to which it complies with appropriate code and State Subdivision Map Act Requirements.

Reviewing the proposed change to the property boundary into the same or fewer lots and issuing a certificate of compliance.

Review of records in order to determine compliance with the Subdivision Map Act.

Review an application for amending a Use Permit, Variance, Development Agreement and Residential, Commercial, or Senior Citizen Residential Planned Development.

Review an application for a Telecommunications Antenna Permit in order to ensure that it conforms to code requirements.

Minor Exception Review a proposed minor exception from the terms of the Zoning Code.

Review a proposed sign exception from the terms of the Zoning Code.

Tentative Parcel Map Review
Reviewing a tentative parcel (4 or fewer lots / units) map to identify any special conditions and determine extent to which it complies with appropriate code and State Subdivision Map Act Requirements.

NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐110 New in Public R‐O‐W
(Tower or similar) 3,118.00$              2,951.00$
20‐111
New or Ammendment to a Small Cell or
eligible facility  (Public Property,
Private Property, and R‐O‐W)
1,358.00$              2,307.00$
20‐112 New or Ammendment antenna on City
property ‐$                        2,307.00$
20‐113 Appeal of Directors decision for public
ROW to Hearing officer
Hearing Officer
Rate
Hearing Officer
Rate
20‐114 Add on fee for all Telecom Permits as
needed for consultants Actual Cost Actual Cost
20‐115 Small Day Care Center Permit 329.00$                  334.00$ 20‐116 Large Family Day Care Home
Permit 1,225.00$              1,224.00$
20‐117 Class I  607.00$                  612.00$
20‐118 Class II 662.00$                  670.00$
20‐119 Review an application for renewing an ongoing Class I Group Entertainment Permit. Renewal 424.00$                  418.00$ 20‐120 Alcohol License Public
Determination 1,828.00$              950.00$
20‐121 Alcohol / Live Music 110.00$                  108.00$ Telecomm. Antenna Permit
Review of a small day care center to ensure that it complies with code requirements Review an application for a permit for a large family day care home to ensure that it complies with code requirements, as well as inspecting the site.

Group Entertainment Permit
Review an initial application for Class I (on‐going) permit or a Class II (one‐occasion) which allows for entertainment either incidental with the business being conducted or for which admission is being charged.

Review of a public determination of convenience and necessity of a proposed alcohol license Add‐on to specific development permits with alcohol or live music.

Review an application for a Telecommunications Antenna Permit in order to ensure that it conforms to code requirements.

NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐122 Review an application for an owner of bodywork (massage) business for compliance with City codes and standards.  Application ‐ Owner 399.00$                  411.00$ 20‐123 Review an application to change a business location for a bodywork operation. Business Location Change 346.00$                  358.00$ 20‐124
Review documentation of a bodywork (massage) application which is associated with another special type of business and meets certain criteria.

Exemption 346.00$                  199.00$
20‐125 Single Tenant 325.00$                  361.00$
20‐126 Multi Tenant 489.00$                  510.00$
20‐127 Face Change 129.00$                  139.00$
20‐128
20‐129
20‐130 Sign Program 797.00$                  830.00$
20‐131 Standard 787.00$                  816.00$
20‐132 Major 787.00$                  1,193.00$
20‐133 Home Occupation Permit 65.00$                    68.00$ 20‐134 Process an appeal to the Planning Commission of an administrative decision. This fee is set by Council Policy. Appeal to PC ‐ Admin 500.00$                  500.00$ 20‐135 Appeal an administrative decision to the City Council. This fee is set by Council Policy. Appeal to CC ‐ Admin 500.00$                  500.00$ 20‐136 Process an appeal to the City Council of the PPIC ‐ related to traffic .This fee is set by Council Policy. Appeal to CC ‐ PPIC (Traffic) 500.00$                  500.00$ Review an application for a home occupation business use for conformity with zoning regulations.

Appeals
247.00$
Administrative review of an application for a sign program for conformity with code requirements.

Temporary Use Permit Review an application for an administrative permit for a temporary use permit.

Bodywork (Massage)
Sign Permit
Review an application for a permanent sign for conformity with code requirements.

Review an application for a temporary sign for conformity with code requirements.
**Performance Bond also required.

Tem
porary 227.00$
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐137 Process an appeal to the City Council of the PPIC ‐ related to encroachment. This fee is set by Council Policy. Appeal to CC ‐ PPIC (Encroachment) 500.00$                  500.00$ 20‐138 Process an appeal to the City Council of a Planning Commission Decision. This fee is set by Council Policy. Appeal to CC ‐ PC 500.00$                  500.00$ 20‐139 Standard 460.00$                  455.00$
20‐140 Extra Meeting 2,892.00$              1,482.00$
20‐141 Review administratively a request for an extension of time to complete a planning entitlement. Administrative 327.00$                  334.00$ 20‐142
Review an application for a time extension for completing a planning entitlement based upon the discretion of the Planning Commission.

Discretionary 2,334.00$              2,332.00$
20‐143 Review a permit for a right‐of‐way (permanent) private encroachment. R‐O‐W Development 1,624.00$              1,770.00$ 20‐144 Review a permit for transfer, revision, or minor permanent private encroachment.  Transfer / Revision / Minor 758.00$                  767.00$ 20‐145 City Fence Agreement 319.00$                  353.00$ 20‐146 Minor 339.00$                  348.00$
20‐147 Major 899.00$                  954.00$
20‐148 Planning Extra Plan Check 151.00$                  136.00$ 20‐149 Zoning Business Review 68.00$                    68.00$ 20‐150 Outdoor Display Permit 160.00$                  159.00$ 20‐151
Temporary Encroachment
Permit (Sidewalk Dining
Permit
)
283.00$                  192.00$
Review an application to issue a permit for an outdoor display of merchandise in order to ensure conformity with code requirement.

Review an application to issue a permit for a sidewalk dining permit in order to ensure conformity with code requirements.

Encroachment Permit
Review of a proposed non‐standard fence which abuts the public right‐of‐way New / Change Building
Address Process Processing a request to number or re‐number a building lot.

An hourly fee for plan checks over the standard number of plan checks within the Planning Dept.

Review of a new business for conformance with Zoning Codes.

Appeals Cont.,
Continuance Review of a request by the applicant to continue the review of a development application to a future meeting prior to the meeting.

Time Extension Plan Review
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐152 Zoning Report 535.00$                  553.00 $
20‐153 Zoning Code Interpretation 463.00$                  466.00 $ 20‐154 Final Parcel Map Review 539.00$                  601.00 $ 20‐155 SFR 0 ‐ 7,500 Sq. Ft. 595.00$                  503.00 $ 20‐156 MFR / Comm. / SFR > 7,500 Sq. Ft.  1,122.00$              916.00 $ 20‐157 Reasonable Accommodation
Process ‐$                        343.00$
20‐158 Precise Development Plan ‐
Affordable Housing ‐$                        4,077.00$
20‐159 Site Development Plan ‐$                        6,388.00$ 20‐160 Emergency Shelters ‐ PS and IP
zones only ‐$                        2,583.00$
20‐161 Mills Act Contract ‐$                        7,455.00$ 20‐162 Landmark ‐$                        1,000.00$
20‐163 Historic District ‐$                        1,000.00$ 20‐164 Conservation District ‐$                        1,000.00$ 20‐165 Amendment or Recession ‐$                        6,618.00$ Review a request to receive a reasonable accommodation for disabled persons Reviewing a precise development plan specific to affordable housing requirements.

Review a site development plan for Multi‐Family Housing developments of 6 or more units.

Review of emergency shelters for conformance with Zoning Code.

Contract Maintenance is an ongoing Annual Fee, starting one year after final approval of the Contract and annually thereafter for the life of the Mills Act contract. If done separately from Landmark Designation, then the following fees shall apply. If done the same time as designation ‐ add on fee of $1000 will apply Historic Preservation
Designation Review of applications for historic preservation designation.

Providing written report on the zoning regulations for a particular property.

Reviewing a request for an interpretation of the Municipal Code regarding zoning and issuing a report on it.

Reviewing final parcel map to determine extent to which it complies with appropriate code requirements. **Map Copy Deposit of $500
Plan Check / Inspection ‐
Landscape & Irrigation
Review an application for landscape and irrigation to conform to code requirements.

NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐166 Administrative ‐$                        2,146.00$ 20‐167 Commission ‐$                        8,633.00$
20‐168 Economic Hardship ‐$                        ‐ $
20‐169 Coastal Permit ‐ 100ft radius 72.00$                    182.00 $ 20‐170 Large Family Day Care ‐ 100 ft radius 72.00$                    56.00 $ 20‐171 Minor Exception ‐ 300 ft radius 72.00$                    129.00 $ 20‐172 Other Permits ‐ 300‐500 ft radius 72.00$                    263.00 $ 20‐173 Code, General Plan, or Zoning
Amendments 72.00$                    588.00 $
20‐174 Development Permits 1,149.00$              879.00 $ 20‐175 Environmental Assessment /
Amendment to Dev. Permits 711.00$                  1,516.00$ 20‐176 Reserved Parking  Reserve parking per vehicle or moving van permit.  Per Parking S pace 80.00$                    76.00 $ 20‐177 Parking Request 100.00$                  100.00 $ 20‐178 Traffic Request 100.00$                  100.00 $ 20‐179 Stop Sign Request
(2nd Request) 500.00$                  500.00 $
20‐180 Traffic 500.00$                  500.00 $
20‐181 Encroachment 500.00$                  500.00 $
Administrative Review of a parking‐related issue, such as a request for a red zone or disabled parking space.

This fee is set by Council Policy
Administrative Review of a limited scale traffic‐related issue, such as a request for installation of a crosswalk or traffic calming measure.

This fee is set by Council Policy
Processing a request to install a stop sign following initial denial / approval.

This fee is set by Council Policy
Appeal to PPIC
Appeal an administrative decision to the Parking & Public Improvement Commission.

This fee is set by Council Policy
Historic Preservation
Certificate of Appropriateness Review of Historic Preservation Certificate of appropriateness.

Noticing Fees Support associated with conducting noticing on planning app
lications.

TRAFFIC ENGINEERING
Development (Parking) Traffic
Review
Review of parking / traffic conditions for development permits, including environmental assessment and amendment to
development permits.        NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐182 Construction Management
and Parking Plan Review Fee
Supplemental traffic and parking review of remodels or minor projects.  Per Location 102.00$
20‐183 Building / Trades Permit
Extension
Extension of building, mechanical, electrial, or plumbing  permit prior to building permit expiration Permit Extension 108.00$                  76.00 $ 20‐184 Building / Trades Permit
Reinstatement
Reinstatement of an expired building, mechanical, electrical, or plumbing permit.
[See MBMC 9.01.050]
Permit Reinstatement ‐$                        148.00$
20‐185 Building  / Trades Plan Check
Extension
Extension of building, mechanical, electrical, or plumbing plan check prior to plan check expiration Plan Check Extension ‐$                        76.00$ 20‐186 Building  / Trades Plan Check
Reinstatement
Reinstatement of expired plan check associated with building, mechanical, electrical, or plumbing permits.  Plan Check Reinstatement ‐$                        114.00$ 20‐187 Processing Fee 53.00$                    65.00 $ 20‐188 Hourly Rate 149.00$                  161.00 $
20‐189 Processing Fee 35.00$                    65.00 $ 20‐190 Hourly Rate 125.00$                  138.00 $
20‐191 Base Fee (4hrs) 535.00$                  582.00 $ 20‐192 Each Addl. Hour 125.00$                  138.00 $ 20‐193 Request for Interior Commercial 186.00$                  149.00 $ 20‐194 Request for Exterior Commercial 186.00$                  733.00 $ 20‐195 Partial 544.00$                  620.00 $
20‐196 Full 544.00$                  423.00 $
20‐197 Moving a Building Review an application for moving a building within the City.  3,353.00$              Act ual Cost
Construction Operation After
Hours Application
Reviewing an application for construction operation for work done after hours.

Building Demolition Review and inspection of a building demolition to ensure compliance with City Codes.

Building / Trades Extra Plan
Check
Plan Checks over the standard number of plan checks or for non‐ standard applications.

Re‐Inspection / Extra
Inspection
Request for a reinspection or extra inspection over the standard number of inspections (3) of a building site. (1‐hr minimum) Custom Building Inspection Inspection requested on a non‐inspector working day. (4‐hr min.) BUILDING DIVISION FEES ‐ FLAT AND MISCELLANEOUS
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐198 Base Fee 26.00$                    32.00 $
20‐199 Per Sign 30.00$                    30.00 $
20‐200 Building Permit Transfer Transfer the ownership of a permit.  53.00$                    65.00 $ 20‐201 Per Application 309.00$                  294.00 $ 20‐202 Duplicate 53.00$                    43.00 $
20‐203 Staging Residential  Review request for staging for residential properties.  761.00$                  295.00 $ 20‐204 Certificate  1,760.00$              666.00 $
20‐205 Extension 237.00$                  302.00 $
20‐206 Board of Building Appeals Processing an appeal of a Building Administrative Decision to the Board of Building Appeals. 488.00$                  938.00 $ 20‐207 Comm Dev Refund Processing Processing a refund of a Community Development fee due to the actions of the applicant. 92.00$                    112.00 $ 20‐208 Base Fee 35.00$                    43.00 $
20‐209 Digital Copy 53.00$                    65.00 $
20‐210 Data Extraction: 67.00$                    83.00 $ 20‐211 Garage Sale Permit
Review an application for a garage and yard sale permit. The municipal code allows 3 permits per household per year.  8.00$                      11.00 $ Residential Bldg Records
Report Provide a building records report on an address.

Temporary Certificate of
Occupancy
Review request for a temporary Certificate of Occupancy to allow for occupancy before the final certificate is issued.

Comm Dev Record Retention Retaining a permanent copy of records in Community Development.

Construction Site Sign
Production
Processing and production of contractor information signs for construction sites.

NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐212 Up to 500 sq ft ‐$                        825.00$ 20‐213 501‐1,000 sq ft ‐$                        1,100.00$ 20‐214 1,000+ sq ft ‐$                        1,375.00$ 20‐215 Each addl 500 sq. ft.  ‐$                        287.00$ 20‐216 Residential 259.00$                  978.00$
20‐217 Commercial 259.00$                  1,423.00$
20‐218 Residential 259.00$                  1,560.00$
20‐219 Commercial 259.00$                  2,037.00$
20‐220 51‐1,000 CY 220.00$                  1,002.00$
20‐221 1,001‐10,000 CY 220.00$                  1,245.00$ 20‐222 10,001‐100,000 CY 343.00$                  1,487.00$ 20‐223 500 sq. ft. 780.00$                  1,189.00$
20‐224 1,000 sq. ft. 1,201.00$              1,622.00$
20‐225 3,000 sq. ft. 3,713.00$              1,812.00$
20‐226 5,000 sq. ft. 4,501.00$              2,330.00$
20‐227 Residential 100.00$                  100.00$
20‐228 Commercial up to 50 kw 100.00$                  100.00$ 20‐229 Commercial 51‐250 kw 100.00$                  100.00$ 20‐230 Existing Buildings Valued less than LA
County Accessibility Code 286.00$                  1,132.00$ 20‐231 Existing Buildings Valued more than LA
County Accessibility Code 286.00$                  1,512.00$ 20‐232 Remode
l Residential Pool /
Spa
Review and inspection of residential pool and spa remodels for each discipline reviewed (electrical, plumbing, mechanical) Remodel ‐ per discipline 259.00$                  655.00$ 20‐233 Tenant Improvement
Commercial Pool / Spa
Review and inspection of commercial pool and spa remodels for each discipline reviewed (electrical, plumbing, mechanical) TI ‐ per discipline 259.00$                  1,043.00$ Summary of Accessibility
Upgrades for Commercial
Projects
Review of accessibility upgrade hardship application.

Building Permits (Miscellaneous)
Grading Fees ‐ Plan Check Review of application associated with reviewing different grading categories
Shoring Plan Check and
Inspection Reviewing and inspection of shoring requirements Solar Permit Plan Check and
Inspection
Review and inspect Solar / PV Permits for building and fire codes [Plan Check and Inspection are set by council at $50 each and both are required for permit issuance]
Building Permits (Combination)
Kitchen / Bathroom Remodel Review and inspection of residential kitchen / bathroom remodels New Pool / Spa Review and inspection of new pool or spa being installed.

New Pool / Spa with Vault Review and inspection of new pool or spa with a vault NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐234 Up to 500 sq. ft.  954.00$
20‐235 501‐1,000 sq. ft.  1,553.00$
20‐236 1,000+ sq. ft.  1,877.00$
20‐237 Each addl 500 sq. ft. above 1,000 sq. ft.   287.00$ 20‐238 Up to 5 550.00$
20‐239 Greater than 5 687.00$
20‐240 Up to 400 sq. ft. 1,208.00$
20‐241 401‐1,500 sq. ft. 1,831.00$
20‐242 1,500+ sq. ft. 3,009.00$
20‐243 Up to 500 sq. ft.  2,312.00$
20‐244 Greater than 500 sq. ft. 3,243.00$
20‐245 Addl 500 sq. ft.  368.00$
20‐246 All Others 768.00$
20‐247 ROW Adjacent 946.00$
20‐248 Retaining Wall  Retaining Wall $1,362
20‐249 Block Walls Block Wall $917
20‐250 Residential 542.00$
20‐251 Commercial ‐ Up to 1,500 sq. ft. 542.00$
20‐252 Commercial ‐ 1,501‐5,000 sq. ft. 610.00$
20‐253 Commercial ‐ Greater than 5,000 sq. ft.  679.00$ 20‐254 Commercial ‐ Each Addl. 1,000 sq.ft.
above 5,000 sq.. ft.  103.00$
20‐255 Re‐Stuccoing / Siding / Façade Review and inspection of standalone re‐stucco / siding / façade projects. 687.00$
Review and inspection of retaining walls and block walls.

Re‐Roof
Review and inspection of re‐roofing projects for residential and commercial projects
Note: Does not include reroof with solar. Separate permit required for solar panels.

Tent Permit (Building) Review and inspection of temporary tents Decks / Porches / Patios /
Pergo
las / Gazebos
Review and inspection of standalone decks / porches / patios / pergolas. Gazebos
Fences (greater than 6') Review and inspection of standalone fences greater than 6" Residential Room Addition /
Remodel
Review and inspection of residential room addition and / or remodel.

Windows / Doors Review and inspection of window / door permits per City standard form.

NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
Electrical
20‐256 Miscellaneous Electrical
Permit 68.00$                    315.00 $
20‐257 Temporary Power Pole 112.00$                  315.00 $ 20‐258 Residential ‐$                        422.00$
20‐259 Commercial ‐$                        529.00$
20‐260 Battery Backup ‐$                        $422
20‐261 Residential Remodel /
Addition Electrical upgrades to residential additions or remodel projects per sq. ft.  ‐$                        0.74 $ 20‐262 Commercial Tenant
Improvement
Electrical upgrades, additions, or improvement to commercial / non‐residential projects per sq. ft.  ‐$                        0.58 $ Mechanical
20‐263 Miscellaneous Mechanical
Permit 68.00$                    283.00 $
20‐264 New / Relocate 68.00$                    670.00 $ 20‐265 Replacement / Change‐Out 68.00$                    464.00 $ 20‐266 Residential Remodel /
Addition Mechanical upgrades to residential additions or remodel projects per sq. ft.  ‐$                        0.65 $ 20‐267 Commercial Tenant
Improvement
Mechanical upgrades, additions, or improvement to commercial / non‐residential projects per sq. ft.  ‐$                        0.56 $ Review and inspection for each temporary power pole or piggy‐back pole.

EV Charging Station Review and inspection of EV Charging Stations Review, inspect and issue permit for battery backups.

Review and inspection of standard and standalone over the counter mechanical permits.

HVAC Permit Review and inspection of HVAC permits
Mechanical, Electrical, and Plumbing Permits
Review and inspection of standard and standalone over the counter electrical projects.

NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
Plumbing
20‐268 Miscellaneous Plumbing
Permit 68.00$                    315.00 $
20‐269 Water Heater Permit 92.00$                    283.00 $ 20‐270 Cesspool Removal Fee ‐$                        335.00$ 20‐271 Residential Remodel /
Addition Plumbing upgrades to residential additions or remodel projects p er sq. ft.  ‐$                        0.65$ 20‐272 Commercial Tenant
Improvement
Plumbing upgrades, additions, or improvement to commercial / non‐residential projects per sq. ft.  ‐$                        0.56$ Code Enforcement Fees
20‐273 Violation Inspection Fee ‐$                        232.00$ 20‐274 Non‐Compliance Fee ‐$                        697.00$ 20‐275 Pedestrian Canopy 247.00$                  310.00$ 20‐276 Temp Fencing 247.00$                  310.00$
20‐277 Scaffolding 247.00$                  310.00$
20‐278 Extend ‐$                        60.00$
20‐279 Reinstate ‐$                        60.00$
20‐280 POD/ Roll‐Off Bin or Lowboy 130.00$                  398.00$ 20‐281 Crane 247.00$                  290.00$
20‐282 Concrete Pour 247.00$                  290.00$
20‐283 Delivery/Hauling of Materials 247.00$                  290.00$ 20‐284 Storage of Materials 247.00$                  290.00$ 20‐285 Equipment / Material Staging 247.00$                  290.00$ 20‐286 Deposit for POD / Roll‐Off Bin 465.00$                  465.00$ 20‐287 Add‐O
ns ‐$                        53.00$
20‐288 Extend ‐$                        53.00$
Temporary Encroachment
Permit ‐ In ROW for Extended
Period of Time
Street Use Permit ‐ Temporary
Use of Street Affecting Traffic
Review and inspection of standard and standalone over the counter plumbing permits.

Review and inspection of water heater permit
Review and inspection for cesspool removal
Per hour violation inspection fee for code enforcement violations (2‐hr min.) Per Hour fee for non‐compliance related inspections (6‐hr min) RIGHT‐OF‐WAY (ROW) FEES
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (COMMUNITY DEVELOPMENT) ‐ ADOPTED FEBRUARY 18, 2020 Referenece
Number Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
APRIL 18, 2020
20‐289 Sandblasting 247.00$                  227.00 $
20‐290 Vehicle on Strand or Walk Street 340.00$                  447.00 $ 20‐291 Over Quantitative Discharge 240.00$                  227.00 $ 20‐292 Well Monitoring ‐$                        227.00$ 20‐293 Add‐Ons ‐$                        60.00$
20‐294 Extend ‐$                        60.00$
20‐295 Curb & Gutter 231.00$                  337.00 $
20‐296 Sidewalk 231.00$                  337.00 $
20‐297 Driveway Approach 231.00$                  337.00 $ 20‐298 Add‐Ons ‐$                        60.00$
20‐299 Extend ‐$                        60.00$
20‐300 Sewer Line 393.00$                  474.00 $
20‐301 Water Line 393.00$                  474.00 $
20‐302 Undergrrounding 393.00$                  474.00 $ 20‐303 Sewer/Water Line Combo 393.00$                  474.00 $ 20‐304 Add‐Ons ‐$                        60.00$
20‐305 Extend ‐$                        60.00$
20‐306 0‐200 l.f. 393.00$                  641.00 $
20‐307 200+ l.f. 1,038.00$              1,128.00 $
20‐308 200+ l.f. per l.f. 2.00$                      2.00 $ 20‐309 Extra Inspections ‐ per hr ‐$                        110.00$ 20‐310 Extend ‐$                        60.00$
20‐311 Simple 247.00$                  106.00$
20‐312 Co
mplex / Custom (incl. 1‐hr of
inspection)  931.00$                  453.00 $
20‐313 Extra Inspections ‐ per hr ‐$                        110.00$ 20‐314 Add‐Ons ‐$                        25.00$
20‐315 Extend ‐$                        25.00$
20‐316 Individual  ‐ Set by Statute 16.00$                    16.00 $ 20‐317 Annual 90.00$                    85.00 $
20‐318 Extend ‐$                        25.00$
Lane Closure ‐ Secondary
Permit Only
Oversize Permit
Excavation Permit ‐ Involves
Breaking
Ground/Infrastructure
Non‐Utility Excavation
Excavation Permit ‐ Involves
Breaking
Ground/Infrastructure
Utility Excavation
Utility Company Excavation
Public Works Permit ‐
Generally Requires Special
Rules or Review
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASED  ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF  THE CITY MANAGER

COMBO PERMIT

SQUARE FOOTAGE
TABLE
Occupancy Type Description Sq Ft Permit Fee Per 100 Sq
Ft Permit Fee Per 100 Sq
Ft Permit Fee Per 100 Sq
Ft
500 $3,957.79 $106.78 $3,603.90 $97.23 $7,561.68 $204.01 5,000 $8,762.73 $41.87 $7,979.20 $38.12 $16,741.92 $79.99 50,000 $27,602.59 $55.21 $25,134.47 $50.27 $52,737.06 $105.47 500 $4,816.83 $129.95 $4,557.58 $122.96 $9,374.41 $252.91 5,000 $10,664.69 $50.95 $10,090.71 $48.21 $20,755.40 $99.16 50,000 $33,593.78 $67.19 $31,785.74 $63.57 $65,379.52 $130.76 1,500 $6,238.73 $83.42 $8,272.27 $187.07 $14,511.01 $270.49 5,000 $9,158.57 $196.91 $14,819.56 $318.62 $23,978.13 $515.53 15,000 $28,849.49 $192.33 $46,681.62 $311.21 $75,531.11 $503.54 500 $3,647.99 $98.42 $5,091.09 $137.35 $8,739.08 $235.77 5,000 $8,076.83 $38.59 $11,271.92 $53.85 $19,348.75 $92.44 50,000 $25,442.01 $50.88 $35,506.56 $71.01 $60,948.57 $121.90 500 $2,995.85 $80.82 $7,935.62 $214.09 $10,931.47 $294.92 5,000 $6,632.95 $31.69 $17,569.84 $83.94 $24,202.79 $115.64 50,000 $20,893.79 $41.79 $55,345.00 $110.69 $76,238.79 $152.48 500 $3,326.11 $89.73 $7,853.26 $211.87 $11,179.37 $301.61 5,000 $7,364.16 $35.18 $17,387.49 $83.07 $24,751.65 $118.26 50,000 $23,197.11 $46.39 $54,770.59 $109.54 $77,967.70 $155.94 500 $4,133.71 $111.52 $5,091.09 $137.35 $9,224.80 $248.87 5,000 $9,152.23 $43.73 $11,271.92 $53.85 $20,424.16 $97.58 50,000 $28,829.54 $57.66 $35,506.56 $71.01 $64,336.10 $128.67 500 $3,387.45 $91.39 $6,643.84 $179.24 $10,031.29 $270.63 5,000 $7,499.98 $35.83 $14,709.77 $70.28 $22,209.75 $106.11 50,000 $23,624.94 $47.25 $46,335.78 $92.67 $69,960.72 $139.92 1,000 $4,246.18 $141.54 $6,499.92 $216.66 $10,746.10 $358.20 10,000 $16,984.72 $40.57 $25,999.66 $62.11 $42,984.39 $102.68 100,000 $53,501.88 $53.50 $81,898.94 $81.90 $135,400.83 $135.40 1,000 $2,774.84 $92.49 $7,387.34 $246.24 $10,162.18 $338.74 10,000 $11,099.35 $26.52 $29,549.37 $70.59 $40,648.72 $97.11 100,000 $34,962.95 $34.96 $93,080.52 $93.08 $128,043.47 $128.04 L - New Labrotaries
R-1 - New Hotels / Motels
R-2 - New Multi-Family / Apartment Housing
F-1, F-2 - New Factory
H1-H5 - New Hazardous Occupancies (above the threshold
specified by Building Code)
I - New Institutions
A2 - New Restaurant
B or M - New Business or Retaial
E - New Educational Centers (i.e. Daycares)
Combination Permits: New Construction and Tenant Improvements (includes Building, Mechanical, Electrical, and Plumbing)
Total Plan Check Cost Total Inspection Cost Total Cost Per Unit A - New (Other
than A2)
Assembly such as arenas, theaters,
amphiteaters
Note: All other fees not defined in this table are based on Direct Costs or Fully Burdened Rates and are executed at the discretion of the City Manager 34 Occupancy Type Description Sq Ft Permit Fee Per 100 Sq Ft Permit Fee Per 100 Sq
Ft Permit Fee Per 100 Sq
Ft
Combination Permits: New Construction and Tenant Improvements (includes Building, Mechanical, Electrical, and Plumbing)
Total Plan Check Cost Total Inspection Cost Total Cost Per Unit A - New (Other
than A2)
Assembly such as arenas, theaters,
amphiteaters
1,000 $3,116.22 $118.79 $4,183.18 $182.03 $7,299.39 $300.83 3,000 $5,492.10 $94.99 $7,823.82 $228.91 $13,315.92 $323.91 6,000 $8,341.85 $139.03 $14,691.25 $244.85 $23,033.10 $383.88 500 $2,402.78 $64.82 $4,722.98 $127.42 $7,125.75 $192.24 5,000 $5,319.86 $25.42 $10,456.90 $49.96 $15,776.76 $75.38 50,000 $16,757.57 $33.52 $32,939.23 $65.88 $49,696.80 $99.39 500 $2,267.75 $61.18 $5,535.03 $149.33 $7,802.78 $210.51 5,000 $5,020.91 $23.99 $12,254.83 $58.55 $17,275.73 $82.54 50,000 $15,815.86 $31.63 $38,602.70 $77.21 $54,418.56 $108.84 50 $435.06 $117.37 $301.28 $81.28 $736.33 $198.65
500 $963.24 $64.22 $667.04 $44.47 $1,630.27 $108.68
5,000 $3,852.94 $77.06 $2,668.15 $53.36 $6,521.09 $130.42 500 $3,188.31 $86.02 $4,461.30 $120.36 $7,649.60 $206.38 5,000 $7,059.07 $33.73 $9,877.52 $47.19 $16,936.59 $80.92 50,000 $22,236.06 $44.47 $31,114.20 $62.23 $53,350.26 $106.70 300 $3,560.38 $160.09 $1,912.45 $85.99 $5,472.83 $246.08 3,000 $7,882.86 $62.77 $4,234.25 $33.72 $12,117.10 $96.49 30,000 $24,830.99 $82.77 $13,337.88 $44.46 $38,168.88 $127.23 150 $2,733.22 $245.80 $1,347.66 $121.19 $4,080.88 $366.99 1,500 $6,051.49 $96.38 $2,983.78 $47.52 $9,035.26 $143.89 15,000 $19,062.19 $127.08 $9,398.89 $62.66 $28,461.08 $189.74 150 $3,031.23 $272.60 $1,070.09 $96.23 $4,101.32 $368.83 1,500 $6,711.29 $106.88 $2,369.23 $37.73 $9,080.53 $144.62 15,000 $21,140.58 $140.94 $7,463.09 $49.75 $28,603.66 $190.69 *Production Homes are charged full fee for initial plan, and 25% of plan check fee for additional plans. Inspection fees are not discounted. **Foundation only is charged as 10% of the building permit fee.

A-2 - TI Tenant Improvement / Addition to a
Restaurant
TI - All Others
Tenant Improvement / Addition to any type of
occupancy that does not qualify as an arena,
theater, institution or restaurant.

Note: Building Official and Community Development Director have the discretion to charge time and materials for any project considered outside the scope of the projects listed above.

U - New Utility / Miscellaneous Structure
Shell (Cold) - New Shell Building consisting only of foundation and empty structure.

A (Other than A-2) -
TI
Tenant Improvement / Addition to a Religious
Institution, Arena, Theater, etc.

R-3 - New* Custom Single-Family Home
S-1 - New Low Hazard Warehouse / Parking Garage
S-2 - New Moderate Hazard Warehouse / Parking
Garage
35 *** Plan check and permit fees calculated through this study are in relation to requirements imposed by the California Building Code (CBC). The CBC dictates the types of development projects and applications, which require different permits. The plan check and inspection fees are to review those projects and applications to ensure conformance with those building code requirements.

Exhibit A Continued -
CITYWIDE USER FEE SCHEDULE (NON ‐ COMMUNITY DEVELOPMENT RELATED) CITYWIDE USER FEE SCHEDULE (NON ‐ COMMUNITY DEVELOPMENT RELATED) ‐ ADOPTED FEBRUARY 18, 2020 FIRE  Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
MARCH 18, 2020
20‐001 Initiative Petition Processing  $                200.00  200.00$ 20‐002 Candidate Processing  $ 25.00  25.00$
20‐003 Candidate Statement Process a candidate statement for publication electronically or in voter guide per California Election Code Section 13307.  Bi‐Annual (10 or less)  Actual Cost  Actual Cost 20‐004 Regular Copies 0.10$   0.10$
20‐005 Election Documents 0.10$   0.10$
20‐006 Archive Retrieval  Actual Cost  Actual Cost
20‐007 Copy Service Making a copy of an audiotape, CD, DVD, or PDF file. Tape / CD / DVD / PDF  $ 7.00  8.00$ 20‐008 Lobbyist Registration Process registration for lobbyist.  $ 14.00  30.00$ 20‐009 First Check 53.00$   25.00$
20‐010 Subsequent Check 53.00$   35.00$
20‐011 Business License Identification
Decal 4.00$   5.00$
20‐012 Custom 40.00$   40.00$
20‐013 Existing 20.00$   25.00$
20‐015 ‐ No Charge for handicapped, disabled or seeing eye dogs. All Ot hers 52.00$   48.00$ 20‐016 ‐ Late Penalty of 20% per month not to exceed 100%. Duplicate Tag 4.00$   4.00$ FINANCE FEES
Return Check & Insufficient
Funds Fee
Re‐processing of checks or other payments due to insufficient funds. [California Civil Code Section 1719]
Issue a decal when a business license requires the use of a vehicle on request.

Custom License Listing Request Providing a unique listing of customized business and animal licensing information.

CITY CLERK
A formal notice of intent to circulate an initiative petition for a municipal measure. [California Election Code Section ‐ 9202(b)]
Proc
ess a candidate for office in the City not to exceed $25. [California Election Code Section ‐ 10228] Reproduction Service Making a copy of a City document upon request. [Per City Resolution 6302]
Based upon request, retrieve an archived document per box pickup, delivery, and re‐file in storage. Direct cost to cover contractor costs

21.00$  20‐014
Dog Licenses
Licensing of animals within the City Limits.
‐ 50% discount for seniors 62+ with income under $10,000. Spayed / Neutered 20.00$ NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASE D ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF THE CITY MANAGER Page 20 CITYWIDE USER FEE SCHEDULE (NON ‐ COMMUNITY DEVELOPMENT RELATED) ‐ ADOPTED FEBRUARY 18, 2020 FIRE  Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
MARCH 18, 2020
20‐017 Sepulveda Blvd. 300.00$                  372.00 $ 20‐018 All Other  277.00$                  325.00 $
20‐019 Pass‐through
(only City access no support) 809.00$                  662.00 $ 20‐020 Repeat or Legacy
(with no major changes) 809.00$                  977.00 $ 20‐021 New (or with major changes) 809.00$                  1,417.00$ 20‐022 Motion Picture 489.00$                  528.00 $ 20‐023 Still Photography 178.00$                  208.00 $ 20‐024 Amplified Sound Permit 227.00$                  183.00 $ 20‐025 Review of a request to sell firearms within the City New 1,012.00$              944.00 $ 20‐026 Renewal of a request to sell firearms within the City. Renewal 234.00$                  242.00 $ 20‐027 Block Party Permit 50.00$                    50.00 $ 20‐028 Weapons Discharge Permit 601.00$                  603.00 $ COMMUNITY AFFAIRS
20‐029 Registration of new property alarms within the City. New 55.00$                    57.00 $ 20‐030 Annual renewal of Alarm System Permits already registered within the City. Renewal 25.00$                    29.00 $
20‐031 Alarm School 64.00$                    91.00 $
PARKS AND RECREATION FEES (NON‐PROGRAM / ACTIVITY RELATED) Banner Installation Hanging a banner across the public right‐of‐way at the request of a private party.

Special Events Application  Processing a request for a special event within the City.

Film Permits ‐ Application Review an application for a motion picture or still photography, which takes place in the City.

Alarm System Permit
As‐needed class providing education and best practices for alarm system users who have had "false alarm" incidents. Completion forgives one invoice per year
POLICE FEES
Reviewing a Request
to use amplified sound in a non‐commercial area.

Retail Firearm Permit
Review an application for a block party.

Review an application for a weapons discharge permit within the City.

NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASE D ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (NON ‐ COMMUNITY DEVELOPMENT RELATED) ‐ ADOPTED FEBRUARY 18, 2020 FIRE  Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
MARCH 18, 2020
TECHNICAL SUPPORT
20‐032 Fingerprint Card / Live Scan 19.00$                    23.00$ 20‐033 Providing a Police audio recording upon request. Audio 58.00$                    96.00$ 20‐034 Providing a police video recording upon request. Video 131.00$                  213.00$ 20‐035 Police Record Clearance Letter 43.00$                    56.00$ 20‐036 Providing copies of police photographs on request. Per Photo / Page 5.00$                      6.00$ 20‐037 Providing copies of police photographs on a CD upon request. Per  CD 9.00$                      13.00$ 20‐038 Data Research and Release 105.00$                  119.00$ 20‐039 Special Business ‐ DOJ Check 913.00$                  1,159.00$ 20‐040 Police Reports Producing a copy of a police report upon request. [Per City Resolution 6302] Per Page 0.10$                      0.10$ JAIL OPERATIONS
20‐041 Booking Fee 259.00$                  266.00$

PARKING
20‐042 Collection and release of vehicles impounded by the City. Lot Re lease (at tow‐yard) 118.00$                  137.00$ 20‐043 Collection and field release of vehicles impounded by the City. Field Release (on‐street) 47.00$                    54.00$ 20‐044 Vehicle Inspection / Correction 26.00$                    27.00$ 20‐045 Boot Removal 109.00$                  183.00$
20‐046 Handicap Violation Waiver
Admin Fee 25.00$                    32.00$
Fingerprint a person on a card or process a live scan fingerprint. This is the City's charge in addition to any DOJ fees.

Digital Reproduction
Impound Vehicle Release
Inspect vehicle and sign‐off citation for correctable violation.

Installation and removal of a parking boot, due to non‐payment of 5 or more parking citations.

Processing of repeated handicap violat ion waivers for citations issued to individuals with a handicapped placard. No charge for the first waiver.

Research and prepare clearance letter for individuals requesting the service.

Police Photos ‐ Film & Digital
Research and compilation of data in police records upon request.

Processing an individual who is involved in the operation of certain special businesses, which involves checking that individual against the DOJ's records.

Process an individual under arrest for booking.
*Plus additional County Fees
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASE D ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (NON ‐ COMMUNITY DEVELOPMENT RELATED) ‐ ADOPTED FEBRUARY 18, 2020 FIRE  Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
MARCH 18, 2020
ANIMAL SERVICES
20‐047 Pick up of dead animals for relinquishment on request. Dead 107.00$                  118.00 $ 20‐048 Pick up of live animals for relinquishment on request. Live Anim al 213.00$                  236.00 $ 20‐049 Animal Quarantine Inspection 267.00$                  295.00 $ 20‐050 0‐2,000 SF 223.00$                  232.00 $
20‐051 2,000‐10,000 SF 223.00$                  349.00 $ 20‐052 10,000+ SF 223.00$                  465.00 $
20‐053 Complex Building Actual Cost Actual Cost
20‐054 3‐10 units ‐$                        232.00$
20‐055 11‐20 units ‐$                        349.00$
20‐056 20+ units ‐$                        465.00$
20‐057 High Rise 782.00$                  813.00$
20‐059
Review, inspect, and issue a permit for an event that will have one or more operational permits as defined by the Califrnia Fire Code, Section 105.6
Minor Event 279.00$                  290.00$
20‐060
Review, inspect and issue a permit for an event that consumes the time and resources of the fire department, based on the judgement of the Fire Marshal
Major Event 476.00$                  560.00$
Animal Relinquishment
Inspection of a home and re‐checks when an animal is required to be quarantined.

FIRE
Fire Code Annual Permits /
State Mandated Fire
Inspections
Review, inspect and issue an annual permit based on the business operation as defined by the California Fire Code, Section 105.6, and occupancy classifications as determined by the California State Fire Marshal
Operational & State Mandated
Multi‐Family Dwelling Units
20‐058
Iss
ue a fire code permit for a soundstage involving a major review and inspection. (Per Soundstage)
[Current fees collected by agreement. ]
Soundstage 6,667.00$              6,667.00$
Fire, Temporary Permit
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASE D ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (NON ‐ COMMUNITY DEVELOPMENT RELATED) ‐ ADOPTED FEBRUARY 18, 2020 FIRE  Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
MARCH 18, 2020
20‐061
Review, inspect and issue a permit for an individual operation under the California Fire Code, Section 105.6 with specific start and end times
One Time Permit 279.00$                  290.00 $
20‐062
A temporary permit may require a Fire Safety Officer to stand by during the course of the permit, as determined by the Fire Marshal.

Staffing by the Fire Department for a major event
City Staff support Costs at Fully
Burdened Rate/hour Actual Cost Actual Cost
20‐064 0‐2,000 SF 276.00$                  220.00 $
20‐065 2,000‐10,000 SF 404.00$                  335.00 $ 20‐066 10,000+ SF 828.00$                  451.00 $
20‐067 Complex Building Actual Cost Actual Cost
20‐068 Plan Check 164.00$                  482.00 $
20‐069 Inspection 220.00$                  307.00 $
20‐070 Plan Check 288.00$                  482.00 $
20‐071 1‐50 heads 276.00$                  365.00 $
20‐072 51‐100 heads 499.00$                  597.00 $
20‐073 101+ heads 723.00$                  829.00 $
20‐074 Plan Check 220.00$                  482.00 $
20‐075 0‐2,000 SF 220.00$                  307.00 $
20‐076 2,000‐10,000 SF 332.00$                  423.00 $ 20‐077 10,000+ SF 555.00$                  655.00 $
Fire Annual Business
Inspection
Providing an annual fire and life safety inspection of a business with the City.
**No Charge for first two inspections
20‐063 Fire Re‐Inspection
Reinspection of an Annual Business Inspection or Temporary Permit **Per hour
**No charge for first two inspections.
223.00$                  232.00 $
Fire Residential Sprinkler Review a plan and inspect a residential fire sprinkler system for conformity with fire code requirements.

Fire Commercial Sprinkler Review a plan and inspect a commercial fire sprinkler system for conformity with fire code requirements.

Inspection:

Fire Alarm System Review a plan and inspect a fire alarm system for conformity with fire code requirements.

Inspection:

Fire, Temporary Permit
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASE D ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (NON ‐ COMMUNITY DEVELOPMENT RELATED) ‐ ADOPTED FEBRUARY 18, 2020 FIRE  Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
MARCH 18, 2020
20‐078 Plan Check 276.00$                  504.00 $
20‐079 Inspection 443.00$                  539.00 $
20‐080 Fire Solar System ‐ Variance
Review
Review of solar system  for variance from fire code. Variance may not be granted. Cost applies regardless of outcome Per review request ‐$                        140.00$ 20‐081 Fire Expedited Review Request to process plan check in an expedited manner (includes 2 rechecks). Per request ‐$                        687.00$ 20‐082 Fire Revision Revision after a permit has been issued.  Revision ‐ per revision Actual Cost Actual Cost 20‐083 Ambulance transport with advanced life support.
[Per Resolution 6262] ALS
20‐084 Ambulance transport with basic life support.
[Per Resolution 6262]
BLS (Service provided by McCormick
Ambulance)

ADMINISTRATIVE
20‐319
Assist residents with the daily rental of barricades without and with flasher, 8ft. In length, delineators, 18 inch cones and temporary no parking cardboard signs for block parties. This permit includes two 8' Street Closure Barricades.

Block Party Package 26.00$                    36.00$
20‐320 Assist residents with the daily rental of delineators, 18 inch cones and temporary no parking cardboard signs for moving purposes. Moving Package ‐ Standard 30.00$                    40.00$ Fire Protection System
Review a plan and inspect a fire protection system for conformity with fire code requirements, including items such as Hood / Suppression, Medical Gas System, Underground Fire Service Line, Underground Storage Tank, Above Ground Storage Tank, Private Fire Hydrant, etc.

Ambulance Transport
Current LA County Rate
Current LA County Rate
Barricade Rental
PUBLIC WORKS FEES
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASE D ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (NON ‐ COMMUNITY DEVELOPMENT RELATED) ‐ ADOPTED FEBRUARY 18, 2020 FIRE  Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
MARCH 18, 2020
20‐321 Barricade Rental (Cont.,) *Includes the price of the delineators and signs. Moving Package ‐ Deluxe 45.00$                    51.00$ CIVIL ENGINEERING
20‐322 Final Tract Map Review
Reviewing the final tract map to determine extent to which it complies with appropriate code requirements.
**Map Copy Deposit of $500
Application 748.00$                  852.00$
20‐323 Review a request for a new or relocated utility pole. Standard 2,091.00$              2,397.00$ 20‐324 Review a request for a new or relocated utility pole requiring PPIC review. PPIC Review 2,614.00$              3,001.00$
20‐325 Simple Projects (Under $100k) ‐$                        60.00$ 20‐326 Moderately Complex Projects ($100k‐
$500k) ‐$                        81.00$
20‐327 Complex Projects (Greater than $500k)  ‐$                        100.00$ TREES
20‐328 Dead / Dying Tree 322.00$                  100.00$ 20‐329 Removal / Replacement 481.00$                  100.00$ 20‐330 Protection 352.00$                  100.00$
20‐331 Removal in Public Right‐of‐Way 210.00$                  100.00$ 20‐332 Private Property 65.00$                    83.00$ 20‐333 In Public ROW 65.00$                    138.00$

UTILITIES
20‐334 Commercial SUSMP Review 776.00$                  846.00$ 20‐335 Installation 97.00$                    241.00$
20‐336 Move 77.00$                    145.00$
Review of a commercial stormwater mitigation plan for compliance with national and local stormwater standards.

Temporary Water Meter
Rental
Install or move a temporary 3" fire hydrant meter at a construction site
. **Meter deposit of $1,500 required.

New / Relocate Utility Pole
Online Bid and Proposal
Service Fee for Capital Projects
and (Public Construction)
Service fee associated with setting up, loading digital plans, specifications and other bidding documents on‐line to facilitate bid submittal online by contractors.

Tree Permit ‐ Private Property Remove, replace, or protect a tree on private property under the terms of the Tree Ordinance.

Tree Trimming Permit Review and inspect tree trimming request.

NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASE D ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF THE CITY MANAGER CITYWIDE USER FEE SCHEDULE (NON ‐ COMMUNITY DEVELOPMENT RELATED) ‐ ADOPTED FEBRUARY 18, 2020 FIRE  Category Description Additional Information  Current Fee
ADOPTED FEE

EFFECTIVE
MARCH 18, 2020
20‐337 Field or bench calibration of a water meter upon a request by a resident or business. 5/8' ‐ 1" meter 250.00$                  355.00 $ 20‐338 **Charges are refundable if meter is running fast. 1.5"+ meter 327.00$                  433.00 $ 20‐339
Turning on water service after water service has been turned off to a residence or business for contractor to work on water system or for non‐payment of water bill.
**$15 collection for payment in the field.

Monday ‐ Thursday
8:00 am ‐ 4:30 pm 47.00$                    154.00 $
20‐340 ***5% Penalty on unpaid water bills (per Resolution 5726). After hours, weekends, or holidays 218.00$                  369.00 $ 20‐341 Installation of new water meter upon request 3/4" ‐ 1" meter 71.00$                    96.00 $ 20‐342 **Material costs not included 1" ‐ 2" meter 122.00$                  164.00 $ 20‐343 Greater than 2" meter Actual Cost Actual Cost
20‐344 Initial Inspection 200.00$                  193.00 $ 20‐345 Follow‐up Inspection 109.00$                  139.00 $ 20‐346
Clean Bay Restaurant
Inspection for Stormwater
Permit Compliance
204.00$                  221.00 $
20‐347 Waste Management Plan 252.00$                  280.00 $                 Review & processing of the plan and weight tickets for any demolition or remodel over $100,000 in value for its waste management impact.

Water Meter Test
Water Service Turn‐On
Water Meter Installation
Inspection
F.O.G. & Clean Bay Restaurant
Inspections
Annual inspection of kitchen equipment/fixtures and Best Management Practices for compliance with stormwater and wastewater regulation compliance.

Annual inspection of kitchen equipment / fixtures and best management practices for compliance with stormwater regulation compliance.
**Plus additional County Fees
NOTE: ALL OTHER FEES NOT DEFINED IN THIS TABLE ARE BASE D ON FULLY BURDENED RATES AND ARE EXECUTED AT THE DISCRETION OF THE CITY MANAGER

Page | D-i City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing Appendix D: Affirmatively Furthering Fair Housing
Table of Contents
1 Introduction .......................................................................................................................................... 1 2 Regional Analysis of Impediments ........................................................................................................ 2 3 Housing Element Outreach ................................................................................................................... 2 4 Assessment of Fair Housing .................................................................................................................. 3

4.1 Fair Housing Enforcement and Outreach ..................................................................................... 3

4.1.1 Findings, Lawsuits, Enforcement Actions, Settlements, or Judgments Related to Fair Housing or Civil Rights .......................................................................................................................... 3

4.1.2 Compliance with Fair Housing Laws ...................................................................................... 4

4.1.3 Other Resources .................................................................................................................... 4

4.2 Segregation and Integration ......................................................................................................... 5

4.2.1 City Boundary and Geography .............................................................................................. 5

4.2.2 Race and Ethnicity ................................................................................................................. 7

4.2.3 Household Income .............................................................................................................. 12

4.2.4 Familial Status ..................................................................................................................... 16

4.2.5 Persons with Disabilities ..................................................................................................... 22

4.2.6 Neighborhood Segregation ................................................................................................. 24

4.3 Racially or Ethnically Concentrated Areas of Poverty ................................................................. 26

4.4 Racial Concentrations in Areas of Affluence ............................................................................... 28

4.5 Patterns Over Time ..................................................................................................................... 31

4.5.1 Mortgage Loan Access ........................................................................................................ 31

4.5.2 Demographic Trends ........................................................................................................... 35

4.5.3 Poverty ................................................................................................................................ 38

4.6 Access to Opportunity ................................................................................................................. 41

4.6.1 Education ............................................................................................................................ 44

4.6.2 Economic ............................................................................................................................. 46

4.6.3 Transportation .................................................................................................................... 50

4.6.4 Environment ........................................................................................................................ 53

4.6.5 Persons with Disabilities ..................................................................................................... 57

4.7 Disproportionate Housing Needs and Displacement Risk .......................................................... 58

4.7.1 Substandard Housing .......................................................................................................... 59

4.7.2 Overcrowding ...................................................................................................................... 61

4.7.3 Housing Affordability .......................................................................................................... 64

4.7.4 Displacement ...................................................................................................................... 70

4.7.5 Homelessness ...................................................................................................................... 73

4.8 Summary of Fair Housing Issues ................................................................................................. 73 5 Sites Inventory .................................................................................................................................... 74 6 Identification and Prioritization of Contributing Factors .................................................................... 75

6.1 Prioritization of Contributing Factors and Actions Designed to Meaningfully Address Contributing Factors ........................................................................................................................... 7576

Page | D-ii City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figures

Figure 1. City Map ......................................................................................................................................... 6 Figure 2. City Racial Demographics (2018) ................................................................................................... 8 Figure 3. City Racial Demographics (2010) ................................................................................................... 9 Figure 4. Regional Racial Demographics ..................................................................................................... 10 Figure 5. Diversity Index .............................................................................................................................. 11 Figure 6. City Median Income (2015-2019) ................................................................................................ 13 Figure 7. City Median Income (2010-2014) ................................................................................................ 14 Figure 8. Regional Median Income ............................................................................................................. 15 Figure 9. Population Living Alone ............................................................................................................... 18 Figure 10. Population Living with a Spouse ................................................................................................ 19 Figure 11. Children in Married-Couple Households .................................................................................... 20 Figure 12. Children in Single-Headed Households ...................................................................................... 21 Figure 13. Population with a Disability ....................................................................................................... 23 Figure 14. Neighborhood Segregation ........................................................................................................ 25 Figure 15. Regional R/ECAPs and High Segregation and Poverty ............................................................... 27 Figure 16. Racially Concentrated Areas of Affluence .................................................................................. 29 Figure 17. Regional Racially Concentrated Areas of Affluence ................................................................... 30 Figure 18. 1930s Home Owners’ Loan Corporation Map ........................................................................... 33 Figure 19. Predominant Population – White Majority Tracts ..................................................................... 34 Figure 20. Diversity Index (2010) ................................................................................................................ 36 Figure 21. Diversity Index (2018) ................................................................................................................ 37 Figure 22. Poverty Status (2010-2014) ....................................................................................................... 39 Figure 23. Poverty Status (2015-2019) ....................................................................................................... 40 Figure 24. Opportunity Map ....................................................................................................................... 43 Figure 25. Access to Education ................................................................................................................... 45 Figure 26. Economic Opportunity ............................................................................................................... 48 Figure 27. Jobs Proximity ............................................................................................................................ 49 Figure 28. Access to Transportation ........................................................................................................... 51 Figure 29. Regional Access to Transportation ............................................................................................ 52 Figure 30. Opportunity for Environment .................................................................................................... 55 Figure 31. CalEnviroScreen 3.0 ................................................................................................................... 56 Figure 32. Substandard Housing ................................................................................................................. 60 Figure 33. Overcrowding ............................................................................................................................. 62 Figure 34. Severe Overcrowding ................................................................................................................. 63 Figure 35. Homeowner Cost Burden (2015-2019) ...................................................................................... 66 Figure 36. Homeowner Cost Burden (2010-2014) ...................................................................................... 67 Figure 37. Renter Cost Burden (2015-2019) ............................................................................................... 68 Figure 38. Renter Cost Burden (2010-2014) ............................................................................................... 69 Figure 39. Displacement Map ..................................................................................................................... 71 Figure 40. Displacement Typology .............................................................................................................. 72

Page | D-1 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing 1 Introduction
Fair housing occurs when individuals of similar income levels in the same housing market have the same range of housing choice available to them regardless of their characteristics as protected under local, State, and Federal laws. Fair housing choice occurs when citizens pursuing housing options are free from discrimination on the basis of race/ethnicity, religion, sex, marital status, ancestry, national origin, color, familial status, or disability—hereinafter referred to as “protected characteristics”—by the California Fair Employment and Housing Act, California Government Code Section 65008, and other State and Federal fair housing and planning laws. In 2018, Assembly Bill 686, Housing Discrimination: Affirmatively Further Fair Housing, amended Sections 65583 and 65582.2 of the California Government Code to require a public agency to administer its programs and activities relating to housing and community development in a manner to affirmatively further fair housing.

From freeway expansion to discriminat ory housing loan practices, historically underserved communities across the nation have experienced decades of housing disinvestment and infrastructure underinvestment, leaving many communities with higher rates of air pollution, poverty, unemployment, educational attainment, and health risks. 1 State and Federal laws, such as the Fair Housing Act, have established pathways for local jurisdictions to create more diverse and equitable communities, but reversing decades of discriminatory policies at all levels of the public and private sector s is complex, and many challenges to equitable development remain. The General Plan Housing Element must affirmatively further fair housing by first identifying segregated living patterns and barriers to fair housing, then identifying potential sites for affordable housing in areas of opportunity and implementing programs that aim to replace segregated living patterns and transform racially and ethnically concentrated areas of poverty. Ensuring that sites for housing, particularly units available for lower -income households, are located in high -resource areas, rather than concentrated in areas of high segregation and poverty, requires jurisdictions to plan for housing with regards to the accessibility of various opportunities , including jobs, transportation, good education, and health services.

This appendix serves as an assessment of fair housing practices pursuant to California Government Code Section 65583(c)(10) in the City of Manhattan Beach (City). Housing Elements are required to include the following:
• A summary of fair housing issues in the jurisdiction and an assessment of the jurisdiction’s fair housing enforcement and outreach capacity.
• An analysis of available Federal, Sta te, and loca l data and knowledge to identify integration and segregation patterns and trends; racially or ethnically concentrated areas of poverty ; disparities in access to opportunity ; and disproportionate housing needs within the jurisdiction, including displacement risk.
• An assessment of the factors that contribute to the fair housing issues identified in the analysis.

1 Affirmatively Furthering Fair Housing, April 2021. California Department of Housing and Community Development.

Page | D-2 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing • An identification of the jurisdiction’s fair housing priorities and goals, giving highest priority to the greatest contributing factors that limit or deny fair housing choice or access to opportunity, or negatively impact fair housing or civil rights compliance. • Measurable strategies and actions to implement the fair housing priorities and goals in the form of programs to affirmatively further fair housing. 2 Regional Analysis of Impediments
The City is committed to affirmatively furthering fair housing choice and promoting equal housing opportunity in accordance with the requirements of Federal and State fair housing law. To achieve t his, the City participate s in the regional Analysis of Impediments to Fair Housing Choice for the Community Development Commission and the Housing Authority of the County of Los Angeles (HACoLA) , and works to remove these impediments. The Analysis of Impediments identifies impediments to fair housing choice, contributing factors, and goals for overcoming the barriers that have been identified as contributing to fair housing issues pertaining specifically to the “Urban County ” and the areas served by the HACoLA (“service area”).2 These impediments are in relation to the following fair housing issues:
• Segregation and integration
• Racially or ethnically concentrated areas of poverty
• Disparities in access to opportunity
• Disproportionate housing needs
• Discrimination or violations of civil rights laws or regulations related to housing Relevant portions of the regional Analysis of Impediments have been incorporated into th is assessment of fair housing for the City’s General Plan Housing Ele ment to complem ent the analysis, and identify contributing factors, strategies, and actions, where applicable. 3 Housing Element Outreach
The City has been able to enhance the types and levels of community engagement due to s ignificant strides in technology in recent years. Past engagement may have had fewer forms of media, meaning that public meetings were the primary media, with surveys and stakeholder interviews and other types of engagement taking a secondary role. Public meetings may have occurred during only one speci fic time and offered in a language not understood by a significant portion of the community , resulting in people unable to attend and/or participate. Virtual meetings could also be inaccessible if individuals did not have reliable internet.

Engagement related to the Housing Element has attempted to be comprehensive while in the context of the COVID-19 pandemic. Community engagement and outreach has been solely done in English, because the majority of the populatio n (98 percent per 2019 Census data) comes from an English -only-speaking household, or speak English “very well .” Opportunities for public participation are typically advertised in

2 http://web.mit.edu/afs/athena.mit.edu/org/f/fairhousing/plans/CA_LACounty_AI_volume-i.pdf.

Page | D-3 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing two local newspapers that are popular and well-read, in addition to advertis ing the events on the City’s social media platforms and City website. Please refer to Appendix F, Community Engagement Summary, for a full summary of outreach materials and outreach conducted as part of the Housing Element update. 4 Assessment of Fair Housing

4.1 Fair Housing Enforcement and Outreach
This section provides information on the organizations that provide fair housing services to providers and consumers of housing, as well as the nature and extent of fair housing complaints received by the fair housing provider within the service area.

Fair housing services available in the service area include outreach and education, complaint intake, and testing and enforcement activities. Organizations that provide fair housing services include the following:
• U.S. Department of Housing and Urban Development (HUD) • California Department of Fair Employment and Housing
• Housing Rights Center (HRC)
• Housing Authority of the County of Los Angeles (HACoLA) • Fair Housing Council of Orange County
The City contracts with the HRC for fair housing and mediation services , and provides fair housing information and referrals upon request . The HRC, which primarily operates in Los Angeles County, receives multi-year grants from HUD to conduct testing in areas where statistics point to discrimination , specifically, persistent housing discrimination based on race, national original, familial status, and disability. The organization also provides resol ution for housing discrimination, including mediation and litigation services. HACoLA provides online resources on its website, such as links to various organizations, including HUD, HRC, and advocacy groups, as well as relevant policy documents.

For the region Los Angeles –Long Beach–Anaheim, the Fair Housing Council of Orange County provides similar services to HACoLA’s , and additionally provides low -cost advocacy, med iation, individual counseling, and comprehensive community education.

4.1.1 Findings, Lawsuits, Enforcement Actions, Settlements, or Judgments Related to Fair Housing or Civil Rights
Data collected from 2008 through 2016 shows that the most common basis for complaints in the service area were for disability, familial status, and race , according to the Regional Analysis of Impediments. Of the 2,610 complaints logged from 2008 to 2016, 57 percent were determined to have no cause and 21.6 percent were deemed successfully settled. In recent history, the City has not been involved in any lawsuits related to fair housing, and the City has no ongoing litigation in terms of housing rights or civil rights violations. According to HUD’s Office of Fair Housing and Equal Opportunity, from 2013 through 2021, there were seven inquiries in the City. Of the seven inquiries, two were related to familial status and five

Page | D-4 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing were documented as “none.” The inquiries filed were determined have “no valid basis ” or “failure to respond.”
The HRC provides the City with quarterly reports of direct services, discrimination inquiries and cases, tenant and rental-owner services, and demographics reporting for the fiscal year (July through June). An average of 12 persons were provided services related to general housing and discrimination from the July 2014 to June 2015 fiscal year through the July 2020 to June 2021 fiscal year. Over the last seven fiscal years, the median number of discrimination cases reported was one. Tenant and rental-owner services provided in the City over the last 7 years were related to late fees, lease terms, substandard housing conditions,3 security deposits, and other issues. Approximately 78 percent of callers or persons seeking services from the HRC were in -place tenants , and 15 percent were rental owners or management companies. Similar to cases reported in the Regional Analysis of Impediments , the most common complaint in the City was for issues related to accommodations for people with physical and mental disabilities. The City has been successful in addressing general housing and discrimination issues , as 56 percent of reported inquiries were resolved; 20 percent were addressed through mediation and legal aid provided by the HRC; and other cases related to substandard housing conditions were addressed by the City’s Building and Safety and Code Enforcement Departments, and the County of Los Angeles Department of Public Health.

4.1.2 Compliance with Fair Housing Laws
The City is compliant with State fair housing laws , and administers programs and activities relating to housing and community development in a manner to affirmatively further fair housing , including the State’s Density Bonus Law (California Government Code Sections 65915 –65918), Housing Element laws, the definition of family, the California Employee Housing Act, and Reasonable Accommodation Procedures. Local fair housing law implemented by the City includes procedures and standards set forth under Section 10.88.070 of the Manhattan B each Municipal Code for the conversion of existing multifamily rental housing to condominiums. Such conversions may significantly affect the balance between rental and ownership housing within the City, such as reducing the variety of individual choices of tenure, type, price, and location of housing; increas ing overall rents; decreas ing the supply of rental housing for all income groups; and displacing individuals and families . As such, the City sets forth requirements, including tenant notification, notification of a right to purchase, tenant purchase discounts, and relocation expenses. Special provision is also made for lifetime leases for non-purchasing older adult tenants or tenants with a medical disability. In addition, low - and moderate-income tenants and those with children are provided with an extended relocation period. In evaluating requests for condominium conversions, the City’s Planning Commission must consider the impact of tenant displacement, with emphasis on existing low- and moderate-income tenants.

4.1.3 Other Resources
The following resources are available to the City’s residents:

3 “Substandard housing” problems/conditions as defined by the U.S. Census include households without hot and cold piped water, a flush toilet, and/or a bathtub or shower, and/or households with kitchen facilities that lack a sink with piped water, a range or stove, or a refrigerator.

Page | D-5 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing Stay Housed LA County: The COVID-19 pandemic has cost people their jobs and livelihoods. This has left an estimated one-third of households in Los Angeles County unable to make rent and facing losing their homes. In response, Stay Housed LA County is a tenant assistance program that provides free legal services to tenants facing eviction during the COVID-19 public health crisis.

CA COVID-19 Rent Relief – Housing Is Key: This program helps income-eligible households pay rent and utilities for past-due and future payments. The Federal Consolidated Appropriations Act of 2021 provides funding to support the program and tenant (renter) protection laws signed by Governor Newsom.

Los Angeles County Mortgage Relief Program : This County of Los Angeles (County) program includes a relief fund that provides grants of up to $20,000 for qualified property owners, plus expanded foreclosure prevention counseling services.

Housing Rights Center: Housing counselors are available to answer questions about tenant/rental-owner rights and obligations, including topics like security deposits, evictions, repairs, rent increases, harassment, and more. Conversations with housing counselors are confidential , and can help residents find the resources they need.

4.2 Segregation and Integration
Patterns of segregation have been commonly linked to poorer life outcomes related to income, housing equity, educational attainment, and life expectancy, according to research from the University of California, Berkeley (UC Berkeley) .4 Affirmatively Furthering Fair Housi ng (AFFH) involves overcoming patterns of segregation t o foster inclusive communities. This section will analyze segregation and integration patterns in the City relating to race and ethnicity, household income, familial status, person s with disabilities, and neighborhood segreg ation using the AFFH Data and Mapping Resources from the California Department of Housing and Community Development (HCD).

4.2.1 City Boundary and Geography
The City is located within the southwestern coastal portion o f Los Angeles County in what is commonly referred to locally as the “South Bay” area. The City is generally bound by Rosecrans Avenue to the north, Aviation Boulevard to the east, Artesia Boulevard to south, and the Pacific Ocean to the west . Abutting cities are the City of El Segundo to the north, City of Hawthorne and portions of the City of Redondo Beach to the east, and portions of City of Redondo Beach and City of Hermosa Beach to the south. Figure 1, City Map, provides an overview of the City’s planning areas that reflect the City’s unique and varied environment. For a description of the distinct planning areas, ref er to Appendix B, Needs Assessment.

Major thoroughfares running east/west in the City include Rosecrans Avenue, Marine Avenue, Manhattan Beach Boulevard—which also serves as a dividing street between the City’s northern and southern areas— and Artesia Boule vard. Major thoroughfares running north /south in the City include Highland Avenue, Sepulveda Boulevard —which also serves as a dividing street between the City’s eastern and western areas—and Aviation Boulevard.

4 Menedian, S., and S. Gambhir. 2018. “Racial Segregation in the San Francisco Bay Area.” Othering & Belonging Institute, UC Berkeley. https://belonging.berkeley.edu/study-finds-strong-correlations-between-segregation-and-life-outcomes-sf-bay-area.

Page | D-6 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 1. City Map

Page | D-7 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

4.2.2 Race and Ethnicity
The population within the City is primarily White . Approximately 73 percent of City residents are non - Hispanic White. The percentage of Hispanics Hispanic people residing in the City is 8 percent. The Asian population, at 13 percent, represents the largest non-Hispanic minority.

As shown in Figure 2, City Racial Demographics (20158), shows the percent of the total non -White population by Census block group. Census block groups east of Pacific Avenue make up 21 percent to 40 percent of the total non-White population in the City. Block groups west of Pacific Avenue make up a non- White population of less than or equal to 20 percent. One block group in the southeast corner of the City, along Artesia Boulevard, makes up a higher percentage of non-White population (41 percent to 60 percent). As compared to Figure 3, City Racial Demographics (2010), which illustrates the percent of the total non -White population by Census block in 2010, patterns over time show that the non -White population of the City increased significantly by 2018. PreviouslyIn 2010, more than half of the Census block in the City made up less than 20 percent of the total non -White population in the City and by 2018 block groups in the eastern and southeastern part of the City make up 21 percent to 40 percent of the total non -White population in the City. This indicateshows a a patternss over time where previously majority-White neighborhoods will arehave becoming increasingly non -White. At a regional scale , including the South Bay and some Gateway Cities 5 areas, the City is among the areas with the lower population of non-White persons, as shown in Figure 43, Regional Racial Demographics. This may indicate a regional influence on the City in regards to changing demographics.

Generally, the average racial composition and number of people of different races or ethnicities in neighborhoods differs depending on location. To further examine this, this assessment re lies on a calculation of the diversity index, which summarizes racial and ethnic diversity. The diversity index shows the likelihood that two persons, chosen at random from the same area, belong to different race or ethnic groups. Diversity index data is available at the block group level and ranges from 0 (no diversity) to 100 (complete diversity). Figure 54, Diversity Index, indicates that the City has low diversity, and particularly lower diversity on the western side (west of Sepulveda Boulevard), and moderate (40–55, 55–70) diversity index scores east of Sepulveda Boulevard and in the southeast corner of the City. At a regional scale, other South Bay cities east of the City have higher diversity, with block groups scoring a diversity index of greater than 85.

For regional assessments, areas with a shade of light gray indicate no data is available. The area shaded light gray north of the City, outside of City boundaries, in Figures 2 and 43, is the location of the Chevron refinery.

5 “Gateway Cities” locally refers to a crescent of land along the southeast edge of Los Angeles County, bordering nearby Orange County, that encompasses 27 cities, including Compton, Long Beach, South Gate, and Lynwood. For a full list of cities, see Los Angeles County Economic Development Corporation at https://laedc.org/wtc/chooselacounty/regions-of-la-county/gateway-cities/.

Page | D-8 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 2. City Racial Demographics (20158)

Page | D-9 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 3. City Racial Demographics (2010)

Page | D-10 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 43. Regional Racial Demographics

Page | D-11 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 54. Diversity Index

Page | D-12 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

4.2.3 Household Income
Discriminatory housing practices of the past , such as redlining, restrictive zoning, urban renewal, and steering, while illegal today, have led to a disproportionate gap in household wealth based on race and ethnicity, especially between Black and White households. 6 Fair housing choice can be impact ed by relationships among household income, household type, race/ethnicity , and other factors that create misconceptions, biases, and differential treatments. Because household income is also one of the most important factors for determining a household’s ability to balance housing costs with other basic life necessities, this section will analyze median household income and identify any patterns of income and racial segregation at the local and regional levels.

Figure 65, City Median Income (2015-2019), shows the varying median income levels in the City , and indicates that most households have a median income greater tha n the 2020 State median inco me of $87,100. As a point of comparison, t he City’s median household income is $153,023 , and the County median household income is $68,004 . Households with median incomes greater than $125,000 are located throughout the City , but make up the majority in the central and southern areas of the City.

Households with a median income of less than $ 125,000 but greater than $87,100 are loca ted in the northern areas of the City . One block group in the northwest corner of the City, near Highland Avenue and 36th Street, indicates a median income of less than $87,100 but greater than $55,000. When compared to the previous five years as shown in Figure 7, City Median Income (2010 -2014), household median income throughout the City has generally been greater than $100,000, indicating little change over time. However, the household median income has been decre asing to less than the 2020 State median income in small pockets of neighboring cities. This may be caused by the changing house hold demographics in neighboring cities in the past five years . Although there are no major local patterns of income segregation , the City has a high number of moderate- to above moderate-income households when compared to the South Bay and Gateway Cities areas, as shown in Figure 86, Regional Median Income. Figure 86 indicates a clear separation of income groups between the coast al and relative inland cities. East of the City, cities such as Lawndale and Torrance have a mix of incomes and a greater population of lower -income households. At a regional level, there is a spatial trend in some areas that have a high concentration of non -White populations and lower -income households (see Figure 63 and Figure 86).

6 https://www.americanprogress.org/issues/race/reports/2019/08/07/472617/systemic-inequality-displacement-exclusion-segregation/

Page | D-13 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 65. City Median Income (2015-2019)

Page | D-14 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 7. City Median Income (2010-2014)

Page | D-15 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 86. Regional Median Income

Page | D-16 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

4.2.4 Familial Status
Familial structures can impact the care of children, type of housing needed, financial needs, and more.

For example, s ingle-parent households generally require more support for childcare than married or cohabitating couples, which can impact the jobs available to parents, income levels, and the amount of support afforded to children. Large families also have a special set of obstacles, such as fewer options or access to adequately sized and affordable housing. According to the HCD, past exclusionary zoning policies have led to discriminatory effects on protected characteristics such as race, disability, and familial status.7 Family structure has evolved over time in the United States, with fewer couples marrying and cohabitation occurring more often. Families with children, especially those who are renters, may face discrimination or differential treatment in the housing market. For example, some rental owner s may charge larger households a higher rent or security deposit. And according to a 2016 study by HUD, compared to households without children, households with children were shown slightly fewer units and were commonly told about units that were slightly larger, and as a result, slight ly more expensive to rent. 8 Therefore, this section will analyze patterns or trends of segregation or integration related to familial status at the local and regional levels.

Figure 97, Population Living Alone, indicates that there is a low percentage of the population 18 years and older in households living alone at the tract level. The majority of the City, and region, shows less than 20 percent of the population 18 years and older living alone. There is one tract in the northwest corner of the City where approximately 40 percent to 60 percent of the population lives alone . It can be expected that the population living alone is a lower percentage as the cost of living in the region is unfeasible for thosemany with single incomes. In contrast, Figure 108, Population Living with a Spo use, shows th e majority of tracts within the City have approximately 60 percent to 80 percent of its population 18 years and older who live with a spouse. When compared to the region, the City is one of the few cities that have a percent of population 18 years or older living with a spouse that is over 60 percent. Similarly, most coastal cities have a percentproportion of the population 18 years or older living with a spouse that is 40 percent to 60 percent. However, less than 40 percent of the population of inland and Gateway cities are 18 years and over live with their spouse. Figure 119, Children in Married-Couple Households, and Figure 120, Children in Single-Headed House holds, show the percentage of children in married -couple and single-headed households at the tract level. Figure 119 indicates that most of the tracts in the City and coastal cities have high percentages, 60 percent to 80 percent and greater than 80 percent, of children in married-couple households, and cities east of the coastal areas have lower (20 percent to 40 percent) and moderate (40 percent to 60 percent) percentages of children in married -couple households. Figure 120 indicates that the majority of the City has less than or equal to 20 percent of children who live in single - headed households; other coastal cities show a similar trend , and cities to the east indicate low (20 percent to 40 percent) to moderate (40 percent to 60 percent) percentages of children in single-headed

7 https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27-2021.pdf 8 https://www.huduser.gov/portal/sites/default/files/pdf/HDSFamiliesFinalReport.pdf

Page | D-17 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing households, with pockets of higher percentages (60 percent to 80 percent) in Inglewood and Playa del Rey–Westchester, located north of the Los Angeles International Airport (LAX).

Page | D-18 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 97. Population Living Alone

Page | D-19 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 108. Population Living with a Spouse

Page | D-20 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 119. Children in Married-Couple Households

Page | D-21 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 120. Children in Single-Headed Households

Page | D-22 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

4.2.5 Persons with Disabilities
Persons with disabilities can often experience discrimination in the housing process, or difficulties navigating certain dwelling units or areas. Fair housing choice for persons with disabilities can be compromised based on the nature of a person’s disability. Disability types include individuals with hearing, vision, cognitive, ambulatory, self-care, or independent living difficulties. Persons with physical disabilities may face discrimination in the housing market because of the need for home modification s to improve accessibility or other forms of physical assistance. Persons with developmental disabilities or mental disabilities includes cerebral palsy, epilepsy, autism, and other conditions related to intellectual disability.

Persons with a mental disab ility may also face discrimination in the housing market because of stigma around mental disabilities . For example, rental owners may refuse to rent to tenants with a history of mental illness. Another example of housing discrimination is neighborhood opposition to public or private facilities, which impacts people with developmental disabilities seeking a community residential facility.

According to California Welfare and Institution s Code Section 4900 (e), a “facility” means a public or private facility, p rogram, or service provider providing services, support, care, or treatment to persons with disabilities, even if only on an as -needed basis or under contractual arrangement. This includes a hospital; a long -term health care facility ; a community living ar rangement for people with disabilities, including a group home; a board and care home; an individual residence or apartment of a person with a disability where services are provided; a day program; a juvenile detention facility; a homeless shelter; a facility used to house or detain persons for the purpose of civil immigration proceedings ; and a jail or prison, including all general areas, as well as special, mental health, or forensic units.

According to population disability data available through the U.S. Census Bureau’s American Community Survey, 5 -Year Estimates, 2015–2019, the percent of the population with a disability, including a developmental disability, is less than 10 percent throughout the City , with no specific area of concentration, as seen in Figure 131, Population with a Disability . An analysis of pattern s over time for those with a disability shows that the 2010-2014 Census data also reflects less than 10 percent of the City’s population across all tracts of the City has a disability, indicating no change over the 9-year period.

This is a fairly low number compared to the region, where the population with disabilities can be up to 20 percent in inland South Bay and Gateway cities. According to Appendix B, the most common disability in the City for ages 5 to 17 is cognitive disability, accounting for 1.2 percent of that population. Among the population ages 18 to 64, cognitive disability was also the most common disability, followed by visual disability. In the 65 and o lder age category, the most common disability was independent living at 12.8 percent, followed by a hearing disability at 10 percent, and ambulatory disability at 9.9 percent. Please see Appendix B for disability classifications. At a regional scale, abutting cities also have 10 percent or less of their population with a disability. The City of Torrance and other cities to the east have a higher population, of 10 percent to 20 percent; tracts in Inglewood and Westmont have a relative high population, with a disability at 20 percent to 30 percent.

Page | D-23 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

Figure 131. Population with a Disability

Page | D-24 City of Manhattan Beach Appendix D: Affirmatively Furthering Fair Housing

4.2.6 Neighborhood Segregation
Typologies in Figure 142, Neighborhood Segregation , identify which racial or ethnic groups have more than 10 percent representation within the given tract. Figure 142 shows that the majority of the City is occupied by an Asian–White population, and areas to the northwest and southwest of the City are occupied by a mostly White population. There are no diverse tracts identified in the region; however, to the east of the City, the map indicates there are various races/ethnicities, such as Black, White, Asian, or Latinx, making up 10 percent or more of the tract’s population . A “3 Group Mix ,”9 displayed as a light shade of pink in the figure, indicates that there is a mix of three races/ethnicities, and a “4 Group Mix,” displayed as a darker shade of pink, indicates there is a mix of four races/ethnicities. The mix of race and ethnicity in these groups may vary from the aforementioned racial/ethnic groups. Although there a re pockets of mixed races , such as Latinx –White, to the south, east, and north of the City, the map also indicates there is a large Black–Latinx community to the east, specifically in the Inglewood and Westmont areas.