Local zoning · Manhattan Beach

Manhattan Beach — Design Review

Design Review under the Manhattan Beach local zoning and planning code, with the controlling citations.

Last reviewed: July 2, 2026

Overview

In Manhattan Beach "design review" is implemented through a mix of base-district development standards, overlay-specific design rules, discretionary permits (use permits / site development permits / precise development plans / minor exceptions), and a separate historic preservation certificate process for landmarks and historic districts. The Planning and Zoning Ordinance (Title 10) assigns decision authority, submittal requirements, and findings for each path; applicants should treat "design review" as a set of locally-prescribed discretionary review paths rather than a single standalone permit. See the city's zoning rules on design and overlays, and how they interact with site standards, landscaping, and parking when preparing plans. § 10.01.030 · § 10.44.010

(First occurrences: this page links the city's zoning rules for readers — see Manhattan Beach Zoning, Manhattan Beach Development Standards, Manhattan Beach Overlay Districts, Manhattan Beach Parking, Manhattan Beach Historic Preservation, Manhattan Beach Landscaping and Screening, Manhattan Beach ADUs, and the California Building Standards Code.)

"design review" (as an entry-point to the zoning rules): Manhattan Beach Zoning
"development standards" (setbacks, FAR, height): Manhattan Beach Development Standards
"overlay districts" (D-design, NC, etc.): Manhattan Beach Overlay Districts
"parking" (site/lot design inputs): Manhattan Beach Parking
"historic preservation" / certificates of appropriateness: Manhattan Beach Historic Preservation
"landscaping" and screening requirements: Manhattan Beach Landscaping and Screening
"ADUs" (special review rules that can interact with design review): Manhattan Beach ADUs
State building standards referenced by local review: California Building Standards Code

How Manhattan Beach structures "Design Review" (short primer)

Discretionary projects that implicate design are reviewed through the Planning Commission (use permits, variances, site development permits) or administratively by the Community Development Director (minor exceptions, precise development plans) — see § 10.84.020 for decision authority and § 10.84.030–040 for submittal/notice/hearing rules. § 10.84.020 · § 10.84.030
Overlay districts (notably the D—Design Overlay shown on the zoning map with the "-D" suffix) add mandatory design standards and review procedures tailored to subareas (D1–D8). The purpose and allowed overlays are in § 10.44.010–020. § 10.44.010
Historic resources are regulated through a certificate-of-appropriateness process administered either by the Commission or the Director for limited (minor) alterations; procedures and findings for certificates are in § 10.86.150–170. § 10.86.150 · § 10.86.160
Base district development standards (setbacks, height, buildable floor area, minimum lot area per dwelling unit) drive the dimensional part of design review; key residential rules are in § 10.12.030 and commercial districts in § 10.16.030. § 10.12.030 · § 10.16.030

District-by-district breakdown (what matters to design review)

For each district below I summarize the local purpose, typical permitted uses (high-level), key dimensional standards that often trigger discretionary design review, and where that district is applied in Manhattan Beach code.

Note: when a project triggers discretionary review (use permit, site development permit, or D-overlay standards), the Community Development Director or Planning Commission will evaluate design against the standards and required findings identified in the cited sections. Verify parcel-specific application and Area District (I–IV) with the zoning map. § 10.12.030 · § 10.44.010

RS (Residential Single-family)

Purpose: preserve single-family neighborhood character and low-profile scale. § 10.01.030(H)
Typical permitted uses: single-family dwellings, accessory uses (guest houses, ADUs per local ADU rules). See ADU guidance. § 10.12.030
Key dimensional/design standards: front setback 20 ft (Area Districts I–II; smaller in III–IV), side setbacks calculated as percentage with a 3 ft min, height limits typically 26 ft (most RS contexts) and buildable floor area based on Floor Area Factor tables in § 10.12.030. § 10.12.030
Where it applies: all R districts; neighborhood-conserving overlays and some D overlays can modify these standards (e.g., RS‑D7 Longfellow). § 10.44.010

RM (Residential Multi-family, low/medium)

Purpose: allow multifamily housing while respecting neighborhood scale. § 10.12.030
Typical uses: duplexes, small apartment buildings; mixed-use residential where allowed in commercial zones per project rules. § 10.16.030
Key standards: minimum lot area and lot area per dwelling unit (varies by Area District), maximum building height frequently 26 ft or 30 ft for RH, and FAR / buildable floor area formulas in § 10.12.030. § 10.12.030

RH (Residential High-density)

Purpose: accommodate denser residential/mixed housing subject to controls on massing and setbacks. § 10.12.030
Typical uses: larger multifamily buildings; in CD (downtown commercial) some residential conversions follow RH rules with exceptions. § 10.16.030
Key standards: higher FAF (FAR), height up to 30 ft in many contexts, minimum lot area per unit lower than RM; daylight planes and transition standards apply when abutting R districts. § 10.12.030 · § 10.16.030

CD (Downtown Commercial)

Purpose: downtown commercial core with pedestrian orientation and mixed uses; residential allowed subject to commercial design standards. § 10.16.030(G)
Typical uses: retail, restaurants, offices, upper‑story housing (mixed-use). § 10.16.030
Key standards: maximum height generally 30 ft (special height diagram in § 10.16.030(G)), FAR up to 1.5 (commercial standard), landscape/site standards, and commercial façade design expectations. § 10.16.030

CL / CNE / CG (Local / General Commercial and Neighborhood Edge)

Purpose: commercial services and mixed uses with parking and landscape design requirements. § 10.16.030
Typical uses: retail, offices, limited residential (with standards), restaurants, personal services. § 10.16.030
Key standards: minimum lot areas (e.g., CL 4,000 sf), FAR / FAF limits (usually up to 1.5 for many commercial districts), and required perimeter landscaping and parking design standards (see § 10.60.070 and Chapter 10.64). § 10.16.030 · § 10.60.070

IP (Industrial Park)

Purpose: appropriately located industrial and related uses while minimizing visual and noise impacts on nearby residential areas. § 10.20.010
Typical uses: light industrial, workplace parks, compatible services. § 10.20.020
Key standards: design controls to screen operations, parking/loading design and landscaping; Community Development Director may modify some design standards if 10% landscaping maintained. § 10.20.010 · § 10.60.070

PD (Planned Development), RPD, RSC (Planned / Senior Citizen, Large-lot)

Purpose: sites with specific adopted PD or special large-lot requirements are governed by the PD plan or specific ordinance and are processed under § 10.32.100; RSC and RPD have special minimum lot areas (e.g., 40,000 sf). § 10.32.100 · § 10.12.030 (notes)

D—Design Overlay (-D)

Purpose: the D overlay provides a mechanism to add site- and neighborhood-specific design standards and review procedures (D1–D8 for different subareas such as Rosecrans, Gaslamp, Longfellow, Sepulveda corridor). The D overlay is shown as a "-D" on the zoning map. § 10.44.010–020
How it changes design review: it can add required roof pitch, story setbacks, reduced or additional parking allowances, and public hearing requirements for demolitions or certain builds — see the D table in § 10.44.030 (D subdistrict rules and additional requirements a–t). § 10.44.030

Quick reference table — most decision-relevant items (abbreviated)

Topic	Typical standard or trigger	Code Reference
RS/RM/RH setbacks, heights, FAF, min lot area per unit	Front setback 20 ft (Area I–II), side setbacks 10% with 3 ft min, height commonly 26–30 ft, buildable floor area rules by FAF	§ 10.12.030
Commercial district FAR / heights / lot rules	Max FAR/FAF ~ 1.0–1.5, height 30 ft typical, special CD height diagram	§ 10.16.030
D Overlay: area-specific design controls (D1–D8)	Special roof pitch, upper-story setbacks, fence heights, public hearing triggers for demolition	§ 10.44.010–030
Decision authority for discretionary design reviews	Director (minor exceptions / precise plans) or Planning Commission (use permits, variances, site development permits); appeals per Chapter 10.100	§ 10.84.020–040
Certificate of Appropriateness (historic resources)	Admin approval for minor work; Commission review for other work; findings and appeals specified; 18‑month lapse default	§ 10.86.150–170
Landscaping & parking design that affect appearances	Planting strips, irrigation plans, minimum percent landscaping, interior parking lot landscaping	§ 10.60.070 · Chapter 10.64

Checklist — what an applicant must submit / satisfy for design review in Manhattan Beach

Plans and drawings: scaled elevations, floor plans, materials/finishes, and site plan showing existing and proposed conditions (required by certificate/plan submittal rules). § 10.86.160(A)(2–4)
Landscape and irrigation plan meeting the City's landscape standards (if new project or >50% valuation). § 10.60.070(A)(1–2)
A completed application form, owner authorization, required fees, vicinity map, and noticing lists for discretionary hearings (use permits, site development permits). § 10.84.030–040
Demonstration of consistency with base district development standards (setbacks, height, FAR/FAF) or justification/requests for minor exceptions/variances with findings. § 10.12.030 · § 10.84.020
If in a D overlay: show compliance with the subdistrict's special requirements (roof pitch, upper-story setbacks, fence rules, public hearing triggers). § 10.44.030
If project affects a historic resource or is in a historic district: submit a narrative of compatibility with the Secretary's Standards and any required professional reports; a certificate of appropriateness may be needed. § 10.86.160(A)(1)
Where applicable provide parking, refuse, mechanical screening, and SWES/solar info per performance/utility standards. Chapters 10.64, 10.60.120, 10.60.110

Risks & Ambiguities

Issue	Why it matters	What to verify
"Do I need design review?"	Many dimension changes or any project in an overlay or historic district trigger discretionary review; missing triggers delays permit.	Verify zoning, Area District (I–IV), and overlay suffix on the property (zoning map) and check thresholds in § 10.12.030 and § 10.44.030. § 10.12.030 · § 10.44.030
Overlay vs. base district conflicts	Overlays (D, NC, etc.) can supersede base rules and add public hearing requirements.	Confirm whether a "-D" or "-NC" overlay applies to the parcel and follow the overlay's added standards in § 10.44.x or § 10.40.x. § 10.44.010 · § 10.40.070
Historic district work scope	Minor paint or like-for-like repairs may be administrative, but material/appearance changes go to Commission.	If on a historic list, prepare Secretary's Standards findings and note the administrative thresholds in § 10.86.150(C) and procedural rules § 10.86.160. § 10.86.150
Measurement of height	Height measurement rules (reference elevation, 20% cap) can change allowable bulk.	Check § 10.60.050 for measurement procedures and exceptions (important if your lot slopes or you have legal nonconformities). § 10.60.050
Parking / landscaping that change design outcomes	Reduced parking or landscaping exceptions may require a use permit and affect massing and façades.	Confirm parking rules in Chapter 10.64 and landscaping in § 10.60.070 when designing facades, entries or hardscape. Chapter 10.64 · § 10.60.070
Parcel‑specific peculiarities (e.g., split lots, previous mergers)	Lot history (merged/half-lots) affects lot-to-lot standards, permitted units, and whether demolition requires hearing.	Request zoning confirmation from the Community Development Director and review § 10.12.030 notes and § 10.44.030(d) for demolition triggers. § 10.12.030 · § 10.44.030(d)

Plain-English Summary

Design review in Manhattan Beach is not a single permit—it's the combination of (1) complying with the base‑district development standards (setbacks, height, floor‑area rules), (2) following any overlay (D, NC, etc.) design rules that apply to your block, and (3) going through the correct discretionary process (Director vs Planning Commission) for projects that exceed ministerial thresholds; historic properties have a separate certificate-of-appropriateness process. Confirm your parcel's zoning/overlays and prepare full plans and landscape materials to meet the cited findings and notice rules. § 10.12.030 · § 10.44.010 · § 10.84.020 · § 10.86.160

Source References

Manhattan Beach Planning & Zoning (Title 10) — purpose and organization; General purposes: § 10.01.030.
RS / RM / RH property development standards (setbacks, height, FAF, lot area per unit): § 10.12.030.
Commercial districts (CL, CC, CG, CD, CNE) development rules and FAR/height: § 10.16.030.
D — Design Overlay District purpose, subdistricts and additional design rules: § 10.44.010–030.
Decision-making, submittal, notice and hearing rules for discretionary permits (use permits, site development permits, precise development plans, minor exceptions): § 10.84.020–040.
Minor exceptions (director review, notice, findings): relevant administrative rules in Chapter 10.84 and Minor Exception subsections (see related snippets).
Historic resource/certificate of appropriateness procedures and submittal requirements: § 10.86.150–160, 170.
Landscaping and irrigation standards tied to design review and site plan: § 10.60.070.
Parking design and off-street parking rules (affect site design and facades): Chapter 10.64 and related sections.
Height measurement / reference elevation rules (critical to massing/appearance): § 10.60.050.

If you want direct links to the code sections above (text in the city's Municode publication), request that and I will pull the exact online code URLs. For parcel‑specific questions (e.g., whether your lot is in a D‑overlay subdistrict or historic district), verify with the Community Development Department because map/overlay application is parcel‑specific. Verify with the jurisdiction.

Sources

Retrieved passages

Manhattan Beach Zoning Code (title would) Medium relevance
Manhattan Beach Zoning Code (Chapter 10.08.) Medium relevance
Manhattan Beach Zoning Code (Section 10.86.150) Medium relevance
Manhattan Beach Zoning Code (Chapter 10.44) Medium relevance
Manhattan Beach Zoning Code (Section 10.68.030) Medium relevance
Manhattan Beach Zoning Code (title and) Medium relevance
Manhattan Beach Zoning Code (Section 10.86.150) Medium relevance
Manhattan Beach Zoning Code (section shall) Medium relevance
CBC § 300 Medium relevance
Manhattan Beach Zoning Code Medium relevance
Manhattan Beach Zoning Code (Chapter 10.100) Medium relevance
Manhattan Beach Zoning Code (Section 10.60.070) Medium relevance
Manhattan Beach Zoning Code (title and) Medium relevance
Manhattan Beach Zoning Code (Section 10.01.060) Medium relevance
Manhattan Beach Zoning Code (Section 10.80.010) Medium relevance
Manhattan Beach Zoning Code (Chapter 10.68) Medium relevance
Manhattan Beach Zoning Code (Chapter 10.96.) Medium relevance
Manhattan Beach Zoning Code (Section 10.68.030) Medium relevance
Manhattan Beach Zoning Code (Section 10.04.030) Medium relevance
Manhattan Beach Zoning Code (Section 10.64.110) Medium relevance

Cited sections

Official Manhattan Beach code library

Frequently asked questions

Do I need design review in Manhattan Beach to add a second story to my RS home?

You may need discretionary review if the addition changes compliance with applicable development standards (setbacks, height, buildable floor area) or if the property sits in a D overlay or historic district. Many additions that create or increase nonconformity require a minor exception or use permit; check the RS rules and minor‑exception thresholds in § 10.12.030 and the administrative exception rules in Chapter 10.84. § 10.12.030 · § 10.84.020

What triggers a Planning Commission (public) design review rather than an administrative decision?

Projects requiring use permits, variances, or site development permits (for example multifamily projects of six or more units) go to the Planning Commission; the Director handles minor exceptions and precise development plans. The specific decision authority and hearing/notice rules are in § 10.84.020–040. § 10.84.020

How does the D (Design) overlay change what I must show in my application?

The D overlay (subdistricts D1–D8) adds area‑specific design standards (roof pitch, fence height, upper‑story setbacks, landscape buffers, hearing triggers for demolition). If a "-D" appears on your zoning designation you must meet the overlay's additional standards in § 10.44.010–030. § 10.44.010–030

If my property is in a historic district, what design documents are required?

A certificate of appropriateness application must include a description of proposed work and a statement of how it complies with the Secretary's Standards, plus detailed scaled plans and materials information; minor, in‑kind repairs may be administratively approved but material/appearance changes often require Commission review. See § 10.86.150–160. § 10.86.150 · § 10.86.160

What design standards govern parking lot landscaping and façade screening that affect design review?

The code requires perimeter planting strips and a minimum interior parking-lot landscaping percentage; mechanical equipment must be screened and underground utilities provided where required — see the design and landscaping standards in § 10.60.070 and parking rules in Chapter 10.64. § 10.60.070

Can I get reduced parking if I need more design flexibility for a D‑overlay project?

The D overlay allows the Planning Commission to allow reduced parking with a use permit for certain neighborhood‑oriented uses (see D‑subdistrict table and notes); reduced parking is not automatic — it is a discretionary allowance. See § 10.44.030 and the D table notes. § 10.44.030

What are the most common reasons a certificate of appropriateness is referred from the Director to the Commission?

If the Director determines the proposed work may change design, materials, or character‑defining features, or could conflict with the Secretary's Standards, the Director may deny or refer the application to the Commission; the required findings must then be made under § 10.86.170. § 10.86.150 · § 10.86.170

Where does the City measure building height from (important for massing)?

Height is measured from a reference elevation established as the average of the elevations at the four lot corners, with a second limit that no building may exceed the maximum allowable height by more than 20% (exceptions exist). See § 10.60.050. § 10.60.050

If my lot is merged or nonconforming, does design review change?

Yes. Merged lots, preexisting unmerged lots that exceed maximum area, or other nonconformities have special rules and rebuilt or added floor area may trigger different review — see the notes and exceptions in § 10.12.030 and nonconforming rules in Chapter 10.68. § 10.12.030

What documentation is needed to start a site development permit or a use permit with design components?

At minimum a completed application, fees, deeds/authorization, vicinity map, scaled plans (site plan, elevations), and mailing list for notice (names/addresses within 500 ft) — see the submittal and notice checklist in § 10.84.030–040. § 10.84.030–040

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